The URL can be used to link to this page

09-1158Council File # Q f I�� GreenSheet# 3083356 ORDINANCE SAINT PAUL, MINNESOTA Presented by ► , 2 3 4 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 ao 41 42 43 44 An ordinance amending Chapter 60 of the Saint Paul Legislative Code ��✓B(�� pertaining to zoning for the C hereof: �nt Paul and the zoning maps DEC p�� WHEREAS, Pursuant to Minnesota Statutes § 462.357 and § 64.400 of the Legislative Code, Lee Chen petitioned to rezone 1880 Old Hudson Road, being legally described as CHEN'S ADDITION LOT 2 BLK 1, PIN 352922320087, Rezoning from B3 General Business #o RM2 Medium-Density Multiple-family Residential; and WHEREAS, the Zoning Committee of the Planning Commission held a public hearing on August 27, 2009, for the purpose of considering the rezoning petition, and pursuant to §107.03 of the Administrative Code, submitted its recommendation to the Planning Commission for approval; and WHEREAS, the Planning Commission considered the rezoning petition at its meeting held on Sep 4, 2009, and recommended approval to the City Council; and WHEREAS, notice of public hearing before the CiYy Council on said rezoning petition was duly published in the offiicial newspaper of the City on August 18, 2009, and notices were duly mailed to each owner of affected property and property situated wholly or partly within 350 feet of the property sought to be rezoned; and WHEREAS, a public hearing before the City Council having been conducted on October 7, 2009, at which all interested parties were given an opportunity to be heard, the Council having considered all the facts and recommendations concerning the petition; now, therefore THE COUNCIL OF THE CITY OF SAINT PAUL DOES ORDAIN: Section 1. That the zoning map of the City of Saint Paul, Sheet Number 24, as incorporated by reference in §60.301 of the Saint Paul Legislative Code, as amended, is hereby further amended as follows: Council File # �i�( 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 That the property at 1880 Old Hudson Road, being more particularly described as: CHEN'S ADDITION LOT 2 BLK 1 be and is hereby rezoned from 63 to RM2. Section 2. This ordinance shall take effect and be in force thirty (30) days from and after its passage, approval and publication. �U�Ld�HE� �EG' 0 7 2dd9 Adoptio ertifi y Coun "I Secretary By: Approved by Date ( ( Mayor:� �� Requested by Department of: Planni a Eco mic Develo ment Bv J Approved by the Offic of Financiai Services By: Approve , by � City Attorney By: l✓f��w�r.-- /v�lT-o� Approved�� Sub 'ssion to Council By: j Adopted by Date CounciC \\—\Z ��;G( � �reen �neet c;reen sneet �reen �neet �reen �neet �reen sneet c�reen �neet � �_ . i �� i �( !! l0 Department/Office/Couneil: Datelnitiated: GCeell SheeL NO 3083356 PE — Planning & Economic 09 OCT 2009 Development Contact Person & Phone: Deparhnent SeM To Pecson InitiaUDate Penelope Simison 0 lannin & Economic Develo me Donna Drummond C- K' /Z�� 6-6554 � I lannin & Economic Develo m De ar[ment Director ��t Must Be on Council Agenda by (Date): N mber 2 �n' Attornev Pete Wamer d• l7. M Fo � 3 � avor's �ce Mavor/ASSistant Routing 4 oancil Doa Type: ORDINANCE Order 5 i Cterk IXN Cterk E-DOCUment Required: N Document Contact: Contact Phone: ToWI # of Signature Pages / (Clip All Locations for Signature) Action Requested: Adopt ordinace memorializing City Council action approving the Rezoning from B3 General Business to RM2 Medium-Densiry Multiple-family Residential for property at 1880 Old Hudson Road, SW comer of Hazel (ZF# 09-252-587). Public hearing held October 7, 2009. Recommendations: Approve (A) or Reject (R): personal Service Contracts Must Answer the Following Questions: Planning Commission 1. Has this person/firm ever worked under a contract for this departmenY? C{B Committee Yes No Civil Sernce Commission 2. Has tbis persoNfirm ever been a city employee? , Yes No 3. Does this person/firm possess a skill not normally possessed by any current ciry employee? Yes No F�cplain all yes answers on separate sheet and attach to green sheet. Initiating Problem, Issues, Opportunity (Who, What, When, Where, Why): The City Council approved the rezoning on October 7, 2009, afrer a public hearing. AdvanWges If Approved: - Rezoning ordinance will be adopted per Ctiy Council intent. �. DisadvantageslfApproved: None �� i `� �Q�� Disadvantages If Not Approved: City Council action will not be completed. Total Amount of Transaction: Cost/Revenue Budgeted: N Funding Source: Activity Number: Financial Information: (Explain) net�har 9 7M9 R�(ld AM o,,,,,, � 1 DEPARTMENT OF PLANNINCi & ECONOMIC DEVELOPMENT Cecile Bedor, D�recror CTTY OF SAINT PAUL Christopher B. Coleman. Mayor September 21, 2009 Ms. Mary Erickson City Council Research Office Room 310 City Hall Saint Paul. Minnesota 55102 Dear Ms. Erickson: 25 West Fwrth Street Saent Paul, MN 551 D2 Q — 'I�� Telephone 651-266-6700 Facsrmrte� 657-228-3220 1 would fike to confirm that a ublic hearin before the City Cou�cil is scheduled for Wednesday, October 7, 2009, r the following zoning case. Zoning File Number: 09-252-587 File Name: Address: Purpose: Lee Chen 1880 Old Hudson Road, SW Corner of Hazel Rezoning from B3 General Business to RM2 Medium-Density Multiple-family Residentiaf Previous Action: Zoning Committee F2ecommendation: approvaf, 7- 0, August 27, 2009 Ptanning Commission Recommendation: approvai. Sep 4, 2009 I have confirmed this day with Councilmember Kathy Lantry's office. My understanding is that this public hearing request will appear on the Council agenda on or before the September 30, 2009, City Council meeting and that you will publish notice of the hearing in the Saint Paul Legal Ledger. Please call me at 651-266-6554 if you have any questions. Sincerel , � � ` � NOTICE OF PUBLIC REARING ��, The Saint Paul City Council will con- Penelo 2$IlT11 Ofl duct a public hearing on Wednesday, Oc- Cit Planne c: File #: 09-252-58 IicanUA ellant: Attn: Mr Lee Chen Paul Dubruiel Wendy Lane Samantha Langer Ilan Torstenson tober 7, 2009 at 5:30 p.m. in the City Council Chambers, Third Floor, City Hall/Courthouse, 15 Wesi KeIlogg Soule- vazd, St. Paul, MIV, to consider the appli- calion of Dr. Lee Chen to rezone property at 1580 Old FIudson Road (SW mmer of Hazel Streetj from B3 General Business to RM2 Medium-Density- MuIUple-Family Residential in order to allow the develop ment of an assisted living facility. [ZF 09-252-587] , Dated: September 14, 2009 - - M11RY ERICKSON � ° nsststanc ctry co,u,ai secrerary [Septetnber 17� —'_ =c ST. PAUL LEC.AG IY�MiER —s=c-' 22237430 I � � AN AFFIRMATTVE ACTION EQUAL OPPORTUNITY EMPLOYER I 25 West Fourth Street Telephoxe 651-26&6700 SaintPaul,MN55702 Face:mde.651-228-3220 DEPARTtv�NT OF PLANt�IING & � ECONOMIC DEVELOPM6NC e q � Cecite Bedor, Director CITY OF SAINT PAUL Christophe> B. Coleman, Mayor September 17, 2009 Ms. Mary Erickson Cfty Councif Research OfFce Room 310 City Hall Saint Paul, Minnesota 55102 Re: Zoning File #: 09-252-587 File Name: Lee Chen Address: 1880 Old Hudson Road, SW Corner of Hazel Purpose: Rezoning from B3 General Business to RM2 Medium-Density Multiple-family Residentia� CitY Council Hearinq: October 7 2009. 5:30 o.m., Citv Council Chambers Staff Recommendation: • District Council: Zoning Committee Recommendation: Support: Opposition: Planning Commission Recommendation: Staff Assigned: Approval District 1 recommended approval Approval, vote: 7 - 0 0 people spoke, 0 peopie spoke, Vote: 13-0 1 letters were received 0 letters were received Penelope Simison, 651-266-6554 Attachments: Planning Commission reso{ution: Planning Gommission minutes, Sep 4, 2009 Zoning Committee minutes, August 27, 2009 Deadline for Action Extension Letter Correspondence received Staff Report packet cc: Zoning File #: 09-252-587 Applicant: City Council Members District Council: 1 Donna Drummond Wendy Lane Allan Torstenson Peter Wamer . AN AFFIItMATNE ACTION EQUAL OPPORTUNI'1'Y EMPLOYER � city of saint pau( planning commission resolution file number o9-� date Seoterciber4.2009 WHEREAS, Mr Lee Chen, File # 09-252-587, has applied for a rezoning from B3 Genera! Business to RM2 Medium-Density Mtiltiple-family Residential under the pravisions of § 61.809 (b) of the Saint Paul Legislative Code, on property located at 1880 Old Hudson Road, Parcel Idenfification Number (PIN) 352922320087, legally described as CHEN'S ADDITiON LOT 2 BLK 1; and WHEREAS, the Zoning Committee of the Pianning Commission, on August 27, 2009, held a public hearing at vvhich all persons present were given an opportunity to be heard pursuant to said application in accordance with the requirements of § 61.303 of the Saint Paul Legislative Code; and WHEREAS, the Saint Paul Pianning Commission, based on the evidence presented to its Zoning Committee at the pub(ic hearing as subsfanfia(ly reflecfed in the minutes, made tfie foflowing findings. offact ' - 1. The applicant proposes to construct and maintain an assisted living and memory care facility with 78 units. Three of the units wiil have two beds, for a tatal of 81 beds. The 67,a00 s.f. building wiU be three-stories, at a height of 45 feet. The applicant proposes to provide 34 parking spaces, located along the north perimeter of the building and in the east side yard, adjacent to the property line. � � 2. The proposed zoning is consistent with the way this area has developed. The preponderance of . buiidings in the immediate vicinity, including the block face on`the north side of the street across from the site, is multiple-family residential witFr RM2 and RT2 zoning. 3. The proposed zoning is consistent with the Comprehensive Pian. The current Land Use and Housing chapters of fhe Comprehensive Pfan support the production of housing. Tfie Housing chapter (Policy 5.2} promotes the development of housing that addresses new and einerging market needs and complements existing neighborhoods (Policy 52). The Land Use chapter (Policy 5.3.1) states that each of the 17 planning districts should have life-cycle housing, including se�ior housing, so that people of all ages should be able to live conveniently in every part of the city. The preliminarily approved Housing and Land Use chapters of the Comprehensive Plan update also support the production of housing. The Housing chapter (Policy 2.18) promotes the expansion of housing choices for seniors, parficufar(y in neighborfioods that are underserved. The Land Use chapter inctudes two poiicies, including promoting housing choices#or people of ali ages (Policy 1.39) and a range of housing types and values i� each of fhe 17 planning districts. The District 1 plan summary, adopted in January 2004, lists as a Cify Action support for senior housing development and developments consistent with the Land Use chapter of the adopted Comprehensive Plan. moved by Morton seconded by in favor Unan+mous against . � 41�/�� Saint Paul Planning Commiecion City Hall Conference Center 15 Kellogg Boulevard West Minute September 4, 2009 � U � A meeang of the Planning Commission of the City of Saint Paul was held Friday, September 4, 2009, at 8:30 a.m. in the Conference Center of City Hall. Commissioners Present: Commissioners Absent: Mmes. Donnelly-Cohen, Lu, Morton, Porter, Smitten, Thao, Wencl; and Messrs. Commers, Goodlow, Gordon, Kramer, Nelson, and Ward. Ms. *Faricy and Messrs. *Alton, *Johnson, *Mazgulies, *Schertler, and *Spaulding. *Excused Also Present: Donna Drummond, Planning Administrator; Tom Beach, Department of Safety and Inspections, Patricia James, Penelope Simison, Dave Gontazek, and Sonja Butler, Department of Planning and Economic Development staff. I. Approval of minutes August 21, 2009. II. III. MOTION: Commissioner Wencl moved approval of the minutes of August 21, 2009. Commissioner Ward seconded the motion. T7ae motion carried unanimously on a voice vote. Chair's Announcements Commissioner ponnelly-Cohen, who is the Commission's first vice chair, chaired the meeting. She had no announcements. Planning Administrator's Announcements Donna Drummond reported that on Wednesday at City Council a resolution was approved requesting that the Planning Commission working with the Historic Preservation Commission prepare a report and recommendation to the City Council in six months regazding the potential establishment of neighborhood conservation districts. Another resolution was approved that had been laid over a number of times regarding Ayd Mill Road. The resolution requests that the Mayor, Public Works and PED start a community process to relook at the future of Ayd Mill Road. Also at City Council there was a standing room only public hearing on the Snelling Avenue median improvements. The Council unanimously approved adding a median between St. Clair and Grand Avenue on Snelling. 0 � � rv. zoning comminee NEW BUSINESS #09-252-587 Dr. L,ee Chen — Rezoning from B3 General Business to RMZ Medium-Density Mukiple-family Residential. 1880 Old Hudson Road, SW comer of Hazel. (Penelope Simison, G51266-6554) MOTION: Commissioner Morton moved the Zoning Committee's recommendarion to appmve the rezoning. The motiorz carried unanimously ors a voice vote. �M99-252-744 Dr. Chen — Condi6onal Use Pemrit for assisted living facility and variances of side yazd setbacks for the pazking lou on each side of the building. 1880 Old Hudson Road, SW corner of Hazel. (Penelope Simdson, 651/266-6554) Commissioner Nelson asked about the set backs and the variance. Penny Simiszon, PED staff explained that the required set back for ihe building is one-half the height of the building, which is twenty-five feet in tlus case. The variance would allow pazldng in the required side yazd, She also explained that there is a fairly steep elevation grade change between the site and the surrounding property, which limits pazking and fire lane Ipcations. Commissioner Nelson said that he would like to see a wider buffer between the pazking and the property line. He suggested that ihese ttrings be addressed in site plan review. MOTION: Comm.issioner Morton moved the Zoning Commi#e�'s recommendalion to approve the conditional use permit and variance subject fo additional coudirions. The motion carried unanimousiy on a voice vote. #09-226-313 Keerns — Condirional Use Permit for a gun shop retailing to law enforcement with modification of distance from residentially zoned property. 1055 Westgate Drive, NW comer of Westgate and U of M Transit way. (Sarah Zorn, 651/L66-6570} Commissioner Smitten asked if the authorized list is a 2008 list that will be revised or not. Comurissioner Gordon explained that the list wiii not be revised. MOTION: Commissioner Morton moved the Zoning Committee's recommendation to approve the cond'rtional use permit subject to additional cand'uions. The motiors carried unanimously an a voice vote. #08-083-992 Laurel Avts Pazldng Lot #2 — Public hearing to consider revocation or modification of pazking lot site pIan approvad June 11, 2008, foz failure to meet conditions of approval. 2057 Laeuel Avenue. (Tom Beach, 651l166-9086) MOTION: Commissioner Mortors moved the Zoning Commiuee to approve the original site plan subject to additional conditiorss. The motion carried unanimousZy. � � r 1 �J U 1 �l15$ • M{NUTES OF THE ZONING COMMITTEE Thursday, August 27, 2009 - 3:30 p.m. City Council Chambers, 3rd Floor City Hall a�d Court House 15 West Kellogg Boulevard PRESENT: Alton, Donnelly-Cohen, Faricy, Gordon, Johnson, Kramer, and Morton ABSENT: Margulies STAFF: Penelope Simison, Samantha Langer, Patricia James and Peter Wamer The meeting was chaired by Commissioner Morton. Dr, Lee Chen - 09-252-587 - Rezoning from 63 General Business to RM2 Medium-Density Multiple-family Residential, 1880 Old Nudson Road, SW corner of Hazel Pe�elope Simison presented the staff report with a recommendation of approval for the Rezoning-Council. Penelope Simison also stated District 1 recommended approval, stated in its letter of support. There were no ietters in opposition. Responding to questions from Commissioners, Ms. Simison confirmed that the site plan dated August 19, 2009 was the same as the one she presented. She aiso stated that it was an • accurate depiction of the site pian proposed with the parking in the east side yard, adjacent to property owned by the Minnesota Department of Transportation. Ms. Simison stated that the parking requirement requires one parking space for every three beds and one parking space for every three full-time equivalent employees. She statedthat the applicant indicated there will be 13 fuil time employees during the day. She also confirmed that the peopie living at the facility will be there full time. Upon further questions of the Commissioners, Ms. Simison explained in detail where the parking spaces wou{d be located. She also stated that the site p4an submitted does resolve the concerns by the District Council with respect to the parking along the west property line. She also stated that the District Councii was concemed with the parking on the west side of the building because of the hotel next door. It was decided by the architect to landscape the west side instead of locating parking in that side yard setback. Patricia James stated that the prope�ty was in the White Bear Avenue Overlay District. Commissioner Kramer stated that he believes the parking requirements should be looked at in the White Bear Overiay District Plan. At the inquiry of the Commissioners, Ms. Simison stated that there were 140 rooms in the hotel. She confirmed that there wouid be adequate parking for the hotel on the west side of the building. She also mentioned there was an auxiliary parking lot across the street. Brian Winges, representative of the appiicant, with Comfort Homes, expfained that their other existing facilities apply for parking variances and they have never had a problem with the . reduced number of parking spaces. The residents do not own cars and the only peopie using the parking lot are visitors or employees. He stated he is comfortabfe with tfie number of parking spaces in the site plan. Upon further questions of the Commissioners, Nlr. Winges ( 7� File #09-252-587 Zoning Committee Minutes Page 2 of 2 explained how they arrived at the number of 70 full time equivalent employees. There was s further discussion regarding the estimated number ofjobs this facility would provide. He also stafed ffiat the projecf is a for-profd facility. Ms. Simison stated that she was toid they would have 13 full time equivalent employees and parking caiculations were based on that number. Kevin Thode, fhe architect of the proposed building, stated that the exterior materials are primarily hardy board siding and trim with a stone base. There will be high qual'ity vinyl on the upper areas of fhe 6uilding. No Dne spoke in support. ' No one spoke irt oppositiort. , The public hearing was closed. Commissioner Kathi Donnelly-Cohen moved approval of the Rezoning. Commissioner Stephen Gordon seconded the motion. The motion passed by a vote of 7-0-0. Adopted Yeas - 7 Nays - 0 Drafted by: Samantha Langer ' Recording Secretary Abstained - 0 by: Approved by r.c. ' � � rU ' mison Gladys Mo n :tion Chair � r� LJ u • D' DEPARTNIENT OF PLANNING & ECONOMIC DEVELOPMENT Cecile Bedor Direcmr � • � D�I "ll�� CITY OF SAINT PAUL Christopher B. Coleman, Mayor September 17, 2009 Attn: Mr Lee Chen Starbound St Paul Hotel LLC 23545 Crenshaw Blvd Rm 102 Torrance CA 90505 RE: Zoning File # 09-252-587, Lee Chen Dear Attn: Mr Lee Chen: 25 West Ernvth Street Telephone � 651-266-6700 SaintPauI,MN55702 Facsimile:651-2283220 On August 5, 2009, you applied to rezone property at 1880 Old Hudson Road. After a public hearing by the Saint Paul Planning Commission's Zoning Committee on August 27, 2009, the Commission voted to recommend approval of your request on Sep 4, 2009. The P�anning Commission's recommendation is being forwarded to the City Council for their action. Minnesota Statutes 15.99 requires that afl city action on zoning appfications be compieted within 6� days of the date the application is made, but allows the City to extend this period for an additional 60 days (total of 120 days). In order to accommodate the City Council public hearing on your rezoning, which is also required by state law, the City of Saint Paul is hereby extending the dead{ine for action from October 4, 2009, (original 60 day deadline} to December 3, 2009 (additional 60 day deadline). The City Council public hearing on this rezoning has been scheduled for October 7, 2009. Please contact me at 651-266-6554 or penelope.s+miso�Qci.stpaul.mn.us if you have questions. Sincerely, Penelope Simison City Planner cc: File # 09-252-587 Zoning Administrator License Inspector District 1 Community Council AN AEFIRMATIVE ACTION EQUAI, OPPORTUNTTY EMPLOYER Commun�ty Community Council Office Battle Creek Police Storefront Ci0U11C1� General Office and District i News A Canmwiry PaMership 2090 ConwaY St, Room 126 2707 Old Hcx�son Road • ' Saint Paul, MN 55919 Sun Ray Shopping Center (651) 501-6345 (phone) Saint Paul, MN 55119 (651 j 507 -6346 (fax) (65'I) 702-6770 (phor,e) disirict�councilQaol.com (651) 7748229 (fax) www.districticouncil.org districtlCPC�2aol.com August 12, 2009 Department af Planning and Economic Development City of Saint Paul • 1400 City Hall Annex 25 W. 4�' St. St. Paul, NIN SST02-1634 Re: 352922320087 —1880 Old Hudson Rd. The proposed project for an assisted living-memory caze facility at 1880 Oid Hudson Rd. has come before the District 1 Community Council on the following occasions: • November 24, 200& Boazd Meeting — 22 persons present • May 14, 2009 Land Use Meeting (neighborhood flyered) —15 persons present , • August 11, 2009 Land Use Meeting — 6 persons present At the May meeting the Land Use Committee approved the concept of the Comforts of Home • facility (with unanimous neighborhood approval), along with a proposed zoning change, with the stipulafion that the final site plan come before the committee for approval. At the August 11 Land Use meeting, the committee unanimously voted to • Support the reqnest for zoning change &om $-3 to RM-2 and the accompanying CUP • Support the proposed senior living site plan in principal and basic design • Support the variance reqnest for reduced parldng spaces with the suggestion that the number ofproposed parking spaces be furtiier reduced by at least 10 spaces, specifically, , those on the west side of the building, thereby eliminating the need for the variance request for side yard �arking setback. The committee felt that the need for,pazking is still overstated by the applicant. The committee recognizes that the site, with its proximiTy to the hotel at 1870 Old Hudson Rd, presents some limitations on design, but these limitations can be ameliorated by removai of the west side parldng. Despite the committee's genera2 position that parking at the reaz of the building is generally prefened in a residential azea, it believes that the nature of the operation allowed bq the CUP involves some security concerns for residents. These concerns might discoivage pazking being placed at the reaz of the building with more greenspace located along Old Hudson Rd. Respectfiilly submitted by, Betsy Leach r^1 • For the Land Use Committee ( Q j CAir mfssion is to create opporiunibes for the people who live and work in our neighLronc�ods to engage with each other and with our governmeni officials in order to builtl a more vibrant and welcoming community. o�-�I� n U North: Multiple-family residential; o�ce; parking (RM2, B2, VP1) • East: Vacant MN-DOT property (RM2) South: interstate highway (B3) West: Seven-story hotel; parldng (63) ZONING COMMITTEE STAFF REPORF 1. FiLE NAME: Lee Chen 2. APPLICANT: Lee Chen 3. TYPE OF APPLICATION: Rezoning-Council 4. LOCATION: 1880 Otd Hudson Road, FILE #; 09-252-587 HEARING DATE: August 27, 2009 5. PIN � LEGAL DESCRlPTION: 352922320087; CHEN'S ADDITION LOT 2 BLK 1 6. PLANN)NG DISTRICT: 1 EXISTING ZONING: 63 7. ZONiNG CODE REFERENCE: § 66.216; §61.80](b) S. STAFF REPORT DATE: August 19, 2009 BY: Penelope Simisort 9. DATE RECEIVED: August 5, 2009 60-DAY DEADLINE FOR ACTlO1V: October 4, 2009 A. PURPOSE: Rezoning from B3 General Business to RM2 Medium-Density Multiple-family Residentiai . B. PARCEL SIZE: 105509 C. EXISTING LAND USE: Vacant two-story motel. D. SURROUNDING LAND USE: E. ZONING CODE CITATION: § 66.216 provides for the intent ofi the RM2 zoning district; §61.801(b) provides for changes to the zoning of propeity initiated by the property awmes. F. HISTORYlDISCUSSION: When the Zoning Code was first established in 1975, the site was located in the ES district. Since the early 1980s, the site has been bcated in the B3 General Susiness district. G. DISTRlCT COUNCIL RECOMMENDATION: District 1 submitted a letter, dated August 12, 2009, stating ft supported the zone change. H. FINDINGS: ' �� 3. � The applicant proposes to construct and maintain an assisted living and memory care facility with 78 units. Three of the units will have two beds, for a totai of 81 beds. The 67,000 s.f. building will be three-stories, at a height of 45 feet. The appiicant proposes to provide 34 parking spaces, located along the north perimeter of the buiiding and in the east side yard, adjacent to the properGy line. The proposed zoning is consistent with the way this area has developed. The preponderance of buiidings in the immediate vicinit}+, inciuding the biock face on the north side of the street across from the site, is multipie-famify reside�tial with RM2 and RT2 zoning. The proposed zoning is consistent with the Comprehensive Pian. The current Land Use and Housing chapters of the Comprehensive Pian support the production of housing. The Housing chapter (Policy 5.2} promofes the development of housing that addresses new and emerging market needs and compiements existing neighborhoods (Policy 5.2). The Land Use chapter (Policy 5.3.1) states that each of the 17 planning tlistricts should have life-c�cie housing, inGudisig senior housing, so that peop{e of afi ages should be able to live conveniently in every part of the city. The preliminarity approved Housing and Land Use chapters of the Comprehensive Plan update also support the production of housing. The Ffousing chapter (Policy 2.18) promotes the � expansion of housing choices for seniors, particulariy in neighborhoods that are underserved. The Land Use chapter includes two policies, including, promoting housing • choices for peopte of ai( ages (Policy 1.39) and a range of housing types and values in each of the 17 planning districts. The District 1 plan summary, adopted in January 2004, lists as a City Action support for senior housing development and developments consistent with the Land Use chapter of the adopted Comprehensive Plan. 4. The proposed is compatible witli surrouriding uses, including multiple-family residentiai in the immediate area to the north, as well as the seven-story hotel to the west, zoned B3, and the medical office buildi�g to the north, zoned 82, I. STAFF RECOMMENDATION: Based on the above findings, sta€f recommends approval of the rezonir�g from B3 General Business to RM2 Medium-Derisity Multiple-family Residenfial. � • �� c�-i�� • PETITiON TO AMEIVD THE 20NING CODE DeParAneni olPtmvimg m�d Feonamic Develapmau ��s� ,� �� ...�. 25 WeSI PO(vih $6'LLS S�ntPar� MN55102.1634 f631)266�6589 use onZp � ��z.s 2��:7 � �� :.. .'`-. , 4, . � .' �----==� - .. �� P�'oPei49 Owner_I%K. I..��. GF3Ef� ' naar�s_Zi54� 4�iJ5HAW &�D.� �'tDZ. APPLICANT � St �_Z'ip afb5a5 naytime Ptwne_31D • 'r} 30 � Z38$ contaa Person (�t a�'ereut) GREG rri� P1wne�Q1Z• ? i3 `b •OHy� PROPERTY LOCATION l . Address / � n�'P°°° � �°�� ,1�1Fa�ii A�t --~_ Cbtrent Zoning �"�J (attach add�Uonal sheet �f necessac9) TO THE HONORABLE M,�yOR Aim Q1^y CpLT��,; commanrty. Attachmenis as reqnued: L�YSite P1an � ConsentPehpon � AP6da»t � � � ��ffit ': ,. _. � t< <I 35� /5Ud Ausuaat W Section 6L800 of the Saint Panl Zuning Ordinance and W Section 46Z.357(� oPMinnesota S�tues, �LL•�.,EE. LF1fii� ownet of Iand rn ased tor rezo ' here P p �S, by petitioac yan W r�one the above descdbed pmperep gom a_' 'Pi3 ya� �� a ¢M �Z soning dislricG, for the purpose of: _ ' Development of proposed senior assisted living center. Proposed facility wilf contain 78-units on 3-levels with a total building area of 67,000 S.E. The buiiding footprint will be approximate)y 23,000 S.F. on the 2.49 acre site. This prajQCt wi{! ihclude the demolition and removaf of the existing vacant, blighted 2-story building, which is contaminated with asbestos and other hazardous materia(s; The new facility wiU create seventy (70J new fuil-time permanent jobs within the sY�n ana swarn w befc,�e me [� me � this 0 7 � . °f �'^ �ZO=/ . r -._ . � �� By: Fee Ow er of pert . Title: (k/.�c �� v ....–�'— � ��,. M `,�' _ ,, . .,,,: .�' � � . ,: ;� ,` ,.,. Page 1 of �_ f � � ( � ��gyI. �3als 0 Q � o �� s�� Q � �. � �� 0 o� o� � � m H � � �� - a �Q m J 61 =Q �. Z � ' O� '. a �. . N�? _ _ � �� i � i°a� . r � � � �F � UN= N � �' � Z € � i � � :9 3• � �op �S� —F ti � � �•� � '"''''{{ � h� d r € x. �� s � �3 '�, �� • t� �� :,�� , -, ��' . `_ -`- r�,� { _, � .� .a f ��.y� a . .�5�: '€' „ a��, � X � 3 S ��` � ? - � Q ': . _ S�-£;`�:— ^.T !._ _ � �_ �-,� - A^ :a-. _ .. .r �_ e y{� y '� ' _. . Y=� � � �� _ F � r 'u z % ��r,� F - i - , r T ;�'��"+ . - � a _ 2 _ 4�95 � � ':x �� : •°. ; ,•� �., � � - ,2 �� s,� ; � '� z � z � � �;�� ` � F S �.. � • j� � . . � {+. Y ��•� fs�,. ' . . t f "" ;� i . _, ,a �� . . - ` ' ��:! � s� F �� i '� �� ; - �` �, � s ';i. ' 1�`<: � . q • - � t - �� a - ; � `X � ' r t _ / s , � . . " ...��. - � j � . t ' � Sb� • � (!.�.: : i �-._ ;� � .� . �'_ , � p] ? g t � , � ' _ 'v F f � � � s - " �� : ,� � } `y $ � ��} }� `'+aR / s. � ..� � "' :, � " ' �. ' �� -c ''i .� s � �.. ? � � ��. t , �/� . �� . �i'aw� F;' r R' '_ � a� .-.. �� . ' � .c ._" . �� _:� � 0 � c� z J � " �. � � I � � Y G � � PT 4[.� 41: _:�.'� y��s� . s "4 '..- y � ,� .� yy i'lr�." ;3 _' � � 3 �e . y � j � y ^ y� �� j t 4� � E c - g � - i�f F t C �� j y� ' � Y � �°�7'�� l�'� ill.rr�. {� 1 5 �� + t f � , i �� l � T. t 'T� �. v � f Wi.. '. S1F _ I y R'^_v i''Q `� {. ti � . _ � f : ' t < A .�A ��"'r" r� ( f � � y _ �' S�,_ �� -. - �' =�1 f � �i:: � � _ _ ��.. .� S -� � � r � F .: j x �. ' _�.'.. _ y . = ' ' S _ _ _ ? �. ' � "µ L. ' � -. � ti' _ h � {..-` <; �� _ �,�. _ � �� ,r S y . f ,,. -' �.s � . , r 3 � I - _. � �+CZr i r. 6 c�� r _; � + -.`' 4 - y F - _S �� . �c�n- �l . , 3 Y �,e I' � �i'� � '.!R_ r � � ' Aa ''$ "` ' ' , v . �� -a��'�'�. :y�� <� � , L +.�,{��. .-.ita �� i• � (_ ,�� . �- i � � "� �'.. } _ � ' �%. � r .� t . �i. � �'� �t ��, -.; � _ Y, ". ' : .�.� KS �. ��aa = � E 2 �. �� e s e 1 � � ��} ��: � �' ' t � a,�,q c1� `: ( r � ' �'�w.1::., �� . � `•c y� ,` � � �� w -, '� ' 'rfl4 : s � a � i �� ' 1 ` 4 ' �� y � g � p ( j \ { - �; [by l�Qi� i* s w .� +! � � 1� tI �f ) 4 _ � fY. � � t. � � z `';� � ` '" ��._ '�r�, -� � : . "� �'� 15 ` �� 1'd �f '�c� � 1 � � +� � �FQ' ��'" ' ��1 � :• I 4 : Q -; . � ��.: �.:,. \3 �i't'y t � �� .: � . y : � fi y � . � 6 �d'�. . T � r �. �,:_: . � �. _ ��'/'�� i r4 j.` �� n• T �" s' `� _� �G l '�C �- . Y.S^ � ,'«`' _ 2 � , v, 1 3 1 i 3^ ` � L, � � ' �K A 3 �{ " �� `�� : Y 1 4 Y �� f 1�� 1 , ,� 1 j 4 y V`C,�} I� j f 1�. t k ��2 ` h . `,�.� , � -,� �. H '�� ?' � ` . ' � .�, I . • r _ E � v� �"'�`� �T«�f � � � � � � i "� .,. �'ut x -��: :� �< �'� . �YI�Ci° 4 �� '� � z^ p�� ' � i� . Y�T .�e"M}� Y� �.�H` �y_ �.: � � � Y.�..Y��'S^ � �.._ � _ .ci: ) ;, }� �_. ..Y � ,�., d;'2�sv., , . � i. � . �t .a+. S.�l�: 3 w,� = ..�^�" - 4''� $, l t£ '. i '" � X g '� '^g'�J'as '. '�_ � - y ` l r—� . c r �.� 't� �* T :°ne s �a"e r � ¢ Y _ "� �1'4 _� ea . `[^ . w E � � � ""°� e �e,�� , �•� o s s� `t ��, cEhy,�, :� � � ..1 � . �.'�� e. s s. i F �-�? ..�.F 4"S'�`t S � -}- 4 '2 - G , ^zr�=..P� ` c .' 1 "' � �, � E y„"., �'y i .. ',* ' i . "�:Y:�. �'� �. �' � � i.-� �'� �'�'��`�z�; ..�?' � - I^ 1 ` " lC.� : ' Y .� � . ti �: � -' tu . ��„r a F T ' �r' -'..�r,�,s ts+�'t-r; - r x 'n c fil _ �tf` 1 ,Y,. , _, �: �. ,. t. �„� Fk . . '' � SA ` � . SM ., r� "�rF; , 'A �("� . � ��, �s f LS � `, �� r . °� F � ... ¢�F� � � Y � y � .-. S X ^"._ � , 4 h �r" zY S� � �L 9 H A �e. -F. � LS �« � S G .. {�. 'Q.� CA -"' x,z = :r�=� 3 - `t ti - 'Y � e �' r � ; �e Y. �,��.:- �a�'G.�'_:.��f � 't? �'��: r i .,. �; zF g . M� �� F, � x n._ f r- : r-i.,.,: 'i�'„�Z �4. A a�,.+?��TM: -•.k"' . ��'�, F l' �b. ``�'�.�}+ gc .i f Si s r: L � ..,� 'v�.P � w "'S.�i Y- � 1 } . � , ;� 2..�� 1�.£�' �'�t�.'�t p a.c � ' �'F �a. r .. - i a Q 5� ,;e il�:: x ��',�.3uyg �€�yi � � ��$ � sx e, .. <S k � �r.F� �� ' �.y � 7� p; . A ' � �h'i '{' �� '> dt`� kj {�.`'t . ` A 1 p t$'. 1 .�� i Y�' ' � . Y{ i y� ��S -., g �` � � -�' �l L y° , y s S _ .� c �5. a�+�h+s � Ye - "`y�' �� i � �ti = "' � �" i » w c ,.��4 ��!' ° � � : ..t �... ?,�. ._ _ � .,.�9': _. � 4 •#__.. . . ..� .5 ..�!4'?` .v�.'_�;:7;,._ ;� � ' " '„L'�a\ h � Y�3`� . . ^P �:�it�`L . � � .' � '-.S �z . . � \�� °� � —�.-�...aar� 1'� -.c .c " ?� � �3' �. �. I s �>:'� • ' � _ � �� _ ._ . � -.- ;.`� � w, �`5 � ` _ r . . .. , r��` - � _ . . `sv � -- � -.. - , _. , ��4a �: � ' .\; �� , � .. _ °,-�. .-�` i � : �: � � _ � � - . �� - �� .- 5 _i , .. . m`s ��"�� '' . . ' _ + _ _ _ " v < �� . __ �� > > � _ �' �� *�`ti� ~� y �-`d� �: � ! � E... w s �,� . � � ` V, \ � � ' . � �;.�. yr�� .¢. _ � �. .:� �_ --�-°- k � � �� -•- _ � ,�� _.� _ ,, -� ��;� ° � \ � ' _' �` �\ '--} f -. � � - __ � �'� -`° " p -� _ y y' L� �. .€�i: ,G � . m z _ �... : _`i' 3-_ . § .• � �:� £-c'r�-aa�=`-a. �. . -. w��.�n�s'Aac_. _ ` ':li �� 1 .. j � . .. " - 3 �.�-s� ., _ �� . -m. � �.� � `f . .. :: �'° �. . .. . _ y�° � � �-� .At+b��- \'a` .. � S _ � ._�� : _ �� i � r �� x • s } . � � �'^� . � ... � j �G ' a y :; xw , � r"3q o }' � �,:4 �,.''� �' ::. � 3 � � . +ti.4 S �� q 2 - z � �C_ a^: � � .. t � Y�' � , �.� . \ �� » e -� .T_ 's� . ` � �.. �;� ,i � - � S i�� T �,.: i . �c"' .�:�` s{+,� �,i�s ` r . x �� c ' - � . �� t >��.r�'� ,$ � ``--a � . c c - ,`-� �� i.°''�-�E3 � ti� _:t \ �`. � 2 �i� 3_F r �E �°� �. ,�c-., _ . . ��sa.. 1 _ �c� .� g i �� ,a � _ �,\ .`° --c �M-"_`� � '�q'•�c t w 3, } 4 b- _ � '�- t � � � Y � �'Y � ._�'` \ ' +` .� 3 ` 3 L � t P . a ` ., � .�� '`.� �� g \ ?, � � ' s `, � '� " -\',`. 1�': c� £1 �� -....-r�t _� 1i Y ,a._r<� `� �� _ �"� :a '� w.,:-�s e r �.�+.y �� .. ¢ _. _ � �] <_ � ,s^ ,i � �_�'� . �� ,: ., �....� t ...� --" _z-, � � �i `.:� � :. , � f- r =� 3-• � ��y �r y; `�' ' y- _ e �'' --� � c -4- > � � � : �� ` -ea � r ;�_.�� .��' � . : . �,�� _�.� ��s�..� �+� , s t - • y ' �- -a� . � � ,' � � �. �� i � } .- . ►'� � '' r ^ . � ' : � � �::�.° , .. : � _•.L.� � �~ �-,`-�.�°,',°"`.' � 1 7 �� \ � � \ �T � � C� \ +'1 . \ \ , �� —' _� _ a _ �. _: � - � - _ . �1�14s�� i� � 1 .< : ' f` �� f. n � r It; S � ' F I;°; � I� ` �r i, 5 ;�� I t� s: ,, , . .:� 'f, . .E�:: .v . �. : . s� : � t� t— - �� . � �;5� ft J a p f . � 'S 'r � � ' r . � i p' � y 3: � � �' `�: : S' _ ` .sr..� - � .. : .,��.i i.� ' . . <�i� v _ .� F �.�'�_ , _ �I . r r il � L ''�� , � `"� y � t�i µ_' ' ` r ��.' ry f _ Pv �� +'� . . �: : <-, ��d �. r > . �: . �s �_:: °.4 r , 5 �.. i P' y 'f � � � - �'3 � ' t i t " " _ f �` � � - . � ' �7..? � - ? FI . � 1�� _ � .. � �. Y;.;� ip'�y� E .. t r' � � �_ t 4 � _ 2C �� f.�: � .f '� :':Y- c -�'� f i � � F t � : l + �I,6 �t�T F 1 t :� . i;a� � � Y ' ` � ! ' ��.F. �: �.. 1 ... a .� .i� . ,�' � � �] j _y„�" R. ' Y -� i 1 ° - �.wc"i��:. � ^ _b : 1 l - � � � .. � , ' y r . '�' _� � r-s ." t ` ' b'°c .. � _ �' � i � � t . S 4�..� � . ? ,y �'^ ' T ^ p �•D . `�` �! ��. '- 1 } - �.y � �� t .. 1 � �._ a�a.c ° x d�1��.rS f .: �.x. �� 3-? ' „ � »� �iA ` t. r . �, . ' ^ 't i � S F �� _ i 7'i - 'i� > - . � � . . �� '�� "�" ,_ � 5 ' �';-� :'',� �! ,: t E `'�-�- v:t_, tt � � �.�a� �@i„ .,� ;� "e��., _ �,�� J�. � � _ ° � �� t t , i: 4 zi��-: �`!'�n. •a li. : \ - ^bi l.` � �_ b 6 .,:� ��\ '� �� l�_ '�.� - _9 �. 3°F �• � �' -� "�� l�. .♦ -�.Y Y £ } � � �� .�' � a .:: r � � -.i' � - { _ 2 �t �� 3,_� , � � � .�, ti � _'+ F .' c -�.^� k � f ,�� a 8 ..� R � 'u- ` t � � � �,�X �;� � 7 � � i � ��I� ��.' �i £ F . ; " `=�'; z �� -: ti�� j . ' : �"� � :n� �� .� . t4.��,-1 .. k' ,r � � : � e:.�� -,` � 1 t.. � '��t �}< �� k�{�� lk K � `"`, .-� ' ��. � y 1 c� �� ;�, i !F 1 4 �# � „_ _ � -� t i3 4 . � ''3°` �� d '�',�'. X 9k�� '" . t �'�,,t _ = � � �.� � �� . � {r �4 � . * i <. r � �-- z ' f F.--� ` : t 3 "r-i T � w: `"" .-�-- �ez� � e � i � S ' ' _T} � .�^. � e �s k F �=5. y �• � �t � i � '1 ; - � � � °" � �:� I S _ . � �. �F �so.`'c'' � S3 • �:_ - Vf � �, '., - ' l � ' T . '" � -z��k, �� e `� y � . '� ` . s-a"N ;. • �..-,r s �t . , ro �; ' : "�1 - �' � C . L �°' . - Y f� � �fY . t" 'L! ,� : I� 3 � d � qTr ` . n* .Yn " y ! . � � :' µ i _ � ' � p . �.�"".. �� a � .�-, i � 3e 3 �' � .� , ��. y � . .`. � 1 ., . �4 � ii �.. �'' �; �n �„�� .�` . ' Y 2a �: � � - ` _ r 6.'�.ffi_'t"'�"��'" " F e ' :;. � ' ... --�-. �� " �. �� r s - ' w � �Y� 4 �� r.t- rr��"' c T�� .r-= '~ ,f , .�: r `�-�x _�'�r� -` e "�_ ;�" �� '�,�--�� u.- _ �{ s �. F .^ c c�"'��"`G� C`� - � � ��, �, a , - �.�� -` � � r -�-� : �, . � r . 'r .e �- _ "'.-vF�°-,�.'�"�-�F:z-�S� ..3 - ��+ . _ -�^ � 5-�'s"� � � � -r�.'� � �- _ _ _ - \ £ �a`��_� �'� '�� F t i `` t x� � � � � " - � �» x � <�, � �v---�'�.- s �� : � . . '�. . �_��.�T'-�s � �-a - ' '� • '�1+`�-^�. `. r � '�i _$,a� . ' .' I {{{ x - . ( i � • � �' �� . . - � � � ,- , � s �.�,4`" � g �` r _ ��. � F _ ' : �:..? ._i 3�• �� • -s ' " ;'� � � �� s " _ - �'' �„,. �- 5 3 �, b ,�, �_S"' _:� 7 i �'� I ��, k � C rv _ � t - 4 ��: t - M� �� - ,. � N � �� ;. � F 3 a. � {-., j � ' '} 3 � � + r . - _ - �� _ t� � � - � �. "�` � � _ � . - ' �` . � ��.`��- = �� ` "` � � �� r 3 � _ �, �'� �� _� { . �� s- r 1; � . - �.-�, `�" �� I ; , ; � �� -`��.� _ � -ti �� Y +,_ + ; 4 �.- �� _. �� _ � - . V . . . _. ` E � i . q .'. � � �. �i - f -� A ° �� r. . I k li: � ; . .. Y �; . �_ . " ,�. � ,� � � . . � �� ,, �. y, � � �� i E � .� -b -.�� :�.�s I - `��-- : -f.. �,�,z.�;.'5 ^ '�i 3 -;�� , _� . ' v `p ..i:.�Y ��' r � S �_ � �"� �� z ��N �"� � � - . . � � s� � �'� : v e ,� = _ _ - ,� � � '_ � �� '� "� ,-, 'k` � -, � " d _ � � . � . �.{ ' � 5 ��` �� . - -� � � ' � �_-� .�_ �: r �_ . . __ � #,vt'�-� -,._._ .> -. .'i: . a: F , �u � ;•'3_ .. Y�. , . . . . . 1� J �'; y-'i� ..,Y a _ . � :: s . � �...*t� : � � f �. :€ � �1`: . y t E • � �'� "� t l j -� 1� � ye 1} y � �� 3 ��{ �St�,9S E �'�'F I: .� 'G . � F �f{.�... 5� �r iY`� �y' .{ i x - �sa� �. . � � z .. , `�, � . ��r � �: �,' °�,�. ' �,�t�rs� �..� �"'Z n .... �m�w� €a = a � i , �. �.,'< ..� n �ti`�.� i. Jw� ' " �a. i -_ ,. . . � a � --,1 . � � ' F ll : �.,..a� t1k i'f �' ._ '�IW'. k�`.+�� t � a (:�� s P�'�f-��\ �I ' Y : a YY� -�� "F • ' F�`JA y ♦ t; i w � Y F �� t ` y�� `5 4 � � �.`+ 1 ) � Y'�e n �! �St� � ) s +i � fi. `t�jr� t % �` '3 : y i`w' y�r� # ..9� S � +� � + Y� : � ` 7 J'' � i r °t , : �. i , � :.,�� . �� _ . � { .� . �� . ?, a : �. . . �� Y � h t�. �� o� y�� . � S 7 4�� - �rn,. S �� .'T .i- Si � . �x."sYC 1 ,4.. ,< I�SS � ^-' S r: � .I"}n' '�5�.�: � ~.� � x' Yb c� ��... � "� �. � _ Y ? � �' v .y � �. � � �A. 4.� � : : SYa ' 4 : t � � � �t� � � ,y .i' ° ir � . y � , v " d�''.t.'��' ai4 i �y� i � r � ,: ' � .-� y-� o-� s � .. s�°`t+-' . '. a � F .� f �. 2 �:� �� .� -� i i, � y' � .� � d se r .� - ) �i� � - '� .' �� f r �i � :� ,� T � �� `+ 4 ~ � � §�' .�yy ;,A � � e.�� ( ._.. 4.. �l'v� i y + �, i � F L P fj ��]►� y 2 � t'�' � �. g `i � yX 5 S v��Y T �_ � x ' { R�., '�� i + •F� :'f ' � L � � $ �..� ' �'� �. �� " �g V'f �s . � � . y� ..V �iIF' ./� !�� _C �i�� T9A i ` S s 'F �s o�'C.TI �'Y �� ^:' f � i �. � �� ' + .. - ' ..� a i � � �' � ��J I, 1� � t � �`� : � � " �Yk r�`.� �`.� � ° �Y ��4 �� 1 ) 1 f / �. i �/ �►l Z � '' � Y! i�� .�I �Q ` jb' � j T r �, 'j1� � 1 p w � �'--^.��C! � I�, h��. O " � `-i � � �� C � -. �yp � W �' i � 6 yc'�� t . '^[ } �- ._',. S. '� � 4 $ "'xT , � .:.. . - =�� ' �2� ' n '{ .` 11 '��' oa. e� �'�; ?4 ' a , _ � , v � , .:�. =°� - - s_ " � �i?s:y.M�"-.� , 'a'. _ . _ . r . y � ` , . . • CITIZEN PARTICIPATIO DIS EtICTS � ' � • � ' '. . • � CITIZEN PARTICIFATION PIRHNINfi RISTRICTS - �l1NRAY=8tkT7'L-ECREEK-HICHWOOD ' - ��P�GREATER EAST SIQE . . . . ' 3.WEST SIOE' � � • ' � _4.DAYTON'S BLtiFF . • ' 5: PAYiVE-PHkLEN � ' =- • . . 6.NO�RTH ENfl ' . . �� ' - ' 7.THdMAS-UALE' � - � �� { - • ' � B,SUh(MIT-UNIVERSITY � . " : . . 9. WEST• SEVEyTH • . •- . • ' Ia.CA�10� - • . • .11.HAiML.INE-MIDWAY . ' - � . ' - • 12. ST. ANT+IO�fY � _ . • � . 13.MERRIAht PK:-LEXIPk&TON HAMLINE � �' a'� � _ . ' 14..6R04€lANO-FIACAL• EST�R • . � • • � . - - • 15.HIGHLAND •' ' � ' • � - ' •� 96:SUMMIT HLIL ' • � � - . ,� T,.....�,,.,... . � � �� _y `a PURPpSE �"� � �� # �� PLNG. D7ST� MAP .�.�. �-,-,,. _ =. �, ��. �� e _ �� .�� # � _�� LEGEND' m� zoning district boundary � subjed property . "`nortny" � o . bne famly � �j iwo famiiy �¢ Q, muttipie family + ♦ � commer�ial � :.o.industriai' V vacant ��