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PL PACKET 03212006
Meeting Sheet IIIIIIVIIIVIIIVIIIVIIIVIIIIIIIIIII 104953 Box: 33 Folder: PL PACKETS 2005-2011 Document: PL PACKET 03212006 CITY OF ST. ANTHONY PLANNING COMMISSION MEETING AGENDA MARCH 21, 2006 7:00 P.M. REGULAR PLANNING COMMISSION MEETING COUNCIL CHAMBERS I. CALL TO ORDER. II. ROLL CALL. III. APPROVAL OF MEETING AGENDA. IV. APPROVAL OF MEETING MINUTES OF FEBRUARY 21, 2006 V. COMMUNICATION WITH CITY COUNCIL. VI. PUBLIC HEARINGS. VIA. Conditional Use Permit- Dominium, LLC VI.2. Parking Variance - VSI Construction VII. CONCEPT REVIEWS. VII.1. Phase II of the Silver Lake Village Development- Pratt/Hunter Assoc. VIII. INFORMATION AND DISCUSSION. VIII.1. Comp Plan Task Force Update VIII.2. 2006 Land Use Planning Workshops IX. ANNOUNCEMENTS/UPDATES. IX.1. League of Minnesota Cities Handbook, Chapt. 15 Planning and Zoning and Chapt. 16 Regulatory and Development Functions of the City IX.2. Draft of Proposed Smoking Ban in City Parks IX.3. GTS Training Sessions in Planning X. ADJOURNMENT. F:\Planning\PC Agendas\2006\032106 pc agenda.doc r Planning Commission Meeting Minutes February 21, 2006 Page 1 1 CITY OF ST. ANTHONY 2 3 PLANNING COMMISSION MEETING 4 5 February 21, 2006 6 7:00 p.m. 7 8 9 I. CALL TO ORDER. 10 Chair Stromgren called the meeting to order at 7:00 p.m. 11 12 II. PLEDGE OF ALLEGIANCE. 13 Chair Stromgren invited the Commission and the audience to join in the Pledge of Allegiance. 14 15 III. ROLL CALL. 16 Commissioners present: Chair Stromgren; Vice Chair Hanson; Commissioners Galyon, 17 Jensen, Jenson and Young. 18 19 Absent: Commissioner Hoska 20 21 Also present: Assistant City Manager Kim Moore-Sykes. 22 23 IV. APPROVAL OF AGENDA 24 25 Motion by Commissioner Jensen, second by Commissioner Young,to approve the meeting 26 agenda as presented. 27 Motion carried unanimously 28 29 V. MEETING MINUTES. 30 5.1 Review and Approve Planning Commission Minutes of January 17, 2006. 31 32 The Commission had the following corrections to the minutes: 33 34 Commissioner Jensen had the following correction: 35 • Page 1, line 31,reads: `second by Commissioner Jensen'; should read: `second by 36 Commissioner Jenson' 37 • Page 1, line 43, reads; `second by Commissioner Jensen'; should read: `second by 38 Commissioner Jenson' 39 40 Motion by Vice Chair Hanson, second by Commissioner Jensen, to approve the meeting minutes 41 of the Planning Commission of January 17, 2006 as amended. 42 Motion carried unanimously 43 44 VI. COMMUNICATION WITH CITY COUNCIL 45 6.1 No Designee a Required. 1 Planning Commission Meeting Minutes February 21, 2006 Page 2 1 VII. PUBLIC HEARING. 2 3 None. 4 5 VIII. CONCEPT REVIEW 6 7 8.1 Dominium's Request for Conditional Use Permit for Beaujy Beau . Salon 8 9 Ms. Moore-Sykes stated that on January 23, 2006, Staff received an application for a Conditional 10 Use Permit from Ms. Tonya Schelitzche, Dominium,Inc. for the Active Seniors Community of 11 The Landings at Silver Lake Village. She explained that Ms. Schelitzche indicated in her letter 12 that The Landings would like to include a beauty salon as a personal service for their residents 13 only. She stated it appears,upon reviewing the application and fee, that everything appears to be 14 in order. She explained that because the application was complete and included the fee the City 15 is compelled to abide by the 60-Day Rule, which requires a jurisdiction to take action on a zoning 16 application within 60-days. She stated that Staff sent a letter advising that the City would require 17 an extension of five days in order to complete the review process and to take action on their 18 request. 19 20 Chair Stromgren noted that while this is a PUD,based on the summary and report, under section 21 1630 of the code for R4 districts beauty shops are allowed with two conditions and noted that it 22 appears that Dominium is in compliance with both conditions. 23 24 Commissioner Young asked if some form of monitoring or controls should be put in place to 25 ensure that the salon serves only the residents. 26 27 Chair Stromgren explained that outside advertising is not allowed, which is one of the ways it is 28 controlled. 29 30 Ms Moore-Sykes agreed stating that it is a fairly small space noting that many of the senior 31 campuses provide this type of service to the residents. 32 33 8.2 Conditional Use Permit for Telecommunications Antenna—St. Anthony Shopping 34 Center; Christopher Coughlin, IBR Realty 35 36 Ms. Moore-Sykes stated that Mr. Christopher Coughlin, IBR Realty, contacted Staff to discuss 37 the City's ordinance regarding telecommunications tower antennas in a commercial zone district. 38 She stated that Mr. Coughlin advised Staff that he was working with the St. Anthony Shopping 39 Center to place an antenna on the backside of the Shopping Center building and assured Staff 40 that the antenna would be screened and out of view. She stated that Mr. Coughlin has not 41 provided any further information for this concept review adding that Staff is not sure at this time 42 as to whether this request is ready to move forward. She explained that in order to be placed on 43 the March Agenda the application should have been received today and nothing has been 44 received at this point in time. 45 Planning Commission Meeting Minutes February 21, 2006 Page 3 1 IX. OTHER BUSINESS 2 3 9.1 Modifications of Redevelopment Project Area No. 3 the Chandler Place Tax Increment 4 Financing District and Tax Increment Financing District No. 3-5 Overview. 5 6 Ms. Moore-Sykes explained that this is a review of the proposed modifications of 7 Redevelopment Project Area No. 3, the Chandler Place Tax Increment Financing District and 8 Tax Increment Financing District No. 3-5. She stated that the City has several areas of 9 redevelopment that were originally organized as Tax Increment Financing (TIF) Districts in the 10 mid-1980's and over time, as allowed by State Legislation, these TIF Districts have been 11 modified in order to be utilized in the financing of various redevelopment projects throughout the 12 City. She stated that on November 12, 1996 the City's Housing and Redevelopment Authority 13 approved amendments to the Redevelopment Plans, Financing Plans and Redevelopment 14 Projects designated as the Master Modification, which authorized tax increment revenue from 15 any of the Districts to be utilized to remove, prevent and reduce blight, blighting factors and the 16 causes of blight in any areas subject to the Redevelopment Plans. She stated that the Districts 17 have been modified to comply with the new and changing tax increment laws noting that the 18 modification is being amended to include several areas of the City. She provided the 19 Commission with a brief overview of the conditions used to identify compliance requirements 20 noting that some projects, such as the Silver Lake Road Reconstruction project could be 21 included. She stated that a packet was sent to the library that includes information on the TIF 22 District Modifications and is available for public review. She indicated that a public hearing is 23 scheduled next month with City Council. She explained that this amendment basically pulls in 24 and includes some of the areas that are not currently in a District. She further explained that 25 these areas would then be able to utilize TIF funds for eligible projects. 26 27 Commissioner Jensen clarified that the areas currently eligible for TIF funds is being expanded 28 and asked what the net surplus would be. 29 30 Ms. Moore-Sykes stated that this is a question for the Finance Consultant adding that she would 31 research and update the Commission. 32 33 Motion by Commissioner Jensen, second by Commissioner Young, to recommend approval of 34 the expansion of the TIF District Boundaries. 35 Motion carried unanimously 36 37 9.2 Planning Commission Representative to the Comp Plan Task Force 38 Ms. Moore-Sykes stated that every ten years the City of St. Anthony is required by Minnesota 39 Statue to update the City's Comprehensive Land Use Plan. She explained that the Metropolitan 40 Council takes the lead on this for the State and the City is required to submit an updated plan by 41 September 2008. She stated that it would be good to get an early start on the process noting that 42 the update would have to be submitted to other jurisdictions, such as the County Board and 43 School Board, for their review and comments. She stated that because it has been almost 10 44 years since the last update the City Council has decided to invite the community stakeholders, 45 interested residents, the Planning Commission and City Council to participate in a task force. Planning Commission Meeting Minutes February 21, 2006 Page 4 1 She explained that the consultant, along with City Staff, would facilitate the meetings noting that 2 the Commission should identify one or two Planning Commission representatives to be part of 3 this task force. 4 5 Chair Stromgren asked how if the City has an idea as to the total number of members for this task 6 force. 7 8 Ms. Moore-Sykes stated that the task force would consist of 12 to 15 members who would meet 9 throughout the summer months. She indicated that the Action Plan for the 2008 Comprehensive 10 Plan Update, along with the proposed meeting schedule,has been included for their review. She 11 explained that the plan is to begin meeting on May 8, 2006 noting that the City of St. Anthony 12 has been selected as a work shop site by Ramsey County to look at the feasibility of installing a 13 sidewalk on Highcrest from 33`d to 370'to provide improved pedestrian access. She indicated 14 that the City may also be collaborating with the City of Roseville noting that 37th is the boundary 15 between Hennepin and Ramsey County. She stated that the City would like representatives from 16 the Planning Commission to be involved in the Comp Plan Task Force. She noted that there is a 17 possibility that these meetings would also be televised and assured the Commission that minutes 18 would be available for their review. 19 20 Commissioner Jensen stated that he would be willing to volunteer on a part-time basis. 21 22 Commissioner Galyon stated that he would like to volunteer as a representative. He asked if a 23 workshop would be held to help educate the residents on the issues and process. 24 25 Ms. Moore-Sykes explained that the Consultant would be responsible for covering all of the task 26 force members on the issues and process. 27 28 Commissioner Jenson stated that he would also like to volunteer as a representative. 29 30 Commissioner Jensen stated that the Planning Commission discussed certain areas of the 31 Comprehensive Plan that they felt should receive more attention and asked if this information 32 would be provided to the Consultant. He asked if there would be discussion to include a visual 33 of the neighboring City properties that border the City of St. Anthony's zoning districts adding 34 that this information would be very helpful. Ms. Moore-Sykes stated that the information from 35 the Metropolitan Council regarding would be included. 36 37 X. INFORMATION AND DISCUSSION. 38 39 10.1 Proposed Change to PUD Ordinance Language. 40 41 Chair Stromgren stated that this requires further review and has been moved to next month's 42 agenda. 43 44 10.2 Code Enforcement Report— 1 s' Quarter Planning Commission Meeting Minutes February 21, 2006 Page 5 1 Ms. Moore-Sykes stated that a summary of the City Ordinance enforcement activity has been 2 provided for the Commission's review. She explained that the report is provided to give the 3 Commission an idea of what is going on in the City as far as code enforcement noting that it was 4 a very quiet first quarter. 5 6 10.3 2006 Strategic Planninp, 7 8 Ms. Moore-Sykes provided the Commission with a brief review of the City goals noting that 9 their first goal is to address the sanitary and storm water sewers. She explained that the 10 Metropolitan Council has identified the City of St. Anthony as having inflow/outflow problems 11 and must now come into compliance. She further explained that the Metropolitan Council would 12 start accessing fines and penalties if the City does not address the sanitary infiltration flow issues. 13 She stated that the City has to fix these areas noting that one of the areas to address would be 14 sump pumps that have been incorrectly installed in residential homes. She stated that the City is 15 implementing a program that would help find incorrect and faulted connections and compel the 16 owners to correct the problem. She stated that this is an important and sensitive project, as it 17 could cost the homeowner a lot of money to fix the problem 18 19 Ms. Moore-Sykes stated that the second goal is to install automated water meters. She reviewed 20 the current process the City uses to collect information with the Commission noting that it is very 21 labor intensive and the City is looking to automate this process. She stated that the City would 22 also like to address sidewalks and street lighting noting that this would have to be done by 23 Statute. She stated that the City would also like to prepare a plan for Emerald Park, which is one 24 of the more heavily used parks and is in need of a facelift and improvements. 25 26 Commissioner Jensen referenced the water meter changes and asked if there is a better system 27 that could be used. Ms. Moore-Sykes stated that she would review with the Public Works 28 Director and provide an update to the Commission. 29 30 Vice Chair Hanson noted the costs for installing an automated water system and asked for 31 clarification of the costs and who would bear those costs,the homeowner or the City. Ms. 32 Moore-Sykes stated that it was her understanding that the City would bear the costs noting that 33 she would verify and update the Commission. 34 35 Ms. Moore-Sykes stated that Staff, with the help of consultants, are currently putting together 36 articles of information on the sewer issues, sump pump rules and sanitary water issues with the 37 intent to present this information at a later date. She stated that the plan is to also include this 38 information on the City website and distribute to the community. She assured the Commission 39 that Staff plans to do as much as possible to keep the community informed of the process and 40 potential changes. 41 42 Commissioner Jensen asked if the City or the Metropolitan Council would consider some form 43 of homeowner TIF funding to help with the costs. He expressed concerns stating that it would be 44 very expensive for some homeowners to come into compliance. Ms. Moore-Sykes assured the 45 Commission that funding would be one of the topics of discussion. Planning Commission Meeting Minutes February 21, 2006 Page 6 1 2 XI. GENERAL DISCUSSION 3 4 Commissioner Galyon asked if there is a way to track nuisances and asked if this process could 5 become a part of the Comprehensive Plan. Chair Stromgren stated that this would be part of the 6 code update. Ms Moore-Sykes stated that she has been keeping a list of the concerns adding that 7 Staff would like to hold a public hearing on the issues and move forward. 8 9 Commissioner Galyon asked what the plans are for reconstructing and repairing streets with a lot 10 of pedestrian traffic. He expressed concerns stating that these areas should be kept safe, 11 especially those used by children in the City. 12 13 Commissioner Galyon stated that residents have mentioned the intersection between Coolidge 14 and 35th and expressed concerns that there are no traffic or stop signs at this intersection. He 15 stated that the area has had a number of problems with cars speeding through the intersection and 16 asked if this would be addressed. Ms. Moore-Sykes stated that she would make sure that the 17 Public Works Director is aware of this problem. 18 19 XII. ANNOUNCEMENTS 20 21 Commissioner Jenson stated that the Hennepin County Task Force wrapped up last Monday 22 noting that Hennepin County is currently compiling a questionnaire of the highlighted issues for 23 Silver Lake Road. He indicated that Hennepin County significantly utilized the input received 24 from the task force and citizens noting that their input was very positively received by Hennepin 25 County. He stated that it was a very good process noting that the plan is to develop the budget 26 this year and execute in 2007. 27 28 XIII. ADJOURNMENT 29 30 Motion by Vice Chair Hanson, second by Commissioner Jensen, to adjourn the meeting at 7:52 31 p.m. 32 Motion carried unanimously. 33 34 Respectfully submitted, 35 Bonnie Sullivan 36 TimeSaver Off Site Secretarial, Inc. STAFF REPORT To: Planning Commission Report No.: VI.1. From: Kim Moore-Sykes,Assistant City Manager Date: March 21, 2006 Subject: Request for Conditional Use Permit by Dominium, Inc. for a Salon in The Landings, Silver Lake Active Senior Community Requested Action: Conditional Use Permit Property Address: 2501 —38th Avenue NE Zoning_District: PUD Mixed Use 60-Day Expires: March 24, 2006; 1/25/06 Advisory Letter for Extension of 60 Day Rule Background: On January 23, 2006, Staff received an application for a Conditional Use Permit via the US Postal Service from Ms. Tonya Schehtzche, Dominium, Inc. for a beauty salon at the Active Seniors Community of The Landings at Silver Lake Village. Ms. Schelitzche also included the $130 application fee with the application. Ms. Schelitzche indicated in her letter that The Landings would like to include a beauty salon as a personal service for their residents only. Because the application was complete and included the fee, the City is compelled to abide by the 60-Day Rule, which requires a jurisdiction to take action on a zoning application within 60 days. Staff sent a letter explaining that the City will require an extension of five (5) days in order to complete the review process and to take action on their request. Requested Action: Ms. Schelitzche, Dominium Development&Acquisition,LLC, submitted an application for a Conditional Use Permit (CUP) for a beauty salon in The Landings at Silver Lake Active Senior Community. The Landings is located at the Silver Lake Village,which is designated as a Mixed Use PUD. Properties that are designated as a PUD generally have more flexibility in planning and may include only those uses generally considered associated with the general land use category according to the Comprehensive Land Use Plan. The City Code does state that in some unique situations, the PUD may allow the approval of use or uses that are not listed as either permitted or conditional uses in any underlying zoning district (1655.04). The underlying zoning districts for the Silver Lake Village PUD is Commercial and Residential. Staff recommended that the property owner secure a CUP because while this use is allowed in the Commercial Zoning District, it is not normally an allowable use in a Residential Zoning area. Staff could not find evidence that a beauty salon was listed as a possible use in the original development plan for The Landings. By granting a CUP, the City is able to provide some public health oversight for this use. The CUP would also document findings that the proposed use will not be detrimental to health, safety, or general welfare of persons residing or working in the vicinity; that the use provides a service,which is in the interest of public convenience and will contribute to the general welfare of the community. The proposed CUP,if approved,will also exist as an addendum to the existing development plan. 032106 Dominium Salon CUP request.doc Recommendation: Staff recommends approval of the Conditional Use Permit based on the following conditions: • Licensure of salon employees by the State Board of Barbers and Cosmetology • Compliance with State and County Public Health Regulations for Salon Operation • No external signage advertising the salon's services or location. • The salon exists for the convenience and service of The Landings' residents. Attachments: • Application for Conditional Use Permit • Letter of Explanation for the CUP • Copies of the Receipt and Payment • Letter from the City re: CUP Application and Process • Site Plan 032106 Dominium Salon CUP request.doc 1� DOMINIUM Development &Acquisition, LLC January 20, 2006 Kim Moore-Sykes 3301 Silver Lake Road St. Anthony, MN 55418 Ms. Moore-Sykes, Enclosed is an application for a Conditional Use Permit for a salon within The Landings at Silver Lake Active Senior Community. Also included are floor plans for the community and the salon itself and a letter addressing additional criteria. Please contact me with any questions. Sincerely, DOMINIUM DEVELOPMENT &ACQUISITION, LLC Tonya Schelitzche (763) 354-5606 2355 Polaris Lane North Suite 100 Minneapolis,MN 55447 Phone 763/354-5500 Fax 763/354-5650 Acquisition•Development•Construction•Management 1 St. Anthony Leased Housing Associates I, LLC 2355 Polaris Lane North, Suite 100 Minneapolis,A42V 55447 Phone. 7631354-5500 Fax: 763/354-5650 To Whom It May Concern: St. Anthony Leased Housing Associates I, LLC would like to request authorization for a Conditional Use Permit for a salon within The Landings at Silver Lake Active Senior Community. The zoning for the area in which the Conditional Use is located is Mixed Use PUD, a zoning which permits this use. The Conditional Use requested will not be hazardous or detrimental to the health, safety, or general welfare of any individuals in the area. No hazardous materials will be used and the Conditional Use will be professionally staffed and monitored. Additionally, the Conditional Use is not out of character of the neighborhood and should not cause any hazardous response. The Conditional Use is desirable at the proposed location because it allows convenient access to services for the senior community which will be living in the building. It is a service that will be specifically provided as part of their renting experience and will significantly contribute to the welfare of these individuals within the community. Sincerely, St. Anthony Leased Housing Associates I, LLC Justin R. Parr J ALI 3301 Silver Lake Road •St. Anthony,NIN 55418 • (p)612.782.3301 • (f)612.782.3302 www.ci.saint-anthony.inn.us ZONING APPLICATION CHECKLIST APPLICANT'S NAME: (Las ( first) OWNER(If other than applicant): '�py LLCI MAILING ADDRESS(Street,City,State,Zip): �� �OLG.Iry A Ni C�G!(.L� loo — � DAYTIME PHONE NUMBER: PROPERTY ADDRESS: A2;!�V l _ APPLICABLE CURRENT ZONING DISTRICT(S) TYPE OF ZONING REQUEST ❑ R-1 ❑ R-1A ❑ R-2 ❑ concept review ❑ R-3 ❑ R-4 ❑ R4 'K conditional use permit - ❑ C ❑ I ❑ R/O ❑ variance X PUD f ❑ rezoning ❑ Other ❑ subdivision LL ❑ ordinance amendment Fee paid� 4-�',,Date: 7 d ❑ other Date Application received: 60-Day Expires: A)-A�'13 'gezxo Waiver Letter Required: 'XC Yes L?- Lot, QDate Sent; No Referred to City Engip • Buildin Ins ector• P Referred to City Attorney: Referred to the Watershed Dist.: Date of Concept Review: Date Public Hearing Notice Sen : Date of Public Hearing: 3 D PLANNING COMMISSION ACTION COUNCIL ACTION ❑ Approved ❑ Approved ❑ Denied Resolution Number: Date: ❑ Denied a"'o H:\Planning\Forms\Zoning Application Checklist 2006.doc Date: 01/20/06 Fee: $130.00 (60-Day Rule Effective) City of St.Anthony Application for Conditional Use Permit Applicant: St- -lnthorny Leased-Housing Assoc. 1. LLC Phone: (763) 354-5636 Address: 2355 Polaris'Lane N., Plymouth, M 55447 Status of Applicant: (Owner, Buyer, Renter, Agent, etc.). Owner Street Address and/or Legal Description of Subject Property: 2501 38th Avenue NE, St. Anthony f M 55421 Zoning Designation of Subject Property: M xe iqp- POD Reason for Conditional Use Permit Request: Salon .in amt columanity APPLICANTS, PLEASE NOTE: Minnesota Statutes and City Ordinances require that the following criteria must be satisfied before a Conditional Use may be authorized. Please respond in writing to these criteria, using additional sheets, if necessary. 1.) The requested Conditional Use is one of the Permitted Conditional Uses specifically listed for the Zoning District in which the Conditional Use is to be located. Please see attached letter. 2.) Explain how the requested Conditional Use will not be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property values of improvements in the area. Please see attached letter. 3.) Explain why the requested Conditional Use is necessary or desirable at the above location to provide a service or a facility which is in the interest of public convenience and will contribute to the general welfare of the neighborhood or community. Please see attached. letter. C:\Documents and Settings\BSuciu\Local Settings\Temporary Intemet Files\OLK3ron� on O 6 Request 2005.doc 1 ll 44 * 130soov ' 7 Additionally, applicants must submit ALL of the following information to City Hall by the Tuesday that is thirty (30) days prior to the regularly scheduled meeting of the Planning Commission or City Council meeting at which the request will be heard at a Public Hearing. 1.) Completed application for the specific request and payment of the fee. 2.) Complete survey and site plans of the subject property (including dimensions and elevations) showing the building, driveways, curb cuts, ingress, egress, etc., on the property and in relation to adjacent properties. N/A 3.) Explanation of materials to be used and plans for screening, landscaping,fencing and dumpster enclosures. N/A 4.) Drawings of completed buildings, if appropriate to the project, and materials used. N/A 5.) Storm water retention and drainage. The appropriate watershed district or water management organization are required to be notified of the project. 6.) A letter explaining the reason for the Conditional Use Permit. In the letter, please describe that the circumstances to warrant the need for the request. An incomplete application will not be scheduled before the Planning Commission or City Council. Signature of the Applicant: CADocuments and SettingsMuciu\Local Settings\Temporary Intemet Files\OLMOConditional Use Request 2005.doc 2 NO _4435 c� St. AnthonyNMinnesota 55418 RECEIVED OF Dollars �3� o CASH w r CHECK A _ o CITY OF ST.ANTHONY 6g� lver Lake Rd. Phone(812)-789-8881By THANK YOUI 5 r • c Y °sir.° ��f ,st . . t � �p � d��st' m� 3 41+:s,':�S'a 1 ��fi �'�se �w' 1 a�`'ri�� �"^ ,�•x t . '' �b d9` A �+ - y ry f3'��� �'r s 'e�..;y. az� 'tv3 �•s F, a.�+ �.t, �.. • t q # � ( z,i . �,�F i.�'p:rt azo r �{i` f:,�i s`SF���'F f:���t +� 'S Pv,`J � ''� '� .y.. � .�+�r��'o�':.'�4" ��'�� 7°>a.'� '�'"�,$: yr�' � __�" •' 7 ,;,'r 3- �r '` �rtf :� t - �� �yy�� .,Fs'�c,�.tit�'{..•n�.µ.��' ,�'{k� �'Yi`�.,,� ��{�''.a.^'e(°y-h�a''�*i� "s: itizs. ii' 100 4 3 SO 1:0 7 1000 50 5I: 5800 4 2 2 78 30 R` I 6illa ho 3301 Silver Lake Road, St. Anthony, Minnesota 55418-1699 Office: (612) 782-3301 • Fax: (612) 782-3302 • www.ci.saint-anthony.mn.us Ms. Tonya Schelitzche January 25,2006 DOMNIIUM Development&Acquisitions 2355 Polaris Lane North,Suite 100 Minneapolis,MN 55447 RE: Conditional Use Permit Application Dear Tonya: This letter is being sent to acknowledge receipt of DomEsaUM's Conditional Use Permit application for an onsite beauty salon and applicable fees for consideration. Enclosed please find a receipt in the amount of$130 submitted for the Conditional Use Permit application fee. Minnesota State Statutes require that any land use or zoning related applications be approved or denied by the governing body within 60 days of receipt of the completed application by the political subdivision. To be in compliance with this statute,the City responds to submitted applications in the following manner. DOM ZUM's request for the above-listed action for The Landing's at Silver Lake Village will be presented to the Planning Commission for an informal concept review on February 21,2006 and public hearing before the Planning Commission on March 21, 2006. Following this public hearing,the Planning Commission,which is an advisory body to the City Council,will make their recommendation for approval or denial to the City Council. The City Council will make a decision on your application at the March 28,2006 Council meeting the following week. The Planning Commission meets once a month. Because of all of the statutory noticing requirements,the City needs thirty(30) days prior to a Planning Commission meeting to comply with these requirements. Your application did not make the City's deadline of January 17,2006,which is approximately thirty(30) days before the February Planning Commission meeting,and so was not included on the February agenda. This situation also puts the City out of compliance with the state's 60-Day Rule by five (5) calendar days. As such,the City does have the responsibility to advise you of this situation and to also advise you that we will be extending the time requirements of the 60-Day Rule to include March 28,2006,which is the date of the City Council meeting that will be Our Mission is to be a progressive and livable community, a walkable village, which is safe and secure. 2 considering and taking action on the Planning Commissions recommendation on DOMINIUM'S conditional use permit. A representative from DoNflNIUM is required at all three (3) of the above-mentioned meetings. If a representative is not present at or is unable to attend the meetings on the above-referenced dates,the Planning Commission and/or the City Council reserve the right to table this request until their next meeting. If you have questions or concerns regarding this process or your application,please feel free to contact me at 612-782-3312 or via e-mail,kmoore@ci.saint-anthony.mn.us. Sincerely, 44re-Sykes Assistant City Manager Enc. J DOMINIUM Development &Acquisition, LLC January 20, 2006 Kim Moore-Sykes 3301 Silver Lake Road St. Anthony, MN 55418 Ms. Moore-Sykes, Enclosed is an application for a Conditional Use Permit for a salon within The Landings at Silver Lake Active Senior Community. Also included are floor plans for the community and the salon itself and a letter addressing additional criteria. Please contact me with any questions. Sincerely, DOMINIUM DEVELOPMENT &ACQUISITION, LLC Tonya Schelitzche (763) 354-5606 2355 Polaris Lane North Suite 100 Minneapolis,MN 55447 Phone 763/354-5500 Fax 763/354-5650 Acquisition•Development•Construction•Management 1 St. Anthony Leased Housing Associates I, LLC 2355 Polaris Lane North, Suite 100 Minneapolis,MN 55447 Phone. 763/354-5500 Fax: 763/354-5650 To Whom It May Concern: St. Anthony Leased Housing Associates I, LLC would like to request authorization for a Conditional Use Permit for a salon within The Landings at Silver Lake Active Senior Community. The zoning for the area in which the Conditional Use is located is Mixed Use PUD, a zoning which permits this use. The Conditional Use requested will not be hazardous or detrimental to the health, safety, or general welfare of any individuals in the area. No hazardous materials will be used and the Conditional Use will be professionally staffed and monitored. Additionally, the Conditional Use is not out of character of the neighborhood and should not cause any hazardous response. The Conditional Use is desirable at the proposed location because it allows convenient access to services for the senior community which will be living in the building. It is a service that will be specifically provided as part of their renting experience and will significantly contribute to the welfare of these individuals within the community. Sincerely, St. Anthony Leased Housing Associates I, LLC >(--�-c2- G--� Justin R. Parr J f s 3301 Silver Lake Road •St.Anthony,MN 55418 • (p)612.782.3301 • (f)612.782.3302 www.ci.saint-anthony.nin.us ZONING APPLICATION CHECKLIST APPLICANT'S NAME: 1� Cxt (.� (Las ( irst) OWNER(If other than applicant): 1/a Lam, MAILING ADDRESS(Street,City,State,Zip): "LOS� po( t 4. N • loo DAYTIME PHONE NUMBER: 3W—51-0& l 763, 15-7/— 763— i PROPERTY ADDRESS: APPLICABLE CURRENT ZONING DISTRICT(S) TYPE OF ZONING REQUEST ❑ R-1 ❑ R-1A ❑ R-2 ❑ concept review ❑ R-3 ❑ R-4 ❑ R4 *K conditional use permit — Z ❑ C ❑ I ❑ R/O ❑ variance XPUD ❑ rezoning ❑ Other ❑ subdivision ,L ❑ ordinance amendment Fee paid� Date:4.; r d ❑ other Date Application received: 60-Day Expires: kt-A�o13 Waiver Letter Required: 'X Yes Date Sent; No Referred to City Engin Buildin Ins ector• P Referred to City Attorney: Referred to the Watershed Dist.: Date of Concept Review: Date Public Hearing Notice Sen : Date of Public Hearing: 3 /O& lZ��o6 PLANNING COMMISSION ACTION COUNCIL ACTION ❑ Approved ❑ Approved ❑ Denied Resolution Number: Date: ❑ Denied 776e 191tt' H:\Planning\Forms\Zoning Application Checklist 2006.doc o `!r Date: ' 011WI06 Fee: $130.00 (60-Day Rule Effective) City of St.Anthony Application for Conditional Use Permit Applicant St. Anthony Leased-Housing Assoc. I.' LLC Phone: (763) 354-5636 Address: 2355 Polaris Lane N.r PlymAuthr Mit .55447 Status of Applicant (Owner, Buyer, Renter,Agent, etc.). Owner Street Address and/or Legal Description of Subject Property: 2501 38th A-renud NE, St. Anthony I M 55421 Zoning Designation of Subject Property: Mixed iIs�- POD Reason for Conditional Use Permit Request ' Salon .in apattITERt cc miunity APPLICANTS, PLEASE NOTE: Minnesota Statutes and City Ordinances require that the following criteria must be satisfied before a Conditional Use may be authorized. Please respond in writing to these criteria, using additional sheets, if necessary. 1.) The requested Conditional Use is one of the Permitted Conditional Uses specifically listed for the Zoning District in which the Conditional Use is to be located. Please see attached letter. 2.) Explain how the requested Conditional Use will not be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property values of improvements in the area. Please see attached letter. 3.) Explain why the requested Conditional Use is necessary or desirable at the above location to provide a service or a facility which is in the interest of public convenience and will contribute to the general welfare of the neighborhood or community. Please see attached letter. CADocuments and SettingsMuciu\L.ocal Settings\Temporary Intemet Files\OLKffan� on Use Request 2005.doc "" l U 130 . 000K Additionally, applicants must submit ALL of the following information to City Hall by the Tuesday that is thirty (30) days prior to the regularly scheduled meeting of the Planning Commission or City Council meeting at which the request will be heard at a Public Hearing. 1.) Completed application for the specific request and payment of the fee. 2.) Complete survey and site plans of the subject property (including dimensions and elevations) showing the building, driveways,curb cuts, ingress, egress, etc., on the property and in relation to adjacent properties. N/A 3.) Explanation of materials to be used and plans for screening, landscaping,fencing and dumpster enclosures. N/A 4.) Drawings of completed buildings, if appropriate to the project, and materials used. N/A 5.) Storm water retention and drainage. The appropriate watershed district or water management organization are required to be notified of the project. 6.) A letter explaining the reason for the Conditional Use Permit. In the letter, please describe that the circumstances to warrant the need for the request. An incomplete application will not be scheduled before the Planning Commission or City Council. Signature of the Applicant. C:\Documents and Settings\BSuciu\Local Settings\Temporary Internet Files\OLMOConditional Use Request 2005.doc 2 s' t ' NO 44385 cr St. Anthony,,,Minnesoto 55418 RECEIVED OF Dollars 1�� o CASH w CHECK A CITY OF ST.ANTHONY By t Silver Lake Rd O . Phone(812 888 -789- 1 THANK YOUI t r r �. f}4'k ti �'.ex ��1gea' t"'�'-b;:9" .5�1Y t `rt r �•C� �• s Y .. tN't. i+fv��i g s ..�' r • s rt A � ,y!'^"'r.'h+'.Yr f�a t t r r {� z t .� "-t..��, fi a �. _p t .' �rr � f. 1 9 1 ✓X i"t ty`'�V a tl ,� ?j�'.r". r'tt._: r. r..- fA � s Ott i ..•� '' >a r t •'� r a1 °' + �.i �a��• �`e�` b na 100 4 3 SO 1:0 7 1000 50 Si: 5800 4 2 2 78 30 ' 4 'n Ile, ill 3301 Silver Lake Road, St. Anthony, Minnesota 55418-1699 Office: (612) 782-3301 • Fax: (612) 782-3302 • www.ci.saint-anthony.mn.us Ms. Tonya Schelitzche January 25,2006 Domwrum Development&Acquisitions 2355 Polaris Lane North,Suite 100 Minneapolis,MN 55447 RE: Conditional Use Permit Application Dear Tonya: This letter is being sent to acknowledge receipt of DOM \TIUM'S Conditional Use Permit application for an onsite beauty salon and applicable fees for consideration. Enclosed please find a receipt in the amount of$130 submitted for the Conditional Use Permit application fee. Minnesota State Statutes require that any land use or zoning related applications be approved or denied by the governing body within 60 days of receipt of the completed application by the political subdivision. To be in compliance with this statute,the City responds to submitted applications in the following manner. DO1vIINIUM'S request for the above-listed action for The Landing's at Silver Lake Village will be presented to the Planning Commission for an informal concept review on February 21,2006 and public hearing before the Planning Commission on March 21, 2006. Following this public hearing,the Planning Commission,which is an advisory body to the City Council,will make their recommendation for approval or denial to the City Council. The City Council will make a decision on your application at the March 28,2006 Council meeting the following week. The Planning Commission meets once a month. Because of all of the statutory noticing requirements,the City needs thirty (30) days prior to a Planning Commission meeting to comply with these requirements. Your application did not make the City's deadline of January 17,2006,which is approximately thirty (30) days before the February Planning Commission meeting,and so was not included on the February agenda. This situation also puts the City out of compliance with the state's 60-Day Rule by five (5) calendar days. As such,the City does have the responsibility to advise you of this situation and to also advise you that we will be extending the time requirements of the 60-Day Rule to include March 28,2006,which is the date of the City Council meeting that will be Our Mission is to be a progressive and livable community, a walkable village, which is safe and secure. t 2 considering and taking action on the Planning Commission's recommendation on DOM ZUM'S conditional use permit. A representative from DoMmum is required at all three (3) of the above-mentioned meetings. If a representative is not present at or is unable to attend the meetings on the above-referenced dates,the Planning Commission and/or the City Council reserve the right to table this request until their next meeting. If you have questions or concerns regarding this process or your application,please feel free to contact me at 612-782-3312 or via e-mail,kmoore@ci.saint-anthoLiy.rrm.us. Sincerely, 4core-Sykes Assistant City Manager Enc. � BKVq7A I 1 STORAG� E � G R O U P ROOKArchitecture o Interior Design �q7AIT Engineering Boarman Kroos li 9T @ I I" A = V-3" Vogel O I Group — — I TOR @ 6 G4 EA = 5'-q" Inc. TRASHI � 222 North Second Street ROOT I _ _ Minneapolis, .3 55401 9.375 I Telephone: 612.339.375 I q7 I -0 - Facsimile: 612.339.621 TRASH 1 I www.bk-vgroup.com F-1q7 CHUTE O — — W — 47:411 71-211 CONSULTANTS 1 lo PLAN COUNTER W/ 24" BASE CAB. EACH SIDE, CENTER KNEE SPACE, - STAIR 24 N UPPER CABINETS PROVIDE I 7'-2 1/211 IDE IGFI DUPLEX OUTLET EACH SIDE WASH SINK 8T I I II 1— N PROJECT TITLE I II BEAUTY PROVIDE (5) ROBE w i'-III' R @ 6. 4 51 -31, I -0 SHOP NOOKS ON WALL @ SII OIA THE LANDINGS O.C. — — AT ST. �/� I ANTHONY �) VILLAGE q1_011 v � ST.ANTHONY VILLAGE,MN WO KRM ' SHEET TITLE 20 MIN HM FRAME t WIRE 48 N MIRROR 0 NEW BEAUTY SHOP GLASS W/ SIDELIGHTS I'-&" — — — — FIRSTREVISED AFF TO 7'-211 AFF. FEC I FLOOR PLAN 8 -2 I/2 AREA"A" PLAN COUNTER W/ 24" DRAWER PROVIDE POWER FOR PLAN COUNTER W/ 13" BASE CAB BASE EACH SIDE, CENTER KNEE TWO PAIR DRYERS EACH SIDE, CENTER KNEE SPACE, SPACE, 24" X 3G" UPPER 24" H UPPER CABINETS REVISIONS No. DATE CABINETS EACH SIDE PROVIDE (2) GFI DUPLEX PROVIDE (2) DUPLEX OUTLETS OUTLETS EACH SIDE OF MIRROR. PROVIDE UTILITY SINK DATE DRAWN BY CHECKEDBY COMMISSION NO 1612.01 SHEET NUMBER LARGE SCALE REVISED PLAN - BEAUTY SHOP 1 R2 1/4" - I'-0" 1612-01 -AFP-OIA-BEAUTYSOOP PR 27 0 2004 BKV Group Inc. STAFF REPORT To: Planning Commission Report No.: VI.2. From: Kim Moore-Sykes,Assistant City Manager l- Date: March 21,2006 Subject: S &T Development—Office Building Complex Requested Action: Variance to the City's Commercial Parking Requirements Property Address: Vacant Lot adjacent to Tires Plus,3XXX Silver Lake Road Zoning District: Commercial 60-Day Expires: April 21,2006 Background: Staff received a call from Todd Mohagen,VSI Construction about the possibility of building an office building on the vacant lot adjacent to Tires Plus. Mr.Mohagen advised Staff that the building will be leased as offices for realtors,insurance agents, accountants, attorneys, etc. Staff has also met with Brent Thompson, S &T Development,who is the lead in this project. The Zoning Code for the Commercial Zoning District calls for a minimum lot size of 15,000 square feet; this vacant lot is 36,892.31 square feet according to the plat. The proposed building has a footprint of 6,441.6 square feet,with two levels,main and lower levels. There also exists a storm water drainage easement to the south and east that significantly reduces the useable area on this lot. Parking requirements are based on a gross floor area of 12,883 square feet. The Zoning Code requires one parking space for every 300 square feet,which for this project equals 43 parking spaces. The sketch plan has 35 parking spaces planned,leaving a deficit of 8 parking spaces. Requested Action: Mr.Thompson, S &T Development, submitted an application for a variance to the City's parking ordinance. According to Staff calculations,he needs a variance for 8 parking spaces. He argues that other similar projects that he has constructed in Roseville and Vadnais Heights have provided 8 parking spaces per unit and he reports that this number has been sufficient for the tenant. He further states that Staff's calculations,while based strictly on the gross floor area, take into account the HVAC room, the stairway, restrooms or the elevator, areas that the applicant feels should not be included in the parking calculations. When these facilities are removed from the calculation of the gross floor area of the lower level, there is space for only 2 or 3 offices. This net floor area calculation reduces the number needed for parking on this project from 8 to 3. The City Ordinance (1650.05 Parking, (e)(6) requires that Uses in the C District must have at least one parking pace for every 300 square feet ofgross floor area. As stated above, this calculation indicated that 43 parking spaces are required by Section 1650.05. The applicant indicated also that there is no plan to share parking with Tires Plus. Another issue associated with this vacant lot is the storm water pond that is pre-existing and was constructed according to the specifications of the Rice Creek Watershed District. This storm water pond accommodates the water run-off from the Tires Plus site as well as any future development that might occur on the adjacent site. The pond is designed to slow water run-off and clean the storm water before it released from the pond. As 032106 S&T Development.doc such,it occupies about a 1/3 of the lot area, thus further reducing the opportunity to provide the 8 additional parking spaces that are needed. The Minnesota Statutes require that in order for a variance to be granted, strict application of the provisions of the City's zoning ordinance would cause undue hardship; that the hardship is unique to the property; that the granting of the variance would not alter the essential character of the neighborhood;without the variance, the property cannot be put to a reasonable use; and economic hardship alone is not the sole purpose for the variance. Mr. Thompson feels that because the storm water pond is located on site and occupies a large portion of the property, this situation constitutes a unique hardship not created by the proposed project. That because of the storm water pond, this project as well as others will find it difficult to provide the needed parking spaces. Staff received a telephone call from one resident requesting more information about the proposed development of the site. Recommendation: Staff recommends approval of the parking variance. The proposed use is allowed in this zoning district and due to the limited size of the lot,a small office complex may be the best use of this site. It would have light to moderate traffic during business hours,which would not be too disruptive to adjacent multi- family residential neighborhood;landscaping opportunities could soften the commercial feel of area; and the use would require very little in the way of City services,i.e. public safety. Attachments • Variance Application. • Applicant Letter • Letter from WSB RE: Hydrologic/Hydraulic Calculations and Impacts • Confirmation Letter from Staff • Sketch Plans and Elevations. 032106 S&T Development.doc c s • 3301 Silver Lake Road •St. Anthony,MN 55418 • (p)612.782.3301 • (f) 612.782.3302 www.ci.saint-anthony.mn.us VARIANCE APPLICATION SUPPLEMENTAL DATA A.GENERAL DATA T �� APPLICANT'S NAME: 1 The above-named individual,firm,or corporation here)by respecifully submits the following supplementalto in support of the preliminary information provided on the accompanying zoning application summary form dated ZYQW for the purpose of securing a variance from existing land use zoning controls. Contact Person Last Name First Day Phone B. PROJECT INFORMATION 1. Specify the section of the Ordinance from which a variance is sought:A Lek- a f _�ip- 4�7 2. Explain how you wish to vary from the applicable provisions of the Ordinance: .v n iL GE M; �E�A�/GAS �4•�T lc�n/Llc_ 047� C4 3. Explain on a separate letter why the strict enforcement of the Ordinance would cause an undue hardship or deny reasonable use of the property. State Statute defines hardship as the following: Undue hardship as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls,the plight of the landowner is due to circumstances unique to the property not created by the landowner,and the variance if granted,will not alter the essential the character of the locality. Please address each of these items in your written statement. 4. Check all additional supporting documents and date which are being submitted to help explain this project proposal: Site Plan ❑ Topographic Map Other(specify) Zl.rl��.�c 4 2��/�]) /G►-a1 I HEREBY CERTIFY WITH MY SIGNATURE THAT ALL DATA ON MY APPLICATION FORMS,PLANS AND SPECIFICATIONS ARE TRUE AND CORRECT TO THE BEST OF MY KN WLEDGE. Sigi&de Xf<pfJicant Date C:\Documents and Settings\BThompson\Local Settings\Temporary h9t�n—e?1les\`Ol'.K2\Variance Applicadott 20849CEK n S 3301 Silver Lake Road •St.Anthony,MN 55418 • (p)612.782.3301 • (f)612.782.3302 www.ci.saint-anthony.mn.us ZONING APPLICATIION APPLICANT'S NAME: rte,.PfN r-4 ij( / (Last) (First) OWNER(If other than applicant): MAILING ADDRESS(Street,City//,State,Zip): It 7vr 1 %/1� L-4—,V6 /L%hF /1�f1®y 6VVV'z DAYTIME PHONE NUMBER:tP X775, �� PROPERTY ADDRESS: S-IL-V �-- �/� �,�,0 9 LEGAL ADDRESS: APPLICABLE CURRENT ZONING DISTRICT(S) TYPE OF ZONING REQUEST ❑ R-1 ❑ R-1A ❑ R-2 ❑ concept review ❑ R-3 ❑ R4 ❑ R4 ❑ conditional use permit ($130) C ❑ I ❑ R/O x variance (R-$60;Other-$100) ❑ PUD ❑ rezoning ($225) ❑ subdivision ($50) ❑ preliminary plat ($150) ❑ other I hereby certify with my signature that all data on my application forms,plans and specifications are true and correct to the best of my knowledge. Z/z4A,& Signa of pplicant Date' Signature of Applicant Date � �s 'S �T�NE � 'S�,g°� —®ff•ce ase Only _, � � ® � �p�rgve • '' p�licatto 'v d: `�,'�y F see. r, �nie -Fee 'd: ..�;:r�;�`�1 ,• _� ._ ., , �. ._ � e,erred , C�i � ngm en•. �_�'' � � '�� of n .6 ® o e>x ",, �°ate•o Co ce, Re,fie' ' 7s .� .� �'` 7� e_° '` �ate" u .c "eariia ,t`i®e: >�`��� " Wiz•_. �ate. � "� `• �ate'vf�� bli 'e s� l° ��� .f C:\Documents and Settings\BThompson\Local Settings\Temporary Internet Files\OLK2\Zoning Application 2005.doc f 2/21/06 S &T Development 11751 Troy Lane North Maple Grove, MN 55369 City of St. Anthony 3301 Silver Lake Road St. Anthony, MN 55418 Attn: Kim Moore-Sykes RE: Application to building office/retail building under the C zoning ordinance. The proposed building at 3XXX Silver Lake Road is being designed to have (4) individual users having a main level square footage of approx. 1450/sf and a lower level square footage of 1450/sf. Each end user will ownership of the unit under a condominium plat with an outlot owned equally by an association run by the four entities in ownership. This structure of ownership has been done around the Twin City metro area and has been a very hot piece of real estate for a company to own space for themselves for a wide variety of reasons. The main issues in having a successful project is the floor space provided and the parking spaces directly related to each owner. First, the floor space, as developers of this product we have found to have the most flexibility is for each unit to be at 32' wide. Some projects have been done at 30' wide and were successful, however, 32' is ideal. Office layout with workstations and bathroom layout work best at 32'. Second,parking is a requirement for each owner to feel like they have adequate parking. Under surveys provided by others made available to me the minimum amount of parking required based on the users attracted to these condos' is (8) parking stalls per unit. These same users are those as described in the ordinance of the City of St. Anthony. From a calculation standpoint,the first level is usually designed to have no more than(4) offices (2)bathrooms, receptionist, waiting and copy area. The lower level has a HVAC room which occupies 200 to 250sf of space and the balance of the space is designed as conference room, break room another bathroom which leaves room for 2-3 offices. 1 c This calculation of a minimum of 8 parking stalls/per unit has been used successfully in all other projects done by our firm as listed. 1. Brockridge Town Offices— 1337 County Road D—Vadnais Heights 2. Brentwood Town Offices—Hwy 36 and Lexington Ave—Roseville 3. Roselawn Village—Lexington Ave at Roselawn—Roseville These are (3) examples close to St. Anthony for your visit. If this project did not meet or exceed this parking requirement it would not be a viable project for our Firm. �he, a e 3301 Silver Lake Road, St. Anthony, Minnesota 55418-1699 Office: (612) 782-3301 • Fax: (612) 782-3302 • www.ci.saint-anthony.mn.us Mr. Brent Thompson January 30, 2006 VSI CONSTRUCTION, INC. 11751 Troy Lane North Maple Grove, MN 55369 RE: Vacant Lot South of Tires Plus, PID 31-30-23-43-0046; Block 7, Lot 6, Mounds View Acres, 2nd Addition Dear Brent: This letter is being sent as a follow-up to the telephone conversation I had with you on January 26,2006 during which we discussed what needs to be done for the continued development of the vacant lot to the south of Tires Plus. We also discussed the need for a parking variance to correct a parking deficit. I will also need your floor area calculations to determine the number of parking spaces that need to be covered by the variance request. The Planning Commission meets once a month. Because of the statutory noticing requirements, the City needs thirty (30) days prior to a Planning Commission meeting to comply with these requirements. Minnesota State Statutes also require that any land use or zoning related applications be approved or denied by the governing body within sixty (60) days of receipt of the completed application by the City. Once we receive the application with related fees, Staff will review the application to insure it is complete and then proceeds with noticing adjacent property owners and scheduling the public hearing. An application for a parking variance has not yet been received by the City and therefore did not make the City's deadline of January 17, 2006 for the February Planning Commission meeting. To have your request scheduled for the March 21, 2006 Planning Commission meeting, you will need to have your variance application in to the City by February 21, 2006. Following this public hearing the Planning Commission, which is an advisory body to the City Council,will make their recommendation for approval or denial to the City Council. The City Our Mission is to be a progressive and livable community, a walkable village, which is safe and secure. 1 F January 30, 2006 Page 2 Council will make a decision on your application at the March 28, 2006 Council meeting. A representative from VSI Construction should be at both the Planning Commission and Council meetings in March. If a representative is not present at or is unable to attend the meetings on the above-referenced dates, the Planning Commission and/or the City Council reserve the right to table this request until their next meeting. Enclosed please find a Zoning Application and a Variance Application. Please review the Variance Application checklist to insure that you have provided the information required by the City to consider your request. The fee for this request is$100. If you have questions or concerns regarding this process or your application, please feel free to contact me at 612-782-3312 or via e-mail, kmoore@ci.saint-anthony.mn.us. Sincerely, f " c- Kim Moore-Sykes Assistant City Manager cc: Jay Hartman, Public Works Director Todd Hubmer, City Engineer Enc. A WSB RNMEM &Associates,Inc. Infrastructure 1 Engineering 1 Planning 1 Construction 701 Xenia Avenue South Suite 300 Minneapolis,MN 55416 Tel:763-541-4800 Fax:763-541-1700 February 27, 2006 Mr. Craig Schlichting Plow Engineering 9180 Lexington Avenue NE Circle Pines, MN 55014 Re: Review of Proposed Silver Lake Road Office Building City of St. Anthony WSB Project No. 1626-17 Dear Mr. Schlichting: We have received the February 24, 2006, proposed plans for the Silver Lake Road Office Building in the City of St. Anthony. Based on our review of these plans,we offer the following comments: 1. The proposed plan is consistent with the hydrologic/hydraulic calculations that were submitted with the previous Tire's Plus plan. 2. Please provide the City with a copy of your MPCA NPDES permit application and stormwater pollution prevention plan for construction of the proposed improvements as it is a connected action with the previous Tire's Plus plan. 3. Identify elevation, direction, and location of the EOF for CB 1. The EOF route should avoid directing drainage to the adjacent south property. 4. The existing pond outlet is a two-stage outlet structure and a riprap emergency overflow swale. The current configuration allows water to leave the pond through the riprap emergency overflow before it enters the second stage of the outlet structure. This situation should be corrected to allow water to enter the second stage of the outlet structure before it reaches the riprap overflow swale. Please provide as-built information for the pond outlet structure showing that this was corrected. Minneapolis 1 St Cloud K:101626-171AdminlDocsVYR-PLOWENG-022406.doc Equal Opportunity Employer Mr. Craig Schlichting February 27,2006 Page 2 5. Provide inlet protection during construction for the existing CB's located in the Tire's Plus parking lot and the first CB located north of the entrance on Silver Lake Road. If you have any questions regarding our review, please contact me at 763-287-7182. Sincerely, WSB &Associates,I c. Todd Hubmer, P.E. Project Manager cc: Michael Mornson—City of St. Anthony lh/sm K:101616-171 Admin U)ocsl LTR-PLOWENG-011406.doc -of-Proposed Easements -far- Tares Plus c ANPMw-d v WI •- a PROPOSED EAWMINT DESCRIPTION MW1e 11L=M>plp I — �-armohms EASEMENT A -aahasa i}. �ir d An eeemuel fou hprva mM egiress papeem~.wader sed avnv _ the%flo ho dssmmd prapmtte Z p 8 The Seam 17A0 1-1 of la!4 9eeln 7.YOIat05 NEW ACRES r 7r _ SECOND ADOf00N.Ramsey Canty.Ybaeseto.®rpt thot pst tyh0 rlmh the Erol 60.00 lost of said tot 0. a EASEMENT 9 • pp / An eaesmmt for hweaa and eon-purposes aver,under cow sores y® x the f Y dmamd prWerl, dr•s•+neer r.e 047 WOW VIEW ACRES SECOND ADWOW.R—sey Coahtyy% T, hRa her of la 7. IMnasoto. . , S 60tyl I /-•�;�ea® EASEMENT C sero Mock 7t.MOUNDS NEW ACRES SECONDAODrnON,Rai fwl m Candy,Lover.mdw and across Lot Ou,® to . i aexrEad® Os�m6q al the south-st caner of odd lqt T,th mmmied Irml:of South Bo de®eee 22 mhwtaa 4Jmm-omondsan West otono the south Dro of sold Lot 7.a diatshas of 200.00 .1� ._.7 a,` 9 feet thmn North 00 dear®07 mbrutes 32-mods Est a I I I I B dmt--of 2x72 feet mm-Norm 72 eagr-e 16 about-BO seconds East a dlatshca of 38.44 feet thence North 89 degas de mhut-29 eeomda E-t a dletmee of 91.80 feet thm- 1 I ,r east einun I Narth 6T da: 24 m►wto 23 sacanda East s dM--of 14.30 bet them Norm O1 defyes 03 meat-0.7 seconds I I I I a fest a dWares of 60.30 lest the-s North 33 dsoreea 22 L._._.—._.L._._._._I_._._._.J._._._._. Z / ,,ems second.SO nb A-Wast o distance of 41.29 feet to the-ft ryas / Apq One of said Lot T,tlmn-North 80 decrees 18 mb-t-23 / j/ corner suld north lh.85.10 feet to the northeast afal-N ISM ,tthen-Seem DO Mgrs-iS mhutas 12 de Eest alma the east One of sold Lot 7 to the psht of .S begbmhy t / L MBPBB IY! B9Si7, -_--_--- yam orashm s.-- ts60d PAI! • offer rr 1 hereby CwtDy that ws s.Vo%plop . 4 err sera prWrs-'by me err under my and that 1 am Land f GRAPffiC BCAID e ° Ar�Bred taw f uhnor under @e G. RIfID SONS INC. ��;:hyp� ,.•• L••• me lora of the Stats of Mlnne-ter. SIM LEXINGTON AIANE CIRCLE P11,416,MN.560//126 fmaBEa� WM A NORTFI Ta/L 16l-186-8880 Pam'IbD-TB6-600'1 t man-n n %� . DotQ�OZ [scam Na. 25344 a .ABI 04.007BT o qxp3 4 5 6 W O B � LOWER LEVEL FLOOR PLAN A2.O N.T.S. CD CD N rto o 1 2 3 4 5 6 oG Z g � A Ind Q ai oM ow a J N N 2 MAIN LEVEL FLOOR PLAN A2O N.T.S. N OxrJIM f JU . .z............. 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Krl.� a•. r ,� �,� CI laZ �, � is a�� �aai �ar� as � •�, I aaaaaa �■o■ ea■aa� "'"':' .tea_■I� -■■ I�I ■,I E�,■'1�1 '�' I ■■■C<3■.■ yl■■■re -� acyYr 7�i it --- itd_ ln3rI ISAll C� M Nq�iT 3�ra r ern r � rY STAFF REPORT To: Planning Commission Report No.: IX.1. From: Kim Moore-Sykes,Assistant City Manager Date: March 21, 2006 Subject: League of Minnesota Cities Handbook, Chapts. 15 and 16 Requested Action: Informational Background: The City recently received updated copies of the League of Minnesota Cities Handbook, which is a guide for cities on various issues. The information contained in this Handbook also has citations to the various regulations and statutes so this information is easily found in the authorizing documents. Chapter 15, Comprehensive Planning, Land Use and City Owned Land and Chapter 16, Community Development and Redevelopment were copied for your information, as they are the two chapters that are more pertinent to what you do as planning commissioners. The complete Handbook is available at City Hall for review. 2006 LMC Handbook staff report.doc • PART IV REGULATORY AND DEVELOPMENT FUNCTIONS OF CITIES CHAPTER 15: COMPREHENSIVE PLANNING, LAND USE AND CITY-OWNED LAND I. State policy behind municipal planning.......................................................................................................4 A. Resources for planning.............................................................................................................................4 B. LMCIT land use defense coverage...........................................................................................................4 II. Municipal authority to plan..........................................................................................................................5 III. Organization for planning.............................................................................................................................5 A. Board of adjustments and appeals............................................................................................................5 B. Preparation,adoption, and amendment of comprehensive plans..............................................................6 C. Community-based planning......................................................................................................................8 • D. Planning agency or commission duties ....................................................................................................8 IV. Executing and implementing the comprehensive plan...............................................................................10 V. Zoning........................................................................................................................................................11 A. Zoning ordinance adoption procedures..................................................................................................11 B. Rezoning.................................................................................................................................................13 C. Extra-territorial zoning powers...............................................................................................................14 D. Zoning in floodplains,shorelands, and wetlands ...................................................................................14 VI. The 60-day rule..........................................................................................................................................15 VII. Variances from the zoning ordinance.........................................................................................................18 VIII. Permitted, accessory,and conditional uses................................................................................................19 A. Permitted uses.........................................................................................................................................19 B. Accessory uses........................................................................................................................................20 C. Conditional uses.....................................................................................................................................20 IX. Non-conforming uses.................................................................................................................................21 X. The"takings"issue.....................................................................................................................................23 • A The general law .....................................................................................................23 HANDBOOK FOR MINNESOTA CITIES 15-1 This chapter last revised 12/15/2004 B. Zoning ordinances...................................................................................................................................24 C. Conditional use permits..........................................................................................................................25 D. Rezoning and failure to rezone...............................................................................................................26 E. Nuisances...............................................................................................................................................26 F. Access....................................................................................................................................................26 XI. Subdivision regulation................................................................................................................................27 A. Review of proposed subdivisions...........................................................................................................29 B. Extra-territorial subdivision regulation..................................................................................................31 XII. The official map.........................................................................................................................................31 A. Procedural steps in adopting an official map..........................................................................................32 XIII. Interim uses................................................................................................................................................33 XIV. File certified copies with county recorder..................................................................................................34 XV. Enforcement...............................................................................................................................................35 XVI. Judicial review and making a record..........................................................................................................35 XVII. Fees.............................................................................................................................................................37 • XVIII. Citizen opposition.......................................................................................................................................38 XIX. Real estate acquisitions, sales, and other dispositions................................................................................39 A. Vacating publicly-owned utility easements and land dedicated to streets and alleys ............................40 B. Eminent domain......................................................................................................................................41 C. Relocation and appraisal fees.................................................................................................................44 XX. How this chapter applies to home rule charter cities..................................................................................45 15-2 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/15/2004 • CHAPTER 15 Chapter 15 Comprehensive planning, land use, and city-owned land This chapter discusses the two basic methods of city land use control—land use ordinances and city ownership of land. Topics discussed in this chapter include: I. State municipal planning policy II. Municipal authority to plan III. Organization for planning IV. Executing and implementing the comprehensive plan V. Zoning as an important tool in implementing the comprehensive plan • VI. The 60-day rule VII. Variances from the zoning ordinance VIII. Permitted, accessory and conditional uses IX. Non-conforming uses X. The"taldng" issue XI. Subdivision regulations XII. The official map XIII. Interim uses XIV. Certified copies must be filed with the county recorder XV. Enforcement XVI. Judicial review and maldng a record XVII. Fees XVIII. Citizen opposition XIX. Real estate acquisitions,sales, and other dispositions XX. How this chapter applies to home rule charter cities HANDBOOK FOR MINNESOTA CITIES 15-3 This chapter last revised 12/15/2004 CxAPTm 15 • I. State policy behind municipal planning Minn.Stat.§462.351. State policy-makers recognize municipalities face mounting problems with respect to their ability to guide future land development that ensures pleasant and economical residential communities and profitable commercial and industrial enterprises,while preserving agricultural lands and open space. Minn.Stat.§§462.351 to The Municipal Planning Act provides the authority and uniform procedures 462.365. for conducting and implementing municipal planning. This approach to land use was designed to allow for planning, consistency, customer service, efficiency, and a more secure tax base. A. Resources for planning Zoning and other land use controls help ensure a well-planned community where one person's property rights do not detrimentally affect another person's rights to enjoy their property or the community as a whole. A variety of resources are available to cities to assist them in land use planning. The Minnesota Chapter,American Planning Association is located at 140 • Visit their web site at: W. 48`s Street,Minneapolis,MN 55409. www.mnapa_com/ Visit their web site at: • Government Training Services offers a variety of training programs on www.mngts.org/ zoning and land use. Visit their web site at: 0 The office of Local Planning Assistance at the Department of )xw%,.rruiplan.state.nin.us/comm plan/irrdex.htnil Administration provides assistance to cities involved in land use planning. Visit their web site at: www.sensibleland.org . The Sensible Land Use Coalition. B. LMCIT land use defense coverage See LMCIT Information memos The League of Minnesota Cities Insurance Trust provides coverage for IrYfC/Tiand Use Defense litigation relating to land use regulation, development, and franchising. Cities Coverage and Ten Tips for Avoiding rand use Claims. involved in pending or actual litigation on these issues should contact LMCIT. 154 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/15/2004 • CHAPTER 15 II. Municipal authority to plan Minn.Stat.§§462.351 to Minnesota law gives cities the authority to regulate how land may be used. 462.365. The Municipal Planning Act creates a single,uniform procedure that applies Minn.Stat.§§473.851 to to all cities. Ordinances must comply with both the substantive and 473871. procedural requirements contained in the Act.Metropolitan area cities are Nordmarken».Ch),of Richfield. also empowered and governed by the Metropolitan Land Planning Act. These 641 N.w.2d 343(Minn.0. acts occupy the field of the process by which municipal land use laws are App.2002). finally approved or disapproved. III. Organization for planning Cities may exercise a wide range of discretion in developing internal planning. In fact, cities need not undertake formal planning activities at all. Planning organization may take several different forms: the council may assume total responsibility,it may delegate this duty to administrative officers,or it may appoint a planning agency or commission. Minn.Stat.§462.354,subd.1. Councils create these planning agencies or commissions by ordinance. The • role of the planning agency or commission is to advise the council. City officials may serve as members, and the organization is left to the discretion of the council. Minn.Stat.§462.354,subd.2. Cities are also authorized to create a planning department with an advisory planning agency or commission. In that situation,the agency or commission advises the department,which then advises the council. Usually, it is a good idea to create a planning agency or commission. City officials are often so consumed with daily demands that they don't have time to survey and evaluate the long-range objectives and implications necessary to create and implement a comprehensive plan. Planning agencies or commissions, on the other hand, are usually composed of people who focus on preparing and implementing plans and,thus, can devote their full attention. A. Board of adjustments and appeals Minn.Stat.§462.354,subd.2. If zoning ordinances or an official map exists, a board of adjustments and See part VU of this chapter appeals must be created by ordinance.The board hears appeals where an error concerting the board's authority is alleged in the administration of the zoning ordinance, and hears requests for the granting of variances. for variances from the literal provisions of the ordinance. The ordinance Minn.stat.§ 15.99. establishing the board must provide notice and time requirements for hearings before the board.All orders by the board are due within a reasonable time. See part VI of this chapter • concerning the 60-day rule. Requests before the board are subject to the 60-day rule. } HANDBOOK FOR MINNESOTA CITIES 15-5 This chapter last revised 12/15/2004 CHAPTER 15 • Minn.Stat.§462.354,subd.2. The board is also required to take minutes or compile a record of proceedings in which any findings,actions taken on all matters, and final orders must be included. The board can be the same body as the council or the planning agency,or it can be separate. If the board is a separate body, the council can provide that board decisions are final and subject only to judicial review, are final subject to appeal to the council and judicial review, or that decisions are only advisory to the council. B. Preparation, adoption, and amendment of comprehensive plans Minn star.§462.355. One of the primary responsibilities of the planning agency is to prepare, review,and periodically amend the comprehensive plan, in consultation and coordination with other municipal agencies and departments. Preparing a comprehensive plan is a large undertaking.While a planning agency or commission can and should do most of the job,many communities have found they also need professional assistance. A comprehensive plan often requires the assistance of a professional planning consultant or a competent person on the staff of the city, county, regional development commission,or neighboring city. Although their services are frequently helpful, consultants cannot and should • .not be solely responsible for the development of a comprehensive plan. Local officials, and planning agencies or commissions in particular, can help a professional planner create a plan that is realistic in terms of the temper, traditions,and hopes of the community. An active planning commission can keep the plan alive and updated, especially since it is a principal point of reference for council decisions. Community involvement is the key to adopting a comprehensive plan that will guide the implementation of the community's vision for the city. Before adopting a comprehensive plan, or when modifying an existing comprehensive plan to conform to the vision for a livable community, a city should hold a series of goal-setting sessions where citizens identify problems and opportunities and express their vision for their community. The planning commission or city council set community-planning goals, and share drafts of plan elements that address these goals with citizens in formal hearings. A written review period when citizens can respond to the proposals and drafts then occurs, after which a comprehensive plan that has consensus and legitimacy is adopted. 15-6 HANDBOOK FOR MINNESOTA CMES This chapter last revised 12/15/2004 • CHAPTER 15 Minn.Stat.§462.355,subds.2 A comprehensive plan,while not required outside the seven-county and 3. metropolitan area, should be adopted before a zoning ordinance is adopted or amended.A comprehensive plan is adopted and amended by resolution by a Gold Nugget Dev..Inc.r,.City two-thirds vote of all of the members of the council. A hearing must be held of Monticello,2001 WL on the comprehensive plan. A notice of the time,place,and purpose of the 683488,C3-01-7(Minn.0. hearing must be published once in the official newspaper of the city at least App Jun. 19,2001). 10 days before the day of the hearing. Failure to follow the statutory procedures for the adoption of the plan invalidates the plan. Minn.Stat.§473.858. Under the Metropolitan Land Planning Act if a comprehensive municipal plan in the metropolitan area conflicts with the zoning ordinance, the zoning ordinance by law must be brought into conformance with the plan. Minn.Stat.§473.175. Comprehensive plans in the metropolitan area must be submitted to the Metropolitan Council for review for compatibility and conformity with City of Lake Elmo v. Metropolitan Council's regional system plans. When the Metropolitan Metropolitan Council,685 Council determines that a city's comprehensive land use plan may have a N W.2d 1 (Minn.2004). substantial impact on or contain a substantial departure from the Metropolitan Council's regional system plans,the Council has the statutory authority to require the city to conform to the Council's system plans. Minn.Stat.§462.357,subd.2 is The Municipal Planning Act used to include language providing that if the where the former language was comprehensive plan conflicts with the zoning ordinance, the zoning • located. ordinance supersedes the plan. This language was repealed in 1997, so the PTL,GCC v.Chisago County Act is now silent on the matter. A county board of commissioners could not Bd.ofComm'rs,656 N.W.2d deny a developer's application for preliminary plat approval based on the 567(Minn 2003). comprehensive plan as the plan served only as advisory guide for future development. A comprehensive plan can also assist with the coordination of other land use programs, and can serve as a basis to defend the legality and administration of zoning ordinances. For example, if a council follows the terms of a zoning ordinance that is based on a comprehensive plan,the council may deny approval of a plat that is inconsistent with the plan and ordinance. Additionally, a council may deny a request for re-zoning if it is inconsistent with the comprehensive plan. Courts often seem reluctant to substitute their judgment for that of a council when the council makes land use decisions consistent with a comprehensive plan. HANDBOOK FOR MINNESOTA CITIES is-7 This chapter last revised 12/15/2004 CHAPTER i 5 • Comprehensive planning recognizes the complex interaction between social, economic, and environmental systems. A comprehensive plan is an expression of the community's vision and a strategic map to reach that vision. Comprehensive plans analyze existing economic, social, and environmental conditions, lay out the goals and policies that will guide future development, and provide the legal basis for land use controls. Economic vitality,a healthy environment for children and families,protection of the natural resources, and the active participation and leadership of local citizens, are all components of a comprehensive plan that will provide for the sustainable development of the city. Land use and zoning regulations are just one aspect of implementing the vision for the city contained in the comprehensive plan. C. Community-based planning Cities should take into account the planning activities of adjacent communities. Potential impacts of future planning actions on those communities should be given careful consideration. Under the Metropolitan Minn.Stat.§473 858,soba.2. Land Planning Act, cities must submit their proposed comprehensive plans to adjacent governmental units and affected school districts for review and comment. Minn.stat.§462.3535. Cities and counties are authorized to develop community-based plans to • Nordmarken v.Citv of Richfield, facilitate cooperative agreements among adjacent communities,and to 641 rl.w.2d 343(Minn.Ct. coordinate planning to ensure compatibility of one community's development ,app.2002 . with development of neighboring communities. A city or county that chooses to develop a community-based plan must cooperate with neighboring governmental units. State planning provides assistance concerning the development of community-based plans and on the use of state geographic information systems data and models for community-based planning. D. Planning agency or commission duties Minn.Stat.§462.355. The Municipal Planning Act imposes several duties on the planning commission: Minn.Stat.§462.355,subd.1. a Preparation and review of comprehensive plan. The agency must create the comprehensive plan and coordinate planning activities with other city departments. Minn.Stat.§462.355,suba. 1. . Coordination with other units of government.The agency must consider the planning activities of adjacent units of government and other affected public agencies. Minn.Stat.§462.355,5„Ud. 1. . Periodic review.The agency must periodically review the plan and recommend amendments when necessary. 15-8 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 15 Minn.Stat.§462.355,surds.2, . Adoption of the plan.The agency recommends the comprehensive plan or 3. amendments, after a hearing date following a notice of 10 days publication in the official newspaper. The agency must submit the plan or proposed amendment of the council prior to publishing the notice. The council must formally adopt the plan as the official comprehensive plan, otherwise it remains only as a recommendation to the council. Minn.Stat.§462.356,subs. 1. . Recommendation for plan execution.The agency must study and propose ways to put the plan into effect, including zoning, subdivision regulations,official maps, a program of public improvements and services, city renewal and redevelopment, and a capital improvements program. Minn.Stat.§462.356,subd.2. . Review of land acquisitions and capital improvements.Once an agency adopts a comprehensive plan or part of a plan,all proposed land acquisitions and capital improvements of the city, or any other governmental unit with jurisdiction in the city,must go to the commission for review. The agency will then submit a written report describing its findings. (The council may,by two-thirds vote,dispense with this requirement if it feels no planning implications are involved.) Failure to report in 45 days is deemed approval. • . The planning commission or agency is responsible for reviewing land use control measures. The Planning Act requires the planning agency to review zoning ordinance amendments, subdivision plats,and official maps. Public hearings may be held before the planning agency,but the council makes the final determination.Under most city ordinances, all council determinations having planning implications first go to the planning agency. Minn.Stat §462.354.subd.2. * Finally,the planning agency or commission may get the assignment from the council to act as a board of adjustments and appeals. Again,every city that has a map in effect, must establish a board of adjustment and appeals. However,because the board has the authority to review the decisions and recommendations of the planning agency, it is usually better to have a board whose members are different from those of the planning agency. HANDBOOK FOR MINNESOTA CiITES 15-9 This chapter last revised 12/15/2004 CHAPTER 15 • IV. Executing and implementing the comprehensive plan Any plan is only as good as its execution.The most common and effective tools to accomplish successful execution include zoning, subdivision regulations, official street maps,building regulations, and capital improvements budgeting. A well-organized and effective program uses all of these tools. Minn.stat.§462.355. Certain procedures guide the adoption and amendment of the comprehensive plan. Either the planning agency recommends the plan to the council, or the council proposes the plan to the planning agency by resolution.A public hearing must then be held by the planning agency prior to the adoption of the plan.Notice of the hearing must be published in the official newspaper at least 10 days prior to the date of the hearing. The council cannot adopt or amend'the plan unless the planning agency's recommendation is received,or 60 days have elapsed since the council's proposal by resolution was submitted to the planning agency. A two-thirds vote of all the members of the council is required to adopt or amend the comprehensive plan. Minn.scat.§423.858. Comprehensive plans in the metropolitan area must be submitted to the • Minn.stat.§423.125. Metropolitan Council for review for compatibility and conformity with Metropolitan Council's regional system plans. When the Metropolitan et opoatanke Coulmoncil, v. Council determines that a city's comprehensive land use plan may have a Metropolitan Council,6x5 N.w.2d 1(Minn.2004). substantial impact on or contain a substantial departure from the Metropolitan Council's regional system plans,the Council has the statutory authority to require the city to conform to the Council's system plans. Cities in the Minn.stat.§423.858,subd 2. metropolitan area must also submit their proposed comprehensive plans to adjacent governmental units and affected school districts for review and comment Mann.stat.§462.356. All acquisitions and dispositions of real property and any capital improvements must be reviewed by the planning agency regarding the consistency of the proposed action with the comprehensive plan. Written compliance reports must be submitted to the council or the proposal will be deemed approved after 45 days. The council may override the necessity of this review and reporting requirement by a two-thirds vote upon finding no relation between the proposed action and the comprehensive plan. 15-10 HANDBOOK FOR MINNESOTA CI7ffS This chapter last revised 12/15/2004 • CHAPTER 15 V. Zoning Zoning establishes a land use pattern and the orderly development of various types of districts according to the best use of particular areas of a community. Minn.stat.§462.357. Zoning ordinances may be enacted for the general purposes of preserving and protecting the public health, safety,morals, and general welfare. Specifically, these ordinances may regulate the uses of property,the height,width and size of buildings, and the amount of vacant space on lots in each district. The regulations must be uniform within each district,but may vary across different districts. State,by Rochester Assn of Zoning standards must have a rational basis,related to public health, safety, Neighborhoods v City of and welfare. Therefore,the reasons for the adoption of the standards should Rochester,268 N.W.2d 885 (Minn.1978). be supported by evidence,reports, or other information. Honn v.City of Coon Rapids, 313 N.W.2d 409(Minn. 1981). A. Zoning ordinance adoption procedures • It is advisable for the council to obtain the best technical help available to ensure the proposed zoning ordinances will be consistent with the comprehensive plan. A professional consultant or an attorney,while not required, is desirable. A zoning plan divides the city into districts to regulate the uses of property, the height and size of buildings, and the amount of vacant space on lots in each district.The regulations must be uniform within a district,but may vary among districts. In each use district(residential, commercial, or industrial) the city permits certain uses and imposes certain conditions. The procedure for adopting zoning ordinances is similar to that for the comprehensive plan. The planning agency may submit proposed ordinances to the council anytime after the adoption of the comprehensive plan. Minn.stat.§462 357. Assuming a planning agency or commission exists, the Planning Act sets forth the following procedural steps to guide cities through the zoning ordinance adoption or amendment process: HANDBOOK FOR MINNESOTA CITIES ]s-11 This chapter last revised 12/15/2004 CHAPTER 15 • The planning agency or commission, after conducting studies to ascertain the official controls or regulations necessary to implement the comprehensive plan, submits proposed zoning ordinances to the council. This stage is also the appropriate time for the agency to prepare a tentative official map and come up with proposed subdivision regulations, a capital improvement program, and any other necessary official controls. (These topics will be discussed in more detail in subsequent sections of this chapter.) • After new zoning ordinances or amendments to existing ones have been proposed,the planning agency or commission must hold at least one public hearing.Notice of this public hearing must be published at least 10 days prior to the hearing date in district boundaries affecting an area of five acres or less. And, notice of the hearing must be mailed to each affected property owner, and to those owners whose property is located within 350 feet of the affected property, at least 10 days before the day of the hearing. • Following the public hearing,the planning agency or commission reviews the proposed zoning ordinances or amendments in light of information received at the public hearing, and makes any appropriate and reasonable revisions. • The planning agency or commission then presents the zoning ordinances • or amendments in final draft form along with a report to the council. Minn.Stat.§462.357,subds 2 . Zoning ordinances and amendments must be adopted by a majority vote and 5 of all of the members of the council, except that changing all or part of an A.G.Op.59-A-32(Jan.25, existing classification from residential to commercial or industrial 2002). requires a two-thirds majority of all of the members of the council.The attorney general is of the opinion that municipal zoning ordinances may be adopted or amended by a majority vote of the governing body, notwithstanding any charter provisions or ordinance requirements to the contrary. • After adopting new zoning ordinances or amending existing ones,the council must publish or summarize them in the official newspaper and, in some cases, file them with the county records and law library. SLS P'ship v.City of Apple Zoning ordinances are construed by the courts according to their plain Valley,511 N.w.2d 738(Minn. meanin and in favor of the property owner. 1994). g P P t3' 15-12 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 15 ----� Iii State v.Chichester,2001 WL A zoning ordinance may provide that each day the violation is permitted to 506961,C4-00-2130(Minn.Ct. exist constitutes a separate offense.Multiple citations are consistent with App.May I5,2001). public policy because it would be unjust to allow individuals to pay the fine for the original charge and finish a building project without abiding by the appropriate codes and ordinances. Itasca County v.Rodent,268 Violation of a zoning ordinance may be enjoined. N.w.2d 423(Minn.1978). 42 U.S.C.§2000ce. The Religious Land Use and Institutionalized Persons Act of 2000 provides that no government shall impose or implement a land use regulation in a manner that imposes a substantial burden on the religious exercise of a person,unless the government can show the burden is in furtherance of a compelling government interest and is the least restrictive means of furthering that interest. The Act also provides that no government may impose or implement a land use regulation in a manner that treats a religious assembly or institution on less than equal terms with a nonreligious assembly or institution; that discriminates against any assembly or institution on the basis of religion or religious denomination; and that totally excludes religious assemblies from their jurisdiction or unreasonably limits religious assemblies, institutions,or structures within a jurisdiction. Local ordinances could be challenged under the Act, allowing religious institutions and organizations to evade requirements concerning parking restrictions, drainage requirements, setback requirements,noise limits or tree ordinances. Activities beyond worship services for religious institutions can be protected by the Act, including schools, childcare and senior centers,theaters, coffeehouses, and fitness facilities. Many cases are already making their way through the courts interpreting this Civil Liberties for Urban Act. In one case, a federal appellate court`held that a city's imposition of Believers v.City of Chicago, special use and other approval processes on the location of churches in 342 F.3d 752(7th Cir 2003). nonresidential zoning areas did not impose a"substantial burden"on religious exercise in violation of the Act, as the restrictions did not render impracticable the use of real property in the city for religious exercise,much less discourage churches from locating in the city. B. Rezoning Minn.stat.§462.357. Cities have the authority to rezone or grant changes in the zoning designation Minn.stat.§15 99. of a particular portion of property. The planning agency, commission, council,or a petition by an individual landowner may initiate a rezoning. Where rezoning is not initiated by the planning agency,the matter must be referred to the planning agency for study and report. Care should be taken so that the 60-day rule discussed below in Part VI is not violated,resulting in an automatic granting of the rezoning. HANDBOOK FOR MINNESOTA CrrlEs 15-13 This chapter last revised 12/15/2004 CHAPTER 15 • Sun Oil Co.v. Village of New Rezoning is a legislative act and needs only to be reasonable and have some Hope,300 Minn.326,220 rational basis relatingto public health safe morals general welfare.A N.W.2d 256(Minn.1974). p safety, or rezoning decision must be supported by evidence that indicates it has a Honn v.City of Coon Rapids, rational basis. A citizen cannot obtain a vested right in the zoning of their 313 N.W.2d 409(Minn.1981). property. Iowa Coal Mining Co.v. Generally speaking, the courts seem to allow a rezoning after an application Monroe County,Iowa,257 F. for a permit has been made if there has been no action on the application 3rd 846(8th Cir.2001). before the rezoning occurs. Because a rezoning is not effective unless the Acorn Invs.v.City of White proper procedure is followed, care should be taken not to violate the 60-day Bear Lake,2 32769, 0-00-1241 (Minn.Ct.App. rule when rezoning a parcel of property 3after a completed application for a Jan. 16.2001). council action(conditional use permit, variance, etc)has been made. Interstate Power Co v.Nobles County,617 N.W.2d 566(Minn. 2000). Tollq(son Dev.,Inc.v City of Elk River,665 N.W.2d 554 (Mmn.Ct.App.2003). Minn.Stat.§462.357,subd.2. When property is rezoned from residential to commercial or industrial, a two- A.G.Op.59-A-32(Jan.25, thirds majority of the city council is required. For other rezoning, a simple 2002). majority is all that is required. The attorney general is of the opinion that neither a charter nor an ordinance may increase this voting requirement. C. Extra-territorial zoning powers Minn.Stat.§462.357,subs 1. A city's zoning authority may be extended to unincorporated territories A G.Op.59-A-32(Aug.18, within two miles of its boundary,unless that area falls within another city, 1995). county or township that has adopted zoning regulations. Where zoning is extended, ordinances may be enforced in the same manner and to the same extent as within the city's corporate limits. D. Zoning in floodplains, shorelands, and wetlands Some land is subject to special protection under Minnesota law. Upon finding that special protection is necessary in order to preserve certain types of land, special zoning requirements are imposed on municipalities. Floodplains, wetlands, and shorelands must be addressed separately from other types of lands. 15-14 HANDBOOK FOR MINNESOTA CMES This chapter last revised 12/15/2004 CHArT>:R 15 Minn.Stat.ch. 103F(water Local units of government are required to adopt floodplain management protection). ordinances that regulate the use of floodplains, shoreland ordinances that Minn Stat.§§103F.101 to affect the use and development of shorelands, and ensure water management 103F.161(floodplain ordinances are consistent with the county's comprehensive water plan. management). Minn.Stat.§§ 103F.201 to The Minnesota 8horeland Management Resource Guide and other river and 103F.221 (shoreland lake management information is available online at: management). www.shorelanclmanagement.org. www.shorelandmanagement.org See Handbook,Chapter 17,Part V,for more information. Soil loss ordinances are encouraged,but not required. Many cities ask their soil and water conservation district to review any proposed subdivision or other proposed land use change to evaluate the soil characteristics of the land area.Without this review,a city council might approve a subdivision that has potential problems on particular lots. While city approval does not mean the council guarantees every lot to be suitable for building,the homeowner will come to the city with problems such as an improperly working, or onsite sewage system due to soil problems or a wet basement. To help discourage the subdivider from platting unsuitable or questionable lots, soil and water conservation district review will give the } city the information necessary to challenge portions of a proposed subdivision, and to encourage the subdivider to make the necessary revisions. The soil and water conservation district's information on soil types in specific locations is also useful when making other land use decisions. Minn.scat.§17 86.subd.6. Additionally, state law requires first class and second class cities, and permits third class and fourth class cities,to have ordinances requiring that developers properly place trees in new subdivisions and on lands dedicated to parks and open spaces. VI. The 60-day rule Minn.stat.§15.99. The 60-day rule is a state law that provides that a city must approve or deny a Manco ofFairmonr v. Town Rd. written request relating to zoning within 60 days or it is deemed approved. of Rock Dell Township.583 The underlying purpose of the rule is to keep governmental agencies from N.W.2d 293(Minn.Ct.App tag too long in deciding land use issues. Courts have generally demanded 1998). strict compliance with the rule. A zoning application is not approved or Moreno v.City of Minneapolis, denied for the purposes of the 60-day rule until the city has decided all 676 N.W.2d I(Minn.Ct.App. appeals challenging the approval of the zoning application. 2004). �f HANDBOOK FOR MINNESOTA Crr[ES 15-15 This chapter last revised 12/15/2004 CHAPTER 15 Minn.Stat.§ 15.99,subd.2(a). The general rule provides that the failure of a city to deny a written request Minn Stat.§ 15.99,subd.3(c). within 60 days is approval of the request. The statute also provides that a city's response meets the 60-day time limit if the city can document that the response was sent within 60 days of receipt of the written request. Minn.Stat.§ 15.99,subd.1(c). A request is a written application related to zoning, septic systems or the expansion of the metropolitan urban service area for a permit, license or other government approval. The courts have been rather expansive in their Minn.Stat.§15 99,subd.z(a). interpretation of the phrase"related to zoning,"and almost all requests Minn.Stat.§462.358,subd.3b. affecting the use of land have been treated as subject to the law.The statute Advantage Capital Mgmt,v. does not apply to subdivision and plat approvals, since those processes are City of'Northfield,664 N.W.2d subject to their own timeframes. The Minnesota Court of Appeals has ruled 421 (Minn.Ct.App.2003). that Minn. Stat. § 15.99 does not apply to building permits. Minn.Stat.§15.99,subd. 1(c). A request must be submitted in writing on the city's application form, if one exists. A request not on a city's form must clearly identify on the first page the approval sought.The city may reject as incomplete a request not on the city's form, if the request does not include information required by the city. The request is incomplete if it does not include the application fee. Minn.Stat.§ 15.99,subd 3(a). The 60-day time period does not begin to run if the city notifies the landowner in writing within 15 business days that the application is incomplete. (The 2003 Legislature increased the period from 10 to 15 days.) The city must also state what information is missing. A city may want to consider developing a checklist and reviewing its zoning ordinances to make explicit what items are required. Tollelson Dev.,Inc v City of When a zoning applicant materially amends its request to rezone property,the FlkRiver,665 App.2003).N W.2d 554 Ct.App. 60-day period runs from the date of the written amendment,not from the date (Minn.(M of the original application. But minor changes to a zoning request should not affect the running of the 60-day period. Demolition Landfill Servs.v. The Minnesota Court of Appeals had ruled that failure of a motion to approve City of Duluth,609 N.W 2d 278 is not a denial. But the 2003 Legislature amended the statute to provide that (Minn.Ct.App.2000). the failure of a motion to approve an application shall constitute a denial Minn.Stat.§ 15.99,subd.2(b). provided those voting against the motion state on the record the reasons why they oppose the request. 15-16 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 •1 CHAPTER 15 - i Minn.Stat.§ 15.99,sued.2(a). Generally if an agency city denies a request, it must give written reasons for its denial at the time it denies the request. When a multimember governing body such as a city council denies a request, it must state the reasons for Minn.Stat.§ 15.99,sura.z(c). denial on the record and provide the applicant with a written statement of the reasons for denial. If the written statement of the reasons for denial is not adopted at the same time as the denial,it must be adopted at the next meeting following the denial of the request but before the expiration of the 60-day period. The written statement of the reasons for denial must be consistent with reasons stated in the record at the time of denial. The written statement of reasons must be.provided to the applicant upon adoption. Minn.Stat.§ 15 99,sued.3(f). The law allows a city the opportunity to give itself an additional 60 days (up to a total of 120 days)to consider an application, if the city follows specific statutory requirements. In order to avail itself of an additional 60 days,the city must give: 1. Written notification to landowner before the end of the initial 60- day period; 2. The reasons for extension; and 3. The anticipated length of the extension. • The courts have been particularly demanding on local governments with Northern States Power Co v. regard to this requirement and have required local governments to meet each 00,of Mendota tleights,646 element of the statute. An oral notice or an oral agreement to extend is N w.2d 919(Minn.Ct.App. insufficient. The reasons stated should be specific in order to inform the 2002). applicant exactly why the process is being delayed. Needing more time to fully consider the application may be an adequate reason. Minn.Stat.§ 15.99,sued.3(g). An applicant may by written notice request an extension of the time limit. A city can only go beyond 120 days if it gets the approval of the applicant. The city must either initiate the request in writing and have the applicant agree to it in writing, or the applicant by written request may ask for an extension. Minn.Stat.§ 15 99,surd.3(d), The 60-day time period is also extended if a state statute requires a process to (e)' occur before the city acts on the application if the process will make it impossible for the city to act within 60 days. The environmental review Minn.stat.ch. I I6D. process is an example. If the city or state law requires the preparation of an environmental assessment worksheet(EAW) or an environmental impact statement(EIS)under the state Environmental Policy Act,the deadline is extended until 60 days after the environmental review process is completed. Likewise,if a proposed development requires state or federal approval in Minn.R.ch.441°' addition to city action,the 60-day period foi city action is extended until 60 days after the required prior approval is granted. • 15-17 HANDBOOK FOR MINNESOTA CITIES - This chapter last revised 12/15/2004 CHAPTER 15 • Minn:Stat.§15 99,subd.2(a). There are other time limits and requirements contained in the Municipal Minn.Stat.§462 358,subd.3b. Planning Act, and there may be similar time provisions in the zoning ordinance. The 60-day rule generally supersedes those time limits and requirements, except that it does not apply to subdivision and plat approvals. Cities should adopt a procedure or set of procedures to ensure planning staff, the planning commission, and the city council follow the 60-day rule. City staff should develop a timetable and guidelines to ensure no application is deemed approved because the city could not act fast enough to complete the review process. In many situations, it may be necessary to extend the 60-day period.Notice to the applicant of the extension should be given early in the first 60-day period if a delay appears possible. VII. Variances from the zoning ordinance Minn.Stat.§§462.354,subd z Variances can only be granted by the Board of Appeals and Adjustments, and 462.357,subd.6. which may be a separate board,by the planning commission, or by the council.When a city has a zoning ordinance, it must,by ordinance, create a Board of Appeals and Adjustments whose powers are specified by law. The Board must follow the law when granting or denying variances. • Lugar v. City Minn.1980 . z9s A variance is permission to vary from literal provisions of the zoning N.W.2d 609(Minn.1980). ordinance in instances where their strict enforcement would cause undue Minn. Stat.§462.357,subd.6. hardship because of circumstances unique to the individual property under Mohler v City of St.Louis Park, consideration. A request for a variance from the zoning ordinances will be 643 N.W.2d 623(Minn Ct. granted upon showing undue hardship to a landowner in a unique situation. App.2002)• "Undue hardship"is specifically defined by law and generally means the Rowell v Board ofAdjustment, property cannot be put to a reasonable use if- the conditions of the zoning 446 N.W.2d 917(Minn.Ct. ordinances are followed;the landowner's particular circumstances are unique App.1989). and not self-created; and, granting a variance will not alter the essential Hedlund v.City of Maplewood, character of the locality. Economic hardship alone will not constitute undue 366 N.W.2d 624(Minn.Ct. hardship if some reasonable use exists under the terms of the zoning App 1985). ordinance. However,practical difficulties may justify a variance,and functional and aesthetic considerations may be taken into account. The Board of Appeals and Adjustments should review the law concerning variances before a variance is granted Myron v.City of Plymouth,562 Variances are to be granted only if strict enforcement of a zoning ordinance N.W.2d 21 (Minn Ct.App.Apr. causes undue hardship. A landowner who purchased land now d kin a variance 15,1997),aff'd,581 N.W.2d p urcaseg 815(Minn 1998). would be necessary in order to make the property buildable is not barred from requesting a variance on the grounds the hardship was self-imposed. 15-18 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 •1 CHAPTER 15 City of Maplewood v. Vallukas, In granting a variance,the city may attach conditions,but the conditions must 1997 WL 53031,CO-96-1468 be reasonable and bear some relationship to the purpose of the variance. (Mmn.Ct.App.Feb 11,1997). Mohler v.City of St.Louis Park, Broad discretion is permitted when denying a request for a variance, but there 643 N.W.2d 623(Mum.Ct. must be legally sufficient reasons for the denial. The Board must make App.2002). findings concerning the reasons for the denial or approval and the facts upon Nolan v.City of Eden Prairie, which the decision was based. The findings must adequately address the 610 N.W.2d 697(Minn.Ct. App.2000). statutory requirements. Graham v.Itasca County Planning Comm'n,601 N.W.2d 461 (Minn.Ct.App. 1999). In re Johnson,404 N.W.2d 298 An applicant for a variance is not entitled to a variance merely because (Minn.Ct.App 1987). similar variances were granted in the past. Stotts v, Wright County,478 N.W.2d 802(Minn.Ct.App. 1992). Mohler v.City of St.Louis Park, Error by city staff in approving plans does not constitute undue hardship 643 N.W.2d 623(Minn.Ct. within the meaning of the statute. While the result might be harsh, a App.2002). municipality cannot be estopped from correctly enforcing a zoning ordinance even if the property owner relied to his or her detriment on prior city action. Minn.Stat.§462.357,subd.6. No use variance may be granted if the use is prohibited in a zoning district. A Kismet Investors v.County of city may grant use variances when a use is not prohibited in the zoning Benton,617 N.W.2d 85(Minn. district,but the use is limited by another portion of the zoning ordinance. 2000). This means a small number of use variances are allowed under the Municipal Planning Act.The requirements of unusual hardship and other statutory requirements still apply to use variances. VIII. Permitted, accessory, and conditional uses A. Permitted uses Chase v.City of Minneapolis, Permitted uses are those uses that property owners have a right to engage in. 401 N.W.2d 408(Minn. 1981). It is generally arbitrary and unlawful to deny a building permit for a Rose CliffLandscape Nursery v. permitted use unless the zoning of the property is subsequently changed to City of Rosemount,467 N.W.2d prohibit that use. 641(Minn.Ct.App.1991). HANDBOOK FOR MINNESOTA CITES 15-19 This chapter last revised 1 2/1 512 004 CHAPTER 15 • Minn.stat.§326.921. However, there are state restrictions on the issuance of building permits and land use permits. Building permits, in cities that have adopted the uniform building code,cannot be issued to contractors who are not licensed by the, state.In cities that have not adopted the uniform building code,land use permits in lieu of a building permit cannot be issued to an unlicensed contractor. B. Accessory uses Stodola v.City of Orono, 1994 Accessory uses are those uses that cannot stand alone and must be WL 272900,C2-93-2445, accompanied by a principal,permitted use. (Minn.Ct.App.1994). C. Conditional uses Minn.stat.,462.3595. Conditional uses are uses that are permitted by the zoning ordinance if certain conditions,having been designated by the council or specified in the zoning ordinance, are met. The city must grant the conditional use permit if the applicant has satisfied all the conditions. Conditional uses remain in effect indefinitely as long as the conditions are observed. Before a conditional use permit is granted, a public hearing is required.The notice procedures are identical to those required for zoning permits. A certified copy of the conditional use permit must be filed with the county recorder or the registrar of titles, and must include a legal description of the land. Some zoning ordinances use the term"special use."The Municipal Land Use Planning Act does not recognize special use permits, and the courts would likely apply the same requirements for their issuance as those for conditional uses specified above. Trisko v.City of Waite Park, An applicant for a conditional use permit is entitled to one when the 566 N.W.2d 349(Minn Ct. controlling land use ordinances authorize the use, and there is evidence for App 1997). the need for the permit.Neighborhood opposition, alone,does not authorize the rejection of the application. In re Livingood,594 N.W.2d When a local government denies a landowner a conditional use permit 889(Minn. 1999). without sufficient evidence to support its decision, a court can order the issuance of the permit subject to reasonable conditions. State ex rel.Howard v. Village Issuance of a permit by mistake does not prevent the city from enforcing the of Roseville,70 N.W.2d 404 ordinance once it is aware of the violation. The city can enforce the zoning (Minn.1955). ordinance and require the landowner to follow the ordinance without Snyder v.City of Minneapolis, incurring liability for any associated costs as a result of the mistake. 441 N W.2d 781(Minn. 1989). 15-20 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 15 Northpoint Plaza v.City of There is a constitutionally protected property interest in a conditional use Rochester,465 N.W.2d 686 permit and that interest runs with the land. (Minn.1991). - Conditional use permits issued for only a limited time and subject to renewal Minn.stat.§462.3597. may not be valid. Use of an interim use permit or a licensing ordinance in these situations, instead of issuing a limited time conditional use permit,may be appropriate. SuperAmerica Group,Inc.v. A conditional use permit may be denied only for reasons relating to public City of Little Canada,539 health, safety, and general welfare, or for incompatibility with a city's land N.W.2d 264(Minn.Ct.App. 1995). use plan--even if the zoning ordinance does not specify these reasons. Schwardt v.County of A court will review a decision on a condition use permit independently to see Watonwan,656 N.W.2d 383 whether there was a reasonable basis for the decision, or whether the decision (Minn.2003). was enacted unreasonably, arbitrarily or capriciously. A denial of a Yang v.County of carver,660 conditional use permit is arbitrary and capricious where the proposed use N.W.2d 828(Minn.Ct.App. meets the requirements specified by the relevant zoning ordinance and the 2003). reasons for the denial have no factual basis in the record. Once an applicant Citizen.:for a Balanced City v. meets the requirements for granting a conditional use permit, approval of a Plymouth Congregational Church,672 N.W.2d 13(Minn. permitted use follows as a matter of right. Ct.App 2003). • Sunrise Lake Assn v Chisago A conditional use permit may not be granted for a use prohibited in the CountyBd.of Comm'rs,633 Zoning district. N.W.2d 59(Minn.Ct.App. 2001). Citizens for a safe Grant v. Citizens may bring a lawsuit to enjoin a use when a governmental unit fails to Lone Oak Sportsmen's Club, enforce a conditional permit ordinance. 624 N.W.2d 796(Mum.Ct. App.2001). IX. Non-conforming uses SLS P'ship v.City of Apple Upon the creation of a zoning district, certain uses will be allowed and others Valley,511 N.W.2d 738(Minn. will be prohibited.Non-conforming uses are uses that were legally in effect 1994). prior to the creation of the zoning district and, in recognition of the landowner's property rights, are allowed to continue even though such uses are now prohibited. One reason for identifying non-conforming uses in a zoning ordinance is to secure the gradual or eventual elimination of non- conforming uses. Besides being allowed to remain in effect, non-conforming uses also escape requirements subsequently enacted, such as setback requirements. A zoning ordinance may be amended to identify new,non- conforming uses,thus making what was once a permitted use into a non- conforming use if there is a reasonable basis for this decision. ` HANDBOOK FOR MINNESOTA CITIES 15-21 1 This chapter last revised 12/15/2004 CHAPTER 15 • Amortization or phasing-out of nonconforming uses is now generally Minn.Stat.§462.357,subd.lc. prohibited in Minnesota. A municipality must not enact, amend or enforce an ordinance providing for the elimination or termination of a use by amortization for a use which use was lawful at the time of its inception. This Jake's,Ltd.,Inc.v.City of prohibition does not apply to adults-only bookstores, adults-only theaters or Coates,284 F.3d 884(8'°Cir. similar adults-only businesses, as defined by ordinance.Nor does it prohibit a 2002). municipality from enforcing an ordinance providing for the prevention or Minn.Stat.§462.357,suhd.Id. abatement of nuisances, or eliminating a use determined to be a public nuisance without payment of compensation. County of Freeborn v.Claussen, While nonconformities must be allowed to continue, a zoning ordinance may 295 Mum.96,203 N.W.2d 323 generally prohibit them from being expanded, extended or rebuilt, thereby (1972). placing restrictions and limitations on their ability to exist over time and making their eventual elimination more likely. But any such restrictions on nonconformities are specifically limited by state statute. Minn.Stat.§462.357,subd.1 e. Any nonconformities, including the lawful use or occupation of land or premises existing at the time of an amendment to the zoning ordinance,may be continued through repair,replacement,restoration,maintenance, improvement,but not including expansion,unless: (1)The nonconformity or occupancy is discontinued for a period of more than one year; or (2)Any nonconforming use is destroyed by fire or other peril to the extent of greater than 50 percent of its market value,and no building permit has been applied for within 180 days of when the property is damaged. In this case a municipality may impose reasonable conditions upon a building permit in order to mitigate any newly created impact on adjacent property. Mtnn.Stat.§462.357,subd. le. Any subsequent use or occupancy of the land or premises shall be a conforming use or occupancy. A municipality may,by ordinance,permit an expansion or impose reasonable regulations to prevent and abate nuisances and to protect the public health,welfare or safety. The statute does not prohibit a municipality from enforcing an ordinance that applies to adults- only bookstores,adults-only theaters or similar adults-only businesses, as defined by ordinance. Minn. Stat.§462.357,subd. If. Notwithstanding statutory restrictions on nonconformities,Minnesota Rules Minn.R.pts.6105.0351 to may allow for the continuation and improvement of substandard structures in 6105 0550. the Lower Saint Croix National Scenic Riverway. 15-22 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 15 Buss v Johnson,624 N.w.2d In determining whether a nonconforming building or structure has been 781 (Minn Ct.App.2001). destroyed to an extent of 50 percent or more of its market value, a reviewing Clear Channel Outdoor Adver., authority must consider the market value of the entire nonconforming use. Inc.v.City of St.Paul,675 The Minnesota Court of Appeals rejected a city's interpretation of an N.w.2d 343(Minn.Ct.App. ordinance prohibiting repair of a nonconforming sign to an extent greater 2ooa). than 51 percent of its replacement cost as applying when damage to the sign face alone exceeded 51 percent of the replacement cost of the sign face. The state statute on nonconformities supersedes any conflicting language in a zoning ordinance. X. The "takings" issue A. The general law U.S.Const.amend.V. Both the U.S. Constitution and the Minnesota Constitution forbid the taking Minn.const.art.l§3. of private property for public use without just compensation. Regulations-on property may be considered takings if the regulation goes too far. Pennsylvania Coal v.Mahon, 260 U.S.393,43 S.Ct.158 (1922). • In determining whether a regulation goes too far,the United States Supreme Court has recognized two distinct classes of regulatory takings: Lucas v South Carolina Coastal . Categorical takings, in which the regulation denies all economically Comm'n,505 U.S. 1003,112 S. beneficial or productive use of land. Ct.2886(1992). Penn Cent.Transp.Co.v.City . Case-specific regulatory takings,which involve consideration of the of New York,438 U.S.104,98 economic impact of the regulation,the interference with reasonable S.Ct.2646(1978). investment-backed expectations,and the character of the regulation. McShane v.City ofFairbault, a The Minnesota Supreme Court has recognized a third class of takings that 292 N.w.2d 253(Minn. 1980). may occur when the government adopts a land use regulation designed to Olsen v.City of Ironton,2001 benefit a specific public or governmental enterprise. If the regulation is WL 379010,CX-00-1 371 enacted for the benefit of a government enterprise(airport zoning, for (Minn.Ct.App.Apr. 17,2001). example),the government must compensate the landowners whose property has suffered a substantial and measurable decline in market value as a result of the regulations. HANDBOOK FOR MINNESOTA CITIES 15-23 This chapter last revised 12/15/2004 • CHAPTER 15 Alevizos y.Metropolitan When the government has taken property without formally using its eminent Airports Comm'n,298 Minn. domain powers,the property owner has a cause of action for inverse 471,216 N.W.2d 651 (1974). condemnation under the eminent domain laws. Grossman/n vs.v.State by Humphrey.571 N W.2d 47 (Minn.Ct.App.1997). , Minn.Stat.ch. 117. Northern States Power Co.y. Inverse condemnation is an action against a governmental defendant to Minnesota Metro.Council,684 N.W.2d 485(Minn.2004). recover the value of property that has been taken in fact by the government defendant, even though no formal exercise of the statutory power of eminent Johnson v.City (Minn. 2003). domain has been attempted by the taking agency. 667 N.W.2d 109(Minn.2003). , See past XIX-13 of this chapter for more on eminent domain. 42 U.S.C.§ 1983. Money damages may also be available under a claim that the taking violates a person's constitutional rights. Kotischadev.City of Rochester, Before bringing a takings clause claim in federal court, a property owner 319 F.3d 1038(319 F.3d 1038). must first attempt to obtain Just compensation through inverse condemnation procedures available in state courts. City of Monterey v.Del Monte The U.S. Supreme Court found that the city of Monterey, Calif., by imposing . Dunes at Monterey,527 U.S. more and more rigorous demands each of the five times it rejected 687, 119 S.Ct. 1624-(1999). applications to develop a parcel of land, committed a regulatory taking of the land without paying just compensation or providing an adequate post- deprivation remedy for the loss.The Court also determined it was appropriate for a jury to find that the city's denial of the final development plan was not reasonably related to legitimate public interests. The issue of when a jury is required in a takings case was raised in this case. Because of the extreme circumstances,the Supreme Court held that a jury was required. But it is clear that a jury is required only in cases where the facts and procedural posture are extreme. If the actions of the city in dealing with an applicant for a land use permit are so extreme that due process requires a jury to be appointed,the city should not expect the jury to be sympathetic to arguments that it acted reasonably. B. Zoning ordinances Los Angeles City Council v. Cities enact zoning ordinances based on their police powers that allow them Taxpayers for Vincent,466 U.S. to reasonably promote the public health, safety, morals, and welfare,which 789,104 S.Ct.2118(1984). may also include protecting the appearance of their community. Penn Cent.Transp.Co.v.City Generally, no taking occurs where the city's land use regulation is reasonably of New York 438 U.S.104,98 necessary to accomplish a legitimate government purpose. S Ct.2646(1978). 15-24 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 CHAPTER 15 J Palazzolo v.Rhode Island,533 A taking might occur even when a purchaser buys property and is aware of a U.S.606,121 S.Ct.2448 zoning ordinance that may restrict the intended use. However,background (2001). principles derived from state law may limit a claimant's property interest. First English Evangelical If a zoning or land use regulation is so restrictive as to deny property owners Lutheran Church v.Los Angeles reasonable use of their property,they may recover monetary damages for the County,482 U.S.304,107 S. Ct.2378(1987). period the restriction was in effect,regardless of the length of time. This action is referred to as a temporary taking. Tahoe-sierra Pres.Council,Inc. A temporary taking is in the nature of a regulatory taking in which courts will v. Tahoe Reg'l Planning look to the parcel as whole. There is no bright-line rule for regulatory Agency,535 U.S.302,122 S. Ct. 1465(2002). takings; rather, they must be evaluated on a case-by-case basis. Parranto Bros.,Inc.v City of Minnesota courts have ruled that in order for a taking to occur, the New Brighton,425 N.W.2d 585 application of a land use ordinance must deprive the owner of all reasonable (Minn.App.1985). use of the land.Where a legitimate governmental purpose exists and some economically viable use of the property exists, a taking will not be found. The court will look at the regulation's economic impact, the extent to which the landowner's investment-backed expectations have been diminished by the- regulation, and the general character of the regulation. • C. - Conditional use permits Hubbard Broad.v.City of According to the courts, denial of conditional or special use permits and Afton,323 N W.2d 757(Minn. building permits do not constitute an unconstitutional taking of property 1982). where reasonable uses remain. Nollan v.California Coastal No taking occurs where an"essential nexus"exists between a condition that Comm'n,483 U.S.825,107 S. is imposed on a development proposal and the burden on the local unit of Ct.3141(1987). government caused by such development. Dolan v.City of Tigard,512 Cities considering land use permit applications must prove that any U.S.374,114 S Ct.2309 conditions or requirements in the form of land dedications or easements are in (1994). "rough proportionality"to the impact of the proposed development in both nature and extent. The determination that conditions imposed or extractions required are roughly proportional to the impact of the proposal must be made in each individual case. At the very least, cities should give serious consideration to generically applied conditions or extractions, such as using a flat percentage fee or dollar amount for park dedication fees for each type of permissible use subject to variances for special circumstances for particular property. The generic condition, however, should be based on a study of the rough proportional impact of each type of use. r HANDBOOK FOR MINNESOTA CITIES 15-25 This chapter last revised 12/15/2004 Ci-v=15 Nolan v.California Coastal Requiring a property owner to grant a public easement across the beachfront Comm'n,483 U.S.825,107 S. of a lot,before the owner could receive a building permit,was a taking of a Ct.3141 (1987). g P g property interest for which the owner was constitutionally entitled to just compensation. D. Rezoning and failure to rezone DeCook v.City of Rochester, Rezoning of property does not constitute a taking since a land use regulation 1998 WL 73050,C8-97-1518 constitutes a compensable taking only if it deprives the landowner of all (Minn Ct.App.Feb.24,1998). reasonable use of the property. If an economically viable use. of the land remains after the rezoning,there is no taking. DeCook v.Cifv of Rochester, A rezoning of land from residential to industrial, if in conformity with the 1998 WL 73050,C8-97-1518 comprehensive plan and a substantial value remains in the use of the land asn (M App.Feb.24,1998). industrial space,is not a taking that must be compensated. E. Nuisances Lucas v.South Carolina Coastal A narrow exception has been carved out with respect to regulations Comm'n,505 U.S.1003,112 S. prohibiting something that would have been prohibited by the state's property Ct.2886(1992). or nuisance laws. See City of Minneapolis i% • Meldahl,607 N.W.2d 168 (Minn.Ct.App.2000) (hazardous building). F. Access Crossman Invs.v.State by Property owners have a right of reasonably convenient and suitable access to Humphrey,571 N.W.2d 47 their property.Y• Depriving a property Yowner of reasonably convenient and(Minn.Ct.App. 1997). suitable access from a street or highway may be an inverse condemnation. Kick's Liquor Store v.City of Minneapolis,587 N.W.2d.57 (1998). Dale Properties,LLC v State, A property owner who retained direct access to traffic in one direction,but 638 N.W.2d 763(Minn 2002). lost it in the other direction due to closure of a median crossover,retained reasonable access as a matter of law; thus, the closure of median crossover, which allegedly reduced value of property,was a noncompensable exercise of state's police power. 15-26 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/15/2004 •++ CHAPTER 15 XI. Subdivision regulation Subdivision regulation is another effective way to implement a comprehensive plan. Such regulation can promote adequate street and utility systems, create desirable population distribution, and support the necessary open space for light, air, health, and recreation. To be most effective, a city must regulate new building developments at the time it subdivides or plats land. Minn.Stat.§462.358. Municipalities have the authority to regulate subdivisions of land to protect the general welfare; encourage orderly development;provide for affordable housing; and facilitate the adequate provision of transportation,sewer and water, stormwater drainage, schools,parks, and other public services. Subdivision regulations govern the size, location, grading improvements, and similar matters when a tract of land under single ownership is divided into two or more lots when the creation of streets and other utilities to service future development is necessary. Subdivision regulations must require that future development be consistent with zoning ordinances and may require consistency with the comprehensive plan. • Minn.Stat.ch.505. State law describes the platting process. When cities approve a subdivision, they are approving the preliminary and final plats for that subdivision, and the platting laws are followed as well as the subdivision law. Minn Stat.§505.03. Councils have statutory authority to approve subdivision plats.All plats must receive approval prior to recording them with the county recorder or registrar of titles. Prior to approval, the council may employ qualified people to check and verify the plat to determine its suitability from a community-planning standpoint. The council may require the subdivider to pay for the costs associated with this verification process. Minn.Stat.§462.358,subd.2b. The Municipal Planning Act sets platting regulations,which the council may adopt. A city may condition subdivision approval upon the dedication of a "reasonable portion"of the subdivision for public streets, sewer, electric, gas, drainage, and water facilities. Another option is for the city to require a payment in lieu of such dedication. The payment would be a cash equivalent for parks, open space,or wetlands. 1 HANDBOOK FOR MINNESOTA CITIES 15-27 This chapter last revised 12/15/2004 CHAPTER 15 • Collis v.City of Bloomington, Traditionally,dedications of land in Minnesota were upheld if a reasonable 310 Minn.5,246 N.W.2d 19 relationship existed between the need for the land and the proposed (1976). development.Usually,this meant the city would have to show the land was needed because of the population increase brought about by the subdivision. As discussed in the previous section, dedications are now subject to scrutiny under the rough proportionality test formulated by the U.S. Supreme Court in the Nollan case. Cities should continue to give careful consideration to the conditions placed in subdivisions. Minn.Stat.§462 358,subd.2b. Requiring an equivalent amount in cash,based on the fair market value of the undeveloped land, is also permitted. Any payments the city receives must be deposited into a special fund to acquire land for parks,playgrounds,public open space, stormwater holding areas or ponds, developments or existing areas, and debt retirement for any land previously acquired by the city for such public purposes. Minn Stat.§462.358,subd.2b. Fees paid in lieu of dedication of land under a subdivision regulation must not be used for ongoing operation or maintenance. The basis for calculating the amount to be dedicated or preserved must-be established by ordinance or pursuant to the statutory procedures for adopting a land use fee schedule. Minn.Stat.§462.358,subd.2c. There must be an essential nexus between fees or dedication and the municipal purpose to be achieved by the fee or dedication. The fee or dedication must bear rough proportionality to the need created by the . proposed subdivision. Crystal Green v.City of Crystal, Cities may choose to adopt additional regulations necessary to ensure a 491 N.w.za 19(Minn.Ct.App. 1988). harmonious process in the development of subdivisions. Once a plat has been recorded, a developer cannot challenge the conditions that have been Minn.stat.§462.358.subd.3a. attached. If a subdivision will create five or more lots of two-and-a-half acres or less,the regulations must require that they be platted. Subdivision regulations must address procedural matters, such as what is required in an application, the preliminary and final review process,the approval/disapproval process, and coordination with other affected political subdivisions and state agencies. Flexibility is allowed in the administration of the preliminary and final review process, and in the approval/disapproval process. For example,the subdivision regulations may consolidate the procedures. The review process may be delegated to the planning agency,but the council is responsible for final approval or disapproval. Prior to any subdivision, a public hearing is required and any interested person must be given the opportunity to make a presentation.Notice of the hearing must be published in the official newspaper at least 10 days prior to the hearing date. 15-28 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 •l CHAPTER 15 Minn.Stat.§462.358,subd.2b. In order to avoid the legal difficulties inherent in making special assessments, Ruzic v.City of Eden Prairie, cities should require the subdivider install all improvement to the council's 479 r1.w.2d 417(Minn.Ct. approval of the plat. The city may also enter into a development agreement App. 1991). with the developer,requiring the developer pay the special assessments if the city puts in the improvements. A. Review of proposed subdivisions An important part of any subdivision ordinance is the procedure for reviewing proposed subdivisions. The procedures should include the following steps: Pre-application meeting. City officials should meet with the subdivider to discuss applicable regulations, giving positive guidance and enough freedom to help build the community. Preliminary plat.Following the pre-application meeting,the subdivider should prepare a preliminary map or plat of the proposed subdivision. The map should include the location and approximate dimensions of the lots,easements, streets,public utilities, and other public lands on and adjacent to the tract.This preliminary plat should go to the planning agency or commission with all the specific information about the proposal.Before making a decision, the agency should solicit comments and recommendations from other interested groups and individuals, and hold a public hearing on the matter. The council should review the agency's findings and actions. The time restrictions in the statute should be followed. Minn.Stat.§505.03,subd.2. a Referral to county engineer or state department of transportation.At least 30 days prior to taking final action on a preliminary plat, the proposed preliminary plat must be presented to the commissioner of Transportation, if the plat includes or borders on a trunk highway. Within five days after receiving the preliminary plat, the city must submit it to the county engineer,if the plat includes or borders on an existing or proposed county road. The commissioner of Transportation and the county engineer must report any comments and recommendations to the city within 30 days. Counties are required to adopt guidelines for review by the county engineer.No preliminary plat may be approved until these comments and recommendations are received and considered. This requirement does not extend the timelines under the planning act or the 60-day rule,if it applies to preliminary plat approval. Within 10 days after approval of the preliminary plat, notice explaining how the comments and recommendations have been met must be sent to the commissioner or the county board. 1 HANDBOOK FOR MINNESOTA CITIES 15-29 This chapter last revised 12/15/2004 CHAPTER 15 • Final plat The planning agency should review the final proposed plat to determine its conformance with the approved preliminary plat. Following a public hearing, the council should review the entire project, including plans and specifications. The city may require a contract with the subdivider to ensure compliance with all necessary arrangements. The council should accept the final plat by resolution, and file it with the county recorder or registrar of titles. The city must file resolutions approving plats that border another city with the governing body of the other city. Minn.Stat.§462.358,sued.3b. A subdivision application must receive preliminary approval or disapproval within 120 days of its delivery,unless the applicant agrees to an extension. If no action is taken,the application will be deemed approved after this time period. P7Z,LCC v.Chisago County A county board of commissioners could not deny a developer's application Bd.ofComm'rs,656 N.W.2d for preliminary plat approval based on the comprehensive plan as the plan 567(Minn.2003). served only as advisory guide for future development. Semler Constr.,Inc.v.City of After a plat is preliminarily approved,the city cannot require any further Hanover,667 N.W.2d 457 significant changes. An interim ordinance or moratorium cannot prevent final (Minn.Ct.App.2003). approval of a subdivision application that has been given preliminary Minn Stat.§462.355.subd 4. approval. . Minn.Stat.§462 358,subd.3b. Upon receiving preliminary approval,the applicant may request final approval,which the city is required to certify within 60 days as long as the applicant has met all necessary requirements and complied with any conditions.An applicant may demand the execution of a certificate of final approval where the requirement and conditions have been satisfied. After final approval has been received, a subdivision may be filed or recorded. West Circle Properties LLC v. The county recorder may refuse to file the plat if it has not been approved by Hall,634 N.W.2d 238(Minn. the city council. Ct.App 2001). Minn.Stat.§462.358,subd.3c. After a subdivision has been approved, for one year after preliminary approval and two years after final approval, an amendment to the comprehensive plan or to the zoning ordinances will not apply to or affect the subdivision with regard to use,density,lot size, lot layout, or dedication or platting--unless the municipality and the subdivider agree otherwise. Minn.Stat.§462.358,subd.6. Variances to subdivision regulations may be allowed,but only on the grounds Nolan v.City ofEden Prairie, specifically identified in the subdivision regulations. 610 N.W.2d 697(Minn.Ct. App.2000). 15-30 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/15/2004 •l CHAPTER 15 B. Extra-territorial subdivision regulation Minn.Stat.§462.358,subd 1a. .As discussed with regard to zoning, cities may,by resolution, extend their See A.G.Op.59-A-32(Aug. 18, subdivision regulations to unincorporated territory located within two miles 1995). of its boundaries in any direction, except for a town that has adopted subdivision regulations. If two or more non-contiguous cities have boundaries less than four miles apart, each may control the subdivision of land at equal distance from its boundaries within this area. Enforcement procedures are the same as if the regulation occurred inside the city's boundaries. The enforcement authority continues until the county or town board adopts comprehensive regulations that encompass the unincorporated territory. Minn.scat §462.358. Another option is available with regard to regulation in these unincorporated areas.Upon the request of a city, county or the adjacent town,the involved parties must set up a board to exercise planning and land use control authority in those areas within two miles of the corporate limits of the city. The board must have an equal number of members from the city, county, and town appointed by their respective governing bodies. Minn.Stat.§§462.351 to This board serves as a governing body,having all of the authority provided in • 462.364. the Planning Act and a board of adjustments and appeals with respect to land use issues in the unincorporated areas.Additionally,the board has the authority to adopt and enforce the uniform fire code within its jurisdiction. Unless the parties agree to an alternative arrangement,the city is required to provide staff for the preparation and administration of land use controls. XII. The official map Minn.stat §462.359. As a planning tool, official maps ensure that land the city needs for street widening, street extensions, future streets, and other public purposes will be available at basic land prices. To accomplish this, cities have authority to adopt official maps that lay out new streets across unplatted territory, showing future widening or extensions of existing streets and other public uses. While the planning agency or commission can prepare the map, the council must approve the map before it has any legal effect. Land use permits can ensure compliance with official maps. HANDBOOK FOR MINNESOTA CITES 15-31 This chapter last revised 12/15/2004 CHAPTER 15 • The city's land use ordinance should require prospective builders to furnish a plan showing the location of their property with reference to the nearest existing streets and property lines in order to meet set-back requirements. If any proposed building would encroach on land the city reserves for public purposes,the council should deny the permit. If the council denies the permit, the applicant must have an opportunity to appeal the board of adjustments and appeals. After the appeal and a public hearing, the board must grant a permit only if it finds that the entire property cannot yield a reasonable return to the owner, unless the city allows the building. After balancing the integrity of the official map and other city plans with the interest of the property owner, considerations indicate the permit should be granted. Minn.Stat.§462.359,subd.4. If the board grants the permit, it must specify the exact location,ground area, height, and all other details of the building in question. If the board grants the permit,the council has six months to acquire the affected property. If the council does not act within six months,the permit shall be issued provided the application complies with all other ordinances. Minn.Stat.§462.359,subd.3. Official maps do not give a city any right to acquire the areas reserved on the map without payment of compensation. When the city is ready to proceed • with the opening of a mapped street, or the widening and extension of existing mapped streets, it still must acquire the property by gift,purchase, or condemnation. It need not,however,pay for any building or other improvement erected on the land without a permit or in violation of the conditions of the permit. In re Lgfqvette Dev.Corp.,567 When a city accepts dedication of a roadway designated in its official map, N.W.2d 743(Minn.Ct.App. and the roadway is used before and after the dedication,the city forgoes the 1997),aff'd,567 N.W.2d 740 (Minn.1988). discretion to refuse use or maintenance of the roadway.No resolution or ceremony is necessary to signify the road is open. Minn.Stat.§462.359,subd.2. A. Procedural steps in adopting an official map • The planning agency or commission prepares and adopts a major thoroughfare plan and community facilitates plan as part of the comprehensive plan. • The agency prepares an official map and recommendations to the council. • The council holds a public hearing after 10 days published notice in the official newspaper. 15-32 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 15 • The council adopts the map by ordinance. • The city files the ordinance and the official map with the county recorder. An official map may show purposes for future streets and sites for other necessary public facilities and services. The purpose of the map is to permit both private and public property owners to adjust building plans equitably and conveniently before investments are made. After a major thoroughfare plan and facilities are prepared by the planning agency and recommended to the council,the agency may prepare and recommend the official map. Following the adoption and filing of an official map,the issuance of building permits are subject to its provisions. If any building is built without a building permit or in violation of permit conditions, a municipality does not have to compensate a landowner whose building may be destroyed if a street is widened. In other words, while the official map does not give any interest in land, it does authorize the municipality to acquire such interests in the future without having to pay compensation for buildings that are erected. The board of adjustments and appeals is authorized to grant a building permit upon finding that the entire property cannot otherwise yield a reasonable return to the landowner and that a balancing of interests requires granting the permit. XIII. Interim uses Minn.stat.§462.3597. An interim use is a temporary use of property until a certain date or until the use is no longer permitted. Authority for an interim use is found in the zoning ordinances where conditions for the use are also specified. Typically,the conditions will require the use to conform with the zoning code, a termination date is certain,no additional costs to the public will be incurred, and the user agrees to additional,reasonable conditions imposed by the council. Minn Stat.§462.355,subd 4. If a study is being conducted or has been authorized,if a hearing has been held or is scheduled for the purpose of considering adoption or amendment of a comprehensive plan or zoning amendment, or if an annexation has occurred,the council may adopt an interim ordinance to protect the planning process that regulates,restricts or prohibits any use,_development or subdivision for a period not to exceed one year from the date it is effective. HANDBOOK FOR MINNESOTA CITIES 15-33 This chapter last revised 12/15/2004 CHAPTER 15 • An interim ordinance or moratorium may not delay or prohibit a subdivision Semler Constr.,Inc.v.City of that has been given preliminary approval, nor extend the time for action Hanover,667 N.W.2d 457 under the 60-day rule with respect to any application filed prior to the (Minn.Ct.App.2003). effective date of the interim ordinance.An interim ordinance applicable to an area affected by a city's master plan for municipal airport may be extended for up to 18 additional months where the Minnesota Department of Minn Stat.§462.355,sand.4. Transportation has requested a city to review its master plan for a municipal airport prior to Aug. 1, 2004. Minn.Stat.§462.355,subd. In other cases, after a public hearing and written findings, an interim 4(l),(2). ordinance may be extended for up to an additional 120 days following the receipt of a required agency approval or review required by law, or the completion of any other process required law,when not received or completed at least 30 days before expiration of the interim ordinance. The ordinance may not be so extended more than an additional 18 months. Minn.Stat.§462.355,subd. After a public hearing and written findings, an interim ordinance may be 4(3). extended up to an additional year if the city has not adopted a comprehensive plan at the time the interim ordinance is enacted. Minn.stat.§462.355,subd.4. A public hearing on interim ordinance extension must be held at least 15 days,but not more than 30 days before the expiration of the interim ordinance; notice of the hearing must be published at least 10 days before the • hearing. Duncanson v.Board of No notice is generally necessary before an interim ordinance is enacted, Supervisors,551 N W.2d 248 although cities may be well-advised to provide notice and hearing procedures (Minn.Ct.App 1996). - as used for other land use matters. Woodbury Place Partners v. According to the Minnesota Court of Appeals,the use of an interim Woodbury,492 N.W.2d 258 ordinance prohibiting or limiting use of land is generally not compensable if (Minn.Ct.App.1993). there is a valid purpose for the interim regulation. In evaluating whether an Tahoe-Sierra Pres.Council,Inc. interim ordinance is a temporary taking in the nature of a regulatory taking, v Tahoe Reg'!Planning courts will look to the parcel as whole. There is no bright-line rule for Agency,S35 U S.302,122 S. p Ct. 1465(2002). regulatory takings; rather,they must be evaluated on a case-by-case basis. XIV. File certified copies with county recorder Minn.Stat.§462.3595. Cities are required to file certified copies of all zoning ordinances, Minn.Stat.§462.36. subdivision regulations, amendments,official maps, conditional use permits, and variances with the county recorder or register of titles. All of the documents must include the legal description of the property to which they apply. 15-34 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 •` CHAPTER 15 - J The filing requirement is intended to provide prospective buyers with notice of existing land use restrictions on a particular parcel of property. XV. Enforcement City of Hibbing v.Baratta,620 Violations of land use ordinances are misdemeanors or petty misdemeanors, NI.W.2d 58(Minn.Ct.App. as specified in the ordinance. A city may also seek assistance from the courts 2000). to enforce an ordinance through an injunction or to remove a building or Citizens far a safe Grant v, structure built without the proper permits. Citizens may also go to court to Lone Oak Sportsmen's Club, enforce a city's land use ordinances. Or, a citizen could bring a timely lawsuit 624 N.W.2d 796(Minn.Ct. App.2001). to force the city to enforce its zoning ordinance. Bateman v. City of La Crescent, 2000 WL 979105,C5-99-1979 (Minn Ct.App.Jul. 18,2000). State v.Dorn, 1999 WL 153792, If provided by an ordinance, each day a violation continues to exist may be a C6-98-2001(Minn.Ct.App separate offense. Mar,23,1999). Care should be taken when gathering evidence of an ordinance violation.The zoning administrator or other city official should not go onto private property without permission of the owner or occupant or, if permission is denied, • without a search warrant. Planning&Zoning Comm'n of A claim that a city is selectively enforcing a land use ordinance must be Bemidji Township v.Schneider, based upon impermissible considerations as race,religion or the desire to C:0-99-2067(Minn.Ct App. Jun,13,2000). prevent the exercise of a constitutional right. An individual may make a claim for selective enforcement. Village of Willowbrook v. Olech,582 U.S 562,120 S Ct. 1073(2000). XVI. Judicial review and making a record Swanson v.City of Bloomington, To avoid or minimize the costly expenses of litigation, cities should always 421 N.W.2d 307(Minn.1988). keep an accurate record of meetings, including any evidence presented,make findings contemporaneously with any actions taken, and provide an opportunity for interested parties to speak. The findings of fact should be based on the record and discuss the legal standards from the city's ordinances.The findings of fact show the council fulfilled its role as judge, and justifies the decision in regard to the law and facts. The council must not base its decision solely on neighborhood support or opposition. If these steps are followed,the city should have a clear and complete record that generally limits the court's review of the city's record and eliminates the need for additional evidence at trial. HANDBOOK FOR MINNESOTA CrrIES 15-35 This chapter last revised 12/15/2004 CHAPTER 15 • Pelican Lake Prop.Owners A city that does not follow the procedures in its own land use ordinances will Assn v. County of Crow Wing, 1999 WL 618232,C5-98-1549 have its decisions reversed by a court. (Minn.Ct App.Aug.17,1999). Minn.stat.§462.361. District court review is available,but an exhaustion of the remedies provided Stansel!v City of Northfield, by ordinance is first required. A person suing to challenge a city's land use 618 N.W.2d 814(Minn.Ct. actions when the action adversely operates on the person's rights of property App 2000). or bears directly upon the person's personal interest. Specific injuries must be alleged. .Sunrise lake Assn v.Chisago The general standard for review in all land use decisions is whether the County Bd.of Commis,633 council's action was reasonable and rationally based. If the city neglects to N.W.2d 59(Minn Ct App. 2001). state reasons for an action taken on the record,the city's action is presumed BECA of Alexandria LLP v. arbitrary and unreasonable. Similarly, if the record contains no findings by Countv of Douglas LY rel Bd.of the council,the burden of proof shifts to the city to show its actions were Comm'rs,607 N.W.2d 459 reasonable. Findings adopted within a reasonable time are sufficient. For (Minn.Ct.App.2000). example,in complex matters where additional time is required,findings In re Livingood,594 N.W.2d adopted at a subsequent council meeting may be appropriate, if adopted 889(Minn.1999). within the 60-day time period as required by the 60-day rule. Findings must Hurrle v.County of Sherburne, be legally sufficient and factually supported. 594 N W.2d 246,(Minn.Ct. App. 1999). R.A.Putnam &Assocs.v.City • of Mendota Heights,510 N.W.2d 264(Minn.Ct.App. 1994) C.R.Invs.,Inc.v. Village of Shoreview,304 N.W.2d 320 (Minn. 1981). Honn v.City of Coon Rapids, 313 N.W.2d 409(Minn.1981). Zylka v.City of Crystal,283 Minn. 192, 167 N.W.2d 45 (1969). Minn.Stat.§15.99. Kreuz v.St.Louis County When explicit findings as to why a decision are made,the courts respect the Planning&Zoning Comm'n, broad discretion cities have to make routine municipal decisions and will 1996 WL 469486,C8-96-150 p (Minn Ct App.Aug.20,1996). likely determine the decision is not arbitrary and capricious. 15-36 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 •}} CHAPTER 15 -- J XVII. Fees Minn.Stat.§462.353,subd. A city may prescribe land use fees under the Municipal Planning Act 4(a). sufficient to defray the costs incurred by the city in reviewing, investigating, and administering an application for an amendment to an official control, or an application for a permit or other approval required under an official control. Fees are required by law to be fair,reasonable,and proportionate and have a nexus to the actual cost of the service for which the fee is imposed. All Minn.Stat.§462.353,subd. cities are required to adopt management and accounting procedures to ensure 4(b). fees are maintained and used only for the purpose for which they are collected. Upon request, a city must explain the basis of its fees. Minn.Stat.§462.353,subd. If a dispute arises over a specific fee imposed by a city related to a specific 4(d). application,the person aggrieved by the fee may appeal to district court Minn.stat.§462.361. provided the appeal is brought within 60 days after approval of application and deposit of the fee into escrow. An approved application may proceed as if the fee had been paid,pending a decision on the appeal. lvtinn stat §462.353,subd. A city cannot condition the approval of a proposed subdivision or 4(d). development on an agreement to waive the right to challenge the validity of a • fee. However, a city may condition the approval of any proposed subdivision or development on a waiver agreement regarding costs associated with municipally-installed improvements. Generally, cities must adopt fees by ordinance. However,there is a statutory Minn.stat.§462 353,subd. exception to this general requirement. The exception authorizes cities that 4(a). collect an annual cumulative total of$5,000 or less of land use fees to simply refer to a fee schedule in the ordinance that governs the official control or permit. These cities are authorized to adopt a fee schedule by ordinance or by resolution, either annually or more frequently, after providing notice and holding a public hearing.Notice must be published at least 10 days before the public hearing.The exception also authorizes cities that collect an annual cumulative total in excess of$5,000 of land use fees to adopt a fee schedule if they wish,but they may only do so by ordinance, after following the same notice and hearing procedures. Minn.stat.§462.353,suhd. January 1 is set by statute as the standard effective date for changes to fee 4(c). ordinances,but a city may set a different effective date as long as the new fee ordinance does not apply to a project for which application for final approval was submitted before the ordinance was adopted. l HANDBOOK FOR MINNESOTA CMES 15-37 This chapter last revised 12/15/2004 CHAPTER]5 • Minn.Stat.§462.358,s„bd.2b. Fees paid in lieu of dedication of land under a subdivision regulation must not be used for ongoing operation or maintenance. The basis for calculating the amount to be dedicated or preserved must be established by ordinance or pursuant to the statutory procedures for adopting a land use fee schedule. Minn.Stat.§462.358,subd.2c. There must be an essential nexus between fees or dedication and the municipal purpose to be achieved by the fee or dedication. The fee or dedication must bear rough proportionality to the need created by the proposed subdivision. Minn.stat.§16a.685. Cities must report annually to the Department of Administration all construction'and development-related fees collected,information on the number and valuation of the units for which fees were paid,the amount of permit fees,plan review fees, administrative fees, engineering fees, infrastructure fees, other related fees, and the expenses associated with the municipal activities for which the fees were collected. Although this requirement applies primarily to building permit fees,it also includes certain land use fees. Cities that collect$5,000 or less in fees are exempt from this filing requirement. XVIII. Citizen opposition Minn stat.ch.554. While anyone can speak at the public hearing on a land use issue,there is a • new cause of action that discourages public testimony, called tortious interference with economic relations or strategic lawsuits against public participation(SLAPs). While Minnesota law seems to protect those who testify at public hearings on land use matters from these type of lawsuits (unless their conduct or speech constitutes a separate violation of law or constitutional rights),threats of being sued may discourage persons who wish to oppose a land use from testifying. SuperAmerica Group,Inc.v. Councils should avoid making a decision on a land use issue based on citizen City of Little Canada,539 opposition alone. Citizens should be encouraged to present facts and evidence N.W.2d 264(Minn.Ct.App 1995). that supports their opposition to a land use,rather than just stating an objection. A decision-making body cannot use vague and speculative 566 N v. of Wage Pani opinions and unsubstantiated concerns as the basis for a decision. Expert 566 .W.2d 2d 349(Minn Ct. p 1� App 1997). testimony supporting the citizens' point of view may not be necessary if there is a factual basis for the opposition. 15-38 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 15 XIX. Real estate acquisitions, sales, and other dispositions Minn.stat.§412.211. Statutory cities are authorized to acquire real and personal property within or See League research memo outside their corporate limits by purchase, gift, devise, condemnation, lease, Purchase and Sale of Real or otherwise.The law permitting the conveyance of tax-forfeited land to a Property(470a). city may also be used to acquire land for community development programs. Minn.stat.§412.211. Statutory cities are free to hold,manage, control, sell, convey, lease, or otherwise dispose of real and personal property as required by the city's interest. Minn.Stat.§465.035. With the council's authorization,no consideration is required when a city conveys land for the public use to another public corporation,any governmental subdivision, or the Minnesota Armory Building Commission. Minn stat §412.211. Special problems arise in conveying lands held in trust for some specified public purpose.Usually a statute or charter is necessary to enable a city to alienate lands it holds in trust and uses for a specific purpose. Headley v City of Northfield, For example, if a city has dedicated land for a public purpose, such as a park 227 Minn.458,35 N.W.2d 606 or square, the city corporation holds the property in trust for the public and (1949). has no power to divert the lands from the uses and purposes of its original Kronshnabel v.City of St.Paul, dedication. The land can be used only for the purposes for which it is 272 Minn.256,137 N W.2d 200 dedicated and cannot be sold. (1965). City of Zumbrota v.Stafford Western Emigration Co.,290 N.W.2d 621(Minn.1980) McQuillin,Municipal Corporations§28.38. Ag.Op.460-A-15(Nov.20, Thus, it is important for cities to examine the specific language of a deed that 1969). restricts the purposes of the land to determine if the deed created a trust. If a trust is created and the city sells the land,the buyer's ownership interest will terminate if the land ceases to be used for the purpose identified in the deed. Minn.Stat.§541.023. A city's power to convey land that is limited to a particular purpose is a Minn.Scat.§500.20. complicated legal consideration. The council should seek the advice of its city attorney prior to authorizing any sale or disposition of the property. Witchelman v.Messner,250 Minn.88,83 N.W.2d 800 (1957). Witzig v.Phillips,274 Minn. 406,144 N.W.2d 266(1966). • IHANDBOOK FOR MINNESOTA CITIES 15-39 This chapter last revised 12/15/2004 CHAPTER 15 • A.G.Op.469-A-15(May 15, Unless a bond issue is involved in a real property purchase,the council has 1967). complete discretion in decisions involving the purchase of real property. The statutes do not require the council to submit the question to voters. Cities may use contracts for deed for both buying and selling real property. A. Vacating publicly-owned utility easements and land dedicated to streets and alleys Minn.Stat.§412.851. Statutory cities and home rule cities of the third and fourth class may Minn.stat.§440.13. abandon ownership or control over all or any part of land they have set aside, dedicated, or used as streets or alleys. In statutory cities, the resolution Minn.stat.§4ao.tis. ordering the vacation must pass by a four-fifths vote of all the members of the Minn.stat.§505,14. council. Vacation is a legislative act, and the city has wide discretion. The Sampson Properties LP v.City city must have a rational basis for denying a petition to vacate,however. of Mendota Heights,2000 wti Vacating a street or alley must be in the public interest. 53385,C9-99-1015(Minn.Ct. App.Jan.25,2000). Hoskin i,.City of Eagan,632 N.W.2d 256(Minn Ct.App 2001). • Minn.Stat.§412.851. When a resolution vacating a street or other public grounds is passed by a Minn.stat.§440.13. statutory city a notice of its passage must be filed with the county recorder. When a resolution is passed by a home rule charter city of the third class, a Minn.Stat.§aao 13s. copy of the resolution must be submitted to the county recorder. There seems to be no similar requirement when a resolution is passed by a home rule charter city of the fourth class. Minn Stat.§462.358,subd.7. A statutory city may also vacate any publicly-owned utility easement or boulevard reserve in the same way streets or alleys are vacated by the type of city involved. The steps for a statutory city to vacate a street or alley are as follows: • The council may initiate the action by resolution or a majority of property owners who abut the land to be vacated may petition for this action. Such petitions probably need signatures from a majority of landowners and from the owners of at least 50 percent of the land area. • The council must hold a public hearing on the proposal, following two weeks published and posted notice. The city must provide written notice to each affected property owner at least 10 days before the hearing. • If the land to be vacated abuts or terminates on any public water, the city must give written notice to the commissioner of Natural Resources. 15-40 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CI[ArTER 15 Krebs v Town of N.Beltrami . If,after completing the above steps,the council decides the action is in County,213 Minn.344,6 the public interest, it may vacate the land by passing a resolution. N.W.2d 803(1942). Vacating a street or alley must be in the public interest. See also,13A Dunnell Minn. Digest Municipal Corporations §58.01. After adopting the resolution,the clerk must prepare and present to the county auditor and the county recorder a notice that the council has completed the vacation proceedings. A.G.Op.59-A-53(Jan. 13, When a city lawfully vacates a street,the owner of the abutting property 1977). holds title to the land in the former street(presumably to the centerline) free of easements either in favor of the public or owners of other property abutting Minn.stat.§160.29. on the street. Cities may specify the extent to which a proposed vacation affects existing utility easements,including the right to maintain and continue utility easements. If the city actually owns the dedicated street,the resolution vacating the street does not divest the city of its rights to the property. It still may dispose of the property on which the street was located. It is unusual that a city would own a street; a city does not gain ownership by plat dedication. In re Hull,163 Minn.439,204 An abutting property owner who suffers peculiar damages from the vacation • N.W.534(1925). of the street may be entitled to compensation, but not if the only complaint is that the person must travel further or over a poorer road when going to and from the property. Minn.Scat.§505.14. For streets in private and in certain platted territories,there is also a district In re Verbick,607 N.W.2d 148 court procedure for vacation. The street may be vacated only if it is useless (Minn Ct.App.2000). for its original purpose.The courts broadly construe the terms"useless" and "purpose."Merely showing the street is not presently used is insufficient to show uselessness. Before a court may grant an application,the mayor of the city must receive personal notification of the application at least 10 days before the court intends to hear the application. B. Eminent domain Minn.Stat.§465 01. All cities have the authority to take private property for public use as long as Minn.Stat.§ 117.011. they pay the landowner reasonable compensation. This occurs through a process referred to as eminent domain dr condemnation. All cities must use Minn.stat.ch 117. the process of condemnation found in state law.The property need not be City of Shakopee v.Clark,295 situated within the city's corporate limits. If another public body holds the N W.2d 495(Minn. 1980). property,the city must show a strong necessity for the condemnation. School Dist.No.40 v.Bolstad, 121 Minn.376,141 N.W.801 (1913). • HANDBOOK FOR MINNESOTA CITIES 15-41 This chapter last revised 12/15/2004 ' CHAPTER 15 • Essentially,as long as a public purpose exists and the landowner is paid the value of the property fixed in Minnesota by court-appointed commissioners, a city is allowed to acquire property against the will of the landowner. However, it should be clear that a city might not always have the right to institute eminent domain proceedings upon a landowner's mere refusal to sell. Regents of the Univ.of Minn.v. For example,a public body may not acquire property for speculative future Chicago&N W.Transp.Co., use by condemnation. The condemning authority must establish that it 552 N W.2d 578(Minn.C1. App. 1996). intends to use the property for a particular, identified public purpose within a reasonable time. County of Stearns v. Voller,584 The courts give great weight to a condemning authority's decision,which N.W.2d.800(Minn Ct App. will be overturned only if it is arbitrary or unreasonable, or if the evidence Oct. 19,1998). �' against the necessity or public use is overwhelming. If the proposed taking is reasonably necessary or convenient for the furtherance of a proper purpose,it will be upheld. The city does not have to show absolute necessity to acquire the property in order to take property by condemnation. Showing reasonable necessity or convenience for public use is sufficient,unless the condemnation action is between two condemning authorities and the land in question is already dedicated to a public purpose. Minn.stat.cit. 117. To acquire property by eminent domain, cities must follow the procedure in • the comprehensive eminent domain statute.Under that law, the council typically begins proceedings by passing a resolution. The city must then file a petition with the district court stating the proposed public purpose. If the court determines the purpose is an authorized public purpose,it appoints commissioners to appraise the landowner's damages. The parties may appeal the commissioners' appraisal. Minn.stat.§ 117.036. When seeking to acquire property for transportation purposes,the acquiring authority must obtain at least one appraisal and share appraisal information with the property owner before submitting an eminent domain petition to the courts. The acquiring authority must negotiate in good faith for direct purchase before using eminent domain. Minn.stat.§ 117.016. When one city needs part of a tract of land for a public purpose and another city needs other parts for a public purpose,they may enter into an agreement for joint acquisition of the land by eminent domain. Town oJFavaI v.Citv of A township does not have the express or implied statutory authority to (MinEvelethn Ct87 N.W 99)24 ccondemn a municipality's property that is devoted to public use. 15-42 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 15 - —1 In re Minneapolis Cmty.Det. property may be condemned for use by a private interest, including a retail Agency,582 N.W.2d 596(Minn. store,parking, and an office complex. The court will apply the same degree Ct.App 1998). of scrutiny over this type of condemnation that it applies to taking property for a purely public use. The court will look for some evidence in the record that the taking serves a public purpose. Housing&Redevelopntent Auth. Even though a public entity,using its eminent domain powers,turns over ex rel.City of Richfield v. parcels to a private entity for use by that private entity,the condemnation Walser Auto Sales,Inc.,630 N.W.2d 662(Minn.Ct.App. Will, nevertheless,be constitutional if a public purpose is furthered by such a 2001),ajfd,641 N.W.2d 885 transfer of land. If it appears that the record contains some evidence that the (Minn.2002). taking serves a public purpose,however informal,there is nothing left for the courts to pass upon. Absolute necessity is not required for a finding of "public purpose"for a condemnation; rather, it is enough to find that the proposed taking is reasonably necessary or convenient for the furtherance of a proper purpose. Housing&Redevelopment Auth. An appeal of a public purpose challenge to a taking does not become moot ex ret.City gfRichfield v. merely by virtue of title in the property transferring to the party exercising the Walser Auto Sales,Inc.,641 N.W.2d 885(Minn.2002). taking. A public purpose challenge to a taking is not moot even where there have been subsequent changes to the property taken,where effective relief— either through return of a portion or all of the property taken or some other • appropriate remedy—remains possible. 1 Anderson v.Cth,of Cokato,631 A city may change the use for which acquired land had been acquired after N W.2d]2l(Minn Ct.App. title has been transferred in a condemnation proceeding. This does not 2001). amount to a discontinuance of the condemnation. Minn Stat.§ 1 P.195,subd.2. Piche v.Independent Sch Dist Once title is acquired, even under threat of condemnation, the original fee No.611,634 N.W.2d 193 owner does not retain any reversionary interests even if the public purpose (Minn.Ct.App.2001). for the property was abandoned. Minn.stat.§ ]]7.055. The eminent domain procedure is initiated by a petition,which must describe the land to be taken and identify the landowners. The petition is presented to the district court of the county where the land is situated, asking that the commissioners appraise the damages that may be caused if the land is taken. At least 20 days prior to the presentation of the petition, a notice of the petition and the time and place of its presentation must be served upon the landowners named in the petition. If certain landowners cannot be found, the petitioner may file an affidavit to that effect and fulfill the notice requirement by publishing the required information in the official newspaper for three consecutive weeks. Landowners who are not served are not bound. A right-of-way map or plat must be served upon a landowner along with the written demand. The petitioner has 10 days following receipt of the written demand to furnish the map. •` 1 HANDBOOK FOR MWNESOTA CITIES 15133 This chapter last revised 12/15/2004 CHAPTER 15 • Minn.Stat.§ 117.065. Filing a notice of pendency in eminent domain proceedings is mandatory. The filing should be in the registrar of titles for registered land, in the county recorder for unregistered land, and in both for registered and unregistered land. 614 Co.V.Minneapolis Cmty. When property is targeted for condemnation in a pre-condemnation plan or Dev.Agency,547 N.W.2d 400 otherwise and the plans for condemnation are abandoned, a temporary taking (Minn.Ct.App.1996). of the property may have occurred during the time the property is targeted for condemnation. This happens when all economically viable uses of the land are denied to the landowner because of the losses due to inability to sell and substantial declines in rental and development activity. County of Anoka v.Blame Bldg Loss of access to a property due to the taking of property for a road project Corp.,566 N.W.2d 331(Minn. may be a compensable taking because property owners have a right to 1997). reasonably convenient and suitable access to a public street in at least one Grossman Invs.v.State by direction. Substantial inconvenience is not tantamount to a denial of Humphrey,571 N.W.2d 47 (Minn.Ct App.1997). reasonable access. Housing&Redevelopment Auth Generally,upon condemnation of property, a tenant is entitled to share in the of city of St.Paul.Lambrecht, award of compensation to the extent of the valuation of the tenant's 663 N.W.2d 541 (Minn.2003). leasehold. If the lease contains a clause that automatically terminates the lease upon condemnation,the tenant is entitled to no compensation. C. Relocation and appraisal fees • Minn.stat.§ 117.52. The city must pay relocation assistance and benefits to the residents or The uniform Relocation businesses the city displaces through eminent domain, orbYpurchase of Assistance and Real Property property if federal relocation assistance and benefits are not available. This is Acquisition Policies Act,42 a cost cities will incur with almost every acquisition, and the council should U.S.C.§4601-4655. consider it when making a decision to acquire land. In some limited In re Wiseway Motor Freight, circumstances,owner-occupants may waive relocation benefits. Inc.,1999 WL 759999,CX-99- 648(Minn.Ct.App.Sep.28, 1999). In re Application for Relocation Benefis of Was W Works,1999 WL 185174,C5-98-1602 (Mutn.Ct App.Apr.6,1999). Chanhassen Chiropractic co-.ti•. Absent a showing of a city council's partiality on a specific issue related to City of Chanhassen,663 an application for relocation benefits, a city does not violate its clear duty to N.W.2d 559(Minn.Ct.App. 2003). select a fair and impartial decision-maker by designating the city council to hear an appeal. 15-44 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/1 /20 p 5 04 • CHAPTER 15 The purchase of property with the proceeds of industrial revenue bonds does not constitute an acquisition that would require payment of relocation benefits.Also,utilities forced to move from a right-of-way do not qualify for relocation benefits. Mmn.stat.§ 117.085. In both acquisitions by purchase and by eminent domain,the owner is Minn.stat.§ 117.232. entitled to reimbursement for appraisal fees (not to exceed$1,500) if the owner is otherwise entitled to reimbursement under federal law.The city, as Minn.stat.,§ 117.50 to 112.50. purchaser,must inform the owner of the right, if any, to reimbursement for appraisal fees,together with relocation costs,moving costs,and any other related expenses the owner is entitled to under federal law. XX. How this chapter applies to home rule charter cities Land use control ordinances apply to charter cities as well as to statutory cities. If a charter contains conflicting provisions,refer to the chapter on the home rule charter city. For the most part,Minnesota land use law governs home rule charter cities just as it does statutory cities. In the metropolitan area, both the Municipal Planning Act and the Metropolitan Land Planning •} Act apply to home rule charter cities. f Nordmarken r• City ofRichfleld, The Municipal Planning Act and the Metropolitan Land Planning Act occupy 641 N W.2d 343(Minn Ct the field of the process by which municipal land use laws are finally App.2002). approved or disapproved, and pre-empt the power of referendum reserved in a city's home rule charter. Some charters contain provisions for the acquisition and disposition of real property. The statutes do not give directions for charter cities to follow, absent charter provisions. HANDBOOK FOR MINNESOTA CITIES 15-45 This chapter last revised 12/15/2004 • I PART IV REGULATORY AND DEVELOPMENT FUNCTIONS OF CITIES CHAPTER 16: COMMUNITY DEVELOPMENT AND REDEVELOPMENT I. Criteria for awarding business subsidies required............................................................... II. Structures......................................................................................................................................................4 A. Housing and redevelopment authorities...................................................................................................4 1. Elements of an HRA.................................................................................................................................5 2. Area of operation......................................................................................................................................5 3. Membership..............................................................................................................................................5 4. Powers......................................................................................................................................................6 5. Contracting...............................................................................................................................................7 6. Financing..................................................................................................................................................7 • 7. Certifications to state................................................................................................................................7 8. Federal certification..................................................................................................................................8 9. Pros and cons of the HRA........................................................................................................................8 a. Pros.......................................................................................................................................................8 b. Cons......................................................................................................................................................9 B. General city development powers............................................................................................................9 C. Economic development authorities/port authorities...............................................................................10 D. Municipal or area redevelopment agencies............................................................................................11 E. City development districts................................................................................................................. 11 F. Municipal industrial development.................................................................................................. G. Minnesota Housing Finance Agency......................................................................................................12 H. Department of Trade and Economic Development................................................................................13 I. Minnesota Technology, Inc....................................................................................................................14 III. Programs.....................................................................................................................................................14 A. Housing bonds........................................................................................................................................14 • I HANDBOOK FOR MINNESOTA C F-s 16-1 This chapter last revised 12/15/2004 B. Industrial parks........................................................................................................................................14 • C. Industrial revenue bonds.........................................................................................................................15 D. Commercial rehabilitation......................................................................................................................16 E. Tax increment financing (TIF)...............................................................................................................16 F. Property tax abatement...........................................................................................................................18 G. Community development block grants...................................................................................................19 H. Transportation.........................................................................................................................................19 1. Railroads.................................................................................................................................................19 2. Airports...................................................................................................................................................19 3. Mass transit.............................................................................................................................................20 I. Advertising.............................................................................................................................................20 1. Bureau of information and publicity......................................................................................................21 J. City district heating system....................................................................................................................21 K. Contributions to economic development organizations .........................................................................22 L. Contributions to hospitals, artistic organizations...................................................................................22 • M. Rural development grants.......................................................................................................................22 N. E-commerce ready cities ........................................................................................................................22 O. Corporations created by cities................................................................................................................22 IV. How this chapter applies to home rule charter cities..................................................................................23 16-2 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/15/2004 • CHAPTER 16 Chapter 16 Community development and redevelopment This chapter addresses the major structures and programs for encouraging and guiding the economic development and redevelopment of a community. Economic development tools can be applied to any size city. These tools are interrelated and a city may use several for one project. Without council coordination and guidelines, a real danger exists for citizen criticism of alleged misuse of these tools. State v. Wicklund,589 N.W.2d It should be noted that public financing of a privately-owned facility does 793(Minn. 1999) not make public space in the facility a public forum for free speech purposes. This chapter is divided into three sections.The first section describes the requirement for a city to establish criteria for awarding business subsidies • before any subsidy can be made. The second section addresses the various development agencies or structures cities may create or that are available to provide development assistance. The third section addresses the programs or tools available for encouraging development and redevelopment. I. Criteria for awarding business subsidies required II. Structures III. Programs IV. How this chapter applies to home rule charter cities I. Criteria for awarding business subsidies required Minn.stat §§ 1161993 to Prior to awarding any subsidy, as defined by law,to any business, a city and I 16J.995. any HRA,EDA,port authority, non-profit created by a local government, See specifically Minn.Stat.§ and other units and divisions of cities must hold a public hearing and adopt 116J 994,surd.2. criteria for awarding business subsidies. The criteria must include a policy Minnesota Department of regarding the wages to be paid for any jobs created. Copies of the criteria Employment and Economic adopted by cities are found on the Minnesota Department of Employment Development. and Economic Development web site. • HANDBOOK FOR MINNESOTA CITIES 16-3 This chapter last revised 12/15/2004 CHAPTER 16 • Minn.Stat.§116J.994,subd.3. Once the criteria are established,the grantor and the recipient must enter into subsidy agreements that meet the statutory requirements.The agreement must include an obligation to repay part or all of the subsidy if the recipient does not meet its obligations. Minn.Stat §116J.993,subd.3. Types of assistance meeting the definition of a business subsidy include grants; contributions of real or personal property or infrastructure;the principal amount of a loan at rates below those commercially available to the recipient; any reduction or deferral of any tax or any fee;any guarantee of any payment under any loan, lease or other obligation; or any preferential use of government facilities given to a business. Minn.Stat.§1163.993,subd.3. There are several exceptions to this definition,including a business subsidy of less than$25,000, subsidies for redevelopment,pollution control and land clean up,housing, industrial revenue bonds,and other similar programs. Minn.Stat.§ l 16J.994,subds.7, Recipients must provide grantors with information on their progress toward x' the goals outlined in the agreement. Grantors must submit the annual Minnesota Business Assistance Form(MBAF)to the Department of Employment and Economic Development(DEED) for each business subsidy agreement. Local government agencies in cities with a population of 2,500 or more must submit an MBAF,regardless of whether they have awarded business subsidies. Local government agencies in cities with a population of • 2,500 or less are exempt from filing the MBAF if they have not awarded a subsidy in the past five years. II. Structures A. Housing and redevelopment authorities The predominant method of delivering and administering housing and redevelopment programs in Minnesota is through a legal public agency, accountable to city government. A city may establish this public agency, which is often the housing and redevelopment authority(HRA). There are more than 230 HRAs in Minnesota. 164 HANDBOOK FOR MINNESOTA CITES • This chapter last revised 12/15/2004 • CHAPTER 16 1. Elements of an HRA Minn.Stat.§§469.001 to An HRA is a public corporation with power to undertake certain types of 469.047. housing and redevelopment or renewal activities. While state legislation "creates"a housing and redevelopment authority in each city, it is up to the city council to formally establish an HRA before it can do business and use Minn.stat.§469.003. its powers. Once a council legally establishes an HRA, it may undertake certain types of planning and community development activities on its own with council approval. Minn.Stat.§469.003,subs.1. To create a housing and redevelopment authority,the city council must,by resolution,make the following findings required by law: Substandard, slum or blighted areas that cannot be redeveloped without governmental assistance; or, A shortage of affordable,decent, safe, and sanitary dwelling accommodations available to low-income individuals and families. Minn.stat §469 003,subds 2, The council must pass this resolution after a public hearing. A copy of this 4. resolution must go to the commissioner of DEED. 2. Area of operation 1 Minn.Stat.§469.004,subds.1, The area of operation of a city HRA is the corporate limits of the city. 2. County and multi-county HRAs operate in areas that include all the political subdivisions within the county or counties, except they may not undertake any project within the boundaries of a city that has not adopted a resolution authorizing the county or multi-county HRA to exercise powers within that city. Minn Stat.§469.004,subs 5. Establishment of a county or multi-county HRA precludes the formation of city HRAs,unless the county or multi-county HRA and the commissioner of DEED agree to let the city form one. 3. Membership Minn.Stat.§469.003,subd.6. An HRA consists of five commissioners who are residents of the city. The mayor appoints and the council approves the members who serve five-year, staggered terms. City councilmembers often serve on the HRA. The entire membership of an HRA may consist of councilmembers. • HANDBOOK FOR MINNESOTA CITIES 16-5 This chapter last revised 12/15/2004 CHAPTER 16 • 24 C.F.R.964.415 Federal regulations require that at least one eligible resident be a member on a public housing agency board,which may be the HRA, an EDA or other public housing authority. This rule applies to any public housing agency that holds a public housing annual contributions contract with HUD or that administers Section 8 tenant-based rental assistance. The rule does not apply to state-fmanced public housing projects or Section 8 project-based assistance. A"small PHA exception"also exists. Minn.Stat.§469.003,subd.7. The city clerk must file a certificate of appointment for each commissioner to a city HRA and send a certified copy to the commissioner of DEED. Minn.Stat.§469.011,subd.2. State law allows the HRA to adopt bylaws. Minn.Stat.§469.011,subd.4. Commissioners may accept compensation of up to$75 for each meeting they attend. Commissioners who are elected officials may receive daily payment for a particular day only if they do not receive any other daily payment for public service on that day. Commissioners who are public employees may not receive daily payment,but may not suffer loss in compensation or benefits as a result of their service. 4. Powers Minn.Stat.§469.012,subd. 1. An HRA is primarily responsible for the planning and implementation of redevelopment and/or low-rent housing assistance programs within its area of operation. An HRA has all the powers necessary to carry out the state HRA Act,but does not have the power to levy and collect taxes or special assessments except with respect to certain redevelopment projects including, but not limited to,the following powers: • To sue and be sued. • To employ staff and an executive director. • To undertake projects within its area of operation and to provide for the construction,reconstruction,improvement,extension, alteration, or repair of any project or part of a project. • To sell,buy, own, and lease property by any means necessary, including the power of eminent domain. • To cooperate with and use state and federal financial assistance programs. • To develop rehabilitation and code enforcement techniques. • To issue bonds for any of its corporate purposes backed by the pledge of revenues,grants or other contributions. 16-6 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/15/2004 • CHAPTER 16 To implement renewal or redevelopment programs using tax increment financing. To own,hold, improve, lease, sell or dispose of real or personal property. To designate substandard, slum or deteriorating areas needing redevelopment,and unsafe,unsanitary, and overcrowded housing. To make necessary expenditures to carry out the purposes of the HRA law. To develop and administer an interest reduction program to assist the financing of the construction, rehabilitation, or purchase of low-or moderate-income housing. Minn.Stat §469.012,std.4. While HRAs have the legal authority to "do whatever is necessary and convenient"to implement redevelopment,they are subject to the ordinances and laws of the city. The city council must approve HRA plans before the Minn stat.§469.028. housing and redevelopment authority may begin implementation. 5. Contracting • Minn stat.§469.01 S. All HRA construction work and purchases of equipment, supplies or materials that involve expenditure of$50,000 or more must be competitively bid.There are limited exceptions for emergencies and certain projects. 6. Financing Minn.Stat §§469.033 and Operating funds,capital improvements, and debt retirement expenses for 469.034. HRA projects may be financed by any one, or combination of,the following methods: • Federal grants. • Revenue bonds the HRA or local governing body sell. • General obligation bonds the local governing body sells. • Tax increments from redevelopment projects. • A limited mill levy for redevelopment projects and planning activities. • A limited mill levy for informational and relocation services. 7. Certifications to state The following documents relating to the establishment and activities of local • HRAs must go to the commissioner of the DEED: HANDBOOK FOR MINNESOTA CITIES 16-7 This chapter last revised 12/15/2004 CHAPTER 16 • Minn.Stat.§469.003,subds 4, . Resolution of need. - 6. Minn.Stat.§469.003,subd.7. . Certificates of appointment or reappointment of HRA commissioners. Project reports. Applications for federal assistance. Contracts with federal agencies. Redevelopment plans. Low rent public housing project and management plans. Mtnn.Stat.§469.013. In addition, annual financial reports must go to the state auditor. 8. Federal certification In order for a local HRA to use federal Department of Housing and Urban Development(HUD)assistance programs, it must submit a transcript of organizational documents to the HUD area office. 9. Pros and cons of the HRA • While HRAs have demonstrated competence and professional expertise in many areas, any special purpose agency like an HRA will have some pros and cons. a. Pros Fiscal self-sufficiency.Due to the nature of the programs an HRA addresses, it can fund projects usually outside the general government budget with minimal, direct impact on the city budget.The enabling legislation also allows for a one-third mill levy and the use of revenue bonds. Greater efficiency.Because of the specialized functions of an HRA it can Y P , organize its operations in a certain area better than general government by focusing resources on the delivery of a specific program rather than on a wide-range of conventional services. Flexibility.An HRA can act swiftly to meet a problem and has the flexibility to be more innovative than a city council in developing new approaches. Furthermore, an HRA has the ability to coordinate public and private resources to solve problems. 16-8 HANDBOOK FOR MINNESOTA Cams • This chapter last revised 12/15/2004 •1 CHAPTER 16 1 b. Cons Operating too independently.Because it is somewhat free of political pressure, an HRA can administer programs with only a minimal amount of accountability for its actions. Fragmentation of the local government function.An HRA can run the risk of operating at cross-purposes or in contradiction to city policies,which can result in conflict with and duplication of efforts. Responsiveness to public opinion.HRA operations, insulated from the electoral process, can risk being insufficiently responsive to public opinion or community thinking. B. General city development powers Cities have authority to aid and cooperate in the planning, construction or operation of economic development and housing and redevelopment projects. Minn.stat.§469.041. The following is a partial list of actions cities may take,with or without • compensation: Dedicate, sell, convey, or lease any of its interests in any property or grant easements, licenses or any other rights or privileges to an HRA. Furnish parks,playgrounds,recreational, community education,water, sewer, and drainage facilities or other works adjacent to or in connection with housing and redevelopment projects. Do any and all things necessary or convenient to aid and cooperate in the planning,undertaking, construction or operation of the projects. L Minn.Stat.§469.043,subd.2. . Grant a partial tax exemption of up to 50 percent of all local taxes for housing projects in a redevelopment district. Minn.Stat.§469.192. A statutory city,a home rule charter city, an economic development Laws establishing the purposes authority, a housing and redevelopment authority or a port authority may are Minn.Stat.§§1161.415, make a loan to a business,a for-profit or nonprofit organization, or an 469.001 to 469.068,469.090 to individual for any purpose the entity is otherwise authorized to carry out 469.1082,469.124 to 469.134, ander any of the laws cited. 469.152 to 469.165 1,or any special law. Judd Supply Co.v.Merchants& private development projects that receive public financial or other assistance Mfgs.Ins.Co.,448 N.W.2d 895 will not necessarily become public projects that trigger competitive bidding (Minn.Ct.App.1989). or other state laws applicable to public works. r HANDBOOK FOR MINNESOTA CITIES 16-9 This chapter last revised 12/15/2004 CHAPTER 16 . C. Economic development authorities/port authorities Two development approaches gaining in use are the port authority and the economic development authority. Minn.Stat.§§469.048 to More than 25 cities now have the powers of a port authority under special 469.089. laws and many more have created economic development authorities. NLnn.Stat.§§469.090 to All cities may create economic development authorities that have most of 469.1082. the powers of port authorities. The city may consolidate the economic The Minnesota Department of development authority (EDA)with an existing HRA or the city may grant Employment and Economic the authority HRA powers. The city council may create an EDA by passing Development publishes The Economic Development an enabling resolution. Before adopting the enabling resolution,the city Authorities Handbook. must,first conduct a public hearing. The enabling resolution establishes a For a copy of this book,and for board of commissioners for the EDA. The city council can choose to serve sample resolutions and by laws as the EDA board of commissioners or-create a board composed of a cross- for an EDA,contact the League's section of the community. The mayor,with approval of the council, appoints Research Department at(65 1) the commissioners. The board may consist of three, five or seven members 281-1220 or(800)925-1122. who serve six-year terms. The board is subject to the open meeting law. Minn.Stat.§469.192.See also An EDA is authorized to make a loan to a business,a for-profit or nonprofit • various parts of Minn Stat.§§ organization, or an individual. The loan must be for a purpose the EDA is 469.090 to 469.1082. authorized to carry out under the law. An authorized purpose must deal with or contribute to economic or industrial development. EDAs have the ability to use pooled bond reserving. In most development programs,each bond issue is independent of any other bond issue with a separate service or sinking fund account. EDAs, however,may create a single common bond reserve fund. Under this arrangement, each project's revenues go into a common fund,which in tum pays the bondholders on all projects. Through this pooling mechanism,the security of each project's bond increases and borrowing costs decrease as long as the pool has the necessary volume and diversity of cash flow. Minn.Stat.§469.102. EDAs cannot own and operate facilities or issue debt without an election. The city must authorize the issuance of debt in the resolution creating the EDA. Also,EDAs cannot act outside of districts that are contiguous and qualify as blighted under the tax increment law. 16-10 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/15/20 P 04 • CHAPTER 16 D. Municipal or area redevelopment agencies Minn.Stat.§§469.109 to Any municipality or group of municipalities may establish a public body, 469.123. known as a municipal or area redevelopment agency, in and for the area the municipality covers.This law defines municipalities as home rule charter or statutory cities, counties,towns or school districts. Minn.Stat.§469.110,subd. 11. The law includes only rural areas, which generally means all areas that are Minn.star.§469.111. not within the boundary of any city having a population of 50,000 or more, and not immediately adjacent to urbanized and urbanizing areas with a population density of more than 100 persons per square mile or areas with an unemployment rate of 6 percent or more. The restrictions limit applicability of the law to rural areas and to the Iron Range. Minn.stat.§469.111. The establishment of the municipal or area redevelopment agency is similar Minn.stat.§469.115. to the establishment of an HRA. A municipal or area redevelopment agency has similar powers to an HRA. E. City development districts • Minn Stat.§§469.124 to Any home rule charter or statutory city may designate development districts 469.134. within the boundaries of the city. Within these districts, cities may: • Adopt a development program to acquire, construct, reconstruct, improve,alter, extend, operate,maintain or promote developments aimed at improving the physical facilities, quality of life,and quality of transportation. • Promote pedestrian skyway systems. • Install special lighting systems, street signs and street furniture, landscaping of streets and public property, and snow removal systems. Minn.stat.§469.127. The law encourages pedestrian skyway systems,underground pedestrian concourses,people-mover systems,and publicly-owned parking structures. It exempts these structures from taxation even when they are attached to privately-owned buildings. F. Municipal industrial development Main.Stat.§§469.152 to For the purpose of attracting industrial and commercial development and 469.1651. encouraging local governments to prevent economic deterioration, any home Minn.Stat §469.152. rule charter or statutory city or its redevelopment agency has the power to promote industrial development by: ' HANDBOOK FOR MINNESOTA CITIES 16-11 This chapter last revised 12/15/2004 CHAPTER 16 • Acquiring,constructing, and holding lands,buildings, easements, improvements to lands and buildings,capital equipment, and inventory for industrial projects. Issuing revenue bonds and entering into revenue agreements to finance these activities to promote industrial projects. Minn.Stat.§469.155,subd.4. . Refinancing health care and other facilities. Under the legislation,cities assist industries in starting operations and use generated revenues to repay the costs. This law is the basis for issuing most industrial revenue bonds. Minn.Stat.§469.153,subd.2. Industrial projects eligible for assistance include any revenue-producing enterprises engaged in assembling, fabricating, manufacturing,mixing, processing, storing, warehousing or distributing any products of agriculture, forestry,mining or manufacturing, or in research and development activity in these fields. Minn.Stat.§469.155,subd.14. The law prohibits a city from operating any of these projects as a business or in any other manner. G. Minnesota Housing Finance Agency Minn.stat.ch.462A. The goals of the Minnesota Housing Finance Agency(MHFA) are to For more information on MHFA provide decent,affordable housing to low-and moderate-income people; programs contact them at 400 preserve the existing housing stock in Minnesota;preserve existing Sibley Street Suite 300,St.Paul, neighborhoods and prevent them from deteriorating; and promote energy MN 55101-1998,(651)296-7608 conservation in residential housing. or(800)657-3769. g• The Minnesota Legislature created the MHFA in response to a shortage of affordable housing for low-and moderate-income people. Private enterprise and private investment were unable, without public assistance, to provide an adequate supply of safe, sanitary, and decent housing at affordable prices and rents. Due to high construction costs and interest rates,new construction has been seriously curtailed,and home repairs and improvements are unaffordable for low-and moderate-income homeowners. This situation has made the MHFA and other housing programs more important than ever. 16-12 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 16 The sale of state tax-exempt bonds is the primary financing for WHA programs. The nature of these bonds allows the MHFA to make below- market interest rate loans for the construction or rehabilitation of single-and multi-family housing.Appropriations from the Legislature provide additional funding for programs, including: the-promotion of energy conservation; an increase in home ownership opportunities for first-time homebuyers; home improvement grants to very low-income homeowners; and programs to improve the housing available to Native Americans, large families, and the disabled. H. Department of Employment and Economic Development Minn.Stat.ch. 116J. The Minnesota Department of Employment and Economic Development For more information contact (DEED) is the primary development agency for Minnesota. DEED staff is DEED at 500 Metro Square responsible for a wide range of grant and loan programs, as well as for Building,121 East Seventh Place, providing technical assistance to businesses and communities. St.Paul,MN 55101-2146,(65 1) 297-1291 or(800)657-3858. Minn.Stat.§§ 116J.411 to DEED also provides grants for contamination cleanup and redevelopment, • 116J.424. administers the rural development program,makes challenge grants to The Center for Rural Policy and regional organizations to encourage private investment in rural areas, and ` Development may be contacted at administers a revolving loan fund to provide loans to new and expanding 120 Alumni Foundation Center, business in rural Minnesota. Local government units, including cities,may Mankato,MN(507)389-2599. receive these loans if the community has established a local reviving loan fund and can provide at least an equal match to the loan received. Minn.Stat.§ 116J.431. The 2002 Legislature established DEED's greater Minnesota business Greater Minnesota Business development infrastructure grant program. Cities outside the seven-county Development Infrastructure Grant metropolitan area may receive grants for up to 50 percent of the capitol costs Program. of public infrastructure necessary for certain specified economic development projects excluding retail and office space. Minn stat.§272.02,subd.64. The 2003 Legislature authorized DEED to create as many as 10 "tax-free" job opportunity building zones(JOBZ)of up to 5,000 acres each outside the metropolitan area. In each of these zones,businesses will be eligible for a broad range of tax incentives for a period of 12 years.Under the program, local units of government,including cities, submitted applications to DEED. • HANDBOOK FOR MINNESOTA CMES 16-13 This chapter last revised 12/15/2004 CHAFTm 16 • I. Minnesota Technology, Inc. Minn.Stat.ch. 1160. Minnesota Technology, Inc. (MTI) is a public corporation of the state created by the Legislature in an attempt to combine the best features of a private development corporation and a governmental development agency. MTPs purpose is to foster long-term economic growth and job creation while using the existing development infrastructure. Mumesota Technology,,Inc.'s MTI focuses on applied research and technology transfer and early stage main office is at 111 3 Avenue fimding for small manufacturers. MTI may provide financial assistance, South,Minneapolis MN 55401 (612)373-2900 or(800)325- including loan guarantees, direct loans, interest subsidies, equity 3073• investments, and joint ventures. III. Programs A. Housing bonds Minn.Stat.ch.462C. Cities may use revenue bonds for financing single-and multi-family housing,primarily for the benefit of low-and moderate-income families. The law contains single-and multi-family housing criteria and the specific • actions cities must take to comply with the law. Federal law limits the issuance of housing revenue bonds. Bonding authority is allocated by a state formula. B. Industrial parks An industrial park is a tract of land suitable for industrial use because of location,topography,proper zoning, availability to utilities, and accessibility to transportation. A single body has administrative control of the tract. In some cities,an industrial park may be little more than a tract of unimproved land,while in other cities it may be totally served by city services and have restrictive building requirements.An industrial park's purpose is to attract industrial development. Advantages and disadvantages of industrial parks are sometimes justified and sometimes unsubstantiated. Advantages include reduced site development costs and site readiness.Disadvantages include the initial cost of acquiring and improving the land and installing city services, as well as the potential for the land to become subject to county and school district taxation before the city finds a private buyer.Property a city holds for later sale for economic development purposes remains tax exempt for a period of eight years, or until buildings or other improvements that are constructed after acquisition reach one-half occupancy. 16-14 HANDBOOK FOR MINNESOTA CITIES • This chapter last revised 12/15/2004 CH"TER 16 Currently,private enterprise creates-most new industrial park development by establishing a for-profit community development corporation. A city can cooperate with that corporation through its land-use controls and methods of financing public improvements.Many cities have also established industrial parks complete with streets,water, and sewer, in spite of the possible tax ramifications. The city then sells or leases a portion of the park to a business needing a location for its building. Minn.Stat.§469.185. The law authorizes any city owning lands that are not restricted by the deed Minn.stat.§465.035. to convey the lands for nominal consideration,to encourage and promote industry, and to provide employment for citizens. In finding that a A.G.Op.476-B-2(Mar.2,1961). conveyance of land for an indoor arena was not within the statute,the attorney general concluded the conveyance must encourage and promote industry and provide employment for citizens. A more direct promotion of industry is necessary,beyond the fact that more potential customers might be in town as a result of athletic contests. Because the Legislature may not City of Pipestone v.Madsen,287 constitutionally authorize the expenditure of public funds for private Minn.357,178 N.W.2d 594 purposes,there may be some doubt about the constitutionality of this law. (1970). However,the courts have upheld the municipal industrial development revenue bond law against the same objection. • The laws that authorize the granting of lands presumably override any charter restrictions as to bids or voter approval of the disposition of such lands. However, they have no effect in granting authority to convey land a city holds in trust for a particular purpose. The city's attorney can best advise the city concerning the legality of a purchase of land for resale. Local circumstances are important in determining the legality. C. Industrial revenue bonds Minn Stat.§§469.152 to The municipal industrial development laws help cities attract new 469.1651. commercial and industrial development, and keep existing businesses in the city. The law authorizes the council to issue revenue bonds, and use the proceeds to acquire and construct industrial sites and facilities. The city then leases these facilities to private industry and uses the rental fee proceeds to retire the bonds. A city may issue industrial revenue bonds, also known as municipal revenue bonds,without public referendum. It cannot pledge the full faith and credit of a community as security for these bonds. Thus,the city may not tax property owners to pay principal and interest on the bonds. ' HANDBOOK FOR MINNESOTA CITIES 16-15 This chapter last revised 12/15/2004 CHAPTER 16 • For more information contact If a city decides to investigate the use of industrial bond financing, it should DEED at 500 Metro Square contact the Department of Employment aneve d Economic Development. The Building,121 East Seventh Place, pp St.Paul,MN 55101-2146(65 1) department provides the city with information, advice,and technical 297-1291 or(800)657-3858. assistance. This assistance is important, due to the adoption of federal and state laws allocating issuance authority among the states and their political subdivisions. The commissioner of Securities must approve the project. D. Commercial rehabilitation Minn.Star.§469.184. Cities have authority to carry out programs for the rehabilitation of small- and medium-sized commercial buildings. The city must adopt a program ordinance,that provides for the adoption of program regulations, including a definition of small- and medium-sized commercial buildings. Loans under the program may be for amounts up to$200,000.The city may finance the program through the sale of revenue bonds. E. Tax increment financing (TIF) Minn.Stat.§§469.174 to Tax increment financing authority is available to most cities. Cities with 469.1799. housing and redevelopment authorities, economic development authorities, port authorities, redevelopment agencies,those cities administering • development districts or development projects, or cities exercising port authority powers under a general or special law may use tax increment financing. Certain recent amendments,however, may make the use of this development tool impractical. Tax increment financing is a funding technique that takes advantage of the increases in tax capacity and property taxes from development or redevelopment to pay public development or redevelopment costs. The difference in the tax capacity and the tax revenues the property generates after new construction has occurred, compared with the tax capacity and tax revenues it generated before the construction, is the captured value. The taxes paid on the captured value are called"increments."Unlike property taxes, increments are not used to pay for the general costs of cities, counties, and schools. Instead, increments go to the development authority and are used to repay public indebtedness or current costs the city incurred in acquiring the property,removing existing structures or installing public services. 16-16 HANDBOOK FOR MINNESOTA CrnFs This chapter last revised 12/15/2004 • CHAPTER 16 Thus,the property owner in a TIF district continues to pay the full amount of property taxes. TIF involves only the increased property taxes generated within the district. It does not pre-empt the amount of property taxes currently derived from the redevelopment area, nor does it directly affect the amount or rate of general ad valorem taxes the city levies. The result of a TIF project is an increased tax base that will benefit all local taxing jurisdictions. Additionally,TIF districts usually create new jobs and help stimulate the economy. TIF is used to encourage four general types of private development: redevelopment,renovation and renewal, growth in low-to moderate-income housing, and economic development. Minn.Stat.§469.175,subs.5. The city using TIF must report annually to the county board,the county auditor,the school board, and the state auditor as to the status of the TIF district or districts and publish the report.The state auditor has established a uniform system of accounting and financial reporting for TIF districts. The city must annually submit to the state auditor a financial report in compliance with these standards. Minn.Stat.§469.1771,subds.1, The state auditor may audit TIF districts. If the state auditor notifies a TIF '-b' authority of an alleged violation, a copy of the notice is also forwarded to • the county attorney. If no action is brought within one year, the county 1 attorney must notify the state auditor,who then notifies the attorney general. If the attorney general finds a substantial violation,the attorney general will petition the state tax court to suspend the authority's power to use TIF for a period of up to five years. Minn.Stat.§469.177,subs.8. The TIF agreement with the developer is a complex document. Assistance Lake superior Paper Indus. v. from a financial advisor and the city attorney is necessary in order to Stare,624 N.W.2d 254(Minn. anticipate the many potential problems. An agreement can establish a 2001 . minimum market value for tax increment assessment purposes, as well as Brookfield v County of Ramsey, provide that the developer pay a certain level of taxes regardless of any 609 N.W.2d 868(Minn,1998). classification rate changes or levy decreases The agreement should be entered into before the assembly and acquisition of the land on which the completed improvements are to be located. See Minn.Stat.§§469 177, The 2001 tax reform legislation,which reduced class rates and provided for subds. lb,11;469 1771,subd.1; the state takeover of the general education levy, resulted in several changes 469.1791;469.1793;469.1799; and 469.1814. to various statutes to accommodate the changes. The continued viability of TIF in the future has been considerably reduced by these changes. • } HANDBOOK FOR MINNESOTA CITIES 16-17 This chapter last revised 12/15/2004 CHAPTER 16 • 2003 Minn.Laws ch 127,art. 10. The 2003 Legislature made a number of clarifications and changes in TIF 2003 Minn.Laws 1st spec.Sess. law. The law imposes a 180-day statute of limitations on actions to ch 21,art. 10. challenge the creation or modification of a TIF district. Changes were made in the law requiring"but-for"findings before a city approves a TIF plan and the creation of a TIF district. Other changes relate to administrative expenses,plan modifications,reporting requirements,use of increment in pre-79 districts, excess increments,pool, and decertification, among other things. Walser Auto Sales.Inc.v.City of Cities should use extreme care in establishing a TIF district and should Richfield,635 N.W.2d 391 re follow all procedural requirements, otherwise a court may find the district (Minn.Ct.App.2001),affd,644 p q Y N.W.2d 425(Minn.2002). was not properly established. A TIF district was not properly established where minimal effort was made to ensure the thorough inspection of the properties, inaccurate and unprecedented methodology was used to establish the condition of the buildings, and the buildings found structurally substandard were not reasonably distributed throughout the district. Chenoweth v city of New A cause of action for inverse condemnation does not arise where a city's Brighton,655 N W.2d 281 involvement with an adjacent property owner's development consists of (Minn.Ct.App.2003). establishing a TIF district, entering into a contract with a private developer specifying the size and value of structures to be built, and providing for substantial city assistance to facilitate development. • Given the complexity of the laws governing the use of TIF, cities or HRAs should not undertake this method of financing community development projects without the advice of an attorney and professional consultants. F. Property tax abatement Minn.Stat.§§469.1812 to A city may grant an abatement of some or all of the taxes or the increase in 469.1815. taxes it imposes on a parcel of property if the city expects the benefits of the proposed abatement agreement to at least equal the costs of the proposed agreement.The city must also determine that the agreement is in the public interest because it will increase or preserve tax base,provide employment opportunities,provide or help acquire or construct public facilities, help redevelop or renew blighted areas, or help provide access to services for residents of the city. Property taxes in a TIF district cannot be abated unless the period of the abatement will not occur until after the district is decertified. A resolution must be adopted after notice and public hearing, specifying the terms of the abatement.There are statutory limits on the duration and amount of the abatement. Bonds may be issued in an amount equal to the sum of the proposed abatements to provide funds for projects. 16-18 HANDBOOK FOR MINNESOTA Crrms This chapter last revised 12/15/2004 • CHAPTER 16 School districts and counties have similar abatement powers. A city, county, and school district can agree to abate their taxes on the same property. Abatements may be used to phase-in property tax increases that are caused by large increases in market value. Due to the imposition of levy limits on cities over 2,500 population, tax abatement may not be a viable program for these cities. G. Community development block grants More information is available on The Community Development Block Grant(CDBG)program,under the the HUD web site. U.S.Department of Housing and Urban Development(HUD),provides cities with federal funding to initiate and continue a diverse array of housing and community development projects. H. Transportation In addition to the basic authority of cities to construct and maintain streets, cities may be involved in alternative methods of transportation. For some cities,public transportation systems are of major importance in the overall • plan for community development and redevelopment. 1. Railroads Minn.stat.ch.398A. The Regional Railroad Authorities Act(RRAA) allows counties and other local units of government to provide for the improvement and preservation of local rail service. One or more municipalities may form a regional railroad authority. Before a city may organize an authority,however, it must ask the county to organize an authority. If the county or counties do not organize an authority within 90 days after receiving the request,the city or cities may organize under a resolution they adopt after a public hearing. Cities may also loan or donate money; dedicate, sell or lease city property to an authority, and provide public improvements to authority property. The commissioner of the Department of Transportation has the power to pay a portion of a regional railroad authority's cost of acquiring a rail line. 2. Airports Minn.stat.§360.032. Any city may own and operate an airport, and may zone to prevent airport Minn.Stat §§360.061 to hazards. 360.074. HANDBOOK FOR MINNESOTA CITIES 16-19 This chapter last revised 12/15/2004 CHAPTER 16 • Minn.Scat.§360.046. To close a municipal airport, a city must provide written notice to the commissioner of the Department of Transportation of intent to close the airport,and then provide a hearing within 90 days with a 30-day public notice. 3. Mass transit Minn.Stat.§412.221,subd.32. Some Minnesota cities operate mass transit systems,either under the general Minn.stat.§174.27. authority of the statutory city code, charter provisions or special laws. The law authorizes cities to have commuter van pools for employees. A variety discussed on Mn/DOT's web site. Some these state grants are of state grants to assist public transit systems are available. Contact the Department of Transportation for more information. I. Advertising Minn.stat.§469.189. Cities have wide discretion in using city funds to promote their communities. Because the laws treat certain types of cities differently, this discussion will deal with the laws governing the use of city money for advertising purposes. Minn.stat.§469.189. Except for first class cities (Minneapolis, Duluth, and St. Paul), the council of any statutory or home rule charter city may appropriate money each year • for advertising. A city may use the appropriated money only for the purpose of advertising the municipality and its resources and advantages, including cooperative programs of more than one city. Minn.stat.§469.187. First class cities may levy a tax not to exceed.00080 percent of their taxable market value. Minn.stat.§469188. Second class and third class cities may levy a tax for advertising agricultural, industrial,business,and the community's other resources. A.G.Op.59-A-22(May 23, The council has considerable discretion in determining what constitutes 1958). advertising. The attorney general has ruled, for example,that: a survey of A.G.Op.59-A-22(May 20, business and business development is permissible;the council may decide 1965). whether the cost of a city progress report is a legitimate advertising A.G.Op.469-13-2(May 25, expenditure; the city may pay for signs outside city limits advertising the 1959). city;under similar authority to levy a tax to advertise the agricultural, A.G Op.476-13-5(Oct.29, industrial,business, and general resources, the city could pay for a parade 1959). float if the council determined that the float would advertise the city; and whether the law authorized Christmas decoration was a fact question for the council. 16-20 HANDBOOK FOR MINNESOTA C!T[ES This chapter last revised 12/15/2004 • CHAPTER 16 1 Mitchell v.City of St.Paul,114 As far back as 1911,the Minnesota Supreme Court held that a contract with Minn.14,130 N.W.66(1911). a publicity bureau was a reasonable means to promote the general welfare of See 16 McQtnllin,Municipal the city. It is important, of course,that whatever a city chooses to do should Corporations§44.40. be within the bounds of the public rather than the private interest and benefit the community as a whole. 1. Bureau of information and publicity Minn.stat.§469.186. Any statutory city may establish and maintain a bureau of information and publicity.The purpose of the bureau is to furnish tourist information; provide outdoor advertising; and prepare,publish, and circulate information about the recreational facilities,businesses, and industrial conditions of the community. This law does not authorize a special tax levy. Because the statutes give every city the authority to appropriate money for advertising, this would seem to include authority to maintain a bureau of information and publicity. It is doubtful the publicity statute provides any additional authority for statutory cities. Sverkerson v.City of Almost all the home rule charters cities have adopted since 1930 or 1940 Minneapolis,204 Minn.388,283 contain omnibus grants of power authorizing the city,without more explicit N.W.555(1939). grants of authority,to do anything appropriate for a city that the Legislature • might have authorized. It seems clear from the Minnesota cases,that such 1 grants of power authorize expenditures for advertising. A.G Op.59-A-22(Dec.8,1965). The attorney general has ruled that under such a charter provision,the city may promote business and industrial development, and hire a staff for that purpose. It seems likely a charter city, without an omnibus grant but with a typical general welfare clause,has authority to make expenditures for advertising the city as long as the particular expenditures are for a public purpose. J. City district heating system Minn.Stat.§412.321,sued. 1. Any city may acquire, construct,own, and operate a city district heating Minn Stat.§465 74. system,and issue and sell general obligation bonds to finance any city expenditures related to the acquisition or operation of a district heating system. Cities may issue revenue bonds payable solely from all or portions of revenues the city receives from a district heating system. The city itself, by ordinance, may authorize a redevelopment agency to exercise any and all of the city's powers to issue these revenue bonds. • HANDBOOK FOR MINNESOTA CITIES 16-21 This chapter last revised 12/15/2004 CHAPTER 16 • K. Contributions to economic development organizations Mimi.Stat.§469.191. Cities may appropriate up to $50,000 annually from the general revenue fund to any incorporated development society or organization of the state for promoting,advertising,improving or developing the economic and agricultural resources of the city. L. Contributions to hospitals, artistic organizations Minn.Stat.§465.037(hospitals). Cities may make grants to private, nonprofit or public hospitals that serve Minn.Stat.§471.941(artistic the city,or to artistic organizations that provide an opportunity for people to organizations). participate in the creation,performance or appreciation of a wide range of artistic activities. M. Rural development grants For more information contact A variety of grants and loans are available to cities from the U. S. Rural Development State Office Department of Agriculture, rural development program. Sewer,water,rural 410 Farm Credit Service Building 375 Jackson Street St.Paul,MN enterprise,housing, and other types of grants and loans are available. 55101-1853.Phone:651-602- 7800. N. E-commerce ready cities Minn.stat.§116J.037. Cities that meet certain conditions may be designated e-commerce ready For more information,contact cities by the Department of Employment and Economic Development. DEED,500 Metro Square Building,121 East Seventh Place, St.Paul,MN 55101-2146. Phone:(651)297-1291 or(800) 657-3858. O. Corporations created by cities Minn.Stat.§465.717• Several cities have created non-profit corporations for a variety of reasons, mostly involving community development. Cities are now prohibited from creating non-profit corporations unless authorized by special legislation.A joint powers entity can incorporate itself,but must comply with all applicable public sector laws (open meeting,gift law,conflicts of interest, competitive bidding, etc.). • 16-22 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/15/2004 • CHAPTER 16 IV. How this chapter applies to home rule charter cities All of the tools this chapter lists are available to charter cities. The general discussions also apply to all cities. • HANDBOOK FOR MINNESOTA CITIES 16-23 This chapter last revised 12/15/2004 STAFF REPORT To: City Council Report No.: IXz Michael Mornson, City Manager From: Kim Moore-Sykes,Assistant City Manager Date: March 7, 2006 Subject: Smoking Bans in City Parks and Open Spaces As discussed at the 2006 Goal Setting Retreat, the following is information Staff found with regard to cities banning tobacco from parks and recreation areas. Tobacco-Free Park&Recreational Study (TFPRS) findings (tfyr(aansrmn.org): U of M 2004 survey found that 70% of Minnesota adults from the Metro and greater Minnesota support tobacco-free parks and recreation areas. The survey also found the 28% of smokers that responded support tobacco-free policies in parks. In communities where tobacco-free park policies have been adopted, 88% of surveyed park directors and board members reported their community's willingness to adopt a policy; 88%also reported no change in park usage as the result of adopting a tobacco-free policy; 71%reported less smoking in parks; 58% reported cleaner park areas; and 25%reported having compliance issues. What Cities Are Adopting to Make Their Parks Tobacco-Free: Out of the 800 Minnesota cities, 68 cities (23 of which are Metro area cities) and two counties have adopted some form of smoking ban for their parks and recreational spaces. Most of the cities simply put a policy together and used one with similar layout and language. Three cities used a resolution and two adopted ordinance language. The ordinances state that anyone caught violating the ordinance will be charged with a misdemeanor or a petty misdemeanor (cities of Bloomington and Eden Prairie). The penalties for some cities with policies or resolutions will be immediate removal and for one city a $100 fine and expulsion is included; others simply request voluntary compliance. In speaking with the Public Works Director and the Police Chief, smoking in the parks isn't a problem that they deal with much. Both agreed that the biggest problem for their departments is vandalism to the park shelters. Smoking Ban in the Parks 032006 STAFF REPORT.doc Tobacco-Free Park & Recreational Facilities in Minnesota (Park Policies & City ordinances) METRO AREA (23) 0 Anoka Maple Grove Andover Maplewood Bloomington New Brighton Brooklyn Center .Plymouth Champlin Ramsey Coon Rapids Richfield Dayton Robbinsdale Ragan Roseville Eden Prairie Smut Paul Edina Savage Golden Valley Shoreview idahtomedi a GREATER MINNESOTA Fergas Falls 10 Dorris 32 Virginia 49 Aitkln 1 Callaway 61 Grand Rapids 22 Mountain Iron 33 Willmar 50 Alexandria 63 Cloquet 6 Henning 62 Norwood Young Wolverton 59 Aurora 2 Cohasset 11 Hibbing 23 Amerim 35 Zimmerman 51 Austin 3 Crookston 13 Hoyt lakes 24 Owatonna 36 Battle take 64 Duluth 14 International Falls .25 Pelican Rapids 12 COUNTIES ,Baxter 4 Eagle Lake 16 Bent, 26 PrInsbft 38 1.Rock County Biwablk 5 Rik River 60 La Prairie 65 Rochester 41 Brainerd 7 Eveleth 18 Laverne 27 SL Cloud 43 Breckenridge 8 Faribault 19 Marshall 30 Sartell 45 Bahl 9 Fayal Township 20 Mantic o icer 48 July 2005 NEW POLICIES 70 Minnesota cities have tobacco-free park policies Anoka County becomes first county with a policy More and more Minnesota communities—representing nearly all parts of the state—have decided to eliminate tobacco use in their park systems based on requests from the community.Their decisions were based on several reasons:to protect the health of the community,to promote positive role modeling for youth,to preserve the beauty of their parks by reducing cigarette butt litter,and to recognize that public park and recreation areas should promote health and wellness.Below are summaries of each community's policy: Anoka County Policy:No tobacco use at county beaches,picnic areas,playgrounds,Bunker Beach Water Park, archery center,riding stables,Camp Salie and within 50 feet of park building entrances. Adoption date:7/12/2005 Location:northern Twin Cities suburbs Battle Lake Policy:No tobacco use at city parks, shelters,beaches,public swimming areas and the public lake access. Adoption date:6/14/05 Locationlpopulation: West Central Minnesota; 800 Dayton Policy:No tobacco use on city-owned park land,recreational facilities,city facilities,and open space. Adoption date:6/14/05 Locationlpopulation:NW suburbs; 5,000 Edina Policy:No tobacco use on all city-owned park property, including Centennial Lakes park and all city- owned golf courses Adoption date:8/17/04 Locationlpopulation:Minneapolis. suburb;48,000 Golden Valley Ordinance:No smoking at public parks and recreation facilities, including Brookview Golv Course. Adoption date: 10/19/04 Locationlpopulation:Minneapolis suburb;21,000 International Falls Ordinance:No tobacco use on city-owned property,including parks,buildings,and equipment,except for streets. Adoption date: 5/28/04 Locationlpopulation: far northern Minnesota;6,500 Maplewood Policy:No tobacco use on city-owned parkland,except for community center patio areas. Adoption date: 1/24/05 Locationlpopulation: St.Paul suburb;35,600 Rock County Policy:No tobacco use at county worksites and recreational sites. Adoption date: 5/18/04 Location: far SW comer of Minnesota All communities have received tobacco-free signs from Tobacco-Free Youth Recreation to help enforce their policies and are working with local tobacco control advocates to develop additional ideas for publicizing their policies to community members. Study Reveals Minnesotans Support Tobacco free Park Policies Minnesota residents support tobacco-free park and recreation policies. This is a finding of the recently-completed Tobacco-Free Park and Recreation Study(TFPRS)carried out by the University of Minnesota. A summer 2004 survey of Minnesota residents—from both the metro area and greater Minnesota—revealed that 70%of Minnesota adults support tobacco-free park and recreation areas. In addition,two-thirds of golfers and nearly three-quarters(73%)of families with children support these policies. The study even revealed that 28% of smokers support these policies. The TFPRS also investigated the experiences of park directors and park board members in adopting tobacco-free park and recreation policies. Interviews were conducted with 452 of these individuals,representing the 200 largest Minnesota cities, all Minnesota counties with county parks, and all Minnesota cities with existing tobacco-free park policies.In communities where tobacco-free park and recreation policies have already been adopted, an overwhelming majority (88%)of park directors and board members reported the policies were not very difficult to pass. Study findings also revealed several positive observations after the policies were implemented: 88% reported no change in park usage, 71%reported less smoking in parks, and 58%reported cleaner park areas. Park directors and park board members also offered insight on enforcement and compliance of tobacco-free park policies. While most directors in communities with no tobacco-free policy had concerns about enforcing policies, only one-quarter of directors in communities with policies actually reported having compliance issues. The Tobacco-Free Park and Recreation Study was carried out as a partnership among the University of Minnesota,the Minnesota Recreation and Park Association, and the Tobacco-Free Youth Recreation program,with funding provided by the Minnesota Partnership for Action Against Tobacco. Surveys were mailed to randomly selected Minnesota residents age 22 and older in July 2004; phone interviews with park directors and park board members were conducted from May to October 2004. For more detailed information on the study, please contact Liz Klein, study coordinator, at(612) 626-1799 or kleinl@epi.umn.edu .For assistance in adopting a tobacco-free park policy, contact Brittany McFadden,Tobacco-Free Youth.Recreation director, at(651)646-3005 or bhm@ansrmn.org. Tobacco-Free Youth Recreation Association for Nonsmokers-Minnesota 651646-3005 Toll-Free(within Minnesota) 866 345-9222 FAX 651646-0142 tfyr6ansrmn.org Sample Park Polio: Roseville, MN Roseville Parks and Recreation Department 1910 West County Road B - Roseville, Minnesota 55113 OPERATING POLICY# 38 DATE: December 2001 PARK REGULATION: Prohibition of Tobacco Product Usage in Youth Activity Areas PURPOSE: In order to protect the health and welfare of our children, Roseville Parks and Recreation prohibits the use of all tobacco products in youth activity areas. DESCRIPTION: The process for obtaining compliance with this regulation is as follows: 1) All youth activity spaces will be signed (see below.) 2) All youth activity organizations will be given fliers with the regulation for distribution to all leaders, coaches and parents. 3) Parks and Recreation staff will make periodic observations of youth activity sites to monitor for compliance. 4) Although the emphasis is on voluntary compliance, failure to comply with park regulations is a misdemeanor and carries a $25 fine. PARK SIGN 40ep k 0 .t�v PD1 l 1 • a O O O O • ftfta fta0atlM Depa"MWd dy� In order to protect the health and welfare of our children, Roseville Parks and Recreation requests that there be no use of tobacco products in this youth activity area. This includes all playing spaces, spectator viewing areas and parent/supervisor resting areas. Thank You for Your Cooperation City of New Brighton Parks & Recreation Department Tobacco-Free Park Policy Subject: Prohibition of tobacco product use in the City of New Brighton's park system. Purpose: In order to protect the health and welfare of our citizens and park visitors, the New Brighton Parks & Recreation Department prohibits the use of tobacco products on City-owned park land, park facilities, and open space. Policy: No person shall use tobacco products on City-owned park land, park facilities, and open space except according to the following exemptions. 1. At Brightwood Hills Golf Course except during exclusively youth activities. 2. At the Family Service Center's designated smoking areas. 3. At Neighborhood Center patios and picnic pavilions during private events. Implementation: The emphasis on enforcing the Tobacco-Free park policy is through voluntary compliance. 1. Signs shall be posted at all City-owned parks, recreation facilities, and open space. 2. City staff will make periodic observations of recreation facilities and park land to monitor for compliance. 3. A community education program will be implemented to assist in enforcing this policy. 4. Athletic associations that utilize City-owned facilities must commit to enforcing this policy during all scheduled activities. GADATA\FSC\WP\POLICIES\Tobacco free park policy.doc CITY OF MONTICELLO TOBACCO-FREE POLICY Subject: Prohibition of tobacco product use in the City of Monticello's park and trail system and the Monticello Community Center building. Purpose: In order to protect the health and welfare of the citizens of Monticello and the people who use the City's parks and trails,the City of Monticello prohibits the use of tobacco products on City owned park land,trails and open space. Tobacco products are also prohibited: 1. Anywhere within the Monticello Community Center building. 2. Outside the Community Center at the immediate entrances to the facility. 3. Anywhere near the Wheel Parks including the adjacent pool patio. 4. In the South(Sixth street West)parking lot and all adjoining sidewalks to that parking lot. Policy: No person shall use tobacco products on City owned park land, trails and open spaces or at the Monticello Community Center building except for the following: 1. At the Xcel Ballfields, except during exclusively youth activities. 2. At Ellison Park during the Riverfest celebration. 3. The patio immediately accessible from the Mississippi Room will be available for smoking for renters of the Mississippi Room only. Implementation: The emphasis on enforcing the Tobacco-Free park policy is through voluntary compliance. 1. Signs shall be posted at all City owned parks, trails and open space. 2. City staff will make periodic observations of park land, trail and open space to monitor for compliance. 3. Support for community education program implemented to assist in enforcing this policy. 4. Youth athletic associations that utilize city owned facilities must commit to enforcing this policy during all scheduled activities. Adoption date by City Council: June 14,2004 Recommended for approval by Parks Commission: May 27, 2004 Recommended for approval by MCC Advisory Board: May 27, 2004 I L �Z ANDOVER PARKS AND RECREATION SUBJECT Andover Parks and Recreation Tobacco-Free Policy POLICY STATEMENT The city of Andover is committed to the quality of life for all residents,therefore, we believe that: 1. Tobacco product use in proximity of children, youth and adults engaging in or watching recreational activities is unhealthy and detrimental to the health of others. 2. Tobacco products once consumed in public spaces are often discarded on the ground, thus posing a risk of ingestion to toddlers and causing a litter problem. 3. As parents, leaders and coaches, and officials we are thought of as role models, and the use of tobacco products around youth has a negative effect on their lifestyle choices. TOBACCO-FREE FACILITIES The City of Andover does not allow the use of tobacco products on City-owned parkland,park facilities, open space or joint city/school district properties except within the confines of a vehicle in a designated parking area. COMPLIANCE PROCEDURES The emphasis on enforcing the Tobacco-free park policy is through voluntary compliance: 1. Appropriate City-owned parkland,park facilities, open space or joint City/school district properties will be signed. 2. City of Andover staff will meet with activity organizations and/or leaders or coaches to discuss the policy and to distribute flyers with the "Tobacco-free"regulations. 3. City of Andover staff will make periodic observations of activity sites to monitor compliance and help to promote awareness of the tobacco-free policy. Policy Adoption Date: 9/21/04 Austin Tobacco-Free Outdoor Recreational Facilities Policy Whereas, the city of Austin believes that tobacco use in the proximity of children and adults engaging in or watching outdoor recreational activities at city owned or operated facilities is detrimental to their health and can be offensive to those using such facilities; and Whereas, the city of Austin has a unique opportunity to create and sustain an environment that supports a non-tobacco norm through a tobacco-free policy, rule enforcement, and adult-peer role modeling on city owned outdoor recreational facilities; and Whereas, the city of Austin believes parents, leaders, and officials involved in recreation are role models for youth and can have a positive effect on the lifestyle choices they make; and Whereas, the tobacco industry sponsors and advertises at recreational events to foster a connection between tobacco use and recreation; and Whereas, cigarettes, once consumed in public spaces, are often discarded on the ground, requiring additional maintenance expenses, diminishing the beauty of Austin's recreational facilities, and posing a risk to toddlers due to ingestion; and Whereas, the Austin Park and Recreation Board determines that the prohibition of tobacco use at Austin recreational facilities serves to protect the health, safety and welfare of the citizens of our city. No person shall use any form of tobacco at or on any city-owned or operated outdoor recreational facilities, including restrooms, spectator and concession areas. These facilities include Marcusen Park, Sherman Park, Northwest Park, Todd Park, Decker Park, Horace Park, Crane Park, Bustad Park, Lafayette Park, Wildwood Park, Central Park, Municipal Park and Pool, Kaufman Park, Sutton Park, Galloway Park, Whittier Park, Cullen Park, South Grove Park, North Driesner Park, South Driesner Park, Shirley Theel Park, East Side Lake Park, Veterans Pavilion and the Austin Bike Trail system. 1. Appropriate signs shall be posted in the above-specif ied areas. 2. The community, especially facility users and staff will be notified about this policy. 3. Staff will make periodic observations of recreational facilities to monitor for compliance. 4. Any person found violating this policy, may be subject to immediate ejection from the recreational facility for the remainder of the event. This policy statement is effective immediately upon the date of adoption, 7/2/03. City of Duluth Parks & Recreation Department Tobacco-Free Zones in Parks Policy WHEREAS, the City of Duluth's Parks and Recreation Department believes that tobacco use in the proximity of young children and adults that are engaged in playground activities or watching youth sports in City parks is detrimental to their health and can be offensive to those individuals using our facilities, and the Department believes that our youngest citizens who enjoy our playgrounds and playfields should be able to benefit from a tobacco-free zone in the park while they are playing. AND WHEREAS, the Parks and Recreation Department has a unique opportunity to create and sustain an environment that supports a more healthful, non-tobacco norm through tobacco-free zones in our parks, park policy, rule enforcement, and adult/peer role modeling. AND WHEREAS,cigarettes, once consumed in public places,are often discarded on the ground becoming a hazard, diminishing the beauty of the City's facilities, requiring additional maintenance expenses, and posing a risk to young children due to ingestion and burns. AND WHEREAS,the City of Duluth's Parks and Recreation Department determines that the prohibition of tobacco use in certain zones within parks will serve to protect the health, safety, and welfare of the citizens and residents of our City. Section I: Prohibited Areas It is requested that tobacco use is not allowed at any time within the zones that are posted at City tot-lot locations, beaches, ski hills, the Zoo, and the Rose Garden. It is requested that tobacco use is not allowed in signed zones during youth activities (at play fields, multi-use courts, hockey rinks, and baseball and softball fields). Renters of parks will be encouraged, but not required, to follow this policy during times they have rented a park for their exclusive use. Section II: Violations and Consequences Any person found in violation of this policy will be requested to cease tobacco use and be given an etiquette card on Park Tobacco-free Zones. Continued tobacco use in the tobacco-free zone could result in the individual being requested to remove themselves from the facility. Section III: Effective Date - June 16, 2003 Carl R. Seehus Date Director of Parks and Recreation This policy was recommended for approval by the Duluth Parks and Recreation Commission on February 12, 2003. City of Morris, MN Resolution Establishing Tobacco-Free Policy Whereas the City of Morris believes that tobacco use in the proximity of children and adults engaging in or watching outdoor recreational activities at City-owned or operated facilities is detrimental to their health and can be offensive to those using such facilities; and Whereas the City of Morris has a unique opportunity to create and sustain an environment that supports a non-tobacco norm through a tobacco-free policy, rule enforcement, and adult-peer role modeling on City-owned outdoor recreational facilities; and Whereas the City of Morris believes parents, leaders, and officials involved in recreation are role models for youth and can have a positive effect on the lifestyle choices they make; and Whereas the tobacco industry advertises at and sponsors recreational events to foster a connection between tobacco use and recreation; and Whereas cigarettes,once consumed in public spaces, are often discarded on the ground requiring additional maintenance expenses, diminish the beauty of the City's recreational facilities, and pose a risk to toddlers due to ingestion; and Whereas the City Park Board determines that the prohibition of tobacco use at the City's recreational facilities serves to protect the health, safety and welfare of the citizens of our City. Therefore, be it resolved By the City Council of the City of Morris that the following tobacco-free policy is adopted: Section 1: Tobacco use prohibited in outdoor recreational facilities No person shall use any form of tobacco at or on any City-owned or operated outdoor recreational facilities, including the restrooms, spectator and concession areas. These facilities also include all City-owned parks,playgrounds, athletic fields,walking/biking trails, and beaches. The only exception being the City's campgrounds. Section 2: Enforcement 1. Appropriate signs shall be posted in the above specified areas. 2. The community, especially facility users and staff, will be notified about this policy. 3. Staff will make periodic observations of recreational facilities to monitor for compliance. City officials,parents, and coaches are asked to help in enforcing the compliance to the policy. 4. Any person found in violation of this policy may be subject to immediate ejection from the recreation facility for the remainder of the event. Section 3: Effective Date This policy statement is effective immediately upon the date of adoption. Adopted: March 9, 2004. City of Bloomington, MN AN ORDINANCE AMENDING CHAPTER 5 OF THE CITY CODE AS IT RELATES TO TOBACCO USE IN CITY PARKS AND RECREATION AREAS Section 1. That Chapter 5 of the City Code is hereby amended to read as follows: CHAPTER 5 ARTICLE III. PARKS AND PLAYGROUNDS SEC. 5.20 DEFINITIONS The following words or terms when used in this Article, shall have the following meanings, unless the context clearly indicates otherwise. Parks —A park, conservation area, playground, beach, recreation center or other area in the City, owned, leased or used, wholly or in part by the City of such purposes or which is designated by the City Council as a park. Tobacco Product— Cigarettes, cigars, cheroots, stogies, perique, granulated, plug cut, crimpt cut, ready, rugged and other smoking tobacco; snuff, snuff flowed, Cavendish, clippings, cuttings, and sweepings of tobacco; and other kinds and forms of tobacco, prepared in such a manner as to be suitable for chewing, sniffing, or smoking in a pipe; rolling paper or other tobacco-related devices. Tobacco Use — Smoking, chewing, snuffing or otherwise inhaling or ingesting any tobacco products. SEC. 5.21 REGULATIONS The following regulations shall apply to all City parks: (7). Beaches and Public waters — No person shall use tobacco products at any of the City's designated beach areas, or other designated pool and play areas at City-owned swimming pools and aquatic facilities. These areas shall be posted by appropriate signs and markers as directed by the Park Director. (16). Athletic Play fields— No person shall use tobacco products on City-owned athletic play fields, including their spectator areas, while the fields are being used for organized youth athletic events. These areas shall be posted by appropriate signs and markers as directed by the Park Director. SEC. 5.22 PENALTY Any person violating these subsections shall be guilty of a misdemeanor, all other violations of this Article shall be punishable as a petty misdemeanor. (Adopted June 2001) Maple Grove Parks and Recreation Board ]Policy for Usage of Public Parks, Recreation Facilities and ]Equipment General Regulations Maple Grove Parks and Recreation Board is committed to providing quality leisure opportunities that meet the interest and needs of all City residents. This section of the policy governs general regulations so as to ensure the proper use of all parks and recreation facilities and so that all residents may equally enjoy their visit. 1. All activities and events held at a park or recreation facility must comply with all City Codes and regulations that apply. 2. All activities must be for wholesome leisure time activities. 3. Tobacco use is prohibited at all public buildings,park property and ISD#279 property operated by the Board through a joint powers agreement. 4. Alcoholic beverages are prohibited except upon Board approval. The Board will consider requests for alcoholic beverages only from clubs, charities, religious groups and other non-profit organizations whose activities are significantly conducted in the City of Maple Grove. Persons interested in this request must review City Code 22-66 with staff. 5. The sale of articles, items or services is prohibited except upon Board approval. Persons interested in this request must review City Code 22-65 with staff. 6. Gambling of any kind including but not limited to bingo,pull-tabs and raffles may not be conducted without approval from Park Board and demonstration of compliance with all City and State Codes. 7. All outdoor events must take place between 6:00 a.m. and 11:00 p.m. An event may extend beyond Park curfew times, only upon approval and written on the permit. Consideration for extended use will be based on adequate supervision and safety of participants. 8. Users must place all trash in designated garbage cans. Events requiring additional garbage pick-up other than the routine maintenance may be assessed a service fee. 9. Items brought onto the park property for temporary use must be delivered and removed or properly disposed of by park user; nothing can be left in the park overnight without prior approval. Approved 11/20/03. City of Shoreview, Minnesota Parks and Recreation Department Tobacco-Free Park Policy Subject: Prohibition of tobacco product use in the City of Shoreview's park system. Purpose: In order to protect the health and welfare of our citizens and park visitors, the Shoreview Parks and Recreation Department prohibits the use of tobacco products on City- owned parkland, park facilities, and open space. Policy: No person shall use tobacco products on City-owned parkland,park facilities, and open space except according to the following exemptions. 1. At the Community Center's designated smoking areas. 2. At the outdoor areas of the Commons Park pavilion during private events. Implementation: The emphasis on enforcing the Tobacco-Free park policy is through voluntary compliance. 1. Signs shall be posted at all City-owned parks, recreation facilities, and open space. 2. City staff will make periodic observations of recreation facilities and parkland to monitor for compliance. 3. A community education program will be implemented to assist in enforcing this policy. 4. Athletic associations that utilize City—owned facilities must commit to enforcing this policy. Adoption date: May 3, 2004 Sample City Park Policy: Fayal Township, MN FAYAL TOWNSHIP PARK & RECREATION TOBACCO-FREE POLICY Each year 27,400 Minnesota youth, under the age of 18, try cigarettes for the first time. Of these, 12,000 will become daily smokers, and, if the current smoking rate continues, approximately 97,000 Minnesota children will die prematurely form a tobacco-related illness (CDC, 1996 & 2000). • Fayal Township has the opportunity to protect the health and safety of our community's children and adults while they use the city's recreation facilities. By having policies, we can ensure that coaches, parents and other role models do not use tobacco in recreational settings, sending our children the message that tobacco use is an unhealthy behavior. • Secondhand smoke is harmful in both indoor and outdoor settings. Exposure to secondhand smoke is the third leading cause of preventable death in the United States. • Children and adults using city recreational facilities should not be exposed to the deadly effects of secondhand smoke. • Cigarettes are often discarded on park grounds requiring additional maintenance expense. They diminish the beauty of the city's recreational facilities and pose an ingestion risk to toddlers. TOBACO-FREE FACILITIES No person shall use tobacco products on township-owned tennis courts, skating rinks, playgrounds and baseball fields, including their spectator areas, warming shack, and restrooms. POLICY ENFORCEMENT PLAN In order to most effectively educate the community about this policy and ensure compliance, we suggest the following enforcement plan: 1. Appropriate signs shall be posted in the above areas. 2. The community, especially facility users and staff, will be notified about this policy. 3. Persons violating this policy would be asked to refrain from using tobacco for the remainder of the event. If the person refuses to refrain, he/she would then be asked to leave the recreation facility. Adoption date: 5/20/03 Sample City Ordinance: Eden Prairie, MN Section 9:42: Eden Prairie Smokefree Air Ordinance of 2002 Source: Ordinance No. 35-94 Effective Date: 11-12-2002 Subd.1 General Provisions. A. Findings and Intent. The Eden Prairie City Council does hereby find that: 1. Numerous studies have found that tobacco smoke is a major contributor to indoor air pollution, and that breathing secondhand smoke (also known as environmental tobacco smoke) is a cause of disease in healthy nonsmokers, including heart disease, stroke, respiratory disease, and lung cancer. The U.S. Surgeon General has determined that secondhand smoke is responsible for the early deaths of 65,000 Americans annually. 2. The Public Health Service's National Toxicology Program has listed secondhand smoke as a known carcinogen (U.S. DHHS, 2000, citing Cal EPA, 1997). 3. Secondhand smoke is particularly hazardous to elderly people, individuals with cardiovascular disease, and individuals with impaired respiratory function, including asthmatics and those with obstructive airway disease. Children exposed to secondhand smoke have an increased risk of asthma, respiratory infections, sudden infant death syndrome, developmental abnormalities, and cancer. 4. The Americans With Disabilities Act, which requires that disabled persons have access to public places and workplaces, deems impaired respiratory function to be a disability. 5. The U.S. Surgeon General has determined that the simple separation of smokers and nonsmokers within the same air space may reduce, but does not eliminate, the exposure of nonsmokers to secondhand smoke. The Environmental Protection Agency has determined that secondhand smoke cannot be reduced to safe levels in businesses by high rates of ventilation. Air cleaners, which are only capable of filtering the particulate matter and odors in smoke, do not eliminate the known toxins in secondhand smoke. 6. A significant amount of secondhand smoke exposure occurs in the workplace. Employees who work in smoke-filled businesses suffer a 25-50% higher risk of heart attack and higher rates of death from cardiovascular disease and cancer, as well as increased acute respiratory disease and measurable decrease in lung function. 7. Smoke-filled workplaces result in high worker absenteeism due to respiratory disease, lower productivity, higher cleaning and maintenance costs, increased health insurance rates, and increased liability claims for diseases related to exposure to secondhand smoke. 8. Smoking is a potential cause of fires. 9. Accordingly, the Eden Prairie City Council finds and declares that the purposes of this ordinance are 1) to protect the public health and welfare by prohibiting smoking in city facilities and parks. B. Definitions: 1. "City Facilities" means buildings owned or operated by the City, including owned or operated outdoor areas of the lot or parcel on which the building is situated. 2. "Parks" means any open or enclosed land and improvements or facility wherever located which is owned, leased or operated by the City and which is reserved, designated or used for a playground, picnic area, garden area, beach, or other recreational or open space area. 3. "Smoking" means inhaling, exhaling, burning, or carrying any lighted cigar, cigarette, pipe, weed, or plant in any manner or in any form. Subd. 2. General Restrictions_ A. Prohibition of Smoking in Certain Areas. Smoking is prohibited in the following areas: 1. Parks; 2. City Facilities; 3. Inside motor vehicles owned or operated by the City when occupied by two or more persons. 4. Inside motor vehicles at City Facilities and Parks. B. Where Smoking Not Regulated. Notwithstanding any other provision of this Section to the contrary, the following areas shall be exempt from the provisions of this Section: 1. Leases of City Facilities, or those portions thereof, to non-City entities or individuals which have been entered into prior to the adoption of this ordinance, 2. In designated outdoor areas of City Facilities; and 3. City streets, easements, sidewalks, trails (except trails adjacent to or within Parks) and paths. C. Posting of Signs 1. "No Smoking" signs or the international "No Smoking" symbol (consisting of a pictorial representation of a burning cigarette enclosed in a red circle with a red bar across it) shall be clearly and conspicuously posted outside every City Facility and Park. 2. All ashtrays and other smoking paraphernalia shall be removed from every area where smoking is prohibited under this Section. Subd. 3. Enforcement_ A. Complaints. Any citizen who desires to register a complaint under this Section may initiate enforcement with the City Manager or his/her designee. B. Violation and Penalty. It shall be a petty misdemeanor for any person to smoke in an area where smoking is prohibited by the provisions of this Section. The fine for violation of this provision shall be $100 plus all surcharges mandated by law. C. Other Applicable Laws. This Section shall not be interpreted or construed to permit smoking where it is otherwise restricted by other applicable laws. D. Severability. If any provision, clause, sentence, or paragraph of this Section or the application thereof to any person or circumstances shall be held invalid, that invalidity shall not affect the other provisions of this Section which can be given effect without the invalid provision or application, and to this end the provisions of this section are declared to be severable. Planning Commission Meeting Minutes February 21, 2006 Page 1 1 CITY OF ST. ANTHONY 2 3 PLANNING COMMISSION MEETING 4 5 February 21, 2006 6 7:00 p.m. 7 8 9 I. CALL TO ORDER. 10 Chair Stromgren called the meeting to order at 7:00 p.m. 11 12 II. PLEDGE OF ALLEGIANCE. 13 Chair Stromgren invited the Commission and the audience to join in the Pledge of Allegiance. 14 15 III. ROLL CALL. 16 Commissioners present: Chair Stromgren; Vice Chair Hanson; Commissioners Galyon, 17 Jensen, Jenson and Young. 18 19 Absent: Commissioner Hoska 20 21 Also present: Assistant City Manager Kim Moore-Sykes. 22 23 IV. APPROVAL OF AGENDA 24 25 Motion by Commissioner Jensen, second by Commissioner Young, to approve the meeting 26 agenda as presented. 27 Motion carried unanimously 28 29 V. MEETING MINUTES. 30 5.1 Review and Approve Planning Commission Minutes of January 17, 2006. 31 32 The Commission had the following corrections to the minutes: 33 34 Commissioner Jensen had the following correction: 35 • Page 1, line 31, reads: `second by Commissioner Jensen'; should read: `second by 36 Commissioner Jenson' 37 • Page 1, line 43,reads; `second by Commissioner Jensen'; should read: `second by 38 Commissioner Jenson' 39 40 Motion by Vice Chair Hanson, second by Commissioner Jensen,to approve the meeting minutes 41 of the Planning Commission of January 17, 2006 as amended. 42 Motion carried unanimously 43 44 VI. COMMUNICATION WITH CITY COUNCIL 45 6.1 No Designee a Required. Planning Commission Meeting Minutes February 21, 2006 Page 2 1 VII. PUBLIC BEARING. 2 3 None. 4 5 VIII. CONCEPT REVIEW 6 7 8.1 Dominium's Request for Conditional Use Permit for Beauty Salon 8 9 Ms. Moore-Sykes stated that on January 23, 2006, Staff received an application for a Conditional 10 Use Permit from Ms. Tonya Schelitzche, Dominium, Inc. for the Active Seniors Community of 11 The Landings at Silver Lake Village. She explained that Ms. Schelitzche indicated in her letter 12 that The Landings would like to include a beauty salon as a personal service for their residents 13 only. She stated it appears,upon reviewing the application and fee, that everything appears to be 14 in order. She explained that because the application was complete and included the fee the City 15 is compelled to abide by the 60-Day Rule, which requires a jurisdiction to take action on a zoning 16 application within 60-days. She stated that Staff sent a letter advising that the City would require 17 an extension of five days in order to complete the review process and to take action on their 18 request. 19 20 Chair Stromgren noted that while this is a PUD,based on the summary and report, under section 21 1630 of the code for R4 districts beauty shops are allowed with two conditions and noted that it 22 appears that Dominium is in compliance with both conditions. 23 24 Commissioner Young asked if some form of monitoring or controls should be put in place to 25 ensure that the salon serves only the residents. 26 27 Chair Stromgren explained that outside advertising is not allowed, which is one of the ways it is 28 controlled. 29 30 , Ms Moore-Sykes agreed stating that it is a fairly small space noting that many of the senior 31 campuses provide this type of service to the residents. 32 33 8.2 Conditional Use Permit for Telecommunications Antenna—St. Anthony Shopping 34 _Center, Christopher Coughlin, IBR Realty 35 36 Ms. Moore-Sykes stated that Mr. Christopher Coughlin, IBR Realty, contacted Staff to discuss 37 the City's ordinance regarding telecommunications tower antennas in a commercial zone district. 38 She stated that Mr. Coughlin advised Staff that he was working with the St. Anthony Shopping 39 Center to place an antenna on the backside of the Shopping Center building and assured Staff 40 that the antenna would be screened and out of view. She stated that Mr. Coughlin has not 41 provided any further information for this concept review adding that Staff is not sure at this time 42 as to whether this request is ready to move forward. She explained that in order to be placed on 43 the March Agenda the application should have been received today and nothing has been 44 received at this point in time. 45 f Planning Commission Meeting Minutes February 21, 2006 Page 3 1 IX. OTHER BUSINESS 2 3 9.1 Modifications of Redevelopment Project Area No. 3, the Chandler Place Tax Increment 4 Financing District and Tax Increment Financing District No. 3-5 Overview. 5 6 Ms. Moore-Sykes explained that this is a review of the proposed modifications of 7 Redevelopment Project Area No. 3, the Chandler Place Tax Increment Financing District and 8 Tax Increment Financing District No. 3-5. She stated that the City has several areas of 9 redevelopment that were originally organized as Tax Increment Financing(TIF) Districts in the 10 mid-1980's and over time, as allowed by State Legislation, these TIF Districts have been 11 modified in order to be utilized in the financing of various redevelopment projects throughout the 12 City. She stated that on November 12, 1996 the City's Housing and Redevelopment Authority 13 approved amendments to the Redevelopment Plans, Financing Plans and Redevelopment 14 Projects designated as the Master Modification, which authorized tax increment revenue from 15 any of the Districts to be utilized to remove,prevent and reduce blight, blighting factors and the 16 causes of blight in any areas subject to the Redevelopment Plans. She stated that the Districts 17 have been modified to comply with the new and changing tax increment laws noting that the 18 modification is being amended to include several areas of the City. She provided the 19 Commission with a brief overview of the conditions used to identify compliance requirements 20 noting that some projects, such as the Silver Lake Road Reconstruction project could be 21 included. She stated that a packet was sent to the library that includes information on the TIF 22 District Modifications and is available for public review. She indicated that a public hearing is 23 scheduled next month with City Council. She explained that this amendment basically pulls in 24 and includes some of the areas that are not currently in a District. She further explained that 25 these areas would then be able to utilize TIF funds for eligible projects. 26 27 Commissioner Jensen clarified that the areas currently eligible for TIF funds is being expanded 28 and asked what the net surplus would be. 29 30 Ms. Moore-Sykes stated that this is a question for the Finance Consultant adding that she would 31 research and update the Commission. 32 33 Motion by Commissioner Jensen, second by Commissioner Young, to recommend approval of 34 the expansion of the TIF District Boundaries. 35 Motion carried unanimously 36 37 9.2 Planning Commission Representative to the Comp Plan Task Force 38 Ms. Moore-Sykes stated that every ten years the City of St. Anthony is required by Minnesota 39 Statue to update the City's Comprehensive Land Use Plan. She explained that the Metropolitan 40 Council takes the lead on this for the State and the City is required to submit an updated plan by 41 September 2008. She stated that it would be good to get an early start on the process noting that 42 the update would have to be submitted to other jurisdictions, such as the County Board and 43 School Board, for their review and comments. She stated that because it has been almost 10 44 years since the last update the City Council has decided to invite the community stakeholders, 45 interested residents, the Planning Commission and City Council to participate in a task force. Planning Commission Meeting Minutes February 21, 2006 Page 4 1 She explained that the consultant, along with City Staff, would facilitate the meetings noting that 2 the Commission should identify one or two Planning Commission representatives to be part of 3 this task force. 4 5 Chair Stromgren asked how if the City has an idea as to the total number of members for this task 6 force. 7 8 Ms. Moore-Sykes stated that the task force would consist of 12 to 15 members who would meet 9 throughout the summer months. She indicated that the Action Plan for the 2008 Comprehensive 10 Plan Update, along with the proposed meeting schedule, has been included for their review. She 11 explained that the plan is to begin meeting on May 8, 2006 noting that the City of St. Anthony 12 has been selected as a work shop site by Ramsey County to look at the feasibility of installing a 13 sidewalk on Highcrest from 33`d to 37th to provide improved pedestrian access. She indicated 14 that the City may also be collaborating with the City of Roseville noting that 37d' is the boundary 15 between Hennepin and Ramsey County. She stated that the City would like representatives from 16 the Planning Commission to be involved in the Comp Plan Task Force. She noted that there is a 17 possibility that these meetings would also be televised and assured the Commission that minutes 18 would be available for their review. 19 20 Commissioner Jensen stated that he would be willing to volunteer on a part-time basis. 21 22 Commissioner Galyon stated that he would like to volunteer as a representative. He asked if a 23 workshop would be held to help educate the residents on the issues and process. 24 25 Ms. Moore-Sykes explained that the Consultant would be responsible for covering all of the task 26 force members on the issues and process. 27 28 Commissioner Jenson stated that he would also like to volunteer as a representative. 29 30 Commissioner Jensen stated that the Planning Commission discussed certain areas of the 31 Comprehensive Plan that they felt should receive more attention and asked if this information 32 would be provided to the Consultant. He asked if there would be discussion to include a visual 33 of the neighboring City properties that border the City of St. Anthony's zoning districts adding 34 that this information would be very helpful. Ms. Moore-Sykes stated that the information from 35 the Metropolitan Council regarding would be included. 36 37 X. INFORMATION AND DISCUSSION. 38 39 10.1 Proposed Change to PUD Ordinance Language. 40 41 Chair Stromgren stated that this requires further review and has been moved to next month's 42 agenda. 43 44 10.2 Code Enforcement Report— 1St Quarter Planning Commission Meeting Minutes February 21, 2006 Page 5 1 Ms. Moore-Sykes stated that a summary of the City Ordinance enforcement activity has been 2 provided for the Commission's review. She explained that the report is provided to give the 3 Commission an idea of what is going on in the City as far as code enforcement noting that it was 4 a very quiet fust quarter. 5 6 10.3 2006 Strategic Planning 7 8 Ms. Moore-Sykes provided the Commission with a brief review of the City goals noting that 9 their first goal is to address the sanitary and storm water sewers. She explained that the 10 Metropolitan Council has identified the City of St. Anthony as having inflow/outflow problems 11 and must now come into compliance. She further explained that the Metropolitan Council would 12 start accessing fines and penalties if the City does not address the sanitary infiltration flow issues. 13 She stated that the City has to fix these areas noting that one of the areas to address would be 14 sump pumps that have been incorrectly installed in residential homes. She stated that the City is 15 implementing a program that would help find incorrect and faulted connections and compel the 16 owners to correct the problem. She stated that this is an important and sensitive project, as it 17 could cost the homeowner a lot of money to fix the problem 18 19 Ms. Moore-Sykes stated that the second goal is to install automated water meters. She reviewed 20 the current process the City uses to collect information with the Commission noting that it is very 21 labor intensive and the City is looking to automate this process. She stated that the City would 22 also like to address sidewalks and street lighting noting that this would have to be done by 23 Statute. She stated that the City would also like to prepare a plan for Emerald Park, which is one 24 of the more heavily used parks and is in need of a facelift and improvements. 25 26 Commissioner Jensen referenced the water meter changes and asked if there is a better system 27 that could be used. Ms. Moore-Sykes stated that she would review with the Public Works 28 Director and provide an update to the Commission. 29 30 Vice Chair Hanson noted the costs for installing an automated water system and asked for 31 clarification of the costs and who would bear those costs, the homeowner or the City. Ms. 32 Moore-Sykes stated that it was her understanding that the City would bear the costs noting that 33 she would verify and update the Commission. 34 35 Ms. Moore-Sykes stated that Staff, with the help of consultants, are currently putting together 36 articles of information on the sewer issues, sump pump rules and sanitary water issues with the 37 intent to present this information at a later date. She stated that the plan is to also include this 38 information on the City website and distribute to the community. She assured the Commission 39 that Staff plans to do as much as possible to keep the community informed of the process and 40 potential changes. 41 42 Commissioner Jensen asked if the City or the Metropolitan Council would consider some form 43 of homeowner TIF funding to help with the costs. He expressed concerns stating that it would be 44 very expensive for some homeowners to come into compliance. Ms. Moore-Sykes assured the 45 Commission that funding would be one of the topics of discussion. 4 Planning Commission Meeting Minutes February 21, 2006 Page 6 1 2 XI. GENERAL DISCUSSION 3 4 Commissioner Galyon asked if there is a way to track nuisances and asked if this process could 5 become a part of the Comprehensive Plan. Chair Stromgren stated that this would be part of the 6 code update. Ms Moore-Sykes stated that she has been keeping a list of the concerns adding that 7 Staff would like to hold a public hearing on the issues and move forward. 8 9 Commissioner Galyon asked what the plans are for reconstructing and repairing streets with a lot 10 of pedestrian traffic. He expressed concerns stating that these areas should be kept safe, 11 especially those used by children in the City. 12 13 Commissioner Galyon stated that residents have mentioned the intersection between Coolidge 14 and 35`h and expressed concerns that there are no traffic or stop signs at this intersection. He 15 stated that the area has had a number of problems with cars speeding through the intersection and 16 asked if this would be addressed. Ms. Moore-Sykes stated that she would make sure that the 17 Public Works Director is aware of this problem. 18 19 XII. ANNOUNCEMENTS 20 21 Commissioner Jenson stated that the Hennepin County Task Force wrapped up last Monday 22 noting that Hennepin County is currently compiling a questionnaire of the highlighted issues for 23 Silver Lake Road. He indicated that Hennepin County significantly utilized the input received 24 from the task force and citizens noting that their input was very positively received by Hennepin 25 County. He stated that it was a very good process noting that the plan is to develop the budget 26 this year and execute in 2007. 27 28 XIII. ADJOURNMENT 29 30 Motion by Vice Chair Hanson, second by Commissioner Jensen, to adjourn the meeting at 7:52 31 p.m. 32 Motion carried unanimously. 33 34 Respectfully submitted, 35 Bonnie Sullivan 36 TimeSaver Off Site Secretarial, Inc. STAFF REPORT To: Planning Commission Report No.: VI.1. From: Kim Moore-Sykes,Assistant City Manager Date: March 21,2006 Subject: Request for Conditional Use Permit by Dominium, Inc. for a Salon in The Landings, Silver Lake Active Senior Community Requested Action: Conditional Use Permit Property Address: 2501 -38th Avenue NE Zoning_District: PUD Mixed Use 60-Day Expires: March 24, 2006; 1/25/06 Advisory Letter for Extension of 60 Day Rule Background: On January 23,2006, Staff received an application for a Conditional Use Permit via the US Postal Service from Ms. Tonya Schelitzche,Dominium, Inc. for a beauty salon at the Active Seniors Community of The Landings at Silver Lake Village. Ms. Schelitzche also included the $130 application fee with the application. Ms. Schelitzche indicated in her letter that The Landings would like to include a beauty salon as a personal service for their residents only. Because the application was complete and included the fee, the City is compelled to abide by the 60-Day Rule, which requires a jurisdiction to take action on a zoning application within 60 days. Staff sent a letter explaining that the City will require an extension of five (5) days in order to complete the review process and to take action on their request. Requested Action: Ms. Schelitzche, Dominium Development&Acquisition,LLC, submitted an application for a Conditional Use Permit (CUP) for a beauty salon in The Landings at Silver Lake Active Senior Community. The Landings is located at the Silver Lake Village,which is designated as a Mixed Use PUD. Properties that are designated as a PUD generally have more flexibility in planning and may include only those uses generally considered associated with the general land use category according to the Comprehensive Land Use Plan. The City Code does state that in some unique situations, the PUD may allow the approval of use or uses that are not listed as either permitted or conditional uses in any underlying zoning district (1655.04). The underlying zoning districts for the Silver Lake Village PUD is Commercial and Residential. Staff recommended that the property owner secure a CUP because while this use is allowed in the Commercial Zoning District, it is not normally an allowable use in a Residential Zoning area. Staff could not find evidence that a beauty salon was listed as a possible use in the original development plan for The Landings. By granting a CUP, the City is able to provide some public health oversight for this use. The CUP would also document findings that the proposed use will not be detrimental to health, safety, or general welfare of persons residing or working in the vicinity; that the use provides a service,which is in the interest of public convenience and will contribute to the general welfare of the community. The proposed CUP, if approved,will also exist as an addendum to the existing development plan. 032106 Dominium Salon CUP request.doc Recommendation: Staff recommends approval of the Conditional Use Permit based on the following conditions: • Licensure of salon employees by the State Board of Barbers and Cosmetology • Compliance with State and County Public Health Regulations for Salon Operation • No external signage advertising the salon's services or location. • The salon exists for the convenience and service of The Landings'residents. Attachments: • Application for Conditional Use Permit • Letter of Explanation for the CUP • Copies of the Receipt and Payment • Letter from the City re: CUP Application and Process • Site Plan 032106 Dominium Salon CUP request.doc r DOMINIUM Development &Acquisition, LLC January 20, 2006 Kim Moore-Sykes 3301 Silver Lake Road St. Anthony, MN 55418 Ms. Moore-Sykes, Enclosed is an application for a Conditional Use Permit for a salon within The Landings at Silver Lake Active Senior Community. Also included are floor plans for the community and the salon itself and a letter addressing additional criteria. Please contact me with any questions. Sincerely, DOMINIUM DEVELOPMENT &ACQUISITION, LLC Tonya Schelitzche (763) 354-5606 2355 Polaris Lane North Suite 100 Minneapolis,MN 55447 Phone 763/354-5500 Fax 763/354-5650 Acquisition•Development•Construction•Management St. Anthony Leased Housing Associates I, LLC 2355 Polaris Lane North, Suite 100 Minneapolis,AIN 55447 Phone: 763/354-5500 Fax: 763/354-5650 To Whom It May Concern: St. Anthony Leased Housing Associates I, LLC would like to request authorization for a Conditional Use Permit for a salon within The Landings at Silver Lake Active Senior Community. The zoning for the area in which the Conditional Use is located is Mixed Use PUD, a zoning which permits this use. The Conditional Use requested will not be hazardous or detrimental to the health, safety, or general welfare of any individuals in the area. No hazardous materials will be used and the Conditional Use will be professionally staffed and monitored. Additionally, the Conditional Use is not out of character of the neighborhood and should not cause any hazardous response. The Conditional Use is desirable at the proposed location because it allows convenient access to services for the senior community which will be living in the building. It is a service that will be specifically provided as part of their renting experience and will significantly contribute to the welfare of these individuals within the community. Sincerely, St. Anthony Leased Housing Associates I, LLC Justin R. Parr 3301 Silver Lake Road 'St.Anthony,MN 55418 ' (p)612.782.3301 ' (f)612.782.3302 www.ci.saint-anthony.mn.us ZONING APPLICATION CHECKLIST APPLICANT'S NAME: (Las ( first) OWNER(If other than applicant): LL-L MAILING ADDRESS(Street,City,State,Zip): '205� Ro"A Aij �2� l6)0, ��� DAYTIME PHONE NUMBER: PROPERTY ADDRESS: k APPLICABLE CURRENT ZONING DISTRICT(S) TYPE OF ZONING REQUEST ❑ R-1 ❑ R-1A ❑ R-2 ❑ concept review ❑ R-3 ❑ R-4 ❑ R4 '( conditional use permit — ❑ C ❑1 e1 I - ❑ R/O ❑ variance XPUD ❑ rezoning ❑ Other ❑ subdivision ,,LL ❑ ordinance amendment Fee paid W Date:4-;1 7 d ❑ other Date Application received: 2 06, 60-Day Expires: ktA&C---_13,,xfx Waiver Letter Required: 'X Yes L?-f o Date Sent; No Referred to City Engin Buildin Ins ector• P Referred to City Attorney: Referred to the Watershed Dist.: Date of Concept Review: a �� Date Public Hearing Notice Sen : Date of Public Hearing: 3 � 0 PLANNING COMMISSION ACTION COUNCIL ACTION ❑ Approved ❑ Approved ❑ Denied Resolution Number: Date: ❑ Denied H:\Planning\Forms\Zoning Application Checklist 2006.doc Date: 0112OY06 Fee: $130.00 (60-Day Rule Effective) Cit y of St.Anthony Application for Conditional Use Permit Applicant: St. Anthony Leased-Housing Ass6c. I.' LLC Phone: (763) 354-5636 Address: 2355 Polaris Lane N.r Plymouthr MIST .55447 Status of Applicant: (Owner, Buyer, Renter, Agent, etc.) Owner Street Address and/or Legal Description of Subject Property: 2501 38th Avenue NE,- St. Anthony f M .55421'. Zoning Designation of Subject Property: Wxed Usk- PTJD Reason for Conditional Use Permit Request: I Salon .in'apa�t ccumunity APPLICANTS, PLEASE NOTE: Minnesota Statutes and City Ordinances require that the following criteria must be satisfied before a Conditional Use may be authorized. Please respond in writing to these criteria, using additional sheets, if necessary. 1.) The requested Conditional Use is one of the Permitted Conditional Uses s ep cifically listed for the Zoning District in which the Conditional Use is to be located. Please see attached letter. 2.) Explain how the requested Conditional Use will not be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property values of improvements in the area. Please see attached letter. 3.) Explain why the requested Conditional Use is necessary or desirable at the above location to provide a service or a facility which is in the interest of public convenience and will contribute to the general welfare of the neighborhood or community. Please see attached letter. CADocuments and SettingsMuciu\Local Settings\TemporaryIntemet Files\OLK3C0 on�Won Request 2005.doc * 1 UU 130 . 00 CK Additionally, applicants must submit ALL of the following information to City Hall by the Tuesday that is thirty (30) days prior to the regularly scheduled meeting of the Planning Commission or City Council meeting at which the request will be heard at a Public Hearing. 1.) Completed application for the specific request and payment of the fee. 2.) Complete survey and site plans of the subject property (including dimensions and elevations) showing the building, driveways, curb cuts, ingress, egress, etc., on the property and in relation to adjacent properties. N/A 3.) Explanation of materials to be used and plans for screening, landscaping,fencing and dumpster enclosures. N/A 4.) Drawings of completed buildings, if appropriate to the project, and materials used. N/A 5.) Storm water retention and drainage. The appropriate watershed district or water management organization are required to be notified of the project. 6.) A letter explaining the reason for the Conditional Use Permit. In the letter, please describe that the circumstances to warrant the need for the request. An incomplete application will not be scheduled before the Planning Commission or City Council. Signature of the Applicant: CADocuments and SettingsMuciu\Local Settings\Temporary Intemet Files\0MC\Conditional Use Request 2005.doc 2 6d° tj 443 5 St. Anthony,,,.Minnesoto 55418 RECEIVED OF Dollars o CASH w r CHECK I � CITY OF ST.ANTHONY 01 Suver Lake Rd. Phone(812)-789-8881 By THANK YOUI � r , ..�' ' .y�c .Av f,•f++}(.i.�r � { 'f`'�'rsr .Sir �" y�.s..... �. +' ,,y�{�'` + •54 ta9ar v "1 Air. h� ,.� rG a+�ij..'f` �!, i2 "''d. ..a } •i y{c` ```,.r�S 4P':. 'd`" ,�stY �'� � •vt '. ,��,?� � y� � 4t�aY��y�s� .d�t^`i ""s'�' � ts�ya e �yla!b v, s 4 � , wr s u' 100 4 3 5u' 1:0 ? L000 50 51: 5800 4 2 2 78 Do 0 to o ilia e 3301 Silver Lake Road, St. Anthony, Minnesota 55418-1699 Office: (612) 782-3301 • Fax: (612) 782-3302 • www.ci.saint-anthony.mn.us Ms. Tonya Schelitzche January 25,2006 DOMINIUM Development&Acquisitions 2355 Polaris Lane North,Suite 100 Minneapolis,MN 55447 RE: Conditional Use Permit Application Dear Tonya: This letter is being sent to acknowledge receipt of DOMINIUM'S Conditional Use Permit application for an onsite beauty salon and applicable fees for consideration. Enclosed please find a receipt in the amount of$130 submitted for the Conditional Use Permit application fee. Minnesota State Statutes require that any land use or zoning related applications be approved or denied by the governing body within 60 days of receipt of the completed application by the political subdivision. To be in compliance with this statute,the City responds to submitted applications in the following manner. DOMEZUM'S request for the above-listed action for The Landing's at Silver Lake Village will be presented to the Planning Commission for an informal concept review on February 21,2006 and public hearing before the Planning Commission on March 21, 2006. Following this public hearing,the Planning Commission,which is an advisory body to the City Council,will make their recommendation for approval or denial to the City Council. The City Council will make a decision on your application at the March 28,2006 Council meeting the following week. The Planning Commission meets once a month. Because of all of the statutory noticing requirements,the City needs thirty (30) days prior to a Planning Commission meeting to comply with these requirements. Your application did not make the City's deadline of January 17,2006,which is approximately thirty (30) days before the February Planning Commission meeting,and so was not included on the February agenda. This situation also puts the City out of compliance with the state's 60-Day Rule by five (5)calendar days. As such,the City does have the responsibility to advise you of this situation and to also advise you that we will be extending the time requirements of the 60-Day Rule to include March 28,2006,which is the date of the City Council meeting that will be Our Mission is to be a progressive and livable community, a walkable village, which is safe and secure. r 2 considering and taking action on the Planning Commissions recommendation on DOM ZUM's conditional use permit. A representative from DOMRquim is required at all three (3) of the above-mentioned meetings. If a representative is not present at or is unable to attend the meetings on the above-referenced dates,the Planning Commission and/or the City Council reserve the right to table this request until their next meeting. If you have questions or concerns regarding this process or your application,please feel free to contact me at 612-782-3312 or via e-mail,kmoore@ci.saint-anthony.mn.us. Sincerely, 4core-Sykes Assistant City Manager Enc. 1g7 BKV ASTORA G R O U P e.� ROON Architecture Interior Design EngineeringI��� Boarman Kroos xv ogel CIT @ II" A = 8'-3" Group PIOR @ (o q4 EA = 5'-q" Inc. TRASHP222 North Second Streei ROOM Minneapolis, .3 55401 9.375 I Telephone: 612.339.375 I q7 I -0 - Facsimile: 612.339.6211 7RAT www.bkvgroup.comI I7 P LIJo - O I 71-211 1-211 CONSULTANTS I I PLAT"I COUNTER W/ 24" BASE CAB. EACH SIDE, CENTER KNEE SPACE, — STAIR 24 H UPPER CABINETS PROVIDE 1 7'-2 1/211 IOE 'GFI DUPLEX OUTLET EACH SIDE WASH SINK C3 g III �_ N PROJECT TIRE I 11 PROVIDE (5) ROBE w I'-II" R @ 6 4 -0 BEAUTY ' SNOP HOOKS ON WALL @ 8" O THE LANDINGS O.C. AT � 198 — — ST. ANTHONY ��� 1 VILLAGE � ST.ANTHONY VILLAGE,MN NO KRN ' O � I � I SHEET TITLE 20 MIN HM FRAME � WIRE 48 N MIRROR O GLASS W/ SIDELIGHTS I'-2>" — — — — NEW BEAUTY SHOP REVISED AFF TO 7'-2" AFF. FEC FLOOR PLANT 8'-2 1/2" AREA"A" PLAN COUNTER W/ 24" DRAWER PROVIDE POWER FOR PLAN COUNTER W/ 18" BASE CAB BASE EACH SIDE, CENTER KNEE TWO HAIR DRYERS EACH SIDE, CENTER KNEE SPACE, SPACE, 24" X 36" UPPER 24" H UPPER CABINETS REVISIONS No. DATE CABINETS EACH SIDE PROVIDE (2) GFI DUPLEX PROVIDE (2) DUPLEX OUTLETS OUTLETS EACH SIDE OF MIRROR. PROVIDE UTILITY SINK DATE DRAWN BY CHECKED BY COMMISSION NO. 1612.01 SHEET NUMBER s 1 LARGE SCALE REVISED PLAN - BEAUTY SHOP 1 R2 1/4" - 1 '-0" 1612-01 -AFP-01A-BEAUTYSHOP PR 27 0 2004 BKV Group InC. I . I � I I . � I I � I I � I . . I I . i � . . ; I i . . . � . I � I I . - . I I i I I I\-- � � I . � I � � I I . , I I . I : . I I I ; I I I � I I . � : . . I I � ; . SILVER LA ROAD OFFICE CONDOS � . . . i - . . I . . � . � . I . � ; ; I i I . . I . � . 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U I L I . gr I ,,,rr L r, r I I . I >_ - . I . I . . 19 r . I . I I FE I . — . I r i r . I I I I blIBI'LANNIN(i EN(J1NhhVJmN � . L .I DESIGNED BY. J.V. . . . w" ARCHITECT: . PREPARED FOR. . DATE. ,3123106 , 1 1 L 9 r I . r DRAWN BY:_J.V. . I 2 . I r E%gm MOHAGEN HANSEN S ' & T DEVELOPMNENT SHEET 10 1415 E Wayzata Blvd, Suite 200 9 . . L I . I I CHECKED BY. C.G.S. - I . I ENGINEERING 1 11751 Troy Lane N I * I . r I 1 6776 LAKE DRrVE NE,SME 110 Wayzata, AN 55391 , Maple Grove, MN 55369 . 1. ;9 . - I r � LINO LAKES,NIN 55014 Phone: (952) 473-1985 Phone.- 651-775-1989 Fasr 851-762-5090 1 6 'L , , . '� . I r :1. PHONE: (763)785-1043 1 1 - KE * - 1�"" I]] 41 11 I I ' , 11 - 1 .. , " , . . L L . I 1 . 11 - ' - 111 I 6 No.. 061026 r..... , FAM (763)78&aM FO)f.* (952) 473-130 L .� - -_ - � -_ � DATE REWSION ..- I r . - � - -_ ; I L I � . I ! L I 1 6 1 1 . , r I r i I � i r % L r . I . j . . L L I . . � i . I r . r r I i I . . . . r I 'r_',....r ...L, " __...... - - - I . ___- - -_—'r r I . . 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I I "I I I lqj.E & S.I.E. 930.25 "I it 11,M�1;11'-'i ��;�F,� -j"?"�' � i .' -1. -"'. - I " 3-V`�00�1;ry �- " . . . I 11ROSION WNIN201m NOINIS I '�� � '%, I - ..W .4;� �'1, ) ---� ( 6 .4.113" 13ZJ4.U6.9�.WW.�. . — — - — — - — — - - .gx;�"' 'X� . I ,.,,,T— - 7— — ' — — ' — —17' ' '� I . GENERAL NOTES: . 91,�'ll"�,,�t,��ll"",!����""I�-., T ", " I I , .1 .wi�- , - ' S� I, / I I .C, I I . — — . — — . — ---'--'.----rn=n--M'--— — 41 1�11-11 111-1--.", , . I EROSION ,'ONTROL N S k IMPLEMENTATION SCHEDUS 1) THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND . . \ I==ZL==;--r- ="- - . - "" 4", I . I (1) PRIOR TO ROUGH GRADING, INSTALL SILT STOP FENCES IN LOCATIONS SHOWN I I I -�'� '-�� �."""""�""i���",�"""I"-- , "", �_-,golgf, #";��'�"'.,"'�'iq .g� - q IK�"""' . 4 , i,. -g� - i'/"��111-11��A'1-1;�VTI , . ADDITIONAL SILT STOP FENCES WILL BE REQUIRED WHERE LOCAL CONDITIONS REQUIRE LOCA71ON OF EASTING UTIU71ES IS NOT GUARANTEED TO BE ACCURATE OR . . I Xj -'. " = , 7"",, �' i 'TY�7�7 r'; -, I 1 (2) EXCAVATE PONDS. I . , � ` ' .-?. '- �� ..r I I I I DETERMINATION AS TO THE TYPE AND LOCATION OF UTILITIES AS MAY BE . . I il'&'�" Z"�-'"i�111110.;'�-��-,,"" "i '�`i"�� -� ALL PROCEED ON AN AREA BY AREA BASIS TO MINIMI ALL INCLUSIVE. THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN I \ ' .80 /�/-�"""�`�"""`�""��"'..�',�'�ll-, 1;"" I�1' "���.����i-,,,,.:,�",!",�����-,�,c,;"�,,,,�e,.-",�,�,,�,�.ff I."�t�;�'n� ---''-,", ""," r, Z� �111", . \ E" wi -, 'i";-'�'%ii' "-" '�'nl'r"'I?",'�� I ZE ' '�'-�'��' ". �,.�-."' I L �'1111'-"�,' 14'� t " i , " , 1111-1 " - " �"�i�"N, -, .0 ". UNCOMPLETED AREAS. . " ".V'�-,'51'1.3��-45`1 ig"�"�' - NECESSARY TO AVOID DAMAGE TO THESE UTILITIES. . .ro B5 P ,,�-- / ,,% , - ",N� - . . 11�, � - - "",- *1-"i� 1'116�')=--. .ly, 9""'!.,- �' I I I I 11 " -�; ;m'.1.'.1.' '1-111- 5 1 � I U r�i�,--,��ti,�!n��.r�,�",���,���;,,,-".".!,�,�?"��i 1-114! -j:- " �. �� 1 (4) AS EACH AREA IS GRADED, PROVIDE NATIVE TOPSOIL, SEED. AND MULCH . I . I �0" �1-'.t-"'-" �' I'll T I . I . 2) CONTACT GOPHER STATE ONE-CALL AT 651-454-0002 FOR E)a"NG . . , ��'� �--',�'j 10 4`�*A'R'�!'A��.� ", ��! 1� ��� '� 15111, \ I . ( M-�- _j ... .' ANCHORED WITH A STRAIGHT SET DISC WITHIN 14 DAYS OF FINAL GRADING. � ' ' -�""'- ' � . ',,,.;'r,"-1,'--,- ?'i--'-''�',�"�-- ��'11`111`�" � - I I UTILITY LOCATION& I . I � '. g�-! '1�1,1 101" "... � (5) MAINTAIN AND REPAIR SILT STOP FENCES (INCLUDE THE REMOVAL OF ACCUMULATED r, I -11, I--,' 1/1 4�1"' ; . �61N .', -j -,"O'k, I - I 11 - -11--"" , . �*k --;A; N * 3) THE CONTRACTOR SHALL FIELD VERIFY SIZE, LOCATION- AND ELEVATION OF * ' I 1�1 '-� �. ';'-'.� ,",*'I " --- C------- SILT) UNTIL VEGETATION IS ESTABLISHED. .I "A.-L ". " - - ------- ---- . . ��I '� '' 1 J-7,'. ', E)QS71NG SANITARY SEWER, WATER MAIN, AND STORM SEWER AND NOTIFY 4 ! I. I* �"`� _ _. ,-,- . , —.— \\-'�"!'�. 12,�,�,�l-",,�',�-�-�","3i�.i�,�'.', .�� I I I ----LW4SRNG-;WS42MJS-------- - : _�."'T_-' � ! 6e-�- i, , ;,�"'\ (6) REMOVE ACCUMULATED SEDIMENT FROM POND AFTER THE SITE HAS BEEN STABILIZED. ENGINEER OF ANY DISCREPANCIES PRIOR TO THE START OF . - . I . 11, I I . 0 6880 SQ17 � " ��-",�"r1 / : INSTALLA71ONS I . ��i�; :Cop, \ il"-4"'.""""'1'1�',:,�,��,��;,F�"",�.',���,�,,,����,� I I T, - I 1 (7) USE MnDOT SEED MIX 26B FOR POND. I . I (;U%- - FFE 955.8 11 !';'�,' 'J -"'; .,K',`4% I I . . -4 '4 ,,.�,-�"4;����--,,-i.��",-,." A � 4) INSTALLATIONS SHALL CONFORM TO THE CITY ENGINEERS ASSOCIA71ON OF . 1 151. 1 -t'� -'� �'TVN' "'P��"""".`. . - I i I MINNESOTA (CEAM) STANDARD UTILITY SPECIFICATIONS (IN9 EDITION) AND /A � I . �w?'.""""-'L".''I,,,,-"", �'-"'�"''N'�i'1-1111-�- ,-�z."".,�,,���,�,'�i.�,i��,.�.'il.,.,�-. -'i'I�,�'��.""�.1;��-1",�1,11;�L�, I 1. � THE CITY OF OAKDALE STANDARD SPECIFICATION& I - . . NIA ' F --� f I I I 0 1 1 .1�,;,.�l;-oil����,�f��41-11,�����, 11 I 1, . i I � -A I . 5) CONTRACTOR SHALL NOTIFY CITY OF ST ANTHONY PUBLIC WORKS * I I I I I I I., . � r X r"M or obw DEPARTMENT AT (612) 782-3314 A MINIMUM OF 24 HOURS PRIOR TID MY 3-.-I ftn"POOL -9 mm speft . ��' - I INTERRUPTION OF SANITARY SEWER OR WATER SERVICE M EXISTING I . I I I ri',,�,,��,�"it'�,�,��7i""��,;�,,�',,.-"".-";"��.,� 'I�":-,�'Ll'�,5���..'��."�-11"".", i I � '-�1-1 . I W"WMA A ram I . HOMES OR BUSINESSES- "A"', -am UL . I ---' . ep - --1 F --1 F --1 F -� F --� F --1 F 7 F --� ", "-4)"','�'A III-iii"O"11"'A0 ..-- I OM M - I \ F ""�*"'�,��,"'- "�'"11,111"�'%-11"', I Ir IWW at r"M .,1,-, ,ti'�" Y"��.�- � . \ . g�� 4V�r'!"i"�"'� 1-" ' . ' _j'� 2; I b I* . -"� 11��t -1 -- inks. I ' I.- I \ /. .0 "-'1_j-'- -, - Pit . I \ 10 . I ,-4'�'-"--5i -i�"�","-'k,�"'�' I I / � I., I not re - �' � - ��",:�� "'�,-,���",�,�-�.,.-""-�,,,����r',�;.��,�,�,,�,,'.,,�,-�.�-�', '-'�'."�j;t-"�!!�"""P' I W" � 111 -11-1111 � � ' - I , I ''..' 2, "I .,1'1�.�.1111t"' -� I . -- , - I I�- �,-."Jo-* IX-1i * i � ..�'"'. '' -, --,- ..-' 11.1, �- I dN h* - , -���,�t' -0 �' - SIREET AND BITUMINOUS NOTES: 1 ,5159 .. ��'-. 1� 2�q --� -, / li-? '�-'�""-'op'-'-'�--'�' . �;" - ,I'?! I �� �-_--�� . . . .. . ,."",' - . . . - -11 A-- . .. I ... - ' � � I I - U ,�,". � �-�-"'��q-�- I 65 I . I R 0,%- . �-. � . . '�"' - I . . � .. -'i"'�."i�';-"' , , / . . .. . . - ** - I .. . -- 1. . *.'�' )�� ..;". , '� i I 1) SAW-CUT E)aSTING BITUMINOIJS-AND CONCRETE CU 8 TO PROVIDE �- . . . . . . ;* .0.4* I ' : *'X� �% 1 96 . ---- .-Loy fWxb In Vo buid I .� - I boT :=--=A*y-�;� �N" '' I . I � ,L ..I-. - 7-��-',!�,�r�-"�-, , �';"-'. I � I , ---*, *�7t��-, 'r,r.-�'-:-:�-U, rz --,:- - ';��'�"V';"��' ��i - �-- BUTT-JOINT. I .'; , , -!� 4-- ' ' ' - - � . � I I I . -��'I ��,',,"M.,,,','i ,,.',,�' M-%-411�� "'-`� �,,-.-,�,-�',�-,,.�,��";�""�'�: , � a- '- -% I Fabdo q mod! 2) REMOVAL AND DISPOSAL OF E)(ISTING STREET MATERIALS AS REQUIRED -�'!.' _�' '�7" '� " "" *�"' " 4O!'!`C0k `P"�TPIS,��14' D -- -.... 114-1-1-.�-"-�� ' - - - V ,'.�i- ,�','.,,�',i;,-�""-Y"",.,-,,�'i",��---,-�i'�,�i�,� --i'---t"�� 5< ., I U t I FOR CONSTRUCTION IS INCIDENTAL �- i "'Yq, ' ��,:�-,,,,�".��",-..,;,,-"-�i,-"i""F1'��.'��""'�:�',- , - - - " -�� -�'I-,- I � twrww fwb" so L , ,,��,:�,,,,,t,.I�,.c��,,-���li*L,�;,�i�: , _�'�"',"� , �-'U,111 ROF'�`.Iil�'--"' '�-'----- -t`�-' -- '�_:'-�4-',4- *Q�'- I " :Z , - - :!�'-.�����,�.�-,��.��%,-,��:-Z,.���t� I ,"I '111"�L 5, ,,, " " ' " '-- `��;" - -." �,,,�,.�7;-,q�65,,4T���,,�,�.,��i i'�,f.'--'-�y'-��".'j'� , d " �-�F-�.�.-:-��, k " , , '�4 ".'� I � . 77'�-4 ' ' I -� �11.�-'-�,��'.""'�' ',,,,,, -i,��` , -,'.��'-'��7-.'!",'-,,�'�r'!-;'�- --,�' �I'-,'-,-1�����'I'll'I.I�'i�,'����-,�-�'�i"!%-llk'�"'--;�%'-�,---m�,-, I'�!���,�.,�,"�-I'�'ll,�li","L"�'.,�-�!""�e.,�,�,,�117 � �-----'-�'i"'�:�"�,':�'!";�-',"';`�'�' , I"'��-�-.'-'":" -��� i V"','�"i�`--'.-]-1'."� -< , ,, �,' r.,-��-.'., .� 1� ��� I' ."I , I I ,, ,--"' ' . 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I. . 3) RESTORE DISTURBED STREET M EASTING OR BETTER SEC71ON AS - _ I -�"k'-'�� , -, � I- ,�;-"";",�`-"""��i:"Ii�'�� �,�,'���,".','i�-*�,-�.-�,-,,,�r,t.'I,�'...'��;,..�,-;i.,.�,L�,-,�".-',.""�'�T�?"',��L,.�'��;",�,�,�-,.-":!����.'�������,'�,,�i-,..,,,',,'�,,:,,,.�,-,,-'�-i',,.',�,e--'r,,,�",,.!,,E,��,."-,,,;;�-,,�,I ,"5-k""'�-'-"�';-r',!Y�'�;. . -,, , "- � L I , " r U',."';�%*f��' -"�'_�-'�; � - e*,", , .. i` � .�� R- .,,.- ��Q�'; �01,., I - ' - - , --�- -� �'i,.'---j'e'l't"*,�i' :�"�-' �' � , , 1 � -, 4 , �" " `o -1 , � �I-'�---'11" WON"of rim"- , * 9 �'- , ., .� I , � lf'�01�"� - 17". ". : Rl�"i�' """"L. "-"A-N�-'-t�"�'-""�'�--�:- ii2-,' �-,,.,..�,!.-!6�,,�.,�.-:��,,�����,,'-",,�,,�'-!,��, _�""�"-_".' ';;:"�""� -?"L� _,-f'-"-"'- '. _�'�';�j-_ 'k I`-141t'�-? C AP 11 ` - �j; " g�r- L, - )P— . . $k , . - 5 1-1,�-�'�i!L"� �2 RR!" 's,'*� , " , , PROVED BY ENGINEER. , - '� " � -�!�� - . ,- ,'' L �' ''� . . '' - - I - if ' ' � � � - �' N, " ." --- . � -. . 'Z .' -, -- "-" ., -4, - I - L - , L 'L '��- � ,,, .. ?'�"' "',' I i�i�i U",4'11 .. -� i � , , - .1 . I 1. � I ' R- " ��"'� "-" ---L----' ��'�; - r ' I -A ,,�,�,i"",��f.t"���,,,�,.""",Z��"",.�,,�,".* , , ."-!�-� I'll'��"' I I , - �- �' - �' .. .' �' li'W�1141 11'i� '�� "� 'j, -�-;I, r�--."'!,',* '""L-"'.,�' "S"I'll"N" , �"'' �" ,.,'., ,�' , . �'11-11'1- - -, '-"-"""t--"""" --WI �";,';.��,'�'��-',Z`1��:. '� '.'A , - , � .. �' ,��--l'-"��i-'',,-�,,���,�,,-,t�,�,,,z.,,I��L",.�,�,Y.."f�,�,;L��,-� .,!"�r,.,.""�,L�',..,.'�,�,il�,,-,�t , - .41�;""�"'-n'1'1' ��'��'�.'� L - ,-!'� , - u .. 'T -", :��":�'-t'�,�� k 11 L .1. ' ��-;-10".;,':�'- ,-., , �'Aj"'-N;"f�" , L I I � ALLS '� W : . ..' :* ..:- : - . I '. ' - ' --��- �' *;�-"-"�""'�;""�'� � � -,- 2 -" '.1 ";�� 44t'5f'�i"'� _ i .. . . . I I -r�!�,��,���eg,."�,,,.'�A,�ili�, " , , i'01'; t�""",�,,�!�.1'.1-1:11,��"fl�,,�* , -!"R!�'%"'�" �"M " I, � f -'�k �,��:,�,���,���,,,-'.'�%�',-'�'. ��'�.';�'�f�Y"�"- " - - -Z' -L", ' `"," ---';� !""�;��-'.r'�'� A - ..;- 0 ��;�e�"� '-n!.�"'!-'�;4��."- -, . - -, —,,- - ;�'�U""'�g�.� .. -1 '--'�' -� -,----,, -.--""" 'L': " i i L , �' " �"�;'� -' `1`111�`�l �'--�'��"� -'��,'-""`-� -�""�L '��':.-'�,".�.-" �-k " � I � , 1'111"�""'P-"--"'4� "I�IL?"��--�,�.'r����'��.��"�l-r��i��-,����",t.�,,i' -" -,.f, 1"""'�� 1 4) CONTRACTOR SHALL USE TRAFFIC CONTROL MEASURES (IN ACCORDANCE �" ... L�'fr '�'� - 4'7��"" _0 , _ . "�:' % .' 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I , ' I WITH THE "MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES!) -7 - - . g,,, ", I -- ' ' _"",'�."�'t,'j I ��N�;'i'�'-�"��""."�-�r�."��,,'�.,�,,,--,��,'-.,��"",,��, -,,, 1� " �;;."' ,. , " Z 5 ?-�"O';��""' �,,,�i�i";,t,��,����,�!,r�--i,�.-""",,-R I I ' ", -"�TO��I,J- L"W. ,,,, - ', , "'., ,- I 45't-i""', I . t"��L`��'�'R�;"�-."'."V , --i-, - , I S.,�" _."_"'r�. Ni!'.""��4-;, , ,� .'."A '1".- , , , � ,' NECESSARY WHENEVER GRADING, UTILITY, OR PAVING OPERATIONS el � � , 1. -, . , , ...� - , "" ,.�- , � ,- , ., �'-;-,'�i'���"��! T"',,�".,�- � '� - ,,f,7-',,,,,��.','�--�.-�"",.-"'���","-,��I----"'--��'O ��'.fl"-'-'Nj"- �""- L�L �,......�"" I - ,,,, � --L'i,Lt' , --Z"�"' .. e "-�'�"- - -R., -�� ENCROACH ONTO ADJACENT STREET& , A ' ' � , -, ' , � , i "', ",�.' .�;""j�'�-'j�"+ - - - '` - - ,, -"" " -- � -- - , .' 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I C-'��'-I,;""11'5 ; ; 'i�"i'�" 1111'�flli�` --�� -L� ,;1�1',11,"O�", N� , ,, - 1 .1 . , -" - - ��;� , " j , " I 1, - WATER MAIN NOTES: f � `�' ."N';"�,"' 10"��','!-.'�"�'�" . L 4 Z.V"1Z , ,l" I 11� I ,..";".'-.N ,,,, i"'I"., - I - !4'�, J- ". ", '�.'�"'!�""'i' 't"L" `� 'N-11"Al-I�-- '�I'L ",- -- � � -1 -,.-.� A - ", - " .-, ��" .�I'L --� LU I I A-1��%�'�q,��"r"E�,"; ,-' 2,; T!, - - I. X'� �."L ','",�"�l - . I , r'? L" -` � � - 1'!�-�-"","n� _' ," ;' I _� L", , �'�'� , "�j,"��""!�"L'-� %�.�'L""' ,"-ep- -- 'N�"-.�----;��'i' , L - ;' ' -� I I.Ir BIL Wmr 00100T 23M LVWE4503513) L L L L _ _�� &, W." " �!' -`�'�i'�-'�"-�-"- , i 1. : 10 "'-'."�-."� --"'�'� ,! , _� _ , '1;11i;li��!'"'�'�`�-" - ' ', ��.� ', !.� ', !.� ', !.� ', '� ��!.� '� ��_ '� ��_ 1) MAINTAIN MINIMUM OF 7.5 FEET OF COVER OVER WATER SERVICE. 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"L" 'j' " -�", -- 1� '�e�3 -,_p" "' '. �11111'.12"111� �", ,� �- ;,;,i-'-'-,"".- -� f,-'-",,"-'--'-'7 I APPIRWYM GMULAR SUBGRADE I � %, "'�"N'-151'.��' ' ' . , L , , "'" ' - ,i"���.101- -11'-*��';'�"-'--,.�",,',�Z',-�;�in,'�. --,,% �':�'.""';'�-'�;",'.'�'*; �""-"'�;'!-�'��":��i'f� rX to I . ;�I -L � , - i'��' . , .0,� -v, q, � I -4' '�' � J� �6 ,��'-' -'i '4" '�'�- �A I lil,""'L-L `."'4,'�'-""t' -"��,V���'�;�-L!".-'i`'--"�,�',��-,-.,L,���,"i��,�,,�l,�.�,�',���.,,,�,-,,.,..,., ii-�'-�g"--'��'�' � -_`�'-L� , , , �Ij;'� . �11' "'� "�` i '. -2 , .' '.�� _ , ,." � - I �- I / I , ; I" " - . . , -* --�'i" Ito �' .11 , - N." � "k " 7v:� '43 �1,E,I .� - -� 1--, 1'? ,' i jg T,��,,,,�..���,,�',,.,-,�',,,,,,J�i�"10 �J"O-"j""L' 1. '�> ,�,'_'9 .. . ���! 1 , ,h - k ! - -'� �' ", L'�� 'L -.1 I - , �11i�-.'; ' I ;*,"v.,i ,'! ,,,, � I-,- - - - - , I .11, ,r,p_ " '- ' ' ' "�-- -�L'�"� ' " "N ? tOOW 001 a,, , � �-'I �11-p"'n " � 11611, " ' - -�,'4'-'�o�` '�'�""';""'��`-'*"��fi' r"-i�"-�'pf - - �-'- t-'ili' _� ', "'kt: -';-W�- ' -� �r��'�."-N-�-��'?� ,� ." -, -"'.'!, � ",-, A �11.11 SAN NOTES: . - , - 7 � "�" , M 'j,'i.,;,,,g,,;#,� A-f,gTING B TU , -<".'i�"',S'� . e , - - --- I "-��'1-111 -'11'� , jj�� ';"'�"*� '��"1 "', -"�'" "'% -'-�.";�- �� �j', - - ,�!���i",��-,'i�.',�",,,�',,'�,-L--, '15t�-�'..;,";;'-", �', � I - - ,�g . i '11��'-!;� ".", " -�"� - BUIT JQ � "' , .' . _ .,,, , �:'� ,�;"' .�", '��" �' , , ;r 4,,,, i�. g�g 0 k W, _ � R � . N TARY SEWEF �:: j 'j, 'N"W �' )" - �' �j -�'+' '�-'� - -�,�;'��--"'e7L-'-"��"-" ��"a 2 ci� �- - / 9 -3.09 I �) I , 4 ...� Ivuuza'"�""-,�P'�L"�','i'%�'g,' 0, , LIN L � ! L , , . . . . !�VX -�,�.- 1%"'. - "'"'L " .",- 11. 1 q� --- - A. 94 . . � -" - ;:,"',�"i-, g-�W -'� -�! � , , .." � - ,,, , A, ---:Y,VV 1; 15,-iv, - - -"%,- I LD PRIOR I -1", ", !�" ?�� , 2 �t- . .�" e' , '-"''��-�� - 'i;'-I";,�"'q� - " ,":�---.'�' ,L� ,- I I , ',v_ ''�'�'�� ��ki�"-i-,�"��'�,z,'�,q���,��""�,'�,��,'.�,�;,.,���� - L4 -- I 1) EASTING SANITARY SEWER LOCATIONS SHALL BE VERIFIED IN FIE " -� , . Ljq�'L - ", ��:"'m","".'�"r-"�� - , ' w 'S""",'M ffl, , ""Im..'.1 11,� 1. '4L��",Z""', �';'."'_�"- - M, -.R 'C � -; I L ` ' ' —O" � "O m-��] �' PAVW T secor I ON : , 11'1��'.�-Z�'.'�AQ;-' -Ak�'-'t�"4F!;�'."F Trr�' I NN z-g �'-','_1"', "� L *."� �" ,,,, , - '.ff.Lj'.4�,!'�I ...... q_ . ". - ' ���- --"';.'-""�"'.� � .11 ' ", `-""'Lr�' , _ - - -��*-_'-"V --' � 111 � !� . --- "'A � 1-�II."��,,���I'll,"�'���.,��ll""I-"�,��',�'�,�!�'I'��'�,!",L.-"I'�I'l�'.1,�,'� FN�';�'�'� " _' _ -"'i.':" _ �` ,� -:' i"�" 'i a AW&� TO CONSTRUCTION. w" -",- k' W4'--"'4 '��"`�' � ; -11 � OWN,i == I rg-��4 r -, !K-R��-�:-2� , ) "'-�"'�'��L""� 25- "" , . �]Z't 4'7�"..""': I I - T'�"'�'4'�`;' 'O I -- - �- ,, " . j, �' .� , , ,,,I �� CL i— I �"' Plp"�"�"�"�--"!�`�7"-'�--"�-""' 66�w��"%O--'��Z:;'7"I!n:" - tl.:"-;L,e"�� '17 'I ��r6i' " ��"-' & ";t4'-�','- "-'j;-��Ii��Irftl I , : ; --.,-,� -, E ''01"Y!"�,. 11 ' ' ' '�r - , � 0 � I� , � , ," . "��"'-"-,� . , , - -,,�.,"-*��,�';�'���",,����'.,�,:,,�-!"i.i'�,'� '-�';'�-"'t'*'��L'�:�i` 5-'�-�'?'�_'�-�; ,"�-K -��.-';-w --,. '�"'.'I tll�31--111."1--- . -, C -'i�""�"'j, F;"' ��'; -,, I . ".�,ii , ,� 7:'-- -'- -- '0�' ! — . - . ' % -,Ac�'x"""i'.-v. ��' '-, L*''; ' ") 1".li":"�rN".(�.',,'t'�.-' :�r-2 ,'-�---k. ri",I'�"] .40 I R . "'-14"iJ 6 -'qw ., ,� " JL�1,1.1) -1j"';-"""'-'U'�' - im 2) SANITARY SEWER SERVICE M BUILDING SHALL BE V PVC SCHEDULE 40 1 A , , �'� Allt�"` " � f'� , , , , '�'-".a W , �,�.",�,�.,,,,�,�,�,,,i,��.-',ii,�,'�,<-,�!��,� ` " , - .; -- i ""', .- - c'��"� �'-' "�.'-"'- �1,11:1,,;,,,",��,,�"".�"Z,.,,�'�,��,,-'�, - 'k i� �'� �"!�"2""kt"� �' . , R�k"�NIL�.' � i,�' 'r - UNLESS OTHERWISE NOTED. , ";�' �--'i,"'.',.'r '�"A��Z'�x I - i jV' .- L� ,,,," , -"'�'r" I % 'j','t', ,,, , , � , , '� #',�� ,_' �f--'-'�L � _ - , � - . '.Q""'!L .ty I I _ . � ,I _ , �'��_��'!��'�_;�"�'�,",L"'L.'_-'-,-, �,:Z��:'�':j'L;-,";.�-'g.,'. .' _' �"' V �-13r-'�'��'�'Ii',-L� - 1 3) FIELD VERIFY LOCATION. SZE AND INVERT ELEVATION OF E)aSTING I I , , - '..N -i , " " L" , 1�i'�I-.'--�'1101�'-""',"'�','�' - '� � '-'�"'. �-- -ff,N " ,' ` :�" '��"!�' .1 ���'-�" � 11 — SANITARY SEWER AND NOTIFY ENGINEER OF ANY DISCRZEPANCIES FRIOR TO I P- I � !��'--� - 'I',t � I 4�"-:�;;,'- -- �- �:;i"ILI I , I- , '--*� � L � - Is�-14 - " -- - - - I I I I�&L�-� a -- - - - - = - - � I - THE START OF CONSTRUCTION. I .(D " &-,-i-= --" %- A - . V NWL 941.0 1 .. � I , �-' -* - is . 5 . . � 1, Y 1 - 4 - I -%& I , ,11"', L �;qb I '�a -I -, Z , vv�.v 9 9R I . . 956-.51%2. 1 I N . 61 \ L � FZ I I � ev, I 54 'E)STONE HWL 943.08 : . (f) N -L . ('�O I FRIFY SIZE) 11-1 , i I I - I . '% A D VAYE 6 I & I-- 9 1-111 I L I . .). \ A I . RE 9 35.t8 -- INIVG I I � i I 1-. I I , I 1 . N I LXLJ. I I 0 I- 1� IMCN IE 9�2.OI2 'D't"5r I I, I ka - .�- . . . L � . I I 1 %,515-1 .. �.- -1(155- 4 % I C . r-rli. __ R . '. ,. . f! ' ..4.- . - .. . - . I Ais . � i I 14. I . . I i . I N I .. - I I- .. - . I. 1.741-9� -;--.—, I . .11 : . .1 . . Wl : . th 10 I I A I I .. 4i 0 \ �— ; .*.;-4— .' : —-- . � — :- .,)t957-65 3rr-. 14 . �-. . .01 —) � I � . 0 20 40 . I I . I f,. 510 . . . -� I . � I I I - I � .- Z' 1 9515. r,-1- / - �-' - I I, I . f,a'�.qi I Q Q P . I I I I \\1 - Z /- IL ff'O.9i . I.E. 941.00 . FFE 956.5-,- � I I L 11 - N . I 11 &- GI%L#W.5 ,/ 1-'tf 95e.5 " I I ) I )t9s -�' . N . .. FFE 956.5 '-� , /- . . I . L I ' I I I . . � /I / /9'50.%� '� 1 0 TONS RIPRAP V�/-- I I I., . , L . � I I I ,. I .. I .. I . I 19 . 4` 1.11/I . I /I/ /./ / 7"'* GEOTEXTILE FJL--TEP FABRIC I . '9 . I / -- - -- L I ,.1 ... . I 1-1 D 0 LO K .� I I . .. . - � I 'k � . I I . EXPOSE fX ICK/AS 7.9 '941.eAr I..I r'j) Y.%j%) '6un I D I � ' TO DR419 � i,' tHO .V- - - L . I I I I 1-1 * / ' j NEEDED I - . .XPOS / .1 I rr /0 . I I 0 . I ( 11 -- - L I I .- .,- / I 9) %O I � EX. 12" RC APRON I.E. 939.0 41<1 5. I P - T956. ,-;' �tV,VM#V Aa SH WN � I ! �! I � I . i :- 1 - I — I B956.0 r 7 ,-I / I / 9 I ,I EX. 9'-12" RCP @ -22.221% L . I �. .:ilk -- ---10 .4 __ / / , I I I I LI- I L I.;. I I . T952.0 , T949.0 /,- �- - ,,-- -�' Z : I I 'L 0 ) I i � . . I -1 7 7 t-1 9 C 1 . - i .. ___—— ,-. , , / / . e�� I L I I i � 4�-- 1 T956.5 .' B950.0. - 6 / I / / I '\ � I I : . I - I � i \ I . 60.0 . B955.0 .;-A, - - -,-9 ----- --- -�---- / / I � . � I I . 0 \ ... . -1 - WO 946. - 946.5 ..' WD 946. -, 16 I LEGEND : _�,"'-"*�-' . �9 r I 11 � S�- -- 6.-5 5 41 I- wo 1-e / 1) X 41.9 ,940.r00 . I I 1� 1 954 1-11 1 06 OkA'" . 4 f I I \-7 4 ----, --1.-I I �-- -. I'll V-j X- I I ' I I-.;. -- 19. - . :.. *-.. *,%.- '. "k, X - - . I i I . �11 I/ I ; . I ----...r--- I . L . . I.' I I I / -- 1� -� �---- %U 1// ; . — I — Existing Watermain . I 11 . I-�- -�- I--10 ji.4 -- � — — �" — — — — 1936 / I I \ IC4 011� �-953-- ... �- : I I - --- Z / . OUTLET CONTROL STRUCTURE ; I � ) I . I I � jr '.�' --1 .4. . ---- V-1- I.11 I — 0 / . I I I I — > — Existing Sanitary Sewer 0 1 1 -�� �- .1�' I 942 1 - 938 . I � � . - . �- 11411i I I � . . . . . I.-, I -� ;.'t -_ 4 (SEE DETAIL) i I �- ..' . --...a — — — — --.dl- — — I i , .. I �t%Q I -0--- - / , i 0 —>> — E . . .', 6. EX I Z . �. a Z-940 1 R. � 8 xisting Storm Sewer I ibo Y,;-,---, -B9. '0 1 ,P.\W/ TRASHGUARD I I . . I I \ - , far. CJ503.- I': �- -- -- -B944.0 � I I I 114 , V- "0- '- — , —94 '. i I.E 940.90 5\TONS RIPRAP W/ ) .6 L \ "I - - — — — — — - — — — r I I / 'D ---- . 941 - it- - i . 0�- — I — Proposed Watermain -� \ .�921E%-- Jr, I . -- — -OA17 I i I I . -- - '- -TOP-GE,,BERM 943.50 . - - .-I X . --C'- r GEOTF,ITILE FILTER FABRIC A . . I I ) - - - - - - .-94Z- . �-1 W , � —> — Proposed Sanitary Sewer . I .1 I-- / . -0 - , - . �—.943.5 - " .1 .-� . I . . '; . �- S—S—S--S S '-� � I . I --mii06019 -a W r_- --.W-- -* �W-� -� ko' � N I . - . — . .7-r,e-0MW--*--&1.� I IMM — 0 1 . � - Iff-- � 0 r I - . I . P- —>>— Proposed Storm Sewer I ' . I -% - - . .' -- 4'Ar 114 , - 40 %V�-e � I I . 993 9 / / 0 0---------------m4o 40 �40 i - 9 I le", I I Wei / / A j / / � �)9� L 1 . I / P YR(�AINING-- / I '�'a3c3.59 i I 11 / / 1% 2 ! isting Hydrant 0 1 1 1 .7 % -- - AQ VV , � � I I �cy 1:1� Ex I . I/- I - / ( \ I / -U B944.0 B946.0 / I 1-1 A-910 '��' 1'() . RIPRAP OVERFLOW 4w, . \L\ -12" R.C.P. L � I I .. Vs. � 5 /. / .' L I I 'AC340 4�EX. 44' ! I I 2 Proposed Hydrant L . - -1 / .' - 14p' I j -1 F \ "� . I.E. 943.10 1 1 i 13 I - - I -1. I TD'q Ar Z10 / ! �; . \ I I I ' .01? I � ' I fici , I 1 \ \ \\ \\ \\ \\ \ / V,C---:>6 / / EX. . I CE L I ! . n I \ 1 \ \ / DE POND FROM EXISTING 4' CHAIN LINK FEV EXISTINIt BITUMINOUS TRAIL 5?- ! to Existing Sanitary Manhole 4 I�T-' I 1 \ \ � ; I -A 0 I I .1 '04 I \ \ \ \ \ \ \ / / I I CHAIN LINK FENCE TO WEST - I -Avif;v'-� I . 9 . I .. I SIP I ! I I .. 10 L L ".. I 2 1 14��. 711� '\' 'ak3, \ \ \ - \ \ I / / (TO MATCH ORIGINAL DESIGN) I I . I I . I 8 Q . . Proposed Sanitary Manhole 1( ._I � �\ ;: \ \ \ \ / I I I I I : 'Z�\ � � C' . \ \ I � I - ; i M I .. I I I , � \ \ \ \ \ \ � G\ / /40"'�� I I I . ! I � -I.. 1% 1 13 0 Proposed Catch Basin/Manhole 1; I �- \ T \ \ / - I ! L I ! . i \ I I . 'e % i I ... 11 � I \ 1 \ 0 \ \ \ \ \ \ / I i I � I . 401- '�'�, ---\ L � i I . . \ I N � ; I I- r- - Direction of Surface Drainage . 1 I : � !- I \ \ \ \ \ \ / XO %,-- --- V 11\ --- -- I I L I ' I d —980— I <1 - . \ \ \ � I I I \ 4A.AO I �.- -� �/ \, / N I � � . . A. I I I � I ! I . I ) ,, I I . i I ZA. . . , 9 I � 45 1 1 . ! 6. ) ) A I V— �� I ! 0 . I / / / / , .If . 42.510 L I Z --950-- Existing Contour I - ;. . I . / / / / or-Mor, - - - — - -- ---- - - - -- - -- - - wr-o" i a � -'�3 i I / 1-11 / . -� - I I i 9 — GAS — Existing Gas Line I 'I . 1 1, I I / / / / / / / / / I'-� ry / ' , // i�� -, I 11 / / / / .1, / "I Z . I - I i I �� ' t , P", 0 �'��--".,.t!l .' . . / / � Z , �' -1 ; �� I � i —OHW— Existing Overhead Wires I .1 � " I I I I I / / / / // / / .1.1 1-1 I � . V - 'I I I I / . 0 . �n I 4 I I � 11 , r!,,,, - I 1 7 1 1 1 1 / / / / / I-, . A I i I 0 . k� L ,,,�' , I I I I / 11 -4 . .1 S — I i � , 1 3d 1 i I '�v I - � . 1 2 I I I - � Proposed Spot Elevation i - i I . I i I I '/�' i t! I yq,5&.�G . I . L i L � (Note: Proposed spot elevations I I 9 4 shown are ground surface, . I . I i >- I bituminous surface, or gutter line L L I L i . 9 . . I I I unless otherwise noted.) I I I . ; ro . y UM FLANNINU hNUINLUKIN . I � 9 45i --- ARCHITECT. , Existing Spot Elevation . I hereby certify that this plan was prepared by me or under ---1 .. PREPARED FOR. I - � lac . I t ---,&, I DATE. 2,12 1/0 6 DESIGNED BY. J-V- my direc supervision and that I am a duty Licensed Professional : � 0 I 9 . . I . Engineer u der the laws of the State of Minnesota. MOHAGEN HMSEN S & T DEVELOPMENT SHEET 10 DR419N By.. J-V- . ......MEM991598N�- I rum : 0 � , P, 1415 E Wayzata Blvd, Suite 200 � — oel 00-1-020���� ENCINEEMNG Wayzata, MN 55391 11751 Troy Lane N . I I 11�0� Now--W-- — � � QG.S. — - , I I I . CHECKED BY. - -=:11 6776 LAKE DRIVE NE.SUHE 110 Maple Gro�e, MN 55369 . LAKE OAL) A I i. ,, I I I I " ' -, I I :1.�'� 1 2 r/ I - ;' I it\' ' � 'VC I I . ,. . .1. ,I � � I 1, I I ,. I � I 1111mm"Ammi 1,*� i kall- 0 1 1 1 1 1 ..,> CRAIG G. SCHLIC 8 I - I . 1— '.� � LJNO LAKES,NIN 55014 Phone: (952) 473-1985 Phone: 651-775-1089 For. 651-762-5690 S j I ! � � � PHONE: (763)795-1043 1 ! I 5 . I . For. (952) 473-1340 C1 � . PRWECT NO: 061026 — DATE. 2121106 — LICENSE 1 41295 ':t'.' FAX: (763)786-60D7 i I ---- I -- -- REWSION- I � ---- - I I le! ---- . I . . i I. .1 : I � 6i .. .1 I � I . I I ! I . : . I I I I i I � I - h - - � : I . I � . � I � . I I � I - � - -- - . I - I - .i i I I - I - � I � __ . I -- I . � .. SM-OFTWRAL - i I . TSik Oi 60E.tVr. RECESS , . I I PU :.. -_. KTA. .�, : � I . . . . . I ��..I . - 1: I I ,.. ;i,. , 6.- . aq GON, .. .� �: i CASTING SHALL BE #DF44A I ... .. 1,�. ,o. - �*- � I , � '. ..: t. .�!.. . ,., ! . � .- -.:;. . - . � AS MANUFACTURED BY . I;.;., �-,.,.�;.., 11 . . .",!_ . ... . I 4,1 , . � I ;�-. I., . � � ! DOMESTIC FOUNDRY LIMITED. . �. I ;�'.. 117 1.1, .1, . ; ... I I � � � ..� ; i � " . i Y _1_. PRE TV. " �. .1. I I I . I � I , --v \�_V�. I .PIPE-ARCHI :1 ! 4" CONCRETE PAD 1. . .two P!�E I ... 1, I � . I ..1 3V .11 .. i -7 . . I JS*aUma To PRIM 4f I I FINISHED GRADE I � SILVER .11 U BOLT TIE(D I ROLE t . . t fliki: i I . . . .1 W. - w, -I Prpr.a � r . PC 6 I . .. - - , ofl, %7 . I . ; FIK ARC Is ,$-V, I , '.6 . I 01.1c t ! 1.,,,- W I V- : . . � 10'. - .. J I I , '��',.1 mlil .: . . , ,;�-I". *.11. BOX: N I . � � J� -%*. .. 'CW%"T1:F I I a ".. .6* 1646i � I .1 . � , .. ,41 .:,: .,� I PRELIMINARY UTIL/7Y PLAN . 11.1 � I I ., . 11 I ; ]� �., : . Imi I . I UM; " . W " i - I'll, I .. .. i A;— ... I OPTIONAL RECESS DETAILO, VTAPEREO`�Lrs - I- :* ,. 11 -.�j - --- I I I .1 :1 . . Of5ainfAnthony, Minne5ofa I . MIVMNMU� SEE MIALI 1611.C't*0 ;HOLES$PAL RE 40`bi O libifVi F016i: ---- 4 . city 1, ,/ - � I / . . I I Jr=.%=HL`0T.".11 camm::, I zy� I .1, I . 1. � :ARE SET AIR � I I - I ' I ,,ul:%'-!..�*V:" %,!t;: "" '� ** �... FOR IS--SPACOlt FROM ON me or T.; .a----PVC � ,* " �!, T$. -jol" ] I 4 * I 1 .,.!I t�-%:- I- P-7.I - . , %-- i�%.:'�!.%V.?., �., . : . A '.' I I I .. .." PLACEMENT OF HOLES � ,�_. . -1;-.. . _/ 11, I I I I I ...;.....1. .. . . s*.:., .r_r-IK-r-RW r-AW-79-EPASIM4 I � I -_ ItWEADI _ elm I . � I EXISTING MH .-,,"�_�= _�, I-,M.-w&:, I OTA. I INSIDE WA. I 45!BEND I * I , I,,,, - ; , Z, : I I !TZ: " � . � 1 37T -" : A E 0 , . I � ,", , ,.,N I;INGLE CONNECTION TI WYE . !.,"," '. I .. . I 11 R.E. 956.03 . ?""N,�%,;;��;�,�.,iE,��,�,�,�i';----�'�"",�,,,,�;�,,,.\ it �E cc � , ". - � .. ,�; -, I ��zz ��-?�,�g:S,g,qgz-,gi� .I. 11 ORME SIU�LTSTC6 15 INSIDE VIL OF101M.F.IK I . I , SEE BET LS J6 * .. , I N.I.E. & S.I.E. 930.25 ��1;1 ,= � - I -EQUIVALENT Or&Or.PPEARCH, I I �_,7i�.� . OR , _ 40.0� 0 .1 -TIOXAM,ROD k9OLf : . /,' I :��*��,Iiq:, I I '� f I PVC - , -��&Tg 1_?�14111'1�11'f,�_ . " � I I I S ELL Q3.U4jZ6.9�.WQZ1. ffojt�,p'j �__Z,� I I - M" I � :�,�',��,�,,%��11", I . _- , , '4- ,,� .. .. I , "�,�,; _�;�_ ;4n,,,��,0 I��'. I ��,_!��,, ... � . � �`,"�� i'lA �, .�1;, .--,��,,��4.�,,,��k;,'�,�,.,�,�-.',, ,��'tl,�_', *�.* ,I .:%!-1._A: NOTESi . --:��, � -Z I�" , , ` _%.i.,�_.-:%`-, .11, ", FOR ALL JOIN mmm SKWIED Oum -w..�,�.:,, , -...... 4"Sillp TIES 15"At BE REWIRED: . % - - .ft .-4'_�,__ ;��,���:��M��,.,-."Ii,��,�r�,i."�'.,r,';�,�?��.�",-" , - , v FOR CONCKtt SEVOt , ,.�', IZ , .4j,,;,,,;�,�j ��".'p,,;mji�A;',_.,.`�it 4_11�1'1'111�� do.TIE,THE*THRCE M SECTIONS 17o SLOPE . I , 'g"�",j� ,� - �,��,12 ,"', , rp 0 I 11 .. . . ��, , " � ,V,N,,,:�, �. .,41.11 . I,�. -_ :.,� "-.-�.-.* 1, MINIMUM I I , ; , - " ,, - FDA cow-Cu �. � - " 1, 11-` ;."'.Ij!.. i I....,.I.. -- GENERAL NOTES: I It , I I I I I 1� - lo� , , ir � - 11. Tal , 1�1 , ��!#�,,�,� �_jj I I �lil�li`�` 1111' I .... -.1-1 . _ . . Am OR IN Tw SPWAL:PROVISIDM I ��ll-,"�!,iA."�"-!�r�""I�,�'��.""�",�,-""I 1�4;,__.�,'_��'. I :�,%,F.- , . I) THE INFORMA71ON SHOWN ON THESE DRAWINGS CONCERNING r E AND . 11 I I I , ,, � �,,� ...- ..,� T.. -CINVAMM APRON k.Or A FACE vo IA wxmc 36 ... 1 9 1 -,!,,,�,"!"�-,,3R"f. -I, -, -j .�, x ' 1 NUTS 00 WASHW NOT REOZIED 0WINSIM4F � . LOCATION OF DaSTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR " 1 ,,_ , M �,,� p�,�,� ,� " . . '',3 ,11, ',,- , _r&'_�,, _., , ,,..* _ , ��!� ALL INCLUSIV� THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN! . .: 0 wi'�.`, _ ,� ,� ��,,., , - _4� '4t,,� 1 ".,�"" _,"" ,��,, r, R v,,��"",�i,�,-i4f�.,,�,?,.���,��*4 'M !1�45,,�m�:.� �t,',,A-,,-�,,�, . �'I'��"!t��,�YA-4":i�,���,�,��l";,�� �_ , _1, -, `-, .�,N� I ** � I M a,4�1,,,I� _� DETERMINATION AS TO THE TYPE AND LOCATION OF UTILITIES AS MAY BE , - "'; A� ON BELL MURCIA THAN R4-01ES.MAY 9 � I I *DOUBLE'CONNEC��! . - , '�g��' , ., t�, ,�"�',�,;,�e .I. I . I , r �k_,,�! .�_ __,_ _1 11-1-1-1 TO THESE UTILITIES. I A� ��!m�'.,�,-,'i",�""-�,*"i"�\,""-.,,�",_"�:��,�'?,Q�?_ �! 4,,�I�K,`,, . �., _�! iI��,,��,�I-s .1 I . , ,�,�,,,, - � -WERIED FF4W THE VOIDU : NECESSAR TO AVOID DAMAGE , S . � ,; I . -%-r -g- ,;�'3""--"i,`��!,�-,-.,-.�',,'.,,�IC'!,,',,�-�,�,���,,�'r "'4'4�11";`;1I "g" ,,�-11 ,�,,��^r��,i.�",�,�,�,,,,�-,,,�,���� i I I I � "yj .;_',;,,,;" 3.�:i i ,� , L;$ 41J.4. EXTRA 4TMG PIPE TT MODS SHALL K CALVAMED AS FER,IIPEC.3W.OR NOTES: ' ,,�','�,-,--� _V�i�_"�� __��91_1��'_11_1', .-I'V1.121" I PIMA AMW AN APPROVED.ZINC . . ., " . i_� � ,111-111,.',�,r '41 POPER - ALL JOINTS SHALL BE SOLVENTWELD EXCEPT AS NOTED. I �P; !I , E,�-��,�,,, : 11 I""'D fo . 2) CONTACT GOPHER STATE ONE-CALL AT 651-454-0002 FOR EASTING I � , 1 4 ,,, ----- ��P- SPPA AFTER A'a FOR% I . I I-1 I !, -I,- , OF pom - SIZES- COMMERCIAL / INDUSTRIAL = 6- DIAMETER U71UTY LOCATIONS. I . I � I . .. I . . it e%K j1ES:IS, . . . =YAT .PICK WMIALS � 3) 114E CONTRACTOR SHALL FIELD VERIFY SIZE, LOCATION, AND ELEVATION OF * . I . . �� �. A. j - ALL PIPE TO BE SCHEDULE 40 PVC : "ICKPICK Am"VED�� 51. : . E)GSTING SANITARY SEWER, WATER MAIN, AND STORM SEWER AND NOTIFY I .A 1 el_� EXIS77NG TIRES PLUS ��nli��,,,��- r�,,,!%�., % I 1. STEEL SHALL-. WVW TO SPEL 3SC .tal. I � � I , . .0 I �� I / TIESITO PIK IWCTIOWS � I ENGINEER OF ANY DISCREPANCIES PRIOR TO THE START OF 0 6880 SQ Fr DETAIL.A, DETAIL 9 1qOETHE2V%?W"N21C07jONS T01, � I . It, I 1__*1 I . 1 P.. .TIE,ROD THREADS 5 � . I . 1 5 0 oft TO . INSTALLATION& I FFE 955.8 . : tv"sv=Opt . ,..0L..FRQACT; :THC INSWE OF PIM I . . EXCEPT 14#00TE11 PL04 . I . . - j j_,,.-i SM TABLE I .1ruoto rit 60 - . 4) INSTALLATIONS I I 1. I Z--,/- ._,W--ArFRaVEo EQUAL Q)12 ROD THREADS SHALLX RECESSED,WHER FIFE 15 USED . �, 41R.=- A*CAYTIX.VUS OR FICOMAJAPI:M,It. : I � CATIONS (1999 EDITION) AND - A" . , , ,�_N SER%ACE CLEAN OUT . SHALL CONFORM TO THE CITY ENGINEERS ASSOCIATION OF . ��,� ZIN 11"��` -_� I : I L _J � � " 5 .1 0 Tw son"MOS wy.pItmef..Td�otirske I I q,,,g,,-,,gg�,',,�,- ,�,%,,,��"",- ,��!��,".f,���'-.� 11 P IN.INATIPLEFIPELINE VOL - MINNESOTA (CEAM) STANDARD UTILITY SPECIR - I . h F , ". , , ,"','i, I U _%_1_1V_ . IF AlItow. THE CITY OF OAKDALE STANDARD SPECIFICATIONS. . I -,---,Z,I-I I—_-Af�-�,��',�j'-`� DETAIL C DE1AIL:D =171ON DMISINE" I . �, ,. I.-L I I I '�-.",�",-��'�R,'�"-""�'���,,�!4,z-;-".-",.,f��v', . 4TATEoF MINNESOTA SPECIFICAI[OR STANDARD 1 5) CONTRACTOR SHALL NOTIFY CITY OF ST ANTHONY PUBLIC WORKS . I I I . ' A! " , , Ap"M MAY!j206A...,1 DIPARTWENT OF TRAtiSPORTATION ; REFERENCE PLATE - STRUCTURE :SCHEDULE - I �'j,�'Q�L ' : ''I 'll , , , " " 5"N'��,�;�,',--� �` : � IW NO. I DESCRIP71ON I CASTING I ....' "�,��;-I.."t�"',&L"";F,"��.", . : ISO . �,-;�-`!! 0 1 . ! INTERRUPTION OF SANITARY SEWER OR WATER SERVICE I",L',;�,'j',j, , �,, . :CONCRETE.PIPC TIES . I ... . IV, . 25" ,,-�,�,,i,�,�,� ,;`� ,,�`-,�I� _4 ,� jw 314.5F ( i R-3067V I 4, ., ,-, __ " _ _ ��j�i, I . - m , �,,i� STATE DESIGN ENGINEER : TO Da � - __1 I 'L ,.�'..'��,�,jl . . S71NO 14 , I I I - --I F 1 ,-�-_-3 , V - HOMES OR BUSINESSES El I F __ '. , .;,-, . R,___9_4� 1 ��".' �,�Z_ _, ._ -3314 A MINIMUM OF 24 HOURS PRIOR TO ANY I 0 ��.'�_4gl'.� .i ,_.,lif�,,'' �11, I * DEPARTMENT AT (612) 782 ! I 1, " I . "'; " 1`41 . 4 . ,4-�!��'3 ,-,� I �e,� -p�,�.,,;,I� I " �, ,%'�,��0,. ,W",,'i� . ,_� ,�` I - � . \ / . I �,'�j,T�ii%15 17_14�1 ._.�,,"_ 1 - . . �% � � " -�;�-'-�__11�11' I � I . , "I N114 ,Nn��c#'?,Vf ',,��.,,��"',��j I R . I]= I � � i, ��K - , iff,60 "� -�,,� - , 14, )).�'���',.",�p,;"."Wf.��l�,,��i�i�'4,-�,,,��"c� _ .. � .,"�i� . . . ":'11, _:....... " , -, !,'� 1.11414'."', . __,O."� �,I"."- .", .. . J111117- .. 1.�.,2,_`4V1'*,;i4_� , . STREET AND 81 MINOUS NOTESL 0 1 . / 4 . U,_1j ,.. _U__"'_-U_. ..�: - .. . , A-.,.-At ,.,��, ,� ? -i"�;;; . I I . 'g,". . - . , 11, �i�, _ , ," 1,��,',�� . . A* ,. . . . . . ,,,-I.,; ;,�!�". , - - �,5�'J,,"Y"�'."I:.�;�:�';L���7.�-1, . I ... - I . . . . .. . . �. . : .1 4,�-. ' . . ) : ,;,� -I-V;�. ��'I . .. , . .\,, "', - - " . 1 19 - t,�",_ � a�, - - -- , .. . . . I 4.4. ... - . -�� . � . ��,,�,,-�,,__,��,;.I;,.,-,�� ,f �-.-- �.,�4":�Kd,!�, 1� 4 " :- .. . . I , ,-;�S;-�,�%�%�-"!.,�, - . TO PROVIDE ---- , R ,-- 'i,��_ ,, - �� , ,9 Iff. . .I . . .,� � -_ - -1, ./ " , ,-�,� IP�411, _MN.,,� 4 1 - I - . _!&,,_, _,_,�4. * ,q * , - , �,g�i,,,,� I . - 1) SAW-CUT EXISTING BITUMINOUS AND CONCRETE CURB 1_11", -.1,11-7 7 , i7�I ��_S�11!4�'7,- � _ , ,_, �,��;�',, '_.- '_-,' - � - - - , I ��', _, , - I 1� I . _', .�t--,;!,��:��-;r-',_,_-�.;,:�.F��.:r,%-�I,,�-;� , g t,.-����',i�,-;,-���",."�""�-,�,�,,,�-,'?,-�.,; - _' ` -0., �!�,;,, '4"�,-,�,.e.��"".l���l','�','�,�---',,�',��,��,�,, ` 3< _. ef)�_% I BUTT-JOINT. ' - _, !", . �Ii��, - ,,,,,,,,, , -, I Ic ,'�''p"";",-.", � -i, � " , -�",,", -:� 2"`�','_':,,'�,�:_ _:,;.', -q�� ._'j;-7"-..,- - '['!��', 1.1-- �j � - , � ... - .,,,q--� ,.-���,.,�.?---',��,;�--'-,',���i'�',- -�� �' `;�,J `,`,� � .��,,;, ,i��� e�� ;i,`,r ,� -,;,,., , � "1,;',� ", - "�, " A � ''.. , - _ 4 `Iil�ll�11`4,;' " - " ,��,�,,`,'!�.',.� �0�1,`.�.'f,�','14� , , I I 1 .�-!"����`7=77 77777�777r,'.�,,�--,�;,,i,�:,.�-_'1,_'1,._��5";�_',:,,��t,.-.��;:-�;:�i,.",�,,-*,,:�:!,'�'�',-�,i�*.�-.-�l.-,�'���,�,'-.�'�,�;,-",."-,...�.""���,�-,,',.,.,t:`_�-,- " , , �;_, ,"'l,�,`:,4,,""`,',,::�v �,�,t'. ,, ,�.`�,�z','-tv`,."p,�.�,�,��, ,t, __�5-,'."�\`i,�,, " ,�, ;,", ��,':,_. , , � �� i-4�-;s"��.��t �",�.�-'7,,"� - ),._,:;�,�i' _ _�,_'J",, -, 94�_,�o7�,�', �,T.,�'4z�',,,,-�,t" ._ ,, ,� , . ,� . ;",- "'i,�;,z�,,;,,-�`;, 2) REMOVAL AND DISPOSAL OF EMSTING STREET MATERIALS AS REQUIRED _�, ��.,,,, ."E"e ,�-.,%,,i�i�?�,-'!�; - i'-A�'.��, ,��',-_L,�,�,�,,Q.- qk- _qL , ,,, , j ���,,�� _ ,, �_11K.-, _J.,�,w;,i�___, � � ......__,"_.__ ,,�`,,,A� -,;,;.��,,�I-�,'�.,.',�, ,t, 1��;�.,.,: ,',��` _,"", .., , , _ .., .-,�, �," , _ .�, , .� .. ., �_," i !;,� , , ,- ., - �. - ,-. -�, ,1 -�� `�!�,;" I, 21�,5',�",.*,���-�-,-.,�f��, , - ,`-_,� ., - '�� LI I I - �00.N 9:,�'�`,, 'I., ,, �, `�P'2��,�. -�, ! �,Iri% N_,�� , � � ,�, '� .1�;,�;Fl;�.� I 1� '�,.!., ,:."�-, '�,, ,"_ .,i --�!,."4", ,'.-J%'�- �-,,-.�,,�-,�l�'.'li��-i�����.�-,�,,�,��-.-��--��-,-, , I<�t.,, ..." �,�,,��I,��i�",:,��,��!�-� ,�, ',�.",,;--, � - n ,, - ', - ,,'. , ����"/"��,.t"�,,;.��-�,��,;,;�,���L'i��iL.z�,,--���� .,,4.-, .. ,, J_ , , � , e - " 11-7 .,� _�.. ,!, _�, 't Ii. "i���!.�.n�,�`,,Lq*,�_�_ - , � I - � ' ' , '��:,,',,!�.,,�,-ib �-,��! -,,�., ..e.�,-,`,,' ,1��,-�,�,, ,--�,,�f,.;".�,,����.,�-,,�,,!,�;,�,,�,L-.-! �,,-,�i ?�-,�, k-, _"-;� T,�,%,3,��!.,�,j,,;,,�:_",,`_,_:_;,,�_,,�,�,, I - __,�,q�l , ,�1�-- I FOR CONSTRUCTION IS INCIDENTAL -- - " �,-: --,", �'�,",,� _� _110 I" . ..,.,:, � , T" ,, L, . ,�,,�� �� 1, `r_`�, 2. '. - - , _!�,�;_4,,'�", k'�,'� ., - , L, .-q, . ,�:i�,�� _ . 'I - - , -, ,p, _�,��%r6 !i�";,V ,�"� �,.�_".;"' J�,41",*Zf 11"'; �:.'A;�'�"-_!�r',�:'�-.��,;,�, , ," L, - I I __ � __ �. ,..!. , - , , � . . , .; L.,0- �,c -- ,, � . ., A " - , � . , .-._��'�',,. ,� ", - ;,� " �:�,'. "''', , - - - - - -L - - - ', '" " - - ,)�;, -,,,,, , -- "", �,��"-",t*�,-',",""i,:"-�,"�'�'�,�ii�f-�','��4�,i�.'�"6','�,,g,,;�i,�� ,---,-,�,,F?.�-���r�1,1�'O.'���,i��4�',�.�.�,�-��'I'l�*,�"";,�,�,-��,� 0 � .- - --- -,�,�. ��g'�.��,,��,�g?pe,-`� -, , , - �. , �t�,�,o� "'A. - - ,� 1���,��:��.," - '.,- .��__,,_ - _ � . . .I--L" , . n ,.��,�,;,�,i,,.,�-.�,���,�,;,�,,%,,�."Y.,i-,:,�,!';;_�,P� -,`,�.-,,_�_",� -,�:� - ;� _' - I I �, ", I UM I - I :.�,"�,'�� L'�d �,� 'U;,,'.� "?:� , ;`�, - . ,� ,.,,, -,,,-,��,, �,�,,,,-.�--T-,,,�- -,��i�,,�,-,�� , -,-i�,,�,�i,,�i-.-,t?�,i�-,,��z, ""'F�", !"', " ." �,,`� �� _- :6,,�,X;,�,�k�, ,�t,i�, ,i� "P-i.�,i,� ,1"-, ,"'' ���6 _ .i" ,, e,�1.-. � ,;;'_�� .",",,;',!`��`�,�:_, �e�_�_��,�:.,.�, ',-�1,,� .,_� 1. � ".. : , � _,� 3) RES70RE DISTURBED STREET 70 EASTING OR BETTER SECTION AS :7", 'a " ;, , �,� , - ,,., , .,� _t� ,�', , . -I'��,i���,'�-���'�l;,��,�l'i;-",,I.i� �'-f��i�'���,��,,-;,�l�.�',�:,I�;�;;�!�,-��"j;�����, 1_1111�:1111lt "PI 1. � '!" ���;, , N4��'.,,,',!,,1'e,�_, ", !, , - , - , ,_ -% ,,,���,,,; , ,.i �-,��'i;".,�.�i.���,-"S�*"",;���� �,.,:i�`�� "" ,� - I 00 MEW ,,_'w,"V4�- �,;i -t,,'!�;;,,,� -, . APPROVED BY ENGINEER. " ,eq",�,W,'�� ,; "�,�,� ��'; �., ,I" - , % -,- - - - �T_�_ .- ,�,-N-,1�4,4 -,�R'��, , . , " ,� ",7",�������;���',��,�i�--,��,���4-�, �� i,-_.___ `�,,'��i��'A`5`��,""�3 , _1� .. ,-r, '���)t4l.�,_ ��,,-,,,-��-�,,�,:�;:17".;.Il�, 4"t- 1,-,',�Z`��,,�,,z�,�Q� "'VIV". ;-- _�"'L'" -�I'V,,�,.,- ,-..: , . ,, ", ",L'y,A 4i - 4 4w I ,,�� .�- -�,,:�_�t�,-��,��:,;_�.�� .."-,,?i- . ,� , - �� �" ,�14,,,-i 9,, .,�:�Z � ,,, -A ��,��4�,4��,,��-,�-,��"",;",.-.�,.�,,� i,�"",.";����.�'-�,��'��"i-;;�,'�.� .",7, , , -, . P, , �, ,0 --1 , i , . � . , � , , V, ',";� ,. ,�,.,:6,t,., _ �,� "�,�� ",I 1, -,-,,,. � ", ", 1131"4�W 16;1.11,� '! , L _�,S��, . I ,_�, 11;��.,,_ ,r�,.-*'14�:-_ I , .1 1. , "," - , � , , "" , _'� ',�.........�- ,, i 4 TES. � -�'11 "i-?�1�1-�il�.��!�. _�, . -''. '� ,;, 'p,w', -:,_', �e��T'L�i,�-� �-',,� � ' ' . -'' ,- *3� ",;--,-11" i - _51 , 2, ,,,,,,n.'r,._.��1`-; 4, , �_, .",�,,;W,,�,�`, - , ., , �,,', ". _ "' t,,'�iz_Qi �,�.,��), -3," ' I. , - ' ' , � . ,LA L, ,-, I 1-1 1-1111 I., ,-';v , . .� -.�- _%��-�i,�i :,", , -,7,-�.!"!-"t�q,�,.�A, ,�. , , W. , :_ " i�i'��, � -5 � ,Z , "�,,-,z;r-�-�,,;� NO - , , , , " I -:,�", , _ ! I I C, �- , . , _ - 4 , ,�*......�z', _,'�,��e�� `j�',',-,, '��', ,,N_'j��,?��,",,�,',',,.�.,i�,��,,,,,�!,,;�, ;C. �1�1 RIP-RAP SHALL BE HAND . � .- ", , ,�'�.��4'1,�� , �_ " , ��'_�2r I',�"! `-K'i,-;, - - i 4,%,��� , ��3 1- . . ,; _,';,��,i, , K;,, i� I:�;"-, . . L -''�,' '11z�,",A"'�" __ _.�� ", , ,� -, . � ��, " , 4) CONTRACTOR SHALL. USE TRAFFIC CONTROL MEASURES (IN ACCORDANCE 4�� -�-IN�;� �-NA 111%_�,���,,,, I I * Z,I �R-1.1 411,T 111� 1__,C" "I 1�1;� ,,; ,���� � ��k,,��:,��"i�_��";,- , i" ,, " .,.�, � -1 1:1_�6, ;1,,'.��I,B't,',-,�.i',�kmi, �,',L'�'��:�', ;;11� . 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"_ -, , ��--;',-��, ,_ -- , -,, ., ... ,t,4��_ ,�," i 11�' :� , .& -1 1`t� - , , 11�'�`_ N., - ,i��" I f, I ,'�*,; i I I, ,"'.,, "".,- ,-6,�);"il�i� �. ,.", .,�j��,,, ,'�*,x',�_ :� ;�.,i`,,;- ,1 '�Iir'E_T��i � I 11 SHOWN SHALL BE 8612 UNLESS 07HERVASE N07ED ON 1. I � 99 11 2) CURB AND CUTTER '%��,;,-�, , r NORMAL WATER LEVEL I " I , �, ", �.Ili_Z�,,;IYR I I . _ , . ,''r i , 'i � ,;� I j�.,fof".-;�-,,�� � 1111a";,t 11, �!�F, I �j- 11�1 11.,1.1i�1",,), , c ��F �� " , -- - -- - � I :'--.���..."�i�,�-"�^.',�,,,'�',�� "; � I -I�,A:..',�,-- ,, ,., ;i:;-,-`,"-",�-,,��"..� -;, -�,` I "It PLAN& ;,�,�.�,,,�1`4:��'r, I , , ,�� ___ �,��!I�i�� I L, R9 , �,,�tR"",' ; ,,� �,_t,� I ,-'.-';.&it_ -,"q ,ij.'!�;,�_',,,,.,.-..,A� 1. ` -� -,-,; -�,�.-,,11,`,1,'.,� "C� , ,,�, " - : 11 ,411, . '_�,�_', .�,�y,i,*�.,;"'41� )�,g.,,,i,�_,�, �1�!`.,`.�, I , a, � STORM SEWER NOTES: � 1 �.4 1 !��-"�,�!.-,�-. 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", , �, .,_��_=_ - � " ,,;��: �' _-_:� L ,.-M,f�`.',5�,,,',T. � ,,,, - �,�,-_ OTHERWISE NOTED. I `117�`,, j _ , �5_4 , -- , I _ ., �, " t,, , " �. ,, ,�,, � . " �W ��J�--`�`�'-,I,;� " ,�� .�:�'t.',,,,�,,,���;�,,I�!�.-,',,,,.,]"",!i�",-1, �,", �---"�,,!,,�"...'�,,�!,'.,,-",.�, 'N',".,.�',', __ j.T.4,110-y"If'C , � ff]-----�? ��,, ! .1 �N":� -,4��, -,- - - .- q-,- , , n !�,k�.�iMk_"' �i� ! LU �t7;fZ�_�;,-� i_ .1 ... _"t.,,�-`�,, ,�;�',�,.,. ." j��t;,Z� .. ,� ...."141''..""', , _ 4 71FY I.- �c?,�;, ,,� ,.!,,'� ,1.'T�,'n ,,�4�,� .,; -,�:�, ;,�.!,�,,�i,�� 1, ,1;, . � ", M"i" " : � , �1��!r',,�,� _ _,.�'r, _ �.2,k......... ,'-- I - .� --t �,,,� , , '. ,� __11 .1.1 , ,-, - " ''t��,,,,114,�, . .4 ,� ,, �, '� , , ,6�i�� � I I : : � "', _; . 'i,","'�'J,�,, ;, -"i�--.,i_,� , tz,�_� 0, �, t , "'', "'- -ING!:��,;�"� ,�'�,�,,�,�,-"-,.,;", :,;� ;�`.!� ,4i,E�,�",i.,_�`�_",-_tx k��,�','u,-pmi i N' �'� , _ i�,J!,,��;�,�",.i�.,11� : � - "_ ,; "I T _,, � ,�u,`�,:��Z",4(�,�7� , - , , - --, "", j- -, ',,',,�� ,_,,,nv� - ' ' , "", . , ,77,_,�,`,;�_,_ '7";-Xr-01"5,� I �� "'�"_j,,, x. �..' � _ -"Il I'll, -�%_�,_�,,,,�,,t' !; �,�-_,-;`,.'';�,.',� - - " , , 3) FIELD VERIFY SIZE AND LOCATION OF EMSTING WAIIERMAIN AND NO I- ..� VU Ir ,�, 1, ���,��:-,L.,*,',����;�",-,Lr�e',�"',,,�",..'��,�,,,�-�-,k""",.L-.,',��,��'.,,�"",��,.,,�.����,�,,���,���;-�i-,'�,�I.",'�',Ii ,� ,-�,�!,�,l ,1�"O, � � , , ENGINEER OF ANY DISCREPANCIES PRIOR TO THE START OF � 1'..", "...J , , _��, , N -W��_f1_?,_`,, '', . �� ,�*;'i� , � , -, ,tv�Pvli,'�,,�L�,!,?,� - I Fo_,�,,'�,�Ltj ,��'i'�'.. '', '' - , , �1 _01KI, , � �1- ,, " , _ _ _ , - - -�: .,���'�j�'.',,,,� "r�',�,,��.-,��,,'���,',,�,,-�,.�,-.r".,--- -,-T'_";j;, _`�_,`!,--14, `,� "sz 1� '; ;,`, I.Y11 ..V'.�', ,; ::- ��, :"�.'�,;I�,��ii�,�,k.-,,�::-��',',:����;� ";�., ";,�,,'�,.,��.,'��,�,� a�i, - , ", 2M0 ,;--" 'iVA,A ,",�'� ,�qi�: ", _,.� ,�." z�!, a,' , '"', .11 i�,.,4 ,�,_,� ." , ff�',: �,��.,,,�!,_'�,� , , ��, ", _-`-�,�.,' -,, �.I C,f_-s,� 2.41.`!',-_-,�-,t,` k . ".� '�', rquU, 11 CONSTRUCTION. I v� , R L ��_ I I ��, ,-."',..�M,,,,.,' , N. I K U � _�?' �'� � �-'�,:,)�'.i.',', ,-, -, -';z"" -"�;� -� , - - 'Ijft,��,�,.I!,��z���,.L�i�A.,-�"""z,j,�,)', ,,, , �, M;,r "'�_--',�,�.,' _611""el,�i, ,'�`,�'," ,,At., LNU , ",,'�,"'� , j��_�'11. " g ,,_,��,,�,,�,�.,.\� � _ ,� W .,4" - ,�� ,� � . ,"'I. ", ��,. I ", q ' 'F,,,,,.,�,,,-��,�,!�',�O.�'I'��,,�'- � - Z.7-, -RAP FOR OU7L.ET TO ,;;. �,4 � , ,j _', I - - 7 9'ut , RIP ; N,""�!',�� ,5t. ri'1�71111�1 ',�","i',.Ll-�,5i��-:i�";,�7!tl�l,-�',�-'�- [�. I I 'i"N',�,".g""! 'i��'.�"-,; ,".��'�,�;�.,��",�,�'�i"".����..'�,,i:��,,',,,,�,-�,,��if', `,N�'NtY,� MjO ) ! j_ P',-,I'� , q -4,R,!�;q,R-,*rA1 ,,N�''I�;�NI".,��lit��,,,'�-,"�'.��,-�"",�,",4,L,�"A "j, .) ' , I � , ,� A� 'Mm �,�ZA,',`.,kW .. - No. SO . "�, . " ,r,jo,"'r.,,�" ,,,`�,� U �&,-`,�� - �-".",� , , SANITARY--SEWER NOTES: S � ._� " - ',��,WYDRANT'�' fl ��,�;,, � �I.N", --ANN,- x Date: 01/31/97 WET DITOi OR BASIN PI.te � -3 - :��,,-i, , .,, 11 ,'� 4 � ".�q,, �. i" t`0 AND ��i�",.,��,���,�,,,,,,,,�',*,'.,,� �� -,";�...........L �CONENCT!��;'TO�-,�.-",'E,).(!-,5,..., �� . _ - '', � -i� , 0, I'll,�i", � �,-, ,-."", � , j.. �,�;;; t"', W, ,� � I��7�_E, 'f.,�,�,,11,���!, , � ,;,`��,i�,gp."��,;��,-,. �,�:��',:�-f,g�, �P,,,,'.�-.'.� � � ,;:- -k,d,!�-3_ , - --1 11 __ 0&�;'�.j�l` !.,��jj.'-.,"4 i /,. '. VC �_;,', � � _ - _*,�,�;.(,, 11,1P I I-,' , ,�' _. : V A�-�- - �i S' - fp,,,-�,-,-,- i ,i4 .% � � - �`��'3(jX11tKOk,)�� , "'i" : I 1, " ,-fl�'l"'�'I'�,'�'ll"�i�'�.'i��;,.""",.,��� .- ,'I,i,� ��,.,),",�,�;�.�,4"�",'���,'����'�;!,-,�,;"��. ""j 1) E)GSTING SANITARY SEWER LOCA11ONS SHALL BE VERIFIED IN FIELD PRIOR I �', � ,- _., ", �: . , ,, 11 "O -*-` , , '4 � N . I " ,-. '��,I'�,,��'. �;,�;f _ 4 , r ?s�,!167- " -11, I 1W I :,il, , "', 6 i , ,,)X.�.10� 1131g`i,�,R.`,`�!_�,k " "" ,,it-,��,,��, Ia. ___,... 54Np Of" ,�, AS "� k I , - j �, , �,W,5,k� -`-�`�_�,--�,gtg,,��7 - -- i I TO CONSTRUCTION. � �, , ____z. . , - , `�-�,`,� ,-":`�,��`,-��:,�-',!.,,',.',,.,,,."".-;�-�,,�,� - ., "��.r . � �Nf- lw�,�i, ,ly.- t Kw,-, , . . T . , " -�-3��O_ r f ,1'4�, ;�, ,"�_". *��,'Ai_,'; � �, "',�� , _Z�,� _;�t4z-�,,O��I�; ,,�,;.,�,- -, r �_ _,i�,� ,�,�, ,t.�,,qz, �.,,i �.��e. ' ' - -- I— -T . QP �,_,, -.��q, __ .- , `� . � , . fj�r" .r, ,,,_,,- --`�.,',`,-"' ,,,';� -,�,-FT,,�t,!",�,"' (��,"."���,",e','�"'.-�l',�L"�'� ,,,,,,,,,,, .,-,r��,,r,,",,�..,�.7,-,.',-Y"1-1�"-�,,� , "�"f.,_ . _" , _� Ia- _� , ,� ,;,n� ". I � �� -" -,.-�, PLACE INLET PROTECTION ON C8 1 � , �fl� . -��!�""r��;,�,!�-��4,!��"4,��,,�,,��,,,,�, ,'��_ , -_- 2) SANITARY SEWER SERVICE TO BUILDING SHALL BE r PVC SCHEDULE 40 ;� ,, � .,�",',��'��q�,,��, - .1 _ L. _ , . " _ "I".1, . ,� I . <1 - ,;,,"Q'50,� ��,�",Z,�,� ,'��!41 ��', �'!',;, 0, . ,�,�,' 11 �j.` ," 1, . - ,"' , 0 Rt i2,� �, '44 .."'�q �'i'V�11�1 0*1 �e'P�,�: .1 .4 , It - ��iI�,',.�.',;i,,;--,",I��-,z��,�i""L-�,,��,,-,i�,, -'.',,,',','�,,' �,�-_`.,;�,,;A,l - . � ,�,,!,;-,",,� ;,��11 - _.. " '"', ".� , I I - . _, " � �,�,� , fi,im ,�: - ,O""�7',�_��' , � UNLESS 07HERVASE NOTED. I I !�-`,,45f " Ki,4,,�,,!j�(�, " , k, �j :, '. , , , 1.11,��,,,'A� ,�,Z,;�"t"xs.�,�, - - -,,'�',�,�,.��,��;�,,�,,-��,,��-.;,"")" .� 14 :- , A- , , " , Z , .� Q,"I"";1k 1. ,,,, , I � __11% ii��`�'N,�,"_�,W.��.,! � 1". wM,I -�.- , ;` &-" I , - , C4 .1,�L, -t�',"..�'-', "' - ,� f AND INVERT ELEVATION OF DaSMNG ,,,�7,qr�........�i ." ,�,�,�,,'- ,,, , ; 0 3) nELD VEIRIFY LOCATION. SIZE %_ _� I , ,., ,?'41§"��,,, ,',,�� ",�, ,� 1:11 11-, _iii I ;y - �� .�-�,-�,,�"",.,-:,":e�,,�,��l,,"�,,�i�.,��.', ,_ 1� . 11 �,� 0',�'_`i�11�11�1_1 - ,',- ,��,!�,,-,t � -11, I nommos�---- OF ANY DISCREPANCIES PRIOR M I - I I %;�,,�-,, I , mnum"mEms 0 i __ I � � 1; SANITARY SEWER AND NOTIFY ENGINEER .0 - -,'�`- , 'L,"."!"'.�,�.. -_ Iii - won � - - - -_ - I THE START OF CONSTRUCTION- I ----- -- _ _ - - - __ _ _ \ i Comm 09 � : I - �j AM GUN � Z . \ � I � I I i:-- I . .. GO (F1-_-LD V:RIFY SIZE) I I . �Q 2 n " <1 �D VA .VE 6 I &_ I I � I I 1; f5 "P . I . ;� I 9 55.68 \ � : . . It=ASSBOY ! . . N . . - I I I� . - 1E N 2.00 . I N PER!FORAMED r PC I I I 1) Z I I - 1 I� . . I ___1_V_________-q_ � . . ! # r_ .. . . 'i .� 1'.. N %. , .. . . .. I . . .�� ,E-,Y . *.A. : 1.9. , . . * * - '14 VOSTING ,� . . . I ; fi, v--.;T . " .L - � .. .47 .. %. -,",* : 4 . . 1-4- .'. 4 . . 19 . .1 , . . . . ..- . ) \ a" � SCALE . 3;1 : .,x ..Af r_* - , , - ---,-..:-.A . . . I . f, (D ..11 �b N ... V � .. 10 20 40 .I I : . A I . I I I I I - I I i I - , �Pl .- I I 11164 will 0 II . I I I I � , , I 1. . r, I I .4 I . . I : . . . % . 'e, FFE 956.5 . � 0 a � I 0 <1 . Il I 11:� I � .4 . -' . I I 0 2. j. I 51'' � *1 , SANITARY SEWER ! WATER SERVICES I I � I inch = 20 ft. T I I * . . 4 0 � I I I— �. � . .. .. . .. TO ENTER BUILDI 0 LOCA77ON I I � �X .. I I- ... DETERMINED BY ; WNER. SEPARATE I I I 4 . I - . I -1-11.. I - ... DOMESTIC SERVIC ,* INTERNALLY. . . I . * .<1. I I- I � ( � . . � VERIFY SIZE WITI MECHANICAL. . METAL BASM 1� 11. ] I '--'- D 0 M ES TI C . I (,, . I I 19. . __ I .1 I Cu ..1, - - I .. . I I . �7 1 . I �LL I I. 5 . -1 . . . . -, � . I , I i � I � . ..4 � I I I - . - � . . I I .-, -.,, I r INLET PROVECTION, METAL BASKET IWE I � - . . . :1 ; . � A I .. _. I - I . ! � A - -, -, , iI I I - I I � I .. - �I PROPOSED STAIRS I .1k, - _, I I . . . . . ...9 ii I I .. I . . . . 'IWO 946.5 WO 946.5 WO 946.5 - , W0 946.5 ,") I � LEGEND : 1 15 1 .. . - - ., �. . , / I . I" II I . es . .. - , , .%. '��. 4 4'..4..*. . -* , , : I .14 § � . I .. . . 19 . . .. $_:.. . - - -. - .A*,q - A I I � I / 1 .Z.�_ . � � . ni�-_n hh!r- 0 - a n--!q n n SCOMISI/ WO. I I . ) ;.&^, - - $ 2 EA01 FM PACT q I '... 936 01"STRAPS - Existing I I 01 I --- __ - I . 1. - Watermain I ... I I . ( )" I C.a- I - '4. - tv.�i�:.::_:� 942 -. -938 * I r : t �e ", SLISACK : > - Existing Sanitary Sewer . . I , .<1 R.E. 9 2.85 '. .:. loo, I .11 . V"S" ; , I : . 1--ol, -940 1 � � i � . 0 , ->> - Existing Storm Sewer . ) * I.E. 942.00 r -� 1-111 . - ,941 1 1 . . 0 1 � I 1 . le.- 15 � . - _941- - - - _j EVA14M RESTRANIT . : 1� I � re= ID . �� I- ! � 04 )"Ma - ". . : ,21 � � � - - K11=1 R.n. . � , ! - 11 - Proposed Watermain - 1======fF - - -__ . . 2'. . � . . 11 . : . . 0: . . r__I _k, I ; . . 1i � I * \\ - - - - - - - - - - - - - � 1. . ! � W) ? 0 � I I , 5 Ill. ., '. � . a -> - Proposed Sanitary Sewer 14 I . , I . i w , : . . I - 943. . 60� G� * lwmmo� � . __� I Ili II I I I 1* ...� . lm� G_F� * qm� 4� * � .� e qw� _� & emmm QN-.00 * mm- � � � ... � ,. 10 . )I ���� .. - . CA ->>- Proposed Storm Sewer I - j - ���� qo_________.M40 40 � . . I ,p--------------*40---------------M(P --------------M40 � I I : P_ . �- ! �, 111. 1� I I � 12" RC APRON I.E. 941.0 � INLET PROTE010N. RIEDIMENT IFILTM SACK � IN � I I . "I,- � : : 0 kl� I .. I 1. I W1 6 CY RIPR4P AND 0 1 ; 1. i I - Existing Hydrant &1� I . I I . I . 9 -yy,j I -,I I I-1�,� I I . GEOTE)MLE FILTER FABRIC I I i I : - I 1, � I I ,,ol� j I . � 2 . � . I 00 f ; a );c . - I . 1 37'-12" RCP 0 2.70% I � I I , � I ! . ( EXISTING 4' CHAIN L1W FENCE i � � I I r 11:�(13 tnm) � . .. � Existing Sanitary Manhole A , I . ."� I � I 50"ENA Ly, (S) I I I i � - /Mr imms i I --,--..%=:- - i . 6 1 1 1 1 . . 10 _." � , . - �ITLW. � I I I I, . I I I. In 4, -:, _< a- . I . ! I I � " W, . . , . � I -0 (3) Proposed Sanitary Manhole <1 I I I I 1 17 8 .. . I I . "-,__� . � 1. . . : =: I I 1 14 �140 - - __: WTE � - . . - . 7-- .:--.:. 1 N 1 1 - � . 9*! 0 0 Proposed Catch Basin/Manhole *. , i. � . - Z=) : . I . I SID,.,_� I I FILIM � . I 1*-r(25 Mm WATER : I 6 .. I i I TO 51 RM __1 0 Direction of Surface Drainage I I ,It' . OV) I I I WJNW WATER : � . , . . CLEAR WIH SEIRMIENT_\ � 9 _980- Proposed Contour . "... I .. � A. I i 19 1 1/4-. ",�' I . FILIER. mmmmm-.&�. 013 i . 46 1 A,. I 11 I i I I I - - -, . � 0 --980-- Existing Contour . . : I . . � . I I I 0 1 - 1 I - : Z �� . R�w M"Mm : I GAS Existing Gas Line I I . I I I I TOTH MAX � * )p . .�1 -1 1�� -OHW- Existing Overhead Wires I ". *,r.,� I I RILOCIC AND GRAVEL DROP INLET SEDIMENT FILTM � . 1CO L I i � / . . . � - " 1.� ...� - I ... ,I�� I ., _� i I I I L_ n ." � 'u r,- ::::: I I � . I � . . - s - . I I � : � . I : . Ic � I I CATCH BASIN INLET ! I � � 11 4 I : 2 -\10 Proposed Spot Elevation CONTROL OPTIONS � I bi .i,q,5A,. (Note: Proposed spot elevations ' I . a: . I (OR APPROVED EQUAL) I . 6 I shown are ground surface, . : ---- I . >. bituminous surface, or gutter line � I 9 unless otherwise noted.) I . - . � b1flS PLA1%qU9U_ .. bNU1NhtbWKdLN ARCHITECT. FE I hereby certify that this plan was prepared by me or under A,.&_ I PREPARED POR. DATE. 2121106 . i cjroAr 5i Existing Spot Elevation �� i FZ I 18C * Y_ . DESIGNED BY: J.V. - - - my direct supervision and that I am a duly Licensed Professional I � I . W - Engineer under the laws of the State of Minnesota. MOHAGEN HANSEN S & T DEVELOPMENT SHEET I 44 DRAWN BY. J.V. 411% FIAM 1415 E Wayzata Blvd, Suite 200 1 1 751 Troy Lane N . 2 � I I 11� . ENGINEERING 10 I 1# WWata MN 55391 0 1 � I .1 409!�=_z -3!91-- 6776 LMM DF"E NE,SUrM 110 , Maple Grove, MN 55369 1 i � CHECKED BY. C.G.S. . I goo-17 IG-G -SCH1 I TI G UNO LAM.IMN 55014 Phone:1(952) 473-1985 Phorm 651-775-1989 Fow 651-762-5M . I I r #_. - - [1--i-40 - LAKE ROAD OFFICE BUILDING iE P 9 �w I I ET �_� - a - � ' , - _ � ,_/Z__� I I Ii I =j I - I I I I I . .9 __ - 19OL00:0) ... I PHONE: (763)785-1043 � 9 - 2121106 LICENSE 1 4 .. �, - FAX- (763)78&MW For. (952) 473-1340 � ,.. - DATE. _ I 1 3 1 � � __ PROJECT NO: 061026 DATE - - ,R"SI 0 N --- - IIIIIIIIIIIIIIIIIIIIIIIII . � - - __ � � - � __ I � I ! le! -- i i: I I . 11 i Z � V) . � ! � � I . -, _ - - �� � ____ -, _:___ � __- __ ,. ____ - - - ,- L i NORM z icx �� y K:yFry >ti 'xt t E�F rli'�' �4:a�.am'`il °ri n 4 a,'�r s:. - - - I t cf of a�lr�, sAr xtt � i '}�� � Y 'fir i t s Fs ,t EXISTING BUILDING S j tt r t ;�P a a*nt n"xr z s F x� a $i t o ttE ac`n,j �"'.. {>xrZz r ? x yi i'. s :r; r v Ii,s, r i d;pair E eS { i° rt as't, 1 s,aY,.: +,A n {,x 3£x at't - •7 rf ,� f,r x. pi !Q y (finished floor elev 955.9) '[;.4 ,€j7 "z<�cz3as£}•�"SrrKy : .ti, ' - 2tr s, tr, ,Ce' ° �> xw taw yr i5^{rt dlt :'. �. j °{] cj iH z{ p t✓ trvJ'Y' jy a yr i' }rr '�•�' ,,— -'u.; - - * PSE`` r -7, "rrt2 n4 7- +:- ,+,z`+y 'Y' l ,w{' r r✓1f_ cxW 4S'. �P,{}fi J•i'x - ��t to h'SF;a"- iii,>'I`r3 a z1 4 k ta'W, 'Fi z'+-' ,r}s-''s.msi -Yr - - - - 3 a 1x ti . iYa �k Lr- ' t Ur , ' t 4arW6 `fit{ vra t f �, k y1 rF�..f t<{4 y,�t��'° ,a.}r i 'Sr "{£,,k` t ''sA.l `aq 3T�� }�,-'#sai' ss5v�t `"'F'�'�.�""Lf�' - �nT ro': x r }{ AL "'E"%?t,'r f^F rp :< AEy' , 1x3-`T' ?44f`"t,�S'k. 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