Loading...
HomeMy WebLinkAbout04-16-1997 • MOUNDS VIEW PLANNING COMMISSION APRIL16, 1997 7:00 P.M. SPECIAL MEETING AGENDA 1. Call to Order 2. Roll Call 3. Approval of Minutes March 19, 1997 4, Citizens Requests and Comments on Items Not on the Agenda CITIZENS:BEFORE SPEAKING,PLEASE COME TO THE PODIUM,AND GWE YOUR FULL NAME AND ADDRESS FOR THE MINUTES 5. Consideration of Resolution No.504-97 regarding Modification No. 1 to the Projc t Pian. for the Mounds View Economic Development Project and Establishment of Tax i r rcr:, ent Financing District No. 4(Redevelopment) 6. Planning Case No. 471-97 2430 Highway 10;Highway 10/Long Lake Road/County Road H2 1111 Comprehensive Plan amendment from Medium Density Residential to Mixt: l c PUD(Commercial&Office) • Rezoning from R-2 and B-1 to Planned Unit Development(PUD)for 62. i C < rw ,, movie theater and three office buildings(33,000 square feet) Applicant:Anthony Properties 7. Planning Case No.477-97 Silver Lake Road&Highway 10 Rezoning from B-2 to Planned Unit Development(PUD)to allow gas station/fast food restaurant/car wash;restaurant;senior housing complex;office building Applicant:D.W. Jones,Inc. 8. Staff Report/Information Items 9. Chairperson and Planning Commissioners Reports 10. Adjournment to Agenda(Discussion)Meeting * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * APPLICANTS:YOUR ATTENDANCE AT THIS MEETING IS REQUESTED. PLEASE NOTIFY CITY HALL AT 784-3055 IF YOU ARE UNABLE TO ATTEND. THANK YOU. * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * 110 MOUNDS VIEW PLANNING COMIVIISSION • APRIL 16, 1997 AGENDA MEETING AGENDA 1. Review of Minutes April 2, 1997(Regula°Meeting) April 2, 1997(Special Agenda Mme:i1g) 2. Planning Case No.479-97 2908 Ardan Avenue Conditional Use Permit for Oversized Garage (Previous approvals in 1995 and 1996) Applicant:Anthony Honkomp 3. Adjournment N:\DATA\USERS\DAMS\SHARE\PLANCOMM\PCAGENDA\AGEN A4.I6 • • • MEMORANDUM to: Planning Commission Members from: Cathy Bennett, Director of Economic Development Llf' subject: Review of Modification No. 1 to the Project Plan for Mounds View Economic Development Project and Establishment of Tax Increment Financing District No. 4 (Redevelopment) date: April 10, 1997 Attached is a copy of Modification No. 1 to the Mounds View Economic Development Project, Development Districts Nos. 1,2, and 3 and Tax Increment Financing Plan for Redevelopment Tax Increment Financing District No. 4. The City of Mounds View is in the process of establishing a new Tax Increment Financing District(TIF District No. 4) and modifying the existing Project Plan to reflect the addition of TIF District No. 4 in anticipation of the development of a private volleyball facility and redevelopment of the BelRae to the City Community Center located on Edgewood Drive. The tax increment from the new market value on the private development can be collected to pay back some of the public imp • for the entire Bel-Rae redevelopment project. Pursuant to Minnesota Statues, Section 469.175, Subdivision 3(3), "the tax increment financing plan conforms to the general plan for the development or redevelopment of the municipality as a whole". In other words, the Planning Commission must review the Plan to determine its consistency with the City's Comprehensive Plan. I have included a resolution for your review and approval. The City Council public hearing was scheduled for April 14, 1997 but will be continued until the April 28, 1997 meeting to allow for comment from the Planning Commission and the general public. • MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 504-97 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION OF THE MOUNDS VIEW PLANNING COMMISSION FINDING THAT THE MODIFICATION NO. 1 TO THE PROJECT PLAN FOR THE MOUNDS VfEW ECONOMIC DEVELOPMENT PROJECT AND ESTABLISHMENT OF TAX INCREMENT FINANCING DISTRICT NO. 4 (REDEVELOPMENT) CONFORMS TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY WHEREAS,the Mounds View Economic Development Authority for the City of Mounds View has proposed to adopt Modification No. 1 to the Project Plan for the Mounds View Economic Development Project and Establish Tax Increment Financing District No, 4 (Redevelopment) and have submitted the Project and Project Plan to the City of Mounds View Planning Commission pursuant to Minnesota Statues, Section 469.175, Subdivision 3, and WHEREAS, the Planning Commission has reviewed the Project and Project Plan 110 to determine their consistency with the general plans for the development and redevelopment of the City as described in the comprehensive plan for the City. NOW THEREFORE, BE IT RESOLVED by the Planning Commission that the Project and Project Plan are consistent with the general plans for the development and redevelopment of the City of Mounds View. Adopted the 16th day of April, 1997. Chair ATTEST: Secretary I • MEMORANDUM to: Planning Commission Members from: Cathy Bennett, Director of Economic Development subject: Review of Modification No. 1 to the Project Plan for Mounds View Economic Development Project and Establishment of Tax Increment Financing District No. 4 (Redevelopment) date: April 10, 1997 Attached is a copy of Modification No. 1 to the Mounds View Economic Development Project, Development Districts Nos. 1,2, and 3 and Tax Increment Financing Plan for Redevelopment Tax Increment Financing District No. 4. The City of Mounds View is in the process of establishing a new Tax Increment Financing District(TIF District No. 4) and modifying the existing Project Plan to reflect the addition of TIF District No. 4 in anticipation of the development of a private volleyball facility and redevelopment of the BelRae to the City Community Center located on Edgewood Drive. The tax increment from the new market value on the private development can be collected to pay back some of the public improvement costs • for the entire Bel-Rae redevelopment project. Pursuant to Minnesota Statues, Section 469.175, Subdivision 3(3), "the tax increment financing plan conforms to the general plan for the development or redevelopment of the municipality as a whole". In other words, the Planning Commission must review the Plan to determine its consistency with the City's Comprehensive Plan. I have included a resolution for your review and approval. The City Council public hearing was scheduled for April 14, 1997 but will be continued until the April 28, 1997 meeting to allow for comment from the Planning Commission and the general public. • • MOUNDS VIEW PLANNING COMMISSION . RESOLUTION NO. 504-97 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION OF THE MOUNDS VIEW PLANNING COMMISSION FINDING THAT THE MODIFICATION NO. 1 TO THE PROJECT PLAN FOR THE MOUNDS VIEW ECONOMIC DEVELOPMENT PROJECT AND ESTABLISHMENT OF TAX INCREMENT FINANCING DISTRICT NO. 4 (REDEVELOPMENT) CONFORMS TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT IF THE CITY WHEREAS,the Mounds View Economic Development Authority for the City of Mounds View has proposed to adopt Modification No. 1 to the Project Plan for the Mounds View Economic Development Project and Establish Tax Increment Financing District No. 4 (Redevelopment) and have submitted the Project and Project Plan to the City of Mounds View Planning Commission pursuant to Minnesota Statues, Section 469.175, Subdivision 3, and WHEREAS, the Planning Commission has reviewed the Project and Project Plan to determine their consistency with the general plans for the development and redevelopment of the City as described in the comprehensive plan for the City. NOW THEREFORE, BE IT RESOLVED by the Planning Commission that the Project and Project Plan are consistent with the general plans for the development and redevelopment of the City of Mounds View. Adopted the 16th day of April, 1997. Chair ATTEST: Secretary • Apr-11-97 09 :49A Howard Sheldon 1-714-779-6612 p_O2 • REQUEST FOR PLANNING COMNIISSION ACTION Meeting Date: April 16, 1997 Staff Report by: Pamela Sheldon, Community Development Director Planning Case No.: 471-97 Request: Comprehensive Plan amendment from medium density residential to mixed use PUD allowing commercial and office uses, and rezoning from B-1 and R-2 to PUD to allow development of a 16- screen movie theater and three 11,000 square foot office buildings. Petitioner: Anthony Properties Management, Inc. Location: 2430 Highway 10 Bounded by Highway 10, Long Lake Road, and County Road H2 PIN No. 083023230003 Zoning/Land Use: B-I and R-2; existing land use is vacant, with woods and wetland • Applicable Regulations: Comprehensive Plan: In 1996, the State Legislature enacted the Metropolitan Land Use PIanning Act which requires that all local units of government within the Metropolitan Area prepare a comprehensive plan. According to Section 401.09 of the Municipal Code, the City has adopted the Comprehensive Plan for the City of Mounds View, dated 1979, as its plan for future development and growth within the City. This section does not state a procedure for amendment, although four different attempts to update the Comprehensive Plan have been undertaken. According to State law, the planning agency - -'.. .- - . •• • - • .1 1 'ng agency is •e n=. as either the planning commission which may be provided with staff, or a planning department with a planning commission advisory to it. Section 401.04 of the Municipal Code states that the Planning Commission shall be the City planning agency as authorized by the Minnesota State Statutes and the City Charter. It appears that it has been the City's practice to have the Planning Commission recommend and the City Council adopt comprehensive plan amendments. Rezoning: The Planning Commission shall evaluate the possible adverse effects of a rezoning request based upon (but not limited to) the following factors (Section 1125.01 Subd. 1.e.): • (1) Relationship to the Comprehensive Plan. (2) The geographical area involved. (3) Whether such use will tend to actually depreciate the area in which it is proposed. - Apr-11-97 09 :49A Howard Sheldon 1-714-779-6612 P .03 SPlanning Commission 471-97: O'Neil Property April 10, 1997 Page 2 (4) The character of the surrounding area. (5) The demonstrated need for the use. Chapter 1120 states the purpose and intent of allowing for planned unit developments, and the procedure for approval of planned unit developments (PUDs). Background: This application was discussed by the Planning Commission on March 19 and April 2, with public testimony taken at both of these hearings. At the April 2 meeting, the Planning Commission reviewed the issues listed in the staff report as still needing discussion. A brief summary of the discussion is noted below: * Comprehensive Plan Amendment: Planning Commission members felt that the current designation was old, and needed to be reevaluated, given that the Comprehensive Plan was adopted in 1979 and subsequent efforts to amend it had looked at other options for this property. • * Traffic and Access: Planning Commission members felt that they needed the data from the revised traffic study before coming to any definite conclusions on this issue. (This study was not available for the April 2 meeting but will be available for the April 16 meeting. The preference of Commission members was for the re-alignment of Edgewood and a full-movement, signalized intersection where Edgewood and the driveway entrance to this project would be aligned. It was recognized, however, that to date, MnDOT has not been willing to allow a full movement intersection or the addition of a traffic signal between Long Lake Road and County Road H2. * Parking: The :eneral con . . e - - . _ - : • ..: .: . . - ' rren rate® of 1 space for every 4 seats as the parking requirement for this project, with a requirement that the applicant show proof of parking for 700 spaces. The current ratio would result in 662 parking spaces being required. * Buffer Area along County Road H2: The suggestion was made that the final design of this area be settled at the development plan stage. Three options have been presented by the applicant: (1) Ieaving the woods as is (2) leaving the woods and adding additional trees, using coniferous species, at the north edge of the buffer area to better screen the office buildings and fence in • winter months (3) removing the existing trees and replacing them with berming and more manicured landscaping - Apr-11-97 09:49A Howard Sheldon 1-714-779-6612 P.04 • Planning Commission 471-97: O'Neil Property April 10, 1997 Page 3 Planning Commission members indicated that they felt a fence must be installed in the buffer area as soon as the development commences, and not only when the office buildings are built. The fence needs to be at least six feet in height and opaque, so that headlights do not shine into the neighborhood. It is needed right away to prevent fit traffic from the neighborhood to the theater complex. * Wetland Buffer: Planning Commission members felt that the amount of encroachment into the buffer area was acceptable, and that it was preferable that the encroachment be caused by a building rather than a parking lot. * Additions to Infrastructure: The general consensus was that any sidewalk along County Road H2 should be done when the road is reconstructed, which is not expected to be done with this project. There should be a requirement that a sidewalk be built along Highway 10 from Long Lake Road to County Road H2, and a walkway along the northern edge of the wetland to connect with the walkway along Mounds View Drive which leads to Silver View Park. • * Signage: It was agreed that signage should be addressed at the development plan stage. * Size of Theater Complex: The applicant indicated that they are committed to this size of theater (16 screens, 2648 seats) based on their marketing information, and that all theaters built by them in this market will be at least 16 screens. It was noted that comparing the number of screens between theater developments may not provide an accurate gauge of the size of the complex. Comparing the number of seats is a better gauge. For example, the theater in White Bear Township is 14 screens, and approximately 2600 seats. The Kerasotas Theater proposed for Coon Rapids is 16 screens and 3000 seats. * Concerns from Schools: Staff reported on conversations with the principals of Irondale High School, Edgewood Middle School, and Pinewood and Sunnyside Elementary Schools. The general conclusions were that the principals did not see the theater complex as creating any appreciable problems for them. They did not expect the theaters to add to truancy, i.e. if a child decides to be truant, they will do so whether there is a theater or not. There may be an occasional child who makes the mistake of going to the theater. Donna Nelson, principal at Pinewood, suggested that developing a cooperative working relationship with the theater management could address this problem. Ms. Nelson noted that having the theater building available as an emergency shelter should the school need to be evacuated in severe weather would be helpful. Penny Howard, • principal at Edgewood, noted that the theater might give children a constructive place to go, outside of school hours. - Apr-11-97 09: 50A Howard Sheldon 1-714-779-6612 P.05 SPlanning Commission 471-97: O'Neil Property April 10, 1997 Page 4 * Comparison with Existing Zoning: The staff report for April 2 noted the uses allowed under the existing zoning (B-1) and commented that the size of this parc41 i ppcbtlly too big to be absorbed by neighborhood business development. At the conclusion of the April 2 meeting, the Planning Commission members in attendance indicated that they were favorable toward recommending approval of this application, subject to the results of the traffic study. A resolution has been prepared with this direr-tion i thi Traffic and Access: SRF Consulting Group has prepared a supplemental traffic study to address the issues noted below. A copy of the traffic study is attached. The information in the study is summarized by issue below. This summary is incomplete because staff was unable to discuss the traffic study with the traffic consultant prior to the mailout of this report. We anticipate talking with Ms. Heuer prior to your meeting. * Information on the operation of the access from Highway 10. • The proposed access to the project site is from Highway 10, using a right-in, right-out drive entrance approximately midway between Long Lake Road and County Road H2. The consult G anticipates that the developer will be required by MnDOT to construct acceleration and deceleration lanes at this drive, which will minimize interference with through traffic on Highway 10. The on-site circulation needs to be designed to quickly move vehicles from the highway into the site, so backups on Highway 10 are minimized. This issue will n-v ti be addressed at the development plan stage. * Comparison of the trip-generating characteristics of potential alternative uses of the site. The Planning Commission requested that traffic estimates be done for alternative land uses on this property. Staff asked the consultant to look at five scenarios: (1) Existing zoning 35 duplexes taking access from County Road H2 132,000 square feet of retail commercial with: 25,500 square feet on Parcel A bounded by Long Lake Road, Highway 10, and the wetland, and taking access from both Long Lake Road;and 106,500 square feet on the area other than Parcel A and the area zoned R-2, and taking access from Highway 10. • .Apr-11-97 09: 50A Howard Sheldon 1-714-779-6612 P ,06 Planning Commission 471-97: O'Neil Property April 10, 1997 Page 5 (2) Comprehensive plan designation 54 single family residences with: 6 units on Parcel A taking access from Long Lake Road 48 units on the remainder of the property outside the wetland, faking access' fi.t3rTi bolt O©unty Road H2 and Highway 10. (3) Townhomes 96 units with: 9 units on Parcel A taking access from Long Lake Road 87 units on the remainder of the property outside the wetland, taking access from both County Road H2 and Highway 10. (4) Apartments 195 units with: 18 units on Parcel A taking access from Long Lake Road 177 units on the remainder of the property outside the wetland, taking access; 1 Ub h both County Road H2 and Highway 10. (5) Corporate Office/Offices 197,700 square feet with: 17,400 square feet on Parcel A taking access from Long Lake Road and Highway 10 180,300 square feet on the remainder of the property outside the wetland, taking access from Highway 10 or from both Highway 10 and County Road H2. Figure 1 compares the amount of traffic generated by these scenarios by daily volumes, and for the AM and PM peak hours. With respect to daily volumes, the current zoning would create the highest number of trips (5,635 trips) which is more than twice the daily volumes created by the theater proposal (2,619 trips). Corporate office or office development would also produce higher daily volumes (2,711 trips). The three residential scenarios (comprehensive plan i.e. single family residential, townhomes and apartments) would produce lower daily volumes at 602 trips, 663 trips and 1,466 trips respectively. It appears reasonable to assume that, if development occurred under the existing zoning, the duplex portion would take access from County Road H2. This would add 267 trips per day to County Road H2. It has also been assumed that if the three residential scenarios were developed on the O'Neil property, access for land other than Parcel A would be available to both Highway 10 and to County Road H2. If the daily trips are split between these two streets, it would add between 262 and 635 daily trips to County Road H2. • With respect to PM peak hour for the surrounding street network, the current zoning produces 678 trips and office scenario produces 344 trips, as compared to the proposed theater and offices Apr-11-97 09: 53A Howard Sheldon 1-714-779-6612 P.01 IIIPlanning Commission 471-97: O'Neil Property April 10, 1997 Page 6 with 241 trips. The residential scenarios are lower, with the single family residential option (Comprehensive Plan) and the townhouse option at 65 trips, and the apartments at 125 trips. The highest traffic generation for the peak hour occurs for the theater proposal during th© generator's peak hour(397 trips per hour). This peak does not occur during the peak hour for the surrounding streets, and so, from a traffic operations perspective, does not create an impact on the adjacent intersections. The intersections are carrying a higher level of traffic at the PM peak for the street system at acceptable levels of service. We do not have the traffic generation rates for the alternative land use scenarios for the theater's peak hour, but they are all assumed to be lower than trips produced during the AM and PM peak hour for the surrounding street system. The peak hour trips for the theater have been distributed on the street system in Figure 2. The most sensitive link in the street system in County Road H2 between Highway 10 and Long Lake Road. This information shows that 420 trips per day will be added to this link. The total daily traffic volume on this link is 3,900 trips, so the project will cause this total to increase by 11%. The number of trips added during the peak hour for the theater is 72 trips, or 2% of the existing daily volume. This volume represents approximately one car per minute. The staff needs to talk with the traffic consultant before drawing further conclusions from this information, and to identify what time the theater peak is expected to occur. * Information on movie scheduling and its relationship to traffic flow during periods of peak movie attendance i.e. operations of the intersections during the peak hour for the generator (the theater) in addition to operations during the peak hour on the surrounding street system. Figure 2 shows how the trips from the proposed development would be distributed on the surrounding street network in terms of daily volumes, the PM peak for the adjacent streets and the peak for the generator. Using data from the original traffic study and the supplemental report, this information can be summarized as shown on the next page. • - Apr-11-97 09: 53A Howard Sheldon 1-714-779-6612 P-02 SPlanning Commission 471-97: O'Neil Property April 10, 1997 Page 7 Daily Daily PM Peak PM Peak Volume Volume Streets Generator (wo project)(1) (with project) Highway 10 40,000 * south of project entrance 41,518 +143 +225 * north of project entrance 42,121 +191 +285 County Road H2 * Quincy to Hwy 10 2,450 N/A N/A N/A * Hwy 10 to Long Lake Rd 3,900 4,320 +40 +72 * Long Lake Rd west 4,600 4,966 +34 +55 Long Lake Rd * CR H to CR 112 3,200 3,410 +20 +32 * CR H2 to Highway 10 2,700 3,120 +38 +98 * Highway 10 to CR I 2,750 N/A N/A N/A .110 Numbers taken from original traffic study dated 3-12-97. This information shows that number of trips during the peak hour for the theater is higher than the number generated during the peak hour for the surrounding street system. Daily volumes have been noted in order to keep the peak hour trip count in perspective. Discounting Highway 10, the data shows 12 more trips on Long Lake Road from CR H to CR H2 to 60 more trips on Long Lake Road from CR H2 to Highway 10, when using the generator peak as opposed t• the street peak. The total trips added during the peak for the theater ranges from 32 to 98 trips. It may be helpful to picture how many trips that is per minute these numbers represent. Thirty two trips is 1 trip every 2 minutes; 98 trips is approximately 1 trip every 38 seconds. The trips will come in bunches due to the nature of the generator, but the added volume is very low. The traffic during the peak hour for the theater will not cause the level of service at the surrounding intersections to deteriorate. * Refinement of the assignment of site-generated trips to the street system, with particular attention to added trips on Long Lake Road as a connector to Highway 694. The trip assignment of site-generated trips to the street system was originally based on the distribution of existing traffic volumes on the streets. After questions were raised at the Planning Commission meeting regarding the distribution, the traffic consultant has refined the • assumed direction of travel based on the Metropolitan Council's regional travel forecasting model. The results of this revision are shown in Figure 1. Planning Commission may want to - Apr-11-97 09: 53A Howard Sheldon 1-714-779-6612 P_03 Planning Commission 471-97: O'Neil Property April 10, 1997 Page 8 compare this diagram to Figure 4 in the original study. A summary of what this comparison shows is noted below: Original Revised Distribution Distribution Highway 10 * south of project entrance 42% 30% * north of project entrance 42% 40% County Road H2 * East of Highway 10 2% 2% * West of Long Lake Road 5% 14% Long Lake Rd CRHtoCRH2 3% 8% * Highway 10 to CR I 3% 3% Edgewood (north of Highway 10) 3% 3% If the regional model is used, a shift in usage occurs from Highway 10 to County Road H2 west of Long Lake Road and to Long Lake Road south of County Road H2. The distribution of added daily trips, and of peak hour trips, from the project is shown in Figure 2 is based on the refined direction of travel shown in Figure 1. The actual impact on adjacent residential neighborhoods is better measured in terms of trips added to the streets rather than changes in the distribution. These projected counts were discussed under the previous item. The consultant has reviewed the capacity analysis of the surrounding intersections based on the refined direction of travel. It will not result in changes to expected levels of service at the Hwy 10-Long Lake intersection or the Hwy 10-County Road H2 intersection. The Long Lake Road and County Road H2 intersection will experience higher traffic volumes than analyzed previously. It is currently operating at LOS (level of service) B during the PM peak hour. It is expected to operate at LOS C or better. According to the traffic consultant this is an acceptable level of operation and represents an increase of one second per vehicle in average intersection delay. * Review of safety issues related to U-turns on Highway 10. The existing design of Highway 10 will allow passenger cars and vans, the predominant vehicles • generated by the proposed theater development, to make U-turns at either Edgewood Road, County Road H2 or Long Lake Road. State and county traffic engineers were contacted to determine if U-turns are typically considered a safety problem on arterial roadways. There is • Apr-11-97 09 : 54A Howard Sheldon 1-714-779-6612 P.04 • Planning Commission 471-97: O'Neil Property April 10, 1997 Page 9 no known research or documentation to indicate that U-turns at signalized intersections with protected left turn phases would create a safety concern. U-turns are also expected at the unsignalized intersection at Edgewood Road. If conflicts became a safety problem, the intersection could be posted for no U-turns or the median could be closed. This would for:c U-turns on to the County Road H2 intersection, but it is not expected to create a capacity problem at this intersection. As was noted in the earlier traffic report, sufficient stacking room is available in the left hand turn bays at these three intersections to accommodate the anticipated queuing of vehicles. Criteria for Comprehensive Plan Amendments: The City's Municipal Code does not include criteria for the review of comprehensive plan amendments. Staff is suggesting that the Planning Commission use the general land use goals and policies, contained on pages 55-56 of the Comprehensive Plan, as a guide to whether the change from medium density residential to mixed use PUD still fits within the broad parameters of what the City views as desirable. Suggested findings relative to these goals and policies a noted under the fifth WHEREAS clause on pages 2-3 of Resolution No. 502-97 (see attached). Staff is also suggesting that a finding be made whether this proposed change creates greater consistency between the City's Comprehensive Plan designation and the zoning designation on this property (see the WHEREAS clause on page 3 of Resolution 502-97). Criteria for Rezoning: The City's Municipal Code includes five criteria for use in the review of rezoning requests (Section 1125.01 Subd. i.e.) These criteria are listed on pages 1-3 of Resolution No. 503-97 and suggested findings provided. In addition, the chapter of the Municipal Code on Planned Unit developments includes a purpose and intent section (Section 1120.01), general requirements and standards for Planned Unit Developments (Section 1120.02) and special requirements and standards for commercial PUDs (Section 1120.03 Subd. 2). These items are addressed on pages 3-4 of Resolution No. 503-97. Recommendation: Adopt Resolution No. 502-97 recommending approval of a comprehensive plan amendment from medium density residential to mixed use planned unit development (PUD) for the O'Neil Property, 2430 Highway 10; Planning Case No. 471-97. Adopt Resolution No. 503-97 recommending approval of a rezoning from B-1 and R-2 to Planned Unit Development (PUD), and of a general concept plan, for commercial uses on the 1111 O'Neil Property, 2430 Highway 10; Planning Case No. 471-97. 471-97.PC -Apr-11-97 09 : 56A Howard Sheldon 1-714-779-6612 P.02 APR-10-97 THU 14:53 SRF FAX NO. 415'24'2'2 f'. u:: SRFCONSULTING GROUP , INC . Transportation•Civil •Structural•Environmental•Planning■Traffic=Landscape Architecture•Parking SRE No. 0977600 DRAFT MEMORANDUM TO: Pam Sheldon City of Mounds View FROM: Charleen Zimmer,AICP Nancy Heuer, PE DATE: April 10, 1997 • •SUBJECT: O'NEIL PROPERTY TRAFFIC STUDY ADDENDUM INTRODUCTION A draft of a traffic study for the proposed development of a 16 screen movie theater and three 11,000 square foot office buildings on the O'Neil property if. Mounds View was completed on March 12, 1997. The proposed project and the results of the traffic analysis were discussed at a Planning Commission meeting on March 19, 1997. At the conclusion of the meeting the Planning Commission requested additional information arid clarification of some parts of the analysis. The purpose of this ruemoicauduni is to provide additional information on the following issues: • Information on the operation of the access from TH 10. • Comparison of the trip-generating characteristics of potential alternative uses of the site. • Information on movie scheduling and its relationship to traffic flow during periods of peak movie attendance. • Refinement of the assignment of site-generated trips to the street system. • Review of safety issues related to U-turns on TII 10. f .._ T--.L C..:i... 1 C 11t_-.._..-._..1:. R,41" 1anAA'7 AI . Apr-11-97 09 : 57A Howard Sheldon ^�ff 1t -47114-779-6612 P.03 APR-10-97 'THU 14: 53 SRF FAX NU. 47x,11 ti Pam Sheldon -2 - April 10, 1992 S TH 10 ACCESS The proposed project would have unsignalized right-in and right-out access to and from TH 10, although the developer is planning to pursue discussions with Mn/DOT to allow full access to and from TH 10. The Minnesota Department of Tr pox ort (fti z l r T') has required the developer to provide a right turn lane for vehicles entering property and will probably require an acceleration lane for vehicles exiting the property. This will minimize interference with on through traffic TH 10 by vehicles turning g,t the new driveway. The right turn lane would need to be designed with adequate length to provide minimum deceleration distance and to accommodate queues that may develop as vehicles enter the site. It will also be important that the site be designed to quickly move vehicles into the site. This can be accomplished by providing an area for vehicles to move out of the traffic flow while dropping off and picking up passengers. TRIP GENERATION 11111 The O'Neil property is currently zoned for a mix of residential and retail uses, but the comprehensive plan indicates single-family residential development on the property. The city of Mounds View identified five alternative land use scenarios for the site based on these plans and other potential uscs. Since each land use type generates trips at different rates, each scenario would generate a different number of total trips. Table 1 provides a summary of the land use assumptions, trip generation estimates and probable access associated with each of the scenarios. Based on the assumptions shown, the current zoning plan would result in the highest number of daily and peak hour trips generated by the site. The single-family fesidential and townhome development would result in the least number of trips of any of the scenarios. The number of trips generated by the other scenarios, including the proposed development fall in the middle. Information was requested on the scheduling of movies and its relationship to traffic flow. Typically, theaters schedule five shows per day on each screen between noon and 10:30 p.m. The 7:00 p.m. to 8:00 p.m. showings and the 9:00 p.m. to 10:30 p.m. showings usually have the highest attendance. Available information on movie theater trip generation and parking characteristics indicates that although the total daily attendance is greatest on a Saturday or Sunday, the peak hourly trip generation is similar on either a Friday night, Saturday or Sunday, - Apr-11-97 09: 57A Howard Sheldon 1-714-779-6612 P.04 APR-10-97 THU 14:54 SRF FAX 110. 47ti4::i r. f. t 1 III 0 0 .1 o_ o — ...* Cg X TIos ox .2x x x x x a1� gl 3 a,a a Z. J ►--1 Z. 0 0 et)to 9 oaor � FHVJU .1F* V 3 3V a ce CN vOiln GN aol in in 51 u a N N in V' �Q *-�f ... en% M N o *-f 2x • a.: a 0 # told — t� qic rVfg _ a — +n1nor_. v. 0 ._. 0 a. r� do y:.1 v, est v, r. colo �n Q o o c� x z ID Q .= I.... & ,„„ C.- 00 o In N v% N d CN col til r- LO N `7 — 0 N >. ,,et (--1 cr) en e••• N 0 00 l - �D C� de:) t� -� O %.0N On 'C v1 'O .. :(S 8 NO vi — (Ni N N e A �L �C Col CA D O �} A A U 8 � — N � ,n to � a � 000 —c- oo n � c1 ao en h vo 000er u el O N Vi U v y 0 'cC2 5 x s -0 o o -0 °u S 2 ' 0t - - „1 occY, lia Itu1 8 (4 Vs 8 CA A Pm, o -CL fa -4 ° .13 04c4 � EEa¢ o o 9 0 0§ 1 Z A X O a Ok E� ,... s. f ., 0 o W �� O s o .n 1U � N - o °Q' am cn CO Ct• 6 1 i g 4t re 0 FQU g F- � -Apr-11-97 09: 57A Howard Sheldon 1-714-779-6612 P.05 .PR-10-97 TRU 14: 54 SRF ?AI NV. Pam Sheldon -4- April 10, 1991 S The analysis completed for the draft memorandum was based on the peak hour of the adjacent street, which is the critical time period for evaluating the ability of the street system to accommodate the expected traffic levels. Additional information was requested on the number of trips that would be generated by the movie theater during the peak hour of the generator (i.e., the theater). Although data was available from the Institute of Transportation Engineers (ITE) for estimating trip generation for the peak hour.of the adjacent street,the ITE data for the peak hour of the generator was extremely variable. In order to develop a better estimate for the peak hour of the generator, a traffic count was conducted for an existing movie theater complex in the Twin Cities that is similar to the Carmike Theater being proposed. • Counts were taken at an existing 2,300 seat movie theater on a Friday night between 8:30 p.m. and 10:00 p.m. This time period was selected to include both the vehicles exiting from movies that had started in the 7:00 p.m. to 8:00 p.m. slot and the vehicles entering for movies that would be starting in the 8:30 to 10:00 p.m. time slot. Friday night was selected because poor weather was expected on the Saturday of the weekend that the counts were taken. . The counts described above resulted in a trip generation rate of 0.15 trips per seat for the peak hour of the generator. Using this trip rate to estimate trips for the proposed 2,648-seat movie theater resulted in a peak trip generation of 397 trips per hour. It has been assumed that the trips generated by the office buildings during the peak hour of the movie theater trip generation would be negligible. TRIP ASSIGNMENT The assignment of site-generated trips to the street system was originally based on the distribution of existing traffic volumes on the streets. This is typically the method used for small traffic studies. Comments made at the Planning Commission meeting indicated that the assumed direction of approach was not consistcnt with travel patterns observed by residents in the area. Consequently a more detailed analysis, usually used for more complex traffic studies, was used to refine the assumed direction of approach. For this analysis, the Metropolitan Council's regional travel forecasting model was used to assign site generated trips to the street system. The resulting direction of approach, shown in Figure 1, indicates that more of the site generated trips would be destined to the south and southwest on County Road H-2 and Long Lake Road them assumed previously. Figure 2 shows the number of site-generated trips that would be added to Long Lake Road and County Road H-2 by the proposed project on a daily basis (theater and office), S during the peak hour of the adjacent street (theater and office trips), and during the peak hour of the generator (theater only, office trips would be negligible). The proposed development would result in increases of between eight and eleven percent over existing daily traffic volumes on County Road H-2 and between seven and sixteen percent on Long Lake Road. • Apr-11-97 09: 58A Howard Sheldon 1-714-779-6612 P_06 APR-10-97 TRU 14:55 SRF r rt'� i f-J::t_� VV :a v, a. / --...c I 1II HILLVIEW D. HILLVIEW AD.ill cr Y ROAD I �_:�`'`'' �___, "1/4. 41\.. d 0 o Z O =3 o $p u) / z 0 O _/ \\___ - I -----,-- 3% 4117 COUNTY RD. H-� I O 0 0 o cr ---?\ 30 �o QAI E DR. O 11 a w 11\4\ Qo • Z �_-cc G ` 0 WOO OCREST DR. MOUNDS VIEW 1 0 OAi 69TH AVE. N.E. I _J _ t _ , Am. ......... Airik ........_........ _ ,-------% --------\ %V ...______ 41/1 I RF CITY OF MOUNDS VIEW FIGURE l%L CONSULT{NG G=OUr, INC. nIRFCTK)N OF APPROACH 1 . Apr-11-97 09:58A Howard Sheldon 1-714-779-6612 r. � . APR-10-97 THU 14: 56 SRF FA fit). 4''_::4;:x+ P.07 hi el f ii. dox 177. CC p N Q W Q U CC ala a W a� 4 LJ sC W W Z LL O O >- CD CC CC 0 0 W Q a N wr CC W W a cn.._. .,. r } 0 0 a a • ►�- • 8 II II R 4 N• w O o X x � �.. v > ~ Ir 0 X.5(" c va Ca W v cr z S I- D I 2 a cC ii. to a EDGEWOOD DRIVE O d O H U -1 G w. LU g 1.- O a C w z Ili 0 w i— N CII . •� vN O N v LONG LAKE RD. N 441 VI, k..... amill • v Naam = v. vu �' n 0 �� U3 Q U v N ,..9 r �. •V = z o o I. Q r 101 In 20 ,° y V Apr-11-97 09: 58A Howard Sheldon 1-714-779-6612 P-08 AFP-10-97 THU 14: 56 SRF r X rtU. 4•1z.4.: r. ue Pam Sheldon -7 - April 10, 1997 CAPACITY ANALYSIS Intersection capacity analysis was reevaluated based on the adjusted traffic volumes during the p.m. peak hour of the street. This was considered appropriate since, if intersection capacity is adequate to handle these traffic volumes, it would also be adequate during other times of the day. Because the estimate of trip generation during the peak hour of the street has not been changed, and because all site access is still proposed to be to and from TH 10, redistribution of trips would not result in a change in the expected levels of service at the TH 10 and Long Lake Road intersection or the TH 10 and County Road II-2 intersection. The Long Lake Road and County Road H-2 intersection, however, would experience higher traffic volumes than analyzed previously. This intersection is currently operating at level of service (LOS)B during the p.m.peak hour. Under the proposed condition, it is expected to operate at LOS C or better. This is an acceptable level of operation and represents an increase of only one second per vehicle in average intersection delay. . ISSUES RELATED TO U-TURNS . Because the development would only have right-in and right-out access to TH 10 there is expected to be an increase in the number of U-turns on TH 10 at the intersections of Long Lake Road, County Road H-2 and Edgewood Road. The existing design of TH I0, with left turn lanes and a median,will allow passenger cars and vans,the predominant vehicles generated by the development, to make the U-turns. Small trucks will be able to make a U-turn, but the movement is somewhat tight. U-turns would be very difficult for large trucks. State and county traffic engineers were contacted to determine if U-turns arc typically considered a safety problem on arterial roadways. There is no known research or documentation to indicate that U-turns at signalized intersections with protected left turn phases would create a safety concern. One potential conflict with these U-turns is with vehicles on the left making right turns on red. If this conflict becomes a safety problem it may be necessary to restrict right turns on red on the appropriate approaches. U-turns are also expected to be made at the unsignalizcd intersection of TH 10 and Edgewood Drive. At this intersection, uncontrolled conflicts would exist with on-coming traffic from TH 10 and vehicles entering TH 10 from Edgewood Drive. If these conflicts become a safety problem, the intersection could be posted for no U-turns or the median • could be closed. This would force the U-turns on to the County Road H-2 intersection, but is not expected to create a capacity problem at the County Road H-2 intersection. - Apr-11-97 09: 58A Howard Sheldon APE-10-9" THU 14: 5'; SEF �," h 1W, ? `y-779-6612 t Uy P.09 • Pam Sheldon - 8 - April 10, 1995 CONCLUSIONS The O'Neil property is zoned for a mix of residential and retail development. The comprehensive plan indicates single-family residential use of the site. These two land use scenarios represent the extremes of potential uses of the site in terms of the number of trips that would be generated. The proposed development would be expected to generate less than half the number of trips that would be generated by the land use defined in the zoning plan, but more than four times the number of trips that would be generated by the land use indicated in the comprehensive plan. The proposed office buildings are expected to generate the most traffic during the typical a.m. and p.m. peak hour that is experienced on the adjacent streets. The major generator, the movie theater,is expected to generate the highest number of trips later in the evenings and on weekends. Most of the site-generated trips would be served by TH 10. Other streets arc also expected to serve site-generated trips, in particular Long Lake Road and County Road H-2, which are both classified as collector streets. These streets could experience increases of between seven and sixteen percent in daily traffic volumes. The existing street system is adequate to accommodate the trips that would be generated by the proposed project. The developer would be required by Mn/DOT to provide improvements at the proposed site driveway to facilitate movement into and out of the site and to minimize interference with TH 10 traffic. The proposed development is expected to result in an increase in the number of U-turns made at intersections on TH 10. U-turns made at the signalized intersections are not expected to cause a safety problem. It is possible that U-turns made at the unsignalized intersection of TH 10 and Edgewood Drive would create a safety problem. If this occurs, the intersection could either be posted for no U-turns or the break in the median could be closed by Mn/DOT. NH:bba S Apr-11-97 10:04A Howard Sheldon 1-714-779-6612 P_02 MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 502-97 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A COMPREHENSIVE PLAN AMENDMENT FROM MEDIUM DENSITY RESIDENTIAL TO MIXED USE PLANNED UNIT DEVELOPMENT (PUD) FOR THE O'NEIL PROPERTY, 2430 HIGHWAY 10; PLANNING CASE NO. 471-97. WHEREAS, Anthony Properties Management has applied for a comprehensive plan amendment which would change the designation on the O'Neil Property from medium density residential (3-6 units per acre) to mixed use commercial; and, WHEREAS, the O'Neil property is described as follows: (XX-insert legal description) WHEREAS, Section 401.09 of the Mounds View Municipal Code states that the City has • adopted the Comprehensive Plan for the City of Mounds View, dated 1979, as its plan for future development and growth within the City; and, WHEREAS, the City Council of the City of Mounds View adopted the 1979 Comprehensive Plan in 1982 by Resolution No. XXXX; and, WHEREAS, the 1979 Comprehensive Plan places the O'Neil Property in District 1 and designates this property for medium density residential development; and, WHEREAS, there have been four efforts to amend the City's Comprehensive Plan since 1979, and the Highway 10 Redevelopment Study was prepared and considered by the City Council in 1995; and, WHEREAS, as part of these efforts, consideration has been given to various land uses for the O'Neil property, including: highway commercial, mixed use low and medium density residential, office park, corporate headquarters office, or townhomes; and, WHEREAS, the existing Comprehensive Plan designation is 18 years old; and, WHEREAS, District 1 is referred to as City Center, and the description in the Comprehensive Plan for this district states that this area offers the community a valuable opportunity of creating a strong, vital, identifying community focal point. It also states that 411 commercial and medium density residential development should be located in proximity to Highway 10, with a decrease in intensity of use occurring outward from the highway toward the lower density residential neighborhoods to the south and west; and, Apr-11-97 10:04A Howard Sheldon 1-714-779-6612 P_03 • Planning Commission Resolution No. 502-97 April 16, 1997 Page 2 WHEREAS, both the Comprehensive Plan and the current zoning on this property indicate a need to provide buffering between land uses on the O'Neil property and the adjacent single family residential neighborhood; and, WHEREAS, the current zoning envisions approximately seven acres in duplex residential use (R-2) in a strip along the southern edge of this property, and seventeen acres of commercial uses (B-1) bordering Highway 10; and, WHEREAS, Minnesota State Law gives precedence to zoning where there is a conflict between a zoning designation and a comprehensive plan designation; and, WHEREAS, the O'Neil property is one of the most significant parcels remaining available for development in the Highway 10 corridor and in Mounds View, and presents the possibility of adding to the City's tax base; and, WHEREAS, the Planning Commission makes the following findings that the proposed amendment is consistent with the general land use goals and policies contained in the Comprehensive Plan as follows: Goal 1. Develop a cohesive land use pattern which ensures compatibility and functional relationships among activities and uses. The change from medium density residential to mixed use PUD, allowing both commercial and residential uses, will allow for flexibility in the City Center core. The accompanying description of the types of land uses to be allowed requires that commercial be included in the mixture and directs development toward destination- oriented commercial, rather than local convenience commercial. This mixture will create a lively, vital activity center at the heart of the community and brings a new, beneficial element to the land use mix in Mounds View. The proposed amendment places this commercial activity center on Highway 10, which is the major travel corridor through Mounds View, and across the street from City Hall and the Mounds View Community Center, which will reinforce the City Center idea. The land use description requires adequate buffering between this property and the residential neighborhood to the south be provided by limiting the intensity of uses in the area 150 feet from County Road H2, and by requiring a 50 foot buffer of landscaping or tree cover in this area is used for commercial uses. Goal 2. Maintain and, where necessary, upgrade land uses and environmental quality. The policy under this goal directs attention to protecting integrated use districts (residential neighborhoods, commercial centers, industrial parks) from penetration by through traffic. The revisions to the text for District 1 indicate that, if commercial uses are developed in the area within 150 feet of County Road H2, that access to County Apr-11-97 1O:05A Howard Sheldon 1-714-779-6612 P_04 • Planning Commission Resolution No. 502-97 April 16, 1997 Page 3 Road H2 be restricted to protect the neighborhood south of County Road H2 from through traffic. The substantial wetland on this property shall be preserved. The change from medium density residential to mixed use PUD allowing both commercial and residential uses creates more possibilities for reinforcing the idea of creating a vibrant City Center. Goal 3. Preserve and protect property values. The requirement that uses within 150 feet of County Road H2 be limited to lower intensity uses, that a 50-foot buffer be provided if commercial uses are developed in this area, and that the wetland be preserved will help preserve and protect the property values of surrounding residential neighborhoods. Goal 4. Ensure community development is compatible with features of the natural environment and is accommodated without destroying desirable environmental features and natural amenities. This comprehensive plan amendment includes a requirement that the substantial wetland on the property be preserved from development, and that consideration shall be given to • preserving the tree cover on this parcel outside of development areas wherever possible. Goal 5. Prevent development which is not accompanied by a sufficient level of supportive services and facilities(utilities, parking,access, etc.) The property is located on Highway 10, the major thoroughfare in Mounds View, and is also bordered by Long Lake Road and County Road H2, both of which are collector streets. Adequate opportunities for access are available. Water, sewer, storm sewer, gas and electric lines are in place in the surrounding streets. Comments from the Mounds View Police Department and the Blaine/Spring Lake Park/Mounds View Fire Department regarding need for service would depend on specific land uses proposed and would be obtained at the time of development review. Parking requirements also depend on the specific land uses proposed and would be checked during development review. WHEREAS, the Planning Commission hereby finds that the comprehensive plan amendment will remove an inconsistency between the comprehensive plan designation and the zoning designation on this property. NOW, THEREFORE, the Mounds View Planning Commission does hereby recommend that the City Council approve an amendment to the Comprehensive Plan to designate the O'Neil property as Mixed Use PUD (Commercial and Residential Uses) with a requirement that development be limited to lower intensity uses in the area within 150 feet of County Road H2 as noted in Exhibit 1, attached hereto and incorporated herein by this reference. Revisions to the text describing District 1 shall be made as shown in Exhibit 2, attached hereto and incorporated herein by this reference. Uses suitable in the lower intensity area are offices, Apr-11-97 10:05A Howard Sheldon 1-714-779-6612 P-05 Planning Commission Resolution No. 502-97 April 16, 1997 Page 4 single family detached homes, patio homes or duplex residential units not exceeding 6 units to the acre, and parking and landscaping. Development in this area shall be designed to provide a buffer of at least 50 feet in landscaping or tree coverage, and to restrict access to County Road H2, if this area is used for commercial development to protect the single family residential neighborhood south of County Road H2. Development on the O'Neil property shall include commercial uses, and these uses shall be destination oriented, rather than local convenience commercial uses since an adequate supply of such commercial uses have been developed in Mounds View. The substantial wetland on this property shall be preserved from development, and consideration shall be given to preserving the tree cover on this parcel outside of development areas wherever possible. BE IT FURTHER RESOLVED that the Mounds View Planning Commission directs Staff to forward this Resolution to the City Council prior to approval of the minutes. Adopted this 16th day of April, 1997. I Jerry Peterson, Chairperson ATTEST: Pamela Sheldon, Community Development Director (SEAL) 471-CP.RES • • . Apr-11-97 10:05A Howard Sheldon 1-714-779-6612 P_O6 • Planning Commission Resolution No. 502-97 April 16, 1997 Page 5 EXHIBIT 1 This exhibit will be the map for District 1 which appears in the Comprehensive Plan with the designation on the O'Neil property changed from Medium Density Residential to Mixed Us PUD. There will be two areas shown, with the area within 150 feet of County Road H2 restricted to lower intensity uses. A description of the types of uses which qualify as lower intensity will be included on the map. EXHIBIT 2 This exhibit will be the text for District 1, with additions noted by underlining, and striking out of deletions. • * * * * * These exhibits will be delivered to you hopefully no later than Monday, April 14. 41 Apr-11 -97 10 :05A Howard Sheldon 1-714-779-6612 P_07 MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 503-97 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A REZONING FROM B-1 AND R-2 TO PLANNED UNIT DEVELOPMENT (PUD),AND OF A GENERAL CONCEPT PLA . FOR COMMERCIAL USES ON THE O'NEIL PROPERTY, 2430 HIGHWAY 10; PLANNING CASE NO. 471-97. WHEREAS, Anthony Properties Management, Inc. has applied for a rezoning which would change the designation on the O'Neil Property from B-1 (neighborhood commercial) and R-2 (duplex residential) to Planned Unit Development (PUD) for the development of commercial uses; and, WHEREAS, the O'Neil property is described as follows: (XX-insert legal description) • WHEREAS,the Planning Commission makes the following findings regarding the criteria for rezoning contained in Section 1125.01 Subd. i.e. of the Mounds View Municipal Code: (1) Relationship to Municipal Comprehensive Plan The applicant has applied for a comprehensive plan amendment and, if the amendment is adopted by the City Council, there would be consistency between the rezoning request and the Comprehensive Plan. The Planning Commission has recommended approval of the comprehensive plan amendment in Resolution No. 502-97. This recommendation includes a requirement that development be limited to lower intensity uses in the area within 150 feet of County Road H2. Uses suitable in the lower intensity area are offices, single family detached homes, patio homes or duplex residential units not exceeding 6 units to the acre, and parking and Iandscaping. Development in this area shall be designed to provide a buffer of at least 50 feet in landscaping or tree coverage if this area is used for commercial development to protect the single family residential neighborhood south of County Road H2. With these restrictions, the Planning Commission finds that the land use policies in the Comprehensive Plan regarding the following: * accomplishing transitions between different land uses to avoid negative impacts * maintaining and preserving the existing character of low density residential • neighborhoods by preventing the encroachment of higher density land uses and by buffering these neighborhoods from other types of land uses, and - Apr-11-97 10:06A Howard Sheldon 1-714-779-6612 P.08 • Planning Commission Resolution No. 503-97 April 16, 1997 Page 2 • * insuring adequate buffering and landscaping between commercial uses and adjacent residential developments. The development of the O'Neil property as a commercial activity center and destination use will result in additional property tax revenue, employment, and possible spinoff economic activity in the community. It will comply with the land use goal in the Comprehensive Plan regarding the following: * providing for a broad tax and expanded employment base * establishing a City Center which incorporates a mix of commercial, public, medium and high density residential, and * regulating commercial development, where applicable, by the PUD provisions in the zoning ordinance. (2) The geographical area involved. (3) Whether such use will tend to or actually depreciate the area in which it is proposed. (4) The character of the surrounding area. The surrounding area is a mixture of single family residential, multiple family residential, business and civic uses. Along the west side, across Long Lake Road, is a residential neighborhood comprised of three multiple family developments: Silver Lake Woods, Scotland Green, and Wildwood Manor. Both Scotland Green and Wildwood Manor are three-story apartment developments; Silver Lake Woods is a lower intensity, townhome development. In the proposed concept plan, the residential areas on the west are shielded from the development by an 8.5 acre wetland which will be left in its natural state. City Hall and the park surrounding it are located to the north across the 225 foot Highway 10 right-of-way. Donatelle's Restaurant, which is located east of the O'Neil property, is the only development which actually shares a common property line, and both developments are commercial uscs Immediately to-the-southeast--ism cluster-of businesses including Roberts Off 10, Donut Connection, Oasis Market and a car wash. There is an extensive, existing single family neighborhood on the south, across County Road H2, which runs from this roadway to County Road H. The criteria regarding fit between this proposal and the surrounding area, and whether the proposal will affect property values, is most critical for this neighborhood. Ways in which this issue are addressed include: * Limiting access to Highway 10, and permitting no access on County Road H2. * Providing a buffer area of 50 feet along County Road H2, which will either be • left in its natural wooded state or be landscaped. * Providing a screen fence to shield the residential neighborhood to the south from the activity associated with the theater complex, and to prevent pedestrian traffic into the neighborhood. Apr-11-97 10 06A Howard Sheldon 1-714-779-6612 P0 411 Planning Commission Resolution No. 503-97 April 16, 1997 Page 3 * Placing lower intensity office uses along County Road H2, which will be designed to have a residential character. The property is located between two very different environments, i.e. the single family neighborhood on the south, and the highway corridor on the north t-: development has concentrated in Mounds View. The project design has addkrne, f unique challenges of fitting a commercial development into this environment while minimizing the impact on surrounding residential neighborhoods. (5) The demonstrated need for the use. The market summary submitted with this application shows that there is a substantial area that is not served by movie theaters, with more population growth occurring to the man, northeast and northwest. The market study showed theaters located within a 3-mile, 5- mile and 7-mile radius of this site. The theater industry uses a five mile radius as the area to be served by a theater complex. There are no movie theaters within thkez of this site, and one older theater having four screens within five rnilr, r r f c_ ; f • Theaters proposed in the region are at the five-mile radius or beyond. WHEREAS, the Planning Commission finds that this proposal meets the purpose and intent of Planned Unit Developments as stated in Section 1120.01 of the Mounds View Municipal Code in that the proposal has planned the overall development of this pEopcity and included an appropriate mix of uses which compliment each other, and will add to the vitality of the City Center. Requirements have been included to insure high quality architectural design and coordinated signage. The substantial wetland on the property will be prrv •, and consideration will be given to preserving the tree cover on this parcel outside of development areas wherever possible. WHERREAS the irrg Com n is on-finds tia this proposal meets the general requirements and standards for Planned Unit Developments (Section 1120.02) through the stipulations established in Exhibit 1 to this resolution. WHEREAS, the Planning Commission finds that this proposal meets the special requirements and standards for commercial PUDs (Section 1120.03 Subd. 2) as follows: Required Provided Minimum Project Size 5 acres 23.99 acres Minimum Street Frontage 200 feet 1690 feet Minimum Property Width 200 feet 1280 feet • .Apr-11-97 10 06A Howard Sheldon 1-714-77.96612 P. 10 • Planning Commission Resolution No. 503-97 April 16, 1997 Page 4 Landscaping, Screening and Surfacing: (1) The entire site, other than that taken up by structures or landscaping, sh:i be surfed with a material to control, dust, drainage and erosion. The applicant is proposing a paved parking lot to serve the theater and office ,,sisr r ss (2) A drainage system conforming to the comprehensive storm drainage plan and subject to the approval of the Director of Public Works/City Engineer shall be installed. The drainage system is designed to collect the water from the developed portion of the site, run it through detention ponds to allow settling of pollutants, and then discharge the water in the wetland. The wetland drains through a 15" pipe into the storm ewer system, in Long Lake Road. Development of this project will result in higher water levels in the wetland (0.2 feet in a 10 year storm; 0.3 feet in a 100 year storm). The ince water elevation will not have a negative impact on adjacent structures or roads; the yaw will remain on the site. The higher water levels are expected to increase the arnomt c.;> wildlife habitat, flood/stormwater attenuation, water quality protect, and open water area • in the wetland. No impacts to the existing groundwater table, or to the current recharge potential of the area are expected. The City Engineer has reviewed the drainage system and finds it in compliance with the City's comprehensive storm drainage plan, and acceptable in terms of preliminary design. Final design of the drainage system will be checked at the development plan stage. (3) Development abutting an R-1,R-2 or R-3 District shall be screened and landscaped in compliance with subdivisions 1003.08 (1)through(5)of this Title. This requirement is not applicable since this property does not abut any R-1, R-2, or R-3 districts. The proposal would meet the requirements of Section 1103.0& WHEREAS, the Planning Commission has reviewed the following documents: * Site Design, prepared by HLM Architects, dated 2-7-97 * Traffic Study, prepared by SRF Consulting Group, dated 3-12-97 * Traffic Study, prepared by SRF Consulting Group, dated 4-10-97 * Market Summary, dated XX * Parking Study prepared by Wells & Associates for Carmike Theater in Lancaster County, PA, dated 2-11-97 * Memorandum from the City Engineer (Rocky Keehn), dated 3-10-97 * Memorandum from the City Engineer (Wayne Jacobsen), dated 3-10-97 • Memorandum from the Mounds View Police Department, dated XX * Memorandum from the Blaine/Spring Lake Park/Mounds View Fire Department, dated XX Apr-11-97 1O:07A Howard Sheldon 1-714-779-6612 P_ 11 IDPlanning Commission Resolution No. 503-97 April 16, 1997 Page 5 * Letter from U.S. Army Corps of Engineers, dated 3-24-97 NOW, THEREFORE, the Mounds View Planning Commission does hereby iamend that the City Council approve a rezoning from B-1 and R-2 to Planned Unit Dcvelopct(PLD) for commercial uses, and approving a general concept plan as shown in the c;te-rccr-;- 97, for the O'Neil property, 2430 Highway 10, subject to the stipulations in ld hibit 1, attached hereto and incorporated herein by this reference. BE IT FURTHER RESOLVED that the Mounds View Planning Com-, } L< .1. z 4, . to forward this Resolution to the City Council prior to approval of the minutes. Adopted this 16th day of April, 1997. Jeffy P c,K, );), ATTEST: __ Pamela Sheldon,Community Development Director (SEAL) 471-ZON.RES S Apr-11-97 1O : O8A Howard Sheldon 1-714-779-6612 P- 12 • Planning Commission Resolution No. 503-97 April 16, 1997 Page 6 EXHIBIT 1 This exhibit will be the stipulations which apply to this property, and will be the completion of the sample provided to Planning Commission at your April 2 meeting. Exhibit 1 will be delivered to you hopefully no later than Monday, April 14. • S Item # 7 • PLANNING COMMISSION STAFF REPORT Meeting Date: April 16, 1997 Staff Report by: James Ericson, Planning Associate Planning Case No.: 477-97 Request: Mixed Use Planned Unit Development (PUD) Petitioner: D.W. Jones, Inc. Location: Silver Lake Road&Highway 10 PIN Nos. 06-30-23-43-0004, 0036, 0037, 0007, 0009, 0006, 0003 & 0008 Zoning/Land Use: B-2, Limited Business District/Insurance Office and Vacant Land Applicable Regulations: For rezonings, the Planning Commission shall evaluate the possible adverse effects of a rezoning request based upon(but not limited to)the following factors (Section 1125.01 • Subd. I.e.): (1) Relationship to Municipal Comprehensive Plan. (2) The geographical area involved. (3) Whether such use will tend to or actually depreciate the area in which it is proposed. (4) The character of the surrounding area. (5) The demonstrated need for such use. Chapter 1120 states the purpose and intent of allowing for planned unit developments, and the procedure for approval of planned unit developments (PUDs). • PUDs are required to be consistent with the Comprehensive Plan(Sect. 1120.02, Subd.2) • Minimum project size = 5 acres • Minimum street frontage =200 feet • Section 1103.08 requires screening, fencing and landscaping. Attachments: Resolution No. 505-97(option#1) Resolution No. 505-97(option#2) Background: • At the Planning Commission's last meeting on April 2, 1997, the applicant presented revised plans for its proposal to develop a mixed use, planned unit development (PUD) on the site bounded by Silver Lake Road, Highway 10, and the Saint Paul Water Utility easement except that part Planning Commission Staff Report D.W. Jones,Inc. PUD Request April 14, 1997 • Page 2 occupied by TJB Homes. The applicant discussed their alternative concept plan(date-stamped 3/26/97)which addressed some of the concerns staff had regarding the layout and integration of the uses. The uses themselves, however, did not change. The applicant requested that action be taken if possible so they could proceed in taking the plan to the City Council. The Commission indicated that a decision at that point would be premature. The two main topics of concern were the SRF Section 9 Redevelopment Study findings and the extent to which the development encroaches into the 100-foot wetland buffer. In the end, the Commission decided to delay their decision until after hearing the results of the SRF study. Discussion: SRF Section 9 Redevelopment Study. The City Council, at their April 7, 1997 work session meeting, was presented with a draft final version of the SRF Section 9 Redevelopment Study for the Highway 10 Corridor. The report suggested that a Planned Unit Development would be the preferred alternative for developing this group of parcels, and that a different alternative would be to join the two properties nearest the corner of Silver Lake Road and Highway 10 and re-zone them to B-3, Highway Business District. This zoning would be consistent with the types of uses best suited for this location: non-destination types of commercial development catering to the needs of the high volume of traffic present daily on highway 10. Encroachment into the Wetland Buffer. The placement of the senior citizen housing project away • from Highway 10 is appropriate, especially as a complementary building to the existing Silver Lake Pointe project, and takes advantage of the amenity provided by the wetland. Staff is concerned, however, with the degree to which this building and the office building at the east end of the site encroach into the wetland buffer. The applicant has calculated that 45% of the buffer area is proposed to be in impervious coverage (either building or paving). Staff contacted surrounding communities to determine how other cities regulate wetland buffers and to what extent. Of the eleven cities contacted, only two--Maplewood and Blaine--had a wetland buffer ordinance; the other nine did not. Maplewood's buffer requirements range between 10 and 100 feet depending upon the type and class of water involved. Blaine's buffer is 100 feet. The following cities had no buffering requirement: New Brighton, Spring Lake Park, Fridley, Coon Rapids, Shoreview, Arden Hills, Little Canada, White Bear Lake and Vadnais Heights. PUD document. Staff will prepare a draft PUD document much like the sample distributed at your last meeting which would accompany the ordinance approving the rezoning. This should be ready by April 14, 1997. Recommendation: In light of the information presented at the City Council work session regarding the SRF study and the results of Staff's research as to how other cities regulate wetland buffers, neither of which the Commission has had an opportunity to discuss, Staff has prepared two versions of Resolution • No. 505-97, one recommending approval and one recommending denial of this PUD request. N:\DATA\USERS\PAMS\SHARE\DEVCASES\477-97VONESPC3.RPT • RESOLUTION NO. 505-97 (Option #1) CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A REZONING FROM B-2 TO PLANNED UNIT DEVELOPMENT(PUD),AND OF A GENERAL CONCEPT PLAN FOR COMMERCIAL AND RESIDENTIAL USES AS REQUESTED BY D.W. JONES,INC.; PLANNING CASE NO. 477-97 WHEREAS,D.W. Jones, Inc. has applied for a PUD rezoning to develop properties located within an area bounded by Silver Lake Road, Highway 10 and the southern boundary of the St. Paul Waterworks right-of-way, (excluding that property owned by TJB Homes,) property zoned B-2, Limited Business District, with these particular PIN numbers: 06-30-23-43-0003 06-30-23-43-0008 06-30-23-43-0004 06-30-23-43-0009 06-30-23-43-0006 06-30-23-43-0036 06-30-23-43-0007 06-30-23-43-0037 • WHEREAS, the Planning Commission has reviewed the following documents regarding this proposal: 1. Planning Application 2. Zoning Map 3. PUD Concept Plan,dated 3/26/97 4. Letter from Applicant,dated 3/5/97 5. Letter from Developer,3/19/97 6. Letter from St.Paul Water Utility,dated 2/24/97 7. Letter from Minnesota DNR,dated 3/3/97 8. Letter from the US Army Corp of Engineers,dated 3/24/97 9. Letters from Residents 10. Market Needs Analysis/Traffic Analysis,dated 3/19/97 11. Tax Impact Analysis,dated 3/19/97 WHEREAS, The Mounds View Planning Commission makes the following findings regarding the possible adverse effects of this rezoning according to Section 1125.01, Subd. 1.e: 1. Relationship to the Comprehensive Plan According to the Comprehensive Plan, the properties included in this project should be developed on a staged, planned-unit basis. The District 1 (City Center) Comp Plan map designates these properties as mixed use,PUD. The Comp Plan also suggests that the • natural features on this site be preserved and that consideration be given for the dedication of a bike or walking path. Planning Commission Resolution No. 505-97 • Option#1 April 16, 1997 Page 2 2. The geographical area involved. 4. The character of the surrounding area. This subject area is for the most part vacant. The only improvement is a small insurance office near the corner of the subject property. A large proportion of the area is federally protected wetland, the balance is uplands covered in prairie grass and scrub trees. There is an 83-unit senior residential building to the south of this project, Highway 10 and commercial developments to the east, and a service station and multi- and two-family residential districts. TJB Homes has an office building within this section of land to be developed, but it is not included in the proposal. 3. Whether such use will tend to or actually depreciate the area in which the use is proposed. The applicants have provided an estimated tax impact analysis of the subject propetty showing the current taxes paid and the projected taxes paid with the uses proposed. Taxes paid are expected to increase a minimum of$215,000 as a result of Staff has no information to indicate one way or the other the impact upon neighboring • property values, but assumes it to be positive. The commercial businesses in the immediate area will benefit with the new uses, however the residential areas across Silver Lake Road may be negatively impacted if traffic congestion results. The senior facility to the south should benefit as a result of this project with the added facilities within walking distance and the prospect of more seniors with which to gather. 5. The demonstrated need for such a use. According to the recently completed SRF Section 9 Redevelopment Plan for the Highway 10 corridor, the uses proposed with the exception of the gas station/car wash/fast food component are listed as being well suited for the area given the market. While a demonstrated need was not exhibited for the gas station, car wash and fast food, a separate marketing report supplied by the applicant shows that a large percent of the volume on Highway 10 is not being captured by the existing service stations. The car wash proposed is a soft cloth wash, as opposed to the existing"touch-less" and self-wash options already present in the City. WHEREAS, the Mounds View Planning Commission finds that this proposal meets the purpose and intent of Planned Unit Developments as stated in Section 1120.01 of the Mounds View Municipal Code in that the applicant has planned the overall development of this property and included an appropriate mix of uses which compliment each other and will add to the vitality . of the City. Requirements have been included to ensure high quality architectural design and coordinated signage. • Planning Commission Resolution No. 505-97 Option#1 April 16, 1997 Page 3 WHEREAS, the Mounds View Planning Commission finds that this proposal meets the general requirements and standards for Planned Unit Developments (Section 1120.02) through the stipulations established in Exhibit 1 to this resolution; and WHEREAS, the Planning Commission finds that this proposal meets the special requirements and standards for mixed-use PUDs(Section 1120.03, Subd. 3) as follows: Required Provided Minimum Project Size 5 acres 12.96 acres Minimum Street Frontage 200 feet 960 feet Minimum Property Width 200 feet 780 feet Landscaping, Screening and Surfacing: (1) The entire site,other than that taken up by structures or landscaping shall be surfaced with a material to control dust,drainage and erosion. • The applicant is proposing to pave all parking areas, access drives and the internal roadway. (2) A drainage system conforming to the comprehensive storm drainage plan and subject to the approval of the Director of Public Works/City Engineer shall be installed. The preliminary drainage plan indicates the creation of two NURP ponds, one between the proposed senior building and one at the south easternmost portion of the subject area. At the last Planning Commission meeting, the issue was raised as to whether the second NURP pond was actually located within the delineated wetland area. The applicants indicated that there were other locations within the subject area to accommodate another pond if necessary. The City Engineer was unable to provide comments as to the drainage system capabilities without the run- off calculations and the ponding specifications. This information would be provided by the applicants at the development stage of the PUD process. (3) Development abutting an R-1,R-2,or R-3 District shall be screened and landscaped in compliance with subdivisions 1103.08 (1)through(5)of this Title. This requirement is not applicable since the subject properties do not abut any R-1, • R-2 or R-3 Districts. The proposal would meet the requirements of Section 1103.08 Planning Commission Resolution No. 505-97 • Option#1 April 16, 1997 Page 4 NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends that the City Council approve the rezoning from B-2, Limited Business District to PUD, Planned Unit Development and approve the general concept plan as shown in the alternate site plan dated 3/26/97, for the Winiecki/Jones properties between Silver Lake Road and Highway 10 to the southern line of the St. Paul Waterworks right-of-way, excluding the parcel occupied by TJB Homes, all subject to the stipulations in Exhibit 1, attached hereto and incorporated herein by this reference. BE IT FINALLY RESOLVED that the Planning Commission directs st;± to forward this resolution to the City Council prior to approval of the minutes. Adopted this 16th day of April, 1997. Jerry Peterson, Chairperson • Attest: Pamela Sheldon, Community Development Director (Seal) N:\DATA\USERSTAMS\SHARE\DEVCASES\477-97\JONESPC1.RES 1110 • Planning Commission Resolution No. 505-97 Option#1 April 16, 1997 Page 5 EXHIBIT 1 This exhibit will be the stipulations which apply to this property and will be the completion of the example document provided to the Planning Commission at your April 2 meeting. Exhibit 1 will be delivered to you hopefully no later than Monday, April 14. • 110 111 RESOLUTION NO. 505-97 (Option #2) CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING TO THE CITY COUNCIL DENIAL OF A REZONING FROM B-2 TO PLANNED UNIT DEVELOPMENT(PUD)AND DENIAL OF A GENERAL CONCEPT PLAN FOR COMMERCIAL AND RESIDENTIAL USES AS REQUESTED BY D.W. JONES,INC.; PLANNING CASE NO. 477-97 WHEREAS, D.W. Jones, Inc. has applied for a PUD rezoning to develop properties located within an area bounded by Silver Lake Road, Highway 10 and the southern boundary of the St. Paul Waterworks right-of-way, except that property owned by TJB Homes, property zoned B-2, Limited Business District, with these particular PIN numbers: 06-30-23-43-0003 06-30-23-43-0008 06-30-23-43-0004 06-30-23-43-0009 06-30-23-43-0006 06-30-23-43-0036 06-30-23-43-0007 06-30-23-43-0037 • WHEREAS, the Planning Commission has reviewed the following documents regarding this proposal: 1. Planning Application 2. Zoning Map 3. PUD Concept Plan,dated 3/26/97 4. Letter from Applicant,dated 3/5/97 5. Letter from Developer,3/19/97 6. Letter from St.Paul Water Utility,dated 2/24/97 7. Letter from Minnesota DNR,dated 3/3/97 8. Letter from the US Army Corp of Engineers,dated 3/24/97 9. Letters from Residents 10. Market eels An yah sis/Traffic Analysis,dated-3/19/97- 11. Tax Impact Analysis,dated 3/19/97 WHEREAS, The Mounds View Planning Commission makes the following findings regarding the possible adverse effects of this rezoning according to Section 1125.01, Subd. 1.e: 1. Relationship to the Comprehensive Plan According to the Comprehensive Plan, the properties included in this project should be developed on a staged, planned-unit basis. The District 1 (City Center) Comp Plan map designates these properties as mixed use, PUD. The Comp Plan also suggests that the • natural features on this site be preserved and that consideration be given for the dedication of a bike or walking path. Planning Commission Resolution No. 505-97 (Option#2) April 16, 1997 • Page 2 2. The geographical area involved. 4. The character of the surrounding area. This subject area is for the most part vacant. The only improvement is a small insurance office near the corner of the subject property. A large proportion of the area is federally protected wetland, the balance is uplands covered in prairie grass and scrub trees. There is an 83-unit senior residential building to the south of this project, Highway 10 and commercial developments to the east, and a service station and multi- and two-family residential districts. TJB Homes has an office building within this section of land to be developed, but it is not included in the proposal. 3. Whether such use will tend to or actually depreciate the area in which the use is proposed. The applicants have provided an estimated tax impact analysis of the subject property showing the current taxes paid and the projected taxes paid with the uses proposed, Taxes paid are expected to increase a minimum of$215,000 as a result of this project. Staff has no information to indicate one way or the other the impact upon tio°, property values, but assumes it to be positive. The commercial businesses in the immediate area will benefit with the new uses, however the residential areas across Silver • Lake Road may be negatively impacted if traffic congestion results. The senior facility to the south should benefit as a result of this project with the added facilities within walking distance and the prospect of more seniors with which to gather. 5. The demonstrated need for such a use. According to the recently completed SRF Section 9 Redevelopment Plan for the Highway 10 corridor, the gas station/car wash/fast food components of this PUD are not listed as being demonstrated needs in this area. The applicants have supplied a separate marketing report-that-indic-ates-a-large percent of-the gasoline mark-et-in-Mounds View-is-not-being— met. The study examined the Highway 10 volume as well as the household consumption to estimate that the existing service stations captures only 36 percent of the gasoline market. While this may be true in the strictest sense, Staff questions the validity of this finding in that any service station along Highway 10, not just those in Mounds View, could be capturing this unmet market. In addition, the household consumption could be met anywhere in the metro area, depending upon where one works or travels. Staff has received letters and phone calls from residents voicing displeasure regarding the possibility of another gas station or car wash in the City. Given that there are already six gas stations and seven car washes(soon to be eight) in the City and ten fast food outlets on Highway 10 alone, it is Staff's contention that neither the need nor desire for these uses does not exist. . Planning Commission Resolution No. 505-97 (Option#2) April 16, 1997 Page 3 WHEREAS, the Mounds View Planning Commission finds that this proposal meets the purpose and intent of Planned Unit Developments as stated in Section 1120.01 of the Mounds View Municipal Code with the exception of Subd. 4, which requires the preservation and enhancement of existing features. The development encroaches into the protective wetland buffer by approximately 45 percent. The buffer is intended to preserve and protect the integrity and function of the wetland within the overarching goal of comprehensive stormwater management for the City. The proposed development does not meet this requirement. WHEREAS, the Mounds View Planning Commission finds that this proposal meets the general requirements and standards for Planned Unit Developments (Section 1120.02)with the exception of Subd. 3 which requires that sufficient usable open space be provided with this development. Only minimal open space is provided, that being the thin strip of land behind the senior building. The benefit of this land to the residents of the senior building is questionable. WHEREAS, the Planning Commission finds that this proposal meets the special requirements and standards for mixed-use PUDs (Section 1120.03, Subd. 3) as follows: Required Provided • Minimum Project Size 5 acres 12.96 acres Minimum Street Frontage 200 feet 960 feet Minimum Property Width 200 feet 780 feet Landscaping, Screening and Surfacing: (1) The entire site,other than that taken up by structures or landscaping shall be surfaced with a material to control dust,drainage and erosion. The applicant is proposing to pave all parking areas, access drives and the internal roadway. (2) A drainage system conforming to the comprehensive storm drainage plan and subject to the approval of the Director of Public Works/City Engineer shall be installed. The preliminary drainage plan indicates the creation of two NURP ponds, one between the proposed senior building and one at the south easternmost portion of the subject area. At the last Planning Commission meeting, the issue was raised as to whether the second NURP pond was actually located within the delineated wetland area. The applicants indicated that there were other locations within the subject area to accommodate another pond if necessary. The City Engineer was unable to provide comments as to the drainage system capabilities without the run- • off calculations and the ponding specifications. This information would be provided by the applicants at the development stage of the PUD process. Planning Commission Resolution No. 505-97 (Option#2) April 16, 1997 • Page 4 (3) Development abutting an R-1,R-2,or R-3 District shall be screened and landscaped in compliance with subdivisions 1103.08 (1)through(5)of this Title. This requirement is not applicable since the subject properties do not abut any R4, R-2 or R-3 Districts. The proposal would meet the requirements of Section 1103.08 NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends to the City Council denial of the rezoning request from B-2, Limited Business District to PUD, Planned Unit Development and deny the general eo kept plan an shown in the alternate site plan dated 3/26/97, for the Winiecki/Jones properties between Silver Lake Road and Highway 10 to the southern line of the St. Paul Waterworks right-of-way. BE IT FINALLY RESOLVED that the Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 16th day of April, 1997. • Jerry Peterson, Chairperson Attest: Pamela Sheldon, Community Development Director (Seal) N:\DATA\USERS\PAMS\SHARE\DEVCASES\477-97UONESPC2.RES • • PROCEEDINGS OF THE PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting April 2, 1997 Mound ,,21:--w City Hall 2401 Highway 10, Mlikds.:., "' , MN 55112 (Held at the Bel Rae Commun%Centqa:4:-: ,:' dgewood Drive) ...,,,.......p- ...,.....-...,,,,....„, 1. Call to Order v..4. $-.•sy.,..%.:......;•:....y... ,;?:>. wi•:.:::::.:s„, ,A•,-.L.. .•:. .., ;:k s The meeting was called to order by Chair PeteMaKn /.00 p.m. s.czigk, Alwrow.w:: 2. Roll Call 401AMIL. szmw.; ,1,,,•, Nozge.sti, .N4.4.,. Members present: Commissioners Brogkmichnston : rtip.: '. •ler, Brasaemle, Stevenson and Chair Peterson. Atz!..:.%.1,..14:k aim,:K•E:air:iiiiii:e•::..E.....14 .:;::...0:.'•4 • 4m...i...z..ze •—:.: - vi......:Am:s.e.:z::, 4 „or :,:o.s.w.......,......ik.. ...„ ,, Also Present Community Devet9pment QtrectIrkz;;;'.!,,,,', Planning Associate Ericson, Council Liaison KoopOeinerstA RedOketecretary Benesch. AM:4 A.1.> • W aAP' a vA PP> 4.,,..".., 3. Approval of Minutes:h• 'rch 5, 1b. . Ar finamet" A\ :Az s azi, $.*:,..4: ;;m dati.MIMP Motion/S004 Brasamm- !?:,...",•ks to approWitie minutes of March 5, 1997 \ . syis::,,,:::.::.",.,..N., t;Ai.!::MPzki•k% \VM.V.ku, Motion Cattfalgtvps, 0 riaysmiks xv:iimmok. :•:,:k:i.:•,...,,,,,t.z.. 4. CitizeirReirosimand Comments on Items Not on the Agenda „goivaR4:wkatmw, 'v. ....td.,EA„„ ,....k.k, -4There-were-notisi quests-or-comments-from-the-floor. .:<,•• ,,,v.•:::: Tikkr 'AIN Aktk a: ,...„.1.,..„.., .47 t h)) o MinutesPage .,.,:i.,......A.... 4.1. Eq.griptrig,„Q. .„..L.., ,. .§e1.*472-97, Conditional Use Permit for Spot's Quick Lube, •9ir'10 itosir,.....—: • 2 Na.:0;.< :0•-•:i.00' Planntwease No. 477-97, Rezoning for D. W. Jones, Inc. for a Planned Unit Development, Silver Lake Road & Highway 10 4 • Mounds View Planning Commission April 2, 1997 • Regular Meeting Page 2 5. Planning Case No. 472-97 2975 Highway 10 Applicant: Spots Quick Lube Al Request for a Conditional Use Permit to operate a car mmax\` �tenan f °:j 'txti �� > ta The applicant, Ron Ostrander General Mena ',:of Spot .'uick t* present. ` �saz Planning Associate Ericson informed the Corflm a$ x ; • at the applicant has provided Staff with an updated site/drainage/1,f ,,:, x �xx * n plan since their last meeting. He added that the applicant brought in arto e ed lighting plan that �:xxwxx:;x;xxxax: day that addresses a couple of concernsx0 ,Staff ha' With„• ' on distributed to the Planning Commission a copy of a: ri:c analyst Or e sit- and biiefly discussed the revisions to the Plait% xl..; <„ ..,0;' a ` az'�.zz x ixxxza INT Mr. Ericson thoroughly reviewthe StaRepdr 'April 2, 1997, regarding this item. He noted that the Citt3resterad made, om . e changes to the landscape • plan. ,.xx>xxxx ti4x5 2 ,az,.." r ; xxitir x x > Mr. Ejicson inform tt 'Commi lko tall is recommending approval of tia``\ Jxxa x`x; +x,\ .`xxyti':.:x\\\\\.\`�xx�5' R.ems�` 'on No. 56 nth stipui zr zx�x n`ft..:"`k 2n`.fix, �`^°°�°°°s Cot er Jo f i i z ed for clarification on the lighting that is prupesed. Director offer ackground regarding the lighting and explained what t <€ ' ently re € s. She explained that some of the photometric re�lgs t ey fir;r iving`"ire a little high near the property line and suggested tat the-apps' ;x ": se-numbers-using the-heights and-wattages -hat—Staff-had mino x uggested. Co` `oner Miller asked if there were restrictions as to when the gi, lights had to be.turned off on the site. Director Sheldon did not recall that there it": were any cond 'ikns in the resolution but that it could be added. Director Sheldon < tzlindicated th main concern was wattage and spillage of li lighting into the ,; 99 9 `�`��r xaa�x. •�x::, x nax� zik: sidenti areas. `IOPRIWe ;m`.R =Ostrander explained that they decided to go to the higher wattage lighting because Mr. Ericson had initially asked that they reduce the number of light standards. Mr. Ostrander indicated that he would run the numbers again if necessary. He added that he has been dealing with a couple of lighting designers on this issue to find a way to avoid spillage into the street and avoid offending any • neighbors. • Mounds View Planning Commission April 2, 1997 Regular Meeting Page 3 Commissioner Brasaemle requested that the lighting plan be clarified since it did not coincide with the description that Mr. Ostrander was giving. Mr. Ostrander explained that he had just came from the lighting designer and had ncad a chance to review the plan. He explained that the light pole -t Co K issioner Brasaemle was referring to is intended to be a 40Q watt bulb no ` 000 watt bulb as indicated on the plan. Mr. Ostrander requestiat t "g '"' ` , near Highwa 10 be left illuminated at all times. He also askhat the b, Y'�3 is buildin• A be allowed to stay lit for security purpose. H dicated ;= ' th- }� Y Y :`$Y„ •t lid . would be turned off when the business is e 41*-1010, Commissioner Miller asked about the directtona za.ti,s and Mr. Ostrander indicated that these signs will not be lit t zzENis x�`Y�<` Commissioner Brooks asked what es of auto repaiRMMTwould be taking place. Mr. Ostrander indicated that tk .,. , a no a" t` air, only auto • maintenance such as oil changes ' truk vices id exchanges, wiper blade changes, etc. Commissi `ner Johnston Jotttstortasketgeir tools would be used. Mr. Ostrander indicated that they may tdoindl : ; ations on an infrequent • basis, possiblythree to fob Y"'•"'`''� YY: '' ations. day. Commissioner Miller asked what ;;z«YYYYs`> �YYY=s `Y arrangements have beer)lm e tog rid of the 'luid from the fluid exchanges. Mr. Ostrander explained th ?'e has racted,40 Scrap Busters who will recycle the fluids., He explained'th }the us e \ •ie piped into a tank approved by the E - ental P,Y ; � YA o A enc`�Y 0 uld be recycled. Commissioner Obert Y es W;n oil fif '�' : i:.,er would fie used. Mr. Ostrander explained that he wou: r.,not to" s €t own filters if possible. "'�tYY:Y`Y'.Y`YtYYYY"'`Y `Y�\`phi\.\2M1`::i,`:. ;111.1k.) Hen Y•. . ' '629 Lake Circle, asked where Spot's Quick Lube will be ated"' kiwained that it will be the old Auto Central site. Mr. Ruggles . nought up h :' uffter shop-across-the-street. Mr. Ostrander explained that the demogsalphievstudy done by CITCO did not even put Texaco in the same category as farlis competition because Texaco's primary function is muffler changes withhick lube as a secondary use. N\k;s! ` im, 1/14Ler 7980 Fairchild Avenue, expressed his concern with the architectural •? `.'. .� • o tThe proposed building and its "70's-type" look. Cathy Bennett, Economic irdvp- •elopment Director, addressed the Planning Commission and explained that one of the things that the Economic Development Commission (EDC) is trying to accomplish with the corridor study of Highway 10 is to tie in design standards to develop a character for the corridor. She informed them that this study will be • discussed at the April 7th City Council meeting. Chair Peterson explained to Mr. Miller that the Planning Commission presently does not get involved with Mounds View Planning Commission April 2, 1997 • Regular Meeting Page 4 building characteristics partly because there are no standards that apply to the City as a whole. Mr. Ostrander clarified that CITGO did perform a study which indicated that the look of the proposed building is appealing to the. ialic. Commissioner Johnston read an excerpt from the Moue*Vie. . ode regarding the criteria for approval of B-3, minorauto rep* ``', es, and how they pertain to architectural appearance. Chai1,Ceters• . d . $, ;• at property owners have certain rights to build in certain ned distr';,iY ' `a` inued by.#:' saying that this property is zoned B-3 which lows th- '&"rren ` ;., ., Peterson asked Mr. Ericson if there were a `,.:.,utst-,: .ing issues't : : Mr. Ericson explained that in addition to the lig " a`te, the revised t-:•.•�3- ` -pe plan must be addressed and easement documents ', t be prepared. fli Motion/Second: Stevenson/Brooks to approve Resolution ;e7 with conditions as discussed by the Planning Commission. ..<_. ">:<��•.: s< <i«> ;_ EW �S��n�Y}•�v.ii�uui�:. i�.�.iiiriii t ``.4`?j`Y4 The needed revisions of the lar capingt < gting." re briefly discussed. Chair Peterson explained to tkii.--audie `e that triatiMAtibn taken by the Planning Commission that evening w >a reco;.rendat io'the City Council and that • various minor details coup : worked out prcrto Council action. r2`z`a,ir Ar 44- Commissioner Obert presse that he;eff the applicant should be allowed to kee ` a wall pa .t, e rear ing on all night and it was decided that a; on wow ;> ied thaheatifes the overhead lighting must be turned off hick mea i7'." turning off any other lighting would be up to the discr" € 'f e a-4000bpph n :.` Motion Carried' ' 7 wsvisktLye 4amstbzik2 ays „....:.``:.?. .. Chai ;Peterson inform l applicant that the next step would be City Council action onat IIP hApril 14th. .`;K tttt •1 .`".Y,` w\ a. , `ann1n"Cs o. 47• 7-97 "PSRoad and Highway 10 Applicant: D.W. Jones, Inc. Request for a Rezoning from B-2 to Planned Unit Development to allow a gas station with fast food and car wash components; restaurant; senior housing complex; and office building. . • Mounds View Planning Commission April 2, 1997 Regular Meeting Page 5 The applicant, D.W. Jones, Inc, was represented at the meeting. Planning Associate Ericson reviewed the Staff Report dated April , -=97, regarding this request. He explained that the request con ts of(Y. otor fuel station with a fast food and car wash componen. restaur or housing complex, and an office building. Mr. Ericson r ; -ed t ,:"ssion that the applicant, at their last meeting, provided a to Mpact re•?.0i nd traffic;` analyses and that the Commission had expressed sor •nc .,::: e • _ ' station and car wash components of the pr }ind f ng that the..;.<}:`r ",. }" t need any more of these types of uses. He d i iat he has recei' V ber of letters from residents bearing the same set~ fe }}} a distributed a map showing all of the gas stations and car waskW.thin the City (7 car WV.itari washes, 6 gas stations). He indicated that'4is use $rktent with the mmiComprehensive Plan and is consistent; tie Highway} ;<Area 9, Study. He explained that one of the unresolved _I ' hether'd;: t there is "too much" proposed for this piece of propery ale stat *applicant applicant is asking that the Planning Commission tak Ction th 'e*' t arding this request if .i�,` wa ..}}}..,ice}}}},.�,. . possible. Chair Peterson ested fat a mtd ;„ tange be made to the map of car washes. He pointed: at Sa -n shoul 'be added to the map. Commissioner Stever ,. . _,., . elieytt that th..ta are at least 400 car washes a month at the Saturn D.eership. ,ice t errs a significant amount of water usage}} for the Cit, `Oso belie.`*.``..``*`.. ;ttoi;ild be added to the list. '?�µ :fir„^¢ �iexa�:}}}.�zi�z}�' �:}z},}„},r} �4zzµ�},�}z}}},}z�. 'zkzziiixiil"�a"ar Co Devet e > 'rector Sheldon explained that the applicant is requ' j :••:;,.,t this re` tve forward. Director Sheldon explained that Staff :::.:., •.�,` `.,.,.;.aa}:.�. felt they <:o prepare a esolution because they did not know what the Plank .g> } n's reasoning was and what points should be included in the r ution. She ed that one possible option would be to take a straw poll 'tf the Planningrtsion regarding the general concept of the project in order �x� to give Staff some direction and the resolution could be brought to the next :w meeting. The}#mer option would be to hold the discussion and Staff would AKprepare the •• olution without taking a vote. She explained that having a vote `r aken thatia w ening would not result in the proposal getting to City Council any szk, �� : ; n if it was decided at Planning Commission's next meeting. Staffs ' "was to have a PUD plan developed that would include a detailed explanation of what was approved and what further issues would need to be resolved at later steps in the process (lighting, signage, traffic and access, dimensional requirements for building such as heights and setbacks, uses • allowed, drainage, etc.). Mounds View Planning Commission April 2, 1997 • Regular Meeting Page 6 Chair Peterson felt that a straw poll would be a good idea to see what direction the members are leaning, but personally felt that it was too early to make a decision on the request. 0 Mr. Mike Black, Land Use Planner for Royal Oak. ealt i "` ew addressed the Planning Commission. He introduced the of m preStiOiespf D.W. Jone. Inc. that were present George Winiecki WI enc . R 4{+, ck Duran 5-D Limited; Marcel Eibensteiner of Royal Oa fealty; li Ro?, ;=.R$ *k .Iia a Smith of Biko Associates; Charles Plow, Corting Eineer, an• 7. •%,T)1111.7 %:iii• w�' k yw:::,: Attorney of Bagly and Benson. it .. �.. v Ittlik Mr. Black presented to the Planning Commis ate concept plan which t�. contains four elements: motor fuel station wi fastxar wash, family sit- down restaurant, senior housing with as$ t living, a` ce building on Highway 10. He pointed out that thea ' n shows more detail of the restaurant location. He indicated thiye' t was:; oved closer to the g ,d i h e came the shifting of wetland to take advantage of th. `view an, }• ��- the private road between the feel stationd ret. He expressed that it is their intention to present to �City of 1oundsew a mixed PUD that is consistent • with the City's Com rehet Planid with the technical studies that have been Y P done for the Highway 13 condor. e sums 'zed some of their concerns regarding the propQ'Sall=;they co ;:f00 foot buffer from the wetland to be =:::fix` ::az::a .� Yz>.•::} :z:.•:. e)ce, butt it is thexion to meet this requirement of the City's vt t laglinanc Creek atershed District. He indicated that they have pro".ded ewalk� o i'er Lake Road and would consider public use of the boardv ,ature on deck located in the southwest corner of the site. He e)y ~ loncer'ilks '1 Staffs recommendation for a public trail along the 1 na V&ot 11:040nd because of privacy and security reasons relating to the hiorhousi-n sses along-the north-side. He-added-that-he-cannot -- --- - ;: support that reclithout better clarification and further discussion. He indicated that they will satisfy the City's park dedication requirements in a cash kzx contribution tce City. Mr. Black briefly summarized the market needs analysis ar and traffic impact report that was presented at the March 19, 1997, Planning �`' mmi "Meeting, pointing out that the existing service stations along Highway `: :1 :: to serve between 34 and 55 percent of the immediate traffic market and �uvvv v vi:::vntih:::nvvxv v ers- tie proposed fuel station will capture the existing void and will not redistribute the existing market. He added that the on-site circulation provided by the private loop street will assist in minimizing traffic and impact off the site. He expressed his desire to move on to the City Council with the Planning Commission's recommendation. Commissioner Brooks inquired if the service station with • convenience store and fast food is negotiable. Mr. Black replied that they have • Mounds View Planning Commission April 2, 1997 Regular Meeting Page 7 come forward with a PUD package, because of the efforts from the property owners and investors to put it together, and he expressed that it is important that each elment of the PUD is approved as a total package. He comme • j'>. that the ; applicant is not prepared to move on with any one single ite •f thN D. Commissioner Brooks also expressed her concern, with theK., k: s ion between the Amoco Station across the street and the newcility. tBnsa: :.explained that there is a market of 34-55 percent that is not y tddresse ,. x�: ., cility coul.. go in without infringing on the existing market commis `finer. . :' ' ':�.n .,:::„ expressed his concern with the number of g .tatior at have cl ; �.. . $ he last twenty years. Mt,.� �:%:ti\��h�titi�.iii�i. Mas 3:�.t�,.fir..'•...... JoAnn Myers, 2624 Lake Court Drive, aske ' wn Commission the definition of a B-2 zone and how this development act the homes on the south side of the project. Chair Peterson<listed vaributimetjat are allowed in a B-2 district and briefly explained that j ' M't:",rwill take ' ) on the south end of the project. Mr. Black pointed out, Sete d ,,and a sses to the project are proposed to be. ArE1110041 `11i"```' r„ • Rose Nejedly, 2701 Coun toad 1,;`227, inq red if all the trees on the site would be removed. Mr. . l t indic d that We a would be some impact on the existing vegetation but fpiot have= detail tplan with him. He indicated that they would be providing.a ve:i detaile 1a ng plan at the development stage. Ms. N asked if; ,.:,.`e: ie wetly 1 �be dredged out. Mr. Black indicated that t` e is to}``"$`� ``` `' ut, butf iat there were a number of agencies that would zix rzz<z rzzz zz z- . z«<;z�.,.z A. hav0 ':' nsulte v � oing so. Mr. Black added that by dredging the wetlarft v....suld as614ve oing standing water. H :Ru r,S Lake Court Drive inquired about the 100 foot wetland .At fer-and-afse :d h s-concem-with-the-poss-ibility-of-the-oils,, salts,, soaps; etc., due to incr >surface paving, from the gas station and car washes entering• the weDirector Sheldon explained that the wetland ordinance sets ; k out that the 1 Q400t width that must be identified around all designated wetlands z z., SS .. .z<z:. zza. but that the qtiiinance allows some construction within the buffer area with ��. �dministr review. She added that certain other activities would require ' .fa�=:°`'�t ommission and City Council review. She explained that Staff is asking .':-,*,44014i,degree the encroachment should be allowed. She explained that the City Engineer would review the plans to assure they have designed the drainage system and ponding so that the contaminants do not enter the wetland. Chair Peterson added that there has been strong public support in Mounds View for • wetland preservation and the purpose of the Wetland Ordinance is to make sure the wetlands are observed and not degraded. He added that the wetland buffer Mounds View Planning Commission April 2, 1997 • Regular Meeting Page 8 was put into place in order to put some controls on what happens in the wetlands. He recalled that in the past some development had been allowed in the buffer, but that it was primarily intended to be a buffer and not for intensive devel rnent. Commissioner Stevenson added that the reason for the b,i ,er w‘ifib make sure any development proposed for the wetland was re riewed. ,.; sioners Miller and Johnston expressed their concern with the< frenc ; ` d delineations, shown on the maps for 1988 and 1992 and a if 1997 � : �:A e different.' Mr. Black indicated that he believed the 19924: lineatiot �•uld " � abl-. Rice Creek Watershed District because it w r3' of mnafhan five ' `$ .. Black asked if he could receive a copy of a l$ „ .;, bity received fr:` :�`; rmy Corps of Engineers regarding this issue. He ir. € Ertiat if the Army Corps of Engineers is suggesting that a new delineatio : it tey would have it looked at and verified. Commissioner Brasaemleitikprea,010q does prefer to see buildings versus parking lots constructed.: :: .e buffer ib' use of the associated problems with run-off. He:: ssed soincern with the location of the proposed NURP N, euhat` � 3` ` to-Off 'Y` ram in the wetland and where in the upland could itlig move r fl r > • 'ti`'�T M1iii?ii::?iii:hiiti4�,,�•` IOW Chuck Plow, Project Ener, repoded that information he has regarding the • NURP pond indicates tht not Ole wetlal, yet if they were not able to use it as a NURP pond area `vother NWP pond n the site would satisfy ponding "'" requirements. `' .:,.:..: Barb enzy, ` a Lane; expressed her concern with the number of gas staf ; car waunds View and inquired if the senior complexes in the a 4timAping fii*Mal `> Ju liet;1i3 achild.Avenue, expressed his concern with the NURP pond ifitng-too-ctos441010derground-parking-for-the-proposed-senior-building hair 4 Peterson repliehe believes the elevation to be similar to the ground floor 44 ;.,� elevation at Siler Like Pointe on the south side of the project which also has 4punder round g r;v .ng. Mr. Miller also expressed his concern with the traffic flow on , the corner of Over Lake Road and Highway 10. J) , Transportation Planner for Biko Associates, addressed the traffic '\a�k?sa 'tgreickin concerns bybriefly summarizing the plan and the results of the traffic � ,,�"� 9 Y 9 study that was conducted for this proposed project. He described the design of the loop road and driveway access to the gas station/car wash facility and indicated that the County Engineer, Dan Solar's, opinion was that the loop road is important to the project. He informed the Commission that a sign would be placed on the site • to inform car wash traffic to not block the driveway and that on-site staff for the car • Mounds View Planning Commission April 2, 1997 Regular Meeting Page 9 wash could help regulate traffic. He added that quick turn-around modifications could be made to the driveway to widen it if necessary. Chair Peterson commented that he believes that this corner causes problems routine,,;:nd that the north driveway entrance would not be able to be used durin k sh L'.;'% . He was I also concerned with the speed of cars near the proposed -1-.: :`. Smith „_� 4k.§*l;..`c:a s -cility, there responded by saying that because Silver Lake f is a • • ,:;;rte would be more of an opportunity to pass any *Abound t :' ' e:it .y be �• stacked up and that the northbound stacking`ll be at - .>is`.k of t3' = 4<,-no•.4 (approximately 10 minutes of the peak perio `'4 d w•- not occur '` `' `lhe entire peak hour. Mr. Smith pointed out that R v j''- opment woul•llfr the envelope for motorists and slow down the speetz.skyer Lake Road. Commissioner Johnston inquired if the traff* t ,conducted on projected or existing traffic. Mr. Smith indicated that HO study a ucted using existing traffic. Commissioner Miller expressed se conce fusion of cross- traffic from Silver Lake Road. Mr. Sn ood heetOpm but alluded to the fact that Americans are accustom. ri t cars inVas stations. He added they are aware they must be exzcarefu(tr < >. ii a driving at any gas station. Commissioner ObefttxpresOconlig#10 southbound stacking on • Silver Lake Road turning irkie gasAation. gif Smith assured the Planning Commission that this issue d bee ooked atfind that it was determined that there would not be a proem. i `,` /4Pi.iif Jirn= .(er, 7980 i,",� ld Avery=Wexpressed concern with a potential al; oblehi*IjkLake Pad during peak times. \11,1111k, Ralpi 5-D Lj t - ised them that both their traffic consultants and v:wthe Countyl `" per haVeAafnined this issue and have indicated that this project wqmitt no p t : ;major traffic access problem. He also mentioned that the µ nrle-Repe ;,.:, l at this-corner-is-the-most-valuable corner-of-the-whole site - <`' nd that its ro ,,,,,,,,,,,%:%::::::::::,,,,:::, • ,• a would be an impulse, not destination, type use. He added > YP ` that this is exact' the use they are proposing. He also clarified that when entering figli the gas statior consumer would first purchase the gas and then get into line for 4#.,,,,,, a car wash,.,, € l therefore, no quick decisions would need to be made at the time mVS Nti.. . :`� `4;::;yam``` '%42:4111Vfiller, 7980 Fairchild Avenue, again expressed his concern with traffic in and out of the site. Mr. Smith responded by saying that studies show that the proposed drives will work. • Henry Ruggles, 2629 Lake Court Drive, inquired if the applicant wanted to receive a decision from the Planning Commission this evening. He also inquired Mounds View Planning Commission April 2, 1997 • Regular Meeting Page 10 about the Highway 10 study that was done for this area. Economic Development Director Bennett explained that a study was conducted, with public input, and the results of the study would be presented at 6:00 p.m. on Monday, Ap '. • at City Hall. She indicated that she had not seen the final draft of L. stuff t that it did mark that corner as an impulse corner and that ore of the $ $•ns from the consultant was that it should be packaged as a: •fired ut: S a•ment so that design elements could be carried throughout t ideveloprr e V : r ,aving sp.' development on the site. Mr. Ruggles expresd that hUd nc kµat th Planning Commission could make a decisio ` hout seeing t"' .f e study that would be presented Monday eventingWitir Peterson co } �T: that it prematuregra is mmented that there are would be to take action this eveniri'• many details to be worked out. Aga_�_ip VOW George Winiecki, WIN Agency, 2732 H. way 10, iio`:ie Commission that, in the past, he had discussed de' "'`':, of this s'�'�"�"i h the City and that `�� ' +` plannnit development for the City had indicated that they wc� ;�4r"��� � ,+r`` the site. He too stated that this w "s wha�`.1tth ' p ing. •••`�`•.```� M1�y.`2Y`•,`•`.ti`ha ` Chair Peterson asked thattflp Plann g Commt signers give their overall direction • regarding this project. I-t t ted bilitidicatingilhat he had some concerns with the total quantity being built#h the sit ;sHe indted that the uses are acceptable, except that he is ccceed with;*Eut ''of car washes and gas stations in MQ View a `::.: . ted to reimprrOd that part of the project. titixi zxt�a? $ik\ �:;�.`t; m. `moiW News Commissioner Otiert'messed his concern with the architectural integrity of the projects>j eves ttr a needs further review. He added that he would like to solitio4h,is of tftegitddy presented Monday evening because he believes thi tftc"pf'�'�"j,4 " :. I role'in his decision making for the development of the mdor- -Fle-WAW ncemed-with-the-local residents and-the-trafc-problems \.,they may experi to Silver Lake Road. He added that, as a resident of Mounds View b making the commercial corridor pleasant and pleasing, it would increase propy values and, therefore, the City Council would not have to AilAIL tk art cially rail ''property taxes. sms .,*. *; i `tioner Johnston concurred with Commissioner Obert that the i t'tission needs to wait to hear the results of the corridor study. Commissioner Johnston is also concerned with the amount of building within the wetland buffer zone and its current delineation. He admitted that, at present, he thought the project needed to be scaled back. He realizes that there are a lot of gas stations and car washes in the area, but if that was what the study recommended, he would • Mounds View Planning Commission April 2, 1997 Regular Meeting Page 11 have to go along with the study. He also suggested that perhaps soil testing be done in relation to the underground parking concern. Commissioner Miller also expressed concern with develo,_.t,: ntk;° n the wetland buffer and the circulation around the car sash anct s • : ion. She also inquired as to what the objection was with the g ation"' ., a gas station itself or was it that we did not need any more Wounds Vi= °� Y.. •ded that the study showed there was a need and busidits for it, Id ''=�`1:, tt-:z,din• 'X the way of progress? She also expressed chem E 'gas statin • :3 $n :r as fast as others come in but wondered if that 407:„ ,.-,z the Planning C , R ion's concern. She added that if the buffer issue cou , .solved, she believed the project had a nice mix of things, but questionity of the fast food component of the project. Chair Peterson*ked ��iC contracted with any one for the gas station and fast food facilities Mr. Smtd that the proposed gas station would be a Holiday Holid•WMassand that:: had had contact with Dairy Queen for the fast u food..I, tio :.: ;.added:Yey were concentrating on the "treat" aspect. iszir •'tY� «... ; YiYY.vYYYtYY .Y\YY`YY2Y'Yi Commissioner Stevensopress ?its concern with the viability of the gas � station and that when ohoppens u .`another of* closes. He also expressed concern with the number: { car wes ande water usage generated. He remarked that in thh surmer the{ inti < nnot even water their lawns because .�tYY YYY`.\`2Y:YYYt �t,i,>.YYYYY; Y�YY`YYY Y"21S`• of, ' erin b car washes"" i= inue to operate. He did not have a cath the �YY;� -Yehce storend a small restaurant component but felt YY;YY. YYY;;YYYY. 10 Owe feet*tool*small for a restaurant. He had no objections with the of"iukg or s"ig. He added that Silver Lake Pointe filled up and a waitingrlist` reated and 1e had no doubt that theproposed senior building Wit tei*Vilitt e added that the location of the ponds could be worked out. ticommissionerliWass expressed her disagreement with the convenience .41f store/gas statio component of the project. *YY Commissi er Brasaemle expressed that he liked the concept of the planned unit . evelopmebt'and believed it to be clearly the direction in which the consultants had *top/ Yfor the parcels. He added that he thought there were a lot of things proposed for a fairly small site. However, conceptually, he saw no problem with three of the four uses: the senior complex, the restaurant, and the office building. He indicated that he had a problem with the gas station/convenience store/fast food proposal and was having difficulty reconciling what a portion of the Towle • report indicated and the opinions of the residents of Mounds View. He thought the Mounds View Planning Commission April 2, 1997 111 Regular Meeting Page 12 Commission needed to wait for the SRF report in order to make a final decision which he felt could be made on April 16th. Chair Peterson expressed some additional concern regardikthedr eways along Highway 10 and the parking requirements. Directr Sheld '`�'� ed that with the uses that the applicant has proposed, there wo enol s to meet parking requirements. She added that there some co . . a office +r building and whether the building needed to t smaller ���- ei , to 4,:'� parking. Chair Peterson expressed that he f ,he wend bound t :.;. certainlyaffect how much development could**. `: on the site an.-T y if a new delineation would be required. Director teri€= ;tdicated that the City could require it as a condition. Chair Peterson add0114000As not totally opposed to the gas station facility if the market study pried it v Ie& "<"\ :.� Y \ t %: 1vim Commissioner Miller inquired whatai �ash wt . o sed. Ralph Durand, 5-D Limited, informed the rnfil*Opt the;. 'wash would be a 2"'�������`�������'��� �' `'`ythan the Perfect 10 in tunnel wash which would be the1y one. f r x`t ' Spring Lake Park. Chuck Du fld, 5d :smite In'died the Commission that they could reclaim up to 64cent o Joie watersed, and other than the rinsing, 11/ recycled water would beti``" -so the Water usage wouldn't be as great as most car washes. ` ., : : M Ge.:''i: Winiect `k,`zk;`: `4gency :! ted that the older gas stations close b s,` ey ha i hi their use"and the consumer today demands services that a <""" used �` ` rs. He added that there are a limited number of "'C' f the roe and he believed it will provide a vi.uses� �.�`t�`'. �.PPo�� �� �;� property�Y viable see comity. ; rining-Assi . n-stated-that he-thoug ht all-of the-unresolved_issues_had__ been addressed;by a .�tPlanning Commission. At as ::aria :x:>.a AO k Commissione> Obert expressed his excitement with the residents attending the AM. PlanningCa `ission meetings and encouraged them to continue. apzesk, Ate . Sheldon asked the Planning Commission what they wanted for their next trng. She indicated that she understood the applicant's desire to move forward, and that the City had an overall limit of 120 days from when the application was submitted to when it needed to be in front of the Council. Chair Peterson inquired if the applicants would like to make any additional comments. George Winiecki recalled that at one time his lot was zoned B-3 but • 0 Mounds View Planning Commission April 2, 1997 Regular Meeting Page 13 that a developer had it down-zoned to a B-2 for a proposed book store. He added that when the development did not occur, the zoning was left B-2. Mr. Black commented that he appreciated the Planning Commission's review a, consideration of this proposal. He added that the applicant Akin •. : •rtable with the Planning Commission's overriding concern asitrelate C: 2 t`-s station and the buffer. He indicated that, at the present time pe ite�''irf"�;'`: .Y'Y' ' e proposed are not negotiable. He realized that this was only ncept re., ; ::.* :�w t, -t during t, "s• development stage there would be additional ues to 4 ddre r`2µ::,mor:.< 'J thorough review by both the Planning Com on a x ity Coun:.i: x that the Planning Commission, at their next meet N'`'`'1' >-f'.e a recommen• -a# f: • the Council so that they can present their proposi ,is , ouncil's comments and A\ 2\.2222.. review so that they could either come back a : ` ction with a different plan or proceed with the development stage. '1?iz::rrx2 Commissioner Brasaemle proposes te0 repare t %ation of both approval and denial for their next meeting. . ae•.. d that t"aff complete as much information in the PUD documents ossfbrete"`` '. :e<# annin Commission could p ��� 9 flu in the blanks at their next ming. .� 2x„t;, ic; •u`sww INIK • ..:�ta:2k mot 2µ4` % Chair Peterson asked tlicarince thad expressed no room for negotiation, if the Planr* Com ` on wo be looking at the same proposal at their pext meetingOkAld theret:aan, „$anges made to the proposal. Mr. Black info rthe Co, ,.: k that ast t oceeded into the development stage, they ''''''''':.'14':•... ive f ir1t e e son tt h`ai�`chitectural style of the buildings, landscaping, traM'`.2`,„,.:., ` ,22:22222 2:222�:^.42 r ._,„ion on *ztorm water quantity and quality control and NURP pond •d ` .,t adde t at erences between the Planning Commission and the applicant < r^ art. E mmented that the Planning Commission was su "St1n"�`e*aL of the gas station which was something that they would not ,,,,..‹.0sider at-th s -advised-the_Commission_thattheissues-regarding-too _ _ ti" nnuch developmen t a `the site or the impact on the wetland could not or would not 2222h be changed before heir next meeting. '.sioner`, 4dks left the meeting at 10:10 p.m. 7. Staff Report/Information Items a. Director Sheldon reminded the Commission that the SRF Consulting Highway 10, • Area 9 Report would be presented at the City Council meeting Monday evening. Mounds View Planning Commission April 2, 1997 • Regular Meeting Page 14 b. Ms. Sheldon reported that the University of Minnesota Design Course had provided a schedule of the meeting and they are looking for Commissioners to serve as a regular member of the design team and as an alternate member. So.&So.. the meetings are at the campus from 4-6:30 pm. Others would %� in ,i,:,._ ds View from 11:30 am -3:30 pm. They would typically be An Tues' , „ Wednesdays. Commissioner Brooks indicated to Ms. Sheldon4 a er that she a stat the AN*meetings from 4-6:30 pm. Commissioner Stevenson was -.:.s the regular member and Commissioner Brooks a e alterr4 ‘411::i.,..746.:,,z .. c. Commissioner Obert indicated that he could g.atte a April 1 6 ...' rrre Basics Course but could possiblyattend on p 8. Chairperson and Planning Commissioner ' # " ,. 4W Witenh There were no reports from the Commissioners t>Lttt;t; `~ o'�i4ti zi��?zv 9. Adjournment . }. ,41.'siv <g.i.osg..• . There being no further busies beforethe Planing Commission, t r met;a 4 adjourned at 10:10 p.m.� }�••specialenda m�eing to discuss the O'Neil property immediately followed thetregular meeting. 1:,. :` i�c�z�. .z�;x`:zii��z�r��• ..�ry;;z;.tttttzttw�' Fp Res a t=....,., , ... : : - P � ��.'40111..t..t. fitted, .:....� .: •. IMEMOk zzaz. z z ,. Vs,,, Pamela S$1don . .- � _Comm, `" j_Developr .r . or .',... d tom have come fore rd with a PUD package and are not prepared to move on with any on` ingle item of thli e UD haqt, .:1....igy \\,,,. w113- --A ```.i µ22 r PROCEEDINGS OF THE PLANNING COMMISSION • CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Special Agenda Meeting April 2, 1997 Mound . #3.-w City Hall 2401 Highway 10, M c$� . ds: ` , MN 55112 (Held at the Bel Rae Commun N ,Cente . f dgewood Drive) 1. Call to Order AI- - ` `k.' Af ` ' :. mar; 1 The meeting was called to order by Chair Pe`� `:•� :: 10:30 p.m. (im' s;hip-`ely following the regular meeting). »VIaltz;... 2. Roll Call Members resent: Commissioners, ,.,:::littasaemle, Stevenson and Chair Peterson ( issis� :B`:•, ks left leffitbe meeting at 10:10 i • he v_. Also Present: Community. elopm >Directoheldon, Planning Associate Ericson, and Council Liai tiKoo lners. < '} ,,... 4 el....„. .40, Index s:�- =v.` . Page Planning i �: ,71-97; :*•`••::::8. � -nsive Plan Amendment and Rezoning To PUD Fore f tieater d K. Buildings, 2340 Highway 10 2 nit Y`` . a.."V. i ` 5 . 2`2.t.'•< ' • . • Mounds View Planning Commission April 2, 1997 • Special Agenda Meeting Page 2 3. Planning Case No. 471-97 2430 Highway 10i et,. Applicant: Anthony Properties Management, Inc. ` Request for a Comprehensive Plan Amendment from Medium De dentia) to Mixed Use PUD Allowing Commercial and Office Uses.Arip Rezt n B-1 and R-2 ti PUD to Allow Development of a 16-Screen Movie Ther and Trt` r ; awl' quare Fo: { Office Buildings. ter. ,, : . ���zzz �zzz..� zr..zz.:.z... ...wi Mr. Wendell Smith, representing the applicantr> ``l'.:; Properties Management, Inc., was present. ,"' �.. f.�,....., elib r f' w INIVOINI Director Sheldon explained that, since stperiks,t meeti ril w research had been done on issues that the Plangi r ssion brought}up and a report w==s provided to the Planning Commix i 'that d v \the iss es into two groups: 1) those issues that had been more or less=: do € .a` d 2) those issues that •>.ry Vii.;;' ..� .: were still the subject of discussion. Theissue th0Staff felt had been resolved were the wetland itself arytttibt no 'tstructiq =�nrould occur in it, the proposed • drainage system and the ffiity of. 'e drainage system to filter the water before it entered the wetland Ad its capkily fort amount of water that would occur. The.ifact that it wac .unity En t . tnion that there would be no adverse affecti the ex properties 'the site and the existing flooding pi'i e an the j ..3....::::::::::::: -..:a., • • ould not be made worse. The soil conditions were suit Ie velo ‘........:.:.:::„.c.......t . .;vegetation and landscaping proposed would preservethe e, coven 'specific landscape plan for the developed area wou ; ut: the next ge. She also discussed the viability of the 4 proposed o . p ,economic impact of the project, public safety and the 'AfieMarshal's `n'ien s. She indicated the Fire Marshal would require a 56 - - -- `foot wide accead>that an emergency access be available near Donatelle's. AN She added that andscaping and screening met the requirements of the Code as i did setbacks)building heights and other applicable zoning issues. islio Ale sl=� ` �r' rectoeS eldon continued with her Staff Report addressing the unresolved sti��''r Y`�`it` z``She indicated the Comprehensive (Comp) Plan was inconsistent with the "4;off ent zoning and asked if it should changed. Staffs view was that the proposed designation was more appropriate for this site than either the adopted designation or the current zoning, if it is the City's desire to develop the commercial potential of the Highway 10 corridor and add to its tax base. Director Sheldon continued be asking if adequate measures had been taken to provide the • necessary buffer to the single family neighborhood. She went on to address the Mounds View Planning Commission April 2, 1997 • Special Agenda Meeting Page 3 traffic study and indicated that there is a supplemental study to what had already been done and that the information would be available on April 16th. The study would) include what happens during theater peak time and what woul4-:hr land uses would generate for traffic. She further addressed thes;:: in•:"! es as outlined in the staff report. Copies of the Staff Report were {."s ed to the audience. ,l � . $ s r Tom Emster, 2504 County Road H2, inquir�1 why the.; cifi ., ens .- chosen for the report. Mr. Wendell Smith resided t ti g tha�z $? {.g to present as much information as possible sr t*.eYe�eryone can ma '`'.-:: : objective decision. He indicated that he will doO 1 this weekend at arca theaters if needed. 4��``"'� ..........�.. Mr. Smith continued by stating that requiring:them to btiagelpe 1:4 ratio for parking requirements may be overkill4.0iip;that theiiission not concentrate on the worst possible,*ridifoli#0164pok atiiit the information for an objective decision. m`w.. .. ` 2.` • Chair Peterson asked if thee; fudy er is had gva public transportation avarra rs. Mr. Smith was notquite .rebut in. ted the.e could find that out. From a conceptual standpoint,:,"g Smith sated t t they could meet the 1:4 raf<<,>. ....' s>k altdm IP Tontaster, 25 >.: -"nty Road expressed his concern with too mr Rrh p� envir ,: .t-asons. Mr. Sirisort on to .c : nature of small screens and their turnover rate vvv v4...v A vvvvvv . and ad a profits a theater business were the concessions and that they*e-very m0t to the viability of the theater. Commissioner Steven o z dedthatthe :..•, r Township-theaters were nota-good-example-hec oso -- they do a poor swaggering movie start times. He expressed that he would like O. assurances thatese staggered times will take place. Commissioner Brasaemle added that trate concerns are a result of grouped start times. A resident raised a � i�%z •ii�w ,�. `' concern that a wouldn't want the times too staggered in case the group we were `:``-` with wou iike to see different movies. '<Z € ir Sheldon asked the Planning Commission for guidance regarding the County Road H2 buffer issue, whether it should be left in its natural state, add things to it, or change it into a more manicured landscape buffer. She asked what would happen if the office buildings are not built right away and should the trees be • left until the office buildings are started. Director Sheldon continued her discussion Mounds View Planning Commission April 2, 1997 • Special Agenda Meeting Page 4 addressing encroachment into the wetland buffer and reported that the project encroaches into six percent of the wetland buffer area. • Director Sheldon informed the Commission that she had me�<:. ith p ipals from Irondale, Edgewood, Sunnyside, and Pinewood Schools. € . > 'finanzed that the overall opinion was that the theaters would have$ ,a re ect in Him skipping school. She reported that the principa • Irondalel ek4:. . , tht iE school students are mobile and some of therto skip sal br ` ; Bunt . students skip is minimal and he did not feel t ,.a the. tr in the �f: Id cause more children to skip school. The pri of dgewood Scho s . 'at y_"�`.; , there would be a negligible affect on truanc `� .t',. rted that if a child is a chronic truant, it will not make a difference art '�ther reasons for it. Ms. Sheldon also reported that the principal felt, t the-1914#v�e time, that it would be 2• a good thing for children to have a constnae place ft964community. Ms. Sheldon reported that the Pinewood p ``.:..at that it vt l ot cause addition91 truancy and that they saw potentia' ii`ii i i the th> ater to sometimes use the facility for emergencies (plaptilif childrei` i cold weather in case of t} a gas line break, etc.). She a ''felt thaUUhe th � ranagement could cooperate kkY2.22Y22:T with the schools to find ouk; ?iey didtirve an oasional child show up and call • the school to inform therw1e adyjsd them. at the principal at Sunnyside thought the theater wao distar have impact. Mr. 2 ide11 Sri" "''fmented . >fa theaters work with school districts for Ms. S eadi tinuec € t review of the Staff Report. She mentioned that the Econo.t e Ment 7t ssion passed resolution supporting the d �1Opme � i; t : ater`s `E�` 1114:131*. Sheldon adat she received a letter from Dana Mandoza, 2633 Clearview Avenue, who w# utlable to attend the meeting this evening but was at the last meeting. In tljetter, he expressed that . She also distributed a draft exampt ' f a PUD document for this project. " ,� ` sfiioner Brasaemle inquired if there had been any significant changes =Tie last meeting as far as design or concept? Mr. Smith responded that there had been no changes. The Planning Commission opened the floor to comments from the audience. • • Mounds View Planning Commission April 2, 1997 Special Agenda Meeting Page 5 Tom Emster, 2504 County Road H2, inquired that if a sidewalk was installed along County Road H2, would the developer pay for it. Director Sheldon responded by saying that the sidewalk was an idea that Staff had sugsted in case the new traffic study shows higher traffic levels on Couty Re...1-12. Y�YYY Discussion ensued regarding the merits of traffic: s a t# +ute was faster. �Q\2Y:Y� �'•YY2�Y\Y2�Y;tYYY Commissioner Brasaemle commented that w •reconstn f' • .!}%.. my Road takes place, more than likely a sidewalk woul, e mclude tti' ` . � cti• Mr. Smith commented that he had traveled t ':•route <. vehicle a • •. .a te it is faster to make a u-turn at place "x" rather th "Y g to go to pla«. •' Mr. Smith reminded the Commission that they,; ` t;°, ,: ing with MnDOT on getting an access and a traffic signal. A member o'1~r; iotit...«<•.nce raised a concern about MnDOT posting "no u-turn" signs. ,Mr. Smith in � `t t they would have 3�2"YYYYYY2YYY: y22�Y 222YY;2yY`YYYY" a written agreement with MnDOT as`. `developrstage. Y , nYv^r Sandy Simmons, 5041 Edgewood Driv@a �Y t desire that the office building be built at the same ti as thgieateivide a buffer. Mr. Smith • indicated that Mr. Jay Anthtnywill not; uaranteittiat he would build the office buildings until there is a `tket for*Fm. He wed that Mr. Anthony has agreed to leave the area wood Mr. SrAgtalso said s@Siqhat the office buildings are the profit center and theref a Mr. AOttawiltifbreat motivation to market them. Ali, AMR?: ii: z. ; .:<za�` • i`:..``.;b. •i{�YYY. t 0. x. 'twziiz�`z:`z:':�t`'� '`r''zi Fr �?>?>YYYYY:�-.:zYYt.�>YY,� �YY:::}:Y..;•a A ;'. raises spm�•.`'i cem wit The cleanliness of some of the restaurants in :�\v.:.n:ti:xiv.•.u.:u� Mo : ' and that<t . t,ould be inspected. She was informed that the counfr s4the fi�'}Y.}; `� tions for the restaurants. : l:� .,..e •: 4YYYY Y•4 E.YYYv:v: YaE A r `derit ate ` :Y`Y serves road would be connecting the restaurant and the eaters. Dire n indi � cated-that-this_may_be_difficult_since_the_r_estaurant_____ ____ rrr ` Site is separatee.fill*ipe wetland but perhaps with mitigation it could be Ass. accomplished. < >a wY a` tib'` Commissicutet Johnston requested the sizes of the restaurant sites and the t: ` ,. uare ?o�`!!!� es of the proposed restaurants. Mr. Smith indicated that Parcel A is �' ` ` a e and Parcel B is 1.54 acres. He indicated that the sizes of the ;'`Y titants would be to Code. Sandy Simmons, 5041 Edgewood Drive, expressed her concern regarding emergency access off site for emergency vehicles. Director Sheldon indicated that • the Fire Department has suggested that an access near Donatelle's be installed but that it could be gated for emergency access only. Mounds View Planning Commission April 2, 1997 • Special Agenda Meeting Page 6 Commissioner Miller inquired if there would be access to the theater parking from Donatelle's. Mr. Smith indicated that they are very open to the idea, either by walkway or vehicle, and indicated that he has talked with Mr. Donate! = ho is also open to the idea. ; , ; ` Tom Ernster, 2504 County Road H2, commeni ;; at thisst s.:= is the best possible for this particular use and does not w,a the site * v• from wh.: had been presented. iir ;, w µ ti " ,,,,-Ir- .? Chair Peterson commented that the Police >�_.int has recom T:• ozv. hat the City try to get a full signalized intersection' laps realign Edgewood Drive to join the site at a 90 degree angle. Mr. Smith added that the study would probably indicate that the project could be Bane without< ..` gpal. However, they would prefer to have one installed. He add..ed;that theyy` t City to work with MnDOT but that theyneed a decisio ;, �� er>,� �� ir the CtWt`hat they can move forward with the development stage #`or r`t eed it ;working with MnDOT. ir IrilLiatille A resident indicated that he like the th !er pr:...'` does not like the traffic situation. III Chair Peterson suggeitigi that ttego ove,~ e issues that still need discussion. They,commented thai tie Compr n s P is out-of-date and wondered if it sh< e amerglak indicat does not think we could do much better ::Y::``.:.a:4�\.. �F.......:. :2:..:..� fir, Yrs, z. t::•:i":'�\.\ :;....t tli < < A for `"`' € =lommisfd`ner Stevenson commented that he has been onori%110104ftay 10 for the last five years and they saw the only devel6pMeAtiltpr this iltitiggliitvbecause of the mix of zones. He added that the Comp:an nee to be r e oiin Ernster,- .o • Road H2, indicated- that he has looked_at_theold Lomp Plan and A:5 ggest that the area wasn't to be high impact development. AV ii< r am ,—,..: Commissionzi e Brasaemle added that certainly a PUD will give the City more pvt control as fs development. Commissioner Obert asked what happens when 11` �r tithe Comp Jan is redone. Would they take into account the possibilty for rezoning 1s0.1100 ty and would it remain the current zoning even if it is developed as a ti ' He also inquired if it is approved as a PUD, would it be coordinated into the ' ;iiiiia.� l revised Comp Plan as such? Director Sheldon responded by saying that the i existing zoning and the Comp Plan do not match. The Planning Commission could proceed to make a recommendation on the zoning alone and not touch the Comp Plan. She added that what regulates the use of the parcel is the zoning and • Minnesota does not have a requirement that you have to have consistency • Mounds View Planning Commission April 2, 1997 Special Agenda Meeting Page 7 between your Comp Plan and your zoning. The zoning could be changed to accommodate the project and it would still not match the Comp Plan. She is not, however, advising that be done. She expressed that she thought the > 'mp Plan that now indicates residential is different enough from the ext ting ; proposed zoning, and that we should finally make a decision regardiati <.a`h` a Comp Plan should say. Commissioner Obert asked if the: tor4';pr.::. miss eded �Efgth the applicant's PUD proposal, would it then be do !Director - {,.> i -gid tha w the property would no longer be vacant and would not be: `` ba =:� _ add z " zx z " 2z that the state law states that zoning takes prudent{ mer comp pt=: $ , -.y zi{{.t. 3. yt,` xk??h eat• are different. She commented that it would e '--.:,.�:. to Staff if they• =. ; +ut on whether or not the Commission felt that there soh room on this parcel for commercial activity. The Planning Commission v :et the Comp Plan should be changed and that rezoning to a PUD cot be used € >tQoi to control and €Emi=t' negative impact for the property. }r`�'u`""`'?''?r"'" Agin- �:cz,-:.:��:�K{zxx!! ,ENONS VW* lsr The Commission briefly discussed:{011 . nalizatioi and to align t-: gewuo' Drive with the site. The Planni Commi ora .;. posed to this. Mr Srnith v ,`}::iv�ivv;:!{lvtiti.•.!itY:{j:•:�}•4 asked that the Planning Comm t sion m*ex��f7ja d € ;� n their propsal pour b • receiving a decision from M DT. Commissioner Brasaemle requested that they N. receive some assurance.:•MnD that if tk proposal went through, the City would continue working< , .jet theA nal put it Mr. Smith brought up the resolution from. DC remindirmth rtommis c> EDC recommended approve`; of th* pr-." However,,` ey wanted *OW work with the Developer to seek a signal \\,,, Parkirtt m asemen s t dscaping and the buffer between the residents on Count R were briefly;discussed. Mr. Ernster expressed some of the concerns•of ��d nts a County Road H2 about screening, the overall ndscaping, a =appearance of the-proposed-fence. He commented that-the y. ; `residents wanteep property values as high as possible. Mr. Smith replied 4,4 that he City wo , control the fence design during the development stage. Commissionerbrasaemle added that the residents would have an opportunity to `s,, comment att., Development stage. Director Sheldon advised the Planning , µ !�ommiss ?ghat they could defer the landscaping issue and meet with the rood to come up with the most acceptable combination. A resident inquired if the homes along County Road H2 that were purchased by Jay Anthony would be rezoned. The Commission responded that they would remain residential. • Mounds View Planning Commission April 2, 1997 • Special Agenda Meeting Page 8 The Commission went on to briefly discuss the wetland buffer and encroachment of the project into the buffer and they indicated that this is not an issue. .a Chair Peterson inquired about reconstruction of County Ro H2.03 cessary. Director Sheldon responded that they do not expect that the e;'e f traffic would .,t<; ;42222:41,`.2222?22`�:�, trigger reconstruction. A resident expressed histcocem wt €p€ • for reconstruction due to increased traffic flows fa 'til's type of•�� .=Kected 0 Sheldon informed the Commission that there. re plans f.,o u ou ';',1001412 2 to. :_ . reconstructed in the year 2000. $y ` •The Commission talked briefly about installing> islk on County Road f2 if the increased traffic, as a result of this project, posed 04ti.: risk to pedestrians, but agreed that the impact would probably be insignificantcontinued with their discussion regarding sidewalks along Highway 10, trail , zand installing a boardwalk around the wetland. Mr. S ` ented th mi Jay Anth : provided a letter to the City indicating>A i'at € ling to irk with the City regarding trails and walkways. ,erector S :eldo Olhe Commission MO, the City has existing wetland credi ''from the golf ciconstruction that possriy t into the wetland, but they would need to find out if this proliVtWou100 a priorli use for the credits. 40^222ta. �w22xtt .., �222tt2„2,, The Commission decide that thus a 'sue would be dealt with ata Fater date. ` �_:,, :e • e i eet the sign criteria and added that they reasstn that tF <w ng ton < `t onument"sign with a reader board showing movies and starting#1 ' . .�.r,.. :ttlttl<:t z`ti?ii i ;w iz`??` s`�c ttzt tt :ttll , ChairP ii t nclude <t t the Planning Commission is in favor of what has be200:04Sdeftikt Millet no'action would be taken this evening since it was a , tt'cussion mem' .asked the Commission-whatwas-theirgenera' feeling and ;direction of this�`".`:'e s. Mr. Smith asl if the Commission could take a straw vote so that he has an idea 2,x of their feeling regarding the project. Other than traffic concerns that need to be �?,, orked otand given other potential uses for the site, all Commissioners �`\,"',`\,Y`�i 2.4`.'.;,,1. tt...�.:.L,} ssi 2`expressed'that they are in favor of the project. .fit Y2�,,\,,,2 zw • Mounds View Planning Commission April 2, 1997 • Special Agenda Meeting rope 9 4. Adjournment .0 s There being no further business before the Planning Comm;,'., 'on, , meeting adjourned at 12:30 a.m. Comm . car Respectfully submitted, ::2 k'iYYYk;1kM1ki•:{YYY:Y' Pamela Sheldon ••Y...kk.kK :::. '2Y�kkY.kYYYYYY..YYY Community Development Director :;i; w vM` '<:vx: "LYkYkkkikY'}Ta{Y{k>.:Yy.•. a kkY. ali.*:Yk..Y..iY ,:,a., `:kkYY' .fiM1..:.J•.-``7iaw...2`:ns:::::`.`:..#:..%YY` Ix, ':.yHH' .,R? \`•�kk;....`i.t. .„'�a..•',,.�a"k.``.k,�s` •:� kg. ;:.;:kms• • Is:.:3:.K* : H �: ce� \ 4 ` \ z-,d.YY. �k:.: :` k k ,\�kx ,k \ . `N• :. .H.. .kkYL4: \ ... . ..\k % o: : '\`.kYYyY.>.:.Y�Y.�Y at `it......kk4jk.k`k YA `�Y.k.kkk..Yk�• `kms `.22kkk���i�...::x�'�.:t,:```,``�:``'a``,�•2�, ��2�k.k.•kYYk•`.kYY.Y�`. •'w'.7�Y�kkikY�{YkYk'�H +<�\`Ykktkkk„Yk`YYY`YY�Yk:Y`,. -a\`kk<k ` r �k:iftxz:a,k ax a..% ��Ykk `�� ::a:awu, 4Lk`Q`d`" \\":YkkYa`kkk`o 3k,'` Y�`'tikkYkYkk :2.07 `aY �` ktV .obs .r main \„41t `kki k PalliiiN,„ .Ar, • IP REQUEST FOR PLANNING COMMISSION ACTION Meeting Date: April 16, 1997 Staff Report by: James Ericson, Planning Associate Planning Case No.: 479-97 Request: Conditional Use Permit extension for an oversized garage Petitioner: Anthony Honkomp Location: 2908 Ardan Avenue PIN No. 06-30-23-24-0054 Zoning/Land Use: Partially Constructed Single Family Home Applicable Regulations: • Section 1106.04, Subd. 6 Garages exceeding 864 square feet require a conditional use permit. • Section 1125.01, Subd. f—Lapse of Conditional Use Permit by Nonuse: If the work for which the CUP was approved has not been completed within one year, the CUP shall become null and void unless an extension is filed beforehand. • Section 1125.01, Subd. le—Adverse Effects: The Planning Commission shall consider possible adverse effects of the proposed conditional use. • Section 1125.01. Subd. 3b—Criteria for granting of conditional use permits. Attachments: Planning Application Zoning Map Certificate of Survey Garage Elevation Background: The applicant, Anthony Honkomp, has reapplied for the conditional use permit originally issued in April, 1995, and amended in November, 1995. This CUP originally allowed for the construction of an oversized garage as part of the applicant's proposed home at 2908 Ardan Avenue. Section 1106.04, Subdivision 6 of the Municipal Code requires a conditional use permit for all garages in excess of 864 square feet. The garage proposed was 940 square feet. The Planning Commission approved Resolution No. 415-95 on April 5, 1995. On November 29, 1995, the applicant made • application to increase the size of the garage by 54 square feet to a total of 994 square feet. The Planning Commission approved Resolution No. 436-95 for the additional square footage. The City Council adopted Resolution No. 4878 on January 22, 1996 approving the CUP. The CUP expired on January 22, 1997 because the structure has not been completed and the applicant did not file for an extension. Planning Case No. 479-97 Staff Report, Oversized Garage CUP April 16, 1997 • Page 2 Discussion: The foundation for the house and garage have been installed and the exterior walls have been erected for the principal structure. Other than the foundation, no other work has been done on the garage. Work on the site has been progressing slowly. (Refer to the photos of the site taken April 1, 1997 attached herein.) While preparing the report for this case, Staff learned that the proposed garage does not meet two of the conditional use permit requirements as specified in Section 1106.04, Subd. 6 of the Zoning Code. These requirements pertain oversized garages within the R-1, Single Family Residential District. Garages are prohibited from being any wider than 35 feet (the applicant had received approval for 40 feet) and shall not allow access for more than three vehicles (the applicant had received approval for 4 accesses.) It would be Staff's suggestion that this CUP be recommended for approval as is so the applicant can complete the remaining work, given that the principal structure is partially erected. If the Planning Commission feels that the two inconsistencies need to be changed to conform to the Zoning Code, Staff will prepare a resolution which includes conditions to that effect and require that a revised building design be submitted prior to this request proceeding.to City Council. • Recommendation: Direct staff to prepare a resolution according to the Planning Commission's recommendation. N:\DATA\USERS\PAMS\SHARE\DEVCASES\479-971IINKMP-PC.RPT • I 471:'..f Cil Il ©jI[° COMMITNITY DEVELOPMENT DEPARTMENT • 1- DEVELOPMENT APPLICATION Zi;. 2401 Highway 10, Mounds View MN 55112 °�e:f.p,T�,eri /' 612-784-3055 612-784-3462 -FAX Please Type or Print Information-Complete Both Sides of This Form Applicant Information P , Name of Applicant 4/1.14-v41 Hori koro Telephone 766'Y rPJ�j Address ,;7 F U D 1 D Fax 1/4/161/ Y?QUI/ ' 5/ (- Injerest in Property(check appropriate box) V Owner of Property ❑ Contract for Deed Owner o Lessee,Operator,Manager ❑ Agreement to Purchase o Other(explain) Applicants must provide evidence of interest in property at the time of application,and if you are not the owner of the property,you must provide a letter of permission from the owner giving consent to the filing of this application. The • property owner must sign this application for it to be accepted. Property Description/Proposal n � Avf Address or General Location 2-' 0 e }- Legal Description I Property Identification#(PIN#) 0,p 156 7r7 W J5q & z #of Acres , "! Cin ent Zoning t I r74.-47-,- -i.-- Present Present Use Type of Application n Undeveloped/Vacant 0 Comprehensive Plan Amendment $200 u Single Family Dwelling 0 Rezoning $200/ac;min$200 max$1000 ❑ Duplex/Two Family Dwelling 0 Major Subdivision $250+$250 deposit* o Multi-family Dwellings ❑ Minor Subdivision $150 u Business/Commercial Establishment 0 Planned Unit Development(PUD) $350 VIndustrial Establishment ❑/ PUD Amendment $150 Other(explain) ,, Conditional Use Permit R-1,R-2$75;all others$200 4I-A Veit 0'• fC47dAJ 0 Variance R-1,R-2$75;all others$200 ❑ Code Appeal $75 O Develop Review/Site Plan $100/ac;min$100 max$500 O Wetland Alteration Permit $50+deposit* ❑ Wetland Buffer Permit ? . ❑ Floodplain Permit $200 0 Other *see Municipal Code for explanation of deposits Please complete the reverse side of this application. %�" X69 • 8402,4 o+v �.�. 0.3 .40.3 . 04u08392 83911 r 8406 8407 841• 8415 8414 :401 n 08384 8401 8406 8405 8404 8415 o °i co 8400 8379 8390 8405 8400 I8390 8389 8394 8403 840: 8409 8408 m n 8378 8389 _ • 8386 8387 8391 840• 8401 I 8398 uR�� 0: 8379 8380 8364 8395 8380 8380 8391 J 8388 el 837 8373 8370 8385 8370 8372 8380 8385 8387 8382 5381 I 8378 :37j r 8355 8360 8375 83 8374 n m 8370 5 8371 8383 8372 8377 I 8368=8369 cD 8360 8355 I 8368< 8350 8355 8350 • 8368 r • 836: 8351 I 83461 8365 I 8354 8345 I 8364 8345 8340 8345 I 8340 8371 8360 8360 y 6359 5360 8344 8351 I 8346 8335 8331 8330 8340 8335 8.330 I _ S 8347 8350 83551 834C 835: 8341 B343 ( 8342 8315 8320 83258325 8335 8334 8325 8312 8311 5 8315 8340 8345 8336 8334 CO 8339 8335 1 8332 8315 5300 8303 8310 w 8305 8310 0 O o- 8330 8335 8325 8330 3 8333 8330 8333 I 8322 8305 I 8290 8295 8290 N 8291 B290 0 8320PRI 8315 8322 J 8.321 Ir r 5316 Z 8325 8300 O 8285 8280 8287 I 8280 Z 8281 8280 N 8310 8308 Y 831 w 8.31 8301 GROVELAND 8275 5270 0 5281 1 8270 to 8271 8270 t 8300 8305arall = < 8265 8260 tr 8273 8260 8261 8260 alas alas so 8289 8280 •as PARK 8255 5250 8267 J 8250 8251 8250 8251 8250 82; Pr •a 8280 8275 �^ • Lo n o, — 8240 8261 ( _ 8240 . n a 8270 8265 823. 8241 m N n n N n N 'O m m 01 8270 Q 8265 N ARDAN N N N N 8230 8255 I 1;1 N N N N N N • 8260 6 825.5 8248 :ri fs a $ :: � -1 g cc o t AVE 18250 a 8245 t1 N N •r. N - l N 18244 N I NIC' N N N N N ^- 8220 8240 PLEq� 823 2 8245 8206 8227 N 8270 8211 .282 >IM 8202 2 ^, p P 520C 8184 8 823 ,8210 _ ~ 8201 8217 8198 5205 N N N N 8180 <_ :22 ��' 8177 8191 , 8192 C 8203 82oa DR o �: 82•. Z-.,—J 0 N m 43i p �N.o I 8175 I��� 8160 12: `8123 8180 8160 w N N 8200 N N N N 814E 8165 m g•`1 ., R-2 128611' H1so 8148 o LAPORT 8155 �� 8150 �\ 8117 8161 N ^ LYI M N cc 8145 d� SD G �� .03 •1 6 N N pOj i 8738�J m m N I I F,;), B,42 'r(7 �j, N.,,. • 00 8156 RWOOp PLACE 28631 8132 8127 N N^ 81251 8130 813 147fN 8135 6, s� 8140 I \\ a-3 8141 m o 0 \ • rn: ESE :2,1 Nn a n n T. u1 n nII n vn o I N N N NNB12. 812'N N N N Ne• 01 � 8106 NN N N N N N N N " $,,, N 8100 WOOD �'+ • Pl'N t0 N 0 c CO O t0 CO coJP O \- * 8080 co co Cn m m n n 8080 8081 N1 h.18088 8075 I N f N N N N N \ N 8060 8065 8085 8070 8071 I 8066 8071 r 8068 8084 \ N 8040X75 8060 8059 8050 8055 ( 8060 . \. T B-3 8045 8046•,,4.?. 8045 8042 8045 I 8052 • R—Q 8030 8036 8040 8039 �� 8032 8033 I 8040 \N'r"" • 8026 8025 8028 N N • ' 8020 8025 8016 8015 p 5025 I 8018 8011 8000 II \\\ r 7980 8005 8000\=8005 5016 8009 I 8006 I I 7990',_�•'7985 8004 7981 I 7990 0 7981 I 7990 CC I 798d 7975 I 7970 7979 7980 7969 I 7980 1 3 N 7960{ 3965 ( 7960 Q-7959 -(----7970 7965 7966 i • O IN • 'm 795d 7955 7956 7949 ( 7954 7959 ( I N °f6 N 7934 7933 7950 7940 7945 I 7946 I al o N 7432 7930 7935 I 7930 -.�o n m �n v1 a u� 7 I /ON (tZ N I N 7400 7401 7400 N I N (N7900 L __ .�117897N III +co HILLVIEWJa . 791: 0wN1 7830s 7835 7890 7887 e4 t. 778595511 891 I N I N 17880 n ,67:1.2 '�` co N 0 "'� 7820,:, 7025 7380 7879 $ "' 0 7876 2 7885 7866 47860 co N pO B-2 7854 'F 7B1•� 7815I 7870 7865 7870 F 7877 •:t,C7 805 7860 7851 7850 7821 8+ 'V .> 7863 7842 d+ aoo m 7850 Ez 7841 b+ N N I N 80• 7801 817o 7851 7830®O I a z 11•...111111 II" 3R-4 y�° 4:-3 .,• 7820 : XN> n, 7F11$11110 Zoning Map Planning Case No. 479-97 Conditional Use Permit Extension 2908 Ardan Avenue N ' Applicant: Anthony Honkomp April 14, 1997 <11=i • I • I I 1 . . Io • I I. cel I y . i i :. . 1 III _ , ct U � ui . " I L N a i 72 6 I a) o CI z o 71 � c Y ^" o �� I P. ¢ ' c1 o o W Q � �\ IIS 9 � z � \ • 1 1 1 \ 1.) !\ I 1 —( � } r, bA c3 ct1 CD P. is Z‘3. W -, N • CITY OF MOUNDS VIEW PLANNING AND ZONING COMMISSION BYLAWS (Revised as of March 5, 1997) I. AUTHORITY: The Bylaws of the Mounds View Planning and Zoning Commission(Bylaws) are established in accordance with the Mounds View Municipal Code Section 401.06. Subd. 7 "The Commission shall adopt bylaws for its governance and for the transaction of its business." Where there is a conflict between the provisions of the Bylaws and the provisions of the City Charter and the Municipal Code,the provisions of the City Charter and the Municipal Code shall govern. (For purposes of simplicity,the Planning and Zoning Commission may hereinafter be referred to as the Planning Commission or the Commission.) H. ADOPTION OF BYLAWS; REVIEW AND AMENDMENT: A. ADOPTION AND AMENDMENT: The Bylaws shall be adopted by Resolution by an affirmative vote of the majority of members of the Planning and Zoning Commission appointed as voting members, and shall be placed on file with the City Clerk- Administrator and the Community Development Department. A copy of the bylaws shall be forwarded to the City Council for its information. Any amendments to the Bylaws shall be adopted by Resolution in the same manner as the original Bylaws. B. ANNUAL REVIEW: The Bylaws shall be reviewed on an annual basis at the first regular 110 meeting of the Commission in February. III. MEMBERSHIP AND VACANCIES Vacancies on the Planning Commission shall be filled in accordance with the Municipal Code, Section 401.03. The City Council shall refer applications for Planning Commission appointments to the Planning Commission for recommendations prior to taking action to fill vacancies. IV. OFFICERS A. OFFICERS NAMED: The officers of the Planning Commission shall consist of a chairperson and vice-chairperson. The Commission may create and fill such other offices from its members, as it may determine,to transact Commission business. In addition,the Director of Community Development shall act as the recording secretary for the Commission for purpose of preparing meeting minutes, or shall appoint a staff member to perform this duty. B. ELECTIONS; TERMS 1. Chairperson: Based upon the recommendation of the Planning Commission,the Mayor, with the approval of the City Council,shall appoint the chairperson of the Commission • each year. At the first meeting in December, the Commission shall conduct an election in order to make its recommendation for the chairperson,following the procedure in City of Mounds View March 5, 1997 • Planning and Zoning Commission-Bylaws Page 2 Section IV.B.3. The name of the person recommended for chairperson shall be forwarded to the City Council for action at its first meeting in January. 2. Vice-Chairperson: The Planning Commission shall elect a vice-chairperson each year at its first meeting in January, following the procedure in Section IV.B.3. 3. Election Procedure: For each office,the chairperson shall invite nominations from Planning Commission members. After nominations have been received, the chairperson shall entertain a motion to close nominations. If such motion is made and passed, and more than one nomination has been made,the chairperson shall distribute ballots to the Commission members and each member shall write his or her selection on the ballot. The recording secretary shall tally the ballots and announce the nominee receiving the most votes. In the event of a tie,the recording secretary shall announce the nominees tied in the voting and balloting shall be repeated until an election occurs. If only one nomination has been received,the chairperson may conduct the voting by voice vote. If a majority of the members present vote in the affirmative for the nominee,the nominee shall be elected. 4. Assumption of Duties: The Chairperson and Vice Chairperson shall assume office at the first meeting in February of each year. 5. Term of Office: The chairperson and vice chairperson shall serve one year terms, and • may be re-elected to additional terms in accordance with this Section IV.B. • C. DUTIES OF Ot.FICERS:The chairperson shall preside over the meetings of the Planning Commission, and shall have the authority to add or cancel agenda review meetings or regular meetings, and to call special meetings as provided in Section VL The vice chairperson shall assume the duties of the chairperson, in the absence of the chairperson V. LIAISON TO COUNCIL: The City Council shall appoint from among its members a Liaison to the Commission on an annual basis. It is expected that the Council Liaison will attend the Commission meetings on a regular basis. In the eventofthe absence of the Council Liaison at a Commission meeting, a Commission member may be appointed by the chairperson to represent the Planning Commission at the next regular City Council meeting or at the meeting where the City Council will be considering the planning cases acted upon by the Planning Commission in the absence of the Council Liaison. VI. MEETINGS A. TYPES OF MEETINGS; SCHEDULE: The meetings of the Commission shall be held on the first and third Wednesday of each month, with the annual schedule of meetings for the following year to be adopted by Resolution at the first meeting in December. 1. Regular Meetings: The first Wednesday of the month shall be a regular business • meeting for the purpose of convening public hearings, making recommendations to the lipCity of Mounds View March 5, 1997 Planning and Zoning Commission-Bylaws Page 3 City Council, and conducting business which requires a vote of the Commission, convening as the Board of Adjustment and Appeals, and other official business. 2. Agenda Review Meetings: The third Wednesday of the month shall be an agenda review meeting for an informational review of planning applications proposed for action at the regular business meeting in the following month, conducting site plan reviews, examining proposed ordinance amendments, discussing long range planning issues and studies, and other matters not requiring a vote of the Commission. The Commission may call to order at agenda review meetings to take action if noticed on the agenda for the agenda review meeting. 3. Special Meetings: Special meetings may be called by the chairperson or by any two members of the Commission by a written notice filed with the City Clerk- Administrator, who shall then post and mail a notice of the meeting in accordance with State Statutes. Planning Commission members shall be notified by telephone and in writing at least seven days prior to a special meeting. 4. Cancellation of Meetings:Regular or agenda review meetings may be canceled by the chairperson for good and sufficient reasons,or in the event there are no items of business requiring the attention of the Commission, lack of a quorum, or weather • conditions by the Community Development Director. Members of the Commission shall be notified by telephone of any meeting cancellation. A notice of the meeting cancellation shall be posted as required by State Statutes. B. QUORUM: A majority of the number of voting members appointed to the Commission shall constitute a quorum. C. CONDUCT OF MEETINGS; ADJOURNMENT 1. Meeting Chairperson: If neither the chairperson nor the vice chairperson is present to conduct a meeting of the Planning Commission,the Planning Commission may elect a meeting chair from among those members present prior to the commencement of business. The election shall follow the procedures set forth in Section IV.B.3, except that the Community Development Director, or his or her designee, shall conduct the election. 2. Open Meeting Law:Meetings shall be conducted in accordance with the State of Minnesota Open Meeting Law(Minn. Statutues 471.705). 3. Adjournment: Meetings shall adjourn at or before 11:00 p.m. unless a two-thirds majority of the members present agree to extend the time of adjournment. If there is no objection,the Chairperson may declare the meeting adjourned without the necessity of • a motion or vote by the Commission. D. MINUTES:Minutes shall be prepared for regular meetings and each commission member shall receive a copy of the unapproved minutes for review and approval at a succeeding City of Mounds View March 5, 1997 ID Planning and Zoning Commission-Bylaws Page 4 meeting. Minutes shall be approved by motion. Approved minutes shall be the official record of the business conducted and actions taken by the Planning Commission. Commission members may request copies of approved minutes after they have been corrected, if necessary, and signed as approved. Copies of the approved minutes shall be filed with the City Clerk-Administrator and in the Community Development Department. Minutes shall be clearly marked"UNAPPROVED"or"APPROVED". The minutes shall state the following: 1. type of meeting, whether agenda review,regular, or special 2. date,time and place of the meeting 3. time meeting called to order 4. roll call of members present, and whether absent members are excused or unexcused 5. corrections to and approval of any previous minutes and the vote taken, except that minor grammatical and typographical corrections need not be noted 6. for each planning case on the agenda: a. case number,project name and address,brief description of the request, and name and address of the applicant b. summary of the request c. summary of any previous action d. summary of the staff review e. summary of statements made by the applicant,particularly concessions or . agreements made by the applicant f. summary of comments made by each person testifying, with the name and address of the person noted 7. for any motions made: a. accurate as possible statement of motion b. name of Commission members making and seconding motion c. vote on each motion as to number of ayes,nays and abstentions d. reasons for each nay vote or abstention e. whether motion carried or failed 8. specific concerns addressed to the chairperson for inclusion in the minutes 9. reports by staff 10. reports by Commission chairperson and members 11. if the minutes are for a regular meeting, date,time,place and attendance at the preceding agenda review meeting 12. time of adjournment 13. signature of chairperson and recording secretary • City of Mounds View March 5, 1997 Planning and Zoning Commission-Bylaws Page 5 VI. INFORMATIONAL PACKETS: Each Commissioner shall receive a staff report,plans and additional information, as appropriate, for each item placed on the agenda at both the agenda review meeting and the regular meeting. The Commission packet shall be delivered at least four days prior to the meeting. Each Commissioner is responsible for reviewing the material within the packet prior to the meeting. VII. PROFESSIONAL CONSULTANTS: Advice from, consultation with, and/or requests for review by the City Attorney, City Engineer, City Planning Agency, or other paid consultants shall be in accordance with the Municipal Code, Section 401.07. VIII. SUPPLEMENTARY PUBLICATIONS: All Commission members shall receive a copy of the Mounds View Municipal Code and a copy of the Municipal Comprehensive Plan as well as other materials as provided by the City Council or City Staff These materials shall be retained by each commission member and returned to the Community Development Director upon the member's resignation or termination of appointment. IX. CONDUCT OF MEMBERS A. A1T1NDANCE: Commission members shall advise the designated Staff member or the Commission chairperson of an anticipated absence from any regularly scheduled Planning • Commission meeting. Any member attending less than 20 meetings per year without the consent of the Commission shall be deemed to have vacated the office, and such vacancy shall be filled by the City Council pursuant to Section 401.03, Subd. 1. A leave of absence may be granted by the consent of the Commission. B. CONFLICT OF INTEREST: 1. General Standard: No Commissioner shall be appointed with private or personal interests likely to conflict with the general public interest. If any person appointed to the Commission shall find that their private or personal interests are involved in any matter coming before the Commission,they shall disqualify themselves from taking part in any discussion or action on the matter; alternatively,they maybe disqualified by a two-thirds (2/3)majority vote of the Commissioners in attendance. 2. Conflict Due to Economic Interests: A Commissioner has a conflict of interest if,in his or her discharge of official duties, would be required to take an action or make a decision that would substantially affect the Commissioner's financial interests or those of an associated business,unless the effect on the Commissioner is no greater than on other members of the Commissioner's business classification,profession,or occupation. In the event a conflict of interest exists with respect to a particular matter before the Commission, the Commissioner shall disqualify themselves from taking part in any discussion or action on the matter. • C. EX PARTE CONTACTS: Ex parte contacts are contacts between individuals seeking to influence the decisions of the Planning Commission and individual Commission members outside the meeting forum. Such contacts include meetings with project proponents, City of Mounds View March 5, 1997 Planning and Zoning Commission-Bylaws Page 6 • residents,property owners,and citizens separate from Commission meetings, communication between Commission members outside the meeting forum, telephone calls or letters which attempt to influence a Commissioner's opinion on a matter which will be subject to the Commissioner's vote. When the Planning Commission is involved in a matter which is to be heard and decided by the Commission(e.g. variances),Planning Commissioners shall indicate to the person contacting them that such contact is inappropriate and all testimony needs to be offered at the hearing to insure a fair hearing for all parties. In all other cases,Planning Commissioners should discourage such contacts and should avoid expressing any opinion as to the merits of the case. When ex parte contacts occur,the Planning Commissioner is responsible for notifying the Community Development Director, and for conveying the substance of the communication at the next commission meeting at which the matter discussed is under consideration. Approved by the Planning Commission by Resolution No. 498-97 Date:March 5, 1997 Jerry Peter n, C airperson A[TEST: pp� • yt _ Pamela Sheldon, Community Development Director N:\DATA\USERS\PAMS\SHARE\PLANCOMMIPCBYLAW 5.97 • • PLANNING COMMISSION MEMO To: Mounds View Planning Commission From: Pamela Sheldon, Community Development Director Subject: Additional Materials for April 16 Meeting Date: April 15, 1997 Enclosed you will find the following materials: • O'Neil PUD Stipulations which will become Exhibit 1 to Planning Commission Resolution No. 503-97 • D.W. Jones PUD Stipulations which will become Exhibit 1 to Planning Commission Resolution No. 505-97 There are several places where you will see an"X" in these documents indicating minor items which need to be filled in before the document goes to City Council. Exhibits 1 and 2 for the comprehensive plan amendment for the O'Neil Property(Planning Commission Resolution No. 502-97) will be delivered to you at the meeting, and I will review it with you at that time. One further note, either Nancy Heuer or Charlene Zimmer(or both) from SRF Consulting will be at the Planning Commission to answer any questions about the traffic study. They have provided me with a revised Figure 2 for the supplemental traffic study. I had asked the question why the numbers in brackets (the counts for the peak pm hour of the generator) did not add to the 397 total that was noted in the report. The answer is the U-turns at Long Lake Road, Edgewood Drive and County Road H2 increase the count of"trips" occuring in the peak hour on Highway 10. The revised figure shows the projected number of U-turns occuring during that peak hour. The trips on Highway 10 are then distributed to the other streets in the vicinity. N:\DATA\USERS\PAMS\SHARE\PLANCOMM\4-16-97.MEM • API-- - 14-97 TUE 11 : 34 SRFCONSULTINGGROUP P . 07 P N /HitiON W W W Z lILI + H U. O N Q rz 2 atu O Q W Q O a Ill 2 ci. LU = = 0. h- H r c O O / U) = fr N. c*) F. `" W % = Oa � � aro W Q Q ZQ N r I, I- } >. W Ill Q W h.-+ .� r cn O J C. a 2 O a a. LI O O N W O U U. X X X 0 W �, 0 I- • 2 4 in W 0 ° a EDGEWOOD DRIVE A H n- U J z FW-- O 4 a) v N LU c0 07 CNIN LU 0 LU cn r N CO CI) r N N G O N N N Cl LONG LAKE RD. Z if ,. vr vr N cl O) 0 C v w� o IC i �� N {' v u z 0 .+ Q a EO = U 1 0 O c) z d • N ON ONON t4- In w erO p= z • ig E 7 00000000t04 Q WZ o Cu ai. w v) .(4D y m coti � Oinca ) - 3 vC V I yx� xx xx r d to t3 cu x a. OOO � r- � � G) � ,Z' ... .-. .. .. t7 P4 O a) a) a) o E E E8 E '0c .42aa 40 a) > 0 0 0 0 44 E ri- p- ci-00 p- 0 —O co co O Z O N _ r` V . ~ fl. t/f VI U) N O a) 000 CO al RI c4 CO V \ m aa.' (-1O > 1000 70 p, 0000 Cu C � d a CD-CI- r r• O , M X OW a co D coq 0 a) c c .y a z c m o O H as E w 0 a. 0 T 0 To m — m a) a`) o c O N C U) 0 Or ) a`) v) E , q' c E 0 IX . > E y " O iJii Ca)F.., 0 � c m m m 0 a' . 0 w 74 o c N t '9os o = LO � m c � - • 0 o — v c � o � Y o a 0o ° -a- io 0 -Q .O C :° H aW N Q ei0 � +' m N CON afoo Emcoio _• o o u) 0).c O > N ri 0 UcncOOa 4 0 co0cn ¢ > cn1- I— cn = a _ PIA e A H a Q W Q a 'U C 7 O 0 Z. 0 � � 0 ti 0 0 w '0 V w a V w � a Ao F� � g 0 E W >, 0 31 Ca. a aa. • 8ww Ts Z ,.?10 Z m 0 NN — o 30 ° • Ac��, a � a m c ) .. .-. «. N N c 't' C v' c m 0. 0 .... a v co a) ° V' O m '� °' `n a co CO c m w co Z 'a U as € o s m0c 1° s a) c 1-.... -a U. m U i m L_ N L. — .c C c0 32'.Z ccoQyQ OocME o `o � mo d � as � UA ua W o •C Ca C WW CO rn m o - `m oTr 0 rnc0i c C7Q u C m N m m '- ,..4) 0, w a) '2 CO m € c "- o c -a m •c 4p m ` m m ' C '� .0O >a) o O Q . fs' cQ U * O N F' ,� Q a T_03 N Q. a) O O a O L of V C o C >+ Q1"C a) r" m a) 0 r- d v�0. 'o Y y " •Q C axi U ++ C p) •a C. 0 C c+0 C C c tII a H O oas , a ,�m. - .o ca. cati ILooNo •c ° .v to � c >, m V O .WC y q)L. H O VI X o E a C C -O N •= O f� U � � 4� c C ,c d Q. 0 W o6 o O O _c a) S E N New > W 4 E .c > �•00 a V O c U Z C C Q-- O a) c0i 0 cis O m 0 a) C 5 .c O a) � � a) O 3 a) A U C U o a Q = a. O CG a)- 0 coo 'a O a) a) > C ,S ;c �•a c 0 � m ,� 'm c cO � C� > U an a>i c0 734) o vi co 2 V 3 ca) c " m a5 -cn.Wcc meaa') coEsa) co-a ai 'c $ ,ccc 2 fIHi 1' � 'a Eca 0 o cca N O c cL ' mea. c c , 0 ccvQQ. p °) Cv) o � o �' ac) v) A c � .� c= :� y � U UNQvmcv Q. = mn.=UccacoE0 O Y m " a) Q m •a 'a t`O O O Q•- c O v) w Q t0 fl. fl.=p '_ V c c +.. � , O C a) .. V U C a) a) — 4- 1° a - 4) O E-r E y„ +co a) -2 0 = C r- C C C w C > 0000 .0 .4200 2 W0 g w .2 c -c c a Q7 d 0 O V - ,, C E " .�. 0 ,0. U c v) •C- A C W H-y a m " "" c .... F' .... 3 > > CO •C m o o co a) c� o c_ '� � o .c-p m m d o `.) N � ami 0 L. ' ° U 3 'mvs � � O �E c Za ca c m m Qc c � o C. o co �a m a) -.- c rn•- ›" al �'" W 'om W �� o):E 3 a) co' •■ < o)Q. a O.ro •■ a O w > v _as A C4 C4 111/ ua F" a Or'" m � o A c oa' o as w WWz ca 2 = CO 1" -8 atu A 2 e ( co E �c �i o u) co a) c (I) CD � V o 0 a `-) C.0 m .c a a C co t) m � 0 La '5Y 'cao �m g a a) co o t; :a 3 aa) E CO3 a. a m X x x X 0 rn H . C •Q -. O) .Q 0 0 co as EE . 03a. —o m -co C E-yW� a) N N N ,tea) a) N of L_ O O a. y N " CO a m W Q' a) L L L L. a) CO) CO a) a) a) co t.) a) , a c ; U) O W 0 0 0 0 0 O Q O c) C V V as .••a 7 Q. C. O. O. O.. N U O. ,.. m a c C 4.I .-1 v) v) v) v) v) v) Q v) c a) p a W ,-{ m vcc) vr . v - y o U m a m . A00 c as U E v) o o � m •k o ca C) L. m E •Q Y c:1 — -� Q _ '� ,+ _ o q W ›'' '� C +' O C C +.. 4a) C % > c0 Ee (u C W E H " C L- N O Eco O u` 0 as o a) 'C O co c M .. C .g ,03 a) " a a.4 "" a ix a) ,C ,��? N .N a. 8 a) u) 'v) " il "ON > = NC as ,cCt a) .46.. as c Z -4. U ... N J L. C N L �► QO L. " V c m O C. W coL• •. o � v) 3oo82 - A3 > 00 8 mas •= as •C L > T. 'Ca) , co L_ 'a •C v 'L N L_ c 1) V_ .E E - m m ,� O U` 02)_ c scoco ._ 0 as WcoOas � d OtiBa. c5 C0000) (00 Q. 00Ou CCD 0 .4-' 4-02 ` 3 ` Acv a, s I- • Cu ON CO -t - v- Cu m c C w 1-.... L0 m >, m >. E C".• v1 Q o m '§' i: m m m - -- o c a3 m rn m Ma o cCa 0 3r � O Q. m C �G U m o • m 'a ° V m L n •-• c N C O m m +. m Ca m Q.L z • lii 0. .N.. CU 0 -1-'m co m ° ° O CD Cu O m N m C' OL N 0 0 m 0 .0 = z W +-• O W C O Q. a 'U cf).a C m .°a p O O CriC C O. 'a C ° L. a) p m m44' g z 0 Q. m L .y - O ,- U 71-. O L ° m N O U , _O p•4- Cu d ril d a -E—ti„, ., Q U L •rcaOO. N •• c� 3 ov > o la mQ• -0 ` c— :Qc 0.= a':c UA E Qaa) m m a°in '- o > o COoc cco g.) IF: Ja > N > a� o as ct 0 c yO0 o ° NIL- tn E N ° C 0 o p ° a) y 'c N Z 3 v N 0 3 CCa s '0 p V E 0 CO m 0_ m m ca n as 0).- m e •- I- .a > m C m Q. m O N m 0 ,m 0 O Li) m m to . m C — p C U 'a 'U o 0 o f uiL 0..° To >+ N = n Co fl. d] '" z cs � n N m = a•� c c 2 c o o c rn0 m a) 0 Q- m ami mt E FE a, E''' y p o 0 m n m o COm c ca o Q � c OC N - Ey 0 C s- . 0..- O �i ��.1 vmma.4-* cNL .° mm8N Lma)� cenCVc� QNomN •4, W U c°i E O m 'g 'c ° m c C �->, o f S. C• 2 vi 2' 0) CU ccs Cu cV - 3 0 Cu W C NmpaE .Oco 3UNa r400 to 'RCN 3Lmm aUE0) O mem. c 3 t0 o `m >,ov >. m >'� c co ( •0 .E.= E OV m .E co A mp � m o .. cam N U N u - (D c w N .. ....- ate) o- Z -.-' m m oL .cw Oo E m m C E >, >. N m .+ m L 0.� a) o >, w a) N r N .> O .0 r C N N m Cu ». O a' m a) : L o m m N 0 O N o - 2 0).0 m >ic O 3 ca•- m 0 m (` U a 4) a) " `o acv - o_ C p2 ` CU Q. 0 c - ow - - E c°n .••. 3 8 � m 0Q._ 80ar ° ,� -13- CI"... 3 m OO E � c NLL or• ` 0 -- m - .c - ai 0 .t m c0 0L C .til >, W C N E T 12 "N L° w ° -0 .L.. 1.--.. O >,F- -C1 Cu .5 Cf C_ L cs c -•° a ° m 'co = > tra ) m N o m 0 •2 m U) >, C :a O 1.. C C C `p 0 x2- 030 -' = c0 0 n a) al 0 C/) cam Q-n m CO a. ca = O Nom' N a �N, 'cs ,- • U L — O E •N N L m L O a O C O m V :.. C m N E -a 0- Cf N m m co ••• Y •.-• L a) O ti.. L 2 — L. m m m m N L- Q. o -. m Q. Cl) .r Q. O Q... m U •L O m p > € c Y C -a N m Q a) •a L O ca E-• m o o � yn Cu o =co N "' c Cu Cu 0. 0.4) c .N •mv c 0 >, c n E = Cu O Z Q > +. o ca m •a -0 .- ° >, C m L U Q. a)— O •• v -000 .- E m �- m Ri m E E E (am - co m m a 0 0 3 a) cco m c v aci •n 'as Cu . � 3 w E� O. m ° E n ca 42 N m ccDC N 0 .o n .5 C 2 E c E ~ Q° v .g O m ` C H W F' w 4? L � � Id N E uQi E N �s Q c-9- c '� � v al Cu rn > N E 0 �- � C > ao _G -5 3 vC) LN c : v -§ La p m •r Cu L 0 m o a mt o 0 m 3o A L N -a 'a N O U m as Q Q Q L 'a N U N O 4.1 4.1 0A o Z z N -a .. ac) C a A U — ccs mm •Cca d O LS] N m w O m N m L m Q U Q L z C o O :9 ca N U °- ° N C m > N C O ° m A z > ° E0 0 N cam ° C"- a) EL C � 0 C� -a as CU ° o c aa) € a0 > 'v 0 E � 0 = 0 CL L � a. o .0 CI) 1:1 csm o ac a�i �-0122 00_ 0 Ua rnO a°X CL U o C - v C m C`" 0 C Z U N L a) p m C co o COC -C3ap� rn � � � 0 mac .- .2_ - m a) °c m e 13ci C C CO mF- � E su c c ou_ m e Q. c a a) N O. Cc`1 '` 5 m a) >, E > ,6 ° c L m "-) c m c ° ° mss aciU c cU 0. o 0 0 vi m > C 2 Lo c H 3 0 11 TO al 2'a -tUN .- m •: O � ° LN0- N N -n Q O W d cucnc . _ o ocQNm ' L.o 0 awcogaca) mo 4- ° co � " �, C O WLcU > mE 'a > L " mN U ca C C m m To C€ 0 >O `Q O m O N Q.= p -a ..-••-•• .cVO0O � aa w0) m .cfl.L .0 0. -0 .0 .. 0 . 06 > rnc 12 .0 a. > Lc'- > m § � ) —vcc t > ao °- en Wl 03 '&-. C m ooC'.1 > en Vm �° A - 2 0 co cp 3 ' a L 3oo. • 0 a�15. . n O V Q oOoM O C amm . mQ.w. m QLco3 ..E- m � �° � > m33pN ` v � O � ocCt. Eca>, Qp , um ° � uoaao > csa �N ` > � cscm lCOUcaL. coc — >,.N a 13 E p L c >, a) m :• m . `,iNUNom Ay- mc w- QO Lan m L O C >+-- L =C a) o >, WO > 'Q. N m0 m NM ° —en _ c •. N vc � °m m a or) rn5 Q. 0c NCu . ` 0 n d Ta U = c •C .0 -a as U O C L O L = COc > 3 ° EmNO m m - _ en c0 U :. 3s) 0 L 4 ° t omom aas 7 c ` 0Cm = N a2 m mEE >,NQ. rZ •a• a N tQ v CO Lo .- •• p.N ° p +=0 m CC = a U c m N U m C c $ = cs 0 N C c c >' ° O0VoV N ui to N " cc W NO 0cCN ZC _C0 � mcvmQ•v U ocVtLC0D � � � 2mm3u � 0 �CN = v ° '0 ' �' W0 .- V C L • -0 - CE ) 0 Cuc C .. U - N C amQ a7 — .. e )L ` . NN mV c =m ° OONDy O O wDONm ° m • N d CCC m m Q. ■ C3U U ca s) 1 Z 0 0 QA el A.II 0.. U 0 Cu .Z U U QN Q. 0) , N as Ito CU a) 7 O c�a .c 0 Cu � = _ N m L 0 N N Z ?i a) 0) a) a) :II �•- +' t C C E c m vi y o W Zu Q in O O CDm Ew cN O a) '«u -0 ` - Z'y-f 'C W z c m t a) U c al 'Ls 0 0 .N V a) s y 0 0 m co ca c C. c6 C N € E Q- p •0 > c 0 p m C Q y C U 0 U �- .... 0 c Q Q O N LL L m m `n m m O O m E p1 4 0 E .. E Qo 0 m C V cn - Q 4- 40 = t c 04 a) ,e � D U '3 N;«_ c .. o0) 00. cc ° CuE � O - o ° ocavca :c E '0 •� co N >' m w c�`a mL C o � a) .8 . c co 0 .0 - z m E v U cif Cr co La € c 3 -v 0 u) �a e••d - °o' Cuc0 as .c 0. ti0 > vm vi m c °- tea• `IIC arm � s a) ,m0� I- 2 m co Eya >. DO C O. `o E E 0 m m � E rna, `ov m m _c c ° E 3 c > W E _ m j y E o cc r- c = = 0 N p RS m N cnc m > ••• •C re, a) t 0- 0)t o .=• •- O to .r C C A O coma) _..9 0) m > " o c .� c 0) 0 cs ; C a) m 2 0- 3a m 3 A U a) -c o CD C .0 Q 5 oTo. a. o m 0 o '0 as � m c c L Esc m O H to t_ osi >, _ cna : m•- a) vi 0 O _c _C C -C Cu .. a) n) ~ co O x 0 � c co1.-o E st ms L 0 0"0 > o o a�rn0) ms o c.� Vj E N m E � � 0w 0o.Z - E = c E m ca o 0 aJ a) ca 0— a rnj N c y o Cu Cu Cu ca o _ Cu .c o Cu E a) fl.o c aw 3 cot- c -0• ) n c, u9 a) ° v1 CUEN CON "6 = L� N 03 NOa) -c .L-. ca) co Cu Q = ~' CENC m oO c N o m .cm. m m `cv a) D, rn. 0 . v° c m = E c m o m E F -c 0 n co 0 o 0 c c o 0 0 - nit— n•C 0 p m -a -0 'F- mL Q a) ca Em 0 Z c CE w m Qaa) c a) °" 3 m rncti :E-, - cv 0)t C mQ y _ ) = w m - N w W • ° m -- a as Cu CO ca -C m = > v -2 c ~ 0) m - 0) a > .c 3 Dia o x Ha = mc ° •L Jv 'c � � s � `-- v �c � moc2co C L a) Q v1 i3 ma) .r ~ -a m to 0 '0 � � O • c 3 cSir C ° c3 'a) o m x .0 r) r 0 - Cuc W a) cv Q. 0 ■ ■ ■ - I- Till) a) rs co Cu co .- H- .� n a) .. P4 W A_ aA WV) H .� a) a) v_) a Op .?' Cu di Cui Cu m a) > N c w — m Q A = _ cc coE r .c Eo ., co >, c Cum Z '►- - Cu ;° =v ;s car c n. v) I- n a ac) a) >, a -0 'aa N 4- A > ° rami ai Ce ..: ° as E cm = c N V N C C a) d m m o asp m o m 3 � > c U c° L 3 m co Q= o 1 a .c .4. E of c m0 0Z 1/1am- a) ca c2a '° Cr el. m1L- -- a a�' 3: a - m cis U) N 0. 0 m .0 o 0) `m rn Cu aci � V � 2 m y U) o Cu 2 Cc 0) > = a cc •a,s c -o c '� Z ss o � ° _c N � O > C ° Cu ca 3 as a � Z cc n -- cE >, C V -0,„ 0- 0 -0203 -=„ 00).= ,-- c Cl) 0'._ a) p 0 u9- ca .0 p O Cu ... w'O -v co V L N C N 0) a -0 a) cLa '_' (� >.•C co c -v UO •c 11 Q.•a) c coc = L 0. .° = co 0 :4 co N 3 cap m as 3 mZ .2 4)U o ° v) 0w .y c L ° E Q3 E �' c m m F4 C 'C O o a) U +' Q 7 as -0 .5 a) _o a) ... co C m m L 00 •als E o �= >, y - = c`U m v) m c c O. a) E .0— C C c 41 a m >. L c vnic0 c a) 3 N c1 amicU "' o o ai 0 °".0 as a W c oa) o c O rcQ� a) 0 oo E c � cmimcLac taa)) asvac) m Wa --,5 .CD0 rn3 E D N - L L 0- 0 .2 co E cia m m L > v1 - _ >,c _ 0 c � aa03 ) .5- •-E 62 a) ° = "Dm a) c m -0 E a.•T Ao Ta •c 5, a`) m o `o c n = o C ao •c .. a) c rn•- c rn o E c ° E, o0 .c E m c o .. m 3 m � E _ c E '- r.. a) 4 a) a`ni ov ° > Cr ,~ y ,o 0 o 0 7 N CO •0 C V _ 5 ' 'A O Cu r Cu c 0 a) m mtki o..-2, m m 0 as c •- .a a) C >, a) t.. 3 0 w m � C a) •a � o c c s a c - a) � co a) c c- o m c a) rn Q'E 0 a) T. A ^' m m �_ m 7 C •• ca Cu a) vi m d ° L fl- Q CO .Q�- c r of .. .c >4 Cu 0-= c� .0 r.. 0 «0. a) m Cu a) 0 O P. -a 0— es _ QS y Oc a) s_ m j .;•,,,- ° ddi 0. > C 0) 2 •� Z m m p ..- fl.C c CO _ o p Lvf CO • V N m CO a m E p c n c 0 >, cn . nLt tr.;CU2 cI.- - L- ac 15 .a m ami car c4 = •- '0 fl- n•0 -0• m C O co 0 -0 m Q rn E m L •E•n C E-_- m v1 ►►�.. o C c c -' C c '0 0 0 to Cu V) Q- (- cOT) 4) 04) eacc ' m ° oc �? oEaial0Q00m Cmw ° ° 0. 2 4.1t_ rn EN +, amvccLa oocav, .c a) vcao C Ea) c° a Z ? v °' 'a).4' .0 o aa)) a- -0 c .= dm m • 2cLaNc ocnm � jca Ac ,_ cmL = � � W -oo mcav � 3a) E as Nm .00 (1oc3 .. EmCa mUrn- me D mr m 46 = 4) 00 , 000 > ••••• c a) 03 ° m ° c a) ct m > •E vy) 3Nd I- oa L ... 3 �- F- O Qv o 0 0) Q'0 '0 Cu a0 c QQo N ' Q .. v as Qa) Acta as 0 C co L E co ca �� � O � � .N c N C n � ca 0 w. U Ec03 0m a) U) 8 •doo � z° 0 .y_, 0 �. -Q cooco O � .L, El � N � O > m_30 � al 5 Cm 43 X � Om>+ ZU C X yE Di E c c m m Q. N m N y m pJ . as Q 7• vE al C m •a O m a3 m Ce U Am L .O N E av 'C co ea � ` o a E Owo0 03 NCa�o S � _ o _ j0 mm °xca� '-L0. 0 .mcc- co m8m22 > co O m tL mmaEc m O -) -J V ac cO - aF (n as E o -,o -a - oEa ' 0 as - U cc° ras cc4c C •• c c a) NC ai aE- 0aTo mot_N � yoE c � > c p? aoac — N •d � c GH • jU ay0C. cN m . Q. ✓. C Cuc4 mN U v aai m 0 > —0 'C 2 E = 0 = O = m m C mOo - LvvEE = cacaNm m 0---V L N v ° c 8 O0. -L o TO E 0›. C cQ~ 3 w C - ico m p mc7i m� m 0 F- al 3 .. 7Ctm E O '0 l ? E L > E Nm Cv O AU acOu .. O %- - � cm , ec' mwCoccc0 • 3 am Irc 0 5Z a) ° >ma • o m co '9mCooLa, " omN m> V NNrnCmLCm ND - m >L c m : ,- t or. ca'mU 3- = coa3ma QN m >, mc") i vLC o 0 4- oc oomac = Aa3mamCOcaQ Cu wtNo ° c ` > VmQ = � CD 0> , Z' mm> m p °c (/) o o .m > - CDo = O ) .a ac o ,a F" a .c cm 8 � m 'iomjqmc_ mALrn ;n � ~w . m Nc° o = m - mgEo0oawa, Op No = ai oNE 0 O cOE . v >,'> O m cLa vmcomCa. WO ° QoOO� ,2 ° o = �, , cc ° 3CcvEm am >,. 3a = _ 03EtoL ° a L x mQ a7N' E.LCu m Cu yyO - O 'at)N m '3 N W a > > _ 0 — Q.— C 0 O fl. m .0 m 0 }' i' WC — m O 7 N L Q ._ m '3 a 5 0 m a 0. 1'- .0 5 L 010womy el z ■ c a- as .a = E ■ mLcaLo ■ a < car- F- Q_F- .A cal O z m m m .0 xa• .0 0).0 a m -04 C CO o cm c cu aO m al .c c 0) >-. °'o Z"" v m A mL ca ac c Lo m CU d 0C ma o CO 7' 0 ai s -0 .(7) N m . COrnN 13) _, p Q ° L N N m mo . L a N X c - a C ul >N m hC N t .N O L m E> - CNLmyNa ~t CuN i- 4- Lp .. 0).2 OC N .. EV E Cu w ° • C D •p . •a 7 c o - m • Coov 'mcNcac a) i mc Oaa ° m p .c 3o0 - o ` mvcaEvEC. •cn a X3 . Lac' - 1O0 = vQca E L Q N 01 w. = 0)"0 0 3 >, p 0)..i. c ammm- viC � � n • aomo— NU c co • Z omp _y m aE `° m Q3Nc o ES ULc c0 � , O 3 4- c ' L . — Nrnac ' ' ' L 9 A. iAO4U) mNEvt > .. � co Tu m L � �mv ? mo rnm � o. y ao ° °' oLmm NwaNm d 0a > van co c N � EE3 onc E• '- o0 > . , =oU ` > : m 0. > � ; °ir > i�V0) a m p c m ..- O a awO c a7 v ' ' W -Om Co C — � oN .O C o ° co c CO 7 > O m C ) •y a—. m Y N L co A O aY — '3 auiLIImym >i v � L, 0. ' N E- �> maCa0 ` CO Cennm aC m mp ` as 73mw m m •aLv N at 0--0 Zs , O »ai 3 ~ QNa mN .cs� � en N 3 = v � R 3 .0 VF. o - ca m C o ro No maLCo O »- CN O m 17) •c a co > :o L 4 rn A -' 2 = m (Jr) mv = cVVoea W 'N C m O Q - 0 • m .0 C Q m N m Q m m .c m CmaQ' ° m N ." id 740 3 -NC � mmm `moO (0 C . La mau - +°: L 2 0 ° cu cn = co .E my 3 c .. c ° = -. E o m N ° mc0E — c : .a+ c s al, -co0 cu mL, , 3 ;cc m oc p, ca m >. >,L ._ m Uo ao ° ' o c) C ,- al > NLui ° rn ° c `. -' o0 .° = a v m ° E , N U - 0cm4.1 � w aL a, m0.0mw ° mco .. c a .a O y cn m t C V 03 -5zO +N 4+ O am v mm 'caN a1 CO O E E v .c N C E >,_- 'D2 L •+ p -. N > • . a- •V > ° .. C Wuad) amL T . '6aLac ca7 ' aQ + 7, mco L. env eF- m m c.n � E cOa � F- Q. 0 as .na ai' o - 0 c G o 0 ANa t•-• ch ilio Lm. m 0 V yl m m "" o c V . W m m • � p c m COm to Y cu 1- m 0° C a > anctcd gy -U mw 0- 0 . 2 Z Vm _ cQ 15 Nv go- _ > _ owz0 oW7ocCOe •2 > ca+cNevTri E mcm > ` yE mw d la aEV> o . m W Qm CMM 'EC cm oNOmv OC TU. OOm Mr(32 (Vt. = - 0 - = - 4- 4) 2E0 pW m W E .a2 N -. mo 'vo > 00 g:1- 0 .0O2 EW � e' CV O pL QLL •3m WOy WC m W 0CV maQm -- w CNWW Om 17 () °t� m C --' m = ° W ELmm m z LLL ... .._-_-.-• m U ►- mom Q- Ac xO9= m 0 6' a, - Om - Nm mmmCU ° CUc0v0TLm15 -o m ) al o .07 -)•- v E m Ti. 0m7wqU O > mp =Ja mocEm0 V - > WV a E . ct Om 1- o20 cCLU m m W me cumwL o . a, mcom v co " c foo A O ma .00m73 'o - WLo vi < m n Um o 'er0o 0 .0 -0 �. ' Vmoo Y - m - c >,E2 .0 m ma °o my > E ac _a coWizcmm E n y ' 7V m a N co Oa > ; -0.Et (ago ,- c.) Cy E ' c L m _ Em o NLQWmLWL D mm3a WV C 0 O c m C L ' W0 O ZCWZ 04-U 7Xn' wto - ; WmW � Wa. Wm Cm .amCm W m c 0m > dEmt_ uisu . cOWvo v 'acmmE Lm Cc • O .aO CW Om . +. m V m 0C ; s- vi 0 co NCo .of LW ... . - ocUW WO > m ) ° - Lv c 0V Om O O W �- W pH O 'a rnL 1 mW > C N _ aZ C daCcuv � mrV > c aWmmW mo Q- ° CV O0. CVWWc0 0flcOWm e 'm mE - w›•. - OC cmmm ° aoaF _ 0 ° _E--, a c > o- � ccEV QaEm aE C o. � a E., 1:40 u, m m •v :.• -a m O L -eEm mm if, V m - fl. 0 m ) -• n. W `aU m -a �s a. o >,W .W m 'v- t 015 .6m LaNNLN3N ° W OL >,L m 'c - m , m - N L. ■ - C = ■ I- . Em - toC._ Q .0 aq AI [4 ,--1 a Z m m L a O Lo ° m 2 . ti 8 - c .� �'" 3A >~ > c >.v o 'c � a � am o c Q >+ ; rncm coW c �p �; wm o A m V 0 cL W c o m Y ami L m m co C )- WU co ^ . - oa13acm� co °' o -- Q .° .01:1) > °' co o ai mm c � m m m --4-) D >,U O -6W O N, OOO ° W 'cc >• - woC ) m > co> co E � m >, ; ` a ; P oo ' ame E ao >, > ° mE L ; n m '0L m o a) '4+--.WAC AL WW = c = o W -- c - °-"6 Ym �aW . c - 3 ° o •a cc mE - - .... c/ .W V , + ; O. . p1- cm CCD M >+ = 0 CO , m C _ • » (74-' ° 1- 0 3 •-� > 01... ...,'" E '- ; ..l= = ; cm c n2 E 0 n .� E E~- T o0mnLmmV W >+ zm UN � vEmm ac � W0 om 'C ° EEY � . 0 0 -0.VcaaiLa av2va ,cocVaot 0 m0 � °n CUmc - ° 4- 045- i0tcacac�wmoWi2a � ncQ ° ; 0m > m aa1OccOW c � N ° ° c ` ev ° � > � ° ..4 >c " + 0 _ -0 � W 1-1Cy � map - EvN a ° N mL > Q C 7�d WOVOLYUVoC toC O LNC ,- w, a i- -' V ' vTV C N W n m A CmOLL .VWu ;II .rN CnOL 'Zc, an E4 CD c�o r. L ° t0 > v L o0 mLL. vL � omo_ ; mn . m r0 .m cQcov oCcvvW mmvvm ° m ? Lomc '€ m --' rnQ ,e C ' � .5m . 0VC m > 2J0. OEnM .ELc > LC_ . E CUEa ° mA_ .W >+' > -vCCemc '-' NVl •a - O2F In - L1dO mo c -0 cWm720 ° > Ymc 3 co m Eo cocu Q >+ m V o , cooV aao Cmv> 4 WQCvm :: > mspWc0cQOov' mcVc- co CcJ LWW - ' OJa V - . 0 0 00° p8 ;fl ° Ot1! • R "0 CO Y n h CuU) m Cu m O • 3w C 13 z � on zw ECCOCam 0c Wd 2m _ a o rn •d vo m c U •c - � � E7c .c ti, 12 CO E o �Cn 'o2 Do m ,- . Cu3 dmNcv0) ,..a Z omo a � 0 al n - cn VLm � ac Y co C co.)uV-.4 U 3 C c m t > wCD O 0 O L, m C 0 U oC C CA 0 co n co Cuc I AV 0 2" o a. 2)c Cu c ...-.....-4....-.. N a L C Z+ O N I 5 'N al - Z+ 0 F"' o �c c as Cu U) O .c 3 o U L a) t0 O 0 .c cm Cu L ¢ C O 3 rOj w >. z "C N - 0 U i-- >- a) Z Wi m- mo coos 0 W c ° - E IU) Cl) Cl) E pati -- m cmm Z c Cu' A � vt as m C . 3 N m m LL C .a 0 z N O O I m LL 0 O co Ha cLo � � m pct w `� c x 0.i O 000 "0 J - H j �`' $ H LI) a 2- m 2 v L 3 •m ¢ a) U) >., pw 0 0 � o CoU- .S 0 II-- os � A A IP 0 OA c mo § d ci 0 0 2 s A c 'c au - o0 o a� a •N d Urn c v �- . a o al A w c cl co 0 vA � a) - a) orn ma0 N : ( OE -' c . , N E � 2o ca) 5. o § >' o c a. >, m ` • -�o a. m m ao acc $ C ow 0`~cUc s - 5. pC 1,:, CD Z..o 0) waC 'O "- ) 6 ro F. y > 0 2 -c - co _ to -w- .«- ZLU) m `•- O >, cV cosi U) om pw Lu Cucp c V c a) -a6 N N CCu C ,.> > woo o ami � � � L ayi m a > vi m aa.. Y� m m o' 2 0 � � ° o• m ami Ao co .m T umi o` er 0 m o umi I O � a. E--, t.., c� _ 0 ~ � Cu oc as � � � d >- j Ao mcg 0 "0 Q. 4- UO) UW) wnm d Z a -a 0c c � b .c Z tWa-' ¢ N Wt a a Cu o -a m U) Z 'v m c° •-4 • 2 moo c U ' rt c a, c7 � 2 Ivo n: m � a� I3 U. 0 a c Wxw c Qom ai m E m > 2 c O O ° z � 0 N > m e o C o .0 c vl g w Z N Q 0 O cl Lu a) m J t F ON WO o c-� > > V � 3 c ¢ " c ps 00 N Y0 o.o X0 ccv2 LOL C -1 co u) 0 0c 8 ANa N ON to cC/N � z zzCic) U 4O w O a � 0 W4 11 U > w zA O O E 2 U 3 w rn A Q O y+ W m 73 W al W Oa O0 H 0W 1 A 1111 aA 41H W .- O0rnCA (1) adA c COcOz 3 W � O m o � .co _l A aria - c— IO ) O a �-13 ca � u) cm to °c > � Win- o � .0 m o o O Q. 0.aN C O Q EO m .0 C1 V m c.10 co Tel o T to C NLoW 0+ C) NDC WQ ,F m U •N /4 >+• ►-a O D O.tIIw 2 C O NLv o p., c4 co t Q. c C -t .c O �I Q O O > „- N m V co C r U U W .a r ,wm� 0 0 'V � Wv� 0 � cu 2 y m °- a A o rn v) c Cu Cu CO) U.c z E" g -czcca co (U 3 v ° d8 cc CO N ` C o 0 m Cam Z, O ras ° macs Cl) E ° 3 W >., co- ZIon N 2 > h c — m � zOa >. o uCcc L 0>o E • u_ a cW 0mo F- 0 m o zOoOcoo6 0 _ - Z0 ,2 'CO NWL Cm W = O° I -' N ¢ -ornORaCl) 0 F- OC!) U AR,N Q t-- co U Z • V Z U N ,, o o � 44 7j D Cu .�.i� .... O r (O ) Uq a Na)t E M 0 o C N 0. Cr co CO N NO O (D N .N 'a Ca CO N co N N CO N d 4.4222aE ' ) NN _$. bobO NCO p .• O coN coN 'S o o o o o o o 8 co co CO N ~ r7 -01 rn 00 a Cu co (� cccococo0) co or- CO ,..1 .--4 N N co OCOMIf) 0) CD (0 000 (fl � N NO 0 0 i M0C4N- ) 1f) O I� MI� 00 00 � 0 � O 0 0 1� T- Ni- ODN (oi- OOO OOti � NPU U C N cM .0 3 ��WGG. c Cil O E E 0 0 75 . iii .0 .c aa)) :� EZ cu EE H > 0 03 = ccoo = A o N E EQ' v o a (coo c a) E. U coo .2 'tas N o Q Q M V O W iT a) N cu (1) W d a) N QM C 3 Q' OQm 1G �- e- NM Qm 'Q = O_ 0 . x' to W co).. O L N HOa N Q E2 -Ee22 coL N ; 00002 covin � :IIa) N F. w > c.i c', 2Oaaa 0 4 tL- OOOaa . i � ajE0 � a > 0t°- na > c4 TTj c A o OW '- 0 d N 0) a) a .CC a 5 ° o c Na) 4QE) OM co 0 a) Z c Zco T "6 -g) C L a my O c o W c.)-- ocl) w O N A om d .� t M Cu o N L d °° Cu0 2 Tiss) to a00 z °f'>.t o ..„ U J .Cc ~ WCCW7 5 z � � a oo ONa 8 pOj rb 0a 0 N a, C > -t 0 y GO.) .c 0 .0 ,N, O) C n C � 4, O e Wp pm 4 ,p •GO 3..) ...s 0ON0 O W 0PO ) G � " 'Lzp 5 aE j Ts II 6 Lf ca Laaa > a > � 0E c •' zU 0 d" " o � " N O. .= CL 0- • O c� � 1QC , C .pp er -p N zO O ) o ' •bO - 0 U1-4i CW y ' 'O ,ti c � " of 0 OOV > q L� Oo0 " L. c 0 21. o � a � .0 o zeo 0q� 0 = ' n -00 3 O O 't = c o G y `' 10, `10 Q I- o ... 0 0 •c V • 00. O W O 8 0 a' Ido Dia .....° lc " o Ito0 Q. yD � NDL 0 c >, O ` a E c " y- 0 O as h o r- O c O .� E C y ,.a z a " 0 o � � CO ° a°, o � � 'Saw- -0 - .0 c E E te 0. Q., E-1 0 No Vo j " m0d) •Q = p c0N -c- 00 < 0 003F' a •5 co 0 z O a 0,v_ 0 0 a) n N a) O.= 0 0) o. 0 40 2 4 2 O i co c .0 a0 +Q 'O y p � O N 2 L ,w, !�j U n• O O O a,co y ma p '2 a. C co V Oma N p a 0._ .� Z �, > w` Tr; E Z �� a) y CO 0 ti aO 0 Co o a) '5 O a) '5 en > c c q O 0 . t oG c 0 _ 5 " .a; " o o a 0 ,o_- 4>) Z N •cv 0 0 0 6 U M cu �. E .° `° � y L. c C o 4) o co 0 ca cO Q. 5O o o 0) CL .0 O U a) I C, O •0 d �.. O p r i 4 'j a .� .c Q C o c HHHE 0 0 a) N e •oi O 15 5 L O 0 4) c of > a p o O a 4) C o C '� V C O p W O y c O 4� � p *`o, O O cca fl. ca o acosa? C7 .• " Evo,o r.. � y 's $) 9i0a) 0 UQa3 Q- °- 000 � 0c 'v, q O c = " � oig ° c C.0 ` E' 1EEa -p v, c.- v, Qttzc 'a QO 0 Z . + p E V O t c s a) 4`, g 0 o O -8 C - C a) 2 L 8 M ; c o 0 N -c 0 a) CO 4V 2w tl a E = C oc - t 0 . o O Z r' Q0L. a"n Q " H E � 0 3 0 0 0 0 0 0 - co 73 4) 0 0 w Q•30 " o ..+ a' Wo oc0ic � o0a 4) C9 � 0N eve^ v4' 0 - c0i w CU ti � $ CD C) o c •ds o " � 0 •o •> > iv as > ca �� cater 0 c x � � Coa'` E �, o 00yE " wca 0 00m o0c0) � Q- 00) o H wrs, F.1 �. y o z kb o .° �.•a c, N oo, o 4) y Ca • < 0) 03 < 0) c) Z CU 0 • a A AL- a4 > . a � � hill 0 mb n o, 4 0 .0 o .c co E 41 .sa) .E o 0a " �, cu 5 E N a m 3 Na) aa)) _ E O, Q Q' E cC yv, c 8 ' oa CV v, 0 E E ".. c a: c a � c � co *E •E ... E Ems.. ai c 0 cob a k coz 000 0000 yo a as CV aa, _ o y4 4) 9-. . 14 C) II zz 0ov0000 c 4) ;E '_� " tots 4) a c 8 3 c ' .0 -0 m v, a `c c o a: rct y 4 • C V c y y 03 CO 0 O E E m c O C 1 ca c , Q EEaa, � •p " i NC CV w E as 0 $ (UO xxai al oca) � ca, -. 00 w 0a- o,oc � .L...„,.-- a E o € --.0 0 Z .a • •Q = 'c aci c. fl. a CL c �- � Yn '� cQN = � E 30, `.into coo0)y .° Ev, v, qo co.- .c 0 c "Di co 0 42 ti3 ti 3 iii .-1 r-L4 0 v > ca oma 0 Eco °c o . vcV � y 1 Ea. 0a ee- •_ w ›., a: .c o O o0 4) 0 'a .2 = 0 441 15 4c z Z c t' = U � w , , 0 0 1:1. a) t o C a' 3 E p" 0O .E � E- � � _ � N se w19 13"-- --0 Z -sc � r � c m0 Wok � . a) 2a) "0 m0 - oa , 0 0r -- s,.. ..-cx ca - Zvd Ii co u CC v) c ....m m �'. 3 ca I- 0 `.41 kE 03.c 3 a) a F- 0 0 cst a t� co Cuvi m C °` .c 0 c t 'II =11 w o) y m sv O t� u) 4- D �- CL 4- L >. CO 0 c m co as c 1 m � CO � O CO rna .Y n- o N. cal ma`Uimv E E �— oc Ow • 4-1�, c — tayC4- p � y ofl-»� w 'x co m >`� � -�` z n - o _c•- � 3 EU »� o ca m t � 13 c ° ct a) as U c � L � , eco -° cammmn•. am ym •. oc� c� y ° n wZ m e ca m 'a) '� a =- CCO ° as m m n-p y 2 V 0- •.. U 111 0 co p E > 0)-0 fl. 3 0 y '0 '5 0 2 N O n o N •v c m •`- c ai :roc -v � c6 � cvc ,- � vmi3CU �' '- v)�->- ECN ' V O m C N 'v) s m ,o m V C to vi --°p 'V as i- c v o fi �d.7 �, �" w• O. 3 m H m C m v - y -r tu m m y c C m C COa+ O E73Z,� o -c a) CI "0- vm mmst .. Om c 0 = >' _ ° c C ° L N >% y 3 2 .- c 0. y m m j m ° .Q m O 0• W xx U MEW S m al =a N � 3 m5 CY °" a°) c°v � aa)) >',).- 3 22 � fl-°' 3 'cci 2 vi > W 0 moa 0, ID •X o v) nm 3 0 - y Q0 ° o m y •t7 0 0 c v, y A 0 •0 .. m m 2 cD m c co .o o y "r v m 3 mo .' O cc m m o .�'D o Cu` U 7 QF. V 0 y .- 0 u .n 0 2, N O N '2 y c tu n " co F- m m ° m 'J"' ifi ms 0. 0 .- 0) in O E ' O m .a aLi 0 c o y 'o n � E •v mt � = o p y m � ' o 0)• m U t v) > - Cu N '0 _ m 0 y .- - ` - 3 n c v y U O U n C is- 13) y `' N m .9..) m 0 Ta. C O n v) m 0_ O m m o m >+ O m m 'C y � C u O j, N ;C •- C as c n m m w m e cLi) v) • Z y O - L •- y 0 W E- .. t4 . y E as .r m .- ... E- «) 7 fl. y ° Z el m 0 F- - .c ° 0..y 42) m c, N o C •n C `p O 3 O 'O % m U O 0 v) 0 `+ m y V- m > 0 y L. S... N 'to _, v] m 5 ° E C m Q y y, U Las • ..: n� N o b 0 •�- c 0%6_ y m € E -v n � Zv ° ° 0 o. 0 0 > m m •c y a) -0 ,. ° a o m m o > o cY E-� Z' C co m x *- ° > € m ° = � m ami 2 o n .v ° moo co N Z 0 O vi O Z > m 0 n E ° g 0.a) D E - „ca_ Z .L N m O L m 0- n m C . 0 W N vy) m '- a m 'v 'v "" y O m m c y • o tII m ,F p 72 m 0 ° ° 0)-, C m a) j m m m C c y y L. s- o = N ° y .� •N ° ° y N O m 'tI) U m W rs, ° U y E .. m v m di t- y :- o .. y yaw. v) c m � � c 2 E x � 0 Q o o € a - o 5 a) .c • m a� a°) ° S c - c c °n° = _em - la 0- 5 E~ p4 W ° C 3 m 0 0-:u- tII C ± C O 3 N O m O u) L L y C L- m O tT w�,,, > r: Z m ° n ac G. 3 2 o a. u) 0 cu . tL O o - tL •v a LD 3 ,.. 'v y O L. ° m A 49: W O W c - y m -v � Ca) Ate, ZA ° c .coo c '� cc maa) cca p' y y O y U ..0 - «t m Q O .0° co W m ° asaiE m ° � ° n 3o 9, N O p y U n ° u) c m > y c o m c co 00 0 ani "- loin > c O E E -c 0 co ca it L1. m C n"� 'v N ` "" O t6 m > m � »� EES O - Q m ° � � m tco CC of 6v C 'C., O p 2 7:3m �.n12 a0-5 as es D o 0D Q p 0 .0 I- m j_ c O O C m p)4- 0 O° W a) m C C a) yrn0C o3 � n0cCm0 = Zm .0 ° sru3 O c C € O0 N ON 'vt m . `' y 1- .- 0 .- CO N °- t0 '0 O C' 3 C N 4- ii N E > ° 0 `O II- N 0 2 C r. m a) c . CO 0 " m C - vi w 0 "- CC - CU C) O CO ca N4- ..=°n O - LD .c (D O c 13 C C V Q• OL 0 Q Ca y m > C tII c • c c c C ° y w_ m • CO p m n 0. 2 y CO O ° O c• m C.m � a) v � � o c v > m E •v > .c ° ° = 0 = 0. ci-N m E-+ m E m 0 �=,cp O n 0 a) O co On•= O .v .� y co •C C c 2 a Q= p m 0' Y y C..C ' .0 0.0. m � Q= vv •C 0 0 .v 0 .-. CO y �+ � mo > c �U � =, m3a - •a = s32 -ev N > y0 ° om Oa 0 c v C o 0 tr) Ly_ .Q c6 V V .0 0 m 3 C m O o ' O. n L Q) n as CV 0.c n>U ° c a) 0cca0 cu L as m 30 .0 >..� o cU o ami c CU A o oF- .c .,,., 08 �° � c 'a � E ,Ecc .E`�aom •* mc6 >. y � a E-4 U ° O •v 0 > i U0 ny a) ,C 'TC m 00 _ m C >'= L ~ N -v L 0.y o co o .) C O U e. o c co m C 0 ` m p T. ° .- - > C p y .- c C L O •E . V CU O° L O CL p m .Q C C7 = n > O OL U C i m H C t4 y 92 C 7 3 m m ° C.;C, .- y :+ as A L :. o C p A .� Q.:- al (DE .co mys - ' 2Ei35csocu ." w 0 3 ` CU coVNa 0. aC • n d -.. > c -a v) ..2 C -c E 3 N m E1 E0. - n ¢ . CI) o v co ami• Q. m o o 3 � °° C CC >, O c = Vo 0 Q oo cv0 c y E t m L_ > .. :r 0 .00 ° 0 m O m m _ p .- v W W c 2 m 8 ca C o c `a yo 2 2 ' m m "_ E v)o V ,coo O 2 ° -c m COcaC7en - U 3 6v •c -v o` c`o m 'E = c c = `o ° CL c� c c m ` a3i W o ld L m m m C n'7 'c 0 ,p •t7 ° 0 0 m y o O m W O r-. p C a) y 'v •5 z M d U) > •:3 � _ 2 ■ Q v o cv2 ° cO nN a a.CI nn ■ 5 3U t0 o) i3 W ONa a N m m C u- 0)c m a. C 0) o �i CO C C • C � O � > C ~= a N C O a m C m = ;0- m co Z m Q +r ..+ G O N ... C p_ 2 . m 0 - .a � Z Nm "C N O m p. O w 0 N • m m 3 = C ., QC fl. G^ N -0 V �. V N m QOC m Z U Uco � 0 � E as c V � N cm o a'—,„, 00 •15o � L � N ami ° N QR A co C 'ca O m ca I- L m d Z II C a fl. N fl --- co U ^ p o C N. >>,,-a > O C •p o .. N ° C C .co. 3 o m m •Fo, E 4 O C •O O C Q. O = m -mCL To .cp m 0 . ''C 0..r.• 0)•C N cc '.c m a W C o 0 m U �- m L m p) N tC t.O m Q O. m Q p. O r-' E 0Zm � ...7. � ��. ` °' • � rn ° ocvm8J mC ¢ > ''t 1:3 m a>i co � � m Q ` c rU c m m N a) enco .o -a a. E-1 0) 2 m •a m c4 :5 -a O O L .0 N '5 0 2 C O 3 p- C m N UO a) 41 p 04 ti os N 0 3 '5 L > ›"= 3 CU `c.v > •Q J .L. > �' •"' ,m_, CI. xx U a) m --CI 4-- 3 c m � N � L' c € ,� � Q. c � � � CA .0 m °� m W CO o 3 0 N 0 0 ,-43 v civ o m o ac C N V N m c � E 3 A O a. Q m m c0 C cu- y L coc a N m m m L Q Q m N O J V U m 2 ° o • — . m c E c ° o.o) u) -0(nE N -6 >, •v_' `2 c = O E-' v) it o. O .. 3 m L L. O c4 N m N cmc O 00 c N N L O E �--� '2 7 N co 'O C -p L — m " N N V •C 'Q O w = c0 C l4 J L U L CO '5 C =4 cco os C N 0 c ^o 2 3 1- ate) C N W 2 c m O m m m 3 m O co .0 € ° m c .m y• - 130 L 2 U c € L m v .c 'E .c0 3is _cc'o0mc 'c45c - N2 �' mNo o3Nco A 0) 2 cZt >, v°� C c. Q- E 2 0 3 8) 4-- r-, -13 c)) U-' s •C N Z '0.'C 'a O .. L m c cm) co > °- N N '� m m N CAN N O N C m . m "' ca O co C c c C •c cfi O O 'a 2 m = co O cam co > :c c c m � O 0. V n 2 co 000 41 0 m +� C d L C E O p) -° Q' m a) E c g 2 U as .E_ I- N m 1• ••C •� •c •� g: cI N 'a ovc _°'c r0 E m w >-, a; ma 3 co ns u) � � m •ai m � 2 3 � w c0 � � v v co o N c H I:4 O m L m a) a) Z O 0 p .c c�0 N .c fl.t t 0 �j L m D L ° C m L ,o t 2 fA tag > .. 3 H O Q a o O rn o... N 3 .. Q N .. U .- v 1- v �. 3 F- o A P4A > a 1—' O • ,.a '- a4 w 6 in 47) -t •a) P0 a coOz =46 omO OC «- m h. O 0) o o f mCO OL0oLm - Z29 ai • n ° > m2 «14 TA Z mc 0) a0) Cm L "CZ ' • -� yO NCEC ' -C = N 4- L. �a-� CO O 'N m 3 —3 - m #. L 0) c " N ''° � m � om " ZN mCm0) C C m 0 € 0-.0 -0 Vw LNN; O C 7 E .0 ..L . rn m • co E QI'-c � cEo QErnN2cN tu mNN E am •C o. m O maN e 0.= — . om0 NL C= > O = oOu- 2 : -cL O "- c0 O'fl Lc . CO coOT .0 0.m " co c o c as m ° amm co 2 > o � ac > c0` v - m ,.C ° o-.0O0) c00a.-om . o .° G .0m - '7 f0 = " I.. C - 1, C 0) : eCCm e . Ov) 0) Iv, O as ID1P im ' °Vtm . I— I ! n L Nw- ca N m Um0)EEOCN. 5a) c� N o0 to EcCO _° CN : -p tA .— N ° > cu-:L 0) C m N L O 4- 2 = CwN N . o C m 'C ° CD o N V II C 2 a) ca ) c pcowN 3 ~ U) OV cc 2) o C)c > cc) co 0 mm o 0 -c . romVm ' - 2 > C a Qcaa m � v v .c -0 N -0ce co 0 o .. — E amE � • >+ ?m > m n— °' ° o ° "' — — m +' ..- .c � o ) -•,V V 3, u E C C : � CA TN .vo 0) V m co := LmomN N N O O — N 0 vco •-• 0wcm m V0 2w� c.Vmem € cmLLco .00) 0cc `cm - >o, fl. mm N — L Nom- 2 ° AC G. m C _ L mmL4 c.) N ° u) 0= m � aQ� 3 oEN .n o .. 0-13 ErG,z m m Co.c as mE >,f- LL •• o cv 0cm0 ° flG ° ! rn ' • ' mmm~ ` amtum m �m .Co7 = • " 13vv c )•cm O.• _ c - mE > U E E ..c G to C 7 m C ° m m " co 7w c � N ° Ly = C C Lo > : >` • O0 0 .r 2 .5. cL NO m V 0) o cII 0 m EQ 0) m m 0 c - • co (/ NaO ma — - Cm � N L_ 2mmm Y 2 m cmCm 0 L N Nm c m •C •N 2 � 2 Qt 0- > E 'R0 .92 „_ C .- OLm � > C o 013x QpN > ° � m`6- E ° EmE- ° 5 d� Em � 2 IIcCN � � md �p 'm mc � > a » ° mEEao .c d o •mo) a) Voo ` coD .. o a. .c o Co v ' — m -Qmc c rnCQ : .. cN - mco °? mi- m 3 0 m° ai ° ov m a : `m ° a— co IISc ' d c y0 . D > E A00 o c0 L. V N m L CW 0 > •C Q »-. m N C ~ V C.) 1 -8--"n c. W N NCLO xwJ mO= N • € C2 0) o 0m Uw. �C N C W mmccm > TO 'E v c — m $ — zc•o c mm E cQ > ) 7m > °c ° •a � Da0am abN0) < 0. L' ate' (Ut_ . . c. ovcco ¢ a2 .000) m0 I-- o v) m n00 E m mTO0) m a m m . O C y C 0) Cu m t a) o v, � 2 ° � ' m 3 N 0) v) a H� Ow • N ah• Nrn 'a `- O m � n3c L m 3 zU C N N 'c m w 03 ; c O - N al ul p> > Z o m N u) y C E a E m C C c cc) o Y C N :N C c m° N O ¢ 7 -c _a a (A � � m O E m — R O p" N 'Q t.. O a > m N io O n a O p 0.oc- `o = mEo) °- mC V3Cv, � F- vi o ° oa03E1-; na �- � = t cmcc cc m m 0QncOm IO o C.c = c u) C N C r E V a 'fl 0 a • C•E •„_0) m I' =Cu '�- w O cti V CO L p C C C 'a •- +� t 003 �0 O O L € N •• .�. � Ul yO3Cm. — cu Cu •0) as a a � atmtlf aF� z F- 0 V) Um a 0tcoa C v; mCA 00. nc ° �, m C ' a. ,7_,. • v N H ,4 a F N a m -0 Q C Cu m N m 0. — Cuo V E '? '- 3 3 ca .. w a v) 0 a m n .. a y m C ` p a n N t C ° E 3 C N v $ 0) „Da 8. E d .n c Q a a c CO 03 OI , W U m CL CL N E a C a C c in 3 ° � o .. c °C c>a E r L o EUS o- cn '= �- m n, a) cmc A Limo L o 3v � .. m 03 v) � � C ' — 03m .moo Cm � 0).0 03 Cu C Cu Cum Cu .5 a) C v) . .0 3 ' 0 3 c 5 = c +>' O > m C c U) >,.y Ems.. Emm ccaa>) i � 4) 0fl.� O ° 0- nt0v, a m a>itts.a) a;i � r Li U Cfl V ,= O O-V vi E CCT O m -C N M W mai 0) n 0 E CD 0 a > m .• mO m a O.13 •- �c t cV c cv •a c a .r •a 3 € '.. a a,> 3 a/ 0 . 3 ° 0 ai v, E c c � c o -- c 3 my ° 0 w m C a m n. m m o .)C L 2 O o O O a . .-1-_ co n O a m v, c a : `� >' m .� L C.."' .c 3 O c Cu N C t . = u) V e)_ N c Cu O ° a) A 0y °) � Eac) 'ycEcn . caa mmL'gcon) '2 an 3cEcCC a aU = 2 E • Cu ° > Er aci ' c o > a o13 c CurnC 0 m >,- CL>' 2' Ut 00 O Z 0i - 0 .c ° 3 - � C NU• � -0 m a; cco c. a�°) c0 -0 CucR ami ° E �c a ° V a C L m 0 13 2 L c 0w w ~ N :=' L m 0 = 0 .- .- v) C C_) O E E m C m 'T" ›- >' c`a U it -8a m15 Cu vin a -. •a E m .. 03 N ng ` ° c F-1 F-' � ccc c a0 Vi 0 CD a c 3 E E my `o E s u o '� a) o o o ° 'gin � W wo v) SOsp • oc .cma � cd � cco � cm � c � � E ° CO Wa„ 9 96 c..) r- F- .2 5. 0 a .. c. 0)'a r- F- an..- 03E u) -a T- F- nn�oa .0 w w o W c Cu Cu) � CuL. o CCU a zq L .. p Cute, c c d a m . a v, :.r tn. .c -a as a -� a O ,1'1-4ceN _ Cu c0 as Lca ma) mmm .. ... 2caa a o- i Cu Z 3 m O c 76 c >' a nin O L• O IFCOlC mC 0 0C 04c CNO a t C 0 m C . • m ' .. _ .. CD I,- C N C a Cu f2 0 0 Cu C a (1) a • C p a c m cin Cu Q r- m Cu • 0 C .C+ N 0 n,.+'a v m .. �. E o -a > 50) 0 -0 , 0 .S >, n C E co a C - N Q RS EO v)2.LL CCL 0 0 v) 0co _ N 0 •L' = C 'y 0 c L N •5 m Co5. .a 0 C ° C a O m C C O N ° C to E ~ m -CIm 03 N 'a - :° c N = 0 I- v m Td c o J m Q. O C m C V - 1- C O O C € 0 = 0 0 C n iz 0) a, - e -a U a 0- cn a .� C 3m Cu .0 &v - 0 E 'ca 0 C o > o O m y O c n C Q ,as C C m a C a I .0 c� C 'a RI Z SaCC ..0 s .vaL0cc : c� -CI . nyL16- y a _.0Mam -m E m 0 CO WCC _ CLICO O p 0) p) O a O O C C `° aC OcCc p C o V) 0 O0).0 "' 8 0 UC vi co a W C co m C` � o 45 L asas m m 0 ocv • 'cEEaEN 03 .c mwc .c m .II a V' cZ .12ua9c Oc42 > C . — m 0303' E cyO n.. C yp w � a •8 ` c al E a N C 8 2m - mcc. A •'= a y- OC m c . _a w m L c .Q , . m • vi • C if) .0 � A'a C' 0 ca 3 0.2" tv an . .03cp 'aNO •0L• d a V mwNm C E. ° ofN - CZ0C0o CmO • N 0 m m C 0 c . 0)-a = 8 —mCu ° - a a sEm3 —LpaCcoa° cC -am ,_ o> f_ 03 TU c O C i v) u) 0 v O m 0. .c 8 C CA c cv € C E m2 ac > rnr o 03 ECL ,am c. m t- Nm 0 ° > •C m ., ° .,• 403 m03 - . mt .aOmJ ° m 8 Q• arn ° CCNI �"" 'a - N QC � v m •- C toamC -0 maI3m 3 03 � OCmm , = v ms ¢a w c • cE COW Cu CO aw m > � 'a F_ a1 .i •EowI- a. 0 ,..,Cu > ° m ` c • vca .: Ca� mc as aym -o n " Ja vt 'a :0 wC•, w oCw av a m o o " m ca O C 0 c c 2) 0 a 3 m m m C. N E O O 0 ■ ■ ■ r F- n CuCu .0 .0 COCuCur I- O CO 0 N C). Y N00 y. C V00 .00 e >5 o o 4)3 33 € = 3? CO ? VI ,--1C o .D a) L ? N vccN v O° carca- V YN ° - > 1- CQCO zE N ° tl) 'a O .o• ON ° C ° a = LnO op 111m3 ° d3r • C v .coN -0 „,,, y0 , 0 UjCN ZV a00 mC 0 " o 0-- ° ° :c v wZ V N .174vv . ° c° 0 c �s ° � d° CItlf= E -- v 010 icoL � cw � c � ` ° gc -C (0000 -.0 � iccc ° 0 > o 02cc ocaz0mC0Et .CcU ° yov, mNm ° ° QV ° w° 3 Oc. ° E0E Yc c '"C Cp .4- OEL - co 2L = 0 .c 6_ co a0to ° Ca ° c • ° .eoa3LE .. ' > 0000 ° cN ° > . ) E ° mmo ° ° °maO.o..V° �L �° aaVC ',' .1 ,,.-.4 LEONE 'a � 3 L3o ° ° ° O VCU0 -6 cv .0C jp ° Q LcotN oa3 ° E . > ° N 0.. - o 3 �o ° >. > .C .47! ),( LM ° U = 01_ ,.. 0 V � cp >.L my � aQ` ° °c v4- C WV-)E � E ° cC ° > E oco ° ° v•Qv ° - C 3 E c a) ° c 090coo0 0E > > w § w : ° opocw c � oaancc No OpVN � � QONO voE >+ L C - u ° mw > Jciv °J.L `0 ° o3C > p ° U Zo Ug cL. 0 ° a ° � o>.v 00 � a4- ° o ` ° L 'Sc ca a0 = ° 5- 3 >" ..= v � co I- + � ° 2v o ,. = 0OO° l° > 0 ,, >v + 3a ° fF (.)°- - Q c 0 )g cCC ° O L o p +. CNo _° a p ° .+ C •) oL 0wopv ° O tt - ° mrn3 ° C w- 3cLo ° ° NL L E ° -c .-E- O ° - •o ° '6 ° o ° 3 �.,._ Y oa0 ° > _ w ca N 0o 02x4 ) = c o ° , .0orn-c E a4j >+ 5 >c -) 13 O o Co. c. u -0C ° ° .,_ .,7o 0 o7 o - ° La ° Q o v ° bflo ° u)rnv, � E ° > N ° �. °y c ° O = v9c LO 030 0 � '2 - � U) CtQ10E C :'a) -cC .- 0 ° 0 ` C ° .' U) oO ' 3 - °� c � m = o_ caa 0 > ° com. v , av � c � , v,cca ° ac • oc c 0L C0CCpo2m ° t . c 'D 4CHcC Ttio - . LyZ ° C 6% v 5rn oQrn ° N -4 EE "-7 m . Q ww m c� QQ„go : � -) ° x° cc > ° = oo ,aFi - ca0 • - cvm o ° a � v c C a? Q fl - O 0) 0 ° d a) O3a0 H>• �a3 ° o c m ... a. 1;_- N o . c cp • • ` aooE ° oo ° c c 0 meow -5.3, ' E-- ,_1 of.. ° oa. v Loo � U)H L _ C Loa NIvimcU) > n • Q Q. o> oI-- o01- U) Aa8 0c4A aE--i C4 Ft c' 2 C aa A (IT • ostv c o ctc Nm OLVN c = -L n °I 0LOO . Otc N NL NC a4aIcoconoa" N 5mN0vL ° 2cccuat Lv co : ° °1- - tE N °> ° H3 w d, ._ co EC - .0C. oX 'd ° CLS ° oC .° NZ � C > ° +.-- OO0 ° oOLm cp 0 -14 EO .00 o fn sF.y ? NNEac ° a" o ° 0 O a% C U) C v= oN ° � LCV- v •3a co °cC :om ° � o • ° 0 > E8 .cE . 3m .. N _ c ° c> o ` ° 3o 0co -� ocEo > ° E >+ . � toQ-L) poUo o ° - o °to p ° V O cn -' N = .+ LC ~ tiy° t U N C ° QO" 0) o CV to a 'a N OC' °° � 4) V ° ° 1- C OUOcGE ° 7c - 0o ) a ° ° L Nom = NN `= � c0 > ° CL °_ a° LoMCCco "aC ° a) 4 L3 ~ lLC ° oO L -56 0 u NE N L '5 ( ° toOmo -cLOC O ° n0CLal ° w C O Co , C 0 ca.. . GC ) m• ° CEE ° 1o ° L _ ° ° O Lr _ ° _ 0Wof ° o -0 mc3Ct 330 W0 N o L0Cc �+wC > L 0 `:: 2 'Svo EEo0Eo AL N > ° Lo p m mm m C m .0 o t C c ..- 0 a)C O ° C ° to L ° ` ° L �_ 0T0 -. V 'L E L .0_ 3 .. ,:,° 'Q t1 0 C O 7+ N c N r U yL,, " C t2 y,' V a) y .0 = ., C v ° ' '� N ° 0 .- - € ° ° C co o to ° O o co mc o co E E O L i_ o ` 9 c c. ° > L O Q w .-� • to E to L CO �_ V ° o •C 3 C .r ° N d c p) N a OL t1 ›+ E ° v c ° L ° 'a co .0 ° ' m 'Q • L ° - O N co c- ° u, C �+ ° 3 C v to ° E 0 'a ° v § O a.L • E - c i3 o � L .n 'ate aN ° -5 3 c '- •EL ° w toI- c io a oo o L pO 0 ° ,- i a s ., o v Ly ° • ` '' _ w > o > o Q w � ° 0 6 t H 0 •.L°.. .3. MQ o).°+ v C 0 cL ;° C C .c 0 0m ) c N Qy aC70 c E .d 0 ° 6 v Mc co ° ° Ems' ° o 0 ca. 3 � EO •c fl. o „....11-iv) ° ° co?, 'c 6 _ Ev o m „,c m E _.„,0'"" ..!.. m. - o ° c Wow m2a.cm0 > ad t 2 ° 5a, Ctt tE •mma>i °o tAC00) omgm 5 zvd 0. a..' 0 - • F- 3 co .e .ca 'a co 0. N ■ H c� as N V i- I- 'C ..J o..� to Q._ O N a a) c4CDO T oo myZ N 'I o •n .m .=1 CN Oc m G. � 4) Z >% C 4) N L 0 i = m H rM cco c >'° - ZZUz 2 M E Z a o m � N W O c2 o) ~ �a `mom vp4 U) o 0 0 � C O X E Oa oyo c oW v rn'aw IE '71 O 0 CO C m C N •0Z 1w .. c o Ci NL cow 60 0 ns .. Z c .0 d oN ER '- co JI- C C (/) N Z oOc -a .C� CO p V � o - w • ` W - c cNO O o m A Zo _ c aI U v) 0wO c = oZ Vce co 2 oO � O U d NC m 0 .....-. N � Q. ›. O 0 i - a CO .....- to I m m - F+ CO L- 0. to co 7 U) N �� V Z. J U) .2 to '6 7 o y .. p ° — c o I- 4) (03 o °: •" : - 0 < } aa)) Z w >- 0 cc f-2 0c tw E • Ca c ZI— •¢ pc6 os LU 2 Z ate) � m ao � � �' N � al E . L E-•y 3 (0 cca o >,w- Z 3 a) 2 w c 0 0 0 W C• < N 0 d ,- 0 > a N V N O 0 >.. 0 W a c t m I' € CU C c w Z o x N > me m0Cmc "- = I- E-1 •� •- 3 2 ¢ m w N Y Qo 2D 0.-.F. - c U) 00 I- ti. CO A W 0 E-4 0 Z � 0. oen = `O c ra.. An 0 To a) e 3 Q c o o ►� '_ c m � � oN C cm'aEm C mam . d v) G. N C V CU I >, Q- m w L -0 m 0 L fl. m L La oO N .CL — pONLzc u-7- 4-.a w "0 Pi 6 oo > o oC Nm yC •0 o. mNN E '0 0 CO OC p w QN- N ':11 yC o . " O 3 To O m 0 ° 0 ° 0 O m O TD-O O o NL �- d A NL U) u- :O N m d ` Om NO .0 A ov • m 0 m "' o U C V ma m— ftq 0 0 ` la mN Hac �' o Q- Z.4.c aXO � Yp0m ain m t cas O O m 46 -a v a `° o Cr •O > Q0JLL a3 O . c >+ m .a mmam _ cm =Q , N CI,. .0 U) L '- C m L L m L E 0 0 V ,m0 -0L CL co .,.. O NL 0 .CF- O. ` N C +' ,CL 0 ca O m w 0 X' �-•C > "c- - C.:= 4) as m eL„ 0 A,m> 2 meanCU) � a . m = ( 0 •- ' 0� ^mn .. m ) m .V " c mpE cc c W 03 03 .� m Nas N aa E o O CIL U 0. m oyco wc m m c e) _ Q. co L E j c nc a. m 0 o' c CO E N o L • mm ,dL � j m m.. a O o E % E eo � Ecp >+8 o m m mc LmvaL oZ a1 mN in "a” m e to 8 0 - � °06- NXo- cN � ic € 4-- a) o c .a «a 3 m m co m cc � w momo A c,v > m Qecm e �' . O m ;, moam . > o o N 'v E 3 m 5 p3 `- Dw o ca > L mw -., • mm Ncico3NoE .0. cQo001... 4.- ..„ ,_ 0_ O CL �, V LO N > m C .0V N 0VN O) Q + - l- c; «Ooc oaflL L -" 3.O O m.C L ` 4 � 2 m co C C m if! m .. CuiocO. E)) o0Q W E2 E0- C -o U0. 0 .7co >; pc- m tecm _ . m - a00 c m 2 oao E a Ew m `) = '5 aa)) CL•E 0- U) E fl. m 0 o nc a0i iz Es - as o w w >, -E. O �' — to m '7 -a O a) N n. as v) m V N 0- O Z cn L 0.-C 2 C-L m 2 ■ I- G. N N < ■ I- m 3 CO .. E a3 N L C L m 'c et d L � m — m O E m Nt-- L m d O (.1 a.. t t� 00 c, FA TO UP Z • w • w z 0 6-4 p O a O w O a, 0 El Wpa > w A O 0 H 0 W v) E «: O z v r m w O '. W m al a. - 00,0 r4 � az za 5 0C Qzw cu c� -- a 0 Lo ° Qo oL (V TV ¢ 0 .w ,.a . a - v) C > L a, .o IX U = •c N t0 :5 , > C CC .a Et m ° 2 c6 U t 'c m W 0-1•-= Q,- clow Q E 2 co m m N -e m m c t m o 8 o p V m C 20 o C .a L 3 N C co m >°, 0 m 0 •c o -CI w m 0) C Cu 0) >,•E ..- C ° m Q C CO.O M C m -0 °' 0 II Q. c-. � 0- ° a, yoNN s cr a$ wmc v e .n 0 -c4'...- -a ° hw5Tom ' a Np0 = g COC` a m ) to m v •C Z% > - c 0- C U 3 ° ° A p m° O Nm 0 0 i- >- Q 00 Z F-1 ` 0 2io cLU +w > § N W o .4' o0) LU •c2 >� Q � m N ' m0OC cv .� Z - -0 co °:' s U = ti c0:1)i vCOv 0 m g ai00 .c c •v O c - _ oo .c c C Q. C IL Q Z m ° W c, 0 vrnl13� � mL _ � Oa . O Q C 0 F-- oCO0 ONa Item #5 PLANNING COMMISSION MEMO To: Mounds View Planning Commission From: Pamela Sheldon, Community Development Director Subject: Item#5: Modification No. 1 to the Project Plan forth Mounds View Economic Development Project; Resolution No. 504-97 Date: April 16, 1997 Attached you will materials related to this item. They are summarized from a document prepared by Community Partners which details Modification No. 1 to the Mounds View Economic Development Project, Development Districts Nos. 1, 2 and 3, and the tax increment financing plan for redevelopment Tax Increment Financing District (TIF)No. 4. This document was received on Monday, so it was not available for your packet on Friday. In 1994, the City of Mounds View established the Mounds View Economic Development Project • and adopted its development program or"Project Plan". This plan pertained to three existing tax increment financing districts which were formed in 1985 and 1986. Minnesota State Law allows for the formation of tax increment financing districts. The TIF districts allow the City to capture the difference in property tax income from properties in the district, between when the property was in its original state at the time of district formation, and when it is developed or redeveloped. The tax increment financing plan sets the"base" level of property tax income, and projects the additional revenue stream expected for a specified period of time. The City is proposing to form Tax Increment District No. 4 for the property contained in Exhibit 2. This property is primarily the site of the proposed Mounds View Community Center, which will result from the renovation of the Bel Rae Ballroom. The Community Center project includes V.B. Diggs as one of the private partners in the development of this site. V.B. Diggs is proposing to build several volleyball courts in a private facility which would be attached to the community center. In exchange, they would lease land from the City and pay property taxes. The purpose of creating this district is to: ■ capture the increased property tax revenues expected to be generated by the development of a private volleyball club by V.B. Diggs • utilize these funds to pay for eligible costs under the TIF law, which could include construction of the parking lot and utilities associated with Community Center project, and renovation of the Bel Rae Ballroom as a community center. • Mounds View Planning Commission . Page 2 April 16, 1997 The action before the Planning Commission does not involve any changes to the 1994 Project Plan. The modification adds TIF District No. 4, and adds the anticipated costs and revenues, or financing plan, for District No. 4 to the Project Plan for the 1'ir districts. The financial information related to this modification is included in Exhibits 3 and 4. The specific wording of Modification No. 1 is included at the end of the attachments. According to Minnesota State Law, the Planning Commission must review the tax increment financing plan to determine its consistency with the City's Comprehensive Plan. Staff is recommending that the Planning Commission find this modification consistent with the Comprehensive Plan as follows: "The creation of TIF District No. 4 will allow the development of a private business, which will in turn produce revenues to assist in the installation of public improvements and renovation of a building intended as a community center for Mounds View. The Mounds View Comprehensive Plan has divided the City into 12 planning districts, and the proposed TIF District No. 4 is in District 1. The Comprehensive Plan envisions the creation of a"city center" where there will be a strong, vital, identifying community focal point in this district. This district is intended to be a mixture of commercial, public, low, medium and high density residential and open space uses. The proposed project is consistent with this idea." • The Planning Commission may want to add this statement to the attached resolution as an additional "Whereas" clause. N:\DATA\USERS\PAMS\SHARE\PLANCOMM\4-16-97.MM2 4111 ' 04/14/97 11:33 COMMUNITY PARTNERS INC. 4 16127943462 NO.834 P020 • EXRIBIT NO. 1 City of Mounds View Economic Development Roject Area Mai, MINIu.r. AlliW1-----7.--IM, , : . '� . 1 T --.-----___-_-_5.-':--er-es=z.'.. ....int••••• •••s ' -.0"''C4:2 4. _ r.._.;,......„..4....;;:._,...:_,,_._,.._....._.................-...=1 .. 1..- x SC IM'....74.- ,11L--s-c..H., .-.a..-t„.....::•-•-F..alb 6, ---,.2.-3......1.1...!1 H,--.M...mrL.a.=c.iI-....,.....-0.......',..-o.r,--..-.-.-.1.-,-.-..-.:....r...•....,.-.,•.•,,=,---,....o.n.`.=!o."-Z:=-.••"+."',M..E.,N.„I,G.-.-, ii • TQC 7 t} rr 0 9T' C� : , Vii={ �_a ==yam ,.at 1Me-Ida. ��-�w Y 1a�.i.-^t� C-nrN? s111�IF`' ' .c -. t ' . _ _ r ... .`t I s -,... ...— [-a- . -.716 3:.a zz _ t. LU. 11 :. .^• .t-.. n�� _•__ 1; !r.s`. lry Lam ft -'1�� r-11,_ alla rte'�! RL Q SS:-1 ..mos gtE:T. yr 'f.0 CALaIl.. rt; .. .1t. .. 414; 1. 2 ..°. ��atr 1, 411$4.,.'=.- crx� '.-ma Auf'l,v:_, ..L := ilik = _,...,..7. .... ... ;�.Y��t ti ..„---:..--- 6-P11_=0. awe”-w:;�:� IIII ..... a. .... .. _......_ _____ , • ,,,,,,_ • .. :71 _. ':-.71tfaFt..,„ Im6 "-_. ,caw---...-a-s.rim —- .111A,A,...4,, ' 1 - •-- """ -'1 ;7-,--'7:*gsIllel. • -. ' 7_ca ..P, 1 I. 1 • -- _ may<aa r-?'1011 j.r !�..;R.r. P. 4-7 V•�.1 77 3 •••I. , 34LY2. .r13t-A.4_-::i, •7—.42, '�1: �,.'"'+=1-`i. �i3 • • . .nut i rtrn �1=1 .g-?�,��u- T—- r'vlir rte• / - 1--� . .uL r_ - • I • 111 + • Ilkt. CITY OF • 11$UNDS E W BASE MAP 04/14/97 11:33 COMMUNITY PARTNERS INC. 4 16127843462 NO.834 P021 EXHIBIT NO. 2 • Tax increment ilifitrict Nn_4 Tleccyiptinn and Map Parcel Number(s): #08-30-23-24-0056(Be!Rae Ballroom) 1108-30-23-24-0055 (Lot 18) #08-30-23-24-0054(Lot 17) Legal Description: Parcel 00561 Lots 19,20,21,22; That part of Lot 16, lying North of a line drawn between the Southeasterly corner of Lot 19 and the Southwesterly corner of Lot 4. except the East 66 feet of said Lot 16 in Block 5, Pinewood Terrace No. 2. Together with the benefits accruing to the owner of the above property under that certain Easement Agreement dated October 12, 1994, filed of record October 14, 1994, as Document No. 1072932. Parr.21_01154 j Lot 17, Block 5, Pinewood Terrace No. 2. • Parcel 0055 • Lot 18, Block 5. Pinewood Terrace No. 2 Tax increment District No. 4 I I Ji >w � T ~r, V �N 17 O r to . r.Z W w,. J � Q .y„-w Q.S. V. ' N) L n ,� ..0 ... .- • C... .. .q.-. •.(+ Ileli Mg" ry� .....r S. I.a-. El IN NI .. c s u-s ....N. ~' 11111 \�,' • ).4. - of 111= 4211 i E¢ IWtaft rs• CITY OF ~� io ilk OUNDS � • ...at VIEW s '''''.v:1,,,.Alr. 447&%-- :_ Y ,04/14/9'1 11:33 COMMUNITY PARTNERS INC. 4 16127843462 NO.834 P022 • Legal Description: EXHIBIT NO. 3 • But-Yo Analysis Projected Annual Tax Increment $ 70,040 (See Section M) Projected Duration 25 year maximum term Projected Tax Increment Total $1,751,000 Present Value (9%125 years) $ 203,060 Projected Market Value with TIF $1,580,000 Present Value of Tax Increment $ 203,060 Adjusted Market Value $1,376,940 Projected Market Value without TIF $ 800,000 The projected adjusted taxable market value of the property within the Tax Increment District with the aide • of tax increment financing is$1,376,940 and without tax increment financing is$800,000 which is the present estimated value(purchase price) of Parcel No. 08-30-23-24-0056 (Bel Rae Ballroom). No new development is assumed without tax increment financing assistance, therefore, no increase in market value is anticipated absent tax increment financing assistance. • 04/14/y'7 11:.54 CUMMUN I TY PAR CNEkS INC. -> 16127843462 NO.834 P023 EXH1Bf NO. 4 S Eud t ail(Section Gl Land Acquisition/Facilities Parcel No. 08-30-23-24-0056 Parcel No. 08-30-23-24-0055 Parcel No. 08-30-23-24-0054 Subtotal $1,819,369 Renovation/Site Improvements $ 250,875 City Portion-Renovation $ 50,000Sitework(wetlands) Exterior Facade $ 75,000 Parking Area $ 50,000 Subtotal $ 425,875 I.S.D. No. 621 - Renovation $ 51,500 • Children's Home Society -Renovation 7Q2,35.0 Subtotal $ 759,250 V.B. Digs - Exterior $ 25,000 V.B. Digs-Sitework $ 100,000 V.B. Digs- Parking $--100' Subtotal $ 225,000 Design Contingency(5%) 1,5115 Total Budget Detail(Section G) $3,300,000 Land Acquisition/Facilities $1,819,369 Renovation/Site Improvements $1,480,631 Source of Construction Estimates: • "Project Cost Summary" of 2/3/97 04/14/97 11:30 COMMUNITY PARTNERS INC. 4 16127843462 NO.834 P004 • SECTION I. MODIFICATION NO. 1 TO THE MOUNDS VIEW ECONOMIC DEVELOPMENT PROJECT April 14, 1997 The Mounds View Economic Development Project(the "Project") was duly created on May 9, 1994. No changes to the 1994 Project Plan are proposed by Modification No. 1. Modification No. 1 to the consolidated Development Program or "Project Plan" for the Project does include budget considerations to coincide with the Finance Plan relating to Tax Increment District No. 4. Proposed development related to Modification No. 1 will be consistent with the goals, objectives and plans expressed by the Economic Development Project and Development Programs. The current project proposes the following development: 1. Renovation of the existing Bel Rae Ballroom currently owned by the City to be operated as a community center. Portions of the renovated facility may be leased to other social service providers such as the Children's Home Society of Minnesota and Independent School District No. 621. 2. V.B. Digs, LLC, a for-profit Minnesota Corporation intends to construct an addition to the • existing Bel Rae Ballroom facility which will offer space for a variety of recreational uses. 3, Various site improvements including construction of parking areas, landscaping and infrastructure. Certain costs associated with the proposed project are to be paid in part with tax increment funds. The Project Plan and the Tax Increment Plans of the Tax Increment Districts currently existing within the Project are hereby amended to incorporate and reflect the additional goals, activities, costs and expenditures referenced in Sections I and II hereof.