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HomeMy WebLinkAboutPCAgenda_05Mar22City of Falcon Heights Planning Commission City Hall 2077 W. Larpenteur Avenue Tuesday, March 22, 2005 7:00 p.m. AGENDA A. CALL TO ORDER: 7 p.m. B. ROLL CALL: Tracy Lukermann Harris Lageson Heideman DeLeo Ryan Ziebarth Council Liaison Lindstrom City Administrator Worthington Staff Liaison Jones City Attorney C. APPROVAL OF MINUTES: February 22, 2004 D. INFORMATION AND ANNOUNCEMENTS E. ADJOURN to workshop City of Falcon Heights Planning Commission City Hall 2077 W. Larpenteur Avenue Tuesday, March 22, 2005 7:00 p.m. AGENDA A. CALL TO ORDER: 7 p.m. B. ROLL CALL: Tracy Lukermann Harris Lageson Heideman DeLeo Ryan Ziebarth Council Liaison Lindstrom City Administrator Worthington Staff Liaison Jones City Attorney • C. APPROVAL OF MINUTES: February 22, 2004 D. INFORMATION AND ANNOUNCEMENTS E. ADJOURN to workshop • / \ \ / CITY OF ~A LC O 2077 W. Larpenteur Avenue N HEIGHT S Falcon Hei hts MN 55113- 9 5594 email: mailC~3ci.falcon-heights.mn.us website: www.ci.falcon-heights.mn.us MEMORANDUM To: Members of the Planning Commission CC: Heather Worthington, City Administrator; Peter Lindstrom, Council Liaison From: Deb Jones, Staff Liaison Subject: Planning Commission M eting on March 22 Date: March 18, 2004 Phone - (651) 792-7600 Fax - (651) 792-7610 There will be a very brief Planning Commission meeting on Tuesday, followed by an off- camera workshop. The longest portion of the on-camera meeting will be "Information and Announcements." The City Administrator will be present, and I expect we'll have a • comprehensive update on the Falcon Heights Town Square project, with opportunity for questions. We have planned a workshop to follow the meeting. For a change, this is not about the code but about a potential zoning change for a property on Larpenteur Avenue. The details are in the attached staff report. At this time we do not know if there will actually be a zoning application from a new owner, and the property is relatively small -minimal impact compared to the Southeast Corner. However, Staff would appreciate the thought and. input of the Planning Commission about the long-term fate of this property and the impact of any changes on the surrounding neighborhood, in the context of the comprehensive plan. (I assume most of you have copies of the plan. If you do not, please send me an email or call me at 651-792-7613, and I will see that you get one.) Please mark Apri121 on your calendars! You are invited to join the Mayor and Council on a tour of the new multi-family building at Falcon Heights Town Square. The plan is to meet at the lobby at 5:30 p.m. They would like to know how many to expect, so please RSVP to City Hall as soon as possible. As always, if you are unable to attend Tuesday's meeting, please let Staff know as soon as possible. Have a good weekend! HOME OF THE MINNESOTA STATE FAIR AND THE U OF M INSTITUTE OF AGRICULTURE ~~~ PRINTED ON RECYCLED PAPER • MEMORANDUM To: Members of the Planning Commission CC: Heather Worthington, City Administrator; Peter Lindstrom, Council Liaison From: Deb Jones, Staff Liaison Subject: Planning Commission Meeting on March 22 Date: March 18, 2004 There will be a very brief Planning Commission meeting on Tuesday, followed by an off- camera workshop. The longest portion of the on-camera meeting will be "Information • and Announcements." The City Administrator will be present, and I expect we'll have a comprehensive update on the Falcon Heights Town Square project, with opportunity for questions. We have planned a workshop to follow the meeting. For a change, this is not about the code but about a potential zoning change for a property on Larpenteur Avenue. The details are in the attached staff report. At this time we do not know if there will actually be a zoning application from a new owner, and the property is relatively small -minimal impact compared to the Southeast Corner. However, Staff would appreciate the thought and input of the Planning Commission about the long-term fate of this property and the impact of any changes on the surrounding neighborhood, in the context of the comprehensive plan. (I assume most of you have copies of the plan. If you do not, please send me an email or call me at 651-792-7613, and I will see that you get one.) Please mark Apri121 on your calendars! You are invited to join the Mayor and Council on a tour of the new multi-family building at Falcon Heights Town Square. The plan is to meet at the lobby at 5:30 p.m. They would like to know how many to expect, so please RSVP to City Hall as soon as possible. As always, if you are unable to attend Tuesday's meeting, please let Staff know as soon as possible. Have a good weekend! City of Falcon Heights • Planning Commission Minutes February 22, 2005 PRESENT: Commissioners Lukermann, Harris, Lageson, Ryan, Tracy, Ziebarth. Also present was Staff Liaison Deb Jones. In attendance for the scheduled public hearing were two residents and two employees of Twin City Co-ops Federal Credit Union. ABSENT: Heideman, Lindstrom, De Leo (with notice) The meeting was called to order by Commissioner Harris, Commission Chair, at 7:00 p.m. The minutes of the November 23, 2004, meeting were approved. COMMISSION CHAIR FOR 2005: Patrick Ryan was elected Chair of the Planning Commission for 2005. Commissioner Ryan conducted the remainder of the meeting. INTERIM USE PERMIT FOR FARMER'S MARKET AT TWIN CITY CO-OPS, 2025 LARPENTEUR AVENUE Ms. Jones presented the staff report on the Farmer's Market IUP. The Market has had two seasons on the TCCU property and has become a popular and highly valued community asset. Residents and visitors have expressed much appreciation for the way the market has been conducted and for the excellent supervision and stewardship provided by the property owner • TCCU. Last year the IUP was changed to adjust parking requirements and traffic flow in response to the experience of the first season. This year three changes are proposed the IUP. First, the Market would like to open in May instead of June to give the vendors the opportunity to offer perennials and bedding plants at the appropriate season. Second, sales would be allowed to start at 7:30 a.m. instead of 8:00 a.m. to give commuters the opportunity to shop before they go to work. There have been many requests for this change, from both City residents and people employed in Falcon Heights and at the University. Vendors would not arrive or set up any earlier than usual; they would still be required to wait unti16:30 a.m. as in previous years. The most significant change proposed this year is to allow the IUP to be open-ended rather than limited to one year, as in the past. The new permit would be in effect as long as TCCU owns and occupies the property and all other permit conditions are met. Ms. Jones explained that an IUP does not have to state a specific time period but can have other kinds of conditions for expiration. The Staff finds that the Co-op has done an excellent job as host of the Market in the first two seasons. Making the IUP condition-limited instead oftime-limited will save the trouble and expense of renewing annually while avoiding possible unintended consequences of converting the market to a conditional use available to future owners or occupants of the property. PUBLIC HEARING Commissioner Ryan opened the public hearing. The first speaker was Sherif Tawfic, 1978 • Garden Avenue. Mr. Tawfic thanked all concerned for making the Farmer's Market a success. He expressed concern that residents might lose control over the conditions of the market operation if the IUP is open-ended and that the proposed time extension may open the City of Falcon Heights -Planning Commission Meeting of February 22, 2005 -Page 1 of 3 way to changes not palatable to neighbors. Therefore he wants the IUP to be kept on an • annual basis. Cindy Hartley, Director of Facilities for Twin City Co-ops Federal Credit Union, was the next speaker. She said the Co-op is willing to come back annually but hoped to save time by making this change. She is the individual in charge of seeing that the permit conditions are met. The conditions are strictly enforced. Last year traffic flow went much more smoothly with the changes to the parking lot. In response to a question from Commissioner Tracy, Ms. Hartley said that the cost involved in annual renewal is chiefly staff time, both for TCCU and the City. Commissioner Lageson asked what happens if there is a complaint. Ms. Hartley answered that there is a Farmer's Market representative on-site. If they can't handle the problem, it goes to her, and she is also always present when the market is in operation. Commissioner Lukermann recommended that the process of communicating complaints or concerns be made known to the community. Commissioner Harris expressed thanks to TCCU for hosting the market. The next speaker was Amel Soliman of 1978 Garden. She also expressed thanks for the Market and appreciation of the way it has gone. She has two concerns, however. First, vendors' trucks have been coming to park on Prior as early as 6 a.m., keeping their engines running. She is worried they will show up even earlier if the market opens at an earlier hour. Second, she has seen litter blowing on windy days and suggests more trash cans on the market site. • Ms. Hartley said she was unaware of the trucks coming early and will talk to Jack Gerton, manager of the St. Paul Farmers Market about the situation. Todd Barduson of TCCU came to the podium to explain that some vendors have fairly elaborate setups with complicated loading and stacking of fragile goods. They are trying to beat the morning traffic and may not be able to control their arrival time precisely. As for the litter, he assured the Commission that he drives the perimeter to try to catch anything that blows away. There is a policy of fines charged to vendors if they don't thoroughly police their area. Commissioner Tracy asked why the trucks are idling in the street. Mr. Barduson said they are probably trying to keep warm at the early hour or keep refrigeration equipment running. He stressed that the Co- op wants to do what is necessary to make the Market work for the neighbors. Ms. Jones said that this is the first time Staff has heard these concerns. She pointed out that Prior is a no-parking zone. Enforcement of parking restrictions would be a first step if vendor are stopping on Prior before the market opens. Ms. Soliman added that this is why the permit needs to be annual, to make sure the market stays well run and that neighbors are listened to. There being no one else who wished to speak, the public hearing was closed. FARMERS MARKET I.U.P.: DISCUSSION AND RECOMMENDATION Commissioner Lageson, addressing the resident's concern that the neighbor's complaints would not be heard, suggested that an annual comment period could be held without requiring • annual renewal of the permit. Commissioner Harris pointed out that all City services and activities can be commented on at any time without a public hearing. Giving input to the City City of Falcon Heights -Planning Commission Meeting of February 22, 2005 -Page 2 of 3 is not a problem. However, the conditions of the permit could certainly be changed to address • the problem of idling vehicles before 6:30 a.m. Commissioner Lukermann moved to accept the Staff recommendation on the IUP (and thus recommend approval to the Council) with modifications in the IUP to address the vehicle issue. Harris seconded the motion. Commissioner Ryan said he was troubled by the idea of the permit running with the land but felt it was not necessary to require annual renewal. There needs to be a vehicle for responding to concerns. Commissioner Tracy said a compromise of atime-limited but multi- yeaxpermit should be considered. Commissioner Harris pointed out that no matter how long the permit runs, it will terminate if the conditions are violated. Commissioners reviewed the conditions listed in the proposed Interim Use Permit and continued discuss possible amendments that could solve the idling vehicle problem. Because Prior Avenue is the public right of way and not under control of the property owner, the conditions of the permit cannot be extended to vehicles idling on Prior. One suggestion that was received favorably by Commissioners was to add a bullet point to the list of permit conditions requiring early-arriving vendors to wait in the front (south) parking lot if they arrive before 6:30 a.m. The TCCU personnel said they would be happy to make that parking lot available. The parking lot is distant from most residences, and the noise from idling would be much less of an issue next to the Larpenteur traffic. The Co-op would also be happy to give an annual report to the Commission on the Farmer's Market season, probably at the • November meeting, as suggested by Commissioner Ryan. Commissioner Lukermann amended her motion to specify that the above condition would be added to the list in the IUP and that vehicle would be restricted to that parking lot before 6:30 a.m. The motion, as amended, passed unanimously. Commissioner Ryan commented that the last two bullet points in the list of conditions do allow the kind of flexibility needed to make future adjustments to the IUP to respond to developing neighborhood concerns without terminating the permit. INFORMATION AND ANNOUNCEMENTS: There were no announcements. ADJOURNMENT The meeting was adjourned at approximately 7:57 p.m. to a Commission workshop, the last in a series of discussions reviewing the City zoning code in expectation of updating and recodification in the coming year. Respectfully submitted, Deborah Jones, Staff Liaison • City of Falcon Heights -Planning Commission Meeting of February 22, 2005 -Page 3 of 3 • Planning Commission Workshop: Chapter 9 of the Falcon Heights City Code February 22, 2005 Discussion Summary: • It is interesting that the code of Plymouth makes a distinction between "major" and "minor" variances, to provide for administrative handling of "minor" variances. Commissioners expressed reservations about introducing any similar provision in Falcon Heights, citing the added complication of distinguishing between major and minor variances when the case does not obviously fall into one category or the other. Commissioners like the idea of limiting variances to "the minimum variance that would alleviate hardship." For example, if a hardship could be alleviated with a two foot encroachment into a setback, application for a variance of, say, 10 feet would not be considered and the application for such a variance would not be accepted. • Other municipalities impose atime-limit on variances. If the variance is not acted upon within the time limit (usually one year), the variance becomes void. Falcon Heights does not have such a time limit. The consensus of Commissioners was that it is a good idea and should also apply to Conditional Use Permits and Planned Unit Developments. A property owner should not be able to be granted a variance (or CUP or PUD) and then "sit on it" for an indefinite period of time without making the • proposed improvements or changes to the property. Planning Commission Workshop on Zoning Code: February 22, 2005 Planning Commission 6/22/04 Item 1 ITEM: Potential Redevelopment and Rezoning at 1871 Larpenteur SUBMITTED BY: Deborah Jones, Planning and Zoning Coordinator REVIEWED BY: Heather Worthington, City Administrator EXPLANATION: Summary: The owner of 1871 Larpenteur, site of the former Garden View Cafe, has placed this property on the market. City Staff have received numerous calls from potential buyers, several of which have raised the possibility of redeveloping the property as amulti-family residential site. The property is currently zoned B-1, Neighborhood Convenience District. In order to redevelop the property for residential use, it would have to be rezoned and the comprehensive plan amended. No application for rezoning has been received at this time. However, Staff recommends that the Planning Commission prepare for the possibility by becoming familiar with the property and the challenges it presents. If a redevelopment project is proposed, there will probably be several public meetings and much public communication; the Planning Commission will play an active part in the process. The purpose of this evening's workshop is to give Commissioners an opportunity for some preparatory discussion about this property, the potential for redevelopment and the possible impact on the neighborhood and the City's comprehensive plan. Property Information: • Description: 1871 Larpenteur is located on the north side of Larpenteur Avenue at the east side of Lindig Street. The legal description is "South 215 125/1000 feet of Lot 1, Block 1, Lindig Addition." • Dimensions: 56.97 feet wide by 215.125 feet deep • Area:.29 acre or 12,632.4 square feet. • Improvements: The only structure on the property is a one-story building designed for use as a retail store with an attached greenhouse. The building was constructed in 1952 and is 2,280 square feet, with a partial basement. The current owner remodeled the structure as a cafe. There are two small parking lots, one in front and one in the rear. The remainder of the property has been most recently used for a vegetable garden. • History: Originally part of the Lindig farm property, 1871 Larpenteur was occupied for many years by B&J Florist. In 1998 the owner retired and the property was sold. It was then occupied by a succession of small businesses, of which the most recent was the Garden View Cafe, which opened in 2002 and closed at the end of 2004. • • Neighborhood.• The property is surrounded on three sides by residential zones. Along the north side of Larpenteur Avenue, between Fairview and the Twin City Co-op property, all of Planning Commission Workshop: 3/22/05 Page 1 of 2 • the land is zoned R-4 (Medium Density Multi-Family Residential) with the exception of 1871 Larpenteur. North of properties adjacent to Larpenteur the land is R-1 (Single-Family Residential) all the way to Roselawn Avenue at the north edge of Falcon Heights. The south side of Larpenteur is occupied by University of Minnesota fields. Issues: Increased demand for housing is expected in inner ring suburbs, including Falcon Heights. According to the "City of Falcon Heights 2020 Comprehensive Plan Update" (1999), "The city's zoning code requires 10, 000 square feet for a single family lot and has a maximum medium density of 12 units per acre. The city is developed at a density that exceeds these current zoning code standards. It is likely that any development or redevelopment proposal will be done as a planned unit development and the desirable density will be determined at the time of the proposal. " Under existing density rules up to 3 residential units could be built on an R-41ot the size of 1871 Larpenteur. However, this property, being a corner lot adjacent to an R-1 zone, faces additional constraints on setback, and individuals who have inquired about multi-family use have mentioned interest in building at least 4 units. A PUD would almost certainly be required. 1871 Larpenteur presents some challenges to any future B-1 business use also. • The location does not have easy access, due to heavy traffic on Larpenteur and Lindig being • a dead end street. • Parking is limited, with awkward entry and exit. The present parking lots are nearly 20 years old and in poor repair. The front parking lot is non-conforming. New parking lots would have to conform to the code. • For most permitted or conditional business uses, the property would probably require significant investment to upgrade or even rebuild. Any new building would have to meet the zoning requirements for B-1. • The property is isolated from other businesses in Falcon Heights and separated from 75% of the city's residents by distance and busy streets. ATTACHMENTS: • Portion of plat map, including 1871 Larpenteur • Portion of the City zoning map • Property, structure and street outline map from RCGISUG website • 2003 aerial photo • Photographs of 1871 Larpenteur ACTION REQUESTED: • • Discussion of options and possibilities for 1871 Larpenteur Planning Commission Workshop: 3/22/05 Page 2 of 2 `: o 212c. 't, ~ -~`. a` r` `~3~ Z ~ ~: - ~fjl• 77 _ -- - - 290.E ~. ~ `~' N ~ 31 .87 ~' lZG. i~' _ ~ ~r ~~50 u7 ~' . 2i ac-~~5 ~ (uGl' ~ ,1.-• ~ o a:i ~• z~ 40 7 ~ 5O cv i~.,o-~ ~ ~ r. oG ~ 3 ~ ~ j. N 9 ,3 ~ _ tt ~, 5i~ r- __,3.32 r ~ ma ~ ~. 2co', ~^ ;-_~- ~~~ 1 ~ jti-;;tt---J~SQ ~ N 4g-- 132_4' ~ ~ mtg. .43~-. 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This map is a compilation of records, information and data located in various (March 3, 2005), The city, county, state and federal offices and other sources regarding the area shown, and is to be Lawrence Group used for reference purposes only. r~ http://maps.metro-inet.us/rcarcims/ims?ServiceName=ramsey_master&ClientVersion=4.0&Form... 3/ 18/2005 ~~ ~ ~ir~t Disk. and ~®nerr~~.l~or~lo ~,..~i5t-792-7b~ ~ ~ Fay 651-792-7610 ~ Puh~a~ 1I~Farks 65t-T92-7618` ~ irks & ~atian _ 651-792-761 ~. I,. 2rwr~n & ~Rfanni .~51-T92-~7~#~ ~ 8 ~ ~ ~ Fine 651-7~2-7612 ~ ~ City Adm€n~str~a-r 651-792-7611 ~ 1 qty Fcrest®r ~t'~ay--~?+~t~er~ b51-792-7615 ~ ~ 1~~~ i~srsi~rl. X51-79~-7629 ~ 11*i~e Dep~trn®nt ~nan may) b51-792-7635 I ~ P.IC~ {Ramsey County Dispatch b51-X84-33bb I ~ E~~tr~C~r 9 I ~ I _ f ~ ~. _ ......._ ,..,.......... ,.r...~..~._ ..._ _ ........ -- -- ~.._.. _ ......,.. _ _ .~ .._., _ .~ _ .~ Clip this handy fist and keep it by your phone! Ctfy Ha!! number oh~#ed when ~ upgraded our phone syem ~ ZQ04. The oid numbers are being forwarded to the new numbers during the ranion. Thy . is t~nporary! As of Merrh 1, yam;, Weer! th use the near numbs. A~4RP T~1X HELP FOR SEI~i10RS Tuesdays and Thursdays, 9:00 a:m. to Noon City Maii FREE! First come, first served. Low income residents are also eligible for this free service provid+~d by AARP volunteers. The last day is Thursday, April ] 4. • M 2 INCHES = bNOW EMER6ENGY w9 AE', . t ~¢~, ~ ~ -y ~~,~ ~ Ash. ~ ' ~~~ cu calf Gtr Ha11, 792-7600. ~bo~ ~' A ~ i#~~~"fi ~br ~aw~s~ar~p SE Corner Update • 3/22/04 Heather Worthington Construction• /~~~ 3/z 21~s ,~lahhiY~j ~ vr,,,~Si a» Construction on the Multi-Family building is projected to be complete by June. Sherman Associates are estimating a July 1, 2005 move-in date for new tenants. City Council and Planning Commission members are invited to attend awalk-through of the building on April 21, 2005 at 5:30 p.m. We will meet in the lobby of the building. Please wear comfortable shoes. The tour should take approximately one hour. The Pioneer Press will be running an update article on the development in their Business section sometime in the next week or two. When this comes out, we'll be sure to copy everyone on it. Senior Building: The building is about half-rented at this point. Sherman Associates feels that this is on-track with their projections for rentals. The building manager, Bobby Thomas, and I have been working on some issues related to the crosswalk at Arona and Larpenteur. I have been in contact with Ramsey County regarding the walk-time allotted at that signal, and we are looking for ways • to accommodate those who are less mobile as they cross to the Falcon Crossing Shopping Center to eat and shop. Overall, the response to the building has been very positive. I have received no calls to date related to that building from residents in the Northome area. Town homes• We are expecting to see the town home plans any day now. Sherman Associates has told staff that they will begin construction on them as early as April or May. They will have some major excavation work to do in conjunction with that construction; depending on weather, that start date may be delayed. The plans for those units have not changed from the PUD that the Planning Commission and City Council approved in 2003-they are still projected to be 14 units, shared wall in banks of 7 units each, 2-3 bedrooms, tuck-under parking garages for two cars, with porches facing onto Arona for the first bank of units, and onto the pond area for the second bank (which will face into the interior of the site). These have generated several inquiries and we anticipate that they will be very popular. These are for-sale units-not rental. Retail• As of today, we know that the following businesses have signed leases with Sherman for the retail spaces: • Pizza Hut • Sports Barbers (a business that is expanding from Woodbury) • • Arthur Williams Optical There are still two spaces available. One is being looked at by a coffee/sandwich shop. Staff has been processing sign permits under the PUD, and the signage for Pizza Hut is approved and will probably be installed in the next month or two. The awnings that will support the signage are still being installed on the north and west facades of the building. There will also be signage on the rear of the building, facing the parking lot. Compared to other mixed-use projects in the Twin Cities market, the retail space for this project has leased quickly. This is probably because of the location of the project. The Snelling northbound intersection sees about 42,000 cars daily, and Larpenteur sees about 15,000 cars daily. Please feel free to call me if you have further questions, or need more information. I can be reached directly at 651/792-7611. • • 1871 Larpenteur: Additional Notes March 22, 2005 Inquiries so far have been of two kinds: • Keep current type of use, i.e. B-1 business o If no rebuilding or major remodelling, no zoning action required o If rebuilding or remodelling >50%, would have to become conforming. This is not possible without major variances. See below. • • Convert to housing o Zoning change required o PUD almost certainly required What does it mean for this property to be conforming (as B-1)? Re uired Existin Comforms? Minimum lot area 10,000 s .ft. 12,632 s . ft. yes Maximum hei ht 2 stories or 24 ft One story yes Minimum lot width 90 feet 56.97 ft. no Maximum building size 5000 sq. ft. 2288 sq. ft. yes Front setback 30 feet ~ 45 ft. yes Side setback (east) 30 ft (adjacent to residential lot) ~ 5 ft. no Side setback (west) 30 ft (adjacent to street < 2 ft. no Rear setback 20 feet ~ 122 ft. yes Maximum lot coverage 75% ~ 7340 sq. ft. or about 58% yes Note that total width of lot is less than sum of required side setbacks. The lot is completely unbuildable as B-1 without major variances! Could asingle-family dwelling be built on this property without variances or a PUD? (A zoning change would be required.) From Falcon Heights City Code: 9-2.03 Lot Provisions Subdivision 1. Lot Restrictions. A lot of record existing upon the effective date of this chapter which does not meet the requirements of this chapter as to area or width, but which meets all other zoning ordinance requirements, may be utilized for single family detached dwelling purposes provided it is zoned residential and the measurements of such area or width are within sixty six and two thirds (66 2/3%) percent of the requirements of this chapter, but said lot of record shall not be more intensively developed unless combined with one (1) or more abutting lots or portions thereof so as to create a lot meeting the requirements of this chapter. (Amended by • ordinance 99-OS) • The minimum width of a corner lot under this provision would be 60 feet. This lot is just short of that width; therefore, it does not qualify and would require at least that one variance, as well as rezoning. • The setbacks for asingle-family dwelling would be 30 feet front and back, 5 feet east and 15 feet west. • The maximum lot coverage for single-family property of this size is 30% or 3789.6 sq. ft. What about a duplex? Would this use fit, if the property were rezoned residential? • Since a 2-family building is a "more intense" use than 1-family, the exception above would not apply and the lot would need to be combined with adjacent property to build a duplex. The alternative is a PUD. • The lot does exceed the minimum area required (12,500 sq. ft.). • A duplex would not have to meet the 30% lot coverage limit; it would be covered by the 75% limit. What about townhomes or amulti-family building? What factors would indicate the • need for a PUD? • A lot width of 90 feet is required. This lot is less than 60 feet wide. See the excerpt abover from 9-2.03. City Code requires combination with an adjoining lot in order to use more intensively than single-family residence. • Required setbacks in R-3 and R-4 are 30 feet on a street and 20 feet on the side abutting a single family residence, which leaves too narrow a buildable envelope without some kind of zoning adjustment, such as a PUD (The property on the east, although zoned R-4, is used as asingle-family residence. If the R-3 setback rule is applied, the setback is 10 feet or half the height of the building, which ever is greater.) • The number of dwelling units could not exceed 12 per acre (in R-4). This lot is .29 acre, which would permit 3 units. • The 75% lot coverage limit would apply. This means a maximum of 9474 square feet would be available for all structures, parking lots, driveways, sidewalks, etc. • Amulti-family building would have to meet the parking requirements of 2 parking spaces per unit, plus setbacks, screening, access, lighting, etc. for parking lots and driveways. • SE Corner Update 3/22/04 Heather Worthington Construction: Construction on the Multi-Family building is projected to be complete by June. Sherman Associates are estimating a July 1, 2005 move-in date for new tenants. City Council and Planning Commission members are invited to attend awalk-through of the building on April 21, 2005 at 5:30 p.m. We will meet in the lobby of the building. Please wear comfortable shoes. The tour should take approximately one hour. The Pioneer Press will be running an update article on the development in their Business section sometime in the next week or two. When this comes out, we'll be sure to copy everyone on it. Senior Building: The building is about half-rented at this point. Sherman Associates feels that this is on-track with their projections for rentals. The building manager, Bobby Thomas, and I have been working on some issues related to the crosswalk at Arona and Larpenteur. I have been in contact with Ramsey County regarding the walk-time allotted at that signal, and we are looking for ways • to accommodate those who are less mobile as they cross to the Falcon Crossing Shopping Center to eat and shop. Overall, the response to the building has been very positive. I have received no calls to date related to that building from residents in the Northome area. Town homes• We are expecting to see the town home plans any day now. Sherman Associates has told staff that they will begin construction on them as early as April or May. They will have some major excavation work to do in conjunction with that construction; depending on weather, that start date may be delayed. The plans for those units have not changed from the PUD that the Planning Commission and City Council approved in 2003 they are still projected to be 14 units, shared wall in banks of 7 units each, 2-3 bedrooms, tuck-under parking garages for two cars, with porches facing onto Arona for the first bank of units, and onto the pond area for the second bank (which will face into the interior of the site). These have generated several inquiries and we anticipate that they will be very popular. These are for-sale units-not rental. Retail• As of today, we know that the following businesses have signed leases with Sherman for the retail spaces: • Pizza Hut • • Sports Barbers (a business that is expanding from Woodbury) • Arthur Williams Optical There are still two spaces available. One is being looked at by a coffee/sandwich shop. Staff has been processing sign permits under the PUD, and the signage for Pizza Hut is approved and will probably be installed in the next month or two. The awnings that will support the signage are still being installed on the north and west facades of the building. There will also be signage on the rear of the building, facing the parking lot. Compared to other mixed-use projects in the Twin Cities market, the retail space for this project has leased quickly. This is probably because of the location of the project. The Snelling northbound intersection sees about 42,000 cars daily, and Larpenteur sees about 15,000 cars daily. Please feel free to call me if you have further questions, or need more information. I can be reached directly at 651/792-7611. • •