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99-86OF Presented By Council File # �� oy Green Sheet # ��,IO _ RESO U N AIN , MINNESOTA � l Referred To Committee: Date 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 Preliminary and Final Plat Approval for Lexington Commons WHEREAS, Mendota Homes, Inc. has submitted the attached preliminary and final plat for ten twinhome units in five structures at 285-303 S. Le�ngton Pazkway for City Council approval; WHEREAS, the appropriate City departments have reviewed the plat and found it meets the requirements of Chapter 67 of the Zoning Code; WIIEREAS, the Lexington Commons development has a special condition use permit, approved by the Planning Commission and the City Councii, which contains additional requirements that the plat also meets; WHEREAS, notice of a public hearing before the City Council was duly published in the official newspaper of the City and notices were mailed to each owner of affected properry including all property situated within 350 feet of the subject property; WHEREAS, the City Councii held a public hearing on the proposed plant on January 13, 1999, where all interested parties were heard and the Council considered all the facts and recommendations concerning the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approves the attached preliminary and final plat for Lexington Commons by Mendota Homes, Inasubject to the following conditions: 1. The developer shall file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Office. The developer shall file a copy of the Council Resolution on each properry deed within the development. 2. A copy of the Council Resolution shall be attached to and become part of the townhouse declaration for this development which sha11 be provided to each property purchaser and their successors. 42 43 Approval of Plat for Lexington Commons Development 44 Page 2 45 46 47 48 49 50 51 52 53 54 55 56 �t°t -8G 3. Except for small wall anchors, screws, or nails suitable for attaching pictures, frames, shelves or sunilaz attaclunents, the common interior "party walls" between units shall not be altered, penetrated, or modified in any way without first receiving proper approvals and pemuts from the City of Saint Paul Office of License, Inspection, and Environmental Protection. 4. As provided in the special condition use pernut, the developer of Le�cington Commons and subsequently the homeowners' association and its successors are responsible for the maintenance and snow plowing of the public alleys in the block. Requested by Department of: Plannin k conomic D elooment Bv� � � C� U Adopted by Council: Date �.� Adoption Certi£ied by Council Secretary By: Approved By: Form Ap�d by City Attorney By , l. /--LJ 4/ Date If:Y/ G L�� L Appro Mayor f fi bm'sion to Council By: � � ��/� GREEN SHEET 6•f��5 TOTAL # OF SIGNATURE PAGES �� ROVfING ORDER �.�� ,.�.�. q�-8� 61310 �.,�_ `�' ['�� ❑ .,�.,� �. ❑ ..�,�„�.a � Wwulaenasm.v+q ,°- ❑ (CLIP ALL LOCATIONS FOR SIGNATURE) .,. - . � o. � f ' � ' . . � 1 �� / 1 � � I � � I � � , , � � , 1� ,� ; � i , , ��.� ,- . � � � �,�r � � PLANNING COMMISSION CIB CAMMIITEE � ��e � JTAGES IF NOT APPROVF� � 110UNT OF TRANSACTION SOURCE UIFORMA710N(IXPWI� tas� � r� t50NAL SERVICE CONiRAGfS MUST ANSWER iXE FOLLOWING (' H851h16 pe�sofll�fill EV¢! WOIkEd UIIUM 8 COf1h8Ci fOf (�116 d2PaRI11Md? YES NO 2. Vias thie persorvfirm ever been a cih' emPbYee� YES N� \ \_ 3. Does this pe�soNfirm P� a sldll not normalNP� �' anY curreM citY employee7 �iL l,[ V Y J�� .. YES NO 4. Ia this personrTirtn a targeted venda? � � YES NO . C . CAST/REVENUE BUDIiETED (CIRCIE ON� VES NO ACTNI7YNUMBER ro .,€F "w^..�rn�,. C"� — asv+�.�s _�., b .�� DEPART&IENT OF PLANNING & ECONOMIC DEVELOPMENI' Pamela A'heelocls Director CTTY OF SAINT' PAUL Norm Coteman, Mayor January 6, 1999 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Paul, Minnesota 55102 2i Wesr Fowth Sbeet Saint Paui, MN SS102 �� 0 Telephone: 612-266-6�00 Facsimi7e: 612-228-3220 RE: Zoning File # 98-322: MENDOTA HOMES, INC. Preliminary and Final Plat for Lexington Commons 10 Twin Homes (5 structures) 285-303 Lexington Parkway (near the southwest corner of Lexington and St. Clair Ave.) City Council Heazing: January 13, 1999, 5:30 p.m., City Council Chambers URPOSE: To consider a preliminary and final plat request by Mendota Homes for the Lexington Commons development, allowing the property at 285-303 Lexington Parkway to be • subdivided for 10 twin home lots with common space. Dear Ms. Anderson: Mendota Homes, Inc. has submitted an application for preliminary and final plat approval for subdivision of the property at 285-303 Lexington Parkway into 10 twin home lots. The property is cunently under construction with the houses. The new plat needs to be approved and recorded so that the twin homes can be sold with individual lots. Attached are the staff report and the preliminary and fmal plat for your consideration. This application meets all subdivision requirements and staff recommends approval of the preliminary and final plat. This item is scheduled to be heud by the Saint Paul City Council on January 13, 1999. Please call me at 266-6575 if you have any questions. incerely, Larry S d rholm Princip lanner Attachments cc: City Council members; Ken Ford; Erin Mathern of Mendota Homes, Inc. • \�PED\SYS2VSHAREDVSODERFIOL�ZONIlYC.�9S322CC.LTR � dq'g� � 2. 3. 4. 5. 6. 7. � 8. 9. A. B. C. D. PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FIL.E # 98-322 APPLICANT: MENDOTA HOMES, INC DATE OF HEARING: 1/13/99 CLASSIFICATION: Subdivision review--combined preliminary and final plat LOCATION: 285 through 303 S. Lexington Pazkway (behind houses on the southwest corner of S. Le�ngton and St. Clair Ave.) PLANNING DISTRICT: 16 LEGAL DESCRIPTION: Lot 19 Rueth's Addition (which will be replaced) PRESENT ZOIVING: R-4 ZONIl�TG CODE REFERENCES: 67.301, 67.405 and 67.406 STAFF INVESTIGATION AND REPORT BY: Larry Soderholm on 1/7/99 DATE RECEIVED: 12/Ol/98 DEADLINE FOR ACTION: 1/29/99 PURPOSE: Combined preliminary and final plat review for 10 twin homes (5 stnxctures) known as Lexington Commons. PARCEL SIZE: A roughiy triangulaz pazcel with 183.93 feet of frontage on Lexington Pazkway and an azea of 107,380.5 squaze feet or 2.47 acres. EXI5TING LAND USE: The twin homes are under construction; was previously a vacant parcel. SURROUNDING LAND USE: North: Single family East: Single fanuly South and West: Short Line railroad corridor and Ayd Mill Road run below site E. ZONING CODE CITATION: Section 67301 says that platting is required when a � i subdivision creates five or more lots. Section 67.405 gives procedures for review and � approval of combined preliminary and final plats. Section 67.406 gives criteria for the review of subdivision applications; these criteria aze covered below in the findings section of this report. F. HISTORY/DISCUSSION: Z.F. # 97-207: In November 1997, the Planning Commission approved with conditions a special condition use pemut (SCUP) for 10 units in a cluster development proposed by Mendota Homes. Z.F. # 97-313: On appeal by a neighbor, Pat Byrne, the City Council overtiuned the SCUP citing concems about traffic safety and design compafibility. Z.F. # 98-036: In Apri11998, the Planuing Commission approved with conditions a SCUP for a revised cluster development of ten twiu homes (five structures) with a different circulation pattern a different azchitectural character. Z.F. # 98-117: On appeal by a group of neighbors, the City Council upheld the Planning Commission's decision. Neighbor Pat Byrne filed suit in district court for a temporary restraining order to block � construction of the twin homes and to overtmn the City Council's decision. On September 8, 1998, the judge denied the request for a temporary restraining order. On September 9, 1998, LIEP staff approved Mendota Homes' site plan and began to issue building pemtits. As tYus staffreport is written, one twin home building is substantially completed and two are under construction. Construction has not yet started on the building that will face Le�ngton Parkway and on one of the other buildings. The grading and base course of asphalt are done on the private drive and on the alleys; the finished surfaces will be instalted nea�t spring or summer. G. DISTRICT COiJNCIL RECONIl�IENDATION: The Sununit Hill Association has not submitted a recommendation on the subdivision into twin home lots. In October 1997 they recommended denial of an original proposal for 12 units. In March of 1998 they recommended approval of the revised plan with 10 twin homes. H. REQUIRED FINDINGS: The following findings aze required in Section 67.406. All the applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed pretiminary and finaI plat and have reviewed fhe site p1an. 2 � �aid� l � They have detenvined that all applicable provisions of city codes aze met. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. The development is the result of e�ctensive review and compromise. The overall density of the development is significantly below what the R-4 zoning would permit. Protections for the abutting neighbors aze written into the ten conditions listed by the Plauniug Commission in the special condition use permit. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This is an infill development. The surrounding azea is fully developed with single-family homes. The development creates certain issues for the neighbors regazding use of the new vehiculaz ingress and egress to Lexington and parking because of the parking restrictions and hazard of pazking on Lexington Parkway. The city's position is that these aze matters to be settled among the interested parties through private agreements. The plat does not provide public easements for use of the private drive or parking spaces by the neighbors. 4. The subdivision is in conformance with the CompreLensive Plan. The District 16 Plan does not contain recommendations relevant for this site. The Saint Paui Housing Policy for the 1990s recommends expansion of housing opportunities for middle and higher income households where this mazket segment can be attracted to the city. This � development offers units from $140,000 to $200,000. The new Housing Plan under public review includes a major strategy for retaining and attracting empty-nest households through the construction of townhouses. The subdivision preserves and incorporates the site's important existing natural features, wherever possible. The Planning Commission approval required the developer to have a grading plan that causes minimum alteration to the topography in the wooded area and slope, and to preserve existing large irees to the maximum extent possible. 6. All land intended for building sites can be used safely without endangering residents by peril from flood, erosion, continuously high water table, severe soil conditions or other menace. There is minimal grading along the slope on the southwest side of the side. On one part of the site, poor soil conditions were corrected prior to construction. The primary safety issue far the development had to do with tr�c circulation and the development is proceeding with extensive input from the City traffic engineer to provide the safest feasible access to Lexington Parkway and St. Clair Ave. The rights-of-way for abutting alleys aze being expanded to 28 feet wide (the Planning Commission's SCUP requires 24 feet of paved alley). 7. The development can be economically served with public facilities and services. This is a redevelopment site in a neighborhood that is already served by public facilities � and services. Utility connections were addressed in the site plan review process, and z public easements for connecrions to Lexington Pazkway aze shown ou the plaf. � STAFF 12ECONID�NDATION: Based on required fmdings 1 through 7, staff recommends approval of the preluninary and final plat for Le�ngton Commons near the southwest comer of Le�cington Pazkway and St. Clair Avenue by Mendota Homes, Inc. with the folIowing conditions: The developer sha11 file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Office. The developer shall file a copy of the Council Resolution on each property deed within the development. 2. A copy of the Council Resolution shall be attached to and become part of the townhouse declazation for this development which sha11 be provided to each property purchaser and their successors. 3. Except for smail wall anchors, screws, or nails suitable for attaching pictures, frames, shelves or similaz attachments, the common interior "party walls" between units shall not be altered, penetrated, or modified in any way without first receiving proper approvals and pemuts from the City of Saint Paul Office of License, Inspection, and Environmental Protection (LIEP). Attachments: Application Final plat (reduction) PIaiming Commission's tist of condirions for approval of the SCUP Site plan approval letter Location maps � � '� " .�'�r �. I � SUBDMSION REVIE6fl1 APNLICATION Depanment oJPlanning and Economic Development Zoning Section II00 City Hall Annex 25 West Fourih Street Saint Pau[, MN SSIO2 266-6589 APPLiCANT PROPERTY LOCATION Address� �1L �({(� City�125� lA.l� St.�Zip �� Daytime phone �$ Name of owner (if different) .S�,V�e/ Contact person (if � Legal � `G�b i.�, additiona! sheet if OF SUBDIVISION: � Lot Split ❑ Prelimin< ❑ Lot Spfit with Variance ❑ Reg. 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I � _ � i . � $ �i I - I e i " _ °`i . I � � _ i � / I / S i ' �/ � i` 4/'/ ' ! / ,� i � 6 � 7 �� ' / � � ,a / /' ,� , x a � 5�� I e� � I 5� a 5:3 �EI � �_ �¢� s� �� '�!� 1 �=-- � �:�: � g$ Is � g �I 3 � f=a � '� 9�r� ; g :�_ ; �T-a� � _J � a. $� � � 8� � �s � �� # ��e ?� �s' i', a �� fr § e' � � �9 �B� a � ° � � i � � �� a€a �� i , 0 0�o v H a�i 8 i i a� � a3 � .� � "�� s % ��_� a e� lo� a �? 1 ��g z ¢a �f ae �$ Ssg'e s I f;� D4 �s� 6 � :P�v� " (�► ��t� Planning Commission Resolution File �98-036 (�'�,�}1� � �v�� G"�� - Page 4 G� C _ - i(� . • �� 1. That stops signs be placed at the Lexington and St. Clair exits from the site. 2. That the applicant, and subsequentfy the Lexington Commons Homeowners Association assumes responsibility for maintenance of the alley and move the utility pole at the northern most portion of the north/south alley. 3. Revised site plan be submitted showing the changes indicated is the letter from Mendota Homes dated March 6, 1998 and addressing issues discussed at the Site Plan Review Committee meeting of March 11, 1998. 4. That to the a maximum extent possible, existing large trees within the site be preserved. A plan for tree preservation and removal, including an inventory of existing trees larger than 6" in diameter must be submitted to and approved by site plan review staff prior to removal of any trees from the site. • 5. That the alley, emergency vehicle turnaround and private drive be posted "no parking." 6. A grading plan documenting minimal alteration to the topography in the wooded area and slope to the Ayd Mill Road corridor must be submitted and approved by the Site Plan Review. 7. The applicant must dedicate the land to be used for widening the alley and providing the emergency vehicle turnaround. � 8. Final paving plans for alley improvements must be submitted to a�d approved by site plan review staff prior to issuance of any permits. 9. A landscaping plan for the site must be submitted and approved by site plan review staff prior to issuance of any permits. 10. All alley improvements wili be paid for by the applicant. i September 9, 1998 CITY OF SAINT PAUL Norm Co[eman, Mayor John Mathem Mendota Homes Bos 416 Forest Lake, MN 55025 OFFICE OF LICENSE, INSPECTIONS AND ENVIRONMENTAL PROTECTION Robert Kessler, Director LOWRY PROFESSlONAL BU/LDING Sui�e 300 350 St Peter Street SaintPaul, Mrnrseso[a SSIO?-15l0 Te[ephone: 612-266-4C9� Facsimile: 612-766-9G. , 611-266-912�f � RE: Approval of site plan 97-211 Lesington Commons: 10 townhouses at SW corner of Lexington and St. Clair Deaz Mr. Mathem: The site plan referenced above is approved subject to the conditions listed below. Staffhas reviewed the site plan and found that it conforms to the conditions of ttie Special Condition Use Permit approved by the Planning Commission and upheld by the City Council. 1. Site improvements The proposed townhouses and all other site improvements must be installed as shown on the approved site plan, including the the alley, all other paving, driveways, grading, drainage, utilities, and landscaping. 2. Alley The alley must be constructed on plans approved by Saint Paul Public Works: - The portion of the alley north of the T intersection will be constructed within the existing 20 foot right of �vay as shown on the sections revised 9/3/98. - You must dedicate 8 feet of your property along the public alley as shown on Sheet 1 of 5 for the purpose of widening the alley right of way. The aliey must be constrvcted to a width of 24 feet where it is adjacent to your property. - The private drive on the south part of your properry that runs between the public alley and Le�cington must be at least 24 feet wide within a 30 foot wide private access easement. - The alley, private drive and emergency tum azound must be posted "No Pazkin�". - A stop sign must be installed where the alley and private drive exit onto Saint Clair and Lexington. The location of the stop sign at Saint Clair must be approved by Public Works. - Three speed bumps must be instatled in the north/south section of the aliey unless a majorify of the neighbors on the ailey request that they not be used. - You aze responsible for the costs of all improvements to the alley, including relocating the NSP pole. - Per the conditions of the Special Condition Use Permit, yon and subsequentiy the Lexington Commons Homeowners Association must assume responsibility for maintenance of the alley. 3. Sewer and water Sanitary sewer, storm sewer and water services must be installed as shown on the approved plan. Easements shown on the approved site plan that aze needed for sewers, water lines and surface drainage must be fited and recorded. � . i � , • / � 4. Landscapina I.andscaping must be installed as shown on the approved landscape plan dated 8/3/98 by Morse Associates. Existing trees that aze shown to be saved on the approved site ptan must be protected by installing construction fence at the drip line during construction. 5. Erosion and sediment control Erosion/sediment control measures must be installed as shown on the approved site plan prior to site grading. 6. Permits The City permits listed below aze required for work shown on the approved site plan. - Building permit A permit from Building Inspection and Design (266-9007) is required. - Sewer permit Sewer connection permits from Public Works Sewer Division (266-6234) are required. These permits are issued only to licensed house drain contractors. - Ordinance permit An ordinance permit is required for constructing the driveways and for work on the alley. This permit has been issued by Public Works. - Use of street permit A Use of Street Permit must be obtained from Public Works (266-6151) if trucks/equipment will be driving over curbs or if construction of the building will block City streets, sidewalks or alleys. Construction access Construction activities must be done in a way that minimizes their impact on the existing houses on the block. The contractors must use Lexington as the primary access to the site durin� construction to minimize disruption to the alley. Construction of the alleys and installation of the water line in the alley must be scheduled to minimize the time the alley is closed. Parking on Lesington is restricted and so you must provide parking on your property for the residents on Lesington while work in the alley makes it impossible to get to the garages on the a(tey_ � 8. Letter of credit and time limit A fetter of credit in the amount of $40,000 has been submitted to the City to ensure that site improvements, including the alley improvements, are completed by 7/1/99. The letter of credit will be released when the required improvements have been completed as shown on the approved site plan. If you have any questions, please calt me at 266-9086. Sincerely, r /��ll :C�K Tom Beach Zoning Specialist cc: Sewer Division, Planning Division, Traffic Division, City Attorney, Councilmember Coleman s:wsExss&icxro�sn� �are. � � ��%�@�!�I� �_ s�� . � ��rs _ �� I�! , �� ,�-�--,..sl.� 11�'. d -- o � �� ; � ��,��•� �.��•�i'�� L'.��°"_ ��L��%00�� ,�',� �--�� 1��.�� 0 � �r ..�. �, 2 � � CITIZEN PARTICIPATION PLANNING DISTRTCI'S 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. SUNRAY-BATTLECREEK-HIGHWOOD uq7.EL PARK HADEN-PROSPERITY HILLCREST WEST SIDE DAYTON'S BLUFF PAYNE-PHALEN 2�IORTH ENA THODrfAS-DALE SUMMIT-UNIVERSTTY WEST SEVENTH COMO HAMLINE-MIDWAY ST. ANTT30NY PARK MERRIAM PARK-LEXINGTON HAMLINE-SNELLING HAMLINE MACALESTER GROVELAND HIGHLAND SUMMI"I' HII.L DOWNTOWN CONING FIL��' • � �� l �� u �� 9 �� DISTRICT 16 NO x10 10°° Z '� �� SUMMIT HILL 5 � �h �c� — =-- �i t • �:: =� \ ��i n �!' � �.�1 r \ �j1 `: . J �.� l�, �o o � � b o ..0 . 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E ;:. � w' DATE PLNG. DIS7��Q.—_ MAP;, � SCALE �" = 400' � _G LEGErdp zoning districl boundary E�i�177�' subjecl proparty 0 one tamily � rivo famiiy �,¢� muitipletamily , �r�_ - ' ^ • w � c�ciz: 0 emc+ i�l�:-:��?I V �•� ��-,: OF Presented By Council File # �� oy Green Sheet # ��,IO _ RESO U N AIN , MINNESOTA � l Referred To Committee: Date 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 Preliminary and Final Plat Approval for Lexington Commons WHEREAS, Mendota Homes, Inc. has submitted the attached preliminary and final plat for ten twinhome units in five structures at 285-303 S. Le�ngton Pazkway for City Council approval; WHEREAS, the appropriate City departments have reviewed the plat and found it meets the requirements of Chapter 67 of the Zoning Code; WIIEREAS, the Lexington Commons development has a special condition use permit, approved by the Planning Commission and the City Councii, which contains additional requirements that the plat also meets; WHEREAS, notice of a public hearing before the City Council was duly published in the official newspaper of the City and notices were mailed to each owner of affected properry including all property situated within 350 feet of the subject property; WHEREAS, the City Councii held a public hearing on the proposed plant on January 13, 1999, where all interested parties were heard and the Council considered all the facts and recommendations concerning the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approves the attached preliminary and final plat for Lexington Commons by Mendota Homes, Inasubject to the following conditions: 1. The developer shall file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Office. The developer shall file a copy of the Council Resolution on each properry deed within the development. 2. A copy of the Council Resolution shall be attached to and become part of the townhouse declaration for this development which sha11 be provided to each property purchaser and their successors. 42 43 Approval of Plat for Lexington Commons Development 44 Page 2 45 46 47 48 49 50 51 52 53 54 55 56 �t°t -8G 3. Except for small wall anchors, screws, or nails suitable for attaching pictures, frames, shelves or sunilaz attaclunents, the common interior "party walls" between units shall not be altered, penetrated, or modified in any way without first receiving proper approvals and pemuts from the City of Saint Paul Office of License, Inspection, and Environmental Protection. 4. As provided in the special condition use pernut, the developer of Le�cington Commons and subsequently the homeowners' association and its successors are responsible for the maintenance and snow plowing of the public alleys in the block. Requested by Department of: Plannin k conomic D elooment Bv� � � C� U Adopted by Council: Date �.� Adoption Certi£ied by Council Secretary By: Approved By: Form Ap�d by City Attorney By , l. /--LJ 4/ Date If:Y/ G L�� L Appro Mayor f fi bm'sion to Council By: � � ��/� GREEN SHEET 6•f��5 TOTAL # OF SIGNATURE PAGES �� ROVfING ORDER �.�� ,.�.�. q�-8� 61310 �.,�_ `�' ['�� ❑ .,�.,� �. ❑ ..�,�„�.a � Wwulaenasm.v+q ,°- ❑ (CLIP ALL LOCATIONS FOR SIGNATURE) .,. - . � o. � f ' � ' . . � 1 �� / 1 � � I � � I � � , , � � , 1� ,� ; � i , , ��.� ,- . � � � �,�r � � PLANNING COMMISSION CIB CAMMIITEE � ��e � JTAGES IF NOT APPROVF� � 110UNT OF TRANSACTION SOURCE UIFORMA710N(IXPWI� tas� � r� t50NAL SERVICE CONiRAGfS MUST ANSWER iXE FOLLOWING (' H851h16 pe�sofll�fill EV¢! WOIkEd UIIUM 8 COf1h8Ci fOf (�116 d2PaRI11Md? YES NO 2. Vias thie persorvfirm ever been a cih' emPbYee� YES N� \ \_ 3. Does this pe�soNfirm P� a sldll not normalNP� �' anY curreM citY employee7 �iL l,[ V Y J�� .. YES NO 4. Ia this personrTirtn a targeted venda? � � YES NO . C . CAST/REVENUE BUDIiETED (CIRCIE ON� VES NO ACTNI7YNUMBER ro .,€F "w^..�rn�,. C"� — asv+�.�s _�., b .�� DEPART&IENT OF PLANNING & ECONOMIC DEVELOPMENI' Pamela A'heelocls Director CTTY OF SAINT' PAUL Norm Coteman, Mayor January 6, 1999 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Paul, Minnesota 55102 2i Wesr Fowth Sbeet Saint Paui, MN SS102 �� 0 Telephone: 612-266-6�00 Facsimi7e: 612-228-3220 RE: Zoning File # 98-322: MENDOTA HOMES, INC. Preliminary and Final Plat for Lexington Commons 10 Twin Homes (5 structures) 285-303 Lexington Parkway (near the southwest corner of Lexington and St. Clair Ave.) City Council Heazing: January 13, 1999, 5:30 p.m., City Council Chambers URPOSE: To consider a preliminary and final plat request by Mendota Homes for the Lexington Commons development, allowing the property at 285-303 Lexington Parkway to be • subdivided for 10 twin home lots with common space. Dear Ms. Anderson: Mendota Homes, Inc. has submitted an application for preliminary and final plat approval for subdivision of the property at 285-303 Lexington Parkway into 10 twin home lots. The property is cunently under construction with the houses. The new plat needs to be approved and recorded so that the twin homes can be sold with individual lots. Attached are the staff report and the preliminary and fmal plat for your consideration. This application meets all subdivision requirements and staff recommends approval of the preliminary and final plat. This item is scheduled to be heud by the Saint Paul City Council on January 13, 1999. Please call me at 266-6575 if you have any questions. incerely, Larry S d rholm Princip lanner Attachments cc: City Council members; Ken Ford; Erin Mathern of Mendota Homes, Inc. • \�PED\SYS2VSHAREDVSODERFIOL�ZONIlYC.�9S322CC.LTR � dq'g� � 2. 3. 4. 5. 6. 7. � 8. 9. A. B. C. D. PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FIL.E # 98-322 APPLICANT: MENDOTA HOMES, INC DATE OF HEARING: 1/13/99 CLASSIFICATION: Subdivision review--combined preliminary and final plat LOCATION: 285 through 303 S. Lexington Pazkway (behind houses on the southwest corner of S. Le�ngton and St. Clair Ave.) PLANNING DISTRICT: 16 LEGAL DESCRIPTION: Lot 19 Rueth's Addition (which will be replaced) PRESENT ZOIVING: R-4 ZONIl�TG CODE REFERENCES: 67.301, 67.405 and 67.406 STAFF INVESTIGATION AND REPORT BY: Larry Soderholm on 1/7/99 DATE RECEIVED: 12/Ol/98 DEADLINE FOR ACTION: 1/29/99 PURPOSE: Combined preliminary and final plat review for 10 twin homes (5 stnxctures) known as Lexington Commons. PARCEL SIZE: A roughiy triangulaz pazcel with 183.93 feet of frontage on Lexington Pazkway and an azea of 107,380.5 squaze feet or 2.47 acres. EXI5TING LAND USE: The twin homes are under construction; was previously a vacant parcel. SURROUNDING LAND USE: North: Single family East: Single fanuly South and West: Short Line railroad corridor and Ayd Mill Road run below site E. ZONING CODE CITATION: Section 67301 says that platting is required when a � i subdivision creates five or more lots. Section 67.405 gives procedures for review and � approval of combined preliminary and final plats. Section 67.406 gives criteria for the review of subdivision applications; these criteria aze covered below in the findings section of this report. F. HISTORY/DISCUSSION: Z.F. # 97-207: In November 1997, the Planning Commission approved with conditions a special condition use pemut (SCUP) for 10 units in a cluster development proposed by Mendota Homes. Z.F. # 97-313: On appeal by a neighbor, Pat Byrne, the City Council overtiuned the SCUP citing concems about traffic safety and design compafibility. Z.F. # 98-036: In Apri11998, the Planuing Commission approved with conditions a SCUP for a revised cluster development of ten twiu homes (five structures) with a different circulation pattern a different azchitectural character. Z.F. # 98-117: On appeal by a group of neighbors, the City Council upheld the Planning Commission's decision. Neighbor Pat Byrne filed suit in district court for a temporary restraining order to block � construction of the twin homes and to overtmn the City Council's decision. On September 8, 1998, the judge denied the request for a temporary restraining order. On September 9, 1998, LIEP staff approved Mendota Homes' site plan and began to issue building pemtits. As tYus staffreport is written, one twin home building is substantially completed and two are under construction. Construction has not yet started on the building that will face Le�ngton Parkway and on one of the other buildings. The grading and base course of asphalt are done on the private drive and on the alleys; the finished surfaces will be instalted nea�t spring or summer. G. DISTRICT COiJNCIL RECONIl�IENDATION: The Sununit Hill Association has not submitted a recommendation on the subdivision into twin home lots. In October 1997 they recommended denial of an original proposal for 12 units. In March of 1998 they recommended approval of the revised plan with 10 twin homes. H. REQUIRED FINDINGS: The following findings aze required in Section 67.406. All the applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed pretiminary and finaI plat and have reviewed fhe site p1an. 2 � �aid� l � They have detenvined that all applicable provisions of city codes aze met. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. The development is the result of e�ctensive review and compromise. The overall density of the development is significantly below what the R-4 zoning would permit. Protections for the abutting neighbors aze written into the ten conditions listed by the Plauniug Commission in the special condition use permit. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This is an infill development. The surrounding azea is fully developed with single-family homes. The development creates certain issues for the neighbors regazding use of the new vehiculaz ingress and egress to Lexington and parking because of the parking restrictions and hazard of pazking on Lexington Parkway. The city's position is that these aze matters to be settled among the interested parties through private agreements. The plat does not provide public easements for use of the private drive or parking spaces by the neighbors. 4. The subdivision is in conformance with the CompreLensive Plan. The District 16 Plan does not contain recommendations relevant for this site. The Saint Paui Housing Policy for the 1990s recommends expansion of housing opportunities for middle and higher income households where this mazket segment can be attracted to the city. This � development offers units from $140,000 to $200,000. The new Housing Plan under public review includes a major strategy for retaining and attracting empty-nest households through the construction of townhouses. The subdivision preserves and incorporates the site's important existing natural features, wherever possible. The Planning Commission approval required the developer to have a grading plan that causes minimum alteration to the topography in the wooded area and slope, and to preserve existing large irees to the maximum extent possible. 6. All land intended for building sites can be used safely without endangering residents by peril from flood, erosion, continuously high water table, severe soil conditions or other menace. There is minimal grading along the slope on the southwest side of the side. On one part of the site, poor soil conditions were corrected prior to construction. The primary safety issue far the development had to do with tr�c circulation and the development is proceeding with extensive input from the City traffic engineer to provide the safest feasible access to Lexington Parkway and St. Clair Ave. The rights-of-way for abutting alleys aze being expanded to 28 feet wide (the Planning Commission's SCUP requires 24 feet of paved alley). 7. The development can be economically served with public facilities and services. This is a redevelopment site in a neighborhood that is already served by public facilities � and services. Utility connections were addressed in the site plan review process, and z public easements for connecrions to Lexington Pazkway aze shown ou the plaf. � STAFF 12ECONID�NDATION: Based on required fmdings 1 through 7, staff recommends approval of the preluninary and final plat for Le�ngton Commons near the southwest comer of Le�cington Pazkway and St. Clair Avenue by Mendota Homes, Inc. with the folIowing conditions: The developer sha11 file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Office. The developer shall file a copy of the Council Resolution on each property deed within the development. 2. A copy of the Council Resolution shall be attached to and become part of the townhouse declazation for this development which sha11 be provided to each property purchaser and their successors. 3. Except for smail wall anchors, screws, or nails suitable for attaching pictures, frames, shelves or similaz attachments, the common interior "party walls" between units shall not be altered, penetrated, or modified in any way without first receiving proper approvals and pemuts from the City of Saint Paul Office of License, Inspection, and Environmental Protection (LIEP). Attachments: Application Final plat (reduction) PIaiming Commission's tist of condirions for approval of the SCUP Site plan approval letter Location maps � � '� " .�'�r �. I � SUBDMSION REVIE6fl1 APNLICATION Depanment oJPlanning and Economic Development Zoning Section II00 City Hall Annex 25 West Fourih Street Saint Pau[, MN SSIO2 266-6589 APPLiCANT PROPERTY LOCATION Address� �1L �({(� City�125� lA.l� St.�Zip �� Daytime phone �$ Name of owner (if different) .S�,V�e/ Contact person (if � Legal � `G�b i.�, additiona! sheet if OF SUBDIVISION: � Lot Split ❑ Prelimin< ❑ Lot Spfit with Variance ❑ Reg. 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I � _ � i . � $ �i I - I e i " _ °`i . I � � _ i � / I / S i ' �/ � i` 4/'/ ' ! / ,� i � 6 � 7 �� ' / � � ,a / /' ,� , x a � 5�� I e� � I 5� a 5:3 �EI � �_ �¢� s� �� '�!� 1 �=-- � �:�: � g$ Is � g �I 3 � f=a � '� 9�r� ; g :�_ ; �T-a� � _J � a. $� � � 8� � �s � �� # ��e ?� �s' i', a �� fr § e' � � �9 �B� a � ° � � i � � �� a€a �� i , 0 0�o v H a�i 8 i i a� � a3 � .� � "�� s % ��_� a e� lo� a �? 1 ��g z ¢a �f ae �$ Ssg'e s I f;� D4 �s� 6 � :P�v� " (�► ��t� Planning Commission Resolution File �98-036 (�'�,�}1� � �v�� G"�� - Page 4 G� C _ - i(� . • �� 1. That stops signs be placed at the Lexington and St. Clair exits from the site. 2. That the applicant, and subsequentfy the Lexington Commons Homeowners Association assumes responsibility for maintenance of the alley and move the utility pole at the northern most portion of the north/south alley. 3. Revised site plan be submitted showing the changes indicated is the letter from Mendota Homes dated March 6, 1998 and addressing issues discussed at the Site Plan Review Committee meeting of March 11, 1998. 4. That to the a maximum extent possible, existing large trees within the site be preserved. A plan for tree preservation and removal, including an inventory of existing trees larger than 6" in diameter must be submitted to and approved by site plan review staff prior to removal of any trees from the site. • 5. That the alley, emergency vehicle turnaround and private drive be posted "no parking." 6. A grading plan documenting minimal alteration to the topography in the wooded area and slope to the Ayd Mill Road corridor must be submitted and approved by the Site Plan Review. 7. The applicant must dedicate the land to be used for widening the alley and providing the emergency vehicle turnaround. � 8. Final paving plans for alley improvements must be submitted to a�d approved by site plan review staff prior to issuance of any permits. 9. A landscaping plan for the site must be submitted and approved by site plan review staff prior to issuance of any permits. 10. All alley improvements wili be paid for by the applicant. i September 9, 1998 CITY OF SAINT PAUL Norm Co[eman, Mayor John Mathem Mendota Homes Bos 416 Forest Lake, MN 55025 OFFICE OF LICENSE, INSPECTIONS AND ENVIRONMENTAL PROTECTION Robert Kessler, Director LOWRY PROFESSlONAL BU/LDING Sui�e 300 350 St Peter Street SaintPaul, Mrnrseso[a SSIO?-15l0 Te[ephone: 612-266-4C9� Facsimile: 612-766-9G. , 611-266-912�f � RE: Approval of site plan 97-211 Lesington Commons: 10 townhouses at SW corner of Lexington and St. Clair Deaz Mr. Mathem: The site plan referenced above is approved subject to the conditions listed below. Staffhas reviewed the site plan and found that it conforms to the conditions of ttie Special Condition Use Permit approved by the Planning Commission and upheld by the City Council. 1. Site improvements The proposed townhouses and all other site improvements must be installed as shown on the approved site plan, including the the alley, all other paving, driveways, grading, drainage, utilities, and landscaping. 2. Alley The alley must be constructed on plans approved by Saint Paul Public Works: - The portion of the alley north of the T intersection will be constructed within the existing 20 foot right of �vay as shown on the sections revised 9/3/98. - You must dedicate 8 feet of your property along the public alley as shown on Sheet 1 of 5 for the purpose of widening the alley right of way. The aliey must be constrvcted to a width of 24 feet where it is adjacent to your property. - The private drive on the south part of your properry that runs between the public alley and Le�cington must be at least 24 feet wide within a 30 foot wide private access easement. - The alley, private drive and emergency tum azound must be posted "No Pazkin�". - A stop sign must be installed where the alley and private drive exit onto Saint Clair and Lexington. The location of the stop sign at Saint Clair must be approved by Public Works. - Three speed bumps must be instatled in the north/south section of the aliey unless a majorify of the neighbors on the ailey request that they not be used. - You aze responsible for the costs of all improvements to the alley, including relocating the NSP pole. - Per the conditions of the Special Condition Use Permit, yon and subsequentiy the Lexington Commons Homeowners Association must assume responsibility for maintenance of the alley. 3. Sewer and water Sanitary sewer, storm sewer and water services must be installed as shown on the approved plan. Easements shown on the approved site plan that aze needed for sewers, water lines and surface drainage must be fited and recorded. � . i � , • / � 4. Landscapina I.andscaping must be installed as shown on the approved landscape plan dated 8/3/98 by Morse Associates. Existing trees that aze shown to be saved on the approved site ptan must be protected by installing construction fence at the drip line during construction. 5. Erosion and sediment control Erosion/sediment control measures must be installed as shown on the approved site plan prior to site grading. 6. Permits The City permits listed below aze required for work shown on the approved site plan. - Building permit A permit from Building Inspection and Design (266-9007) is required. - Sewer permit Sewer connection permits from Public Works Sewer Division (266-6234) are required. These permits are issued only to licensed house drain contractors. - Ordinance permit An ordinance permit is required for constructing the driveways and for work on the alley. This permit has been issued by Public Works. - Use of street permit A Use of Street Permit must be obtained from Public Works (266-6151) if trucks/equipment will be driving over curbs or if construction of the building will block City streets, sidewalks or alleys. Construction access Construction activities must be done in a way that minimizes their impact on the existing houses on the block. The contractors must use Lexington as the primary access to the site durin� construction to minimize disruption to the alley. Construction of the alleys and installation of the water line in the alley must be scheduled to minimize the time the alley is closed. Parking on Lesington is restricted and so you must provide parking on your property for the residents on Lesington while work in the alley makes it impossible to get to the garages on the a(tey_ � 8. Letter of credit and time limit A fetter of credit in the amount of $40,000 has been submitted to the City to ensure that site improvements, including the alley improvements, are completed by 7/1/99. The letter of credit will be released when the required improvements have been completed as shown on the approved site plan. If you have any questions, please calt me at 266-9086. Sincerely, r /��ll :C�K Tom Beach Zoning Specialist cc: Sewer Division, Planning Division, Traffic Division, City Attorney, Councilmember Coleman s:wsExss&icxro�sn� �are. � � ��%�@�!�I� �_ s�� . � ��rs _ �� I�! , �� ,�-�--,..sl.� 11�'. d -- o � �� ; � ��,��•� �.��•�i'�� L'.��°"_ ��L��%00�� ,�',� �--�� 1��.�� 0 � �r ..�. �, 2 � � CITIZEN PARTICIPATION PLANNING DISTRTCI'S 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. SUNRAY-BATTLECREEK-HIGHWOOD uq7.EL PARK HADEN-PROSPERITY HILLCREST WEST SIDE DAYTON'S BLUFF PAYNE-PHALEN 2�IORTH ENA THODrfAS-DALE SUMMIT-UNIVERSTTY WEST SEVENTH COMO HAMLINE-MIDWAY ST. ANTT30NY PARK MERRIAM PARK-LEXINGTON HAMLINE-SNELLING HAMLINE MACALESTER GROVELAND HIGHLAND SUMMI"I' HII.L DOWNTOWN CONING FIL��' • � �� l �� u �� 9 �� DISTRICT 16 NO x10 10°° Z '� �� SUMMIT HILL 5 � �h �c� — =-- �i t • �:: =� \ ��i n �!' � �.�1 r \ �j1 `: . J �.� l�, �o o � � b o ..0 . 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E ;:. � w' DATE PLNG. DIS7��Q.—_ MAP;, � SCALE �" = 400' � _G LEGErdp zoning districl boundary E�i�177�' subjecl proparty 0 one tamily � rivo famiiy �,¢� muitipletamily , �r�_ - ' ^ • w � c�ciz: 0 emc+ i�l�:-:��?I V �•� ��-,: OF Presented By Council File # �� oy Green Sheet # ��,IO _ RESO U N AIN , MINNESOTA � l Referred To Committee: Date 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 Preliminary and Final Plat Approval for Lexington Commons WHEREAS, Mendota Homes, Inc. has submitted the attached preliminary and final plat for ten twinhome units in five structures at 285-303 S. Le�ngton Pazkway for City Council approval; WHEREAS, the appropriate City departments have reviewed the plat and found it meets the requirements of Chapter 67 of the Zoning Code; WIIEREAS, the Lexington Commons development has a special condition use permit, approved by the Planning Commission and the City Councii, which contains additional requirements that the plat also meets; WHEREAS, notice of a public hearing before the City Council was duly published in the official newspaper of the City and notices were mailed to each owner of affected properry including all property situated within 350 feet of the subject property; WHEREAS, the City Councii held a public hearing on the proposed plant on January 13, 1999, where all interested parties were heard and the Council considered all the facts and recommendations concerning the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approves the attached preliminary and final plat for Lexington Commons by Mendota Homes, Inasubject to the following conditions: 1. The developer shall file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Office. The developer shall file a copy of the Council Resolution on each properry deed within the development. 2. A copy of the Council Resolution shall be attached to and become part of the townhouse declaration for this development which sha11 be provided to each property purchaser and their successors. 42 43 Approval of Plat for Lexington Commons Development 44 Page 2 45 46 47 48 49 50 51 52 53 54 55 56 �t°t -8G 3. Except for small wall anchors, screws, or nails suitable for attaching pictures, frames, shelves or sunilaz attaclunents, the common interior "party walls" between units shall not be altered, penetrated, or modified in any way without first receiving proper approvals and pemuts from the City of Saint Paul Office of License, Inspection, and Environmental Protection. 4. As provided in the special condition use pernut, the developer of Le�cington Commons and subsequently the homeowners' association and its successors are responsible for the maintenance and snow plowing of the public alleys in the block. Requested by Department of: Plannin k conomic D elooment Bv� � � C� U Adopted by Council: Date �.� Adoption Certi£ied by Council Secretary By: Approved By: Form Ap�d by City Attorney By , l. /--LJ 4/ Date If:Y/ G L�� L Appro Mayor f fi bm'sion to Council By: � � ��/� GREEN SHEET 6•f��5 TOTAL # OF SIGNATURE PAGES �� ROVfING ORDER �.�� ,.�.�. q�-8� 61310 �.,�_ `�' ['�� ❑ .,�.,� �. ❑ ..�,�„�.a � Wwulaenasm.v+q ,°- ❑ (CLIP ALL LOCATIONS FOR SIGNATURE) .,. - . � o. � f ' � ' . . � 1 �� / 1 � � I � � I � � , , � � , 1� ,� ; � i , , ��.� ,- . � � � �,�r � � PLANNING COMMISSION CIB CAMMIITEE � ��e � JTAGES IF NOT APPROVF� � 110UNT OF TRANSACTION SOURCE UIFORMA710N(IXPWI� tas� � r� t50NAL SERVICE CONiRAGfS MUST ANSWER iXE FOLLOWING (' H851h16 pe�sofll�fill EV¢! WOIkEd UIIUM 8 COf1h8Ci fOf (�116 d2PaRI11Md? YES NO 2. Vias thie persorvfirm ever been a cih' emPbYee� YES N� \ \_ 3. Does this pe�soNfirm P� a sldll not normalNP� �' anY curreM citY employee7 �iL l,[ V Y J�� .. YES NO 4. Ia this personrTirtn a targeted venda? � � YES NO . C . CAST/REVENUE BUDIiETED (CIRCIE ON� VES NO ACTNI7YNUMBER ro .,€F "w^..�rn�,. C"� — asv+�.�s _�., b .�� DEPART&IENT OF PLANNING & ECONOMIC DEVELOPMENI' Pamela A'heelocls Director CTTY OF SAINT' PAUL Norm Coteman, Mayor January 6, 1999 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Paul, Minnesota 55102 2i Wesr Fowth Sbeet Saint Paui, MN SS102 �� 0 Telephone: 612-266-6�00 Facsimi7e: 612-228-3220 RE: Zoning File # 98-322: MENDOTA HOMES, INC. Preliminary and Final Plat for Lexington Commons 10 Twin Homes (5 structures) 285-303 Lexington Parkway (near the southwest corner of Lexington and St. Clair Ave.) City Council Heazing: January 13, 1999, 5:30 p.m., City Council Chambers URPOSE: To consider a preliminary and final plat request by Mendota Homes for the Lexington Commons development, allowing the property at 285-303 Lexington Parkway to be • subdivided for 10 twin home lots with common space. Dear Ms. Anderson: Mendota Homes, Inc. has submitted an application for preliminary and final plat approval for subdivision of the property at 285-303 Lexington Parkway into 10 twin home lots. The property is cunently under construction with the houses. The new plat needs to be approved and recorded so that the twin homes can be sold with individual lots. Attached are the staff report and the preliminary and fmal plat for your consideration. This application meets all subdivision requirements and staff recommends approval of the preliminary and final plat. This item is scheduled to be heud by the Saint Paul City Council on January 13, 1999. Please call me at 266-6575 if you have any questions. incerely, Larry S d rholm Princip lanner Attachments cc: City Council members; Ken Ford; Erin Mathern of Mendota Homes, Inc. • \�PED\SYS2VSHAREDVSODERFIOL�ZONIlYC.�9S322CC.LTR � dq'g� � 2. 3. 4. 5. 6. 7. � 8. 9. A. B. C. D. PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FIL.E # 98-322 APPLICANT: MENDOTA HOMES, INC DATE OF HEARING: 1/13/99 CLASSIFICATION: Subdivision review--combined preliminary and final plat LOCATION: 285 through 303 S. Lexington Pazkway (behind houses on the southwest corner of S. Le�ngton and St. Clair Ave.) PLANNING DISTRICT: 16 LEGAL DESCRIPTION: Lot 19 Rueth's Addition (which will be replaced) PRESENT ZOIVING: R-4 ZONIl�TG CODE REFERENCES: 67.301, 67.405 and 67.406 STAFF INVESTIGATION AND REPORT BY: Larry Soderholm on 1/7/99 DATE RECEIVED: 12/Ol/98 DEADLINE FOR ACTION: 1/29/99 PURPOSE: Combined preliminary and final plat review for 10 twin homes (5 stnxctures) known as Lexington Commons. PARCEL SIZE: A roughiy triangulaz pazcel with 183.93 feet of frontage on Lexington Pazkway and an azea of 107,380.5 squaze feet or 2.47 acres. EXI5TING LAND USE: The twin homes are under construction; was previously a vacant parcel. SURROUNDING LAND USE: North: Single family East: Single fanuly South and West: Short Line railroad corridor and Ayd Mill Road run below site E. ZONING CODE CITATION: Section 67301 says that platting is required when a � i subdivision creates five or more lots. Section 67.405 gives procedures for review and � approval of combined preliminary and final plats. Section 67.406 gives criteria for the review of subdivision applications; these criteria aze covered below in the findings section of this report. F. HISTORY/DISCUSSION: Z.F. # 97-207: In November 1997, the Planning Commission approved with conditions a special condition use pemut (SCUP) for 10 units in a cluster development proposed by Mendota Homes. Z.F. # 97-313: On appeal by a neighbor, Pat Byrne, the City Council overtiuned the SCUP citing concems about traffic safety and design compafibility. Z.F. # 98-036: In Apri11998, the Planuing Commission approved with conditions a SCUP for a revised cluster development of ten twiu homes (five structures) with a different circulation pattern a different azchitectural character. Z.F. # 98-117: On appeal by a group of neighbors, the City Council upheld the Planning Commission's decision. Neighbor Pat Byrne filed suit in district court for a temporary restraining order to block � construction of the twin homes and to overtmn the City Council's decision. On September 8, 1998, the judge denied the request for a temporary restraining order. On September 9, 1998, LIEP staff approved Mendota Homes' site plan and began to issue building pemtits. As tYus staffreport is written, one twin home building is substantially completed and two are under construction. Construction has not yet started on the building that will face Le�ngton Parkway and on one of the other buildings. The grading and base course of asphalt are done on the private drive and on the alleys; the finished surfaces will be instalted nea�t spring or summer. G. DISTRICT COiJNCIL RECONIl�IENDATION: The Sununit Hill Association has not submitted a recommendation on the subdivision into twin home lots. In October 1997 they recommended denial of an original proposal for 12 units. In March of 1998 they recommended approval of the revised plan with 10 twin homes. H. REQUIRED FINDINGS: The following findings aze required in Section 67.406. All the applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed pretiminary and finaI plat and have reviewed fhe site p1an. 2 � �aid� l � They have detenvined that all applicable provisions of city codes aze met. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. The development is the result of e�ctensive review and compromise. The overall density of the development is significantly below what the R-4 zoning would permit. Protections for the abutting neighbors aze written into the ten conditions listed by the Plauniug Commission in the special condition use permit. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This is an infill development. The surrounding azea is fully developed with single-family homes. The development creates certain issues for the neighbors regazding use of the new vehiculaz ingress and egress to Lexington and parking because of the parking restrictions and hazard of pazking on Lexington Parkway. The city's position is that these aze matters to be settled among the interested parties through private agreements. The plat does not provide public easements for use of the private drive or parking spaces by the neighbors. 4. The subdivision is in conformance with the CompreLensive Plan. The District 16 Plan does not contain recommendations relevant for this site. The Saint Paui Housing Policy for the 1990s recommends expansion of housing opportunities for middle and higher income households where this mazket segment can be attracted to the city. This � development offers units from $140,000 to $200,000. The new Housing Plan under public review includes a major strategy for retaining and attracting empty-nest households through the construction of townhouses. The subdivision preserves and incorporates the site's important existing natural features, wherever possible. The Planning Commission approval required the developer to have a grading plan that causes minimum alteration to the topography in the wooded area and slope, and to preserve existing large irees to the maximum extent possible. 6. All land intended for building sites can be used safely without endangering residents by peril from flood, erosion, continuously high water table, severe soil conditions or other menace. There is minimal grading along the slope on the southwest side of the side. On one part of the site, poor soil conditions were corrected prior to construction. The primary safety issue far the development had to do with tr�c circulation and the development is proceeding with extensive input from the City traffic engineer to provide the safest feasible access to Lexington Parkway and St. Clair Ave. The rights-of-way for abutting alleys aze being expanded to 28 feet wide (the Planning Commission's SCUP requires 24 feet of paved alley). 7. The development can be economically served with public facilities and services. This is a redevelopment site in a neighborhood that is already served by public facilities � and services. Utility connections were addressed in the site plan review process, and z public easements for connecrions to Lexington Pazkway aze shown ou the plaf. � STAFF 12ECONID�NDATION: Based on required fmdings 1 through 7, staff recommends approval of the preluninary and final plat for Le�ngton Commons near the southwest comer of Le�cington Pazkway and St. Clair Avenue by Mendota Homes, Inc. with the folIowing conditions: The developer sha11 file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Office. The developer shall file a copy of the Council Resolution on each property deed within the development. 2. A copy of the Council Resolution shall be attached to and become part of the townhouse declazation for this development which sha11 be provided to each property purchaser and their successors. 3. Except for smail wall anchors, screws, or nails suitable for attaching pictures, frames, shelves or similaz attachments, the common interior "party walls" between units shall not be altered, penetrated, or modified in any way without first receiving proper approvals and pemuts from the City of Saint Paul Office of License, Inspection, and Environmental Protection (LIEP). Attachments: Application Final plat (reduction) PIaiming Commission's tist of condirions for approval of the SCUP Site plan approval letter Location maps � � '� " .�'�r �. I � SUBDMSION REVIE6fl1 APNLICATION Depanment oJPlanning and Economic Development Zoning Section II00 City Hall Annex 25 West Fourih Street Saint Pau[, MN SSIO2 266-6589 APPLiCANT PROPERTY LOCATION Address� �1L �({(� City�125� lA.l� St.�Zip �� Daytime phone �$ Name of owner (if different) .S�,V�e/ Contact person (if � Legal � `G�b i.�, additiona! sheet if OF SUBDIVISION: � Lot Split ❑ Prelimin< ❑ Lot Spfit with Variance ❑ Reg. 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I � _ � i . � $ �i I - I e i " _ °`i . I � � _ i � / I / S i ' �/ � i` 4/'/ ' ! / ,� i � 6 � 7 �� ' / � � ,a / /' ,� , x a � 5�� I e� � I 5� a 5:3 �EI � �_ �¢� s� �� '�!� 1 �=-- � �:�: � g$ Is � g �I 3 � f=a � '� 9�r� ; g :�_ ; �T-a� � _J � a. $� � � 8� � �s � �� # ��e ?� �s' i', a �� fr § e' � � �9 �B� a � ° � � i � � �� a€a �� i , 0 0�o v H a�i 8 i i a� � a3 � .� � "�� s % ��_� a e� lo� a �? 1 ��g z ¢a �f ae �$ Ssg'e s I f;� D4 �s� 6 � :P�v� " (�► ��t� Planning Commission Resolution File �98-036 (�'�,�}1� � �v�� G"�� - Page 4 G� C _ - i(� . • �� 1. That stops signs be placed at the Lexington and St. Clair exits from the site. 2. That the applicant, and subsequentfy the Lexington Commons Homeowners Association assumes responsibility for maintenance of the alley and move the utility pole at the northern most portion of the north/south alley. 3. Revised site plan be submitted showing the changes indicated is the letter from Mendota Homes dated March 6, 1998 and addressing issues discussed at the Site Plan Review Committee meeting of March 11, 1998. 4. That to the a maximum extent possible, existing large trees within the site be preserved. A plan for tree preservation and removal, including an inventory of existing trees larger than 6" in diameter must be submitted to and approved by site plan review staff prior to removal of any trees from the site. • 5. That the alley, emergency vehicle turnaround and private drive be posted "no parking." 6. A grading plan documenting minimal alteration to the topography in the wooded area and slope to the Ayd Mill Road corridor must be submitted and approved by the Site Plan Review. 7. The applicant must dedicate the land to be used for widening the alley and providing the emergency vehicle turnaround. � 8. Final paving plans for alley improvements must be submitted to a�d approved by site plan review staff prior to issuance of any permits. 9. A landscaping plan for the site must be submitted and approved by site plan review staff prior to issuance of any permits. 10. All alley improvements wili be paid for by the applicant. i September 9, 1998 CITY OF SAINT PAUL Norm Co[eman, Mayor John Mathem Mendota Homes Bos 416 Forest Lake, MN 55025 OFFICE OF LICENSE, INSPECTIONS AND ENVIRONMENTAL PROTECTION Robert Kessler, Director LOWRY PROFESSlONAL BU/LDING Sui�e 300 350 St Peter Street SaintPaul, Mrnrseso[a SSIO?-15l0 Te[ephone: 612-266-4C9� Facsimile: 612-766-9G. , 611-266-912�f � RE: Approval of site plan 97-211 Lesington Commons: 10 townhouses at SW corner of Lexington and St. Clair Deaz Mr. Mathem: The site plan referenced above is approved subject to the conditions listed below. Staffhas reviewed the site plan and found that it conforms to the conditions of ttie Special Condition Use Permit approved by the Planning Commission and upheld by the City Council. 1. Site improvements The proposed townhouses and all other site improvements must be installed as shown on the approved site plan, including the the alley, all other paving, driveways, grading, drainage, utilities, and landscaping. 2. Alley The alley must be constructed on plans approved by Saint Paul Public Works: - The portion of the alley north of the T intersection will be constructed within the existing 20 foot right of �vay as shown on the sections revised 9/3/98. - You must dedicate 8 feet of your property along the public alley as shown on Sheet 1 of 5 for the purpose of widening the alley right of way. The aliey must be constrvcted to a width of 24 feet where it is adjacent to your property. - The private drive on the south part of your properry that runs between the public alley and Le�cington must be at least 24 feet wide within a 30 foot wide private access easement. - The alley, private drive and emergency tum azound must be posted "No Pazkin�". - A stop sign must be installed where the alley and private drive exit onto Saint Clair and Lexington. The location of the stop sign at Saint Clair must be approved by Public Works. - Three speed bumps must be instatled in the north/south section of the aliey unless a majorify of the neighbors on the ailey request that they not be used. - You aze responsible for the costs of all improvements to the alley, including relocating the NSP pole. - Per the conditions of the Special Condition Use Permit, yon and subsequentiy the Lexington Commons Homeowners Association must assume responsibility for maintenance of the alley. 3. Sewer and water Sanitary sewer, storm sewer and water services must be installed as shown on the approved plan. Easements shown on the approved site plan that aze needed for sewers, water lines and surface drainage must be fited and recorded. � . i � , • / � 4. Landscapina I.andscaping must be installed as shown on the approved landscape plan dated 8/3/98 by Morse Associates. Existing trees that aze shown to be saved on the approved site ptan must be protected by installing construction fence at the drip line during construction. 5. Erosion and sediment control Erosion/sediment control measures must be installed as shown on the approved site plan prior to site grading. 6. Permits The City permits listed below aze required for work shown on the approved site plan. - Building permit A permit from Building Inspection and Design (266-9007) is required. - Sewer permit Sewer connection permits from Public Works Sewer Division (266-6234) are required. These permits are issued only to licensed house drain contractors. - Ordinance permit An ordinance permit is required for constructing the driveways and for work on the alley. This permit has been issued by Public Works. - Use of street permit A Use of Street Permit must be obtained from Public Works (266-6151) if trucks/equipment will be driving over curbs or if construction of the building will block City streets, sidewalks or alleys. Construction access Construction activities must be done in a way that minimizes their impact on the existing houses on the block. The contractors must use Lexington as the primary access to the site durin� construction to minimize disruption to the alley. Construction of the alleys and installation of the water line in the alley must be scheduled to minimize the time the alley is closed. Parking on Lesington is restricted and so you must provide parking on your property for the residents on Lesington while work in the alley makes it impossible to get to the garages on the a(tey_ � 8. Letter of credit and time limit A fetter of credit in the amount of $40,000 has been submitted to the City to ensure that site improvements, including the alley improvements, are completed by 7/1/99. The letter of credit will be released when the required improvements have been completed as shown on the approved site plan. If you have any questions, please calt me at 266-9086. Sincerely, r /��ll :C�K Tom Beach Zoning Specialist cc: Sewer Division, Planning Division, Traffic Division, City Attorney, Councilmember Coleman s:wsExss&icxro�sn� �are. � � ��%�@�!�I� �_ s�� . � ��rs _ �� I�! , �� ,�-�--,..sl.� 11�'. d -- o � �� ; � ��,��•� �.��•�i'�� L'.��°"_ ��L��%00�� ,�',� �--�� 1��.�� 0 � �r ..�. �, 2 � � CITIZEN PARTICIPATION PLANNING DISTRTCI'S 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. SUNRAY-BATTLECREEK-HIGHWOOD uq7.EL PARK HADEN-PROSPERITY HILLCREST WEST SIDE DAYTON'S BLUFF PAYNE-PHALEN 2�IORTH ENA THODrfAS-DALE SUMMIT-UNIVERSTTY WEST SEVENTH COMO HAMLINE-MIDWAY ST. ANTT30NY PARK MERRIAM PARK-LEXINGTON HAMLINE-SNELLING HAMLINE MACALESTER GROVELAND HIGHLAND SUMMI"I' HII.L DOWNTOWN CONING FIL��' • � �� l �� u �� 9 �� DISTRICT 16 NO x10 10°° Z '� �� SUMMIT HILL 5 � �h �c� — =-- �i t • �:: =� \ ��i n �!' � �.�1 r \ �j1 `: . J �.� l�, �o o � � b o ..0 . 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