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HomeMy WebLinkAbout2019-02-14 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, February 14, 2019 6:00 P.M. I. Call to Order/Pledge of Allegiance II. Approval of Agenda III. Approve January 10, 2019 Planning Commission Meeting Minutes (1) IV. Department/Commission Liaison/Other Reports V. Visitors/Public Comment This is an opportunity for the public to address the Commission with questions or concerns on or not upon the agenda. Please limit comments to three minutes. VI. Public Hearings A. Thomas & Lisa Thiets Conditional Use Permit: Consider a request for a setback reduction of the north property line for proposed construction of a single-family residential dwelling, located at Peller Ave. N., south of 15405 57th St. N. (2) VII. New Business VIII. Old Business A. Comprehensive Plan—Jim Kremer's Letter to Metropolitan Council: (3) IX. Informational A. Upcoming Meetings: • Tuesday, February 26, 2019 City Council 6:00 p.m./City Hall • Thursday, March 14, 2019 Planning Commission 6:00 p.m./City Hall • Tuesday, March 26, 2019 City Council 6:00 p.m./City Hall • Tuesday, April 9, 2019 City Council 6:00 p.m./City Hall • Thursday, April 11, 2019 Planning Commission 6:00 p.m./City Hall • Tuesday, April 23, 2019 City Council 6:00 p.m./City Hall B. Council Representative • Tuesday, February 26, 2019—Commissioner—Kremer • Tuesday, March 26, 2019—Commissioner Giovinazzo • Tuesday, April 23, 2019—Commissioner VanDyke X. Adjourn. £inc t. u L S CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday,January 10,2019—Oak Park Heights City Hall I. Call to Order/Pledge of Allegiance: Chair Freeman called the meeting to order @ 6:00 p.m. Present: Commissioners Giovinazzo,Kremer,VanDyke and White;City Administrator Johnson,City Planner Richards,and City Councilmember Liljegren. II. Approval of Agenda: Commissioner Kremer stated that he would like to add Comprehensive Plan to Old Business. Commissioner White,seconded by Commissioner VanDyke,moved to approve the Agenda as amended,to include Comprehensive Plan under Old Business.Carried.5-0. III. Approval of December 12,2018 Meeting Minutes: Commissioner Kremer,seconded by Commissioner VanDyke,moved to approve the Minutes as amended,correcting a type on page two,paragraph three changing the word "not"to"note"in the third sentence and correcting the voted to adjourn on page three from "4-0"to"5-0." Carried 5-0. IV. Devartment/Commission Liaison/Other Reports: City Councilmember Liljegren introduced Councilmember Carly Johnson,in the audience and noted that at the City Council's recent meeting a presentation thanking Mark Vierling for his service to the City as City Attorney was made. Also,that Council appointments were made for Commission liaisons,including himself to the Planning Commission,Carly Johnson to the Parks Commission and Chuck Dougherty to the Cable Commission. V. Visitors/Public Comment: None. VI. Public Hearings: A. Ridgecrest Oak Park Heights I: Review and consider approval of vacation of a public drainage and utility easement controlled by the City of Oak Park Heights. City Administrator Johnson reviewed the request for vacation of a drainage and utility easement at the Ridgecrest Development. Johnson noted that the City has been working with the Ridgecrest developer and has pending land exchanges and a signed development agreement in place. The easement was created years ago when the property was originally developed and its vacation was missed during the re- development process. Planning Commission Minutes January 10, 2019 Page 2 of 4 Johnson stated that the easement is not anticipated to be necessary to the public and that it has been replaced with new easements at the perimeter of each parcel in the development as required by City Ordinance 402.07.D1. As the north and south running easement crosses over the lot lines and is beneath the new building and sidewalk area, the developer would like it vacated. Staff recommends approval. Chair Freeman opened the public hearing at 6:08 p.m. and invited public comment. There being no visitors for comment to the public hearing, Commissioner Kremer, seconded by Commissioner White, moved to close the public hearing at 6:09 p.m. Carried 5-0. Commissioner White, seconded by Commissioner Kremer, moved to recommend City Council approval of the request for vacation of the drainage and utility easement. Carried 5 —0. VII. New Business: None. VIII. Old Business: A. Comprehensive Plan: Commissioner Kremer noted the Commission had issues with the Comprehensive Plan process at earlier meetings and City Administrator Johnson had suggested that if the Commission would like to take that up with the Metropolitan Council, they could contact District 12 Representative Harry Melander, who represents Oak Park Heights. Kremer said that he gave Representative Melander a call to discuss things and found that he was not eager to discuss anything. Kremer stated that he understood Representative Melander would be leaving Metropolitan Council in February. Kremer advised the Commission that he wrote Representative Melander a letter. He did not communicate with him as a representative of the Planning Commission, but as an individual who has observed the Comprehensive Plan process from the beginning and found the process flawed. He noted that he found the Metropolitan Council to be too much of an overseer as opposed to being a partner in the planning process, adding that the cost for preparing the plans was excessive for a city the size of Oak Park Heights, which is nearly built out. Chair Freeman asked Commissioner Kremer if he wanted to read the letter and discussion ensued as to whether the Planning Commission wished to make the letter part of the meeting record. Consensus was to have the matter placed on the next meeting agenda for discussion. Planning Commission Minutes January 10,2019 Page 3 of 4 City Administrator Johnson suggested that if the Commission wished, they could convey what they collectively want to the City Council,who in turn could send a letter to the Metropolitan Council supporting the Planning Commission's position. Commissioner Kremer stated that he felt in would be beneficial for the person replacing Representative Melander to meet with the Planning Commission once a year or so to visit about what's happening at the Metropolitan Council. He did note that he believes Representative Melander had met with the City Council at some point in time,but that he believed it to be years ago. Chair Freeman recalled the Commission discussing visiting the Comprehensive Plan's elements regularly versus waiting until it is time to complete an updated plan. Discussion of Commissioner Kremer's communication will be placed on the next Planning Commission meeting Agenda. IX. Informational: Planning Commission Terms: City Planner Richards noted the upcoming completion of Commissioner terms and inquired of those with terms completing at the end of May, whether or not they might be seeking reappointment. February Planning Commission Meeting: City Administrator Johnson reminded the Commission that their February meeting is scheduled for Valentine's Day and that if any of them had plans for that evening and wanted to reschedule the meeting it is something they could consider. Brief discussion ensued as to the need to reschedule, if desired,may be moot dependent upon business for the Agenda. Chair Freeman indicated that if there is not sufficient business for the February meeting Agenda,he would prefer to just see that meeting skipped. South Frontage Road—60th St. N.: Chair Freeman noted that he has had inquiries as to what is going on with the frontage road and asked City Administrator Johnson if there was any public update that could be given. City Administrator Johnson stated that easements from Wal-Mart were received earlier in the week and are being recorded by the City Attorney. In the terms of land rights,two-thirds are in place. He stated that the alignment of the roadway is being worked on and discussed funding. City Engineer estimate to date for the project is approximately two million dollars. Toward the funding goal, the City has received a $644,000 grant from MnDOT. It is anticipated that the City Council will have to commit some funding and that the City will petition the State Legislature to provide funds toward the project as well. Brief discussion was had as to the alignments and road design. The 2/14 Planning Commission meeting date was noted in early discussion. Chair Freeman stated that there was no point in talking about the 2/14 meeting until it is known whether or not there is enough on the Agenda for a meeting and that it could be discussed if it comes up and a change made. Planning Commission Minutes January 10,2019 Page 4 of 4 A. Upcoming Meetings: • Tuesday, January 22, 2019 City Council 6:00 p.m./City Hall • Thursday, February 14, 2019 Planning Commission 6:00 p.m./City Hall • Tuesday, February 26,2019 City Council 6:00 p.m./City Hall • Thursday, March 14, 2019 Planning Commission 6:00 p.m./City Hall • Tuesday, March 26, 2019 City Council 6:00 p.m./City Hall B. Council Representative • Tuesday,January 22, 2019—Commissioner Freeman • Tuesday, February 26, 2019—Commissioner—Kremer • Tuesday, March 26, 2019—Commissioner—Giovinazzo X. Adjourn. Commissioner Kremer, seconded by Commissioner VanDyke, moved to adjourn at 6:23 p.m. Carried 5—0. Respectfully submitted, Julie Hultman Planning& Code Enforcement Approved by the Planning Commission: TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCPPlanningCo.com MEMORANDUM TO: Eric Johnson FROM: Scott Richards DATE: February 7, 2019 RE: Oak Park Heights — Request for Conditional Use Permit for a New House — Peller Avenue between 56th and 57th Street North TPC FILE: 236.05 — 19.01 BACKGROUND Tom and Lisa Thiets have made an application for Conditional Use Permit (CUP) to allow a rear yard setback for a new house construction on Peller Avenue between 56th and 57th Street North. This lot was created by a minor subdivision process in which two lots were created. The subject lot bordering on 56th Street is 30,000 square feet and the lot on 57th Street is 15,000 square feet. Neither of the lots are developed at this time. The property is zoned R-1 Single Family Residential District. Single family dwellings and their accessory structures are permitted uses in that District. EXHIBITS The review is based upon the following submittals: Exhibit 1 : Project Narrative and Justification for CUP Exhibit 2: Site Plan (A1) Exhibit 3: First Floor Plan (A2) Exhibit 4: Second Floor Plan (A3) Exhibit 5: Foundation Plan (A4) Exhibit 6: North and East Elevations (A5) Exhibit 7: West and South Elevations (A6) Exhibit 8: Floor Plans (A8) Exhibit 9: Site Plan with Dimensions Exhibit 10: Site Survey Exhibit 11: Site Pictures (6 pages) PROJECT DESCRIPTION The project description and justification for the CUP from Tom Thiets is as follows: My wife Lisa and are planning to build our new home this spring on the lot (see attachments) that we purchased in May of 2018 located on Peller Avenue between 56th Street North and 57th Street North. We are excited to return to Oak Park Heights and this neighborhood. Our very first home was located at 5900 Penrose Avenue. We had completely remodeled this home prior to it being the first home that was removed for the bridge some 30 years ago. The lot that we purchased last May had 300 feet frontage along Peller Avenue and 150 feet deep along 56th and 57th Streets. We subsequently subdivided the lot into two lots. (See attached survey and PID#info). We are selling the smaller north lot that has 100 feet along Peller Avenue and 150 feet along 57th Street North. We are building on the larger 200-foot x 150-foot lot. We selected these lot sizes in the minor subdivision plan to provide adequate useable yard space for both lots considering the unbuildable slope and swale on the south end of the property. In this, our new home will have a Peller Avenue address with our driveway entering off Peller Avenue. We have designed our home to have our focus to the south away from the north neighboring lot to provide more privacy for both families. Our assumption was that the City would recognize our lot line along Peller Avenue to be the front for determining our setback to the north to be 10 feet, but we found out that the City Ordinance defines the front as the shortest lot line length. This determines the line along Peller Avenue to be the side lot line creating a rear setback from our north lot line of 30 feet. This larger 30-foot setback moves our home south depleting a larger portion of our side yard to the south that is to be the focus for our lawn and increasing the mostly unusable yard space to the north alongside our garage. Moving the house this additional distance also increases the length of our water and sewer lines to hook up to the stub on Peller Avenue. Our request is that we are granted a conditional use permit to reduce this 30-foot setback to a 10 foot or 15-foot setback to our north lot line. This will provide more useable yard space to the south before the hill and swale. It will also provide some extra distance to the trees allowing for the entrance of natural light and solar energy gain into our main living space. (See the south elevation). ISSUES ANALYSIS Comprehensive Plan The property is designated as Low Density Residential in the Comprehensive Plan Proposed Land Use Map. The single-family house is consistent with the Comprehensive policies related to low density land use. 2 Zoning The property is zoned R-1 Single Family Residential District. Single family dwellings and their accessory structures are permitted uses in that District. The setbacks in the R-1 District are a 30-foot front yard setback, 10-foot side yard, and 30-foot rear yard setback. The house as designed meets all the setbacks except the proposed setback to the north lot line which is 10 to 15 feet. As per the lot definitions in the Zoning Ordinance, the front lot line is 56th Street and the rear lot is the line abutting the lot to the north. Feller is not considered the front but would still require a 20-foot setback. The Applicant has proposed a 10 to 15-foot setback to the north. Staff would recommend the setback be 15 feet in that the lot is so large and there is adequate buildable space on the lot. The house on the second lot would also likely front on Feller with the requirement of a 10-foot setback to the lot line thus leaving a separation of at least 25 feet between the two structures. The criteria for reviewing the CUP request is found as follows in this report. Conditional Use Permit Review and Criteria: The Applicant has provided justification for the reduced setback. The house has been designed to orient to the south with significant windows that would overlook the yard. Along the southwest corner of the lot there is a significant slope and trees. The Applicant has proposed that the slope and trees remain. Section 401.15.C.1.e.5) provides criteria for review of a reduction in a required lot in a yard. A review of the criteria is as follows: a) The reduction of setback requirements is based upon 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: Due to the definitions of front yard in the Zoning Ordinance, the rear lot line is to the north, and not opposite the Feller Avenue frontage. This lot is unique because of its orientation to the two street frontages. It is expected that the two new houses will both front on Peller Avenue, making a 25-foot setback between the two houses a totally reasonable side yard separation. 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: The proposed house will not conflict with the property line drainage or easements. c) The reduction will work toward the preservation of trees or unique physical features of the lot or area. 3 Comment: The existing slope and trees will be preserved with the proposed orientation of the house on the lot. A condition will be placed on the approval requiring that the slope and tree cover not to be changed or removed. d) If affecting a north lot line, the reduction will not restrict sun access from the abutting lots. Comment: The proposed house will not impact sun access for the adjoining property. e) The reduction will not obstruct traffic visibility, cause a public safety problem and complies with Section 401. 15.B.6 of this Ordinance. Comment: The setback of the house will not create safety issues. f) The conditions of Section 401.03.A. 7 of this Ordinance are considered and satisfactorily met. Comment: The conditions have been reviewed and City Staff does not see any conflict with the house in the proposed location on the lot. Those conditions are found as follows: 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 Planning Commission should comment if any of these criteria will be at odds with the CUP proposed for the site. Drainage/Utilities The City Engineer will review the drainage for the site. The final grading for the proposed structure shall be subject to approval of the City Engineer. 4 CONCLUSION/RECOMMENDATION Upon review of the request for the Conditional Use Permit, City staff would recommend the proposed rear yard setback with the following conditions: 1. The grade and tree cover at the south west corner of the subject property shall be preserved. 2. The setback of the proposed house to the north property line shall be at least 15 feet. 3. The City Engineer will review the drainage for the site. The final grading for the proposed structure shall be subject to approval of the City Engineer. 4. Any other conditions of the Planning Commission, City Council and City Staff. C: Julie Hultman 5 Cy,. if1 Dear Council Members, My wife Lisa and I are planning to build our new home this spring on the lot(see attachments) that we purchased in May of 2018 located on Peller Ave between 56th St N. and 57th St.N. We are excited to return to Oak Park Heights and this neighborhood. Our very first home was located at 5900 Penrose Ave. We had completely remodeled this home prior to it being the first home that was removed for the new bridge some 30 years ago. The lot that we purchased last May had 300' frontage along Peller Ave and 150' deep along 56th & 57th streets. We subsequently subdivided the lot into two lots. (See attached survey and PID# info) We are selling the smaller north lot that has 100'along Peller Ave x 150' along 57th St N. We are building on the larger 200'x150' lot. We selected these lot sizes in the minor subdivision plan to provide adequate usable yard space for both lots considering the unbuildable slope and swale on the south end of the property. In this, our new home will have a Peller Ave address with our driveway entering off Peller Ave. We have designed our home to have our focus to the south away from the north neighboring lot to provide more privacy for both families. Our assumption was that the city would recognize our lot line along Peller to be the front for determining our setback to the north to be 10 feet, but we found out that the city ordinance defines the front as the shortest lot line length. This determines the line along Peller Ave to be the side lot line creating a rear setback from our north lot line of 30 feet. This larger 30' setback moves our home south depleting a larger portion of our side yard to the south that is to be the focus for our lawn and increasing the mostly unusable yard space to the north alongside our garage. Moving the house this additional distance also increases the length of our water and sewer lines to hook up to the stub on Peller Ave. Our request is that we are granted a conditional use permit to reduce this 30' setback to a 10' or 15' setback to our north lot line. This will provide more usable yard space to the south before the hill and swale. It will also provide some extra distance to the trees allowing for the entrance of natural light and solar energy gain into our main living space. (See the south elevation). Thank you for your time and consideration, Tom and Lisa Thiets 306 Elm St West Stillwater, MN 55082 651-788-5112 IIPMEALS Tom Thiets FROM THE 651-788-5112 cell HEART. tthiets@mealsfromtheheart.org Hope U, 5600 Memorial Avenue North starts r Oak Park Heights,MN 55082 when hunger 2 P.O.Box 437,Stillwater,MN 55082 ends V10S3NNI14 .145!a1-1 ODd 100 „o (( o a . ,y. r .113110 m( 114, s4aiyl DSl1 pup W01 ,... An,ee m �� e Q �...�d,.�., ion aouapisab maN y uo� Uma yw a o.a •-44. 1 i • • aa, w a 0 2 en �— J x.4#3 WINDOW SCHEDULE 3 EFi@i.R^E ii! 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L rt 0 56th St. N Hill & Swale 63' 47' rear setback 40'front setback i£ South lot water/sewer 10'- 15' side setback connection to the north lot N 150' _ ~� ,: North lot water/sewer 57tH St. N Purchased lot size was 150' x 300' Address: 15405 57th St.N Completed a minor sub-division into 2 lots. North lot 100' x 150' Parcel #: 03.029.20.24.0043 South lot 200' x 150' Parcel#: 03.029.20.24.0044 Fd. ik io CERTIFICATE OF SURVEY FOR TOM IlarIETS PROPERTY ADDRESS DESCRIPTION' 15405 57TH STREET NORTH Lot 2, 4, 6, 8, 10, & 12, Block 5, BEACH'S ADDITION TO OAK PARK HEIGHTS, MN OAK PARK HEIGHTS, Washington County. Minnesota. 55082 Subject to easements of record, if any. • / \ ea 5SoMi 17— 57TH .ST. N. ,E 11 of nv ' r mite N89°5218'E ° 149.88 aa • 'I I al to PARCEL w x N(p �,1y, N 8 0 u7 Z p .I / 148S89°51'07"E 0 _. Z 0." s 80 AW w —{ O- � N Las A O • oZ x- -- — — _• I i I 1114._,... — — — -- -- -- 1 ' Elk ...' Lot 1 1 ir Ilikilli �� 149.8? �_. N89°48'45"E ...'MulL111111111fti ,./ ay, 56TH ST_ N. PARCEL A: PIN 03.0,:`I.a0,.,,1y,00,3 LEGEND Lots 2 and 4, Block 5 BEACH'S ADDITION TO 2,'K ® Iron monument found PARK HEIGHTS, Washington County, Minnesota. 0 Iron monument set #21292 Subject to easements of record, if any. 4111-Ilk Power Pole 'I PARCEL B:?mi. 03.039„a0,ay, DD Lei -- Hydrant • , Lots 6, 8. 10, and 12, Block 5 BEACH'S ADDITION GV Gate Valve . TO OAK PARK HEIGHTS, Washington County, a" Curb Stop 0 50 Minnesota. Subject to easements of record, if ® Catch Basin „.., any, p Sanitary Manhole SCALE IN FEET �” Storm Manhole NOTES —x o x— Fence Bearings ore on assumed datum. oc— Overhead Electric I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Lond Surveyor under the laws of the State of Minnesota. 1440 Arcade SL Suite 250 0 Saint Paul,MN 55106 C/ J. Phone:651-766-0112 Allen C. $chljpp L ,, Fax 651-776-020 DATED Z2./� LIC. 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'Y }hry. r µ; .I' slit %,, ,,,--..„, r s•, --_,...•....,,k , -Ir 3 '. s. •� / !q • 4a. f u• ql' .., yr e1 �- 1, 7 J �� �• ' �!'•+ a y' d �� R , • . 4 ''''11.-4'• j ~ -t %u i,k z z; ,T 3s ate "' ; A1r iA • stt .ii- -'• v •4 • y�1,:.;,...-.&?:- ( L 4"fi e.:ti ;,,. �1• 3- ` L •4-:f N ,}+i�+r^`' ,. .�, -+ ¢• :" .��is ,+x<5 4 t + ti - i'- 4. - • > � _t d { `t #t1ikms` r,. �3'F R,9•, + 'r: ..7.FVfirt.,q-.'Zir...4...'1*,,,,' . ,;,:.4.•!.'.;-• . - 'ft•f 7:•,.."i',•,,-::?.41'.,;4.; .: .., • i, k ' t t , tg q L k' • # e 40,.....111::4 •i, t9• ��#ti�y'd21 t +ems Q: _ fi CC��++��.. � Y4 ' • �,ytli"`l_.r �rh` 1 ,v �'#1`Ai' 4 1'''.♦ fira�.34,.,-1,:.:.$7],,, ,,,,,-,-,--....,'„,- s. yam. � g to �:,>r•1' r - - - ' • r�.;i,y #�.t"i ,,t, ,... ...,;.:_...-!-4.,:..sto -- -. • kl .. • *fa + n !` U{♦4, iti *va . -' t :' S , „ + r,, ii, -. . .� .,L :_ P ;. maEe e�r a ,1°! qR, (112Bs hA !-y{y.•7y N• December 28,2018 Mr.Harry Melander 390 Robert St.N St.Paul,MN 55101 Re: Comprehensive Plan for Oak Park Heights Dear Mr.Melander: This is a follow-up to our recent telephone conversation concerning Oak Park Heights' Comprehensive Plan. First,though I am on our city's Planning Commission I am not writing this as a representative of that body but as a private citizen who has been able to watch this year's planning process from the beginning. I have several observations from that perspective. First,though all can agree that every city,regardless of size,should have a vibrant and continual planning process,it does not seem that the Metropolitan Council's(Met Council)required once in ten-year process is either vibrant or a true planning process. On the contrary,from where I am it feels a lot like an exercise to please a crabby grade school teacher from by-gone days. Second,and related to the above,the process does not appear to be one in which the citizens of Oak Park Heights are planning for their future but as an effort by the City to fit itself into the Met Council's plan. For"proof'of this one needs only look at the preliminary review letter sent out by the Met Council's staff. I counted more than 20 references to Met Council websites where the city was directed to get"help"in doing its plan. In addition,just on page three of the preliminary review the words"needs"and"need"describing what the city must do are used at least eight times. How is this the city planning for its future? Third,does anyone really believe a city of under 5,000 residents and which is fundamentally at full"built-out"needs a plan that is over 160 pages long? At best,such a document is written for planners to be read by planners to impress planners. It surely is not a document that can become part of the fabric of what happens or should happen as our city moves into the next generation. Fourth,cost. Putting together the required plan with all its related maps,documentation and narratives is very expensive. Our city contracts for many of the required services and the cost can be in excess of$150,000. Does this process really provide$150,000 in benefits for the city? Is it worth$1,000 a page or more than$30 for each resident of our city? 4 of 31 Mr. Harry Melander December 28, 2018 Page 2 Fifth, it seems to me that cities, at least small cities, need partners in planning and not overseers of planning. From my perspective the Met Council is not a partner but an overseer, and a dogmatic one at that, in our city's planning process. Finally, I think there is a relatively easy first step the Met Council could take to shift its relationship from overseer to partner with cities such as ours. Why not recognize that cities under a certain population and/or limited capacity for growth do not need to address the complex growth issues in the same way and format as cities that are facing continued rapid growth. For example, Lake Elmo and Hugo face far more complicated growth issues than do we. This type of tiered system would be more useful for us and, I suspect, for the Met Council. ft would also be more cost effective and could be done in fewer than 50 pages. i shan't be around for our city's next comprehensive plan but I do hope the Met Council takes steps to become a partner in that plan. Thank you for your consideration in this. Sincerely, Jim Kremer 5475 Oakgreen Pi. N. Oak Park Heights, MN 55082 651-351-7448 c: Mr. Eric Johnson, Oak Park Heights City Administrator 5 of 31