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HomeMy WebLinkAbout2017-03-16 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, March 16, 2017 COMMISSION INTERVIEWS—6:45 P.M. REGULAR MEETING - 7:00 P.M. I. Call to Order/Pledge of Allegiance II. Approval of Agenda III. Approve January 12, 2017 Planning Commission Meeting Minutes (1) IV. Department/Commission Liaison/Other Reports A. Annual Meeting&Election of Chair&Vice Chair(2) V. Visitors/Public Comment This is an opportunity for the public to address the Commission with questions or concerns not on the agenda. Please limit comments to three minutes. VI. Public Hearings A. Cover Park— 15366 58th St.N. Consider request for a Conditional Use Permit for Setback Distance, Design Guideline& Site Plan Review Related to Proposed Cover Park Redevelopment. (3) VII. New Business A. Planning Commission Vacancy&Appointment: Discuss and make a recommendation for appointment to Planning Commission for a 3-year term, commencing March 1, 2017 and culminating May 31, 2020. B. Oak Park LLC—Napa Auto Building— 14399 60th St. N.: Design Guidelines & Site Plan Review of Proposed Exterior Façade Improvements. (4) VIII. Old Business A. Oak Park Heights—Comprehensive Plan 2040 (5) IX. Informational A. Upcoming Meetings: • Tuesday, March 28, 2017 City Council 6:00 p.m./City Hall • Tuesday, April 11, 2017 City Council 6:00 p.m./City Hall • Thursday, April 13, 2017 Planning Commission 7:00 p.m./City Hall • Tuesday,April 25, 2017 City Council 6:00 p.m./City Hall B. Council Representative • Tuesday, March 28, 2017—Commissioner Kremer • Tuesday, April 25, 2017—Commissioner Nelson X. Adjourn. PLANNING COMMISSIONER APPLICATION 7Jflr7aTi9V X EXE-ENAN , iv, 3120/7 NAME DATE To provide the City Council with an understanding of you, your background and your interests, please answer the following questions. (You may attach an extra sheet if necessary.) 5 770 ��-1U6 4 t- /f/. 4, '&e 1-4-74-, /l/ ADDRESS ONE E-MAIL HOW LONG HAVE YOU LIVED IN OAK PARK HEIGHTS? /YR. Vivo, OCCUPATION: Z.n/vD 5iheVeYa• /4/1/.0 RothoA47Z EMPLOYER:A4Ee#7moo%&' coo `NG- PHONE: 6'S7-1f99v-ivg,5 PRIOR EXPERIENCE ON CITY COMMISSIONS,, CITY BOARDS, ETC. /, 1/06 RA. ,4 '4'�5 Ceerid,�7 ji;0DJ//ST/e/e,-4;/0/i/di3 )129 arie0,/Ac c y /9,09oiiv7F47 Dre. a/, [ _ a r PLEASE PROVIDE A SUMMARY OF WHY YOU WOULD LIKE TO BE APPOINTED TO THE OAK PARK HEIGHTS PLANNING COMMISSION. Bc /FYF TA47 F?/ YOI1JF 6/IZ/J 4DN7 '1 4TF7 l4LiJNyar /A/ 2 VF 4411/07nf 'N,/ry. �" .64,-�A/ /// Wit'- ,ni✓/✓Ml6 l !/7//Nc .J9kl$/it}i 75 /4/ i r: L2e ',y Mue 4407 1 ze * 4"©rzzes. T s� t-A/75- 77M7 D7y ExP ages-- M4,CO3 , 4c-ZL fa/, 7197 7 ) h GP 46/7- ,i iJ 7i 15 PS/77a/14 IS THERE ANY OTHER INFORMATION YOU WOULD LIKE US TO CONSIDER REGARDING THIS APPOINTMENT? Please return to: Date Received: (For office use only) Julie Hultman City of Oak Park Heights 14168 Oak Park Boulevard PO Box 2007 Oak Park Heights, MN 55082 Enetabu 'a. CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES to Thursday,January 12,2017—Oak Park Heights City Hall Call to Order/Pledge of Allegiance: Chair Kremer called the meeting to order. Present: Commissioners Anthony, Kremer,Nelson& Quale; City Administrator Johnson, City Planner Richards, and Commission Liaison Dougherty. II. Approval of Agenda: Commissioner Quale, seconded by Commissioner Nelson,moved to approve the Agenda as presented. Carried 4—0. III. Approval of December 8, 2016 Meeting Minutes: Commissioner Nelson, seconded by Commissioner Quale, moved to approved the Minutes as presented. Carried 4 - 0. W. Department/Commission Liaison/Other Reports: Welcome New City Council Liaison Chuck Dougherty. V. Visitors/Public Comment: None. VI. Public Hearings: A. Xcel Energy— 1103 King Plant Rd: Interim Use Permit requested to allow a temporary storage tent and office trailers for intermittent durations in the years 217 through 2012 during site improvements as part of Xcel Energy's 5-year Improvement Plan at the A.S. King Plant, located at 1103 King Plant Rd. City Planner Richards reviewed and discussed the January 4, 2017 Planning to the request, noting that it is similar to requests from the application that have been before the Commission in the past when Xcel is undergoing site improvements. Chair Kremer inquired and confirmed that there have been no issues with previous approvals at the site for the type of interim use being requested and opened the hearing and invited public comment. There being no public comment, Chair Kremer closed the public hearing. Commissioner Nelson, seconded by Commissioner Quale,moved to recommend that the City Council approve the request, subject to the conditions of the January 4, 2017 Planning Report; specifically, that: 1. The storage tents shall be removed by May 31, 2020 and the office trailers shall be removed by May 31, 2021. 2. Xcel Energy shall apply for a new Interim Use Permit for all temporary structures, including storage tents to be placed at the A.S. King Plant after May 31, 2021 and office trailers after May 31, 2021. Planning Commission Minutes January 12,2017 Page 2 of 4 3. Any freestanding or building lighting shall be in compliance with the Zoning Ordinance and subject to review and approval of City staff. 4. Any changes to the grade or drainage associated with the trailer placement shall be subject to review and approval of the City Engineer and applicable watershed district if necessary. 5. The City Engineer shall comment on the traffic resulting from the increased personnel at the plant. Any traffic control measures required by the City Engineer shall be implemented by Xcel Energy. 6. Xcel Energy shall be required to comply with any permitting requirements of the City and any further review and comment by the DNR. Carried 4 - 0. City Administrator Johnson noted that City Planner Richards had commented on the City's relationship with Department of Natural Resources and asked that he may expand on that relationship,noting that his comment is unrelated to the Xcel Energy request. City Administrator Johnson noted that the City of Oak Park Heights is situated within a riverway district, which is generally East of the railroad tracks and running parallel with the river. He explained the dynamics of regulatory matters in this district in that the DNR relies on the City to implement State crafted rules into City Ordinance and enforce them and that it is important to be cognizant of this dynamic. VII. New Business: A. Planning Commission Vacancy&Appointment: Set date and time for Planning Commissioner Interviews. Chair Kremer noted the Commission vacancy and that one application has been received by Tim Freeman. City Administrator Johnson noted that there was a second applicant, following the advertised application deadline. He stated that the applicant is aware of the deadline and that while he didn't want to discourage anyone, he wished to seek direction from the Commission as to acceptance of the application after the deadline. Commission consensus was to allow the application and to conduct interviews prior to their February 9a'meeting at 6:30 p.m. VIII. Old Business: A. Palmer Station Update: Chair Kremer noted that discussion of the project's status was had at the December Planning Commission meeting was had, where City Administrator Johnson noted that the City did anticipate receiving a request for a third extension to their approvals Planning Commission Minutes January 12, 2017 Page 3 of 4 from the City Council. The request was received and the City Council did review the request at their December 13, 2016 meeting and has forwarded the matter to the Commission for their input. Chair Kremer noted the materials provided by City Administrator Johnson and that the applicant was present and suggested starting the conversation by hearing from the applicant. Mark Guenther of Creative Homes introduced himself, noting that Creative Homes is both the owner of Palmer Station and the applicant to the property. He stated that they went before the City Council in December, seeking an extension to their approval timeline due to the volume of housing inventory in the area. Mr. Guenther stated that they did not want to develop the property and then sit on it and felt that doing so would not benefit them or the City. He added that it was his understanding that the City Council wanted them to return to the Planning Commission to review the status of the project and confirm that there are no changes to the project. Mr. Guenther stated that there are no changes proposed outside their re-evaluating their timeline with regard to the market, seeking approval of a little more than one year extension to their timeline. Mr. Guenther clarified that no greater number of homes were being sought from original approval and that the they were seeking flexibility to their timeline with an extension request to approximately March, 2018 to work with the market conditions and levels of housing inventory in the area. Chair Kremer noted that a drainage issues were a large concern at the time of the original approval and that since that time a number of the neighbors to the site have changed. He stated that he would like to see the current neighbors have an opportunity for input,possibly through another public hearing to the project. Kremer asked the Commission for their thoughts. Commissioner Anthony stated that she was abstaining from the conversation. Commission discussion ensued as to the benefit of a public forum and what would be anticipated to be achieved,how a public hearing at this stage would be perceived and processed, the possibility of the developer having its own neighborhood meeting. City Administrator Johnson did review procedural elements with statutory timelines and the approval process. Vice Chair Nelson expressed that she was agreeable to the extension request but would not be to another. Mr. Guenther stated that they would be okay with it being noted as a final extension and that if they did not meet the timelines established, they would be required to restart the process. Commissioner Quale indicated that he would be agreeable to this as well. Mr. Guenther did note that they would be willing to hold a neighborhood meeting but wasn't clear on what would be hoped to be achieved by such a meeting. Commissioner Nelson, seconded by Commissioner Quale,moved to recommend that the City Council approve the request with the condition that if another request is needed that the applicant be required to start the process afresh. Carried 3-0-1, Anthony abstained. Planning Commission Minutes January 12,2017 Page 4 of 4 IX. Informational: A. Oak Park Heights—Comprehensive Plan 2040 City Planner Richards stated that he anticipated City Council review and work plan authorization at their January 24th meeting and that in February he would like to kick things off with the Planning Commission with a discussion to identify issues that should be focused upon. Chair Kremer noted that the Comprehensive Plan is on the City webpage and encourage the Commission to pull it up and get a feel for it. B. Upcoming Meetings: • Tuesday, January 24, 2017 City Council 6:00 p.m./City Hall • Thursday, February 9, 2017 Planning Commission 7:00 p.m./City Hall • Tuesday, February 15, 2017 City Council 6:00 p.m./City Hall • Tuesday, February 28, 2017 City Council 6:00 p.m./City Hall B. Council Representative • Tuesday, January 24, 2017—Commissioner Anthony • Tuesday, February 28, 2017—Commissioner Quale X. Adjourn. Commissioner Quale, seconded by Commissioner Anthony,moved to adjourn at 7:38 p.m. Carried 4—0. Respectfully submitted, Julie Hultman Planning&Code Enforcement Approved by the Planning Commission: endostim. Z 0 City of Oak Park Heights Memo To: Planning Commission From: Julie Hultman Date: March 9, 2017 Re: Annual Meeting - Commissioner Terms and Officer Election I. Commissioner Terms: Robin Anthony: Currently completing second full term, culminating May 31, 2018. Vacant: Recommend April, 2017 to May 31, 2020 appointment(Matter to be addressed under New Business) Jim Kremer: Currently completing second full term, culminating May 31, 2019. Beth Nelson: Currently completing second full term, culminating May 31, 2019. Greg Quale: Currently completing first full term, culminating May 31, 2019. II. Election of Chair and Vice Chair: Planning Commission Bylaws Article 4 Officers, Duties and Election of Officers, section D, which states: "Terms.The Planning Commission officers shall be elected from among its appointed members for the term of two years. No member shall serve as Chairperson or Vice- Chairperson for more than two consecutive terms. The election shall occur at the Planning Commission's annual meeting." The Commission elected Commissioners Kremer as Chair and Commissioner Nelson as Vice- Chair at their 2016 Annual Meeting for a two-year term, which will conclude at the 2018 Annual Meeting. Commissioner Term Details and Planning Commission Bylaws are attached for your convenience. Staff Recommendation: Commission Terms 1. At New Business in the regular Agenda staff recommends City Council appointment of new Commissioner to a 3-year term on the Planning Commission, beginning March/April, 2017 and expiring May 31, 2020. 0 City of Oak Park Heights Election of Chair and Vice Chair 1. Chair and Vice Chair election terms from 2016 are valid through 2018 and need not be addressed unless the Commission desires to do so or if the current Chair or Vice Chair seeks to be released from their elected position. CITY OF OAK PARK HEIGHTS PLANNING COMMISSION BYLAWS (With Amendment Endnotes) ARTICLE 1 - ORIGIN AND POWERS A. Authorization. The City is authorized and empowered to establish a Planning Commission by the provisions of Minnesota State Statutes 462.354. B. Establishment. The Planning Commission was created in an advisory capacity by action of the Oak Park Heights City Council on April 14, 1998 by the adoption of Ordinance 210 and the amendment of Section 401, the Oak Park Heights Zoning Ordinance. ARTICLE 2 — DUTIES AND OBJECTIVES A. Advisory Capacity. The Planning Commission is designed to serve in an advisory capacity to the Oak Park Heights City Council. B. Objectives. The objectives of the Planning Commission are to make recommendations to the City Council which will guide the development of land, services and facilities within the City, so as to promote the public health, safety and general welfare. C. Public Hearings. The Planning Commission shall hold public hearings for variances, conditional use permits, subdivisions, PUD permits, and other applications to the City in accordance with the City Zoning Ordinance and shall make recommendations on said applications to the City Council. D. Special Public Hearings. The Planning Commission may hold such public information hearings as the City Council deems necessary and may make recommendations on applications for building permits or site plan review when requested by the City Council. ARTICLE 3— MEMBERSHIP A. Voting Members. The Planning Commission shall consist of five citizen members who are eligible voters residing within the Oak Park Heights City limits and who are appointed by the City Council. B. Ex-Officio Members. There shall be a City Council person designated by the Mayor, with the consent of the City Council, to be a liaison to the Planning Commission. Such City Council person shall serve without voting power and in a capacity as ex-officio to the Planning Commission. The Mayor, with the consent of the City Council may also appoint non-voting, ex-officio members to represent other groups or organizations from the community. C. Terms. The five members of the Planning Commission shall be appointed by the City Council.' All such appointments shall initiate and be established by resolution of the City Council. The term of each member shall be for three years with initial terms being staggered by the City Council resolution of appointment. Unless extended by special order of the City Council for a period of one year; no member shall serve more than two consecutive terms on the Planning Commission. D. Absenteeism. If any voting member fails to attend three consecutive meetings or a total of four meetings (or 25 percent) 2 during the calendar year, the City Council shall be notified with a recommendation by the Planning Commission. Planning Commissioners shall notify the Chairperson or City staff when an absence is anticipated. E. Removal. Any member of the Planning Commission may be removed at any time by a four-fifths (4/5) vote of the City Council with or without cause. F. Compensation. Compensation of Planning Commission members as selected by the City Council shall serve without compensation except as otherwise established by resolution of the City Council. G. Training. The Chairperson and the City staff shall meet with each new Planning Commissioner to explain Planning Commission procedures. Within the first year of appointment, each new Planning Commissioner shall attend a Government Training Service, Planning Commission training session at City expense. H. Resignation. A member who wishes to resign shall submit a written resignation to the Chairperson, who shall in turn forward the same to the City Council. Vacancies. Vacancies occurring within the Planning Commission shall be filled for the balance of the appointment by the City Council. 2 ARTICLE 4— OFFICERS, DUTIES AND ELECTION OF OFFICERS A. Officers. The officers of the Planning Commission shall be Chairperson and Vice-Chairperson. B. Duties of the Chairperson. The Chairperson shall preside at all meetings, appoint Planning Commission members to committees, appoint Planning Commission representatives, rule on procedural questions (subject to reversal by a two-thirds (2/3) vote of those members in attendance), meet with all newly appointed members, exercise the same voting rights as other Planning Commissioners and carry out such other duties as are assigned by the Planning Commission or by the City Council. C. Duties of the Vice-Chairperson. The Vice-Chairperson shall act in the absence or inability to act of the Chairperson, and in such instances shall have the powers and functions of the Chairperson. D. Terms. The Planning Commission officers shall be elected from among its appointed members for the term of two years. No member shall serve as Chairperson or Vice-Chairperson for more than two consecutive terms. The election shall occur at the Planning Commission's annual meeting. E. Vote. Candidates for office receiving a majority vote of the entire membership (three-fifths (3/5)), shall be declared duly elected. F. Date of Office. Newly elected officers shall take office at the annual meeting in March. G. Vacancies. Vacancies occurring in the offices of the Planning Commission shall be filled immediately by the above election procedure. ARTICLE 5 — MEETINGS A. Annual Meeting. An annual organizational meeting shall be held the second3 Thursday in March of each year. Election of officers shall be conducted at that time. B. Regular Meetings. Regular meetings of the Planning Commission shall be held at 7:00 PM on the second Thursday4 of each months 6 in the City Hall Council Chambers. The regular meeting date of the Planning Commission may be changed by resolution of the City Council. C. Special Meetings. Special meetings may be called at the discretion of the Chairperson, after consultation with City staff. 3 D. Notice of Meetings. Notice in writing of all regular and special Planning Commission meetings, setting forth the time, place and agenda of such meetings, shall be mailed by the City staff to all Planning Commission members at least five days in advance of each meeting. E. Site Investigation. Prior to each meeting, all Planning Commission members shall endeavor to visit any properties to be discussed at the meeting. F. Planning Commission Representative at City Council Meetings. Each Planning Commission member shall in turn represent the Planning Commission at regular City Council meetings. ARTICLE 6 — PRE-MEETING PROCEDURES A. Agenda. The agenda for each meeting of the Planning Commission shall be developed in writing by the City staff and shall be available at the City Hall prior to each meeting. B. Withdrawal. If a petitioner or applicant desires to withdraw a matter from an agenda, such request must be submitted to the City staff in writing, and if any public notice has been given, all persons appearing at the noticed hearing on said petition or application shall be entitled to be heard. ARTICLE 7 — PUBLIC HEARING PROCEDURE A. Time. The time of each public hearing shall be stated on the agenda, and no hearing may begin before this time. Each hearing shall begin as soon as possible after this time. B. Presentation. If a public hearing is required for a request by a petitioner, the petitioner or an appointed representative shall state the request, explain the proposal and answer questions of the Planning Commissioners. If no petitioner is involved, the Chairperson or the City staff member shall explain the purpose of the hearing. The Chairperson may impose reasonable restraint upon the number of times one individual may speak. C. Termination of Hearing. The Chairperson may close a public hearing after hearing those present who care to speak, or any member may move to continue the public hearing until a specified date. If a hearing on the petitioner's request is closed, the Planning Commission shall make a recommendation to the City Council within 30 days following the close of the hearing. If a hearing is continued, mailed notices of the continuation may be requested by any voting member. 4 ARTICLE 8 — MEETING PROCEDURES A. Rules of Order. Unless otherwise specifically designated, Roberts Rules of Order, as most recently revised, shall govern the meeting procedure. B. Quorum. A majority of the voting membership (three-fifths (3/5)) shall constitute a quorum for meeting purposes. C. Conflict of Interest. Whenever a Planning Commission member shall have a direct or indirect personal or financial interest in an application or petition before the Planning Commission, that member shall declare such interest and excuse himself/herself from the discussion and vote. D. Agenda. The order of business at regular meetings generally shall be as follows: 1. Call to order. 2. Roll call of members. 3. Approval of the minutes of the previous meeting. 4. Public hearings. 5. Informational hearings. 6. Old business. 7. New business. 8. Adjournment. E. Appearance of Petitioner. No application or petition shall be given final approval unless the applicant or petitioner appears personally or by representative at the hearing called thereon, or unless he/she makes satisfactory explanation or presentation in lieu thereof. F. Tabling. A tabling motion, if passed, has the effect of laying a matter over until the next regular meeting, unless otherwise specified. G. Reports. Any matter may be tabled for a technical report or study which the Planning Commission may make or request of the petitioner, the City staff, the City Attorney, the City Engineer or other sources. Such report shall be presented to the City staff for forwarding to the Planning Commission at least five days prior to the meeting at which said matter will be heard again. H. Non-Agenda Matters. No binding or final action may be taken on any matter not on the written agenda except by unanimous vote of the members in attendance or four-fifths (4/5) vote of the entire membership. 5 ARTICLE 9 — COMMITTEES A. Planning Commission Committees. The Planning Commission may establish committees of its own membership for a specific purpose and duration. B. Ad Hoc Committees. The Planning Commission may request that the City Council appoint other members of the community to Ad Hoc Commission committees, which may be created by the Planning Commission for a specific purpose and duration. At least one voting member of the Planning Commission also shall be appointed to each such committee. ARTICLE 10 — RECORDS A. Minutes. The City shall supply a secretary at all regular and special meetings of the Planning Commission who shall be responsible for taking full and complete minutes and record all such meetings. The City staff shall be responsible for keeping a record of all Planning Commission resolutions, transcriptions, minutes and findings. B. Open Meetings. All meetings shall be a matter of public record. S:\Planning\Bylaws\Bylaws With Amendment Endnotes.doc 1 Amended June 8, 1999; striking "each to serve annually." 2 Amended June 8, 1999; inserting "(or 25 percent)." 3 Amended December 28, 1999; meeting day change(see endnote 4)resulted in change of annual meeting date from third Thursday to the"second"Thursday in March of each year. 4 Amended December 28, 1999; amending the regular meeting day from the third Thursday to the "second"Thursday of each month. 5 Amended February 8, 2011; striking the word "second" before the word Thursday and inserting "immediately following the first regular City Council meeting," after the word Thursday. 6 Amended April 28, 2016; adding the word "second" prior to the word "Thursday"and striking "immediately following the first regular City Council meeting." 6 3 TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PIanningCo.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: March 8, 2017 RE: Oak Park Heights — Cover Park — Construct New Park Shelter/Demolish Old Shelter, Trails — Conditional Use Permit and Design Standards/Site Plan review. TPC FILE: 236.01 — 17.01 BACKGROUND Eric Johnson, City Administrator for Oak Park Heights has applied for a Conditional Use Permit (CUP) and Design Standards/Site Plan review to construct a new park shelter, demolish the old structure, add trail connections and parking lot at Cover Park. The Park is located at the corner of 58th Street North and Peller Avenue North. The site is zoned 0, Open Space Conservation District in which Cover Park has been allowed as a permitted use. A CUP is required to allow a reduction in the side yard setback for the new park shelter. The project requires Design Guideline and Site Plan review. EXHIBITS The review is based upon the following submittals: Exhibit 1: Cover Park Site Location Map Exhibit 2: Cover Park Site Improvements Map (C101) Exhibit 3: Grading Plan (C301) Exhibit 4: Utility Plan (C401) Exhibit 5: Exterior Elevations— Park Shelter(A201) Exhibit 6: Exterior Elevations— Park Shelter— Color(A201) Exhibit 7: Floor Plan and Roof Plan with Solar Panels Exhibit 8: Cover Page (L1) Exhibit 9: Cover Park Tree Inventory Spreadsheet (L2) Exhibit 10: Cover Park Tree Inventory(L3) Exhibit 11: Tree Removal/Tree Protection Plan (L4) Exhibit 12: Tree Protection Diagram (L5) Exhibit 13: Tree Protection-Maintenance Road Diagram (L6) Exhibit 14: Landscaping Notes, Planting Details and Plant List (L7) Exhibit 15: Landscape Plan (L8) PROJECT DESCRIPTION The City Council has authorized plans for redevelopment of Cover Park including a new park shelter and warming house, new trail connections, and a new parking area. The existing park shelter will be demolished. The plan for the park has been reviewed by the Parks Commission and approved by the City Council. The new park shelter is a 30 foot x 40 foot square foot structure of which 900 square feet will be enclosed. A covered front patio area will accommodate picnic tables. It will have accessible restroom facilities. The structure will be heated in that it will also serve as a warming house for the skating rink. The roof structure may be equipped with solar panels. There will be a 21-stall parking lot with access off Peller Avenue North constructed adjacent to the park shelter and skating rink. An additional six parking stalls will access off 58th Street North. Trail connections will be added in Cover Park to connect to the existing trails in Oak Park Crossing Park. The skating rink and playground equipment will remain in the same locations as what exists today. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Park Facilities on the Proposed Land Use Map of the Comprehensive Plan. The new park shelter and changes to the site will be consistent with this land use designation. Zoning. The site is zoned 0, Open Space Conservation District in which Cover Park has been a permitted use. The 0 District requires a front yard setback of 50 feet, a side yard setback of 30 feet and year yard setback of 50 feet. The front yard setback is from 58th Street North and the side yard setback is from Peller Avenue North. The park shelter will be placed 17 to 18 feet from the right of way line of Peller Avenue North. The front and rear setbacks are compliant. Cover Park is long and narrow limiting the location of the park structure and parking lot. The park shelter will require a CUP. The criteria found in Section 401.03.A.7 and 401.15.C.1.e.5) of the Zoning Ordinance must be considered when reviewing the request for the reduced setback area. Conditional Use Permit. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 2 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The use is consistent with the Comprehensive Plan and in conformity with present and future land uses. There should be no environmental issues or impact to surrounding neighbors or property owners. Traffic generation will not be significantly different from what now exists for the park use. City Staff sees no issues with the location of the park shelter as currently proposed. Additional Conditional Use Permit criteria are found in Section 401.15.C.1.e related to reducing a required setback: 5) A required yard on a lot may be reduced by a conditional use permit if the following conditions are met: a) The reduction of setback requirements is based upon a specific need or circumstance which is unique to the property in question and which, if approved, will not set a precedent which is contrary to the intent of this Ordinance. Comment: Cover Park is a narrow property making it difficult to place the park structure and parking lot in such a way as to avoid the side yard setback. It has been determined that the front of the park structure be orientated west for ease of access from the parking lot and the skating rink. The south orientated roof will also accommodate the possible placement of solar panels. b) Property line drainage and utility easements as required by the City's Subdivision Ordinance are provided and no building will occur upon this reserved space. Comment: There will be no issues with drainage or utility easements with placement of this structure. c) The reduction will work toward the preservation of trees or unique physical features of the lot or area. 3 d) Comment: The new park structure will not displace trees or unique physical features. Some trees will be displaced to accommodate the other site improvements. The City Arborist has prepared tree removal and replacement plans as attached. e) If affecting a north lot line, the reduction will not restrict sun access from the abutting lots. Comment: The building will not restrict sun access. 0 The reduction will not obstruct traffic visibility, cause a public safety problem and complies with Section 401.15.8.6 of this Ordinance. Comment: The building location as proposed is more than ten feet above the elevation of Peller Avenue North. There would be no traffic visibility or public safety issues. g) The conditions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The conditions have been reviewed above. Traffic Circulation/Curb Cuts. The site plan indicates that there is access to the site to parking lots from both 58th Street North and Peller Avenue North. The entrance from Peller Avenue North is existing. The parking spaces on 58th Street North are pull in from the street. Parking. Section 401.15.F.9 of the Zoning Ordinance provides the parking requirements for high schools and related facilities. Here are the parking requirements: y. Public Parks, Playgrounds and Playfields. At least five (5) parking spaces for each acre of park over one (1) acre; two (2) parking spaces per acre for playgrounds, and ten (10) spaces for each acre of playfield. When a public recreation site has more than one (1) use designation, the areas must be divided for determining the required parking spaces. Cover Park totals one acre, and would require a total of 17 parking spaces. The two parking lots as proposed will provide 27 parking spaces. Landscaping. The City Arborist has provided the landscaping plans for the project subject to approval of the City Council. Lighting. The site plan indicates the locations of the existing light fixtures in the park. Some of the fixtures will be removed and replaced in their current locations. The fixtures are full cut off. All of the fixtures placed on the building will be full cut off and LED. The parking lot fixtures shall be installed so that they are not more than 25 feet in 4 height and all the fixtures shall be consistent with Section 401.15.6.7 of the Zoning Ordinance as it relates to lighting requirements. Mechanical Screening. The plans do not include locations of mechanical equipment. If any mechanical equipment is ground or roof mounted it shall be consistent with Section 401.15.E.10.e. of the Zoning Ordinance as it relates to screening. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control, and utility plans have been provided by the City Engineer. Signage. There is an existing sign for Cover Park at the Peller Avenue entrance. No other signage is proposed at this time. Design Guidelines Architectural Guidelines. Façade Treatments The building will have a definite base, middle and top. The façades feature differences in materials, a prominent porch, and significant window area. Ground Level Expression This is a one-story building that will be visible from Peller Avenue North. Transparency The building uses glass on all the facades. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The rear of the structure, facing Peller Avenue is approximately 18 percent transparent. All of the other facades have significantly more transparency. The Planning Commission should comment. Entries The building features a prominent entry with a double door and the gabled end of the porch roof. Roof Design The roofline is broken by a cupola structure. Building Materials and Colors The project architect has provided color elevations for review. The primary building materials of stone, lap siding and glass are compatible with the Design Guidelines. Franchise Architecture The building is not a franchise design. 5 Site Design Guidelines Building Placement The proposed building is facing west to accommodate access from the parking lot. The building design is such that the rear is of the same materials, design and windows of the other facades. Parking Areas The parking area will be surrounded by existing and new tree plantings. Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space The site plan indicates new trail connections to the existing trail system in Oak Park Crossing Park. Landscaping The landscape plan features planting areas on both the north and south sides of the building. The existing slope plantings on the east side of Cover Park will remain. Trees/Shrubs The City Arborist has prepared a tree removal and protection plan. A landscape plan has also been provided. The plans are subject to approval of the City Council. Utilites/Service/Loading/Drive-Through/Storage Areas The City Engineer has designed the utility plans. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack will be required. The City should identify a location. Building Height. There is a 35-foot building height limit in the 0 District. The one-story building is approximately 16 feet to the ridge line, so well within the height limitations. CONCLUSION / RECOMMENDATION The Planning Commission is to consider the following as it relates to this request: 1. Conditional Use Permit for Reduced Side Yard Setback 6 2. Design Guidelines and Site Plan Review Upon review of the application, City Staff would recommend the project with the conditions as follows: 1. All tree removal and landscape plans shall be subject to review and approval of the City Council. 2. All lighting proposed for the park building and parking areas shall be in compliance with Section 401.15.6.7 of the Zoning Ordinance. 3. Any mechanical equipment installed outside of the building shall be screened in accordance with Section 401.15.E.10.e of the Zoning Ordinance. 4. The grading and drainage plans shall be subject to review of the City Engineer and the Valley Branch Watershed District. 5. The Planning Commission and City Council shall comment on the building addition appearance, colors, and materials as part of the Design Guidelines review. 6. A bike rack shall be added to the site near the new park shelter. 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M 8 8 8 'E" P et 6.S' BpE eg. i 1 a hg PgHlralLggItt7, J c m to d e „ 3t 5 1-:_ zit' g.3 .ai 3 -1z d EEll a I h/ 44r, a2 u Z 2i & II,- Q v E i J z a 9 m a v m E S Q I— " n o' u ° 9 LU . . - A ® E G E E 0 a s a a a Z_ r iQ ~ b .9 4 N <^ a cn I— I 0 0 i i 0 0 I I 10 "'- Z 0 i ,i,41), f,-;y, :.5, 4.,' 'i .''. ' 2 . tea_ lf+ • N N I T l cm J W � e 1 ev eti ' Q it "rA' - 101 4,T. J - --. , i % 0 1,00,1 .41 I4-. 111r , M Z W I — 'U' �J VJ Z Q J Xi-. t... (X ' (IT c:. . T_ TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo. extteoww 4 PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: March 8, 2017 RE: Oak Park Heights — Napa Building — Design Guidelines and Site Plan Review— 14399 60th Street North TPC FILE: 236.02 — 17.01 BACKGROUND Kevin LaCasse of Oak Park LLC has made application for Design Guidelines/Site Plan Review for the building at 14399 60th Street North. The application consists of requests for Design Guideline and site plan review for an exterior remodel of the building where Napa Auto Parts is at the front and two other businesses are at the rear. The exterior improvements will include new windows and doors, siding and canopies. The site layout will not change. EXHIBITS The review is based upon the following submittals: Exhibit 1: Applicant's Narrative, February 21, 2017 Exhibit 2: Proposed North Elevation Exhibit 3: Proposed East Elevation Exhibit 4: Proposed South Elevation Exhibit 5: Proposed West Elevation Exhibit 6: Existing Site Pictures PROJECT DESCRIPTION The applicant's narrative for the project is found as Exhibit 1. "We have worked with our architect Ayres Associates in order to develop plans for an exterior remodel of the Napa anchored building. In order to update the building, the plan calls for new facades as shown on the elevations. The improvement will include new windows and doors for the Napa retail space and other areas. The remodel will also include new siding and canopies as shown on the elevations. Included is a draft for the south elevation, but we have not finished with that design yet." As indicated, the front of the building is occupied by Napa Auto Parts. At the mid portion of the building is E.U. Autoworks which is an auto repair shop. An auto repair shop use has existed in this location for many years. At the rear is Bonsai Motors, a used car dealer. A Conditional Use Permit was granted in 2004 to allow outdoor sales of up to five vehicles in this location. The original permit was granted to Doom and Thorbus Automotive Consultants. Since that time, the space has been used by Light Year Auto LLC, Original Owners Auto Inc, and now Bonsai Motors. They all are regulated under the original Conditional Use Permit granted in 2004. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The continued use of the site as a Napa Auto Parts and other commercial business is consistent with the Comprehensive Plan. Zoning. The property is zoned B-2 General Business District. The retail use is a permitted use in the B-2 Limited Business District and the existing car related uses have been previously approved. Changes to the exterior of the building and the site changes require Design Guidelines and Site Plan review. Subdivision. There are no changes requested related to the lot. Setbacks. The building setbacks are not changing with remodel. No changes are proposed in the parking lot. Parking. There are 41 exterior parking stalls currently on site and the E.U. Auto Works space has five indoor spaces for a total of 46 stalls. The Napa Auto Parts store requires 17 parking spaces, the E.U. Auto Works requires 14, and the remaining office space, including the Bonsai office, requires nine for a total of 40. The Conditional Use Permit granted five of these spaces for exterior display of cars for Bonsai. The site meets its parking requirements and no changes are proposed to change the exterior site layout. Landscaping. No changes to the landscaping for the site have been proposed. If changes are proposed, a landscape plan will need to be submitted for City Arborist review and approval. Lighting. No lighting plans were attached as part of the application. A visual inspection of the site has indicated there are no nonconforming wall fixtures at the site. If wall light fixtures are to be installed, a lighting plan will need to be submitted, the fixtures shall be full cut off, and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. Trash Storage. The plans show the location of a trash enclosure but no plans. A plan for the trash enclosure shall be provided for review. 2 Grading, Drainage, Erosion Control and Utilities. No changes are proposed to the parking lot or site that would require review and approval. Signage. Freestanding Sign. The applicant has proposed no changes to the existing pylon sign. Wall Signage. The elevation plans indicate one wall sign on the north elevation for Napa Auto Parts. The sign is 126 square feet. The sign regulations will allow a maximum of 120 square feet of sign area on this elevation. The sign will need to be slightly reduced in size. Another wall Napa Auto Parts sign of 68 square feet is proposed on the east elevation. This sign is allowed. Signs at the entrances to the other tenants include four signs with a total square footage of 104 square feet. The total wall signage allowed for this site is 300 square feet, and 292 square feet is proposed if the front Napa Auto Parts sign is reduced in size. Sign Illumination. The signs will be required to comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Design Guidelines Architectural Guidelines Façade Treatments The building after renovation will have a definite base, middle and top. The west elevation will not be improved other than new paint. The Planning Commission should comment. The three façades and are being improved will feature differences in materials, horizontal and vertical lines, and a varied roof line to provide architectural interest. Ground Level Expression This is a one-story building with excellent visibility to Highway 36. The entrances to the building will be clearly visible. Transparency The building uses glass on the three facades visible from the rights of way. The existing windows will just be replaced and the transparency will not change. Entries The building features a prominent front entry. Some of the tenant entrances on the other entries will feature new canopies. Roof Design The roofline is broken on both prominent facades with varying parapet heights. 3 Building Materials and Colors The applicant has provided color elevations for review. The building features limestone and brick veneer, E.F.I.S., and new and existing metal panels. The Applicant has been requested to provide building material samples for the Planning Commission meeting. Franchise Architecture The building is not a franchise design. Site Design Guidelines Building Placement The building location is not changing on the site and is a prominent feature along the Highway 36 corridor. Parking Areas The parking area will not be changed. Storm water There is no impact to storm water with this plan. Pedestrian and Common Space There currently is no sidewalk or trail in front of this site. Landscaping No changes to the landscape plan are proposed. Trees/Shrubs No changes to the landscape plan are proposed. Utilites/Service/Loading/Drive-Through/Storage Areas The site plan is not changing that would impact these items. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack will be required. The applicant should identify a location. CONCLUSION / RECOMMENDATION Subject to the preceding review, City Staff recommends approval of the Design Guidelines/Site Plan Review subject to the conditions that follow: 4 1. If any trees or landscaping is added to the site, the plan shall be subject to review and approval of the City Arborist. 2. All light fixtures shall be full cut off, and be consistent with Section 401.15.6.7 of the Zoning Ordinance as it relates to lighting requirements. 3. The Planning Commission shall comment on the building design and building materials. The Applicant shall provide building material samples for Planning Commission review. 4. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 5. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 6. The Napa Auto Parts sign on the north elevation shall be reduced to less than 120 square feet. 7. A plan shall be provided for the trash enclosure subject to review and approval of City Staff. 8. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 9. A bike rack should be identified on the site plan and placed on site. pc: Julie Hultman 5 Julie Hultman From: Kevin J. LaCasse Sent: Tuesday, February 21, 2017 3:08 PM To: Julie Hultman Subject: Narrative Julie, We have worked with our architect at Ayres Associates in order to develop plans for an exterior remodel of the Napa anchored building. In order to update the building the plan calls for new facades as shown on the elevations.The improvements will include new windows and doors for the Napa retail space and other areas. The remodel will also include new siding and canopies as shown on the elevations. Included is a draft for the south elevation but we have not finished with that design yet. I hope this is helpful and please let me know if you have any questions. Thanks, Kevin Sent from my iPhone ei)e. #z cNi - F- g w w Z Z o W M N O z - � 3 > L.1 z J '. LU Q _ W X II I O I N 1 • 3 r 1 X 1 g E 4 i 4 Unee mem insini "7 nee it memorr mem i OM MI MI e C C C V NM 3 J I 1111.1111/ MOM........ ...1".1 O Wir-I!E i vi rWo 4,i s of T Ji 11.1LA, \,. d— 0 O ' > 3 W O Z tad f rr 41 C.71F O W J i}. 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"s., -d" m , il y'4:461..;:i.-4‘i',. .*:',...'' - ' .y _ ti al` / -:-...-;f7-'-'11:4114 ,:41.11:::::, './ '' . { - ice , i. i.,:tr-Oppo -...-„• , j 3 r k ji ffji d. . i Sa { TPC3601 Thurston Avenue N, Suite 100 E( .A (�Q,i 5 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com MEMORANDUM TO: Eric Johnson FROM: Scott Richards DATE: March 9, 2017 RE: Oak Park Heights — Comprehensive Plan 2040 TPC FILE: 226.10 The City Council, at their February 15, 2017 meeting authorized the work programs from TPC, Inc and Stantec to commence the Comprehensive Plan 2040 process. The Planning Commission will have a significant role in working with City Staff to develop the Land Use, Transportation and Engineering System Plans. The Parks Commission will work with City Staff on the Parks, Trails and Walkways Plan. The Comprehensive Plan 2040 process will update and reinforce the goals, policies and plans from the 2008 plan. Additionally, it will focus on the new issues and challenges this community will need to focus in the next ten years. Please find attached the Work Program, Timeline and Map list for the Comprehensive Plan. At the March 16, 2017 meeting, we will discuss the work program and timeline. It is expected that we will focus on Issues Identification at the April meeting. TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC®Plan n i ngCo.corn MEMORANDUM TO: Eric Johnson FROM: Scott Richards DATE: February 8, 2017 RE: Oak Park Heights — Comprehensive Plan 2040 — Work Program and Timeline TPC FILE: 236.10 The City of Oak Park Heights has recognized the need to update the Comprehensive Plan 2008 to both satisfy Metropolitan Council requirements and provide ongoing direction for development and land use, housing, community facilities, utilities, and parks and trails. It is recognized that the Comprehensive Plan 2008 provided positive direction and strategies for the upcoming decade. The Comprehensive Plan 2040 process will update and reinforce those goals, policies and plans from the 2008 plan. Additionally, it will focus on the new issues and challenges this community will need to address in the next ten years. As follows, please find the work program and timeline for the Comprehensive Plan process. Stantec, the City's Engineer, will submit a separate work program addressing the transportation, wastewater, surface water, and water supply plans. Work Program. The following is a summary of the proposed work program for the Comprehensive Plan update: ■ Issues Identification and Inventory. Comprehensive plans are most effective when the community sets the agenda for the project, entitling them to a sense of ownership in the plan and its outcome. Areas of concentration for the Comprehensive Plan update will be identified during this initial phase of work through the following tasks: 1. Interviews with the City Council to identify issues and opportunities. 2. A Planning Commission work session. 3. A Parks Commission work session. 4. An open house would be conducted to solicit resident's issues and discuss opportunities. 5. Technical inventory of existing social, physical and economic conditions including projections of future population growth and land absorption. The summary of information resulting from the Issues Identification phase will lay out a "strategic plan" for the remainder of the Comprehensive Plan program. This strategic plan will guide the remaining work program, both in content and format. ■ Policy Planning. The Policy Plan chapter of the Comprehensive Plan describes in written form what the community desires to accomplish in terms of its physical environment and how these goals are to be achieved. The Policy Plan addresses land use, natural environment, housing, transportation, community facilities and administration. This chapter of the Comprehensive Plan establishes a fundamental review and decision-making process and the basis upon which the development framework for the City can be formulated and implemented. The policy planning phase of the Comprehensive Plan update will include the following efforts: 1. Based on the Issues Identification and Inventory process, a mission statement, policy statements and community goals will be determined. 2. Present the draft policy plan to the Planning Commission, Parks Commission and City Council for review and direction. ■ Land Use Plan. Based on the foundation established by the Issues Identification and Policy Planning tasks, the Land Use Plan chapter of the Comprehensive Plan provides a guide for future community growth and improvements. The Land Use Plan is a narrative and graphic description for future land uses within the City. To this end, the Land Use Plan serves both an educational and decision making purpose to establish an understanding of how continued development in the community is to occur and will encompass the following elements: 1. Land Use. 2. Natural Environment. 3. Housing. 4. Community Facilities. 5. Economic Completeness and Redevelopment. 2 The work program anticipates Planning Commission and Parks Commission meetings throughout the Summer of 2017 to discuss the various elements of the Land Use Plan. • Transportation Plan. TPC will work with Stantec on drafting the transportation plan elements for the Comprehensive plan. This section includes the following: 1. Roadways. 2. Transit. 3. Bicycling and Walking. 4. Aviation. The Transportation Plan would be discussed in the Fall of 2017 by the Planning Commission. • Engineering System Plans. Stantec will draft the engineering plans to include wastewater, surface water and water supply plans. The Planning Commission will review these plans in the Fall of 2017. • Parks, Trails and Walkways Plan. TPC, Inc will work with the Parks Commission in updating the park and trail plans for the City. The Parks Commission will review the plans in the Fall of 2017. • Implementation Program. A chapter addressing priority actions by the City related to implementation of the Comprehensive Plan update will be the final element drafted as a summarizing the policies and plans of the overall document. The Planning Commission will review these plans in the Fall of 2017. • Approval Process. Upon completion of the draft Comprehensive Plan document for public review, an open house/public hearing will be held by the Planning Commission to present the proposed plan. Input from the open house/public hearing will be summarized for consideration along with recommendations for any modifications. The Planning Commission will provide a recommendation to the City Council on adoption. Once the City Council reviews and adopts the plan it will be sent to adjacent jurisdictions for review and then to the Metropolitan Council. Deliverables. TPC, Inc. and Stantec would transmit all preliminary reports and draft documents to the City electronically to increase efficiency and minimize project costs. Documents would be distributed to City staff, Planning Commission, Parks Commission and City Council as necessary for Comprehensive Plan section review and for posting on the City's 3 website. Stantec will also provide electronic files of the final maps in ArcGIS compatible formats. Specific deliverables include the following documents: • Draft Issues Identification and Inventory document/maps. • Draft Policy Plan document. • Draft Land Use Plan document/maps. • Draft Transportation Plan document/maps. • Draft Parks and Trails Plan document/maps. • Draft Implementation Plan documents/maps. • Final Review Comprehensive Plan (all elements). • Adopted Comprehensive Plan (all elements). Schedule. The Comprehensive Plan is expected to be completed in approximately 15 months with adoption by the City Council in March 2018. Review by adjacent jurisdictions and the Metropolitan Council could take an additional six months. Comprehensive Plan 2040 Planning Commission/City Council — March 2017 Review Planning Process Start preparing maps March 2017 Parks & Rec/Planning Commission/City April 2017 Council — Identify Key Issues and Questions to Ask Community Open House#1 —Ask Community Key June 2017 Questions Results and Draft Policy Statements— August 2017 PC, Parks and CC Future Land Use/Housing - PC September 2017 Natural Resources - PC September 2017 Transportation/transit/ October 2017 Bicycle/Walking/Aviation/Freight - PC Parks and Trails— Parks November 2017 Wastewater/Surface Water/Water Supply November 2017 - PC Parks and Trails— PC January 2017 Implementation - PC February 2018 4 Planning Commission Public Hearing March 2018 City Council adoption March 2018 Need to give adjacent communities 6 April 30, 2018; DUE - July 31, 2018 months to review draft: Comp Plan required to be submitted for September 31, 2018; DUE -December review 31, 2018 5 TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PIanningCo.corn Comprehensive Plan 2040 Oak Park Heights List of Maps, Comprehensive Plan Oak Park Heights Base Map Land Use Issues Map Transportation Issues Map Community Facilities Issues Map Parks and Trails Issues Map Natural Environmental Features Map Regional Community Designation Map Existing Land Use Map Zoning Map Future Annexation Plan Map Proposed Land Use Map Roadway Jurisdiction Map Functional Classification Map Traffic Volumes Map Transit Map Transportation Plan Map Traffic Analysis Zones Map Community Facilities Map Existing Parks and Trails Map Proposed Parks and Trails Map Washington County Park and Trail Map Planning Districts — Proposed Land Use Map Planning District 1 Map Planning District 2 Map Planning District 3 Map Planning District 4 Map Planning District 5 Map Planning District 6 Map