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Home My WebLink AboutMay 22CITY OF FALCON HEIGHTS Regular Meeting of the City Council City Hall 2077 West Larpenteur Avenue AGENDA May 22, 2013 A. CALL TO ORDER: B. ROLL CALL: LINDSTROM ____ HARRIS ____ GOSLINE ____ LONG ____ MERCER-TAYLOR ____ FISCHER ____ C. PRESENTATIONS: 1. Public Achievement Presentation – Falcon Heights Elementary and NYFS Students D. APPROVAL OF MINUTES: May 8, 2013 E. PUBLIC HEARINGS: F. CONSENT AGENDA: 1. General Disbursements through 5/15/2013: $ 198,156.86 Payroll through 5/15/2013: $15,425.48 2. Approval of City Licenses 3. Establish petty cash fund for Recreational Sports 4. Public Entity Bulk Waste Recycling Innovation Grant G: POLICY ITEMS: 1. Planned Unit Development at the former Hermes Nursery site, with Comprehensive Plan Amendment, rezoning and preliminary and final subdivision H. INFORMATION/ANNOUNCEMENTS: I. COMMUNITY FORUM: J. ADJOURNMENT: CITY OF FALCON HEIGHTS Regular Meeting of the City Council City Hall 2077 West Larpenteur Avenue AGENDA May 8, 2013 A. CALL TO ORDER: 7:00pm B. ROLL CALL: LINDSTROM _X_ HARRIS _X_ GOSLINE _X_ LONG _X_ MERCER-TAYLOR _X_ FISCHER _X_ PITTMAN _X_ GIGA _X_ C. PRESENTATIONS: D. APPROVAL OF MINUTES: April 24, 2013 APPROVED E. PUBLIC HEARINGS: F. CONSENT AGENDA: Chuck Long Moved, Approved 5-0 1. General Disbursements through 4/30/2013: $187,598.13 Payroll through 4/30/2013: $14,593.99 2. Approval of City Licenses 3. Appointment of Dave Thomas to Parks and Recreation Commission 4. Resolution Proclaiming Police Week 5. Fire Department SCBA Equipment bids and payment request 6. Fire Department Air Compressor for Sanitary air for SCBA units (Addendum) G: POLICY ITEMS: 1. 2013 Street Improvement Bids Chuck Long Moved, Approved 5-0 City Engineer Kris Giga presented bids and award information on 2013 Pavement Management Project H. INFORMATION/ANNOUNCEMENTS: Council Member Beth Mercer-Taylor -A U of M Student sponsored Compost Day workshop will be held on May 20th from 6:30-8:00 pm at Community Park Council Member Chuck Long -The Human Rights commission’s Spring Together event will be held on May 21st from 6:00-8:00pm at Curtiss Field -Provided an update on the FEMA Emergency Management Training that he and Bart Fischer recently attended with representatives of Ramsey County Council Member Keith Gosline -Gave an update on NYFS activities Mayor Peter Lindstrom -Mentioned the Lion’s Club used bike event that will be held on May 18th from 10:00am- 2:00pm at City Hall -Provided a reminder that the Fire Department still has a need for additional staff and encouraged people to apply. City Administrator Bart Fischer -Mentioned that the Public Works crew has finished street sweeping and will once again concentrate on filling potholes as weather permits. I. COMMUNITY FORUM: J. ADJOURNMENT: 8:11pm REQUEST FOR COUNCIL ACTION The City That Soars! Item General Disbursements and Payroll Description General Disbursements through 5/15/2013: $198,156.86 Payroll through 5/15/2013: $15,425.48 Budget Impact Attachment(s) General Disbursements and Payroll Action(s) Requested Staff recommends that the Falcon Heights City Council approve general disbursements and payroll. Meeting Date May 22, 2013 Agenda Item Consent F1 Attachment General Disbursements and Payroll Submitted By Roland Olson, Finance Director Families, Fields and Fair __________________________ REQUEST FOR COUNCIL ACTION The City That Soars! Item Approval of City Licenses Description The following individuals have applied for a Mechanical License for 2013. Staff has received the necessary documents for licensure. 1. Hovde Plumbing & Heating, Inc 2. Drain Pro Plumbing, Inc 3. Kline Corp DBA Practical Systems Budget Impact N/A Attachment(s) N/A Action(s) Requested Staff recommends that the Falcon Heights City Council approve the 2013 City License Applications. Meeting Date May 22, 2013 Agenda Item Consent F2 Attachment N/A Submitted By Michelle Tesser, Assistant to the City Administrator Families, Fields and Fair __________________________ REQUEST FOR COUNCIL ACTION The City That Soars! Item Establish petty cash fund for Recreational Sports. Description The recreational sports program needs flexibility in procuring needed supply items for its programs. For example, fresh food for the cooking classes from the local farmers market and a local super market. Also, program supplies are often needed from stores such as Michaels and other craft supply stores with which the city doesn’t have an account. It is impractical to pay for these items in any other manner. Michelle Tesser, Assistant to the City Administrator, would be appointed “custodian” of this recreational sports petty cash fund. As custodian, Michelle Tesser would control and oversee all activities of this fund. Original Receipts for all expenditures of funds would be required. Claims to replenish this petty cash fund would be presented to the city council for approval. In accordance with the Minnesota statutes governing petty cash funds, the custodian would be personally responsible for any fund shortages. At the conclusion of the recreational sports season, this petty cash fund would be closed out around September and all funds returned to the city. Budget Impact N/A Attachment(s) N/A Action(s) Requested Staff recommends establishing a $500 recreational sports petty cash fund with Michelle Tesser appointed as the “custodian” of the fund. Meeting Date May 22,2013 Agenda Item Consent F3 Attachment N/A Submitted By Roland Olson, Finance Director Families, Fields and Fair __________________________ REQUEST FOR COUNCIL ACTION The City That Soars! Item Public Entity Bulk Waste Recycling Innovation Grant. Background Falcon Heights and Lauderdale applied jointly for a Public Entity Innovation Grant to fund a pilot program to collect and recycle bulky waste items (such as mattresses, couches, appliances) from residents. Other than annual clean-up events in both cities, residents are on their own to dispose of these items, often at enough expense and inconvenience to postpone action, allowing cast-offs to build up in basements, garages and homes, or lead to illegal dumping. Ramsey County approved the grant application and recommended award of the grant on March 12, 2012. Administration of the grant requires that one city act as custodian of funds. Falcon Heights staff are willing to do this; Lauderdale has agreed. The two cities are working with consultant Susan Young of Foth Infrastructure and Environment, LLC, Ramsey County’s recycling consultants, to set up the pilot program. An RFP was issued to find a commercial hauler to pick up items on selected dates during the pilot phase (approximately June – October, 2013). Residents will be eligible to apply for a voucher to have one bulky item picked up on a specified date. Participants will be required to answer survey questions to assess the need for this kind of service and response to this type of pick-up program. Expenses will be paid through the grant. Only single-family residences will be included in this initial pilot for the sake of simplicity. (Ramsey County is studying multi-family residences separately.) The program will be evaluated in mid-summer and in October to determine if the two cities will apply for a grant to fund a second phase expanded to apartment residents. Expected outcomes will be (1) an assessment of both the “pent up” and ongoing need for a curbside collection program for bulky waste, (2) finding out whether a bulky waste collection program could be managed co-operatively by multiple cities; (3) explore the possibilities of an ongoing program: management issues, cost, etc. As part of the grant process, the cities of Falcon Heights and Lauderdale as well as Ramsey County must enter into a grant agreement. This agreement is before the Council for approval. Meeting Date May 22, 2013 Agenda Item Consent F4 Attachment DRAFT-Public Entity Innovation Grant Agreement Submitted By Deborah Jones, Zoning & Planning Director Families, Fields and Fair __________________________ Budget Impact In-kind contribution of staff time from Deb Jones of approximately 40 – 50 hours over the life of the project (April – October, 2013). Attachment(s) DRAFT-Public Entity Innovation Grant Agreement Action(s) Requested Motion to approve a Grant Agreement between Ramsey County and the Cities of Falcon Heights and Lauderdale for a Public Entity Innovation Grant for bulk waste recycling. Grant Agreement with the Cities of Falcon Heights and Lauderdale 1 of 18 Agreement Between Ramsey County and the Cities of Falcon Heights and Lauderdale For a Public Entity Innovation Grant This grant agreement (Agreement) is between Ramsey County, Minnesota, on behalf of Saint Paul – Ramsey County Public Health, 555 Cedar Street, Saint Paul, MN 55101 (“County”) and the City of Falcon Heights, 2077 Larpenteur Avenue West, Falcon Heights, MN 55113 and the City of Lauderdale, 1891 Walnut Street, Lauderdale, MN 55113 (“Grantee”), all political subdivisions of the State of Minnesota. The County and the Grantee agree as follows: 1. Grantee Duties The Grantee shall undertake and complete the project in the time and manner set forth in the Grantee’s application to Ramsey County dated March 5, 2013, revised page 2 to grant application, and Answers to Ramsey County Questions March 12, 2013 and April 26, 2013, all of which are attached hereto as Addendum 1. 2. County Duties The County will provide technical assistance on best practices, promotion and evaluation. 3. Reporting Grantee must submit progress reports with each invoice during the project period. A final report must be submitted with the final invoice. Reports will be in a form provided by the County and must detail accomplishments, adherence to timeline, spending status, barriers encountered and solutions implemented, lessons learned, progress towards meeting project goals and next steps (or plan for continuation, in the final report). 4. Financial Reports The Grantee shall submit, if requested by the County in its sole discretion, an audited financial report that shows how funds received from the County pursuant to this Agreement were disbursed. 5. Term The Term of this Agreement is from March 15, 2013 through December 31, 2013. 6. Payment a. The County shall pay the Grantee a maximum not to exceed sum of $100,000 inclusive of expenses and applicable taxes to be reimbursed on a monthly basis for expenses incurred in the performance of the activities under this agreement. b. Pursuant to an agreement dated March 26, 2013, attached hereto as Addendum 2, Falcon Heights and Lauderdale have agreed that Falcon Heights will serve as custodian of the grant funds on behalf of both cities. Grant Agreement with the Cities of Falcon Heights and Lauderdale 2 of 18 c. Reimbursement of expenses will be made in accordance with the approved budget. d. The Grantee shall submit an invoice to the County on a monthly basis. Each invoice shall include an itemization of permitted expenses. Payment will be made within 35 days of receipt of the invoice. Each invoice shall have attached to it supporting documentation for each budget category of expense for which the Grantee is seeking reimbursement. Payment will be made within 35 days of receipt of a detailed invoice and verification of the charges. d. Interest accrual and disputes regarding payment shall be governed by the provisions of Minnesota Statutes Section 471.425. 7. Indemnification The Grantee shall indemnify, hold harmless and defend the County, its officials, employees, and agents from any and all liability, loss, costs, damages, expenses, claims or actions, including attorney’s fees, which the County, its officials, employees, and agents may hereafter sustain, incur or be required to pay, arising out of or by reason of any act or omission of the Grantee, its employees, or agents in the execution, performance, or failure to adequately perform the Grantee’s obligations pursuant to this Agreement. 8. Non-Assignability The Grantee shall not assign any interest in this Agreement and shall not transfer any interest in the same, whether by subcontract, assignment or novation, without the prior written consent of the County. 9. Unavailability of Funding The purchase of goods or services from the Grantee under this Agreement is subject to the availability and provision of funding from the United States, the State of Minnesota, or other funding sources, and the appropriation of funds from the Board of County Commissioners. The County may immediately terminate this Agreement if the funding for the contracted goods and services is no longer available or is not appropriated by the Board of County Commissioners. Upon receipt of the County’s notice of termination of the Agreement the Grantee shall take all actions necessary to discontinue further commitments of funds to the Agreement. Termination shall be treated as termination without cause and will not result in any penalty or expense to the County. 10. Equal Employment Opportunity The Grantee agrees to comply with all federal, state and local laws, resolutions, ordinances, rules, regulations and executive orders pertaining to unlawful discrimination on account of race, color, creed, religion, national origin, sex, marital status, status with regard to public assistance, sexual orientation, disability, or age. When required by law or requested by the County, the Grantee shall furnish a written affirmative action plan. Grant Agreement with the Cities of Falcon Heights and Lauderdale 3 of 18 11. Respectful Workplace and Violence Prevention The Grantee shall make all reasonable efforts to ensure that the Grantee's employees, officials and subgrantees do not engage in violence while performing under this Agreement. Violence, as defined in the Ramsey County Respectful Workplace and Violence Prevention Policy, means words and actions that hurt or attempt to threaten or hurt people; it is any action involving the use of physical force, harassment, intimidation, disrespect, or misuse of power and authority where the impact is to cause pain, fear or injury. 12. Subgrantee Payment The Grantee shall pay any subgrantee within ten days of the Grantee's receipt of payment from the County for undisputed services provided by the subgrantee. The Grantee shall pay interest of 1 1/2 percent per month or any part of a month to the subgrantee on any undisputed amount not paid on time to the subgrantee. The minimum monthly interest penalty payment for an unpaid balance of $100.00 or more is $10.00. For an unpaid balance of less than $100.00, the Grantee shall pay the actual penalty due to the subgrantee. A subgrantee who prevails in a civil action to collect interest penalties from the Grantee must be awarded its costs and disbursements, including attorney's fees, incurred in bringing the action. 13. Data Practices All data collected, created, received, maintained or disseminated for any purpose in the course of the Grantee's performance of this Agreement is governed by the Minnesota Government Data Practices Act, Minn. Stat. Ch. 13, or any other applicable state statutes, any state rules adopted to implement the Act and statutes, as well as federal statutes and regulations on data privacy. 14. Audit Until the expiration of six (6) years after the furnishing of services pursuant to this Agreement, the Grantee, upon written request, shall make available to the County, the State Auditor or the County's ultimate funding sources, a copy of this Agreement and the books, documents, records and accounting procedures and practices of the Grantee relating to this Agreement. 15. Termination The County, in its sole discretion, may terminate this Agreement immediately for cause. Written notice of termination and the reasons therefore will be provided to Grantee as soon as practicable. Either party may terminate this Agreement upon thirty (30) days written notice to the other party. 16. Waste Reduction The Grantee shall participate in a recycling program for at least four broad types of recyclable materials and shall favor the purchase of recycled products in its procurement processes. All reports, publications and documents produced as a result of this contract shall be printed on both sides of the paper, where commonly accepted publishing Grant Agreement with the Cities of Falcon Heights and Lauderdale 4 of 18 practices allow, on recycled and recyclable paper using soy-based inks, and shall be bound in a manner that does not use glue. 17. Alteration Any alteration, variation, modification, or waiver of the provisions of this Agreement shall be valid only after it has been reduced to writing and duly signed by both parties. 18. Interpretation of Agreement; Venue This Agreement shall be interpreted and construed according to the laws of the State of Minnesota. All litigation regarding this Agreement shall be venued in the District Court, Second Judicial District, State of Minnesota. 19. Entire Agreement This Agreement, including Addendum 1, is complete and supersedes all oral agreements and negotiations between the parties as well as any previous agreements presently in effect between the parties relating to the service identified herein. If there are any inconsistencies between the provisions of this Agreement and Addendum 1, the provisions of this Agreement shall prevail. WHEREFORE, this Agreement is duly executed on the last date written below. RAMSEY COUNTY CITY OF FALCON HEIGHTS By: Julie Kleinschmidt, County Manager Print Name: Title: Date: _______________________________ Date: _______________________________ Approval recommended: CITY OF LAUDERDALE Marina McManus, Public Health Director By: ________________________________ Print Name: _________________________ Approved as to form and insurance: Title: _______________________________ Date: _______________________________ Assistant County Attorney Grant Agreement with the Cities of Falcon Heights and Lauderdale 5 of 18 Addendum 1 Grant Agreement with the Cities of Falcon Heights and Lauderdale 6 of 18 Grant Agreement with the Cities of Falcon Heights and Lauderdale 7 of 18 Grant Agreement with the Cities of Falcon Heights and Lauderdale 8 of 18 Grant Agreement with the Cities of Falcon Heights and Lauderdale 9 of 18 Grant Agreement with the Cities of Falcon Heights and Lauderdale 10 of 18 Grant Agreement with the Cities of Falcon Heights and Lauderdale 11 of 18 Grant Agreement with the Cities of Falcon Heights and Lauderdale 12 of 18 Grant Agreement with the Cities of Falcon Heights and Lauderdale 13 of 18 Grant Agreement with the Cities of Falcon Heights and Lauderdale 14 of 18 Revised page 2 to Grant Application Because neither city has organized refuse collection that might include collection of bulky items, residents are left on their own to arrange for disposal. There are several haulers in the two communities that offer a wide variety of services, and prices, for bulky goods disposal. Because of the uncertainty regarding which hauler provides which service, and the difficulty in comparing prices and services, bulky goods disposal often comes at a high cost and with significant inconvenience to discourage action. The result is a growing backlog of unwanted furniture and appliances stored in basements, garages and yards, and, too often, dumped illegally on public or private property. These items represent a public health and safety hazard and are source of materials that could be recycled. Would some kind of seasonal or year-round curbside pick-up program for bulky items be the solution to this problem? Could multiple cities collaborate effectively to provide a common solution? To find out, Falcon Heights and Lauderdale propose a pilot program that would (1) provide collection of a bulky items during the study period to eligible households, (2) transport items to facilities that recycle the materials whenever possible and to appropriate processing when recycling is not possible, (3) distribute the program benefit fairly across both communities while minimizing abuse by non-residents, (4) assess whether there is a demand for continuing and expanding this service and whether residents would be willing to pay for it as an addition to their present recycling fee, and (5) determine the efficiency and effectiveness of such a program. The pilot program will target single family homes in both cities, 643 in Lauderdale and 1232 in Falcon Heights. Single family homes were chosen in order to simplify management of this pilot phase. An RFP will be issued to engage a hauler who will collect bulky items on dates to be determined and transport them to facilities that will recycle the materials, or if recycling is not possible, to a facility that will appropriately process the items for disposal. Eligible residents will be able to apply for a voucher to cover collection of up to two eligible items on a given date by applying to their city no more than two weeks before the pickup. Each city will keep track of which households have used their voucher, what items were collected, and the cost of the service. Participants will be surveyed for feedback as part of the application process. Participation will be first come, first served, and the number of households served will be determined by the costs detailed in the proposals. The findings of the pilot program will evaluate the response of residents to the pilot program, cost of the program, efficiency and effectiveness of the program, and recommendations for future efforts. There will also be a model RFP for bulky waste collection, recycling and processing and model education materials concerning bulky waste recycling and disposal for use by other Ramsey County communities. If the pilot is deemed successful, a second effort, focusing on multiunit properties will be requested midway through the first phase. Falcon Heights and Lauderdale propose to work with Foth Infrastructure and Environment, LLC personnel who will assist city staff in writing the RFP, planning program details, seeking processing facilities to carry out recycling of materials, publicizing the program in the community, gathering data and evaluating the program. City staff have met with Susan Young of Foth to carry out initial planning. Grant Agreement with the Cities of Falcon Heights and Lauderdale 15 of 18 Answers to Ramsey County Questions (March 12, 2013 and April 26, 2013) Regarding the Falcon Heights and Lauderdale Bulky Wastes Collection Pilot Program How will the bulky waste collection service be provided? Letters will be mailed to each resident of one – four unit homes notifying them of the availability of the program and the parameters for participation. Residents will call their respective City to request pick up of up to two bulky items. The Cities will verify the eligibility of the residents to participate in the program. The eligible residents will state the item(s) which they are requesting for pickup; the City will notify the selected Hauler that on the next pick up day (one day per week) specific items will be a the particular address. The Hauler will pick up the items on the collection day for recycling, processing and/or disposal. If there are irregularities in the pick-up (non-scheduled items, missing items, etc) the Hauler will contact the City for direction. The Hauler will detail the recycling, processing and/or disposal of each item to the Cities. The Hauler will be paid by the Cities in accordance with the contract for services that will be executed as a result of the Hauler’s response to the Request for Proposals for Bulky Wastes Collection and Recycling, issued by the Cities. The Cities will track the parameters detailed below to assist in the evaluation of the program by the Cities and by the County. What is the expected cost of the services? Tennis Sanitation has proposed the following costs: Grant Agreement with the Cities of Falcon Heights and Lauderdale 16 of 18 How will this approach add value to the current solid waste management system? It is expected that by contracting with a single hauler for bulky waste collections services, with the program operated by a single entity (the respective City), total costs to the customer for proper removal of bulky items will be reduced. Specific areas in which cost savings are anticipated include:  Operation by a single entity (City) with customer interface, eligibility and payment will reduce hauler risk, and cost  Haulers will have an entity “advertising” the service, reducing hauler cost  Items will be placed at the curb in a manner to streamline routing for pick up, reducing hauler costs  There is potential to have hauler pickup scheduled by the Cities only when a “critical mass” of stops is achieved, reducing hauler costs  Regular, timely opportunities for proper bulky wastes removal will reduce the items illegally dumped in awkward locations, reducing City and County right-of- way cleanup costs  Regular, timely opportunities for proper bulky wastes removal will reduce the complaint calls to Cities regarding illegally dumped items or improperly stored items, reducing City costs. It is expected that the pilot program will result in fewer instances of illegal dumping in the Cities and will result in properly recycled or processed bulky goods. The project has already incented one hauler to seek additional recycling opportunities for previously un-recycled items such as mattresses, couches and carpet. It is expected that an organized system of requests for bulky item pickup will result in greater efficiencies in routing, and that collection of bulky items at curbside locations will result in greater efficiency of collection than retrieval of bulky goods from the centers of vacant lots, dead-end streets and ravines. It is expected that neighborhoods will be neater and there will be fewer harborages for vectors of disease if bulky goods are collected soon after the need for disposal, instead of the resident storing the bulky goods in their yard until the next once-yearly disposal event. What will be the evaluation parameters for the pilot program? A draft Xcel worksheet for data collections is attached. Data that will be collected by the Cities include:  Number of calls for information to each City about the program  Number of requests for item(s) pickup to each City  Number of eligible residents that are scheduled for a pick up  Number of ineligible residents that requested service  Number and type of items scheduled for pickup  Number and type of items picked up by contractor Grant Agreement with the Cities of Falcon Heights and Lauderdale 17 of 18  Number of scheduled pickups that have additional (non-scheduled) items set out  Number of non-scheduled items set out that constitute illegal or problem wastes  Cost of collection services, by item, by month, by City, by project  Cost of recycling services, by item, by month, by City, by project  Cost of processing/disposal services, by item, by month, by City, by project Is the bulky pick-up with single family homes really a “pilot” or is it more a “phase 1”, with “phase 2” being the pick-up with multi-units? The Cities are committed to doing the current pilot project. At the end of the pilot project, each City will evaluate the benefits and costs of the project, and will evaluate the feasibility of continuing the projects with their own funding with a decision by their respective City Council to continue, pause or end the program. The Cities may also determine that a multifamily project would be beneficial to one or both Cities; in that case the Cities may apply for a subsequent grant(s) for additional pilot projects. How much of the Marketing and Communication budget line item is needed for start up and how much later on in the project? The “Marketing and Communications” line item of $2,500 is expected to be spent at the beginning of the project. The consultant will draft a letter that the Cities will send via first class mail to each resident, informing them of the program and the method of participating in the program. The costs include printing and mailing of the letters. Grant Agreement with the Cities of Falcon Heights and Lauderdale 18 of 18 Addendum 2 REQUEST FOR CITY COUNCIL ACTION The City That Soars! Description Planned Unit Development at the former Hermes Nursery site, with Comprehensive Plan Amendment, rezoning and preliminary and final subdivision Background The City's Comprehensive Plan, adopted 2009, identified four potential sites for future redevelopment to meet projected housing needs to 2030. In 2010, a new zoning district, R-5M, was created to provide for higher density residential use, possibly mixed with commercial use, on the four sites. The City anticipated that each site would be developed individually as a PUD when the time came. The four sites were rezoned R-5M. The Hermes Nursery property comprising three parcels at 1750-1790 Larpenteur Avenue (PINs 212923120005, 212923120006, 212923120007) is one of the sites. After a couple of years on the market, the Hermes property is to be acquired by the Carl and Eloise Pohlad Family Foundation in partnership with CommonBond Communities. The Foundation proposes to re-use approximately two thirds of the site, including existing structures, as an urban farm for the purpose of growing and distributing healthy food for local use, while CommonBond Communities will develop a 47-unit multi-family residence on the northeast portion of the site. To proceed with this project, three zoning actions are needed. First, the text of the Comprehensive Plan must be amended to allow for mixed use within the site as a whole, not necessarily a single building, and to allow for the proposed food growing and distribution use on land guided for Mixed Use Residential. Second, the property needs to be rezoned as a Planned Unit Development. Finally, a preliminary and final subdivision of the site is requested to give CommonBond Communities separate control of the land where the housing will be developed. In order to make the most efficient use of the City’s and community's time and resources, the three processes were addressed at one combined public hearing on April 23, 2013 and then acted on separately by the Planning Commission. Notice of the hearing was published by the Roseville Review on April 9 and mailed to owners of properties within 350 feet. The Falcon Heights Planning Commission received the proposal from the Pohlad Family Foundation favorably and voted unanimously to recommend approval of all three actions, subject to approval from the City Engineer and Capitol Region Watershed District. Meeting Date May 22, 2013 Agenda Items Policy G1 Attachment See Below Submitted By Deborah Jones, Zoning and Planning Director Families, Fields and Fair __________________________ Analysis When the Comprehensive Plan was adopted in 2009, urban farming was not anticipated as a prospective use for land guided as Mixed Use Residential. However, the urban farming concept is highly compatible with at least two components of the visions, values and objectives stated in the plan: Becoming a sustainable energy efficient community and becoming a healthier, more active and livable community. Since the departure of the farmer’s market several years ago there has been no place in the City of Falcon Heights to purchase healthy, fresh food for home preparation. The retail component of the proposed urban farm will help fill that gap. This type of food-producing operation is designed to fit into limited spaces in urban environments, including inside buildings, on roofs and on small landscaped areas, and is compatible with residential and other commercial uses. Furthermore, the food-growing operation and the proposed multi-family building will serve the plan’s goals of creating new housing adjacent to public transit and providing improved neighborhood identity and connectivity along Larpenteur Avenue. The site is less than half a mile from the future arterial bus rapid transit route to be implemented on Snelling Avenue, connecting to Roseville and both the Green Line and the Blue Line LRT Text Amendment to the Comprehensive Plan. The Comprehensive Plan’s definition of Mixed Use Residential (page 69) assumed that residential and commercial uses would be combined within the same building. The definition does not provide for mixed uses within the site but within the same building. The proposed P.U.D. needs the flexibility of separating the residential and non- residential uses in different buildings within a coordinated plan for the whole site. Future development of the other R-5M sites is likely to need similar flexibility. The other purpose of the text amendment is to explicitly include urban farming as a type of use that can be mixed with residential uses on land guided as Mixed Use Residential. This is a change to the definition of Mixed Use Residential only. No change is proposed to the boundaries of land guided for this use in the comprehensive plan. Planned Unit Development Rezoning. As anticipated in the comprehensive plan, this site will need the additional flexibility provided by P.U.D. as it will not fit the existing R-5M zoning. The development plan is attached. The new P.U.D. zoning will be adopted by ordinance, draft attached. Preliminary Subdivision. The three pieces of property comprising the former Hermes Nursery need to be re-platted prior to the redevelopment of the site. CommonBond Communities requires possession and control of its own parcel in order to proceed with the building of the proposed apartment building. The current property is divided into three parcels, each with its own Property Identification Number (see above). The plat will draw a new boundary line dividing the existing three-parcel site into two new parcels, separating the multi-family residential parcel from the urban farm operation. Approval of both the preliminary and final plat is requested this time. Budget Impact To be determined Attachment(s) Comprehensive Plan Amendment • Application for text amendment to the Falcon Heights Comprehensive Plan • Text of existing definition of Mixed Use Residential land in the Falcon Heights Comprehensive Plan (page 69) • Resolution Concerning and Comprehensive Plan Amendment changing the text of Mixed Use Residential Rezoning to Planned Unit Development • Application for a Planned Unit Development o Concept statement o Location map o Site plan o Topographical survey o Parking and traffic access plan o Grading and utility plans o Landscaping plan o Elevation sketches o Floor plans o Additional narrative statements. o Traffic analysis o Stormwater Plan • P.U.D. Rezoning Ordinance Draft Subdivision • Application for subdivision • Plat drawings • Resolution Approving the Preliminary and Final Plat Actions Requested • Approval of proposed comprehensive plan amendment • Approval of proposed Planned Unit Development rezoning • Approval of preliminary and final plat for subdivision of the former Hermes site CITY OF FALCON HEIGHTS COUNCIL RESOLUTION May 22, 2013 No. 13-11 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - RESOLUTION CONCERNING A COMPREHENSIVE PLAN AMENDMENT CHANGING THE TEXT OF MIXED USE RESIDENTIAL WHEREAS, the Carl and Eloise Pohlad Family Foundation applied for a Comprehensive Plan amendment to change the text of Mixed Use Residential; and WHEREAS, on April 23, 2013 the Planning Commission conducted a public hearing on the proposed Comprehensive Plan amendment preceded by published and mailed notice; and WHEREAS, following the close of the hearing, the Planning Commission unanimously voted to approve the proposed amendment; and WHEREAS, the City Council has considered the proposed Comprehensive Plan amendment, including the application, staff reports and presentations, public and written comment, and minutes from the Planning Commission. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Falcon Heights, Minnesota: 1. The following amendment to the text of Mixed Use Residential is approved: The definition of “Mixed Use Residential” on Page 69 of the Comprehensive Plan is amended to read as follows: Mixed Use Residential: Land with multiple uses in combination with at least one residential unit. Such non-residential uses may include urban farming (which shall not include the use of the land for raising poultry, livestock or for beekeeping purposes). The only Mixed Use Residential Property in Falcon Heights in 2007 has a 45 unit per acre density. Future redevelopment for mixed residential use would be at or above the current average of 28 units per acre. 2. Pursuant to Minnesota Statutes Chapter 473, City staff is authorized and directed to submit to the Metropolitan Council and adjacent governmental units for review the Comprehensive Plan amendment amending the text of Mixed Use Residential. 3. Approval of the Comprehensive Plan Amendment is contingent upon the required review and response by the Metropolitan Council. ADOPTED this 22nd day of May, 2013, by the City Council of the City of Falcon Heights, Minnesota. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Moved by: Approved by: ________________________ Peter Lindstrom, Mayor May 22, 2013 LINDSTROM ____ In Favor Attested by: ________________________ GOSLINE Bart Fischer HARRIS ____ Against City Administrator LONG May 22, 2013 MERCER-TAYLOR 14 19 12 LARPENTEUR AVENUE WEST EXIST. CURB CUTS EXIST. CURB CUTS EXIST. BUILDING 19,356 GSF DECONSTRUCTED PORTION OF EXIST.BUILDING EXIST. BUILDING12,500 GSF EXIST. GARAGES H H 6 40 UNDERGROUND STALLS37 SURFACE STALLS77 TOTAL STALLS PROPOSED PROPERTY LINE ARBOR RAMP DN.RAILINGRIGHT-OF-WAY 6 FENCE SURMOUNTABLE CURB W/POROUS PAVER INFILL MAIN ENTRANCE COMMUNITY ROOM PATIO RAMP DOWNPROPOSED 47 UNIT APARTMENT BUILDING 15 H H FUTURE PARKING AND SERVICE DEVELOPMENT 29 SURFACE STALLS RECONSTRUCTION OF EXIST. BUILDING4,660SF4,660SF 10'-0" 136'-0" 10'-0" 10'-0"17'-6"4'-0"17'-6"4'-0"17'-6"4'-0"17'-6" PROPOSED HOOP HOUSE2,380 GSF PROPOSED HOOP HOUSE2,380 GSF PROPOSED HOOP HOUSE2,380 GSF PROPOSED HOOP HOUSE2,380 GSF LOADING DOCK RAMP SHEET INDEXA0.00ARCHITECTURAL SITE PLAN (5/15/13)C-1TOPOGRAPHIC SURVEY (4/15/13)C1.01SITE PLAN (5/15/13)C2.01GRADING AND UTILITY PLAN (5/15/13)L1LANDSCAPE SCHEMATIC (5/15/13)A0.10SITE PERSPECTIVES (5/15/13)A0.11SITE PERSPECTIVES (5/15/13)A0.12SITE PERSPECTIVES (5/15/13)A0.13SITE PERSPECTIVES (5/15/13)A0.14SITE PERSPECTIVES (5/15/13)A0.15SITE PERSPECTIVES (5/15/13)A0.16SITE PERSPECTIVES (5/15/13)WAREHOUSE FLOOR PLAN DIAGRAMS (5/15/13)A1.00BASEMENT/GARAGE PLAN (4/15/13)A1.10FIRST FLOOR PLAN (4/15/13)A1.20SECOND FLOOR PLAN (4/15/13)(THIRD AND FOURTH SIM.) FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ONFULL SIZE SHEETS CLIENT: Common Bond CommunitiesHermes HousingXXX 1750-1790 Larpenteur AvenueFalcon Heights, MN 55113NOT FOR CONSTRUCTI ON PRELI MI NARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FORNODATEREVISION 250 3rd Ave. N, Ste 450 | Minneapolis, MN 55401 | 612.338.2029 Saint Paul, MN14/15/2013PUD SUBMITTAL C:\Users\admadso\Documents\130132 Hermes R13 central_admadso.rvt 5/16/2013 5:30:16 PM A0.00 ADM Checker 130132 Architectural Site Plan5/ 15/ 13 N 1" = 30'-0" 1 Architectural Site Plan Scale: 1:30SITE PLAN 1 Scale: 1:30GRADING AND UTILITY PLAN 1 15' 30' 60' 1 L1.0 SEE FOR PLANTING DETAILS2 L1.0 3 L1.0 PLANTING NOTES:1. THIS DRAWING DOES NOT CONSTITUTE AN OFFICIAL SURVEY OF THE SITE.CONFIRM ALL LOCATIONS OF SURFACE AND SUB-SURFACE FEATURES BEFORE BEGINNING INSTALLATION. ADVISE LANDSCAPE ARCHITECT OFANY DISCREPANCIES. 2. CONFIRM ALL QUANTITIES, SHAPES AND LOCATIONS OF BEDS, ANDADJUST AS REQUIRED TO CONFORM TO THE SITE CONDITIONS. CONFIRMANY ADJUSTMENTS WITH THE LANDSCAPE ARCHITECT. 3. LOCATE ALL UTILITIES. NOTIFY THE LANDSCAPE ARCHITECT OF ANYCONFLICTS WITH NEW CONSTRUCTION. 4. THE CONTRACTOR SHALL REMOVE FROM THE SITE ALL SOD/TURF WHICHHAS BEEN REMOVED FOR NEW PLANT BEDS. LONG-TERM STORAGE OFMATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. ANY PLANTSTOCK NOT PLANTED ON DAY OF DELIVERY SHALL BE HEELED IN ANDWATERED UNTIL INSTALLATION. PLANTS NOT MAINTAINED IN THIS MANNERWILL BE REJECTED. 5. THE PLAN TAKES PRECEDENCE OVER THE PLANT SCHEDULE IFDISCREPANCIES EXIST. ADVISE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES.PROTECTIONS6. THE CONTRACTOR SHALL AVOID DAMAGING EXISTING TREES. DO NOT STORE OR DRIVE HEAVY MATERIALS OVER TREE ROOTS. DO NOT DAMAGETREE BARK OR BRANCHES. 7. THE CONTRACTOR SHALL KEEP PAVEMENTS, FIXTURES AND BUILDINGS CLEAN AND UNSTAINED. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. THE PROJECT SITE SHALL BEKEPT CLEAR OF CONSTRUCTION WASTES AND DEBRIS.OTHER MATERIAL8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE THE WORK SHOWN ON THEPLAN. MULCH, PLANTING SOIL AND OTHER MISCELLANEOUS PLANTINGCOMPONENTS SHALL BE CONSIDERED INCIDENTAL TO THE RELATEDPLANT. VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. 9. PROVIDE SHREDDED HARDWOOD MULCH FOR ALL PLANTING BEDLOCATIONS, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHERDELETERIOUS MATERIAL, DELIVER MULCH ON DAY OF INSTALLATION. USE3" DEPTH FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISEDIRECTED. APPLY PELLET WEED PREVENTER UNDER MULCH BEDS INSHRUB AREAS. 10. SOIL CORRECTION FOR TREES, SHRUBS AND TURF: DISC SOIL TO A FULL 5"DEPTH IN ALL AREAS TO BE PLANTED TO LOOSEN COMPACTED SOILS.IDENTIFY AND PROTECT ROOTS OF EXISTING TREES. 11. ALL PLANTING SOILS TO BE PLACED AND COMPACTED IN ORDER TOPREVENT PLANTING BED SETTLEMENT.MAINTENANCE AND CARE12. CONTRACTOR IS RESPONSIBLE FOR WATERING AND ALL PLANT CARE UNTIL THE POINT OF PROJECT COMPLETION AND ACCEPTANCE BY THEOWNER. 13. MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THEWORK IS IN PLACE. PLANT MATERIAL SHALL BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF PLANTINGS IS COMPLETE, INSPECTION HAS BEEN MADE AND PLANTING IS ACCEPTED EXCLUSIVE OFTHE GUARANTEE. 14. MAINTENANCE SHALL INCLUDE WATERING, WEEDING, MULCHING,REMOVAL OF DEAD MATERIAL PRIOR TO GROWING SEASON, RE-SETTINGPLANTS AND PROPER GRADE, AND KEEPING PLANTS IN A PLUMB POSITION.AFTER ACCEPTANCE, THE OWNER SHALL ASSUME MAINTENANCE RESPONSIBILITIES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BERESPONSIBLE FOR KEEPING THE TREES PLUMB THROUGHOUT THEGUARANTEE PERIOD. 15. WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILL THOROUGHLYWATER ALL PLANTS ONCE A WEEK UNTIL ACCEPTANCE BY THE OWNER. INEXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BYINDICATIONS OF HEAT STRESS SUCH AS WILTING LEAVES. CHECKMOISTURE UNDER MULCH PRIOR TO WATERING TO DETERMINE NEED.CONTRACTOR SHALL MAKE THE NECESSARY ARRANGEMENTS FOR WATER.4 L1.0 KEY NOTES:PLANTING AREAS: 1. LANDSCAPE EDGING SHALL BE SPADED EDGE.2. MULCH SHALL BE SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHER DELETERIOUS MATERIAL, DELIVER MULCH ONDAY OF INSTALLATION. USE 4" FOR TREES, 3" FOR SHRUB BEDS, AND 2"FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISE DIRECTED.FOR TREES WITHIN SOD AREAS, PROVIDE 2'-0" DIAMETER CIRCLE OFMULCH. APPLY PELLET WEED PREVENTER UNDER ALL MULCH BEDS.PROVIDE IRRIGATION SYSTEM FOR ALL LAWN AND PLANTING AREAS.PROVIDE DRAWING WITH HEAD LAYOUT, SPACING, TYPE, BACKFLOWPREVENTER LOCATION, VALVE BOX LOCATIONS, ZONES AND PIPE SIZING.REFER TO SPECIFICATION FOR REQUIREMENTS. SEE DESIGN BUILDIRRIGATION SPECIFICATION. LARPENTEUR AVENUE WEST EXISTING BUILDING PROPOSED BUILDING TOT LOT PARKING PARKING PARKING GRASS PAVERACCESS EXISTING BUILDING FUTURE PARKING AND SERCIVE DEVELOPMENT EXISTINGBUILDING TOPSOIL ANDSEED TOPSOIL AND SEED TOPSOIL ANDSEED GARAGE RAMP NOTE: THESE PERSPECTIVE IMAGES CONVEY DESIGN IDEAS THATARE SUBJECT TO CHANGE AS THE DESIGN PROCESS PROGRESSES FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ONFULL SIZE SHEETS CLIENT: Common Bond CommunitiesHermes HousingXXX 1750-1790 Larpenteur AvenueFalcon Heights, MN 55113NOT FOR CONSTRUCTI ON PRELI MI NARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FORNODATEREVISION 250 3rd Ave. N, Ste 450 | Minneapolis, MN 55401 | 612.338.2029 Saint Paul, MN14/15/2013PUD SUBMITTAL C:\Users\admadso\Documents\130132 Hermes R13 central_admadso.rvt 5/16/2013 5:54:56 PM A0.10 Author Checker 130132 Site Perspectives5/ 15/ 13 1/4" = 1'-0" 1 Perspective Image 1 NOTE: THESE PERSPECTIVE IMAGES CONVEY DESIGN IDEAS THATARE SUBJECT TO CHANGE AS THE DESIGN PROCESS PROGRESSES FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ONFULL SIZE SHEETS CLIENT: Common Bond CommunitiesHermes HousingXXX 1750-1790 Larpenteur AvenueFalcon Heights, MN 55113NOT FOR CONSTRUCTI ON PRELI MI NARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FORNODATEREVISION 250 3rd Ave. N, Ste 450 | Minneapolis, MN 55401 | 612.338.2029 Saint Paul, MN14/15/2013PUD SUBMITTAL C:\Users\admadso\Documents\130132 Hermes R13 central_admadso.rvt 5/15/2013 10:42:07 AM A0.11 Author Checker 130132 Site Perspectives5/ 15/ 13 1/4" = 1'-0" 1 Perspective Image 2 NOTE: THESE PERSPECTIVE IMAGES CONVEY DESIGN IDEAS THATARE SUBJECT TO CHANGE AS THE DESIGN PROCESS PROGRESSES FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ONFULL SIZE SHEETS CLIENT: Common Bond CommunitiesHermes HousingXXX 1750-1790 Larpenteur AvenueFalcon Heights, MN 55113NOT FOR CONSTRUCTI ON PRELI MI NARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FORNODATEREVISION 250 3rd Ave. N, Ste 450 | Minneapolis, MN 55401 | 612.338.2029 Saint Paul, MN14/15/2013PUD SUBMITTAL C:\Users\admadso\Documents\130132 Hermes R13 central_admadso.rvt 5/15/2013 10:42:08 AM A0.12 Author Checker 130132 Site Perspectives5/ 15/ 13 1/4" = 1'-0" 1 Perspective Image 3 NOTE: THESE PERSPECTIVE IMAGES CONVEY DESIGN IDEAS THATARE SUBJECT TO CHANGE AS THE DESIGN PROCESS PROGRESSES FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ONFULL SIZE SHEETS CLIENT: Common Bond CommunitiesHermes HousingXXX 1750-1790 Larpenteur AvenueFalcon Heights, MN 55113NOT FOR CONSTRUCTI ON PRELI MI NARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FORNODATEREVISION 250 3rd Ave. N, Ste 450 | Minneapolis, MN 55401 | 612.338.2029 Saint Paul, MN14/15/2013PUD SUBMITTAL C:\Users\admadso\Documents\130132 Hermes R13 central_admadso.rvt 5/15/2013 10:42:08 AM A0.13 Author Checker 130132 Site Perspectives5/ 15/ 13 1/4" = 1'-0" 1 Perspective Image 4 NOTE: THESE PERSPECTIVE IMAGES CONVEY DESIGN IDEAS THATARE SUBJECT TO CHANGE AS THE DESIGN PROCESS PROGRESSES FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ONFULL SIZE SHEETS CLIENT: Common Bond CommunitiesHermes HousingXXX 1750-1790 Larpenteur AvenueFalcon Heights, MN 55113NOT FOR CONSTRUCTI ON PRELI MI NARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FORNODATEREVISION 250 3rd Ave. N, Ste 450 | Minneapolis, MN 55401 | 612.338.2029 Saint Paul, MN14/15/2013PUD SUBMITTAL C:\Users\admadso\Documents\130132 Hermes R13 central_admadso.rvt 5/15/2013 10:42:08 AM A0.14 Author Checker 130132 Site Perspectives5/ 15/ 13 1/4" = 1'-0" 1 Perspective Image 5 NOTE: THESE PERSPECTIVE IMAGES CONVEY DESIGN IDEAS THATARE SUBJECT TO CHANGE AS THE DESIGN PROCESS PROGRESSES FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ONFULL SIZE SHEETS CLIENT: Common Bond CommunitiesHermes HousingXXX 1750-1790 Larpenteur AvenueFalcon Heights, MN 55113NOT FOR CONSTRUCTI ON PRELI MI NARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FORNODATEREVISION 250 3rd Ave. N, Ste 450 | Minneapolis, MN 55401 | 612.338.2029 Saint Paul, MN14/15/2013PUD SUBMITTAL C:\Users\admadso\Documents\130132 Hermes R13 central_admadso.rvt 5/15/2013 10:42:08 AM A0.15 Author Checker 130132 Site Perspectives5/ 15/ 13 1/4" = 1'-0" 1 Perspective Image 6 NOTE: THESE PERSPECTIVE IMAGES CONVEY DESIGN IDEAS THATARE SUBJECT TO CHANGE AS THE DESIGN PROCESS PROGRESSES FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ONFULL SIZE SHEETS CLIENT: Common Bond CommunitiesHermes HousingXXX 1750-1790 Larpenteur AvenueFalcon Heights, MN 55113NOT FOR CONSTRUCTI ON PRELI MI NARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FORNODATEREVISION 250 3rd Ave. N, Ste 450 | Minneapolis, MN 55401 | 612.338.2029 Saint Paul, MN14/15/2013PUD SUBMITTAL C:\Users\admadso\Documents\130132 Hermes R13 central_admadso.rvt 5/15/2013 10:42:08 AM A0.16 Author Checker 130132 Site Perspectives5/ 15/ 13 1/4" = 1'-0" 1 Perspective Image 7 5616 SF DISTRIBUTION1774 SFOFFICE 476 SF TRAINING 'A' 908 SF RETAIL993 SF TRAINING 'B'2429 SF DISTRIBUTION2117 SF SHIPPING/RECEIVING 1541 SF MECH./DISTRIBUTION2916 SF COOLER x 2 FLOORS = 3,082SF MAIN ENTRY/EXIT H H 4382 SF PLANTABLE AREA 2286 SF LOW ROOF12154 SF UPPER ROOF 3/64" = 1'-0" 1 WAREHOUSE DESIGNATED USE - FIRST FLOOR 5/13/13 3/64" = 1'-0" 2 WAREHOUSE DESIGNATED USE - SECOND FLOOR