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2021-07-27 Planning Commission Meeting Agenda PacketAuxiliary aids for persons with disabilities are available upon request at least 120 hours in advance. If a notice of less than 120 hours is received, the City of Mendota Heights will make every attempt to provide the aids, however, this may not be possible on short notice. Please contact City Hall at 651.452.1850 with requests. CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MEETING AGENDA TUESDAY, JULY 27, 2021 - 7:00 PM Mendota Heights City Hall – Council Chambers 1101 Victoria Curve Mendota Heights MN 55118 1. Call to Order / Roll Call 2. Approve the June 22, 2021 Regular Meeting minutes 3. Public Hearings a. CASE No. 2021-10: Variance and Conditional Use Permit for 650 Brookside Lane (Gerald Ziebol – Owner / Applicant) b. CASE No. 2021-11: Interim Use Permit – for Xcel Energy to use part of Resurrection Cemetery – 2101 Lexington Avenue South as a Temporary Outdoor Storage Yard (Xcel Energy – Applicant / Catholic Cemeteries as Owners) c. CASE No. 2021-14: Lot Line Adjustment – between the two properties located at 1892 and 1881 Orchard Heights Lane (Jamie L. Anderson – Applicant) d. CASE No. 2021-12: Conditional Use Permit Amending The Plaza of Mendota Heights Planned Unit Development & Wetland Permit to allow a new 61-Unit apartment development on Lot 1, Block 1 Mendota Plaza Expansion 2nd Addition (At Home Apartments – Applicant / Mendota Mall Associates LLC - Owners) e. CASE No. 2021-13: Conditional Use Permit Amending The Plaza of Mendota Heights Planned Unit Development to allow a new 113-Unit apartment development on Lot 7, Block 1 Mendota Plaza Expansion Addition (At Home Apartments – Applicant / Mendota Mall Associates LLC - Owners) 4. New / Unfinished Business 5. Adjourn Meeting June 22, 2021 Mendota Heights Planning Commission Meeting Page 1 of 14 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES June 22, 2021 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, June 22, 2021 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Acting Chair Sally Lorberbaum, Commissioners Cindy Johnson, Brian Petschel, and Andrew Katz. Those absent: Chair Litton Field, Commissioners Patrick Corbett, and Michael Toth. Approval of Agenda The agenda was approved as submitted. Approval of May 25, 2021 Minutes COMMISSIONER JOHNSON MOVED, SECONDED BY COMMISSIONER KATZ TO APPROVE THE MINUTES OF MAY 25, 2021. FURTHER DISCUSSION: COMMISSIONER JOHNSON NOTED ON PAGE 9, THE FIRST PARAGRAPH, SECOND TO LAST SENTENCE, REVISE TO “…suggested an alternative of service berry trees.” ACTING CHAIR LORBERBAUM NOTED PAGE 4, THE FIRST LINE SHOULD STATE, “…most sheds range…”; PAGE 6, FIFTH PARAGRAPH, THE LAST WORD “…together.” REPLACE WITH “…apart.”; AND PAGE 14, SECOND PARAGRAPH SHOULD STATE, “…asked how it would be…” AYES: 4 NAYS: 0 Hearings A) PLANNING CASE 2021-09 MIKE FRITZ OF M & M HOMES, 777 WENTWORTH AVENUE – PRELIMINARY AND FINAL PLAT Community Development Director Tim Benetti explained that the applicant is seeking new Preliminary and Final Plat approval on the property generally located at the northeast corner of Wentworth Avenue and Wachtler Avenue (Dakota Co. Road No. 8). The property is officially addressed as 777 Wentworth Avenue. June 22, 2021 Mendota Heights Planning Commission Meeting Page 2 of 14 Hearing notices were published and mailed to all properties within 350-ft. of the site; one letter was received that was provided to the Commission and no comments or objections to this request were received. Community Development Director Tim Benetti provided a planning staff report and a presentation on this planning item to the Commission (which is available for viewing through the City’s website). Staff recommended approval of this application based on the findings and with conditions. Acting Chair Lorberbaum opened the public hearing. Mike Fritz, applicant, stated that he is present to address any questions the Commission may have. Commissioner Johnson asked the location of the retaining wall in Lot 4 in relation to the creek, specifically the distance between the creek and retaining wall. Community Development Director Tim Benetti identified the location of the retaining walls. Public Works Director Ryan Ruzek commented that the 25-foot setback line is shown right in front of the wall, therefore the wall would be 25 feet from the center line of the creek. Mr. Fritz commented that the top of the wall on Lot 4 appears to be four feet in elevation. Commissioner Johnson asked if there would be a planting buffer planned along with the wall. She referenced the notes related to erosion control which mentions seeding with a general roadside mix or alternate prairie mix. She commented that she would prefer a native prairie mix. She asked what is planned to be planted between the wall and creek. Mr. Fritz commented that the north side of the wall along with that area are planned to be planted with a roadside mix. Acting Chair Lorberbaum commented that the retaining wall would be ten feet in height in some locations and stated that under the City regulations it states that a retaining wall should not exceed five feet in height. She asked for input from staff. Community Development Director Tim Benetti noted that restriction is within the critical area corridor and this property is not within that area. He stated that there is not a height limit outside the critical corridor but walls over four feet in height must be designed by a structural engineer. Commissioner Johnson stated that it is clear why some trees are proposed to be removed as they are in the area where construction is planned. She referenced tree number 3187 on Lot 1 and asked for details on why that tree is being removed. She stated that it appears some Siberian Elms are being removed but not all, noting that those are an invasive species. June 22, 2021 Mendota Heights Planning Commission Meeting Page 3 of 14 Mr. Fritz commented that 3172 (a Siberian Elm) falls on the center of the property line and therefore did not believe it could be removed as part of this project. Public Works Director Ryan Ruzek replied that if there were any Siberian Elms on the property it would appear those be recommended to be removed. Mr. Fritz commented that he would have to verify whose tree it is and speak with the adjacent property owner about that tree. Commissioner Johnson commented that the native plant list is not all inclusive and is just a recommendation to provide a starting point. She stated that there are many more native plants that may be appropriate for the site. Jim Carlson, 1562 Wachtler, asked if the lots would all be graded to be level or whether the lot on the end would still have a slope. Public Works Director Ryan Ruzek commented that Lot 1 is the highest lot on the site and there would be retaining walls that step down as the lots go west. He noted that each house would be slightly higher than the home to the west of it. Seeing no one coming forward wishing to speak, Acting Chair Lorberbaum asked for a motion to close the public hearing. COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER KATZ, TO CLOSE THE PUBLIC HEARING. AYES: 4 NAYS: 0 COMMISSIONER JOHNSON MOVED, SECONDED BY COMMISSIONER KATZ, TO RECOMMEND APPROVAL OF THE PRELIMINARY AND FINAL PLAT OF SWEENEY 2ND ADDITION WITH THE FOLLOWING CONDITIONS: 1. THE CONCEPT PLANS PRESENTED UNDER THIS PLAT REQUEST DO NOT REPRESENT OR PROVIDE APPROVAL OF BUILDING LAYOUTS OR SETBACKS. FINAL LAYOUTS AND SETBACKS MUST MEET R-1 ZONE STANDARDS AND SHALL BE APPROVED UNDER SEPARATE BUILDING PERMITS FOR EACH LOT. 2. PRIOR TO ANY NEW DEVELOPMENT WORK ON THE SITE, ALL EXISTING (AND NON-CONFORMING) STRUCTURES ON THE SUBJECT PROPERTY WILL BE REMOVED WITH AN APPROVED DEMOLITION PERMIT ISSUED BY THE CITY. 3. A BUILDING PERMIT, INCLUDING ALL NEW GRADING AND DRAINAGE WORK, MUST BE APPROVED BY THE CITY PRIOR TO THE COMMENCEMENT OF ANY NEW CONSTRUCTION WORK. 4. A COMPLETE AND DETAILED LANDSCAPING PLAN MUST BE SUBMITTED WITH A NEW BUILDING PERMIT ON EACH LOT FOR REVIEW AND APPROVAL BY CITY STAFF. AS PER THE CITY’S POLLINATOR FRIENDLY POLICY, THE June 22, 2021 Mendota Heights Planning Commission Meeting Page 4 of 14 DEVELOPER WILL ENSURE ALL NEW TREES AND LANDSCAPING COMPLIES WITH THE CITY’S NATIVE PLANTINGS LIST. 5. ALL NEW CONSTRUCTION AND GRADING ACTIVITIES THROUGH THIS DEVELOPMENT SITE AND ON EACH NEW BUILDABLE LOT WILL BE IN COMPLIANCE WITH APPLICABLE FEDERAL, STATE, AND LOCAL REGULATIONS AND CODES, AS WELL AS IN COMPLIANCE WITH THE CITY’S LAND DISTURBANCE GUIDANCE DOCUMENT. 6. FULL EROSION AND SEDIMENTATION MEASURES WILL BE PUT IN PLACE PRIOR TO AND DURING GRADING AND CONSTRUCTION WORK ACTIVITIES. 7. A WETLANDS PERMIT MUST BE OBTAINED PRIOR TO ANY PROPOSED SITE DEVELOPMENT ACTIVITIES (INCLUDING THE NEW STORM WATER BASIN) OR ANY NEW HOME PERMIT IS APPROVED ON LOT 4 OF THIS PLAT. 8. AN ADDITIONAL PARK DEDICATION FEE OF $4,000 MUST BE PAID BEFORE THE FINAL PLAT IS RELEASED BY THE CITY FOR RECORDING WITH DAKOTA COUNTY. 9. ALL WORK ON THIS DEVELOPMENT SITE WILL ONLY BE ALLOWED BETWEEN THE HOURS OF 7:00 A.M. TO 8:00 P.M. MONDAY THROUGH FRIDAY AND 9:00 A.M. TO 5:00 P.M. ON THE WEEKENDS. 10. ALL DISTURBED AREAS IN AND AROUND THE PROJECT SITE SHALL BE RESTORED AND HAVE AN ESTABLISHED AND PERMANENT GROUND COVER IMMEDIATELY AFTER THE PROJECT IS COMPLETED. 11. INVASIVE SPECIES SHALL BE REMOVED AND NO INVASIVE SPECIES SHALL BE PLANTED. 12. THE BUFFER ALONG THE STREAM SHALL BE PLANTED WITH A NATIVE SEED MIX. FURTHER DISCUSSION: COMMISSIONER PETSCHEL ASKED IF THE PLAT COULD BE CONDITIONED UPON REMOVAL OF INVASIVE SPECIES. COMMUNITY DEVELOPMENT DIRECTOR TIM BENETTI COMMENTED THAT IT WOULD NOT BE NORMAL TO REQUIRE TREE REMOVAL, AS THE TYPICAL GOAL IS TREE PRESERVATION. HE STATED THAT IF THE APPLICANT IS WILLING TO ACCEPT THAT CONDITION, STAFF COULD WORK WITH THEM. ACTING CHAIR LORBERBAUM STATED THAT HER CONCERN WOULD BE THAT THE CITY DOES NOT HAVE A LIST OF INVASIVE VERSUS NON-INVASIVE. COMMUNITY DEVELOPMENT DIRECTOR TIM BENETTI AGREED THAT ASKING FOR ADDITIONAL TREE REMOVAL MAY BE AN OVERSTEP BUT IF THE APPLICANT IS WILLING TO DO SO, THAT COULD BE INCLUDED. ACTING CHAIR LORBERBAUM STATED THAT THE ITEM COULD BE REMOVED FROM THE MOTION WITH THE GOOD FAITH EXPECTATION THAT THE APPLICANT WOULD REVIEW THAT ELEMENT. June 22, 2021 Mendota Heights Planning Commission Meeting Page 5 of 14 COMMISSIONER PETSCHEL ASKED IF IT WOULD BE BETTER TO HAVE THAT INFORMATION IN THE PLAT OR INCLUDED WITH THE BUILDING PERMIT. COMMUNITY DEVELOPMENT DIRECTOR TIM BENETTI NOTED THAT STAFF CAN INDICATE THAT INVASIVE SPECIES REMOVAL WOULD BE PREFERRED AS PART OF THE LANDSCAPING PLAN WHEN THE INDIVIDUAL BUILDING PERMITS COME THROUGH FOR EACH LOT. HE STATED THAT IF THE COMMISSION FEELS THOSE ARE REASONABLE REQUIREMENTS, THEY CAN BE ADDED. COMMISSIONER PETSCHEL ASKED IF THE REMOVAL OF INVASIVE SPECIES SHOULD BE LIMITED TO THE SIBERIAN ELMS. COMMISSIONER JOHNSON STATED THAT SHE WOULD PREFER ALL INVASIVE SPECIES BE REMOVED. PUBLIC WORKS DIRECTOR RYAN RUZEK COMMENTED THAT HE WOULD SUGGEST THE LANGUAGE “WITHIN DISTURBED AREAS”. HE CLARIFIED THAT THERE IS OWNED LAND ON THE OTHER SIDE OF THE CREEK AND FOR THE DEVELOPER TO GO INTO THAT AREA WOULD BE PAST WHAT IS REQUIRED OR WHAT THE CITY IS AUTHORIZED TO REQUIRE. COMMISSIONER JOHNSON ASKED IF THE AREA NEAR THE STREAM IS BEING DISTURBED. SHE STATED THAT IF THE INVASIVE SPECIES ARE NOT REMOVED, THE SEED PLANTED WOULD NOT BE SUCCESSFUL. PUBLIC WORKS DIRECTOR RYAN RUZEK COMMENTED THAT WOULD CONFLICT WITH THE SURFACE WATER PLAN OF THE CITY AS THAT REQUIRES NO DISTURBANCE WITHIN 20 FEET OF THE CREEK, IF THAT CAN BE PREVENTED. HE STATED THAT ACTION WOULD CONFLICT WITH THE CURRENT STORMWATER MANAGEMENT PLAN AND REGULATIONS. COMMISSIONER PETSCHEL STATED THAT PERHAPS THAT IS A BLIND SPOT IN THE SURFACE WATER MANAGEMENT RELATED TO INVASIVE SPECIES WITHIN THE BUFFER ZONE. HE STATED THAT THE COMMISSION COULD NOT REQUIRE THAT WORK TO BE DONE AS IT CONFLICTS WITH THE CURRENT ORDINANCE. ACTING CHAIR LORBERBAUM STATED THAT SHE WOULD ALSO BE UNCOMFORTABLE REQUIRING THINGS THAT ARE NOT LISTED. COMMISSIONER JOHNSON COMMENTED THAT THE DNR HAS A LENGTHY LIST. COMMUNITY DEVELOPMENT DIRECTOR TIM BENETTI NOTED THAT LOT 4 WOULD REQUIRE A SEPARATE WETLAND PERMIT, WHICH WOULD HAVE A MORE THOROUGH REVIEW. HE STATED THAT THIS ACTION IS SIMPLY TO PLAT THE FOUR LOTS. HE STATED THAT HE CAN WORK WITH THE APPLICANT TO ENSURE June 22, 2021 Mendota Heights Planning Commission Meeting Page 6 of 14 THOSE CONCERNS ARE ADDRESSED WHEN THE WETLAND PERMIT REVIEW IS COMPLETED. ACTING CHAIR LORBERBAUM STATED THAT SHE WOULD PREFER TO FOCUS ON THE PLATTING AT THIS TIME. AYES: 3 NAYS: 1 (Lorberbaum) Acting Chair Lorberbaum advised the City Council would consider this application at its July 6, 2021 meeting. B) PLANNING CASE 2021-08 CITY OF MENDOTA HEIGHTS – ZONING CODE AMENDMENT (GOATS) Community Development Director Tim Benetti explained that the Planning Commission is being asked to consider the updated draft ordinance on the temporary keeping of goats on properties for prescribed grazing purposes only. Prescribed grazing refers to the natural elimination of certain invasive or noxious vegetation by goats, with said grazing allowed by special permit only. This ordinance has been updated and amended from the Commissioner comments provided at the May 25, 2021 regular meeting; and also includes revisions or suggested language from Planning Commissioner Johnson. Community Development Director Tim Benetti provided a planning staff report and a presentation on this planning item to the Commission (which is available for viewing through the City’s website). Staff recommended approval of this request. Acting Chair Lorberbaum referenced Item E1 and asked for clarity on the use of the word “ideally”. Community Development Director Tim Benetti commented that this item was added by the suggestion of Commissioner Johnson, because ideally there should be enough goats to complete the activity within three to five days, but it would not be required. He stated that staff would work with the providers to get the goats in and out in the most efficient manner and would think the provider would be in favor of that as well. Acting Chair Lorberbaum commented that while that would be preferred, she would prefer to remove that language. Commissioner Johnson stated that perhaps some of the items that do not quite fit within the ordinance could be part of an informational pamphlet, such as that statement. Acting Chair Lorberbaum confirmed the consensus of the Commission to remove that statement. June 22, 2021 Mendota Heights Planning Commission Meeting Page 7 of 14 Commissioner Johnson referenced Item 5, noting a potential conflict in the number of goats specified per size of the parcel and the ability for the contractor to specify the number of goats required to efficiently complete the work. Commissioner Petschel asked if legal counsel stated that would be a contradiction. Commissioner Johnson commented that she believed that statement was made. Commissioner Petschel commented that he would read that as a maximum number of goats, stating that the contractor could determine the number of goats needed to efficiently complete the work as long as the maximum is not exceeded. Community Development Director Tim Benetti commented that language could be included in the pamphlet as well. Commissioner Petschel asked if a maximum number of goats should be set in ordinance or whether any number of goats left at the discretion of the contractor would be allowed. Commissioner Katz stated that he would like the language to remain as stated to limit the noise from the goats on the site. Community Development Director Tim Benetti commented that he would prefer to remove that statement and include it in a pamphlet noting that staff could work with the contractor to set the number of goats and make adjustments if there are issues. Commissioner Petschel agreed and noted that if a problem arises, a maximum number of goats could be added to the ordinance. Commissioner Katz agreed that there could be some instances when perhaps the work could be completed in one day with more goats rather than keeping goats overnight on a site, which would be preferred. Community Development Director Tim Benetti confirmed that the first statement for Item 5 would remain, and the second sentence would be removed. Acting Chair Lorberbaum asked why the plan to dispose of manure was removed. Community Development Director Tim Benetti noted that was removed at the request of the Commission. Commissioner Johnson reviewed some of the research she has done on this topic and determined that item is an impossibility. Commissioner Katz referenced Item 9 and asked if it is standard to specify neutered male goats. Community Development Director Tim Benetti confirmed that is standard practice. June 22, 2021 Mendota Heights Planning Commission Meeting Page 8 of 14 Commissioner Johnson referenced Item 11C, and suggested that the language, “threatened or endangered plant species shall be protected from grazing activities” remain and the remainder of the language should be removed and placed in the pamphlet. She suggested that Item E be removed as well as it would be difficult to manage. Acting Chair Lorberbaum referenced Item G and asked if that is something the City could monitor. Community Development Director Tim Benetti stated that was a request by Commissioner Johnson. He explained that the purpose of having the goats is for them to eat the invasive species rather than feeding the goats separately. He stated that he would not be out regulating whether the goat is being fed in addition. Commissioner Johnson stated that of the providers she spoke with the intention is to have the goats get into a site and do their job, but that language would provide that clarification. She referenced Item HB, recommending that the first sentence remain, and the remainder of the language be removed and included in the pamphlet. She referenced Item HC and recommended that be removed as after speaking with contractors she learned the survivability of the seeds is low after it passes through the system of the goat. She stated that the cleanout period can be difficult on the goat’s system and is not recommended. Acting Chair Lorberbaum asked if the ten-day period is typical related to the request to appear before the Council following revocation. Community Development Director Tim Benetti confirmed that language was suggested by the City Attorney. Acting Chair Lorberbaum commented that seems like a short period of time as the Council only meets twice per month. Commissioner Petschel commented that he understands that language to be that the permit holder shall file the request for the hearing within ten days, not that the hearing needs to occur within ten days. Community Development Director Tim Benetti confirmed that the permit holder would need to file for the hearing within 10 days following revocation or their right to appeal would be lost. COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER JOHNSON, TO RECOMMEND APPROVAL OF ORDINANCE NO. 566 – AN ORDINANCE AMENDING PART OF MENDOTA HEIGHTS CITY CODE TITLE 5 – POLICE REGULATIONS AND TITLE 12 – ZONING REGARDING THE TEMPORARY KEEPING OF GOATS FOR GRAZING PURPOSES. AYES: 4 NAYS: 0 June 22, 2021 Mendota Heights Planning Commission Meeting Page 9 of 14 Community Development Director Tim Benetti advised the City Council would consider this application at its July 6, 2021 meeting, pending a final review by the City Attorney. Acting Chair Lorberbaum noted that the public hearing was not held. Acting Chair Lorberbaum opened the public hearing. Seeing no one coming forward wishing to speak, Acting Chair Lorberbaum asked for a motion to close the public hearing. COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER KATZ, TO CLOSE THE PUBLIC HEARING. AYES: 4 NAYS: 0 C) PLANNING CASE 2021-07 CITY OF MENDOTA HEIGHTS – ZONING CODE AMENDMENT (MRCCA) Community Development Director Tim Benetti stated that the Commission is being asked to once again review the proposed Ordinance No. 568, the new Mississippi River Corridor Critical Area (MRCCA) Ordinance for the community. This draft ordinance includes a number of added comments and suggested revisions offered by the Commission at the June 10, 2021 Planning Commission Workshop meeting. Community Development Director Tim Benetti provided a planning staff report and a presentation on this planning item to the Commission (which is available for viewing through the City’s website). Staff recommended approval of this application based on the findings and with conditions. Commissioner Johnson suggested replacing “natural vegetation” with “native vegetation”. Community Development Director Tim Benetti noted a new definition which was added for keystone species at the recommendation of Commissioner Johnson. He referenced another addition of “underground springs” and that added definition as well. Commissioner Petschel asked for the opinion of the Commission as to including keystone species as an exemption from selective vegetation removal and whether the Commission would want to take away the ability to selectively remove a tree. He stated that would be a big change and would like to have discussion. Acting Chair Lorberbaum agreed that is a good point as there may be a reason behind it. Commissioner Johnson stated selective vegetation removal could be done without a permit but if it is a keystone species, she believes a permit should be needed. June 22, 2021 Mendota Heights Planning Commission Meeting Page 10 of 14 Commissioner Petschel stated that keystone species is a lot of information that he does not entirely understand and would not want to endorse something he does not understand. Commissioner Johnson commented that she is working to create a list of keystone species for Minnesota. Acting Chair Lorberbaum asked whether it would be reasonable for a homeowner to expect to know that they would need to get the list. Commissioner Katz commented that he would hope that any homeowner in this area doing this type of work would be working with staff. Commissioner Petschel stated that it is not incumbent for a homeowner to know what they should or should not do, but to ensure proper remediation is completed if something is done that should not be. He stated that his concern would be that he does not know what keystone species are and whether he would support including that. Commissioner Johnson stated that she is working to provide a consolidated list to staff that could be used. Commissioner Petschel stated that he likes the idea of it, but it seems to be a bit of a power grab to say we are going to say that things can selectively be removed except for a list that has not yet been developed and will be added to. He stated that he dislikes that things can be added without review. He asked if the City has oversight as to what is added to the list of keystone species. Commissioner Johnson provided examples of keystone species and stated that the list is based on research information, but the City does not have oversight. Commissioner Petschel stated that his concern is that it is a placeholder statement that can be added to without oversight. He stated that the idea is solid, but the execution is flimsy. Commissioner Katz stated that he would compare it similar to a homeowners association. He stated that if someone is purchasing property within this area, they would be held to a different standard. Commissioner Johnson commented that this area already falls under the rules of another authority. Community Development Director Tim Benetti referenced the proposed language that was suggested to be added. He stated that keystone species can be removed from the definition and could instead be added under another area related to selective vegetation removal. Commissioner Johnson stated that she does not believe removal of keystone species should not be allowed but believed it should be allowed with a permit. June 22, 2021 Mendota Heights Planning Commission Meeting Page 11 of 14 Community Development Director Tim Benetti asked for the opinion of the Commission related to the definition of structure. It was the consensus of the Commission to use the State definition. It was the consensus of the Commission to move underground springs to “u” as underground springs rather than “s”. Commissioner Katz asked what is being done to protect the underground springs once identified. Public Works Director Ryan Ruzek noted that it would be treated the same way as another water source. Commissioner Johnson referenced the “conserving wooded areas in developing communities” is a link and whether that information is being provided by link. Community Development Director Tim Benetti confirmed that is a link. Commissioner Petschel asked if links should be provided within an ordinance. He noted that links go dead all the time and if that information is important, it should be provided in an external document as the link could go away. Public Works Director Ryan Ruzek noted that the additional statement could be included, as published by the Minnesota Department of Natural Resources. The Commission agreed. Commissioner Johnson referenced language related to screening using natural vegetation. She stated that she would like to see a percentage of native vegetation included. Acting Chair Lorberbaum asked if it would be preferred to use native rather than natural. Commissioner Johnson stated that she did not believe entirely native would be necessary, but a percentage of native would be preferred. Community Development Director Tim Benetti commented that there are not many river- dependent uses and did not think the additional language is needed. Acting Chair Lorberbaum stated that she would prefer “A through D” rather than “A-D” on page 93. Commissioner Petschel noted on page 96/97 and asked if that area is mapped out anywhere as to the properties that would be subject to section five. Community Development Director Tim Benetti commented that is identified in the MRCCA chapter of the Comprehensive Plan and includes a map. He stated that there are certain areas identified by the DNR that have established vegetative stands. Commissioner Petschel stated that these standards apply to properties not just along the bluff but also properties across the street and the City should be cautious as to how landowners would be constrained. June 22, 2021 Mendota Heights Planning Commission Meeting Page 12 of 14 Community Development Director Tim Benetti displayed the map with the vegetative stands identified. Commissioner Petschel asked if there is a similar map of areas of native planting communities. Community Development Director Tim Benetti confirmed that there is not such a map. Commissioner Petschel commented that he could see that being used as a weapon during a public hearing through comments by a neighbor. Commissioner Johnson read the definition. Commissioner Petschel stated that he would support that item. He explained that his concern was that there would be someone that wants to remove a building and replace that with a new one, but the neighbors use that language to prevent the action, using the letter of the law rather than the spirit of the law. Commissioner Johnson commented that it is well defined and therefore she did not believe that would be a concern. Commissioner Petschel reviewed the language that could be added related to selective removal of keystone species that could be allowed with a vegetation permit. Commissioner Johnson noted on page 98, Item F2B, it should read, include “native” vegetation. Acting Chair Lorberbaum noted that the link in that statement should be made as a reference. She noted on page 99, Item 3, it mentions City staff and asked for clarification on who that would refer to. Community Development Director Tim Benetti noted that could be clarified to read Public Works Director or Zoning Administrator. Commissioner Katz stated that his concern would be with whether the name of the position changes when staff turns over. Community Development Director Tim Benetti noted that “staff” could be removed, and it could just read “to the satisfaction of the City”. Acting Chair Lorberbaum asked if that would then mean the City Council. Public Works Director Ryan Ruzek noted that Public Works Director could be used. Acting Chair Lorberbaum referenced the use of the language “may be allowed” and commented that seems wishy washy and asked if different language should be used such as “shall be allowed”. June 22, 2021 Mendota Heights Planning Commission Meeting Page 13 of 14 Public Works Director Ryan Ruzek commented that he would interpret it as “may” gives the Commission more power whereas “shall” would give the applicant more power. It was the consensus of the Commission to use “may”. Commissioner Johnson noted another link that should be replaced with a reference. Acting Chair Lorberbaum noted on page 104, 12-3-12, the section begins with Item 3 and should instead start with “A”. It was noted that the item numbers in that section should be replaced with letters and sub-items should be numbered. Commissioner Petschel asked if section E has enough specifics and prohibitions given that the City does not allow the construction of chicken coops on grades greater than 18 percent. He stated that under the general case of development, such restrictive language is not included. Public Works Director Ryan Ruzek stated that he does prefer the term “may” as it provides leeway to deny an application even if the documentations are provided. Commissioner Petschel stated that it just seemed to be a contrast that the minor items are very specific, but the larger developments are not as specific. Commissioner Johnson referenced a commented received from former Commissioner Magnuson related to definitions, under bluff and asked for clarification. Community Development Director Tim Benetti confirmed that had been corrected. Acting Chair Lorberbaum opened the public hearing. Seeing no one coming forward wishing to speak, Acting Chair Lorberbaum asked for a motion to close the public hearing. COMMISSIONER KATZ MOVED, SECONDED BY COMMISSIONER PETSCHEL, TO CLOSE THE PUBLIC HEARING. AYES: 4 NAYS: 0 COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER KATZ, TO RECOMMEND APPROVAL OF ORDINANCE NO 568 WITH THE CHANGES AS NOTED BY THE COMMISSION. AYES: 4 NAYS: 0 Community Development Director Tim Benetti stated city staff will be working with the city attorney to finalize language, verify section references and content; and stated the City Council would consider this proposed ordinance at its July 20, 2021 meeting. June 22, 2021 Mendota Heights Planning Commission Meeting Page 14 of 14 New/Unfinished Business None. Staff Announcements / Updates None. Adjournment COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER JOHNSON, TO ADJOURN THE MEETING AT 9:07 P.M. AYES: 4 NAYS: 0 PLANNING STAFF REPORT MEETING DATE: July 27, 2021 TO: Planning Commission FROM: Tim Benetti, Community Development Director SUBJECT: Planning Case 2021-10 VARIANCE & CONDITIONAL USE PERMIT APPLICANT: Gerald Ziebol PROPERTY ADDRESS: 650 Brookside Lane ZONING/GUIDED: R-1 One Family Residential/LR Low Density Residential ACTION DEADLINE: September 12, 2021 INTRODUCTION Mr. Gerald “Jerry” & Yelena Ziebol, owners and residents of 650 Brookside Lane, are requesting a variance to expand an existing legal, nonconforming residence in the R-1 Zone, and a conditional use permit (CUP) to allow for a covered porch in the FY setback area. The subject property is located at 650 Brookside Lane. This planning case is actually a partial continuation of an original variance requested by the Ziebol’s in July 2018. An explanation of this delay is provided in the “Background” section – below. A public hearing notice for this item was published in the local newspaper and notice letters were mailed to all surrounding properties within 350-feet of the subject property. The applicant provided a list of adjacent homeowners who support his variance request, which are appended to this report. There have been no other comments or objections received from neighboring residents. BACKGROUND The subject parcel is generally located at the southeast corner of Brookside Lane and Laura Street. The site is 125-ft. deep by 120-ft. wide, or 15,000 sq. ft. in area. The property contains an existing 706-sf. (foundation size) single-family dwelling with 994-sf. of finished floor area, built in 1927. According to the applicant’s survey (attached), the existing house sits 23.1 to 23.6 feet off Laura Street to the west; 17.0 – 17.3 feet off Brookside Lane to the north; approx. 77-ft. from the east line; and approx. 60-ft. from the south line. The site also contains an existing (non-conforming) 20’ x 30’ two-car detached garage, which sits 5.9-ft. from Laura Street and 2.2-ft. off the south line. On July 24, 2018, the applicant appeared before the Planning Commission requesting consideration of a separate variance application (Case No. 2018-19), whereby he presented a plan to construct a new 1,008- sf. addition of living space on the east side of the dwelling; a full-extension deck along the south; plus a new 22’ x 24’ (528-sf.) two-car attached garage addition. The addition with new garage was shown with only a 10-ft. setback off Laura Street. The applicant further requested an allowance to keeping the existing detached garage, whereas under City Code Sect. 12-1D-3: Accessory Structures, any residential parcel under 0.75 acres in size is not allowed to have a second detached garage if an attached (or detached) garage is present. At the July 24th, 2018 hearing, it appeared a majority of the commissioners were not supportive of the requested variances by Mr. Ziebol; and suggested he table this request, work with city staff to come up with possible alternatives, and return to the commission when ready. Staff began working with Mr. Ziebol on these alternatives; however, due to some personal and medical reasons, Mr. Ziebol requested an open-ended delay and deadline to bring his request back at a later date; and city staff agreed and accepted a written waiver from Mr. Ziebol on the statutory (60-day) review period. Now three years later, Mr. Ziebol has revised his original plans to provide a substantial single-story addition of approx. 1,550-sf. in size on the east and south sides of the existing dwelling (yellow highlighted area – image right), along with a new 5’ x 10’ open covered porch on the north or front elevation with Brookside Lane (green highlighted area – image right). The original planned two-car garage addition of 2018 has been eliminated. The elevation plans for the new addition and porch are appended to this planning report. ANALYSIS The minimum lot and setback standards are noted in the table below: Height Lot Area Lot Width Front Yard Side Yard Rear Yard 1 and 2 stories 15,000 sq. ft. 100' 30' 10' on each side or 1/2 height of the structure, whichever is greater, to a maximum of 15'. 30' or 20% of the average lot depth, whichever is greater • Side yards abutting a street shall not be less than 30-feet in width. The new addition is shown with a slightly reduced setback or “indent” from the existing home’s setback along Laura Street. The south side of the addition is approx. 44-ft. from the south line; approx. 49-ft. from the east line; and 30-ft. from the north line. The new addition does not exceed the setbacks already established by the existing house, which is commendable. Pursuant to City Code 12-1D-4: Yards and Open Spaces, “Covered and/or enclosed entryways (porches, decks, stoops, or similar)” that extend into the front yard setback shall require the approval of a conditional use permit, subject to compliance with the following conditions: 1. Such structure may not extend into the front or side yard more than five feet (5'). 2. Such structure shall be limited in size to fifty (50) square feet. 3. Such structure may not extend above the height of the ground floor level of the principal building. The plans call for an approximate 5’ x 10’ (50-sf.) covered porch, which extends five-feet into the 30-ft. FY setback. At this time, the proposed front porch meets these parameters and conditions, and city staff does not have any other comments or analysis to provide on this structure improvement.  Nonconforming Uses, Structures and Land Title 12-1D-1(D)(4) allows for the normal maintenance of a legal nonconforming structure, which does not intensify the nonconformity. In this case, the applicant is seeking an addition with significant structural improvements, but maintain the pre-existing (reduced) setbacks established by the existing house. The subject property is currently identified with the following (general) zoning standards: Standard Existing Condition Conforming Lot Area 15,000-sq. ft. 15,000-sq. ft. YES Lot Width 100-ft. 120-ft. YES Front Yard 30 ft. 17-ft. / 23.6-ft.. NO Side Yard 10 ft. or ½ of the height of the structure 77-ft. (east YES Rear Yard 30 ft. or 20% of the average lot depth 70-ft. YES As noted previously, the parcel is 15,000 sf. in area with 125-ft. of width (along Brookside Ln.). This property meets/exceeds the 15,000-sf. min. lot area and 100-ft. lot with standards for R-1 zoned properties. However, the existing house does not meet the required 30-ft. setbacks from both Brookside Lane and Laura Street, and therefore must be considered nonconforming. Since the applicant is expanding this existing nonconforming structure, a variance is in order.  Variance Process City Code Section 12-1L-5 governs variance requests. The city must consider a number of variables when recommending or deciding on a variance, which generally fall into two categories: (i) practical difficulties; and (ii) impact to the community. The “practical difficulties” test contains three parts: (i) the property owner proposes to use the property in a reasonable manner not otherwise permitted by the zoning ordinance; (ii) the plight of the property owner is due to circumstances unique to the property, not created by the property owner; and (iii) the variance, if granted, will not alter the essential character of the locality or neighborhood. It is also noted that economic considerations alone do not constitute practical difficulties. In addition, variances are only to be permitted when they are in harmony with the general purposes and intent of the zoning ordinance and consistent with the comprehensive plan. Section 12-1L-5(E)(1) further provides other issues the city may consider when granting or denying a variance, noted as follows: • Effect of variance upon health, safety, and welfare of the community. • Existing and anticipated traffic conditions. • Effect on light and air, as well as the danger of fire and the risk to public safety. • Effect on the value of properties in the surrounding area, and upon the Comprehensive Plan. • Granting of the variance is not a convenience to the applicant, but necessary to alleviate undue hardship or difficulty. When considering a variance request, the Planning Commission must determine if these standards have been met in granting a variance, and provide findings-of-facts to support such a recommendation to the City Council. If the Planning Commission determines the Applicant has failed to meet these standards, or has not fully demonstrated a reasonableness in the granting of such variance, then findings-of-fact supporting a recommendation of denial must be determined. As part of any variance request, Applicants are required to prepare and submit their own responses and findings, which for this case, are noted below (in italic text), followed by a brief staff response: 1. Are there any practical difficulties that help support the granting of this variance? (“practical difficulties” means the owner proposes to use the property in a reasonable manner not permitted by City Code) Applicant’s Response: “The proposed variance request denoted in building plans, would address a practical difficulty by providing bedroom access to the existing bathroom. Additionally, if approved the existing attached deck connected to the home at the South-West corner would be removed, decreasing the current building footprint that extends past the city setback.” Staff’s Response: County Assessor records indicate the property was built over 94 years ago, probably at a time where setbacks may not have been followed very closely - or quite possibly may not have existed at that time. In any event, the existing home does not meet required setbacks, and is therefore considered a legal, non-conforming structure in its present state. The owner/applicant is making a noticeable attempt to reduce any further impact(s) caused by the current location of the home with the reduced setbacks along both road frontages, by placing the addition on the opposite sides, thereby eliminating any obvious visual impacts from the road. The property is also fortunate to have adequate or extra lot space to put the addition, and still meet all other setbacks (front, side and rear yard). Although the owner could easily tear down the old home and start from scratch (especially with the larger lot and other physical aspects of the lot), he has chosen to keep and maintain the old and add on accordingly. As such, an expansion of any existing single-family dwelling, especially where it creates additional living/usable space and value to the existing home, can be (and should be) viewed as a reasonable use of the property, and considered compliant with the Comprehensive Plan. In light of this, staff feels a new addition proposed by the applicant is a reasonable request and the property will remain to be used in a reasonable manner as prescribed by Code. 2. The plight of the property owner is due to circumstances unique to the property, not created by the property owner. Applicant’s Response: “There is occupied space that currently extends past the city setbacks, specifically a bathroom and living space and deck that was constructed prior owners purchase of the home.” This property is one of many located in the “North End” neighborhood, which contain a number of non-conforming issues throughout this area. The reduced setbacks or non-conforming standards are a common and shared trait among many other properties in the “North End” neighborhoods of the city. Even though it may have been recommended favorably in other planning reports where variances were considered, these approvals do not add any precedent value to a new variance request (i.e. variances should stand on their own merits and be determined individually), but it is acceptable for the city to allow or grant some flexibility and favorable weight to such physical circumstances with certain properties. The city acknowledges there are somewhat unique circumstances that exist on this property, due in large part to the location or placement of the home on the parcel, which was not created by the applicant. This property consists of two platted lots, which were likely combined a number of years ago to form one single parcel. Staff assumes the original house was built on one lot and the second interior lot contained a home at one time, which has since been removed. The current location of the dwelling on the subject parcel only creates a practical difficulty in expanding the structure as an existing legal, nonconforming structure. The applicant was recommended by the Planning Commission in mid-2018 to seek other alternatives or work with city staff in working out this expansion. Staff believes the applicant has adequately addressed this and presents a very reasonable alternative under this application. Staff finds there may be some or enough unique circumstances related to this property, particularly with the reduced setbacks on the home – which were “not created by the owner...” that lend support in the granting of a variance in this case; and also gives some added weight to creating or supporting the practical difficulties argument for the property owner. 3. The variance, if granted will not alter the essential character of the neighborhood. Applicant’s Response: “Updates to existing home would better align with adjacent and neighboring homes. The proposed expansion of kitchen, living room and bedroom would raise finished square footage of the home to a level commensurate to adjacent homes. Lastly, if the variance is granted the existing attached deck connected to the home at the South-West corner would be removed, which would decrease the current building footprint that extends past the city setback.” The surrounding neighborhood is all but residential in character, and is not expected to see or experience any major changes in the foreseeable future. This new home addition represents a considerable investment by the Applicant to provide adequate and needed living space with the older home. Staff believes the Applicant has demonstrated through their architectural design plans that the new addition is nice and attractive; will not look out of place; or would detract from the overall design and feel of the existing dwelling, neighboring properties or the overall neighborhood. Staff believes the essential character of the neighborhood would not be altered by granting this variance. 4. Restrictions on Granting Variances. The following restrictions should be considered when reviewing a variance: a) Economic considerations alone do not constitute practical difficulties. When weighing the economic factor(s) of a variance application, taking economic considerations alone should not be the only reason for denying - or even approving a variance. In this particular case, the property owner is simply requesting to add living space that better suits his family’s needs. Adding to the back of the home does not add any reduced setbacks along the roadways. The new addition should not impact any neighboring properties. Although one can conclude this new and larger residential structure will provide some economic value to the owner by increasing the property value of the home and/or marketability (future sale), the Applicant has demonstrated other practical difficulties in this case, and some reasonable explanations for requesting this variance. It is not clear how economic considerations alone may affect the outcome of this variance request, as they do not appear to be the sole reason for rejecting this variance. b) Variances are only to be permitted when they are in harmony with the general purposes and intent of the zoning ordinance and consistent with the comprehensive plan. Staff finds that the request is in harmony with the purposes and intent of the R-1 One Family Residence district, as this proposed home addition (and porch) is consistent with and allowed as a permitted use in the underlying zoning. The city is not allowed to permit a variance on any use not allowed in the district where the property is located (i.e. “use variance”); and this variance is not requesting such use. The R-1 districts are most predominant throughout the community, and this district is intended to maintain the character of even older neighborhoods, like the North End in the community. The subject property is designated as LR-Low Density Residential in the current 2030 Comprehensive Plan, and the same is called for proposed 2040 Plan. Certain land use goals and policies are noted below: • LUG #1: Maintain and enrich the mature, fully developed residential environment and character of the community. • LUP #5: Emphasize quality design, innovative solutions, and a high general aesthetic level in community development and building. • LUP #2.2.2: Emphasize quality design, innovative solutions, and a high general aesthetic level in community development and building. • LUP # 2.2.6: Provide a mechanism to allow for the maintenance and reinvestment in select non-conforming properties. The guiding principles in the comprehensive plan provide for maintaining, preserving, and enhancing existing single-family neighborhoods. The requested variance would preserve the residential character of the neighborhood and would provide a substantial investment into a property to enhance its overall use and enjoyment by the owner. The proposed addition creates no additional impacts or poses any threats on light and air, as well as the danger of fire and the risk to public safety. This new home addition and request for variance can be viewed or considered in harmony with the general purpose of the zoning ordinance and consistent with the current and proposed land use plans for the community. ALTERNATIVES for ACTION 1. Recommend approval of the variance and conditional use permit, based on the following findings-of-fact that support the granting of the variance and conditional use permit as requested herein, noted as follows: A. Under Title 12-1L-5A of the City Code, the Council may grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) the Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not created by the Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” B. The Applicant has met the burden of demonstrating the requisite “practical difficulties” in order to justify the granting of the Variance for a reduced setbacks by the following supporting statements: i.) the proposed 1,550-sq. ft., single-floor addition to the existing property is consistent with other homes and properties throughout the surrounding neighborhood, and the overall use and enjoyment of the home and property does not change even with the variance to allow the reduced setbacks on the structure, and therefore the requested variance is considered a reasonable request. ii.) the subject property was originally built in 1927, creating some unique circumstances not created by the owner today, particularly with the placement of the existing home with reduced setbacks from the adjacent road ROW’s, which in turn generate some unique circumstances, difficulties or impediments to the Applicant for making a reasonable residential living space addition to an existing nonconforming structure, except by means of a variance. iii.) approving the Variance does not change the essential character of the neighborhood, as the neighboring properties and residential neighborhood area should not be affected by the approval of this variance; and iv.) This new addition authorized by this variance is considered in harmony with the general purpose of the zoning ordinance and consistent with the current and proposed land use plans, goals and policy statements contained in the 2030 and 2040 Comprehensive Plans of the community. C. The City has considered the factors required by Title 12-1L-5.E.1 of the City Code, including but not limited to the effect of the Variance upon the health, safety, and welfare of the community, existing and anticipated traffic conditions, the effect of the Variance on the danger of fire and the risk to public safety, and upon the value of properties in the surrounding area, and upon the Comprehensive Plan, and has determined this Variance will not impact or pose any negative threats upon the neighborhood or the community in general. D. Approval of the Variance is for 650 Brookside Lane only, and does not apply or give precedential value to any other properties throughout the City. All variance applicants must apply for and provide a project narrative to the City to justify a variance. All variance requests must be reviewed independently by city staff and legal counsel under the requirements of the City Code. E. Pursuant to City Code 12-1D-4: Yards and Open Spaces, a covered entryways or porch may extend into the front yard setback with approval granted by means of a conditional use permit, subject to compliance with the following conditions: (i.) such structure may not extend into the front or side yard more than 5-feet; (ii.) such structure shall be limited in size to fifty (50) square feet; and (iii.) such structure may not extend above the height of the ground floor level of the principal building. The city hereby determines this new porch/entryway as proposed under this application meets these parameters and conditions, and therefore can be approved. F. The factual findings and analysis found in the Planning Staff Report for Planning Case No. 2021- 10, dated and presented July 27, 2021 (on file with the City of Mendota Heights), is hereby fully incorporated into Resolution No. 2021-____. (final number to be assigned later) G. The City has the authority to place reasonable conditions upon the property subject to this variance request. Conditions must be directly related to and roughly proportional to the impact created by the variance. Conditions related to this transaction are as follows: 1) The new addition must match the architectural plans and designs presented in this variance request on the subject property. 2) The proposed residential addition and all other related improvements shall be constructed in compliance with all applicable City Code and State of Minnesota Building Code standards. 3) The applicant shall obtain a building permit prior to any excavation or construction of the new addition and/or porch improvement. 4) All grading and construction activity will be in compliance with applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance Document. Full erosion and sedimentation measures will be put in place prior to and during grading and construction work activities. 5) Approval of the variance is contingent upon City Council approval of the application and corresponding site plan. If the variance is approved by the City Council, the Applicant shall obtain a building permit for construction of the proposed addition within one (1) year from said approval date. 2. Recommend denial of the variance request and the related conditional use permit, based on the findings-of-fact that confirm the Applicant failed to meet the burden(s) of proof or standards in granting of the variance requested herein, noted as follows: A. Under Title 12-1L-5A of the City Code, the Council may only grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) the Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not created by the Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” B. The Applicant has not met the burden of demonstrating the requisite “practical difficulties” in order to justify the granting of a variance for reduced setbacks. The proposed living space addition is not essential to the overall enjoyment and continued use of the property; and therefore this variance is not considered a reasonable request on the property; and furthermore the applicant failed to adequately justify the need for granting this variance. C. Because the City finds that the first prong of the three-part test (reasonable use of the property) is not met by the Applicant, the City need not consider the remaining two prongs of the test (unique circumstances of the property and essential character of the neighborhood). 3. Table the request and direct staff to extend the application review period an additional 60 days, in compliance with MN STAT. 15.99. STAFF RECOMMENDATION Staff recommends the Planning Commission give careful consideration to Alternative No. 1, approval of the variance and conditional use permit, with findings-of-facts to support the granting of said variance and conditional use permit to Gerald Ziebol of 650 Brookside Lane, with the conditions noted therein. Attachments 1. Aerial/Site Location Map 2. Planning Application – with Variance Response (Narrative) 3. Petition List of Neighbor’s Support of Variance 4. Survey/Site Plan/ 5. New Addition/Porch Elevation Plans 650 Brookside Lane (Ziebol) Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. Map Scale 1 inch = 60 feet 7/19/2021 2021-10 $ 300.00 (VAR) * 350.00 (CUP)200.00 ** * Variance Fee from remaining escrow - PC Case #2018-19 / ** escrow remaining from PC Case #2018-19 07/13/2021 09/12/2021 HOf Victoria Curve ! Mem:.lot.i Heights, MN SS118 651.452.1850 phone f 651452,$940 fax www.mendot<1 ·he1ghts.com ,t#~jc,noe IJ/F 1] 14 • MEr--DDTA HEIGHTS PLANNING APPLICATION Office Use Only: Case #: Fees: (App) $ (Escrow): $ ------ Application Date: 60-Day Review Date: . ___ ........., _______ ____ Property Address/Location: ~ ~ Yi!IO,k. s,,J f. LIMie... 1 /11~u k ffe_,~J,,~MN <;s/16 Applicant Name: LJ-e.r-o-t cf ~ • e.JJ:J f Applicant Mailing Address: C, 5V f'jrot>ly.)J c_ L,t-,,.1~1'1. e.J<Jk.. fki~ ~ f:; I MliJ rr-1 / p Daytime Phone: & /2--7 'I 7 -9 BO K Cell Phone: S ~ E-Mail: f:j • 'l;; ,•e.Jool ct ~ j l,Vl-&c..i, '"/. ~ _____ ;;;;..._ _______ _ (If different from Applicant above): Property Owner----------------------------------- Owner Mailing Address:------------------------------- Daytime Phone: Cell Phone: -------------- E-Mail: -------------------------------------- Legal D~s. cription & PIN of Property: ,r~o["plete Legal from Title or Deed must be provided) ~ (\'\lf1-, TT S u..bot 111, s r ~N NO '3 7 (p ;:Jy::.,v Z?-t:,9702-0~-010 Type of Request (fees noted on following page): D Rezoning ~ Conditional Use Permit D Interim Use Permit l}(I Variance D Lot Split / Lot Line Adjustment D Preliminary/Final Plat Approval D Zoning Appeal D Zoning Code Amendment D Comprehensive Plan Amendment D Wetlands Permit D Critical Area Permit D Other D Standard D Standard D Administrative D Administrative I hereby declare that all statements made in this request and on the additional material are true and to the best of my knowledge. I/We further authorize city officials, including staff, planning commissioners and city councilmembers to inspect the above-referenced property during daylight hours. ~ 6/;,/~r---/(~ s· Date Planning Application (2020) Page 1 of4 Please answer the following questions as they relate to the variance request. You may fill-in this form or create your own. 1. In your opinion, does the proposal put the property to use in a reasonable manner? eYES ONO Why or why not? The proposed variance request denoted in building plans, would address a practical difficulty by providing bedroom access to the existing bathroom . Additionally, if approved the existing attached deck connected to the home at the South-West corner would be removed, decreasing the current building footprint that extends past the city setback. 2. Please describe the circumstances unique to the property (not created by you). There is occupied space that currently extends past the city setbacks, specifically a bathroom and living space and deck that was constructed prior owners purchase of the home . 3. In your opinion, will the variance, if granted, fit with the character of the neighborhood? e YES ONO Why or why not? Updates to existing home would better align with adjacent and neighboring homes. The proposed expansion of kitchen, living room and bedroom would raise finished square footage of the home to a level commensurate to adjacent homes. Lastly, if the variance is granted the existing attached deck connected to the home at the South-West corner would be removed , which would decrease the current building footprint that extends past the city setback. The City Council must make an affirmative finding on a// of the criteria listed above in order to grant a variance. The applicant for a variance has the burden of proof to show that all of the criteria listed above have been satisfied. 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I I I r I I I I J • 1¥ l~ r , ' "'/ () ii'/1. ~ -;f~·i •. l..{)q:,'l."i .I LEGAL DESCRIPTION: LOTS 6 AND 7, 8LOCI< 6, T.T. SMITHS SlJBO. NO. 3, DAKOTA CO., MN. AOORESS -650 BROOKSIOE LANE PIO# 27-69702-06-070 LOT AREA = 15000 SF/ 0.34 AC -~ii>~"' -~~~ .. / EAST 120.0 I / / ... · 1 0 , / • .\ _A_l:}~~v ('}'1,i11 c"r),~S) ,/ lil / SURVEY IS SUBJECT TO CHANGE PER TITLE OR EASEMENT lNFORMA TION I N,'.. I ' . '. . /. / / ; .• • '/ • " •. . I' • . I L --~ --~ --.. ------!.,_ --~ ....... ..,,..,,,_ -...;..:..;:·......., ,N f I 301 ' ;,'f--.___.....,. V f ~ VERf'Y ALL SETBACK$ WITH CITY 1'':: 30' l i I) -'~Ii !§18 !dl~ ~~~!~ ,. .... a., ii~~ ~ "' t5-J ~~~ :s ~::,,.;; tt:~~ ~~Cj ~ ()::~ ~ ...... ~ ~~c5CQ ~ ffi ~ <:::) CllO:~~ ~ PLANNING STAFF REPORT MEETING DATE: July 27, 2021 TO: Planning Commission FROM: Tim Benetti, Community Development Director SUBJECT: Planning Case 2021-11 INTERIM USE PERMIT APPLICANT: Xcel Energy / Catholic Cemeteries PROPERTY ADDRESS: 2101 Lexington Avenue South ZONING/GUIDED: R-1 One Family Residential/LR Low Density Residential ACTION DEADLINE: September 28, 2021 INTRODUCTION Xcel Energy is seeking an Interim Use Permit (IUP) to allow for a temporary outdoor staging and laydown yard, located at the southeast corner of Resurrection Cemetery, 2101 Lexington Avenue South. Xcel plans to use this outdoor staging area for the outdoor storage of electrical poles, equipment, job trailer and employee/company vehicle parking. This item is being presented under a duly noticed public hearing process. A notice of hearing on this item was published in the Pioneer Press newspaper; and notice letters of this hearing were mailed to all owners within 350-feet of the affected parcels. The city received no comments from the public related to this item. BACKGROUND & REQUEST Xcel Energy is an authorized (20-years) electric franchise operator in the community, approved under Ord. No. 463 (adopted 11/18/2014). Xcel is currently in the beginning stages of replacing and upgrading their existing 115-kV transmission line running between the Rogers Lake Substation (next to Mendakota Park) and the MSP Airport. The plan is begin work this August and wrap-up by the end of this year. Xcel is seeking to rent or use approximately 5- acres of open, vacant cemetery land, located at the southeast corner of the cemetery and just north of the city’s Public Works/water tower site (see image – right and Street Map View - below). Planning Case 2021-11 (Xcel IUP – Resurrection Cem.) Page 2 of 7 Resurrection Cemetery consists of approximately 180 acres of total land area. This southerly section of cemetery land is unused and does not contain any graves or burial plots. The site is currently zoned R-1 One Family Residential. “Essential Service Structures” such as utility support buildings, power plants, substations, etc. are permitted by conditional use permit (CUP). This electrical line replacement work does not require any new structure(s), except for some power pole replacements, and does not require a new or amended CUP. Outdoor storage is not specifically identified as an allowed or permitted activity when related to such utility services. City Code Section 12-1D-13-5: Outside Storage In Residential Districts, provides for the outside storage of recreational equipment in all residential zoning districts; but it does not specifically address or identify this type of “outdoor storage” as requested by Xcel. In 2015, the City Council adopted an ordinance that allows interim use permits in certain zoning districts. The interim use designation allows an identifiable use for a limited period of time that reasonably utilizes the property where it is not reasonable to utilize it in the manner otherwise provided in the comprehensive plan or this code; or a use that is seasonal in nature. ANALYSIS - INTERIM USE PERMIT Title 12-1L-6-1 of the City Code includes the following standards for consideration of an interim use (Staff response or comments are noted after each standard): A. The proposed use will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor will seriously depreciate surrounding property value. Staff Response: Staff does not believe the proposed interim use at this vacant section of cemetery lands would be detrimental to the health, safety and welfare of the community, as this will be a tightly controlled and monitored area by Xcel. The cemetery has two access points off Lexington Avenue, and the company vehicles/employees will be using the southerly access near the cemetery’s maintenance support building. No access will be allowed at the main (dual/split lane) entrance to the cemetery. Since the 115-kV line is situated in established easement corridors and crosses the cemetery near its mid-point, it is anticipated most of the work vehicles and work itself will be limited inside these easement spaces and the cemetery lands only, and not cause any hazards to the surrounding properties. Planning Case 2021-11 (Xcel IUP – Resurrection Cem.) Page 3 of 7 Xcel stated they do not have any plans to fence or screen the site at this time, due to the temporary nature of this interim use permit. Xcel representatives indicated they do not plan to store any hazardous chemicals or transformers in this area; however, with the amount of equipment and vehicles and value of the equipment planned to be stored in this site, the planning commission may wish to discuss or ask if Xcel would be willing to place a temporary fence to ensure no unauthorized personnel accesses the temporary storage yard during this period. B. The proposed use conforms to the general purpose and intent of the city code and comprehensive plan, including all applicable performance standards, so as not to be in conflict on an on-going basis. Staff Response: City Code Title 12-1L-6-1 Interim Uses states that an interim use is allowed for a limited period of time that reasonably utilizes the property where it is not reasonable to utilize it in the manner otherwise provided in the comprehensive plan or this code; or a use that is seasonal in nature. The report acknowledged the subject site is located in the R-1 One Family Residential district, which allows for certain or defined “Essential Services” under a CUP. It seems reasonable that as part of Xcel’s efforts to replace and upgrade its electrical service lines in this area, they should be afforded some amount of special leeway or courtesy to provide on-site storage of their equipment, materials and job site trailers to help facilitate and serve their needs for conducting this project. The proximity of this storage yard to the planned work along this overhead power-line corridor, appears to be reasonable, suitable and adequate area to place such an area – provided it is temporary only. Since this Interim Use Permit is only granted for a short and limited period of time, there will be no long-term impacts or concerns by the City that this activity will be expanded, or the site will become a long-term storage facility that is not normally allowed under this R-1 District. Staff believe the proposed interim use at this location conforms to the general purpose and intent of the city code and comprehensive plan, including all applicable performance standards, so as not to be in conflict on an on-going basis. C. The date or event that will terminate the use can be identified with certainty. Staff Response: The Applicant has indicated the gas line replacement work will begin in “… summer of 2021 and completed by end of the current year [2021].” Staff is recommending the IUP will be valid from date of City Council approval (planned date of review August 4, 2021 to December 31, 2021. Any extension or allowance to use the storage yard beyond that date will require city council approval. D. Permission of the use will not impose, by agreement, additional costs on the public if it is necessary for the public to take the property in the future. Staff Response: Staff does not believe the City would be burdened by any additional costs or expects any need for the public to take this property in the future. Xcel is a very well-established and successful utility company operating and serving this community, the metro area and state, so it seem highly unlikely the city would ever need to take this cemetery site or any other utility site at this or any other time in the future. Xcel Energy’s goal in this case is to be prompt and efficient with the electrical line replacement project, and return and fully restore the vacant cemetery space back to its original condition. E. The user agrees to any conditions that the city deems appropriate for permission of the use, including a condition that the owner will provide an appropriate financial surety to cover the cost of removing an interim use and any structures upon expiration or revocation of the interim use permit. Staff Response: This report provides certain conditions that will be imposed upon the Applicant as part of any interim use permit approval on this subject site. Most of these conditions are very Planning Case 2021-11 (Xcel IUP – Resurrection Cem.) Page 4 of 7 reasonable; and Staff does not have any reason to believe Xcel will not comply or follow these conditions as part of any approval related to this permit. Staff has not finalized any financial surety at this time, but does plan to negotiate a fair and reasonable amount to ensure that this IUP does cease and desist at the agreed upon expiration date, and the site is cleaned, restored and returned to its original condition (as needed). F. The use will not delay anticipated development or redevelopment of the site. Staff Response: To the best of our knowledge, Staff is not aware that Xcel plans to purchase this site from Catholic Cemetery; nor are we aware of any plans by Resurrection Cemetery to sell-off or offer this site for any similar or other development by third parties. Therefore, this new IUP should not affect or cause any delay to any anticipated development, since there is nothing planned at this time. G. The property on which the use will be located is currently in compliance with all applicable city code standards. Staff Response: To the best of our knowledge, Staff believes the subject property on which the use will be located is currently in compliance with all applicable city code standards. H. The use is allowed as an interim use in the applicable zoning district. Staff Response: The specific interim use requested by Xcel Energy on this site is not specifically identified or a use allowed as an interim use under the R-1 Zone; however, the interim use ordinance provides for limited/seasonal allowance of certain uses, provided they are reviewed and given full consideration by the Planning Commission under the standard public hearing process, and approved by the City Council. The use must also meet certain standards as noted herein; fulfill the conditions as prescribed by the City; and said use or operations must cease upon the approved deadline date. ALTERNATIVES 1. Recommend approval of the interim use permit request, based on the findings-of-fact that the proposed temporary storage yard for Xcel Energy and their proposed electrical line replacement project, complies with the policies and standards of the City Code and is consistent with the Comprehensive Plan, with conditions; or 2. Recommend denial of the interim use permit request, based on certain findings-of-fact that the proposed use is not compliant with the City Code and is inconsistent with the Comprehensive Plan; or 3. Table the request and direct staff and/or the applicant o bring more information to the next meeting (if necessary), and extend the application review period an additional 60 days, in compliance with MN STAT. 15.99. STAFF RECOMMENDATION Staff recommends approval of the interim use permit request in this case, based on the findings-of-fact that the proposed temporary storage yard for Xcel Energy and their proposed electrical line replacement project, complies with the policies and standards of the City Code and is consistent with the Comprehensive Plan (Alternative #1), with the following conditions: 1. The interim use permit (IUP) shall terminate by December 31, 2021. Any extension of this IUP must be submitted to the City of Mendota Heights at least thirty (30) days prior to the expiration date, and approved by City Council. 2. The Applicant shall provide a financial surety in an amount negotiated between Xcel and the City Administrator, to cover the cost of removing all temporary trailers, vehicles, equipment and Planning Case 2021-11 (Xcel IUP – Resurrection Cem.) Page 5 of 7 materials used under the IUP, and to ensure the subject site is completely restored and returned to its original condition. 3. No hazardous, caustic, or explosive materials shall be stored on the outdoor area; with no refuse, garbage or scrapped (junk) materials stored on the site. All electrical poles and related material shall be stacked or stored neatly, and stored as far away from Lexington Avenue as possible. 4. The Applicant (Xcel Energy and/or its subsidiaries) will ensure the job trailer is secured and well maintained; and the storage space area is kept clean of trash and debris, free of weeds, and well maintained throughout the duration of the permit term. 5. Any existing or additional lighting (if provided), shall be temporary only, with downcast, shielded light heads, and all lighting directed away from any adjacent residential areas. 6. Hours of operation for moving equipment in and out of the site shall be limited between 7:00 am and 7:00 pm, Monday thru Friday, with allowance of 9:00 am to 5:00 pm on Saturday only. Any expanded hours, including Sunday or holiday hours must be approved by the City Council. 7. The interim use permit is shall comply with the provisions established under 12-1L-6-1: INTERIM USES and the conditions approved herewith, and shall be periodically reviewed to ensure compliance with the applicable codes and policies and, if necessary, amended accordingly. FINDINGS OF FACT FOR APPROVAL INTERIM USE PERMIT TO XCEL ENERGY Resurrection Cemetery (Catholic Cemeteries) 2101 Lexington Avenue South The following Findings of Fact are made in support of approval of the proposed request: 1. The proposed use will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor depreciate surrounding property values. 2. The proposed interim storage use conforms to the general purpose and intent of this code and comprehensive plan, including all applicable performance standards, provided all conditions are met and upheld by the property owners during the term of construction. 3. The date or event that will terminate the use can be identified with certainty. 4. Applicant has agreed to any conditions that the city deems appropriate for permission of the use, including a condition that the owner will provide an appropriate financial surety to cover the cost of removing an interim use and any structures upon expiration or revocation of the interim use permit. 5. The subject property on which the use will be located is in compliance with all applicable city code standards; and will remain so upon completion or termination of this IUP. Planning Case 2021-11 (Xcel IUP – Resurrection Cem.) Page 6 of 7 12-1L-6-1: INTERIM USES: A. Purpose: The purposes for allowing interim uses are to: 1. Allow a use for a limited period of time until a permanent location is obtained or while the permanent location is under construction. 2. Allow a use for a limited period of time that reasonably utilizes the property where it is not reasonable to utilize it in the manner otherwise provided in the comprehensive plan or this code. 3. Allow a use that is presently acceptable but that, with anticipated development or redevelopment, will not be acceptable in the future or will be replaced in the future by a permitted or conditional use allowed within the respective zoning district. 4. Allow a use that is seasonal in nature. B. Application For Permit: All applications for an interim use permit are subject to the requirements in subsection 12-1L-6B of this chapter. C. Referral To Planning Commission: All applications for an interim use permit are subject to the requirements in subsection 12-1L-6C of this chapter. D. Planning Commission Hearing And Recommendations: All applications for an interim use permit are subject to the requirements in subsection 12-1L-6D of this chapter. E. Action By City Council: 1. Grant Of Permit: In considering an application for an interim use permit under this chapter, the council shall consider the advice and recommendations of the planning commission and the effect of the proposed use upon the health, safety, and welfare of occupants or surrounding lands, existing and anticipated traffic conditions including parking facilities on adjacent streets, and the effect of the proposed use on the comprehensive plan. The council may, by an affirmative vote of the majority of all members thereof, grant such interim use permit imposing conditions and safeguards therein if: a. The proposed use will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor will seriously depreciate surrounding property value. b. The proposed use conforms to the general purpose and intent of this code and comprehensive plan, including all applicable performance standards, so as not to be in conflict on an ongoing basis. c. The date or event that will terminate the use can be identified with certainty. d. Permission of the use will not impose, by agreement, additional costs on the public if it is necessary for the public to take the property in the future. e. The user agrees to any conditions that the city deems appropriate for permission of the use, including a condition that the owner will provide an appropriate financial surety to cover the cost of removing an interim use and any structures upon expiration or revocation of the interim use permit. f. The use will not delay anticipated development or redevelopment of the site. g. The property on which the use will be located is currently in compliance with all applicable city code standards. h. The use is allowed as an interim use in the applicable zoning district. Planning Case 2021-11 (Xcel IUP – Resurrection Cem.) Page 7 of 7 2. Denial Of Permit: Interim uses may be denied by resolution of the city council, and such resolution shall include a finding and determination that the conditions required for approval do not exist. No application for an interim use which has been denied wholly or in part shall be resubmitted for a period of six (6) months from the date of said order of denial, except on grounds of new evidence or proof of change of conditions found to be valid upon recommendation of the planning commission to the city council. F. Revocation Of Permit: An interim use permit may be revoked by any of the following; whichever occurs first: 1. A violation of any condition set forth in an interim use permit, which shall also be considered a violation of this code. 2. A violation of laws of the United States or the state of Minnesota, or this code. 3. If after approval it is discovered the permit was issued based on false, misleading, or fraudulent information. 4. An amendment to this code which prohibits the use. 5. The use becomes in conflict with the comprehensive plan. 6. The expiration date or occurrence of any event(s) stated in the permit for termination of the use. 7. The use has ceased for a continuous period of at least six (6) months. 8. The use has not commenced or a building permit for a structure to support the use has not been issued within one year after approval. G. Notice Of Revocation: Upon occurrence of the date or event for termination of the interim use permit, the city shall notify the permittee in writing that the interim use permit shall terminate not later than six (6) months after the date of such notice. H. Effect Of Permit: An interim use permit is effective only for the location specified in the application. The issuance of an interim use permit does not confer on the property any vested right. I. Permit Review: An interim use permit may be reviewed at any time if the city council is of the opinion that the terms and conditions of the permit have been violated or if one of the criteria for termination has been met or any other unintended consequences. J. Permit Extension: The city council shall have the right to extend the termination date for such additional periods as are consistent with the terms and conditions of the original permit. (Ord. 479, 7-7-2015) June 27, 2018 City of Mendota Heights 1101 Victoria Curve Mendota Heights, MN 55118 RE: Interim Use Permit Application PID: 27-04100-41-012 Hello, Please find this letter of intent and application for an Interim Use Permit for the Catholic Cemeteries located on Lexington Ave. Xcel Energy is in the process of rebuilding a 115kV transmission line that runs between the Rogers Lake Substation and the Minneapolis−Saint Paul International Airport. The request is to use an existing grassy area located in the southeast area of the cemetery as a staging and laydown yard. Construction starts in the summer of 2021 and is scheduled to be completed by the end of the current year. Proposed uses will include a job trailer, storage of poles and equipment and parking for construction workers. Please review and let me know if you need additional information. Regards, Chris Berglund Senior Land Rights Agent Xcel Energy P: 612-330-6471 C:612-964-8827 christopher.d.berglund@xcelenergy.com PLANNING STAFF REPORT MEETING DATE:July 27, 2021 TO:Planning Commission FROM:Tim Benetti, Community Development Director SUBJECT:Planning Case 2021-14 LOT LINE ADJUSTMENT APPLICANT:Jamie L. Anderson (w/ Josephine M. Bahl) PROPERTY ADDRESS:1892 and 1881 Orchard Heights Lane ZONING/GUIDED:R-1 One Family Residential/LR Low Density Residential ACTION DEADLINE:November 08, 2021 (120-day Review Period) INTRODUCTION Mr. Jamie Anderson, in cooperation with Ms. Josephine Bahl, are requesting consideration of a simple lot line adjustment between two properties located at 1892 and 1881 Orchard Heights Lane. This item is being presented under a duly noticed public hearing process. A notice of hearing on this item was published in the Pioneer Press newspaper; and notice letters of this hearing were mailed to all owners within 350-feet of the affected parcels. The city received no comments from the public related to this item. DESCRIPTION OF THE REQUEST Jamie & Suzanne Anderson are the owners of 1892 Orchard Hts. Ln., while Josephine Bahl is the owner of the neighboring property of 1881 Orchard Hts. Ln. These properties are generally located at the end of Orchard Heights Lane, the cul-de-sac roadway built under The Orchard subdivision of 2017. Both properties are wrapping up new home construction projects on each parcel. A significant amount of grading was needed and performed in the back areas of these lots as part of the pre-development work and grading activity for The Orchard. The Anderson property contains a large infiltration basin/pond in the rear yard. Due to the limitations of this pond, and the topography, landscaping and vegetation between both properties, the Anderson’s are seeking a better and safer way to access (by foot) the rear section of their property. The solution worked out between 1881 1892 Planning Report: Case #2021-14 Page 2 both property owners was the creation of this unusual shaped (but precise) parcel, in which Ms. Bahl will convey to the Andersons for their own benefit (see survey image – below). The parcel created by this line adjustment is approximately 0.11 acres (4,790-sf.) in area, and will not be used create a new, buildable lot for a future residential dwelling or any other development. ANALYSIS Title 11-1-5.C of the City Code (Subdivision Ordinance) allows lot line adjustments to take place, provided the following standards are met: Lot line adjustment request to divide a lot which is a part of a recorded plat where the division is to permit the adding of a parcel of land to an abutting lot and the newly created property line will not cause the other remaining portion of the lot to be in violation with this title or the zoning ordinance. The newly described parcel descriptions on the applicant’s survey indicates the Bahl property will result in 1.35 acres of lot area, and the Anderson’s will reflect 4.13 acres of area. This request to modify each parcel’s boundary line meets this City Code section, as the resulting parcel will be added to the Anderson parcel only; and the line adjustmentdoes not cause the subject lots to be in violationof the zoningordinance. The Applicant’s properties remain unchanged along the public street frontage; and each lot will easily exceed the minimum lot size of 15,000 sq. ft. for parcels in the R-1 One-Family Residential district. This lot line adjustment will have little, if any impact upon the neighboring properties, the affected parcels, nor impede the normal use, enjoyment and purpose of the existing parcel or The Orchard neighborhood. Planning Report: Case #2021-14 Page 3 ALTERNATIVES 1. Recommend approval of the lot line adjustment, based on the attached findings-of-fact, with conditions; or 2. Recommend denial of the lot line adjustment, based on the findings-of-fact that the proposed adjustment is not consistent with the City Code or Comprehensive Plan and may have a negative impact on surrounding properties; or 3. Table the request; and direct city staff to provide more information to the commission at a later meeting date. STAFF RECOMMENDATION Staff recommends approval of the lot line adjustment based on the attached findings-of-fact supporting the request, with conditions noted as follows: 1) Applicant shall file lot/parcel combination documents with Dakota County indicating the new parcel created by this line adjustment shall be added to or combined with 1892 Orchard Heights Lane, Parcel ID Number 27-7540-001-110. 2) All transfer or deed documents which convey the portion of lands under the lot line adjustment and lot split process shall be recorded with Dakota County. 3) Due to a majority of this parcel situated in a drainage and utility easement, no physical improvements (including but not limited to, grading/filling work, landscaping, retaining walls, fencing, stairways or walkways) are allowed in the parcel created by this lot line adjustment, unless authorized or permitted by the Public Works Director. FINDINGS OF FACT FOR APPROVAL Lot Line Adjustment 1892 & 1881 Orchard Heights Lane (Anderson – Bahl Properties) The following Findings of Fact are made in support of approval of the proposed requests: 1. The proposed lot line adjustment request meets the general purpose and intent of the City Code and is considered consistent with the Comprehensive Plan. 2. Approval of the lot line adjustment will have no visible impact on the subject properties; and poses no threat or creates any negative impacts on the character of the neighborhood. 3. The proposed adjustment does not cause any non-conformities on either parcel, based on the applicable zoning district standards for lot size and frontage requirements. 4. The new parcel to be created by the lot line adjustment cannot be used or allowed for separate development, due to the condition limits placed on this application. CERTIFICATE OF SURVEY for: 202052 SISU LAND SURVEYING 2580 Christian Dr. Chaska, MN 55318 612-418-6828 CERTIFICATION JAMIE ANDERSON EXISTING PROPERTY DESCRIPTION PROPERTY INFORMATION PROPOSED PARCEL A DESCRIPTION PROPOSED SPLIT/MERGE PROPOSED PARCEL B DESCRIPTION PARCEL AREAS Proposed Parcel A Description Lot 10, Block 1, THE ORCHARD, Dakota County, Minnesota, AND That part of Lot 11, THE ORCHARD, Dakota County, Minnesota described as follows: Commencing at the southeast corner of said Lot 11; thence North 0 degrees 12 minutes 40 seconds West, assumed bearing, along the east line of said Lot 11 a distance of 130.32 feet to the point of beginning of the land to be described; thence continue North 0 degrees 12 minutes 40 seconds West along the east line of said Lot 11 a distance of 192.88 feet; thence South 34 degrees 25 minutes 46 seconds West a distance of 56.30 feet; thence South 0 degrees 12 minutes 40 seconds East a distance of 73.68 feet; thence South 14 degrees 05 minutes 42 seconds East a distance of 58.40 feet; thence South 48 degrees 12 minutes 24 seconds East a distance of 24.21 feet to the point of beginning. Proposed Parcel B Description Lot 11, Block 1, THE ORCHARD, Dakota County, Minnesota, excepting therefrom the following: Commencing at the southeast corner of said Lot 11; thence North 0 degrees 12 minutes 40 seconds West, assumed bearing, along the east line of said Lot 11 a distance of 130.32 feet to the point of beginning of the land to be described; thence continue North 0 degrees 12 minutes 40 seconds West along the east line of said Lot 11 a distance of 192.88 feet; thence South 34 degrees 25 minutes 46 seconds West a distance of 56.30 feet; thence South 0 degrees 12 minutes 40 seconds East a distance of 73.68 feet; thence South 14 degrees 05 minutes 42 seconds East a distance of 58.40 feet; thence South 48 degrees 12 minutes 24 seconds East a distance of 24.21 feet to the point of beginning. PLANNING STAFF REPORT MEETING DATE:July 27, 2021 TO:Planning Commission FROM:Tim Benetti, Community Development Director SUBJECT: Planning Case 2021-12 (ref. Phase II of The Reserve –Parcel 2/Lot 1) CONDITIONAL USE PERMIT for PUD AMENDMENT & WETLANDS PERMIT APPLICANT:At Home Apartments / Mendota Mall Associates, LLC PROPERTY ADDRESS:Highway 62 & South Plaza Way Mendota Plaza ZONING/GUIDED:MU-PUD / MU-PUD ACTION DEADLINE:August 27, 2021 (60-day Review Period) INTRODUCTION At Home Apartments, in cooperation with the property owners Mendota Mall Associates, are seeking approval to amend the previously approved Mendota Plaza Planned Unit Development (PUD) and its final development plan, in order to provide a new multi-family residential development. City Code Section 12- 1K-6:G requires city council approval for amendments to any approved planned unit development final development plan by conditional use permit. For the purpose of this combined application submittal, this development parcel is generally identified as Phase II of The Reserve of Mendota Village, and is generally located to the west of The Reserve apartment complex (720 South Plaza Way). This item is being presented under a duly noticed public hearing process. A notice of hearing on this item was published in the Pioneer Press newspaper; and notice letters of this hearing were mailed to all owners within 350-feet of the affected parcels. The city received no comments from the public related to this item. BACKGROUND The Plaza mall site encompasses approximately 21.11 acres in total area. In 2009, Mendota Mall Associates (Paster Properties) received approval to rezone, re-plat and redevelop the entire mall site into the original Mendota Plaza Planned Unit Development, which included a new overall land use and zoning category of Mixed-Use-Planned Unit Development (MU-PUD). The Mendota Plaza was originally planned to be an integrated commercial and high-density residential development area, which would include the large retail (strip) mall, a 4-story/100,000 sf. high-density residential facility, a smaller retail/strip center, restaurant pad sites, various sized offices, childcare center and a pharmacy(refer to the attached Mendota Plaza PUD Master/Final Development Plan – 2009). Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 2 of 19 Since 2009, the mall or some of its individual parcels have gone through seven (7) separate PUD Amendments, with the latest being with the new Gemini Medical office building in 2017. This proposed development would become the eight amendment if approved. The Reserve apartment development was approved under PUD amendment No. 6 in 2016. Under that plan, the city approved the 4-story, 139-unit apartment building that is seen today, and refined the area of the vacant, triangular shaped parcel to the west, with “Restaurant” and “Retail/Restaurant” for future developments (see 2016 Plan image – below). PUD Amendment Plan No. 6 (The Reserve, etal) As noted in the applicant’s narrative, Paster Properties has made numerous attempts to sell and develop the subject site with new restaurants or a retail center as shown on the 2016 plan; however, due to recent market conditions and COVID-19 pandemic, these efforts have not panned out. Paster is now permitting At Home Apts. to request this PUD Amendment in order to revise the final development plan and possibly allow the site to be developed with a new apartment development. PROPOSED DEVELOPMENT / SITE IMPROVEMENTS The subject parcel is triangular in shape, and consists of 89,158 sq. ft. or 2.05 acres. The parcel is currently vacant with anunpaved, graveled surface. The site containsanexisting stormwater pond near the northwest corner, and some existing storm water improvements, such as catch basins, storm pipes and a large underground rate control basin near the south corner. A large steel sheet pile wall is situated along the south edge of the parcel along the creek edge. A multi-tenant monument sign was installed in 2016 near the northeast corner. The proposed development for Phase II (Parcel 2 on the plans) is a three story, 73,500-sq. ft. apartment building, with 61-living units consisting of 32 one-bedroom units and 29 two-bedroom units spread out among the three floors, and a “partial” fourth floor of 3,250-sq. ft. to contain an indoor pickle-ball and bocce ball courts; wine bar and outdoor patio with fire pit. These market rate units range in size from 620- sq. ft. up to 1,650-sq. ft. The units will have luxury, high-end finishes harmonious with The Reserve at Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 3 of 19 Mendota Village. The building will also have its own fitness area and common lounge spaces similar to The Reserve. The building will have one level (25,506-sf.) underground parking garage, with 70 stalls and 49 surface stalls, for an overall parking ratio of 1.95 stalls/unit. (note: the plans indicate “73” stalls underground, but staff only counts 70 stalls). The proposed apartment building is shown with setbacks of 15-feet along the north lot line (parallel with Hwy 62); 15-ft. along the south line (along the creek); and approx. 22-ft. from the easterly line along the main entrance driveway off Hwy 62. Because this development will take place within 100-feet of the adjacent Interstate Valley Creek, a wetlands permit is also needed for this site approval. In addition, the Mendota Plaza Design Standards require the following applicable policies/standards for façade design, building materials, and doors/windows: x Monotony of design in single or multiple building projects shall be avoided. x Undulating façade shall be encouraged. x Exterior façade treatment shall be designed in a manner that creates interest to the pedestrian. x Tower forms, brick treatment, decorative columns will be incorporated into façade design. x Materials shall be selected for suitability to the type of buildings and design in which they are used. Building walls should be finished in aesthetically acceptable tones, colors and materials, complement the tones, colors, and materials of neighboring buildings. x Materials shall be durable quality. x Exterior wall treatments like brick, natural stone, terra cotta and decorative concrete block, stucco and architectural metal panels shall be used. Other similar materials may be acceptable. x All wood treatment shall be painted and weather proofed. x A minimum of 25% of the façade shall be treated with finished masonry building material. x Earth tone colors of exterior materials and complementary to adjacent buildings shall be encouraged. x Blank single masonry walls must consist of 25% of decorative masonry variation in color, texture or surface. 2. Subsequent Additions And Other Structures: Subsequent additions and other buildings or structures constructed after the erection of the original building or structure shall be constructed of materials comparable in quality and appearance to those used in the original construction and shall be designed in a manner conforming with the original architectural design and general appearance. The proposed buildings’ exterior are a combination of the following materials and are generally consistent with The Reserves development, City Code and the original PUD Design Standards: x Face brick x Stone veneer x Cement Board Lap Siding x Metal panel siding x Decorative masonry block x Composite windows x Prefinished metal flashing and trim x Prefinished balconies and railings Since this existing site is relatively graded out and flat, there does not appear to be much new or significant grading work with his new development. There is an existing underground storm chamber system near the Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 4 of 19 south edge of the site, which is not planned to be impacted by any new construction. There are however, some pre-constructed storm pipes, manholes and catch basins scattered throughout the site, that will have to be removed/re-installed around the planned development/building location on this site. The plans also note a very large “Private Water Main Agreement” easement and other miscellaneous drainage and utility easements that will also have to be vacated and rededicated to the city. All new stormwater, sanitary and water systems will be reviewed and approved by the city’s Public Works Director and St. Paul Regional Water Services. The building’s architectural elevations and renderings, interior floor plans, civil plans for grading and utility improvements, along with the new landscaping/plantings plans are all included with this report’s attachments. ANALYSIS ™Comprehensive Plan (2030 vs. 2040) The entire Mendota Plaza mall site and subject parcel were all guided Mixed-Use PUD under the previous 2030 Comprehensive Plan, and was noted with: The intent of the district is to allow for mixed use developments that combine residential, retail, and commercial uses into a coordinated, planned development project. Areas of the community with this land use designation are located near the intersection of Highway 110 and Dodd Road. The intersection of Dodd Road and Highway 110 is the City’s only significant retail area. The northeast quadrant of this intersection has been developed into a mixed use commercial/residential center known as “The Village at Mendota Heights”. Located in the southeast corner of the Dodd and Highway 110 intersection is a related commercial area. This older shopping center is being considered for redevelopment, including a mixed-use land use pattern reflecting the Village development concept. It is an objective of the City to encourage redevelopment of this area reflecting a small-town village layout, avoiding the suburban shopping center environment that dominates the current development pattern. As noted previously, the entire Mendota Plaza development was rezoned toMU-PUD in 2009. The existing zoning and proposed commercial/retail and residential uses that are seen today remain consistent with the future land use designations established under the previous 2030 Plan. . Under the new 2040 Comprehensive Plan, the following is noted for MU-PUD areas: MU – Mixed-Use (21.0 - 30.0 DU/Acre for Residential Uses) Undeveloped land guided mixed-use is planned to develop approximately 75% of its acres with residential uses at the densities identified, which is consistent with existing mixed-use projects in the city. The northeast quadrant of the Highway 62 and Dodd Road intersection has been developed into a mixed-use center known as The Village at Mendota Heights. The southeast corner of this includes the Mendota Plaza shopping center which has seen renovation and redevelopment in recent years, including a new Walgreen’s pharmacy; White Pine Senior Living, a 50-unit assisted living complex, and a 4-story 139-unit apartment project developed by At Home Apartments. The current residential development has developed at densities between 21 and 30 dwelling units per acre, and adjacent undeveloped outlots are guided to develop at similar densities Under the 2016 PUD Amendment report, city staff reported the following on population and housing projections (part of the 2030 Comprehensive Plan): Forecast 2010 (actual) 2014 (est.)2020 2030 2040 Population 11,071 11,124 11,300 11,300 11,400 Households 4,378 4,450 4,600 4,710 4,800 Source: Metropolitan Council (dated 9/17/2015) According to the most-recent Metropolitan Council System Statement, the City’s population and household forecasts are as follows: Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 5 of 19 Forecast 2010 2018 2020 2030 2040 Population 11,071 11,340 (2.4%) 12,000 (0%) 12,000 (0%) 12,000 (0%) Households 4,378 N/A 4,900 (12%) 5,000 (2%) 5,110 (2.2%) Source: Metropolitan Council, US Census, City of Mendota Heights, SHC As noted, the Met Council agreed to accept the city’s increase of our projected populations from 11,400 to a 12,000 – which we requested to hold steady from the 2020 through 2040 planning periods. Meanwhile, the households are projected to increase slightly over these same periods, from 4,900 (2020) up to 5,110 in 2040. As per the 2040 Plan: “Most of the household growth is anticipated to occur in areas designated for mixed-use, which is likely to be primarily multi-family development.” This site and the proposed apartment development would meet this statement. Construction of the proposed 61-unit residential development (coupled with the proposed 113-units in the Phase III development) could account significantly or contribute greatly to the projected amount of households planned for in the 2040 Plan. According to the applicant, the proposed project includes“market- rate” units and plans do not include any “affordable units”, which could satisfy additional Metropolitan Council requirements on affordable housing. Nevertheless, the Met Council typically supports efforts to increase new housing opportunities wherever or whenever they present themselves in metro communities. The 2040 Plan also provides the following goals and policy statements to consider in this PUD request: LAND USE GOAL 1: The Future Land Use Plan will provide the foundation for all land use decisions in Mendota Heights. Policies 1. Development and redevelopment of housing, businesses, transportation systems, parks and community facilities shall be done in accordance with this Plan. 5. The city will strive to create a balanced land use pattern that provides appropriate designations that meet projected growth and market demand. LAND USE GOAL 2: Preserve, protect, and enrich the mature, fully developed residential neighborhoods and character of the community. Policies 2. The city will emphasize quality design, innovative solutions, and general focus on aesthetics throughout the community, including within existing developments and buildings. 3. Development and planning of land will be encouraged to provide reasonable access to the surrounding communities. HOUSING GOAL 2: Meet future needs with a variety of housing products. Policies 1. Encourage life-cycle housing opportunities in Mendota Heights of various forms and tenures that allow residents to remain in the community throughout their lives. This includes: ii. Construction of move-up single-family development that supports life-cycle housing. iii. Construction of various types of senior housing, including senior ownership units, senior rental units, memory care and assisted living units. iv. Support the development of a mix of affordable housing opportunities for all income levels, age groups, and special housing needs. 2. Encourage environmentally sustainable housing development and construction practices. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 6 of 19 The proposed high-density residential development may satisfy a potential demand for rental units in the community, which appears to be a continual and growing trend among many metropolitan and suburban communities these days. The availability of desirable rental units may also appeal to existing homeowners who are looking to downsize and stay in the community, which may stimulate turnover of the existing single-family residential housing stock. For these reasons, the proposed or added residential project fits many of the land use and housing goals and policies in the 2040 Comprehensive Plan. ™Proposed PUD Final Development Plan Amendment The original 2009 PUD Plan included a future 4-story, 100,000 square-foot high-density residential building; and where the Reserve apartments sits today, this was originally planned to be for future 12,000-sf. Retail Center and a 10,800-sf. Office building; while the area planned for this Phase II (61-unit apartment) was a scheduled for two 3,500-sf. and 4,000-sf. restaurants. A subsequent amendment allowed for construction of the 46-unit White Pine senior/assisted living facility built in 2012; and as noted previously, the retail center/office/restaurants sites were also amended to allow the new 139-unit The Reserve apartments and the two restaurant pad site fronting along the highway were modified slightly. At Home is now proposing to amend the existing PUD Final Development Plan, which can be requested per Title 12-1K-6-G of the City Code: Amendments To Final Development Plan: No changes may be made in the approved final development plan after its approval by the council, except upon application to the council under the procedures provided below: 1. Minor changes in the location, siting, and height of buildings and structures may be authorized by the council if required by engineering or other circumstances not foreseen at the time the final plan was approved. 2. All other changes in use, or rearrangements of lots, blocks and building tracts, any changes in the provision of common open spaces, and all other changes in the approved final plan must be made by the council under the procedures authorized by this chapter for the approval of a conditional use permit. No amendments may be required by the council because of changes in conditions that have occurred since the final plan was approved or by changes in the development policy of the community. The proposed amendment qualifies under No. 2 above, and is required to be approved by the City Council by conditional use permit. The subject parcels are zoned and guided Mixed-Use PUD. According to Title 12-1K-3-D of the City Code: MU-PUD Mixed Use Planned Unit Development District:The MU-PUD district is intended to provide the opportunity to develop a planned unit development with mixing of residential and nonresidential uses. All of the permitted, conditional, and accessory uses contained in the R-2, R-3, B-1, and B-2 zoning districts shall be treated as potentially allowable uses within the MU-PUD district, provided they would be allowable on the site under the comprehensive plan. The city council shall have the authority to approve other uses in the MU-PUD district by special permit. The amended PUD Final Development Plan includes the following land uses: Parcel Description Parcel Area (Acres)Proposed Use Building Area (Square Feet) Parking Required Parking Proposed Lot 1, Block 1 2.05 ac. 61-Unit High-density Residential Apartment 76,750-sf. (living) 102,256-sf. total 122 122 Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 7 of 19 According to Title 12-1K-1 of the City Code, regarding the purpose of a PUD: The purpose of the planned unit development is to encourage a flexibility in the design and development of land; and in connection therewith, and by way of illustration and not limitation, to preserve the natural and scenic quality of open areas, to encourage a diversity of housing types within a given development, to permit a mixture of several zoning district uses within a development project, and to permit modification and variance of zoning district requirements, but nevertheless and at the same time limiting development to a scale appropriate to the existing terrain and surrounding land uses. One of the key provisions of this statement is “…to encourage a flexibility in the design and development of land…” which is why many cities allow or adopt similar PUD Ordinances, as these specific zoning districts provide greater assistance and allowances to a developer, and help promote well-planned and cohesive developments within a community. The PUD also can grant some discretionary allowances (instead of or in place of a variance) with certain site design standards, such as reduced setbacks, increased building heights, higher densities (units/acre), reduced parking and others. Furthermore, according to Title 12-1K-5-A of the City Code, regarding standards for approval of a PUD: Standards For Approval: The planned unit development may be approved only if it satisfies all of the following standards: 1. The planned unit development is an effective and unified treatment of the development possibilities on the project site and the development plan includes provisions for the preservation of unique natural amenities such as streams, stream banks, wooded cover, rough terrain, and similar areas. 2. The planned unit development has been planned and is proposed to be developed to harmonize with adjacent projects or proposals. 3. Financing is available to the applicant on conditions and in an amount which is sufficient to assure completion of the planned unit development and evidence to support those facts is presented to and deemed satisfactory by the planning commission and the council. 4. The planned unit development is consistent with the comprehensive plan of the community. 5. The planned unit development can be planned and developed to harmonize with any existing or proposed development in the areas surrounding the project site. ™Density / High-Density Residential Development This proposed high-density residential development would provide 61-units on 2.05 acres. The requirements adopted within a PUD can be flexible, but should be reviewed against the standards for similarly-zoned uses. While the development is zoned/guided as MU-PUD, the proposed apartment plan can be reviewed utilizing the R-3 High Density Residential District standards, since an R-3 use is a “…potentially allowable uses within the MU-PUD district.” However, the new use or development does not need to meet all (or any) of the R-3 District development standards to be approved, as the City has a lot of “flexibility” and discretion in this PUD review process, and can provide appropriate standards and adopt reasonable conditions on new developments as deemed necessary. According to Title 12-1K-5-B: Number of Dwelling Units: 1. In a residential planned unit development the number of dwelling units proposed for the entire site shall not exceed the total number permitted under the density control provisions of the zoning district(s) in which the land is located. The HR-PUD district will use the standards of the R-3 zoning district as a guide; the MR-PUD district will use the standards of the R-2 district as a guide. If the residential planned unit development is in more than one zoning district, the number of allowable Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 8 of 19 dwelling units must be calculated separately for each portion of the planned unit development that is in a separate zone, and must then be combined to determine the number of dwelling units allowable in the entire planned unit development. The density of individual uses in the MU-PUD district may be guided by the standard zoning district for each use. The city council shall have the authority to determine the allowed density based on the quality and components of the planned unit development. Said density may be lesser or greater than that prescribed by the standard zoning district(s) at the discretion of the council. 3. The planning commission shall determine the number of dwelling units which may be constructed within the planned unit development by dividing the net acreage of the project area by the required lot area per dwelling unit which is required in the equivalent zoning district for the area in which the planned unit development is located. The net acreage shall be defined as the project area less the land area dedicated for public streets, but shall include all lands to be conveyed to the city for public parks. No portion of any wetlands, to the average high water marking as indicated on the city wetlands map, may be included for purposes of calculating land density. For this particular case, the applicable “standard residential district” for the proposed use is the R-3 High Density Residential District. The corresponding future land use designation for the R-3 District is HR- High Density Residential, which now has an allowable density range of 6.0 – 9.0 units/acre (note: the 2030 Plan was 8.5 units/acre). However, since this site is located in an established MU-PUD area, the density applied to a typical R-3 or high density multi-family use such as this - may be used [emphasis added], but is not required. Again, City Code grants the planning commission a discretionary right or ability to determine [by recommendation] the number of dwelling units, thus setting or approving the allowable density of the site. City Council will have final decision-making on said density request. As was noted in the planning reports for The Reserve developmen t in 2016 and the Michael Development’s The Heights apartment development of 2017, this density allotment is considered low in comparison to many other suburban cities in the region, where 12+ units/ac. and up to 25-30-units/ac. are common. The Heights Apartments were approved with an approximate 24 units/acre, while the new Linden Apartments in The Village were approved with 18 units/acre. The Reserve apartments consisted of 139 units on a 2.2 acre site, which equates to density of 63 units/acre on its own parcel. However, what staff presented to the planning commission and council in 2016 was a statement “…the Code provision above [12-1K-5-B] does allow the City Council discretion to determine the allowed density, which may be lesser or greater than the standard zoning district. Therefore, staff recommends a more appropriate analysis of the proposed density would be to consider the entire Mendota Plaza PUD under the MU-PUD future land use designation, which has an allowable density range of 6-10 housing units/acre.” When staff calculated the density based on the entire PUD project site, and added both White Pines 46-units plus The Reserves’ 139 units (185 total units), this worked out to an overall density calculation of 10.2 units/acre, which was found to be acceptable and later approved by the city. The density calculation on this individual parcel is calculated as follows: 61-units / 2.05 ac. = 29.8 units/ac. However, as noted in the 2040 Comprehensive Plan, the city revised the MU-Mixed Use land category to include a provision to allow up to 21.0 – 30.0 units/acre. Utilizing this same rationale for determining density as the city allowed in the 2016 PUD Amendment, the density is calculated as follows: Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 9 of 19 Parcel Description Parcel Area (Net Acres) Residential Units Lot 1 – Walgreens 1.75 0 Lot 2 – Mendota Plaza 6.15 0 Lot 6 – White Pines 2.0 46 Lot 1, Block 1 (proposed Phase II apts.)2.05 61 Lot 1, Block 2 (The Reserves) 2.2 139 Lot 7 - Undeveloped 2.04 0 Lot 8 – Undeveloped 2.31 0 Total Net Area 18.5 ac. @ 75% = 13.875 acres * Total Units (existing & proposed) 246 units Total Density 17.7 units/acre *Mixed Use Residential Acres calculated as 75% of Total Net Developable Areas (per 2040 Comprehensive Plan) Factoring in the separate 113-unit apartment development (Lot 7), the density total on the entire Plaza PUD site re-calculates as follows: Parcel Description Parcel Area (Net Acres) Residential Units Lot 1 – Walgreens 1.75 0 Lot 2 – Mendota Plaza 6.15 0 Lot 6 – White Pines 2.0 46 Lot 1, Block 1 (proposed Phase II)2.05 61 Lot 1, Block 2 (The Reserves) 2.2 139 Lot 7 – (proposed apartments)2.04 113 Lot 8 – Undeveloped 2.31 0 Total Net Area 18.5 ac. @ 75% = 13.875 acres * Total Units (existing & proposed) 359 units Total Density 25.9 units/acre *Mixed Use Residential Acres calculated as 75% of Total Net Developable Areas (per 2040 Comprehensive Plan) The proposed residential density on the overall site would meet the current allowable density allotments provided under the new 2040 Comprehensive Plan. The City Council has the authority to determine the allowed density for the proposed PUD amendment; and staff feels the proposed density as presented on this site is acceptable and is consistent with similar and current suburban mixed-use developments throughout the metropolitan region, and is consistent and meets the density allowances under the 2040 Plan. ™Site and Structure Requirements The following R-3 District requirements were reviewed, as per Title 12-1E-8-D of the City Code: Standard Requirement Proposed Minimum Lot Area/Dwelling Unit1 3-story or more: 1-bedroom: 5,100 square feet 2-bedroom: 6,050 square feet 3-bedroom: 6,680 square feet 2.05 ac. (89,300-sq. ft.) 32 one-bedroom units 29 two-bedroom units Minimum Floor Area Efficiency units: Not permitted 1-bedroom units: 750 square feet 2-bedroom units: 800 square feet 3-bedroom units: 1,000 square feet 1-bedroom: 620 – 825 sq. ft. 2-bedroom: 1200 – 1650 sq. ft. Front Yard Setback 50 feet + 1 foot/each 1 foot of building height over 60 feet 22-ft. (from South Plaza Way); 15-ft. (from Hwy 62-ROW) Side/Rear Yard Setback 40 feet + 0.5 feet/1 foot of building height over 75 feet 15-ft. (from Hwy 62 ROW) 15-ft. (from creek boundary) Building Height No limit 45-ft. feet / 48-ft. (highest point) Parking Lot Setback 40 feet (ROW) 10 feet (principal building)10-ft. 1may be decreased by 300 square feet of each parking space provided underground Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 10 of 19 x Land Area Based on the proposed unit-mix, building height, and underground parking provided, the current lot area is significantly less than what would be required under normal R-3 District standards. A standard R-3 Zoned parcel would require almost 366,320 sq. ft. or 8.4 acres of land to support the number of one/two bedroom units proposed in this plan. Once again however, the PUD Amendment allows for the city to accept this reduction of land space if demonstrated by the developer that this site still works with the number of units to be placed on the smaller land site. x Unit Sizes Most of the proposed smaller one-bedroom units (16 of the 61 units) are less than 750-sf. minimums for the R-3 Zone; and it appears most of the remaining and larger 1-Bed + Den units and 2-Bed units meet these standards. No three-bedroom units are proposed in the building. x Building / Parking Lot Setbacks Front Yard setbacks are normally 50-feet from lot/ROW lines. South Plaza Way is a private access drive into this development, and serves as this Phase II development’s frontage. City Code defines any front lot line as “the boundary of a lot which abuts a dedicated public street.” – which can be the case with Highway 62 to the north and South Plaza Way to the east. Although not marked or shown on the plans, it appears this front yard setback (closest point of building) along South Plaza measures out to approximately 22-feet, while the setback from Hwy. 62 is only 15-feet from the ROW line. Both of these setbacks are significantly reduced under this PUD Plan. Side/Rear Yard setbacks are normally 40-feet. The proposed building’s Side Yard (south) setback is shown with only 15-feet; and the rear corner lot (measured) is approx. 175-feet. The outdoor parking is shown with 10 to 15-ft. setbacks at some of their closest points off South Plaza Way. The parking appears to meet the required 10-ft. spacing between parking lot and buildings, which is intended to provide adequate separation, access and landscaping space up to and around the building. Although these reduced setbacks are considerable, the planning commission and city council have the discretion to accept or approve the proposed building and parking layouts, even with the reduced setbacks as shown or noted herein, as part of this PUD Amendment review process. The commission may make any recommendations accordingly. x Building Coverage The R-3 District does not include a floor area ratio standard, however the Mendota Plaza Design Standards limit building coverage to no more than 40%. The proposed apartment development covers 27.7%of the lot (24,800-sf. / 89,300-sf. lot area), which can be considered compliant with these original Mendota Plaza Design Standards. x Landscaping The landscape plans submitted for the site is somewhat limited, and only shows a generalized location for new trees and shrubs, and areas to be replanted or vegetated. The plans are absent of important details or plantings list; however the applicants did state in their narrative and plan notes: “The proposed landscape design for the site is intended to compliment the architectural design and is designed to meet the City of Mendota Heights landscaping requirements. Most of the pervious areas will be covered with sod and will be irrigated to ensure healthy growth. The proposed landscape design also includes shredded hardwood mulch and landscape poly-edging around planting beds for shrubs. The applicant with work with City staff during the plan review process to ensure that the proposed landscape design meets the City’s pollinator and native planting requirements.” Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 11 of 19 The proposed Landscape Plan appears to be in general conformance with the MH Plaza Design Standards; and staff assumes the applicant will agree to provide a high level of plantings and materials that meet the pollinator friendly and native plantings the city encourages (and conditions) in other developments. The commission may choose to accept this current landscape plan as submitted herein, or require more information and/or details from the developer. x Lighting According to Title 12-1I-15 of the City Code, concerning lighting performance standards: Lights for illuminating parking areas, loading areas or yards for safety and security purposes shall create a reading of no more than 0.2 foot-candle at the shared property line with a commercial or industrial use or public right of way, and shall create a reading of zero foot-candles at the shared property line with residentially zoned property. In addition, the Mendota Plaza Design Standards contain the following applicable lighting policies/standards: x Lighting of the site should provide continuity and consistency throughout the area. x Exterior lighting, when used, shall enhance the building design and the adjoining landscape. x Lighting standards and building fixtures shall be of a design and size compatible with the buildings and adjacent areas. Lighting used in the adjacent area should be encouraged through the site. x Lighting shall be restrained in design and excessive brightness avoided. The PUD Site Plans are absent of any Lighting or Photometric Plans with this development, nor any indications of lights on the buildings. Since the entire property in-question is zoned MU-PUD and is part of a larger mixed-use development, the foot-candle requirements may not apply between the shared/mixed uses in the overall PUD project area. However, it will be important the developer can show or demonstrate that any new lighting for parking and outside the buildings meet City Code and Mendota Plaza standards. Proposed light fixtures should be downcast/cut-off types of lights and kept to a minimum (number/amount). Staff has included a recommendation to have the developer provide and submit a complete and detailed Lighting-Photometric Plan of the site for approvals. x Parking Analysis The proposed high-density residential development includes 49 surface parking spaces and 70 underground spaces, for a total of 119 spaces. This equates to a ratio of 1.95 spaces/unit. According to Title 12-1E-E of the City Code, the number of required off-street parking spaces in the R-3 District is as follows: Number And Design Of Parking Spaces: A minimum of two and one-half (21/2) parking spaces shall be provided for each dwelling unit, one of which shall be enclosed. Parking spaces shall comply with all parking regulations for size, location, and other standards. Based on the 2.5 spaces/unit standard and the proposed 61-units, strict application of the Code standard would require a minimum of 153 off-street parking spaces. It is Planning Staff’s professional opinion that this 2.5 space per unit appears to be too high and extreme; and is not a reasonable calculation when considering newer multi-family residential development needs throughout the metro area and nation. When At Homes presented their apartment proposal in 2016, the issue of 2.5 spaces/unit was discussed and analyzed, and the city planning consultants (Stantec) were authorized to conduct a parking analysis and study for this site, which are excerpted and highlighted below: Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 12 of 19 ƒMendota Heights code requirement is higher than all other communities researched (except Apple Valley, which is same 2.5/unit). Most are at 2.0/unit, but Golden Valley is at 1.5/unit. ƒDiscussion with the planners in other communities shows they regularly negotiate the parking requirements on a case-by-case basis, often within a PUD, and often go below their own published standard. All agreed that a standard of 2.5/unit was high. ƒThe average for nine projects (not in transit-friendly areas) is 1.59/unit. ƒCar ownership rates in the U.S. reached a peak 20-30 years ago and have been falling since, according the U.S. Bureau of Transportation Statistics (see table on the following page), so even without transit nearby there is consensus that apartment tenants likely have fewer cars today than a generation ago. This is a key reason that the parking numbers have been going down and that many communities have been reconsidering their parking standards for multi-family projects. ƒThe Institute of Transportation Engineers (ITE) publishes a manual on parking demand, citing studies of built projects. Their 4th Edition manual (2010) shows a range of 1.10-1.37 spaces per unit, with an average of 1.23/unit. The number of studies cite d is not large, some studies in the mix are very old, and there is no indication of the number of bedrooms in the projects studied, so we do not recommend using the ITE numbers as a firm guide. Apartment Parking – Conclusion & Recommendation Based on the above analysis, our conclusion is that the parking for the proposed apartment project in Mendota Plaza is adequate at 1.6 spaces per unit and 1.2 spaces per bedroom, assuming the mix of 1- bedroom and 2-bedroom units remains as proposed in the current plans, and provided that both the 20 surface parking spaces and the 20 additional spaces in the underground ramp are guaranteed to be available for visitors as part of the PUD development agreement. Holding the proposed development to these same conclusions and standards (which were adopted by the City in 2016 for The Reserves) the parking needs could be re-calculated as follows: ƒParking at 1.6/Unit: 61-units x 1.6 = 97.6 or 98 spaces or ƒParking at 1.2/bedroom: 32 (1 bed units) @ 1.2 = 39 + 29 (2-bed) @ 2.4 =70 ƒTOTAL: 109 spaces Due to the strong desire to preserve or encourage more open space on this site, it again remains the professional opinion of staff that the 119 spaces proposed under this single development plan should be adequate to serve the residents of this site; and is based on the previous study/analysis performed on The Reserves, The Heights and The Linden developments in recent years. Title 12-1D-16-D-4 of the City Code requires the following: Size Of Spaces: Each parking space shall be not less than nine feet (9') wide and twenty feet (20') in length exclusive of access drives of twenty four feet (24') in width, and such space shall be served adequately by access driveway. The proposed parking plans shows the 49 outdoor/surface spaces as 9’ x 18’ dimensions with a “nose- in” or curb overhanging design, and 24-ft. wide drive aisles. The underground spaces are also shown or measure 9’ x 18’, with a 24-ft. wide drive aisle. Typically, these stalls may be reduced in length to compensate for the front bumper hanging over the curb and are similar to existing commercial developments in the city and an accepted industry standard. The planning commission will need to Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 13 of 19 provide a recommendation on whether or not you support or recommend favorably this request to reduce the number of spaces per the plan submittal; and if the reduced setbacks and stall sizes are acceptable. x Park Dedication If the new apartment development is approved, the applicant is required to either contribute 10% of final plat gross area to be dedicated for public use - or contribute a cash payment in-lieu-of land dedication in an amount established by the city. Since no platting is taking place, and due to an expected number of new residents coming in with the new high-density residential development, the cash/in-lieu of payment of $4,000/unit will be requested ($4,000 x 61-units = $244,000). Payment of the required park dedication fees is included as a condition of approval. ™Traffic Impacts With any new developments in and around this centralized commercial/retail/mixed-use hub on Highway 62 and Dodd Road (State Hwy. 149), traffic safety, vehicle movements, access (both in and out of the area) and adequate parking seem to be a major concern to many residents and business owners for this area. This development would retain the right-in only access off of Hwy 62 (to the north); and all other access via North Plaza Drive or South Plaza Drive, which are the only two roadway connections directly on or back out to Dodd Road. In 2017 the city consulted with KLJ Engineering to provide a traffic study of this and other areas in the city, which was referred to as the Mendota Heights North-South Mobility Study and completed in February 2018. The study was commissioned to examine existing conditions, traffic and vehicle crash data; traffic operations, and predict future traffic forecasts and operations, and provide alternatives. The study showed that the intersection of Dodd Road and Hwy 62, in its 2017 Existing Conditions, 2040 Base and Build Scenarios that this intersection provides a Level of Service F, which is the lowest score given, and essentially means there are issues that need to be corrected or addressed. Unfortunately, since both of these roadway systems are MnDOT controlled, there is not much the city can require or recommend to fix some of these issues without an expensive alternative or solution. The report did summarize or suggested an alternative to providing a future right-in/right-out intersection at North Plaza Drive off Dodd Road; but there are currently no plans by MnDOT (or the city) to installing or changing this intersection at this time. During the planning and presentation of The Reserves in 2016, traffic was expressed as a concern, especially by the anticipated amount of units and new residents to this area, and the fear these resident’s vehicles entering/exiting the site every day, especially during peak AM/Noon/PM hours, would cause some serious traffic issues. Casual observations of this site (since the development opened) has shown there appears to be no serious issues or problems of traffic or congestion attributed to this high-density residential development, and the fear of serious congestion or crashes s in and around this development have not materialized. As part of this new development, the developer has submitted a new Technical Memorandum – Trip Generation Analysis from Biko Associates. The memo provides four (4) separate scenarios, based on current development and projected developments on this Phase II site and the separate (but related) Lot 7 site behind the strip mall. The conclusions of that study indicate the following: The analysis of estimated trip generation conducted for this technical memorandum shows that the addition of At Home Apartments’ proposed Mendota 2 [Phase II] development will result in lower trip generation than would have occurred if the 2016 expansion program had been implemented. Thus, it is reasonable to assume that the traffic operations would be improved and LOS would be higher than originally forecast in 2016 with full implementation of the expansion program. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 14 of 19 The findings also show that the At Home Apartments’ proposed Mendota-Lot 7 development, with only 113 dwelling units, will generate a low volume of daily and peak hour trips. When the trips estimated to be generated by Mendota-Lot 7 are added to those that will result from implementation of Mendota- 2, the total volume is still low to low/moderate. Upon staff’s review of this traffic memorandum, if you review Table 5 (Pg. 9 of memo), it shows the original 2016 Expansion (The Reserves plus the Retail / Restaurant uses) with a projection of 1,072 trips; while the same study predicts the three apartment uses may generate up to 1,374 trips (assuming build-out). This represents a 28% increase. As part of The Reserve development approvals, the city prepared and entered into an amended (No. 6) PUD Agreement in 2016. Under this agreement with Mendota Plaza Apartments, LLC (At Home Apts.), Mendota Mall Associates-Outlots, LLC (Howard Paster) and the City of Mendota Heights, the following Section No. 14 was noted: 14. Section 4. 11 Traffic Improvements, including South and North Plaza Drive/Dodd Road ( TH 149) Intersection. Section 4. 11 of the 2009 Development Agreement is hereby amended to delete any obligations of the Developer to complete any improvements to TH 110 and Dodd Road included in the Traffic Study. The Developer has provided the City with a Traffic Impact Study dated August 8, 2016, prepared by Spack Consulting (" 2016 Traffic Study"). The Developer acknowledges that the City has expressed concerns over the impact of the Second Addition Improvements on the intersection of South Plaza Drive and Dodd Road as well as the intersection of North Plaza Drive and Dodd Road. If, as a direct result of the Commercial Improvements and Apartment Improvements, the Level of Service falls to an overall below Level of Service F at either of these intersections as set forth in the 2016 Traffic Study without the installation of infrastructure improvements or the adoption of traffic mitigation procedures or improvements, as determined by a qualified traffic engineer reasonably acceptable to the Developer and the City; the Developer and Mendota Plaza Apartments will together be responsible for the City' s share of the cost to bring the intersections performances to a Level of Service D or better. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 15 of 19 The city does not have any alternatives or suggested improvements to offer at this time. Staff would however, suggest the planning commission discuss with the staff and the developer at the hearing/meeting to determine if more study or analysis is required. This same section/language will be added or made part of the future 8th Amendment to Planned Unit Development Agreement. ™Wetlands Permit According to Title 12-2-1 of the City Code, the purpose of the Wetlands Systems Chapter is to: x Provide for protection, preservation, maintenance, and use wetlands and water resource-related areas; x Maintain the natural drainage system; x Minimize disturbance which may result from alteration by earthwork, loss of vegetation, loss of wildlife and aquatic organisms as a result of the disturbance of the natural environment or from excessive sedimentation; x Provide for protection of potable fresh water supplies; and x Ensure safety from floods. The proposed project includes new grading and construction activities within 100-feet of a wetland/water resource-related area -Interstate Valley Creek. The northerly area or creek edge was stabilized and improved with a very large and considerable steel sheet pile wall along this north embankment (see image – below). The areas near the bottom of the wall and along the flattened or sloped creek banks are heavily vegetated, and will remain so during and after construction. Developer has no plans to impact or affect this waterway or wall during the construction of this project. Normally, the city requires all developments to maintain a 25-foot setback in order to provide a “no-disturbance” or no impact zone from said wetland edge; however, in this case, the wall provides a suitable alternative and reduces or eliminates any negative impacts caused by construction. The stormwater pollution prevention plans (SWPPP) indicate extraordinary measures will be used to protect and safeguard this area during and after constructionis completed, and all disturbed areas have been restored. ALTERNATIVES 1. Recommend APPROVAL of the conditional use permit to amend the planned unit development and the wetlands permit as requested herein, based on the attached finding-of-fact, with conditions; or 2. Recommend DENIAL of the conditional use permit to amend the planned unit development and the wetlands permit as requested herein, based on the related alternative finding-of-fact that support such a denial; or Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 16 of 19 3. Table the request and direct staff and/or the applicant o bring more information to the next meeting (if necessary), and extend the application review period an additional 60 days, in compliance with MN STAT. 15.99. STAFF RECOMMENDATION Staff recommends the Planning Commission give careful consideration to one of the alternatives noted above, and make your recommendation on the reduced standards the Developer is seeking with this new high-density apartment development and accept or revise the attached conditions accordingly. Please note that any new or modified conditions should be reasonable and in fair proportion to the requested development being considered under this PUD Amendment and Wetland Permit review process. The following are the suggested conditions of approval: 1. The applicant shall draft appropriate amendments to the existing Development Agreement required by approval of the proposed project, to be reviewed and approved by the City Attorney and approved by the City Council. 2. Any new final building plan approved under this PUD Amendment shall be constructed only in conformance to the PUD Plans approved by the city council; and all approved building and site must be certified by a registered architect and engineers (as applicable); and in accordance with all architectural and building standards found under Title 12-1E-8, Subpart F “Architectural Controls” and Subpart G – Structural, Electrical and Mechanical Requirements. 3. Any drainage and utility easement or any other easements that may be impacted by the physical placement of the new apartment structure or other improvements must be vacated and re- established/dedicated as necessary, per the direction of the Public Works Director. 4. All new signage must comply with the sign standards in the Mendota Heights Plaza PUD Agreement. 5. Rooftop mechanical units shall be of a low profile variety. All ground-level and rooftop mechanical utilities, other than low profile rooftop units, shall be completely screened with one or more of the materials used in the construction of the principal structure, to be reviewed by the Planning Department and verified as part of the building permit review process. 6. All new trees and plant material shall be designed to comply with the city’s pollinator friendly and native plantings policy; all landscaped areas shall be irrigated; and plants used to provide an effective screening element for building utility areas. 7. A performance bond or letter of credit shall be supplied by the applicant in an amount equal to at least one and one-half (11/2) times the value of such screening, landscaping, or other improvements, to be included as part of the Development Agreement. 8. The owner, tenant and their respective agents shall be jointly and severally responsible for the maintenance of all landscaping in a condition presenting a healthy, neat and orderly appearance and free from refuse and debris. Plants and ground cover which are required by an approved site or landscape plan and which have died shall be replaced as soon as seasonal or weather conditions allow. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 17 of 19 9. A Lighting and Photometric Plan shall be submitted that includes proposed outdoor parking lot lighting, building lighting and any additional lighting, which must be reviewed by the Planning and Public Works Departments and included as part of any new building permit review process. 10. Any new or proposed water main lines or systems shall be designed and constructed to Saint Paul Regional Water Service (SPRWS) standards, including written approval of the design layout prior to final building permit approvals. 11. Proposed retaining walls in excess of four feet in height shall require engineering design provided with the building permit application. 12. Building and grading permits shall be obtained from the City prior to construction commencement. 13. All grading and construction activities as part of the proposed development shall be in compliance with applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance Document. 14. Drive lane access into and out of the off-street parking areas to the building’s front doors shall be unimpeded and a minimum of 20-foot-wide clear access. 15. All applicable fire and building codes, as adopted/amended by the City, shall apply and the buildings shall be fully-protected by an automatic fire sprinkler system. MATERIALS INCLUDED FOR REVIEW 1. Letter of Intent/Project Narrative 2. Technical Memorandum- Traffic Analysis (Biko Associates) 3. 2009 Mendota Heights Plaza Master Development Plan 4. Mendota Heights Apartments – Phase II Plans (2021) Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 18 of 19 FINDINGS OF FACT FOR APPROVAL CUP for PUD Amendment and Wetlands Permit For PHASE II – The Reserve of Mendota Village Lot 1, Block 1, Mendota Plaza Expansion Second Addition The following Findings of Fact are made in support of approval of the requests: 1. The proposed amendment to a Planned Unit Development Final Development Plan is consistent with the Comprehensive Plan and applicable City Code requirements for such a development. 2. The proposed PUD can be approved with the higher density because: a. it will be an effective and unified treatment of the existing development; b. the development plan includes provisions for the preservation of surrounding and unique natural amenities; c. financing is available to the applicant on conditions and in an amount which is sufficient to assure completion of the planned unit development and the PUD is consistent with the comprehensive plan; and d. the PUD can be and will be planned and developed to harmonize with any existing or proposed development in the areas surrounding the project site. 3. The proposed project utilizes the planned unit development (PUD) zoning flexibility to enhance development of the property without negatively impacting surrounding land uses and natural resources. 4. The reduced building and parking setbacks, smaller unit sizes, reduced land area, and overall density of this development does not pose any threat to the general health, safety and welfare of the surrounding properties or diminishes the usefulness of the planned development of this property. 5. The reduced parking ratio should be supported due to the strong desire to reserve or encourage more open space on this site; and help reduce any hard surface impacts that additional parking would require. 6. Construction of the proposed high-density residential development will contribute to a significant amount of the Metropolitan Council’s Year 2040 forecasted population and household increases. 7. The new high-density residential use would be in character with other surrounding uses in this mixed-use commercial and high density residential project area. 8. The proposed increased density is consistent with surrounding suburban communities and still allows for adequate open space as part of the proposed development. 9. The increased density provides for construction of a housing type that is lacking in the City and would help to meet the forecasted population and housing projections. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 19 of 19 FINDINGS OF FACT FOR DENIAL CUP for PUD Amendment and Wetlands Permit For PHASE II – The Reserve of Mendota Village Lot 1, Block 1, Mendota Plaza Expansion Second Addition The following findings-of-facts are made insupport ofdenialof the PUD Amendment and Wetlands Permit: 1. The proposed amendment to a Planned Unit Development Final Development Plan is not consistent with the Comprehensive Plan and applicable City Code requirements for such a development. 2. The proposed PUD should not be approved with the higher density because: a. it will not be an effective and unified treatment of the existing development; b. the development plan does not include adequate provisions for the preservation of surrounding and unique natural amenities; and c. the PUD Amendment and new apartment plans are determined not to be a good fit, well- planned or an ideal development for this lot or area, and would not be in harmony with any existing or proposed development in the areas surrounding the project site. 3. The amount and number of site design standards and site allowances requested under this PUD Amendment seem excessive too numerous for this site, and the development poses a negative impact to the surrounding land uses, natural resources, vehicle traffic and nearby road systems. 4. The reduced parking ratio should be supported due to the strong desire to reserve or encourage more open space on this site; and help reduce any hard surface impacts that additional parking would require. 5. Construction of the proposed high-density residential development will contribute to a significant amount of the Metropolitan Council’s Year 2040 forecasted population and household increases. 6. 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ƐƉĂĐĞĂƚϰ͕ϴϮϲƐƋƵĂƌĞĨĞĞƚ͕ĂŶĚϯͿĂϲ͕ϬϬϬƐƋƵĂƌĞĨŽŽƚƌĞƐƚĂƵƌĂŶƚ͘^ƉĂĐŬŽŶƐƵůƚŝŶŐǁĂƐĐŽŶƚƌĂĐƚĞĚďLJ WĂƐƚĞƌWƌŽƉĞƌƚŝĞƐƚŽƉƌĞƉĂƌĞĂƚƌĂĨĨŝĐƐƚƵĚLJƚŽĚĞƚĞƌŵŝŶĞŚŽǁƚƌĂĨĨŝĐŐĞŶĞƌĂƚĞĚďLJƚŚĞƉƌŽƉŽƐĞĚ ĞdžƉĂŶƐŝŽŶƉƌŽũĞĐƚǁŽƵůĚŝŵƉĂĐƚƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐĂƚƐƵƌƌŽƵŶĚŝŶŐŝŶƚĞƌƐĞĐƚŝŽŶƐĂŶĚ͕ŝŶƉĂƌƚŝĐƵůĂƌ͕ŚŽǁĂ ƉƌŽƉŽƐĞĚƌŝŐŚƚͲŝŶͬƌŝŐŚƚͲŽƵƚĚƌŝǀĞǁĂLJǁŽƵůĚĂĨĨĞĐƚŽƉĞƌĂƚŝŽŶƐŽŶd,ϲϮĂŶĚŝŵƉĂĐƚƐĂĨĞƚLJ͘ϭ&ŝŐƵƌĞƐϭ ĂŶĚϮ͕ǁŚŝĐŚĂƌĞƚĂŬĞŶĨƌŽŵƚŚĞ^ƉĂĐŬŽŶƐƵůƚŝŶŐƚƌĂĨĨŝĐƐƚƵĚLJ͕ĂƌĞƉƌŽǀŝĚĞĚƚŽƐŚŽǁŶƚŚĞůŽĐĂƚŝŽŶŽĨ ƚŚĞĚĞǀĞůŽƉŵĞŶƚƉƌŽƉŽƐĞĚŝŶϮϬϭϲĂŶĚƚŚĞƐŝƚĞƉůĂŶĨŽƌƚŚĞĞdžƉĂŶƐŝŽŶƉƌŽũĞĐƚ͘Ϯ  KĨƚŚĞƚŚƌĞĞƵƐĞƐƉƌŽƉŽƐĞĚŝŶϮϬϭϲ͕ŽŶůLJƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ;dŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞͿǁĂƐ ĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘tŝƚŚƚŚĞƌĞŵĂŝŶŝŶŐƐŝƚĞůLJŝŶŐǀĂĐĂŶƚ͕ƚ,ŽŵĞƉĂƌƚŵĞŶƚƐŝƐŶŽǁƵŶĚĞƌĐŽŶƚƌĂĐƚ ƚŽƉƵƌĐŚĂƐĞƚŚĞƉƌŽƉĞƌƚLJĂŶĚŝƐƉƌŽƉŽƐŝŶŐƚŽĚĞǀĞůŽƉĂϲϭͲƵŶŝƚ͕ƚŚƌĞĞƐƚŽƌLJŵŝĚͲƌŝƐĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ ǁŝƚŚďŽƚŚƵŶĚĞƌŐƌŽƵŶĚĂŶĚƐƵƌĨĂĐĞůĞǀĞůƉĂƌŬŝŶŐ͘/ŶĂĚĚŝƚŝŽŶ͕ƚ,ŽŵĞƉĂƌƚŵĞŶƚƐŝƐƉƌŽƉŽƐŝŶŐƚŽ ĚĞǀĞůŽƉĂϭϭϯͲƵŶŝƚ͕ĨŝǀĞͬƐŝdžƐƚŽƌLJŵŝĚͲƌŝƐĞĂƉĂƌƚŵĞŶƚǁŝƚŚŝŶDĞŶĚŽƚĂWůĂnjĂŽŶ>ŽƚͲϳ͘dŚĞϲϭͲƵŶŝƚ ϭ ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘ Ϯ dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ͗DĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϮ  ĂƉĂƌƚŵĞŶƚŝƐƌĞĨĞƌƌĞĚƚŽĂƐDĞŶĚŽƚĂϮ͕ĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶŝƐƉƌŽƉŽƐĞĚƚŽďĞŐŝŶŝŶĨĂůůŽĨϮϬϮϭ͘dŚĞϭϭϯͲ ƵŶŝƚĂƉĂƌƚŵĞŶƚŝƐƌĞĨĞƌƌĞĚƚŽĂƐDĞŶĚŽƚĂͲ>Žƚϳ͕ĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶŝƐŚŽƉĞĚƚŽďĞŐŝŶŝŶϮϬϮϮ͘dŚĞ ůŽĐĂƚŝŽŶƐŽĨƚŚĞƚǁŽƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚƐŝƚĞƐĂƌĞƐŚŽǁŶŽŶ&ŝŐƵƌĞϯ                                     &ŝŐƵƌĞϭ͗ ĞǀĞůŽƉŵĞŶƚ^ŝƚĞZĞŐŝŽŶĂů>ŽĐĂƚŝŽŶ ^ŽƵƌĐĞ͗dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ͗DĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ d,ϲϮd,ϭϰϵ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ:ƵŶĞϮϴ͕ϮϬϮϭWĂŐĞϯ  &ŝŐƵƌĞϮ͗ŽŶĐĞƉƚƵĂů^ŝƚĞWůĂŶĨŽƌƚŚĞϮϬϭϲdžƉĂŶƐŝŽŶWƌŽũĞĐƚ^ŽƵƌĐĞ͗ dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ͗DĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘Retail and restaurant uses, which were never built. 139-unit apartment (The Reserve at Mendota Village), which was built in 2016. DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ:ƵŶĞϮϴ͕ϮϬϮϭWĂŐĞϰ  &ŝŐƵƌĞϯ͗>ŽĐĂƚŝŽŶƐŽĨƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ͛dǁŽWƌŽƉŽƐĞĚDƵůƚŝͲ&ĂŵŝůLJĞǀĞůŽƉŵĞŶƚ^ŝƚĞƐϭϯϵͲƵŶŝƚĂƉĂƌƚŵĞŶƚ;dŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞͿďƵŝůƚŝŶϮϬϭϲ͘dŚĞŽŶůLJϮϬϭϲƵƐĞƚŚĂƚǁĂƐĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘WƌŽƉŽƐĞĚůŽĐĂƚŝŽŶĨŽƌDĞŶĚŽƚĂϮ͕ĂϲϭͲƵŶŝƚĂƉĂƌƚŵĞŶƚ͘WƌŽƉŽƐĞĚƚŽďĞĐŽŶƐƚƌŝĐƚĞĚŽŶƚŚĞƉĂƌĐĞůƚŚĂƚǁĂƐŽƌŝŐŝŶĂůůLJƉƌŽƉŽƐĞĚĨŽƌƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐŝŶϮϬϭϲ͘WƌŽƉŽƐĞĚůŽĐĂƚŝŽŶĨŽƌDĞŶĚŽƚĂͲ>Žƚϳ͕ĂϭϭϯͲƵŶŝƚĂƉĂƌƚŵĞŶƚ͘d,ϲϮd,ϭϰϵ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϱ dƌŝƉ'ĞŶĞƌĂƚŝŽŶŶĂůLJƐŝƐ  dŚŝƐƐĞĐƚŝŽŶŽĨƚŚĞƚĞĐŚŶŝĐĂůŵĞŵŽƌĂŶĚƵŵĂĚĚƌĞƐƐĞƐƚƌŝƉŐĞŶĞƌĂƚŝŽŶ͘dƌŝƉŐĞŶĞƌĂƚŝŽŶĂŶĂůLJƐĞƐ ĂƌĞĐŽŶĚƵĐƚĞĚĂƐĂŶĞůĞŵĞŶƚŽĨdƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚŝĞƐƚŽĞƐƚŝŵĂƚĞƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚǁŝůůďĞ ĂƚƚƌĂĐƚĞĚƚŽĂŶĚĚĞƉĂƌƚĨƌŽŵƐƉĞĐŝĨŝĐƵƐĞƐůŽĐĂƚĞĚŽŶƚŚĞDĞŶĚŽƚĂWůĂnjĂƐŝƚĞ͘&ŽƵƌĚĞǀĞůŽƉŵĞŶƚ ƐĐĞŶĂƌŝŽƐǁŝůůďĞĚŝƐĐƵƐƐĞĚŝŶƚŚŝƐƐĞĐƚŝŽŶŽĨƚŚĞŵĞŵŽƌĂŶĚƵŵ͘  ^ĐĞŶĂƌŝŽϭ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌƚŚĞϮϬϭϲdžƉĂŶƐŝŽŶWƌŽŐƌĂŵ ƚƌŝƉŐĞŶĞƌĂƚŝŽŶĂŶĂůLJƐŝƐĨŽƌƵƐĞƐŝŶĐůƵĚĞĚŝŶƚŚĞϮϬϭϲĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵǁĂƐƉƌĞƉĂƌĞĚďLJ^ƉĂĐŬ ŽŶƐƵůƚŝŶŐ͘ƐƐŚŽǁŶŝŶdĂďůĞϭ͕ďĞůŽǁ͕ƚŚĞĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵǁĂƐĞƐƚŝŵĂƚĞĚƚŽŐĞŶĞƌĂƚĞĂůŽǁ ƚŽŵŽĚĞƌĂƚĞǀŽůƵŵĞŽĨƚƌŝƉƐŽǀĞƌƚŚĞĐŽƵƌƐĞŽĨĂŶĂǀĞƌĂŐĞǁĞĞŬĚĂLJ͘ƚƚŚĞƐĂŵĞƚŝŵĞ͕ƚŚĞ ƌĞƐƉĞĐƚŝǀĞǀŽůƵŵĞƐŽĨDƉĞĂŬŚŽƵƌĂŶĚWDƉĞĂŬŚŽƵƌƚƌŝƉƐǁĞƌĞĞƐƚŝŵĂƚĞĚƚŽďĞĂůŵŽƐƚ ͞ƵŶƌĞŵĂƌŬĂďůĞ͘͟   dĂďůĞϭ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞϮϬϭϲDĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶWƌŽŐƌĂŵ ^ŽƵƌĐĞƐ͗͞dƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϵƚŚĚŝƚŝŽŶ͕͟/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿĂŶĚůŽĐĂůĚĂƚĞ  ĐŽůůĞĐƚĞĚďLJ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘   dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ͗DĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘  ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ  ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘   ƐƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϭ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐŝĚĞŶƚŝĨŝĞĚƐŽŵĞŽĨƚŚĞƚƌŝƉƐĂƐƉĂƐƐͲďLJƚƌŝƉ͘dŚĞƐĞƚƌŝƉƐ ĂƌĞ͞ŝŶƚĞƌŵĞĚŝĂƚĞƐƚŽƉƐŽŶƚŚĞǁĂLJ͞ϯďĞƚǁĞĞŶĂƚƌŝƉŽƌŝŐŝŶĂŶĚĂŶŝŶƚĞŶĚĞĚƚƌŝƉĚĞƐƚŝŶĂƚŝŽŶ͘KŶĞ ǁĂLJƚŽƚŚŝŶŬĂďŽƵƚƉĂƐƐͲďLJƚƌŝƉƐŝƐƚŚĂƚƚŚĞLJĐĂŶďĞ͞ƐƉƵƌŽĨƚŚĞŵŽŵĞŶƚ͟ƚƌŝƉƐǁŚĞƌĞ͕ĨŽƌ ĞdžĂŵƉůĞ͕ĂĚƌŝǀĞƌŝƐƉĂƐƐŝŶŐďLJĂDĐŽŶĂůĚƐƌĞƐƚĂƵƌĂŶƚ͕ƐĞĞƐƚŚĞ'ŽůĚĞŶƌĐŚĞƐ͕ƐƵĚĚĞŶůLJĐƌĂǀĞƐĂ ŝŐDĂĐ͕ƚŚĞŶƚƵƌŶƐŝŶƚŽƚŚĞDĐŽŶĂůĚƐ͛ƉĂƌŬŝŶŐůŽƚ͕ƉƵƌĐŚĂƐĞƐĂŝŐDĂĐ͕ĂŶĚĞdžŝƚƐƚŚĞƉĂƌŬŝŶŐůŽƚ ƚŽĐŽŶƚŝŶƵĞƚŚĞŽƌŝŐŝŶĂůƚƌŝƉ͘  ϯ dƌŝƉ'ĞŶĞƌĂƚŝŽŶ,ĂŶĚŬ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ͕ƉĂŐĞϮϳ͘ /d>ĂŶĚ hƐĞŽĚĞ  ĞƐĐƌŝƉƚŝŽŶ ĂŝůLJDWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌ /ŶKƵƚWĂƐƐ ďLJ /ŶKƵƚWĂƐƐ ďLJ /ŶKƵƚWĂƐƐ ďLJ >ŽĐĂůƉĂƌƚŵĞŶƚ ;ϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐͿΎΎ Ϯϲϱ Ϯϲϱ Ϭ ϲ ϰϬ Ϭ ϯϰ ϭϴ Ϭ ϴϮϲ^ƉĞĐŝĂůƚLJZĞƚĂŝů ;ϰ͕ϴϮϲƐƋƵĂƌĞĨĞĞƚͿϲϬ ϲϬ ϲϮ ϵ ϭϬ ϭϬ ϯ ϰ ϰ >ŽĐĂůZĞƐƚĂƵƌĂŶƚ ;ϲ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚͿϮϭϭ Ϯϭϭ ϯϭϵ ϱ ϯ ϳ Ϯϱ ϭϯ Ϯϴ dKd> ϱϯϲ ϱϯϲ ϯϴϭ ϮϬ ϱϯ ϭϳ ϲϮ ϯϱ ϯϮ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϲ ƐĚĞƐĐƌŝďĞĚŝŶƚŚĞĞdžĂŵƉůĞ͕ƉĂƐƐͲďLJƚƌŝƉƐĚŽŶŽƚĐŽŵƉƌŝƐĞŶĞǁƚƌŝƉƐŽŶƌŽĂĚǁĂLJůŝŶŬƐĂĚũĂĐĞŶƚƚŽ ƚƌŝƉĂƚƚƌĂĐƚŝŽŶƐďƵƚƚŚĞLJĚŽŝŵƉĂĐƚƚŚĞĚƌŝǀĞǁĂLJƐƚŚĂƚƐĞƌǀĞƚŚĞŵ͘EŽŶͲƉĂƐƐͲďLJƚƌŝƉƐ͕ďLJ ĐŽŵƉĂƌŝƐŽŶ͕ĂƌĞŶĞǁƚƌŝƉƐͲͲͲƚƌŝƉƐƚŚĂƚǁŽƵůĚŶŽƚďĞŽŶĂĚũĂĐĞŶƚƌŽĂĚǁĂLJůŝŶŬƐǁĞƌĞŝƚŶŽƚĨŽƌƚŚĞ ĂƚƚƌĂĐƚŝŽŶ͘  /ŶdĂďůĞϭ͕ĨŽƌĞdžĂŵƉůĞ͕ŝƚŝƐƐŚŽǁŶƚŚĂƚƚŚĞϮϬϭϲĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵǁĂƐĞƐƚŝŵĂƚĞĚƚŽŐĞŶĞƌĂƚĞ ϱϯϲĚĂŝůLJŝŶďŽƵŶĚƚƌŝƉƐĂŶĚϱϯϲĚĂŝůLJŽƵƚďŽƵŶĚƚƌŝƉƐ͕ĂŶĚϯϱƉĞƌĐĞŶƚŽĨƚŚĞƐĞ;ϯϴϭƚƌŝƉƐͿĂƌĞƉĂƐƐͲ ďLJƚƌŝƉƐƚŚĂƚǁŽƵůĚŝŵƉĂĐƚƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐĂƚ^ŽƵƚŚWůĂnjĂƌŝǀĞ͕EŽƌƚŚWůĂnjĂĐĐĞƐƐ͕ĂŶĚƚŚĞ ƌŝŐŚƚͲŝŶͬƌŝŐŚƚͲŽƵƚĚƌŝǀĞǁĂLJŽŶd,ϲϮ͘dŚĞƐĞƚƌŝƉƐ͕ŚŽǁĞǀĞƌ͕ǁŽƵůĚŶŽƚŚĂǀĞĂŶŝŵƉĂĐƚŽŶƚŚĞ ŝŶƚĞƌƐĞĐƚŝŽŶŽĨd,ϲϮͬd,ϭϰϵďĞĐĂƵƐĞƚŚĞLJĂƌĞŶŽƚŶĞǁƚƌŝƉƐďĞŝŶŐĂĚĚĞĚƚŽƚŚĞƐLJƐƚĞŵ͘/Ŷ ĞƐƐĞŶĐĞ͕ƚŚĞLJĂƌĞŝŶĐůƵĚĞĚŝŶƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚĂƌĞĂůƌĞĂĚLJŽŶƚŚĞƌŽĂĚ͘ƐdĂďůĞϭĐŽƌƌĞĐƚůLJ ŝŶĚŝĐĂƚĞƐ͕ƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ;ĂƌĞƐŝĚĞŶƚŝĂůƵƐĞͿĚŽĞƐŶŽƚŐĞŶĞƌĂƚĞƉĂƐƐͲďLJƚƌŝƉƐ͘   ^ĐĞŶĂƌŝŽϮ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌǁŚĂƚǁĂƐĂĐƚƵĂůůLJďƵŝůƚŝŶϮϬϭϲ dŚĞŝŵƉĂĐƚŽĨŶŽƚďƵŝůĚŝŶŐƚŚĞƉƌŽƉŽƐĞĚƌĞƚĂŝůƐŚŽƉƐĂŶĚƌĞƐƚĂƵƌĂŶƚŝŶϮϬϭϲŝƐŽŶĞǁŚĞƌĞƚƌŝƉƐ ĞƐƚŝŵĂƚĞĚƚŽďĞŐĞŶĞƌĂƚĞĚďLJƚŚŽƐĞƵƐĞƐŶĞǀĞƌŵĂƚĞƌŝĂůŝnjĞĚ͘dŚƵƐ͕ƚŚĞLJƐŚŽƵůĚďĞƐƵďƚƌĂĐƚĞĚ ĨƌŽŵƚŚĞƚŽƚĂůƐƐŚŽǁŶŝŶdĂďůĞϭ͘^ĞĞdĂďůĞϮďĞůŽǁ͘   dĂďůĞϮ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞϮϬϭϲDĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶWƌŽŐƌĂŵǁŝƚŚŽƵƚZĞƚĂŝůĂŶĚ ZĞƐƚĂƵƌĂŶƚhƐĞƐ ^ŽƵƌĐĞ͗ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘:ƵŶĞϮϰ͕ϮϬϮϭ͘  ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ  ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘  ŽŵƉĂƌŝŶŐdĂďůĞƐϭĂŶĚϮ͕ƚŚĞĨŽůůŽǁŝŶŐƌĞĚƵĐƚŝŽŶƐŝŶƚƌŝƉƐŚĂǀĞďĞĞŶƌĞĂůŝnjĞĚďLJŶŽƚďƵŝůĚŝŶŐƚŚĞ ŽƌŝŐŝŶĂůůLJƉƌŽƉŽƐĞĚƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐ͘  ůůƉĂƐƐͲďLJƚƌŝƉƐ ϱϭƉĞƌĐĞŶƚŽĨĚĂŝůLJƚƌŝƉƐ ϯϳƉĞƌĐĞŶƚŽĨDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϰϲƉĞƌĐĞŶƚŽĨWDƉĞĂŬŚŽƵƌƚƌŝƉƐ /d>ĂŶĚ hƐĞŽĚĞ  ĞƐĐƌŝƉƚŝŽŶ ĂŝůLJDWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌ /ŶKƵƚWĂƐƐ ďLJ /ŶKƵƚWĂƐƐ ďLJ /ŶKƵƚWĂƐƐ ďLJ >ŽĐĂůƉĂƌƚŵĞŶƚ ;ϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐͿΎΎ Ϯϲϱ Ϯϲϱ Ϭ ϲ ϰϬ Ϭ ϯϰ ϭϴ Ϭ ϴϮϲ^ƉĞĐŝĂůƚLJZĞƚĂŝů ;ϰ͕ϴϮϲƐƋƵĂƌĞĨĞĞƚͿϬ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ >ŽĐĂůZĞƐƚĂƵƌĂŶƚ ;ϲ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚͿϬ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ dKd> Ϯϲϱ Ϯϲϱ Ϭ ϲ ϰϬ Ϭ ϯϰ ϭϴ Ϭ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϳ ^ĐĞŶĂƌŝŽϯ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌǁŚĂƚǁĂƐĂĐƚƵĂůůLJďƵŝůƚŝŶϮϬϭϲĂŶĚDĞŶĚŽƚĂϮ ƚ,ŽŵĞƉĂƌƚŵĞŶƚƐƉƌŽƉŽƐĞƐƚŽďƵŝůĚĂϲϭͲƵŶŝƚĂƉĂƌƚŵĞŶƚ;DĞŶĚŽƚĂϮͿŽŶƚŚĞƉĂƌĐĞůǁŚĞƌĞƚŚĞ ƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐǁĞƌĞƉƌŽƉŽƐĞĚŝŶϮϬϭϲ͘WƌĞƐĞŶƚĞĚŝŶdĂďůĞϯ͕ďĞůŽǁ͕ĂƌĞƌĞƐƵůƚƐĨƌŽŵĂ ƚƌŝƉŐĞŶĞƌĂƚŝŽŶĂŶĂůLJƐŝƐĐŽŶĚƵĐƚĞĚƚŽĞƐƚŝŵĂƚĞƚŚĞƚŽƚĂůŶƵŵďĞƌŽĨƚƌŝƉƐƚŚĂƚǁŽƵůĚďĞŐĞŶĞƌĂƚĞĚ ďLJƚŚĞϭϰϵͲƵŶŝƚĂƉĂƌƚŵĞŶƚ;dŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞͿ͕ǁŚŝĐŚǁĂƐĐŽŶƐƚƌƵĐƚĞĚŝŶϮϬϭϲ͕ĂŶĚ ƚŚĞĐƵƌƌĞŶƚůLJƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮĂƉĂƌƚŵĞŶƚ͘   dĂďůĞϯ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌdŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞĂŶĚDĞŶĚŽƚĂϮ͕ŽŵďŝŶĞĚ hƐĞsĂƌŝĂďůĞĂŝůLJdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿнн ϭϰϵĚƵƐΎΎ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ /dŽĚĞϮϮϭннн ϲϭĚƵƐ ϭϭϱ  ϭϭϱ  ϯϯϬ  ϱ  ϭϱ  ϮϬ  ϭϲ  ϭϭ  Ϯϳ  dŽƚĂů ϮϭϬĚƵƐ ϯϴϬ ϯϴϬ ϴϲϬ ϭϭ ϱϱ ϲϲ ϱϬ Ϯϵ ϳϵ ^ŽƵƌĐĞ͗ нн>ŽĐĂůĚĂƚĞĐŽůůĞĐƚĞĚďLJ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘   нннdƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ  ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ  ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů  ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϮϬϬ͕ŶŽƚϮϭϬ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘:ƵŶĞϮϴ͕ϮϬϮϭ͘   dĂďůĞϯƐŚŽǁƐƚŚĂƚƚŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚǁŝůůŐĞŶĞƌĂƚĞĨĞǁĞƌƚƌŝƉƐ ƚŚĂŶƚŚĞƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐŝŶĐůƵĚĞĚŝŶƚŚĞŽƌŝŐŝŶĂůϮϬϭϲĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵ͘ƐĂƌĞƐƵůƚ͕ ŝŵƉůĞŵĞŶƚŝŶŐƚŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮƉƌŽũĞĐƚǁŝůůƌĞƐƵůƚŝŶƚŚĞĨŽůůŽǁŝŶŐƚƌŝƉƌĞĚƵĐƚŝŽŶƐǁŚĞŶ ĐŽŵƉĂƌĞĚƚŽǁŚĂƚǁĂƐƉƌŽƉŽƐĞĚŝŶϮϬϭϲ͘  ůůƉĂƐƐͲďLJƚƌŝƉƐ ϯϬƉĞƌĐĞŶƚŽĨĚĂŝůLJƚƌŝƉƐ ϭϬƉĞƌĐĞŶƚŽĨDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϭϵƉĞƌĐĞŶƚŽĨWDƉĞĂŬŚŽƵƌƚƌŝƉƐ   ^ĐĞŶĂƌŝŽϰ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌdŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚ DĞŶĚŽƚĂͲ>Žƚϳ dŚŝƐĂŶĂůLJƐŝƐĐŽŶƐŝĚĞƌƐƚƌŝƉŐĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞĐŽŵďŝŶĂƚŝŽŶŽĨƚŚƌĞĞƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ ƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚƐ͘ƐƐŚŽǁŶŝŶdĂďůĞϰŽŶƚŚĞĨŽůůŽǁŝŶŐƉĂŐĞ͕ƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚǁŝůů ďĞŐĞŶĞƌĂƚĞĚďLJDĞŶĚŽƚĂͲ>ŽƚϳŝƐůŽǁ͘>ŝŬĞǁŝƐĞ͕ƚŚĞĂĚĚŝƚŝŽŶŽĨDĞŶĚŽƚĂͲ>ŽƚϳǁŝůůƌĞƐƵůƚŝŶĂ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϴ ƚŽƚĂůǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚŝƐůŽǁŽǀĞƌƚŚĞĐŽƵƌƐĞŽĨĂŶĞŶƚŝƌĞĚĂLJĂŶĚůŽǁƚŽůŽǁͬŵŽĚĞƌĂƚĞĚƵƌŝŶŐ ƚŚĞƉĞĂŬŚŽƵƌƐ͘  dĂďůĞϰ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌdŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚDĞŶĚŽƚĂ>Žƚϳ hƐĞsĂƌŝĂďůĞĂŝůLJdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿнн ϭϰϵĚƵƐΎΎ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ /dŽĚĞϮϮϭннн ϲϭĚƵƐ ϭϭϱ  ϭϭϱ  ϯϯϬ  ϱ  ϭϱ  ϮϬ  ϭϲ  ϭϭ  Ϯϳ  DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ /dŽĚĞϮϮϭннн ϭϭϯĚƵƐ ϯϬϳ ϯϬϳ ϲϭϰ ϭϬ Ϯϵ ϯϵ ϯϬ ϮϬ ϱϬ dŽƚĂů ϯϮϯĚƵƐ ϲϴϳ ϲϴϳ ϭϯϳϰ Ϯϭ ϴϰ ϭϬϱ ϴϬ ϰϵ ϭϮϵ ^ŽƵƌĐĞ͗ нн>ŽĐĂůĚĂƚĞĐŽůůĞĐƚĞĚďLJ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘   нннdƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ  ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ  ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů  ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϯϭϯ͕ŶŽƚϯϮϯ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘:ƵŶĞϮϴ͕ϮϬϮϭ͘  ŽŵƉĂƌŝŶŐdĂďůĞϰƚŽdĂďůĞϭ͕ŝƚŝƐƐŚŽǁŶƚŚĂƚƚŚĞĂĚĚŝƚŝŽŶŽĨDĞŶĚŽƚĂ>ŽƚϳǁŝůůƌĞƐƵůƚŝŶƐŵĂůů ŝŶĐƌĞĂƐĞƐŝŶƚƌŝƉƐ͘dŚĞŝŶĐƌĞĂƐĞƐĂƌĞĞƐƚŝŵĂƚĞĚƚŽďĞĂƐĨŽůůŽǁƐ͗  ĨƌŽŵϭ͕ϬϳϮƉƌŽƉŽƐĞĚĚĂŝůLJƚƌŝƉƐŝŶϮϬϭϲƚŽϭ͕ϯϳϰƉƌŽƉŽƐĞĚĚĂŝůLJƚƌŝƉƐƚŽĚĂLJ͖ϯϬϮƚƌŝƉƐ;Ϯϴ ƉĞƌĐĞŶƚͿ ĨƌŽŵϳϯƉƌŽƉŽƐĞĚDƉĞĂŬŚŽƵƌƚƌŝƉƐŝŶϮϬϭϲƚŽϭϬϱƉƌŽƉŽƐĞĚDƉĞĂŬŚŽƵƌƚƌŝƉƐƚŽĚĂLJ͖ ϯϮĂĚĚŝƚŝŽŶĂůƚƌŝƉƐ;ϰϰƉĞƌĐĞŶƚͿ ĨƌŽŵϵϳƉƌŽƉŽƐĞĚWDƉĞĂŬŚŽƵƌƚƌŝƉƐŝŶϮϬϭϲƚŽϭϮϵƉƌŽƉŽƐĞĚWDƉĞĂŬŚŽƵƌƚƌŝƉƐƚŽĚĂLJ͖ ĂŐĂŝŶϯϮĂĚĚŝƚŝŽŶĂůƚƌŝƉƐ;ϯϯƉĞƌĐĞŶƚͿ  /ƚŝƐŝŵƉŽƌƚĂŶƚƚŽŬĞĞƉŝŶŵŝŶĚƚŚĂƚƚŚĞƉĞƌĐĞŶƚĂŐĞƐĚĞƐĐƌŝďĞĚĂďŽǀĞŵĂLJƐĞĞŵĐŽŶĐĞƌŶŝŶŐ͕ďƵƚ ƚŚĞǀŽůƵŵĞƐŽŶǁŚŝĐŚƚŚĞLJĂƌĞďĂƐĞĚĂƌĞůŽǁƚŽůŽǁͬŵŽĚĞƌĂƚĞ͕ĂŶĚƚŚĞŝŶĐƌĞĂƐĞĚǀŽůƵŵĞŝŶƚƌŝƉƐ ƚŚĂƚǁŝůůƌĞƐƵůƚĨƌŽŵDĞŶĚŽƚĂͲ>ŽƚϳĂƌĞĂĐƚƵĂůůLJŵĂƌŐŝŶĂůůLJƐŵĂůů͘     DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϵ ŽŶĐůƵƐŝŽŶ  dŚĞĂŶĂůLJƐŝƐŽĨĞƐƚŝŵĂƚĞĚƚƌŝƉŐĞŶĞƌĂƚŝŽŶĐŽŶĚƵĐƚĞĚĨŽƌƚŚŝƐƚĞĐŚŶŝĐĂůŵĞŵŽƌĂŶĚƵŵƐŚŽǁƐƚŚĂƚ ƚŚĞĂĚĚŝƚŝŽŶŽĨƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ͛ƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮĚĞǀĞůŽƉŵĞŶƚǁŝůůƌĞƐƵůƚŝŶůŽǁĞƌƚƌŝƉ ŐĞŶĞƌĂƚŝŽŶƚŚĂŶǁŽƵůĚŚĂǀĞŽĐĐƵƌƌĞĚŝĨƚŚĞϮϬϭϲĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵŚĂĚďĞĞŶŝŵƉůĞŵĞŶƚĞĚ͘ dŚƵƐ͕ŝƚŝƐƌĞĂƐŽŶĂďůĞƚŽĂƐƐƵŵĞƚŚĂƚƚŚĞƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐǁŽƵůĚďĞŝŵƉƌŽǀĞĚĂŶĚ>K^ǁŽƵůĚďĞ ŚŝŐŚĞƌƚŚĂŶŽƌŝŐŝŶĂůůLJĨŽƌĞĐĂƐƚŝŶϮϬϭϲǁŝƚŚĨƵůůŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨƚŚĞĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵ͘  dŚĞĨŝŶĚŝŶŐƐĂůƐŽƐŚŽǁƚŚĂƚƚŚĞƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ͛ƉƌŽƉŽƐĞĚDĞŶĚŽƚĂͲ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚ͕ ǁŝƚŚŽŶůLJϭϭϯĚǁĞůůŝŶŐƵŶŝƚƐ͕ǁŝůůŐĞŶĞƌĂƚĞĂůŽǁǀŽůƵŵĞŽĨĚĂŝůLJĂŶĚƉĞĂŬŚŽƵƌƚƌŝƉƐ͘tŚĞŶƚŚĞ ƚƌŝƉƐĞƐƚŝŵĂƚĞĚƚŽďĞŐĞŶĞƌĂƚĞĚďLJDĞŶĚŽƚĂͲ>ŽƚϳĂƌĞĂĚĚĞĚƚŽƚŚŽƐĞƚŚĂƚǁŝůůƌĞƐƵůƚĨƌŽŵ ŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨDĞĚŽƚĂͲϮ͕ƚŚĞƚŽƚĂůǀŽůƵŵĞŝƐƐƚŝůůůŽǁƚŽůŽǁͬŵŽĚĞƌĂƚĞ͘  dĂďůĞϱ͕ďĞůŽǁ͕ƉƌĞƐĞŶƚƐƚŚĞĨŝŶĚŝŶŐƐŝŶƋƵĂŶƚŝĨŝĂďůĞƚĞƌŵƐ͘   dĂďůĞϱ ŽŵƉĂƌŝƐŽŶŽĨƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶƵŶĚĞƌdŚƌĞĞ^ĐĞŶĂƌŝŽƐ ^ĐĞŶĂƌŝŽsĂƌŝĂďůĞĂŝůLJdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ 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THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   /(*(1'/(*(1'3523(57</,0,766(&7,21/,1($'-$&(173523(57<352326('&21&5(7(& *3$5&(/ 3$5&(/29(5$//6,7(3/$1& ϭϯϲϬϱϭƐƚǀĞŶƵĞE͘ηϭϬϬWůLJŵŽƵƚŚ͕DEϱϱϰϰϭͮĂĞͲŵŶ͘ĐŽŵWϳϲϯ͘ϰϭϮ͘ϰϬϬϬͮ&ϳϲϯ͘ϰϭϮ͘ϰϬϵϬŶĚĞƌƐŽŶŶŐŝŶĞĞƌŝŶŐŽĨDŝŶŶĞƐŽƚĂ͕>>PRINT NAME:SIGNATURE:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   ;3$5&(/(;,67,1*&21',7,216 6287+3/$=$:$<67$7(+,*+:$<(;,67,1*$3$570(17%8,/',1*    352326('6725<$3$570(17%8,/',1*6)81,7655  /27%/2&.(;,67,1*321'/27%/2&.287/27$ϭϯϲϬϱϭƐƚǀĞŶƵĞE͘ηϭϬϬWůLJŵŽƵƚŚ͕DEϱϱϰϰϭͮĂĞͲŵŶ͘ĐŽŵWϳϲϯ͘ϰϭϮ͘ϰϬϬϬͮ&ϳϲϯ͘ϰϭϮ͘ϰϬϵϬŶĚĞƌƐŽŶŶŐŝŶĞĞƌŝŶŐŽĨDŝŶŶĞƐŽƚĂ͕>>PRINT NAME:SIGNATURE:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   /(*(1'/(*(1'3523(57</,0,76$'-$&(173523(57<352326('%8,/',1*%8,/',1*6(7%$&.63$5.,1*6(7%$&.352326('&21&5(7(& 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NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description352326('5(7$,1,1*:$//(;,67,1*81'(5*5281'67250:$7(5,1),/75$7,21&+$0%(53,3(6,19 (;,67,1*81'(5*5281'67250:$7(55$7(&21752/&+$0%(53,3(6,19 7: %: 7: %: 7: %: 522)'5$,1522)'5$,1352326('670+(;670+&3$5&(/*5$',1*3/$11   /(*(1'/(*(1'/(*(1'3523(57</,0,76(;,67,1*&217285352326('&217285(;,67,1*6327(/(9$7,21'5$,1$*($552:6,/7)(1&(6(',0(17,1/(73527(&7,2152&.&216758&7,21(175$1&(6327(/(9$7,21)/2:/,1(2)&85%(;,67,1*672506(:(5352326('672506(:(5)/ 352326('&%0+352326('&%352326('&%0+(;&%0+(;670+(;&%0+127(6((87,/,7<3/$1)25672506(:(56,=(6$1'(/(9$7,216(;&%0+ 6287+3/$=$:$<67$7(+,*+:$<352326('6725<$3$570(17%8,/',1*))(  ),567)/225 ))(  /2:(5/(9(/ (;,67,1*321'(;,67,1*$3$570(17%8,/',1*ϭϯϲϬϱϭƐƚǀĞŶƵĞE͘ηϭϬϬWůLJŵŽƵƚŚ͕DEϱϱϰϰϭͮĂĞͲŵŶ͘ĐŽŵWϳϲϯ͘ϰϭϮ͘ϰϬϬϬͮ&ϳϲϯ͘ϰϭϮ͘ϰϬϵϬŶĚĞƌƐŽŶŶŐŝŶĞĞƌŝŶŐŽĨDŝŶŶĞƐŽƚĂ͕>>PRINT NAME:SIGNATURE:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   /(*(1'/(*(1'/(*(1'/(*(1'3523(57</,0,76(;,67,1*:$7(50$,1(;,67,1*6$1,7$5<6(:(5(;,67,1*672506(:(5352326(':$7(50$,1352326('6$1,7$5<6(:(5352326('672506(:(5352326(':$7(50$,1),77,1*352326('6$1,7$5<0$1+2/(352326('67250,1/(76352326('5(7$,1,1*:$//(;,67,1*81'(5*5281'67250:$7(5,1),/75$7,21&+$0%(53,3(6,19 (;,67,1*81'(5*5281'67250:$7(55$7(&21752/&+$0%(53,3(6,19 352326('670+5,0 ,19  1:6( (;670+(;5,0 1(:5,0 1(:,19  1( 1(:,19  6: (;,19  6( &3$5&(/87,/,7<3/$1/)+'3(#352326('/)+'3(#(;/)+'3(#(;670+5,0 ,19  1: ,19  6: (;/)+'3(#(;&%0+5,0 ,19  1: ,19  1( ,19  6( (;/)+'3(#(;670+(;5,0 1(:5,0 ,19  6( ,19  : (;&%0+5,0 (;,19  6: (;,19  : (;,19  6( 1(:,19  1: 352326('/)+'3(#(;)(6,19 352326('&%0+5,0 ,19  1 ,19  6( 352326('/)+'3(#352326('/)+'3(#352326('&%0+5,0 ,19  :1( /)+'3(#352326('&%0+5,0 ,19 /)39&#352326('6$10+5,0 ,19 352326('6$1678%,19 (;6$1,7$5<6(:(5/,)767$7,215,0 (;,19  1: 1(:,19 522)'5$,1,19 522)'5$,1,19 5(029(',33/8* &211(&772(;',3:$7(50$,13267,1',&$7259$/9(6,$0(6(&211(&7,21 6287+3/$=$:$<67$7(+,*+:$<(;,67,1*$3$570(17%8,/',1*352326('%8,/',1*$3352;6)ϭϯϲϬϱϭƐƚǀĞŶƵĞE͘ηϭϬϬWůLJŵŽƵƚŚ͕DE ϱϱϰϰϭͮĂĞͲŵŶ͘ĐŽŵWϳϲϯ͘ϰϭϮ͘ϰϬϬϬͮ&ϳϲϯ͘ϰϭϮ͘ϰϬϵϬŶĚĞƌƐŽŶŶŐŝŶĞĞƌŝŶŐŽĨDŝŶŶĞƐŽƚĂ͕>>JEFFREY W. DEITNER, PLA51899PRINT NAME:SIGNATURE:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTA.DATE:LICENSE NO.6/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description/(*(1'3523(57</,0,76$'-$&(173523(57<&216758&7,21/,0,76352326('%8,/',1*%8,/',1*6(7%$&.63$5.,1*6(7%$&.1(:62':,7+,55,*$7,211(:6+58%61(:75((6'((36+5(''('+$5':22'08/&+/$1'6&$3(32/<('*(5*$5$*((175$1&(352326('5(7$,1,1*:$//:*8$5'5$,/1   6&$/(3$5&(/3/$17,1*3/$1   [3$3(56,=(  $//3/$17,1*66+$//5(&(,9(,55,*$7,21 6((/)25,55,*$7,21127(6  5()(5723/$16+((7/)2562'',1*6((',1*)(57,/,=(5$1'72362,/127(6 $///$1'6&$3,1*',6785%('%(<21'7+(1(:3/$17,1*66+$//%(5(3/$&(',1.,1' 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2)7+(5(48,5('180%(52)75((66+$//%(&20326('2)21(63(&,(6x,55,*$7,21xx$181'(5*5281'635,1./(56<67(06+$//%(3529,'('$63$572)($&+1(:'(9(/230(17(;&(37$'',7,21672(;,67,1*6758&785(6:+,&+'2127$7/($67(48$/7+()/225$5($2)7+((;,67,1*6758&785($635,1./(56<67(06+$//%(3529,'(')25$///$1'6&$3('$5($6(;&(37$5($672%(35(6(59(',17+(1$785$/67$7((;,67,1*321'(;,67,1*02180(176,*1(;,67,1*6+((73,/(5(7$,1,1*:$//:*8$5'5$,/3$5&(/3/$17,1*3/$1/ 6)*5266%8,/',1*$5($         REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 10:21:25 PM$3$5.,1*/(9(/3/$10(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1/16" = 1'-0"PARKING LEVEL3$5.,1*67$//63$5.,1*/27$7*5$'(3$5.,1*(175<3$5&(/7:2 6)*5266%8,/',1*$5($         REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 10:21:27 PM$),567)/2253/$10(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1/16" = 1'-0"FIRST FLOOR PLAN&200216),71(666)21(%'507:2%'506)21(%'50'(16)21(%'50'(16)21(%'506)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)21(%'50'(16)21(%'50'(16)7:2%'50'(16)21(%'5021(%'5021(%'506)6)6)7:2%'50'(16)21(%'506)7:2%'50'(16))5217(175<3$5&(/7:2 6)*5266%8,/',1*$5($         REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 10:21:29 PM$6(&21')/2253/$10(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1/16" = 1'-0"SECOND FLOOR PLAN6)21(%'507:2%'506)21(%'50'(16)21(%'50'(16)21(%'506)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)21(%'50'(16)21(%'50'(16)7:2%'50'(16)21(%'5021(%'5021(%'506)6)6)7:2%'50'(16)21(%'506)7:2%'50'(16)7:2%'50'(16)6)21(%'503$5&(/7:2 6)*5266%8,/',1*$5($         REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 10:21:30 PM$7+,5')/2253/$10(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1/16" = 1'-0"THIRD FLOOR PLAN6)21(%'507:2%'506)21(%'50'(16)21(%'50'(16)21(%'506)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)7:2%'50'(16)21(%'50'(16)21(%'50'(16)7:2%'50'(16)21(%'5021(%'5021(%'506)6)6)7:2%'50'(16)21(%'506)7:2%'50'(16)21(%'506)7:2%'50'(16)3$5&(/7:2 6)$0(1,7,(66)3$7,2  REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 10:21:30 PM$)2857+)/2253/$10(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1/16" = 1'-0"FOURTH FLOOR PLAN3,&./(%$//&28576)%2&&(%$//&28576)&2002166)3$5&(/7:2  67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7  522)  %($5,1*       67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7        67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7      REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 4:56:39 PM$%8,/',1*(/(9$7,2160(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description3/32" = 1'-0"CENTER WING - SOUTH BUILDING ELEVATION3/32" = 1'-0"EAST WING - SOUTHWEST BUILDING ELEVATION3/32" = 1'-0"EAST WING - SOUTHEAST BUILDING ELEVATION%ULFN%XUQLVKHG%ORFN+DUGLH&HPHQW%RDUG6LGLQJ0HWDO3DQHO8QD&ODG3DQHO$OXPLQXP)ODVKLQJ0DVRQU\ZLWK3DLQW&XVWRP$OXPLQXP$OXPLQXP6WRUHIURQW%DOFRQLHVDQG5DLOLQJV:LUH0HVK6FUHHQ¶ ´0HWDO3DQHO6LGLQJ3UHILQLVKHG0HWDO)ODVKLQJ'HFRUDWLYH0DVRQU\%ORFN&RPSRVLWHZLQGRZV EODFN :RRGWRQHODS&HPHQW%RDUG6LGLQJ&HPHQW%RDUG/DS6LGLQJ3UHILQLVKHG*DUDJH'RRU6WRQH9HQHHU3$5&(/7:2  67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7        67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7  522)  %($5,1*     67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7  522)  %($5,1*     REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 4:56:43 PM$%8,/',1*(/(9$7,2160(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description3/32" = 1'-0"EAST WING - NORTHEAST BUILDING ELEVATION3/32" = 1'-0"CENTER WING - EAST BUILDING ELEVATION3/32" = 1'-0"CENTER WING - NORTH BUILDING ELEVATION%ULFN%XUQLVKHG%ORFN+DUGLH&HPHQW%RDUG6LGLQJ0HWDO3DQHO8QD&ODG3DQHO$OXPLQXP)ODVKLQJ0DVRQU\ZLWK3DLQW&XVWRP$OXPLQXP$OXPLQXP6WRUHIURQW%DOFRQLHVDQG5DLOLQJV:LUH0HVK6FUHHQ¶ ´0HWDO3DQHO6LGLQJ3UHILQLVKHG0HWDO)ODVKLQJ'HFRUDWLYH0DVRQU\%ORFN&RPSRVLWHZLQGRZV EODFN :RRGWRQHODS&HPHQW%RDUG6LGLQJ&HPHQW%RDUG/DS6LGLQJ3UHILQLVKHG*DUDJH'RRU6WRQH9HQHHU3$5&(/7:2  67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7       67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7       67)/225  727233,1*3$5.,1*/(9(/  726/$%1')/225  7268%)/2255')/225  726+($7+,1*7+)/225  726+($7+,1*723$5$3(7       REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 4:56:48 PM$%8,/',1*(/(9$7,2160(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description3/32" = 1'-0"WEST WING - NORTHWEST BUILDING ELEVATION3/32" = 1'-0"WEST WING - SOUTHWEST BUILDING ELEVATION3/32" = 1'-0"WEST WING - SOUTHEAST BUILDING ELEVATION3$5&(/7:2 REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/28/2021 10:00:53 AM$5(1'(5,1*60(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description12" = 1'-0"MAIN ENTRY RENDERING12" = 1'-0"NORTHEAST RENDERING REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/28/2021 10:00:53 AM$5(1'(5,1*60(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description12" = 1'-0"NORTHWEST RENDERING12" = 1'-0"SOUTHWEST RENDERING REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/28/2021 10:00:53 AM$5(1'(5,1*60(1'27$3/$=$1'$'',7,21JUNE 28, 2021Project NumberLOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description12" = 1'-0"SOUTH RENDERING12" = 1'-0"AERIAL RENDERING PLANNING STAFF REPORT MEETING DATE:July 27, 2021 TO:Planning Commission FROM:Tim Benetti, Community Development Director SUBJECT: Planning Case 2021-13 (ref. Lot 7) CONDITIONAL USE PERMIT for PUD AMENDMENT APPLICANT:At Home Apartments / Mendota Mall Associates, LLC PROPERTY ADDRESS:South Plaza Drive & South Plaza Way - Mendota Plaza ZONING/GUIDED:MU-PUD / MU-PUD ACTION DEADLINE:August 27, 2021 (60-day Review Period) INTRODUCTION At Home Apartments, in cooperation with the property owners Mendota Mall Associates, are seeking approval to amend the previously approved Mendota Plaza Planned Unit Development (PUD) and its final development plan, in order to provide a new multi-family residential development. City Code Section 12- 1K-6:G requires city council approval for amendments to any approved planned unit development final development plan by conditional use permit. For the purpose of this combined application submittal, this development parcel is generally identified as Phase III - Lot 7, and is generally located to the south of The Plaza main mall (NW corner of South Plaza Drive and South Plaza Way). This item is being presented under a duly noticed public hearing process. A notice of hearing on this item was published in the Pioneer Press newspaper; and notice letters of this hearing were mailed to all owners within 350-feet of the affected parcels. The city received no comments from the public related to this item. BACKGROUND The Plaza mall site encompasses approximately 21.11 acres in total area. In 2009, Mendota Mall Associates (Paster Properties) received approval to rezone, re-plat and redevelop the entire mall site into the original Mendota Plaza Planned Unit Development, which included a new overall land use and zoning category of Mixed-Use-Planned Unit Development (MU-PUD). The Mendota Plaza was originally planned to be an integrated commercial and high-density residential development area, which would include the large retail (strip) mall, a 4-story/100,000 sf. high-density residential facility, a smaller retail/strip center, restaurant pad sites, various sized offices, childcare center and a pharmacy(refer to the attached Mendota Plaza PUD Master/Final Development Plan – 2009). Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 2 of 18 Under the original 2009 Plan, the mall owners identified this Lot 7 as “Future Child Care – 10,300-sf.” (see highlighted image – below). Mendota Plaza PUD Master Plan - 2009 Since 2009, the mall or some of its individual parcels have gone through seven (7) separate PUD Amendments, with the latest being with the new Gemini Medical office building in 2017. This proposed development would become part of the eighth amendment (along with the Phase II – 61-unit development on the north) if approved. As noted in the applicant’s narrative, Paster Properties has made numerous attempts to sell and develop the subject site as a child care center or other allowable use, but have not been able to secure any new development on this back and somewhat secluded site. Paster is now permitting At Home Apts. to officially request this PUD Amendment in order to revise the final development plan and possibly allow the site to be developed with a new 113-unit apartment development. PROPOSED DEVELOPMENT / SITE IMPROVEMENTS The subject parcel is mostly triangular in shape, and consists of 88,676-sq. ft. or 2.04 acres. The parcel is currently vacant; and has a multi-tenant monument sign located at the southwest corner (see image –below). The proposed development for Phase III – Lot 7 is a four story, 113-unit apartment building, with 139,126 gross square feet of parking and living area. The new apartment will consist of 7 studio, 84-one bedroom and 22 two-bedroom units. These market rate units range in size from 480-sf. on the studio units; 640 to 775-sf. on one-bed units, and 920 to 1,210-sf. on the two bed units. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 3 of 18 The building will be served by a single, sub-level underground parking garage with 77 stalls, which includes an upper (or first floor level) indoor parking area of 33 stalls, along with 45 (not 47 as noted on the plans) outdoor or surface stalls, for a total of 155 stalls. This provides an overall parking ratio of 1.37 stalls/unit. (note: the plans indicate “79” interior lower stalls and “47” exterior stalls, but staff only counts 77 and 45, stalls, respectively. The proposed apartment building is shown with setbacks of 25-feet along the west and south ROW lines; with a 10-ft. setback for the outdoor parking lot South Plaza Drive. In addition, the Mendota Plaza Design Standards require the following applicable policies/standards for façade design, building materials, and doors/windows: x Monotony of design in single or multiple building projects shall be avoided. x Undulating façade shall be encouraged. x Exterior façade treatment shall be designed in a manner that creates interest to the pedestrian. x Tower forms, brick treatment, decorative columns will be incorporated into façade design. x Materials shall be selected for suitability to the type of buildings and design in which they are used. Building walls should be finished in aesthetically acceptable tones, colors and materials, complement the tones, colors, and materials of neighboring buildings. x Materials shall be durable quality. x Exterior wall treatments like brick, natural stone, terra cotta and decorative concrete block, stucco and architectural metal panels shall be used. Other similar materials may be acceptable. x All wood treatment shall be painted and weather proofed. x A minimum of 25% of the façade shall be treated with finished masonry building material. x Earth tone colors of exterior materials and complementary to adjacent buildings shall be encouraged. x Blank single masonry walls must consist of 25% of decorative masonry variation in color, texture or surface. 2. Subsequent Additions And Other Structures: Subsequent additions and other buildings or structures constructed after the erection of the original building or structure shall be constructed of materials comparable in quality and appearance to those used in the original construction and shall be designed in a manner conforming with the original architectural design and general appearance. The proposed buildings’ exterior are a combination of the following materials and are generally consistent with The Reserves development, City Code and the original PUD Design Standards: x Face brick x Stone veneer x Cement Board Lap Siding x Metal panel siding x Decorative masonry block x Composite windows x Prefinished metal flashing and trim x Prefinished balconies and railings The building’s architectural elevations and renderings, interior floor plans, civil plans for grading and utility improvements, along with the new landscaping/plantings plans are all included with this report’s attachments. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 4 of 18 ANALYSIS ™Comprehensive Plan (2030 vs. 2040) The entire Mendota Plaza mall site and subject parcel were all guided Mixed-Use PUD under the previous 2030 Comprehensive Plan, and was noted with: The intent of the district is to allow for mixed use developments that combine residential, retail, and commercial uses into a coordinated, planned development project. Areas of the community with this land use designation are located near the intersection of Highway 110 and Dodd Road. The intersection of Dodd Road and Highway 110 is the City’s only significant retail area. The northeast quadrant of this intersection has been developed into a mixed use commercial/residential center known as “The Village at Mendota Heights”. Located in the southeast corner of the Dodd and Highway 110 intersection is a related commercial area. This older shopping center is being considered for redevelopment, including a mixed-use land use pattern reflecting the Village development concept. It is an objective of the City to encourage redevelopment of this area reflecting a small-town village layout, avoiding the suburban shopping center environment that dominates the current development pattern. As noted previously, the entire Mendota Plaza development was rezoned toMU-PUD in 2009. The existing zoning and proposed commercial/retail and residential uses that are seen today remain consistent with the future land use designations established under the previous 2030 Plan. . Under the new 2040 Comprehensive Plan, the following is noted for MU-PUD areas: MU – Mixed-Use (21.0 - 30.0 DU/Acre for Residential Uses) Undeveloped land guided mixed-use is planned to develop approximately 75% of its acres with residential uses at the densities identified, which is consistent with existing mixed-use projects in the city. The northeast quadrant of the Highway 62 and Dodd Road intersection has been developed into a mixed-use center known as The Village at Mendota Heights. The southeast corner of this includes the Mendota Plaza shopping center which has seen renovation and redevelopment in recent years, including a new Walgreen’s pharmacy; White Pine Senior Living, a 50-unit assisted living complex, and a 4-story 139-unit apartment project developed by At Home Apartments. The current residential development has developed at densities between 21 and 30 dwelling units per acre, and adjacent undeveloped outlots are guided to develop at similar densities Under the 2016 PUD Amendment report, city staff reported the following on population and housing projections (part of the 2030 Comprehensive Plan): Forecast 2010 (actual) 2014 (est.)2020 2030 2040 Population 11,071 11,124 11,300 11,300 11,400 Households 4,378 4,450 4,600 4,710 4,800 Source: Metropolitan Council (dated 9/17/2015) According to the most-recent Metropolitan Council System Statement, the City’s population and household forecasts are as follows: Forecast 2010 2018 2020 2030 2040 Population 11,071 11,340 (2.4%) 12,000 (0%) 12,000 (0%) 12,000 (0%) Households 4,378 N/A 4,900 (12%) 5,000 (2%) 5,110 (2.2%) Source: Metropolitan Council, US Census, City of Mendota Heights, SHC As noted, the Met Council agreed to accept the city’s increase of our projected populations from 11,400 to a 12,000 – which we requested to hold steady from the 2020 through 2040 planning periods. Meanwhile, the households are projected to increase slightly over these same periods, from 4,900 (2020) up to 5,110 in 2040. As per the 2040 Plan: “Most of the household growth is anticipated to occur in areas designated for Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 5 of 18 mixed-use, which is likely to be primarily multi-family development.” This site and the proposed apartment development would meet this statement. Construction of the proposed 113-unit residential development (coupled with the proposed 61-units in the Phase II development) could account significantly or contribute greatly to the projected amount of households planned for in the 2040 Plan. According to the applicant, the proposed project includes“market- rate” units and plans do not include any “affordable units”, which could satisfy additional Metropolitan Council requirements on affordable housing. Nevertheless, the Met Council typically supports efforts to increase new housing opportunities wherever or whenever they present themselves in metro communities. The 2040 Plan also provides the following goals and policy statements to consider in this PUD request: LAND USE GOAL 1: The Future Land Use Plan will provide the foundation for all land use decisions in Mendota Heights. Policies 1. Development and redevelopment of housing, businesses, transportation systems, parks and community facilities shall be done in accordance with this Plan. 5. The city will strive to create a balanced land use pattern that provides appropriate designations that meet projected growth and market demand. LAND USE GOAL 2: Preserve, protect, and enrich the mature, fully developed residential neighborhoods and character of the community. Policies 2. The city will emphasize quality design, innovative solutions, and general focus on aesthetics throughout the community, including within existing developments and buildings. 3. Development and planning of land will be encouraged to provide reasonable access to the surrounding communities. HOUSING GOAL 2: Meet future needs with a variety of housing products. Policies 1. Encourage life-cycle housing opportunities in Mendota Heights of various forms and tenures that allow residents to remain in the community throughout their lives. This includes: ii. Construction of move-up single-family development that supports life-cycle housing. iii. Construction of various types of senior housing, including senior ownership units, senior rental units, memory care and assisted living units. iv. Support the development of a mix of affordable housing opportunities for all income levels, age groups, and special housing needs. 2. Encourage environmentally sustainable housing development and construction practices. The proposed high-density residential development may satisfy a potential demand for rental units in the community, which appears to be a continual and growing trend among many metropolitan and suburban communities these days. The availability of desirable rental units may also appeal to existing homeowners who are looking to downsize and stay in the community, which may stimulate turnover of the existing single-family residential housing stock. For these reasons, the proposed or added residential project may fit many of the land use and housing goals and policies in the 2040 Comprehensive Plan, and the planning commission should discuss these and provide a recommendation with findings that either support or advise against this new high-density development in the community. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 6 of 18 ™Proposed PUD Final Development Plan Amendment The original 2009 PUD Plan included a future 4-story, 100,000 square-foot high-densityresidential building; and where the Reserve apartments sits today, this was originally planned to be for future 12,000-sf. Retail Center and a 10,800-sf. Office building; while the area planned for this Phase II (61-unit apartment) was a scheduled for two 3,500-sf. and 4,000-sf. restaurants. A subsequent amendment allowed for construction of the 46-unit White Pine senior/assisted living facility built in 2012; and as noted previously, the retail center/office/restaurants sites were also amended to allow the new 139-unit The Reserve apartments and the two restaurant pad site fronting along the highway were modified slightly. At Home is now proposing to amend the existing PUD Final Development Plan, which can be requested per Title 12-1K-6-G of the City Code: Amendments To Final Development Plan: No changes may be made in the approved final development plan after its approval by the council, except upon application to the council under the procedures provided below: 1. Minor changes in the location, siting, and height of buildings and structures may be authorized by the council if required by engineering or other circumstances not foreseen at the time the final plan was approved. 2. All other changes in use, or rearrangements of lots, blocks and building tracts, any changes in the provision of common open spaces, and all other changes in the approved final plan must be made by the council under the procedures authorized by this chapter for the approval of a conditional use permit. No amendments may be required by the council because of changes in conditions that have occurred since the final plan was approved or by changes in the development policy of the community. The proposed amendment qualifies under No. 2 above, and is required to be approved by the City Council by conditional use permit. The subject parcel is zoned and guided MU-PUD (Mixed-Use Planned Unit Development). According to Title 12-1K-3-D of the City Code: MU-PUD Mixed Use Planned Unit Development District:The MU-PUD district is intended to provide the opportunity to develop a planned unit development with mixing of residential and nonresidential uses. All of the permitted, conditional, and accessory uses contained in the R-2, R-3, B-1, and B-2 zoning districts shall be treated as potentially allowable uses within the MU-PUD district, provided they would be allowable on the site under the comprehensive plan. The city council shall have the authority to approve other uses in the MU-PUD district by special permit. The amended PUD Final Development Plan includes the following land uses: Parcel Description Parcel Area (Acres)Proposed Use Building Area (Square Feet) Parking Required Parking Proposed Lot 7 2.04 ac. 113-Unit High-density Residential Apartment 105,396-sf. (living) 33,730 (parking) 139,126-sf. total 226 or 283 155 According to Title 12-1K-1 of the City Code, regarding the purpose of a PUD: The purpose of the planned unit development is to encourage a flexibility in the design and development of land; and in connection therewith, and by way of illustration and not limitation, to preserve the natural and scenic quality of open areas, to encourage a diversity of housing types within a given development, to permit a mixture of several zoning district uses within a development project, and to permit Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 7 of 18 modification and variance of zoning district requirements, but nevertheless and at the same time limiting development to a scale appropriate to the existing terrain and surrounding land uses. One of the key provisions of this statement is “…to encourage a flexibility in the design and development of land…” which is why many cities allow or adopt similar PUD Ordinances, as these specific zoning districts provide greater assistance and allowances to a developer, and help promote well-planned and cohesive developments within a community. The PUD also can grant some discretionary allowances (instead of or in place of a variance) with certain site design standards, such as reduced setbacks, increased building heights, higher densities (units/acre), reduced parking and others. Furthermore, according to Title 12-1K-5-A of the City Code, regarding standards for approval of a PUD: Standards For Approval: The planned unit development may be approved only if it satisfies all of the following standards: 1. The planned unit development is an effective and unified treatment of the development possibilities on the project site and the development plan includes provisions for the preservation of unique natural amenities such as streams, stream banks, wooded cover, rough terrain, and similar areas. 2. The planned unit development has been planned and is proposed to be developed to harmonize with adjacent projects or proposals. 3. Financing is available to the applicant on conditions and in an amount which is sufficient to assure completion of the planned unit development and evidence to support those facts is presented to and deemed satisfactory by the planning commission and the council. 4. The planned unit development is consistent with the comprehensive plan of the community. 5. The planned unit development can be planned and developed to harmonize with any existing or proposed development in the areas surrounding the project site. ™Density / High-Density Residential Development This proposed high-density residential development would provide 61-units on 2.05 acres. The requirements adopted within a PUD can be flexible, but should be reviewed against the standards for similarly-zoned uses. While the development is zoned/guided as MU-PUD, the proposed apartment plan can be reviewed utilizing the R-3 High Density Residential District standards, since an R-3 use is a “…potentially allowable uses within the MU-PUD district.” The City Council has the discretion to enforce appropriate standards and adopt reasonable conditions as deemed necessary. According to Title 12-1K-5-B: Number of Dwelling Units: 1. In a residential planned unit development the number of dwelling units proposed for the entire site shall not exceed the total number permitted under the density control provisions of the zoning district(s) in which the land is located. The HR-PUD district will use the standards of the R-3 zoning district as a guide; the MR-PUD district will use the standards of the R-2 district as a guide. If the residential planned unit development is in more than one zoning district, the number of allowable dwelling units must be calculated separately for each portion of the planned unit development that is in a separate zone, and must then be combined to determine the number of dwelling units allowable in the entire planned unit development. The density of individual uses in the MU-PUD district may be guided by the standard zoning district for each use. The city council shall have the authority to determine the allowed density based on the quality and components of the planned unit development. Said density may be lesser or greater than that prescribed by the standard zoning district(s) at the discretion of the council. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 8 of 18 3. The planning commission shall determine the number of dwelling units which may be constructed within the planned unit development by dividing the net acreage of the project area by the required lot area per dwelling unit which is required in the equivalent zoning district for the area in which the planned unit development is located. The net acreage shall be defined as the project area less the land area dedicated for public streets, but shall include all lands to be conveyed to the city for public parks. No portion of any wetlands, to the average high water marking as indicated on the city wetlands map, may be included for purposes of calculating land density. For this particular case, the applicable “standard residential district” for the proposed use is the R-3 High Density Residential District. The corresponding future land use designation for the R-3 District is HR- High Density Residential, which has a maximum allowed density of 8.5 units/acre. However, since this site is located in an established MU-PUD area, the density applied to a typical R-3 or high density multi- family use such as this - may be used [emphasis added], but is not required. Again, City Code grants the planning commission a discretionary right or ability to determine [by recommendation] the number of dwelling units, thus setting or approving the allowable density of the site. City Council will have final decision-making on said density request. High Density residential land use designation under the old 2030 Land Use Plan allowed a maximum density of 8.5 units/acre. As was noted in the planning reports for The Reserve development in 2016 and the Michael Development’s The Heights apartment development of 2017, this density allotment is considered low in comparison to many other suburban cities in the region, where 12+ units/ac. and up to 25-30-units/ac. are common. The Heights Apartments were approved with an approximate 24 units/acre, while the new Linden Apartments in The Village were approved with 18 units/acre. The Reserve apartments consisted of 139 units on a 2.2 acre site, which equates to density of 63 units/acre on its own parcel. However, what staff presented to the planning commission and council in 2016 was a statement “…the Code provision above [12-1K-5-B] does allow the City Council discretion to determine the allowed density, which may be lesser or greater than the standard zoning district. Therefore, staff recommends a more appropriate analysis of the proposed density would be to consider the entire Mendota Plaza PUD under the MU-PUD future land use designation, which has an allowable density range of 6-10 housing units/acre.” When staff calculated the density based on the entire PUD project site, and added both White Pines 46-units plus The Reserves’ 139 units (185 total units), this worked out to an overall density calculation of 10.2 units/acre, which was found to be acceptable and later approved by the city. The density calculation on this individual parcel is calculated as: 113-units / 2.04 acres = 55.4 units/ac. However, as noted in the 2040 Comprehensive Plan, the city revised the MU-Mixed Use land category to include a provision to allow up to 21.0 – 30.0 units/acre. Utilizing this same rationale for determining density as the city allowed in the 2016 PUD Amendment, the density is calculated as follows: Parcel Description Parcel Area (Net Acres) Residential Units Lot 1 – Walgreens 1.75 0 Lot 2 – Mendota Plaza 6.15 0 Lot 6 – White Pines 2.0 46 Lot 1, Block 1 2.05 Lot 1, Block 2 (The Reserves)2.2 139 Lot 7 - Undeveloped 2.04 113 Lot 8 – Undeveloped 2.31 0 Total Net Area 18.5 ac. @ 75% = 13.875 acres * Total Units (existing & proposed)298 units Total Density 21.5 units/acre *Mixed Use Residential Acres calculated as 75% of Total Net Developable Areas (per 2040 Comprehensive Plan) Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 9 of 18 Factoring in the separate 61-unit apartment development (Phase II), the density total on the entire Plaza PUD site re-calculates as follows: Parcel Description Parcel Area (Net Acres) Residential Units Lot 1 – Walgreens 1.75 0 Lot 2 – Mendota Plaza 6.15 0 Lot 6 – White Pines 2.0 46 Lot 1, Block 1 (proposed Phase II)2.05 61 Lot 1, Block 2 (The Reserves) 2.2 139 Lot 7 – (proposed apartments)2.04 113 Lot 8 – Undeveloped 2.31 0 Total Net Area 18.5 ac. @ 75% = 13.875 acres * Total Units (existing & proposed) 359 units Total Density 25.9 units/acre *Mixed Use Residential Acres calculated as 75% of Total Net Developable Areas (per 2040 Comprehensive Plan) The proposed residential density on the overall site would meet the current allowable density allotments provided under the new 2040 Comprehensive Plan. The City Council has the authority to determine the allowed density for the proposed PUD amendment; and staff feels the proposed density as presented on this site is acceptable and is consistent with similar and current suburban mixed-use developments throughout the metropolitan region, and is consistent and meets the density allowances under the 2040 Plan. ™Site and Structure Requirements The following R-3 District requirements were reviewed, as per Title 12-1E-8-D of the City Code: Standard Requirement Proposed Minimum Lot Area/Dwelling Unit1 3-story or more: 1-bedroom: 5,100 square feet 2-bedroom: 6,050 square feet 3-bedroom: 6,680 square feet 2.04 ac. (88,863-sq. ft.) 91 one-bedroom units 22 two-bedroom units Minimum Floor Area Efficiency units: Not permitted 1-bedroom units: 750 square feet 2-bedroom units: 800 square feet 3-bedroom units: 1,000 square feet Studio (efficient): 480-sf. 1-bedroom: 640 – 775 sf. 2-bedroom: 920 – 1210 sf. Front Yard Setback 50 feet + 1 foot/each 1 foot of building height over 60 feet 25 feet (from South Plaza Way) and the main access drive Side/Rear Yard Setback 40 feet + 0.5 feet/1 foot of building height over 75 feet 15-ft. from Hwy 62 ROW; 15-ft. from creek boundary Building Height No limit 55-ft. feet (59-ft. at highest point) Parking Lot Setback 40 feet (ROW) 10 feet (principal building)10-ft. 1may be decreased by 300 square feet of each parking space provided underground x Land Area Based on the proposed unit-mix, building height, and underground parking provided, the lot area is significantly less than what would normally be required under a standard R-3 District development or use. Applying these R-3 standards as noted above, this particular parcel would require up to 597,200- sf., or 13.7 acres of land to support the number of one/two bedroom units proposed under this plan. Once again however, the PUD Amendment allows for the city to accept this reduction of land space if demonstrated by the developer that this site still works with the number of units to be placed on the smaller land site. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 10 of 18 x Unit Sizes The minimum floor areas for an R-3 District use would preclude the 7 studios (not permitted), and would also preclude a number of the one-beds under the minimum 750-sf. and a number of the two beds under the minimum 1,000 sf. of floor area. x Building / Parking Lot Setbacks The proposed building setbacks are significantly less than required under the R-3 District standards. Instead of a 50-foot setback the developer is requesting a reduction of at least one-half down to 25-feet from the adjacent roadways, and a slight reduction of the back/rear yard from 40-ft. down to 30-ft. at its closest point. The outdoor parking lot is requested with a reduced 10-ft. setback from South Plaza ROW, where normally 40-feet is expected. Parking lot setbacks of 10-ft. from the building is to allow for adequate access and landscaping, and this plan meets that standard. Although these reduced setbacks are considerable, the planning commission and city council have the discretion to accept or approve the proposed building and parking layouts, even with the reduced setbacks as shown or noted herein, as part of this PUD Amendment review process. The commission may make any recommendations accordingly. x Building Coverage The R-3 District does not include a floor area ratio standard, however the Mendota Plaza Design Standards limit building coverage to no more than 40%. The proposed apartment development covers 32.4%of the lot (28,800-sf. / 88,863-sf. lot area), which can be considered compliant with these original Mendota Plaza Design Standards. x Landscaping The landscape plans submitted for the site is somewhat limited, and only shows a generalized location for new trees and shrubs, and areas to be replanted or vegetated. The plans are absent of important details or plantings list; however the applicants did state in their narrative and plan notes: “The proposed landscape design for the site is intended to compliment the architectural design and is designed to meet the City of Mendota Heights landscaping requirements. Most of the pervious areas will be covered with sod and will be irrigated to ensure healthy growth. The proposed landscape design also includes shredded hardwood mulch and landscape poly-edging around planting beds for shrubs. The applicant with work with City staff during the plan review process to ensure that the proposed landscape design meets the City’s pollinator and native planting requirements.” The proposed Landscape Plan appears to be in general conformance with the MH Plaza Design Standards; and staff assumes the applicant will agree to provide a high level of plantings and materials that meet the pollinator friendly and native plantings the city encourages (and conditions) in other developments. The commission may choose to accept this current landscape plan as submitted herein, or require more information and/or details from the developer. x Lighting According to Title 12-1I-15 of the City Code, concerning lighting performance standards: Lights for illuminating parking areas, loading areas or yards for safety and security purposes shall create a reading of no more than 0.2 foot-candle at the shared property line with a commercial or Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 11 of 18 industrial use or public right of way, and shall create a reading of zero foot-candles at the shared property line with residentially zoned property. In addition, the Mendota Plaza Design Standards contain the following applicable lighting policies/standards: x Lighting of the site should provide continuity and consistency throughout the area. x Exterior lighting, when used, shall enhance the building design and the adjoining landscape. x Lighting standards and building fixtures shall be of a design and size compatible with the buildings and adjacent areas. Lighting used in the adjacent area should be encouraged through the site. x Lighting shall be restrained in design and excessive brightness avoided. The PUD Site Plans are absent of any Lighting or Photometric Plans with this development, nor any indications of lights on the buildings. Since the entire property in-question is zoned MU-PUD and is part of a larger mixed-use development, the foot-candle requirements may not apply between the shared/mixed uses in the overall PUD project area. However, it will be important the developer can show or demonstrate that any new lighting for parking and outside the buildings meet City Code and Mendota Plaza standards. Proposed light fixtures should be downcast/cut-off types of lights and kept to a minimum (number/amount). Staff has included a recommendation to have the developer provide and submit a complete and detailed Lighting-Photometric Plan of the site for approvals. x Parking The proposed high-density residential development includes 45 surface parking spaces and 110 indoor spaces, for a total of 155 spaces. This equates to a ratio of 1.37 spaces/unit. According to Title 12-1E- E of the City Code, the number of required off-street parking spaces in the R-3 District is as follows: Number And Design Of Parking Spaces: A minimum of two and one-half (21/2) parking spaces shall be provided for each dwelling unit, one of which shall be enclosed. Parking spaces shall comply with all parking regulations for size, location, and other standards. Based on the 2.5 spaces/unit standard and the proposed 113-units, strict application of the Code standard would require a minimum of 283 off-street parking spaces.It is Planning Staff’s professional opinion that this 2.5 space per unit is too high and extreme; and is not a reasonable calculation when considering newer multi-family residential development needs throughout the metro area and nation. When At Homes presented their apartment proposal in 2016, the issue of 2.5 spaces/unit was discussed and analyzed, and the city planning consultants (Stantec) were authorized to conduct a parking analysis and study for this site, which are excerpted and highlighted below: x Mendota Heights code requirement is higher than all other communities researched (except Apple Valley, which is same 2.5/unit). Most are at 2.0/unit, but Golden Valley is at 1.5/unit. x Discussion with the planners in other communities shows they regularly negotiate the parking requirements on a case-by-case basis, often within a PUD, and often go below their own published standard. All agreed that a standard of 2.5/unit was high. x The average for nine projects (not in transit-friendly areas) is 1.59/unit. x Car ownership rates in the U.S. reached a peak 20-30 years ago and have been falling since, according the U.S. Bureau of Transportation Statistics (see table on the following page), so even without transit nearby there is consensus that apartment tenants likely have fewer cars today than a generation ago. This is a key reason that the parking numbers have been going down and that many communities have been reconsidering their parking standards for multi-family projects. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 12 of 18 x The Institute of Transportation Engineers (ITE) publishes a manual on parking demand, citing studies of built projects. Their 4th Edition manual (2010) shows a range of 1.10-1.37 spaces per unit, with an average of 1.23/unit. The number of studies cite d is not large, some studies in the mix are very old, and there is no indication of the number of bedrooms in the projects studied, so we do not recommend using the ITE numbers as a firm guide. Apartment Parking – Conclusion & Recommendation Based on the above analysis, our conclusion is that the parking for the proposed apartment project in Mendota Plaza is adequate at 1.6 spaces per unit and 1.2 spaces per bedroom, assuming the mix of 1- bedroom and 2-bedroom units remains as proposed in the current plans, and provided that both the 20 surface parking spaces and the 20 additional spaces in the underground ramp are guaranteed to be available for visitors as part of the PUD development agreement. Holding the proposed development to these same conclusions and standards (which were adopted by the City in 2016 for The Reserves) the parking needs could be re-calculated as follows: ƒParking at 1.6/Unit: 113-units x 1.6 =180 spaces or ƒParking at 1.2/bedroom: 91 one bedroom units @ 1.2 = 109.2, or 110 spaces 22 two bedroom units @ 2.4 = 52.8, or 53 spaces TOTAL: 163 spaces Due to the numbers of units being provided under this site plan, it appears this site may not meet the reduced parking ratio standards of 1.6 space/unit or the 1.2 spaces per bedroom previously approved under separate PUD amendment and PUD developments. The planning commission must decide to either accept this proposed reduction of 1.37 spaces/unit standard for this PUD site, or request the developer to reduce or revise their unit numbers or floor-plans to meet an approved parking ratio. Title 12-1D-16-D-4 of the City Code requires the following: Size Of Spaces: Each parking space shall be not less than nine feet (9') wide and twenty feet (20') in length exclusive of access drives of twenty four feet (24') in width, and such space shall be served adequately by access driveway. The proposed parking plans shows the outdoor/surface spaces as 9’ x 18’ dimensions with a “nose-in” or curb overhanging design, and 24-ft. wide drive aisles. The underground spaces are also shown or measure 9’ x 18’, with a 24-ft. wide drive aisle. Again the planning commission will need to provide a recommendation on whether or not you support or recommend favorably this request to reduce the number of spaces per the plan submittal; and if the reduced setbacks and stall sizes are acceptable. x Park Dedication If the new apartment development is approved, the applicant is required to either contribute 10% of final plat gross area to be dedicated for public use - or contribute a cash payment in-lieu-of land dedication in an amount established by the city. Since no platting is taking place, and due to an expected number of new residents coming in with the new high-density residential development, the cash/in-lieu of payment of $4,000/unit will be requested ($4,000 x 113-units = $452,000). Payment of the required park dedication fees is included as a condition of approval. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 13 of 18 ™Traffic Impacts With any new developments in and around this centralized commercial/retail/mixed-use hub on Highway 62 and Dodd Road (State Hwy. 149), traffic safety, vehicle movements, access (both in and out of the area) and adequate parking seem to be a major concern to many residents and business owners for this area. This development would retain the right-in only access off of Hwy 62 (to the north); and all other access via North Plaza Drive or South Plaza Drive, which are the only two roadway connections directly on or back out to Dodd Road. In 2017 the city consulted with KLJ Engineering to provide a traffic study of this and other areas in the city, which was referred to as the Mendota Heights North-South Mobility Study and completed in February 2018. The study was commissioned to examine existing conditions, traffic and vehicle crash data; traffic operations, and predict future traffic forecasts and operations, and provide alternatives. The study showed that the intersection of Dodd Road and Hwy 62, in its 2017 Existing Conditions, 2040 Base and Build Scenarios that this intersection provides a Level of Service F, which is the lowest score given, and essentially means there are issues that need to be corrected or addressed. Unfortunately, since both of these roadway systems are MnDOT controlled, there is not much the city can require or recommend to fix some of these issues without an expensive alternative or solution. The report did summarize or suggested an alternative to providing a future right-in/right-out intersection at North Plaza Drive off Dodd Road; but there are currently no plans by MnDOT (or the city) to installing or changing this intersection at this time. During the planning and presentation of The Reserves in 2016, traffic was expressed as a concern, especially by the anticipated amount of units and new residents to this area, and the fear these resident’s vehicles entering/exiting the site every day, especially during peak AM/Noon/PM hours, would cause some serious traffic issues. Casual observations of this site (since the development opened) has shown there appears to be no serious issues or problems of traffic or congestion attributed to this high-density residential development, and the fear of serious congestion or crashes s in and around this development have not materialized. As part of this new development, the developer has submitted a new Technical Memorandum – Trip Generation Analysis from Biko Associates. The memo provides four (4) separate scenarios, based on current development and projected developments on this Phase II site and the separate (but related) Lot 7 site behind the strip mall. The conclusions of that study indicate the following: The analysis of estimated trip generation conducted for this technical memorandum shows that the addition of At Home Apartments’ proposed Mendota 2 [Phase II] development will result in lower trip generation than would have occurred if the 2016 expansion program had been implemented. Thus, it is reasonable to assume that the traffic operations would be improved and LOS would be higher than originally forecast in 2016 with full implementation of the expansion program. The findings also show that the At Home Apartments’ proposed Mendota-Lot 7 development, with only 113 dwelling units, will generate a low volume of daily and peak hour trips. When the trips estimated to be generated by Mendota-Lot 7 are added to those that will result from implementation of Mendota- 2, the total volume is still low to low/moderate. Upon staff’s review of this traffic memorandum, if you review Table 5 (Pg. 9 of memo), it shows the original 2016 Expansion (The Reserves plus the Retail / Restaurant uses) with a projection of 1,072 trips; while the same study predicts the three apartment uses may generate up to 1,374 trips (assuming build-out). This represents a 28% increase. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 14 of 18 As part of The Reserve development approvals, the city prepared and entered into an amended (No. 6) PUD Agreement in 2016. Under this agreement with Mendota Plaza Apartments, LLC (At Home Apts.), Mendota Mall Associates-Outlots, LLC (Howard Paster) and the City of Mendota Heights, the following Section No. 14 was noted: 14. Section 4. 11 Traffic Improvements, including South and North Plaza Drive/Dodd Road ( TH 149) Intersection. Section 4. 11 of the 2009 Development Agreement is hereby amended to delete any obligations of the Developer to complete any improvements to TH 110 and Dodd Road included in the Traffic Study. The Developer has provided the City with a Traffic Impact Study dated August 8, 2016, prepared by Spack Consulting (" 2016 Traffic Study"). The Developer acknowledges that the City has expressed concerns over the impact of the Second Addition Improvements on the intersection of South Plaza Drive and Dodd Road as well as the intersection of North Plaza Drive and Dodd Road. If, as a direct result of the Commercial Improvements and Apartment Improvements, the Level of Service falls to an overall below Level of Service F at either of these intersections as set forth in the 2016 Traffic Study without the installation of infrastructure improvements or the adoption of traffic mitigation procedures or improvements, as determined by a qualified traffic engineer reasonably acceptable to the Developer and the City; the Developer and Mendota Plaza Apartments will together be responsible for the City' s share of the cost to bring the intersections performances to a Level of Service D or better. The city does not have any alternatives or suggested improvements to offer at this time. Staff would however, suggest the planning commission discuss with the staff and the developer at the hearing/meeting to determine if more study or analysis is required. This same section/language will be added or made part of the future 8th Amendment to Planned Unit Development Agreement. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 15 of 18 ALTERNATIVES 1. Recommend APPROVAL of the conditional use permit to amend the planned unit development as requested herein, based on the attached finding-of-fact, with conditions; or 2. Recommend DENIAL of the conditional use permit to amend the planned unit development as requested herein, based on the related alternative finding-of-fact that support such a denial; or 3. Table the request and direct staff and/or the applicant o bring more information to the next meeting (if necessary), and extend the application review period an additional 60 days, in compliance with MN STAT. 15.99. STAFF RECOMMENDATION Staff recommends the Planning Commission give careful consideration to one of the alternatives noted above, and make your recommendation on the reduced standards the Developer is seeking with this new high-density apartment development and accept or revise the attached conditions accordingly. Please note that any new or modified conditions should be reasonable and in fair proportion to the requested development being considered under this PUD Amendment review process. The following are the suggested conditions of approval: 1. The applicant shall draft appropriate amendments to the existing Development Agreement required by approval of the proposed project, to be reviewed and approved by the City Attorney and approved by the City Council. 2. Any new final building plan approved under this PUD Amendment shall be constructed only in conformance to the PUD Plans approved by the city council; and all approved building and site must be certified by a registered architect and engineers (as applicable); and in accordance with all architectural and building standards found under Title 12-1E-8, Subpart F “Architectural Controls” and Subpart G – Structural, Electrical and Mechanical Requirements. 3. Any drainage and utility easement or any other easements that may be impacted by the physical placement of the new apartment structure or other improvements must be vacated and re- established/dedicated as necessary, per the direction of the Public Works Director. 4. All new signage must comply with the sign standards in the Mendota Heights Plaza PUD Agreement. 5. Rooftop mechanical units shall be of a low profile variety. All ground-level and rooftop mechanical utilities, other than low profile rooftop units, shall be completely screened with one or more of the materials used in the construction of the principal structure, to be reviewed by the Planning Department and verified as part of the building permit review process. 6. All new trees and plant material shall be designed to comply with the city’s pollinator friendly and native plantings policy; all landscaped areas shall be irrigated; and plants used to provide an effective screening element for building utility areas. 7. A performance bond or letter of credit shall be supplied by the applicant in an amount equal to at least one and one-half (11/2) times the value of such screening, landscaping, or other improvements, to be included as part of the Development Agreement. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 16 of 18 8. The owner, tenant and their respective agents shall be jointly and severally responsible for the maintenance of all landscaping in a condition presenting a healthy, neat and orderly appearance and free from refuse and debris. Plants and ground cover which are required by an approved site or landscape plan and which have died shall be replaced as soon as seasonal or weather conditions allow. 9. A Lighting and Photometric Plan shall be submitted that includes proposed outdoor parking lot lighting, building lighting and any additional lighting, which must be reviewed by the Planning and Public Works Departments and included as part of any new building permit review process. 10. Any new or proposed water main lines or systems shall be designed and constructed to Saint Paul Regional Water Service (SPRWS) standards, including written approval of the design layout prior to final building permit approvals. 11. Proposed retaining walls in excess of four feet in height shall require engineering design provided with the building permit application. 12. Building and grading permits shall be obtained from the City prior to construction commencement. 13. All grading and construction activities as part of the proposed development shall be in compliance with applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance Document. 14. Drive lane access into and out of the off-street parking areas to the building’s front doors shall be unimpeded and a minimum of 20-foot-wide clear access. 15. All applicable fire and building codes, as adopted/amended by the City, shall apply and the buildings shall be fully-protected by an automatic fire sprinkler system. MATERIALS INCLUDED FOR REVIEW 1. Letter of Intent/Project Narrative 2. Technical Memorandum- Traffic Analysis (Biko Associates) 3. 2009 Mendota Heights Plaza Master Development Plan 4. Mendota Heights Apartments – Phase III – Lot 7 Plans (2021) Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 17 of 18 FINDINGS OF FACT FOR APPROVAL CUP for PUD Amendment For PHASE III - LOT 7 of The Mendota Plaza Lot 7, Block 1, Mendota Plaza Expansion Addition The following Findings of Fact are made in support of approval of the requests: 1. The proposed amendment to a Planned Unit Development Final Development Plan is consistent with the Comprehensive Plan and applicable City Code requirements for such a development. 2. The proposed PUD can be approved with the higher density because: a. it will be an effective and unified treatment of the existing development; b. the development plan includes provisions for the preservation of surrounding and unique natural amenities; c. financing is available to the applicant on conditions and in an amount which is sufficient to assure completion of the planned unit development and the PUD is consistent with the comprehensive plan; and d. the PUD can be and will be planned and developed to harmonize with any existing or proposed development in the areas surrounding the project site. 3. The proposed project utilizes the planned unit development (PUD) zoning flexibility to enhance development of the property without negatively impacting surrounding land uses and natural resources. 4. The reduced building and parking setbacks, smaller unit sizes, reduced land area, and overall density of this development does not pose any threat to the general health, safety and welfare of the surrounding properties or diminishes the usefulness of the planned development of this property. 5. The reduced parking ratio should be supported due to the strong desire to reserve or encourage more open space on this site; and help reduce any hard surface impacts that additional parking would require. 6. Construction of the proposed high-density residential development will contribute to a significant amount of the Metropolitan Council’s Year 2040 forecasted population and household increases. 7. The new high-density residential use would be in character with other surrounding uses in this mixed-use commercial and high density residential project area. 8. The proposed increased density is consistent with surrounding suburban communities and still allows for adequate open space as part of the proposed development. 9. The increased density provides for construction of a housing type that is lacking in the City and would help to meet the forecasted population and housing projections. Planning Report: Case #2021-12 (At Home Apts.-Phase II) Page 18 of 18 FINDINGS OF FACT FOR DENIAL CUP for PUD Amendment For PHASE III - LOT 7 of The Mendota Plaza Lot 7, Block 1, Mendota Plaza Expansion Addition The following findings-of-facts are made in support of denial of the PUD Amendment and Wetlands Permit: 1. The proposed amendment to a Planned Unit Development Final Development Plan is not consistent with the Comprehensive Plan and applicable City Code requirements for such a development. 2. The proposed PUD should not be approved with the higher density because: a. it will not be an effective and unified treatment of the existing development; b. the development plan does not include adequate provisions for the preservation of surrounding and unique natural amenities; and c. the PUD Amendment and new apartment plans are determined not to be a good fit, well- planned or an ideal development for this lot or area, and would not be in harmony with any existing or proposed development in the areas surrounding the project site. 3. The amount and number of site design standards and site allowances requested under this PUD Amendment seem excessive too numerous for this site, and the development poses a negative impact to the surrounding land uses, natural resources, vehicle traffic and nearby road systems. 4. The reduced parking ratio should be supported due to the strong desire to reserve or encourage more open space on this site; and help reduce any hard surface impacts that additional parking would require. 5. Construction of the proposed high-density residential development will contribute to a significant amount of the Metropolitan Council’s Year 2040 forecasted population and household increases. 6. 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ƐƉĂĐĞĂƚϰ͕ϴϮϲƐƋƵĂƌĞĨĞĞƚ͕ĂŶĚϯͿĂϲ͕ϬϬϬƐƋƵĂƌĞĨŽŽƚƌĞƐƚĂƵƌĂŶƚ͘^ƉĂĐŬŽŶƐƵůƚŝŶŐǁĂƐĐŽŶƚƌĂĐƚĞĚďLJ WĂƐƚĞƌWƌŽƉĞƌƚŝĞƐƚŽƉƌĞƉĂƌĞĂƚƌĂĨĨŝĐƐƚƵĚLJƚŽĚĞƚĞƌŵŝŶĞŚŽǁƚƌĂĨĨŝĐŐĞŶĞƌĂƚĞĚďLJƚŚĞƉƌŽƉŽƐĞĚ ĞdžƉĂŶƐŝŽŶƉƌŽũĞĐƚǁŽƵůĚŝŵƉĂĐƚƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐĂƚƐƵƌƌŽƵŶĚŝŶŐŝŶƚĞƌƐĞĐƚŝŽŶƐĂŶĚ͕ŝŶƉĂƌƚŝĐƵůĂƌ͕ŚŽǁĂ ƉƌŽƉŽƐĞĚƌŝŐŚƚͲŝŶͬƌŝŐŚƚͲŽƵƚĚƌŝǀĞǁĂLJǁŽƵůĚĂĨĨĞĐƚŽƉĞƌĂƚŝŽŶƐŽŶd,ϲϮĂŶĚŝŵƉĂĐƚƐĂĨĞƚLJ͘ϭ&ŝŐƵƌĞƐϭ ĂŶĚϮ͕ǁŚŝĐŚĂƌĞƚĂŬĞŶĨƌŽŵƚŚĞ^ƉĂĐŬŽŶƐƵůƚŝŶŐƚƌĂĨĨŝĐƐƚƵĚLJ͕ĂƌĞƉƌŽǀŝĚĞĚƚŽƐŚŽǁŶƚŚĞůŽĐĂƚŝŽŶŽĨ ƚŚĞĚĞǀĞůŽƉŵĞŶƚƉƌŽƉŽƐĞĚŝŶϮϬϭϲĂŶĚƚŚĞƐŝƚĞƉůĂŶĨŽƌƚŚĞĞdžƉĂŶƐŝŽŶƉƌŽũĞĐƚ͘Ϯ  KĨƚŚĞƚŚƌĞĞƵƐĞƐƉƌŽƉŽƐĞĚŝŶϮϬϭϲ͕ŽŶůLJƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ;dŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞͿǁĂƐ ĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘tŝƚŚƚŚĞƌĞŵĂŝŶŝŶŐƐŝƚĞůLJŝŶŐǀĂĐĂŶƚ͕ƚ,ŽŵĞƉĂƌƚŵĞŶƚƐŝƐŶŽǁƵŶĚĞƌĐŽŶƚƌĂĐƚ ƚŽƉƵƌĐŚĂƐĞƚŚĞƉƌŽƉĞƌƚLJĂŶĚŝƐƉƌŽƉŽƐŝŶŐƚŽĚĞǀĞůŽƉĂϲϭͲƵŶŝƚ͕ƚŚƌĞĞƐƚŽƌLJŵŝĚͲƌŝƐĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ ǁŝƚŚďŽƚŚƵŶĚĞƌŐƌŽƵŶĚĂŶĚƐƵƌĨĂĐĞůĞǀĞůƉĂƌŬŝŶŐ͘/ŶĂĚĚŝƚŝŽŶ͕ƚ,ŽŵĞƉĂƌƚŵĞŶƚƐŝƐƉƌŽƉŽƐŝŶŐƚŽ ĚĞǀĞůŽƉĂϭϭϯͲƵŶŝƚ͕ĨŝǀĞͬƐŝdžƐƚŽƌLJŵŝĚͲƌŝƐĞĂƉĂƌƚŵĞŶƚǁŝƚŚŝŶDĞŶĚŽƚĂWůĂnjĂŽŶ>ŽƚͲϳ͘dŚĞϲϭͲƵŶŝƚ ϭ ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘ Ϯ dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ͗DĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϮ  ĂƉĂƌƚŵĞŶƚŝƐƌĞĨĞƌƌĞĚƚŽĂƐDĞŶĚŽƚĂϮ͕ĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶŝƐƉƌŽƉŽƐĞĚƚŽďĞŐŝŶŝŶĨĂůůŽĨϮϬϮϭ͘dŚĞϭϭϯͲ ƵŶŝƚĂƉĂƌƚŵĞŶƚŝƐƌĞĨĞƌƌĞĚƚŽĂƐDĞŶĚŽƚĂͲ>Žƚϳ͕ĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶŝƐŚŽƉĞĚƚŽďĞŐŝŶŝŶϮϬϮϮ͘dŚĞ ůŽĐĂƚŝŽŶƐŽĨƚŚĞƚǁŽƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚƐŝƚĞƐĂƌĞƐŚŽǁŶŽŶ&ŝŐƵƌĞϯ                                     &ŝŐƵƌĞϭ͗ ĞǀĞůŽƉŵĞŶƚ^ŝƚĞZĞŐŝŽŶĂů>ŽĐĂƚŝŽŶ ^ŽƵƌĐĞ͗dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ͗DĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ d,ϲϮd,ϭϰϵ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ:ƵŶĞϮϴ͕ϮϬϮϭWĂŐĞϯ  &ŝŐƵƌĞϮ͗ŽŶĐĞƉƚƵĂů^ŝƚĞWůĂŶĨŽƌƚŚĞϮϬϭϲdžƉĂŶƐŝŽŶWƌŽũĞĐƚ^ŽƵƌĐĞ͗ dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ͗DĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘Retail and restaurant uses, which were never built. 139-unit apartment (The Reserve at Mendota Village), which was built in 2016. DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ:ƵŶĞϮϴ͕ϮϬϮϭWĂŐĞϰ  &ŝŐƵƌĞϯ͗>ŽĐĂƚŝŽŶƐŽĨƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ͛dǁŽWƌŽƉŽƐĞĚDƵůƚŝͲ&ĂŵŝůLJĞǀĞůŽƉŵĞŶƚ^ŝƚĞƐϭϯϵͲƵŶŝƚĂƉĂƌƚŵĞŶƚ;dŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞͿďƵŝůƚŝŶϮϬϭϲ͘dŚĞŽŶůLJϮϬϭϲƵƐĞƚŚĂƚǁĂƐĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘WƌŽƉŽƐĞĚůŽĐĂƚŝŽŶĨŽƌDĞŶĚŽƚĂϮ͕ĂϲϭͲƵŶŝƚĂƉĂƌƚŵĞŶƚ͘WƌŽƉŽƐĞĚƚŽďĞĐŽŶƐƚƌŝĐƚĞĚŽŶƚŚĞƉĂƌĐĞůƚŚĂƚǁĂƐŽƌŝŐŝŶĂůůLJƉƌŽƉŽƐĞĚĨŽƌƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐŝŶϮϬϭϲ͘WƌŽƉŽƐĞĚůŽĐĂƚŝŽŶĨŽƌDĞŶĚŽƚĂͲ>Žƚϳ͕ĂϭϭϯͲƵŶŝƚĂƉĂƌƚŵĞŶƚ͘d,ϲϮd,ϭϰϵ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϱ dƌŝƉ'ĞŶĞƌĂƚŝŽŶŶĂůLJƐŝƐ  dŚŝƐƐĞĐƚŝŽŶŽĨƚŚĞƚĞĐŚŶŝĐĂůŵĞŵŽƌĂŶĚƵŵĂĚĚƌĞƐƐĞƐƚƌŝƉŐĞŶĞƌĂƚŝŽŶ͘dƌŝƉŐĞŶĞƌĂƚŝŽŶĂŶĂůLJƐĞƐ ĂƌĞĐŽŶĚƵĐƚĞĚĂƐĂŶĞůĞŵĞŶƚŽĨdƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚŝĞƐƚŽĞƐƚŝŵĂƚĞƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚǁŝůůďĞ ĂƚƚƌĂĐƚĞĚƚŽĂŶĚĚĞƉĂƌƚĨƌŽŵƐƉĞĐŝĨŝĐƵƐĞƐůŽĐĂƚĞĚŽŶƚŚĞDĞŶĚŽƚĂWůĂnjĂƐŝƚĞ͘&ŽƵƌĚĞǀĞůŽƉŵĞŶƚ ƐĐĞŶĂƌŝŽƐǁŝůůďĞĚŝƐĐƵƐƐĞĚŝŶƚŚŝƐƐĞĐƚŝŽŶŽĨƚŚĞŵĞŵŽƌĂŶĚƵŵ͘  ^ĐĞŶĂƌŝŽϭ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌƚŚĞϮϬϭϲdžƉĂŶƐŝŽŶWƌŽŐƌĂŵ ƚƌŝƉŐĞŶĞƌĂƚŝŽŶĂŶĂůLJƐŝƐĨŽƌƵƐĞƐŝŶĐůƵĚĞĚŝŶƚŚĞϮϬϭϲĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵǁĂƐƉƌĞƉĂƌĞĚďLJ^ƉĂĐŬ ŽŶƐƵůƚŝŶŐ͘ƐƐŚŽǁŶŝŶdĂďůĞϭ͕ďĞůŽǁ͕ƚŚĞĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵǁĂƐĞƐƚŝŵĂƚĞĚƚŽŐĞŶĞƌĂƚĞĂůŽǁ ƚŽŵŽĚĞƌĂƚĞǀŽůƵŵĞŽĨƚƌŝƉƐŽǀĞƌƚŚĞĐŽƵƌƐĞŽĨĂŶĂǀĞƌĂŐĞǁĞĞŬĚĂLJ͘ƚƚŚĞƐĂŵĞƚŝŵĞ͕ƚŚĞ ƌĞƐƉĞĐƚŝǀĞǀŽůƵŵĞƐŽĨDƉĞĂŬŚŽƵƌĂŶĚWDƉĞĂŬŚŽƵƌƚƌŝƉƐǁĞƌĞĞƐƚŝŵĂƚĞĚƚŽďĞĂůŵŽƐƚ ͞ƵŶƌĞŵĂƌŬĂďůĞ͘͟   dĂďůĞϭ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞϮϬϭϲDĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶWƌŽŐƌĂŵ ^ŽƵƌĐĞƐ͗͞dƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϵƚŚĚŝƚŝŽŶ͕͟/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿĂŶĚůŽĐĂůĚĂƚĞ  ĐŽůůĞĐƚĞĚďLJ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘   dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ͗DĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘  ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ  ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘   ƐƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϭ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐŝĚĞŶƚŝĨŝĞĚƐŽŵĞŽĨƚŚĞƚƌŝƉƐĂƐƉĂƐƐͲďLJƚƌŝƉ͘dŚĞƐĞƚƌŝƉƐ ĂƌĞ͞ŝŶƚĞƌŵĞĚŝĂƚĞƐƚŽƉƐŽŶƚŚĞǁĂLJ͞ϯďĞƚǁĞĞŶĂƚƌŝƉŽƌŝŐŝŶĂŶĚĂŶŝŶƚĞŶĚĞĚƚƌŝƉĚĞƐƚŝŶĂƚŝŽŶ͘KŶĞ ǁĂLJƚŽƚŚŝŶŬĂďŽƵƚƉĂƐƐͲďLJƚƌŝƉƐŝƐƚŚĂƚƚŚĞLJĐĂŶďĞ͞ƐƉƵƌŽĨƚŚĞŵŽŵĞŶƚ͟ƚƌŝƉƐǁŚĞƌĞ͕ĨŽƌ ĞdžĂŵƉůĞ͕ĂĚƌŝǀĞƌŝƐƉĂƐƐŝŶŐďLJĂDĐŽŶĂůĚƐƌĞƐƚĂƵƌĂŶƚ͕ƐĞĞƐƚŚĞ'ŽůĚĞŶƌĐŚĞƐ͕ƐƵĚĚĞŶůLJĐƌĂǀĞƐĂ ŝŐDĂĐ͕ƚŚĞŶƚƵƌŶƐŝŶƚŽƚŚĞDĐŽŶĂůĚƐ͛ƉĂƌŬŝŶŐůŽƚ͕ƉƵƌĐŚĂƐĞƐĂŝŐDĂĐ͕ĂŶĚĞdžŝƚƐƚŚĞƉĂƌŬŝŶŐůŽƚ ƚŽĐŽŶƚŝŶƵĞƚŚĞŽƌŝŐŝŶĂůƚƌŝƉ͘  ϯ dƌŝƉ'ĞŶĞƌĂƚŝŽŶ,ĂŶĚŬ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ͕ƉĂŐĞϮϳ͘ /d>ĂŶĚ hƐĞŽĚĞ  ĞƐĐƌŝƉƚŝŽŶ ĂŝůLJDWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌ /ŶKƵƚWĂƐƐ ďLJ /ŶKƵƚWĂƐƐ ďLJ /ŶKƵƚWĂƐƐ ďLJ >ŽĐĂůƉĂƌƚŵĞŶƚ ;ϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐͿΎΎ Ϯϲϱ Ϯϲϱ Ϭ ϲ ϰϬ Ϭ ϯϰ ϭϴ Ϭ ϴϮϲ^ƉĞĐŝĂůƚLJZĞƚĂŝů ;ϰ͕ϴϮϲƐƋƵĂƌĞĨĞĞƚͿϲϬ ϲϬ ϲϮ ϵ ϭϬ ϭϬ ϯ ϰ ϰ >ŽĐĂůZĞƐƚĂƵƌĂŶƚ ;ϲ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚͿϮϭϭ Ϯϭϭ ϯϭϵ ϱ ϯ ϳ Ϯϱ ϭϯ Ϯϴ dKd> ϱϯϲ ϱϯϲ ϯϴϭ ϮϬ ϱϯ ϭϳ ϲϮ ϯϱ ϯϮ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϲ ƐĚĞƐĐƌŝďĞĚŝŶƚŚĞĞdžĂŵƉůĞ͕ƉĂƐƐͲďLJƚƌŝƉƐĚŽŶŽƚĐŽŵƉƌŝƐĞŶĞǁƚƌŝƉƐŽŶƌŽĂĚǁĂLJůŝŶŬƐĂĚũĂĐĞŶƚƚŽ ƚƌŝƉĂƚƚƌĂĐƚŝŽŶƐďƵƚƚŚĞLJĚŽŝŵƉĂĐƚƚŚĞĚƌŝǀĞǁĂLJƐƚŚĂƚƐĞƌǀĞƚŚĞŵ͘EŽŶͲƉĂƐƐͲďLJƚƌŝƉƐ͕ďLJ ĐŽŵƉĂƌŝƐŽŶ͕ĂƌĞŶĞǁƚƌŝƉƐͲͲͲƚƌŝƉƐƚŚĂƚǁŽƵůĚŶŽƚďĞŽŶĂĚũĂĐĞŶƚƌŽĂĚǁĂLJůŝŶŬƐǁĞƌĞŝƚŶŽƚĨŽƌƚŚĞ ĂƚƚƌĂĐƚŝŽŶ͘  /ŶdĂďůĞϭ͕ĨŽƌĞdžĂŵƉůĞ͕ŝƚŝƐƐŚŽǁŶƚŚĂƚƚŚĞϮϬϭϲĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵǁĂƐĞƐƚŝŵĂƚĞĚƚŽŐĞŶĞƌĂƚĞ ϱϯϲĚĂŝůLJŝŶďŽƵŶĚƚƌŝƉƐĂŶĚϱϯϲĚĂŝůLJŽƵƚďŽƵŶĚƚƌŝƉƐ͕ĂŶĚϯϱƉĞƌĐĞŶƚŽĨƚŚĞƐĞ;ϯϴϭƚƌŝƉƐͿĂƌĞƉĂƐƐͲ ďLJƚƌŝƉƐƚŚĂƚǁŽƵůĚŝŵƉĂĐƚƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐĂƚ^ŽƵƚŚWůĂnjĂƌŝǀĞ͕EŽƌƚŚWůĂnjĂĐĐĞƐƐ͕ĂŶĚƚŚĞ ƌŝŐŚƚͲŝŶͬƌŝŐŚƚͲŽƵƚĚƌŝǀĞǁĂLJŽŶd,ϲϮ͘dŚĞƐĞƚƌŝƉƐ͕ŚŽǁĞǀĞƌ͕ǁŽƵůĚŶŽƚŚĂǀĞĂŶŝŵƉĂĐƚŽŶƚŚĞ ŝŶƚĞƌƐĞĐƚŝŽŶŽĨd,ϲϮͬd,ϭϰϵďĞĐĂƵƐĞƚŚĞLJĂƌĞŶŽƚŶĞǁƚƌŝƉƐďĞŝŶŐĂĚĚĞĚƚŽƚŚĞƐLJƐƚĞŵ͘/Ŷ ĞƐƐĞŶĐĞ͕ƚŚĞLJĂƌĞŝŶĐůƵĚĞĚŝŶƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚĂƌĞĂůƌĞĂĚLJŽŶƚŚĞƌŽĂĚ͘ƐdĂďůĞϭĐŽƌƌĞĐƚůLJ ŝŶĚŝĐĂƚĞƐ͕ƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ;ĂƌĞƐŝĚĞŶƚŝĂůƵƐĞͿĚŽĞƐŶŽƚŐĞŶĞƌĂƚĞƉĂƐƐͲďLJƚƌŝƉƐ͘   ^ĐĞŶĂƌŝŽϮ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌǁŚĂƚǁĂƐĂĐƚƵĂůůLJďƵŝůƚŝŶϮϬϭϲ dŚĞŝŵƉĂĐƚŽĨŶŽƚďƵŝůĚŝŶŐƚŚĞƉƌŽƉŽƐĞĚƌĞƚĂŝůƐŚŽƉƐĂŶĚƌĞƐƚĂƵƌĂŶƚŝŶϮϬϭϲŝƐŽŶĞǁŚĞƌĞƚƌŝƉƐ ĞƐƚŝŵĂƚĞĚƚŽďĞŐĞŶĞƌĂƚĞĚďLJƚŚŽƐĞƵƐĞƐŶĞǀĞƌŵĂƚĞƌŝĂůŝnjĞĚ͘dŚƵƐ͕ƚŚĞLJƐŚŽƵůĚďĞƐƵďƚƌĂĐƚĞĚ ĨƌŽŵƚŚĞƚŽƚĂůƐƐŚŽǁŶŝŶdĂďůĞϭ͘^ĞĞdĂďůĞϮďĞůŽǁ͘   dĂďůĞϮ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞϮϬϭϲDĞŶĚŽƚĂWůĂnjĂdžƉĂŶƐŝŽŶWƌŽŐƌĂŵǁŝƚŚŽƵƚZĞƚĂŝůĂŶĚ ZĞƐƚĂƵƌĂŶƚhƐĞƐ ^ŽƵƌĐĞ͗ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘:ƵŶĞϮϰ͕ϮϬϮϭ͘  ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ  ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘  ŽŵƉĂƌŝŶŐdĂďůĞƐϭĂŶĚϮ͕ƚŚĞĨŽůůŽǁŝŶŐƌĞĚƵĐƚŝŽŶƐŝŶƚƌŝƉƐŚĂǀĞďĞĞŶƌĞĂůŝnjĞĚďLJŶŽƚďƵŝůĚŝŶŐƚŚĞ ŽƌŝŐŝŶĂůůLJƉƌŽƉŽƐĞĚƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐ͘  ůůƉĂƐƐͲďLJƚƌŝƉƐ ϱϭƉĞƌĐĞŶƚŽĨĚĂŝůLJƚƌŝƉƐ ϯϳƉĞƌĐĞŶƚŽĨDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϰϲƉĞƌĐĞŶƚŽĨWDƉĞĂŬŚŽƵƌƚƌŝƉƐ /d>ĂŶĚ hƐĞŽĚĞ  ĞƐĐƌŝƉƚŝŽŶ ĂŝůLJDWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌ /ŶKƵƚWĂƐƐ ďLJ /ŶKƵƚWĂƐƐ ďLJ /ŶKƵƚWĂƐƐ ďLJ >ŽĐĂůƉĂƌƚŵĞŶƚ ;ϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐͿΎΎ Ϯϲϱ Ϯϲϱ Ϭ ϲ ϰϬ Ϭ ϯϰ ϭϴ Ϭ ϴϮϲ^ƉĞĐŝĂůƚLJZĞƚĂŝů ;ϰ͕ϴϮϲƐƋƵĂƌĞĨĞĞƚͿϬ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ >ŽĐĂůZĞƐƚĂƵƌĂŶƚ ;ϲ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚͿϬ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ Ϭ dKd> Ϯϲϱ Ϯϲϱ Ϭ ϲ ϰϬ Ϭ ϯϰ ϭϴ Ϭ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϳ ^ĐĞŶĂƌŝŽϯ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌǁŚĂƚǁĂƐĂĐƚƵĂůůLJďƵŝůƚŝŶϮϬϭϲĂŶĚDĞŶĚŽƚĂϮ ƚ,ŽŵĞƉĂƌƚŵĞŶƚƐƉƌŽƉŽƐĞƐƚŽďƵŝůĚĂϲϭͲƵŶŝƚĂƉĂƌƚŵĞŶƚ;DĞŶĚŽƚĂϮͿŽŶƚŚĞƉĂƌĐĞůǁŚĞƌĞƚŚĞ ƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐǁĞƌĞƉƌŽƉŽƐĞĚŝŶϮϬϭϲ͘WƌĞƐĞŶƚĞĚŝŶdĂďůĞϯ͕ďĞůŽǁ͕ĂƌĞƌĞƐƵůƚƐĨƌŽŵĂ ƚƌŝƉŐĞŶĞƌĂƚŝŽŶĂŶĂůLJƐŝƐĐŽŶĚƵĐƚĞĚƚŽĞƐƚŝŵĂƚĞƚŚĞƚŽƚĂůŶƵŵďĞƌŽĨƚƌŝƉƐƚŚĂƚǁŽƵůĚďĞŐĞŶĞƌĂƚĞĚ ďLJƚŚĞϭϰϵͲƵŶŝƚĂƉĂƌƚŵĞŶƚ;dŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞͿ͕ǁŚŝĐŚǁĂƐĐŽŶƐƚƌƵĐƚĞĚŝŶϮϬϭϲ͕ĂŶĚ ƚŚĞĐƵƌƌĞŶƚůLJƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮĂƉĂƌƚŵĞŶƚ͘   dĂďůĞϯ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌdŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞĂŶĚDĞŶĚŽƚĂϮ͕ŽŵďŝŶĞĚ hƐĞsĂƌŝĂďůĞĂŝůLJdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿнн ϭϰϵĚƵƐΎΎ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ /dŽĚĞϮϮϭннн ϲϭĚƵƐ ϭϭϱ  ϭϭϱ  ϯϯϬ  ϱ  ϭϱ  ϮϬ  ϭϲ  ϭϭ  Ϯϳ  dŽƚĂů ϮϭϬĚƵƐ ϯϴϬ ϯϴϬ ϴϲϬ ϭϭ ϱϱ ϲϲ ϱϬ Ϯϵ ϳϵ ^ŽƵƌĐĞ͗ нн>ŽĐĂůĚĂƚĞĐŽůůĞĐƚĞĚďLJ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘   нннdƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ  ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ  ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů  ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϮϬϬ͕ŶŽƚϮϭϬ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘:ƵŶĞϮϴ͕ϮϬϮϭ͘   dĂďůĞϯƐŚŽǁƐƚŚĂƚƚŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚǁŝůůŐĞŶĞƌĂƚĞĨĞǁĞƌƚƌŝƉƐ ƚŚĂŶƚŚĞƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐŝŶĐůƵĚĞĚŝŶƚŚĞŽƌŝŐŝŶĂůϮϬϭϲĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵ͘ƐĂƌĞƐƵůƚ͕ ŝŵƉůĞŵĞŶƚŝŶŐƚŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮƉƌŽũĞĐƚǁŝůůƌĞƐƵůƚŝŶƚŚĞĨŽůůŽǁŝŶŐƚƌŝƉƌĞĚƵĐƚŝŽŶƐǁŚĞŶ ĐŽŵƉĂƌĞĚƚŽǁŚĂƚǁĂƐƉƌŽƉŽƐĞĚŝŶϮϬϭϲ͘  ůůƉĂƐƐͲďLJƚƌŝƉƐ ϯϬƉĞƌĐĞŶƚŽĨĚĂŝůLJƚƌŝƉƐ ϭϬƉĞƌĐĞŶƚŽĨDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϭϵƉĞƌĐĞŶƚŽĨWDƉĞĂŬŚŽƵƌƚƌŝƉƐ   ^ĐĞŶĂƌŝŽϰ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌdŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚ DĞŶĚŽƚĂͲ>Žƚϳ dŚŝƐĂŶĂůLJƐŝƐĐŽŶƐŝĚĞƌƐƚƌŝƉŐĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞĐŽŵďŝŶĂƚŝŽŶŽĨƚŚƌĞĞƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ ƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚƐ͘ƐƐŚŽǁŶŝŶdĂďůĞϰŽŶƚŚĞĨŽůůŽǁŝŶŐƉĂŐĞ͕ƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚǁŝůů ďĞŐĞŶĞƌĂƚĞĚďLJDĞŶĚŽƚĂͲ>ŽƚϳŝƐůŽǁ͘>ŝŬĞǁŝƐĞ͕ƚŚĞĂĚĚŝƚŝŽŶŽĨDĞŶĚŽƚĂͲ>ŽƚϳǁŝůůƌĞƐƵůƚŝŶĂ DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϴ ƚŽƚĂůǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚŝƐůŽǁŽǀĞƌƚŚĞĐŽƵƌƐĞŽĨĂŶĞŶƚŝƌĞĚĂLJĂŶĚůŽǁƚŽůŽǁͬŵŽĚĞƌĂƚĞĚƵƌŝŶŐ ƚŚĞƉĞĂŬŚŽƵƌƐ͘  dĂďůĞϰ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌdŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚDĞŶĚŽƚĂ>Žƚϳ hƐĞsĂƌŝĂďůĞĂŝůLJdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿнн ϭϰϵĚƵƐΎΎ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ /dŽĚĞϮϮϭннн ϲϭĚƵƐ ϭϭϱ  ϭϭϱ  ϯϯϬ  ϱ  ϭϱ  ϮϬ  ϭϲ  ϭϭ  Ϯϳ  DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ /dŽĚĞϮϮϭннн ϭϭϯĚƵƐ ϯϬϳ ϯϬϳ ϲϭϰ ϭϬ Ϯϵ ϯϵ ϯϬ ϮϬ ϱϬ dŽƚĂů ϯϮϯĚƵƐ ϲϴϳ ϲϴϳ ϭϯϳϰ Ϯϭ ϴϰ ϭϬϱ ϴϬ ϰϵ ϭϮϵ ^ŽƵƌĐĞ͗ нн>ŽĐĂůĚĂƚĞĐŽůůĞĐƚĞĚďLJ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘   нннdƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ  ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚLJĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ  ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůLJϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůLJĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů  ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϯϭϯ͕ŶŽƚϯϮϯ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘:ƵŶĞϮϴ͕ϮϬϮϭ͘  ŽŵƉĂƌŝŶŐdĂďůĞϰƚŽdĂďůĞϭ͕ŝƚŝƐƐŚŽǁŶƚŚĂƚƚŚĞĂĚĚŝƚŝŽŶŽĨDĞŶĚŽƚĂ>ŽƚϳǁŝůůƌĞƐƵůƚŝŶƐŵĂůů ŝŶĐƌĞĂƐĞƐŝŶƚƌŝƉƐ͘dŚĞŝŶĐƌĞĂƐĞƐĂƌĞĞƐƚŝŵĂƚĞĚƚŽďĞĂƐĨŽůůŽǁƐ͗  ĨƌŽŵϭ͕ϬϳϮƉƌŽƉŽƐĞĚĚĂŝůLJƚƌŝƉƐŝŶϮϬϭϲƚŽϭ͕ϯϳϰƉƌŽƉŽƐĞĚĚĂŝůLJƚƌŝƉƐƚŽĚĂLJ͖ϯϬϮƚƌŝƉƐ;Ϯϴ ƉĞƌĐĞŶƚͿ ĨƌŽŵϳϯƉƌŽƉŽƐĞĚDƉĞĂŬŚŽƵƌƚƌŝƉƐŝŶϮϬϭϲƚŽϭϬϱƉƌŽƉŽƐĞĚDƉĞĂŬŚŽƵƌƚƌŝƉƐƚŽĚĂLJ͖ ϯϮĂĚĚŝƚŝŽŶĂůƚƌŝƉƐ;ϰϰƉĞƌĐĞŶƚͿ ĨƌŽŵϵϳƉƌŽƉŽƐĞĚWDƉĞĂŬŚŽƵƌƚƌŝƉƐŝŶϮϬϭϲƚŽϭϮϵƉƌŽƉŽƐĞĚWDƉĞĂŬŚŽƵƌƚƌŝƉƐƚŽĚĂLJ͖ ĂŐĂŝŶϯϮĂĚĚŝƚŝŽŶĂůƚƌŝƉƐ;ϯϯƉĞƌĐĞŶƚͿ  /ƚŝƐŝŵƉŽƌƚĂŶƚƚŽŬĞĞƉŝŶŵŝŶĚƚŚĂƚƚŚĞƉĞƌĐĞŶƚĂŐĞƐĚĞƐĐƌŝďĞĚĂďŽǀĞŵĂLJƐĞĞŵĐŽŶĐĞƌŶŝŶŐ͕ďƵƚ ƚŚĞǀŽůƵŵĞƐŽŶǁŚŝĐŚƚŚĞLJĂƌĞďĂƐĞĚĂƌĞůŽǁƚŽůŽǁͬŵŽĚĞƌĂƚĞ͕ĂŶĚƚŚĞŝŶĐƌĞĂƐĞĚǀŽůƵŵĞŝŶƚƌŝƉƐ ƚŚĂƚǁŝůůƌĞƐƵůƚĨƌŽŵDĞŶĚŽƚĂͲ>ŽƚϳĂƌĞĂĐƚƵĂůůLJŵĂƌŐŝŶĂůůLJƐŵĂůů͘     DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ :ƵŶĞϮϴ͕ϮϬϮϭ WĂŐĞϵ ŽŶĐůƵƐŝŽŶ  dŚĞĂŶĂůLJƐŝƐŽĨĞƐƚŝŵĂƚĞĚƚƌŝƉŐĞŶĞƌĂƚŝŽŶĐŽŶĚƵĐƚĞĚĨŽƌƚŚŝƐƚĞĐŚŶŝĐĂůŵĞŵŽƌĂŶĚƵŵƐŚŽǁƐƚŚĂƚ ƚŚĞĂĚĚŝƚŝŽŶŽĨƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ͛ƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮĚĞǀĞůŽƉŵĞŶƚǁŝůůƌĞƐƵůƚŝŶůŽǁĞƌƚƌŝƉ ŐĞŶĞƌĂƚŝŽŶƚŚĂŶǁŽƵůĚŚĂǀĞŽĐĐƵƌƌĞĚŝĨƚŚĞϮϬϭϲĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵŚĂĚďĞĞŶŝŵƉůĞŵĞŶƚĞĚ͘ dŚƵƐ͕ŝƚŝƐƌĞĂƐŽŶĂďůĞƚŽĂƐƐƵŵĞƚŚĂƚƚŚĞƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐǁŽƵůĚďĞŝŵƉƌŽǀĞĚĂŶĚ>K^ǁŽƵůĚďĞ ŚŝŐŚĞƌƚŚĂŶŽƌŝŐŝŶĂůůLJĨŽƌĞĐĂƐƚŝŶϮϬϭϲǁŝƚŚĨƵůůŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨƚŚĞĞdžƉĂŶƐŝŽŶƉƌŽŐƌĂŵ͘  dŚĞĨŝŶĚŝŶŐƐĂůƐŽƐŚŽǁƚŚĂƚƚŚĞƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ͛ƉƌŽƉŽƐĞĚDĞŶĚŽƚĂͲ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚ͕ ǁŝƚŚŽŶůLJϭϭϯĚǁĞůůŝŶŐƵŶŝƚƐ͕ǁŝůůŐĞŶĞƌĂƚĞĂůŽǁǀŽůƵŵĞŽĨĚĂŝůLJĂŶĚƉĞĂŬŚŽƵƌƚƌŝƉƐ͘tŚĞŶƚŚĞ ƚƌŝƉƐĞƐƚŝŵĂƚĞĚƚŽďĞŐĞŶĞƌĂƚĞĚďLJDĞŶĚŽƚĂͲ>ŽƚϳĂƌĞĂĚĚĞĚƚŽƚŚŽƐĞƚŚĂƚǁŝůůƌĞƐƵůƚĨƌŽŵ ŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨDĞĚŽƚĂͲϮ͕ƚŚĞƚŽƚĂůǀŽůƵŵĞŝƐƐƚŝůůůŽǁƚŽůŽǁͬŵŽĚĞƌĂƚĞ͘  dĂďůĞϱ͕ďĞůŽǁ͕ƉƌĞƐĞŶƚƐƚŚĞĨŝŶĚŝŶŐƐŝŶƋƵĂŶƚŝĨŝĂďůĞƚĞƌŵƐ͘   dĂďůĞϱ ŽŵƉĂƌŝƐŽŶŽĨƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶƵŶĚĞƌdŚƌĞĞ^ĐĞŶĂƌŝŽƐ ^ĐĞŶĂƌŝŽsĂƌŝĂďůĞĂŝůLJdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ 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THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   /(*(1'/(*(1'3523(57</,0,766(&7,21/,1($'-$&(173523(57<352326('&21&5(7(& *3$5&(/ 3$5&(/29(5$//6,7(3/$1& ϭϯϲϬϱϭƐƚǀĞŶƵĞE͘ηϭϬϬWůLJŵŽƵƚŚ͕DEϱϱϰϰϭͮĂĞͲŵŶ͘ĐŽŵWϳϲϯ͘ϰϭϮ͘ϰϬϬϬͮ&ϳϲϯ͘ϰϭϮ͘ϰϬϵϬŶĚĞƌƐŽŶŶŐŝŶĞĞƌŝŶŐŽĨDŝŶŶĞƐŽƚĂ͕>>PRINT NAME:SIGNATURE:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   3$5&(/(;,67,1*&21',7,216; &/8%+286(75(//,6)(1&(3$7,2*5,//6$57,),&,$/785)),5(3,76,*16,*1$57,),&,$/785)),5(3,7ϭϯϲϬϱϭƐƚǀĞŶƵĞE͘ηϭϬϬWůLJŵŽƵƚŚ͕DEϱϱϰϰϭͮĂĞͲŵŶ͘ĐŽŵWϳϲϯ͘ϰϭϮ͘ϰϬϬϬͮ&ϳϲϯ͘ϰϭϮ͘ϰϬϵϬŶĚĞƌƐŽŶŶŐŝŶĞĞƌŝŶŐŽĨDŝŶŶĞƐŽƚĂ͕>>PRINT NAME:SIGNATURE:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   /(*(1'/(*(1'3523(57</,0,76$'-$&(173523(57<%8,/',1*6(7%$&.63$5.,1*6(7%$&.352326('&21&5(7(& 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STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   /(*(1'/(*(1'/(*(1'3523(57</,0,76(;,67,1*&217285352326('&217285(;,67,1*6327(/(9$7,21'5$,1$*($552:6,/7)(1&(6(',0(17,1/(73527(&7,2152&.&216758&7,21(175$1&(6327(/(9$7,21)/2:/,1(2)&85%(;,67,1*672506(:(5352326('672506(:(5127(6((87,/,7<3/$1)25672506(:(56,=(6$1'(/(9$7,216)/ 522)'5$,1$3352;,0$7()22735,172)81'(5*5281'67250&+$0%(552&.&216758&7,21(175$1&(352326('670+(;670+(;&%0+(;&%0+6(',0(17,1/(73527(&7,21 7<3 352326('6725<$3$570(17%8,/',1*))(  ),567)/225 ))(  /2:(5/(9(/ 352326('&%0+(;,67,1*0(1'27$3/$=$5(7$,/%8,/',1*352326('&%0+(;&%0+(;670+(;&%0+352326('75(1&+'5$,1$3$5&(/*5$',1*3/$1& 6287+3/$=$'5,9(35,9$7('5,9(6287+3/$=$:$<ϭϯϲϬϱϭƐƚǀĞŶƵĞE͘ηϭϬϬWůLJŵŽƵƚŚ͕DEϱϱϰϰϭͮĂĞͲŵŶ͘ĐŽŵWϳϲϯ͘ϰϭϮ͘ϰϬϬϬͮ&ϳϲϯ͘ϰϭϮ͘ϰϬϵϬŶĚĞƌƐŽŶŶŐŝŶĞĞƌŝŶŐŽĨDŝŶŶĞƐŽƚĂ͕>>PRINT NAME:SIGNATURE:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DATE:LICENSE NO.LEE KOPPY, PE412676/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description1   /(*(1'/(*(1'/(*(1'/(*(1'3523(57</,0,76(;,67,1*:$7(50$,1(;,67,1*6$1,7$5<6(:(5(;,67,1*672506(:(5352326(':$7(50$,1352326('6$1,7$5<6(:(5352326('672506(:(5352326(':$7(50$,1),77,1*352326('67250,1/(76352326('75(1&+'5$,1$5,0 ,19 352326('&%0+5,0 ,19  6 ,19  : 352326('&%0+5,0 ,19  6( ,19  1 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DEITNER, PLA51899PRINT NAME:SIGNATURE:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTA.DATE:LICENSE NO.6/28/2021REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413JUNE 28, 202116460/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description352326('6725<$3$570(17%8,/',1*6)81,76287'225$5($(;,67,1*0(1'27$3/$=$5(7$,//27/2781'(5*5281',1),/75$7,21&+$0%(561   6&$/(3$5&(/3/$17,1*3/$1   [3$3(56,=( 02180(176,*1(;,67,1*02180(176,*1/(*(1'3523(57</,0,76$'-$&(173523(57<&216758&7,21/,0,76352326('%8,/',1*%8,/',1*6(7%$&.63$5.,1*6(7%$&.1(:62':,7+,55,*$7,211(:6+58%61(:75((6'((36+5(''('+$5':22'08/&+/$1'6&$3(32/<('*(5 $//3/$17,1*66+$//5(&(,9(,55,*$7,21 6((/)25,55,*$7,21127(6  5()(5723/$16+((7/)2562'',1*6((',1*)(57,/,=(5$1'72362,/127(6 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Description67$//6 81,76*6) 7:2%('522081,7621(%('522081,76678',281,7 1/16" = 1'-0"FIRST FLOOR PLAN3$5&(/21( REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 1:06:54 PM$6(&21')/2253/$10(1'27$3/$=$JUNE 28, 20210219-01LOT 7, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description81,76*6) 7:2%('522081,7621(%('522081,76678',281,76 1/16" = 1'-0"SECOND FLOOR PLAN3$5&(/21( REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554136/25/2021 1:06:58 PM$7+,5')/2253/$10(1'27$3/$=$JUNE 28, 20210219-01LOT 7, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description81,76*6) 7:2%('522081,7621(%('522081,76678',281,76 1/16" = 1'-0"THIRD FLOOR PLAN3$5&(/21( REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 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