04-21-03 PCNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: John Glomski / Daniel Licht
DATE: 16 April 2003
RE: Otsego — Dahlheimer Acres; Rezoning & Preliminary/Final Plat
NAC FILE: 176.02 — 03.12
BACKGROUND
Mr. Dennis Dahlheimer, currently owns a 4.05 acre lot located at 8856 Mason Avenue.
Mr. Dahlheimer would like to purchase a 65 foot strip of land totaling 1.05 acres to the
south of his lot from two lots owned by Mr. John DeMars. All three lots are zoned A-1,
Agriculture Rural Service District and are non -conforming in that they don't fall within the
allowable 1 to 2.5 acre lot area requirement for lots of record established prior to
October 14, 2002.
To accommodate the proposed resubdivision of these parcels, the applicants are
proposing to rezone the properties from the A-1 District to the A-2, Agriculture Long
Range Urban Service District, which doesn't have a 2.5 acre maximum lot area
requirement for lots of record. Application has also been made for a preliminary and
final plat to add the 1.05 acres to the Dahlheimer property and combine the two existing
DeMars property into one lot.
Exhibits:
A. Site Location Map
B. Preliminary / Final Plat
Zoning. The current zoning of the subject site is A-1, Agricultural -Rural Service District,
which was established for the purpose of preserving and maintaining commercial
agricultural use. Residential use is allowed in the district, subject to lots being a
minimum of 20 acres and at a density no greater than one dwelling per 40 acres. As
previously stated, the three lots to be included in the proposed plat are considered
existing lawful non -conforming lots in that they were established prior to the effective
date of the Zoning Ordinance and fall outside of the 1 to 2.5 acre lot area allowance for
residential parcels. The applicant will rezone the entire 8.6 acre site to the A-2 District.
The purpose of the rezone is to bring the parcels closer into conformity with the
standards of the Zoning Ordinance. The A-2 district does not have a maximum 2.5 acre
lot requirement for lots of record prior to October 14, 2002 as does the A-1 district and
the A-2 zoning will match the surrounding zoning as well as the intent and direction of
the Comprehensive Plan. Section 20-3-21F. of the Zoning Ordinance lists the following
factors for the City Council and the Planning Commission to consider when reviewing a
request for a rezone:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Land Use Plan directs the subject site for Agriculture, Urban
Service reserve use at a density of 4 units per 40 acres. As existing lots of
record, the existing two dwellings exceed the number of allowed development
rights. The applicant is requesting to replat the three lots two, which corresponds
to the number of allowed development rights. The proposed rezoning also
lessens the non -conformity of the lots of record with respect to the maximum lot
size allowed in the A-1 District. As such, the proposed rezoning is consistent
with the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: Mason Avenue is lined with non-sewered rural development parcels
zoned A-2 District. The rezoning of the subject site to an A-2 District designation
is consistent with that of the surrounding area and the existing use of the subject
properties.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance.
Comment: This site consists of three lawful non -conforming lots of record. The
rezoing and replating of the lots will lessen the non -conformity in that the A-2
District does not have a 2.5 acre maximum lot area requirement as the A-1
District has, and the replating of the three lots into two will correspond to the
number of allowed development rights.
4. The proposed use's effect upon the area in which it is proposed.
Comment: There will be no change in use.
5. The proposed use's impact upon property values of the area in which it is
proposed.
2
Comment: Although no specific study has been completed, no negative impact
to area property values is anticipated as there will be no change in use.
6. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The proposed Zoning Map amendment will not impact traffic
generation as there is no change in use.
7. The proposed use's impact upon existing public services and facilities including
parks, school's, streets, and utilities, and its potential to overburden the City's
service capacity.
Comment: There will be no impact upon the City's ability to service this site
related to the proposed rezoning.
Preliminary / Final Plat. The combination of the three existing parcels and platting into
two lots requires a preliminary plat. A final plat is being processed concurrently as
allowed by Section 21-3-3.A of the Subdivision Ordinance.
• Lot Requirements. The proposed subdivision will meet the minimum lot area,
width, and depth requirements for an existing lot of record in the A-2 District.
Further, all of the existing buildings on the resulting lots meet setback
requirements.
• Utilities. The existing uses are served by on-site septic and well systems,
which the subdivision will have no effect. The future sale of the DeMars property
will trigger a point-of-sale inspection.
• Park Dedication. The proposed plat does not trigger park dedication
requirements as no new development sites are being created.
• Right -Of -Way. The plat provides 40 feet right-of-way for Mason Avenue as a
designated collector street. The existing chain link fence that is within the right-
of-way will need to be removed as it presents a liability concern for the City.
Lot Area
Lot Width
Lot Depth
Setbacks
Front
Side
Rear
Required
1 acre
150 feet
150 feet
65 feet
10 feet
50 feet
Proposed
Lot 1
5.05 acres
326 feet
675 feet
135 feet
102 feet
300 feet
Proposed
Lot 2
3.55 acres
235 feet
675 feet
140 feet
31 feet
340 feet
• Utilities. The existing uses are served by on-site septic and well systems,
which the subdivision will have no effect. The future sale of the DeMars property
will trigger a point-of-sale inspection.
• Park Dedication. The proposed plat does not trigger park dedication
requirements as no new development sites are being created.
• Right -Of -Way. The plat provides 40 feet right-of-way for Mason Avenue as a
designated collector street. The existing chain link fence that is within the right-
of-way will need to be removed as it presents a liability concern for the City.
• Easement. There is an existing private 33 foot wide ingress, egress utility
easement running east west along the southern portion of Lot 2. This easement
provides access to two lots without frontage to Mason Avenue to the east of the
subject site. The City does not intend to require this easement to be dedicated
for a future public street as its intersection with Mason Avenue would not meet
the 500 foot spacing requirement to 87th Street. Easements at the perimeter of
the site and overlaying Otsego Creek have also been provided as required by the
Subdivision Ordinance. All easements are subject to review and approval of the
City Engineer.
CONCLUSION
The purpose of rezoning the site from an A-1 District to an A-2 District is to bring these
existing lots of record into greater conformity with the intent and performance
requirements of the Zoning Ordinance. Through a preliminary and final plat application,
Mr. Dahlheimer is proposing to extend his property south, taking a 1.05 acre strip from
the adjacent DeMars property, which is to be combined from two parcels into one
bringing the properties into greater conformity with the density allowances of the
Comprehensive Plan and consistent with the character of surrounding development. As
such, our office recommends approval of the applications as outlined below:
Decision 1: Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the site to be known as
Dahlheimer Acres from the A-1 District to the A-2 District based on a finding that
the request is consistent with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the direction of the Comprehensive Plan.
C. Motion to table the application.
Decision 2: Preliminary / Final Plat
A. Motion to approve the Preliminary / Final Plat to be known as Dahlheimer Acres,
subject to the following conditions:
1. The existing chain link fence is to be removed from the right-of-way.
2. All rights-of-way, drainage, utility and easement issues are subject to
review and approval of the City Engineer.
3. Comments of other City Staff.
4
B. Motion to deny the application based on a finding that the request is inconsistent
with the requirements of the Zoning Ordinance and Subdivision Ordinance.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Dennis Dahlheimer
John DeMars
5
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Hakanson
1 Anderson
Assoc,, Inc.
April 14, 2003
14r, Mike Robertson
City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
Re: Rezoning and Plat Review
DalUheimer Acres
Dear Mike:
3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Phone:763/427-5860 Fax:763/427-0520
P.3/9
We have reviewed the Dahlheimer Acres application for rezoning. The proposed drainage
easement along the existing creek ranges from 40 to 60 feet wide. We recommend, as a
condition of approval, the applicant deed a more unifonn 60 foot drainage easement centered on
the existing creels centerline, We have no other comments and recommend approval contingent
upon the above condition.
If you have any questions, you may contact me at (763) 427-5860,
Sincerely,
Hakanson Anderson Assoc, Inc.
Ronald J. Wagner, PE
RJW;sjn
cc: Judy Hudson, Clerk
Dan Licht, NAC
Dermis Dahlheimer
Civil C3 Municipgl
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Lan urveyzng or
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
PC: Mike Robertson Judy Hudson
Andy MacArthur Ron Wagner Ray Baird
FR: Daniel Licht
RE: Otsego — Riverpointe; Comprehensive Plan Amendment
REPORT DATE: 16 April 2003 APPLICATION DATE: 19 March 2003
NAC FILE: 176.02 — 03.10 CITY FILE: 2003-14
BACKGROUND
Orrin Thompson Homes, Inc. has submitted a concept plan for development of 65 single
family homes and 80 townhouse buildings on approximately 37 acres located east of
the existing Riverpointe subdivision along CSAH 36. The concept plan also provides
land for future expansion of the City's east waste water treatment plant and a five acre
neighborhood commercial site.
The subject site is currently within the Urban Service Area Reserve designated by the
Comprehensive Plan. The subject site is guided for agricultural use as an interim land
use until such time as the East Sanitary Sewer Service District is expanded and utilities
are available. The applicant is requesting a Comprehensive Plan amendment to
expand the East Sanitary Sewer Service District to include the subject site and guide
the land uses for low density residential, medium-high density residential and
commercial based on the submitted concept plan.
Exhibits:
A. Site Location
B. Concept Plan
ANALYSIS
Comprehensive Plan. The applicant is requesting amendment of the Comprehensive
Plan to guide the subject site for a mix of low-density residential, medium to high density
residential and commercial land use. The amendment of the Comprehensive Plan also
involves expansion of the east sanitary sewer service district. Expansion of the sanitary
sewer service districts is to be based on 11 criteria outlined in the Comprehensive Plan:
a. Land to be included in the sanitary sewer service district is not "green acred" or
enrolled in an agricultural preservation program.
Comment: No information has been provided that the site is in an agriculture
preservation program.
b. The land lies within one-quarter mile of the sanitary sewer service district
boundary or presents environmental problems that can be alleviated by delivery
of City water and sewer service.
Comment: The subject site is directly adjacent to the boundary of the east
sanitary sewer service district.
C. The land is located within the designated urban service area reserve.
Comment: The subject site is within the Urban Service Area Reserve.
d. The potential sewer discharge of the land area to be included is within available
capacity limits.
Comment: Short term capacity may be limited. However, the City has applied
for a permit to expand capacity in the east sanitary sewer service district to 1.0
million gallons per day with planned expansion to 1.5 million gallons per day of
capacity. Although the City does not guarantee access to sanitary sewer
capacity, service of the subject site is within planned capacity limits.
e. The developer shall hold the City harmless should limitations on sewer hook ups
be imposed.
Comment: Approval of the preliminary plat will be contingent upon a
development agreement specifying that sanitary sewer capacity is allocated only
for approved final plats that have paid for such service.
f. The developer and/or benefiting property owners assume the significant majority
of improvement/service costs.
2
Comment. The City has implemented a number of impact fees and charges to
ensure that developers assume the majority of costs benefiting new development
within the community.
g. The land does not qualify as a premature development or subdivision as
regulated by the City's Subdivision Ordinance.
Comment: Although there may be short term limits on available sanitary sewer
capacity to serve the subject site, the City's plans are that necessary capacity
would be available within two years for full -buildout. As such, the proposed
expansion would not be considered premature under Section 4 of the Subdivision
Ordinance.
h. Inclusion of the land in the sanitary sewer service district is necessary to achieve
a five year supply and respond to a shortage of land to which service is available.
Comment: Based upon an estimated flow of 250 gpd. per household, the City
would need to add 118 acres to the existing east sanitary sewer service district
for utilization of 1.0 million gpd. of capacity, and 554 acres for full use of 1.5
million gpd. If actual flows are closer to the 200 gpd. per household estimated by
the City Engineer, the City needs an additional 318 acres to 886 acres of land for
residential uses within the east sanitary sewer service district to utilize available
capacity. These projections assume that 30 percent of the total capacity would
be reserved for commercial and industrial uses.
Moratorium. Lands within the East Sewer District are currently subject to a subdivision
moratorium for residential development, which would apply to the subject site even if the
Comprehensive Plan amendment is approved. The moratorium Ordinance approved by
the City Council exempted those projects that had received preliminary plat approval,
allowing these subdivisions to continue development until the available sanitary sewer
capacity is fully allocated. Riverpointe is one of the approved preliminary plats exempt
from the moratorium and there are 44 lots remaining to be final platted. The applicant
has proposed transferring exempted 44 lots from the original Riverpointe plat to the
subject site. Such a transfer is reasonable based solely on a capacity standpoint
provided that the Comprehensive Plan amendment is approved. However, it must be
noted that the City Engineer estimates that only 62 RECs remain available for new
connections from the current 400,000 gallon per day capacity of the East Waste Water
Treatment Plant.
Concept Plan. The proposed Comprehensive Plan amendment is based on the
concept plan submitted by the applicant. Subdivision of the property would require
application for rezoning, preliminary plat and final plat subject to the requirements of the
Zoning Ordinance, Subdivision Ordinance and Engineering Manual. The following
paragraphs are preliminary comments regarding the concept plan:
3
■ Land Use. The development of the concept plan would be based on the
requirements of three Zoning Districts. The single family uses would be subject
to the R-4, Residential Urban Single Family District, which is the standard zoning
district applied to low density residential developments and consistent with the
zoning of the single family lots for the Riverpointe subdivision.
The townhouse elements of the project would be subject to the requirements of
the R-6, Residential Townhouse, Quadraminium, and Low Density Multiple
Family District. This District would allow for the eight unit back-to-back style
buildings as a permitted use, but a PUD -CUP is also required to plat the
dwellings in a unit and base lot configuration per Section 20-17-10.0 of the
Zoning Ordinance. From a land use standpoint, the proposed townhouse units
are appropriate at the intersection of two collector roadways able to
accommodate the traffic generated by the use and provide a buffer for the less
intense single family uses farther off of the collector street corridors.
The five acre commercial site, which would be northeast of the collector streets'
intersection would be an appropriate site for a neighborhood commercial use.
The uses and requirements of the City's B-1, Neighborhood Business District are
sufficiently limited in scope to provide intended service to the area immediately
surrounding the commercial site on a convenience basis. The location of the
commercial site is on the "going -home" route for much of the future development
of the area east of TH 101 and appropriate from a market perspective.
■ Lot Requirements. Based on the zoning districts outlined above, the three
elements of the project would be subject to the following lot requirements:
Zoning
District
Min.
Lot
Area
Min.
Lot
Width
Min.
Lot
Depth
Setbacks
From
Collector
Street
Front Side
Rear
From
Private
Drive
R-4 District
12,OOOsf.
75ft.
100ft.
65ft
35ft.
10ft.
20ft.
NA
R-6 District
5000 sf./ du
NA
NA
65ft.
35ft.
10ft.
20ft
25ft.
B-1 District
1 acre.
125ft.
NA
65ft.
35ft.
10ft
25ft.
NA
The proposed concept plan has been designed to generally meet these
standards. The one exception noted at this time is that a 22 foot setback has
been proposed from the private drives for the townhouse dwellings, whereas the
City requires 25 feet. The site plan will have to be revised to provide a 25 foot
setback.
■ Access. The subject site has frontage to CSAH 36 and there is a stub of 55th
Street at the west property line connecting to the Riverpointe subdivision. There
will be no direct access to CSAH 36 from the proposed development. The
concept plan illustrates a north -south collector street roadway intersecting with
CSAR 36. The development is proposed to have three local street connections
4
to this north -south collector street, which the developer will be responsible for
constructing. However, Section 21-7-7.N of the Subdivision Ordinance requires
500 foot spacing between street intersections to collector streets. The spacing
between the southern two intersections and the spacing from the southern most
intersection to CSAH 36 do not meet this requirement. The concept plan will
need to be revised as part of a preliminary plat that meets the spacing
requirements.
■ Streets. The concept plan illustrates an 80 foot right-of-way for the north -south
collector street and 60 foot local street rights-of-way with a 28 foot street section
and sidewalk. These design standards are consistent with the Subdivision
Ordinance and Engineering Manual, subject to further review and approval by the
City Engineer.
The private drives to the townhouse units are designed to a 22 and 24 foot
standard, whereas the City requires private drives serving four or more units to
be 28 feet wide. The 28 foot wide section allows for parking on one side with
adequate fire access. Guest parking stalls, including one half of the private drive
are to be provided at a ratio of 0.5 stalls per townhouse dwelling unit.
■ Park Dedication. No land is proposed to be dedicated as part of the proposed
development. The City anticipates the need to provide a neighborhood park in
this area of the community in the near future. However, such a park is likely more
appropriately located to the north of the east waste water treatment plant to
provide greater access and maximize the service area. As such, park dedication
requirements will be satisfied with a cash fee in lieu of land at the time of final
plat approval.
■ Exception Parcel. There is an approximate five acre exception parcel at the
southwest corner of the subject site and the southeast corner of the existing
Riverpointe subdivision. Street access to the northwest corner of this parcel was
provided to Radford Avenue with the Riverpointe subdivision. A second street
connection on the east side of the parcel is shown on the concept plan which will
allow for future extension of a street and subdivision of eight single family lots
meeting R-4 District requirements.
■ Burial Mound. The applicant has identified an Indian burial mound on the
subject site adjacent to CSAH 36. The concept plan would provide that the burial
mound is within an outlot for the townhouse common openspace. Measures
should be taken through landscaping to protect this site from intrusion.
• Utilities. The applicant will be required to prepare a utility plan for the proposed
development, which is subject to review and approval of the City Engineer.
Related to sanitary sewer service and the City's long range plans, the applicant
has proposed a 10 acre site east of the existing treatment plant property for
future expansion.
The concept plan would provide that the existing access to the East Waste Water
Treatment Plan be removed and utilized as rear yards for single family uses.
The existing easement for the discharge pipe would remain. A temporary road
would be provided to maintain access to the treatment plant until such time as
direct access to the north -south collector street is available. The main issue the
City is seeking to avoid is occasionally driving sludge trucks through residential
neighborhoods. The suitability of the proposed access is subject to review and
approval of the City Engineer.
Grading. A grading plan will need to be prepared and submitted with the
preliminary plat application, subject to City Engineer approval. The grading plan
will need to identify all existing wetlands and provide for a 20 foot protective
buffer at the perimeter of each wetland. In addition to the 20 foot buffer, a 40 foot
principal building setback is required from the delineated edge of all wetlands.
CONCLUSION
The proposed expansion of the East Sanitary Sewer Service District to include an
additional 37 acres abutting the Riverpointe subdivision is consistent with the criteria
outlined by the Comprehensive Plan, recognizing the City's current expansion plans.
The more immediate issue of limitations on available capacity can be accommodated by
transferring the applicant's development rights exempted from the residential
subdivision moratorium to the subject site to allow a start of construction. The City's
policy that inclusion within the sanitary sewer service district or preliminary plat approval
to not guarantee access to sanitary sewer capacity is an acknowledgement that
limitations may be placed on sewer hookups in the near future.
From a technical land use standpoint, the proposed concept plan provides an
appropriate arrangement of land uses that will be compatible with the existing
Riverpointe Development and wastewater treatment plant and future development
patterns in the area. There are changes required to fully comply with the requirements
of the City, which we expect will be made as part of the preliminary plat application.
Based on the policies of the Comprehensive Plan, we recommend approval of the
applications as outlined below.
Decision 1 — Comprehensive Plan Amendment
A. Motion to approve a Comprehensive Plan amendment expanding the East
Sanitary Sewer Service District to include the subject site and designate low
density residential, medium density residential, and commercial uses generally
corresponding to the submitted Concept Plan.
31
B. Motion to deny the application based on a finding that the request is inconsistent
with the policies of the Comprehensive Plan for expansion of the sanitary sewer
service district.
C. Motion to table.
Decision 2 — Concept Plan
A. Motion to approve a subdivision concept plan for 37 acres subject to the
following conditions:
1. Inclusion of the subject site shall not guarantee access to sanitary sewer
capacity. The City shall only allocate sanitary sewer capacity to approved
final plats with signed development contracts to assure the City of timely
development.
2. Development of the property is subject to City approval of (but not limited
to) applications for Zoning Map amendment, preliminary plat and PUD -
CUP and final plat.
3. A limited exemption from the current moratorium for residential subdivision
within the East Sanitary Sewer Service District shall be subject to City
Council approval of a transfer of 44 development rights from the
Riverpoine preliminary plat.
4. The preliminary plat is to provide a minimum of 500 feet of space between
street intersections to the north -south collector street.
5. Private drives serving four or more units shall be 28 feet wide and those
serving three or less units shall be 24 feet wide. A 25 foot setback from
the back -of -curb to the townhouse dwellings adjacent to private drives
shall be provided.
6. Park dedication requirements will be satisfied as a cash fee in lieu of land
at the time of final plat approval.
7. All street, grading, drainage, and utility issues are subject to review and
approval of the City Engineer.
8. Comments of other City Staff.
B. Motion to deny the application based on a finding that the request is inconsistent
with the policies of the Comprehensive Plan and requirements of the Zoning and
Subdivision Ordinance.
7
NAC
Z"K M�A'■P D■■AV1 PROVDED BY
PREPARED OCTOBER 2001
NOTE:
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PURPOSES ONLYAND SHOULD
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HIBIT B
Hakanson
Anderson 3601 Thurston Avenue, Suite 101, Anoka, MN 55303
ASSOC., Inc. Phone:763/427-5860 Fax:763/427-0520
April 15, 2003
Mr. Mike Robertson
City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
Re: Concept Plan Review
Lahn Property
Dear -Mike:
We have reviewed the Lahn Property Concept Plan. Our comments are as follows:
Include centerline horizontal curve data on the plan. The collector street curves need
to meet Mn/DOT design criteria. In addition, tangents of at least 100 feet need to be
introduced between reverse curves.
2. On the local streets, the minimum roadway centerline curvature shall have a 250 foot
radius. Some of the curves appear to not meet this requirement.
3. The multi -family streets shall be 28 feet wide from back of curb instead of the 22 to
24 feet shown.
4. The multi -family street that "Y's" should be reevaluated and designed as the other
streets.
We have no other comments and recommend approval contingent upon the above conditions.
If you have any questions, you may contact me at 763-427-5860.
Sincerely,
Hakanson Anderson As ociates, Inc.
J.
RJW:dlc
cc: Judy Hudson, Clerk
Dan Licht, NAC
Ray Baird, Orrin Thompson Homes
Civil crMunicipal ��
Engineering
G:\Municipal\AOTSEGO2000\2500\2003\ot2500mrizo,04&aygdvg for
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St, Louis Park, MN 55416
Telephone: 962.696.9636 Facsimile: 962.696.9837 plannors@nac;planning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht
RE: Otsego — Kittredge Crossing; Rezoning / Preliminary Plat
DATE: 17 April 2003
NAC FILE: 176.02 — 03.08
City Staff is requesting that the Planning Commission open the public hearing for a
Zoning Map amendment and preliminary plat for Kittredge Crossing and continue the
hearing until 5 May 2003.
The applicant and City Staff met on 17 April 2003 to discuss issues identified during the
project review. The applicant is to revise their plans and submit them for a second
review by 25 April 2003 for presentation to the Planning Commission.
The continuation of the public hearing will not impact the applicant's schedule as EAW
processing requirements meant that the City Council could not consider the applications
prior to their meeting on 12 May 2003.
Please do not hesitate to call me with any questions on this matter prior to the Planning
Commission meeting on 21 April 2003.
Pc- Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Lucinda Gardner
Mike Gair
Dave Nash