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90-1062 � , � , � f ' counci� File # � -/'0 .2� �� f �J � � �r��,.. Green Sheet # „Jrjl RESOLUTION �-� CITY OF SAINT PAUL, MINNESOTA. �� � � �- �= Presented By � Referred To �' � C� � Committee: Date (O 'a�� QU WHEREAS, City Council Resolution 88-384, adopted on March 17, 1988, requested the District 1 Community Council to develop, with assistance from residents of the Highwood area, a master development plan for Highwood, including lot size, land use density, and improvements to streets, sewers and other utilities; and WHEREAS, City Council Resolution 88-384 further requested the District 1 Community Council to report back to the City Council upon completion of the plan; °and WHEREAS, the Highwood Task Force completed its report in February 1989 ; and WHEREAS, the District 1 Community Council approved the Highwood Task Force Report on February 27, 1989 and submitted it to the City Council ; a�id WHEREAS, the City Council forwarded the Highwood Task Force to the Planning Commission in June 1989 (Resolution 89-981) to review and recommend possible amendments to the Comprehensive Plan, and to conduct a 40-acre study to identify possible Zoning Ordinance amendments; and WHEREAS, the Planning Commission initiated a 40-acre study and review of the Highwood Task Force Repor.t in July 1989; and WHEREAS, the Planning Commission adopted its recommendations on the Highwood Task Force Report on April 27, 1990 and forwarded them to the City Council, whil"e' sta'ff continues to work on preparing proposed comprehensive plan and ordinance language to implement the recommendations; and WHEREAS, the Planning Commission has requested that the City Council provide comment and direction on what comprehensive plan and ordinance amendments should be prepared to implement the Highwood recommendations; and WHEREAS, the Planning Commission has further requested that the City Council adopt, by ordinance, a development moratorium in the Highwood study area (bounded by Lower Afton Road on the north, McKnight Road on the east, the city limits on the south, and Highway 61 on the west) for a period of one year for the purpose of preventing development that is inconsistent with the proposed recommendations while the 40-acre study is completed; � 1 I! ��fl�4ti�u�e G�qo- �ob� � «71 ��i � � -,a� qa _ oG�. ��'� i NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby approves �he- P�a�n�-Ce�nise�io�s �ece�ne�sla#�o��e• o�-t�e F�igl�eod-�aslf-�oree Report the policies contained in the document entitled. "Highwood Development Policies: A Plan for Growth Management in the Highwood Area of Saint Paul" ; and BE IT FURTHER RESOLVED, that the City Council requests that Planning Division staff continue to prepare comprehensive plan and ordinance amendments to implement the r.eaoma�zda�iwxs. policies, to be reviewed by the Planning Commission and City Council for adoption; and BE IT FURTHER RESOLVED, that the City Council requests the Planning Commission to recommend to the Council comprehensive plan and ordinance amendments to implement the a�taehed r�rom�s�da�ons.r as-�am�ecl.r• fo�•th�-�iic�ooati..-araa Highwood development policies as contained in the document entitled, "Highwood Development Policies: A Plan for Growth Management in the Highwood Area of Saint Paul" within one year; and BE IT FURTHER RESOLVED, that the City Council requests the City Attorney to prepare an ordinance establishing a development moratorium on new construction, preliminary plat approval, lot splits, rezonings, installation of new streets, land alteration related to new construction, and draining or filling of wetlands in Highwood for a period of up to one year, while the Planning Commission completes the 40-acre study, and _ � , ���y, J 0 R I G f-�I A:L � � � 90-�0�� BE IT FURTHER RESOLVED, that the development moratorium shall not include construction of accessory structures, construction of residential structures on already-platted lots and installation of city. services in North Highwood (except new streets) ; and � BE IT FINALLY RESOLVED, that the City Council thanks the Highwood Task Force and the District 1 Community Council for their assistance to the Planning Commission and City Council in rev�e�aing the Highwood Task Force Report, and for their excellent work to create a comprehensive plan for the Highwood area of Saint Paul. as Navs Absent Requested by Department of: imon oswi z —� on �, Planning and Economi Development acca e � et man � an �- z son �. BY� � Adopted by Council: Date �U� � 2 �90 Form Approyed by Cit Attorney Adoption Cer ified by Council Secretary By: By= � Appr ed by Mayor for Submission to Approved b ayor: Datea JUL 1 6 1990,� Council � � � J ,l �1 ,��'iLd'`'t B �// ;9tLs���C6��j By: Y� p�g��y�p �U L 2 1. 1990 �0 R I �=yo-�°�� Gf NA.L NO THEREFORE, BE IT RESOLVED, that the City Council hereby appr ves the Planning Commission' s recommendations on the Highwo d Task Force Report; and BE IT FU ER RESOLVED, that the City Council requests that Planning D'vision staff continue to prepare comnrehensive plan and ordinan amendments to implement the recominendations , to be reviewed by t e Planning Commission and City Council for adoption; and BE IT FURTHER RE LVED, that the City Council requests the Planning Commissio to recommend to .the Council comprehensive plan and orclinance endments to implement the attached recommendations , as ended, for the Highwood area within one year; and BE IT FURTHER RESOLVED, at the City Council requests the City Attorney to prepare an or 'nance establishing a development moratorium on new construct'on, preliminary plat approval , lot splits , rezonings , installat on of new streets , land alteration related to new construction, d draining or filling of wetlands in Highwood for a period of up o one year, while the Planning Commission completes the 40-acre study, and , -2- •' • P,E��f�F� DEPARTMENT/OFFlCElCOUNGIL DATE INITIATED - 94-�� PED � 5-11-90 =�71REEN SH M Y :� �W�90 7 5�,� CONTACT PERSON�PHONE pEp/1pTMENT DIRECTOR ITY COUNdL T 337(? � ix„rnrroANev �(rv,''.o��;=-�t;. MUST BE ON COUNCIL AOENDA BY(DAT� ROUTINO 9UDQET DIRECTOR �FlN.3 MOT.�RVICEB DIR. A so n as �ossible AAA1OR�0RA�T""n ❑ TOTAL#�OF SKiNATURE PAGE$__ (CLIP ALL LOCATIONS FOR SIQNATUR� ACTION REQUESTED: Forward the Planning Commission's recommendations on the Highwood Task Force Report to the City Council , as requested by the City Council in June 1989. RECOMMENDAT10N8:Approve(/y a Re�sct(R) COUNCIL COMMITTEE/fiEBEARCH F�PORT OPTIONAL �PLANNINO COMMISSION -pVIL SERVICE COMMISSION �ALYST PHONE NO. _pB OOMMITTEE _ ��� w;tn cnangesn�tP� �°"°""E"'�� AY 29 1990 —DISTRICT COURT _ $�P��$�,��H����E�,�� C I TY ATT��r���� wmnnrxa�os�,issue.or+�TUNm�uvno,wnae.whe�.wne�s,wny�: The City Council requested that the [?istrict l Comr.�unity Council create a Highwooct Task Force to come up with a master develo�ment �1an �or Nigfiwood. The Nighwood Task Force presented its report tv the City Counci1 in Fe6ruary 1989; tF�e Council referred the report to the Planning Cor�mission in June 1989, with a request that the P1anning Commission review and comment on the neighborhood's recemnendations. The Planning Commission has completed it review and is forwarding its recommendations on to the City Council . ADVANTAOES IF APPROVED: This plan sets a development scenario for the Highwood area, whic�i��a�r�e�n��he spurce of a great deal of disagreement between staff, the Planning Commission, the City Council and the neigh6orhood for many years. - A �reat deal of work went into nreparation of the Task Force P.eport; approval of the Planning Commission's recomrnendati�ons wi11 set a course for future development in Highwood that is generally consistent with the ne1'gh6orhood's own vision for its future. DISADVANTAOEB IF APPROVED: There are a cou�le recommendations where staff does not agree with the Planning Commission's recommendations. There are disadvantages if the Cormnission or neighborhood recommendation is adopted in these cases. DISADVANTAQES IF NOT APPROVED: The neighborhood has put a great deal of work into the olan. In� �eneral , it sets a reasonable course for future development in Highwood. Tf it is not ap�nroved, we will be right back wfiere we started several years ac�.o, in constant disagreement with the residents ov r future development. R�CEIVED t�ounci� Research Ceritef �UN�,3��� JUN 04 iy90 A^� TOTAL AMOUNT OF TRANSACTION = � COBT/REVENUE dUOGETED(GRCLE ON� YE8 NO FUNWNd SOU(�E P�Q ACTIVITY NUMBER FINANqAL INFORMAl10N:(E%PLAII� �� NOTE: COMPLETE�DIREGTIONS ARE INCLUDED IN THE(3REEN SHEET INSTRUCTIONAL MANUAL AVAILABLE IN THE PURCHASING OFFICE(PHONE NO. 298-4225). . ROUTING ORDER: Below are preferred routings for.the five most frequent types of documents: , CONTRACTS (assumes authorized COUNCIL RESOLUTION (Amend, Bdgts./ budget exists) Accept. Grants) 1. Outside Agency 1. Department Director 2. Initiating Department 2. Budget Director 3. City Attomey 3. City Attorney 4. Mayor 4. MayoNAssistant 5. Finance&Mgmt Svcs. Director 5. Ciry Council 6. Finance Accounting 6. Chief Accountant, Fin&Mgmt Svcs. ADMINISTRATIVE ORDER (Budget COUNCIL RESOLUTION (all others) Revision) and ORDINANCE 1. Activity Manager 1. Initiating Department Director 2. Department Accountant 2. City Attomey 3. Department Director 3. MayodAssistaM 4. Budget Director 4. City CouncU 5. City Clerk 6. Chief Accountant, Fn&Mgmt Svcs. ADMINISTRATIVE ORDERS (all others) 1. Initiating DepaRmeM 2. City Attorney 3. Mayor/AssistaM 4. City Clerk TOTAL NUMBER OF SIGNATURE PA(3ES Indicate the#of pages on which signatures are required and paperclip each of these pa9es• ACTION REQUESTED . Deacribe what the projecUrequest aeeks to accomplish in either chronologi- cal order or order of importance,whichever is most appropriate for the issue. Do not write complete sentences. Begin each item in your list with a verb. RECOMMENDATIONS Complete if the issue in question has been presented before any body, public or private. SUPPORTS WHICH COUNCIL OBJECTIVE? Indicate which Councif objective(s)your proJecUrequest supports by listing the key word(s)(HOUSIN(3, RECREATION, NEIGHBORHOODS, ECONOMIC DEVELOPMENT, BUDGET, SEWER SEPARATION). (SEE COMPLETE LIST IN INSTRUCTIONAL MANUAL.) COUNCIL COMMITTEE/RESEARCH REPORT-OPTIONAL AS REQUESTED BY COUNCIL INITIATINO PROBLEM, ISSUE, OPPORTUNITY ' Explain the situation or conditions that created a need br your proJect or request. ADVANTAGES IF APPROVED Indicate whether this is simply an annual budget procedure required by law/ charter or whether there are speciflc wa�s in which the City of Saint Paul and its citizens will beneflt from this pro�ect/action. DISADVANTAGES IF APPROVED What negative effects or major changes to existing or past processes might this projecUrequest produce if it is passed(e.g.,traffic delays, noise, tax increases or assessments)7 To Whom?When? For how lon�j? DISADVANTAC3ES IF NOT APPROVED What will be the negative consequences if the promised action is not approved?Inabilky to deliver service?Continued high traffic, noise, accident rate? Loss of revenue? FINANCIAL IMPACT Akhough you must tailor the information you provide here to the issue you are addressing, in general you must answer two questions: How much is it going to cost?Who is going to pay? i� ' „1,;,,�,,, _ . CIT'Y OF SAINT PAUL � aiat 1 D tt.� OFFICE OF THE CdTY COUNCIL CITY HALL-7th FLOOR-SAINT PAi1L, MINNESOTA 55102 612-29$-5506 TOM DIMOND COUNCILMEMBER Members: Tam Dimond, Chair Paula Maccabee Dave Thune Date: June 27, 1990 COMMITTEE REPORT HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE J � Resolution 90-409 -- Resolution adopting the Economic Development Strategy as part of the Saint Paul Comprehensive Plan (Laid Over in Committee 6/13/90) . COMMITTEE RECOMMENDED APPROVAL, AS THE PLAN WAS AMENDED, 3-0 2. Sibley Apartments (Galtier Plaza) -- Redevelopment Company contract Terms (Property Tax Abatement) (Referred from HRA 5/22/90; Laid Over in Committee 6/13/90) . THIS ITEM WAS LAID OVER TO THE JULY 11, 1990, HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE MEETING 3. Request for the Termination of Sublease between TGA, Inc. , and the City of Saint Paul on the City Walk Parking Ramp (Referred from HRA 5/22/90; Laid Over in Committee 6/13/90) . THIS ITEM WAS LAID OVER TO THE JULY 11, 1990, HOUSING AND �EONOMI_ , DEVELOPMENT COMMITTEE MEETING AND WILL BE SCHEDULED FOR TH E JULY 12, 1990, CITY COUNCIL MEETING 4. Authorization to Expend Rehab Initiative -- Code Enforcement Fund (Referred from HRA on 5/22/90; Laid Over in Committee 6/13/90) . COMMIJ:IEE_RECOMMENDED APPROVAL AS AMENDED, 3-0 AND WILL BE SCHEDULED FOR THE ��`�IULY 12, 1990, C�ITY COUNCIL MEETING 5. Review of Comprehensive Home Assistance Program. THIS ITEM WAS LAID OVER TO THE JULY 11, 1990, HOUSING AND ECONOMIC�.._:����" -�� DEVELOPMENT COMMITTEE MEETING AND WILL BE SCHEDULED FOR TH� JULY �12, 19 0 CITY COUNCIL MEETING Chair, Housing and Redevelopment Authority, Committees: Public Works; Housing and Economic Development; Finance. 100%Recycleable te�5 � � �o �.�a�� HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE COMMITTEE REPORT - JUNE 27, 1990 PAGE TWO 6. Third and Maria Redevelopment Plan Recommendations. THIS ITEM WAS LAID OVER TO THE JULY 11, 1990, HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE MEETING 7. Lower Dayton's Bluff 40 Acre Study/Small Area Plan. THIS ITEM WAS LAID OVER TO THE JULY 11, 1990, HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE MEETING � ) r'""'1 8.4. � ,Highwood Plan. ",%�.c�� > �t`a' �*z.. �"��. v` � COMMITTEE RECOMMENDED APPROVAL OF THE PLAN AS AMENDED, 3-0 9. Budget Goals and Policies. THIS ITEM WAS LAID OVER TO THE JULY 11, 1990, HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE MEETING 10. Resolution 90-1010 -- Additional C.D. Funding for Single Family Rehab Program. COMMITTEE RECOMMENDED APPROVAL, 3-0 chr . � . �� ,�d� � HIGHWOOD DEVELOPMENT POLICIES: A PLAN FOR GROWTH MANAGEMENT IN THE HIGHWOOD AREA OF ST. PAUL GENERAL G1. The wooded areas in Highwood, especially along the fragile bluffline, should be preserved and protected. G2. Applicable guidelines and standards for lands within the boundaries of the Mississippi National River and Recreation Area should be endo�sed. G3. The existing mature stand of trees should be preserved, and the natural canopy of vegetative cover on vacant and occupied lots should be maintained. G4. Trees with a diameter in excess of 10 inches should be protected. G5. A landscape plan should be required for all subdivisions. G6. The City and/or County should institute a plan for acquiring additional open space in the bluff area. Platted but non-existent streets (such as Mystic, Elmwood and Brookline) could provide the basis for a trail system for non-motorized use. G7. Battle Creek Park and Pigs Eye Lake should be tied to the neighborhood through an open space and trail system. Access to Pigs Eye Lake by trail should be developed. G8. In the event Totem Town becomes available for alternative uses, it should be designated as public open space with appropriate areas set aside as undeveloped natural areas representative of the region's ecosystem. G9. Lands classified as unsuitable for development by the Task Force (86 acres on vacant parcels) should be acquired by the City or County on a willing-seller basis for open space and for use as holding pond areas. The City should enforce the River Corridor standards. The City supports continuation of Counry acquisition of steep slope parcels for open space purposes, and encourages Ramsey Counry to pursue acquisition funds when they become available through the Mississippi National River and Recreation Area Program. This policy addresses two issues regarding steep slope parcels (those with slopes of greater than 18 percent): preservation and acquisition. The Ciry Council agrees that steep slopes, especially within the Mississippi River Critical Area, should be preserved, and that the ciry s River Corridor standards are reasonable and necessary in order to conserve and protect unique natura/and scenic resources. The River Corridor standards prohibit residentia/ development on s/opes greater than 18 percent. The City CounciJ supports Ramsey County's acquisition program, but shares the neighborhood's frustratron that acquisition has slowed due to funding constraints. In 1989, the portion of the Mississippi River that f/ows through the seven-counry metropolitan area was designated as the Mississippi Nationa/ River and Recreation Area (MNRRA) by Congress. Designation as the MNRRA makes the Mississippi River Critical Area a part of the nafiona!park system and requires that a unified cbmprehensive p/an be deve/oped and implemented by federal, state and local govemments. Once the comprehensive plan is approved, the Secretary of ihe Interior is authorized to make grants to state and loca/govemments for up to 50 percent of the cost of acquisition and RP�RJ� 7-�z_y a . �o�%� � devebpment of park and conservation lands within ihe MNRRA. While availability of these Iunds is at least three years away, the Ciry Counci! sees the program as a significant opporiunity for Ramsey County to accelerate its acquisitan program. G10. Alternatnres should be found to major intercepto�s as the preferred means of surface water management on the bluffs. Where possible and appropriate, holding ponds should be used. G11. Th�ough sireets are encouraged. G12. Cul-de-sacs should be kept to a minimum, as short as possible and with a 40-foot roadway radius. G13. Street width for newly-platted residenfial streets should be 24 feet, curb-face to curb-face, with a 50-foot right-of-way. When city services are brought to existing streets that are less that 24 feet wide, or when such streets are improved, they should be rebuilt at their original width. Unpaved street widths will be compiled by the Highwood Task Force and submitted to Public Works for record keeping. In determining street and right-of-way layout, mature stands of trees and trees with a diameter in excess of 10 inches should be protected and preserved. The primary reason the Task Force reoommended street widths and right-of-ways narrower than the current standard to minimize the bss of vegetation, trees and green space thaf usually accompany streei construcfion and utilities insta/lation. The current standard width for local residential streefs is 32 feet curb-face fo curti-face, wiih a 60-foot right-of-way. The City CounciJ ag�ees w+th the Task Force, and feels that a width of 24 feet for newly-platted resideniial streets is acceptable, as long as parking is allowed on one side of the sfreet only. This will a/low fire and emergency rescue vehicles safe and efficient access to homes. These safery conside�aiions were of primary concem to the City Council in approving a /ower minimum street width. Based on testimony presented af the public hearing, the City Council wil! allow existing sfreets narrower than 24 feet to remain at the narrower widfh, even if they are torn up to install city services or if ihey are improved. The City Counci! feels ihat ihe narrower width of these streefs is an established pattern for the neighborhood that need not be disturbed. Residents along these streets are satisfied with ihe width and are not concerned about emergency access. The City Counci! fee/s, however, that if would be appropriate to establish a slightly different pattern wnen new streets are platted. This policy decreases the required minimum street width and the required minimum street right- of-way in order /essen ihe disruption to the natural environment while still preserving adequafe space for uiilities and city services, but requires that trees wiihin the right-of-way be protecied through flexible street and right-of-way layout. G14. Homeowners shculd be required to have off-street parking for two cars per household. Gt 5. All utilities shouid be underground. G16. Neighborhood street lighting should be Post Top. Cld Post Lamp or a similar unobtrusive type. NORTH HIGHWOOD NH1. The minimum !ot size for unplatted residential Icts with more than 50 percent or the Ict at a slope of less than 12 percent should be 9.600 square feet. The m�nimum ict size `or _ APl�ka� �--iz-9 � ' �v�{'l��l/ unplatted residential bts with mo�e than 50 percent of the bt at a slope of 12 percent or greater should be 15,000 squa�e feet. When determining lot size. the "base case" slopes should be those in existence at the dme of preliminary plat submission. Alte�aCwns to slopes should not be allowed that would lower the "base case" slope f�om 12 percent or greater to less than 12 percent. Platted, undersized lots would be considered non- confoRning. The City Council's approved policy is consistent with a Hghw�ood Task Force compromise solution based on public comment during the review period. Since the primary intent of increasing the minimum lot size is ro prniect the environmenial resources in the area (including wooded areas and areas with higher slopes), the compromise is geared to a distinciion based on slope. In additan, site plan review is required for any residential devebpment on sbpes of 12 percent or greater. The policy concerning alterations to "base case" slopes is ro avoid the situation where a devebper flattens a 16 percent slope io a 6 percent sbpe in order to develop the enfire subdivisbn wifh 9,600-square-fooi bfs. NH2. Installation and improvement of water lines, sanitary and storm sewers, paved streets and app�opriate lighting should be continued. NH3. Private domestic water wells should be gradually phased out with the introduction of city water service. NH4. A plan should be prepared to improve services for the area of Mailand Road, including some residences on McKnight Road. This should be integrated into plans for future development of the open areas and taken into consideration in Ramsey Counry's plans fo� Totem Town. NH5. The separation of sanitary and storm sewers should continue until completed. NH6. The City should assist the Ramsey-Washington Metro Watershed District in the implementation of the District's plan for controlling run-off in the Howard Street ravine area. NH7. Access to McKnight Road should be made by collector streets. NH8. Sidewalks should be installed on McKnight Road only, until bus service is available to other streets in the area. SOUTH HIGHWOOD SH1. The minimum lot size for unplatted residential {ots should be 1r2 acre (21,780 square feet), sufficient to accommodate on-site septic systems and private wells and subject to on-site soil tests. Platted, undersized lots would be considered non-conforming. SH2-3. Private weils and sanitary systems should continue to be used. Existing on-site sewage treatment systems should be inspected immediately and annually thereafter to determine whether they are functioning properly. Appropriate mitigative measures should be taken by the property owner to correct any problems identified through the inspection. New on-site sewage treatment systems should 'oe inspected at least once each year to determine whether they are functioning properly and not overflowing. AII costs of these inspections will be borne by the property owner. On-site sewage treatment systems found not to be functioning properly, or that are overflowing, should be repaired, replaced or corrected by the property owner. If the owner fails to do so, ;he City may proceed under the provisions of Chapter 45 of the Legislative Code and aba�e the nuisance. SH4. Periodic testing of wells (r,ot only in Highwood, but city-wide! shoutd be performed every H6'�d2o�r�� 7- I2-y� ' ' - �rr����� three years. SHS. The current system of natural ponding to contain stormwater run-off should be maintained; existing plans for the purchase of ponding sites should be accelerated. SH6. Two ponding areas,one at McKnighUHighwood and one northeast of Ogden Avenue, should be acquired, and co�veyance to overflow down the bluff should be p�ovided. SH7. The conveyance system for run-off from McKnight down Marillac Lane and Carver Avenue should be improved. SH8. City cooperation in implementation of the Ramsey-Washington Metro Wate�shed DistricYs plan for the Fish Creek Fbwage Area should cantinue. SH9. Streets that are unpaved should remain unpaved, but the street maintenance program should be reviewed and upgraded. If the review shows that maintenance costs for unpaved streets are higher than no�mal, the costs fo� an upgraded sVeet maintenance program for South Highwood streets should be assessed to benefiting property owners. The Ciry Council feels that sireets that are less ihan fully paved can still provide safe and eKicient access to residentia/properties. Properry owners need to realize that unpaved streets otten require more maintenance than paved streets. Further, if the street maintenance program is to be upgraded over what is done now, there will be additiona/ expenses. These expenses will be borne by the benefiting properly owners. SH10. Any future strests should be unpaved. Adopted by the City Council July 12, 1990 i�P!'Rav� �--t,�- �t� � , ' . � . �`�� �D�°L' r�- � �J � HIGHWOOD PLAN GENERAL G1. The wooded areas in Highwood, especially along e fragile bluffline, shouid be preserved and protected. G2. Applicable guidelines and standards for land within the boundaries of the Mississippi National River and Recreation Area should b endorsed. G3. The existing mature stand of trees shou be preserved, and the natural canopy of vegetative cover on vacant and occupied ts should be maintained. G4. Trees with a diameter in excess of 10 i hes should be protected. G5. A landscape plan should be required f r all subdivisions. G6. The City and/or County should instit te a plan for acquiring additional open space in the bluff area. Platted but non-existent reets (such as Mystic, Elmwood and Brookline) could provide the basis for a trail syste for non-motorized use. G7. Battle Creek Park and Pigs Eye e should be tied to the neighborhood through an open space and trail system. Access to Pigs Eye Lake by trail should be developed. G8. In the event Totem Town b mes available for alternative uses, it should be designated as public open s ce with appropriate areas set aside as undeveloped natural areas representative f the regions ecosystem. G9. Lands classified as unsui ble for development by the Task Force (86 acres on vacant , parcels) should be acquir d by the City or County on a willing-seller basis for open space and for use as holding nd areas. The City should enforce the River Corridor standards. The City supports conti ation of County acquisition of steep slope parcels for open space purposes, and encoura es Ramsey County to pursue acquisition funds when they become available through the ississippi National River and Recreation Area Program. This recommendation addre ses two issues regarding steep slope parce/s (ti►ose with slcpes of greater than 18 percent): reservation and acquisition. The Planning Commission agrees that steep slopes, especially wi in the Mississippi River Critica! Area, should be preserved, and that the city's River Corr+dor st ndards are reasonable and necessary in order to conserve and profect unique natural and scenic esources. The River Corridor sfandards prohibit residential deve/opment on slopes greater than 1 percent. The P/anning Commis ' n supports Ramsey County's acquisition program, but shares the neighborhood's frustrati that acquisition has slowed due to funding constraints. In 1989, the portion of the Mississi pi River that f/ows through the seven-county metropolitan area was designated as the Mississippi National River and Recreation Area (MNRRA) by Congress. Designation as fhe MNRRA makes the Mississippi River Critica/ Area a part of the national park system and requires that a unified comprehensive p/an be developed and implemented by federal, state and local governments. Once the comprehensive p/an is approved, the Secretary of the Interior is authorized to make grants to state and local govemments for up to 50 percent of the cost of acquisiiion and deve/opment of park and conservation lands within the MNRRA. While ,�_ �Z,y� � � . ' 9�-� ����. ,. � availability of these funds is at Jeast three years away, the Planning C mission sees the program as a significant opportunity for Ramsey County to accelerate its a isition program. G10. Alternatives should be found to major interceptors as th preferred means of surface water management on the bluffs. Where possible and appro iate, holding po�ds should be used. G11. Through streets are encouraged. G12. Cul-de-sacs should be kept to a minimum, as short as possible and within a 40-foot roadway radius. G13. Street width for newly-platted residential stre should be 24 feet, curb-face to curb-face, with a 50-foot right-of-way. When city servi s are brought to existing streets that are less that 24 feet wide, or when such streets are mproved, they should be rebuilt at their original width. Unpaved street widths will be com ed by the Highwood Task Force and submitted to Public Works for record keeping. In etermining sVeet and right-of-way layout, mature stands of trees and trees with a diame r in excess of 10 inches should be protected and preserved. The primary reason the Task Force recom ended street widths and right-of-ways narrower than the current standarcl to minimize the lo of vegetation, trees and green space that usually accompany street constrvction and utiliti s installation. The current standard width for local residential streets is 32 feet curb-face to urb-iace, with a 60-foot right-of-way. The Planning Commission agrees with t e Task Force, and feels that a width of 24 feet for newly- platted residential streets is acceptabl , as long as paricing is allowed on one side of the street only. This will allow fire and emerg ncy rescue vehicles safe and efficient access to homes. These safety considerations were of rimary concem to the Commission in recommending a lower minimum street width. Based on testimony presented at e public hearing, the Planning Commission recommends the existing sfreets narrower than 24 f et be allowed to remain at the narrower width, even if they are forn up to install city services or f they are improved. The Planning Commission feels that the narrower width of these streets i ar► established pattern for the neighborhood that need not be disturbed. Residenfs along thes streets are safisfied with the width and are not concerned about emergency access. The Plan ng Commission feels, however, that it would be appropriate to establish a slightly different pa ern when new streets are platted. The Commission's recommen fion, then, decreasss fhe required minimum street width and fhe required minimurn street right f-way in o:der lessen the disruption to the nat�ra!environment while still preserving adequate spac for utilities and c+ry services, but requires that trees within the right- of-way be protecfed through f xib/e street and right-of-way layout. G14. Homeowners should b �equired to have off-street parki�g for rivo cars per household. G15. AI� utilities should be u erground. G16. Neighborhood street lighting should be Post Top, Old Post Lamp or a similar unobtrusive type. NORTH HIGHWOOD NH1. The minimum lot size for unplatted residential lots with more than 50 percent of the lot at a slope of less than 12 percent should be 9,600 square feet. The minimum lot size for unplatted residential lots with more than 50 percent of the at a slope of 12 percent or 1-��--s1� , . � , ` � !p-/O l�Z. greater should be 15,000 square feet. When determining lot size, the ase case" slopes should be those in existence at the time of preliminary plat subm' sion. Alterations to slopes should not be allowed that would lower the "base case" sl e from 12 percent or greater to less than 12 percent. Platted, undersized lots w Id be considered non- conforming. �`� � The Planning Commission's recommendation is consistent with a Hig od Task Force compromise solution based on public comment during the review period. Since he primary intent of increasing the minimum lot size is to protect the environmental resources in e area (including wooded areas and areas with higfier slopes), the compromise is geared to a dis ncfion based on slope. Site plan review is required for any residential development on slopes of 12 percent or greater, so the Planning Commission recommendation is to require a larger m imum lot size for unplatted parcels with slopes of i2 percent or greater. The Planning Commission also recommends that "base ca e" slopes be those in existence at the time of the preliminary plat submission. There is a conc n that a developer could, for example, flatten a 16 percent slope to a 6 percent slope in orcl to develop the entire subdivision with 9,600 square foot lots. NH2. Installation and improvement of water lines, s tary and storm sewers, paved streets and appropriate lighting should be continued. NH3. Private domestic water wells should be grad�ally phased out with the introduction of city water service. NH4. A plan should be prepared to improve se ices for the area of Mailand Road, including some residences on Mcknight Road. t s should be integrated into plans for future development of the open areas and take into consideration in Ramsey County's plans for Totem Town. NH5. The separation of sanitary and storm se ers should continue until completed. NH6. The City should assist the Ramsey- ashington Metro Watershed DistricYs plan for controlling run-off in the Howard Stree ravine area. NH7. Access to McKnight Road should be ade by collector streets. NH8. Sidewalks should be installed on Mck ight Road only, until bus service is available to other streets in the area. SOUTH HIGHWOOD SH1. Where city sewer service does t already exist, the minimum lot size for unplatted residential lots should be 1/2 acre ( 1,780 square feet), sufficient to accommodate on-site septic systems and private wells a subject to on-site soil tests. Platted, undersized lots would be considered non-conformi . SH2-3. Private wells and sanitary systems should continue to be used. Existing on-site sewage treatment systems should be inspected immediately and annually thereafter to determine whether they are functioning properly. Appropriate mitigative measures should be taken by the property owner to correct any problems identified through the inspection. Subject to compliance with local and state regulations concerning the design, installation and maintenance of on-site sewage treatment systems and wells. On site sewage treatment systems shall be inspected at least once each year to determine whether it is functioning properly and is not overflowing. All costs of these inspections shall be borne by the �r���� � ' � �qo-��lo� property owner. On site sewage treatment systems which are found not to be functioning properiy, or which are overflowing, shall be repaired, replaced or corrected by the property owner. if the owner faiis to do so, the City may proceed under the provisions of Chapter 45 of the Legislative Code and abate the nuisance. SH4. Periodic testing of wells (not only in Highwood, but city-wide) should be performed every three years. SH5. The current system of natural ponding to oontain stormwater run-off �hould be maintained; existing plans for the purchase of ponding sites should be acceler�ted. , , SH6. Two ponding areas, one at McKnight/Highwood and one northeasyof Ogden Avenue, Should be aoquired, and conveyance to overflow down the bluff shoul,d be provided. SH7. The conveyance system for run-off from McKnight down Mar�ac Lane and Carver Avenue should be improved. :'` � SH8. City cooperation in implementation of the Ramsey-Wash' gton Metro Watershed DistricYs plan for the Fish Creek Flowage Area should continue. SH9. Streets that are unpaved should remain unpaved shq�ld remain unpaved, but the street maintenance program should be reviewed and upgraded. lf the review shows that maintenance costs for unpaved streets are higher th,�n normal, the costs #or an upgraded street maintenance program for South Highwood stg�ets should be assessed to benefiting property owners. / � , The Planning Commission feels that streets that are less han fully paved can still provide safe and eff'rcient access to residentia!properties. ln fact, in ord r to ensure that unpaved streets in Soufh Highwood are a consistent neighborhood feature, the C mission recommends that property owner requests for sfreet paving not be approved by the C' Council. Property owners need to realize that unpaved streefs often require more maintenanc than paved streefs. Further, if the street maintenance program is to be upgraded over what is one now, there will be additiona! expenses. The P/anning Commission recommends that these xpenses be borne by the benefiting property owners. SH10. Any future streets should be unpaved. �' �a . 1�1�,c�� : � . � `� '���� HIGHWOOD PLAN HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE AMENDMENTS <' �, G8. HIGHWOOD TASK FORCE RECOMMENDATION: In the event Totem Town becomes available for aitemative ses, it should be designated as public open space with appropriate areas se aside as undeveloped natural areas representative of the region's ecosystem. G9. HIGHWOOD TASK FORCE RECOMMENDATION: Lands classified as unsuitabie for development by th Task Force (86 acres on vacant parcels) should be acquired by the City or County on wiNing-seller basis for open space and for use as holding pond areas. PLANNING COMMISSION RECOMMENDATION: The Ciry should enforce the River Corridor stand ds. The City supports continuation of County acquisition of steep slope parcels for en space purposes, and encourages Ramsey County to pursue acquisition funds wh they become available through the Mississippi National River and Recreation Area rogram. This recommendafion addresses rivo issues reganding steep slope parcels (those with slopes of greater than 18 percent1: preservation and acquisitio . The HED Committee agrees that sfeep slopes, especiaUy within the Mississippi River Critical rea, should be preserved, and that the city's River Corridor standards are reasonable and neces ry in order to conserve and protect unique natural and scenic resources. The River Corridor andarr/s prohibit residential development on slopes greafer than i8 percent. The HED Committee supports Ramsey County's ac isition program, but shares the neighborhood's frustration that acquisition has slowed due to fu ing constrainfs. In i989, the portion of the Mississippi River that flows through the seven-co nty metropolitan area was designated as the Mississippi National River and Recreation Area �(MNRRA) by Congress. Designation as the MNRRA makes the Mississippi River Critical Area a part of the national park system and requires that a unified comprehensive plan be developed and implemented by federal, state and local govemments. Once the comprehensive plan is approved, the Secretary of the Interior is authorized fo make grants to state and local governments fdr up to 50 percent of the cost of acquisition and deve/opment of park and conservation lands within the MNRRA. While availability of these funds is at least three years away, the HED Committee sees the program as a signif'�cant opportunity for Ramsey County to acce/erate its acquisition program. G10. PLANNING COMMISSION RECOMMENDATION: Alternatives should be found to major interceptors as the preferred means of surface water management on the bluffs. Where possible and appropriate, holding ponds should be used. Ponding should be developed in cooperation with Maplewood. The ponding areas already identified in the Highwood Plan �hould be acquired by the city and implemented without further delay. '1'� ,,rq� . � : /f,�..,,.�0_���2. l� G13. PLANNING COMMISSION RECOMMENDATION: Street width for newly-platted residential streets shouid be 24 feet, curb=face to curb-face, with a 50-foot right-of-way. When city services are brought to existing streets that are less that 24 feet wide, or when such streets are improved, they should be i�ebuilt at their original width. Unpaved street widths will be compiled by the Highwood T � Force and submitted to Public Works for record keeping. In determining street and ri t-of-way layout, mature stands of trees and trees with a diameter in excess of 10 inche should be protected and preserved. The primary reason the Task Force recommended street widths a right-of-ways narrower fhan the current standard is to minimize the loss of vegetation, trees and green space thaf usually accompany street construcfion and utilities installation. The rrent standard width for local residential sireets is 32 feet cur6-face to curb-face, with a 60-fo4't right-of-way. The HED Committee agrees with the Task Force, and feels;�hat a width of 24 feet for newly- platted residential streets is acceptable, as long as parking i,� allowed on one side of the sfreet only. This will allow �re and emergency rescue vehicles �rafe and effkient aocess to homes. These safety considerations were of primary concern to the;fCommittee in recommending a lower minimum street widfh. ? Based on testimony presented at the public hearing, th� Committee recommends the existing streets narrower than 24 feet be allowed to remain at#he;narrower width, even if they are tom up to instatl city services or if they are improved. The C mittee feels that the narrower width of these streets is an established pattem for the neighborh od that need not be disturbed. Residents along these streets are satis�ed with the width and ar not concemed about emergency access. The Committee feels, however, that it would be appr�riate to establish a slightly different pattern when new streets are platted. The Committee's recommendation, then, decreases�the required minimum street width and the required minimum street right-of-way in order lessen �he disruption to the natural envir+�nment while still prese�ving adequate space for utilities and cify s nrices, but requires that trees within the right- of-way be protected through flexible street and rigl�-of-way layout. • � NH1. PLANNING COMMISSION RECOMMEND�ATION: , The minimum lot size for unplatted reside tial lots with more than 50 percent of the lot at a slope of less than 12 percent should 9,600 square feet. The minimum lot size for unplatted residential lots with more than 0 percent of tha loi at a slope of 12 percent or greater should be 15,000 square feet. hen determining lot size, the "base case" slopes should be those in existence at the tim of preliminary plat submission. Alterations to slopes should �ot be allowed that would lower the "base case" slope from 12 percent or greater to less than 12 percent. Platted, undersized lots would be considered non- conforming. The HED Committee's recommendation is consistent with a Highwood Task Force compromise solution based on public comment during the review period. Since the primary intent of increasing the �ninimum lot size is to protect ihe environmenta/ resources in the area (including wooded areas and steeper s/opes), the c�ompromise is geared to a distinction based on s/ope. Site plan review is required for any residential deve/opment on s/opes of 12 percent or greater, so the Committee recommendation is to require a larger minimum lot size for unplatted parcels with slopes of 12 percent or greater. 'l` I'�-."�° . : ��_i�� �- The Committee a/so recommends that "base case"slopes be those in existence at the time of the preliminary piat submission. There is a concem that a developer could, for example, flatten a 16 percent slope to a 6 percent slope in order to develop the entire subdivision with 9,600 square foot lots. 5H1. HIGHWOOD TASK FORCE RECOMMENDATION: The minimum lot size for unpiatted residential lots should be 1/2 re (21,780 square feet)� sufficient to accommodate on-site septic systems and private w Iis and subject to on-site soil tests. Platted, undersized lots would be considered non-c.�nforming. SH2-3. HIGHWOOD TASK FORCE AND PLANNING COMMISSI� RECOMMENDATION: Private wells and sanitary systems should continue to used. Existing on-site sewage treatment systems should be inspected imm iately and annually thereafte� to determine whether they are functioning properly. Appr priate mitigative measures should be taken by the property owner to correct any proble s identified through the inspection. New on-site sewage treatment systems shall be in pected at least once each year to determine whether they are functwning properly an not overflowing. All costs of these inspections should be bome by the property owner. n-site sewage treatment systems that are found not to be functioning properly. or that are,bverflowing, shall be repaired, replaced or corrected by the property owner. If the owner f Is to do so, the Ciry may proceed under the provisions of Chapter 45 of the Legislative C de and abate the nuisance. , SH9. PLANNING COMMISSION RECOMMENDATIO : Streets ihat are unpavcd si�ould remain unp ed, but the street maintenance program should be reviewed and upgraded. If the revie shows ihat maintenance costs for unpaved streets are higher than normal, the costs for n upgraded street maintenance program for South Highwood streets should be assessed o benefiting property owners. The HED Committee feels that streets that are les than fully paved can still provide safe and . efficient access to residential properties. In fact, in rder to ensure that unpaved streets in South Highwood are a consistent neighborhood feature, th Committee recommends that property owner requests for streef paving not be approved by ihe Ciry Council. Property owners need fo realize that unpaved streets often require more maintenance than paved streets. Further, if the street maintenance program is to be upgraded over what is done now, there will be additional expenses. The Committee recommends that these expenses be bome by the benefiting property owners. ��1���� . �9�,�0� z HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE G8. HIGHWOOD TASK FORCE RECOMMENDATIONS: In the event Totem Town becomes available for alternative uses, it should be designated as public open space with appropriate areas set aside as undeveloped natural areas representative of the regions ecosystem. r r f, G9. HIGHWOOD TASK FORCE RECOMENDATION: � Lands classified as unsuitable for development by the Task F ce (86 acres on vacant parcels) should be acquired by the City or County on a willing- Iler basis for open space and for use as holding pond areas. PLANNING COMMISSION RECOMMENDATION: The Ciry should enforce the River Corridor standards. Th City supports continuation of County acquisition of steep slope parcels for open sp e purposes, and encourages Ramsey County to pursue acquisition funds when they come available through the Mississippi National River and Recreation Area Program . x � This recommendation addresses two issues regarnling steep ope parce/s (those wiih slopes of greater than 18 peroent): preservation and acquisition. Th ''Planning Commission agrees that steep slopes, especially within the Mississippi River Crifical rea, shou/d be preserved, and that the cify's River Corridor standards are reasonab/e and nece ary in order to conserve and protect unique natural and scenic resources. The River Corridor sta dards prohibit residential development on slopes greater than 18 percent. The Planning Commission supports Ramsey County' acquisition program, but shares the neighborhood's frustration that acquisition has slowed e to funding constraints. In 1989, the portion of the Mississippi River that f/ows through e seven-county metropolitan area was designated as the Mississippi Nationa/ River and ecreation Area (MNRRA) by Congress. Designation as the MNRRA makes the Mississippi Ri er Critical Area a part of the national park system and requires that a unified comprehensive pl be developed and implemented by federal, state and local governments. Once the comprehe sive plan is approved, the Secretary of the Interior is authorized to make grants to state and cal govemments for up to 50 percent of the cost of acquisition and development of park and onservation lands within the MNRRA. While availability of these funds is af least three years a ay, the Planning Commission sees fhe program as a significanf opportunify for Ramsey County f accelerate its acquisition program. G10. PLANNING COMMISSION RECOMMEN ATION: Alternatives should be found to major interceptors as the preferred means of surface water management on the bluffs. Where possible and appropriate, holding ponds should be used. The Planning Commission believes that ho/ding ponds, while technically possib/e, may nof be necessary for stormwater run-off control of the bluffs. City staff maintain that a public storm sewer system is the most cost effective way ro manage surface f/ow on the bluffs; this system may or may not require ho/ding ponds. �-��1-/(/�/� G13. PLANNING COMMISSION RECOMMENDATION: Street width for newly-platted residential streets should be 24 feet, curb- ce to curb-face, with a 50-foot right-of-way. When ciry services are brought to existing reets that are less that 24 feet wide, or when such streets are improved, they should be ebuilt at their original width. In determining street and r'�ght-of-way layout, mature stands f trees and trees with a diameter in excess of 10 inches should be protected and prese ed. The primary reason the Task Force recomended street widths and right f-ways narrower than the current standard to minimize the loss of vegitation, trees and green s e that usuaUy accompany street construction and utilities instalation. The current standard widt for local residential streets is 32 feet curb-face to curb-face, with a 60-foot right-of-way. The P/anning Commission agrees with the Task Force, and fee/s th a width of 24 feet for newly- platted residential streets is acceptable, as long as parking is allo ed on one side of the street only. This will allow fire and emergency rescue vehicles safe d eff'�cient acacess to homes. These saftey caonsiderationswere of primary concem to the Comm sion in recommending a lower minimum street width. Based on festimony presented at the public hearing, the Plann g Commission recommends the existing streets narrower than 24 feet be aUowed to remain at t narrower width, even if they are torn up to install city servicesor if they are improved. The P nning Commission feels that fhe narrower width of these streets is an established pattern for e neighborhood that need not be disturbed. Residents along these streets are satisfied with th�widfh and are not concerned about emergency access. The Planning Commission feels, howe��ier, that it would be appropriafe to establish a sliglttly different pattem when new streets are pl�tted. The Commission's recommendation, then, decreases the r�quired minimum street width and the required minimum street right-of-way in oroler lessen the d�ruprion to the natural enviorment whil still preserving adequate space for utilities and city services;but requires that trees wifhin the right- of-way be protected throughflexible street and righi-of-way layout. NH1. PLANNING COMMISSION RECOMMENDATION: The minimum lot size for unplatted residential lots with more than 50 percent of the lot at a slope of less than 12 percent should be 9,600 square feet. The minimum lot size for unplatted residential lots with more than 50 percent of the at a slope of 12 percent or greater should be 15,000 square feet. When determining lot size, the "base case" slopes should be those in existance at the time of preliminary plat submission. Alterations to slopes should not be allowed that would lower the "base case" slope from 12 percent or greater to less than 12 percent. Platted, undersized lots would be considered non- conforming. The Planning Commission's recommendation is consistant with a Highwood Task Force compromise solution based on public comment during the review period. Since the primary intent of increasing the minimum lot size is to protect the enviormental resources in the area (including wooded areas and areas with higher slopes), the compromise is geared to a distinction based on slope. Site plan review is required for any residential developement on slopes of 12 percent or greater, so the Planning Commission recommendation is to require a larger minimum lot size for unplatted parcels with slopes of 12 percent or greater. The Planning Commission also recomends that "base case" slopes be those in existance at the time of the preliminary plat submission. There is a caoncern that a developer could, for example, flatten a 16 percent slope to a 6 percent slope in order to develope the entire subdivision with 9,600 square foof lofs. . �y� ���°�z SH1. HIGHWOOD TASK FORCE RECOMENDATION: Where ciry sewer service does not already exist, the nimum lot sizefor unplatted residential lots should be 1/2 acre (21,780 square feet), su icient to accommodate on-site septic systems and private wells and subject to on-site so' tests. Platted, undersized lots would be considered non-conforming. SH2-3. HIGHWOOD TASK FORCE AND PLANNING COMMI ION RECOMENDATION: Private welis and sanitary systems should continue to e used. Existing on-site sewage treatment systems should be inspected imrr�diately and annualiy thereafter to determine whether they are functioning properly. Ap ropriate mitigative measures should be taken by the property owner to oorrect any probl s identified through the inspection. Subject to compliance with local and state regulatio s concerning the design, installation and maintenance of on-site sewage treatment syste s and wells. C1. HED COMMITTEE RECOMENDATION: Unpaved street widths will be compiled by the ghwood Task Force and submitted to Public Works for record keeping. SH9. PLANNING COMMISSION RECOMENDATION: � � Streets that are unpaved should remain unpave� should remain unpaved, but the street maintenance program should be reviewed an upgraded. If the review shows that maintenance costs for unpaved streets are high �r than normal, the costs for an upgraded street maintenance program for South Highwoo streets should be assessed to benefiting property owners. The Planning Commission feels that streets that are le than fully paved can still provide safe and eff'�cient access to residential properties. In fact, in o er to ensure that unpaved streets in South Highwood are a consistant neighborhood feature, the ommission recomends that properry owner requests for street paving not be approved by the Ci Council. Property owners need to realize that unpaved streets often require more maintenanc ' than paved streets. Further, if the street maintenance program is to be upgraded over what is `one now, there will be additional expenses. The Planning Commission recommends that these e penses be borne by the benefiting property owners. � . �yG ���� � . �t=�o. GITY OF SAINT PAUL e�`� �� OFFICE OF THE MAYOR � �i�� � �� �� 347 CITY FIALL '°`� SAIIVT PAUL, MINNESOTA 55102 JAMESSCHEIBEL (612) 298-4323 MAYOR June 7, 1990 Council President William Wilson and Members of the City Council 7th Floor City Hall Saint Paul, Minnesota 55102 RE: Recommendations on Highwood Task Force Report Dear Council President Wilson and Members of the City Council: As you will recall, in February 1988, the City Council requested the District 1 Community Council to develop, with the assistance of neighborhood residents, a master development plan for Highwood, with recommendations on lot size, density, land use, streets, sewers and other utilities. The Highwood Task Force Report was presented to the City Council in February 1989. In June 1989, the Highwood Task Force Report was referred by the City Council to the Planning Commission for consideration of possible amendments to the City's Comprehensive Plan to implement the Highwood recommendations, and preparation of a 40-acre study to identify possible Zoning Code and other ordinance amendments. The Planning Commission has now completed its review of the Highwood Task Force Report. With this letter, I am forwarding to you the Planning Commission's recommendations on the Highwood Task Force Report. As you will notice in the Planning Commission resolution (also attached) , the Commission also recommends that the City Council adopt a development moratorium while the final comprehensive plan and ordinance language related to the recommendations is prepared. SUMMARY OF PLANNING COMMISSION RECOMMENDATIONS The Planning Commission recommends approval of three-fourths of the Highwood Task Force's recommendations with no changes, primarily in the areas of preservation of trees, bluff areas and natural features; street width and cul-de-sac dimensions; minimum lot sizes and city services north of Highwood Avenue; adoption of a local ordinance regarding the design, installation and maintenance of on-site sewage treatment systems; creation of a program to assess whether existing on-site systems are functioning properly and to periodically test private wells; unpaved streets south of Highwood Avenue; and the use of holding s�4e Printed on Recycled Paper , , ���'0� � Council President William Wilson and Members of the City Council Page Two June 7, 1990 ponds south of Highwood Avenue. The Planning Commission recommends modified or alternative language to the Highwood Task Force recommendations in four general areas: - city acquisition of Totem Town for open space purposes should it become available for alternative use (Recommendation G8) ; - city acquisition of steep slope parcels (Recommendation G9) ; - minimum lot sizes south of Highwood Avenue (Recommendation SH1) ; and - provision of city services south of Highwood Avenue (Recommendation SH2) . Finally, the Planning Commission recommends that the City Council adopt, by ordinance, a development moratorium in the Highwood area for a period of one year while staff completes the 40-acre study and until the City Council adopts amendments to the comprehensive plan, Zoning Code and other ordinances necessary to implement the Highwood recommendations. The development moratorium will prevent development that is inconsistent with the recommendations. The Planning Commission recommends exempting the following types of activity from the development moratorium: construction of accessory structures, construction of residential structures on already-platted lots throughout Highwood and installation of city services (except streets) in North Highwood. RECOMMENDATION I support adoption of the Planning Commission's recommendations as attached. I also support adoption of a development moratorium for the Highwood area as recommended by the Planning Commission, and encourage you to do so to prevent development that is inconsistent with the direction of these recommendations while the City is considering specific comprehensive plan and ordinance language to implement them. The Planning Commission is currently working on specific plan and ordinance amendments for Highwood. I am sure they welcome any feedback the Council may wish to provide. I am very pleased to be able to forward the Planning Commission's and my recommendations to you. As you all know, the character, scale and density of future development in Highwood has been a long-standing issue, and there has been a fair amount of disagreement for many years between the neighborhood and the City as to how new development should occur. Thanks to the excellent ', - '. . �yo �o�� Council President William Wilson and Members of the City Council Page Three June 7, 1990 work done by the Highwood Task Force and the District 1 Community Council, and the effectiveness of the Planning Commission in facilitating a dialogue between the city and the neighborhood, we have been able to finally address and resolve most of the Highwood issues. My sincere thanks go to all who have participated in this long, intensive and, I hope, ultimately rewarding process. Sincerely, ir!? �e.�e'�� ames Scheibel Mayor Js/ss Attachments cc: Jim Christenson Peggy Reichert Dan McGuiness Tom Eggum Anna McRight Jan Gasterland Owen Nelson John Colonna Bob DeVoe Lucy Thompson Ann Cieslak . • _,.�• ' ' . � -^`.:-:','. GEtVERA4 RE hiMENU TI N � , �� ����Olp� . r. � (Tl�e qeneral recommendations apply tv ajl of��� ' Highwood.) , �. . , , . ,�. , . .� ;; � t .. . . ►•... � .... � : f • „ �_ IiIGE���OQU,TASK fORCE RECOiviMENDATION: • • •• •�� +••• ! .;, •,., � ,. . ' . � In tl�e ovent Totem Town becomes available for alternative �uses, it should be. ' designated as public open space with appropriate areas set aside as undeveloped __., natural areas representative oC the region's ecosystem. • ; ,:��, • . .. „ • ' � i t��1• • .,, --- _ '.' ' �• .. .. , • . G9. HIGHWOOD TASK FORCE RECOMMENDATION: � , � . . , I Lands classiCicd as unsuitable Cor development by the Task Force (86 acres on � vacant parcels) should be acquired by the City or County on a willing-seller basis 1 � Cor open space and for use as holdin � g pond areas. • ; ~ PLANNING CONiMISSION RECOhI11iENDA1'ION: . . � r . ' � The City should en[orce the Rirer Corridor standards. � � � � The Clty supports ;'E . continuation of County acquisition o[ steep slope parcels [or open space purposes, - � and encourages Ramsey County to pursue acquisition (unds when they become;�. � available througl� tl�e htississippi National Rirer and. Recreation Area Program.�, � ... . .-- --•-- -- - -� . ._.._ � . • This recommendation addresses two issucs regarding steep slope parcels (those with slopcs of greater than 18 percent): prescrvation and acquisition. •The Planning Commission agrees that steep slopes, especially within the Mississippi River Critical Area, should be • prescrved, and that the city s River Corridor standards are reasonabte and neccssary in order to conserve and protect unique naturai and scenic resources. The River Corridor standards prohibit residential development on slopcs greate� than 18 percent. The Planning Commission supports Ramsey County's acquisition program, but shares the n�ighborhood's Crustration that acquisition has slowed due to Cunding constraints. [n , � -1989, the portion of the Mississippi River that flows through the seven-county metropolitan area was dcsignated as the Mississippi National River and Recreation Area (MNRRA) by Congress. Designation as th� MNRRA makes tht Mississippi River Critical Area a part of the national park system and requires that a unified comprehensive plan be developed and implemented by federal, state and local govcrnments. Once the comprehensive ptan is approved, the Secretary of the Interior is authorized to make grants to state and loca! governments for up to 50 percent oC the cost oC acquisition and development of park and conservation lands within the MNRRA. While availability of these funds is at least thre.e years away, the Planning Commission sees the program as a significant oppartunity for Ramscy County to accelerate its acquisition program. , . ; . . G �D, PLANNING COhihiISSION RECOMMENDATION: . .... ._.._. . ...� •-� ._ Alternatives should be found lo major interceptors as the preterred means of , sur[ace water managemenl on tlie bluf[s. 11'fiere possible and appropriale, holding pvnds sl�ouid be used. . The Pianning Commission bclicves that holdin g ponds, while technically possible, may not be nccessary Cor stormwatcr run-oCf control on tl�c bluCCs. City stafC maintain that a ` public storm sewer system is the most cost effcctivc way to manage surCace watcr Clow on the bluCCs; this system may or may not require h�lding pends. G, '� PLANN[NG COh1M[SSION I2ECOhih1ENUATION: � ' � . Slreet widtli for newly-plalled residential streels sl�ould be 24 (ect, curb-face fo curb-face, witl� a SO-foot rigf�t-of-way. �Vl�en city services are brougl�t to existing streets that are less lhan 24 feet wide, or w�hen such streels are fmproved, they should be reUuilt al tlieir original widtli. In determining streel and riglit-of-way '��'�• layout, malure slands of trees and trees �vitl� a diameter in excess of 10 inclies � r� _ should be protectcd and nres�rvP�l. - � ° - --=-..�_. . � -- - . . . . .. , , _. .. .,. ... .. .. . ... . .��a��lo� Thc primary rc:tson Ihc Task I-orcc rcconinicndcd strcct widths �nd right-oC-w�ys narro��cr than thc currciit standard is to minii�iizc thc loss oC vcgctation, trccs and grcc,D:,_... -, spacc that usually accom��any strcct construction and utilitics installation. 'nc� cur�cnt standard width Cor local residcntial strccts is 32 Ccct curb-Cacc to curb-Cacc, with a GO-Coot right-oC-�vay. Z'}�c F'lanning ComRiission agrccs ��itl� tlic Task Forcc, and fccls tl�at a widtti oC 2a.�Ccct for nc�vly-plattcd residcntial strccts is acccptablc, as long as parking is allowed on �nc sidc oC tl�c strcct o�ly. This will allow Ci�e and cmcrgcncy rescuc vctiicics saCc and. - cCCicicnt acccss to t�omcs_ Tlicsc saCcty considcr�tions wcrc oC primary conccrn to tl�c: Commission in recommcnding a lowcr minimum strcct width. • � . , Bascd on tcstimony prescntcd at tt�c public hca�ing, tl�c Planning Commission rccommcnds tliat existi.ng strcets narrowcr tl�an 24 fect bc allowcd to �cmain at thc narrowcr �vidtl�� , even iC thcy are torn up to i�stall city scrviccs or if thcy are improvcd. Thc P(anning • Commission Cccls that tl�c narrowcr width oC thcsc strccts is an�Stablist�cd pattcrn for tl�c ncighborhood that nccd not bc disturbcd. Rcsidcnts along thcsc strccts are satisCicd with thc width and are not coaccrned about emcrgcncy access. The Planning Commission Cecls, howcver, that it would be appropriatc to cstablish a slightly diCCcrent pattern whcn ncw strccts are plattcd. � The Commission's recomRiendation, tl�en, decrcases the required minimum street width and the required minimum street right-oC way in order lessen the disruption to the natural environmen[ wl�ile still prescrving adcquatc space for utilities and city scrviccs. but requires that trees witliin the rigl�t-oC-way be protccted through flexible street and right-of-way layout. NN 1, PLANNINC CO�i�4ISSiON RECOh1NiENDATION: . Tt�e minimum lot size for unplatted �esidential Iots witli mo�e tlian �0 percent of the tot at a slope of less than il percent should be 9,600 square iect. The minimum lot size for u�platted residential lots rvitli mo�e tlian 50 percent of tl�e lot at a slope of 12 percent or greater should Ue I5,000 square feet. 1Vhen delermining lot size, tfie "base case" slopes should be tlivse in existence at tlie time of preliminary plat submission. Alterations to slopes sf�ould nol be allowed tl,at ti�-ould lor+•er tlie "base case" slope (rom 12 percent or gre�ter to less llian 12 percent. Platted, undersized Iots would be considered non-co�forming. T}ic Planning Commission's rccommcndation is consistcnt with a E-figfiwood T�sk Forcc compromisc solution bascd on public commcnt du�ing tlic rcvicw period. Sincc tlic primary intcnt oC incrcasing tl�c minimum lot sizc is to protcct thc cnvironmcntal resources in the arca (including woodcd arcas and areas with higher slopes), thc compromisc is gcared to a distinction bascd on slopc. Sitc plan revicw is rcqui�cd for any residcntial dcvclopmcnt on slopcs oC 12 percent o� grcatcr, so thc Planning Cornmission rccommcndation is to rcquirc a largcr minimum Iot sizc Cor unplattcd parccls with slopcs oC 12 perccnt or grcatcr. ' Thc ['lanning Commission also rcco��imcncis tl�at "basc c�sc" slopcs bc thosc in cxistcncc �t tl�c ti�nc oC prcliminary ��I�t submission. Tf�c�c is � concc�n tliat a dcvcloper could, Cor� cxamplc, Clattc� a 1G perccnt slopc to � 6 perccnt slopc in ordcr to dcvclop tl�c cntirc subdivision witl� 9,G00-squarc-foot lots. _ - -----_. ..---- ---- --- - -------._...-�-----.. .... �. � ,�SOUTit E{iC31[«'OOU REC0�ih1ENUA"fiONS (1'hcsc rccom�nenclations apply oi�ly to lhc arca soull� of,Eligliwood Avcnuc_) . �(r�/U,/a�� l� / S�{�, FiIGEiWOOD TASK �ORCL RCCOMMENUAI�ION: �` ' �Vl�crc city scwcr scrvicc docs not alrcady cxist, tlic minirnum lot sizc Coc unptaetcd residcntial lots siiould bc 1/2 acrc (21,780 squarc Ccct), suCCicicnt to accomcnod:►tc ' on-sitc scptic systcros and privatc wclls and subjcct to on-sitc soil tcsts. Plattcd. , undcrsizcd lots would bc considcrcd non-conforming. � SFi?. l[iGli«�ODU 'l'.\Sh [�O[ZCL" fZECO�•1MC-:NDn'l'ION: " ••, �` � I'rivatc wclls and sanitary systcros should co�itinuc to bc uscd. • � s��_ FLANNINC COh�iNtISSION RECO��i�tENDA1'[UN: -'_------------- . Ttie City s}iould draft an ordinance concerning tl�e design, iastallatioa and ' maintenance of oi�-site seti�•age treafinent systems. Annual inspection and pumpiag (if needed) of new and existing on-site scw•age treatment systems should be tl�e responsibility of tl�e l�omeorrner, and a rcport sliould be (iled witl� the Cily attesling tl�at an inspection and pumpi�g (if aeeded) t�ave been done by a certified sewage treatment inspector and pumper. I( tlie property owner fails to l�ave tfie annual inspection done, tfie Cily should contract to 1�ave the inspection done and should assess tt�e property o�rner for all associated costs. Because its recommcndations will allow cxisting on-site scwage trcatmcnt systems to continue and additional systems to be installed, tl�c Planning Commission recommends that a local ordinance be adopted govcrning the design, installation and maintenance of on-site sewage treatment systems. The local ordinance wou(d contain the provisions oC State Rules Chapter 7080, Individual Scwagc Trcatmcnt Systems, as well as any additionat provisions that pertain to St. Paul's particular nceds. As proposed by the Planning Commission, implementation of and compliance with the ordinance would be the responsibility oC the property owncr. The City would maintain lists oC statc-liccnscd sewage treatment inspectors and pumpers, which a property owncr would use to have regular inspections and pumping (iC necdcd) donc. Thc property owner would submit to the City certiCication that an inspection had becn done, and that cither no problems werc found or that existing problems }�avc bcen correctcd. The City would alsa be responsible Cor maintaining a date Cilc oC addresscs witl� on-site sewage trcatment systems, datcs oC - installation, record oC inspection and pumping, and complctiun oC rcpairs where required. The City would send out an annual inspcction rcminder to thc property owner. This systcm �vould requirc minimal city staff timc, but gives thc City some control ovcr ' implcmcntation of thc ordinancc: ��� ` PLANNING COht�tISSION RECU�i�1ENDATION: Streets tliat are unpared sl�ould rernain unpaved, but tlie street maintenance program sliould �e �erien•ed and upgradcd. If tl�e revicw show•s tl�at maiatenance costs for unpaved streets are higher than no�mal, the cosls [o� an upgraded street ' maintenance program for Soutli Iligli�rood streets sliould be assessed to bene(iting property o��'ncrs. Thc Plannins Co�nm►ssion fccls that strcct5 that arc Icss than fully pa�cd can scill p�ov�ac saCc and cCCicicnt acccss to residcnti�l p�opc�tics. In Cact, in ordcr to cnsu�c tliat _ unpavcd strccts in South ltighwood arc a consistcnt ncighborhood Ccatu�c, thc Commission � rccon��ncnds tl�at property•o�yncr rcqucsts for strcct paving not bc appro�cd by tl�c City Council. Property oWncrs nccd to rcalizc that unpavcd strccts oftcn rcquirc morc maintcnancc than pavcd st�ccts. �u�thcr, iC thc strcct maintcnancc program is to bc upgradcd o�cr wt�at is donc noW, tt�crc will bc additional cxpcnscs. Thc E'lanning Commission rccommcnds that thcsc cxpcnscs bc bornc by thc bcncCiting property oWncrs. .