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2021-10-26 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, OCTOBER 26, 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 August 24, 2021 Regular Meeting Minutes 3.Public Hearings a. CASE No. 2021-12 Conditional Use Permit Amending The Plaza of Mendota Heights Planned Unit Development & Wetland Permit to allow a new 58-Unit apartment development on Lot 1, Block 1 Mendota Plaza Expansion 2nd Addition (At Home Apartments – Applicant / Mendota Mall Associates LLC - Owners) AND CASE No. 2021-13 Conditional Use Permit Amending The Plaza of Mendota Heights Planned Unit Development to allow a new 89-Unit apartment development on Lot 7, Block 1 Mendota Plaza Expansion Addition (At Home Apartments – Applicant / Mendota Mall Associates LLC - Owners) b. CASE No. 2021-18 Wetlands Permit to allow for construction of fire pit/patio, retaining walls, landscaping and tree removals adjacent to a wetland - located at 2452 Pond Circle East (Erik & Sarah Iverson – Owner / Applicant) c. CASE No. 2021-20 Critical Area (MRCCA) Permit and Conditional Use Permit to allow the construction of a new single-family dwelling in the Miss. River Corridor Critical Area (MRCCA) Overlay District and to allow for over-sized attached garage in the R-1 Zone – located at 1125 Orchard Circle (Stave & Michelle McHale – Owner/Applicants) 4. New / Unfinished Business 5. Adjourn Meeting August 24, 2021 Mendota Heights Planning Commission Meeting Page 1 of 16 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES AUGUST 24, 2021 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, August 24, 2021 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair Litton Field, Commissioners Patrick Corbett, Sally Lorberbaum, Cindy Johnson, and Brian Petschel. Those absent: Commissioners Michael Toth and Andrew Katz. Approval of Agenda The agenda was approved as submitted. Approval of August 9, 2021 Special Meeting Minutes COMMISSIONER LORBERBAUM MOVED, SECONDED BY COMMISSIONER CORBETT TO APPROVE THE SPECIAL MEETING MINUTES OF AUGUST 9, 2021. FURTHER DISCUSSION: COMMISSIONER LORBERBAUM NOTED ON PAGE ONE, THE FIFTH PARAGRAPH, IT SHOULD STATE, “…MUD WERE WAS…” ON PAGE TWO, THE SIXTH PARAGRAPH, IT SHOULD STATE, “…AND ASKED WHAT WOULD HAPPEN IF THE DESIGNER WERE TO MAKE…” AYES: 5 NAYS: 0 Hearings Chair Field stated that he is going to amend the agenda to consider Case C first. C) PLANNING CASE 2021-15 ZACH ROBINSON, 684 3RD AVENUE – VARIANCE Community Development Director Tim Benetti explained that Zach Robinson, owner, and resident of 684 3rd Avenue, is requesting a variance to expand an existing legal, nonconforming residence in the R-1 One Family Residential District. Hearing notices were published and mailed to all properties within 350-ft. of the site. The applicant provided a list of adjacent homeowners who support his variance request, which are appended to the staff report; and one email letter of support from a neighbor. No other comments or objections were received. PC PACKET Pg. # 1 August 24, 2021 Mendota Heights Planning Commission Meeting Page 2 of 16 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. Chair Field opened the public hearing. Zach Robinson, applicant, thanked staff for making this process accessible and thanked his neighbors for their support. Commissioner Lorberbaum stated that she stopped by the home and was impressed by the garden. She stated that the addition will go closer to the street and asked if there is a reason that was chosen over the existing setback. Mr. Robinson stated that the addition will go forward six inches because of the recommendation of the builder for the garage space. Chair Field thanked the applicant for attending. Misty Becken, 685 3rd Avenue, stated that the Robinsons are great neighbors, and she would hate to see them leave for something so minor. Ken Noack, 677 4 th Avenue, stated that they are happy to have the Robinsons into the neighborhood. He noted that they have a smaller lot, smaller house and garage and it would be nice for the family to update the home with an attached garage and front porch. He commented that they are good neighbors, and the updated home will fit well with the neighborhood. Robert Bonine, 688 3 rd Avenue, commented that he lives directly next door, and the proposal will enhance the home and property, as well as the neighboring properties. He commented that he strongly supports the proposal. Mr. Robinson thanked everyone that attended in support of his request. He asked the Commission to approve the request. Seeing no one further coming forward wishing to speak, Chair Field asked for a motion to close the public hearing. COMMISSIONER LORBERBAUM MOVED, SECONDED BY COMMISSIONER JOHNSON, TO CLOSE THE PUBLIC HEARING. AYES: 5 NAYS: 0 COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER JOHNSON, TO RECOMMEND APPROVAL OF THE VARIANCE WITH FINDINGS OF FACTS TO PC PACKET Pg. # 2 August 24, 2021 Mendota Heights Planning Commission Meeting Page 3 of 16 SUPPORT THE GRANTING OF SAID VARIANCE TO ZACH ROBINSON OF 684 3RD AVENUE, WITH THE CONDITIONS NOTED THEREIN. FURTHER DISCUSSION: COMMISSIONER CORBETT COMMENTED THAT WHILE THIS WOULD REDUCE THE SETBACK IN A FEW AREAS, THIS IS REASONABLE. COMMISSIONER JOHNSON COMMENTED THAT THIS MEETS THE PRACTICAL DIFFICULTY OF CIRCUMSTANCES UNIQUE TO THE PROPERTY, NOT CREATED BY THE PROPERTY OWNER. SHE NOTED THAT THE CIRCUMSTANCE IS DUE TO THE LOT SIZE AND PLACEMENT OF THE HOME. AYES: 5 NAYS: 0 Chair Field advised the City Council would consider this application at its September 9, 2021 meeting. A) PLANNING CASE 2021-12 AT HOME APARTMENTS/MENDOTA MALL ASSOCIATES LLC, LOT 1, BLOCK 1 MENDOTA PLAZA EXPANSION 2ND ADDITION – CONDITIONAL USE PERMIT AND WETLAND PERMIT Community Development Director Tim Benetti explained that 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). The proposed development is a 58-unit apartment building. Hearing notices were published and mailed to all properties within 350-ft. of the site; 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). Community Development Director Tim Benetti reviewed the actions the Commission could choose to take. Commissioner Lorberbaum asked the impervious surface calculation for the proposed calculation, which would be based on taking away the wetland area. PC PACKET Pg. # 3 August 24, 2021 Mendota Heights Planning Commission Meeting Page 4 of 16 Community Development Director Tim Benetti noted that the applicant’s engineer could provide that information. Commissioner Johnson asked for clarification on the stormwater standards for The Reserve and whether that meets the current requirements. Public Works Director Ryan Ruzek replied that Phase II was designed under the City’s current design standards, noting that there are two underground chambers designed to serve the property. He noted that the new apartment proposed is a slight reduction to the originally planned development. He stated that the 2016 design standard goals were met. Commissioner Lorberbaum noted that she heard two different parking stall references within the report and asked for clarification between the 118 stalls mentioned and the 122 stalls mentioned. Community Development Director Tim Benetti replied there would be 118 stalls. Commissioner Lorberbaum asked for clarification on the number of two-bedroom units. Community Development Director Tim Benetti replied that there would be 30 two-bedroom units. Chair Field opened the public hearing. Leanna Stefaniak with At Home Apartments, stated that they are present to address any questions the Commission may have on the two housing proposals. She stated that they are requesting a PUD amendment for the two housing parcels. She stated that the proposes uses approved in 2016 never came to be, but The Reserve fully leased within six months which proves that is a desired housing type in the community. She noted that The Reserve continues to be fully leased with additional interest. She stated that the additional restaurant and retail components never came to be, and the undeveloped portion of the site continues to be an eyesore. She stated that they intend for this to be a second phase of The Reserve. She noted that they have seen a lot of demand for two-bedroom units, which allows the older population to move into the apartment home option and turns over the single-family homes for new families in the community. She stated that they would treat this as one property together noting that the residents could access all the amenities from the different buildings. Commissioner Corbett asked the breakdown of units within The Reserve. Ms. Stefaniak replied that she believed that 65 percent of the units are one bedroom while 35 percent of the units are two bedroom. Commissioner Lorberbaum asked for details on impervious surface. She asked the impervious surface of the entire PUD. Ms. Stefaniak stated that she does not have that information for the entire 21-acre PUD. PC PACKET Pg. # 4 August 24, 2021 Mendota Heights Planning Commission Meeting Page 5 of 16 Lee Copy, architect representing the applicant, stated that the impervious surface calculation is provided within the stormwater report. Public Works Director Ryan Ruzek stated that the stormwater report is a very large book and noted that this proposal would be a slight reduction of about 2,000 square feet from what was previously approved. He stated that the stormwater reports submitted are specific to this parcel and not the entire PUD. Mr. Copy stated that he could provide that calculation as a follow up with staff or could attempt to gain that information tonight. Commissioner Lorberbaum commented that she would want that information in order to consider the application complete. Commissioner Johnson referenced the landscape plan and asked if the darker shaded area around the perimeter is where the wildflower is mix proposed and whether sod would be in the lighter shaded areas. Ms. Stefaniak confirmed that the lighter shaded areas are sod, and the darker shaded areas are the wildflower mix. Commissioner Lorberbaum stated that it is her understanding that a lighting plan has not been submitted, which is supposed to be provided. Ms. Stefaniak replied that she does not have the lighting plan with her, but that information could be provided. Commissioner Lorberbaum commented that she could not recommend approval without that information. She stated that it is her understanding that a circulation diagram should be provided for traffic, which she did not see. Ms. Stefaniak asked if that is related to the entire PUD or this parcel. Commissioner Lorberbaum replied that it would need to be for the entire PUD. Ms. Stefaniak asked for clarification if that is required as this is already a PUD and whether that would be required for the CUP requested. Public Works Director Ryan Ruzek commented that Bolton and Menk provided the third-party traffic review and will be completing the site circulation prior to the Council meeting. Commissioner Lorberbaum stated that the parking study is based on information from three years ago, although there were updates. She stated that things have changed, and she was concerned that the study does not compare the current conditions to the proposal. Ms. Stefaniak asked if that is related to traffic or parking. PC PACKET Pg. # 5 August 24, 2021 Mendota Heights Planning Commission Meeting Page 6 of 16 Commissioner Lorberbaum clarified that she was referring to traffic. Ms. Stefaniak replied that they provided their proposed use to the previously approved uses and would not compare the proposed use to Vikings Lakes. She explained that the trip generation compares the proposed residential uses to the previously approved restaurant and daycare uses. She stated that if a full-fledged market study would be required, they could entertain that, but that direction was not provided. Commissioner Lorberbaum stated that she has driven by The Reserve a number of times. She noted that staff has said that less than the required parking stalls were allowed, and it has worked out just fine. She noted that when she has visited the site, she has seen all the outdoor parking stalls used, along with the spaces along the curb, and there are also vehicles parked in the triangle that is going to be The Reserve. She commented that it appears there is not sufficient parking already and this would remove parking and make the situation worse. Ms. Stefaniak replied that she cannot say that all the parking in the dirt is a result of The Reserve. She noted that this proposal would increase parking from 1.6 stalls to 2.03 stalls and would add a significant surface lot. She stated that the additional surface lot would be shared with the existing Reserve building. Commissioner Lorberbaum stated that she spoke with a resident of The Reserve and the resident commented that they love living there but it can be difficult to park there. She stated that the resident commented that people do not want to pay for underground parking which is why the surface parking is full. Ms. Stefaniak replied that each unit of The Reserve receives one underground parking stall included in their rent. She stated that there are additional spaces that can be rented for an additional cost. She noted that there are an additional 22 guest stalls in the underground parking as well. Commissioner Lorberbaum stated that her thought was that if a lesser number of parking stalls are allowed, people would need to find a place to park which would put additional burden on the restaurant parking area. Ms. Stefaniak commented that there is not a parking shortage for the commercial space and did not believe there was a complaint from the residents utilizing commercial stalls. She again reviewed the proposed parking for this request, which would provide additional parking for the existing Reserve building. Commissioner Lorberbaum asked for details on the request for the shorter parking stall length. Pete Keely, architect representing the applicant, stated that the stalls would be 18 feet deep and nine feet wide, while some would be deeper, and handicap stalls would meet the required dimensions. PC PACKET Pg. # 6 August 24, 2021 Mendota Heights Planning Commission Meeting Page 7 of 16 Commissioner Lorberbaum commented that it appears there are only three handicap spaces for The Reserve. Mr. Keely replied that two percent of the parking stalls are required to be handicap per the guidelines from the State and generally speaking those stalls are not heavily utilized. Commissioner Lorberbaum believed that handicap stalls in Mendota Heights would need to be 12 feet by 20 feet, not including the access aisle. She believed that the stalls would need to be adjusted to meet that requirement. Mr. Keely replied that they met the State of Minnesota standard. He noted that if that is the requirement, it could be made a condition. Commissioner Johnson asked and received confirmation that this proposal would include 2.03 parking stalls per unit. She stated that information was included in the packet which included comments from the Department of Transportation, specific to noise standards for residential uses adjacent to highways. She stated that the comment was made that the noise from the highway in this location could exceed the standards. She asked what would be done to mitigate noise. Mr. Keely stated that noise is something they are always concerned about and provided details on the elements that they incorporate in order to mitigate for noise. He stated that noise has not been a complaint and the tests have exceeded the standards from the State. Commissioner Lorberbaum stated that a review from the Fire Department was included in the packet and asked if those concerns would be addressed. Mr. Keely provided additional details, noting that fire hose connections are included in the building permit review. He commented that there is fire access around the property and did not note any concern with that. He was not aware of any specific concerns noted in that report. Commissioner Corbett stated that it has been brought up that the last amendment is not working as planned. He asked the effort that was given towards those uses. Mike Sturdivant withPaster Properties, stated that they have been marketing all of the undeveloped lots since 2009. He noted that there were issues with access from retailers as there is not direct access from 62. He stated that Mendota Plaza is currently 22 percent vacant, therefore the market is showing there is not sufficient demand to develop additional commercial space on that parcel. Commissioner Petschel commented that a deviation was granted on the number of parking stalls for the original Reserve property and asked if there is any data available that would help inform whether that plan worked. He asked if there is any parking utilization data for the remainder of the Paster property. Mr. Sturdivant stated that since The Reserve was developed in 2016 there have been no complaints. PC PACKET Pg. # 7 August 24, 2021 Mendota Heights Planning Commission Meeting Page 8 of 16 Commissioner Petschel asked if there is any data or methodology to review current utilization of the parking. Mr. Sturdivant commented that the video he has seen shows parking available at any given point. Commissioner Petschel stated that he would like to have the data to support that the parking is sufficient. Ms. Stefaniak stated that she does not have quantitative data to provide tonight but could provide that information. Commissioner Petschel explained that the City deviated from its parking requirement on The Reserve and would like to see those results before deviating again. Ms. Stefaniak stated that from a general Code perspective and what occurs in other communities. Commissioner Petschel interrupted and stated that Mendota Heights is no other communities, and he does not want to hear that information. Ms. Stefaniak asked if there has been any analysis done by the City on the 2.5 stalls required in the 1980s and whether that continues to be necessary. She stated that she was simply attempting to show the current development trends compared to the standards set in the 1980s. Commissioner Petschel acknowledged that the standard may be outdated but that is the standard the Commission has to use until it is shown to be outdated Ms. Stefaniak asked if that should be an analysis by the other properties that used a smaller ratios or whether that would fall to only this property. Commissioner Petschel stated that a deviation from the standard was granted and there has been some discussion as to whether it worked, and that information has been provided. Ms. Stefaniak stated that deviation was granted for other developments as well. Commissioner Petschel acknowledged that deviation may have worked but he would like to have the data before continuing to make the deviation. Commissioner Lorberbaum commented that it would be great to have data that shows that it worked. Commissioner Corbett asked how the data would be defined or measured. He stated that the City has deviated on multiple occasions, but this would be the third deviation within the PUD. He noted that he has been to a restaurant in that development recently and the lot was 85 to 90 percent full. Commissioner Petschel asked if there is a quantitative method in which that could be evaluated. PC PACKET Pg. # 8 August 24, 2021 Mendota Heights Planning Commission Meeting Page 9 of 16 Commissioner Corbett agreed that he would like to see the data if that is available. Commissioner Lorberbaum recognized that data would be difficult to obtain. She noted that one of the restaurants is only providing take-out service, therefore it would be difficult to assume what eat in parking would demand. Commissioner Johnson commented that it is difficult as the Commission can only discuss this project and cannot go back to what has been done before. She stated that they are also talking about a community where people need vehicles and therefore that data would be important. Commissioner Lorberbaum clarified the restaurant that is only providing take-out service at this time. Commissioner Johnson referenced the review from the Fire Department and concern with the additional traffic that would utilize South Plaza Drive. She referenced a statement that mentioned traffic would increase 28 percent from the existing conditions. Ms. Stefaniak commented that was an error that they clarified and updated as it did not take into account the current allowed use of the daycare. City Administrator Mark McNeill stated that it would be a local responsibility to add the preemptive traffic measure as that issue already exists. He confirmed that the City would handle that update independent of the application. Bernard Friel 750 Mohican Lane, stated that his comments are not directed just at this project, but both proposed projects. He stated that the planning staff reports on the projects are very disappointing. He stated that he could not tell if the reports were prepared on behalf of the Metropolitan Council or developer but did not believe they were prepared on behalf of the City. He stated that the current staff indicated and made several suggestions that Mendota Heights’ ordinances should be updated to be similar to other communities. He stated that perhaps staff does not understand that Mendota Heights does not want to be like other communities in the area and is known and rated as one of the most desirable metro communities. He stated that residents like that Mendota Heights is characterized as spacious and gracious. He commented that the objective of a PUD seems to have gotten lost in current years as it has become a mechanism to increase density rather than for the purposes PUDs were created in the first place. He provided a historical definition and purpose of PUD. He stated that these two proposals fail badly on the scale test as they do not preserve natural and scenic quality of any area. He stated that the original PUD concept plans for this property were presented in 2003 and was before the Council six more times in 2007. He stated that a long-held contention shared by the Planning Commission and Council was that no part of the PUD be any closer to 62 than the existing McDonalds building. He stated that the applicant at that time proposed relocation of the restaurant and retail space to 70 feet from the right-of-way, which this proposes that the apartments be setback only 15 feet from 62. He stated that in 2008 the City indicated a strong desire to maintain as much greenspace as possible along 110, also supported by Dakota County. He stated that would be an important feature to maintain greenspace for those living in The Reserve. He stated that the City also expressed concern with a lack of usable greenspace for this 12-year-old PUD. He stated that the PUD ordinance devotes PC PACKET Pg. # 9 August 24, 2021 Mendota Heights Planning Commission Meeting Page 10 of 16 two pages to usable open space issues, yet said space is hard to find in this PUD. He stated that the City also expressed concern that the developer could cherry pick for certain types of development and does not get around to the other uses and believes that this proposal is an example of that cherry picking. He stated that while there have been several plan amendments, all of those have been consistent in carrying out the original PUD objectives while this amendment proposes to eliminate original uses without benefit of a feasibility study and adds uses at locations not intended for such uses. He stated that one of the most troubling features of PUDs is the willingness of cities to give up open space in return for the payment of money rather than usable open space. He stated that there is a bill pending that would place limits on the use of PUDs. He commented that in the 2008 traffic study, the City had to request that McDonalds be included in the study. He stated if approved, traffic would be the most devastating legacy of these apartments. He believed an updated traffic study should be completed to provide meaningful information for these applications. He stated that the entire PUD should be considered for traffic studies and impervious surface, rather than considering bits and pieces. He stated that the original PUD report states that the total time of completion for the construction shall be within five years from the approval of the final development plan, which was approved in 2009. He stated that a PUD should terminate at the end of the five-year period as only the developer benefits after that length of time expires. He did not believe sufficient context was provided within the staff report. He stated that a PUD has a unified ownership, or all individual owners must be signatories on any potential amendment. He stated that these applications should be treated as applications for new PUDs. He stated that in 2008 there was concern with a percentage of 69 percent of impervious surface for the site. He stated that the staff report mentions that R-3 would be the suitable zoning district but then suggests that those standards do not apply. He did not believe the Commission should consider the requested setbacks or density. He commented that the obligation to the residents of Mendota Heights is greater than the obligation to the Metropolitan Council. He did not believe that these two apartment buildings would be a good fit for the site and instead believed the spaces should be converted to open space in order to help the Plaza achieve the objectives of the PUD. He requested that the Commission recommend to the Council that the PUD be formally terminated and adopted the findings of fact supporting denial of the requests. He asked that the Commission require the two parcels to be developed as open space. He provided copies of his statements to staff. He commented that the staff report was 169 pages and therefore residents should be given sufficient time to make their comments. Gary Fishbach, 2150 Fox Place, stated that he loves his neighborhood and neighbors. He commented that the entrance to the mall property is a mess for those that have to use those roads every day. He stated that the statement was made that retailers are not interested in the site because of the poor access to the property. He noted that he does not agree that this development would generate less traffic than what was originally proposed. He stated that if this is approved the City would be adding onto something that is already a mess. He believed that a representative from MnDOT should have been involved. He stated that if this development moved forward, it would create more of a mess and a situation where the residents have to wait until MnDOT schedules improvements. He asked the Commission to think of the residents that live in that area. Jill Smith, 625 Hampshire Drive, commented that this lot is part of the mixed-use PUD for Mendota Plaza which includes residential uses and is subject to the general zoning regulations for R-3. She stated that this property is also subject to the guidelines of Mendota Plaza. She stated PC PACKET Pg. # 10 August 24, 2021 Mendota Heights Planning Commission Meeting Page 11 of 16 that while the requirements and regulations are mentioned within the report, staff also goes into detail about how those standards would not have to be met. She provided examples of where the proposal does not meet the standards. She reviewed the requirements of a wetland permit and the related site work proposed that would require wetland permitting. She commented that distance to structures is not shown on the sketch. She reviewed the different variances that she believed would be necessary for the proposed project. She commented that these two projects are being shoehorned into the site and an updated traffic study should be provided. She asked where overflow vehicles from The Reserve would park. She believed a circulation study would be needed for Fire Department safety. She asked who would benefit from the proposal outside of the developer, the owner of Mendota Plaza and the residents that choose to live there. She stated that this proposal, however, would negatively impact residents traveling on Dodd Road and residents that live north of 62. She stated that this is Mendota Heights and not another adjacent community and the City should continue to impose its standards in order to keep the City in its excellent standard. She stated that she was a member of the City Council when this PUD was adopted, and it was never envisioned that a PUD would be abused in this manner as a way to eliminate the zoning standards. Dr. Ed Hanton, 1288 Aspen Way, stated that he believes that analysis of traffic volumes works best when what has happened is studied rather than what could happen in the future. He stated that driving up and down Dodd Road is already unpleasant in that area and adding that number of apartments to a confined space would increase that problem. He stated that to say these uses would be better than other potential uses is not an applicable argument. He referenced the 2008 traffic and impact study that was done in preparation for the original Mendota Plaza PUD and read excerpts from the report. He also compared that report to the 2013 report. He stated that the 2020 scenario which reported calm reports. He also referred to a north/south mobility study that provided comparisons to the 2017 existing intersection ratings to the anticipated 2040 build scenario and base conditions. He stated that he is unsure how the Fire Department would get to his property during times of heavy traffic. He stated that when apartment buildings are constructed, those are temporary living conditions, and those people are going out much more than those living in single-family homes. He stated that the Commission has a tough job. Kate Christensen, 2280 Ocala Court, stated that her main concerns for the proposal are related to density and traffic. She commented that the density exceeds the density specified in the Comprehensive Plan. She stated that the biggest problem would be traffic and that this density would cause more traffic. She believed that improvements should be implemented before additional traffic is added. She referenced the study completed by the developer that compared what might have been to this proposal. She referenced the incorrect percentage of trips shown in the report and noted that it would be helpful to have the correct number. She stated that Bolton and Menk commented on the improvements to the plaza and not the other roadways but mentioned that the City needs to focus on other improvements to control traffic. She believed that the improvements should occur prior to the additional apartments being added. She stated that many Mendota Heights residents use 149 as their main way out of their neighborhoods and the City should concentrate on those improvements before adding additional density. She asked that the Commission recommend denial of the plans. PC PACKET Pg. # 11 August 24, 2021 Mendota Heights Planning Commission Meeting Page 12 of 16 Randy Swenson, 775 Creek Avenue, echoed the comments made thus far including traffic. He stated that he has concern with light pollution. He stated that he is unsure of the impact from lighting from the big apartment buildings. He referenced noise pollution, noting that he has Anderson windows in his 1957 home, along with new insulation and siding but is still awakened by the garbage trucks that empty the mall trash containers. He stated that on the other side of his fence is the south plaza office building and therefore he hears those trash trucks three times per week as well. He stated that there is a taekwondo center adjacent to his home as well, which creates additional noise for his property. He commented that in the winter, the parking lot behind his home causes additional noise from snow plowing. He stated that additional apartment buildings and surface lots would create additional noise for his property. Thomas Smith, 625 Hampshire Drive, offered a broader perspective on the comments that previous speakers have made tonight. He pointed out that Mendota Heights is fully developed and furthermore throughout that development history the City has avoided rampant commercial development and rampant density development that is characteristic of other adjacent communities. He stated that as a first-tier community, Mendota Heights is unique in that category because many decades ago, City officials recognized that the community had unique appeal in terms of development. He stated that the first Mayor was a leader in saying the City would not pander to developers and that mantra prevailed over the succeeding decades and therefore the pattern of development has been prudent and careful. He stated that there are numerous flaws with this current proposal including traffic, setbacks, unit size, etc. He stated that it seems that the developer is asking the City to pander to them. He asked who the Commission would rely on to guide the City in the future. He noted that City staff does not seem to have a sense of defending the special character of the City. He stated that developers are also not invested in the future of the City, only making money. He commented that the future of the City and sustaining its pattern of development lies to the Commission and City Council. He believed that the requests for parcel two and parcel three should be denied because of the number of flaws. He commented that residents like the City the way it is. Allen Olson, 2153 Fox Place, commented that he is in awe of the previous speakers who were incredibly prepared. He commented that he agrees with the comments made thus far. He commented that the intersection of 62 and Dodd is already a failure and therefore a study is not needed. He commented that it is often difficult and unsafe to get out of his neighborhood. He stated that the smoke and mirror statistics/study was offensive. He stated that even though he lives close to the Plaza, he does not frequent those businesses because of the traffic problems. He commented that there is a daycare facility on his street and that is enough. He stated that he likes the open space and does not see it as an eyesore. He commented that in his experience wildflowers is a nice way to say weed patch. He referenced median plantings that were done that turned into weed patches. He echoed the comments of the previous speakers and stated that he is adamantly opposed to the request. Beth Henry Olson, 2153 Fox Place, stated that making a left turn onto Dodd Road has always been a struggle and therefore she cannot imagine more traffic. She stated that when she moved to her property, Mendakota Park was still being hayed and people were riding horses in that area. She stated that there is nothing specific about this proposed addition that she would like to address but noted that pieces added to the development have a cumulative effect. She believed that the traffic PC PACKET Pg. # 12 August 24, 2021 Mendota Heights Planning Commission Meeting Page 13 of 16 issues should be addressed with communication with MnDOT prior to allowing additional development. She stated that if traffic is not addressed with this proposal, the request should not move forward. Ms. Stefaniak commented that they are not proposing a daycare, that is the current proposed use, and this request is for apartment housing. She stated that they understand the concerns with traffic. She noted that MnDOT was communicated with and chose not to opine on the traffic piece. She acknowledged that there are different owners within the PUD but noted that The Reserve and housing projects proposed would be of the same owner. She stated that there is an OEA and Declaration Agreement that governs the overall PUD and how the properties and uses exist in harmony. She requested that the vote be tabled in order for her to provide the additional information requested by the Commission including an impervious surface study for the entire PUD, a lighting plan, a traffic circulation study, and quantitative parking analysis. She asked if they are being asked to complete a traffic study for the entire 21 acres, as that would be quite an undertaking. Commissioner Lorberbaum deferred to staff, noting that it is her understanding that would be required for what is current. Community Development Director Tim Benetti stated that staff asked the developer to provide a traffic analysis based on the conditions that would be added to the PUD. She stated that the City review was done independently and separately and was provided in the packet. Commissioner Lorberbaum stated that the plans should be adjusted to reflect the required handicap stall dimensions. She also asked that those stalls be marked on the plans. Ms. Stefaniak stated that her request to table would extend to the following case as those same concerns would exist for that proposal. Commissioner Petschel stated that the apartment is proposed to be 15 feet from the right-of-way and asked what concerns would exist for placing an apartment building that close to the highway, below the grade of the road, without barriers. Pete Keely stated that the distance is 15 feet from the right-of-way, which is 75 feet. Commissioner Lorberbaum clarified the location of the traffic study language. Chair Field clarified the request of the applicant to table this request with the public hearing open and forgoing opening the public hearing on the next case at this time. He asked if the applicant would submit a written request to that nature for the public record related to the 60-day review period. Commissioner Johnson stated that it was not mentioned that the unit sizes do not meet the minimum of 750 square feet. She stated that she would like to see balance in that area or for the standard to be met. She noted that for the following plan there is no landscaping plan, and the Master Gardener was not provided the ability to provide input. She noted that request is also PC PACKET Pg. # 13 August 24, 2021 Mendota Heights Planning Commission Meeting Page 14 of 16 missing the lighting plan. She referenced the Comprehensive Plan which mentions goals and policies in chapters seven and eight related to development and suggested the applicant review that information. She stated that there were comments from the Master Gardener that were received. Community Development Director Tim Benetti replied that a follow up was received from the Master Gardener related to the hole diagram for the trees and related to the mulching near the base of the tree. He confirmed that staff shared that information with the applicant. Ms. Stefaniak confirmed that they can work with those recommendations from the Master Gardener. She stated that the Master Gardener was helpful in creating the landscaping plan for The Reserve and many of those elements carried over into these plans. Commissioner Johnson referenced the Bolton and Menk review and recommendations for City and MnDOT improvements and asked that the applicant review and address those. Ms. Stefaniak stated that the recommendation of the southbound left turn lane would fall to MnDOT. She noted that they could have another discussion but was unsure what the reply from MnDOT would be. Chair Field commented that statements were made related to the standing of the PUD and stated that it would be interesting to have a comment related to that. City Attorney Elliot Knetsch commented that it is his opinion that the application for the amendment of the PUD would be the proper course to take as the existing 21-acre parcel is zoned PUD and there have been seven amendments within that 21-acre PUD. He stated that because the existing parcel is already zoned PUD there would be no point in requiring a new PUD application as it already exists within a PUD and therefore an amendment would be the appropriate course to take. Commissioner Corbett asked if the City is acting out of its own rules and guidelines and whether the PUD should have been closed after the time period expired. City Attorney Elliot Knetsch commented that whether this was proceeding as a new PUD application or an amendment to the PUD, the City’s regulatory powers are not diminished or lessened. He stated that the standards existing within the City’s ordinances would still need to be met. Commissioner Corbett asked whether this was supposed to be closed five to seven years ago. Commissioner Petschel asked if that is specific to the rights of the applicant to execute against a hypothetically sunset plan. He asked if the project was not completed within the appropriate time, would the approvals expire. Commissioner Corbett stated that the PUD is done in accordance with the wants of the City and developer. He asked if too much leeway has been provided in continuing to amend the PUD to meet the needs of the developer. He stated that units are used as a measure of volume. He stated PC PACKET Pg. # 14 August 24, 2021 Mendota Heights Planning Commission Meeting Page 15 of 16 that when referencing R-3 the square footage is based on bedrooms. He asked if the acreage this is based on is 75 percent of 18 for density. That was confirmed to be true. He stated that The Reserve has gone 15 percent over the threshold for that area, in that there are 618,000 square feet permissible for residential and 694,000 is consumed by The Reserve. He stated that The Reserve exceeds the highest density for that entire site. Community Development Director Tim Benetti stated that in 2016 when The Reserve was approved, staff presented 139 over the two-acre parcel. He stated that the parcel equates to about 60 units per acre, but staff presented an overall density calculation on the entire 21-acre site, which dropped the density to 10.7 or 10.8 units per acre. Commissioner Corbett stated that perhaps there should be some recollection as to how the density is calculated. Community Development Director Tim Benetti stated that there are differences between R-3 and MU-PUD. Commissioner Corbett stated that obviously there is leeway but if the proposal exceeds over ten percent past the guidelines it would appear to fail. COMMISSIONER LORBERBAUM MOVED, SECONDED BY COMMISSIONER CORBETT, TO TABLE CASE 2021-12 WITH CONTINUATION OF THE PUBLIC HEARING AND TO TABLE CASE 2021-13. FURTHER DISCUSSION: COMMUNITY DEVELOPMENT DIRECTOR TIM BENETTI NOTED THAT ONE RESIDENT WAS PRESENT TO SPEAK ON 2021-13. THE RESIDENT CONFIRMED THAT HE WOULD POSTPONE HIS COMMENTS. AYES: 5 NAYS: 0 B) PLANNING CASE 2021-13 AT HOME APARTMENTS/MENDOTA MALL ASSOCIATES LLC, LOT 7, BLOCK 1 MENDOTA PLAZA EXPANSION ADDITION – CONDITIONAL USE PERMIT No additional comments as the item were tabled. Staff Announcements / Updates Community Development Director Tim Benetti gave the following verbal review: x All cases recommended for approval at the Commission’s special meeting were approved by the City Council. Commissioner Lorberbaum noted that she did not notice a screen along Lexington. PC PACKET Pg. # 15 August 24, 2021 Mendota Heights Planning Commission Meeting Page 16 of 16 Community Development Director Tim Benetti commented that staff is working with Xcel to have that screen installed. Public Works Director Ryan Ruzek provided a brief update on road projects. Adjournment COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER PETSCHEL, TO ADJOURN THE MEETING AT 9:58 P.M. AYES: 5 NAYS: 0 PC PACKET Pg. # 16 PLANNING STAFF REPORT (Supplemental) MEETING DATE:October 26, 2021 TO:Planning Commission FROM:Tim Benetti, Community Development Director SUBJECT: Planning Case No. 2021-12 & No. 2021-13 New Apartment Developments Phase II & Phase III of The Mendota Plaza 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:December 25, 2021 (Extended Review Period by Applicant) INTRODUCTION This report packet contains additional information submitted by At Home Apartments, the Applicant/Developer of the proposed Phase II (58-unit apartment) and Phase III (89-unit apartment) development located within The Mendota Plaza development area. At the August 24th meeting, these two planning case items were presented to the Planning Commission under a public hearing process. After discussion with city staff, the applicant and listening to public comments, the commission determined additional information was needed from the Applicant/Developer, and voted to table both cases to a future meeting date. The additional (requested) information was determined as follows: 1) Provide an overall and proposed Impervious Surface calculation; 2) Provide a Lighting Plan; 3) Provide a Traffic Circulation Plan; 4) Provide an updated Parking Analysis or parking data on the existing site; 5) Provide an updated Traffic Analysis; 6) Provide more information or justification on proposed parking stalls, including handicap stalls; 7) Provide an updated Landscape Plan; and 8) Address fire protection and safety measures (with city’s Fire Department). PC PACKET Pg. # 17 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 2 of 13 This report also includes an update on the Wetlands Permit concerns or issues raised at the August 24th hearing; along with a legal opinion from our city attorneys addressing the PUD timeframe completion date. Please note the Site Development and Elevation (Architectural) Plans for this Phase II and Phase III sites remain essentially the same as those presented at the August 24th meeting (attached to the August 24th Planning Report). The Commissioners should also refer to the information and analysis contained in the original August 24th Planning Reports, which are included in this Supplemental Packet. SUPPLEMENTAL ANALYSIS 1) Impervious Surface Calculations According to the Developer, the original Mendota Mall Planned Unit Development was approved or allowed to have up to 75% impervious surfaces. The Developer has determined the total impervious coverage within the existing overall PUD is currently at 62.4% of the site. The Developer has also determined (and states) the with the two proposed apartment projects, the total impervious coverage within the PUD area will increase slightly to 65.5% of the PUD area, which is within the 75% overall impervious value approved in the 2009 PUD. The Developer also provides a comparison of what the proposed lots (individually) would have been had they been developed vs. the new or proposed apartment developments on each site. For Parcel 2/Phase II, the original restaurant/retail centers was intended to have up to 62.8% of impervious, while the new 58-unit apartment and its facilities would only be approx. 51.5% of impervious cover. For Parcel 1/Lot 7, the original childcare center use facility was intended or shown with up to 75.7% impervious coverage, while the new 89-unit apartment would decrease down to 65.5% impervious. The Developer also further notes that Parcel 1/Lot 7 is complet ely surrounded by existing access drives, which cover more than 20% of the lot; yet the impervious area of the remainder of the Parcel 1/Lot 7 is only 69.0% impervious. 2) Lighting Plan The Developer has provided for the commissioners review a Lighting Illumination (or Photometric) Plan for both sites, and has submitted their choice of proposed light heads or luminaries for both building wall and pole mounted lighting sources. City Code Section 12-1I-15 LIGHTING states: 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. For the Phase II site, it appears the lighting meets or exceeds the 0.2 candle standards per Code. On the Phase III site, it appears some lights along the north side of the apartment – facing towards the back side of the main mall building, have projected readings between 0.2 – 0.3 candles along this share line. This slight increase is nominal, and city staff does not have any concerns or issues with these lighting values illustrated on the plan. All new luminaries or light heads will be equipped with energy efficient LED lighting, and are seamless/down-cast fixtures that help direct lighting downward and avoid glare or spill-out. City staff has no additional comments or recommendations with this lighting plan. PC PACKET Pg. # 18 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 3 of 13 3) Traffic Circulation Plan Even though the proposed project(s) do not change existing access points or change the interior roadways within the Plaza PUD, the Developer has provided a circulation plan for the commission’s review (See attached Exhibit C with the 10/13/2021 Updated Narrative). The traffic circulation plan denotes existing or current vehicle movements within the PUD by the “wide blue” lines; current pedestrian movements (i.e. sidewalks) as the “narrow red” lines; and the “green” lines represent new or proposed vehicle movement areas; and the “yellow” highlights the additional pedestrian paths that will be provided with the construction of the proposed projects. City staff has no additional comments or recommendations with this circulation plan. 4) Parking Analysis Numbers As was noted in the August 24th Report, the proposed Phase II / 58-unit development includes a total of 118 spaces, equating to a ratio of 2.03 spaces/unit; while Phase III / 89-unit development provides a total of 157 spaces, equating to a ratio of 1.76 spaces/unit. City Code requires a standard of 2 spaces /unit for residential uses; while the R-3 High Density Residential districts requires 2.5 spaces/unit. The required amount or standards used for parking with a development in a PUD request can be flexible, as was allowed with the 2002 Village PUD by granting 2 spaces/unit; The Reserves of 2016 approved with a 1.6 space/unit; The Heights Apartments of 2017 approved with 2 spaces/unit; and the recent Linden Apartments of 2020 were allowed 1.4 spaces/unit (for residential use). As was noted in the previous August 24th Report, starting with the high density residential uses approved in the 2002 Village PUD, and based on the Stantec parking study/analysis submitted with The Reserve project in 2016, parking needs for high density housing developments can be accommodated in a range between 1.5 – 2.0 spaces per unit. The Aug. 24 th Report included a recommendation to provide the same 1.6 spaces/unit or 1.2 spaces/bedroom standard granted under The Reserves in 2016, which calculates as follows: PHASE II (58-unit) x 1.6 Spaces / Unit: 58-units x 1.6 = 92.8 or 93 spaces or x 1.2 Spaces / Bedroom: (28 -1 bed units @ 1.2 = 34)+ (30 -2-bed @ 2.4 = 72) = 106 spaces PHASE III (89-unit) x 1.6 Spaces / Unit: 89-units x 1.6 = 142.4 or 143 spaces or x 1.2 Spaces / Bedroom: 62 one bedroom units @ 1.2 = 74.4, or 75 spaces 27 two bedroom units @ 2.4 = 64.8, or 65 spaces TOTAL: 140 spaces Based on the previous studies and analysis performed on The Reserves, The Heights and The Linden developments in recent years, and on-site observations of these development uses, it remains the opinion of staff that the 118 spaces proposed in Phase II and 157 spaces in Phase III should be adequate to serve the residents of these individual development sites. PC PACKET Pg. # 19 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 4 of 13 Parking Stall Standards/Sizes: Per City Code Section 12-1D-16-D-4, 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.” Code Section 12-1B-2: Definitions also provides the following for handicapped parking spaces: “A surfaced and maintained area (12 by 20 feet) for the parking of one standard automobile and identified for use by handicapped individuals.” The submitted plans with the Aug. 24th Report illustrated stall lengths of 9' x 18' in size. As part of this update, the Developer has indicated they have revised their plans so that the majority of the interior (underground) stalls meet the 9' x 20' standards; however they are requesting at least 30% of the stalls remain at 9' x 18' to allow for compact parking stalls. The Dev eloper also requests outside parking stalls remain at 9 'x 18' in size, due to the consideration of curb bumpers and front overhang of the vehicles. Handicap stalls will be 12' x 20' for interior, and 12' x 18' for exterior; with a total of 2 interior and 2 exterior handicap stalls to be provided for Phase II and 2 interior and 2 exterior of handicap stalls provided for Phase III. This request by the Developer is supported by their intent to reduce hard-surface/impervious cover, and create more green space. The Developer feels these reduced stall standards are consistent with what was approved in The Reserves, The Heights and also The Linden/Copperfield Diner. The planning commission will need to provide a recommendation on the number of spaces provided, reduced stall sizes, and reduced setbacks for parking lot areas. Parking Needs Analysis / Tabulation The Developer has provided an updated parking analysis to demonstrate that current parking is adequate to serve the needs of the individual developments and the entire PUD. This update includes a parking summary and analysis addressing the parking at the Reserve at Mendota Village and Mendota Plaza PUD area. The Parking Data Tables show the amount of parking that could have been required vs. the parking provided on certain sites/areas of the PUD. The Main Mall and surrounding land uses are shown to have 385 stalls required, but only 341 have been provided, and The Reserve Apartments may have needed up to 278 spaces, but only 245 were provided. It is important to note these current parking numbers were approved or allowed under the original 2009 PUD approval and its subsequent amendments for different land uses. Based on the 957 spaces that may have been required versus the 861 spaces proposed, this results in a 11% reduction from required to proposed space counts. The Developer has also provided a detailed Daily Avg. Use (Parking) on the various uses in the Mall Property, which is based on an initial morning, peak noon, mid-afternoon, and peak evening time frames. The comparisons between Week 1 and Week 2 appear very similar, with little fluctuations even during these different time frames. The table includes a detailed count of parked vehicles at certain times of the day and locations inside the Mall Property. 5) Traffic Analysis The Developer included in the August 24th PC Packet, a Technical Memorandum (Traffic Analysis) from Biko Associates (dated 08/09/21). According to the Developer, the proposed apartment uses appear to actually work better than the current approved uses when it comes to traffic, especially during peak times. PC PACKET Pg. # 20 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 5 of 13 The Developer have now also provide an updated analysis (also from Biko Assoc. – dated 09/09/21) that reviews current daily vehicle trips on Dodd Road and how the proposed apartment projects may impact these daily amounts. The Developer shows the level of service (Daily Trips) along Dodd Road in both the “Approved/Adopted Scenario” and a revised or “Proposed Amendment Scenario” as 7,700 vehicles. However, the Approved daily trip generation (restaurants + childcare center) shows a Daily Trip generation of 1,024 vehicles vs. 798 attributed to both apartment project uses. The “Impact of DT’s” on Dodd Road go from 8,724 down to 8,498, which represents a 3% drop between both scenarios. The Developer’s traffic engineers conclude the level of service of either 13% vs. 10% is not significant; and further conclude “…if there is a concern that vacant parcels within Mendota Plaza should be developed with uses that generate the least daily traffic volumes, Scenario #2 (the two apartments) should be the preferred alternative.” City staff has no additional comments or recommendations with this Traffic Analysis information. 6) Landscape Plan Updates The Developer has submitted a revised landscape plans for both sites. Prior to the preparation of these plans, the Developer was encouraged to discuss any new landscape designs and planting materials list with local resident Master Gardener Sue Light. Ms. Light provided an initial review memo dated 08/22/2021, which was added to the August 24th Report and presentations; and has amended this original recommendation with “Landscaping Planting Plan Recommendations for Mendota Plaza” – dated 08/13/2021 (attached). According to the Developer’s Narrative Update, each plan maximizes the use of over story, ornamental and coniferous trees while providing native plants and foundation plantings above and beyond what is required by City Code requirements. The current landscape plans include the following: • Twenty-five (25) species of trees have been proposed over the two sites with an average of 16% per species. (City requirement is not more than 50% of trees shall be comprised of one species). • Amended planting soil will be incorporated within the planting beds to promote a healthy soil that allows root growth and plant establishment. • 82 % of the plant species specified are native to the area, with over 77% of the total individual plants being native. In addition to the individual plantings, the plans incorporate 8,800 square feet of central Minnesota wildflower seed mix that is proposed on Lot 2. (There is no City requirement and GreenStep Cities Program requires a minimum of 75% native to the local area.) • Planting surrounding the parking lots exceed the City Zoning Code requirements and also meet the GreenStep Cities program requirements of providing landscape islands (at the end of each row) of over 180 square feet. (This exceeds the City Requirements.) 7)Fire Protection The Developers met with Mendota Heights Fire Chief Dreelan on October 12, 2021 to review the plans for the two new apartment projects, and discuss any fire protection measures and plans. This discussion included identifying the proper placement/locations for fire hydrants and the locations for the FDCs (fire department connections) and confirmed that two proposed buildings would be completed sprinklered with standpipe systems. The Developer indicated Chief Dreelan was comfortable with their fire protection services and plan. As was indicated at the August 24th meeting, there was some concerns raised about traffic on Dodd Road and the potential impact(s) this development may have on emergency vehicle leaving the nearby PC PACKET Pg. # 21 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 6 of 13 fire station. A suggestion was made to have an Opticom system installed, which would trigger the stop lights at Hwy 62 and Dodd Road in a certain direction, in order to free-up or release any queued vehicles sitting along Dodd Road, thereby opening up the area in front of the station. City staff has indicated to the Developer that any Opticom or similar system will require MnDOT review and approvals (as Dodd Road is a state highway), and this system would be the responsibility of the city, not the developer. Wetlands Permit The proposed Phase II project includes grading and construction activities within 100-feet of a wetland resource - Interstate Valley Creek, thus a Wetlands Permit is needed to be approved. A concern was raised at the August 24th meeting of the “wetland in the back corner of the parcel, and the setbacks from the pond and creek edges. This pond feature is actually a man-made pond that was installed as part of the sheet-pile wall system construction in 2017; and is not recognized as a “wetland” or system on the City of Mendota Heights official Wetlands Map, therefore, no buffering or setbacks are required. As indicated in the August 24th Report, 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. The creek channel measures anywhere from 15-ft. to 27- ft. away from this wall. Developer has no plans to impact or affect this waterway or wall during the construction of this project. The building along this creek/wall edge is shown with a 15-foot setback, while the parking lot is setback 25- ft. from the lot line and approx. 20-ft. from the wall edge. This open/green space, plus the vegetated buffer created along the creek bed, should provide the added protection called for along this waterway. No additional buffers are required. The stormwater pollution prevention plans (SWPPP) indicate extraordinary measures will be used to protect and safeguard this area during and after construction is completed, and all disturbed areas have been restored. PC PACKET Pg. # 22 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 7 of 13 PUD Agreement Timeframe Issues At the August 24th hearing, a comment was made addressing the five year time frame for completing a planned unit development. City Code Section 12-1K-6: Procedure for PUD indicates a provision as part of the written statement accompanying the PUD Concept Plan application process, noted as follows: “3.d.: A general indication of the expected schedule of development including progressive phasing and time schedules which shall not exceed five (5) years from the date of approval of the final development plan for the planned unit development to the completion of all construction.” City staff asked our city attorneys to review the original 2009 Mendota Mall PUD Agreement, and its subsequent amendments (all seven). The attorneys found that under the original 2009 PUD Agreement between the City and the mall developers, a Section 3.2 was include that provided for “The Project shall be fully completed no later than five (5) years after the date of the approval of the final development plan by the City.” The first, second, third fifth and seventh amendments did not amend or change this or any other timeframes. The fourth amendment however, did delete and replaced Section 3.2 with the following: The City Attorney states the five-year requirement for completion in Section 3.2 of the Original PUD was deleted and no longer governs development activities within the PUD. The sixth amendment, which was created as part of the 2016 The Reserves development, included the following language: The City Attorney concludes that the Phase III / 89-unit development or any other approved development is allowed to be completed by November 15, 2026. The Phase II / 58-unit project is situated on that part governed under the Sixth Amendment (2nd Addition – Mendota Mall); and therefore since this timeframe was deleted under this 6th PUD Agreement, this property does not have a deadline or required completion date for any development or project. PC PACKET Pg. # 23 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 8 of 13 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 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 Since this hearing was tabled at the August 24 th meeting, the Planning Commission should make a motion to re-open the public hearing; allow for additional comments; and if enough information has been given and discussion has concluded, make a final motion on one of the alternatives noted above. The following are 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. A park dedication fee of $4,000/residential unit shall be paid at time of building permit approval. 6. 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. 7. 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. 8. 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. PC PACKET Pg. # 24 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 9 of 13 9. 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. 10. 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. 11. The proposed water system shall be designed and constructed to Saint Paul Regional Water Service (SPRWS) standards. 12. 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. 13. Building and grading permits shall be obtained from the City prior to commencement of any construction. 14. 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 and other fire safety measures or improvements as determined by the city’s Fire Marshal and/or Building Official. MATERIALS INCLUDED FOR REVIEW 1. Developer’s Updated Narrative + Attachments - 10/13/2021 2. August 24, 2021 Planning Staff Reports for Planning Case Nos. 2021-12 and 2021-13 PC PACKET Pg. # 25 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 10 of 13 FINDINGS OF FACT FOR APPROVAL PHASE II / 58-UNIT APARTMENT Mendota Plaza PUD CUP for PUD Amendment and Wetlands Permit The following findings-of-fact are made in support of approval of the PUD Amendment: 1. The proposed amendment to allow a new 58-unit high-density residential apartment to the previously approved 2009 Planned Unit Development Final Development Plan for Mendota Plaza, is consistent with the 2040 Comprehensive Plan and other applicable City Code requirements for similar high density residential developments. 2. The proposed development meets the goals of the Housing chapter in the 2040 Comp Plan by encouraging life-cycle housing opportunities in the city, through various forms and tenures that allow residents to remain in the community; provides for senior rental housing opportunities; and supports the development of a mix of affordable housing opportunities for all income levels and age groups. 3. The proposed apartment development complies with the allowable density range of 21 – 30 units/acre as permitted for new MU-PUD (Mixed-Use-Planned Unit Development) land uses. 4. The proposed apartment will be an effective and unified treatment of the existing development within the established PUD. 5. Financing for this proposed development is available and will be provided to the developer with certain conditions between the developer and their lender, and in an amount sufficient to assure completion of the proposed apartment development, which will contribute to the completion of the overall planned unit development in this MU-PUD area. 6. The proposed development utilizes the flexibility of the planned unit development and other zoning standards to enhance the development of the property, without negatively impacting surrounding land uses and natural resources. 7. 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. 8. 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 requires. 9. Based upon the traffic analysis prepared for this application, the proposed development will contribute less amount of vehicle trips or daily traffic entering/leaving this area than the other retail/commercial development(s) planned for in this PUD project area. 10. 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. 11. The proposed apartment development use would be in character with other surrounding uses in this mixed-use commercial and high density residential project area, and the new residents projected for this site will help support and contribute to the economic sustainability of the surrounding retail and commercial uses. PC PACKET Pg. # 26 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 11 of 13 FINDINGS OF FACT FOR DENIAL PHASE II / 58-UNIT APARTMENT Mendota Plaza PUD CUP for PUD Amendment and Wetlands Permit The following findings-of-facts are made in support of denial of the PUD Amendment: 1. The 58-unit apartment development proposed for the subject site is determined to be excessive than what was originally planned or scheduled for this site, and is therefore inconsistent with the original intent and purpose of the 2009 Planned Unit Development Final Development Plans. 2. The amount and number of reduced site design standards, including reduced building and parking lot setbacks, and reduced parking numbers requested under this PUD Amendment seem excessive and too numerous for this site, and are all considered inconsistent with typical City Code requirements and standards for similar high-density residential developments in the city. 3. The proposed development will not be an effective and unified treatment of the existing development within the PUD project area. 4. The proposed development is determined not to be a good fit for this site or area, is not well-planned or designed as 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. 5. The proposed apartment development poses a negative impact to the surrounding land uses, natural resources, vehicle traffic and nearby road systems. 6. The new high-density residential use would not be in character with other surrounding uses in this mixed-use commercial and high density residential project area. PC PACKET Pg. # 27 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 12 of 13 FINDINGS-OF-FACT FOR APPROVAL PHASE III / 89-UNIT APARTMENT Lot 7 of The Mendota Plaza PUD CUP for PUD Amendment The following findings-of-fact are made in support of approval of the PUD Amendment: 12. The proposed amendment to allow a new 89-unit high-density residential apartment to the previously approved 2009 Planned Unit Development Final Development Plan for Mendota Plaza, is consistent with the 2040 Comprehensive Plan and other applicable City Code requirements for similar high density residential developments. 13. The proposed development meets the goals of the Housing chapter in the 2040 Comp Plan by encouraging life-cycle housing opportunities in the city, through various forms and tenures that allow residents to remain in the community; provides for senior rental housing opportunities; and supports the development of a mix of affordable housing opportunities for all income levels and age groups. 14. The proposed apartment development complies with the allowable density range of 21 – 30 units/acre as permitted for new MU-PUD (Mixed-Use-Planned Unit Development) land uses. 15. The proposed apartment will be an effective and unified treatment of the existing development within the established PUD. 16. Financing for this proposed development is available and will be provided to the developer with certain conditions between the developer and their lender, and in an amount sufficient to assure completion of the proposed apartment development, which will contribute to the completion of the overall planned unit development in this MU-PUD area. 17. The proposed development utilizes the flexibility of the planned unit development and other zoning standards to enhance the development of the property, without negatively impacting surrounding land uses and natural resources. 18. 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. 19. 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 requires. 20. Based upon the traffic analysis prepared for this application, the proposed development will contribute less amount of vehicle trips or daily traffic entering/leaving this area than the other retail/commercial development(s) planned for in this PUD project area. 21. 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. 22. The proposed apartment development use would be in character with other surrounding uses in this mixed-use commercial and high density residential project area, and the new residents projected for this site will help support and contribute to the economic sustainability of the surrounding retail and commercial uses. PC PACKET Pg. # 28 Supplemental Report: #2021-12 & 13 (At Home Apts.-Phase II & III) Page 13 of 13 FINDINGS-OF-FACT FOR DENIAL PHASE III / 89-UNIT APARTMENT Lot 7 of The Mendota Plaza PUD CUP for PUD Amendment The following findings-of-facts are made in support of denial of the PUD Amendment: 7. The 89-unit apartment development proposed for the subject site is determined to be excessive than what was originally planned or scheduled for this site, and is therefore inconsistent with the original intent and purpose of the 2009 Planned Unit Development Final Development Plans. 8. The amount and number of reduced site design standards, including reduced building and parking lot setbacks, and reduced parking numbers requested under this PUD Amendment seem excessive and too numerous for this site, and are all considered inconsistent with typical City Code requirements and standards for similar high-density residential developments in the city. 9. The proposed development will not be an effective and unified treatment of the existing development within the PUD project area. 10. The proposed development is determined not to be a good fit for this site or area, is not well-planned or designed as 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. 11. The proposed apartment development poses a negative impact to the surrounding land uses, natural resources, vehicle traffic and nearby road systems. 12. The new high-density residential use would not be in character with other surrounding uses in this mixed-use commercial and high density residential project area. PC PACKET Pg. # 29 MEMORANDUM TO: MENDOTA HEIGHTS CITY COUNCIL FROM:ELLIOTT KNETSCH AND SHANA CONKLIN, CITY ATTORNEYS DATE:OCTOBER 13,2021 RE:ATHOME PUD /FIVE-YEAR CLAUSE The purpose of this Memorandum is to address the timeframe for completion of development activities for the Planned Unit Development (PUD) Agreement for Mendota Mall Associates, LLP. Original PUD from April 30, 2009 On April 30, 2009, the City of Mendota Heights entered into a PUD agreement with Mendota Mall Associates, LLP. This agreement included Section 3.2, which provided a five-year timeframe for completion of the final development plan. The term “Project” is defined as “all of the improvements to be constructed by the Developer as required in this Agreement.” (Recitals of Original PUD). First Amendment The First Amendment to the PUD dated January 16, 2010, changed the substantial completion date from November 15, 2009, to July 1, 2010, but it did not otherwise alter the timeframes noted in the Original PUD. Second Amendment The Second Amendment to the PUD dated May 2010, changed the substantial completion date from July 1, 2010, to March 1, 2011, but it did not otherwise alter the timeframes noted in the Original PUD. Third Amendment The Third Amendment to the PUD dated October 22, 2010, amended the Hours of Operation for retail establishments in the PUD. It did not alter the timeframe noted in the Original PUD. PC PACKET Pg. # 30 Fourth Amendment The Fourth Amendment to the PUD dated November 28, 2011, deleted and replaced Section 3.2 from the Original PUD in its entirety, as follows: Therefore, the five-year requirement for completion in Section 3.2 of the Original PUD was deleted and no longer governs development activities within the PUD. Fifth Amendment The Fifth Amendment dated July 3, 2011, did not alter the timeframe noted in the Fourth Amendment to the PUD. Sixth Amendment The Sixth Amendment dated November 2016 applies only to the Mendota Plaza Expansion Second Addition (Lot 1, Block 1, Lot 1, Block 2, and Outlots A and B Mendota Plaza Expansion Second Addition, Dakota County, Minnesota). The Sixth Amendment indicated that Section 3.2 is deleted in its entirety as it relates to the Second Addition, indicating that the timeframe for completion would not apply to the Second Addition. For reference, the At Home application involves property in and outside of the Second Addition. Seventh Amendment The Seventh Amendment dated September 2017, did not alter the timeframe noted in the Fourth Amendment to the PUD. PC PACKET Pg. # 31 Existing Timeframe The existing proposal from At Home includes some property in the Second Addition (Lot 1, Block 1, Mendota Plaza Expansion, Second Addition / where the Phase II 58 unit apartment is proposed), and with respect to that property, the Sixth Amendment provides that Section 3.2 is “deleted in its entirety” as it relates to the Second Addition. Therefore, there is no completion deadline for property within the Second Addition. The existing proposal from At Home also includes some property outside of the Second Addition. For that property (Lot 7, Mendota Plaza Expansion Addition / where the Phase III 89 unit apartment is proposed), the current timeframe for completion of development is Section 3.2 as deleted and amended in the Fourth Amendment. As previously noted, the Fourth Amendment deleted and replaced Section 3.2 from the Original PUD, which originally required all development activities be completed within a five-year timeframe. Rather, the Fourth Amendment provides that all phases of the Project yet to be constructed may be commenced prior to November 15, 2023, but must be completed within 36 months from issuance of the building permit. The Fourth Amendment provides all phases must be fully completed by November 15, 2026. PC PACKET Pg. # 32 PC PACKET Pg. # 33 PC PACKET Pg. # 34 PC PACKET Pg. # 35 PC PACKET Pg. # 36 PC PACKET Pg. # 37 PC PACKET Pg. # 38 PC PACKET Pg. # 39 PC PACKET Pg. # 40 PC PACKET Pg. # 41 PC PACKET Pg. # 42 PC PACKET Pg. # 43 PC PACKET Pg. # 44 PC PACKET Pg. # 45 SOUTH PLAZA WAYEXISTINGAPARTMENTBUILDINGUTSOUTPLAZAWLAAZAWWEXISTINGAPARTMENTBUILDINGSA WAYWAYWAWAWAWAYSTATE HIGHWAY 110 / 62BEGIN ONEWAYEND ONEWAYEND ONEWAYEXIT FROMHW 62ENTRANCE TO INDOOR UPPERPARKING. DOES NOT CONNECTTO LOWER PARKING LEVEL.ENTRANCE TO INDOOR LOWERPARKING. DOES NOT CONNECTTO UPPER LEVEL PARKING.ENTRANCE TOINDOOR PARKING.13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCPRINT 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, PE4126709/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionTRAFFICCIRCULATIONEXHIBITNN.T.S.UTH PLPC PACKET Pg. # 46 PC PACKET Pg. # 47 PC PACKET Pg. # 48 PC PACKET Pg. # 49 PC PACKET Pg. # 50 PC PACKET Pg. # 51 PC PACKET Pg. # 52 PC PACKET Pg. # 53 PC PACKET Pg. # 54 PC PACKET Pg. # 55 PC PACKET Pg. # 56 PC PACKET Pg. # 57 PC PACKET Pg. # 58 PC PACKET Pg. # 59 PC PACKET Pg. # 60 PC PACKET Pg. # 61 Landscaping Planting Plan Recommendations for Parcel 2 Mendota Plaza September 13, 2021 I am amending the recommendations I submitted on August 23, 2021 because case # 2021-12 and 2021-13 was tabled until the September 28 meeting. This has allowed more time for me to review the plans. I know that the City of Mendota Heights does not require many of the following recommendations. However, I listened to the public comments at the last Planning Commission meeting. The citizens who are concerned about light and noise pollution, increased traffic and loss of green space will all beneﬁt if these recommendations are adopted. The development would be more park-like and less parking lot. Residents of the apartment buildings will enjoy their outside environment, and commercial space may be easier to lease. The entire city will beneﬁt. Our residents appreciate the sense of well being that comes from living in a green city. This space can be developed for the beneﬁt of the developer AND the citizens of our community. Because Mendota Heights does not yet have a comprehensive landscape ordinance for developments, I am basing my comments and recommendations on the Model Landscape Ordinance from the GreenStep Cities Program in partnership with Minnesota Pollution Control Agency. In March 2021, the City Council passed a Resolution authorizing the City of Mendota Heights to participate in the Minnesota GreenStep Cities Program. Mendota Heights is planning to develop a similar landscaping ordinance in the near future. My recommendations in this document are speciﬁcally for Parcel 2. I have not seen the planting plan for Parcel 1, but the same comments and recommendations can be applied to both parcels. General Comments: A minimum of 75% of vegetation, including trees and shrubs should be native to the local area. Native is deﬁned as naturally growing within a 200-mile radius of the site. All vegetation must be guaranteed to be free of systemic and topical neonicotinoids. (a class of insecticides that are long-lived and highly toxic to bees and other beneﬁcial insects). I understand that by agreement with the city, the owners are responsible to replace dead or dying vegetation. If the owners sell the property, the agreement PC PACKET Pg. # 62 extends to the new owners. I would ask Planning Commission to conﬁrm that dead or dying vegetation will be replaced in perpetuity. Tree Diversity - The Model Plan recommends that the developer use the 5-10-15 rule to increase species diversity in development projects. The rule suggests an urban tree population should include no more than 5% of any one species, 10% of any one genus, or 15% of any family. This diversity will minimize the potential losses from insect damage and disease. I recommend selecting trees as close to this model as possible. A minimum of 2 cubic feet of un-compacted, biologically healthy soil that allows healthy tree root growth shall be provided per 1 sq. ft. of mature tree canopy. Trees should be a very important feature of this development. They clean the air, reduce stormwater runoff, and mitigate the impacts of the urban heat island effect. Trees create privacy and emphasize selected views while screening out objectionable ones. Trees reduce glare and reﬂection. They provide background to and soften, complement, or enhance architecture. Street trees increase the comfort of the pedestrian environment, provide unity to public spaces, reduce crime, and create a sense of place in our communities. They also provide important habitat for our local wildlife including bees, butterﬂies and other beneﬁcial insects. The bottom line is that the right number and species of trees planted correctly can add value for the development and for the people living in the buildings as well as the rest of the community. Tree and Shrub Density The GreenStep Model Plan recommends the following number of trees on this approximately 2 acre site with approximately 62,300 sq. ft. not occupied by buildings. a. Two overstory trees per 3,000 sq. ft. of site not occupied by buildings b. Two evergreen trees per 3,000 sq. ft. of site not occupied by buildings c. Two ornamental trees per 3,000 sq. ft. of site not occupied by buildings d. One deciduous or evergreen shrub per 100 sq. ft. of the site not occupied by buildings. PC PACKET Pg. # 63 I understand the developer is not obligated to plant these numbers of trees and shrubs, but I think this development can do much better to get closer to the numbers in the Model Plan. It looks like there is an opportunity for more trees to be planted along South Plaza Way. It also appears that smaller ornamental native trees can be planted behind the building along the north and west sides of the parking lot. Over the whole site there is an opportunity to plant more trees. For example, it looks like there can be more trees planted on the slopes surrounding the existing pond on the NW side, even though it is outside the parcel boundary. Surface Parking Lots - Heat Island Reduction To minimize impact on microclimate and on human and wildlife habitat, shading of parking lots is strongly recommended. The Model Plan calls for 2 overstory trees planted for every 5 stalls on site. There are 2 surface lots in the Parcel 2 plan. The southern most lot has 22 stalls which would mean 8 overstory trees . The plaza plan includes 5 overstory trees and 3 ornamental trees. There may be space for another overstory tree in the sod area that juts into the entry of the lot. The larger lot has 28 stalls. This lot should have 10 overstory trees according to the Model Plan. The plaza plan looks like it has 2 overstory trees and 2 ornamental trees. There may be space for more trees on the west and north sides of the lot. Additionally, the Model Plan recommends a parking island for lots with more than 25 stalls. Accordingly, the larger lot should have a parking island at the beginning and end of each row. The islands should be a minimum of 180 sq. ft. with a min. width of 9 ft. with 1 overstory tree planted per island. The islands should be prepared with healthy topsoil and be irrigated. Model Plan #Plaza Parcel #2 current planting plan Difference Overstory Trees 40 11 29 Ornamental Trees 40 14 26 Evergreen Trees 40 36 4 Shrubs 623 185 438 PC PACKET Pg. # 64 I have not seen the plans for Parcel 1, but I think there is a surface parking lot planned for that Parcel. I would make the same recommendations for that parking lot. There should also be a buffer between the proposed building on Parcel 1 and the back of the existing retail buildings. The buffer should provide opaqueness of 80% during all seasons. The recommendations from my email of August 23 still hold. I would like to see many of the Miss Kim Lilacs replaced with chokeberry or a similar native shrub, and the butterﬂy milkweed should be the straight species, not a cultivar. The plan calls for a wildﬂower mix and I recommend adding a mix of native grasses and sedges to the wildﬂowers. There will be less opportunity for weeds to germinate if grasses and sedges are in the mix providing more cover. Thank you, Sue Light Dakota County Master Gardener PC PACKET Pg. # 65 12-1G-6: LANDSCAPING AND SCREENING 1 : (from Mendota Heights code A. Landscaping Plans: All areas of any lot or combination of lots which comprise the site for one or more buildings, except those areas used for parking or buildings, shall be landscaped with grass, trees, shrubs, or other planted ground cover, in accordance with detailed landscaping plans prepared and signed by a landscape architect. B. Bond: A bond in an amount not to exceed one and one-half (11/2) times the cost of landscaping and screening shall be required to guarantee the placement and construction thereof as required in this chapter. C. Maintenance Required: In addition, the owner shall have a continuing responsibility to maintain such landscaping and any required screening in reasonable condition at all times. (Ord. 429, 8-3-2010) 12-1I-14: MAINTENANCE: In all districts, all structures, required landscaping and fences shall be maintained so as not to be unsightly or present harmful health or safety conditions. (Ord. 429, 8-3-2010) PC PACKET Pg. # 66 SOUTH PLAZA WAYEXISTINGAPARTMENTBUILDINGEXISTINGAPARTMENTBUILDINGGROUND COVERSCODEQTYCOMMON / BOTANICAL NAMECONTSPACINGPc 8,818 SF CENTRAL MINNESOTA MIXED HEIGHT DRY WILDFLOWER HYDROMULCH WITH SEED12 PLS OZS. / 10,000 SQ. FTPRI CENTRAL MINNESOTA DRY WILDFLOWERBROADCAST COVERCROP 'CENTRAL MINNESOTA PRI MIXHEIGHT DRY GRASS MIX' AT 3.5 PLS LBS. / 10,000 SQ. \ FT.Tb 16,485 SF KENTUCKY BLUEGRASSSODTURF SOD BLUEGRASS13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCJEFFREY 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.09/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionLEGENDPROPERTY LIMITSADJACENT PROPERTYCONSTRUCTION LIMITSMATCH LINEBUILDING SETBACKSPARKING SETBACK3" DEEP, SHREDDEDHARDWOOD MULCHLANDSCAPE POLY-EDGERGARAGEENTRANCEPROPOSEDRETAINING WALLW/ GUARD RAILN0 20' 40'SCALE:1PARCEL 2 OVERALL PLANTING PLAN 1" = 20' (22" x 34" PAPER SIZE)121. ALL PLANTINGS SHALL RECEIVE IRRIGATION(SEE L3 FOR IRRIGATION NOTES)2. REFER TO PLAN SHEET L3 FOR SODDING, SEEDING, FERTILIZERAND TOPSOIL NOTES3. ALL LANDSCAPING DISTURBED BEYOND THE NEW PLANTINGSSHALL BE REPLACED IN KIND.4. FINAL PLANTING PLAN WILL BE DESIGNED TO COMPLY WITHCITY"S POLLINATORS AND NATIVE PLANTINGS REQUIREMENTS5. SOURCE PLANTS THAT HAVE NOT BEEN TREATED WITHNEONICOTINOID PESTICIDES.NOTESCITY CODE: REQUIRED PLANTINGZONE: HR-PUDHIGH DENSITY RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRICT.§12-1E-8: R-3 HIGH DENSITY RESIDENTIAL DISTRICT:xSCREENING:xxSCREENING OF MECHANICAL UTILITIESxxSCREENING OF VEHICLE LIGHTSxMINIMUM AREA AND PLANT MATERIAL REQUIRED:xxAT LEAST TWENTY FIVE PERCENT (25%) OF THE LAND AREA SHALL BE LANDSCAPEDWITH GRASS, APPROVED GROUND COVER, SHRUBBERY AND TREES.xxAT LEAST FIVE PERCENT (5%) OF THE LAND AREA WITHIN A PARKING AREA SHALL BELANDSCAPEDxx ALL SITE AREAS NOT COVERED BY BUILDINGS, SIDEWALKS, PARKING LOTS,DRIVEWAYS, PATIOS OR SIMILAR HARD SURFACE MATERIALS SHALL BE SODDED,EXCEPT THOSE AREAS TO BE PRESERVED IN A NATURAL STATE; PROVIDED, HOWEVER,THAT AREAS RESERVED FOR FUTURE BUILDING EXPANSIONS MAY BE SEEDED.xxNOT MORE THAN FIFTY PERCENT (50%) OF THE REQUIRED NUMBER OF TREES SHALLBE COMPOSED OF ONE SPECIESxIRRIGATION:xxAN UNDERGROUND SPRINKLER SYSTEM SHALL BE PROVIDED AS PART OF EACH NEWDEVELOPMENT EXCEPT ADDITIONS TO EXISTING STRUCTURES WHICH DO NOT ATLEAST EQUAL THE FLOOR AREA OF THE EXISTING STRUCTURE. A SPRINKLER SYSTEMSHALL BE PROVIDED FOR ALL LANDSCAPED AREAS EXCEPT AREAS TO BE PRESERVEDIN THE NATURAL STATE.EXISTINGPONDEXISTINGMONUMENTSIGNEXISTING SHEET PILERETAINING WALLW/ GUARD RAILPARCEL 2 OVERALLPLANTING PLANL1SEE PLAN SHEET L1.2SEE PLAN SHEET L1.1SEE PLAN SHEET L1.3EXISTING TREES TOREMAINPC PACKET Pg. # 67 AZA WAYMs310JsHg8Hl47Hg2323Iv52IrIr4Tt5CE3Tt72Ag42Sh2222Vx5Vx5Sa6Sa65Js8Ck2AT2Pl3Ep3Pl2AT2Pl3AT7Sb4Ep3Af2AT2Sh4Sb15Vx11Sa19Ck2Dl21Qb1TREESCODEAgCeJsMsQbSHRUBSCODEDlHlIvIrPlTtQTY21456712COMMON / BOTANICAL NAMECONTSIZEDWARF BUSH HONEYSUCKLE CONT. 5 GAL.DIERVILLA LONICERALITTLE QUICK FIRE PANICLE HYDRANGEA CONT. 5 GAL.HYDRANGEA PANICULATA 'LITTLE QUICK FIRE'JIM DANDY WINTERBERRY CONT. 5 GAL.ILEX VERTICILLATA 'JIM DANDY'RED SPRITE WINTERBERRY CONT. 5 GAL.ILEX VERTICILLATA 'RED SPRITE'LITTLE SPIRE RUSSIAN SAGE CONT. 1 GAL.PEROVSKIA ATRIPLICIFOLIA 'LITTLE SPIRE'TECHNY ARBORVITAE B&B 4` HT.THUJA OCCIDENTALIS 'TECHNY'QTY231931COMMON / BOTANICAL NAMECONTCALAUTUMN BRILLIANCE APPLE SERVICEBERRY B&B 2" CAL.AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'EASTERN REDBUD MULTI-TRUNK B&B 1 - 1/2" CAL.CERCIS CANADENSISSKYROCKET JUNIPER B&B 4` HT.JUNIPERUS SCOPULORUM 'SKYROCKET'SPRING SNOW CRABAPPLE B&B 2" CAL.MALUS X 'SPRING SNOW'SWAMP WHITE OAK B&B 2 - 1/2" CAL.QUERCUS BICOLORCOMMON / BOTANICAL NAMECONTSIZEBLUE FORTUNE ANISE HYSSOP CONT. 1 GAL.AGASTACHE X 'BLUE FORTUNE'BUTTERFLY MILKWEED CONT. 1 GAL.ASCLEPIAS TUBEROSAKARL FOERSTER FEATHER REED GRASS CONT. 1 GAL.CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'CONEFLOWER CONT. 1 GAL.ECHINACEA PURPUREAGUACAMOLE HOSTA CONT. 1 GAL.HOSTA X 'GUACAMOLE'BLUE HEAVEN LITTLE BLUESTEM CONT. 1 GAL.SCHIZACHYRIUM SCOPARIUM 'BLUE HEAVEN'AUTUMN FIRE SEDUM CONT. 1 GAL.SEDUM X 'AUTUMN FIRE'PRAIRIE DROPSEED CONT. 1 GAL.SPOROBOLUS HETEROLEPISBLUE SKYWALKER SPIKE SPEEDWELL CONT. 1 GAL.VERONICA SPICATA 'BLUE SKYWALKER'QTY392771511234425PERENNIALSCODEAfATCkEpHgSbSaShVx13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCJEFFREY 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.09/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionSCALE:1PARCEL 2 NORTH EAST PLANTING PLAN 1" = 10' (22" x 34" PAPER SIZE)PARCEL 2 NEPLANTING PLANL1.1N0 10' 20'SEE PLAN SHEET L1.2SEE PLAN SHEET L1.3LEGENDPROPERTY LIMITSADJACENT PROPERTYCONSTRUCTION LIMITSMATCH LINEBUILDING SETBACKSPARKING SETBACK3" DEEP, SHREDDEDHARDWOOD MULCHLANDSCAPE POLY-EDGER12EXISTING TREE TOREMAIN (TYP.)PC PACKET Pg. # 68 2CEPa3BN2Qb210Hg7Hl2TtAT2Ep4Sh66Th6Ck8Vx9Ep8Vx11CkSh348Sb11Ep10Af4AT4Tt5Vs22232222222Js914VxCk20Js4Ep43AfSh2AT2Ck6Ms3Hg8232AgTREESCODEBnCeJsPaQbQTY221332COMMON / BOTANICAL NAMECONTCALRIVER BIRCH MULTI-TRUNK B&B 6` HT. 3-5 STEMSBETULA NIGRAEASTERN REDBUD MULTI-TRUNK B&B 1 - 1/2" CAL.CERCIS CANADENSISSKYROCKET JUNIPER B&B 4` HT.JUNIPERUS SCOPULORUM 'SKYROCKET'NORWAY SPRUCE B&B 6` HT.PICEA ABIESSWAMP WHITE OAK B&B 2 - 1/2" CAL.QUERCUS BICOLORCOMMON / BOTANICAL NAMECONTSIZEBLACK CHOKEBERRYCONT. 5 GAL.ARONIA MELANOCARPALITTLE QUICK FIRE PANICLE HYDRANGEACONT. 5 GAL.HYDRANGEA PANICULATA 'LITTLE QUICK FIRE'HOLMSTRUP ARBORVITAEB&B 4` HT.THUJA OCCIDENTALIS 'HOLMSTRUP'TECHNY ARBORVITAEB&B 4` HT.THUJA OCCIDENTALIS 'TECHNY'CHICAGO LUSTRE ARROWWOOD VIBURNUMCONT. 5 GAL.VIBURNUM DENTATUM 'SYNNESTVEDT' TMQTY87665SHRUBSCODEAMHlThTtVsPERENNIALSCODEAfATCkEpHgSbShVxQTY13843281084129COMMON / BOTANICAL NAMECONTSIZEBLUE FORTUNE ANISE HYSSOP CONT. 1 GAL.AGASTACHE X 'BLUE FORTUNE'BUTTERFLY MILKWEEDCONT. 1 GAL.ASCLEPIAS TUBEROSAKARL FOERSTER FEATHER REED GRASSCONT. 1 GAL.CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'CONEFLOWERCONT. 1 GAL.ECHINACEA PURPUREAGUACAMOLE HOSTACONT. 1 GAL.HOSTA X 'GUACAMOLE'BLUE HEAVEN LITTLE BLUESTEMCONT. 1 GAL.SCHIZACHYRIUM SCOPARIUM 'BLUE HEAVEN'PRAIRIE DROPSEEDCONT. 1 GAL.SPOROBOLUS HETEROLEPISBLUE SKYWALKER SPIKE SPEEDWELLCONT. 1 GAL.VERONICA SPICATA 'BLUE SKYWALKER'13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCJEFFREY 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.09/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionN0 10' 20'SCALE:1PARCEL 2 NW PLANTING PLAN 1" = 10' (22" x 34" PAPER SIZE)PARCEL 2 NWPLANTING PLANL1.2SEE PLAN SHEET L1.3SEE PLAN SHEET L1.1LEGENDPROPERTY LIMITSADJACENT PROPERTYCONSTRUCTION LIMITSMATCH LINEBUILDING SETBACKSPARKING SETBACK3" DEEP, SHREDDEDHARDWOOD MULCHLANDSCAPE POLY-EDGER12PC PACKET Pg. # 69 SOUTH P4Tt5Vs22Dl17Sm2617Dl2Ag226Sb6AT9Ep27PsVm5Vm5Qb1Sh23AT3Ep7Sb3Af2Qb1Qb15Cb15EpVs46Vm12Ep4Vs4Cb3VmGc3CE25Tt3AT6Ep10ShVs119SbAT4Ep127AfSh1322AM6Dl17Dl40TREESCODEAgCeGcQbSHRUBSCODEAMCbDlSmTtVmVsPERENNIALSCODEAfATEpPsSbShQTY2233QTY6934265199QTY91661272846COMMON / BOTANICAL NAMECONTCALAUTUMN BRILLIANCE APPLE SERVICEBERRYB&B 2" CAL.AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'EASTERN REDBUD MULTI-TRUNKB&B 1 - 1/2" CAL.CERCIS CANADENSISTRUE NORTH KENTUCKY COFFEETREEB&B 2 - 1/2" CAL.GYMNOCLADUS DIOICA 'UMNSYNERGY' TMSWAMP WHITE OAKB&B 2 - 1/2" CAL.QUERCUS BICOLORCOMMON / BOTANICAL NAMECONTSIZEBLACK CHOKEBERRY CONT. 5 GAL.ARONIA MELANOCARPAFIREDANCE RED TWIG DOGWOOD CONT. 5 GAL.CORNUS SERICEA 'BAILADELINE' TMDWARF BUSH HONEYSUCKLE CONT. 5 GAL.DIERVILLA LONICERADWARF KOREAN LILAC CONT. 5 GAL.SYRINGA MEYERI 'PALIBIN'TECHNY ARBORVITAEB&B 4` HT.THUJA OCCIDENTALIS 'TECHNY'BLUE MUFFIN ARROWWOOD VIBURNUMCONT. 5 GAL.VIBURNUM DENTATUM 'BLUE MUFFIN'CHICAGO LUSTRE ARROWWOOD VIBURNUMCONT. 5 GAL.VIBURNUM DENTATUM 'SYNNESTVEDT' TMCOMMON / BOTANICAL NAMECONTSIZEBLUE FORTUNE ANISE HYSSOP CONT. 1 GAL.AGASTACHE X 'BLUE FORTUNE'BUTTERFLY MILKWEED CONT. 1 GAL.ASCLEPIAS TUBEROSACONEFLOWER CONT. 1 GAL.ECHINACEA PURPUREASHENANDOAH SWITCH GRASS CONT. 1 GAL.PANICUM VIRGATUM 'SHENANDOAH'BLUE HEAVEN LITTLE BLUESTEM CONT. 1 GAL.SCHIZACHYRIUM SCOPARIUM 'BLUE HEAVEN'PRAIRIE DROPSEED CONT. 1 GAL.SPOROBOLUS HETEROLEPIS13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCJEFFREY 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.09/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionN0 10' 20'SCALE:1PARCEL 2 SOUTH PLANTING PLAN 1" = 10' (22" x 34" PAPER SIZE)PARCEL 2 SOUTHPLANTING PLANL1.3LEGENDPROPERTY LIMITSADJACENT PROPERTYCONSTRUCTION LIMITSMATCH LINEBUILDING SETBACKSPARKING SETBACK3" DEEP, SHREDDEDHARDWOOD MULCHLANDSCAPE POLY-EDGER12PC PACKET Pg. # 70 SOUTH PLAZA DRIVEPRIVATE DRIVESOUTH PLAZA WAYGROUND COVERSCODEQTYCOMMON / BOTANICAL NAMECONTTB 14,939 SF KENTUCKY BLUEGRASS SODTURF SOD BLUEGRASS13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCJEFFREY 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.09/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionLEGENDPROPERTY LIMITSADJACENT PROPERTYCONSTRUCTION LIMITSMATCH LINEBUILDING SETBACKSPARKING SETBACK3" DEEP, SHREDDEDHARDWOOD MULCHLANDSCAPE POLY-EDGER121. ALL PLANTINGS SHALL RECEIVE IRRIGATION(SEE L3 FOR IRRIGATION NOTES)2. REFER TO PLAN SHEET L3 FOR SODDING, SEEDING, FERTILIZERAND TOPSOIL NOTES3. ALL LANDSCAPING DISTURBED BEYOND THE NEW PLANTINGSSHALL BE REPLACED IN KIND.4. FINAL PLANTING PLAN WILL BE DESIGNED TO COMPLY WITHCITY"S POLLINATORS AND NATIVE PLANTINGS REQUIREMENTS5. SOURCE PLANTS THAT HAVE NOT BEEN TREATED WITHNEONICOTINOID PESTICIDES.NOTESCITY CODE: REQUIRED PLANTINGZONE: HR-PUDHIGH DENSITY RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRICT.§12-1E-8: R-3 HIGH DENSITY RESIDENTIAL DISTRICT:xSCREENING:xxSCREENING OF MECHANICAL UTILITIESxxSCREENING OF VEHICLE LIGHTSxMINIMUM AREA AND PLANT MATERIAL REQUIRED:xxAT LEAST TWENTY FIVE PERCENT (25%) OF THE LAND AREA SHALL BE LANDSCAPEDWITH GRASS, APPROVED GROUND COVER, SHRUBBERY AND TREES.xxAT LEAST FIVE PERCENT (5%) OF THE LAND AREA WITHIN A PARKING AREA SHALL BELANDSCAPEDxx ALL SITE AREAS NOT COVERED BY BUILDINGS, SIDEWALKS, PARKING LOTS,DRIVEWAYS, PATIOS OR SIMILAR HARD SURFACE MATERIALS SHALL BE SODDED,EXCEPT THOSE AREAS TO BE PRESERVED IN A NATURAL STATE; PROVIDED, HOWEVER,THAT AREAS RESERVED FOR FUTURE BUILDING EXPANSIONS MAY BE SEEDED.xxNOT MORE THAN FIFTY PERCENT (50%) OF THE REQUIRED NUMBER OF TREES SHALLBE COMPOSED OF ONE SPECIESxIRRIGATION:xxAN UNDERGROUND SPRINKLER SYSTEM SHALL BE PROVIDED AS PART OF EACH NEWDEVELOPMENT EXCEPT ADDITIONS TO EXISTING STRUCTURES WHICH DO NOT ATLEAST EQUAL THE FLOOR AREA OF THE EXISTING STRUCTURE. A SPRINKLER SYSTEMSHALL BE PROVIDED FOR ALL LANDSCAPED AREAS EXCEPT AREAS TO BE PRESERVEDIN THE NATURAL STATE.N0 20' 40'SCALE:1PARCEL 1 OVERALL PLANTING PLAN 1" = 20' (22" x 34" PAPER SIZE)UNDERGROUNDINFILTRATIONCHAMBERSMONUMENT SIGNEXISTINGMONUMENT SIGNMONUMENT SIGNPARCEL 1 OVERALLPLANTING PLANL2EXISTINGMENDOTA PLAZARETAIL BUILDINGLOT #6SEE PLAN SHEET L2.1SEE PLAN SHEET L2.2SEE PLAN SHEET L2.3PROPOSED 4-STORYAPARTMENT BUILDING28,800 SF116 UNITSOUTDOORAREAPARCEL 1LOT #7PC PACKET Pg. # 71 3Qb3Ms24ShVm3Vx10Vx822EpVm3Cb73Vs4AM2Th3Th8AM1Vs7Vm14AT15Af9Ep14ATGc2CE3Ep6Vs6Ep35Vm5222222221111111111114Sh20ShSh76Af32AT25Ep19Sb18TREESCODEQTYCOMMON / BOTANICAL NAMECONTCALCE 3 EASTERN REDBUD MULTI-TRUNK B&B 1 - 1/2" CAL.CERCIS CANADENSISGc 2 TRUE NORTH KENTUCKY COFFEETREE B&B 2 - 1/2" CAL.GYMNOCLADUS DIOICA 'UMNSYNERGY' TMMs 3 SPRING SNOW CRABAPPLE B&B 2" CAL.MALUS X 'SPRING SNOW'Qb 3 SWAMP WHITE OAK B&B 2 - 1/2" CAL.QUERCUS BICOLORSHRUBSCODEQTYCOMMON / BOTANICAL NAMECONTSIZEAM 12 BLACK CHOKEBERRY CONT. 5 GAL.ARONIA MELANOCARPACb 7 FIREDANCE RED TWIG DOGWOOD CONT. 5 GAL.CORNUS SERICEA 'BAILADELINE' TMTh 5 HOLMSTRUP ARBORVITAE B&B 4` HT.THUJA OCCIDENTALIS 'HOLMSTRUP'Vm 22 BLUE MUFFIN ARROWWOOD VIBURNUM CONT. 5 GAL.VIBURNUM DENTATUM 'BLUE MUFFIN'Vs 10 CHICAGO LUSTRE ARROWWOOD VIBURNUM CONT. 5 GAL.VIBURNUM DENTATUM 'SYNNESTVEDT' TMPERENNIALSCODEQTYCOMMON / BOTANICAL NAMECONTSIZEAf47BLUE FORTUNE ANISE HYSSOPCONT. 1 GAL.AGASTACHE X 'BLUE FORTUNE'AT 39BUTTERFLY MILKWEEDCONT. 1 GAL.ASCLEPIAS TUBEROSAEp 87CONEFLOWERCONT. 1 GAL.ECHINACEA PURPUREASb 24BLUE HEAVEN LITTLE BLUESTEMCONT. 1 GAL.SCHIZACHYRIUM SCOPARIUM 'BLUE HEAVEN'Sh 160PRAIRIE DROPSEEDCONT. 1 GAL.SPOROBOLUS HETEROLEPISVx 18BLUE SKYWALKER SPIKE SPEEDWELLCONT. 1 GAL.VERONICA SPICATA 'BLUE SKYWALKER'PLANT SCHEDULE NORTH PLANTING13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCJEFFREY 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.09/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionN010'20'SCALE:1PARCEL 1 NORTH PLANTING PLAN 1" = 10' (22" x 34" PAPER SIZE)PARCEL 1 NORTHPLANTING PLANL2.1SEE PLAN SHEET L2.2SEE PLAN SHEET L2.3LEGENDPROPERTY LIMITSADJACENT PROPERTYCONSTRUCTION LIMITSMATCH LINEBUILDING SETBACKSPARKING SETBACK3" DEEP, SHREDDEDHARDWOOD MULCHLANDSCAPE POLY-EDGER12PC PACKET Pg. # 72 SIGNSIGNSOUTH PLAZA WAY6AM2Th51Sh40Af25Sb21Ep2Qb23AT3CbAM4Dl8Sm7Ps6Ep317Ps3Sb1Ag3AgEp6Sb931PsVm58Sm6AMSb612Dl1Tt10Ep7Cb1EpVs1Ir421212111Vs2SbSb668Sb13Sa6CkOV2TREESCODEQTYCOMMON / BOTANICAL NAMECONTCALAg 4 AUTUMN BRILLIANCE APPLE SERVICEBERRY B&B 2" CAL.AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'OV 2 IRONWOOD AMERICAN HOPHORNBEAM B&B 2 - 1/2" CAL.OSTRYA VIRGINIANAQb 2 SWAMP WHITE OAK B&B 2 - 1/2" CAL.QUERCUS BICOLORSHRUBSCODEQTYCOMMON / BOTANICAL NAMECONTSIZEAM 16 BLACK CHOKEBERRY CONT. 5 GAL.ARONIA MELANOCARPACb 10 FIREDANCE RED TWIG DOGWOOD CONT. 5 GAL.CORNUS SERICEA 'BAILADELINE' TMDl 20 DWARF BUSH HONEYSUCKLE CONT. 5 GAL.DIERVILLA LONICERAIr 4 RED SPRITE WINTERBERRY CONT. 5 GAL.ILEX VERTICILLATA 'RED SPRITE'Sm 15 DWARF KOREAN LILAC CONT. 5 GAL.SYRINGA MEYERI 'PALIBIN'Th 2 HOLMSTRUP ARBORVITAE B&B 4` HT.THUJA OCCIDENTALIS 'HOLMSTRUP'Tt 2 TECHNY ARBORVITAE B&B 4` HT.THUJA OCCIDENTALIS 'TECHNY'Vm 8 BLUE MUFFIN ARROWWOOD VIBURNUM CONT. 5 GAL.VIBURNUM DENTATUM 'BLUE MUFFIN'Vs 1 CHICAGO LUSTRE ARROWWOOD VIBURNUM CONT. 5 GAL.VIBURNUM DENTATUM 'SYNNESTVEDT' TMPERENNIALSCODEQTYCOMMON / BOTANICAL NAMECONTSIZEAf 40 BLUE FORTUNE ANISE HYSSOP CONT. 1 GAL.AGASTACHE X 'BLUE FORTUNE'AT 23 BUTTERFLY MILKWEED CONT. 1 GAL.ASCLEPIAS TUBEROSACk 6 KARL FOERSTER FEATHER REED GRASS CONT. 1 GAL.CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'Ep 40 CONEFLOWER CONT. 1 GAL.ECHINACEA PURPUREAPs 48 SHENANDOAH SWITCH GRASS CONT. 1 GAL.PANICUM VIRGATUM 'SHENANDOAH'Sb 51 BLUE HEAVEN LITTLE BLUESTEM CONT. 1 GAL.SCHIZACHYRIUM SCOPARIUM 'BLUE HEAVEN'Sa 13 AUTUMN FIRE SEDUM CONT. 1 GAL.SEDUM X 'AUTUMN FIRE'Sh 51 PRAIRIE DROPSEED CONT. 1 GAL.SPOROBOLUS HETEROLEPISPLANT SCHEDULE SE PLANTING13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCJEFFREY 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.09/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionN0 10' 20'SCALE:1PARCEL 1 SE PLANTING PLAN 1" = 10' (22" x 34" PAPER SIZE)PARCEL 1 SEPLANTING PLANL2.2SEE PLAN SHEET L2.3SEE PLAN SHEET L2.1LEGENDPROPERTY LIMITSADJACENT PROPERTYCONSTRUCTION LIMITSMATCH LINEBUILDING SETBACKSPARKING SETBACK3" DEEP, SHREDDEDHARDWOOD MULCHLANDSCAPE POLY-EDGER12PC PACKET Pg. # 73 TRELLISFENCEPATIOGRILLSARTIFICIALTURFFIREPITARTIFICIALTURFFIREPITTRETTTTTTLTRELTRELFEEEENEEEEEEEFEEEENEFENFEEEEEEEFEEEENEEENEFFFIRFIRIRRIRIRIRIRRREEEEEEEEEEFIRRRREFFIRPITTTTTTTTTPITGS1Ag2Dl28AM13VsIr4Hl3Tt1AT5Af5Ep52Sh11Ck4AM4JsAM4Js5Sh2Ck11Hl321AT5Af5Ep51AMTh12Vs24IrGc2Ep14Cb8Vs61112122111119Ps12AfAM1Hg24TREESCODEQTYCOMMON / BOTANICAL NAMECONTCALAg 2 AUTUMN BRILLIANCE APPLE SERVICEBERRY B&B 2" CAL.AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'GS 2 SHADEMASTER HONEY LOCUST B&B 2 - 1/2" CAL.GLEDITSIA TRIACANTHOS INERMIS 'SHADEMASTER'Gc 2 TRUE NORTH KENTUCKY COFFEETREE B&B 2 - 1/2" CAL.GYMNOCLADUS DIOICA 'UMNSYNERGY' TMJs 10 SKYROCKET JUNIPER B&B 4` HT.JUNIPERUS SCOPULORUM 'SKYROCKET'SHRUBSCODEQTYCOMMON / BOTANICAL NAMECONTSIZEAM 11 BLACK CHOKEBERRY CONT. 5 GAL.ARONIA MELANOCARPACb 8 FIREDANCE RED TWIG DOGWOOD CONT. 5 GAL.CORNUS SERICEA 'BAILADELINE' TMDl 28 DWARF BUSH HONEYSUCKLE CONT. 5 GAL.DIERVILLA LONICERAHl 6 LITTLE QUICK FIRE PANICLE HYDRANGEA CONT. 5 GAL.HYDRANGEA PANICULATA 'LITTLE QUICK FIRE'Ir 8 RED SPRITE WINTERBERRY CONT. 5 GAL.ILEX VERTICILLATA 'RED SPRITE'Th 12 HOLMSTRUP ARBORVITAE B&B 4` HT.THUJA OCCIDENTALIS 'HOLMSTRUP'Tt 3 TECHNY ARBORVITAE B&B 4` HT.THUJA OCCIDENTALIS 'TECHNY'Vs 11 CHICAGO LUSTRE ARROWWOOD VIBURNUM CONT. 5 GAL.VIBURNUM DENTATUM 'SYNNESTVEDT' TMPERENNIALSCODEQTYCOMMON / BOTANICAL NAMECONTSIZEAf 22 BLUE FORTUNE ANISE HYSSOP CONT. 1 GAL.AGASTACHE X 'BLUE FORTUNE'AT 10 BUTTERFLY MILKWEED CONT. 1 GAL.ASCLEPIAS TUBEROSACk 23 KARL FOERSTER FEATHER REED GRASS CONT. 1 GAL.CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'Ep 24 CONEFLOWER CONT. 1 GAL.ECHINACEA PURPUREAHg 24 GUACAMOLE HOSTA CONT. 1 GAL.HOSTA X 'GUACAMOLE'Ps 9 SHENANDOAH SWITCH GRASS CONT. 1 GAL.PANICUM VIRGATUM 'SHENANDOAH'Sh 4 PRAIRIE DROPSEED CONT. 1 GAL.SPOROBOLUS HETEROLEPISPLANT SCHEDULE SW PLANTING13605 1st Avenue N. #100Plymouth, MN 55441 | ae-mn.comP 763.412.4000 | F 763.412.4090Anderson Engineering of Minnesota, LLCJEFFREY 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.09/03/2021REVISIONS:SHEET TITLEPROJECT NO:www.collagearch.comDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 55413AUGUST 19, 202116460LAND USEAPPLICATIONMendota Heights, MNNo. Date DescriptionN0 10' 20'SCALE:1PARCEL 1 SW PLANTING PLAN 1" = 10' (22" x 34" PAPER SIZE)PARCEL 1 SWPLANTING PLANL2.3SEE PLAN SHEET L2.1SEE PLAN SHEET L2.2LEGENDPROPERTY LIMITSADJACENT PROPERTYCONSTRUCTION LIMITSMATCH LINEBUILDING SETBACKSPARKING SETBACK3" DEEP, SHREDDEDHARDWOOD MULCHLANDSCAPE POLY-EDGER12PC PACKET Pg. # 74 PC PACKET Pg. # 75 REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554138/6/2021 10:27:58 AM$5(1'(5,1*63+$6(,,, 7KH5HVHUYHAUGUST 6, 20210219.01LOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description12" = 1'-0"MAIN ENTRY RENDERING12" = 1'-0"NORTHEAST RENDERINGPC PACKET Pg. # 76 REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554138/6/2021 10:27:58 AM$5(1'(5,1*63+$6(,,, 7KH5HVHUYHAUGUST 6, 20210219.01LOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description12" = 1'-0"NORTHWEST RENDERING12" = 1'-0"SOUTHWEST RENDERINGPC PACKET Pg. # 77 REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554138/6/2021 10:27:58 AM$5(1'(5,1*63+$6(,,, 7KH5HVHUYHAUGUST 6, 20210219.01LOT 1, BLOCK 1/$1'86($33/,&$7,21Mendota Heights, MNNo. Date Description12" = 1'-0"SOUTH RENDERING12" = 1'-0"AERIAL RENDERINGPC PACKET Pg. # 78 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* 67)/225 727233,1* 3$5.,1*/(9(/ 726/$%1')/225 7268%)/2255')/225 726+($7+,1*7+)/225 726+($7+,1*723$5$3(7 REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554138/6/2021 12:55:34 PM$%8,/',1*(/(9$7,2163+$6(,,, 7KH5HVHUYHAUGUST 6, 20210219.01LOT 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 %5,&. 6721(9(1((5 &(0(17%2$5'/$36,',1* :22'721(&(0(17%2$5'/$36,',1* 0(7$/3$1(/6,',1* 35(),1,6+('0(7$/)/$6+,1* 6721(9(1((5/,17(/6,///('*(&2856( &20326,7(:,1'2:6%/$&. 35(),1,6+('*$5$*('225 %$/&21,(6$1'5$,/,1*6 &(0(17%2$5'75,0 3$&.$*('+9$&81,7 PC PACKET Pg. # 79 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* 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) %($5,1* REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554138/6/2021 12:55:36 PM$%8,/',1*(/(9$7,2163+$6(,,, 7KH5HVHUYHAUGUST 6, 20210219.01LOT 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 %5,&. 6721(9(1((5 &(0(17%2$5'/$36,',1* :22'721(&(0(17%2$5'/$36,',1* 0(7$/3$1(/6,',1* 35(),1,6+('0(7$/)/$6+,1* 6721(9(1((5/,17(/6,///('*(&2856( &20326,7(:,1'2:6%/$&. 35(),1,6+('*$5$*('225 %$/&21,(6$1'5$,/,1*6 &(0(17%2$5'75,0 3$&.$*('+9$&81,7 PC PACKET Pg. # 80 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$3(7 REVISIONS:SHEET TITLEPROJECT NO:ZZZFROODJHDUFKFRPDATE:Collage | architectsArchitectsPete Keely651.472.0050708 15th Aveenue NEMinneapolis, MN 554138/6/2021 12:55:39 PM$%8,/',1*(/(9$7,2163+$6(,,, 7KH5HVHUYHAUGUST 6, 20210219.01LOT 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 ELEVATION %5,&. 6721(9(1((5 &(0(17%2$5'/$36,',1* :22'721(&(0(17%2$5'/$36,',1* 0(7$/3$1(/6,',1* 35(),1,6+('0(7$/)/$6+,1* 6721(9(1((5/,17(/6,///('*(&2856( &20326,7(:,1'2:6%/$&. 35(),1,6+('*$5$*('225 %$/&21,(6$1'5$,/,1*6 &(0(17%2$5'75,0 3$&.$*('+9$&81,7 PC PACKET Pg. # 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105 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 15(029(/)(;67250/)+'3(#/)+'3(#$3352;,0$7()22735,172)81'(5*5281'67250&+$0%(56&211(&772352326('81'(5*5281'67250:$7(5,1),/75$7,21&+$0%(5#,19 /)+'3(#(;,67,1*',3:$7(50$,1352326('670+5,0 ,19 61((;/)+'3(#(;670+5,0 ,19 6(,19 6:1((;&%0+5,0 ,19 6:1((;&%0+5,0 ,19 1,19 1:(;/)+'3(#(;&%0+5,0 (;,19 1(1(:,19 63/8*(;,196(#1(:,19 ((;,19 1:(;&%0+5,0 ,19 6,19 1(;/)+'3(#(;6$10+5,0 ,19 (;670+5,0 ,19 6(,19 1(;/)+'3(#/)+'3(#(;/)39&#(;6$10+5,0,19:,19(,191&211(&772(;',3678%:%(1'352326('3267,1',&$7259$/9(6,$0(6(&211(&7,21(;/)39&#(;6$1678%,19 678%',3 )520%8,/',1*(;,67,1*0(1'27$3/$=$5(7$,/%8,/',1*352326('6725<$3$570(17%8,/',1*))( ),567)/225))( /2:(5/(9(//)+'3(#522)'5$,1,193$5&(/87,/,7<3/$1&PC PACKET Pg. # 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Phase II of The Reserve –Parcel 2/Lot 1 &21',7,21$/86(3(50,7IRU38'$0(1'0(17 :(7/$1'63(50,7 $33/,&$17$W+RPH$SDUWPHQWV0HQGRWD0DOO$VVRFLDWHV//& 3523(57<$''5(66+LJKZD\ 6RXWK3OD]D:D\ 0HQGRWD3OD]D =21,1**8,'('0838'0838' $&7,21'($'/,1(2FWREHU(Extended Statutory Review Period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refer to the attached Mendota Plaza PUD Master/Final Development Plan – 2009 PC PACKET Pg. # 107 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//ͿWĂŐĞϮŽĨϮϬ 6LQFHWKHPDOORUVRPHRILWVLQGLYLGXDOSDUFHOVKDYHJRQHWKURXJKVHYHQVHSDUDWH38'$PHQGPHQWV ZLWK7KH5HVHUYHDSDUWPHQWGHYHORSPHQWE\$W+RPH$SDUWPHQWVDSSURYHGXQGHU38'$PHQGPHQW 1RLQDQGWKHODWHVW1RDSSURYHGWKHQHZ*HPLQL0HGLFDORIILFHEXLOGLQJLQ7KH5HVHUYH DSDUWPHQW GHYHORSPHQWXQGHU$PHQGPHQW1RZDVDSSURYHGDVWKHVWRU\XQLWDSDUWPHQWEXLOGLQJ VHHQWRGD\DQGUHGHILQHGWKHDUHDRIWKHYDFDQWWULDQJXODUVKDSHGSDUFHOWRWKHZHVWZLWK³5HVWDXUDQW´DQG ³5HWDLO5HVWDXUDQW´ IRUIXWXUHGHYHORSPHQWVsee 2016 Plan image – below 38'$PHQGPHQW3ODQ1R7KH5HVHUYHHWDO $VQRWHGLQWKHDSSOLFDQW¶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³SDUWLDO´IRXUWKIORRURIVTIWWRFRQWDLQDQLQGRRUSLFNOHEDOODQGERFFHEDOOFRXUWVZLQHEDUDQG RXWGRRUSDWLRZLWKILUHSLWDQGZLOOFRQWDLQLWVRZQILWQHVVDUHDDQGFRPPRQORXQJHVSDFH PC PACKET Pg. # 108 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϯŽĨϮϬ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oDGHGHVLJQEXLOGLQJPDWHULDOVDQGGRRUVZLQGRZV 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. 7KHSURSRVHGEXLOGLQJV¶H[WHULRUDUHDFRPELQDWLRQRIWKHIROORZLQJPDWHULDOVDQGDUHJHQHUDOO\FRQVLVWHQW ZLWK7KH5HVHUYHVGHYHORSPHQW&LW\&RGHDQGWKHRULJLQDO38''HVLJQ6WDQGDUGV x )DFHEULFN x 6WRQHYHQHHU x &HPHQW%RDUG/DS6LGLQJ x 0HWDOSDQHO VLGLQJ x 'HFRUDWLYHPDVRQU\EORFN x &RPSRVLWHZLQGRZV x 3UHILQLVKHGPHWDOIODVKLQJDQGWULP x 3UHILQLVKHGEDOFRQLHVDQGUDLOLQJV 6LQFHWKLVH[LVWLQJVLWHLVUHODWLYHO\IODWDQGJUDGHGRXW WKHUHGRHVQRWDSSHDUWREHPXFKQHZRUVLJQLILFDQW JUDGLQJZRUNZLWKKLVQHZGHYHORSPHQW7KHUHLV DQH[LVWLQJXQGHUJURXQGVWRUPFKDPEHUV\VWHPQHDUWKH VRXWKHGJHRIWKHVLWHZKLFKLVQRWSODQQHGWREHLPSDFWHGE\DQ\QHZFRQVWUXFWLRQ7KHUHDUHKRZHYHU VRPHSUHFRQVWUXFWHGVWRUPSLSHVPDQKROHVDQGFDWFKEDVLQVVFDWWHUHGWKURXJKRXWWKHVLWHWKDWZLOOKDYH WREHUHPRYHGUHLQVWDOOHGDURXQGWKHSODQQHGGHYHORSPHQWEXLOGLQJORFDWLRQRQWKLVVLWH7KHSODQVDOVR QRWHDYHU\ODUJH³3ULYDWH:DWHU0DLQ$JUHHPHQW´HDVHPHQWDQGRWKHUPLVFHOODQHRXVGUDLQDJHDQGXWLOLW\ PC PACKET Pg. # 109 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϰŽĨϮϬ HDVHPHQWV WKDWZLOODOVRKDYHWREHYDFDWHGDQGUHGHGLFDWHGWRWKHFLW\$OOQHZVWRUPZDWHUVDQLWDU\DQG ZDWHUV\VWHPVZLOOEHUHYLHZHGE\WKHFLW\¶V3XEOLF:RUNV'LUHFWRUDQG6W3DXO5HJLRQDO :DWHU6HUYLFHV 7KHEXLOGLQJ¶VDUFKLWHFWXUDOHOHYDWLRQVDQGUHQGHULQJVLQWHULRUIORRUSODQVFLYLOSODQVIRUJUDGLQJDQGXWLOLW\ LPSURYHPHQWV DORQJ ZLWK WKH QHZ ODQGVFDSLQJSODQWLQJV SODQV DUH DOO LQFOXGHG ZLWK WKLV UHSRUW¶V DWWDFKPHQWV $1$/<6,6 &RPSUHKHQVLYH3ODQ YV 7KHHQWLUH0HQGRWD3OD]DPDOOVLWHDQGVXEMHFWSDUFHOZHUHDOOJXLGHG0L[HG8VH38'XQGHUWKHSUHYLRXV &RPSUHKHQVLYH3ODQDQGZDVQRWHGZLWK 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. $VQRWHGSUHYLRXVO\WKHHQWLUH0HQGRWD3OD]DGHYHORSPHQWZDVUH]RQHGWR0838'LQ 7KHH[LVWLQJ ]RQLQJDQGSURSRVHGFRPPHUFLDOUHWDLODQGUHVLGHQWLDOXVHVWKDWDUH VHHQWRGD\UHPDLQFRQVLVWHQWZLWKWKH IXWXUHODQGXVHGHVLJQDWLRQVHVWDEOLVKHGXQGHUWKHSUHYLRXV3ODQ 8QGHUWKHQHZ&RPSUHKHQVLYH3ODQWKHIROORZLQJLVQRWHGIRU0838'DUHDV MU – Mixed-Use (21.0 - 30.0 DU/Acre for Residential Uses) Undeveloped land guided mixed-use is planned to develop approximately 75% of its acres with residential uses at the densities identified, which is consistent with existing mixed-use projects in the city. The northeast quadrant of the Highway 62 and Dodd Road intersection has been developed into a mixed-use center known as The Village at Mendota Heights. The southeast corner of this includes the Mendota Plaza shopping center which has seen renovation and redevelopment in recent years, including a new Walgreen’s pharmacy; White Pine Senior Living, a 50-unit assisted living complex, and a 4-story 139-unit apartment project developed by At Home Apartments. The current residential development has developed at densities between 21 and 30 dwelling units per acre, and adjacent undeveloped outlots are guided to develop at similar densities 8QGHUWKH38'$PHQGPHQWUHSRUWFLW\VWDIIUHSRUWHGWKHIROORZLQJRQSRSXODWLRQDQGKRXVLQJ SURMHFWLRQVSDUWRIWKH&RPSUHKHQVLYH3ODQ )RUHFDVW DFWXDO HVW 3RSXODWLRQ +RXVHKROGV Source: Metropolitan Council (dated 9/17/2015) $FFRUGLQJWRWKHPRVWUHFHQW0HWURSROLWDQ&RXQFLO6\VWHP6WDWHPHQWWKH&LW\¶VSRSXODWLRQDQGKRXVHKROG IRUHFDVWVDUHDVIROORZV )RUHFDVW 3RSXODWLRQ (0%) (0%) +RXVHKROGV 1$ (12%) (2%) (2.2%) Source: Metropolitan Council, US Census, City of Mendota Heights, SHC PC PACKET Pg. # 110 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϱŽĨϮϬ $VQRWHGWKH0HW&RXQFLODJUHHGWRDFFHSWWKHFLW\¶VLQFUHDVHRIRXUSURMHFWHGSRSXODWLRQVIURPWR D± ZKLFKZHUHTXHVWHGWRKROGVWHDG\IURPWKHWKURXJKSODQQLQJSHULRGV0HDQZKLOH WKHKRXVHKROGVDUHSURMHFWHGWRLQFUHDVHVOLJKWO\RYHUWKHVHVDPHSHULRGVIURPXSWRLQ $VSHUWKH3ODQ³Most of the household growth is anticipated to occur in areas designated for mixed-use, which is likely to be primarily multi-family development.” 7KLVVLWHDQGWKHSURSRVHGDSDUWPHQW GHYHORSPHQWZRXOGPHHWWKLVVWDWHPHQW &RQVWUXFWLRQRIWKHSURSRVHGXQLWUHVLGHQWLDOGHYHORSPHQWFRXSOHGZLWKWKHSURSRVHGXQLWVLQWKH 3KDVH ,,, GHYHORSPHQW FRXOG DFFRXQW VLJQLILFDQWO\ RU FRQWULEXWH JUHDWO\ WR WKH SURMHFWHG DPRXQW RI KRXVHKROGVSODQQHGIRULQWKH3ODQ$FFRUGLQJWRWKHDSSOLFDQWWKHSURSRVHGSURMHFWLQFOXGHV³PDUNHW UDWH´XQLWV DQGSODQVGRQRWLQFOXGHDQ\³DIIRUGDEOHXQLWV´ZKLFKFRXOGVDWLVI\DGGLWLRQDO0HWURSROLWDQ &RXQFLOUHTXLUHPHQWV RQ DIIRUGDEOHKRXVLQJ 1HYHUWKHOHVVWKH0HW&RXQFLOW\SLFDOO\VXSSRUWVHIIRUWVWR LQFUHDVHQHZKRXVLQJRSSRUWXQLWLHVZKHUHYHURUZKHQHYHUWKH\SUHVHQWWKHPVHOYHV LQPHWURFRPPXQLWLHV 7KH3ODQDOVRSURYLGHVWKHIROORZLQJJRDOVDQGSROLF\VWDWHPHQWVWRFRQVLGHULQWKLV38'UHTXHVW 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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g. # 111 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϲŽĨϮϬ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¶V³VI)XWXUH&KLOG&DUH&HQWHU´ZLWKWKHSURSRVHG IRXUVWRU\VIXQLWDSDUWPHQWEXLOGLQJ $FFRUGLQJWR7LWOH.RIWKH&LW\&RGHUHJDUGLQJWKHSXUSRVHRID38' 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. 2QHRIWKHNH\SURYLVLRQVRIWKLVVWDWHPHQWLV³«to encourage a flexibility in the design and development of land…” ZKLFKLVZK\PDQ\FLWLHVDOORZRUDGRSWVLPLODU38'2UGLQDQFHVDVWKHVHVSHFLILF]RQLQJ GLVWULFWVSURYLGHJUHDWHUDVVLVWDQFHDQGDOORZDQFHVWRDGHYHORSHUDQGKHOSSURPRWHZHOOSODQQHGDQG FRKHVLYHGHYHORSPHQWVZLWKLQDFRPPXQLW\7KH38'DOVRFDQJUDQWVRPHGLVFUHWLRQDU\DOORZDQFHV LQVWHDGRIRULQSODFHRIDYDULDQFHZLWKFHUWDLQVLWHGHVLJQVWDQGDUGVVXFKDVUHGXFHGVHWEDFNVLQFUHDVHG EXLOGLQJKHLJKWVKLJKHUGHQVLWLHVXQLWVDFUHUHGXFHGSDUNLQJDQGRWKHUV $PHQGLQJDQH[LVWLQJ38')LQDO'HYHORSPHQW3ODQLVQRWHGXQGHU7LWOH.*RIWKH&LW\&RGH 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. 7KHSURSRVHGDPHQGPHQWTXDOLILHVXQGHU1RDERYH DQGLVUHTXLUHGWREHDSSURYHGE\WKH&LW\&RXQFLO E\FRQGLWLRQDOXVHSHUPLW PC PACKET Pg. # 112 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϳŽĨϮϬ 7KHVXEMHFWSDUFHOVDUH]RQHGDQGJXLGHG0L[HG8VH38' $FFRUGLQJWR7LWOH.'RIWKH&LW\&RGH MU-PUD Mixed Use Planned Unit Development District:The MU-PUD district is intended to provide the opportunity to develop a planned unit development with mixing of residential and nonresidential uses. All of the permitted, conditional, and accessory uses contained in the R-2, R-3, B-1, and B-2 zoning districts shall be treated as potentially allowable uses within the MU-PUD district, provided they would be allowable on the site under the comprehensive plan. The city council shall have the authority to approve other uses in the MU-PUD district by special permit. )XUWKHUPRUHDFFRUGLQJWR7LWOH.$RIWKH&LW\&RGHUHJDUGLQJVWDQGDUGVIRUDSSURYDORID38' 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. 'HQVLW\+LJK'HQVLW\5HVLGHQWLDO'HYHORSPHQW 7KLV SURSRVHG KLJKGHQVLW\ UHVLGHQWLDO GHYHORSPHQW ZRXOG SURYLGH XQLWV RQ DFUHV 7KH UHTXLUHPHQWVDGRSWHGZLWKLQD38'FDQEHIOH[LEOHDQGFDQEHUHYLHZHGDJDLQVWWKHVWDQGDUGVIRUVLPLODUO\ ]RQHGXVHV:KLOHWKHGHYHORSPHQWLV]RQHGJXLGHGDV0838'WKHSURSRVHGDSDUWPHQWSODQFDQEH UHYLHZHGXWLOL]LQJ5+LJK'HQVLW\5HVLGHQWLDO'LVWULFW VWDQGDUGV DVDJXLGHEXWQRWDVDQDEVROXWHVLQFH DQ5 XVHLVD“…potentially allowable uses within the MU-PUD district´ $KLJKGHQVLW\UHVLGHQWLDO DSDUWPHQWEXLOGLQJXQGHUWKLVSURSRVDOZRXOGEHFRQVLGHUHGDQDOORZDEOHXVHLQWKLV0838'GLVWULFW +RZHYHUWKHQHZXVHRUGHYHORSPHQWGRHVQRW QHHGWRPHHWDOORUDQ\RIWKH5'LVWULFWGHYHORSPHQW VWDQGDUGVWREHDSSURYHGDVWKH&LW\&RXQFLOKDVFRQVLGHUDEOH³IOH[LELOLW\´DQGGLVFUHWLRQLQWKLV38' UHYLHZ SURFHVV DQG FDQ SURYLGH DSSURSULDWH VWDQGDUGV DQG DGRSW UHDVRQDEOH FRQGLWLRQV RQ QHZ GHYHORSPHQWVDVGHHPHGQHFHVVDU\ $FFRUGLQJWR7LWOH.%1XPEHURI'ZHOOLQJ8QLWV 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. PC PACKET Pg. # 113 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϴŽĨϮϬ 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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³«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.” :KHQVWDIIFDOFXODWHGWKHGHQVLW\EDVHGRQWKHHQWLUH38'SURMHFWVLWHDQGDGGHGERWK :KLWH 3LQHVXQLWVSOXV7KH5HVHUYHV¶XQLWVWRWDOXQLWVWKLVZRUNHGRXWWRDQRYHUDOOGHQVLW\ FDOFXODWLRQRIXQLWVDFUHZKLFKZDVIRXQGWREHDFFHSWDEOHDQGODWHUDSSURYHGE\WKHFLW\ 7KHGHQVLW\FDOFXODWLRQRQWKLVLQGLYLGXDOSDUFHOLVFDOFXODWHGDVIROORZVXQLWV DF XQLWVDF $V LQGLFDWHGLQWKHQHZ&RPSUHKHQVLYH 3ODQWKHFLW\UHYLVHGWKH080L[HG8VHODQGFDWHJRU\WR LQFOXGHDSURYLVLRQWRDOORZXSWR± XQLWVDFUH$VDVWDQGDORQHSDUFHOWKLVQHZDSDUWPHQWRQ WKHDFUHVLWHPHHWVWKHGHQVLW\UDQJHDOORZHGXQGHUWKH0838' 8WLOL]LQJWKLVVDPHUDWLRQDOHIRUGHWHUPLQLQJGHQVLW\DVWKHFLW\DOORZHGLQWKH 38'$PHQGPHQW 7KH 5HVHUYHWKHRYHUDOOSURMHFWDUHDGHQVLW\FDQEHFDOFXODWHGDVIROORZV 3DUFHO 'HVFULSWLRQ 3DUFHO$UHD 1HW$FUHV 5HVLGHQWLDO 8QLWV /RW± :DOJUHHQV /RW± 0HQGRWD3OD]D /RW± :KLWH3LQHV /RW%ORFNSURSRVHG3KDVH,, DSWV /RW%ORFN7KH5HVHUYHV /RW 8QGHYHORSHG /RW± *HPLQL0HGLFDO 7RWDO1HW$UHD DF# DFUHV 7RWDO8QLWVH[LVWLQJ SURSRVHG XQLWV 7RWDO'HQVLW\ XQLWVDFUH 0L[HG8VH5HVLGHQWLDO$FUHVFDOFXODWHGDVRI7RWDO1HW'HYHORSDEOH$UHDVSHU&RPSUHKHQVLYH3ODQ PC PACKET Pg. # 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115 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϭϬŽĨϮϬ x Unit Sizes 0RVWRIWKHVPDOOHURQHEHGURRPXQLWVRIWKH XQLWV SURSRVHGDUHOHVVWKDQVIPLQLPXPV IRUWKH5=RQH ZKLOH PRVWRIWKHUHPDLQLQJDQGODUJHU%HG'HQXQLWVDQG%HGXQLWVH[FHHG WKHVI VWDQGDUGV1RWKUHHEHGURRPXQLWVDUHSURSRVHGLQWKHEXLOGLQJ x Building / Parking Lot Setbacks )URQW<DUGVHWEDFNVDUHQRUPDOO\IHHWIURPORW52:OLQHV6RXWK3OD]D:D\LVDSULYDWHDFFHVV GULYHLQWRWKLVGHYHORSPHQWDQGVHUYHVDVWKLV3KDVH,,GHYHORSPHQW¶VIURQWDJH&LW\&RGHGHILQHVDQ\ IURQWORWOLQHDV³the boundary of a lot which abuts a dedicated public street.´ ± ZKLFKFDQEHWKHFDVH ZLWK+LJKZD\WRWKHQRUWKDQG6RXWK3OD]D:D\WRWKHHDVW$OWKRXJKQRWPDUNHGRUVKRZQRQWKH SODQVLWDSSHDUVWKLVIURQW\DUGVHWEDFNFORVHVWSRLQWRIEXLOGLQJDORQJ6RXWK3OD]DPHDVXUHVRXWWR DSSUR[LPDWHO\IHHWZKLOHWKHVHWEDFNIURP+Z\LVRQO\IHHWIURPWKH52:OLQH%RWKRI WKHVHVHWEDFNVDUHVLJQLILFDQWO\UHGXFHGXQGHUWKLV38'3ODQ6LGH5HDU<DUGVHWEDFNVDUHQRUPDOO\ IHHW7KHSURSRVHGEXLOGLQJ¶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x Building Coverage 7KH5 'LVWULFWGRHVQRWLQFOXGHDIORRUDUHDUDWLR VWDQGDUGKRZHYHUWKH0HQGRWD3OD]D'HVLJQ 6WDQGDUGVOLPLWEXLOGLQJFRYHUDJHWRQRPRUHWKDQ 7KHSURSRVHGDSDUWPHQWGHYHORSPHQWFRYHUV RIWKHORWVIVIORWDUHDZKLFKFDQEHFRQVLGHUHGFRPSOLDQWZLWKWKHVHRULJLQDO 0HQGRWD3OD]D'HVLJQ6WDQGDUGV x Landscaping 7KHODQGVFDSHSODQVVXEPLWWHGIRUWKHVLWHLVVRPHZKDWOLPLWHGDQGRQO\VKRZVDJHQHUDOL]HGORFDWLRQ IRUQHZWUHHVDQGVKUXEVDQGDUHDVWREHUHSODQWHGRUYHJHWDWHG7KHSODQVDUHDEVHQWRILPSRUWDQW GHWDLOVRUSODQWLQJVOLVWKRZHYHUWKHDSSOLFDQWVGLGVWDWHLQWKHLUQDUUDWLYHDQGSODQQRWHV “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.” 7KHGHYHORSHUZDVUHTXHVWHGE\FLW\VWDIIWRPHHWZLWKRXUUHVLGHQW0DVWHU*DUGHQHUVWRUHYLHZDQG FRPPHQWRQWKHLUSURSRVHG/DQGVFDSH3ODQ,WDSSHDUVWKHGHYHORSHU¶VDUFKLWHFWGLGVSHDNWRRQHRIWKH 0*DQG ODWHUUHSRUWHGEDFNWRFLW\VWDIIZLWKWKHIROORZLQJPHVVDJH ³dŚĞƉůĂŶǇŽƵ΀ĐŝƚǇƐƚĂĨĨ΁ƐĞŶƚƚŽŵĞŚĂĚŶŽƐƉĞĐŝĞƐůŝƐƚĞĚ͕ƐŽŚĞ΀ĚĞǀĞůŽƉĞƌ͛ƐĂƌĐŚŝƚĞĐƚ΁ĂŶĚ/ ũƵƐƚƚĂůŬĞĚĂďŽƵƚǁŚĂƚǁĞĂƌĞůŽŽŬŝŶŐĨŽƌŝŶƚĞƌŵƐŽĨƉŽůůŝŶĂƚŽƌĨƌŝĞŶĚůǇ͕ƌĞƐŝůŝĞŶƚůĂŶĚƐĐĂƉĞ͘ ,ĞǁĂƐŐŽŝŶŐƚŽŝŶĐŽƌƉŽƌĂƚĞƚŚĞƚŚŝŶŐƐǁĞĚŝƐĐƵƐƐĞĚŝŶƚŽĂƉůĂŶĂŶĚƚŚĞŶƐĞŶĚŵĞƚŚĞƉůĂŶ PC PACKET Pg. # 116 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϭϭŽĨϮϬ ĂŶĚĚŝƐĐƵƐƐĨƵƌƚŚĞƌ͘͟ʹĂŶĚʹ͞KŶĞƚŚŝŶŐƚŚĂƚũƵŵƉĞĚŽƵƚƚŽŵĞŝƐƚŚĂƚƚŚĞďƵŝůĚŝŶŐƐĂƌĞǀĞƌǇ ŶĞĂƌƚŚĞůŽƚůŝŶĞƐŽƌDEKdZKtŝŶƚŚĞĐĂƐĞŽĨƚŚĞďƵŝůĚŝŶŐĨĂĐŝŶŐ,ǁǇϲϮ͕ƐŽƚŚĞƌĞŝƐŶ͛ƚĂůŽƚ ŽĨƐƉĂĐĞƚŽĚĞƐŝŐŶĂŵĞĂŶŝŶŐĨƵůƉŽůůŝŶĂƚŽƌĨƌŝĞŶĚůǇ͕ƌĞƐŝůŝĞŶƚƉůĂŶ͘Ƶƚ͕ŝƚŝƐŚĂƌĚƚŽǀŝƐƵĂůŝǌĞ ǁŝƚŚŽƵƚƐĞĞŝŶŐƚŚĞƉůĂŶ͘͟ $VRIWKHSUHSDUDWLRQRIWKLVUHSRUWQRXSGDWHGUHYLVHGSODQZDVDYDLODEOHIRUWKLVSDFNHWRWKHUWKDQWKH RULJLQDOODQGVFDSH SODQVXEPLWWHG ZLWKWKH RULJLQDO&83DSSOLFDWLRQPDWHULDOV$QHZSODQZLWK FRPPHQWVIURPWKH0DVWHU*DUGHQHUPD\EHDYDLODEOHRUSUHVHQWHGWRWKHFRPPLVVLRQSULRUWRRUWKH QLJKWRIWKHKHDULQJ x Lighting $FFRUGLQJWR7LWOH,RIWKH&LW\&RGHFRQFHUQLQJOLJKWLQJSHUIRUPDQFHVWDQGDUGV Lights for illuminating parking areas, loading areas or yards for safety and security purposes shall create a reading of no more than 0.2 foot-candle at the shared property line with a commercial or industrial use or public right of way, and shall create a reading of zero foot-candles at the shared property line with residentially zoned property. ,Q DGGLWLRQ WKH 0HQGRWD 3OD]D 'HVLJQ 6WDQGDUGV FRQWDLQ WKH IROORZLQJ DSSOLFDEOH OLJKWLQJ SROLFLHVVWDQGDUGV x Lighting of the site should provide continuity and consistency throughout the area. x Exterior lighting, when used, shall enhance the building design and the adjoining landscape. x Lighting standards and building fixtures shall be of a design and size compatible with the buildings and adjacent areas. Lighting used in the adjacent area should be encouraged through the site. x Lighting shall be restrained in design and excessive brightness avoided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x Parking Analysis 7KHSURSRVHGUHVLGHQWLDOGHYHORSPHQWLQFOXGHV VXUIDFHSDUNLQJVSDFHVDQG XQGHUJURXQGVSDFHV IRUDWRWDORI VSDFHV7KLVHTXDWHVWRDUDWLRRI VSDFHVXQLW$FFRUGLQJWR7LWOH((RIWKH &LW\&RGHWKHQXPEHURIUHTXLUHGRIIVWUHHWSDUNLQJVSDFHVLQWKH5'LVWULFWLVDVIROORZV 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. %DVHGRQWKHVSDFHVXQLWVWDQGDUG DQGWKHSURSRVHGXQLWVVWULFWDSSOLFDWLRQRIWKH &RGHVWDQGDUG ZRXOGUHTXLUH D PLQLPXPRI RIIVWUHHWSDUNLQJVSDFHV ,WLV6WDII¶VRSLQLRQWKDWWKLVVSDFHSHU XQLWDSSHDUV WREHWRRKLJKDQGH[WUHPHDQGLVQRWDUHDVRQDEOHFDOFXODWLRQZKHQFRQVLGHULQJQHZHU PXOWLIDPLO\UHVLGHQWLDOGHYHORSPHQWQHHGVWKURXJKRXWWKHPHWURDUHDDQGQDWLRQ PC PACKET Pg. # 117 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϭϮŽĨϮϬ :KHQ$W+RPHVSUHVHQWHGWKHLUDSDUWPHQWSURSRVDOLQWKHLVVXHRIVSDFHVXQLWZDVGLVFXVVHG DQGDQDO\]HGDQGWKHFLW\SODQQLQJFRQVXOWDQWV6WDQWHFZHUHDXWKRUL]HG WRFRQGXFWDSDUNLQJDQDO\VLV DQGVWXG\IRUWKLVVLWHZKLFKDUHH[FHUSWHGDQGKLJKOLJKWHGEHORZ DĞŶĚŽƚĂ,ĞŝŐŚƚƐĐŽĚĞƌĞƋƵŝƌĞŵĞŶƚŝƐŚŝŐŚĞƌƚŚĂŶĂůůŽƚŚĞƌĐŽŵŵƵŶŝƚŝĞƐƌĞƐĞĂƌĐŚĞĚ;ĞǆĐĞƉƚƉƉůĞ sĂůůĞǇ͕ǁŚŝĐŚŝƐƐĂŵĞϮ͘ϱͬƵŶŝƚͿ͘DŽƐƚĂƌĞĂƚϮ͘ϬͬƵŶŝƚ͕ďƵƚ'ŽůĚĞŶsĂůůĞǇŝƐĂƚϭ͘ϱͬƵŶŝƚ͘ ŝƐĐƵƐƐŝŽŶǁŝƚŚƚŚĞƉůĂŶŶĞƌƐŝŶŽƚŚĞƌĐŽŵŵƵŶŝƚŝĞƐƐŚŽǁƐƚŚĞǇƌĞŐƵůĂƌůǇŶĞŐŽƚŝĂƚĞƚŚĞƉĂƌŬŝŶŐ ƌĞƋƵŝƌĞŵĞŶƚƐŽŶĂĐĂƐĞͲďǇͲĐĂƐĞďĂƐŝƐ͕ŽĨƚĞŶǁŝƚŚŝŶĂWh͕ĂŶĚŽĨƚĞŶŐŽďĞůŽǁƚŚĞŝƌŽǁŶ ƉƵďůŝƐŚĞĚƐƚĂŶĚĂƌĚ͘ůůĂŐƌĞĞĚƚŚĂƚĂƐƚĂŶĚĂƌĚŽĨϮ͘ϱͬƵŶŝƚǁĂƐŚŝŐŚ͘ dŚĞĂǀĞƌĂŐĞĨŽƌŶŝŶĞƉƌŽũĞĐƚƐ;ŶŽƚŝŶƚƌĂŶƐŝƚͲĨƌŝĞŶĚůǇĂƌĞĂƐͿŝƐϭ͘ϱϵͬƵŶŝƚ͘ ĂƌŽǁŶĞƌƐŚŝƉƌĂƚĞƐŝŶƚŚĞh͘^͘ƌĞĂĐŚĞĚĂƉĞĂŬϮϬͲϯϬǇĞĂƌƐĂŐŽĂŶĚŚĂǀĞďĞĞŶĨĂůůŝŶŐƐŝŶĐĞ͕ ĂĐĐŽƌĚŝŶŐƚŚĞh͘^͘ƵƌĞĂƵŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶ^ƚĂƚŝƐƚŝĐƐ;ƐĞĞƚĂďůĞŽŶƚŚĞĨŽůůŽǁŝŶŐƉĂŐĞͿ͕ƐŽĞǀĞŶ ǁŝƚŚŽƵƚƚƌĂŶƐŝƚŶĞĂƌďǇƚŚĞƌĞŝƐĐŽŶƐĞŶƐƵƐƚŚĂƚĂƉĂƌƚŵĞŶƚƚĞŶĂŶƚƐůŝŬĞůǇŚĂǀĞĨĞǁĞƌĐĂƌƐƚŽĚĂǇ ƚŚĂŶĂŐĞŶĞƌĂƚŝŽŶĂŐŽ͘dŚŝƐŝƐĂŬĞǇƌĞĂƐŽŶƚŚĂƚƚŚĞƉĂƌŬŝŶŐŶƵŵďĞƌƐŚĂǀĞďĞĞŶŐŽŝŶŐĚŽǁŶĂŶĚ ƚŚĂƚŵĂŶǇĐŽŵŵƵŶŝƚŝĞƐŚĂǀĞďĞĞŶƌĞĐŽŶƐŝĚĞƌŝŶŐƚŚĞŝƌƉĂƌŬŝŶŐƐƚĂŶĚĂƌĚƐĨŽƌŵƵůƚŝͲĨĂŵŝůǇƉƌŽũĞĐƚƐ͘ dŚĞ/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿƉƵďůŝƐŚĞƐĂŵĂŶƵĂůŽŶƉĂƌŬŝŶŐĚĞŵĂŶĚ͕ĐŝƚŝŶŐ ƐƚƵĚŝĞƐŽĨďƵŝůƚƉƌŽũĞĐƚƐ͘dŚĞŝƌϰƚŚĚŝƚŝŽŶŵĂŶƵĂů;ϮϬϭϬͿƐŚŽǁƐĂƌĂŶŐĞŽĨϭ͘ϭϬͲϭ͘ϯϳƐƉĂĐĞƐƉĞƌ ƵŶŝƚ͕ǁŝƚŚĂŶĂǀĞƌĂŐĞŽĨϭ͘ϮϯͬƵŶŝƚ͘dŚĞŶƵŵďĞƌŽĨƐƚƵĚŝĞƐĐŝƚĞĚŝƐŶŽƚůĂƌŐĞ͕ƐŽŵĞƐƚƵĚŝĞƐŝŶƚŚĞ ŵŝǆĂƌĞǀĞƌǇŽůĚ͕ĂŶĚƚŚĞƌĞŝƐŶŽŝŶĚŝĐĂƚŝŽŶŽĨƚŚĞŶƵŵďĞƌŽĨďĞĚƌŽŽŵƐŝŶƚŚĞƉƌŽũĞĐƚƐƐƚƵĚŝĞĚ͕ƐŽ ǁĞĚŽŶŽƚƌĞĐŽŵŵĞŶĚƵƐŝŶŐƚŚĞ/dŶƵŵďĞƌƐĂƐĂĨŝƌŵŐƵŝĚĞ͘ ƉĂƌƚŵĞŶƚWĂƌŬŝŶŐʹŽŶĐůƵƐŝŽŶΘZĞĐŽŵŵĞŶĚĂƚŝŽŶ ĂƐĞĚŽŶƚŚĞĂďŽǀĞĂŶĂůǇƐŝƐ͕ŽƵƌĐŽŶĐůƵƐŝŽŶŝƐƚŚĂƚƚŚĞƉĂƌŬŝŶŐĨŽƌƚŚĞƉƌŽƉŽƐĞĚĂƉĂƌƚŵĞŶƚƉƌŽũĞĐƚŝŶ DĞŶĚŽƚĂWůĂǌĂŝƐĂĚĞƋƵĂƚĞĂƚϭ͘ϲƐƉĂĐĞƐƉĞƌƵŶŝƚĂŶĚϭ͘ϮƐƉĂĐĞƐƉĞƌďĞĚƌŽŽŵ͕ĂƐƐƵŵŝŶŐƚŚĞŵŝǆŽĨϭͲ ďĞĚƌŽŽŵĂŶĚϮͲďĞĚƌŽŽŵƵŶŝƚƐƌĞŵĂŝŶƐĂƐƉƌŽƉŽƐĞĚŝŶƚŚĞĐƵƌƌĞŶƚƉůĂŶƐ͕ĂŶĚƉƌŽǀŝĚĞĚƚŚĂƚďŽƚŚƚŚĞ ϮϬƐƵƌĨĂĐĞƉĂƌŬŝŶŐƐƉĂĐĞƐĂŶĚƚŚĞϮϬĂĚĚŝƚŝŽŶĂůƐƉĂĐĞƐŝŶƚŚĞƵŶĚĞƌŐƌŽƵŶĚƌĂŵƉĂƌĞŐƵĂƌĂŶƚĞĞĚƚŽ ďĞĂǀĂŝůĂďůĞĨŽƌǀŝƐŝƚŽƌƐĂƐƉĂƌƚŽĨƚŚĞWhĚĞǀĞůŽƉŵĞŶƚĂŐƌĞĞŵĞŶƚ͘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ize 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. 7KHSURSRVHG SDUNLQJSODQVVKRZVWKHRXWGRRUVXUIDFHVSDFHVDV¶[¶GLPHQVLRQVZLWKD³QRVH LQ´ RUFXUERYHUKDQJLQJGHVLJQDQGIWZLGHGULYHDLVOHV7KHXQGHUJURXQGVSDFHVDUHDOVRVKRZQ RUPHDVXUH¶[¶ZLWKDIWZLGHGULYHDLVOH7\SLFDOO\WKHVHVWDOOVPD\EHUHGXFHGLQOHQJWKWR PC PACKET Pg. # 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119 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϭϰŽĨϮϬ VFHQDULRV DQGFRPSDULVRQVEDVHGRQFXUUHQWGHYHORSPHQW DQGSURMHFWHGGHYHORSPHQWVRQWKH3KDVH,,VLWH DQGWKHVHSDUDWHEXWUHODWHG3KDVH,,,VLWH/RW $VXPPDU\RIILQGLQJVDUHQRWHGDVIROORZV 1. The analysis for At Home Apartments' Mendota 2 development shows that it will generate fewer daily, AM peak hour, and PM peak hour trips than the uses that were previously proposed for the expansion site in 2016 but never implemented. 2. Similarly, the analysis for At Home Apartments’ Mendota Lot 7 development shows that it will generate fewer AM peak hour and fewer PM peak hour trips than the childcare/ education facility use that was originally proposed for the Mendota Plaza PUD in 2008/2009 but never implemented. While the daily trip estimate to be generated by the proposed Mendota 7 development will be a mere two vehicles per day higher than those estimated for the originally proposed use (a day care), it is critically important to highlight that the peak hour trips, which are of much greater concern than daily trips, are significantly lower. 3. The analysis also shows that the trip generation estimates (daily, AM peak hour, and PM peak hour trips) for what was originally proposed in the 2016 expansion program plus the 2008/2009 PUD are substantially higher than the estimates for what is currently being proposed by At Home Apartments. 7KH5HVHUYH$SDUWPHQWSOXVWKH6SHFLDOW\5HWDLODQG5HVWDXUDQWXVHVSODQQHGLQZDVSURMHFWHGWR JHQHUDWHGDSSUR[GDLO\WULSVZKLOHRQO\WULSVRQWKHDSDUWPHQWFRPSOH[RQO\7KH%LNRUHSRUW LQGLFDWHVWKDWZLWK7KH5HVHUYHDQG3KDVH,,DSDUWPHQWVWKHSURMHFWHGWULSVLVHVWLPDWHGDWGW¶V FRQFOXGLQJWKDW x All pass-by trips are gone; x 21 percent of daily trips (228 daily tips) are gone; x 10 percent of AM peak hour trips (7 AM peak hour trips) are gone; and x 20 percent of PM peak hour trips (19 PM peak hour trips) are gone. 7KHWUDIILFPHPRJRHVRQWRFRQFOXGHZLWKD FRPSDULVRQHVWLPDWHGWULSJHQHUDWLRQZLWK7KH5HVHUYH3KDVH ,,XQLW DSWVDQGFKLOGFDUH/RWHVWLPDWHGDWGW¶VYHUVXV7KH5HVHUYH3KDVH,,DQG3KDVH,,, DSDUWPHQWVVOLJKWO\PRUHDWGW¶V ,QWKHHQGWKHUHSRUWLQFOXGHVDFRPSDULVRQWDEOHWKDWVKRZVZKDW7KH5HVHUYHV5HWDLO&HQWHU 5HVWDXUDQW&KLOG&DUHXVHVZRXOGKDYHSURGXFHGDSSUR[GDLO\WULSVZKLOHWKHSURSRVHG3KDVH,, 3KDVH,,,DSDUWPHQWVDQG7KH5HVHUYHDSDUWPHQWV LVSURMHFWHGWRSURGXFHGW¶VRUDUHGXFWLRQ $FRS\RIWKLV7HFKQLFDO0HPRUHSRUWZKLFKLQFOXGHVGDWDWDEOHVDQGFRPSDULVRQDQDO\VLVLVDSSHQGHGWR WKLVUHSRUW ,QRUGHUWRHQVXUHDIDLUDQGLPSDUWLDOUHYLHZRIWKLV7HFKQLFDO7UDIILF0HPRIURPWKHGHYHORSHUWKHFLW\ IRUZDUGHGWKLVUHSRUWWRRXUHQJLQHHULQJFRQVXOWDQWVWRUHYLHZDQGSURYLGHFRPPHQWV%ROWRQ 0HQN 7UDIILF5HYLHZ0HPRGDWHG± DSSHQGHGWRWKLVUHSRUW7KLVPHPRPDNHVWKHIROORZLQJ FRQFOXVLRQVDQGVWDWHPHQW x Construct a sidewalk/trail along South Plaza Drive from TH 149/Dodd Road to North Plaza Drive. This should also include ADA improvements to get to the transit stop on the southeast corner of TH 149/Dodd Road. x Construct a sidewalk/trail from Lot 7 building accesses to the new South Plaza Drive sidewalk/trail. x Construct a sidewalk/trail from Mendota 2 building accesses to the sidewalk/trail to the east. x Construct a southbound left turn lane on TH 149/Dodd Road at South Plaza Drive as space allows and as approved by MnDOT. x Revise access, signing, and striping in the area of Mendota 2. PC PACKET Pg. # 120 WůĂŶŶŝŶŐZĞƉŽƌƚ͗ĂƐĞηϮϬϮϭͲϭϮ;ƚ,ŽŵĞƉƚƐ͘ͲWŚĂƐĞ//Ϳ WĂŐĞϭϱŽĨϮϬ Beyond this current development proposal, it is recommended that the City and MnDOT give consideration to other roadway network improvements south of TH 62 on TH 149 to better control traffic movements and improve safety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ection 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. 7KHFLW\GRHVQRWKDYHDQ\DOWHUQDWLYHVRUVXJJHVWHGLPSURYHPHQWVWRRIIHUDWWKLVWLPH6WDIIZRXOG KRZHYHUVXJJHVWWKHSODQQLQJFRPPLVVLRQ GLVFXVVZLWKWKHVWDIIDQGWKHGHYHORSHUDWWKHKHDULQJPHHWLQJ WRGHWHUPLQHLIPRUHVWXG\RUDQDO\VLVLVUHTXLUHG6KRXOGWKLV&8338'$PHQGPHQWEHDSSURYHGWKLV VDPHVHFWLRQODQJXDJHZLOOEHDGGHGDQG PDGHSDUWRIWKHIXWXUHWK $PHQGPHQWWRWKH0HQGRWD3OD]D 3ODQQHG8QLW'HYHORSPHQW$JUHHPHQW )LUH'HSDUWPHQW5HYLHZ 7KH)LUH'HSDUWPHQWSHUVRQQHOZDVDVNHGWRUHYLHZWKHVHSODQVDQGSURYLGHGWKHIROORZLQJFRPPHQWV ϭ͘ ĂŵŽƵŶƚŽĨƚƌĂĨĨŝĐƚŚĂƚŝƐĐŽŵŝŶŐŽƵƚŽĨ^ŽƵƚŚWůĂǌĂƌŝǀĞŝƐŵĂŬŝŶŐĚŝĨĨŝĐƵůƚĨŽƌƵƐƚŽŐĞƚŽƵƚŽĨ ƚŚĞƐƚĂƚŝŽŶĂŶĚŐĞƚƌŽůůŝŶŐ͕ĞƐƉĞĐŝĂůůǇƚŽƚŚĞŶŽƌƚŚ͘/ĨƚŚŝƐŝƐŐŽŝŶŐƚŽŝŶĐƌĞĂƐĞƚŚĂƚƚƌĂĨĨŝĐ/ƚŚŝŶŬ ǁĞŶĞĞĚƚŽůŽŽŬĂƚƐŽŵĞƐŽƌƚŽĨƚƌĂĨĨŝĐƉƌĞĞŵƉƚŝŽŶƐǇƐƚĞŵĂƐƐŽĐŝĂƚĞĚǁŝƚŚƚŚĞƉƌŽũĞĐƚ͘ Ϯ͘ &ŝƐƵŶĂďůĞƚŽĚĞƚĞƌŵŝŶĞǁŚĞƌĞƚŚĞďƵŝůĚŝŶŐ͛Ɛ&͛Ɛ;ĨŝƌĞŚŽƐĞĐŽŶŶĞĐƚŝŽŶƐͿĂƌĞůŽĐĂƚĞĚŝŶ ƌĞůĂƚŝŽŶƚŽĂŶǇƉƌŽƉŽƐĞĚŚǇĚƌĂŶƚůŽĐĂƚŝŽŶƐ͍ ϯ͘ &ŝƐƵŶĂďůĞƚŽƚĞůůŝĨƚŚĞƌĞŝƐĂĨŝƌĞĂĐĐĞƐƐƌŽĂĚĂƌŽƵŶĚƚŚĞƉƌŽƉĞƌƚǇ͍ ,QDIROORZXSGLVFXVVLRQZLWKWKH)LUH&KLHIKHZDVVLPSO\UHOD\LQJKLV³FRQFHUQV´ZLWKLQFUHDVHGWUDIILF DORQJ'RGG5RDGDQGWKHFRQWLQXHGLVVXHVWKH\KDYHZLWKSHULRGLFYHKLFOHEDFNXSVDQGGLIILFXOW\WXUQLQJ ILUHWUXFNVQRUWKRQWR'RGG5RDG,QKLVRSLQLRQDSUHHPSWLRQGHYLFHVLPLODUWRDQ2SWLFRQV\VWHP QRUPDOO\VHHQRQRYHUKHDGWUDIILFVLJQDOVZRXOGEHDQRSWLRQWRKDYHLQVLGHWKHILUHVWDWLRQVRWKH\FRXOG WULJJHUWKHOLJKWIRUQRUWKERXQGWUDIILFDWWKH+Z\DQG'RGG5RDGLQWHUVHFWLRQZKLFKLQWKHRU\ZRXOG DOORZYHKLFOHVWRVWDUWPRYLQJDORQJ'RGG5RDG± MXVWSULRUWRWKHWUXFNVOHDYLQJWKHVWDWLRQ PC PACKET Pg. # 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134 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϮ ĂĐŬŐƌŽƵŶĚ DĞŶĚŽƚĂϮĂĐŬŐƌŽƵŶĚ͗ &ŝǀĞǇĞĂƌƐĂŐŽŝŶϮϬϭϲ͕WĂƐƚĞƌWƌŽƉĞƌƚŝĞƐƉƌŽƉŽƐĞĚĂŶĞǆƉĂŶƐŝŽŶŽĨDĞŶĚŽƚĂϮ͕ĂƉĂƌĐĞůůŽĐĂƚĞĚŝŶƚŚĞ ŶŽƌƚŚĞĂƐƚĐŽƌŶĞƌŽĨDĞŶĚŽƚĂWůĂǌĂ͘dŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮĞǆƉĂŶƐŝŽŶǁĂƐƚŽŝŶĐůƵĚĞƚŚƌĞĞƵƐĞƐ͗ϭͿ ĂŶĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐǁŝƚŚϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐ͕ϮͿƌĞƚĂŝůƐƉĂĐĞĂƚϰ͕ϴϮϲƐƋƵĂƌĞĨĞĞƚ͕ĂŶĚϯͿĂϲ͕ϬϬϬƐƋƵĂƌĞ ĨŽŽƚƌĞƐƚĂƵƌĂŶƚ͘^ƉĂĐŬŽŶƐƵůƚŝŶŐǁĂƐĐŽŶƚƌĂĐƚĞĚďǇWĂƐƚĞƌWƌŽƉĞƌƚŝĞƐƚŽƉƌĞƉĂƌĞĂƚƌĂĨĨŝĐƐƚƵĚǇƚŽ ĚĞƚĞƌŵŝŶĞŚŽǁƚƌĂĨĨŝĐŐĞŶĞƌĂƚĞĚďǇƚŚĞƉƌŽƉŽƐĞĚĞǆƉĂŶƐŝŽŶƉƌŽũĞĐƚǁŽƵůĚŝŵƉĂĐƚƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐĂƚ ƐƵƌƌŽƵŶĚŝŶŐŝŶƚĞƌƐĞĐƚŝŽŶƐĂŶĚ͕ŝŶƉĂƌƚŝĐƵůĂƌ͕ŚŽǁĂƉƌŽƉŽƐĞĚƌŝŐŚƚͲŝŶͬƌŝŐŚƚͲŽƵƚĚƌŝǀĞǁĂǇǁŽƵůĚĂĨĨĞĐƚ ŽƉĞƌĂƚŝŽŶƐŽŶd,ϲϮĂŶĚŝŵƉĂĐƚƐĂĨĞƚǇ͘&ŝŐƵƌĞƐϭĂŶĚϮ͕ǁŚŝĐŚĂƌĞƚĂŬĞŶĨƌŽŵƚŚĞ^ƉĂĐŬŽŶƐƵůƚŝŶŐ ƚƌĂĨĨŝĐƐƚƵĚǇ͕ĂƌĞƉƌŽǀŝĚĞĚƚŽƐŚŽǁƚŚĞůŽĐĂƚŝŽŶŽĨƚŚĞDĞŶĚŽƚĂϮĞǆƉĂŶƐŝŽŶƉƌŽƉŽƐĞĚŝŶϮϬϭϲĂŶĚƚŚĞ ƐŝƚĞƉůĂŶĨŽƌƚŚĞĞǆƉĂŶƐŝŽŶƉƌŽũĞĐƚ͘ KĨƚŚĞƚŚƌĞĞƵƐĞƐƉƌŽƉŽƐĞĚŝŶϮϬϭϲ͕ŽŶůǇƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ;dŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞͿǁĂƐ ĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚǁŝƚŚϭϯϵƵŶŝƚƐŝŶƐƚĞĂĚŽĨϭϰϵƵŶŝƚƐ͘tŝƚŚƚŚĞƌĞŵĂŝŶŝŶŐƐŝƚĞůǇŝŶŐǀĂĐĂŶƚ͕ƚ,ŽŵĞ ƉĂƌƚŵĞŶƚƐŝƐŶŽǁƵŶĚĞƌĐŽŶƚƌĂĐƚƚŽƉƵƌĐŚĂƐĞƚŚĞƉƌŽƉĞƌƚǇĂŶĚŝƐƉƌŽƉŽƐŝŶŐƚŽĚĞǀĞůŽƉĂϱϴͲƵŶŝƚ͕ƚŚƌĞĞ ƐƚŽƌǇŵŝĚͲƌŝƐĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐǁŝƚŚďŽƚŚƵŶĚĞƌŐƌŽƵŶĚĂŶĚƐƵƌĨĂĐĞůĞǀĞůƉĂƌŬŝŶŐ͘dŚĞϱϴͲƵŶŝƚ ĂƉĂƌƚŵĞŶƚŝƐƌĞĨĞƌƌĞĚƚŽĂƐDĞŶĚŽƚĂϮ͕ĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶŝƐƉƌŽƉŽƐĞĚƚŽďĞŐŝŶŝŶĨĂůůŽĨϮϬϮϭ͘ &ŝŐƵƌĞϭ͗ ĞǀĞůŽƉŵĞŶƚ^ŝƚĞZĞŐŝŽŶĂů>ŽĐĂƚŝŽŶ ^ŽƵƌĐĞ͗dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚǇ͗DĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ PC PACKET Pg. # 135 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬƵŐƵƐƚϵ͕ϮϬϮϭWĂŐĞϯ Retail and restaurant uses, which were never built. 139-unit apartment (The Reserve at Mendota Village), which was built in 2016.** &ŝŐƵƌĞϮ͗ŽŶĐĞƉƚƵĂů^ŝƚĞWůĂŶĨŽƌƚŚĞϮϬϭϲǆƉĂŶƐŝŽŶWƌŽũĞĐƚ^ŽƵƌĐĞ͗ dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚǇ͗DĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ ΎΎdŚĞƚƌĂĨĨŝĐƐƚƵĚǇĂŶĂůǇǌĞĚĂϭϰϵͲƵŶŝƚĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͘KŶůǇϭϯϵƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘PC PACKET Pg. # 136 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϰ DĞŶĚŽƚĂ>ŽƚϳĞǀĞůŽƉŵĞŶƚĂĐŬŐƌŽƵŶĚ͗ /ŶĂWhĂƉƉůŝĐĂƚŝŽŶĨƌŽŵϮϬϬϴͬϮϬϬϵ͕ĂϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇǁĂƐƉƌŽƉŽƐĞĚƚŽ ďĞĐŽŶƐƚƌƵĐƚĞĚŽŶDĞŶĚŽƚĂWůĂǌĂ͛Ɛ>Žƚϳ͕ǁŚŝĐŚŝƐůŽĐĂƚĞĚĂƚƚŚĞƐŽƵƚŚĞƌŶĞŶĚŽĨDĞŶĚŽƚĂWůĂǌĂĂŶĚŽŶ ƚŚĞŶŽƌƚŚƐŝĚĞŽĨ^ŽƵƚŚWůĂǌĂƌŝǀĞ͘dŚĞĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇǁĂƐŶĞǀĞƌďƵŝůƚ͕ĂŶĚƚ,ŽŵĞ ƉĂƌƚŵĞŶƚƐŝƐƉƌŽƉŽƐŝŶŐƚŽĚĞǀĞůŽƉĂŶϴϵͲƵŶŝƚ͕ĨŝǀĞͬƐŝǆƐƚŽƌǇŵŝĚͲƌŝƐĞĂƉĂƌƚŵĞŶƚŝŶƚŚŝƐůŽĐĂƚŝŽŶ͘/ƚŝƐ ŚŽƉĞĚƚŚĂƚĐŽŶƐƚƌƵĐƚŝŽŶŽŶƚŚĞϴϵͲƵŶŝƚĂƉĂƌƚŵĞŶƚǁŽƵůĚďĞŐŝŶŝŶƚŚĞƐƉƌŝŶŐͬƐƵŵŵĞƌŽĨϮϬϮϮǁŝƚŚĂ ϮϬϮϯĚĞůŝǀĞƌǇĚĂƚĞ͘ ^ĐŚĞŵĂƚŝĐĞůĞǀĂƚŝŽŶƐĨŽƌƚŚĞĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇ͕ƉƌĞƉĂƌĞĚďǇ<<ƌĐŚŝƚĞĐƚƐŝŶ:ĂŶƵĂƌǇϮϬϬϵ͕ ĂƌĞƐŚŽǁŶďĞůŽǁŽŶ&ŝŐƵƌĞϯ͘ dŚĞůŽĐĂƚŝŽŶƐŽĨďŽƚŚƚŚĞDĞŶĚŽƚĂϮĂŶĚƚŚĞDĞŶĚŽƚĂͲ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐĂƌĞƐŚŽǁŶŽŶ&ŝŐƵƌĞϰŽŶ ƚŚĞĨŽůůŽǁŝŶŐƉĂŐĞ͘ &ŝŐƵƌĞϯ͗^ĐŚĞŵĂƚŝĐůĞǀĂƚŝŽŶƐĨŽƌŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶ&ĂĐŝůŝƚǇ WƌŽƉŽƐĞĚŝŶϮϬϬϴͬϮϬϬϵ PC PACKET Pg. # 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139 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϳ ^ĐĞŶĂƌŝŽϮ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌǁŚĂƚǁĂƐĂĐƚƵĂůůǇďƵŝůƚŝŶϮϬϭϲ dŚĞŝŵƉĂĐƚŽĨŶŽƚďƵŝůĚŝŶŐƚŚĞƉƌŽƉŽƐĞĚƌĞƚĂŝůƐŚŽƉƐĂŶĚƌĞƐƚĂƵƌĂŶƚŝŶϮϬϭϲŝƐŽŶĞǁŚĞƌĞƚƌŝƉƐ ĞƐƚŝŵĂƚĞĚƚŽďĞŐĞŶĞƌĂƚĞĚďǇƚŚŽƐĞƵƐĞƐŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ͘dŚƵƐ͕ƚŚĞǇƐŚŽƵůĚďĞƐƵďƚƌĂĐƚĞĚ ĨƌŽŵƚŚĞƚŽƚĂůƐƐŚŽǁŶŝŶdĂďůĞϭ͘^ĞĞdĂďůĞϮŽŶƉĂŐĞϴ͕ǁŚŝĐŚĚĞƐĐƌŝďĞƐƚƌŝƉŐĞŶĞƌĂƚŝŽŶĨŽƌǁŚĂƚ ǁĂƐĂĐƚƵĂůůǇďƵŝůƚ͕ŝ͘Ğ͕͘ƚŚĞĞǆŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶ͘ ƐƐŚŽǁŶŝŶdĂďůĞϮ͕ƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐĂĐƚƵĂůůǇŐĞŶĞƌĂƚĞĚƚŽĚĂǇŝƐ͗ ϱϯϬĚĂŝůǇƚƌŝƉƐ ϰϲDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϱϮWDƉĞĂŬŚŽƵƌƚƌŝƉƐ ŽŵƉĂƌŝŶŐdĂďůĞƐϭĂŶĚϮ͕ƚŚĞĨŽůůŽǁŝŶŐƌĞĚƵĐƚŝŽŶƐŝŶƚƌŝƉƐŚĂǀĞďĞĞŶƌĞĂůŝǌĞĚďǇŶŽƚďƵŝůĚŝŶŐƚŚĞ ŽƌŝŐŝŶĂůůǇƉƌŽƉŽƐĞĚƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐ͘ WĂƐƐͲďǇƚƌŝƉƐŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ ϱϭƉĞƌĐĞŶƚŽĨĚĂŝůǇƚƌŝƉƐ;ϱϰϮĚĂŝůǇƚƌŝƉƐͿŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ ϯϳƉĞƌĐĞŶƚŽĨDƉĞĂŬŚŽƵƌƚƌŝƉƐ;ϮϳDƉĞĂŬŚŽƵƌƚƌŝƉƐͿŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ ϰϲƉĞƌĐĞŶƚŽĨWDƉĞĂŬŚŽƵƌƚƌŝƉƐ;ϰϱWDƉĞĂŬŚŽƵƌƚƌŝƉƐͿŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ PC PACKET Pg. # 140 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬƵŐƵƐƚϵ͕ϮϬϮϭWĂŐĞϴ dĂďůĞϭƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞϮϬϭϲDĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶWƌŽŐƌĂŵ/d>ĂŶĚhƐĞŽĚĞĞƐĐƌŝƉƚŝŽŶĂŝůǇDWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌ/ŶKƵƚdŽƚĂůĂŝůǇWĂƐƐͲďǇ/ŶKƵƚdŽƚĂůDWĞĂŬWĂƐƐͲďǇ/ŶKƵƚdŽƚĂůWDWĞĂŬWĂƐƐͲďǇ>ŽĐĂů ƉĂƌƚŵĞŶƚ;ϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐͿΎΎϮϲϱ Ϯϲϱ ϱϯϬ Ϭ ϲ ϰϬ ϰϲ Ϭ ϯϰ ϭϴ ϱϮ ϬϴϮϲ ^ƉĞĐŝĂůƚǇZĞƚĂŝů;ϰ͕ϴϮϲ^ƋƵĂƌĞ&ĞĞƚͿϲϬ ϲϬ ϭϮϬ ϲϮ ϵ ϭϬ ϭϵ ϭϬ ϯ ϰ ϳ ϰ>ŽĐĂůZĞƐƚĂƵƌĂŶƚ;ϲ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚͿϮϭϭ Ϯϭϭ ϰϮϮ ϯϭϵ ϱ ϯ ϴ ϳ Ϯϱ ϭϯ ϯϴ ϮϴdŽƚĂůϱϯϲ ϱϯϲ ϭϬϳϮ ϯϴϭ ϮϬ ϱϯ ϳϯ ϭϳ ϲϮ ϯϱ ϵϳ ϯϮ^ŽƵƌĐĞƐ͗͞dƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϵƚŚĚŝƚŝŽŶ͕͟/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿĂŶĚůŽĐĂůĚĂƚĂĐŽůůĞĐƚĞĚďǇ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ĂƐĚŽĐƵŵĞŶƚĞĚŝŶdƌĂĨĨŝĐ /ŵƉĂĐƚ^ƚƵĚǇ͗DĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ΎΎ ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞ ĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘dĂďůĞϮƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞϮϬϭϲDĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶWƌŽŐƌĂŵǁŝƚŚŽƵƚZĞƚĂŝůĂŶĚZĞƐƚĂƵƌĂŶƚhƐĞƐ/d>ĂŶĚhƐĞŽĚĞĞƐĐƌŝƉƚŝŽŶĂŝůǇDWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌ/ŶKƵƚdŽƚĂůĂŝůǇWĂƐƐǇ/ŶKƵƚdŽƚĂůDWĞĂŬWĂƐƐǇ/ŶKƵƚdŽƚĂůWDWĞĂŬWĂƐƐǇ>ŽĐĂů ƉĂƌƚŵĞŶƚ;ϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐͿΎΎϮϲϱ Ϯϲϱ ϱϯϬ Ϭ ϲ ϰϬ ϰϲ Ϭ ϯϰ ϭϴ ϱϮ ϬϴϮϲ ^ƉĞĐŝĂůƚǇZĞƚĂŝů;ϰ͕ϴϮϲ^ƋƵĂƌĞ&ĞĞƚͿϬϬϬϬϬϬϬϬϬϬϬϬ>ŽĐĂůZĞƐƚĂƵƌĂŶƚ;ϲ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚͿϬϬϬϬϬϬϬϬϬϬϬϬdŽƚĂůϮϲϱ Ϯϲϱ ϱϯϬ Ϭ ϲ ϰϬ ϰϲ Ϭ ϯϰ ϭϴ ϱϮ Ϭ^ŽƵƌĐĞƐ͗ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘:ƵůǇϮϰ͕ϮϬϮϭ͘ΎΎ ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞ ĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚPC PACKET Pg. # 141 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϵ ^ĐĞŶĂƌŝŽϯ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌǁŚĂƚǁĂƐĂĐƚƵĂůůǇďƵŝůƚŝŶϮϬϭϲĂŶĚƚŚĞWƌŽƉŽƐĞĚ DĞŶĚŽƚĂϮ ƚ,ŽŵĞƉĂƌƚŵĞŶƚƐƉƌŽƉŽƐĞƐƚŽďƵŝůĚĂϱϴͲƵŶŝƚĂƉĂƌƚŵĞŶƚ;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 DĞŶĚŽƚĂϮ /dŽĚĞϮϮϭннн ϱϴĚƵƐ ϭϱϳ ϭϱϳ ϯϭϰ ϱ ϭϱ ϮϬ ϭϲ ϭϬ Ϯϲ dŽƚĂůϮϬϳĚƵƐ ϰϮϮ ϰϮϮ ϴϰϰ ϭϭ ϱϱ ϲϲ ϱϬ Ϯϴ ϳϴ ^ŽƵƌĐĞ͗ нн >ŽĐĂůĚĂƚĞĐŽůůĞĐƚĞĚďǇ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘ ннн dƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϭϵϳ͕ŶŽƚϮϬϳ͕ĂŶĚƚŚĞĞƐƚŝŵĂƚĞĚƚƌŝƉƚŽƚĂůƐŝŶdĂďůĞϯĨŽƌ dŚĞZĞƐĞƌǀĞĂƌĞƐůŝŐŚƚůǇŚŝŐŚĞƌƚŚĂŶƚŚĞǇĂĐƚƵĂůůǇĂƌĞ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ͘ ŽŵƉĂƌŝŶŐdĂďůĞϭƚŽdĂďůĞϯ͕ŝƚŝƐƐŚŽǁŶƚŚĂƚďǇŝŵƉůĞŵĞŶƚŝŶŐƚŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮ ƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚ͕ĨĞǁĞƌƚƌŝƉƐǁŝůůďĞŐĞŶĞƌĂƚĞĚƚŚĂŶƚŚŽƐĞĞƐƚŝŵĂƚĞĚĨŽƌƚŚĞŽƌŝŐŝŶĂůϮϬϭϲ ĞǆƉĂŶƐŝŽŶƉƌŽŐƌĂŵ͘/ŵƉůĞŵĞŶƚŝŶŐƚŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮƉƌŽũĞĐƚ͕ŝŶƐƚĞĂĚŽĨƚŚĞϰ͕ϴϮϲƐƋƵĂƌĞ ĨŽŽƚƌĞƚĂŝůĂŶĚϲ͕ϬϬϬƐƋƵĂƌĞĨŽŽƚƌĞƐƚĂƵƌĂŶƚƵƐĞƐ͕ǁŝůůǇŝĞůĚƚŚĞĨŽůůŽǁŝŶŐ͗ ůůƉĂƐƐͲďǇƚƌŝƉƐĂƌĞŐŽŶĞ ϮϭƉĞƌĐĞŶƚŽĨĚĂŝůǇƚƌŝƉƐ;ϮϮϴĚĂŝůǇƚŝƉƐͿĂƌĞŐŽŶĞ ϭϬƉĞƌĐĞŶƚŽĨDƉĞĂŬŚŽƵƌƚƌŝƉƐ;ϳDƉĞĂŬŚŽƵƌƚƌŝƉƐͿĂƌĞŐŽŶĞ ϮϬƉĞƌĐĞŶƚŽĨWDƉĞĂŬŚŽƵƌƚƌŝƉƐ;ϭϵWDƉĞĂŬŚŽƵƌƚƌŝƉƐͿĂƌĞŐŽŶĞ ^ĐĞŶĂƌŝŽϰ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌdŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚĂ ϭϬ͕ϭϯϬ^&ŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶ&ĂĐŝůŝƚǇ ƐŵĞŶƚŝŽŶĞĚ͕ĂϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĚĂǇĐĂƌĞͬĞĚƵĐĂƚŝŽŶĂůĨĂĐŝůŝƚǇǁĂƐƉƌŽƉŽƐĞĚƚŽďĞĐŽŶƐƚƌƵĐƚĞĚ ŽŶDĞŶĚŽƚĂWůĂǌĂ͛Ɛ>Žƚϳ͘/ƚǁĂƐŶĞǀĞƌĐŽŶƐƚƌƵĐƚĞĚ͕ĂŶĚƚ,ŽŵĞƉĂƌƚŵĞŶƚƐŝƐƉƌŽƉŽƐŝŶŐĂŶϴϵͲ ƵŶŝƚĂƉĂƌƚŵĞŶƚĨŽƌƚŚŝƐůŽĐĂƚŝŽŶ͘dĂďůĞϰƐŚŽǁƐƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚǁŽƵůĚŚĂǀĞďĞĞŶ ŐĞŶĞƌĂƚĞĚŝĨƚŚĞϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇǁĞƌĞĐŽŶƐƚƌƵĐƚĞĚŽŶ>Žƚϳ͕ĂůŽŶŐ PC PACKET Pg. # 142 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϬ ǁŝƚŚdŚĞZĞƐĞƌǀĞ;ǁŚŝĐŚŝƐĂůƌĞĂĚǇĐŽŶƐƚƌƵĐƚĞĚͿ͕ĂŶĚĂƐƐƵŵŝŶŐDĞŶĚŽƚĂϮŝƐĂƉƉƌŽǀĞĚĨŽƌ ŝŵƉůĞŵĞŶƚĂƚŝŽŶ͘ dĂďůĞϰ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌdŚĞZĞƐĞƌǀĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚĂϭϬ͕ϭϯϬ^&ŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶĂů&ĂĐŝůŝƚǇ hƐĞsĂƌŝĂďůĞĂŝůǇdƌŝƉƐ D WĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿнн ϭϰϵĚƵƐΎΎ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ DĞŶĚŽƚĂϮ /dŽĚĞϮϮϭннн ϱϴĚƵƐ ϭϱϳ ϭϱϳ ϯϭϰ ϱ ϭϱ ϮϬ ϭϲ ϭϬ Ϯϲ ŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶ &ĂĐŝůŝƚǇŽŶDĞŶĚŽƚĂͲ >Žƚϳ /dŽĚĞϱϲϱннн ϭϬ͕ϭϯϬ^& Ϯϰϭ Ϯϰϭ ϰϴϮ ϱϵ ϱϮ ϭϭϭ ϲϬ ϱϯ ϭϭϯ dŽƚĂůϮϬϳĚƵƐ ĂŶĚ ĐŚŝůĚĐĂƌĞ ĨĂĐŝůŝƚǇ ϲϲϯ ϲϲϯ ϭϯϮϲ ϳϬ ϭϬϳ ϭϳϳ ϭϭϬ ϴϭ ϭϵϭ ^ŽƵƌĐĞ͗ нн>ŽĐĂůĚĂƚĂĐŽůůĞĐƚĞĚďǇ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘ нннdƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϭϵϳ͕ŶŽƚϮϬϳ͕ĂŶĚƚŚĞĞƐƚŝŵĂƚĞĚƚƌŝƉƚŽƚĂůƐŝŶdĂďůĞϰĨŽƌdŚĞ ZĞƐĞƌǀĞĂƌĞƐůŝŐŚƚůǇŚŝŐŚĞƌƚŚĂŶƚŚĞǇĂĐƚƵĂůůǇĂƌĞ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ ƐƐŚŽǁŶŝŶdĂďůĞϰ͕ƚŚŝƐĚĞǀĞůŽƉŵĞŶƚƐĐĞŶĂƌŝŽŝƐĞƐƚŝŵĂƚĞĚƚŽƌĞƐƵůƚŝŶ͗ ϭ͕ϯϮϲĚĂŝůǇƚƌŝƉƐ ϭϳϳDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϭϵϭWDƉĞĂŬŚŽƵƌƚƌŝƉƐ ^ĐĞŶĂƌŝŽϱ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌdŚĞZĞƐĞƌǀĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚƚŚĞDĞŶĚŽƚĂ>Žƚϳ ĞǀĞůŽƉŵĞŶƚ dŚŝƐĂŶĂůǇƐŝƐĐŽŶƐŝĚĞƌƐƚƌŝƉŐĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞĐŽŵďŝŶĂƚŝŽŶŽĨƚŚƌĞĞƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ ƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚƐ͖ǁŚĞƌĞƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚŝƐŝŵƉůĞŵĞŶƚĞĚŝŶƐƚĞĂĚŽĨƚŚĞ ϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇ͘ƐƐŚŽǁŶŝŶdĂďůĞϱ͕ďĞůŽǁ͕ƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐ ƚŚĂƚǁŝůůďĞŐĞŶĞƌĂƚĞĚďǇƚŚĞDĞŶĚŽƚĂͲ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚŝƐůŽǁ͘>ŝŬĞǁŝƐĞ͕ƚŚĞĂĚĚŝƚŝŽŶŽĨƚŚŝƐ ƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚǁŝůůƌĞƐƵůƚŝŶĂƚŽƚĂůǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚŝƐůŽǁŽǀĞƌƚŚĞĐŽƵƌƐĞŽĨĂŶĞŶƚŝƌĞ ĚĂǇĂŶĚ͕ŵŽƌĞŝŵƉŽƌƚĂŶƚůǇ͕ŝƐĂůƐŽůŽǁƚŽůŽǁͬŵŽĚĞƌĂƚĞĚƵƌŝŶŐƚŚĞƉĞĂŬŚŽƵƌƐ͘ PC PACKET Pg. # 143 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϭ dĂďůĞϱ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌdŚĞZĞƐĞƌǀĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚƚŚĞDĞŶĚŽƚĂ>ŽƚϳĞǀĞůŽƉŵĞŶƚ 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 DĞŶĚŽƚĂϮ /dŽĚĞϮϮϭннн ϱϴĚƵƐ ϭϱϳ ϭϱϳ ϯϭϰ ϱ ϭϱ ϮϬ ϭϲ ϭϬ Ϯϲ DĞŶĚŽƚĂ>Žƚϳ /dŽĚĞϮϮϭннн ϴϵĚƵƐ ϮϰϮ ϮϰϮ ϰϴϰ ϴ Ϯϯ ϯϭ ϭϰ ϭϲ ϰϬ dŽƚĂůϮϵϲĚƵƐ ϲϲϰ ϲϲϰ ϭϯϮϴ ϭϵ ϳϴ ϵϳ ϲϰ ϰϰ ϭϭϴ ^ŽƵƌĐĞ͗ нн >ŽĐĂůĚĂƚĂĐŽůůĞĐƚĞĚďǇ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘ нннdƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϮϴϲ͕ŶŽƚϮϵϲ͕ĂŶĚƚŚĞĞƐƚŝŵĂƚĞĚƚƌŝƉƐŐĞŶĞƌĂƚĞĚďǇƚŚĞ ZĞƐĞƌǀĞŝŶdĂďůĞϱĂƌĞƐůŝŐŚƚůǇŚŝŐŚĞƌƚŚĂŶƚŚĞǇĂĐƚƵĂůůǇĂƌĞ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ͘ dĂďůĞϱƐŚŽǁƐƚŚĂƚďǇŝŵƉůĞŵĞŶƚŝŶŐƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚ͕ŝŶƐƚĞĂĚŽĨƚŚĞ ĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇ͕ĂůŽŶŐǁŝƚŚdŚĞZĞƐĞƌǀĞĂŶĚDĞŶĚŽƚĂϮ͕ƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐŝƐ ĞƐƚŝŵĂƚĞĚƚŽďĞ͗ ϭ͕ϯϮϴĚĂŝůǇƚƌŝƉƐ ϵϳDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϭϭϴWDƉĞĂŬŚŽƵƌƚƌŝƉƐ ŽŵƉĂƌŝƐŽŶƐĂŶĚŽŶĐůƵƐŝŽŶƐ ŽŵƉĂƌŝƐŽŶƐ͗ dĂďůĞϲƉƌĞƐĞŶƚƐƐŝĚĞͲďǇͲƐŝĚĞĐŽŵƉĂƌŝƐŽŶƐŽĨĞƐƚŝŵĂƚĞĚƚƌŝƉŐĞŶĞƌĂƚŝŽŶĨŽƌĞĂĐŚŽĨĨŝǀĞ ĚĞǀĞůŽƉŵĞŶƚƐĐĞŶĂƌŝŽƐ͘ƐƐŚŽǁŶ͕^ĐĞŶĂƌŝŽϰ͕ǁŚŝĐŚŝŶĐůƵĚĞƐƚŚĞϮϬϬϴͬϮϬϬϵĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶ ĨĂĐŝůŝƚǇ͕ŝƐĞƐƚŝŵĂƚĞĚƚŽŐĞŶĞƌĂƚĞƚŚĞŚŝŐŚĞƐƚǀŽůƵŵĞŽĨĐƌŝƚŝĐĂůůǇŝŵƉŽƌƚĂŶƚDƉĞĂŬŚŽƵƌĂŶĚWD ƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ǁŚĞŶĐŽŵƉĂƌĞĚƚŽƚŚĞŽƚŚĞƌƐĐĞŶĂƌŝŽƐ͘ PC PACKET Pg. # 144 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϮ dĂďůĞϲ ŽŵƉĂƌŝƐŽŶŽĨƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶ ^ĐĞŶĂƌŝŽsĂƌŝĂďůĞĂŝůǇdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů ϭͿdŚĞ ŽƌŝŐŝŶĂůϮϬϭϲ ǆƉĂŶƐŝŽŶ WƌŽŐƌĂŵ • ϭϰϵͲĚƵ ƉĂƌƚŵĞŶƚΎΎ • ϰ͕ϴϮϲ^&ZĞƚĂŝů • ϲ͕ϬϬϬ^& ZĞƐƚĂƵƌĂŶƚ ϱϯϲ ϱϯϲ ϭϬϳϮ ϮϬ ϱϯ ϳϯ ϲϮ ϯϱ ϵϳ ϮͿϮϬϭϲ tŚĂƚǁĂƐ ĂĐƚƵĂůůǇďƵŝůƚ • ϭϰϵͲĚƵ ƉĂƌƚŵĞŶƚΎΎ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ ϯͿWŽƐƚϮϬϭϲ tŚĂƚǁĂƐ ĂĐƚƵĂůůǇďƵŝůƚ ĐŽŵďŝŶĞĚ ǁŝƚŚ DĞŶĚŽƚĂϮ • ϭϰϵͲĚƵ ƉĂƌƚŵĞŶƚΎΎ • ϱϴĚƵ ƉĂƌƚŵĞŶƚ ϰϮϮ ϰϮϮ ϴϰϰ ϭϭ ϱϱ ϲϲ ϱϬ Ϯϴ ϳϴ ϰͿtŚĂƚǁĂƐ ĂĐƚƵĂůůǇďƵŝůƚ͕ ƉůƵƐ DĞŶĚŽƚĂϮ͕ ƉůƵƐĂ ŚŝůĚĐĂƌĞͬ ĚƵĐĂƚŝŽŶ &ĂĐŝůŝƚǇ • ϭϰϵĚƵ ƉĂƌƚŵĞŶƚΎΎ • ϱϴĚƵ ƉĂƌƚŵĞŶƚ • ϭϬ͕ϭϯϬ^& ŚŝůĚĐĂƌĞͬ ĚƵĐĂƚŝŽŶ &ĂĐŝůŝƚǇ ϲϲϯ ϲϲϯ ϭϯϮϲ ϳϬ ϭϬϳ ϭϳϳ ϭϭϬ ϴϭ ϭϵϭ ϱͿtŚĂƚǁĂƐ ĂĐƚƵĂůůǇďƵŝůƚ͕ ƉůƵƐ DĞŶĚŽƚĂϮ͕ ƉůƵƐ DĞŶĚŽƚĂ>Žƚ ϳ ĞǀĞůŽƉŵĞŶƚ • ϭϰϵͲĚƵ ƉĂƌƚŵĞŶƚΎΎ • ϱϴͲĚƵ ƉĂƌƚŵĞŶƚ • ϴϵͲĚƵ ƉĂƌƚŵĞŶƚ ϲϲϰ ϲϲϰ ϭϯϮϴ ϭϵ ϳϴ ϵϳ ϲϰ ϰϰ ϭϭϴ ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘ ^ŽƵƌĐĞ͗ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ͘ PC PACKET Pg. # 145 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϯ ŽŶĐůƵƐŝŽŶƐ͗ &ŽƵƌŝŵƉŽƌƚĂŶƚĐŽŶĐůƵƐŝŽŶƐĂƌĞŽƵƚůŝŶĞĚďĞůŽǁ͘ ϭ͘ ŽŵƉĂƌĞ^ĐĞŶĂƌŝŽϭĂŶĚ^ĐĞŶĂƌŝŽϯ͘dŚĞĂĚĚŝƚŝŽŶŽĨƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ͛ƉƌŽƉŽƐĞĚ͕ϱϴͲ ƵŶŝƚĂƉĂƌƚŵĞŶƚ;ƚŚĞDĞŶĚŽƚĂϮĚĞǀĞůŽƉŵĞŶƚͿǁŝůůƌĞƐƵůƚŝŶůŽǁĞƌƚƌŝƉŐĞŶĞƌĂƚŝŽŶƚŚĂŶ ǁŽƵůĚŚĂǀĞŽĐĐƵƌƌĞĚŝĨƚŚĞϮϬϭϲĞǆƉĂŶƐŝŽŶƉƌŽŐƌĂŵŚĂĚďĞĞŶŝŵƉůĞŵĞŶƚĞĚ͘ Ϯ͘ ŽŵƉĂƌĞ^ĐĞŶĂƌŝŽϰĂŶĚ^ĐĞŶĂƌŝŽϱ͘dŚĞĂŶĂůǇƐŝƐƐŚŽǁĞĚƚŚĂƚĚĞǀĞůŽƉŝŶŐĂŶϴϵͲƵŶŝƚ ĂƉĂƌƚŵĞŶƚ;ƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚͿǁŝůůƌĞƐƵůƚŝŶŶĞĂƌůǇĞƋƵĂůǀŽůƵŵĞƐŽĨĚĂŝůǇ ƚƌŝƉƐĂƐƚŚŽƐĞĞƐƚŝŵĂƚĞĚĨŽƌĂϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇ͖ϭ͕ϯϮϲĚĂŝůǇ ƚƌŝƉƐĐŽŵƉĂƌĞĚƚŽϭ͕ϯϮϴĚĂŝůǇƚƌŝƉƐ͘dŚĞƌĞŝƐĂƐƚĂƌŬĚŝĨĨĞƌĞŶĐĞ͕ŚŽǁĞǀĞƌ͕ŝŶƚŚĞǀŽůƵŵĞŽĨ ƉĞĂŬŚŽƵƌƚƌŝƉƐƚŚĂƚǁŽƵůĚďĞŐĞŶĞƌĂƚĞĚ͘^ĐĞŶĂƌŝŽϰ͕ǁŝƚŚƚŚĞĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĂů ĨĂĐŝůŝƚǇ͕ǁŽƵůĚŐĞŶĞƌĂƚĞƐŝŐŶŝĨŝĐĂŶƚůǇŐƌĞĂƚĞƌƉĞĂŬŚŽƵƌƚƌŝƉƐƚŚĂŶ^ĐĞŶĂƌŝŽϱ͕ǁŝƚŚƚŚĞϴϵͲ ƵŶŝƚĂƉĂƌƚŵĞŶƚ͖ϭϳϳDƉĞĂŬŚŽƵƌƚƌŝƉƐĐŽŵƉĂƌĞĚƚŽϵϳ͘>ŝŬĞǁŝƐĞ͕^ĐĞŶĂƌŝŽϰǁŝůů ŐĞŶĞƌĂƚĞϭϵϭWDƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ĂŶĚ^ĐĞŶĂƌŝŽϱǁŝůůŐĞŶĞƌĂƚĞϭϭϴ͘ ϯ͘ ŽŵƉĂƌĞdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌǁŚĂƚǁĂƐWƌŽƉŽƐĞĚŝŶϮϬϭϲĂŶĚϮϬϬϴͬϮϬϬϵĂŐĂŝŶƐƚǁŚĂƚŝƐ WƌŽƉŽƐĞĚdŽĚĂǇ͘ƐdĂďůĞϳƐŚŽǁƐ͕ƚŚĞƉůĂŶŶĞĚƵƐĞƐĨŽƌƚŚĞƐƵďũĞĐƚƉĂƌĐĞůƐĨƌŽŵƚŚĞ ŽƌŝŐŝŶĂůϮϬϭϲWhŵĞŶĚŵĞŶƚĂŶĚƚŚĞϮϬϬϴͬϮϬϬϵWhǁŽƵůĚŚĂǀĞǇŝĞůĚϭ͕ϱϱϰĚĂŝůǇƚƌŝƉƐ͘ dŚŝƐŝƐƚŽďĞĐŽŵƉĂƌĞĚƚŽƚŚĞǀŽůƵŵĞŽĨĚĂŝůǇƚƌŝƉƐ;ϭ͕ϯϮϴͿƚŚĂƚǁŝůůďĞŐĞŶĞƌĂƚĞĚďǇƚŚĞ ZĞƐĞƌǀĞĂŶĚĐƵƌƌĞŶƚůǇƉƌŽƉŽƐĞĚƵƐĞƐ;ϱϴƵŶŝƚƐŽŶDĞŶĚŽƚĂϮĂŶĚϴϵƵŶŝƚƐŽŶDĞŶĚŽƚĂϳͿ͘ dĂďůĞϳĂůƐŽƐŚŽǁƐƚŚĂƚƚŚĞǀŽůƵŵĞŽĨƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ǁŚŝĐŚŝƐĐƌŝƚŝĐĂůůǇŵŽƌĞŝŵƉŽƌƚĂŶƚ ƚŚĂŶƚŚĞǀŽůƵŵĞŽĨĚĂŝůǇƚƌŝƉƐ͕ǁŝůůďĞůŽǁĞƌǁŝƚŚƚŚĞŶĞǁůǇƉƌŽƉŽƐĞĚƵƐĞƐ͕ĐŽŵƉĂƌĞĚƚŽ ƚŚĞŽƌŝŐŝŶĂůůǇƉƌŽƉŽƐĞĚƵƐĞƐĨƌŽŵƚŚĞϮϬϭϲWhŵĞŶĚŵĞŶƚĂŶĚƚŚĞϮϬϬϴͬϮϬϬϵWh͘Ɛ ƐŚŽǁŶ͕ƚŚĞĚŝĨĨĞƌĞŶĐĞƐĂƌĞƐƚĂƌŬ͗ ŽŵƉĂƌĞϭϴϰDƉĞĂŬŚŽƵƌƚƌŝƉƐƚŽϵϳ͕ĂĚŝĨĨĞƌĞŶĐĞŽĨϴϳǀĞŚŝĐůĞƐƉĞƌŚŽƵƌ ŽŵƉĂƌĞϮϭϬWDƉĞĂŬŚŽƵƌƚƌŝƉƐƚŽϭϭϴ͕ĂĚŝĨĨĞƌĞŶĐĞŽĨϵϮǀĞŚŝĐůĞƐƉĞƌŚŽƵƌ͘ WĞĂŬŚŽƵƌƚƌĂĨĨŝĐǀŽůƵŵĞƐĂƌĞŵŽƌĞĐƌŝƚŝĐĂůƚŚĂŶƚŚŽƐĞƚŚĂƚŽĐĐƵƌŽǀĞƌƚŚĞĐŽƵƌƐĞŽĨĂϮϰͲŚŽƵƌ ĚĂǇ͕ďĞĐĂƵƐĞƚŚĞƉĞĂŬŚŽƵƌƐĂƌĞƚŝŵĞƉĞƌŝŽĚƐǁŚĞƌĞƚƌĂĨĨŝĐǀŽůƵŵĞƐĂƌĞĂƚƚŚĞŝƌŚŝŐŚĞƐƚǁŝƚŚŝŶ ĂƐŚŽƌƚƉĞƌŝŽĚŽĨƚŝŵĞ͘ PC PACKET Pg. # 146 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϰ dĂďůĞϳ dƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌϮϬϭϲWhŵĞŶĚŵĞŶƚĂŶĚϮϬϬϴͬϮϬϬϵWhŽŵƉĂƌĞĚƚŽ dƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƵƌƌĞŶƚůǇWƌŽƉŽƐĞĚhƐĞƐ hƐĞsĂƌŝĂďůĞĂŝůǇdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů dƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌ&ƵůůǇ/ŵƉůĞŵĞŶƚĞĚϮϬϭϲWhŵĞŶĚŵĞŶƚĂŶĚϮϬϬϴͬϮϬϬϵWh DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿ ϭϰϵĚƵƐ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ ^ƉĞĐŝĂůƚǇZĞƚĂŝůϰ͕ϴϮϲ^&ϲϬϲϬ ϭϮϬ ϵ ϭϬ ϭϵ ϯ ϰ ϳ ZĞƐƚĂƵƌĂŶƚϲ͕ϬϬϬ^&ϮϭϭϮϭϭ ϰϮϮ ϱ ϯ ϴ Ϯϱ ϭϯ ϯϴ ŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶ &ĂĐŝůŝƚǇ ϭϬ͕ϭϯϬ^& ϮϰϭϮϰϭ ϰϴϮ ϱϵ ϱϮ ϭϭϭ ϲϬ ϱϯ ϭϭϯ dŽƚĂůϳϳϳ ϳϳϳ ϭϱϱϰ ϳϵ ϭϬϱ ϭϴϰ ϭϮϮ ϴϴ ϮϭϬ dƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƵƌƌĞŶƚůǇWƌŽƉŽƐĞĚhƐĞƐ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿ ϭϰϵĚƵƐ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ ϱϴĚƵƐϭϱϳ ϭϱϳ ϯϭϰ ϱ ϭϱ ϮϬ ϭϲ ϭϬ Ϯϲ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ ϴϵĚƵƐϮϰϮϮϰϮ ϰϴϰ ϴ Ϯϯ ϯϭ ϭϰ ϭϲ ϰϬ dŽƚĂůϲϲϰ ϲϲϰ ϭϯϮϴ ϭϵ ϳϴ ϵϳ ϲϰ ϰϰ ϭϭϴ ^ŽƵƌĐĞ͗ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ ϰ͘ ŽŵƉĂƌĞ^ĐĞŶĂƌŝŽϮĂŶĚ^ĐĞŶĂƌŝŽϱ͘dŚĞĚŝĨĨĞƌĞŶĐĞƐďĞƚǁĞĞŶƚŚĞƐĞƚǁŽƐĐĞŶĂƌŝŽƐ ĚĞƐĐƌŝďĞƚŚĞŝŶĐƌĞĂƐĞƐƚŚĂƚĐĂŶďĞĞǆƉĞĐƚĞĚďĞƚǁĞĞŶƚŚĞĞǆŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶĂŶĚĂĨƵƚƵƌĞ ĐŽŶĚŝƚŝŽŶǁŚĞƌĞďŽƚŚƚŚĞDĞŶĚŽƚĂϮĂŶĚƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐĂƌĞďŽƚŚ ĐŽŶƐƚƌƵĐƚĞĚ͘dŚŝƐĐŽŵƉĂƌŝƐŽŶƐŚŽǁƐƚŚĂƚďǇŝŵƉůĞŵĞŶƚŝŶŐƚŚĞDĞŶĚŽƚĂϮĂŶĚƚŚĞ DĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐ͕ĂƐĐƵƌƌĞŶƚůǇƉƌŽƉŽƐĞĚ͕ƚŚĞĨŽůůŽǁŝŶŐŝŶĐƌĞĂƐĞƐŽǀĞƌƚŚĞ ĞǆŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶĐĂŶďĞĞǆƉĞĐƚĞĚ͘ ĂŝůǇ нϳϵϴƚƌŝƉƐ DWĞĂŬ нϱϭƚƌŝƉƐ WDWĞĂŬ нϲϲƚƌŝƉƐ dŚĞƐĞŝŶĐƌĞĂƐĞƐďĞƚǁĞĞŶƚŚĞĐƵƌƌĞŶƚĐŽŶĚŝƚŝŽŶĂŶĚĂĨƵƚƵƌĞĐŽŶĚŝƚŝŽŶ;ǁŚĞƌĞƚŚĞ DĞŶĚŽƚĂϮĂŶĚƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐĂƌĞďŽƚŚŝŵƉůĞŵĞŶƚĞĚͿĂƌĞŶŽƚ ƐŝŐŶŝĨŝĐĂŶƚĂŶĚĂƌĞƚǇƉŝĐĂůůǇƚŚŽƵŐŚƚƚŽďĞƚŽŽůŽǁƚŽŚĂǀĞĂƉƌŽĨŽƵŶĚĞĨĨĞĐƚŽŶƚƌĂĨĨŝĐ ŽƉĞƌĂƚŝŽŶƐ͘dŚĞŝƌƌĞůĂƚŝǀĞŝŶƐŝŐŶŝĨŝĐĂŶĐĞďĞĐŽŵĞƐŽďǀŝŽƵƐǁŚĞŶĐŽŵƉĂƌĞĚƚŽƚŚĞ ŝŶĐƌĞĂƐĞƐŝŶƚƌŝƉƐƚŚĂƚǁŽƵůĚŚĂǀĞŽĐĐƵƌƌĞĚŝĨƚŚĞŽƌŝŐŝŶĂůϮϬϭϲWhŵĞŶĚŵĞŶƚ;ƚŚĞϭϰϵͲ PC PACKET Pg. # 147 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϱ ƵŶŝƚZĞƐĞƌǀĞ͕ƚŚĞϰ͕ϴϮϲƐƋƵĂƌĞĨŽŽƚƌĞƚĂŝůƐƉĂĐĞ͕ĂŶĚƚŚĞϲ͕ϬϬϬƐƋƵĂƌĞĨŽŽƚƌĞƐƚĂƵƌĂŶƚͿĂŶĚ ƚŚĞϮϬϬϴͬϮϬϬϵWhŚĂĚďĞĞŶŝŵƉůĞŵĞŶƚĞĚĂƐƉůĂŶŶĞĚ͘ ĂŝůǇ нϭ͕ϬϮϰƚƌŝƉƐ DWĞĂŬ нϭϯϴƚƌŝƉƐ WDWĞĂŬ нϭϱϴƚƌŝƉƐ ǇĐŽŵƉĂƌŝƐŽŶ͕ƚŚĞƐĞŝŶĐƌĞĂƐĞƐŽǀĞƌƚŚĞĞǆŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶĂƌĞŐƌĞĂƚĞƌĂŶĚĂƌĞŵŽƌĞůŝŬĞůǇƚŽ ŚĂǀĞĂŶŝŵƉĂĐƚŽŶƉĞĂŬŚŽƵƌƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐƚŚĂŶƚŚĞŝŶĐƌĞĂƐĞƐƚŚĂƚĂƌĞĞƐƚŝŵĂƚĞĚƵŶĚĞƌ ^ĐĞŶĂƌŝŽϱ͕ǁŚĞƌĞďŽƚŚƚŚĞDĞŶĚŽƚĂϮĂŶĚƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐĂƌĞ ŝŵƉůĞŵĞŶƚĞĚ͘ PC PACKET Pg. # 148 ǣ̳ ̳ͲͳͳʹͷʹͲͳ̳ʹ̴̴̳̳ʹͲʹͳǦͲͺǦͳ͸̴Ǥ DDKZEhD Date: August 16, 2021 To: Ryan Ruzek, P.E. Public Works Director, City of Mendota Heights From: Bryan Nemeth, P.E. Subject: Mendota Plaza Development Traffic Review City of Mendota Heights Project No.: 0R1.125201 This memorandum provides a review of the proposed development and the associated traffic analysis dated August 9, 2021 (Trip Generation Analysis). The August 9, 2021 study references a previous traffic impact study completed for the project area that included the some of the area under consideration for development. As this is the basis for the traffic analysis, the study results were reviewed. 2016 Analysis Study Review The 2016 study proposed maintaining two full access points on the west to TH 149/Dodd Road and proposed adding one right-in/right-out or just a right-in access on the north to TH 62 (previously TH 110). Ultimately, the access to TH 62 was constructed with right-in access only. The 2016 study indicates that there will be resulting poor levels of service for all of the intersections by 2040 with the development but also indicates that improvements are beyond the scope of the study. Review of the queues resulting from the 2016 study indicates that the AM northbound queues at TH 62/TH 149 increase by 100 to 150 feet with the development in 2040 compared to the existing scenario in 2016. The AM queue can be accommodated with the existing access spacing on TH 149 and does not appear to be a concern. The PM queue in 2016 already extended past the North Plaza Access and would be longer by around 75 feet in 2018 and 1,200 feet in 2040 with the right-in access. Additionally, any queuing on the Plaza accesses to TH 149/Dodd Road are shown to be acceptable but would operate at LOS F in the 2040 scenarios. Overall, the study indicated that an access to TH 62 would provide some, if minimal, improvement to operations. The biggest improvement is likely a safety improvement to TH 149/Dodd Road, south of TH 62, by not having as much traffic make the southbound left turn movement into the accesses off TH 149/Dodd Road. Trip Generation The traffic study Technical Memorandum documented the trip generation analysis for two projects being proposed by At Home Apartments. This includes: • Mendota 2: 58-unit apartment • Lot 7: 89-unit apartment It is proposed that the increase in trips from the new development for Mendota 2 would be less than what was previously proposed in 2016, so no additional analysis or mitigation is necessary. Additionally, Lot 7 was previously proposed as a daycare/childhood center in a 2008/2009 PUD application but it is unknown whether a traffic analysis was completed with it. Review of historical aerial images indicates that Lots 6 PC PACKET Pg. # 149 Name: Mendota Plaza Development Traffic Review Date: August 16, 2021 Page: 2 and 7 of the area were not developed by the time of the 2016 study. Consequently, the 2016 traffic impact study does not appear to take the Lot 6 or Lot 7 development into account. The ITE Trip Generation analysis uses the correct rates resulting in the following for Mendota Plaza. This also displays the previous trip projections for the two sites. Site Mendota Plaza Trip Projections 2009/2016 Trip Projections (new trips) Daily AM Peak PM Peak Daily AM Peak PM Peak Mendota 2 314 20 26 542 27 45 Lot 7 484 31 40 482 111 113 Total 798 51 66 1,024 138 158 This results in fewer trips during the AM peak hour, PM peak hour, and daily for “Mendota 2” than the previous development proposed in those areas for the 2016 study. This also results in fewer trips during the AM peak hour and PM peak hour, and essentially the same for daily trips for Lot 7 than the previous development proposed in the area from the 2008/2009 PUD Application. This indicates that the new development would likely result in fewer trips than previously proposed, especially during the critical AM and PM peak hours. By itself, this does not indicate that the operations are acceptable or that the proposed development does not need to provide transportation network improvements. This new additional traffic will be added to the traffic that is there today. The most noticeable change is likely to be on South Plaza Drive, since much of the Lot 7 traffic would likely use South Plaza Drive to access TH 149/Dodd Road, due to proximity and due to queues on TH 149. Traffic Operations The 2016 study indicated substantial operational concerns with or without any new development in the area. This is a result of existing traffic volumes on the roadway, increased background traffic growth due to new development locally and region-wide, and the new proposed development. The poor operations are likely a concern for MnDOT (jurisdiction over TH 149 and TH 110) and the city of Mendota Heights, especially when it impacts the safety of the traveling public. As indicated previously, the new development by itself does not appear to be the biggest driver for the operational concerns, as the 2018 operations appear to be minimally different than the 2016 operations prior to the expanded development. But the new development will add trips to the network, resulting in slightly longer queue lengths. Additional review of options for improved operations and safety, such as different access configurations at both North Plaza and South Plaza Drive may need to be considered. Traffic Safety Review A review of the recent crashes in the area was completed to understand how the most recent development since 2016 impacted traffic safety and if improvements are needed in the area, especially as traffic increases due to additional development. Location 2014-2016 Crashes 2018-2020 Crashes Notes Angle Rear-end Other Angle Rear-end Other Dodd/South Plaza - 1* - 1* - - Dodd/North Plaza 2* 1* - 1** 2* 1 TH 62/Right-in - - - - - - *** *Crash involved a northbound queue backup through the intersection **Crash involved a motorized scooter using the pedestrian crossing ***No crashes appear to involve the right turn off of TH 62 PC PACKET Pg. # 150 Name: Mendota Plaza Development Traffic Review Date: August 16, 2021 Page: 3 Overall, it appears that the development increase did not result in an increase in crashes or a reduction in safety. The crash data does indicate that there is a consistent crash type occurring on TH 149, especially when there is a long queue evident that extends south from TH 62. The number of crashes are low though, and would not appear to be a substantial concern. With the increased traffic at South Plaza Drive, constructing a southbound left turn lane at South Plaza Drive would be anticipated to provide a safety improvement by allowing southbound traffic to bypass southbound left turning vehicles, especially since the access appears to be blocked by vehicles on a frequent basis. The proposed development on Lot 7 would likely increase the number of southbound left turning vehicles in the PM peak hour, when the queues appear to be the most prevalent. Mendota 2 development does have some safety concerns that should be rectified prior to development. The current north access occurs right after the right turn off of TH 62 and is directly after the entrance sign structure. These are significant safety concerns for sight lines. The north access should be moved south to provide more distance from TH 62 and the sign structure. Additionally, the signing and striping of the internal roadway that connects to the right-in off of TH 62 should be revised to make it easier for motorists to understand the traffic movements allowed in the area as the Mendota 2 site is developed. Pedestrian Considerations The network for pedestrians appears to provide access to all of the currently developed parcels except for Lot 6. With the development of Mendota 2 and Lot 7 the pedestrian network should be expanded to serve those parcels. Of special consideration, the transit stop on South Plaza Drive is not connected to the overall pedestrian network, nor is the transit stop on the southeast corner of TH 149/Dodd Road and South Plaza Drive. A sidewalk or trail should be extended from TH 149/Dodd Road to North Plaza Drive. Additionally, the sidewalk/trail should extend from the access points for the building on Lot 7 to this sidewalk/trail along South Plaza Drive. This would provide access to the overall transportation network and the transit stop from Lot 7. Pedestrian network access to and from Mendota 2 can expand on what has already been completed in the area during Phase 1. Mendota 2 should connect to this network of sidewalk and trail to the east. In conjunction with the above improvements, the current pedestrian activated RRFB located on the southeast corner of TH 149/S Plaza Dr should be considered for relocation to the north side of the intersection since that is where the pedestrian crossing is located, to get it in compliance with the MnMUTCD. Conclusions The following improvements are recommended to be made to the surrounding transportation network to improve pedestrian connections and improve potential safety concerns with the development of Mendota 2 and Lot 7 into apartments: • Construct a sidewalk/trail along South Plaza Drive from TH 149/Dodd Road to North Plaza Drive. This should also include ADA improvements to get to the transit stop on the southeast corner of TH 149/Dodd Road. • Construct a sidewalk/trail from Lot 7 building accesses to the new South Plaza Drive sidewalk/trail. • Construct a sidewalk/trail from Mendota 2 building accesses to the sidewalk/trail to the east. • Construct a southbound left turn lane on TH 149/Dodd Road at South Plaza Drive as space allows and as approved by MnDOT. • Revise access, signing, and striping in the area of Mendota 2. 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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:October 26, 2021 (Extended Statutory 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 identified as Phase III (Lot 7), and is generally located to the south of The Mendota Plaza main mall building, or the vacant parcel located at the northwest corner of South Plaza Drive and South Plaza Way. The proposed development is an 89-unit apartment building. 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). PC PACKET Pg. # 156 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 separate PUD Amendments, with The Reserve apartment development (by At Home Apartments) approved under PUD Amendment No. 6 in 2016, and the latest No. 7 approved the new Gemini Medical office building in 2017. This proposed development would become part of the eighth amendment (along with the Phase II – 58-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 89-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, 89-unit apartment building, with 139,126 gross square feet of parking and living area. The new apartment will consist of 18 small one-bedroom units with an average size of 674-sf.; 23 medium one-bedroom units with an average size of 772-sf.; 18 large PC PACKET Pg. # 157 one-bedroom units with an average size of 864-sf.; 3 one-bedroom plus den units with an average size of 906-sf.; and 27 two-bedroom units with an average size of 1,119-sf. These market rate units range in size from a low of 625 to 676 sf. and a high of 775 – 960 sf. for the one-bedroom units, and a low of 1,193-sf. and up to 1,225-sf. for the 2-bed units. The building will consist of one and one-half levels of underground parking, with 110 stalls and 47 surface (outdoor) parking stalls, resulting in an overall parking ratio of 1.76 stalls per unit. The developers are requesting to have the proposed apartment building with setbacks of 25-feet along the west and south property lines; and 10-ft. setbacks for the outdoor parking lot along 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 landscaping/plantings plans are all included with this report’s attachments. PC PACKET Pg. # 158 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 mixed-use, which is likely to be primarily multi-family development.” This site and the proposed apartment development would meet this statement. PC PACKET Pg. # 159 Construction of the proposed 89-unit residential development (coupled with the proposed 58-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. PC PACKET Pg. # 160 Proposed PUD Final Development Plan Amendment The original 2009 PUD Plan, which included a new plat, called for the development of the project area with the following: a 14,820-sf. Walgreens store (Lot 1); a 47,200 sf. retail mall (Lot 2); two future 3,600- sf./4,000-sf. restaurants (Lot 3); a 12,000-sf. multi-tenant/strip mall (Lot 4); a 10,800-sf. future office (Lot 5); a future 4-story, 100,000-sf. high density residential apartment (Lot 6); a 10,130-sf. future child care center (Lot 7); and a three-story, 36,000-sf. future office building (Lot 8). Soon after the 2009 approvals, the Walgreens and Mendota Plaza mall were completed. In 2012 the PUD was amended to change the proposed 100,000 square-foot high-density residential building on Lot 6 to the 46-unit White Pines Senior Living facility. In 2016 the PUD was amended to change the future 12,000-sf. Retail Center and 10,800-sf. Office building (Lots 4 & 5) over to the 139-unit Reserve Apartments, which included changing the two future 3,600-sf./4,000-sf. restaurants on Lot 3 into two 3,500-sf. and 4,000-sf. restaurant pad sites with drive through lanes. In 2017 the PUD was amended to revise the future office building on Lot 8 to the 17,700-sf. Gemini Medical offices. For this particular site, the developer is requesting to modify the original 2009 Final Plan’s “10,300-sf. Future Child Care Center” with the proposed four story, 139,126-sf., 89-unit apartment building. 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. Amending an existing PUD Final Development Plan is noted under 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. PC PACKET Pg. # 161 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. 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 89-units on 2.04 acres. The requirements adopted within a PUD can be flexible, and can 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 R-3 High Density Residential District standards as a guide, but not as an absolute, since an R-3 use is a “…potentially allowable uses within the MU-PUD district.” A high-density residential apartment building under this proposal would be considered an allowable use in this 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 Council has considerable “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 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. PC PACKET Pg. # 162 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. Since this site is located in an established MU-PUD zone, 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 the discretionary right or ability to determine [by its recommendation] the number of dwelling units, thus setting or approving the allowable density of the site. City Council will have final authority or decision-making on any density request. The Reserve apartments consisted of 139 units on a 2.2 acre site, which calculated out to a density of 63 units/acre - on its own parcel. However, in the 2016 PUD Amendment review, city staff presented to the planning commission and council the following statement on density calculation: “…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 at that time, 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 approved by the city. The density calculation on this individual parcel is calculated as: 89-units / 2.04 acres = 43.6 units/acre. 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 – Proposed Phase III 2.04 89 Lot 8 – Gemini Medical 2.31 0 Total Net Area 18.5 ac. @ 75% = 13.875 acres * Total Units (existing & proposed)274 units Total Density 19.75 units/acre *Mixed Use Residential Acres calculated as 75% of Total Net Developable Areas (per 2040 Comprehensive Plan) PC PACKET Pg. # 163 Factoring in the other 58-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 apts.)2.05 58 Lot 1, Block 2 (The Reserves)2.2 139 Lot 7 – (proposed Phase III apts.)2.04 89 Lot 8 – Gemini Medical 2.31 0 Total Net Area 18.5 ac. @ 75% = 13.875 acres * Total Units (existing & proposed)332 units Total Density 23.9 or approx. 24 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 consistent with and meets the density allowances under the 2040 Comprehensive 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.) 62 one-bedroom units 27 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: 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 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 446,560-sf. or 10.25 acres of land to support the number of one/two bedroom units proposed in this plan. [CALC: (62 x 5,100=316,200) + (27 x 6,050=163,350) – (110 stalls @ 300-sf.=33,000) = 446,550-sf.] 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, even with the number of units proposed on the smaller land site. PC PACKET Pg. # 164 x Unit Sizes For this new apartment proposal, 15 of the 62 one-bed units are planned to be less than the minimum 750-sf. size for a standard R-3 High Density Residential use; while all 27 of the 2-bed units plan to be over the 800-sf. minimum. No three-bedroom units are proposed in the building. 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 the 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 developer was requested (by city staff) to meet with our resident Master Gardeners to review and comment on their proposed Landscape Plan. It appears the developer’s architect did speak to one of the MG, and later reported back to city staff with the following message: “The plan you [city staff] sent to me had no species listed, so he [developer’s architect] and I just talked about what we are looking for in terms of pollinator friendly, resilient landscape. He was going to incorporate the things we discussed into a plan and then send me the plan and discuss further.” – and – “One thing that jumped out to me is that the buildings are very near the lot lines or MNDOT ROW in the case of the building facing Hwy 62, so there isn’t a lot of space to design a meaningful pollinator friendly, resilient plan. But, it is hard to visualize without seeing the plan.” PC PACKET Pg. # 165 As of the preparation of this report, no updated/revised plan was available for this packet, other than the original landscape plan submitted with the original CUP application materials. A new plan with comments from the Master Gardener may be available or presented to the commission prior to or the night of the hearing. 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 The proposed high-density residential development includes 47 surface parking spaces and 110 indoor spaces, for a total of 157 spaces. This equates to a ratio of 1.76 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 89-units, strict application of the Code standard would require a minimum of 223 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. PC PACKET Pg. # 166 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. 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: Parking at 1.6/Unit: 89-units x 1.6 = 142.4 or 143 spaces or Parking at 1.2/bedroom: 62 one bedroom units @ 1.2 = 74.4, or 75 spaces 27 two bedroom units @ 2.4 = 64.8, or 65 spaces TOTAL: 140 spaces Due to the strong desire to preserve or encourage more open space on this site, it remains the professional opinion of staff that the 157 spaces (1.76 space/unit ratio) 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 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. PC PACKET Pg. # 167 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 89-units = $356,000). 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 an updated Technical Memorandum – Trip Generation Analysis from Biko Associates (dated 08/09/2021). The memo provides five (5) separate scenarios and comparisons, based on current development and projected developments on the Phase II site and the separate, but related Phase III site (Lot 7). A summary of findings are noted as follows: 1. The analysis for At Home Apartments' Mendota 2 development shows that it will generate fewer daily, AM peak hour, and PM peak hour trips than the uses that were previously proposed for the expansion site in 2016 but never implemented. PC PACKET Pg. # 168 2. Similarly, the analysis for At Home Apartments’ Mendota Lot 7 development shows that it will generate fewer AM peak hour and fewer PM peak hour trips than the childcare/ education facility use that was originally proposed for the Mendota Plaza PUD in 2008/2009 but never implemented. While the daily trip estimate to be generated by the proposed Mendota 7 development will be a mere two vehicles per day higher than those estimated for the originally proposed use (a day care), it is critically important to highlight that the peak hour trips, which are of much greater concern than daily trips, are significantly lower. 3. The analysis also shows that the trip generation estimates (daily, AM peak hour, and PM peak hour trips) for what was originally proposed in the 2016 expansion program plus the 2008/2009 PUD are substantially higher than the estimates for what is currently being proposed by At Home Apartments. In this traffic review report, a Scenario 4 / Table 4 was used to identify the estimated traffic or daily trips when considering The 149 (139) units of The Reserves, the 58 units of Phase II; and a proposed Child Care center on Lot 7 (proposed Phase III site). This report concluded the following: x 1,326 daily trips; 177 AM peak hour trips; 191 PM peak hour trips Scenario 5 / Table 5 was thereafter use to identify the estimated traffic or daily trips when considering The 149 (139) units of The Reserves, the 58 units of Phase II; and a proposed 89-units on Lot 7 (Phase III), which concluded the following: x 1,328 daily trips; 97 AM peak hour trips; 118 PM peak hour trips The report goes on to state: “…that under Scenario 4, which included the 2008/2009 childcare/education facility, is estimated to generate the highest volume of critically important AM peak hour and PM peak hour trips, when compared to the other scenarios.”; and “The analysis showed that developing an 89-unit apartment (the Mendota Lot 7 development) will result in nearly equal volumes of daily trips as those estimated for a 10,130 square foot childcare/education facility; 1,326 daily trips compared to 1,328 daily trips. There is a stark difference, however, in the volume of peak hour trips that would be generated. Scenario 4, with the childcare/educational facility, would generate significantly greater peak hour trips than Scenario 5, with the 89-unit apartment; 177 AM peak hour trips compared to 97. Likewise, Scenario 4 will generate 191 PM peak hour trips, and Scenario 5 will generate 118. In order to ensure a fair and impartial review of this Technical (Traffic) Memo from the developer, the city forwarded this report to our engineering consultants to review and provide comments (Bolton & Menk Traffic Review Memo dated 08/16/2021 – appended to this report). This memo makes the following conclusions and statement: x Construct a sidewalk/trail along South Plaza Drive from TH 149/Dodd Road to North Plaza Drive. This should also include ADA improvements to get to the transit stop on the southeast corner of TH 149/Dodd Road. x Construct a sidewalk/trail from Lot 7 building accesses to the new South Plaza Drive sidewalk/trail. x Construct a sidewalk/trail from Mendota 2 building accesses to the sidewalk/trail to the east. PC PACKET Pg. # 169 x Construct a southbound left turn lane on TH 149/Dodd Road at South Plaza Drive as space allows and as approved by MnDOT. x Revise access, signing, and striping in the area of Mendota 2. Beyond this current development proposal, it is recommended that the City and MnDOT give consideration to other roadway network improvements south of TH 62 on TH 149 to better control traffic movements and improve safety. The Minnesota Dept. of Transportation was also asked to review the proposed apartment plans with this project, and submitted a review memo with information relating only to drainage, noise, pedestrian/bicycle, and general permitting information. MnDOT apparently chose to either defer to the city [or neglected to provide] any comments related to any potential traffic impacts on to the adjacent state highway roadway systems. MnDOT Review Memo #S21-049 (dated 08/11/2021) is appended to this report. Finally, 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. Should this CUP (PUD Amendment) be approved, this same section/language will be added and made part of the future 8th Amendment to the Mendota Plaza Planned Unit Development Agreement. Fire Department Review The Fire Department personnel was asked to review these plans and provided the following comments: 1. amount of traffic that is coming out of South Plaza Drive is making difficult for us to get out of the station and get rolling, especially to the north. If this is going to increase that traffic I think we need to look at some sort of traffic preemption system associated with the project. 2. FD is unable to determine where the building’s FDC’s (fire hose connections) are located in relation to any proposed hydrant locations? 3. FD is unable to tell if there is a fire access road around the property? In a follow-up discussion with the Fire Chief, he was simply relaying his “concerns” with increased traffic along Dodd Road, and the continued issues they have with periodic vehicle back-ups and difficulty turning fire trucks north onto Dodd Road. In his opinion, a pre-emption device, similar to an Opticon system normally seen on overhead traffic signals, would be an option to have inside the fire station, so they could PC PACKET Pg. # 170 trigger the light for northbound traffic at the Hwy 62 and Dodd Road intersection, which in theory would allow vehicles to start moving along Dodd Road – just prior to the trucks leaving the station. Nevertheless, the Fire Chief admits this is not the sole responsibility of the developer to fix, but wanted to make sure the commission is aware of his concerns, and is open to other ideas, suggestions or alternatives to reduce or combat this fire truck exiting issues. There are no dedicated fire access road around the Phase II property, but access from the adjacent highway is possible, and South Plaza Drive along the front will be available. Phase III has roadway or internal driveway systems all around this site. In both cases, the Fire Chief agreed that he (along with the Fire Marshal) would like to work with developer’s architects and civil design team, should these plans be approved, and recommend appropriate fire safety measures inside and outside the buildings, which may include identifying (or requiring) the correct number and placement of FDC’s, stack pipes and hydrant locations – similar to what they did with The Reserve apartments in 2016. 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. PC PACKET Pg. # 171 5. A park dedication fee of $4,000/residential unit shall be paid at time of building permit approval. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. 11. The proposed water system shall be designed and constructed to Saint Paul Regional Water Service (SPRWS) standards. 12. 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. 13. Building and grading permits shall be obtained from the City prior to commencement of any construction. 14. 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 and other fire safety measures or improvements as determined by the city’s Fire Marshal and/or Building Official. MATERIALS INCLUDED FOR REVIEW 1. Letter of Intent/Project Narrative 2. Technical Memorandum- Traffic Analysis by Biko Assoc. (dated 08/09/2021) 3. Mendota Plaza Development Traffic Review Memo by Bolton & Menk (dated 08/16/2021) 4. MnDOT Review Memorandum (dated 08/11/2021) 5. 2009 Mendota Heights Plaza Master Development Plan 6. Mendota Heights Apartments – Phase III – Lot 7 Plans (2021) PC PACKET Pg. # 172 FINDINGS-OF-FACT FOR APPROVAL CUP for PUD Amendment For PHASE III - LOT 7 of The Mendota Plaza The following findings-of-fact are made in support of approval of the PUD Amendment: 1. The proposed amendment to allow a new 89-unit high-density residential apartment to the previously approved 2009 Planned Unit Development Final Development Plan for Mendota Plaza, is consistent with the 2040 Comprehensive Plan and other applicable City Code requirements for similar high density residential developments. 2. The proposed development meets the goals of the Housing chapter in the 2040 Comp Plan by encouraging life-cycle housing opportunities in the city, through various forms and tenures that allow residents to remain in the community; provides for senior rental housing opportunities; and supports the development of a mix of affordable housing opportunities for all income levels and age groups. 3. The proposed apartment development complies with the allowable density range of 21 – 30 units/acre as permitted for new MU-PUD (Mixed-Use-Planned Unit Development) land uses. 4. The proposed apartment will be an effective and unified treatment of the existing development within the established PUD. 5. Financing for this proposed development is available and will be provided to the developer with certain conditions between the developer and their lender, and in an amount sufficient to assure completion of the proposed apartment development, which will contribute to the completion of the overall planned unit development in this MU-PUD area. 6. The proposed development utilizes the flexibility of the planned unit development and other zoning standards to enhance the development of the property,without negatively impacting surrounding land uses and natural resources. 7. 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. 8. 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 requires. 9. Based upon the traffic analysis prepared for this application, the proposed development will contribute less amount of vehicle trips or daily traffic entering/leaving this area than the other retail/commercial development(s) planned for in this PUD project area. 10. 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. 11. The proposed apartment development use would be in character with other surrounding uses in this mixed-use commercial and high density residential project area, and the new residents projected for this site will help support and contribute to the economic sustainability of the surrounding retail and commercial uses. PC PACKET Pg. # 173 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: 1. The 89-unit apartment development proposed for the subject site is determined to be excessive than what was originally planned or scheduled for this site, and is therefore inconsistent with the original intent and purpose of the 2009 Planned Unit Development Final Development Plans. 2. The amount and number of reduced site design standards, including reduced building and parking lot setbacks, and reduced parking numbers requested under this PUD Amendment seem excessive and too numerous for this site, and are all considered inconsistent with typical City Code requirements and standards for similar high-density residential developments in the city. 3. The proposed development will not be an effective and unified treatment of the existing development within the PUD project area. 4. The proposed development is determined not to be a good fit for this site or area, is not well-planned or designed as 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. 5. The proposed apartment development poses a negative impact to the surrounding land uses, natural resources, vehicle traffic and nearby road systems. 6. The new high-density residential use would not be in character with other surrounding uses in this mixed-use commercial and high density residential project area. 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183 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬƵŐƵƐƚϵ͕ϮϬϮϭWĂŐĞϯ Retail and restaurant uses, which were never built. 139-unit apartment (The Reserve at Mendota Village), which was built in 2016.** &ŝŐƵƌĞϮ͗ŽŶĐĞƉƚƵĂů^ŝƚĞWůĂŶĨŽƌƚŚĞϮϬϭϲǆƉĂŶƐŝŽŶWƌŽũĞĐƚ^ŽƵƌĐĞ͗ dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚǇ͗DĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ ΎΎdŚĞƚƌĂĨĨŝĐƐƚƵĚǇĂŶĂůǇǌĞĚĂϭϰϵͲƵŶŝƚĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͘KŶůǇϭϯϵƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘PC PACKET Pg. # 184 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϰ DĞŶĚŽƚĂ>ŽƚϳĞǀĞůŽƉŵĞŶƚĂĐŬŐƌŽƵŶĚ͗ /ŶĂWhĂƉƉůŝĐĂƚŝŽŶĨƌŽŵϮϬϬϴͬϮϬϬϵ͕ĂϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇǁĂƐƉƌŽƉŽƐĞĚƚŽ ďĞĐŽŶƐƚƌƵĐƚĞĚŽŶDĞŶĚŽƚĂWůĂǌĂ͛Ɛ>Žƚϳ͕ǁŚŝĐŚŝƐůŽĐĂƚĞĚĂƚƚŚĞƐŽƵƚŚĞƌŶĞŶĚŽĨDĞŶĚŽƚĂWůĂǌĂĂŶĚŽŶ ƚŚĞŶŽƌƚŚƐŝĚĞŽĨ^ŽƵƚŚWůĂǌĂƌŝǀĞ͘dŚĞĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇǁĂƐŶĞǀĞƌďƵŝůƚ͕ĂŶĚƚ,ŽŵĞ ƉĂƌƚŵĞŶƚƐŝƐƉƌŽƉŽƐŝŶŐƚŽĚĞǀĞůŽƉĂŶϴϵͲƵŶŝƚ͕ĨŝǀĞͬƐŝǆƐƚŽƌǇŵŝĚͲƌŝƐĞĂƉĂƌƚŵĞŶƚŝŶƚŚŝƐůŽĐĂƚŝŽŶ͘/ƚŝƐ ŚŽƉĞĚƚŚĂƚĐŽŶƐƚƌƵĐƚŝŽŶŽŶƚŚĞϴϵͲƵŶŝƚĂƉĂƌƚŵĞŶƚǁŽƵůĚďĞŐŝŶŝŶƚŚĞƐƉƌŝŶŐͬƐƵŵŵĞƌŽĨϮϬϮϮǁŝƚŚĂ ϮϬϮϯĚĞůŝǀĞƌǇĚĂƚĞ͘ ^ĐŚĞŵĂƚŝĐĞůĞǀĂƚŝŽŶƐĨŽƌƚŚĞĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇ͕ƉƌĞƉĂƌĞĚďǇ<<ƌĐŚŝƚĞĐƚƐŝŶ:ĂŶƵĂƌǇϮϬϬϵ͕ ĂƌĞƐŚŽǁŶďĞůŽǁŽŶ&ŝŐƵƌĞϯ͘ dŚĞůŽĐĂƚŝŽŶƐŽĨďŽƚŚƚŚĞDĞŶĚŽƚĂϮĂŶĚƚŚĞDĞŶĚŽƚĂͲ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐĂƌĞƐŚŽǁŶŽŶ&ŝŐƵƌĞϰŽŶ ƚŚĞĨŽůůŽǁŝŶŐƉĂŐĞ͘ &ŝŐƵƌĞϯ͗^ĐŚĞŵĂƚŝĐůĞǀĂƚŝŽŶƐĨŽƌŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶ&ĂĐŝůŝƚǇ WƌŽƉŽƐĞĚŝŶϮϬϬϴͬϮϬϬϵ PC PACKET Pg. # 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187 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϳ ^ĐĞŶĂƌŝŽϮ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌǁŚĂƚǁĂƐĂĐƚƵĂůůǇďƵŝůƚŝŶϮϬϭϲ dŚĞŝŵƉĂĐƚŽĨŶŽƚďƵŝůĚŝŶŐƚŚĞƉƌŽƉŽƐĞĚƌĞƚĂŝůƐŚŽƉƐĂŶĚƌĞƐƚĂƵƌĂŶƚŝŶϮϬϭϲŝƐŽŶĞǁŚĞƌĞƚƌŝƉƐ ĞƐƚŝŵĂƚĞĚƚŽďĞŐĞŶĞƌĂƚĞĚďǇƚŚŽƐĞƵƐĞƐŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ͘dŚƵƐ͕ƚŚĞǇƐŚŽƵůĚďĞƐƵďƚƌĂĐƚĞĚ ĨƌŽŵƚŚĞƚŽƚĂůƐƐŚŽǁŶŝŶdĂďůĞϭ͘^ĞĞdĂďůĞϮŽŶƉĂŐĞϴ͕ǁŚŝĐŚĚĞƐĐƌŝďĞƐƚƌŝƉŐĞŶĞƌĂƚŝŽŶĨŽƌǁŚĂƚ ǁĂƐĂĐƚƵĂůůǇďƵŝůƚ͕ŝ͘Ğ͕͘ƚŚĞĞǆŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶ͘ ƐƐŚŽǁŶŝŶdĂďůĞϮ͕ƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐĂĐƚƵĂůůǇŐĞŶĞƌĂƚĞĚƚŽĚĂǇŝƐ͗ ϱϯϬĚĂŝůǇƚƌŝƉƐ ϰϲDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϱϮWDƉĞĂŬŚŽƵƌƚƌŝƉƐ ŽŵƉĂƌŝŶŐdĂďůĞƐϭĂŶĚϮ͕ƚŚĞĨŽůůŽǁŝŶŐƌĞĚƵĐƚŝŽŶƐŝŶƚƌŝƉƐŚĂǀĞďĞĞŶƌĞĂůŝǌĞĚďǇŶŽƚďƵŝůĚŝŶŐƚŚĞ ŽƌŝŐŝŶĂůůǇƉƌŽƉŽƐĞĚƌĞƚĂŝůĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞƐ͘ WĂƐƐͲďǇƚƌŝƉƐŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ ϱϭƉĞƌĐĞŶƚŽĨĚĂŝůǇƚƌŝƉƐ;ϱϰϮĚĂŝůǇƚƌŝƉƐͿŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ ϯϳƉĞƌĐĞŶƚŽĨDƉĞĂŬŚŽƵƌƚƌŝƉƐ;ϮϳDƉĞĂŬŚŽƵƌƚƌŝƉƐͿŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ ϰϲƉĞƌĐĞŶƚŽĨWDƉĞĂŬŚŽƵƌƚƌŝƉƐ;ϰϱWDƉĞĂŬŚŽƵƌƚƌŝƉƐͿŶĞǀĞƌŵĂƚĞƌŝĂůŝǌĞĚ PC PACKET Pg. # 188 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬƵŐƵƐƚϵ͕ϮϬϮϭWĂŐĞϴ dĂďůĞϭƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞϮϬϭϲDĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶWƌŽŐƌĂŵ/d>ĂŶĚhƐĞŽĚĞĞƐĐƌŝƉƚŝŽŶĂŝůǇDWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌ/ŶKƵƚdŽƚĂůĂŝůǇWĂƐƐͲďǇ/ŶKƵƚdŽƚĂůDWĞĂŬWĂƐƐͲďǇ/ŶKƵƚdŽƚĂůWDWĞĂŬWĂƐƐͲďǇ>ŽĐĂů ƉĂƌƚŵĞŶƚ;ϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐͿΎΎϮϲϱ Ϯϲϱ ϱϯϬ Ϭ ϲ ϰϬ ϰϲ Ϭ ϯϰ ϭϴ ϱϮ ϬϴϮϲ ^ƉĞĐŝĂůƚǇZĞƚĂŝů;ϰ͕ϴϮϲ^ƋƵĂƌĞ&ĞĞƚͿϲϬ ϲϬ ϭϮϬ ϲϮ ϵ ϭϬ ϭϵ ϭϬ ϯ ϰ ϳ ϰ>ŽĐĂůZĞƐƚĂƵƌĂŶƚ;ϲ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚͿϮϭϭ Ϯϭϭ ϰϮϮ ϯϭϵ ϱ ϯ ϴ ϳ Ϯϱ ϭϯ ϯϴ ϮϴdŽƚĂůϱϯϲ ϱϯϲ ϭϬϳϮ ϯϴϭ ϮϬ ϱϯ ϳϯ ϭϳ ϲϮ ϯϱ ϵϳ ϯϮ^ŽƵƌĐĞƐ͗͞dƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϵƚŚĚŝƚŝŽŶ͕͟/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿĂŶĚůŽĐĂůĚĂƚĂĐŽůůĞĐƚĞĚďǇ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ĂƐĚŽĐƵŵĞŶƚĞĚŝŶdƌĂĨĨŝĐ /ŵƉĂĐƚ^ƚƵĚǇ͗DĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶ͕^ƉĂĐŬŽŶƐƵůƚŝŶŐ͕ƵŐƵƐƚϴ͕ϮϬϭϲ͘ΎΎ ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞ ĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘dĂďůĞϮƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞϮϬϭϲDĞŶĚŽƚĂWůĂǌĂǆƉĂŶƐŝŽŶWƌŽŐƌĂŵǁŝƚŚŽƵƚZĞƚĂŝůĂŶĚZĞƐƚĂƵƌĂŶƚhƐĞƐ/d>ĂŶĚhƐĞŽĚĞĞƐĐƌŝƉƚŝŽŶĂŝůǇDWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌ/ŶKƵƚdŽƚĂůĂŝůǇWĂƐƐǇ/ŶKƵƚdŽƚĂůDWĞĂŬWĂƐƐǇ/ŶKƵƚdŽƚĂůWDWĞĂŬWĂƐƐǇ>ŽĐĂů ƉĂƌƚŵĞŶƚ;ϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐͿΎΎϮϲϱ Ϯϲϱ ϱϯϬ Ϭ ϲ ϰϬ ϰϲ Ϭ ϯϰ ϭϴ ϱϮ ϬϴϮϲ ^ƉĞĐŝĂůƚǇZĞƚĂŝů;ϰ͕ϴϮϲ^ƋƵĂƌĞ&ĞĞƚͿϬϬϬϬϬϬϬϬϬϬϬϬ>ŽĐĂůZĞƐƚĂƵƌĂŶƚ;ϲ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚͿϬϬϬϬϬϬϬϬϬϬϬϬdŽƚĂůϮϲϱ Ϯϲϱ ϱϯϬ Ϭ ϲ ϰϬ ϰϲ Ϭ ϯϰ ϭϴ ϱϮ Ϭ^ŽƵƌĐĞƐ͗ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘:ƵůǇϮϰ͕ϮϬϮϭ͘ΎΎ ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞ ĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚPC PACKET Pg. # 189 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϵ ^ĐĞŶĂƌŝŽϯ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌǁŚĂƚǁĂƐĂĐƚƵĂůůǇďƵŝůƚŝŶϮϬϭϲĂŶĚƚŚĞWƌŽƉŽƐĞĚ DĞŶĚŽƚĂϮ ƚ,ŽŵĞƉĂƌƚŵĞŶƚƐƉƌŽƉŽƐĞƐƚŽďƵŝůĚĂϱϴͲƵŶŝƚĂƉĂƌƚŵĞŶƚ;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 DĞŶĚŽƚĂϮ /dŽĚĞϮϮϭннн ϱϴĚƵƐ ϭϱϳ ϭϱϳ ϯϭϰ ϱ ϭϱ ϮϬ ϭϲ ϭϬ Ϯϲ dŽƚĂůϮϬϳĚƵƐ ϰϮϮ ϰϮϮ ϴϰϰ ϭϭ ϱϱ ϲϲ ϱϬ Ϯϴ ϳϴ ^ŽƵƌĐĞ͗ нн >ŽĐĂůĚĂƚĞĐŽůůĞĐƚĞĚďǇ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘ ннн dƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϭϵϳ͕ŶŽƚϮϬϳ͕ĂŶĚƚŚĞĞƐƚŝŵĂƚĞĚƚƌŝƉƚŽƚĂůƐŝŶdĂďůĞϯĨŽƌ dŚĞZĞƐĞƌǀĞĂƌĞƐůŝŐŚƚůǇŚŝŐŚĞƌƚŚĂŶƚŚĞǇĂĐƚƵĂůůǇĂƌĞ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ͘ ŽŵƉĂƌŝŶŐdĂďůĞϭƚŽdĂďůĞϯ͕ŝƚŝƐƐŚŽǁŶƚŚĂƚďǇŝŵƉůĞŵĞŶƚŝŶŐƚŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮ ƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚ͕ĨĞǁĞƌƚƌŝƉƐǁŝůůďĞŐĞŶĞƌĂƚĞĚƚŚĂŶƚŚŽƐĞĞƐƚŝŵĂƚĞĚĨŽƌƚŚĞŽƌŝŐŝŶĂůϮϬϭϲ ĞǆƉĂŶƐŝŽŶƉƌŽŐƌĂŵ͘/ŵƉůĞŵĞŶƚŝŶŐƚŚĞƉƌŽƉŽƐĞĚDĞŶĚŽƚĂϮƉƌŽũĞĐƚ͕ŝŶƐƚĞĂĚŽĨƚŚĞϰ͕ϴϮϲƐƋƵĂƌĞ ĨŽŽƚƌĞƚĂŝůĂŶĚϲ͕ϬϬϬƐƋƵĂƌĞĨŽŽƚƌĞƐƚĂƵƌĂŶƚƵƐĞƐ͕ǁŝůůǇŝĞůĚƚŚĞĨŽůůŽǁŝŶŐ͗ ůůƉĂƐƐͲďǇƚƌŝƉƐĂƌĞŐŽŶĞ ϮϭƉĞƌĐĞŶƚŽĨĚĂŝůǇƚƌŝƉƐ;ϮϮϴĚĂŝůǇƚŝƉƐͿĂƌĞŐŽŶĞ ϭϬƉĞƌĐĞŶƚŽĨDƉĞĂŬŚŽƵƌƚƌŝƉƐ;ϳDƉĞĂŬŚŽƵƌƚƌŝƉƐͿĂƌĞŐŽŶĞ ϮϬƉĞƌĐĞŶƚŽĨWDƉĞĂŬŚŽƵƌƚƌŝƉƐ;ϭϵWDƉĞĂŬŚŽƵƌƚƌŝƉƐͿĂƌĞŐŽŶĞ ^ĐĞŶĂƌŝŽϰ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌdŚĞZĞƐĞƌǀĞĂƚDĞŶĚŽƚĂsŝůůĂŐĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚĂ ϭϬ͕ϭϯϬ^&ŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶ&ĂĐŝůŝƚǇ ƐŵĞŶƚŝŽŶĞĚ͕ĂϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĚĂǇĐĂƌĞͬĞĚƵĐĂƚŝŽŶĂůĨĂĐŝůŝƚǇǁĂƐƉƌŽƉŽƐĞĚƚŽďĞĐŽŶƐƚƌƵĐƚĞĚ ŽŶDĞŶĚŽƚĂWůĂǌĂ͛Ɛ>Žƚϳ͘/ƚǁĂƐŶĞǀĞƌĐŽŶƐƚƌƵĐƚĞĚ͕ĂŶĚƚ,ŽŵĞƉĂƌƚŵĞŶƚƐŝƐƉƌŽƉŽƐŝŶŐĂŶϴϵͲ ƵŶŝƚĂƉĂƌƚŵĞŶƚĨŽƌƚŚŝƐůŽĐĂƚŝŽŶ͘dĂďůĞϰƐŚŽǁƐƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚǁŽƵůĚŚĂǀĞďĞĞŶ ŐĞŶĞƌĂƚĞĚŝĨƚŚĞϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇǁĞƌĞĐŽŶƐƚƌƵĐƚĞĚŽŶ>Žƚϳ͕ĂůŽŶŐ PC PACKET Pg. # 190 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϬ ǁŝƚŚdŚĞZĞƐĞƌǀĞ;ǁŚŝĐŚŝƐĂůƌĞĂĚǇĐŽŶƐƚƌƵĐƚĞĚͿ͕ĂŶĚĂƐƐƵŵŝŶŐDĞŶĚŽƚĂϮŝƐĂƉƉƌŽǀĞĚĨŽƌ ŝŵƉůĞŵĞŶƚĂƚŝŽŶ͘ dĂďůĞϰ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌdŚĞZĞƐĞƌǀĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚĂϭϬ͕ϭϯϬ^&ŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶĂů&ĂĐŝůŝƚǇ hƐĞsĂƌŝĂďůĞĂŝůǇdƌŝƉƐ D WĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿнн ϭϰϵĚƵƐΎΎ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ DĞŶĚŽƚĂϮ /dŽĚĞϮϮϭннн ϱϴĚƵƐ ϭϱϳ ϭϱϳ ϯϭϰ ϱ ϭϱ ϮϬ ϭϲ ϭϬ Ϯϲ ŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶ &ĂĐŝůŝƚǇŽŶDĞŶĚŽƚĂͲ >Žƚϳ /dŽĚĞϱϲϱннн ϭϬ͕ϭϯϬ^& Ϯϰϭ Ϯϰϭ ϰϴϮ ϱϵ ϱϮ ϭϭϭ ϲϬ ϱϯ ϭϭϯ dŽƚĂůϮϬϳĚƵƐ ĂŶĚ ĐŚŝůĚĐĂƌĞ ĨĂĐŝůŝƚǇ ϲϲϯ ϲϲϯ ϭϯϮϲ ϳϬ ϭϬϳ ϭϳϳ ϭϭϬ ϴϭ ϭϵϭ ^ŽƵƌĐĞ͗ нн>ŽĐĂůĚĂƚĂĐŽůůĞĐƚĞĚďǇ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘ нннdƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϭϵϳ͕ŶŽƚϮϬϳ͕ĂŶĚƚŚĞĞƐƚŝŵĂƚĞĚƚƌŝƉƚŽƚĂůƐŝŶdĂďůĞϰĨŽƌdŚĞ ZĞƐĞƌǀĞĂƌĞƐůŝŐŚƚůǇŚŝŐŚĞƌƚŚĂŶƚŚĞǇĂĐƚƵĂůůǇĂƌĞ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ ƐƐŚŽǁŶŝŶdĂďůĞϰ͕ƚŚŝƐĚĞǀĞůŽƉŵĞŶƚƐĐĞŶĂƌŝŽŝƐĞƐƚŝŵĂƚĞĚƚŽƌĞƐƵůƚŝŶ͗ ϭ͕ϯϮϲĚĂŝůǇƚƌŝƉƐ ϭϳϳDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϭϵϭWDƉĞĂŬŚŽƵƌƚƌŝƉƐ ^ĐĞŶĂƌŝŽϱ͗dƌŝƉ'ĞŶĞƌĂƚŝŽŶƐƚŝŵĂƚĞĨŽƌdŚĞZĞƐĞƌǀĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚƚŚĞDĞŶĚŽƚĂ>Žƚϳ ĞǀĞůŽƉŵĞŶƚ dŚŝƐĂŶĂůǇƐŝƐĐŽŶƐŝĚĞƌƐƚƌŝƉŐĞŶĞƌĂƚŝŽŶĨŽƌƚŚĞĐŽŵďŝŶĂƚŝŽŶŽĨƚŚƌĞĞƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ ƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚƐ͖ǁŚĞƌĞƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚŝƐŝŵƉůĞŵĞŶƚĞĚŝŶƐƚĞĂĚŽĨƚŚĞ ϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇ͘ƐƐŚŽǁŶŝŶdĂďůĞϱ͕ďĞůŽǁ͕ƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐ ƚŚĂƚǁŝůůďĞŐĞŶĞƌĂƚĞĚďǇƚŚĞDĞŶĚŽƚĂͲ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚŝƐůŽǁ͘>ŝŬĞǁŝƐĞ͕ƚŚĞĂĚĚŝƚŝŽŶŽĨƚŚŝƐ ƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚǁŝůůƌĞƐƵůƚŝŶĂƚŽƚĂůǀŽůƵŵĞŽĨƚƌŝƉƐƚŚĂƚŝƐůŽǁŽǀĞƌƚŚĞĐŽƵƌƐĞŽĨĂŶĞŶƚŝƌĞ ĚĂǇĂŶĚ͕ŵŽƌĞŝŵƉŽƌƚĂŶƚůǇ͕ŝƐĂůƐŽůŽǁƚŽůŽǁͬŵŽĚĞƌĂƚĞĚƵƌŝŶŐƚŚĞƉĞĂŬŚŽƵƌƐ͘ PC PACKET Pg. # 191 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϭ dĂďůĞϱ ƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌdŚĞZĞƐĞƌǀĞ͕DĞŶĚŽƚĂϮ͕ĂŶĚƚŚĞDĞŶĚŽƚĂ>ŽƚϳĞǀĞůŽƉŵĞŶƚ 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 DĞŶĚŽƚĂϮ /dŽĚĞϮϮϭннн ϱϴĚƵƐ ϭϱϳ ϭϱϳ ϯϭϰ ϱ ϭϱ ϮϬ ϭϲ ϭϬ Ϯϲ DĞŶĚŽƚĂ>Žƚϳ /dŽĚĞϮϮϭннн ϴϵĚƵƐ ϮϰϮ ϮϰϮ ϰϴϰ ϴ Ϯϯ ϯϭ ϭϰ ϭϲ ϰϬ dŽƚĂůϮϵϲĚƵƐ ϲϲϰ ϲϲϰ ϭϯϮϴ ϭϵ ϳϴ ϵϳ ϲϰ ϰϰ ϭϭϴ ^ŽƵƌĐĞ͗ нн >ŽĐĂůĚĂƚĂĐŽůůĞĐƚĞĚďǇ^ƉĂĐŬŽŶƐƵůƚŝŶŐ͘ нннdƌŝƉ'ĞŶĞƌĂƚŝŽŶ͗ϭϬƚŚĚŝƚŝŽŶ͕/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿ ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘ƐĂƌĞƐƵůƚ͕ƚŚĞƚŽƚĂů ŶƵŵďĞƌŽĨĚǁĞůůŝŶŐƵŶŝƚƐǁŽƵůĚďĞϮϴϲ͕ŶŽƚϮϵϲ͕ĂŶĚƚŚĞĞƐƚŝŵĂƚĞĚƚƌŝƉƐŐĞŶĞƌĂƚĞĚďǇƚŚĞ ZĞƐĞƌǀĞŝŶdĂďůĞϱĂƌĞƐůŝŐŚƚůǇŚŝŐŚĞƌƚŚĂŶƚŚĞǇĂĐƚƵĂůůǇĂƌĞ͘ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ͘ dĂďůĞϱƐŚŽǁƐƚŚĂƚďǇŝŵƉůĞŵĞŶƚŝŶŐƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚ͕ŝŶƐƚĞĂĚŽĨƚŚĞ ĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇ͕ĂůŽŶŐǁŝƚŚdŚĞZĞƐĞƌǀĞĂŶĚDĞŶĚŽƚĂϮ͕ƚŚĞǀŽůƵŵĞŽĨƚƌŝƉƐŝƐ ĞƐƚŝŵĂƚĞĚƚŽďĞ͗ ϭ͕ϯϮϴĚĂŝůǇƚƌŝƉƐ ϵϳDƉĞĂŬŚŽƵƌƚƌŝƉƐ ϭϭϴWDƉĞĂŬŚŽƵƌƚƌŝƉƐ ŽŵƉĂƌŝƐŽŶƐĂŶĚŽŶĐůƵƐŝŽŶƐ ŽŵƉĂƌŝƐŽŶƐ͗ dĂďůĞϲƉƌĞƐĞŶƚƐƐŝĚĞͲďǇͲƐŝĚĞĐŽŵƉĂƌŝƐŽŶƐŽĨĞƐƚŝŵĂƚĞĚƚƌŝƉŐĞŶĞƌĂƚŝŽŶĨŽƌĞĂĐŚŽĨĨŝǀĞ ĚĞǀĞůŽƉŵĞŶƚƐĐĞŶĂƌŝŽƐ͘ƐƐŚŽǁŶ͕^ĐĞŶĂƌŝŽϰ͕ǁŚŝĐŚŝŶĐůƵĚĞƐƚŚĞϮϬϬϴͬϮϬϬϵĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶ ĨĂĐŝůŝƚǇ͕ŝƐĞƐƚŝŵĂƚĞĚƚŽŐĞŶĞƌĂƚĞƚŚĞŚŝŐŚĞƐƚǀŽůƵŵĞŽĨĐƌŝƚŝĐĂůůǇŝŵƉŽƌƚĂŶƚDƉĞĂŬŚŽƵƌĂŶĚWD ƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ǁŚĞŶĐŽŵƉĂƌĞĚƚŽƚŚĞŽƚŚĞƌƐĐĞŶĂƌŝŽƐ͘ PC PACKET Pg. # 192 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϮ dĂďůĞϲ ŽŵƉĂƌŝƐŽŶŽĨƐƚŝŵĂƚĞĚdƌŝƉ'ĞŶĞƌĂƚŝŽŶ ^ĐĞŶĂƌŝŽsĂƌŝĂďůĞĂŝůǇdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů ϭͿdŚĞ ŽƌŝŐŝŶĂůϮϬϭϲ ǆƉĂŶƐŝŽŶ WƌŽŐƌĂŵ • ϭϰϵͲĚƵ ƉĂƌƚŵĞŶƚΎΎ • ϰ͕ϴϮϲ^&ZĞƚĂŝů • ϲ͕ϬϬϬ^& ZĞƐƚĂƵƌĂŶƚ ϱϯϲ ϱϯϲ ϭϬϳϮ ϮϬ ϱϯ ϳϯ ϲϮ ϯϱ ϵϳ ϮͿϮϬϭϲ tŚĂƚǁĂƐ ĂĐƚƵĂůůǇďƵŝůƚ • ϭϰϵͲĚƵ ƉĂƌƚŵĞŶƚΎΎ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ ϯͿWŽƐƚϮϬϭϲ tŚĂƚǁĂƐ ĂĐƚƵĂůůǇďƵŝůƚ ĐŽŵďŝŶĞĚ ǁŝƚŚ DĞŶĚŽƚĂϮ • ϭϰϵͲĚƵ ƉĂƌƚŵĞŶƚΎΎ • ϱϴĚƵ ƉĂƌƚŵĞŶƚ ϰϮϮ ϰϮϮ ϴϰϰ ϭϭ ϱϱ ϲϲ ϱϬ Ϯϴ ϳϴ ϰͿtŚĂƚǁĂƐ ĂĐƚƵĂůůǇďƵŝůƚ͕ ƉůƵƐ DĞŶĚŽƚĂϮ͕ ƉůƵƐĂ ŚŝůĚĐĂƌĞͬ ĚƵĐĂƚŝŽŶ &ĂĐŝůŝƚǇ • ϭϰϵĚƵ ƉĂƌƚŵĞŶƚΎΎ • ϱϴĚƵ ƉĂƌƚŵĞŶƚ • ϭϬ͕ϭϯϬ^& ŚŝůĚĐĂƌĞͬ ĚƵĐĂƚŝŽŶ &ĂĐŝůŝƚǇ ϲϲϯ ϲϲϯ ϭϯϮϲ ϳϬ ϭϬϳ ϭϳϳ ϭϭϬ ϴϭ ϭϵϭ ϱͿtŚĂƚǁĂƐ ĂĐƚƵĂůůǇďƵŝůƚ͕ ƉůƵƐ DĞŶĚŽƚĂϮ͕ ƉůƵƐ DĞŶĚŽƚĂ>Žƚ ϳ ĞǀĞůŽƉŵĞŶƚ • ϭϰϵͲĚƵ ƉĂƌƚŵĞŶƚΎΎ • ϱϴͲĚƵ ƉĂƌƚŵĞŶƚ • ϴϵͲĚƵ ƉĂƌƚŵĞŶƚ ϲϲϰ ϲϲϰ ϭϯϮϴ ϭϵ ϳϴ ϵϳ ϲϰ ϰϰ ϭϭϴ ΎΎ^ƉĂĐŬŽŶƐƵůƚŝŶŐĐŽŶĚƵĐƚĞĚŝƚƐƚƌĂĨĨŝĐƐƚƵĚǇĂƐƐƵŵŝŶŐƚŚĞƌĞǁŽƵůĚďĞϭϰϵĚǁĞůůŝŶŐƵŶŝƚƐŝŶƚŚĞ ĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐ͖ŽŶůǇϭϯϵĚǁĞůůŝŶŐƵŶŝƚƐǁĞƌĞĂĐƚƵĂůůǇĐŽŶƐƚƌƵĐƚĞĚ͘ ^ŽƵƌĐĞ͗ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ͘ PC PACKET Pg. # 193 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϯ ŽŶĐůƵƐŝŽŶƐ͗ &ŽƵƌŝŵƉŽƌƚĂŶƚĐŽŶĐůƵƐŝŽŶƐĂƌĞŽƵƚůŝŶĞĚďĞůŽǁ͘ ϭ͘ ŽŵƉĂƌĞ^ĐĞŶĂƌŝŽϭĂŶĚ^ĐĞŶĂƌŝŽϯ͘dŚĞĂĚĚŝƚŝŽŶŽĨƚ,ŽŵĞƉĂƌƚŵĞŶƚƐ͛ƉƌŽƉŽƐĞĚ͕ϱϴͲ ƵŶŝƚĂƉĂƌƚŵĞŶƚ;ƚŚĞDĞŶĚŽƚĂϮĚĞǀĞůŽƉŵĞŶƚͿǁŝůůƌĞƐƵůƚŝŶůŽǁĞƌƚƌŝƉŐĞŶĞƌĂƚŝŽŶƚŚĂŶ ǁŽƵůĚŚĂǀĞŽĐĐƵƌƌĞĚŝĨƚŚĞϮϬϭϲĞǆƉĂŶƐŝŽŶƉƌŽŐƌĂŵŚĂĚďĞĞŶŝŵƉůĞŵĞŶƚĞĚ͘ Ϯ͘ ŽŵƉĂƌĞ^ĐĞŶĂƌŝŽϰĂŶĚ^ĐĞŶĂƌŝŽϱ͘dŚĞĂŶĂůǇƐŝƐƐŚŽǁĞĚƚŚĂƚĚĞǀĞůŽƉŝŶŐĂŶϴϵͲƵŶŝƚ ĂƉĂƌƚŵĞŶƚ;ƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚͿǁŝůůƌĞƐƵůƚŝŶŶĞĂƌůǇĞƋƵĂůǀŽůƵŵĞƐŽĨĚĂŝůǇ ƚƌŝƉƐĂƐƚŚŽƐĞĞƐƚŝŵĂƚĞĚĨŽƌĂϭϬ͕ϭϯϬƐƋƵĂƌĞĨŽŽƚĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĨĂĐŝůŝƚǇ͖ϭ͕ϯϮϲĚĂŝůǇ ƚƌŝƉƐĐŽŵƉĂƌĞĚƚŽϭ͕ϯϮϴĚĂŝůǇƚƌŝƉƐ͘dŚĞƌĞŝƐĂƐƚĂƌŬĚŝĨĨĞƌĞŶĐĞ͕ŚŽǁĞǀĞƌ͕ŝŶƚŚĞǀŽůƵŵĞŽĨ ƉĞĂŬŚŽƵƌƚƌŝƉƐƚŚĂƚǁŽƵůĚďĞŐĞŶĞƌĂƚĞĚ͘^ĐĞŶĂƌŝŽϰ͕ǁŝƚŚƚŚĞĐŚŝůĚĐĂƌĞͬĞĚƵĐĂƚŝŽŶĂů ĨĂĐŝůŝƚǇ͕ǁŽƵůĚŐĞŶĞƌĂƚĞƐŝŐŶŝĨŝĐĂŶƚůǇŐƌĞĂƚĞƌƉĞĂŬŚŽƵƌƚƌŝƉƐƚŚĂŶ^ĐĞŶĂƌŝŽϱ͕ǁŝƚŚƚŚĞϴϵͲ ƵŶŝƚĂƉĂƌƚŵĞŶƚ͖ϭϳϳDƉĞĂŬŚŽƵƌƚƌŝƉƐĐŽŵƉĂƌĞĚƚŽϵϳ͘>ŝŬĞǁŝƐĞ͕^ĐĞŶĂƌŝŽϰǁŝůů ŐĞŶĞƌĂƚĞϭϵϭWDƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ĂŶĚ^ĐĞŶĂƌŝŽϱǁŝůůŐĞŶĞƌĂƚĞϭϭϴ͘ ϯ͘ ŽŵƉĂƌĞdƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌǁŚĂƚǁĂƐWƌŽƉŽƐĞĚŝŶϮϬϭϲĂŶĚϮϬϬϴͬϮϬϬϵĂŐĂŝŶƐƚǁŚĂƚŝƐ WƌŽƉŽƐĞĚdŽĚĂǇ͘ƐdĂďůĞϳƐŚŽǁƐ͕ƚŚĞƉůĂŶŶĞĚƵƐĞƐĨŽƌƚŚĞƐƵďũĞĐƚƉĂƌĐĞůƐĨƌŽŵƚŚĞ ŽƌŝŐŝŶĂůϮϬϭϲWhŵĞŶĚŵĞŶƚĂŶĚƚŚĞϮϬϬϴͬϮϬϬϵWhǁŽƵůĚŚĂǀĞǇŝĞůĚϭ͕ϱϱϰĚĂŝůǇƚƌŝƉƐ͘ dŚŝƐŝƐƚŽďĞĐŽŵƉĂƌĞĚƚŽƚŚĞǀŽůƵŵĞŽĨĚĂŝůǇƚƌŝƉƐ;ϭ͕ϯϮϴͿƚŚĂƚǁŝůůďĞŐĞŶĞƌĂƚĞĚďǇƚŚĞ ZĞƐĞƌǀĞĂŶĚĐƵƌƌĞŶƚůǇƉƌŽƉŽƐĞĚƵƐĞƐ;ϱϴƵŶŝƚƐŽŶDĞŶĚŽƚĂϮĂŶĚϴϵƵŶŝƚƐŽŶDĞŶĚŽƚĂϳͿ͘ dĂďůĞϳĂůƐŽƐŚŽǁƐƚŚĂƚƚŚĞǀŽůƵŵĞŽĨƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ǁŚŝĐŚŝƐĐƌŝƚŝĐĂůůǇŵŽƌĞŝŵƉŽƌƚĂŶƚ ƚŚĂŶƚŚĞǀŽůƵŵĞŽĨĚĂŝůǇƚƌŝƉƐ͕ǁŝůůďĞůŽǁĞƌǁŝƚŚƚŚĞŶĞǁůǇƉƌŽƉŽƐĞĚƵƐĞƐ͕ĐŽŵƉĂƌĞĚƚŽ ƚŚĞŽƌŝŐŝŶĂůůǇƉƌŽƉŽƐĞĚƵƐĞƐĨƌŽŵƚŚĞϮϬϭϲWhŵĞŶĚŵĞŶƚĂŶĚƚŚĞϮϬϬϴͬϮϬϬϵWh͘Ɛ ƐŚŽǁŶ͕ƚŚĞĚŝĨĨĞƌĞŶĐĞƐĂƌĞƐƚĂƌŬ͗ ŽŵƉĂƌĞϭϴϰDƉĞĂŬŚŽƵƌƚƌŝƉƐƚŽϵϳ͕ĂĚŝĨĨĞƌĞŶĐĞŽĨϴϳǀĞŚŝĐůĞƐƉĞƌŚŽƵƌ ŽŵƉĂƌĞϮϭϬWDƉĞĂŬŚŽƵƌƚƌŝƉƐƚŽϭϭϴ͕ĂĚŝĨĨĞƌĞŶĐĞŽĨϵϮǀĞŚŝĐůĞƐƉĞƌŚŽƵƌ͘ WĞĂŬŚŽƵƌƚƌĂĨĨŝĐǀŽůƵŵĞƐĂƌĞŵŽƌĞĐƌŝƚŝĐĂůƚŚĂŶƚŚŽƐĞƚŚĂƚŽĐĐƵƌŽǀĞƌƚŚĞĐŽƵƌƐĞŽĨĂϮϰͲŚŽƵƌ ĚĂǇ͕ďĞĐĂƵƐĞƚŚĞƉĞĂŬŚŽƵƌƐĂƌĞƚŝŵĞƉĞƌŝŽĚƐǁŚĞƌĞƚƌĂĨĨŝĐǀŽůƵŵĞƐĂƌĞĂƚƚŚĞŝƌŚŝŐŚĞƐƚǁŝƚŚŝŶ ĂƐŚŽƌƚƉĞƌŝŽĚŽĨƚŝŵĞ͘ PC PACKET Pg. # 194 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϰ dĂďůĞϳ dƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌϮϬϭϲWhŵĞŶĚŵĞŶƚĂŶĚϮϬϬϴͬϮϬϬϵWhŽŵƉĂƌĞĚƚŽ dƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƵƌƌĞŶƚůǇWƌŽƉŽƐĞĚhƐĞƐ hƐĞsĂƌŝĂďůĞĂŝůǇdƌŝƉƐ DWĞĂŬ,ŽƵƌdƌŝƉƐ WDWĞĂŬ,ŽƵƌdƌŝƉƐ /ŶKƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů /Ŷ KƵƚ dŽƚĂů dƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌ&ƵůůǇ/ŵƉůĞŵĞŶƚĞĚϮϬϭϲWhŵĞŶĚŵĞŶƚĂŶĚϮϬϬϴͬϮϬϬϵWh DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿ ϭϰϵĚƵƐ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ ^ƉĞĐŝĂůƚǇZĞƚĂŝůϰ͕ϴϮϲ^&ϲϬϲϬ ϭϮϬ ϵ ϭϬ ϭϵ ϯ ϰ ϳ ZĞƐƚĂƵƌĂŶƚϲ͕ϬϬϬ^&ϮϭϭϮϭϭ ϰϮϮ ϱ ϯ ϴ Ϯϱ ϭϯ ϯϴ ŚŝůĚĐĂƌĞͬĚƵĐĂƚŝŽŶ &ĂĐŝůŝƚǇ ϭϬ͕ϭϯϬ^& ϮϰϭϮϰϭ ϰϴϮ ϱϵ ϱϮ ϭϭϭ ϲϬ ϱϯ ϭϭϯ dŽƚĂůϳϳϳ ϳϳϳ ϭϱϱϰ ϳϵ ϭϬϱ ϭϴϰ ϭϮϮ ϴϴ ϮϭϬ dƌŝƉ'ĞŶĞƌĂƚŝŽŶĨŽƌƵƌƌĞŶƚůǇWƌŽƉŽƐĞĚhƐĞƐ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ;dŚĞZĞƐĞƌǀĞĂƚ DĞŶĚŽƚĂsŝůůĂŐĞͿ ϭϰϵĚƵƐ Ϯϲϱ Ϯϲϱ ϱϯϬ ϲ ϰϬ ϰϲ ϯϰ ϭϴ ϱϮ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ ϱϴĚƵƐϭϱϳ ϭϱϳ ϯϭϰ ϱ ϭϱ ϮϬ ϭϲ ϭϬ Ϯϲ DŝĚͲZŝƐĞƉĂƌƚŵĞŶƚ ŝŶ'ĞŶĞƌĂů hƌďĂŶͬ^ƵďƵƌďĂŶ ^ĞƚƚŝŶŐƐ ϴϵĚƵƐϮϰϮϮϰϮ ϰϴϰ ϴ Ϯϯ ϯϭ ϭϰ ϭϲ ϰϬ dŽƚĂůϲϲϰ ϲϲϰ ϭϯϮϴ ϭϵ ϳϴ ϵϳ ϲϰ ϰϰ ϭϭϴ ^ŽƵƌĐĞ͗ ŝŬŽƐƐŽĐŝĂƚĞƐ͕/ŶĐ͕͘ƵŐƵƐƚϲ͕ϮϬϮϭ ϰ͘ ŽŵƉĂƌĞ^ĐĞŶĂƌŝŽϮĂŶĚ^ĐĞŶĂƌŝŽϱ͘dŚĞĚŝĨĨĞƌĞŶĐĞƐďĞƚǁĞĞŶƚŚĞƐĞƚǁŽƐĐĞŶĂƌŝŽƐ ĚĞƐĐƌŝďĞƚŚĞŝŶĐƌĞĂƐĞƐƚŚĂƚĐĂŶďĞĞǆƉĞĐƚĞĚďĞƚǁĞĞŶƚŚĞĞǆŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶĂŶĚĂĨƵƚƵƌĞ ĐŽŶĚŝƚŝŽŶǁŚĞƌĞďŽƚŚƚŚĞDĞŶĚŽƚĂϮĂŶĚƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐĂƌĞďŽƚŚ ĐŽŶƐƚƌƵĐƚĞĚ͘dŚŝƐĐŽŵƉĂƌŝƐŽŶƐŚŽǁƐƚŚĂƚďǇŝŵƉůĞŵĞŶƚŝŶŐƚŚĞDĞŶĚŽƚĂϮĂŶĚƚŚĞ DĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐ͕ĂƐĐƵƌƌĞŶƚůǇƉƌŽƉŽƐĞĚ͕ƚŚĞĨŽůůŽǁŝŶŐŝŶĐƌĞĂƐĞƐŽǀĞƌƚŚĞ ĞǆŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶĐĂŶďĞĞǆƉĞĐƚĞĚ͘ ĂŝůǇ нϳϵϴƚƌŝƉƐ DWĞĂŬ нϱϭƚƌŝƉƐ WDWĞĂŬ нϲϲƚƌŝƉƐ dŚĞƐĞŝŶĐƌĞĂƐĞƐďĞƚǁĞĞŶƚŚĞĐƵƌƌĞŶƚĐŽŶĚŝƚŝŽŶĂŶĚĂĨƵƚƵƌĞĐŽŶĚŝƚŝŽŶ;ǁŚĞƌĞƚŚĞ DĞŶĚŽƚĂϮĂŶĚƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐĂƌĞďŽƚŚŝŵƉůĞŵĞŶƚĞĚͿĂƌĞŶŽƚ ƐŝŐŶŝĨŝĐĂŶƚĂŶĚĂƌĞƚǇƉŝĐĂůůǇƚŚŽƵŐŚƚƚŽďĞƚŽŽůŽǁƚŽŚĂǀĞĂƉƌŽĨŽƵŶĚĞĨĨĞĐƚŽŶƚƌĂĨĨŝĐ ŽƉĞƌĂƚŝŽŶƐ͘dŚĞŝƌƌĞůĂƚŝǀĞŝŶƐŝŐŶŝĨŝĐĂŶĐĞďĞĐŽŵĞƐŽďǀŝŽƵƐǁŚĞŶĐŽŵƉĂƌĞĚƚŽƚŚĞ ŝŶĐƌĞĂƐĞƐŝŶƚƌŝƉƐƚŚĂƚǁŽƵůĚŚĂǀĞŽĐĐƵƌƌĞĚŝĨƚŚĞŽƌŝŐŝŶĂůϮϬϭϲWhŵĞŶĚŵĞŶƚ;ƚŚĞϭϰϵͲ PC PACKET Pg. # 195 DƐ͘>ĞĂŶŶĂ^ƚĞĨĂŶŝĂŬ ƵŐƵƐƚϵ͕ϮϬϮϭ WĂŐĞϭϱ ƵŶŝƚZĞƐĞƌǀĞ͕ƚŚĞϰ͕ϴϮϲƐƋƵĂƌĞĨŽŽƚƌĞƚĂŝůƐƉĂĐĞ͕ĂŶĚƚŚĞϲ͕ϬϬϬƐƋƵĂƌĞĨŽŽƚƌĞƐƚĂƵƌĂŶƚͿĂŶĚ ƚŚĞϮϬϬϴͬϮϬϬϵWhŚĂĚďĞĞŶŝŵƉůĞŵĞŶƚĞĚĂƐƉůĂŶŶĞĚ͘ ĂŝůǇ нϭ͕ϬϮϰƚƌŝƉƐ DWĞĂŬ нϭϯϴƚƌŝƉƐ WDWĞĂŬ нϭϱϴƚƌŝƉƐ ǇĐŽŵƉĂƌŝƐŽŶ͕ƚŚĞƐĞŝŶĐƌĞĂƐĞƐŽǀĞƌƚŚĞĞǆŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶĂƌĞŐƌĞĂƚĞƌĂŶĚĂƌĞŵŽƌĞůŝŬĞůǇƚŽ ŚĂǀĞĂŶŝŵƉĂĐƚŽŶƉĞĂŬŚŽƵƌƚƌĂĨĨŝĐŽƉĞƌĂƚŝŽŶƐƚŚĂŶƚŚĞŝŶĐƌĞĂƐĞƐƚŚĂƚĂƌĞĞƐƚŝŵĂƚĞĚƵŶĚĞƌ ^ĐĞŶĂƌŝŽϱ͕ǁŚĞƌĞďŽƚŚƚŚĞDĞŶĚŽƚĂϮĂŶĚƚŚĞDĞŶĚŽƚĂ>ŽƚϳĚĞǀĞůŽƉŵĞŶƚƐĂƌĞ ŝŵƉůĞŵĞŶƚĞĚ͘ PC PACKET Pg. # 196 ǣ̳ ̳ͲͳͳʹͷʹͲͳ̳ʹ̴̴̳̳ʹͲʹͳǦͲͺǦͳ͸̴Ǥ DDKZEhD Date: August 16, 2021 To: Ryan Ruzek, P.E. Public Works Director, City of Mendota Heights From: Bryan Nemeth, P.E. Subject: Mendota Plaza Development Traffic Review City of Mendota Heights Project No.: 0R1.125201 This memorandum provides a review of the proposed development and the associated traffic analysis dated August 9, 2021 (Trip Generation Analysis). The August 9, 2021 study references a previous traffic impact study completed for the project area that included the some of the area under consideration for development. As this is the basis for the traffic analysis, the study results were reviewed. 2016 Analysis Study Review The 2016 study proposed maintaining two full access points on the west to TH 149/Dodd Road and proposed adding one right-in/right-out or just a right-in access on the north to TH 62 (previously TH 110). Ultimately, the access to TH 62 was constructed with right-in access only. The 2016 study indicates that there will be resulting poor levels of service for all of the intersections by 2040 with the development but also indicates that improvements are beyond the scope of the study. Review of the queues resulting from the 2016 study indicates that the AM northbound queues at TH 62/TH 149 increase by 100 to 150 feet with the development in 2040 compared to the existing scenario in 2016. The AM queue can be accommodated with the existing access spacing on TH 149 and does not appear to be a concern. The PM queue in 2016 already extended past the North Plaza Access and would be longer by around 75 feet in 2018 and 1,200 feet in 2040 with the right-in access. Additionally, any queuing on the Plaza accesses to TH 149/Dodd Road are shown to be acceptable but would operate at LOS F in the 2040 scenarios. Overall, the study indicated that an access to TH 62 would provide some, if minimal, improvement to operations. The biggest improvement is likely a safety improvement to TH 149/Dodd Road, south of TH 62, by not having as much traffic make the southbound left turn movement into the accesses off TH 149/Dodd Road. Trip Generation The traffic study Technical Memorandum documented the trip generation analysis for two projects being proposed by At Home Apartments. This includes: • Mendota 2: 58-unit apartment • Lot 7: 89-unit apartment It is proposed that the increase in trips from the new development for Mendota 2 would be less than what was previously proposed in 2016, so no additional analysis or mitigation is necessary. Additionally, Lot 7 was previously proposed as a daycare/childhood center in a 2008/2009 PUD application but it is unknown whether a traffic analysis was completed with it. Review of historical aerial images indicates that Lots 6 PC PACKET Pg. # 197 Name: Mendota Plaza Development Traffic Review Date: August 16, 2021 Page: 2 and 7 of the area were not developed by the time of the 2016 study. Consequently, the 2016 traffic impact study does not appear to take the Lot 6 or Lot 7 development into account. The ITE Trip Generation analysis uses the correct rates resulting in the following for Mendota Plaza. This also displays the previous trip projections for the two sites. Site Mendota Plaza Trip Projections 2009/2016 Trip Projections (new trips) Daily AM Peak PM Peak Daily AM Peak PM Peak Mendota 2 314 20 26 542 27 45 Lot 7 484 31 40 482 111 113 Total 798 51 66 1,024 138 158 This results in fewer trips during the AM peak hour, PM peak hour, and daily for “Mendota 2” than the previous development proposed in those areas for the 2016 study. This also results in fewer trips during the AM peak hour and PM peak hour, and essentially the same for daily trips for Lot 7 than the previous development proposed in the area from the 2008/2009 PUD Application. This indicates that the new development would likely result in fewer trips than previously proposed, especially during the critical AM and PM peak hours. By itself, this does not indicate that the operations are acceptable or that the proposed development does not need to provide transportation network improvements. This new additional traffic will be added to the traffic that is there today. The most noticeable change is likely to be on South Plaza Drive, since much of the Lot 7 traffic would likely use South Plaza Drive to access TH 149/Dodd Road, due to proximity and due to queues on TH 149. Traffic Operations The 2016 study indicated substantial operational concerns with or without any new development in the area. This is a result of existing traffic volumes on the roadway, increased background traffic growth due to new development locally and region-wide, and the new proposed development. The poor operations are likely a concern for MnDOT (jurisdiction over TH 149 and TH 110) and the city of Mendota Heights, especially when it impacts the safety of the traveling public. As indicated previously, the new development by itself does not appear to be the biggest driver for the operational concerns, as the 2018 operations appear to be minimally different than the 2016 operations prior to the expanded development. But the new development will add trips to the network, resulting in slightly longer queue lengths. Additional review of options for improved operations and safety, such as different access configurations at both North Plaza and South Plaza Drive may need to be considered. Traffic Safety Review A review of the recent crashes in the area was completed to understand how the most recent development since 2016 impacted traffic safety and if improvements are needed in the area, especially as traffic increases due to additional development. Location 2014-2016 Crashes 2018-2020 Crashes Notes Angle Rear-end Other Angle Rear-end Other Dodd/South Plaza - 1* - 1* - - Dodd/North Plaza 2* 1* - 1** 2* 1 TH 62/Right-in - - - - - - *** *Crash involved a northbound queue backup through the intersection **Crash involved a motorized scooter using the pedestrian crossing ***No crashes appear to involve the right turn off of TH 62 PC PACKET Pg. # 198 Name: Mendota Plaza Development Traffic Review Date: August 16, 2021 Page: 3 Overall, it appears that the development increase did not result in an increase in crashes or a reduction in safety. The crash data does indicate that there is a consistent crash type occurring on TH 149, especially when there is a long queue evident that extends south from TH 62. The number of crashes are low though, and would not appear to be a substantial concern. With the increased traffic at South Plaza Drive, constructing a southbound left turn lane at South Plaza Drive would be anticipated to provide a safety improvement by allowing southbound traffic to bypass southbound left turning vehicles, especially since the access appears to be blocked by vehicles on a frequent basis. The proposed development on Lot 7 would likely increase the number of southbound left turning vehicles in the PM peak hour, when the queues appear to be the most prevalent. Mendota 2 development does have some safety concerns that should be rectified prior to development. The current north access occurs right after the right turn off of TH 62 and is directly after the entrance sign structure. These are significant safety concerns for sight lines. The north access should be moved south to provide more distance from TH 62 and the sign structure. Additionally, the signing and striping of the internal roadway that connects to the right-in off of TH 62 should be revised to make it easier for motorists to understand the traffic movements allowed in the area as the Mendota 2 site is developed. Pedestrian Considerations The network for pedestrians appears to provide access to all of the currently developed parcels except for Lot 6. With the development of Mendota 2 and Lot 7 the pedestrian network should be expanded to serve those parcels. Of special consideration, the transit stop on South Plaza Drive is not connected to the overall pedestrian network, nor is the transit stop on the southeast corner of TH 149/Dodd Road and South Plaza Drive. A sidewalk or trail should be extended from TH 149/Dodd Road to North Plaza Drive. Additionally, the sidewalk/trail should extend from the access points for the building on Lot 7 to this sidewalk/trail along South Plaza Drive. This would provide access to the overall transportation network and the transit stop from Lot 7. Pedestrian network access to and from Mendota 2 can expand on what has already been completed in the area during Phase 1. Mendota 2 should connect to this network of sidewalk and trail to the east. In conjunction with the above improvements, the current pedestrian activated RRFB located on the southeast corner of TH 149/S Plaza Dr should be considered for relocation to the north side of the intersection since that is where the pedestrian crossing is located, to get it in compliance with the MnMUTCD. Conclusions The following improvements are recommended to be made to the surrounding transportation network to improve pedestrian connections and improve potential safety concerns with the development of Mendota 2 and Lot 7 into apartments: • Construct a sidewalk/trail along South Plaza Drive from TH 149/Dodd Road to North Plaza Drive. This should also include ADA improvements to get to the transit stop on the southeast corner of TH 149/Dodd Road. • Construct a sidewalk/trail from Lot 7 building accesses to the new South Plaza Drive sidewalk/trail. • Construct a sidewalk/trail from Mendota 2 building accesses to the sidewalk/trail to the east. • Construct a southbound left turn lane on TH 149/Dodd Road at South Plaza Drive as space allows and as approved by MnDOT. • Revise access, signing, and striping in the area of Mendota 2. PC PACKET Pg. # 199 Name: Mendota Plaza Development Traffic Review Date: August 16, 2021 Page: 4 Beyond this current development proposal, it is recommended that the City and MnDOT give consideration to other roadway network improvements south of TH 62 on TH 149 to better control traffic movements and improve safety. 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202 WĂŐĞϯŽĨϯ <RXDUHZHOFRPHWRFRQWDFWPHDWRUGDYLGNUDW]#VWDWHPQXVZLWKDQ\TXHVWLRQV 6LQFHUHO\ 'DYLG.UDW] 6HQLRU3ODQQHU &RS\VHQWYLDHPDLO -DVRQ6ZHQVRQ:DWHU5HVRXUFHV %XFN&UDLJ3HUPLWV %HQ.OLVPLWK5LJKWRI:D\ $OPLQ5DPLF7UDIILF -DVRQ-XQJH7UDQVLW 1DWDOLH5LHV1RLVH 0RKDPRXG0LUH6RXWK$UHD6XSSRUW %U\DQW)LFHN$UHD(QJLQHHU 5\DQ:LOVRQ$UHD0DQDJHU 0DFNHQ]LH7XUQHU%DUJHU3HG%LNH -HVVH7KRUQVHQ3HG%LNH /DQFH6FKRZDOWHU'HVLJQ &DPHURQ0XKLF3ODQQLQJ 7RG6KHUPDQ3ODQQLQJ &DVH\&ULVS6XUYH\LQJ 5XVVHOO2ZHQ0HWURSROLWDQ&RXQFLO PC PACKET Pg. # 203 PC PACKET Pg. # 204 PLANNING STAFF REPORT DATE:October 26, 2021 TO:Planning Commission FROM:Tim Benetti, Community Development Director SUBJECT:Planning Case 2021-18 WETLANDS PERMIT (After-the-Fact) APPLICANT:Erik & Sarah Iverson PROPERTY ADDRESS:2452 Pond Circle East ZONING/GUIDED:R-1 One Family Residential/LR Low Density Residential ACTION DEADLINE:November 28, 2021 INTRODUCTION The Iverson’s are seeking approval of a Wetlands Permit to allow the installation of a new flag-stone fire pit and patio, a walk-out entry patio, retaining walls, steps, grading and landscaping work, along with some tree pruning and removal on their property located at 2452 Pond Circle East. This application has been deemed an “After-the-Fact” due to work had already been commenced by the homeowners. A public hearing notice for this planning item was published in the Pioneer Press and notice letters were mailed to all properties within 350-feet of the subject property. City received one email (letter) of support from a neighboring owner. No other comments or objections were received. BACKGROUND / PROJECT DESCRIPTION The subject property is generally located north of Mendota Heights Road, and northwesterly of the junction (cul-de-sac) of Pond Circle East and West. The parcel is 0.56 acres (24,608-sf.) in size, and has a typical two-story single family dwelling. The property located in the R-1 One Family Residential zone. A small section (back 1/3) of the lot is situated in the adjacent pond (see Dak. Co. GIS Aerial map image – right), and this area is covered by a drainage and utility easement, dedicated under the Hampshire Estates plat. The pond is identified under the City’s Local Surface Storm Water Management Plan (LSWMP) as a Type IV Wetland (i.e. Slightly Susceptible Wetland) and a freshwater pond, named “Delaware Pond #1”. PC PACKET Pg. # 205 Planning Case 2021-18 (Iverson) Page 2 of 10 SITE / LANDSCAPE PLAN The homeowners have hired LIVIT Site and Structures to prepare the new backyard improvement plan, which is appended this report. All of the improvements are planned for the back yard area directly behind the existing home. The back yard slopes gently downward from the back of the house; and approximately 50-60 feet into this yard, the property drops along a steep slope down to another, slightly sloped but level area along the pond edge. The homeowners, as new residents to the community, were unaware of the city’s Wetland Ordinance and rules, and thus began the process of removing and pruning some of trees in this rear yard area prior to securing the necessary permit. Although city staff did initially authorize some “limited” tree removals in the beginning stages of this project; when staff later noticed the added level and scale of the proposed work and removals, the city instructed the homeowners to cease all work, and submit a Wetlands Permit application in order for the city to fully review and authorize this proposed work. PC PACKET Pg. # 206 Planning Case 2021-18 (Iverson) Page 3 of 10 As evident in the site pictures, a number of trees (approx. 30) have been cut down and removed from the site. According to the homeowners, most of these trees were either diseased or dying; with some being invasive varieties, or removed due to potential dangers posed by their location to the home or leaning. The owners are wising to clear this area of the back yard and turn it into more useable yard space for their family; and provide a newer and more attractive fire-pit and patio space where an existing and smaller (inefficient) pit exists today. The owners intend to keep all of the trees near the pond edge, and have already cleared out a large, overgrowth of buckthorn and other invasive vegetation in this sloped pond edge. New retaining walls are being proposed along the north edge or drop-off area of the back yard, with a right- angled turned wall connection made on the northeast corner of the lot. The contractor intends to remove all remaining stumps in the main yard, and regrade and fill this yard space slightly in order to provide a bit more level yard space from the back of the home to the new patio and edges of the walls. Some parts of these walls are shown over 4-feet in height, which will require a structural engineer or certification before any installation may proceed. The plans also identify two separate “rock spill” features located on the back edge of the retaining wall and just outside the wall area. It appears the owners intend to capture roof-top (gutter) drainage coming off the back of the house, and run it underground through a drain pipe underneath the yard, down into the lower part of the property. Although the plans are absent of details on these features, staff does not feel these pose a real threat or concern to runoff, provided they are constructed appropriately and are designed to prevent any soil run off or erosion into the wetland buffer. The Public Works Department staff will work with the owner/contractors to ensure new plantings surround these features to soften their appearances, but also help stabilize the surrounding soils in and around these rock spills. Although the homeowners have agreed to provide new landscaping and tree plantings, the plan does not include the location or where these are planned for replacement. The city has made a condition that any new trees or landscaping materials should meet the city’s list of Native Plantings and Pollinator Friendly trees and vegetation. ANALYSIS Pursuant to City Code Section 12-2-3, the Wetland Systems ordinance applies to wetlands and water resource related areas, and to adjacent land within one hundred feet (100') of normal high water markers of wetlands and water resource related areas as delineated on the official city wetlands systems map. City Code Section 12-2-6 further states that any work or development upon or which would otherwise alter a wetland or potentially impact a water related resource area, must obtain a written permit from the city; with the list of activities noted as follows: 1. The deposit or removal of any debris, fill or other material over 100 cubic yards. 2. Any excavation over 100 cubic yards. 3. The digging, dredging, filling, or in any other way altering or removing any material from water bodies, watercourses, wetlands, floodplain, or natural drainage system. 4. The construction, alteration, or removal of any structure. 5. The removal of vegetation. 6. The altering of any embankment, ponding, or changing of the flow of water or ponding capacity. 7. Permanently storing materials. 8. Disposing of waste materials (including sewage, garbage, rubbish, and other discarded materials). 9. Installation and maintenance of essential services. PC PACKET Pg. # 207 Planning Case 2021-18 (Iverson) Page 4 of 10 The purpose of the Wetlands Systems Chapter of the City Code Title 12-2-1 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 Surface Water Management Plan provides certain guidelines and suggested standards (not requirements) for the city to follow or implement when dealing with new development near natural water features. The SWMP recommends – but does not require a 25-foot no-disturbance/natural vegetative buffer zone from the wetland edge. This buffer is meant to provide an extra level or protection or natural means in preventing erosion run-off, for silt protection, and reducing any fertilizer or chemical runoff that may occur from adjacent residential lawns. Under this plan and layout of the subject property, approximately 35-40-feet of the land area coming off the pond edge is intended to be left alone and undisturbed. While buckthorn and other invasive vegetation can be managed, it is highly recommended the owner preserve and protect the existing trees growing in this buffer area. All of the major construction and grading work related to this new back-yard improvement plan should be far enough away from the established pond edge to not cause any impacts to this water system; and any construction or installation work near the 25-ft. (or more) buffer edge will be protected by silt/erosion control measures, which the city typically requires double-rows of silt/fabric fence along these edges. Per the Wetland Ordinance Section 12-2-7 Standards and Conditions: x Runoff from developed property and construction projects may be directed to the wetland only when reasonably free of silt and debris and chemical pollutants, and at such rates such as not to disturb wetland vegetation or increase turbidity. x No deleterious waste shall be discharged in a wetland or disposed of in a manner that would cause the waste to enter the wetland or other water resource area. x Removal of vegetation shall be permitted only when and where such work within the W district has been approved in accordance with the standards of this chapter. x Removal of vegetation within the W district but outside the wetland shall be limited to that reasonably required for the placement of structures and the use of property. The homeowners have demonstrated to city staff a desire to limit the scale and scope of this proposed backyard improvement project to an area situated far enough away from the pond, that impacts should be minimal. The landscape project will fit nicely with the overall size of the property, and should be an nice improvement. Most of the new work is being contained or limited to the area that served as a semi- functioning back yard space; but this plan should now provide some nice, open and added usable space for the needs of their children and enjoyment to their entire family. PC PACKET Pg. # 208 Planning Case 2021-18 (Iverson) Page 5 of 10 ALTERNATIVES 1. Approve the Wetlands Permit based on certain findings of fact, along with specific conditions of approval as noted herein; or 2. Deny the requested Wetlands Permit based on revised finding(s) of facts as determined by the Planning Commission; or 3. Table the request and direct staff to extend the application review period an additional 60 days, pursuant to MN State Statute 15.99. STAFF RECOMMENDATION Staff recommends approval of a Wetlands Permit to Erik and Sarah Iverson, and to the property located at 2452 Pond Circle East, which would allow certain back-yard improvements and tree/vegetation removal and replacement within 100-feet of a wetland, based on the attached findings-of-fact and subject to the following conditions: 1. Any new removals, excavating, grading and/or construction activity related to the new back yard improvements, including the fire-pit patio, retaining walls, stairs, and paths, 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. 2. Full erosion/sedimentation measures shall be installed prior to commencement of work and maintained throughout the duration of the construction project. A double-row silt fence with suitable fabric material or other erosion measures approved by the city’s Public Works Department must be in place prior to the commencement of any new construction or removals. Erosion barrier shall be placed along the outer edges of the side yards, and the lower edge near the pond buffer. 3. The Applicant/Owner shall replant and re-vegetate the 25-foot wetland buffer area or any areas beyond this buffer zone with suitable plantings and materials, as per the direction of the city’s Natural Resources Technician. 4. Any new tree or landscaping material used under this approved plan must meet the city’s list of Native Plantings and Pollinator Friendly trees and vegetation. 5. All disturbed areas in and around the project site shall be restored and have an established, protected and permanent ground cover immediately after the back yard improvements have been installed or completed. 6. Any new site construction or removal shall occur only between the hours of 7:00 am and 8:00 pm weekdays; and 9:00 am to 5:00 pm weekends. PC PACKET Pg. # 209 Planning Case 2021-18 (Iverson) Page 6 of 10 FINDINGS-OF-FACT FOR APPROVAL Wetlands Permit for New Backyard Improvements 2452 Pond Circle East Planning Case No. 2021-18 The following Findings of Fact are made in support of approval of the proposed requests: 1. All tree and plants previously removed on this property were either considered invasive species, diseased or dying, or removed due to safety reasons; and this removal and any other removal of vegetation shall be limited to that reasonably required for the placement of structures and the use of property, including but not limited to the outdoor patios and fire-pit, retaining walls, steps, and walkways and new trees and landscaping; 2. All new work should have very little, if any impacts to the adjacent wetland feature; 3. Owners will provide for the protection and preservation of the adjacent wetland/water resource feature by installing silt fence and stormwater run-off protection measures as per the City’s Land Disturbance Guidelines and city staff direction; 4. Any disturbed areas of the protective and natural wetland buffer areas will be restored and replanted with vegetation that ensures storm water, soil and contaminant runoff is reduced or minimized from the subject property; 5. Owners will make every attempt to minimize disturbances of the vegetative buffer area and other surrounding areas in order to protect and preserve the natural pond environment, thereby minimizing and avoiding any impacts to wildlife and aquatic organisms; 6. Any disturbed areas or vegetation removed as part of this back-yard landscaping project will be replanted in the disturbed areas after construction is completed; and 7. Any new trees or vegetation to be planted as part of this project will include native species and varieties to Minnesota, along with pollinator encouraging vegetation, as per the city’s Pollinator Friendly Policy. PC PACKET Pg. # 210 Planning Case 2021-18 (Iverson) Page 7 of 10 SITE PHOTOS – 2452 POND CIRCLE EAST 6 PC PACKET Pg. # 211 Planning Case 2021-18 (Iverson) Page 8 of 10 PC PACKET Pg. # 212 Planning Case 2021-18 (Iverson) Page 9 of 10 PC PACKET Pg. # 213 Planning Case 2021-18 (Iverson) Page 10 of 10 PC PACKET Pg. # 214 PC PACKET Pg. # 215 From:Devin Creurer To:Tim Benetti Cc:Sara Creurer Subject:Case # 2021-18 permit request 2452 Pond Cir. E Date:Sunday, October 17, 2021 11:31:56 AM Tim Benetti, Both my wife and I live at 2471 Pond Cir E, Mendota Heights MN 55120 and we are in favor of approving Erik Iversons request for a wetland permit. We see no problem with allowing this work to be done. Devin Creurer Sara Creurer PC PACKET Pg. # 216 666666666224158150185 115184 91 10 8 10213964 57 553594 4 39 37 35 34 3 2 3 1 2 7 261 3 8 2320 1 9 381593 4 9419 2623 224 15 2449 2452 2458 2455 2461 2464 2452 2467 2458 2449 2363 P O N D C I R EPOND CI R W222' 14 3 '267'This imagery is copyrighted and licensed by Nearmap US Inc, which retains ownership of the imagery. It is being provided by Dakota County under the terms of that license. Under that license, Dakota County is allowed to provide access to the “Offline Copy Add-On for Government”, on which this image services is based, at 6-inch resolution, six months after the capture date, provided the user acknowledges that the imagery will be used in their normal course of business and must not be resold or distributed for the WETLANDS MAP 2452 Pond Circle East City of Mendota Heights050 SCALE IN FEET GIS Map Disclaimer: This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat, survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information contained in this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errors or omissions herein. If discrepancies are found, please contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 10/18/2021 Legend Water Feature Wetland Boundary Line - 100 ft. Wetland Buffer Edge - 25 ft. PC PACKET Pg. # 217 SSOOILL IDD MMAAPP -22445522 PPoonndd CCiirrcclee EEaasstt Environment Environment - Geology & Soils Soil Types (SSURGO) Property Information Addresses Parcel Lines Tax Parcels AREASYMBOL MN037 DESCR Kingsley sandy loam, 8 to 15 percent slopes SPATIALVER 6 ACRES 13.83208521 MUSYM 342C Shape_Length 2515.8381098997943 MUKEY 396839 Shape_Area 55976.46287363311 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,yy or for zoning verification. Map Scale 11 iinncchh ==7799 ffeeeett 10/18/2021 PC PACKET Pg. # 218 2ND FLOOR DECKA/C (ground level)+++++66666'-10"+++++66666'-66666"BOOOWWW:::111000'-6"SOD LINE+0'---999"Deck Footing Lines+++333'''-555"""11'-6"6'-6"DDDDDDDDeeeecccckkkkkkkkFFFFFFFFoooooooottttiiiinnnngggggggss++++0000'--111111"+1111'--1111""+222222''--111111""+4'-0"TOOOWWWWWW::::4444'-0"TOWWWWW::4'-100"TOWWWWWWW::5'-10"++++3333''--0000""BOW:11'-0"TOW:7'-0"BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOWWWWWWWWWWWW::11111111'-666666"TTTTTTTTTTTTTTTOOOOOOOOOOWWWWWWWWWW:7'-6"Clump ServiceberryClump River BirchSugar MapleBOW:11'-0"TOW:777'''-000"TOW:2'-0"BOWWWWWWWW::::66''-6666""BOW:10'-6"TTTOOOWWW:::4'-10"TOW:4'-100""""BOW::77777777'-0"TOWW::444444'-6"BOWWWWWW::6666'-6"+333'---8888"TOW::222222'-0"BOOW:3333''-0"BBBBBOOOOOOWWWWW:::333333'-666666"TTTOOOWWW777''-888""BOW10'-6"3344"WWAAWWWLLLLRockSpillSILTSOCK SILT SOCK SILT SOCK SILT SOCK SILTSOCK SILT SOCK SILT SOCK SILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCKSILTSOCK++++++000000''-222222"""Door Threshold+1''''-111111"""""""+++33333'-----88888888..5555""""+++++44'--8888"+++55'--99"+++77'-11.77775555555555"++9'-1"""""""++13'-0"++16'-0"++18'-0"+++++++000000'''--666666666666"+++++++++11111''--9999999999""2'-3"BBBoottttoommooffSStteeppGGrraaddee+++33'-66"++3'-10"++4'''''--1111000000""++6'-0000000""""""+++++++++9999''---66666666""""+++++++++++++++++11111111111111111111111111'''''''----5555555555555555555"""""""""""""+++++++000000000'---999999999"+++++++++++++11111111''----88888888..55555555""""++++++++22222222''---22222222.55555555""""+++33'-22"++++++44444444''------8888888888""++666'''''-00000"++7'-22222"""++10'-9""++111111111111111111111''''''-----77777777777777"""""""""""""""""""""""""""+++++++000000000'--999999999..555555"+++++++++1111''''--33333333""""++++++++2222222'''--33333333""""+++33'-55.55"+++++++444444444''''--999999999""""++777'''''-2"BOWWW++7'''''-444"""++11'-3"SO++13'-0SS"SSOO+++++++000000'--999999999"+++++++++1111''''--55555555""""+++++++2222'''--1111111111111111..55555555""""++4'-2.55"++5'-2.55"++++++++++7777777'''--22222222..5555""""""BBBBBBBBBBBBBOOOOOOOOWWWWWWWWWWWW+++++++++7777'''''--99999999""""""++11'-0"""OCK++15'-0"+++++++++111111'-8888.555"+++++++333'''-0"++4'-1.55"++5'-2"++66'-3"+++7'-5"++++111000'-2"S++++++11111111122222222222222'-8888"++++++++++11111111111'---11111111111111111111111"++3'-0"++4'-3"++5'-0"++6'-2"+++88'-55"+9'-6"+2'-22"SURVEYBENCHMARK #1 = 0'-2"SURVEYBENCHMARK #2 = 1'-11"(shot from benchmark #1)Subtract 8'-7" +11'-5.5"+++10'-6"TTOOWW44''-1100.55""BOW8'-6.5"5522"WWAAWWWLLLLTTTTTOOWW33'--66"BBBBBOOWW77''-88""33338"WAWWLLTTTTTTOOOWWW222''-111000""BBBBOW5'-9"333355"WWAAWWWLLLLTTTTTOOWW22'--33"BBBBOW4'-9"33330"WAWWLLTTTTTOOWW22'-44"BBBBBOOWW44''-44""22224"WAWWLLDoor Threshold+0'-11"+2'-888.25"Concrete Pad+1'-3"Garage ApronTOP OF RIDGLINE++22'-10"++4'-5"++5'-5"++7'-2"+11'-4"IVERSON RESIDENCE2452 POND CIRCLE EMENDOTA HEIGHTS, MN 55120ISSUE/REVISIONSPROPOSED LANDSCAPE PLAN FOR THEISSUE: DATE:BASE MAP:WALL REV:09.20.2110.01.21Copyright ©2020 LIVIT Site + Structure, LLC651.755.4513www.livitsitestructure.comThis drawing containsproprietary information whichbelongs toLIVIT Site + Structure, LLC. Any unauthorized duplicationor use is strictly prohibited. L1LANDSCAPE PLAN1/8 SCALE: 1/8 = 1' PC PACKET Pg. # 219 PC PACKET Pg. # 220 Planning Staff Report DATE:October 26, 2021 TO:Planning Commission FROM:Tim Benetti, Community Development Director SUBJECT:Planning Case No. 2021-20 CRITICAL AREA PERMIT & CONDITIONAL USE PERMIT APPLICANT:Stephen & Michelle McHale PROPERTY ADDRESS:1125 Orchard Circle ZONING/GUIDED:R-1 One Family Residential/LR Low Density Residential ACTION DEADLINE:December 1, 2021 INTRODUCTION The McHale’s are seeking approval of a Critical Area Permit to construct a new single-family dwelling on property situated in the Mississippi River Corridor Critical Area Overlay District, along with a conditional use permit (CUP) to construct an oversized attached garage up to 1,444-sq. ft. in size. This item is being presented under a duly noticed public hearing process. A notice of hearing was published in the Pioneer Press; and notice letters were mailed to all owners within 350-feet of the subject property. The city has not received any objection or comments related to this application. BACKGROUND The subject property is generally located at the end of Orchard Circle, addressed as 1125 Orchard Circle (refer to aerial/location image – right). The lot is 21,175-sf. in size; completely vacant or absent of any structures; and is generally flat and gently slopes upward from the front edge to the back corner of the lot (approx. 4% grade difference). There a few trees in the middle of the lot and a number of different varieties situated along the outer perimeter. The property is situated in the R-1 One Family Residential zone, and is in the PC PACKET Pg. # 221 Planning Case #2021-20 (McHale) Page 2 Mississippi River Corridor Critical Area overlay district. This is an existing lot of record, which has been vacant for a number of years. The McHale’s wish to build a new single family dwelling with a living area footprint of 2,900-sq. ft. The new four-car attached garage contains 1,444-sq. ft. of area. With the new driveway, patio, and walkways the total impervious surface cover is 6,115-sq. ft., or 28.0% of the total lot area. The survey/site plan calls for the home to have a setback of 30-ft. off Orchard Circle; 19-ft. off the east line; 30.7-ft. from the rear line; and 34.7-ft. from the west line. The plans call for the removal of a small 6” dia. crab tree near the front edge, and a large 38’ dia. walnut tree near the center. Two dead crabapple or apple trees, along with a small, unkempt growth of shrubs along the west edge are being removed to accommodate the new on-site stormwater basin to be placed in the northwest corner of the lot. Pursuant to City Code Title 12-1D-3 Subpart C.1; residential dwellings with an attached private garage are allowed to have “more than 1,200 up to 1,500 square feet via a conditional use permit.The Applicant is requesting to provide a 1,444-sf. garage under this new home plan. The proposed garage is also shown with four, 9-ft. wide overhead doors. City Code limits garage doors to 36-ft. (lineal) in length, so these four doors are acceptable. PC PACKET Pg. # 222 Planning Case #2021-20 (McHale) Page 3 ANALYSIS Critical Are Permit As the Planning Commission is aware, with the recent 2040 Comprehensive Plan update, the city included a new Chapter 11 – Miss. River Corridor Critical Area Plan. This plan set the beginning stages for the City of Mendota Heights to update its own Critical Area Overlay District Ordinance found under City Code Title 12-3-1. On September 23, 2021, the City Council adopted Ordinance No. 568, which essentially replaced old Title 12-3-1 with a new Mississippi River Corridor Critical Area (MRCCA) Overlay District ordinance. This critical area permit requested by the McHale’s is the first to be processed under this new ordinance. The new ordinance provides for new rules and standards for new developments, which may include a Site Plan, Land Alteration and Vegetation Management permit. Per Code Sect. 12-3-12, the site plan must include a detailed survey, location of any existing and proposed structures, existing and proposed contours; a new stormwater management plan; descriptions of soils and types; a tree removal and landscape (replacement) plan, and other features. The Survey/Site Plan must also include the location of any bluffs or steep sloped areas, which may include any Bluff Impact Zones (BIZ) or Shore Impact Zones (SIZ) on the lot. The plan must also identify or map out any Significant Vegetative Stands, Vegetation Restoration Priority Areas or Native Plant Communities. This parcel does not contain any bluffs, steep slopes or shorelines; nor any significant and native plant areas; nor any restoration priority areas. Since the subject site does not contain any BIZ/SIZ or Significant/Priority Areas, a land alteration or vegetation management permit were not needed. The construction of this new residential dwelling will comply with all standards and regulations of the Zoning Ordinance. The Applicant must demonstrate the development of this site will not impact neighboring residential properties, and must ensure that proper and positive drainage is maintained during and after construction of the new home. The Applicants have submitted a Stormwater Management Plan, prepared by Sisu Engineering, which includes information on soils, soil types, and proposed drainage features and their related calculations. City staff feels this Survey and Site Plan submitted under this new MRCCA/Critical Area Permit appears to be in order; and the information provided in the stormwater report appears to be accurate and acceptable for on-site storm management under this proposed land development. Zoning Code limits the heights of homes to 2-stories, and 25-feet in overall or measured height. The proposed home is shown with a 23’-11’ measured height, which meets code. The plan calls for the limited removal of some trees and vegetation on the site. Plans call for the planting of four (4) new silver maple trees, which are considered native in Minnesota. For all intents and purposes, approving this critical area permitand allowing construction of this new single- family dwelling at this location should have little, if any effect upon the Mississippi River Critical Area or the surrounding neighborhood and environment. Conditional Use Permit The proposed attached, private garage requires a conditional use permit (CUP) to exceed the maximum allowed size of an attached garage in the R-1 District. Pursuant to City Code Title 12-1D-3 Accessory Structures, Subpart C.1; residential dwellings are permitted to have one attached private garage up to 1,200- sq. ft. in area, and provides an allowance for owners to request up to 1,500-sq. ft. by means of a CUP. Under this request, the Applicant is seeking to provide a 1,444-sq. ft. garage. Title 12-1L-6-E-1 of the City Code contains standards for reviewing a conditional use permit request, with the following principles to be taken into consideration: PC PACKET Pg. # 223 Planning Case #2021-20 (McHale) Page 4 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. In addition, City Code provides the following standards which must be met: The proposed use will not be detrimental to the health, safety or general welfare of the community; will not cause serious traffic congestion nor hazards; will not seriously depreciate surrounding property value; and the proposed use is in harmony with the general purpose and intent of the City Code and the comprehensive plan. The new garage proposed by the Applicant is designed to fit within the overall footprint of the dwelling structure,and should easily accommodate the needs of parking personal vehiclesand added personalstorage and equipment. All setbacks will be met under this plan. City staff believes the new single-family residential dwelling, with the oversized attached private garage, will not be detrimental to the health, safety or general welfare of the neighborhood or the community; or cause any serious traffic congestion, hazards; or seriously depreciate surrounding property values. The proposed dwelling appears to be in harmony with the general purpose and intent of the City Code and the comprehensive plan; and the CUP as presented herein is supported and may be approved. INTERAGENCY REVIEW Under the new MRCCA Ordinance, the city is required to give DNR and the National Park Service at least 20-day notice of any new MRCCA/Critical Area Permit application requests. These notices were emailed (10/05/2021) directly to the appropriate staff; andindicated no comment or issues with the requested single- family development. ALTERNATIVES 1. Approve the Critical Area Permit and Conditional Use Permit request for 1125 Orchard Circle, which would allow the construction of a new single-family dwelling with an oversized attached garage, based on the findings of fact that the proposed project is compliant with the policies and standards of the City Code with certain conditions; or 2. Deny the Critical Area Permit and Conditional Use Permit request for 1125 Orchard Circle, based on the findings of fact that the applications do not meet certain policies and standards of City Code, as determined by the Planning Commission; or 3. Table the request; direct staff to work with the Applicants and allow them more time to refine the site plan for the property, and extend the application review period an additional 60 days, in compliance with MN STAT. 15.99. STAFF RECOMMENDATION Staff recommends approval Critical Area Permit and Conditional Use Permit request for 1125 Orchard Circle (Alternative No. 1), with the following conditions: 1. A building permit, including all new grading and drainage work, must be approved by the City of Mendota Heights prior to the commencement of any new construction work. PC PACKET Pg. # 224 Planning Case #2021-20 (McHale) Page 5 2. Full erosion and sedimentation measures will be put in place prior to and during grading and construction work activities. 3. 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. 4. All work on site will only be performed between the hours of 7:00 AM and 8:00 PM Monday through Friday; 9:00 AM to 5:00 PM weekends. 5. All disturbed areas in and around the project site shall be restored and have an established and permanent ground cover immediately after the dwelling project is completed. PC PACKET Pg. # 225 Planning Case #2021-20 (McHale) Page 6 FINDINGS OF FACT FOR APPROVAL Critical Area Permit & Conditional Use Permit for 1125 Orchard Circle The following Findings of Fact are made in support of approval of the proposed requests: 1. The proposed single-family dwelling project meets the general purpose and intent of the new Mississippi River Corridor Critical Area (MRCCA) Overlay District. 2. The proposed work and disturbance to construct this new single-family dwelling is deemed minimal, reasonable and within the spirit and intent of the MRCCA Overlay District. 3. The proposed oversized garage requested under this application can be considered a reasonable request, and will be compliant with the conditions included in the City Zoning Code that allow such structures by means of a conditional use permit. 4. The proposed single family dwelling with over-sized garage will not be detrimental to the health, safety or general welfare of the community; should not cause any serious traffic congestion nor hazards; will not seriously depreciate surrounding property value; and said use appears to be in harmony with the general purpose and intent of the City Code and the Comprehensive Plan. 5. The overall construction of this proposed residential home with over-sized garage will comply with all standards and regulations of the Zoning Ordinance and other applicable ordinances; represents reinvestment in a residential neighborhood that is consistent with the Comprehensive Plan’s goals for residential land uses; fits well with the current developed character of the neighborhood; and will be a nice addition to the neighborhood. PC PACKET Pg. # 226 666666666666666666666666666666 66666666 6666666 6 6 6 6666 66666666 61787 1795 1133 1127 1813 1149 1176 1120 1122 1155 1117 1140 11451151 1139 11281134 1143 1135 1129 1849 1147 1813 1120 11361140 112411541851 1160 1133 1127 1167 1165 1117 1775 11391145 1118 11171115 1116 1164 1126 1146 1127 1128 1144 11561154 1157 1125 1145 1135 1136 1138 1147 1137 1166 1155 1775 1775 1775 1775 1775 1775 17751775 1200 ORCHARD PL ORCHARD CIR KINGSLEY CIR S KINGSLE Y CI R N KINGSLEY CTPRIVATE ROAD301' 389' 304' 299' 270'0'250' 220' 2 0 3 '195'191'148'141'96'80'81 ' This imagery is copyrighted and licensed by Nearmap US Inc, which retains ownership of the imagery. It is being provided by Dakota County under the terms of that license. Under that license, Dakota County is allowed to provide access to the “Offline Copy Add-On for Government”, on which this image services is based, at 6-inch resolution, six months after the capture date, provided the user acknowledges that the imagery will be used in their normal course of business and must not be resold or distributed for the 1125 ORCHARD CIRCLE (Location/Utilities/Wetlands Map) City of Mendota Heights0140 SCALE IN FEET GIS Map Disclaimer: This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat, survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information contained in this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errors or omissions herein. If discrepancies are found, please contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 10/4/2021 PC PACKET Pg. # 227 11112255 OORRCCHHAARRDD CCIRRCCLLEE,,MMEENNDDOOTTAATTT HHEEIGGHHTTSS MMNN Land Use/Land Development Mississippi River Corridor Critical Area (MRCCA) Districts CA-RN CA-ROS CA-RTC CA-SR CA-UC CA-UM Water MRCCA Bluff Impact Zones MRCCA Shore Impact Zones Property Information Addresses Parcel Lines Tax Parcels 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,yy or for zoning verification. Map Scale 11 iinncchh ==221199 ffeeeett 10/4/2021 PC PACKET Pg. # 228 35E 494 35E 494 55 55 55 62 555 55 110 5 Eagan Fort Snelling (unorg.) Lilydale Mendota Mendota Heights St. Paul West St. Paul M innesotaRi verM in n e so ta R iv e rMississippi River M is s i s s i p p i R i v e rCounty Boundaries City and Township Boundaries NCompass Street Centerlines Mississippi River Corridor Critical Area - Native Plant Communities and Significant Existing Vegetative Stands 01230.5 Miles City of Mendota Heights, Dakota County MRCCA Boundary DNR Native Plant Communities MRCCA Significant Existing Vegetative Stands 1125 Orchard Circle (approx. location) PC PACKET Pg. # 229 35E 494 35E 494 55 55 55 62 555 55 110 5 Eagan Fort Snelling (unorg.) Lilydale Mendota Mendota Heights St. Paul West St. Paul County Boundaries City and Township Boundaries NCompass Street Centerlines Mississippi River Corridor Critical Area - Vegetation Restoration Priorities 01230.5 Miles City of Mendota Heights, Dakota County MRCCA Boundary DNR Native Plant Communities & Significant Existing Vegetative Stands Vegetation Restoration Priorities (Bulff and shore impact zones, floodplains and wetlands not already covered by native plant communities and significant existing vegetative stands) 1125 Orchard Circle (approx. location) PC PACKET Pg. # 230 PC PACKET Pg. # 231 PC PACKET Pg. # 232 PC PACKET Pg. # 233 PC PACKET Pg. # 234 PC PACKET Pg. # 235 PC PACKET Pg. # 236 PC PACKET Pg. # 237 PC PACKET Pg. # 238 PC PACKET Pg. # 239 F.D.RADON -UPUP (17) EQ. R.& 10" TREADSW/ 1" NOSING6+((7,1'(;% %18'4# ':6'4+14'.'8#6+105# 411(2.#0# (170&#6+102.#0# (+0+5*'&$#5'/'062.#0# (+456(.1142.#0# 5'%10&(.1142.#0& $7+.&+0)5'%6+105& $7+.&+0)5'%6+1054#&10& &'6#+.55 9#..$4#%+0)2.#055 $4#%'&9#..5&'6#+.51. ALL EXTERIOR WALLS TO HAVE A MINIMUM RATING OF R-20.2. ALL ATTIC SPACES ARE TO HAVE A MINIMUM RATING OF R-49.3. ALL FLOOR SPACES OVER UNCONDITIONED SPACE OR CANTILEVERED ARE TO BE INSULATED TO MIN. R30.1. ALL CEILINGS ARE TO HAVE 5/8" NON-SAG GYPSUM BOARD UNLESS OTHERWISE NOTED.2. ALL WALLS ARE TO HAVE 12" GYPSUM BOARD UNLESS OTHERWISE NOTED.3. GARAGE CEILING AND WALLS THAT ADJOIN HOUSE WALLS ARE TO BE 58" GYPSUM BOARD PER CODE.1. ALL WINDOWS AND DOORS TO BE DOUBLE PANE GLASS PANELS WITH LOW-E RATINGS.2. ANY WINDOW WITHIN 24" OF A DOOR SWING MUST BE TEMPERED PER CODE.3. ANY WINDOW ABOVE A TUB/WET AREA MUST BE TEMPERED PER CODE.4. ANY WINDOW WITHIN A STAIRWAY MUST BE TEMPERED PER CODE.5. WINDOW GLAZING MUST BE AT LEAST 18" A.F.F. WHEN WINDOW IS ABOVE 6' FROM GRADE. IF WITHIN18", WINDOW MUST BE TEMPERED.6. ALL BEDROOMS TO HAVE AT LEAST ONE WINDOW THAT HAS A CLEAR EGRESS OPENING OF 5.7 SQ.FT. WITH MIN. DIMENSIONS OF 24" IN HEIGHT AND 20"IN WIDTH, SILL HEIGHT NOT TO BE GREATER THAN 44" A.F.F.7. WINDOWS WITH SILLS WITHIN 2' OF THE FLOOR THEY SERVE AND ARE 72" ABOVE GRADE MUSTEITHER HAVE A FALL PREVENTION OR OPENING LIMITER DEVICE PER CODE.1. ALL ELECTRICAL AND MECHANICAL EQUIPMENT TO BE VERIFIED AND INSTALLED PER CODE BYAPPROVED TRADES AND INSTALLERS.2. HVAC CONTRACTOR TO VERIFY LAYOUT FOR DUCT-RUNS BEFORE INSTALLATION, IF MODIFICATIONIS REQUIRED, REPORT INFORMATION/CHANGES TO CONTRACTOR & LITTFIN DESIGN.1. ALL EXTERIOR WALLS TO BE 16" O.C. WITH ADOUBLE TOP PLATE UNLESS OTHERWISE NOTED.2. WALL FRAMING SHALL BE S.P.F. STUD GRADE OR BETTER UNLESS NOTED OTHERWISE (U.N.O.)3. ALL HEADERS SHALL BE PER PLAN4. ALL EXTERIOR HEADERS SHALL HAVE (1)2X6 BEARING STUD & (1) 2X6 FULL HEIGHT KING STUD ON EACH SIDE U.N.O. (REVIEW PLANS)5. ALL INTERNAL HEADERS & BEAMS SHALL HAVE (1)2X6 OR (1)2X4 BEARING STUD ON EACH SIDE U.N.O.6. EXTERIOR SHEATHING SHALL BE 7/16" MATERIAL CONSISTING OF ORIENTED STRAND BOARD (OSB).-ALLFLOOR AND CEILING SYSTEMS TO BE CHECKED AND DESIGNED BY THE DESIGNATED MANUFACTURER.FLOOR PLANS TO BE ON SITE.7. HEADER SIZES ARE TO BE USED PER PLAN AND DEVIATION FROM ANY SIZE MUST BE APPROVED BYDESIGNERS.8. PRESSURE TREADED WOOD IS TO BE USED WHERE WOOD IS IN CONTACT WITH CONCRETE AND AT 2X6MUD SILL. TREATED MEMBERS TO BE S.Y.P.#2 OR BETTER.9. FOR OPENINGS IN EXTERIOR WALLS (OR WALLS W/ LATERAL LOADING:a. 0'-0" - 4'-0"= 1 JACK STUDb. 4'-0" - 8'-0"= 2 JACK STUDSc. 8'-0" - 12'-0" = 3 JACK STUDSd. GREATER THAN 12' = CONSULT ENG.10. POSTS CALLED OUT ARE NUMBER OF JACK/TRIMMER STUDS REQUIRED PER SIDE OF OPENING.1. ALL CONCRETE FOOTINGS AND FOUNDATION SYSTEMS ARE DESIGNED FOR A 2000 P.SF. SOIL.2. FOUNDATION WALLS SHALL BE FULL HEIGHT AT UNBALANCED FILL GREATER THAN 3'4".3. 1/2" ANCHOR BOLTS EMBEDDED 7" MINIMUM @ 6' O.C. MAX. 12" MIN, FROM EACH END. MINIMUM OF 2 BOLTS IN EACH SILL PLATE (REFER TO STRUCTURALPAGES).4. PAD FOOTING REINFORCEMENT IS TO BE LOCATED (3") FROM BOTTOM OF FOOTING TYP. (WHENREQUIRED)5. REFER TO STRUCTURAL INFORMATION FROM INSULATED CONCRETE FORM COMPANY.6. '5$:,1*7,7/(ÄÄ/2&$7,213$*(3$*('(6&5,37,21/'.+66(+0&'5+)0%1//.+66(+0"*16/#+.%1/ÄÄ9+056'&/0&855(17'$7(5(9,6,215(9'$7(©#..2.#05 &'5+)055*190#4'6*'2412'46;1(.+66(+0&'5+)075'1(6*'5'2.#0510#0;16*'4241,'%6.1616*'46*#0016'&106*+56+6.'$.1%-9+6*1766*'94+66'0%105'061(.+66(+0&'5+)0+5241*+$+6'&,668()25&216758&7,21$''('(1*127(6)25 )281':$// 67$,5:$//5(9,6(':$6+(5'5<(56,=(%%18'45*''65%#.'&24+06"ZSINGLE FAMILY CONSTRUCTION TYPE IRC-1-2020 MINNESOTA STATE RESIDENTIAL CODE-2020 NATIONAL ELECTRICAL CODE-2020 MINNESOTA STATE MECHANICAL&FUELGAS CODE-2020 MINNESOTA STATE FIRE CODE-2020 MINNESOTA PLUMBING CODEDESIGNED WITH 2000 PSI SOILS, ALLFOUNDATION CONSTRUCTION MUST FACTOR INTHIS AT A MINIMUM.DESIGNED WITH "EXPOSURE B"CLASSIFICATIONS AND WINDGUSTS OF 115 MPH PER 2020 MN RESIDENTIALCODE REGULATIONS.-ALL FOUNDATION WALL STRUCTURALINFORMATION USED TO CONSTRUCT THEFOUNDATION SYSTEM IS TO BE ON SITE WHENPOURING OR BUILDING WALLS.-ALL STRUCTURAL BEAMS, POSTS & TALL WALLSARE TO BE BUILT PER I-LEVEL SPECIFICATIONS.-ALL MANUFACTURED FLOOR & ROOF TRUSSESARE TO BE INSTALLED PER MANUFACTURERSSPECIFICATIONS.-ALL MANUFACTURED FLOOR & ROOF TRUSSSPECIFICATIONS ARE TO BE ON SITE DURINGINSTALLATION.-SH3050 EQUALS SINGLE HUNG 3'0" BY 5'0"-FX2646 EQUALS FIXED 2'6" BY 4'6"PC PACKET Pg. # 240 6&$/( )5217(/(9$7,21-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: PRECAST LIGHTWEIGHT CONCRETE, VERIFYW/ SPEC.-MATERIAL: CEMENT BOARD,VERIFY W/ SPEC.1'-8 1/4"9'-0"9'-1 1/8"8'-0"6"6'-8"1'-6 3/4"8'-1 1/8"10'-9 3/8"9'-8 1/4"6"3'-4"23'-11"3650 FXWINDOWW/ BLACKBACKER11' CONCRETE STAIRS W/ 7 34 " MAX. RISERS & 10" TREADSINSTALL 3' TALL CODE RAIL WHEN MORE THAN 3RISERS OR 30", BUILD STAIRS OUT ON SIDEWALK1'6"X1'6" BUILT-UP WOOD COLUMN7'-3 3/4"8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FRIEZE PER SPEC.8" FRIEZE PER SPEC.8" FRIEZE PER SPEC.8" FRIEZEPER SPEC.8" FRIEZE PER SPEC.4" TRIM PER SPEC.4" TRIM PER SPEC.4" TRIMPER SPEC.4" TRIM PER SPEC.4" TRIMPER SPEC.8" WOOD TRIMPER SPEC.3" PRECAST CAP PER SPEC.4" TRIM PER SPEC.3636 FIXEDWINDOW3" PRECAST CAP PER SPEC.6" TRIM BOARD PER SPEC.10'-7 3/4"4'-0"3" PRECAST CAP PER SPEC.6" PRECAST CAP PER SPEC.6" TRIM BOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.4'-0"4'-0"4" TRIM PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FRIEZE PER SPEC.3650 FXWINDOWW/ BLACKBACKER6" TRIMPER SPEC.6" TRIMPER SPEC.6" TRIMPER SPEC.12" TRIM PER SPEC.12" TRIM PER SPEC.12'-0"-MATERIAL: SMART-PANEL,VERIFY W/ SPEC.1'4"X2'10" DECO BRACKET MADEOF 6"X6" MATERIAL W/ ARCHEDANGLED MEMBER BETWEEN VERT.& HORIZ. MEMBERS W/ CHAMFEREDENDS - AS SHOWN1'4"X2'10" DECO BRACKET MADEOF 6"X6" MATERIAL W/ ARCHEDANGLED MEMBER BETWEEN VERT.& HORIZ. MEMBERS W/ CHAMFEREDENDS - AS SHOWN1'4"X2'10" DECO BRACKET MADEOF 6"X6" MATERIAL W/ ARCHEDANGLED MEMBER BETWEEN VERT.& HORIZ. MEMBERS W/ CHAMFEREDENDS - AS SHOWN1'4"X2'10" DECO BRACKET MADEOF 6"X6" MATERIAL W/ ARCHEDANGLED MEMBER BETWEEN VERT.& HORIZ. MEMBERS W/ CHAMFEREDENDS - AS SHOWN1'4"X2'10" DECO BRACKET MADEOF 6"X6" MATERIAL W/ ARCHEDANGLED MEMBER BETWEEN VERT.& HORIZ. MEMBERS W/ CHAMFEREDENDS - AS SHOWN1'4"X2'10" DECO BRACKET MADEOF 6"X6" MATERIAL W/ ARCHEDANGLED MEMBER BETWEEN VERT.& HORIZ. MEMBERS W/ CHAMFEREDENDS - AS SHOWN4'-3 3/4"8" TRIM BOARD PER SPEC.6" TRIM BOARD PER SPEC.3" PRECAST CAP PER SPEC.6&$/( 5($5(/(9$7,2110'-9 3/8"9'-8 1/4"6"3'-4"1'-8 1/4"9'-0"9'-1 1/8"8'-0"6"6'-8"1'-6 3/4"8'-1 1/8"SCREENSBY OTHERSSCREENSBY OTHERS16' CONCRETE STAIRS W/ 7 34 " MAX. RISERS & 10" TREADSINSTALL 3' TALL CODE RAIL WHEN MORE THAN 3RISERS OR 30", BUILD STAIRS OUT ON SIDEWALK8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FRIEZE PER SPEC.8" FRIEZE PER SPEC.8" FRIEZE PER SPEC.6"X6" DECK POST TYP.4" TRIM PER SPEC.4" TRIM PER SPEC.12'-0"12'-1 1/8"10'-11 1/2"8" FRIEZE PER SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: PRECAST LIGHTWEIGHT CONCRETE, VERIFYW/ SPEC.-MATERIAL: CEMENT BOARD,VERIFY W/ SPEC.-MATERIAL: SMART-PANEL,VERIFY W/ SPEC.12'-1 1/8"10'-5 1/2"8" TRIM BOARD PER SPEC.6&$/( /()7(/(9$7,214' CONCRETE STAIRS W/ 7 34 " MAX. RISERS & 10" TREADSINSTALL 3' TALL CODE RAIL WHEN MORE THAN 3RISERS OR 30", BUILD STAIRS OUT ON SIDEWALK1'-8 1/4"9'-0"9'-1 1/8"8'-0"6"6'-8"1'-6 3/4"8'-1 1/8"1'-8 1/4"9'-0"9'-1 1/8"8'-0"6"6'-8"1'-6 3/4"8'-1 1/8"SCREENSBY OTHERS7' CONCRETE STAIRS W/ 7 34 " MAX. RISERS & 10" TREADSINSTALL 3' TALL CODE RAIL WHEN MORE THAN 3RISERS OR 30", BUILD STAIRS OUT ON SIDEWALK8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FRIEZE PER SPEC.8" FRIEZE PER SPEC.DROPPED SOFFIT6"X6" DECK POST TYP.8" FRIEZE PER SPEC.4" TRIM PER SPEC.4" TRIM PER SPEC.4" TRIM PER SPEC.6" PRECAST CAP PER SPEC.6" TRIM BOARD PER SPEC.10'-7 3/4"8" FASCIA WITH4" SHADOWBOARD PER SPEC.8" FRIEZE PER SPEC.-MATERIAL: SMART-SIDING,VERIFY W/ SPEC.-MATERIAL: PRECAST LIGHTWEIGHT CONCRETE, VERIFYW/ SPEC.-MATERIAL: CEMENT BOARD,VERIFY W/ SPEC.-MATERIAL: SMART-PANEL,VERIFY W/ SPEC.1'4"X2'10" DECO BRACKET MADEOF 6"X6" MATERIAL W/ ARCHEDANGLED MEMBER BETWEEN VERT.& HORIZ. MEMBERS W/ CHAMFEREDENDS - AS SHOWN1'4"X2'10" DECO BRACKET MADEOF 6"X6" MATERIAL W/ ARCHEDANGLED MEMBER BETWEEN VERT.& HORIZ. MEMBERS W/ CHAMFEREDENDS - AS SHOWN'5$:,1*7,7/(ÄÄ/2&$7,213$*(3$*('(6&5,37,21/'.+66(+0&'5+)0%1//.+66(+0"*16/#+.%1/ÄÄ9+056'&/0&855(17'$7(5(9,6,215(9'$7(©#..2.#05 &'5+)055*190#4'6*'2412'46;1(.+66(+0&'5+)075'1(6*'5'2.#0510#0;16*'4241,'%6.1616*'46*#0016'&106*+56+6.'$.1%-9+6*1766*'94+66'0%105'061(.+66(+0&'5+)0+5241*+$+6'&,668()25&216758&7,21$''('(1*127(6)25 )281':$// 67$,5:$//5(9,6(':$6+(5'5<(56,=(#':6'4+14'.'8#6+1055%#.'&24+06"Z9. DOTTED AREA ON ROOF PLANINDICATES LOCATION OFICE/WATER BARRIER.10. HOLD STONE OFF GRADEMINIMUM OF 3".11. REFER TO MANUF.SPECIFICATIONS FOR STONE.12. GARAGE BUCK BOARDMATERIAL IS TO BE COMPOSITEWOOD AND SIZED TO COVER THEEDGE OF STONE.14.ALL BEAMS HOLDING UP PORCHROOFS ARE TO BE DROPPEDUNLESS OTHERWISE NOTED.1. ALL EXT. TRIM TO BE FLASHED PER CODE.2. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS.3. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITEWOOD AND ANY OTHER WOOD MATERIAL PERSPECIFICATIONS.4. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OFWINDOWS AND ROOFS.5. GRADE CONDITIONS MAY VARY ON SITE.6. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODEREGULATIONS.7. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACEVENTS AND OTHER PENETRATIONS THROUGH ROOF ORWALLS TO EXTEND THROUGH REAR OF HOME WHENEVERPOSSIBLE.8. ALL PENETRATIONS THROUGH EXTERIOR WALLS ORROOFING MUST BE SEALED AND FLASHED PER MANUF.SPECIFICATIONS AND IRC CODE REGULATIONS.PC PACKET Pg. # 241 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 14" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 14" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 14" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF. 18" TRUSS SYSTEM ABV.19.2" O.C. (OR) L/480 TRUSS PER MANUF.'''F.D.36" CODE RAILING36" CODE RAILINGEGRESSUP (17) EQ. R.& 10" TREADSW/ 1" NOSINGDN (5) EQ. R.& 10" TREADSW/ 1" NOSING6"8"2'-0"9'-0"2'-0"9'-0"2'-0"9'-0"2'-0"9'-0"2'-0"4'-1 1/2"46'-0"2'-0"6"8"6"8"6"8"4'-0"6'-5"13'-7"4'-0"6"8"8"6"6"8"6"8"6"8"6"8"7'-6"13'-0"7'-6"28'-0"6"8"2'-0"46'-0"11'-6"59'-6"6"8"6"8"6"8"8"8"8"8"8"8"8"8"8"10"1'-0"19'-8"16'-5"16'-0"2'-9"1'-8"13'-2"14'-0"4'-8"88'-4"50'-11 1/2"139'-3 1/2"7'-8"6"10"10"8'-10"1'-0"10"10"14'-8"1'-9"15'-0"8"8"8"8"8"8"8"8"8"8"8"8"4'-2"6'-4"4'-2"1'-10"5'-10"10'-8"14'-8"3'-0"3'-2"7'-0"5'-0"1'-8"3'-8"5'-6"56'-6"1'-10"11'-10"1'-0"10"12'-0"10"11"3'-2"2'-0"3'-0"1'-10"3'-2"1'-10"3'-2"5"4'-5 1/2"4'-2 1/2"10"8"18'-1"4'-9"9"8"8'-6"8"8"8"8"8"8"7'-4"7'-4"4'-8"8'-0"13'-0"13'-10"11'-0"19'-10"9'-6"4'-0 1/2"83'-10 1/2"8"10"10"8"7'-8"2"10"10"10"3'-5"1'-6"5'-8"10"8"8"6"10"8"72'-4 1/4"10"5'-0"14'-1"10"2"6'-2 3/4"3'-8"11'-0 3/4"19'-4"4'-11"6'-2"5'-2 1/2"8'-4 1/4"8'-6 3/4"8"5 1/2"10'-3 1/4"13'-8 3/4"1'-0"4'-8 1/2"4'-5 1/2"19'-8"5 1/2"8"10"8"5 1/2"9'-1"16'-3 1/2"19'-3 1/2"8"1'-2 1/2"1"30°30°3'-11"13'-7 1/2"3'-5 1/4"14'-1 1/4"8'-0 1/2"8"6"10'-2"8'-8"8"6"8"4" CONCRETE SLAB OVER6 MIL. VAPOR BARRIEROVER 6" GRANULARCOMPACTED FILLDROP FLOOR/WALLS ATSPORT COURT 3'4" FORTOTAL WALL HEIGHT OF12'0" TALL FOUNDATIONWALLS.6&$/( )281'$7,213/$1INDICATES INTERIORBEARING WALL, 16" O.C.STUDSSUPPLY CONTINOUS HANDRAILPER CODE AT ALL STAIRLOCATIONS, CODE HANDRAILIS TO CONTINUE TO LANDINGS/TOP & BOTTOM OF STAIRS.CONTRACTOR & INSTALLER TOVERIFY IF ADDITIONAL GRIPABLEHANDRAIL IS INSTALLED OR IFDECORATIVE HANDRAIL TO CONTINUE.ALL STAIRWAYS (INTERIOR ANDEXTERIOR) ARE TO BE ILLUMINATEDAT EACH LANDING PER CODE.INSTALL DRAFT STOPPINGWITHIN FLOOR SYSTEM PER IRCCODE SECTION 302.12, MIN. 12" GYPSUMBOARD (OR) 38" STRUCTURAL BOARDADEQUATELY SUPPORTED BY2X4 MIN. MATERIAL, PARALLEL WITHFLOOR FRAMING, SEPARATING AREAS WITHMAXIMUM SPACE OF 1000 SQ.FT.-SEPARATE INTO EQUAL SPACES.12" GYPSUM BDTO BE APPLIEDTO UNDERSIDEOF STAIRS PERCODE.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.20" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.24" X 8" CONT.SPREAD FTG.FOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8SILL PLATE OVER 2" EXT. FOAMINSULATION PER DETAILS/SECTIONS.FOUNDATIONS AT GARAGE/PORCHES HELD IN.FOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8SILL PLATE OVER 2" EXT. FOAMINSULATION PER DETAILS/SECTIONS.FOUNDATIONS AT GARAGE/PORCHES HELD IN.FOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8SILL PLATE OVER 2" EXT. FOAMINSULATION PER DETAILS/SECTIONS.FOUNDATIONS AT GARAGE/PORCHES HELD IN.FOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8SILL PLATE OVER 2" EXT. FOAMINSULATION PER DETAILS/SECTIONS.FOUNDATIONS AT GARAGE/PORCHES HELD IN.FOUNDATIONS @ LIVING/BASEMENTAREAS ARE HELD IN 2" WITH A 2X8SILL PLATE OVER 2" EXT. FOAMINSULATION PER DETAILS/SECTIONS.FOUNDATIONS AT GARAGE/PORCHES HELD IN.EXTEND (1)#4 REBAR 3' INTO TOP OF FOUND.WALL. ANGLE TOP PORTION AND EXTEND INTOBASEMENT FLOOR MIN. 12" FROM EDGE OF WALL,SPACE REBAR EVERY 16". INSTALL (1)#4 REBARWITHIN TOP 12" OF WALL & ALSO AT CENTER OFWALL, WITHIN 3" OF SIDE OF WALL ADJACENT TOSOIL/BACKFILL UNDER BASEMENT SLAB.EXTEND (1)#4 REBAR 3' INTO TOP OF FOUND.WALL. ANGLE TOP PORTION AND EXTEND INTOBASEMENT FLOOR MIN. 12" FROM EDGE OF WALL,SPACE REBAR EVERY 16". INSTALL (1)#4 REBARWITHIN TOP 12" OF WALL & ALSO AT CENTER OFWALL, WITHIN 3" OF SIDE OF WALL ADJACENT TOSOIL/BACKFILL UNDER BASEMENT SLAB.TOP OF FOUNDATION WALLAROUND LOWER AREA TIEDINTO MAIN BASEMENT SLABPER NOTES.FOR EASE OF UNDERSTANDING,GRADE IS CONSIDERED 0'0" ONTHIS FOUNDATION PLAN.C JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JC JMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVERMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVERMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVERMIN. 4" DIA. FTG DRAIN TILEW/ 2" MIN. GRANULAR BASE& 8" MIN. GRANULAR COVER24"X24"X12" PADFOOTING30"X30"X12" PADFOOTING48"X48"X16" PADFOOTING W/ (5)#4 REBARDOWELS GOING IN BOTHDIRECTIONS72"X48"X16" PADFOOTING W/ (6)#4 REBARDOWELS GOING IN BOTHDIRECTIONS FOR POINTLOADS ABOVE48"X48"X16" PADFOOTING W/ (5)#4 REBARDOWELS GOING IN BOTHDIRECTIONS36"X36"X14" PADFOOTING W/ (4)#4 REBARDOWELS GOING IN BOTHDIRECTIONS6"TALLX12"X6" BEAMPOCKET AT WALL8"TALLX12"X6" BEAMPOCKET AT WALL36"X36"X14" PADFOOTING W/ (4)#4 REBARDOWELS GOING IN BOTHDIRECTIONSRADON -UP30°1. 10" THICK CONCRETE FOUNDATIONWALL WITH #6'S VERTICALLY PLACED@ 18" O.C. AND #4'S PLACEDHORIZONTALLY 2' O.C. (MIN.) WITHFOOTING DOWELS TO MATCH, TYP.2. OFFSET REBAR TO INSIDE FACE, TYP.3. 24"X8" CONCRETE STRIP FOOTINGWITH (2) #4'S CONTINUOUS, MIN.4. 1/2" DIAMETER ANCHOR BOLTS WITH2" SQUARE WASHERS @ 20" O.C., MIN.1. ALL HEADERS TO BESUPPORTED BY A MINIMUM OF(1) TRIMMER. (UNLESS NOTEDOTHERWISE)2. ALL HEADERS TO HAVE AT LEAST(1) KING STUD (UNLESS NOTED).3. ALL STUD CALLOUTS @ SIDES OFWINDOWS/DOORS ARETRIMMERS, MINIMUM (1) KINGSTUDS @ SAID LOCATIONS TOBE INCLUDED AS WELL.4. BLOCKING @ ROOF & FLOORPLAN PER TRUSSMANUFACTURER.5. POINT LOADS TO BE CARRIEDTHROUGH FLOOR AREAS ANDDOWN TO FOUNDATION FORSUPPORT.6. ALL HANGERS & CONNECTORSPER TRUSS MANUFACTURER,SUPPLIERS & CONTRACTOR.7. ALL EXTERIOR SHEATHING TO BE7/16" OSB OR PLYWOODSHEATHING & NAILED PER CODE(MAY BE REFERRED TO AS 1/2"NOMINAL THICKNESS).8. ROOF DECKING TO BE 12"NOMINAL (OR 1532") OSB DECKINGW/ CLIPS, NAILED TO ROOFFRAMING W/ MIN. 8d COMMONNAILS, 6" O.C. @ EDGES/12"O.C.@ FIELD.9. FLOOR DECKING TO BE 34"PLYWOOD DECKING, NAILED ORSCREWED TO FLOOR SYSTEMPER CODE W/ ADHESIVE PERSPEC. (OR) MIN. 6d COMMONNAILS 6" O.C. @ EDGES/12" O.C.@ FIELD (CODE MINIMUM).10. REFER TO WALL BRACING PLANSFOR ADDITIONAL FRAMINGINFORMATION.'5$:,1*7,7/(ÄÄ/2&$7,213$*(3$*('(6&5,37,21/'.+66(+0&'5+)0%1//.+66(+0"*16/#+.%1/ÄÄ9+056'&/0&855(17'$7(5(9,6,215(9'$7(©#..2.#05 &'5+)055*190#4'6*'2412'46;1(.+66(+0&'5+)075'1(6*'5'2.#0510#0;16*'4241,'%6.1616*'46*#0016'&106*+56+6.'$.1%-9+6*1766*'94+66'0%105'061(.+66(+0&'5+)0+5241*+$+6'&,668()25&216758&7,21$''('(1*127(6)25 )281':$// 67$,5:$//5(9,6(':$6+(5'5<(56,=(#(170&2.#05%#.'&24+06"Z1. FOUNDATIONS TO BE POURED PER SITE SOILCONDITION.2. ALL REINFORCING IS TO BE INSTALLED PER IRCREGULATED STRUCTURAL DESIGN BY CONCRETETRADES.3. PROVIDE 12" ANCHOR BOLTS EMBEDDED 8" MIN.,SPACED PER CODE AND 12" MAX FROM EACH ENDOF SILLPLATE, MIN 2 PER SILL.4. PROVIDE CONTROL JOINTS PER PLAN, JOIST TOCONSIST OF HIDDEN ZIP STRIP EMBEDDED INTOTHE SLABS.5. ALL ANGLED WALLS ARE TO BE 45 DEGREESUNLESS NOTED OTHERWISE.6. SLOPE CONCRETE TO FLOOR DRAINS WITHIN 5'OF DRAINS.7. ALL WOOD MATERIAL CONTACTING DIRECTLYTO CONCRETE MUST BE TREATED OR DESIGNEDTO CONTACT CONCRETE.8. STEP FOOTINGS PER PLAN SPECIFICATIONS.9. PROVIDE DRAINTILE AROUND PERIMETER ASSHOWN. LATERAL SOIL PRESSURE ASSUMED TOBE 45 PSF/FT.-SH3050 =SINGLE HUNG 3'0" BY 5'0"-FX2646 = FIXED 2'6" BY 4'6"-CASE3050 = CASEMENT 3'0" BY 5'0"-2868 @ DOOR =2'8" WIDE BY 6'8" TALL-2880 @ DOOR =2'8" WIDE BY 8'0" TALLPROJECT # PROJECT # 21460www.SafeHavenSE.comDerek O Phillips9-7/2021 47507 PC PACKET Pg. # 241