The URL can be used to link to this page

Home My WebLink About9B - Affordable Housing Solutio MEETING DATE: AGENDA #: PREPARED BY: REVIEWED BY: AGENDA ITEM: DISCUSSION: CITY COUNCIL AGENDA REPORT Z1t:<~ f/Y #10 , APRIL 17, 2000 9B JENNITOV~PLANNER DON RYE, PLANNING DIRECTOR CONSIDER APPROVAL OF RESOLUTION OO-XX APPROVING THE CONDITIONAL USE PERMIT FOR A MUL TI-FAMIL Y DWELLING FOR AFFORDABLE HOUSING SOLUTIONS INC. ON PROPERTY LOCATED IN THE SOUTHEAST INTERSECTION OF TOWER STREET AND TORONTO AVENUE History: On February 14,2000, a completed application was received for the construction of a 43 unit multi-family dwelling structure on property located in the southeast corner of the intersection of Tower Street and Toronto Avenue. The Planning Commission opened the public hearing on February 28 and continued the hearing to March 13 at the request of the applicant. This continuance was to allow the applicant to submit revised plans. The hearing was then continued to March 27, 2000 to allow the applicant time to hold a neighborhood meeting. A neighborhood meeting was held on Tuesday, March 14. On March 27, 2000, the Planning Commission on a 4-0 vote, recommended the City Council approve the CUP with conditions. The conditions are listed in the attached resolution. The discussion at the hearing focused on traffic, drainage relating to run-off and the lack of storm sewer, parking and tree preservation. A draft copy of the minutes of the Planning Commission meeting is attached to this report. The property was originally purchased by the City as part of the road improvement project to extend Toronto Avenue to 170th Street. The remainder of the property was sold to the applicant on November 15, 1999. The property has been zoned for multi-family residential uses since 1975. Current Circumstances: The subject site consists of approximately 1.7 acres. Section 1102.703 R-4 ofthe Zoning Ordinance requires a Conditional Use Permit for multi-family dwellings. 621:.\Ootiles\00cup\OO^O I 0\00..0 JO".doc . Pa~e. L 1 UlTt.agle CreeR l"\ve, ~.E" t'nor Lake, Mmnesota j:::>::s72-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER . T The Issues: The proposed Conditional Use Permit should be reviewed in accordance with the criteria found in Sections 1102.703 and 1108 of the Zoning Ordinance. Section 1102.703 is the provision specifying conditions that must be met as part of the CUP for a multi-family residential building. The criteria are shown below: City Code 1102.703 Uses Permitted With A Conditional Use Permit (1) Multiple Family Dwellings. Conditions: a) Access shall be to a roadway identified in the Comprehensive Plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. Proposed access is from Tower Street and Toronto Avenue. Neither of these roads is designated as an arterial or collector road. However, the site is located is such a fashion that the vast majority of traffic generated from the site will not be using local residential streets in the neighborhood to the south, The building is situated on the site so the primary access is from Toronto Avenue. This access leads to the underground parking garage and the surface parking lot. The surface parking lot is designed with a one-way aisle to the north, and the parking lot exit is to Tower Street on the north side of the site. According to the applicant, there were two reasons for this design. First of all, the wider portion of the building was placed along 170th Street to screen the parking lot from the adjacent single family homes to the south. Second, the grade at Tower Street is very steep. To take the primary access to the site from Tower would require extensive regrading and redesign ofthe site. A traffic count in 1997 on Toronto Avenue near Tower Street showed an average daily traffic of 2,300 trips, On Tower Avenue near Panama Avenue, the average daily traffic in 1997 was 860 trips. In 1999, those counts were 2,300 trips and 1,400 trips respectively. Utilizing the Institute of Transportation Engineers (ITE) Trip Generation book, the total trips per day expected from the proposed building will be 278. Peak a.m. hour will be 24 vehicles and peak p.m. hour will be 26 vehicles. The remaining 228 trips are averaged at 10 trips per hour (22 hours of day remaining). The existing counts with estimated trips generated from Busse Park and this project will result in approximately 2,886 trips per day on Toronto Avenue. According to the Comprehensive Plan, two-lane urban streets are designed to carry 8,000-9,000 cars per day. The potential traffic resulting from this development is well below the capacity of the street. 1:\OOfiles\OOcup\OO-O I 0\00-0 1 Occ.doc Page 2 b) Building lots shall contain a minimum of 400 square feet of usable open space per dwelling unit and no more than 1/2 can be located in the front yard. Forty-three dwelling units are proposed requiring 17,200 square feet of usable open space. The site plan indicates 5,860 square feet located in front yards and 11,340 square feet located in the side yard. This requirement is met. c) The minimum'spacing between buildings shall be the average heights of the buildings. This provision is not applicable, as there IS only one building proposed. d) Side and rear yards may be reduced to zero feet where dwellings are designed to share common walls. This provision is not applicable, as there IS only one building proposed. e) All buildings shall be located a minimum of 15 feet from the back of the curb line of internal private roadways or parking lots. The building is setback 15 feet from the garage entrance, 17 feet from the parking lot facing Toronto Avenue and 21 feet from the parking area facing Tower Street. This requirement is met. 1) No portion of the required 20-foot road system may be used to satisfy the off-street parking requirements. The proposed internal drives are not being used for proposed parking. This requirement has been met. Zoning Code Analysis (Performance Standards): Height: Maximum height is 35 feet or 3 stories, whichever is less. Building height is defined in the Ordinance as follows: "A distance measured from the mean curb level along the front lot line or from the finished grade level for all that portion of the structure having frontage on a public right-of-way, whichever is higher to the mean distance of the highest gable on a pitched or hip roof" This lot has three front lot lines. The mean curb levels are: 170th Street-990.0', Tower Street-985.0', Toronto Avenue-977.0'. The grades adjacent to the structure having frontage on a public street vary from 983.6' to 1:\OOfiles\OOcup\OO-O 10\00-0 I Occ.doc Page 3 . or 993.5'; the average grade is 988.6 feet. The mean roof elevation is 1024.15'. The highest mean curb level is 990.0'. Utilizing the mean curb level as the base, the height is 34,15 feet. A story is defined in the ordinance as that portion of a building included between the surface of any floor and the surface of the floor next above; or if there is not a floor above, the space between the floor and the ceiling next above. A basement shall not be counted as a story . A basement is defined as that portion of the building having more than lIz of the ground floor-to-ceiling height below the average grade of the adjoining ground. The grades of the adjoining ground (all sides) is 997.0 at the highest grade and 983.6 at the lowest grade resulting in an average grade of 990.3. The ground to ceiling height of the garage is 10 feet, ~ the height is 5 feet. Therefore, 6.7 feet of the garage is below the average grade. The result is that more than ~ of the height is below the average grade, making the garage a basement by definition and not a story. Based on this analysis, the height requirement is met. Density: Maximum density allowed is 30 dwelling units per acre. The proposed project has 25.3 units per acre. This requirement is met. Ground Floor Ratio: Maximum coverage is .35. The footprint of the building is 19,051 square feet. The result is a .26 ground floor ratio coverage. This requirement is met. Setbacks: The required setbacks are as follows: Front yard is the height of the building or 30 feet, whichever is greater. For the purpose of determining setbacks, a bonus is given for underground parking. The height of the garage is not counted as building height for determining required setbacks. The height of the structure from the first floor to the mean peak of the roof is 30.5 feet. Therefore, the required setback is 30.5 feet. The lot has three fronts and one side, The side yard setback is 15 feet. Side yard setbacks are increased 2 inches for every foot over 50 feet in building wall length. A building wall ends with a 21 O-degree separation of at least 18 feet in length and separation. The longest building wall is 134 feet resulting in an additional setback of 14 feet on the side (29-foot setback required), The proposed setback for this portion of the structure is approximately 45 feet. All other sidewalls are shorter in length, and meet setbacks. All structure setbacks have been met. Lighting: Zero foot-candles at the property line are proposed. A maximum of 0.5 foot-candles on the property line abutting residential 1:\OOfiles\OOcup\OO-O I 0\00-0 1 Occ.doc Page 4 and 1.0-foot candles abutting right-of-way IS permitted. Lighting requirements are met. Landscaping: One tree per unit is required. Fifty-seven trees are proposed. Ten percent are oversized, and 25% coniferous/deciduous mix is proposed. All disturbed areas will be sodded and landscaped areas are to be irrigated. The irrigation plan must be submitted later (condition of approval). A Letter of Credit (LOC) is needed prior to issuance of building permit (condition of approval). As a part of a required Bufferyard~ 4 shrubs facing 170th Street are required and not shown on the plans. These additional shrubs are included as a condition of approval. Once the plans have been changed to meet the conditions, the landscaping requirements will be met. Tree Preservation: There are 238 total caliper inches (C.!.) of significant trees on site. All significant trees will be removed. The Zoning Ordinance allows removal of up to 25% of the significant inches to be removed without replacement (59.5 C.I.). Therefore 178.5 CI must be replaced at ~:1. Required replacement is 89.25 caliper inches. Fourteen trees or 47 caliper inches are being planted on the property as replacement trees. 42.25 CI, or 13 trees, are proposed to be planted on City property. The Planning Commission originally recommended all of the replacement trees to be planted on site with the majority to be planted in the bufferyard along 170th Street. However, not all of the replacement inches can be planted along 170th Street and survive due to limited space. The Planning Commission therefore recommended the developer meet with staff to accomplish the increased screeninglbuffering objective and tree replacement on site. A LOC will ensure compliance with replanting requirements. This requirement will be met. Parking: Two stalls per unit plus one for the office are required. Eight-seven stalls are required. The plan indicates eighty-six stalls and one stall in front of the mechanical room. Parking lot screening is required on 60% of the parking areas where views could originate. Screening includes a combination of materials. The plan indicates a 30" berm with plantings along the entire length of the parking area facing Toronto Avenue. Parking requirements have been met. The Planning Commission discussed the need for "No Parking" signage in the area. It was suggested that Tower Street and Toronto Avenue be posted with signs. Currently, there are signs posted on Tower Street, but not on Toronto Avenue. If the City Council desires, a condition requiring the developer to post "No Parking" signs on Toronto Avenue between Tower Street and 170th Street can be added. 1:\OOfiJes\OOcup\OO-O I 0\00-0 I Occ,doc Page 5 . T Architectural Materials: The ordinance requires a minimum of 60% Class 1 materials on all faces visible from off-site. The proposed building has a minimum of63% of Class I materials (brick and glass). The remainder of building materials are Class II (stucco). No Class III materials are proposed. This requirement has been met. OTHER ISSUES Traffic: According to ITE trip generation manual, 278 trips per day will be generated. The estimated a.m, peak hour will be 24 trips and the p.m. peak hour will be 26 trips. This leaves 228 trips, when averaged throughout the day, resulting in 10 trips per hour. Two-lane urban streets are capable of carrying 8,000-9,000 cars per day. The total cars per day, 1999 count, on Toronto Avenue was 2,300. There will be an increase in trips per day of 10%; however, the road is designed to handle this amount of trips and more. A major concern voiced at the public hearing was the potential traffic on Toronto Avenue through the singe family residential neighborhood. As noted earlier, the building is designed to minimize the traffic on Toronto. The Planning Commission felt the design of the building as shown directed traffic away from this area as much as possible. However, if the Council feels additional measures should be taken to redirect this traffic, the Council could require that garage access and egress be limited to Tower Street. Busse Park Traffic: Attached is a portion of the traffic study conducted for the Busse Park. Traffic will be routed along Toronto Avenue. The estimates are 690 cars per day to the Busse Park. Not all of these trips will occur on Toronto Avenue, and trips will vary during peak park usage in the summer and specifically during events. The study estimates 308 a maximum of trips per day generated from Busse Park on Toronto Avenue. Fire Protection: The building and site layout provide appropriate Fire Department access. The plans need to indicate locations of existing hydrants and provide hydrants to provide protection within 300' hydrant radius, This has been included as a condition of approval. Existing/proposed run-off storm sewer: The existing run-off from the site is 4.05 cubic feet per second (c.f,s.). Without on-site ponding, the run-off would be 6.04 c.f.s. The applicant is proposing to provide ponding within the parking lot. This results in run-off of 4.17 c.f.s, The increased run-off of 0.12 c.f.s. is negligible. There is currently no storm sewer serving the area. The current water from the area collects at the intersection of Tower Street and Toronto 1:\OOfiles\OOcup\OO-O 1 0\00-0 I Occ.doc Page 6 Avenue. Staff anticipates a system to be constructed with the future construction of the ring road. This project is presently scheduled for 2001 in the 2001-2005 CIP, to be reviewed by the Council on May 1, 2000. Based on the total size of the site, there is no requirement for on-site ponding. There is also limited room on site to provide for ponding, other than that proposed in the parking lot. The developer is also providing for a connection to the future City storm sewer system to be constructed as part of the ring road. The plans indicate construction of storm sewer pipe to the right-of-way to be connected to future city storm sewer system. The storm water issues will be addressed in conjunction with future development such as the post office and ring road. The staff recently discussed the design of the Post Office site with representatives of the Post Office. One issue discussed was the need to provide some additional stormwater ponding in this area. The Post Office did not appear to object to the use of the site for some additional stormwater ponds. It may be possible to develop this ponding in conjunction with the construction of the Post Office and this development. This option would require a development agreement with the developer and the Post Office to construct storm sewer and the stormwater ponding areas. Engineering issues: Attached is a memo dated March 1, 2000 from Assistant City Engineer Sue McDermott. There are three items remaining to be addressed. These are 1. Traffic control plan to be implemented during utility construction. 2. Indicate rock construction entrance on plans. 3. Storm sewer plan changes. Run-off calculations have been provided and are acceptable. These have been made a condition of approval. Crime: Staffhas been asked to provide information about crime in the area as it relates to multi-family dwellings and single family neighborhoods. The following depicts police calls taken in 1999 in three multi-family dwellings and two single-family neighborhoods of similar size. 1999 # police # units/lots Calls per unit per year calls Brooksville Apts, 18 36 .5 Tower Hill East 34 68 .5 Tower Hill West 40 51 .78 Willow Beach Neighborhood 18 42 .43 Oak Ridge Neighborhood 16 44 .36 1:\OOfiJes\OOcup\OO-O 1 0\00-0 I Occ,doc Page 7 .. ...' T Property ValueslTaxes- With respect to impact on City services, the following information is being provided. The 2000 Taxes payable for existing multi-family rental are as follows: Locations 2000 2000 Taxes # Valuation (and Special Assessments) units Tower Hill West $1,164,100 $34,012 51 Tower Hill East $1,705,200 $55,252 68 Brooksville Apts. $ 948,000 $30,720 36 The 2000 Taxes payable for a single-family neighborhood with homestead status and similar taxable valuation in Prior Lake is as follows: Sample $950,000 single family homesteaded neighborhood (similar to valuation of Brooksville Apartments) Valuation # units 2000 taxes Total $100,000 1 $1706 $1706 $150,000 3 $2868 $8604 $200,000 2 $4030 $8060 $18,370 Sample $1,700,000 neighborhood (similar to valuation of Tower Hill East) Valuation # units 2000 taxes Total $150,000 6 $2868 $17,208 $200,000 4 $4030 $16,120 $33,328 Multi-family residential buildings with 4 or more units are in the tax class rate of 2.5%, while a homesteaded single family dwelling is taxed at 1 % for the first $76,000 of value and 1.65% for value over $76,000. The multi-family dwellings pay more for each dollar of valuation than single family dwellings, Petition of protest (attached): On March 2,2000 a petition of protest (signed by 75 people) was received. The petition states increased road traffic will decrease safety in the neighborhood, water run-off is already a problem, loss of trees and proposed construction will lose neighborhood character for W oodridge Estates, and that property values for the adjacent dwellings may decrease. l:\OOfiles\OOcup\OO-O 1 0\00-0 I Occ,doc Page 8 Traffic and water run-off has been addressed in this report. Loss of trees affecting the character of the neighborhood is a legitimate concern. The tree preservation ordinance addresses such concern by requiring replacement trees. The applicant is proposing to plant 66 trees on site to satisfy the landscaping and part of the tree preservation requirements and in addition to trees off-site to satisfy tree replacement. The impact of this project on the valuation of other properties in the area is difficult to determine. Low-income rentals: The applicant has verbally stated and confirmed in the attached letter the rental units will be market rate. CONDITIONAL USE PERMIT (CUP) ANALYSIS: Section 1108.200 of the City Code sets forth the criteria for approval ofa CUP. (1) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. Objective #1 of the Comprehensive Plan is to provide opportunities for a variety of affordable high quality housing. Objective #2 is to maintain a choice of and encourage development of quality residential developments. Attached are the policies related to these two objectives. The policies and objectives are met as the policies are met with buffering requirements located in the Zoning Ordinance. Page 101 of the Comprehensive Plan addresses housing analysis. The analysis specifically states there is a gap in Prior Lake's housing in the area of newer apartment units. "A freestanding growth community or mature suburban community could be expected to maintain 25-30% of the housing stock in apartments or multi-family developments." Prior Lake currently has 12.85% classified as apartments or multi-family dwellings. The addition of the proposed units would complement the goal of providing opportunities for diverse housing. (2) The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole. The proposed multi-family dwelling will not be detrimental to the health, safety, morals and general welfare of the community as a whole. The site plan meets criteria found in the Zoning Ordinance. The streets accessing the property can support the anticipated traffic. The proposed on-site ponding contains storm water run-off 1:\OOfiles\OOcup\OO-O I 0\00-0 I Occ,doc Page 9 .-' "- T as much as possible without the presence of a public storm sewer system in place. (3) The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. The use requires a CUP within the zoning district. The property is zoned R-4 Multi-family residential. The proposed site layout complies with all requirements and performance standards of the Zoning District with minor plan changes (landscaping) as made conditions of the CUP. (4) The use will not have undue adverse impacts on governmental facilities, services, or improvements, which are either existing or proposed. The proposed use as an apartment building will not have adverse impacts on governmental facilities or improvements. The site is designed to connect to future storm sewer. All other public improvements (street, water, and sewer) are existing and capable of supporting the proposed building and site improvements. (5) The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use is located adjacent to three public streets and a townhouse development to the east. The proposed use will not have adverse impacts on the use and enjoyment of properties in close proximity. (6) The use is subject to the design and other requirements of site and landscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, approved by the City Council and incorporated as part of the conditions imposed on the use by the City Council. The landscaping plans were prepared by a registered landscape architect and meet the planting requirements with the exception of additional shrubs required along 170th Street as part of bufferyard plantings. This has been made a condition of approval. (7) The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural 1:\OOfiles\OOcup\OO-O I 0\00-0 I Occ,doc Page 10 gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the CUP approved by the City Council. The drainage and utility plans were prepared by a professional registered engineer. Additional infonnation is needed such as fire hydrant locations and the items listed on the attached engineering memo. These are conditions of approval. (8) The use is subject to such other additional conditions which the City Council may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in subsection 1108.202. In these circumstances, the City Council may impose restrictions and conditions on the CUP which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the CUP approved by the City Council. The Council may elect to attach any reasonable conditions which will satisfy the criteria set forth in the Ordinance and accomplish the objectives of the Zoning Ordinance and Comprehensive Plan in addition to those set forth below, including such topics as: . "No Parking" signs on Toronto Avenue. · Completion of storm sewer improvements in conjunction with the Post Office project. · Limitation of access to garage via Tower Street. · Tree replacement location as proposed by the Planning Commission. Conclusion: Staff recommends approval of the CUP with the following conditions: 1. Four additional shrubs are required to be planted in the bufferyard required along 170lh Street. 2. Irrigation Plan to be submitted. 3. Issues in engineering memo dated March 1, 2000 must be addressed. a) Provide a detailed traffic control plan to be implemented during utility construction on Tower Street prior to utility construction. b) Show the location of the rock construction entrance on the plan. 1:\OOfiles\OOcup\OO-O 1 0\00-0 I Occ,doc Page 11 T ,..' - T FISCAL IMPACT: ALTERNATIVES: RECOMMENDED MOTION: REVIEWED BY: c) Install catch basins in the driveway entrance at Tower Street. Extend pipe to the corner of Toronto Avenue and Tower Street for future connection of storm sewer by City. 4, Hydrant locations indicated and 300' foot hydrant radius to be provided. 5. A letter of credit must be submitted. The LOC will be for 125% of landscaping costs, tree preservation requirements, Estimates or bids must be submitted for the required landscaping The Planning Conimission recommends adding a sixth condition requiring all tree replacement occur on site with emphasis on the bufferyard on the east side (170th Street) to be approved by staff. Budget Impact: The construction of the building will add tax base to the City. The City Council has three alternatives: 1. Adopt Resolution #OO-XX approving the Conditional Use Permit for Affordable Housing Solutions Inc. subject to the listed conditions. 2. Deny the Conditional Use Permit on the basis they are inconsistent with the purpose and intent of the Zoning Ordinance and/or the Comprehensive Plan. In this case, the Council should direct the staff to prepare a resolution with findings of fact for the denial of these requests. 3. Defer consideration of this item for specific reasons. Staff recommends alternative #1. 1. A motion and second to approve Resolution OO-XX approving the Conditional Use Permit, subject to the listed conditions set forth above together with additional conditions the Council deems appropriate. 1:\OOfiles\OOcup\OO-O 1 0\00-0 1 Occ.doc Page 12 CONDITIONAL USE PERMIT RESOLUTION OO-XX APPROVING A CONDITIONAL USE PERMIT TO A MULTI-FAMILY DWELLING ON PROPERTY LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF TOWER STREET AND TORONTO AVENUE FOR AFFORDABLE HOUSING SOLUTIONS, INC. MOTION BY: SECOND BY: WHEREAS, the Prior Lake Planning Commission conducted a public hearing on February 28, 2000, March 13, 2000, and March 27, 2000, to consider an application from Affordable Housing Solutions Inc, for a Conditional Use Permit (CUP) to allow the construction of a multi-family dwelling and the City Council heard the case on April 17, 2000; and WHEREAS, On March 27,2000, the City Council heard the request; and WHEREAS, Notice of the public hearing on said CUP has been duly published III accordance with the applicable Prior Lake Ordinances; and WHEREAS, the Planning Commission proceeded to hear all persons interested in this issue and persons interested were afforded the opportunity to present their views and objections related to the CUP for Affordable Housing Solutions Inc,; and WHEREAS, the Planning Commission and City Council find the CUP for a 43 unit multi- family dwelling located at the south east intersection of Tower Street and Toronto Avenue for Affordable Housing Solutions Inc, in harmony with existing development in the area surrounding the project; and WHEREAS, the Planning Commission and City Council find the proposed CUP is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed CUP meets the criteria for approval of CUP as contained in Section 1108 and Section 1102.703 (1) Multi-family Dwellings (Uses Permitted with a Conditional Use Permit of the Zoning Ordinance), NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE: that it hereby adopts the following findings: 16200 Ek~~f~f~~llflJi?0~~-g~g~,ef9~gPl'k9te, Minnesota 55372-1714 / Ph, (612) 447-4230 / Fax (612fllf47-4245 AN EQUAL OPPORTUNITY EMPLOYER . ...............-r-....----'.-..--....'.'..-..----. FINDINGS 1. The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. 2. The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole. 3. The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. 4. The use will not have undue adverse impacts on governmental facilities, services, or improvements which are either existing or proposed. 5. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. 6. The use is compatible with the general welfare, public safety and neighborhood character. BE IT FURTHER RESOLVED, THE CITY COUNCIL OF THE CITY OF PRIOR LAKE approves the CUP for Affordable Housing Solutions Inc, on the property legally described as follows: Lot 2, Block 3, Brooksville Center 1 st Addition, according to the recorded plat thereof on file and of record in the office of the County Recorded, Scott County, Minnesota, except the westerly 80.00 feet thereof. BE IT FURTHER RESOLVED, approval of the CUP is subject to the following: 1. Four additional shrubs are required to be planted in the bufferyard required along 170th Street. 2. Irrigation Plan to be submitted. 3. Issues in engineering memo dated March 1, 2000 must be addressed. a) Provide a detailed traffic control plan to be implemented during utility construction on Tower Street prior to utility construction. b) Show the location of the rock construction entrance on the plan. c) Install catch basins in the driveway entrance at Tower Street. Extend pipe to the corner of Toronto Avenue and Tower Street for future connection of storm sewer by City. 1. Hydrant locations indicated and 300' foot hydrant radius to be provided. 2. A letter of credit must be submitted. The LOC will be for 125% of landscaping costs, tree preservation requirements, Estimates or bids must be submitted for the required landscaping. I: \OOfiles\OOcup\OO-O I O\resoOOxx,doc Page 2 . -------r--'--------- 3. All tree replacement (89.25 caliper inches) occurs on site with emphasis of bufferyard on the east side (170th Street) to be approved by Planning Department staff. 4. An Assent Form, as required by ordinance, is to be signed by the applicant and all property owners. 5. The resolution approving the CUP is to be recorded on all affected properties and proof of such recording presented to the Planning Department. CONCLUSION Based upon the Findings set forth above, the City Council hereby grants a Conditional Use Permit for Affordable Housing Solutions Inc, The contents of Planning Case File #00-010 are hereby entered into and made a part of the public record and the record of the decision for this case. Passed and adopted this 1 ih day of April 2000. YES NO Mader Ericson Gundlach Petersen Schenck Mader Ericson Gundlach Petersen Schenck {Seal} City Manager, City of Prior Lake 1:\OOfiles\OOcup\OO-O 1 O\resoOOxx,doc Page 3 ~ ~ Planning Commission Minutes March 27, 2000 1. A utility easement must be granted as per request of NSP over the south 5 feet of the east 15 feet of Lot 1. Comments from the public: Applicant Bernie Carlson, said his primary concern is to get a building permiHo invest in downtown Prior Lake. NSP asked for an easement which he does not believe they need and is waiting to get the results. The hearing was closed to the public. Comments from the Commissioners: Criego: . No problem with request. . Agreed with staff's recommendation. Cramer: . Agreed with staff's assessment. . Indicate if the easement is not required, make sure it is in the recommendation to City Council. V onhof: . Makes sense to combine the small lots. . Agreed with Comniissioners~comnients and support the request. Atwood: . Agreed with Commissioners' comments. MOTION BY CRIEGO, SECOND BY VONHOF, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT KNOWN AS CARLSON'S FIRST ADDITION, SUBJECT TO THE CONDITION THAT THE DEVELOPER GRANT NSP AN EASEMENT IF NECESSARY. Vote taken indicated ayes by all. MOTION CARRIED. B. Case #00-010 Mfordable Housing Solutions is requesting a Conditional Use Permit for Stonegate, a 43 unit multiple family dwelling, for the property located in the southeast corner of Tower Street and Toronto Avenue. Planner Jenni Tovar presented the Planning Report dated March 27, 2000, on file in the office of the City Planner. 1 :\OOfiles\OOp1comm\OOpcmin\mn032700,doc 2 . -------r--,..--.,.,.---'---,..---------------' Planning Commission Minutes March 27. 2000 On February 14,2000, the City received a complete application for a Conditional Use Permit to allow a multi-family dwelling on property located in the SE corner of Tower Avenue and Toronto Street. The property is zoned R-4 (High Density Residential) and is guided as R-HD (Urban High Density) on the Comprehensive Land Use Plan Map. The public hearing was originally scheduled for February 28, 2000. The item was continued at the request of the developer to allow for recommended plan changes and to allow the developer time to hold a neighborhood meeting, Notices were mailed to property owners within 350 feet for the February 28, March 13, and March 27 public hearings. The property has been zoned for multi-family residential since 1975. The subject site consists of 1.7 acres. The proposed building will include 43 units and will he three stories with underground parking. Staff recommended approval of the CUP with the following conditions: 1. Four additional shrubs are required to be planted in the bufferyard required along 1 70th Street. 2. Irrigation Plan to be submitted. 3. Issues in engineering memo dated March 1,2000 must be addressed. 4. Hydrant locations indicated and 300' foot hydrant radius to be provided. 5. A letter of credit must be submitted. The LOC will be for 125% of landscaping costs, tree preservation requirements, Estimates or bids must be submitted for the required landscaping Cramer questioned the access criteria. Tovar responded the road is adequate and will not impact the neighborhood. Comments frOm ~he public: Jeffrey Gustafson, Affordable Housing, said originally they attempted to construct an apartment building across the street on the Boderman property. The request was turned down because the City felt the property would be best used as commercial property. The City contacted them and explained this property had been for sale and had not received any acceptable offers. The developers put a proposal together and the City Council knew of the intended use when they solicited the property. The complex is a market-rate project. They did meet with the neighborhood a few weeks ago and addressed a lot of their questions and concerns. The rental payments were comparable to the neighboring mortgage payments. Gustafson explained the rental rates, the on-site office and caretaking which will make a well managed building. Criego questioned the location of the building site. Gustafson responded that after much consideration this location made the most sense. One ofthe City's requirements was the storm sewer and ponding. The architect designed the project to reduce runoff. I :\OOfiles\OOplcomm\OOpcmin\mn032700.doc 3 Planning Commission Minutes March 27,2000 Atwood questioned the unit rent. Gustafson responded the breakdown is in the staff report. Breaks down to about $1 per square foot. The architect, Charles Radloff, Valley View Road, Eden Prairie, explained the temporary ponding location. With the implementation of this project they believe the runoff will be reduced. The project was moved to the south side of the property to blend in with the single family residents. Parking and traffic flow will stay to the north of the neighborhood. The building will be used as a screen. The units are upscale larger than market. Radloff explained the grades, storm sewers and traffic flow. He believes they met all of the requirements and ordinances. Radloff said he was impressed with staff s thoroughness. Radloff said they could add more trees in the area and went on to explain building into the hill, parking and the terrace walls. Andy Whiting, 17057 Toronto Avenue, felt parking will be an issue on Toronto Avenue. Water runoff is a big issue at the intersection. He felt the study~}Vas done in September after the softball season and did not reflect true traffic counts. Whiting believes there was over 200 police calls on Tower Street andanother-a~dition would only increase calls. Tom Haugh, 17041 Toronto Avenue, agreed with Mr. Whitii1&. He lives 2 doors down from the project and said the traffic~s very heavy. Anytime ill the summer between 4:00 p.m. to 8:30 p.m., it is hard to cross the street With all the softball traffic to the Ponds. His other concerns were ,for the traffit going to BussePark, crime and the parking. Haugh questioned where the residents will park ifnot charged for underground parking. He would not like to see all the parking on Toronto Avenue. Terry Pettinger, 17277 Horizon Trail, said his concerns are for the traffic at the Pond's Edge Early Learning Center becoming a kindergarten, the general traffic to the Ponds Park and the redirection oftraffic to ,Busse Park. There will be a very huge increase in traffic. Pettinger also pointed out the existing water runoff. He has lived in the area for 6 years and,enjoys the woods. Even though the building is appealing, it is 50 feet off the ground. His other concern was the rent and the adjoining low income values. Criego: Pointed out that adding this particular building will not add traffic south of the neighborhood. All the traffic from this project will stay north. All other issues raised are existing. Dean Neumann, 4623 Overlook Cir. SE, opposed to the proposal stating there is a lot of multifamily buildings in southeast Prior Lake. He felt this type of apartment complex is the wrong type of gateway for the neighborhood. Agreed with Mr. Pettinger's concern for traffic with the new kindergarten. The new post office is going into the area as well. He understands the ordinances but questioned if that is what the Commissioner's would want to have to drive by every day. I :\OOfi1es\OOplcomm\OOpcmin\nm032700,doc 4 . ~. Planning Commission Minutes March 27, 2000 The public hearing was closed. Comments from the Commissioners: Cramer: . Agreed with residents that there is a lot of multi-residential housing in the area. This is not a commercial piece of property. It is a transition piece betweenRl(single family and R4 ( high density). . This has been zoned R-4 since 1975. Hard to deny. . Originally traffic came up first as a concern. But none of the traffic concerns are from this development. The traffic is begin generated fro~ something outside this development. So that is not an issue. . .. ,.', "., . There is an issue for runoff. But the proposals in theCiP should will take care of it. . McDermott said with the construction of the post officesit~'i;U1d/or the ring road will address the runoff issue. . .." . The true issue is the parking. Not sure what the parking will be. . Gustafson addressed the parking. Assumes there,is no. parking on Toronto Avenue, The standard around the metro area is one to one and a half parking stalls per unit. They are proposing two parking places per unit. Tenants would not be able to park three or four cars per unit. This is not like a single family unit. They will control the parking. ' . There is a need for this type of housing in the City. . Support the project. V onhof: . Concurred with the Cramer's comments. . Thanked neighbors for their concern and staff for addressing them. . McDermott clarified the storm sewer projects. Road improvements will come within the next year. . Questionto staff - will this building have stand pipes? Architect Radloff said they would. . According tothepolice calls the information they have are general crime. Questioned what the neighborhood police calls were. Tovar responded with the information provided by the police. . The property has been zoned R4 since 1975. The application meets all the conditions. Atwood: . Toronto could be posted with "no parking". McDermott said if the ring road was constructed there would be no parking. . Questioned the storm sewer with the construction of the new post office and ring road. I :\OOfiles\OOplcomm\OOpcmin\mn032700,doc 5 Planning Commission Minutes March 27.2000 . McDermott explained that portion of Toronto would be vacated if the ring road is constructed and no longer be a public right-of-way. . Agreed Criego the traffic from this project will not affect the neighborhood. . Agreed with Mr. Pettinger that it is an imposing structure to the neighborhood. . Questioned the neighboring subsidized rental. Tovar said only one complex was subsidized and the proposed rates ofthis project are substantially higher. . Seventy-four police calls in a year is a lot. . Reluctant in favor of this project. Criego: . Concerned for the runoff but staff assures there will be a solution. There are several variables. . The temporary solution of ponding in the parking lot i!:;adequate. The drainage problem needs to be addressed by City. ' . Parking will not be a problem. , . Concern for the buffer yard. It is not adequate. Strongly ,believes keeping the screening on site as a buffer to the south. . Questioned when Woodridge development started. Rye said:the pr()perty was annexed in 1991 and platting was subsequentto t.hat. . Empathy for the neighbors, but this property has been zoned R4 for many years. The reality has hit home with this particular development. . It is a different development'~an up the hill. It is classier and will bring more white collar into the community. . The community needs this type of housing. . In favor of this prpjec.t with the exception of making sure the buffer zone is adequate for the R4 side as well as m~ng sure the City is taking care of the runoff in the next couple of years. Rye said the runoff,to the project is 50 gallons per minute. Open discussion : V onhof: . Increase ~~,screening requirements on site as a condition. Tovar explained how it would be done. Charles Radloff addressed the landscaping and bufferyard. Suggested hiring a landscape architect to address the problem that would be agreeable with staff. MOTION BY VONHOF, SECOND BY CRIEGO, TO RECOMMEND CITY COUNCIL APPROVE THE CUP WITH THE RECOMMENDED CONDITIONS WITH THE ADDITIONAL CONDITION THAT THE DEVELOPER MEET WITH STAFF AND INCREASE THE BUFFERING ALONG THE SOUTH SIDE OF THE LOT TO THE SATISFACTION OF THE STAFF. 1:\OOfiles\OOplcortun\OOpcmin\rrm032700,doc 6 . Planning Commission Minutes March 27, 2000 ADDITION TO THE MOTION BY CRIEGO, TO KEEP THE CALIPER INCHES ON THE LOT. VONHOF AGREED. Vote taken indicated ayes by all. MOTION CARRIED. This will go to the City Council on April 17, 2000. A recess was called at 7:50 p.m. The meeting resumed at 7:55 p.m. C. Case #00-021 Northwood Oaks LLC is requesting approyal of a preliminary plat for the project known as Northwood Oaks Estates 2nd Addition, for the' property located on the west side of Northwood Road.n,orth of Hawk Ridge Road. " , , Planning Coordinator Jane Kansier presented the PlanningReportda~ed March 27,2000 on file in the office of the City Planner. " Northwood Oaks, LLC., has applied for a Preliminary Plat for the property located on the west side of North wood Road, north of Hawk Ridge Road and south ,of Arctic Lake. The preliminary plat consists of23.96 acres to be subdivided into 33 lots for single family residential development. , " , In 1997, the City Council approved a preliminary plat for the development known as Northwood Oaks Estates. The approved preliminary plat consisted of 34.15 acres subdivided into 46 lots for single family dwellings. In April, 1998, the City Council approved a final plat for the first phase of this development (the area south of Hawk Ridge Road). This preliminary plat consists of Outlot A of North wood Oaks Estates 1st Addition, By reconfiguring the lots, the developer has removed.four of the lots from the Arctic Lake Shoreland District, thereby reducing the required lot area. This also enabled the developer to increase the number of lots in Phase 2 to 33. Since the number oflots is greater than that approved by the . . . original pI:~IiJ:ninary plat, anew preliminary plat is required. Staff felt critical information to make a decision on the proposed preliminary plat is missing at this time. This information includes the proper tree inventory and replacement plan and the necessary drainage calculations. This preliminary plat should not proceed until this information is submitted and reviewed by staff. Ifthe Preliminary Plat is to proceed, it should be subject to the following conditions: 1. Submit a new Tree Inventory and Preservation/Removal Plan. The inventory must include a list of the significant trees and caliper inches on the site and it must identify the trees to be removed for initial development and for building site development. This plan must also identify the need for any replacement trees. 1:\OOfiles\OOplcomm\OOpcmin\mn032700,doc 7 AFFORDABLE HOUSING SOLUTIONS, LLC 13241 Holasek Lalu:! EdeJ1 Prairie, MN 55346 Tel (612.)- 949-2667 Cell (612)-72.0-7174 March 3,2000 MS, Jenni Tovar, Planner City of Prior Lake: 16200 Eagle Creek Ave, S,E. Prior Lake, MN 55372-1714 Dear Ms. Tovar, Your department has inquired as to the message we want to convey with the name of our L,L.C. We feel that our housing is "affordable" for rwery market we build in. We have purchased several market rate or senior apartment sites, and are developing mid range market rate apartment rental buildings. We: arc not in the high end or executive luxuIY rate market; nor are we in the low end of the market. We have not considered the subsidized market either, as this is an entirely di1ferent set of management regulations and controlled restrictions that We are not set up to do, You can see from our proposed plans that the size of the units and building amenities are for the mid range of market rate apan:mcnts; which we will do a very professional job of designing, constructing and managing. ' We feel a tenant will have an easier time preparing a rental payment to an "affordable" entity rather than an entity that might be considered as "uPaffordable", Please call if there are any other clarifications that your departnt(:Il1 needs. LB HOUSING SOLUTIONS, LLC :~.::::-r-r"-'~::-l' ~:oT;-7 r.-;: (, ,- \ I :_, \ (I; c~ L., ,'_" - ' " 1\ l" '- .. . --,--,-- . \ 1 \ r~'-.-~-"-- _~r_ ~ , ,: \ ~ ;: I : L'i ! ,;\ MAR 3. \: \, 'I -',' i ~ I '. \ ,/J ; : !, D L....---------.-.---~ - \~ -- ~ 'i l 'd llv9'ON A1IlV3H Snld lVllN30nHd ~VSl:ll OOOl 'S "JEW . Planning Commission City Hall 16200 Eagle Creek Avenue S,E. Prior Lake, Minnesota 55372-1714 "~I MAR :U' C_'"- 2am , , ---.I L./ Subject: Protest for the Conditional Use Permit for Stonegate Apartments Lot 2, Block 3, Brooksville Center 1st Addition Prior Lake, Minnesota Planning Commission: I would formally like to be placed on the Agenda for the Planning Commission meeting scheduled for March 13, 2000, I protest the request for a conditional use permit for the Stonegate apartments located at the intersection of Tower Street and Toronto Avenue. My concerns for the proposed construction of a 43 unit multiple family complex consist of several items. Increase road traffic will decrease safety in our neighborhood, Toronto Avenue is already under heavy use, and with the addition of the Busse property Youth Athletic Complex located on Mushtown Road and the proposed construction of a new Post Office located on Toronto Avenue, traffic will increase even more, Water run-off on the intersection of Tower Street and Toronto Avenue is already a problem. The loss of trees on the property and the construction of a apartment complex will lose neighborhood character for W oodridge Estates. And finally, property values for family dwellings located adjacent to the proposed apartment complex will more than likely decrease in value, Sincerely, Andffl!! 4Iu 17057 Toronto Avenue W oodridge Estates Prior Lake, Minnesota 55372 (612) 447-7092 IS' <)j~ .~ ~ PETITION AGAINST BROOKSVILLE CENTER 1st ADDITION STONEGA TE APARTMENTS CONDITIONAL USE PERMIT REQUEST We the undersigned, protest the conditional use permit request for the construction of a 43 unit multiple family dwelling located on Lot 2, Block 3, Brooksville Center 1st Addition, Prior Lake, Minnesota, Reasons for the petition is based on the following items, . Road traffic on Toronto Avenue will increase. Road traffic on Toronto is already high, and with the addition of the Busse Property Youth Athletic Complex and the addition of the proposed post office on Toronto Avenue, traffic will increase even more, . More traffic on Toronto means unsafe conditions for children at play; . Water run-off is already a problem on that intersection; . The loss of trees on the lot will ruin an aesthetic pleasing view; . The addition of another apartment complex near the W oodridge Estates will decrease property values, and; . An apartment complex on Toronto Avenue close to Woodridge Estate will lose neighborhood character. Name: D~~ ~ c\ $7 ~ . ---\:" r' L ,j ~ Name. c-.... (, ~~ Name: C'r~1 ( , t 2-- Address31o,1 CO~z'\J.)OO'l C\' r-. Address l..}~5V OA~VODJJ Address I 7 cJ 7 7 ~ ~ ~ V7 fa Address )) t> 1) f) lev- Dv/+u ~(( , 14- v L, Ik Name: Address Name: Address Name: Address Name: Address Name: Address Name: Address Name: Address ~, . --------.---.-'...-..-----r---' \) .~ ~" PETITION AGAINST BROOKSVILLE CENTER 1st ADDITION STONEGATE APARTMENTS CONDITIONAL USE PERMIT REQUEST We the undersigned, protest the conditional use permit request for the construction of a 43 unit multiple family dwelling located on Lot 2, Block 3, Brooksville Center 1st Addition, Prior Lake, Minnesota, Reasons for the petition is based on the following items, · Road traffic on Toronto Avenue will increase, Road traffic on Toronto is already high, and with the addition of the Busse Property Youth Athletic Complex and the addition of the proposed post office on Toronto Avenue, traffic will increase even more. . More traffic on Toronto means unsafe conditions for children at play; . Water run-off is already a problem on that intersection; . The loss of trees on the lot will ruin an aesthetic pleasing view; . The addition of another apartment complex near the W oodridge Estates will decrease property values, and; . An apartment complex on Toronto Avenue close to Woodridge Estate wi1110se neighborhood character, Nam ~ Name: AddreSS~"'1)\lI~ I.v- Sb_ Address tL/f. 77 po/(J/ 0 €i~ / f: Address tj S' 7 I f~ 0~/~)~. <:; ~ _ Address L/sd5 H'>'L_~'Z/~ TJ t Address Yftl7 ~ cL tJ I ew ffq I L,. Address LJ6io /l dck/ee/ ~/ L Address l\9JfJ ~\ \ ltuJ \( ful Address C/6X? (}14,{ cArA)d Clr Address L(TIO fr1 (( LV 6 oj Address ~7 30 MAVcd> r:]E: / Address '1 7/ 7 Do kt,Jt'()j) ell! f /b \\ 'J2\J i)\- PETITION AGAINST BROOKSVlLLE CENTER 1st ADDITION STONEGATE APARTMENTS CONDITIONAL USE PERMIT REQUEST We the undersigned, protest the conditional use permit request for the construction of a 43 unit multiple family dwelling located on Lot 2, Block 3, Brooksville Center 1st Addition, Prior Lake, Minnesota, Reasons for the petition is based on the following items. . Road traffic on Toronto Avenue will increase, Road traffic on Toronto is already high, and with the addition of the Busse Property Youth Athletic Complex and the addition of the proposed post office on Toronto Avenue, traffic will increase even more, . More traffic on Toronto means unsafe conditions for children at play; . Water run-off is already a problem on that intersection; . The loss of trees on the lot will ruin an aesthetic pleasing view; . The addition of another apartment complex near the Woodridge Estates will decrease property values, and; . An apartment complex on Toronto Avenue close to Woodridge Estate will lose neighborhood character, Name: '1"I-ItJ}'Yl/l-:) N E (5 tJN Name: D~' ~ Address l./Cf 9t ~t/l//J /lJ{tv 'lit ~L S. c, Lj1/?A ~u~7MlJ6, Address Name: Address t./l(I?, ~I\cl V,'c J Tr~I'( Address 14ft) /?1vrl{ltll1) /fat}_ Address LAJ2( g1(AJj~)7YL AddressjY1-lj tDf\d 0\tW T ( . Address 44 zcr POnd j,lJ'etO 71'- ~ ~t:;. Address 1/1/11 '?oN J c) It' w -i/e S E Name: ,P/'1f f'- Name:. Name: Name: Name:J~ ~ Name: Address LfL/h ~ IZ." J~ (4v hr, s. c: - Address '-/i~3~/j&) 7Y. .f: E / Address r.;~O ( A"d,,;-Lc--;;" 5, E Name: \\ . \. \0 a ~\\ PETITION AGAINST BROOKSVILLE CENTER 1st ADDITION STONEGATE APARTMENTS CONDITIONAL USE PERMIT REQUEST We the undersigned, protest the conditional use permit request for the construction of a 43 unit multiple family dwelling located on Lot 2, Block 3, Brooksville Center 1st Addition, Prior Lake, Minnesota. Reasons for the petition is based on the following items. . Road traffic on Toronto Avenue will increase. Road traffic on Toronto is already high, and with the addition of the Busse Property Youth Athletic Complex and the addition of the proposed post office on Toronto Avenue, traffic will increase even more, . More traffic on Toronto means unsafe conditions for children at play; . Water run-off is already a problem on that intersection; . The loss oftrees on the lot will ruin an aesthetic pleasing view; . The addition of another apartment complex near the Woodridge Estates will decrease property values, and; . An apartment complex on Toronto Avenue close to Woodridge Estate will lose neighb hood characte . Name: Name:~' Na NameDL.l~'- ~~"_' 4~ Na " A-ov", AQ Address 4S~J- Po Lei tl1tL0V 2. Address 4 544 p~ rYW j~ Tv.. X < Address '1(;26 ;g~clp'/~w 7;-. fL:- Address 11) to P rrflC!;J/eIJ.J.iLl SC Address 451 0 '?~ T"t - S (:= Address\..\ '-- \ (( ~V(\ \ , (~, \/ \ '-f I. , ;\ f ' r:-")C Address i'irt P6^Jvl'etl) 71< SF Address 4~j?6 71/Jclt/Jed/ .7k.~E Address -?f47r- ;6,vD1/ /(fkI /;; < J] 6- AddressLfl-fG:.6 PDv~';, e..v T f!- 5 Z. Address~--f ,ihll({;/~>>) llL 5E(. \\ ?, OJ{ Ie () PETITION AGAINST BROOKSVILLE CENTER 1st ADDITION STONEGATEAPARTMENTS CONDITIONAL USE PERMIT REQUEST We the undersigned, protest the conditional use permit request for the construction of a 43 unit multiple family dwelling located on Lot 2, Block 3, Brooksville Center 1st Addition, Prior Lake, Minnesota. Reasons for the petition is based on the following items, . Road traffic on Toronto Avenue will increase, Road traffic on Toronto is already high, and with the addition of the Busse Property Youth Athletic Complex and the addition of the proposed post office on Toronto Avenue, traffic will increase even more. · More traffic on Toronto means unsafe conditions for children at play; . Water run-off is already a problem on that intersection; . The loss of trees on the lot will ruin an aesthetic pleasing view; . The addition of another apartment complex near the W oodridge Estates will decrease property values, and; VI t L- \ose · An apartment complex on Toronto Avenue close to Woodridge Estate witD-le05e- neighborhood character, Namell#j tI ~ t t;J , Name~~ Name': " /)n (..,( Address "705'7 7cYPtJ..#TO 7'Ji/€.' Address /'7fJ57 1arcnfo aUt / ~f Name jOin/;.'xitb 110jtij-U t- Address 17 o~ ( -rar"<. or-! 1-0 A- II C Address~I.1 04 rTorurr)-b frll.e Address 110lS\d{or@ A\R S,E-; Address ITJo(()O (Ot&J'-O ~.f. Address n 000 T;}UiY':to au S-f? Name: Address Name: Address Name: Address Name: Address 1\. . ..-.".,..,....,---r.-'---'----.,. Q/J q /00 PETITION AGAINST BROOKSVILLE CENTER 1st ADDITION STONEGATE APARTMENTS CONDITIONAL USE PERMIT REQUEST We the undersigned, protest the conditional use permit request for the construction of a 43 unit multiple family dwelling located on Lot 2, Block 3, Brooksville Center 1st Addition, Prior Lake, Minnesota. Reasons for the petition is based on the following items, . Road traffic on Toronto Avenue will increase, Road traffic on Toronto is already high, and with the addition of the Busse Property Youth Athletic Complex and the addition of the proposed post office on Toronto Avenue, traffic will increase even more, . More traffic on Toronto means unsafe conditions for children at play; . Water run-off is already a problem on that intersection; . The loss of trees on the lot will ruin an aesthetic pleasing view; . The addition of another apartment complex near the W oodridge Estates will decrease property values, and; Wit t. . An apartment complex on Toronto Avenue close to Woodridge Estate wWl-Iose neighborhood character. Name9~~ /tJ ~ Name~j;;tlJ(/Yl Iii {)1:5 -RcY1 Name~~ Name: iRlfY), bOA lAY) NameC ~.,\. Name ~\Z\-. ~~ Nam~~ 6% Name: . ~tI' I ,J-e._- ~ :::)~~~ Ad~~ Name ~ ,1ai1 Address /7 (/ ~ 6'T~ 't:> ~~ -J.E - Address i 7 0/0 7iivvvrfO .AiR sf: Address / 707~16r6/l;'l-.o jlcv SF Address /701 (0 to rumC) Aw/ st Address '\\O,?< \\::)(0\\\0 ~ eX:.. Address \71 L~ IO(o^+o AVL-7..'f;. Address 'l) U 1 ---r 0\DJv \lht s ~ Address /7100 tJxiJ VlEf~ cT AddressJ '11 QC) W~ {~..l U d " /71 z 0 Wc:s-zrtfVI@~ Cf <ft- Address )1' ~ lJDoduteY fit >E \\ 8l~q!oo PETITION AGAINST BROOKSVILLE CENTER 1st ADDITION STONEGA TE APARTMENTS CONDITIONAL USE PERMIT REQUEST We the undersigned, protest the conditional use permit request for the construction of a 43 unit multiple family dwelling located on Lot 2, Block 3, Brooksville Center 1st Addition, Prior Lake, Minnesota. Reasons for the petition is based on the following items, . Road traffic on Toronto Avenue will increase, Road traffic on Toronto is already high, and with the addition of the Busse Property Youth Athletic Complex and the addition of the proposed post office on Toronto Avenue, traffic will increase even more. . More traffic on Toronto means unsafe conditions for children at play; . Water run-off is already a problem on that intersection; . The loss of trees on the lot will ruin an aesthetic pleasing view; . The addition of another apartment complex near the W oodridge Estates will decrease property values, and; WIt./... . An apartment complex on Toronto Avenue close to Woodridge Estate~lose neighborhood character. Name: ~ Name: ffi~ Name: C/~ JJ'~ ~ Name: V; ~? Nll111~ a~Sh~ ~ i . I . - Name~.~ liame:-~~~~ &~~. , )7 ./y' ~)/. 1 l'\~e: "/~")I.' d ;. I\.... i<-/Li--t{ Q...., . I.... .. . _.-;::::?" ,," ~.....~...- NaIl}~: ~~..:- I' .c:>-- L-li 1 j I j- w~: . v,{t1t7t~}f) fJu/tJ~ Name: . Address /7/"3(' (4fyo/t;y:red ('( 5~ Address J 7/3'1 WouJ. CJ/&:,c) ~ ~6, Address /7/"to,~. (;J0J tj)~~ ct~E. Address Ji JOI W~t)JU,' f ~-J (i. ~, Address J -:t z oJ t.-v' Ob)7 VIEW C. ~ ~ E Address)J;Z;/ W6{jDllr~ f-.i Cr. SE.. Address /7211 W j ~I 0 V / Et.J CT. .z- Address I 7,'):J ? [[./9.:- .r/ i/:: C .r Address/7:;?? 4..)(~ 6/. Address 17 J W (.J:.-{\,~ c~. - Address J 7.i I 0 U~f:1 c/ Ir <? ~ \ \, , ,~...,- -..----r------'....----.-.'...- 9-b Cf /00 PETITION AGAINST BROOKSVILLE CENTER 1st ADDITION STONEGA TE APARTMENTS CONDITIONAL USE PERMIT REQUEST We the undersigned, protest the conditional use permit request for the construction of a 43 unit multiple family dwelling located on Lot 2, Block 3, Brooksville Center 1 st Addition, Prior Lake, Minnesota, Reasons for the petition is based on the following items, . Road traffic on Toronto Avenue will increase, Road traffic on Toronto is already high, and with the addition of the Busse Property Youth Athletic Complex and the addition of the proposed post office on Toronto Avenue, traffic will increase even more, . More traffic on Toronto means unsafe conditions for children at play; . Water run-off is already a problem on that intersection; . The loss of trees on the lot will ruin an aesthetic pleasing view; . The addition of another apartment complex near the Woodridge Estates will decrease property values, and; (;J It./., . An apartment complex on Toronto Avenue close to Woodridge Estate ~ lose neighborhood character, Name: Name: Name: Name: Name: Name: Name: Name: Name: Name: Address \\ \\\ II MU\c))() Co. A xt Address \\f\\ l '" m-\ ()\~~ Cau tr Address 410"\0 OOJ:...l1JD14,l L'i VLl e.... AddresM ~Lt \j Ou.-t vJ CD~ G- \["cJ -f:. S E . Address ytsl/ OcdCwooJ ('-(tle Sf Address Y{.~0 C)~lkPX) (/ S C r Address L/f611 1~7zd 0 Y/b Address 410 7 t) OAI~u;oo/ C.- 5 F-. Address~io1<6 O~~ UV St..- Address Address ~ MAR-1B-BB lB:39 AM PLASSEMBLY 6124472796 P.Bl Fax #447-4245 Prior Lake City Council Planning Commission Attention: Jcnni Tpvar. Planner This is to inform you that I am opposed to the building of a 43 unit multiple family dwelling at Lot 2, Block 3, Brookvillc Center 1 s1. Addtion at the SE corner of Tower Street & Toronto Avenue in Prior Lake. My name is Jane Hagen and I live at 4660 Tower Street in # 1 J 3, on the ground level. J feel that this building will cause the value of my condo to be lowered considerably. Sincerely, Jane Ilagen 4660 Tower Street SE Prior Lake. MN 55372 PhM~ # 447-6238 . ~-- - ---r- -,--,-------- '1'. ,~~ Memorandum DATE: March 1, 2000 TO: Jenni Tovar, Planner FROM: Sue McDermott, Assistant City EnginedU-O RE: Stonegate Apartments (Project #34-00) The Engineering Department has reviewed the plans for the subject project and we have the following comments: 1. Provide a detailed traffic control plan to be implemented during utility construction on Tower Street prior to utility construction. There are a lot of apartments to the east of this site and Tower is a dead end street. 2. Show the location of the rock construction entrance on the plan. 3. Storm sewer is needed at this site, Install catch basins in the driveway entrance at Tower Street. Extend pipe to the corner of Tower and Toronto for future connection by City. (see attached sketch) Provide runoff calculations for existing and developed conditions. g: \projects\2000\34stone\review2 ,doc ., 'j 1 ! s'\\~~G . ~~~\\.\)'\ ~ ~~ ~ I ~~ :0: ~~ :z <<. ~ ,) ~i it 7.'" t;\ ~ ~~ i\ I~! ~ .Il: ""i'" C>. c> O/J ~ .." J S ~~ ~j :e:;- / ._.J_ ./"" / --- - ..-- ~l --- 0001 966- - ., 966-- -~66- -- - -Z66- - - - 066- 996---- ... ;l ii _U i~ -:5 0:3 ,50 ego '-'15 ~." 1- E~ ..v) 0... -. .... ~.2 815 -,_..' '. ~. ..... . --"""'---r-' ~l' Ii )1. 1-. _._ f. ._ L.J'--... T- 'L T f .[~f f- T '-*_[ I E ;;;>"""c 20--W- 8"'~sJ \ I . ---.J T~T -T :3t II I ~ . ~ l>;) T ~Tf~f -20--W GV. / / R OJ ~ ~ ~ -8"-$ ~&I -G ~, --- G-G- ~5- - .- - G 4'- 1 / Gkc. ~ INTO i .. OJ '- ./ -RETAJ~G awn (each) / MAX. . ~~ ~ , I i . l ,.. I i \ ~ ~~ *1"\ ~ \,J~ /. ~~ ~" " ~ ~ a -J - '"-"\ ", ,; /, _.~ A. -7 GOALS, OBJECTIVES AND POLICIES GOAL: SUITABLE HOUSING AND ENVIRONMENT Encourage the development of suitable housing in a desirable enviromnent. OBJECTIVE No.1: Provide opportunities for a variety of affordable high quality housing. POLICIES: a. Codes and ordinances relating to development, redevelopment, and maintenance of housing shall be adopted and periodically reviewed to ensure specific direction is provided regarding affordable uses in each district and regarding minimum development standards. b. Review annually the current and planned programs of the Scott County Housing and Redevelopment Authority. c. Maintain development standards and housing policies that allow for low and moderate cost housing opportunities. d. Develop and consider for adoption a code enforcement program for existing housing. e. Develop and maintain regulations that permit a mix of housing types, sizes and price ranges to be provided throughout the City. ( , '-.' OBJECTIVE No.2: Maintain a choice of and encourage development of quality residential enviromnents. POLICIES: a. Maintain a variety of residential densities (dwelling units per acre). b. Ensure that public services and on-site improvements are completed at the time of residential development. c. The burden of a satisfactory transition from one density or dwelling type to another is the rests with the developer seeking development plan approval. d. Discourage new residential subdivisions in isolated areas that have little or no potential to either develop into a viable neighborhood or to assimilate with an established neighborhood. e. Consideration of development plans for multiple dwellings in areas so designated on the Land Use Guide Plan should include the following design-related items: (1) New developments should not isolate existing single family dwellings by inhibiting pedestrian and/or vehicular access. Comprehensive Plan 2020 Chapter 2 . Page 25 , .. (2) New development completely surrounded by single family dwellings, should be discouraged in favor of large scale planned unit developments which are more conducive to a mix of housing styles with shared amenities. (3) There should be convenient access to collector and arterial streets and to available transit so to not unduly contribute to congestion on local residential streets. (4) Large common open areas may provide an effective transitional use to other uses. (5) Location near permanent public and private open spaces may compensate for the impact of the higher density. f. Create and enhance neighborhoods that provide parks and open spaces, public access to natural amenities located on and adjacent to the site, and pedestrian linkages throughout and among adjacent neighborhoods. g. Incorporate historical and natural features to the maximum feasible extent. h. Provide pedestrian access to commercial and industrial centers, public lands, and schools. 1. Avoid designs that isolate neighborhoods. Provide traffic or pedestrian circulation within and between developments. J. Avoid or mitigate encroachment by incompatible land uses which can have a negative impact on the residential living environment. Mitigation measures include, but are not limited to, the use of open space, berms, dense landscaping vegetation, and similar buffers. k. Allow higher density multiple dwelling housing in areas within close proximity of existing support services and facilities, and where there is adequate access to collector and arterial streets. I. Ensure new development includes design features such as buffering, screening, and spatial separation from collector and arterial streets; and from anticipated adverse environmental impacts including, but not limited to, noise and air pollution. m. Link neighborhoods to each other, and to parks, schools and commercial centers via local streets or pedestrian trails. n. Ensure subdivisions are designed to avoid direct private drive access from and to major collector and arterial streets. o. Promote innovative subdivision design and housing products through the use of the planned unit development process and similar techniques. p. Avoid locating high density housing to primarily serve as a buffer or as a land use suited for absorbing negative impacts of adjacent land uses. Comprehensive Plan 2020 Chapter 2 Page 26 High density housing should only be developed in those areas near support and commercial services. q. Support development designs that are tailored to environmentally sensitive areas containing rugged topography, wetlands, and woodlands. r. Code enforcement shall be used to keep illegal uses and physical deterioration from compromising the value and integrity of the housing stock within the community. s. Parking lots shall be screened to reduce the impact upon adjacent uses. t. Privatization of natural and historic features should be regulated to promote neighborhood identity and to allow the community to share the inherent value of prominent features. u. Neighborhoods and other land uses should be planned and developed in accordance with the Comprehensive Land Use Plan. Development proposals shall be thoroughly reviewed and evaluated to determine consistency with City plans and policies. v. Proposed revisions to the Land Use Guide Plan and requests for major extensions of public services or utilities to accommodate the proposed development and land uses shall be considered only after a thorough review and analysis of the City public facilities plans, potential environmental impacts, and merits of the changes. w. Development shall be conducted in a manner that is sensitive to the impact upon natural features and to environmental constraints, including but not limited to surface water, wetlands, slopes, woodlands, vegetation, drainage ways, shorelands, and flood plain areas. x. City policies and official controls shall provide opportunities for development of housing for all segments of the population. OBJECTIVE No.3: Provide suitable passive open space for the preservation of the natural environment and the enjoyment of residents. POLICIES: a. Retain natural ponding areas and wetlands, as appropriate. b. Promote platting oflarge planned unit developments. Comprehensive Plan 2020 Chapter 2 Page 27 . '------'--'--'--------,------------------' ,. -r.... (,. HOUSING ANALYSIS. ISSUES AND NEEDS In general, the City's housing supply is adequate. The new luxury and move-up housing adds an important element to the City's supply and gives it diversity, not typically experienced in the past except for the houses and properties on the lake. The lake itself probably adds 10 to 20 percent of the market value to the houses which abut the lake and for those with access rights through a nearby marina. The percentage of lower cost or affordable housing is likely to drop because: 1) many ofthese units are being remodeled, expanded or demolished and 2) the volume and cost of new construction. Within the next 10 to 15 years, virtually all the cottages or summer homes are likely to be eliminated. However, the actual number of affordable units could increase if low cost housing is included in some new subdivisions. A reasonable supply of single family, duplex, and townhouse rentals exist in the community. These categories total approximately 258 rental units, which amounts to 6 percent of the total single family, duplex, and townhouse housing stock. One apparent gap in the housing supply appears to be the inadequate supply of newer apartment units. A freestanding growth community or a mature suburban community could be expected to have from 25 to 30 percent of its housing stock in apartments or multiple family developments. Only 12.85 percent of Prior Lake's housing supply is classified as multiple family or apartment. This percent is likely to continue to decrease based on the market demand for single family housing. The vacancy rate could be an indicator that there is an adequate amount of multiple family and rental units in the community. However, Prior Lake does not have any new or modern apartment developments which incorporate amenities such as underground parking, swimming pool, community room, etc. This need and consideration of families who would occupy such units has been neglected primarily because the City's focus has been on family units abutting the lake and the absence of high employment centers has not created the demand. In addition, lack of direct freeway access also affects this housing type. The new river crossing and State Highway 169 bypass along with the attraction of more industry to Prior Lake and increases in empty-nesters will justify construction ofthis type of housing. Housing conditions are excellent and benefit substantially by the amenity and opportunities provided by Prior Lake and Spring Lake. The lakes contribute to some minor problems since recreational opportunities place additional burden on garages and houses relative to storing and maintaining recreational equipment. Too often the yards serve as areas for storage beyond a reasonable amount. Listed below are some of the assets and problems related to the lakes and the recreational opportunities: Assets 1. The lake's shape with its many bays provides a substantial shoreline which allows many properties to have access to the lake. 2. Lake marinas tend to spread the beneficial value of the lake impact beyond the lake. 3. Steep topography and wooded areas add interest and provide scenic views. Comprehensive Plan 2020 Chapter 3 Page 101 4. The lake prevents through traffic from using the residential streets. Problems 1. Fifteen percent of the yards were categorized as inadequate because of outside storage of boats, trailers, inoperable vehicles or other conditions. 2. Lake cabins and seasonal houses create some minor problems because they affect the visual conditions - but most are likely to be removed because ofland values. 3. Some site development problems are related to setbacks, hills, slopes and the lakes. For example, less than minimum front yard setbacks exist in some locations and garages are sometimes located directly adjacent to the road. (Special setbacks may be required when a road abuts a lake and when the lot is affected by a shoreland setback of75 feet.) 4. Certain locations have an obsolete platting layout with dirt roads and a poor lot configuration. 5. In some cases a lot is split by a street. 6. Because some residential areas are faced with inappropriate on-street parking of trailers, some streets are signed prohibiting such parking, but the signs are often ignored. Other observations not necessarily attributed to the lake include the following: 1. Parking of trucks, cars and other vehicles in front yards (grassy area) is quite common. 2. Inadequate yard conditions often times appears in pairs or more, suggesting that the manner in which one owner uses property affects how others use property. 3. The size of the lot and the intensity of the yard deficiencies impact the impression of the neighborhood. For example, more deficiencies on smaller lots tends to establish a more blighting condition than would be the case with the same number of deficiencies on larger lots. If the house and garage are small, it can cause the owner to use the yard for activities and functions that might otherwise be conducted inside. 4. There is a correlation between dirt roads and house and yard conditions. 5. A substantial amount of infrastructure improvement and new housing is underway in the Shakopee Mdewankanton Sioux community. In some locations conditions are spotty because of older and obsolete dwellings, the number of dumpsters in the area and yard conditions. Housing is quite mixed in terms of type and size, ranging from mobile homes to large new houses. Some units have attached garages as well as detached garages. From a demographic stand point Prior Lake is becoming more diversified in terms of family size, age, and income. Housing costs are accelerating primarily because new subdivisions are offering substantial amenity, relatively large lots and construction of more housing for the move-up market. However, a significant amount of affordable and moderate cost housing remains available. Comprehensive Plan 2020 Chapter 3 Page 102 . -----...,-"-1'-..--'-------- As the population grows and the community becomes more diverse with respect to employment opportunities and growth in retail and service functions, more need for housing assistance will probably be evident. More housing for empty-nesters and young single individuals without children may become a growing need within the next 15 years. An adequate land supply should be available based on the amount of vacant residential land in the community and in the Orderly Annexation area. Housing Issues and Needs (not listed in order of priority): 1. Lack of new and well designed apartment developments. 2. Yard Conditions. 3. Pockets of blight. 4. Escalating land cost. 5. Escalating cost of new single family housing. 6. Lack of code enforcement or a need for code enforcement with respect to housing and yard conditions. 7. Inadequate improvement and aesthetics of certain residential streets. 8. Too much focus is on the lake, to the extent that other issues are neglected. 9. Neighborhood fragmentation caused by lake and wetlands, steep slopes and topography. 10. Lack of easy access to the metropolitan transportation system. 11. Continued preservation of neighborhood areas. 12. Multi-family apartment design standards may be lacking or may need to be established to ensure quality design and a healthful living environment when this market reemerges. 13. Can Prior Lake keep up with the pace of residential growth including the need for more parks, recreation beyond the lake, trails and need for connecting links such as to the schools/parks? (Currently residential development is elongated generally along the alignment of Prior Lake. Residential areas do not have a lot of depth, but as the community expands and fills in, e.g. from Mystic Lake to Prior Lake, open space links to public facilities become important.) 14. Retail sales and services areas to serve the residents as well as Mystic Lake Casino could cause some conflicts - traffic pattern issues and the types of uses that might be targeted for the market. 15. Need for single family rehabilitation program. For example: smaller older housing in Town Center area, spot locations along the lake - some 54 units were found in the survey. Without code enforcement and/or a rehabilitation program the number of deteriorating units could grow and blighting influences could spread. 16. Public access to the lake. 17. Trails for pedestrians and bikes. 18. City Center tie to all of Prior Lake? 19. Is the subdivision ordinance adequate or serve the purpose intended in terms of the future? 20. More senior citizen housing and empty-nester housing will be needed. Comprehensive Plan 2020 Chapter 3 Page 103 21. Preventing adverse impacts from the casino and the sales and service facilities likely to be provided adjacent to the casino area. 22. Multiple family rehabilitation - modernization (many cities are facing the need for major renovation of such buildings and in a few cases, buildings 30 years old or so are being tom down if they were of minimal design and construction originally and if they have experienced heavy wear and tear. Comprehensive Plan 2020 Chapter 3 Page 104 . --------'----1 HOUSING GOAL, POLICIES AND OBJECTIVES The City has five Goals. The first Goal deals with housing and the environment. The Goal is stated below. HOUSING GOAL: Encourage the development and maintenance of suitable housing in a desirable environment. To achieve the housing goal, Prior Lake's neighborhoods and diverse housing supply must be maintained. Older units may need to be rehabilitated. Quality building and excellent site design are important to insure new multiple family housing and other housing meets the needs of the residents and to be positive additions to the neighborhoods. Adherence to the housing objectives and policies which follow will result in achieving the housing goal. Objectives and policies in support ofthis goal are listed below. OBJECTIVE 1 - Mfordable Quality Housing: Provide opportunities for a variety of affordable quality housing. POLICIES: a. Codes and Ordinances - Codes and ordinances relating to development, redevelopment, and maintenance of housing shall be adopted and periodically reviewed to ensure specific direction is provided regarding affordable uses in each district and regarding minimum development standards. b. Scott County HRA - Review annually the current and planned programs of the Scott County Housing and Redevelopment Authority. c. Allow for Low and Moderate Cost Housing - Maintain development standards and housing policies that allow for low and moderate cost housing opportunities. d. Housing Mix - Develop and maintain regulations that permit a mix of housing types, sizes and price ranges to be provided through the City. OBJECTIVE 2 - Quality Residential Environments: Maintain a choice of and encourage development of quality residential environments. POLICIES: a. Density - Maintain a variety of residential densities (units per acre). b. Community Structure Concept - Utilize a community structure concept that is focused upon neighborhoods as the framework for developing and redeveloping residential areas. Comprehensive Plan 2020 Chapter 3 Page 105 c. Residential Development - Ensure that public services and on-site improvements are completed at the time of residential development. d. Industrial/Commercial Encroachment - Protect residential areas from industrial and commercial encroachment to the maximum practicable extent; recognizing that the degree of encroachment may vary with isolated single family developments, which are part of an urban neighborhood. e. Developer's Burden - The burden of a satisfactory transition from one density or dwelling type to another rests with the developer seeking development plan approval. f. Viable Neighborhoods - Discourage new residential subdivisions in isolated areas that have little or no potential to either develop into a viable neighborhood or to assimilate with an established neighborhood. g. Multiple family Development - Consideration of development plans for multiple family dwellings in areas so designated on the Land Use Guide Plan, should include the following design-related items: 1) New developments should not isolate existing single family dwellings by inhibiting pedestrian and/or vehicular access. 2) New development completely surrounded by single family dwellings, should be discouraged in favor oflarge scale planned unit developments which are more conducive to a mix of housing styles with shared amenities. 3) There should be convenient access to collector and arterial streets and to available transit so to not unduly contribute to congestion on local residential streets. 4) Large common open areas may provide an effective transitional use to other uses. h. Code Enforcement Program - Develop and consider for adoption a code enforcement program for existing housing. OBJECTIVE 3 - Open Space Preservation: Provide suitable passive open space for the preservation of the natural environment and the enjoyment ofresidents. POLICIES: a. Ponding and Wetlands - Retain natural ponding areas and, as applicable per state law, wetlands. b. Large Planned Unit Developments - Promote platting oflarge planned unit developments. Comprehensive Plan 2020yChapter 3 Page 106 . -----------'-r----'- METROPOLITAN LIVABLE COMMUNITIES ACT BACKGROUND In 1995, the Minnesota legislature passed the Metropolitan Livable Communities Act. The Act is a new effort toward developing regional solutions to the problems of the declining tax base in older communities, urban sprawl, and affordable housing in suburbs. The Act created three funds administered by the Metropolitan Council to assist communities in cleaning up polluted land (Tax Base Revitalization Account), developing innovative projects to revitalize neighborhoods and encourage efficient development (Livable Communities Demonstration Account), and to develop affordable and life-cycle housing in the suburbs (Local Housing Incentive Account). Affordable housing for the metropolitan area is based on 80 percent of the median family income and with no more than 30 percent ofthe gross family income spent on housing. Using the 1994 incomes, the Metropolitan Council has calculated this to be $500 per month for rent and $115,000 for the purchase price of a home. The Metropolitan Council has evaluated cities in the metropolitan area and established "benchmarks" for clusters of communities. An "index" which shows how each City compares with the benchmark was also computed, Table 26, Prior Lake Index and Benchmark, is the Metropolitan Council's computation for Prior Lake. The GOAL column will be completed by the City, prior to preparation of the Action Plan. The estimated Affordable and Life-Cycle Housing Opportunities Amount (ALHOA) for Prior Lake in 1997 is $26,557. Prior Lake has passed a resolution electing to participate the Local Housing Incentives Account Program which is under the Metropolitan Livable Communities Act. '-~ -- Comprehensive Plan 2020 Chapter 3 Page 107 IMPLEMENTATION Introduction This section of the Plan is intended to provide a detailed listing of the measures the City intends to take in achieving the Housing goals listed in this Plan. These measures take a variety of fonns and require action by different groups and agencies. As a result, some of these goals may be readily achieved in a short period of time while others may be difficult to achieve or may take a considerable length of time before they are realized. Where possiblet specific time frames for action have been identified, with the idea that these dates are not hard ~d fast commitments but rather are targets which the City hopes to meet. The fonnat of this section is based on the Housing goals, objectives and policies contained in the Goals section of this plan. Specific actions will be linked to the adopted objectives and policies and, as indicated, potential time frames will be identified. Steps to achieve specific goals, objectives and policies The City's Comprehensive Plan identifies five (5) major goalst the first of which deals with housing and the environment. This goal is as follows: HOUSING GOAL: Encourage the development and maintenance of suitable housing in a desirable environment. The remaining four (4) goals relate to economic vitalityt security, access and human development. This Implementation section deals only with the Housing goal noted above. In order to achieve this goal, Prior Lakets neighborhoods and diverse housing supply must be maintained. Older housing units may require rehabilitation. Quality building and excellent site design are important to insure that new multiple family and other housing meets the needs ofthe residents and is a positive addition to the neighborhood. Adherence to the following objectives and policies by means of the action steps listed will assist the City in achieving itst stated goal. OBJECTIVE 1 - Provide opportunities for a variety of affordable quality housing Policies a. Codes and ordinances: Codes and ordinances relating to development, redevelopment and maintenance of housing shall be adopted and periodically reviewed to insure specific direction is provided regarding affordable housing in each district and minimum development standards. Comprehensive Plan 2020 Chapter 3 Page 108 . I ACTION STEPS During the remainder of 1996 and into early 1997, the City will focus on the review and amendment of its' zoning and subdivision ordinances. Both ordinances are several years old and do not adequately deal with housing and development issues currently facing the city. The review will focus on development and performance standards. The goal is to adopt amended ordinances by March of 1997. b. Scott County HRA: Review annually the current and planned programs of the Scott County Housing and Redevelopment Authority. ACTION STEPS In addition to the annual review, the City endorses the 5 year action plan developed by the HRA because of the close tie between the goals of the County program and the housing goals adopted by the City as part of the Livable Communities program. ,. .,..... .m"I '... ....,'.,......., AFFORDAB · ,.'.. 'FYY . __'.' . '," '-"'d' __..".. .......,..... ...... .,,' ... ...-...."... .... .... .. Ownership Rental LIFE..CYCLE.Y".>>>........,.,........,.,..,.,"" . - ... -' ... ....,.... .. ...... ,-".. ........-...-.. ...,. ...... Type (Non-single family detached) Owner/renter mix 81 % /19% 70-75% / 25-30% 75%- 25% f(;OAEf.H "... ............................ .. .',.. - . . .. - .. ..... I.9/acre ll1acre ..,.GJ'I)~I@~~U/~~~~~U I.8/acre 1.9 - 2.3 acres 9/acre 10 - 11 acres Source: Metropolitan Council In terms of number of units, the percentages above reveal the following: In 1995, there were 4,958 housing units in the City. Of these, 3,072 were defined as affordable by Livable Communities criteria. By 2010, it is estimated there will be 7,700 housing units in the City, or an increase of 2,742 units. Applying the goals to these numbers indicates that 3,445 ofthese units must fall within the definition of affordable. Consequently, of the 2,742 units to be added, 373 units must fall within the limits of affordability in order for the City to achieve its' goals. This breaks down to 206 owner-occupied units and 167 rental units, or 14 owner-occupied and 12 rental units per year for the next 14 years. Comprehensive Plan 2020 Chapter 3 Page 109 The affordability will be partially addressed by the ordinance review to be undertaken by the City, but much of the progress toward the affordability goals will be the result of action by the Scott County HRA. The details of the County program are listed below. The Metropolitan Livable Communities Act requires that participating communities adopt housing agreements and establish an action plan for housing activities to be undertaken. In Scott County, there exists a county wide housing and redevelopment authority which addresses the public sector affordable housing concerns in communities throughout the county. The plan herein outlines the programs currently offered as well as the efforts anticipated to be undertaken by the Scott county Housing and Redevelopment authority and the City of Prior Lake. A five (5) year time frame was selected to coincide with the results of a county-wide rental housing market analysis and demand estimate prepared by Maxfield Research Group, Inc., in November 1995. The results of this program will be reviewed by the City annually and input provided to the HRA as necessary. The City will also provide information and assistance to the HRA in the development of the next 5 year BRA program. In compiling the attached document, it is assumed that the private sector will ensure the development of adequate numbers of market rate and upper scale housing units. The programs noted herein focus exclusively on the development and/or preservation of affordable housing. Thus, each program plays a part in the provision of affordable and life cycle housing in the City of Prior Lake. The following denotes those activities that will be undertaken by the Scott County Housing and Redevelopment Authority (SC-HRA) in an effort to achieve the affordable housing goals. HOME OWNERSHIP Affordable Financing . It is anticipated that 30 units of housing will be purchased through first time homebuyer programs funded by mortgage revenue bonds from the SCS-HRA's bonding allocation and refunded bonds. Tax forfeiture land resources will also assist first time homebuyers on new construction. Downpayment Assistance . The SC-HRA will work with those lenders who have participated in past first time homebuyer programs for downpayment assistance to 15 units of affordable housing. Home Rehabilitation . The SC-HRA will apply for 10 home energy loans through MHFA. Comprehensive Plan 2020 Chapter 3 Page 11 0 . ..,----"-'-----r--'------- . MHF A low interest loans will be utilized to fund home owner rehabilitation for 10 units of affordable housing. The Scott County Housing and Redevelopment Authority currently owns and administers the following affordable housing programs in the City of Prior Lake. . Forty-two (42) Section 8 Rental Assistance Certificates serving 42 low/moderate income families. . Forty (40) units of elderly public housing through the department of housing and urban development (HUD). . Four (4) units of family housing through the department of housing and urban development (HUD). . Four (4) units of transitional housing. Subtotal = 90 units Privately Owned/Subsidized Housing . Highwood Townhomes, 36 general occupancy units. · Kestrel Village Apartments, 48 general occupancy units. Subtotal = 84 units Total units = 174. Project household total by the year 2000 = 269. RENTAL HOUSING New Construction . The SC-HRA intends to build 20-30 moderate rent general occupancy family townhomes in a two site development. Essential Function Bonds, Tax Forfeiture Land Resources and SC- HRA Special Benefits Tax Levy will be the primary source of funding. Tenant Based Subsidy . The SC-HRA will prepare and submit applications for Section 8 Rental Assistance Certificates. Subtotal = 95 units Comprehensive Plan 2020 Chapter 3 Page 111 c. Allow for low and moderate cost housing: Maintain development standards and policies that allow for low and moderate cost housing opportunities. ACTION STEPS The 5 year program outlined by Scott County will assist the City in meeting this policy. In addition, the Comprehensive Plan has designated significant areas for high density residential development, which will be reflected in the zoning ordinance update discussed a1;>ove. In addition, the ordinance review will focus on development and performance standards, with particular attention paid to the following: . Minimum lot sizes . Densities . Development fees . Setbacks . Street design standards The current ordinance provides for density increases through the PUD process, either by allowing smaller lot sizes or more units per acre. The ordinance also allows for zero lot lines and cluster development in single family districts where appropriate. The City recently adopted a tree preservation ordinance with significant input from the development community. As a result, the City adopted a replacement ratio for lost trees which is lower than that generally applied in the metropolitan area. As indicated, the recently adopted and approved Comprehensive Plan designated a significant acreage for medium and high density residential development. Approximately 220 additional acres of high density residential land was added in the current Plan. d. Housing mix- Develop and maintain regulations that permit a mix of housing types, sizes and price ranges to be provided throughout the City. ACTION STEPS The zoning ordinance currently allows for a range of housing types, including single family, duplex, townhouses and multiple family dwellings. This variety of housing types will be maintained in the new zoning ordinance scheduled for adoption by March of 1997. As noted above, the review of development standards will consider a number of areas which affect housing prices and will also be reflected in the new ordinance. OBJECTIVE 2- Quality residential environments: Maintain a choice of and encourage development of quality residential environments. Comprehensive Plan 2020 Chapter 3 Page 112 . --'--_.._...,-_..,.."."._~'_...,_.,_._,...._,."-,."'-'--_.' Policies a. Density: Maintain a variety of residential densities (units per acre) ACTION STEPS As noted previously, the Comprehensive Plan has increased the range of permitted densities in the City from the previous high of 18 units per acre to 30 units per acre. The zoning ordinance expected to be adopted by March, 1997 will reflect this increase in maximum densities. b. Community structure concept: Utilize a community structure concept that is focused upon neighborhoods as the framework for developing and redeveloping residential areas. ACTION STEPS The Comprehensive Plan contains a section of specific objectives for each neighborhood in the City. These objectives cover virtually every aspect of community development, including land use, transportation, parks and open space, aesthetics, housing and capital impr9vrments. These objectives will be addressed in the zoning ordinance amendments to the extenfpossible. Other items which are not zoning-related will serve as input to the City Capital Improvement Program. It is not possible to attach a time frame to this policy as most items will be accomplished incrementally on a year to year basis. c. Residential Development: Insure that public servIces and on-site improvements are completed at the time of residential development. ACTION STEPS The subdivision ordinance requires that public utilities and on-site improvements be installed before building permits or certificates of occupancy are issued. This process will be refined during the review of the subdivision ordinance which will be completed by March, 1997. d. Industrial/Commercial: Protect residential areas from industrial and commercial encroachment to the maximum practicable extent, recognizing that the degree of encroachment may vary with isolated single family developments'which are part of an urban neighborhood. ACTION STEPS The Comprehensive Plan proposes new commercial and industrial development in areas which are either remote from existing residential areas or where natural buffers such as wetlands are available. The new zoning ordinance will strengthen the requirements for screening and buffering between residential and non-residential land uses. Comprehensive Plan 2020 Chapter 3 Page 113 e. Developers responsibility: The burden of a satisfactory transition from one density or dwelling type to another rests with the developer seeking development plan approval. ACTION STEPS The new zoning ordinance to be developed will provide definitive rules covering the transition in addition to current regulations dealing with screening and landscaping. f. Viable Neighborhoods: Discourage new residential subdivisions in isolated areas that have little or no potential to either develop into a viable neighborhood or to assimilate with an existing neighborhood. ACTION STEPS The Comprehensive Plan identifies areas for new residential development. These areas are intended to be large enough to allow the kind of development which will result in viable neighborhood areas, either as free-standing areas or as connections to existing areas. Plan policies encourage the connection of neighborhoods, either by streets or pedestrian trails and the current subdivision ordinance requires new developments to connect with existing streets that exist at the boundary of a new subdivision. g. Multiple family Development: Consideration of development plans for multiple family dwellings in areas so designated on the Land Use Guide Plan should include the following design-related items: 1. New developments should not isolate existing single family dwellings by inhibiting pedestrian or vehicular access. 2. New development completely surrounded by single family dwellings should be discouraged in favor of large scale planned unit developments which are more conducive to a mix of housing styles with shared amenities. 3. There should be convenient access to collector and arterial streets and to available transit so as not to unduly contribute to congestion on local residential streets. 4. Large common open spaces may provide an effective transitional us to other land uses. ACTION STEPS The Plan establishes significant areas which satisfy the above criteria. The new zoning ordinance will translate these criteria into regulations with which new development will have to comply. h. Code Enforcement: Develop and consider for adoption a code enforcement program for existing housing. Comprehensive Plan 2020 Chapter 3 Page 114 . I ._._--,--~---- ACTION STEPS This program will be developed during late 1999 and early 2000 for consideration by the City Council. Comprehensive Plan 2020 Chapter 3 Page 115 l 1 I Traffic Impact Study The Busse Property Park Development City of Prior Lake Spring Lake Township B1vfI Project No. TC9.90151 November, 1999 A. Background The City of Prior lake has proposed a new youth athletic park, including soccer and baseball fields along Mushtown Road, directly across from the southerly access road of Ponds Park/Mangan Fields. See Figure 1. The proposed park, at full development, will contain 4 soccer fields, 4 youth baseba11/softball fields on 38 acres. The anticipated schedule of the soccer and baseball/softball fields is located in Appendix A. Representatives of the City of Prior Lake and Spring Lake Township have had numerous meetings to discuss this development and to review the local residents concerns with this park development. One of these concerns is the traffic impact of this park development onto the adjacent roadways, specifically Mushtown Road, Toronto Avenue, 180th Street East and Revere Way (Co. Rd 87). Officials from the City of Prior Lake, Spring Lake Township and Scott County met on July 7, 1999 to discuss the goals of this study. These goals are as follows: 1. Determine the trip generation potential of the Busse property park development, and review the impacts to Mushtown Road, Toronto Avenue, 1 80th Street E. and Revere Way (Co. Rd. 87). The impacts to be reviewed will include the existing and projected traffic, and the roadway capacity (based upon Met Council guidelines). 2. Determine the traveling speed of the existing vehicles presently using Mushtown Road. 3. Review the pedestrian and bicycle access at Mushtown Road and the park access intersection and make the appropriate recommendations. F:\PLAK\TCQ90151 \BUSSERPT.929.wpd -1- '-----------r'--- . {;Trip Generation and Traffic Impacts of the Busse property park Development if. J Field Data ord~r to determine the trip generation potential of the Busse property park, the following data ~uired for this study. Copies of this data are located in Appendix B. a. The County staff has acquired 48 hour traffic counts at the two entrances to the Ponds Park. b. The County staff has acquired 48 hour traffic counts along Mushtown Road both easterly and westerly (2 locations) of the proposed park access point, as well as on Toronto Avenue and 180th Street. c. Acreage of parks and usage schedules were furnished by City staff. "";'. Using Institute of Transportation Engineers trip generation and distribution methods, and the 'ehic1e volumes from Ponds Park (Item 1. above), traffic generated by the Busse property park -as distributed onto the existing roadway, and impacts to Mushtown Road, Toronto Avenue and 80th Street were reviewed. {' , " 2. Trip Generation Analysis Ponds Park contains four soccer fields, nine baseball/softball fields and covers 70 acres. The :field counts on July 7th and July 8th indicate that there were 1,246 vehicles using the 170th entrance/exit and 21 vehicles using the southerly entrance/exit at Mushtown Road. There were _"~~~' ''six (6~ ballfields in use during the count period. Therefore, it is estimated the trip generation L\."'basIS IS 18.1 average vehicles per day (vpd) per acre. ';.: 'This compares with the Institute of Traffic Engineers Trip Generation Manual of 16 to 96 yehic1es per day (vpd) per acre, depending upon the park usage, This ranged from camping, swimming, boating, picnic sites and ball fields. The 18.1 vehicles per day per acre estimated from Ponds Park falls within the rTE normal range for park property. The proposed use on the Busse property park will be very similar; thus, it is concluded that this rate can be used as the trip generation basis for this site. attempt was made to acquire traffic generation data from other sports facilities in the "etropolitan area. This data was inconclusive as few, if any, cities have actually taken a traffic .-, ,111lt on their entrances. Also, the data would not be directly applicable for this study as it was O~d that the facilities and schedules were widely varied. ;t.", }1efore, based upon the applicable trip generation rate from Ponds Park of 18.1 vehicles per .per acre, the trip generation estimated for the Busse property park, based on 38 acres, is 690 .' ,cIes per day. This is for those peak days when tournaments are in progress, typically on kends (when local traffic is lower), and would not be an everyday occurrence. See Park 'c lC990151\BUSSERPT,929'WPd -2- --~'""-;'''':'' ":"7":'~,to:".t'~~;:,":.,..~~ ~~""'''.';'''~':''7 "., I ~~l:5 :J) SUEt ~ ,---,::.:::,:_~~ ' ,,' ~ . ......, >. r-J j ~ ,,-"L en W ..en 0 ,.. WI ~ Q) "~~ ' ;:;, ~en ::) N <!1 ll: ON G: U ~ "'"' z I ( - ... en N-;;;:: ,. - - I- " / ,. '" '" -f '" .' J" , ,I'M >- 0 j~ :::> I- .lOt, (f) () --' G: If) lL.. (f) <( Z -", 0:: ..... W I- ::2 ;;;. N .., " I- "" "" ", " ", :::> ... ... w ....... 0 :::c:: w l- I- I- '..~ a is is ~l .............. 0:: 0:: :::c:: a: a: a: <( ::i I I 0... >- ~ ~ Cl _, '3!\'" NOl ~NI113M :::> 0 " ,'" , I- W ~ (/) 0... 0... ~. --. _..- 0 ~ >- 0... W I- w w (f) 0::: ~ (f) W 0::: If) (f) :::> ,"l~ 0.. <( CD .. 0 0.. 0::: --' ! 0.. If) I \ ...,,..------.-.... , .. : \ i 0 ci \. 0:: ct:. \ffi ! '3!\'" OOM311HM : -......... ( f ! I , ffi7 - - 2 ~ ~ "g~ '~D:;; w " <: '" co I @ ij , '_..~'~-()~'/~ <:. ~---' " ( , i ' I ,/0 \\ \~ '\... 0 0...-1 '3!\'" ..~...N...d '3!\" 3l:11HS Ill:lC ~ Z 2 ~ 'i -- '" ,. eo ~ U ~ VI vi Z Q: \oJ 0 ~ ....... ,. ~ '" z ::=::: ~ 2 Q g Z ~ .. ~ -' x .., ~ ~ c 2 0 VI Z 0: 2 ~ ... ... ~ z G z s Z ... III :: " 0: 0 Z as ~ ~ ...J :> ....:l .0 0 ~ <..' p:) , "". ~ v V" .=c: o 010; c- 0,''', ..,j, 'Ol:l 3:Jll:I , ~/ !!!.l c: '. 'i' 1-/ ''VI aOOM3~03M , "" If) ~~' , '.n. .. " .-' - =' Q ~. ~l~'! ~~-...~. 9. _ ..."'J/. I /0..; " :S ... ~\1 ,~Q iF ~ .. . . . ._---~.~"-_._-_.~~..-.--"'--.. '-T'" .~....__.,_..__._--- :<~. , iin Appendix A. For comparison, if this parcel was developed as residential, using the 'fJJ density of2.1 units per acre and an estimated trip generation rate of9.5 trips per unit, ;;~ou1d generate 760 vehicles per day, a 10 % increase over the proposed development. "aSt. using the township density of 1 unit per 2.5 acres and an estimated trip generation :~ trips per unit, this site would generate 145 vehicles per day. '. Distribution !';, e routes were reviewed as possible access routes for the Busse property park. For se of this study, all of these routes begin at the intersection of Trunk Highway 13 and '21 and end at the intersection of the proposed park entrance on Mushtown Road. All of .'~tes were driven to determine the travel time for each route. This analysis takes into lthe impacts of street width, parking, stop signs and signals on the travel times along each . '.'" . s data was used as a basis for distributing the traffic generated by The Busse property onto the three identified access routes. The routes and the respective travel times are listed W~ See Figure 2 for an illustration of each of these routes, 'l ., ) ,.':8 ,~ TH 13 and CSAH 21 to Duluth Avenue to Tower Avenue to Toronto Avenue to Mushtown Road to Park entrance. Travel time is 3 minutes. 20 seconds. TH 13 and CSAH 21 to Co. Rd 23 to Mushtown Road to park entrance. Travel time is 3 minutes. 35 seconds. TH 13 and CSAH 21 to Co. Rd. 21 to Co. Rd. 87 to 1 80th Street to Mushtown Road to park entrance. Travel time is 6 minutes 30 seconds. ions with the City of Prior Lake Parks Department indicated that the access route ted to visiting teams will be the route described in (a) above, along Toronto Avenue. The .,ifMushtown Road will be discouraged by City staff. In addition, as it is human nature to lhe shortest, least restrictive route, the routes were prorated based upon the travel times )ished above. ""upon the above data, the estimated trips generated by the proposed park development of ~ :,~)s per acre, or a total of 690 trips, was then distributed among the three identified routes. '" It of the existing traffic counts and the additional park traffic is shown on Figure 3. ~'J. . :~adway Capacity '''ii phase in this traffic impact study is a review of the roadway capacity of the three ,~routes, with the park generated traffic. According to the Metropolitan Council '. . on Guidelines (See Appendix C) the estimated capacity for these collector types of ,,-.,.18 1,000 to 15,000 vehicles per day for urban and 250 to 2,500 for rural. The estimated " c for all three routes falls well into this range. Therefore, it is concluded that the ;'. ays as reviewed in this study will have the roadway capacity to carry the additional 1~.I\BUSSERPT,nOl'WPd -3- ~~ _~J~I~ :: _ N t- ~ ~ N N 0:: ;: N ~~ ~~ ~ i= ~l a I aL~a_ ~1~ )..'t/M -.Yo.- lO o ^~ :i ",10m ~ ...,1'..., V ~ (() ... .r: 0 co o o I.LJ I- < 0: I.LJVl ZI.LJ 1.LJ::lE ZVlCl;:) 01- ..J i=~~~ <0< uua.u o - ..Ju>-I::: I-G:I-< ZLL.O:o: ;:)<~I- 01'=00 u O:I.LJ , - - - -- - 'C)-Q. I- ~Z'O... I:::i=~~ <!!!VlO o:x:>o: I-I.LJCDa. VlVlVlVl I.LJI.LJI.LJI.LJ 1-1-1-1- 0000 ZZZZ I.LJI.LJI.LJI.LJ 0000 , , I I @ O'lt~~ ~......o ltlVIO . 3Nt 't/V'NN't/d 3>t03m / w ~ (() ~ N N ~ ..;- 0::: ~ ~ w " ,n --'--'~-'-------'-_.._---'-- 0> 0> wi t- ~ <0 01 LU a::: ~I"') G: >- 0 :J f- Vl U c::: l.J... Vl <( Z I- ~ Z I- ~ :) ~ 0 w U 0:: ~ <( :3 u Cl.. u.... (: ~ u.... <( ~ 0 ~ w ~ I- 0-. 0-. 0 ~ 0-. W Vl Vl :) CD ~ Z ::i ~ ~ ............. \oJ >- ~ ~ '" :5 U '" vi Z '" \oJ ~ ::i ...... < ~ '" z ::> ;:::.::: VI ::i 0 g Z z :5 < ~ " " z ~ < c ::i 0 '" z '" ::i ~ w w ~ z G ~ z Z w '" Z " '" 0 z ::> ;: III E-< ..J ::> z ....:l VI Z ::i 0 0 ,: u o:l z 0 ::i '" ~ ~ .. II' traffic generated by the Busse property park as well as additional capacity for future development anticipated to occur. One concern raised by adjacent property owners along Mushtown Road is the segment which lies within the Township, bounded by municipal boundaries, With pavement widths of approximately 22 feet and side ditches, local residents indicate that it is very uncomfortable walking on this segment of roadway, sharing it with the existing traffic. Therefore, it is encouraged that a method be agreed upon for payment and location of a new sidewalk matching the municipal sidewalk at either end, I I I I I I I I I I I F:\PLAK\TC990151 \BUSSERPT,nOl,wpd -4- _,~cc -V"_ ~ "'" ~"''''-~''''''''.''::'''''.J.':Lt. '. C. Travel Speed on Mushtown Road 1. Existing Travel Speeds Travel speed data was acquired by the City and Police Department's Park patrol officer using a City police radar gun, the data was taken at the proposed driveway access point for The Busse property park. To the west of this point, Mushtown Road is a paved urban section, with a 30 mph speed limit. To the east of this point, Mushtown Road is a gravel, rural section, with a 55 mph speed limit, regulated by the safe travel speed of the gravel surface conditions. The data acquired for this speed study is located in Appendix B. Analysis of this data concludes that the posted speed, versus the average speed of drivers to the east and west of the proposed park driveway location is as follows: Spot Location West of Driveway (eastbound) East of Driveway (westbound) Posted Speed Limit 30 mph 45 - 55 mph Low Speed Observed 12 mph 34 mph High Speed Observed 36 mph 56 mph Average Traveling Speed 19 mph 38 mph In conclusion, the existing vehicles traveling westbound (coming from the east of the proposed entrance) are traveling above the posted speed limit of30 mph once they pass the proposed park entrance, exiting a 55 mph zone and traveling into a 30 mph zone. This condition was observed in about every case for the existing westbound vehicles. It is anticipated that the future park traffic will not add to this speed issue, as they will be driving from both directions to conduct a turn into the park property. 2. Recommendations to Induce Speed Reduction The potential for westbound vehicles traveling through the intersection of Mushtown Road and the park entrance at speeds above 30 mph is highly probable based upon existing observations. To help induce slowing of the westbound vehicles as they approach this intersection, and reduce speed in this immediate area, the following recommendations are presented: a. Periodic patrolling and enforcement ofthe regulatory speed limit in this area. b. Install additional signage indicating the two speed zones of30 mph and the 55 mph in accordance with the Minnesota Manual of Uniform Traffic Control Devices (MMUTCD). c, Additional signage for the trail crossing in accordance with MMUTCD. d. Request Mn/DOT to conduct a formal speed study to determine the appropriateness of moving the 30 mph speed zone to the east, taking into account the park property and crossing. F:\PLAK\ TC990 I 5 I \BUSSERPT, 929. wpd -5- . , i. I t I . r I I I I I I I I I I I I I I I. l I I I' D. Bicycle and Pedestrian Crossing The as built drawings of Mushtown Road (furnished by City staff) and the proposed park entrance layout (furnished by Brauer and Associates) was reviewed for a proposed crossing location for the bike/ped trail from Ponds Park to the proposed the Busse property park. The crossing location is proposed to be at the intersection of the park entrance / south entrance of Ponds Park, and Mushtown Road. It is anticipated that a future trail may follow along Mushtown Road, and tie into this crossing. The recommended crossing layout, location, striping, and signage is shown on Figure 4. These recommendations include aligning the crossing with the existing bike/ped trail coming from Ponds Park, striping the existing roadway for the crossing and installing advanced warning signage. This work should meet all MMUTCD criteria on sign size and location, as well as striping layout. In addition, overhead lighting should be added to this intersection for pedestrian safety and awareness to drivers. Waming flashers can be considered if it is determined that the 30 mph speed zone is not shifted to the east and the periodic patrolling does not give the desired results. This installation would serve as a supplement to the patrolling effort. F:\PLAK\TC990151\BUSSERPT,929.wpd , -6- w > I 0::: I w.... :J m- u 3: Ow 00.. ""u z~ <.:lZ Z' :J<( <.:lUJ 00::: I Z<( _0::: -0 (/10 0::: Zo::: ....J <l:o 20 0:::0 w UJu aU ~CL u w.. <(.... 0<( 0 g:u I z Oz <(z x<( '-..:J ~O::: <.:lc OUJ ....Jf- ~w ZZ <((/1 3:Z Q.. f- ' wO C -wo Q..- I C:::....Ju CLUJ Ou f-o...... <(~ Zo (/1::2::::> w~ l=!z ....J0::2: ~I ....Ju~ wo x<( <( UJ w I e @ @ 0 I"l I x 0 I"lZ oS2 zUJ I f=Q.. ~o x.... WUJ I (3J""ns snONI"rIlIB) OVO~ 553:::>:::>'1 >iVd SONOd I 11V& ::lNU.SIX] I I I I I I I j I I . Ol Ol w.!. <0 01 w ~ ::J~ c.:l G: w >- <.) 0 <{ :::::> Z I- <.) (/) (/) U 0 c;: Z lL. <{ <{ Z 0::: <.) I- ~ Z ~ w 0.. e::: ~ 0::: <{ ::i I- a.. (j') ~ e::: <.) e::: 0 z w e::: (j') a.. a.. (j') 0 0 e::: 0::: a.. u w --1 (j') =< (/) Z~ 0:: :::::> ?- m ~ z ~ ~~ --- >- ~ on ~ W -l .-.. U ~ u -(f) f--l on ~~ Z '" ~ Z 0<( 0 < < W-l o=> - >- f- o<l: c: z ~ UJ ~<( '" z ~ ~ ::> 0; ~ ;::c: Vl ~ j ()(f) 0 g 01 z(f) LL..o Z z Oz :s < .~\.. -0. ~ '" ~e:::V"! vcr z " < ?;Q:: O:::u"" ~ c ~ N W 0 ~c: <l: ' , w on z ...... :::;Ezz r"-z '" ~ .., "UJ wo ~ .., ~ ~z f-~ z C:::Z i3 0$ lll~ ~=>~ zO::: :::>w z Z .., on III~i~ wf- 0 z " '" :::;E(f) G:~ ::> a z '" WW LL.. >= WLL.. E-< -' I " >0 ::> z <D w<( .....:l Vl I"l <l:w UJ~ ~ ~ a.. a.. '-" f- a u ,.: z P=l 0 ~ '" < ... --,.-...... .'---r- I I I I I I I I I I I I I I I I I I I. E. Future Roadways A review of the City of Prior Lake's Comprehensive Transportation Plan indicates a future roadway along Fish Point Road (Co. Rd. 87). The alignment for this roadway is shown in Figure 5. The addition of this roadway will have a significant impact to the overall travel routes for persons living along Mushtown Road east of the park entrance, including the Busse property park area. Along this additional roadway, the estimated travel time from the intersection ofTH 13 and Co. Rd. 21 to the proposed the Busse property park entrance is approximately four minutes based upon an average travel speed along Fish Point Road of 40 mph. This roadway will have the potential to attract all of the non-local traffic whose destination is the Busse property park, as well as most of the local traffic south of the intersection of Mushtown Road and Fish Point Road. The capacity of the future Fish Point Road section will be more than adequate to handle the trips generated by the Busse property park development, as well as future development in this area. In conclusion, the future Fish Point Road, while not programmed, will further improve the access/egress to the Busse property park, as well as provide additional roadway capacity for future development in this area. F:\PLAK\TC990 151 \BUSSERPT.929,wpd -7- J I I I I I F. Conclusions This project analyzed the impacts of the proposed the Busse property park improvement on three key existing roadways. The proposed trips generated by the Busse property park improvement were allocated onto the three identified access routes based upon existing travel times. The projected traffic volumes were compared to the available capacity of these roadways using the guidelines of the Metropolitan Council Transportation Guidelines. The travel speeds of Mushtown Road, near the proposed entrance of the Busse property park were acquired and reviewed. The westbound traffic was found to exceed the posted speed limit of 30 mph west of the proposed park entrance. Recommendations were provided to help induce a lower traveling speed, and to provide a safer bike and ped crossing. The intersection of Mushtown Road and the proposed entrance was reviewed for marking and signing. Finally, the impacts of the future Fish Point Road extension were discussed. ] Having analyzed the data, a summary of the conclusions is as follows: 1. The Busse property park, as proposed, is estimated to generate 690 vehicles per day during scheduled events, depending upon the type of activity occurring within the facility. I I ] 2. The most likely route to be used by those traveling to and from the park will be along Toronto Avenue. 3. The three existing access routes all have sufficient roadway capacity to handle the additional traffic generated by the Busse property park. I 4. The westbound traveling speed ofthe existing traffic were all above the posted speed limit of30 mph (west of the park entrance). I 5. In order to reduce speeds and improve the safety of the proposed crossing at Mushtown Road, the improvements sited herein include: a. Increased enforcement of the existing speed limits; b, Additional signage of speed zones; c. Additional advanced warning signage for trail crossing; d. Request from MnlDOT to conduct a formal speed study to determine the appropriateness of shifting the 30 mph speed zone to the east; and F:\PLAK\ TC990 151 \BUSSERPT. 929. wpd -8- . --'--_._'-,._....._..._.._._~-'_._--'--' I , , I I I I ! I I i I I I I I i I \ I I I I - I ~ , r , 6. The recommended bicycle and pedestrian crossing at Mushtown Road and the Busse property park entrance includes signing and striping which meet the requirements ofMMUTCD, and are shown on Figure 4. 7. The future Fish Point Road, while not programmed, will further improve access/egress to the Busse property park as well as provide additional roadway capacity for future development in this area. F:\PLAK\TC990 151 \BUSSERPT.929,wpd -9- .. Demand for Apartments Is Growing New demographic and economic choices are redefining the American home, and an increasing number of households now prefer apartment living, even though they could afford to buy a home, In fact, according to the U,S, Census Bureau's Current Population Survey, the fastest growth in apartment renters in 1999 occurred in households with incomes over $50,000 a year. The same survey reports that the number of apartment renters grew despite a rising homeownership rate, Almost a third of apartment renters surveyed in 1999 by Fannie Mae reported that they could buy a home, but choose to rent instead, and fully 40 percent said that buying a home was not an importont priority, Why is this happening? For some, renting is the right eco- nomic choice, Others appreciate the benefits of apartment living, including access to amenities and technologies not available in single-family housing, and still others want the flexibility to respond to job and lifestyle changes, Changes in apartments are also fueling the new interest in apartment living, Dramatic advances in apartment design and man- agement have occurred in the last few years. Now, it is not uncommon for an apartment home to include such features as private entries and attached garages, nine-foot ceilings Apartments are no longer housing 'primarily for the young. From 1985 to 1995, the number of apartment residents aged 35-44 and 45-54 each grew substantiaIly, while the percentage of under 35 year olds fell. CHANGE IN APARTMENT HOUSEHOLDS BY AGE GROUP (1985-1995) 50 40 30 36.5% :.:..:: i 20 < o 10 '#- 0 ;;.~$f~ -10 -7,9% -20 -30 Under 25 25-34 35-44 45-54 55-64 65 & Over SOURCE, U,S, CENSUS BUREAU, ANNUAl HOUSING SURVEY FOR 1985 AND 1995 + I ! _. .' "~_'_'_'_. _.. .... .'_ v ..~._ '. ._.,~._ _._"~_'" _._.____'.._.___.~ ._' _....;,. .' ,..., -.. -"-" ...- _._..~ --..-.-.., -". "- --........- .- "Renters by choice" are increasing. In 1998, the fastest growing segment of apartment renters was those making $50,000 or more a year. ANNUAL GROWTH IN APARTMENTS BY INCOME 14 12 00 a.. 10 a.. ..... :?i 8 t.tl l? 6 z < :r: 4 u ~ 2 0 -3.0% -2 11.6% 4.2% ~I~~jJj:\;~i,;;~~~ 1ii''1ib:t1i r.i)~.~:'iI:1~ ~~~t:iJ~~(' -4 Less than $20,000 $20,000-$49,999 $50,000 & Over HOUSEHOLD INCOME SOURCE, NMHC TABUlATIONS OF CURRENT POPUlATION SURVEY OF MARCH 199B AND MARCH J999 with crown molding, double-sided fireplaces and bay win- dows, Private alarm systems, computer workstations with high speed Internet access, and units pre-wired for surround sound are also becoming commonplace amenities. Outside of the individual apartment home, new apartment community amenities include nature trails, sand volleyball courts, resident gardens or communal herb gardens, mini movie theaters and pubs, and services including plant water- ing, dog walking, dry cleaning delivery and even grocery shopping, And this trend is just beginning, Apartment demand should continue to expand in the future thanks to a projected boom in the groups most prone to seek these lifestyle options - young adults, one-person households, and married couples without children. Noted urban analyst J. Thomas Black esti- mates that childless households will account for all of the net increase in households heading into the next century, And as more of the baby boomers become empty nesters, the number of households trading large suburban homes and yards for an apartment within walking distance to shops and entertainment will increase, Well-planned communities with strategies for accommodating changing lifestyles and housing preferences will prosper and continue to attract both new residents and new employers. + Apartments Put Fewer Claims on Schools and Help Reduce Traffic and Congestion Public schools are generally the single largest expense for local governments, so the persistent misconception that apartments contribute to school overcrowding is particular- ly damaging to sound urban planning, Contrary to con- ventional wisdom, apartments contribute fewer children per household to school systems than single family homes, According to the Census Bureau's Current Population Survey, in 1999 only 20 percent of 011 occupied apartments had one or more school-aged (5-18) children, compared to 33 percent of owner-occupied single-family homes, Additionally, the overage apartment household has 0,5 children, while single family homes hove 0.7 Misguided officials often think they can reduce traffic and congestion by limiting apartment construction, In reality, exactly the opposite is true because apartment residents ore more likely than single-family residents to use public trans- portation, The 1997 American Housing Survey estimates that apartment residents overage 1,0 motor vehicles per household, while owner-occupied houses overage 2,1, Data from the Institute of Transportation Engineers indicate that on apartment in properties of two or more stories gen- erates 30 to 40 percent fewer vehicle trips than single-fam- ily units, ." .. _.' . '_'__"h", _..._____.__._~___~_._.__~_.___,_._________ -.. "~_' ,-- -____. .. ,-. .'_'_"_~'____..__'________W____",_.~_ With fewer children and automobiles than single-family households, apartment households' residents place less burden on local infrastructure and schools. NUMBER OF SCHOOL-AGE CHILDREN AND AUTOMOBILES BY HOUSING TYPE 2.5 2.0 1.5 1.0 0.5 o Apartments Single Family I . Cars ecg: Children I SOURCE, NMHC TABULATIONS OF 1997 AMERICAN HOUSING SURVEY DATA AND 1999 CURRENT POPULATION SURVEY OATA Apartments Contribute to a Community's Economic Vitality New apartment development has on immediate and long-lasting effect on 0 community's prosperity. Construction of 100 new apartments in the overage city results in 122 new jobs, $579,000 in local taxes and fees, and $5.2 million in local income generated by workers and businesses. The ongoing, annual effect of 100 new apart- ment households in 0 local economy is 46 local jobs, $308,000 in local taxes and fees, and $1,8 million in local, wages and business receipts, More importantly, communities that preclude or limit renters squeeze out 0 segment of the population that is vital to local businesses os both customers and employees, In today's tight labor market, communities that offer a diversified work force and 0 wide range of housing options ore more likely to attract top employers to their areas, An adequate supply of affordable housing, therefore, con be essential to a municipality's labor supply and its economic growth, - 'I The construction of 100 apartment homes in a typical metropolitan area benefits the local economy with new income, jobs, government revenues and property taxes. THE ECONOMIC IMPAcr OF 100 NEW APARTMENT HOMES Initial Impact Ongoing Impact Locallncome* $5,234,000 $1,798,000 ~~~-.". 'n":'" ... -. -,'. r;!>"' ~~~~~\ ''":, ~- ~.~({: :' .. i,~~ '~_fj~- Local taxes** $579,000 $308,000 Income generated by worker!; and businesses, and the ripple efled of worker!; and businesses spending this added income in the local economy, .. Revenues generated by local taxes, fram traditional sources such os property taxes, fees ond revenue fram local, government-owned enterprises, SOURCt NATIONAl. ASSOCIATION OF HOME BUILDERS lOCAl ECONOMIC IMPACT MODEL + _ ._ .. ___.4 J'...:J-.__>__._,_.,..lt....~,-....:...~~.'l.~_........_~;~'-....:."-...... Apartment Households' Property Taxes Rates are Higher than Single-Family Residents , I I I One of the most common, yet incorrect, objections to apartments is that apartment residents do not pay for the public services they use because they do not pay local real estate taxes. This point of view often appears in letters to the editor opposing some proposed apartment development, Evidence from national surveys, however, shows that proper- ty taxes are one of the largest expense items for apartment communities and that they pay property taxes at a much higher rote than do single-family homes. That means that apartment residents, who ultimately pay for those taxes through their rent, face a higher property tax rote than house owners. When combined with the fact that apartment resi- dents make fewer claims on schools, roads and other infra- structure, it appears that in many jurisdictions apartment res- idents are actually subsidizing their single-family neighbors and not vice versa, Apartments are taxed at a significantly higher rate than single-family structures. Indeed, the national average reveals that apartments are taxed roughly twice as heavily for each dollar of market value than single-family homes. RATIO OF EFFECTIVE TAX RATES (ETR) FOR APARTMENTS TO ETR FOR SINGLE-FAMILY HOMES State Apartments ETR! Single-Family ETR New York 5.96 Minnesota 3.49 South Carolina 2,87 Florida 1.80 Texas 1.67 Notional Average 1.97 SOURCE, 1998 STATE PROPERTY TAX COMPARISON STUDY BY THE MINNESOTA TAXPAYERS ASSOCIATION, Apartments Decrease Local Infrastructure Costs The per unit cost of providing public services decreases as the density of development increases, Low-density, single family development requires more miles of roads, sewers, and water lines, Additionally, as the number of single fami- ly developments in an area grows, public services, such as police and fire protection, must be spread over a larger geo- graphic area, For those reasons, the clustering of apartment homes makes them substantially less expensive to service than single-family homes, Homes Near Apartments Maintain Their Values In many American suburbs, zoning codes limit or even preclude apartment construction to supposedly protect property values, But recent evidence indicates that single- family homes located near apartments do not lose their value. The Urban Land Institute reports that between 1987 and 1995 single-family detached dwellings located near (within 300 feet on multifamily communities appreciated at roughly the same rate as those not near an apartment prop- erty, 3,12 percent compared to 3,19 percent, That finding is corroborated by an NMHC analysis using more recent data, Further research published in the Journal of the American Planning Association (Winter 1999) indicates that the presence of publicly-assisted housing also does not adversely affect neighborhood property values or communi- ty cohesion, Examining sales records from 1985 to 1996, the authors found that locating public housing units in pre- dominately White, middle income neighborhoods had no discernable effects on surrounding property values, Additionally, a comparison of homeowners living near the public housing and those living elsewhere reported similar levels of satisfaction with their neighborhoods, Progressive communities have seen first-hand that a modern apartment community, through environmental planning and exterior landscaping, is fully compatible with surrounding single-family neighborhoods, + Homeownership is Not Required for Good Citizenship and Strong Neighborhoods The benefits of homeownership to communities are over- stated and the disadvantages tend to get swept under the rug. Moreover, advocates of homeownership often allude to the greater community involvement that ownership is alleged to promote. The implication is that apartment renting is bad for those communities, But the reality is that the differences in involvement of apartment residents and house owners are typically small and often not statistically significant. Data from the University of Chicago's General Social Survey indi- cate that compared to house owners, apartment residents are more socially engaged, equally involved in community groups, and similarly attached to their communities and reli- gious institutions. Apartment residents are also comparably interested in national affairs and active in local politics, ,~._,----_._,~----- _.~.~_..~~._._---_._-~-- .,-- .--- ._'-'-~ Despite misperceptions to the contrary, apart- ment residents are more socially engaged and similarly attached to their communities and reli- gious institutions. APARTMENT REsIDENT CHARACTERISTICS 70 ~- F · r I . I. I. ", I r. i: " '..1 I '.j f' ; k "1 I I k......~....:,. '\;"1',' J' i. I"," i. . 1 I r r-! 1 i 1 , 1 .,J to_. 60 50 40 30 20 10 o Interaction with Church Identification Neighbors. Attendance" with Town- ,_ Apartment Residents _ House Owners I . Percent who spend about one evening 0 week with someone who lives in their neighborhood, .. Percent who o~end religious services 'ot leost once 0 month: ... Percent who feel close or very close to their city or town, SOURCE, NMHC TABUlATIONS OF GENERAl SOCIAl SURVEY DATA FROM THE UNMRSITY OF CHICAGO'S NATlONAl OMNION RESEARCH CENTER . .-------.-.----""""T.'.. ",0--"__,,, Additionally, the federal government's single-minded pursuit of increased homeownership rates aside, we should recog- nize that homeownership is not the right choice for everyone, Research conducted in 1997 shows that when all the costs of owning and renting housing are considered, a majority of households who bought a home in the mid-1980s would have saved money by renting comparable housing. The average homebuyer in 1985 paid six percent more as own- ers than they would have paid as renters, Buyers who sold within four years paid 19 percent more, Smart growth strategies can help revitalize the nation's cities and inner suburbs, build attractive and livable communities, and create an even more prosperous America, But without a fuller public acceptance of apartments as an integral part of any community development plan, the goals of smart growth will be unrealizable. Equally important for the suc- cess of many of these projects is more flexible local zoning and planning policies that recognize the value of compact development, mixed use neighborhoods and the role of apartments within their communities, Federal obstacles to the redevelopment of existing, but unproductive buildings need to be removed. Apartments Help Create Safe and Secure Neighborhoods A common concern that apartments bring crime into neighborhoods is based primarily on faulty perceptions of who lives in today's apartment communities, When ana- lyzed on a per-unit basis, there is little evidence that the rate of police activity is higher in apartment communities than in single-family residences, In fact, apartment owners, sensi- tive to neighborhood fears, are concentrating more efforts on crime prevention and risk management. Indeed, one of the fastest growing segments of the apartment industry is the luxury property sector which attracts residents, in part, because of amenities such as built-in alarms and controlled access systems, similar to those found in single family houses, As America renews its focus on strong, healthy communities, the apartment indus- try is poised to play an enhanced role in those communities. 'd 'I 'Iii i ,: ,q !': j, ! ' . ::: j! ' , :, j '; 1 ; i1.. i, ':~ .: ~ If ,1 ~ ' I ; I 1,:~ ~ Apartmep.fLiying,~eeps jG~tting~etter , Innovative Amenities ~nd DeSign FeC!tures of the New Apartment Home COMMUNITY AMENITIES : '.: : ':. Built-in; pre~wired entertainment centers with theater- :' Personal garden plots and communitY herb gardens quality surround sound .;, Indoor basketball courts, putting greens, picnic pavilions ;, Stereo speakers and wiring in every room and sand volleyball courts .- Six line phone capacity Outdoor fireplaces with seating Integrated telephone, cable TV and high-speed Internet Resort-style swimming pools with pool-side food and bever- service age service c. Video libraries and video-an-demand service Fitness centers, including virtual reality exercise equip- ;, Virtual apartment tours and online apartment applications ment, spa facilities and tanning beds ,;. Media/theater rooms with theater-style seating;' Automated rent payments ',' On-site pubs featuring billiards and games tables '.. Keyless entry systems .. Fully equipped business centers with video conferencing APARTMENT HOME AMENITIES centers c, Attached direct-access garages and private entries .,. After-school programs for children N f t d It d 'I' ,. ine 00 an vau e cel mgs ;, Comprehensive concierge services, including errand ;. Bay windows and skylights running, dog walking and plant watering .. Oversized oval bathtubs ,;, On-site personal services, such as caterers, after-hours doctors and dentists, and personal trainers;' Wood-burning and gas fireplaces TECHNOLOGY AMENITIES;' Island kitchens with pot racks ond built-in wine rocks .;. Private in-unit alarm systems that allow residents to view;' Water purification systems and programmable thermostats entry gates, pools and play areas via closed-circuit;' Crown molding, mantles, choir roils and other interior finishes television ii ;, The U.S. Apartment Market APARTMENT REsIDENTS (%) I I I I I I I' AGE OF HOUSEHOLD HEAD , "45264Yea1s<~ o 25% 50% SOURCE, U,S, CENSUS BUREAU, MARCH 1998 CURRENT POPULATION SURVEY 75% l000A> ... .---.------.----------.---.---.--.-.-- ......-...---..----.-..----------.....-.--- D,S. HOUSEHOLDS: RENTERS & OWNERS Number of Households % of U.S. Total I Age of Household Head Under 30 29.1 30 to 44 years old 33.7 45 to 64 years old 20.6 65+ 16,6 Household Type Single Mole 21.7 Single Female 25,5 Husband/Wife Only 9,2 Husband/Wife/Kid(s) 12,0 Single Parent 14.3 Roommates/Other 1 7.3 Household Members One 47.4 Two 26.4 Three 12,8 Four 13.4 Marital Status Single 64,6 Married 24.4 Widowed 11.0 Renter Occupied Housing 34,896,000 33.7% '~g.pB~?~2s?[pl~?~B~~~ffi~i~~l~~&QQJ~I~~,:~.fi:J Total 103,534,000 100% Data Resources and References provided on back cover. SOURCE, U,S, CENSUS BUREAU, 1998 HOU~NG VAC4NCf SURVEY ... ...-'..-'r...............:_~.._.l.,.~ "'~_""""."'__"_.'"'''' '-, .__t_.__'" "........, .~.. -.... ."...-......-..,. '.-..- SM.'9'iNJ\....)N().l3NNIn 300I:l)l't'()C3l:Iilm :111 SNounlOS !)NlSnOW 318"allO~~" Il'lNMO NW '3W1l:K)ll:fd 1 ( S.LN3W.UfYdY II 3.LY!)3NO.LS J\ I~ ~:'~:~;:(l'''.~I.a''':i'loA :;: ~ :: O","~I:I:~'l"',III,~~iI:: i jj~ip';;M. '/~;~i~~~:) : ~r:J ~;;;lI,>-!,;r,,(,fl"i") ,,"',- ~l I~ooo.-II T ~/~~: ..,~~ .....,I....:'O;O-~. p;-- 7.-:",' ~._"".... ~311\3l::1J.1I:1~3S11\3l:l(l(l(2.I~. ,'-.... l.~ . ~ ~W '~i..t ~i '~i . ." b", 1;~;~~ i .!'~i . ..o-,oc-.l :31"':>5 N\f1d 311S ^ lNO M31^3~ A1J:J ~O~ NOll.:Jn~l.SNO:J ~O~ .LON ...... ~ \,U ~/~i '"',,~/1-~?>7'" I , -UI _I , -Zi~ . ~J i ~~~5t o !i~lI!a ~."iol Mr ~:: 21 i " H I It- l -t~Jj~ ~)I : W .~., ". 1;" - ' :'~~'r-:-r. I , ;."0: or, ::If ~il:16~~~~; '.:i?-nt '~ " (f) ',II 1.", I, IT 'OOB<._ it _ ~' ~ I!! ~; ': ~~-;~i~:"~m!" r~.- ," ~'if;:, ~~n f. t;:. <~~=:.~::~""cc-' -- ~-:~C~~~~ -,- " "~ t i'~' r~~> ~~-~~-=~~ " ~ O,.cn~ OOllSX3 ~ , 0 ~ 01 ~ <l> o C\J ~ (.) o ~ en (!J Z o ....J :::> CD f- Z W ~ f- a: <( a.. <( o w en o a.. o a: a.. 00 I- Z~ w- ~~ 1-:5 (Ca: <(~ (La.. <(W W~ I-W <(~ (!J~ WZ Z~ O~ I- 00 2: g o a <( 'f- ~ w~ t;: w .. ~.. ~t:t: ",0 a: i'l ~! ~~ ~ ~ ~g@ a:z ~o @ t tt ~~~" I "'0 z g gg z'" of " t;:~~ @~ ~ 1j iilo N <"l.to g ~ DO ~ ~~. >~ ~ ;; ~~ 0 ~ It 'iN !a N W Ll 0 fu z " z 0 ~ a: '" IE " ~ 0 ,:: ?; ffl 3 a: z 0 " >? ~ 0" fa fa 0 ~ 88~ ~ ~~ I- w a: U ~ a: 0 ;' 63 5 Ll 5 ;; 1i' 0 a: ~ o~ ~~ ill ~~; "'- 0 ii!~ "w >-> I- z!::: ~ w .. o a:'" LL (/')I-<CI) 8 C/) ""' w ~~ ~~ C/) ~~ MNO ~ a: ~~! ~ ~9~~ w 0 ~~ ~ 5 Cii~ C/)~ o ~~~ f;> i= a: ~~~~~~ ~~ Cl :n~~t;; ~f3 LL (")C\/_ ~ ~~ 8 ffi~~ CJ ~\1\1\1f! z!:::!:::!::: <1: lJJI-O~ > Z IS; 1-;: - 5~~ z a: i2~ it ffi~~ 8t::~~~ z "'w ~ ~~~~ ;!~ I- " , " UJ ~~ ~ ~g!Z>UJUJ rQ Z ""gj~ 'J I- ~" ~~9 0 -rffi c( a..a..c.ll. I-j 0 ~E~ 3~~~~i iii ~8. a: N a: a: c..ilI:llo;i8 ::l~ ::l '" ~ OJ i D Q: ':l -' en z o >= :;) :6'" 6 lilre ~ ~~~ ~WU')C\IC\1 cnC!JU')........ o ~~i<OCD ~ ~~~ a: ~giS ~ ~~~~ ~ ~~~~~ o <,,::;;o.u- ~ ui .... en . ~ 'co .t;: ~~ ....:8 UN ~~ 50 ~~ a: -'" ~~~.~ lt~~;~ 93::Z<OCD I- ow::::iE o ~~~ ~ ;;;~~ J: ~~~~ ~ <~wox <( Gg:fJit~ .!i ....'" UN 1/)0) ZW 0"'" _..... 1/)0) cncn &1&1 a:: W ..,..,. UJ !<~ "'''' W 8~~<01D Z tIl..Jlt) Ci ~~'" z ~WZ wire:::::!!: ...J ~~~~ :> I;ClOX 13 :J!",i1i1E~ I- &1 ~~ ~S! I- en"=' N~ I I!!@~l::r::: u <Wi1JMc") ~ g~~~~ W ~~::!:_ ~ ..\;:~ U ~~~ ~ ~5L5~ ~ ffim~~~ ...J ~re::Ea..~ ~~ ~; O~ IT ~ C;; N ~ ~, 1 I I \ J ..n N ffi ~ ggJ- . ;,....c." , "'r::l s::le '-I".~-"; ."1/,' i .!CX...... "~-~ :__Lr~: ~~ N ::.:: u o 0 ....J CO . .o-.oc..~ :31VOS ""'...,,,.... I ~ 'I'" It 111'1 .:) '0'" """' ....'..-)"'..lhl..JO. fill 0", MiI'^ ...i"." It.lM M~ipeli ''r' l~~IJ~q:, - ~: ~ N'Vld ~NI.lH~1l 3111\i1t1 A.1J::l1:tO:l ilSlA3l:1 0lJX'1l~' ""'" A ,NO M31A3l:1 All::> 1::10.::1 - NOll::>nl::llSNO::> l:IO.::l iON h t I, ..:/ ~ i I - -- :: : : 1-.7C (t;~' ?<,)'!Ii -:-':-~" ! ' d . '", ;f'''''' \; .?V 9tJ:lt 1 J~! ',,)-J _ -- _ _ ___.~.__.._-=-_~~___.~~.__ ..____.j 3.l........ I, -.'i '. J, Jr' - -____._..._..________________._=-___.""30~ : 'JI ;5 l' ,,-:::::::::::::::::::::::::::::::::::::::::::::.., I ~ I;) i I .. ~ :! I ~~ I 'J '! I ,! I -JI,: i I; I ~ -II,L 'I . ~.; ;11& 11:~ ~ -fl ~ .,l} ~~. fit &: l /il ~ ilj~ ~ 'I 0 ~ ,~i ,I I- f' r :1 ~ J t ~LO""" -~--.... !-[ I I .-- --- --:__ ,,,,,,,,.- _"'t ~ II ~. _ - -- -- ___ - - - - 2~ ~: l~rC~ ,~--;Ni,";-lliN(llm!1 '~'-~1'~ . ,~-- ._~_~L::,:":-,::: :::::..--~::~- - · - 'J -~ · J ::~. ,';,>t:~{~'~, 7- \i i1, \) o ..J tl> ____ z ~l~ ~I~ I ~~.: ~ :.i 1 -L.T I U : I :l;o : i : ii, : : ~ I 'l<l I ~ Iii i [,; I WI fig: : I (/) I ~~ J: :z .. ~ 51 ~ I~ ..... f5 cjJ ; '-~'3I / i5 - J~!c=;~ .1. ,- - _ - ir--- o ~ ,,11-<........._ ONlO1lna !.lNllStlG .l 0 1 o It' i- u: ! .'~ """ ..~ CIcl , ~ Ii I "I ~ If , ~{l" ~ ~lll!! ~ ~ \ B 1, I, . ! ''is ~~ =;1 i u. ~~... .. .,::....1 g "' t- It' ' ~ .... II 5 ij/~ -l.~ i ~ b A-.J ~ -.., '-,.----1""-- l~ ~ N '" z :s a.. <!J9 z~ 1--" :c~ <!J~ :J~ ~ :: ~~~ :: :"g ': ~I~ J: Il;>tu ': ...~ 'I I" :: 'I I.,' '. " '. ,I 'I " 'I I' " " " I' 'I ,I " II " I' " " 'I " " ,I '. II " " :: :1' I, , I, , I, , I, , 11 , ,I 'f " 't II I. ,I 'ji " I, :: :j' " , " , " , " , " , ,I " " " " " " " I' " " " " " " " " " " " " " " .' " " " " ~g ~r -r-- ".~3:"",,~~ )ll'f'Na~ --.-...hi....,.--.,-,-.....:::~:;..-: ~ I : J7 -LL ,:'=--~~;:- -,-- --"" I ! I "'C I .,,~ "I < '\<~ 1\ ", '--..,\, \ ,-;: ., - II ,-.y\ ',) : 8 '- ..'~ '. I ! (IJ 1t~-1 ',,-,'\:!! ~ " '-~'JW '-~:"-V~:;i: ", ! j i~ ~ f{l '" " w ~ ~ ~ '" I I N . . .-1 ~ ~ I ,',/1 I JLJ.- ~~ "" "'~ ~! <" ~I ~ 0:> >-frl -, 0: I -. ~ : i --'- e--.:.- ;. ~ W CJ <( a: <( enCJ Wz u- <L.J "-<( en I- _0 "'I- .;... ---_,. '" w ~ <l- t" 1< ~ ~ .. If '" . .- I ,. -' W > ~in a:~ o!:l 00> -'z "'0 w- CJI- ~~ <(~ CJw I .t-------- '" ~ '" M .-,;:=- I, L II ~ "'.. .0',81 ~:.o..L1 -, I I ! i i I gJ, ~~ ~g ~~ ; .... ' --'. I I ~-------- " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " ii--i~j~;;~.,~,t?:~:'", . >- ~ ~ 1 ..""........ I:; 1..,....111Mlil:J,OA = :msOillN':.I:I:~~',ilI,~:I~J. i .Y~ip"~ ."c'~~~i~~q~ : '''-;'' 8\1 l " i 'r ,I ~ , ,Ii! & '1: ,,! III I': i'l '~~,;I! J~ III , 'ij I' , :! ,! I 11; 1 ' ! ! I:! "-", rn .lr.~ C t i'~ 1:'. ~~ ~~ ~ ~ i 'I IT i'~!1 ::~~ IIOt= -.L .9,' ",,:,,-:.:..--= ~ ~ ~ N " z <( ....J 0- W (!) <( ~ ex: " !1 <( w CJ ~ ~ ->:7,l":>;,'). ,"".... jl~'^"O~~-~~ )( ]( N~ '..~~.d ".........'" ." rn ~ Nft -"')N)J3NNlI'f ..cr,I-.IIH ~'l't':JS ,....".U..l):>.O^ ~ i~'"-''' , ,: K90l -;'::~"50~ 3OOll:l)l\'OU.lbiOlt N\fld :111 SNOun1OS 'SldV 3J.V~3~~.:S ~O,,"'::.:,:"..';,","'~J:J a: "1 :"t,,"...<l):'r ~.....':a ONISnOH 31SWOllO..V 1::I001~ .iSl::Il~ jj~ip;;li :r'~~;i~e:)q:, : ..... \..'v')".:. .,~, ,..!' ,I ..... ~".. , I ;' ",Jt:jt- ,'i)J ':::ii:':~' '-(~l ~,':~~",.':: -"~>.;II ~~i*~il t:>lUtl n~j! ,~: ~I "'.~r'~ I I " I , :~.-'h~:l'i~~~-Il-",,:-::_~-,,::~-:-:- t-~ :>~,~',~~ ~:.:, ,:~.~ ,}ti~: .1, i ":...., .h,~ "~'._', !n!<~E I 1 , .) , . CQO~' ': I . "ls,:~':};;~IL~;:t,.,;,F,";",',.,,_'.,,_,-...,.....',..,:....,,'.,,'..,','_,.,',~,.:.'.,._,.,..'...'....,.,:,'~._.'.J;,',...:....:.:,~".,..,_.:.:,...,~,.,..:....;,_.:,;..,i;-.:,l,',C,,", -~'.:;.i,~7,;,;.':,",;.j,.~.',~',~,!:;,,;,,:..-,~ ...._''.. _ 1 _ ~;:' ~;,'r:: _ - " ',>:;:,::.;:; t'O-;. !! IT' , ".,," '1';''''1'1' "...;':1 I ..,. ,.:,11 a~'..:~:'* . ::;~"i :ti r :: '., II ."il II ~:: :: ..::11 II ':: :: y:: :: II II II II II II II II , II II ~Ul ': :: :: ~~5:: : :: ~~8:: :: :: ~~~:' :: :: I~!t :: 1'1 :: :: :: " " II /I I, " II II l: ': :: :: " " II II " " II II 'I I. II II " " II II 'I " ,. II " 'I II II '. 'I II II 'I " II II " I, II II " I, II II 'I " II II 'I 'I II II I, I, II II " " II II " I, II II " I, II II I, I. 'I /I ~: : I :: :: :,' :, :: :: 11 11 ii Ii il :1 r: 1i :: I,:::: 1 'I " II II " 'I II II I, " II II " " II II I, :: :: :: I 11 1i 11 ~- I, " II 'I " I' 1i ii 11 ['! :: '::: II _~_ ,I " II II :~-~:~=-- :F~=::-~~"- ~: : ~ :: ~ I ..l-.S" . I I r I I I j ----' ^ lNO M31A31::1 Al.1:J 1::I0~ - NOI.i:Jnl::l.iSNO:J 1::I0~ .iON I. U I. n ji ~ I j, !I: I --~- r I .o.,,LI .., ..o.,c;l . /1 'I Ii . I Ii .~ II 'I I. .. I I ., i~ n I ~ I wi I ~I ,. I ~i 11 " ~~ " , .,~ ,. Ii I I: I' I' , 1-~1 I I I , 'I l :1 I I ~ 11 .... I.. ' I ~ I~ , I ---------c----------1-------~j -~"-t-l ,~'" '~ --1 , I !-- ~ '... ~ g -~-- ~ ' ~ g~ ~ ' \- - . - 1 ~ . - 1- _.~- WllOO1m:)oQ,. : , , I I I I I L, :j, , ~~ ' .;" j! i i i !i I i I I~I ~ ,: . :I,d, il r. ~.- I i I i I : I 1 I : I I I : I I I i I L. I! ; a !~ .. ii ---'.--'-..,..---..-------------..-..'.. , i 'i~-. 'f I v ., , , ' I ~I u I I I I I /1 i~ I ! ! . I 'II : Iv.~ I! 4<,.,~ :">I'i '< ~, 'I:,: ~ ~....<: \ "I:. ell oj! ~ ......~4<,. II i J 11 .o-.oz oil: ,2"\ I: :,! I i i! i} , ,! :i ,: ! :J .. ~-_I: i ~~ Ii 8~ ,I, '~~ II 111 --, ;1': " 1 " ! ! I' " . I~ -, ~ ._... -':Si.o-.u: ~M 1'1T I, '.~~ I ~8~ ! ~ ,~~ " .9: ~ ~ .O'.H~ z ::i a.. a: 0 0 .....J u.. l- I;> ;.. CI) " a: ~ ~ u.. ~ .' " " :} - -.---~--_. .~--~- .;. ~ ' :: .J:rJ)f, i r-- :: Ii :: I' 11.00:: ---I *~... :: ( ..~$ II I ~~~ :: t ~!~ :: I ..~:: ;., I .1 ~ I :: \ ~ I " I :: , I \..1.._-_-_:.._-_-_----___ L r--c~~-~--l : I :t~ :J ~~5 :: ><t'l3 '. ~!* 1: ~~ :: " " I, '. 'I I, I. 't ~I " ,I I, " " " '. " " " " I' " .1 '. " I, I' I, I' 'I ,I " " J1 ii' I, , :: :1 :: II :: :: I, 'I " " I, " I, " il il :: ~: " " " " II " I, I, " I, III I, I, '. ~. '. " " " " " " 'I I", " '. " '. 'I !:: :: I', '. " " I, :' ~ 1 ': ~_IL__I, I' " I' '. ,I " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " .&'19-.a ..o-.I"',.QII31V:)S NYld ~61::l~ al::lIH.uaN003S ,..,...",,,... I~ ...'....,'..'):>.0" = ::g'CM..~:l~I~(l,lo'l~~.J.: i Jj~IP;M :rU~;i:r;;q~ : Nn '3)f1(1I:fOll:ld 'S.LdY 3.LY~3NO.LS ^ lNO M31^3l::1 Al.IO l:lO::l - NOI10nl:llSNOO l::IO::l J.ON .o--.lH h H ," I~, I : I i I II I,' r I 1 1 11;0 I~ I I I 1 1 1 I I I I I I I ---i-~~~-i-------~~ ~ ,t ~' I " +---r-- I I' 1 I. I \ r~------~ 1 . I ll~ I 1 I : 'r--.,.------}.-~- :: --------1 " I :: I :: 1 " " " "' :Ii Ii i~ _~_______._-V' .0-., 11 I. i~ I q , n I \ I I I . II J! 'l I !r 'I I I h I 1 I: I I I I. I i~ I I ~ I ~ " ,; ,I IF ~~ .1 'I .. I 1;0 Ii I ~ I I ! 8\1 I " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " :: I' '. II , " II . :f-t-+------ :: I I ."'CL',ot H I \ H I " " " " " " _.tr~~--'_.' " " 'I ! ~ ..~ " ,. li- 1 I I I 1 I I I I n 11 , n ~ I ~ . 1 . !; ~ I. U I. il ,i i I~ @ I ~ l- I n 1 I I I ! n ~ ---t I I i! I JJ I I 1 I 1 I ,- ~__~~ I~}- _:-_==-=-==--:.-.:--=-=-=-=--=.::...~ =-==-==.:- - - t J ..1.',<;1> .0-," (lQI ~ g€~~ . ~~E~ (f) Z <( ....J Q.. CC 0 0 ....J U. 0 CC - I t:: 0 z 0 ~ () ~ W w (f) ~ ~ o . , I ~!fg ~~ uj'CIl -,I..: ~ ~~- QI> g~ 0:1':: O:tj I" ~t" I ~I I I r-"'---------L.-..L. , 'I ! I I I I ;M~ ;;;6 ~~ ~ pJ~ I 1 I ~i ~, I I I ~ Z o ~ :> w a: 1= U a: o u. i l : ! I 2: I -, \ ' z o i= u ::> a: I- en Z o u a: o u. I- o Z N,. '3Wtlt:lOll::ld ..o.,l-= .,QI~ ::::,:::',',',';,'N,o, I ::.:' OlllN:":,l~~",",~~ ~~ nOjp'(;H :ru;~ij~ai~ rn SJ.N3W.Ll::tYdY 3J.Y03NOJ.S SNOI.l'9'^313 153M 'l1SV3 .. ~ ~ .. ~ .. w w w ~ ~ ~ ~ g ~ w g w g ~ '" ~ ,", ~ ~ ~ ~ ~ ~ ~ ~ ~ 15 ~ ~ 15 15 0 0 0 # ~ ~ ~ r: # 16 l;> i i ill ;I ill .. !;: !;: ~ ~ ~ " " ~ ~ " ~ .. .. gj ii' gj d ill w :s ~ ~ d g i u ~ "' "' '" ~ @ 3 3 c "' ~ " "' ~ .. "' g " "' " ~ u ~ :. ~ ~ ~ w ui l~ I ~ I I Q >1,_ ~ t ~, w~ ~~ ~lll ~"f6 ~~ mef ~~ ~ UJ__ <S~ >~~ ~__ ~> lf~ .:;~~; [;lI> "'I~ ze:! mdJ """l F ~f 1 t::.: ~ I "I .." I I I I I I , I I " I :"V I I I I <ri., ",', 1J~~ 8"f6 itl~o e"itiil ~:i ~;~'~ ~ I"i~ giw n : i~ ~~ ' I i I 1;>1 ~, - , ~I 1 \ I I . '-,----L--, . crj", gw ojii! 13> ~~ ~ I I I I I 1 I I I r I I z o I-- <( > W -.J W I- (j) <( W (::-s~J I;/~'~;~~:~;; ..., ~.c~",:.~ /"'~.. :..(.:~ 4S:~~3;:tf J,^~IU.OOt<<)HSVl3lflXlOl~~~-' I ~(g "In ~~ ~~ ~~ 8r~. "'I~ ",j:; Iw :iFl ~I I I I I I I I I I I I I : ! I t I I " :'V , ~ts ~t; ~I-: w~ Iii I I ~ : . I ~ i: ~ ~ I ",I", 0:1- 81~ ~:s .riS ;?ili! ~ ~~ Fr I I ~ s. : I :~~; I I .~~. I I ~t ,~ InS. : d~~~~~ a:1." 81~ J<:; ~r":. ~~ rII I , I "'''' 8~ Jiil ~~ w> :i~ "'w < '" !lK'W~'Y)l"fOi=If',oNI" 300tti)l'tOOJljIlllI~ :>11 SNOIJ.n10S !lNISnoH 31SYOllO~.y '''''''' >- -' z o :s: w :> w rr. >- l- t) rr. o u.. z o i= (J ::J rr. I- en z o U rr. o u.. I- o Z < < ~ ~ ~ 51 ~ I ~ l'j w :, u ;:: ;:: ~ ~ ~ ~ ~ ~ 0 0 ~ ~ ~ ~ ":i < ~ is " Z ~ ~ ~ ":i 0 '" u ~ '" ;'j '" I- u " :z ~ :z e:( :l Iii :l > '" ~ u .. W '" " ui !.l ~ "' ...J Iii w w :I~[: I D J: I- ::.:~ a: 0 z .o-.l ;.8fl 0''''''',,,,,,, I ."., I.b '~'" _:;otH - ....'...-l..'IoIO....101 OI.U QIl .... l'^ .~ I,.... .... Jjoipe~ :n~i;~'4;) ~ ~ ~ SNOI.LV^313 .Lnos 'i' Hl!:lON I I I ~Ifg "to ~fg irion "I- coI", ~~. ~t; ~~ 81~ 811ll 8~ ~~ iilq cl~ oj&! 8r 8~ >i-' ~; t;;I~ i!j> -> ~~ ~~ "'~ ,,~ Iii "'I"J -I~ I'" ~~ ,," I <fj 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 T-- I I I I I . ' I . ' I I I w-- I I z o l- e:( > W ...J W I I- :::> o en i < < '" ~ 5i '" w ~ ~ ~ 8 8 ~ oj oj ~ ~ ~ 0 0 i' ~ ~ III ;; < < ~ ~ " " ~ " :z u ~ ct g " :z oj '" 8 '" :l d '" ~ .. " g "' !.l ~ Iii '" '" I~ I 1 '<1 'j \ " . i ,z!7r:1r-,rr, I;;",,,~i~; ;~~~f.} "'Yl..~ .....NNOJ.~" 300r~)lYO{J:WIW~P 0" SNounlOS DNlSnoH 31BYallO~Y "''''''' A lNO M31^3~ A.118 - N0118n~lSN08 ~O:llON NN ':J)oI\,lUOlll.1 S.1N3W.1IiYdY 3.1Y~3N0.1S NOl183S DNIOllna Gjlfg W10 a: 10 a: 10 ~fg Z'D O~ O~ more :::Jo; O~ ON OM w:~ We ~;; u:8 uJ8l >,~ zI'": z'": Z:> Cl ' ..:, ' 0> w> ~~~ -> UJw -w 'w U.w ...J a:...J ...J O...J @w W Iw a:,w zW , M, N .... I , I I I 3Nnjj}j3dbHr ----~--- -- :------ --T I ~='M..-e1~- .- ~ I >love 1.3$ ..0-.0" ,- m -,- >I:Jve13S-;o:;(€-------' - I G.i~ 5> u::~ ~ I 15~ ' tl" 0~.- ...-......-.-- ~ a:w ~uj ~! ; a' l. ~ :~ ff I~ 1<9 '0 '"' ~ ,_ ___, _ _,__ __L_,_' , a: o '3 u. o a: J: >- a: 8 .... u. o Z 8 w Ul ~ I~c ~!~ cd:;t ,10 6~ 0:> ~,~ ~,w ]. ;" Co '"' JhL -..Qf~ ::;~ ;::\',',~,';},"^ I~ ~~o.,..:.';',l~'N,~:]~.: it jjoip~'f's~ilu~b : rn a:,i/) 0'" g.~ u.,C) z':> u::~ Ww ~ a: .,: " w (!) < a: < (!) a: o o ~ ~1~ Ul ..06 a: u: .O',O~ ~ S1 a: "" 0- ---,--,+- '!UK .s-:Zj_ ~ 3!i!2!~~~ _ _,. ..________ ___ 3nN3^'" OlN0801 5> ~ 0) '" ~ W <Xl a: ~ o N (') UJ ....J <C 10 () Cf) 00 0 w 5::1 >-< Ul~ I:;(!) '-'z 0-:2 (!)<! :=tu 9"' '" UJ ~ CJ) I (!J ::) 0 a: I ~ Z 0 ~ 0 UJ CJ) C/) ~ Z UJ ~ ~ 0: <( a.. <( w ~ <( 9 (!J W ~ Z ..- 0 W ...J ~ <( C/) () (f) :E a: w <Xl '" i!:! z 5 0- .... ;;: a: >- .... iii )eu".AU@wl\l&lllul :f8UH' O'O'-Utl ~/-UtRI9:d eom_'-" LllJ1OS......V~6S9/ .S..'........~'..~ , tAJU!~~II..i!I;II. ueld UO!leAlasaJd aaJ 1 ueld ade:lspUel I~~ . ~l1f ~O. I I ~ GO m !~ ~ ~ ~ ~r-" : . ~ ~ t-t- ~I 1 ~ ~ , ~ ;., ",;., ~ ~'''': .. . . . ~ I- I~ < z . ~ , . , 0 ~~ h . a f~ i> ~~ " ~~ "- . , -, ~~ ~~ ~ ~ VI .. i:t . a a < < ~" J: : .lH ~ : !:~g z o. ." ~'. 0 :: 8 a~~ . > : ~ . u.!l! ... . ~ E 0 HH j~~g HE I II ~ I I ~t 1 . g ~ _ ~ 1 f=. ':~/ ). ~ , ~-=-J f" "~ ",,~ I~ I 1 '_." .; !! 1 " l;t~ [O~ . < ~I~ ;.... ~ ~ o ~ - g c ~ :'! ~ l~ <: ~ ~ t 'I.,~ ~ ~~ <) ~ i . ,- ii" . ~ ~ ! II ~ ~ ~ ~ ! g ~ ~ ~ c: p . " ~ : . ,~ J _:\,\;:0 ,,,\ \.t\' ,~~\) // \ ,'0"" / , \ v/'\../ XI,:/1~~~f~~~ , :..~,,- ./J.- ," .....J ,.~'" ~_4 1 ;; L~.rt~f-'~-~ ~ '~~.~ r~ i" ! ~~ (?4---= -=-~~ "It I~' I \ ;" ,~---~ ",I ,- i...UA/t'~\\ --":-; \~ !~~2:):.-:, ,. -'~~t-. - --_.. . 1 :-' :-L~~~)-;" ~/ / //!/~!:~/!,t{ ~t~/ / , ~ - rJ~('l: " L / ,-, ,f~7'_, 'ill I - - ,,/. -. J,.... .. -- " .'..- . ~ : :rr,.I1,fjfi, ~:;r~!,~:~ ~.1 ~\"".- i~..", .., I .. - : IIV:' III I ! ~ - I ,~, " ~~ r --~I ' I .,,_L elosauu!V~ la~el JO!ld SluawtJedv ale6auOlS H!lj~, N:~ g I h~ I '"* ~ ~ wli l ~ -~,~ 1--1 nlltl ,! I ! I .. ...~ hI! In, . t.'g I~ .." ., It HU ;; . , .i , i ~ . - ~ ; . " go~ ~ ; , . < ~~ E H E -. E . < . U ~ iJ . . ~: ~~ - I ~ : :: '0 :; n r~ ~~ ~ . ... ... r: . i " -~ " - , 0'. ~ :!~~~:!~~CD"~i! on :; .. > o ~ ~:. --.23 Ii . ~ Jq.. ~~ . ~~~ i~] ~ i-: . ~ ~ I " ~ w ! g :e .... & ! ~ ~ ~ 8 ~ g ~"-- -" <"' . " V,',. ~ Ai", ',,;:: ~~l . -~ I ;€f"~(i ~"-l.. ~ ""'-.... :'11.1 '~," I I , !. ," .'::::.;-.::~_~ --~7f.'''''- ...4.. ~ ~: : -t ~ ;-- -}t-~- ~-.f.S..--~- .---"" ~"" ~41 ~t; __,_- I i I 'I I I I I I I 1 1f,l"J"i~-_., '\ -~ eVl ~f-.,; ~~ cil~ ~~ ~Il: Ol<:t &. ~!.lJ r.;;; ]~ ~LiJ .g:C: 5e dSC/) . " ~ t _1 'Of ~ 'i I I; i 1 ~ ! ~~~.i~i .~~~! " l ~f! J. '8 I : ~ ~il- '1 ~g ~ . } ~ If!i~t!.,, ~~ J ~I r <: ~~~li~i ~ i'" '3 l~t . ", Ji. -I' '1< . . l h'f;~. ~ 1, I-! if k "'I < ~:'" - - ~, '5~' ~ 0 2,,&~(:i2ib.~Cl, 'EiliEi !f i a~:,H: jd .dH : ~E~ir'O'Q! ~ h~ 2.rf~ i : IU'i!!:l;e:U';i t. - "<it;! I ,- '& .. "'1'" IL. <: S !~ h~ 82 Ii;; · !.;;f" in!' .~ .~~ l1L: 'r .r, ,r: ,~ r I~ h'!!iJi 1 !zh!ud 11I_ ::lO"... .... ... . . . Ji o~ i. 2; H . l 1m 12 Sfs ~ Eli ~4 PH it ~ " P~i ~" u. '.' i}J !t! lJ'h J" .! ~i h ii o E iii ; 2 ~~ I o , '0 I g ~ i -' 0 ~ _ .... 1 ,:,; 1/1 o:'t ~ ~ ~ if! o 5~ Ii: ~ g Ai' 'tl ! .c: ! III ~ r~ ~l ~ 11 ~! "- H 'I !, ,. 0, HI! ;ll J ~ g!li '& ~ ~~= f . f~1 ~ ~ ;11 ! : !~f I ~ &~ , , .:: " . ~~ll~ I ~pPj n~. 1 '. ~pP;d -- Z ~ iq, s !'~ II 1: , ~ I ~H~ !.!. ~~ .0 I I g~OOJ!! if ! II ~ .UfHl ll~ .H~ 'i{l1 ~f ! l,h' t E. "~.~.c: ~m.:!~ tl.'!t ti Ji" i.' '" ilOl':" ~ Ill,;.t ~ .rlMti ~ HIt} i~~ , .;r':~',II !~HH' lh.:<H 'jIU\U hliifh liHlhi C\j <So- -.::>> '<" "f; ~ o ~ o i:: is Q "t I :: i ~I ' :' . ~.L'r;.zaDN ':> ". ,r' / ' --- J !n '1' "", _ ,i/,. - "~") ,'K}5, . 11:. '-~>- i f~[(:.;i" '- ~ ~ () CI) .... 0 c ...I III ~NI(Jlln8 ~NUSIX3 I ~ ~ l 0 , '<" I Q > t,S) I > -<" 0 ./ I -7 J t,S) I <)) ~ 0 0 <S0- <$> ------.,.-'---.----r- ~~~ i~j ~ Q.~~ Ei > ~o- ~.. . ! ~ ~<t:- ."1 :;:~ i? 0 U i~ 8~ z ,. ':i::>~iEt; :11 - a ~~~ ~ ~ , , i~~ ~ oX g:~~OVl ~i~ -z~ ~o- ~ I o-U ~ <.:>VI ....u '" .1 ! !I ~ jflll I il II .. ~ ~ n , ]}l l .i .. ~ ~ ~ n n 'I a~ 1 ~ ~ t (;1; e !~ha "p tl' ... ~ U 5 ! ili;lunh~ ' I!! ~ n z 8 i . ~ pupnn ~ d ~ 1" : H iI~ ~~~~~~~BB ~ It ~ "' I l ! I i I ! : I I 'j i II I e ... ""u I: ' , ~ ! i II i 'I 0 ~ rd <.:I ~ . p . ~ ~ ~ nl;hilinU ~ nununnni "~'.I~IDOgt,~tl ~ t r V : ~ ,II I au !t "I' ~ ill! ~ if t -I -ft, - ~ f...! ! w _Hi I ~~ :;~ Vi -U \ "5 i~J i il !t '.' H il i! ) -",_.j ~ I !Of I I"" i ""'1 '- '"---. ~."":'-f_"'_ dj -l I ~ e i i ~ City Council Meeting Minutes Verbatim Transcript April 17, 2000 Agenda Item 98 Consider Approval of Resolution OO-XX Approving the Conditional Use Permit for a Multi-Family Dwelling for Affordable Housing Solutions, Inc. on Property Located in the Southeast Intersection of Tower Street and Toronto Avenue. 1 Mader: The next item is Item 9B which is to consider approval of a resolution that relates to a multi- 2 family dwelling at the intersection of Tower and Toronto Streets, 3 4 Boyles: Mayor, Member of the Council, you will recall that the City sold a 1.7 acre property at the 5 intersection of Tower and Toronto, This is a conditional use permit request as required under your 6 zoning ordinance which would allow for the development of a 43 unit market rate multi-family dwelling 7 unit. I'm going to ask Jenni Tovar, our planner, to review the conditional use permit criteria at least in 8 kind of a summary fashion and provide you with the staff's input. I would direct your attention however, 9 to page 11 of the staff report and that page indicates certainly as a conditional use permit there are 10 reasonable conditions that the City Council may place upon any conditional use, and you'll see on that 11 page some five that have already been proposed, There are a number of others that you may wish to 12 consider, No parking, for example along Toronto Avenue, completion of storm sewer improvements in 13 conjunction with post office project, a limitation of access to the garage via Tower Street or some other 14 combination as you see most safe, and then finally tree replacement location, and that is a Planning 15 Commission proposal. With that, Jenni? 16 17 Tovar: Thank you Frank. Just to highlight the previous events on this applications, On March 27th the 18 Planning Commission on a 4-0 vote recommended that the City Council approve this conditional use 19 permit with conditions, The hearing focused on traffic, drainage related to runoff and the lack of storm 20 sewer, parking, and tree preservation, And, if Sue can put up the site plan, I'm just going to go through 21 each one of these issues that the Planning Commission discussion specifically, With regards to tree 22 preservation, there are 13 trees or 42.25 caliper inches which were proposed to be planted on City 23 property, When a developer removes trees, they can remove up to 25% without replacement. Anything 24 about and beyond that has to be replaced at one-half to one, The Developer had proposed to put 42 of 25 the required 59 inches off-site, The Planning Commission originally recommended that all those 26 replacement trees be planted on the site with the majority to be planted along 170th Street, which is 27 shown on the left side there. However, not all of the replacement inches can be planted along that 28 bufferyard along 170th Street and survive due to limited space, You can only fit so many trees in a 30 29 foot area, so the Planning Commission therefore recommended the developer meet with staff to 30 accomplish increased screening and buffing objections and accomplish tree replacement on-site, And if 31 I could have Sue put up the larger 11 x17, I did meet with the developer today as to how that can be 32 accomplished, The revised plan on the right-hand side is 170th Street and they suggested planting 14 33 coniferous trees that will fit there and survive, and moving some of the other deciduous trees amongst 34 the site, The other issue that the Planning Commission discussed was parking, They discussed the 35 need for "No Parking" signage in the area, It was suggested that Tower Street and Toronto be post 36 with signs. And currently there are signs posted on Tower Street, but not on Toronto Avenue, If the City 37 Council desired, a condition requiring the developer to post "No Parking" signs on Toronto Avenue 38 between Tower and 170th Street can be added, Another item of discussion at the public hearing was 39 traffic, And just to go over some projected counts. According to the Institute of Traffic Engineers, the 40 trip generation on this project will be 278 trips per day, The peak am hour will be 24 trips, and the peak 41 pm hour will be 26 trips, averaging the rest throughout the day, Toronto Avenue is a two-lane urban 1 I Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 street which is capable of carrying 8000 - 9000 cars per day, In 1999, the count on Toronto Avenue 2 was 2300, And as I said, according to the estimates for this proposed use, 278 trips per day will be the 3 increase, The other thing was runoff, The existing runoff on the site is 4,05 cubic feet per second. 4 Without on-site ponding, the runoff will be 6,04 cubic feet per second, The applicant is proposing to 5 provide ponding within the parking lot which will result in a runoff of 4.17 cubic feet per second and the 6 increased runoff is therefore 0,12 cubic feet per second, There currently is no storm sewer serving the 7 area. The water from the area collects at the intersection of Tower and Toronto Street. Staff does 8 anticipate a storm sewer system to be constructed with the future construction of the ring road and this 9 project is currently scheduled for 2001 in the 2001-2005 CIP which is going to be reviewed by the City 10 Council on May 1st. The developer is also providing for a future connection, or a connection to future 11 City storm sewer systems, to be constructed as part of that ring road, The plans indicate construction 12 of storm sewer pipe to the right-of-way to be connected to the future system. I just also want to 13 mention you do have a petition, The City did receive a petition signed by 75 people protesting this 14 project, and that's in your packet. And as Frank said, there are additional reasonable conditions which 15 the Council can make a condition of the conditional use permit, such as the "no parking" signs on 16 Toronto Avenue, completion of the storm sewer improvement in conjunction with the post office project, 17 limitation of access to the garage via Tower Street, and tree replacement location as proposed by the 18 Planning Commission, Staff recommends approval of the conditional use permit with the following 19 conditions: four additional shrubs are required to be planted in the buffer yard along 170th Street, and 20 irrigation plan is to be submitted, There is a memo in your packet from the Engineering staff dated 21 March 1st which has three issues in it which have yet to be addressed, Hydrant locations need to be 22 indicated and a 300 foot hydrant radius needs to be provided and a letter of credit needs to be 23 submitted. And the Planning Commission did recommend adding a sixth condition requiring all tree 24 replacement occur on-site with an emphasis on the buffer yard on the east side which is 170th Street 25 to be approved by staff, and that is in the attached resolution, And I will stand for any questions, 26 27 Mader: One question Jenni. What is our time frame on this for acting? 28 29 Tovar: The applicant has signed a 120 day waiver due to the continuances that were up front at the 30 Planning Commission, 31 32 Mader: When does that 120 days......? 33 34 Tovar: They waived it due to their continuance at the Planning Commission, 35 36 Mader: Any questions of Councilmembers of staff at this point? 37 38 Ericson: Yes, I have several. On page 1, right about where it says "current circumstances", it says the 39 property has been zoned for multi-family residential uses since 1975, Has it always been R-4, or has it 40 been R-3 in the past, and if so, when did that change occur? 41 42 Tovar: Well, on the original zoning ordinance from 1975, it was zoned R-3, which there was no R-4 at 43 that time. R-3 at that time was defined as multi-family residential. That was changed when the City 44 adopted a new zoning ordinance, May 1, 1999, I believe, when we readjusted the multi-family zoning 45 districts and added an R-3 and then consequently added an R-4, 46 47 Ericson: Ok, and when it was an R-3, what was the density for that area for an R-3? 48 I :\COUNCIL \MI N UTES\2000\STONGA TE, DOC 2 ~ Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 Tovar: I don't have that information, 2 3 Rye: Councilmember, the old ordinance, the maximum density for conventional development was 14 4 units per acre, and they could go up to 18.8, I think through a PUD, 5 6 Ericson: Page 2, it talks about proposed access from Tower and Toronto, Neither of these roads is 7 designed as an arterial or collector road, and it's my understanding that access to a high-density 8 residential must be on a collector or arterial roadway, 9 10 [End of Tape,] 11 12 Tovar: ........under "Uses Permitted With A Conditional Use Permit" under multiple family dwellings, 13 "access shall be to a roadway identified in the Comprehensive Plan as a collector or arterial, or shall be 14 otherwise located so that access can be provided without generating significant traffic on local 15 residential streets". 16 17 Ericson: In talking about trip generation and roads and how they are designed, you say that a road 18 such as Toronto and Tower can carry 8,000 to 9,000 cars per day, That's the way they are designed, 19 Correct? 20 21 Tovar: According to the Comprehensive Plan that's a two-lane urban street which is designed to carry 22 8 to 9 thousand cars per day. 23 24 Ericson: And what are the design criteria for carrying 8 to 9 thousand cars per day, Is it like the width 25 of the road, how thick the tar is and things like that. Is that some of the primary concerns on how they 26 are constructed. 27 28 Rye: Typically, it'll have to do with number of lanes, width of the lanes, capacity of the street. 29 Something we should probably keep in mind - that 8 to 9 thousand is really a maximum figure, That's 30 assuming, basically that the road is running pretty much at capacity 24-hours a day, If you were going 31 to build a street to accommodate a volume of 8 or 9 thousand a day, it would be probably a higher 32 standard, 33 34 Ericson: OK. And, I guess I'm not concerned that we're going to get 8 or 9 thousand cars per day 35 down there. I certainly hope not. I don't want it to be a Minneapolis. My concern about the traffic flow 36 has nothing to do with volumes of cars, ok, One of the concerns I have is especially with the proposed 37 layout the way it is, cars going across traffic when you have other cars going to other areas, specifically 38 in the evenings when there is a lot of ball field activity and things like that. And I think that is significant 39 to point out that it is not a volume issue that I have any concern about. I think we really need to take a 40 look at how those accesses are going into and out of that property, A couple of other questions, Jenni, 41 when you take a look at the height or the elevations of the property, how do you go about that? Do you 42 use a computer system to determine how high the building is going to be, or do you use, which, I 43 thought I saw you using a ruler and a pencil trying to measure out the elevations compared to the 44 drawings that were submitted one day when I came to your office? 45 46 Tovar: How we measure the height, and I'll just read you the definition: A distance measured from the 47 mean curb level along the front lot line or from the finished grade level for all that portion of the 48 structure having frontage on a public right-of-way, whichever is higher, to the mean distance of the I :\COUNCI L \MI NUTES\2000\STONGA TEDOC 3 ._,...,..,--'--,.._-'-,...,,-,-.. Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 highest gable on a pitched or hip roof, So we start by getting the mean curb level along the front line, or 2 the finished grade level. In this case, it is from the finished grade level for all that portion of the 3 structure having frontage on a public right-of-way. So the survey indicates the high and the low points 4 at each corner, That's indicated on the survey, and I don't know if you can see it. If Sue puts up that 5 first site plan they are on there, And the mean is just the average, highest plus the lowest divided by 6 two. That gives you the mean curb elevation, Then when you look at the elevation sheets, This sheet. 7 In the building, it gives you the mean curb elevation down here measured to the mean peak roof which 8 is right here to get the height. And that's in accordance with the ordinance, Why I probably scaled it out 9 that day is because we didn't have this originally, On the original plan, we didn't have this mean roof 10 elevation, 11 12 Ericson: OK. Several more questions, Going to page 4 in our staff report, it talks about setbacks, and 13 it's the third line, It says, "for the purposes of determining setbacks, a bonus is given for underground 14 parking," Can you explain to me what the bonus is and rationale and things of that nature? 15 16 Tovar: The bonus, I believe, maybe I should grab the ordinance, but it takes out nine feet off of the 17 height of the building for setbacks, Setback in this case is determined by half the height of the building, 18 For the purposes of setbacks, that nine feet is taken off of the height because the garage is 19 underground, That's the bonus for having parking underground, underneath the building, The setbacks 20 is not......The developer is not penalized because now their height may be higher because they have 21 underground parking, which consequently would increase their setback if there setback is equal to the 22 height of the building, So therefore, the height of the underground parking is not counted for the 23 setback, 24 Ericson: OK. You'll have to bare with me, I have quite a few questions here, Talking about parking, 25 page 5, 87 stalls are required and it says the plan indicates that 86 stalls and 1 stall in front of the 26 mechanical room. Is a stall in front of a mechanical room an acceptable parking spot? I mean, I know, 27 for example, in a building you have to be so far from an electrical box, like 36 inches or something, so 28 there is no obstruction to a mechanical room, Are there any types of requirements for access into a 29 mechanical room? Is anyone aware of that? 30 31 Tovar: I would presume that...,Our Building Official has looked at this in great detail. He's not here by 32 speak, but if there were some building code related item to that, it would have been made a point. I 33 would presume at this point. 34 35 Ericson: Now I'm going to page 6, and Existing I Proposed Runoff of Storm Water, Currently there is 36 4.05 feet. The addition of this property will bring it up to 6,04, I understand that the developer is 37 proposing to do some ponding in the parking lot. Is that correct? 38 39 Tovar: That's correct. 40 41 Ericson: I don't know....I'm sure that the developer probably would want to come up and talk, I have to 42 be honest with you, I know I have been to a number of your meetings and you're saying that you're 43 going to have market rate apartments for $1300 - $1400 per month and I just cannot see that someone 44 paying that much is going to want to walk into a foot of water in the parking lot when they are paying 45 that much. I also....I'm really not concerned about water as much as I am the freezing of the water in 46 the winter time. I don't think that the proposed drainage issue as it is currently being proposed is 47 acceptable at all. First of all, I have personally been in two accidents on that corner with what the runoff 48 is right now, I think that adding the additional runoff to the area without a concrete, in-place solution for I :\COUNCIL \MI NUTES\2000\STONGA TE.DOC 4 0, '0,00 ,oO.O__..O_._OO__'_;-r---h...'_~..O_.......O__O....h_._' Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 that drainage, as a condition of this being..,..going forward is absolutely necessary, There is a bus stop 2 there, and I know bus stops can change, however, I don't think that is going to move too far because 3 there is a need in that area for the bus stop, It is a hazard right now and that has to be taken care of, 4 That's a big concern of mine. And we go down a little bit further and it says....l'm on page 7....and 5 you're saying that it's going to be in the 2001 -2005 CIP for the water runoff, and that's on the top of 6 page 7. We haven't approved anything for that yet. I don't know if we funding for that. We are talking 7 about where we are going to get funding for a lot of things, I think it is convenient to say that we are 8 going to put it in there just because the ring road is going in there, but we haven't even approved the 9 ....how we are going to go about the ring road, And my concern is that even if the developer does put 10 whatever portion he says that he's going to put in there, that we could be talking potentially another 11 year and a half before that gets hooked up, And so in the meantime, we're adding additional water to 12 that corner which is a problem and I'm sure everyone is aware of it. And so basically, we have an ice 13 skating rink on that corner without it being taken care of right away, I do see that it says that there 14 should be an option, an option would be to require the development agreement to construct some sort 15 of agreement with the post office, I would suggest that unless something like that or storm water going 16 north of there, if either the ponding could be addressed with the post office, or going north that that 17 would; either one of those would have to be a conditional prior to anything happening on this property, 18 Ok, page 10 of our packet, item number 5 says "the use will not have undue adverse impacts on the 19 use and enjoyment of properties in close proximity to the conditional use" and below that it says "this 20 use is adjacent to three public streets and a townhome development to the east", It further goes on to 21 say that "this use will not have impact on enjoyment of the properties in close proximity". I think it is 22 important to note that there is one element of property that happens to be missing out of that and that 23 is an R-1 district to the south, And I would suggest that this proposed property would have an adverse 24 impact on those properties which, in fact, are in close proximity, I am concerned about the additional 25 shrubs and trees, To me it seems that we put our plans together and require tree replacement and 26 things of that nature because we want a certain set volume or number of trees to be put in there. You 27 stated that they cannot figure out a way to get all of those trees in there and that suggests to me that 28 they are trying to put too much into a particular area because if they could put that in there and our tree 29 preservation program is supposed to work the way it is, I would think that they should be able to put all 30 of the trees back on there. 31 32 Tovar: Councilman Ericson, can I clarify something, What the replacement we are talking about 33 planting all those replacement trees along 170th Street. There is not enough room to plant it between 34 the building and 170th Street. 35 36 Ericson: But they can put them all on the property? 37 38 Tovar: Yes, and that was the revised plan that I had put up on the overhead which had indicated that. 39 40 Ericson: Ok, I just have a few more things here, On page 27 of our Comprehensive Plan, way back 41 there, item number (w) as conditions, I think it's under section 2. Actually what I'm looking at is right 42 above objective 3, it says "development shall be constructed in a manner sensitive to the impact of the 43 natural features, environmental constraints, including but not limited to surface water.,," an issue that I 44 have been talking about for quite some time, and it hasn't been until recently that anyone has really 45 addressed the concerns that I have about the surface water with the runoff, 46 47 Pace: Jim, excuse me, Can you cite the page that your referring to? 48 I :\COUNCIL \MI NUTES\2000\STONGA TE.DOC 5 .. "._____"'"_._~__..CA~.'..__~___.___~~_____.... ,___ . ~._..._'"_'....".~______~." ..,,_ .'._'~' "... _._~q......_", , cc., .-..-.-..'.-"....i-r--.."....'..--'..............'-......'c .. Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 Ericson: Page 27, item (w). So, what this suggests to me is, in fact, that that surface water, that runoff, 2 has to be taken care of. It says it in our policies, We have put these in place for those specific reasons, 3 I have personal knowledge of the area, I drive down the road all the time, but that has nothing to do 4 with it. What I'm talking about is this tells me that has to be taken care of, And I'm just about done, I 5 would just ask the rest of the Council to really take a good close look at this, I do have some legitimate 6 safety concerns, A couple other things, We go into the ....where we are talking about crime in the area, 7 and I think we'll start with page 7, Apparently you got some different numbers than I did, I asked the 8 Police Chief for some numbers, and I asked for all non-traffic related police calls to that area, which 9 include Tower Street and then also the Srooksville Apartment, and I believe there are approximately 10 200 apartments in that area, Is that pretty close? 11 12 Tovar: Brooksville Apartments has 36, Tower Hills 68, Tower Hill West 51, 13 14 Ericson: But all combined within that 1 block area there is about what? 15 16 Tovar: 160. 17 18 Ericson: The information that I got from the Police Chief is from January 1, 1999 through December 19 31,1999, There are a total of 217 non-traffic related calls to those addresses in those areas, And then I 20 know you go and compare it to some other areas, What I would suggest is 217 police calls is an awful 21 lot for that small of an area, You add another 43 which would be another 25% to that, so that I can 22 basically, or we can all expect that with the addition of this type of property in close proximity to the 23 other high-density residential uses in that area, we can expect at least another 50 police calls per year 24 to that one block. That brings it up to 250 in a year, if we are to use the same numbers that were from 25 last year, I don't know about you, but 250 police calls to one block seems to be an exorbitant amount. 26 We compare then on page 7, actually it's page 8, to a number of different areas.... I think it's page 8, 27 no, excuse me, it's still page 7....to like Willow Beach and Oakridge neighborhoods. I don't know what 28 those neighborhoods are. I'm still learning all the neighborhoods, but I would suggest to you is that the 29 Wood ridge Estate area has, I believe about 125 house, or 120, does anyone know? Ok, let's just say 30 it's 125 house in there, and I would bet you, you don't have more than 5 police calls in a year there, So 31 you have the same number of units, and you have maybe 5 police call a year compared to this other 32 area where you have 250, I find it totally unacceptable and it's not right. I am concerned about the 33 entry way in and out of the area, I am concerned about the water, I am concerned about the crime, and 34 also, while I have a chance to call up of the members of the audience as well and ask some specific 35 questions, 36 37 Mader: You certainly will, yes, 38 39 Ericson: Ok, then I just have one last thing, 40 41 Mader: That is if you yield before midnight. 42 43 Ericson: Let's go way in the back of our packets, and it says "Building Smarter with Apartments", Who, 44 in their infinite wisdom, decided to put this in our packets? 45 46 Tovar: I did. 47 I :\COUNCIL \M I NUTES\2000\STONGA TE.DOC 6 "'!" "~___"'~'_~_'~"""~'~'"'_'_"'"_U"______'____'~'"_'_'_. __'_"""_"__~'__"__'_'4- _. _"'. T ..,. Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 Ericson: Ok. What I'm going to suggest is that this talks how great apartments are and things of that 2 nature, but you go way to the end and you see that it is sponsored by the National Apartment 3 Association, So, I would think that they would have an invested interest in how great apartments are 4 since that is there business, and I just want to suggest that this is actually really not acceptable in 5 terms of being a objective piece of literature, And I'll pass it on to someone else, 6 7 Mader: I would like to just comment on two of the items Jim mentioned, I think he was commenting that 8 safety in that particular area shouldn't be judged by the criteria of how many cars, We need to keep in 9 mind there is a grad school there on that intersection, We also need to keep in mind there is a steep 10 hill going up from that intersection up to the apartments at the top of Tower, and there is no school bus 11 service at the top of that hill so children who are coming for school bus come walking down the street. 12 There actually in the street, and then they get down to the intersection which in the winter time is 13 frozen over, and then they stand in the roadway waiting for the bus, So there are some unique issues 14 there and as a consequence of that, one of the things I had suggested to staff a couple of days ago, is 15 to take a serious look at the question of whether the traffic in and out of that facility could be managed 16 with the entrance on Tower being and entrance, and the one on Toronto being and exit. What that 17 would do, is keep any traffic from having to cross the lane, because traffic coming into the apartment 18 complex would all be in the right lane going up the hill and they would all make a right turn, and they 19 would have just come through an intersection which means that they are slowed down and that it's 20 controlled traffic in other words, And traffic coming out of the apartment complex I would assumed 99% 21 of it or more would turn and head in a westerly direction, or make a right turn, which means they would 22 be making a right turn into a right lane, So, I would, if somebody else doesn't add that as a conditional 23 use permit, I'm going to add that. There may be some..,1 would suggest also that engineering staff has 24 to look at that and see if that makes sense, but that would be one of my perceptions, The other has to 25 do with the ice situation, I know that has been a troublesome intersection with surface water, and 26 putting more traffic into that intersection where we have again the situation I mentioned earlier, children 27 collecting there for school bus, traffic coming down Tower Street which is already coming down a steep 28 hill, it is an intersection right now kind of designed to have accidents, I would certainly echo Jim's 29 comments that we need to address that issue so that that water is not surface water, that it's 30 underground some way so we don't have to deal with it on our streets, Those are the only comments I 31 have relative to this issue right now, Other questions of Jenni? Pete? 32 33 Schenck: Jenni, how close are we to the existing hook-up to the sewer system? 34 35 Tovar: I would refer that to the City Engineer. Storm sewer? 36 37 Schenck: Storm sewer system. Yes, 38 39 Osmundson: It is about, I'm really guessing here, 500 or 600 feet to the west on Tower Street. 40 41 Schenck: It is the City's obligations to resolve that drainage issue then, isn't it? 42 43 Osmundson: Well, at that intersection, If you remember, when I talked about the ring road here a 44 month ago, or whatever it was, I had said at the time that we were going to do some improvements to 45 that intersection, Right now, there is no catch basins from any direction, All the water flows through that 46 intersection and actually flows west on Tower down to that low point where the wetland is, and then it 47 goes into catch basins at that point. And part of the whole ring road discussion, I said we needed to 48 have some extra money in there to put storm sewer improvements at that intersection, I :\COUNCIL \MI NUTES\2000\STONGA TE.DOC 7 ---~..,---------'-- Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 2 Schenck: So we can't anticipate having an improvement to that intersection until the ring road is 3 approved and funds allocated? 4 5 Osmundson: Or with the post office project, or we could do it separately, whichever the Council would 6 desire. 7 8 Schenck: So, correct me, the only reason that we're holding off on this is a combination of post office 9 and ring road? 10 11 Osmundson: Yes, as far as I...... 12 13 Schenck: Because we have an issue we need to resolve, If, because the drainage issue is a serious 14 issue, once we resolve our obligation to that intersection, should there be a condition in the CUP 15 perhaps that requires a hook-up within a certain period of time? 16 17 Tovar: The way the plan is drawn, the applicant is proposing to put a pipe out to the right-of-way, so 18 when the City does come in and do a public improvement project, the infrastructure will already be in 19 place, 20 21 Schenck: So in other words, they are going to be ahead of where we should be, 22 23 Tovar: Yes, that was one of the changes in the engineering memo that that be added, 24 25 Schenck: OK. And then explain to me the correlation between this project and the post office ponding, 26 Are we now proposing to divert the water over to the post office property for ponding, and would that 27 be a surface diversion, or storm sewer diversion? 28 29 Tovar: Staff and Planning Commission's recommendation is that you approve the conditional use 30 permit with the storm water runoff as proposed with 0,12 additional increase in runoff, That's the 31 Planning Commission's recommendation and that was staff's recommendation. 32 33 Schenck: No, I understand that, but what's the correlation with this proposal, this CUP that we are 34 considering, and the post office, 35 36 Tovar: I'll defer that to Bud, There has been some discussion last week, 37 38 Osmundson: Yes, we have had some discussions with the post office engineer and architect and they 39 would actually be proposing to put some ponding on that...it would be kitty-corner from this site..,and 40 that would take the drainage from this intersection right into that pond and it eventually would go 41 through the wetlands that's about in the middle of the post office site, and then that would traverse 42 back across Tower to the wetland on the south side where the water does go now, The whole point 43 being that nerp basins, water quality improvements, slow the water down, that type of improvement is 44 what we are talking about. 45 46 Schenck: OK. 47 48 Mader: That would mean that we would be looking at putting the water underground? I :\COU NCIL \MI NUTES\2000\STONGA TE,DOC 8 -_..,...._-_...._'---,..,.._,....__....,_..,--_.._----~.. Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 2 Osmundson: Correct. 3 4 Mader: Before the ring road, before there is storm sewer and that sort of thing? 5 6 Osmundson: We would put storm sewer improvements in that intersection to catch the water to bring 7 into the pipe, to bring it into this pond that I was just talking about. 8 9 Tovar: Mr, Mader, just for point of clarification, That's a comment or discussion that the developer of 10 this project has not been made aware of or privy to, I don't think that they are aware that this is an 11 alternative that the Council may be suggesting, 12 13 Mader: I understand that. Pete, any other questions? 14 15 Schenck: (Indicated no) 16 17 Mader: Any other questions of Jenni? 18 19 Boyles: Can I ask one? 20 21 Mader: Sure. 22 23 Boyles: This may be something we missed, I remember when we first started talking about this 24 project, we talked about a sidewalk going up Tower and I don't know if that was discussed and then 25 dropped, or.....1 don't see it here and I'm not sure if it was something that was an oversight that we may 26 have missed, I recall that the school superintendent called me and said "we're not sending the busses 27 up to the top of that hill, and it sure would be helpful to be able to have a sidewalk," 28 29 Tovar: There is no sidewalk shown on the plans, I don't know, That never came up in a DRC, I believe, 30 and that hasn't come up, did not come up at the Planning Commission, Certainly it is something we 31 can add, 32 33 Ericson: I think that situation came up about a year or two ago in some other discussions. I don't recall 34 it being a part of this, I think it would be a good idea since the remainder of that road already does 35 have a sidewalk to the west of that. 36 37 Mader: I think that is another item that needs to be looked at and included in the overall planning here 38 because I certainly don't think it's a good idea to have those kids walking down a roadway, particularly 39 where we are going to be putting more traffic on it. It is a bad situation right now and the situation gets 40 worse, so I think that is something that should also be considered as we finalize this plan, One of the 41 questions going through my mind here is, you know there have been a number of suggestions here 42 tonight, and I would think it would be kind of hard to finalize a resolution here at the desk tonight saying 43 "OK, here is the approval subject to these conditional use permits", I wonder if we wouldn't be better off 44 to specifically give the staff some direction on the issues we would like addressed, with the idea that 45 would come back then in a resolution for the Council to look at with specific language that would 46 address those issues, Would that make sense to the Council, rather than trying to finalize a resolution 47 tonight? I'm going to suggest then that ..,Jim certainly has raised some issues, I think you have heard 48 some other comments, Particularly, from my standpoint, there would be three items I would ask for the I :\COU NCI L \MI NUTES\2000\STONGA TEDOC 9 ----r-r---' Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 staff to address. One has to do with the sidewalk, taking them in reverse order, making sure that we do 2 address that issue because if it's going to be addressed, now is the time to do it. Secondly, making 3 sure we have a plan that keeps that surface water off the road. And thirdly, that we address that in and 4 out traffic from the apartment complex to try to prevent any crossing of lanes and specifically, I'd 5 recommend the staff look at that issue of having the exit be onto Toronto, and the entrance being from 6 Tower. Those are the three that I would ask the staff to look at to see if those can be formulated into 7 conditional use permits. And I do recognize also there will have to be some discussion with the 8 developer also as to how this might be accomplished. 9 10 Tovar: I would just like a point of clarification regarding the runoff. Do you want it to stay as it is, or do 11 you want it to be zero. Because right now, it is 4.15.......... 12 13 Mader: I want it to go under the road instead of over the road. What we have right now just goes over 14 the road and the proposal is to keep doing the same way and we already recognize that that's a hazard 15 there. 16 17 Tovar: Ok, just so I understand when we work with the developer. So right now the runoff is 4.17 cst. 18 You want it to be zero because you want the runoff to go under the road and divert it to another piece 19 of property. 20 21 Mader: Yeah. 22 23 Tovar: Ok. 24 25 Mader: I would certainly think, I'm not sure I understand what parking lot pooling of water is, but I 26 would certainly think that the developer would rather not have the water standing in the parking lot 27 either, and if we do it and take it underground that there is a pond on the post office side that will 28 handle that, it seems to me that that's a better solution. 29 30 Tovar: I think we should maybe discuss this with the City Attorney and the legality because the current 31 runoff as no development occurs is 4.17, and your asking the developer to now make that zero and 32 whether that is reasonable.... 33 34 Mader: I'm not asking necessarily. I'm saying that the City may have some responsibility to the post 35 office, I'm just asking the City staff to go and solve the problem and then come back with the conditions 36 that should be in this application. If the City staff makes the decision and the Council agrees that, you 37 know, the City is going to pick up part of that responsibility, I have no problem with that. 38 39 Tovar: Ok, so there would be alternatives with a recommendation on how to incorporate those into 40 this. That's what you are looking for? 41 42 Mader: Yeah. 43 44 Pace: And I can work with them because we cannot divert water onto somebody else's property. 45 46 Mader: Right. It is going to take, I think, some interesting cooperation between the developer, the post 47 office, staff and so forth, to try to get to a solution, but my attitude is let's fix this corner rather than just 48 build more there and leave it as it is. We've had a significant amount of highway or blacktop breakup in I :\COUNCI L\MI NUTES\2000\STONGA TE.DOC 10 ._...._-~---_.,,--_.__....-.-..._._---_....._-----.--I--r------_.~-_..._--_._.- Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 that area if I recall, and I wouldn't be surprised if that isn't also related to the amount of surface water 2 going over that area. I don't know if that's the case, but I know that I personally have been over there 3 when it's gotten pretty bad and I've talked to the City staff about going out and repairing and I suspect 4 that's also a water caused phenomenon. 5 6 Gundlach: Mayor, I'd like to add to that one more piece, and that's just if they can't get an agreement 7 on the ponding like with the post office and stuff, to come back and at least give us a direction for what 8 it would take to get a storm sewer down there. You know, that one way or another we have to solve 9 this issue with storm water management. 10 11 Mader: Yeah, I agree. Jim? 12 13 Ericson: I'd still like to ask about two or three questions to a member of the audience as well. 14 15 Mader: We'll get to you in a minute. Anything else Mike? Jim Petersen? Pete, anything for you? Ok 16 Jim. 17 18 Ericson: Can I call Andy Whiting up to the podium. [pause] Andy, we have ... 19 20 Mader: Excuse me, let's give us your name and address. 21 Whiting: Andy Whiting. I live at 17057 Toronto Avenue, Woodridge Estates 1st Addition. 22 23 Ericson: And what I wanted to say was, Andy, we have new rules under our new bylaws so I'm 24 supposed to ask questions. It is not up here for you to just start saying how it should be, which has 25 been in front of the Planning Commission. I was there. Just a few brief questions just to make it 26 perfectly clear to everyone in the room who may have concern. Andy, did I know you at any time prior 27 to this project? 28 29 Whiting: No. 30 31 Ericson: And at some point in time did you come to my house with a petition. 32 33 Whiting: Yes. 34 35 Ericson: And did I or did I not sign that petition? 36 37 Whiting: You would not sign it. 38 39 Ericson: Right. And did I state publicly at any time whether I would support or not support this? 40 41 Whiting: You did not. 42 43 Ericson: Ok. I just wanted to make that perfectly clear, and that's all the questions I have. 44 45 Whiting: Can I add one thing? 46 47 Ericson: Sure. 48 I :\COUNCI L \MINUTES\2000\STONGA TE.DOC 11 ! , Verbatim Transcript April 17, 2000 City Council Meeting Item 98 1 Whiting: I have ....you've pretty much reiterated all of my concerns that were brought up this evening. 2 However, I do have a ...one of the concerns is on the east side of the proposed property is going to be 3 a very steep retaining wall. It's going to be about a 14 or 15 foot cut. With the amount of kids back 4 there in that area, I think that is a major safety hazard for the City if they do approve a conditional use 5 permit if someone trips and falls down that retaining wall also. 6 7 Mader: Ok, thank you. I'm going to move on this item that it be deferred subject to more input from the 8 staff on the concerns that have been raised by Council this evening. 9 10 Schenck: \'11 second that. 11 12 Mader: Ok, the motion has been made and seconded. Any additional discussion? [pause] Those in 13 favor signify by saying aye. Aye 14 15 Gundlach: Aye. 16 17 Petersen: Aye 18 19 Schenck Aye 20 21 Mader: Those opposed? 22 23 Ericson: Nay. 24 25 Mader: Motion carried. I :\COUNCIL \MI NUTES\2000\STONGA TE.DOC 12