HomeMy WebLinkAboutPlanning Commission - 10/10/2016
AGENDA EDEN PRAIRIE PLANNING COMMISSION
Monday, October 10, 2016, 7:00 P.M.
PLANNING COMMISSION
MEMBERS:
John Kirk, Jon Stoltz, Charles Weber, Travis Wuttke, Ann
Higgins, Andrew Pieper, Ed Farr, Mark Freiberg, Tom Poul
STAFF MEMBERS: Julie Klima, City Planner; Rod Rue, City Engineer;
Matt Bourne, Manager of Parks and Natural Resources
I. PLEDGE OF ALLEGIANCE -- ROLL CALL
II. APPROVAL OF AGENDA
III. MINUTES
A. Approval of the Minutes for the September 26, 2016 meeting
IV. INFORMATIONAL MEETINGS
V. PUBLIC MEETINGS
VI. PUBLIC HEARINGS
A. CODE AMENDMENT-SCREENING & LANDSCAPE
Request to:
• Amend the City Code Chapter 11 relating to screening and landscape requirements.
B. CODE AMENDMENT-COMMERCIAL KENNELS
Request to:
• Amend the City Code Chapter 11, Section 11.02 to add a definition of “commercial
kennel” and Section 11.30 to add “commercial kennel” as a permitted use in the
Industrial Zoning District.
C. CODE AMENDMENT-AUTOMOTIVE SERVICES
Request to:
• Amend the City Code Chapter 11 to add a definition of “Automotive Repair-Major and
Automotive Repair-Minor”; to add “Automotive Repair-Minor” as a permitted use in the
Commercial Zoning District and “Automotive Repair- Major” as a permitted use on the
effective date of the code amendment; to add “Automotive Repair-Major” as a permitted
use in the Industrial Zoning District.
D. CODE AMENDMENT-TREE REPLACEMENT
Request to:
• Amend the City Code Chapter 1, Section 11.55 relating to tree replacement requirements.
VII. PLANNERS’ REPORT
VIII. MEMBERS’ REPORTS
IX. CONTINUING BUSINESS
X. NEW BUSINESS
XI. ADJOURNMENT
ANNOTATED AGENDA
TO: Planning Commission Members
FROM: Julie Klima, City Planner
RE: Planning Commission Meeting for Monday, October 10, 2016
_______________________________________________________________________________
MONDAY, October 10, 2016 7:00 PM, COUNCIL CHAMBERS
I. CALL THE MEETING TO ORDER
II. PLEDGE OF ALLEGIANCE- ROLL CALL
III. APPROVAL OF AGENDA
MOTION: Move to approve the agenda.
IV. APPROVAL OF MINUTES
MOTION: Move to approve the Planning Commission minutes:
A. PLANNING COMMISSION MEETING HELD MONDAY, SEPTEMBER 26, 2016
V. INFORMATIONAL MEETINGS
VI. PUBLIC MEETINGS
VII. PUBLIC HEARINGS
A. CODE AMENDMENT-SCREENING & LANDSCAPE
Request to:
• Amend the City Code Chapter 11 relating to screening and landscape requirements.
City staff has had ongoing discussions with the Planning Commission and City Council
regarding the Design Standards initiative. As a part of this effort, the City is reviewing
various sections of the zoning chapter, including but not limited to, the landscaping and
building requirements. Staff has contracted with Hay Dobbs & Associates to help create
Design Guidelines to communicate the City’s intent and expectations for development
within the City, as well as, drafting amendments to the City Code to convey the
requirements associated with development objectives.
The primary proposed changes include:
• Provides a purpose statement to the screening and landscaping section of the Code;
• Defines public art;
• Clarifies minimum size requirements for landscaping materials;
• Requires inclusion of planting beds and/or decorative containers;
• Provides a holistic and flexible approach to meeting the landscape requirements;
• Requires species diversity and use of native species;
• Establishes standards for parking lot islands;
ANNOTATED AGENDA
October 10, 2016
Page 2
• Requires parking lots to be designed to enable safe pedestrian movements between
the parking areas and the building(s) it serves.
Other housekeeping changes reflecting current practices and correcting grammatical or
typographical errors are also proposed as a part of the update.
Staff recommends approval.
MOTION 1: Move to close the public hearing.
MOTION 2: Move to recommend approval to amend City Code Chapter 11 based on the
information included in the staff report dated October 4, 2016.
B. CODE AMENDMENT-COMMERCIAL KENNELS
Request to:
• Amend the City Code Chapter 11 Section 11.02 to add a definition of “commercial
kennel” and Section 11.30 to add “commercial kennel” as a permitted use in the
Industrial Zoning Districts.
City Code Chapter 11 does not define or list as a permitted use commercial kennels in any
district. The kennel use historically has occurred in the industrial or commercial zoning
district. Commercial kennels have characteristics of both retail and warehouse. Generally
the warehouse characteristics of a kennel override the retail aspect. Since the use has more
warehouse than retail components, staff is recommending that the Industrial zoning
districts are the appropriate zoning district for this use. Kennel characteristics may not be
conducive or compatible to commercial zoned property and best suited to industrial zoned
property.
Research regionally and nationally has shown it common and generally accepted for the
commercial kennel to locate in the Industrial Zoning District.
To remove any ambiguity from the Eden Prairie Code staff believes a code amendment to
clarify location of commercial kennels in a specific zoning district is prudent.
Staff recommends approval.
Staff recommends approval.
MOTION 1: Move to close the public hearing.
MOTION 2: Move to recommend approval amendment to City Code Chapter 11 to add a
definition of commercial kennel and to add commercial kennel as a permitted use in the
Industrial Zoning District based on the information in the staff report dated October 4,
2016.
ANNOTATED AGENDA
October 10, 2016
Page 3
C. CODE AMENDMENT-AUTOMOTIVE SERVICES
Request to:
• Amend the City Code Chapter 11 to add a definition of “Automotive Repair-Major
and Automotive Repair – Minor”; to add “Automotive Repair-Minor” as a
permitted use in the Commercial Zoning District and “Automotive Repair- Major as
a permitted use on the effective date of the code amendment; to add “Automotive
Repair-Major” as a permitted use in the Industrial Zoning District.
City Code Chapter 11 does not define or list as a permitted use automotive repair service in
any district. Automotive repair historically has occurred in the industrial or commercial
zoning district. The automotive repair service has been permitted in Commercial Zoning
Districts under the umbrella of retail sales and service. The automotive repair service has
occurred in Industrial Zoning District under the umbrella of retail sales, compounding,
assembling, warehousing.
This creates ambiguity in determining the zoning district which best suits the particular
service. To remove this ambiguity staff recommends a code amendment to define
automatic repair service and clarify the appropriate locations for automotive repair service
in specific zoning districts.
Staff recommends approval.
MOTION 1: Move to close the public hearing.
MOTION 2: Move to recommend approval to amend City Code Chapter 11 to add a
definition of “Automotive Repair-Major” and “Automotive Repair-Minor” as a permitted
use in the Commercial Zoning District and “Automotive Repair – Major” as a permitted
use on the effective date of the code amendment; to add “Automotive Repair-Major” as a
permitted use in the Industrial Zoning District based on the information included in the
staff report dated October 4, 2016.
D. CODE AMENDMENT-TREE REPLACEMENT
Request to:
• Amend the City Code Chapter 11 relating to tree replacement requirements.
Chapter 11 of the city code contains the City of Eden Prairie’s Tree Replacement
requirements. Staff has had several work session conversations with the City Council and
Planning Commission regarding the need to revise the current regulations to reflect current
conditions.
The primary proposed changes include:
• The definition of Heritage Tree and replacement requirements for Heritage Trees;
ANNOTATED AGENDA
October 10, 2016
Page 4
• Language that would allow tree replacement requirements to be met through a
restitution program.
• Exempting the TOD and Town Center zoning districts from the tree replacement
requirements due to the type of development expected in these districts.
Staff recommends approval.
MOTION 1: Move to close the public hearing.
MOTION 2: Move to recommend approval to amend City Code Chapter 11, Section
11.55 based on the information included in the staff report dated October 4, 2016.
VIII. PLANNERS’ REPORT
IX. MEMBERS’ REPORT
X. CONTINUING BUSINESS
XI. NEW BUSINESS
XII. ADJOURNMENT
MOTION: Move to adjourn the Planning Commission meeting.
UNAPPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY, SEPTEMBER 26, 2016 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: Jon Stoltz, John Kirk, Travis Wuttke, Ann Higgins,
Charles Weber, Andrew Pieper, Ed Farr, Mark
Freiberg, Tom Poul
CITY STAFF: Julie Klima, City Planner
Rod Rue, City Engineer
Matt Bourne, Manager of Parks and Natural Resources
Julie Krull, Recording Secretary
I. PLEDGE OF ALLEGIANCE – ROLL CALL
Acting Chair Kirk called the meeting to order at 7:00 p.m. Pieper and Stoltz were absent.
II. APPROVAL OF AGENDA
MOTION: Higgins moved, seconded by Weber, to approve the agenda. Motion carried 7-0.
III. MINUTES
A. PLANNING COMMISSION MEETING HELD ON SEPTEMBER 12, 2016
MOTION: Higgins moved, seconded by Farr, to approve the Planning Commission
Minutes. Motion carried 7-0.
IV. INFORMATIONAL MEETINGS
V. PUBLIC MEETINGS
VI. PUBLIC HEARINGS
VII. PLANNERS’ REPORT
A. TREE PRESERVATION REQUIREMENTS
Klima stated over the past few months, City Staff has had several discussions with the
City Council at its work sessions regarding the tree preservation requirements. As a
result of these discussions, areas have been identified that may require further
PLANNING COMMISSION MINUTES
September 26, 2016
Page 2
clarification or amendment within the existing code language. Staff will review with
the Planning Commission the information that was discussed with City Council and
share Staff’s current thoughts for potential Code amendments. Klima said Staff is
seeking feedback from the Commission prior to bringing forward specific language for
consideration as part of a formal public hearing on proposed Code amendments. No
formal action will be required this evening. Matt Bourne presented a PowerPoint
presentation.
Farr asked if it is a good policy for the Public Works projects to be exempt from the
tree preservation requirements. Bourne said when a large scale project is done, the
Park and Recreation Department definitely meets or exceeds the requirements. In
regards to the Public Works Department, staff would review this issue; but commented
that most projects are storm drainage projects where it necessitates the removal of trees.
Wuttke commented the Public Works Department should not be exempt from this
requirement. Acting Chair Kirk asked if other Commissioners felt the same way.
Klima said in regards to the Public Works Department, it may not be a development
proposal that can accommodate trees but rather a corridor project. Acting Chair Kirk
said he would like to see some attempt by the City to see why the requirements could
not be met. Poul asked if this was modified after what other cities have done. Klima
stated this is standard among cities. Higgins asked if there was a way to scope it if the
Public Works Department were to take out significant trees, could money then be put
into a fund. Acting Chair Kirk commented it would be beneficial to ask the Public
Works Department. Klima said staff can come back to the Commission with feedback
from the Public Works Department.
Wuttke asked if the tree replacement constant was changed from 1.33 to .05. Bourne
said this figure was not set in stone; staff is trying to propose an appropriate calculation.
Klima said in discussions with the City Council, sites most likely to redevelop and the
concern was opportunity for placement of trees in the future and discussion was on
creating a landscape that is maintainable. Wuttke commented this number would
alleviate maintenance and overcrowding.
Freiberg commented he likes the idea of Heritage trees and feels they should be
protected. He would like to see something to enforce keeping these old trees. Wuttke
asked what the test was for the health of Heritage trees, because there could be low or
shallow roots growing and if you remove significant trees around it, the tree could fall
in a few years. Bourne said each tree would be looked at by a case by case
consideration. Farr asked if that should be put into the Tree Ordinance. Wuttke
commented the aesthetic value is also important versus just age of the tree.
Acting Chair Kirk said he is hearing that Heritage trees should be preserved and also
the health of the trees should be taken into consideration and asked if that could be
added into the Tree Ordinance.
PLANNING COMMISSION MINUTES
September 26, 2016
Page 3
Wuttke asked what the current policy is with private property. Bourne said private
property has been exempted under certain circumstances.
Wuttke asked what the developer agreement states in regards to tree replacement.
Klima said the Development Agreement requires conformance to an approved
landscape plan. If trees that are part of the approved plan area removed, they would
need to be replaced. Acting Chair Kirk said it makes sense what Klima said in regards
to tree replacement according to the developer’s agreement. Wuttke asked who would
be responsible for the tree replacement if it has been some years and/or owners later;
would the current homeowner pay for tree replacement. Wuttke also commented when
homeowners want to create an outdoor living environment, it may necessitate the need
to take trees down.
Farr asked when we are talking about how long trees are protected for, is there an
average age. Bourne said there is not an average age and is dependent on different
variables and can be very subjective. Wuttke said this could be part of a matrix as with
the health of a tree. He commented it would be hard to put this into a one size fits all.
Bourne said the City would rely on an arborist for their expertise. Acting Chair Kirk
agreed.
Wuttke asked about developers and what type of involvement they have had with these
potential changes. Bourne said the developers were not included in discussions with
the City Staff and City Council but that past concerns were taken into account. Wuttke
said he feels it would be advantageous, in regards to tree replacement, to know what is
current now and what is trending.
Wuttke asked when the public hearing on this would be. Klima said the public hearing
is scheduled for October 10, 2016. Wuttke asked if the City could meet with the
developers prior to this public hearing and get their feedback. Poul concurred with
what Wuttke suggested.
Wuttke asked how the changes would affect farm operations. Bourne said in regards to
tree expansion on these types of properties, it would have to be done case by case.
Wuttke asked if the City is still promoting farm markets. Klima said the code does
allow for the sale of farm produced goods.
Wuttke asked, in regards to tree replacement, can we find a way to replace on a land
dedicated versus paying a fine for not being able to do tree replacement and could cost
be offset if the land was dedicated. Klima said when land is dedicated it is owned by
the City. In regards to this, there may be an opportunity for some flexibility, but may
be limited due to the statues regulating dedication, etc. Bourne commented that trees
on a dedicated lot are counted in the number for tree replacement.
PLANNING COMMISSION MINUTES
September 26, 2016
Page 4
Acting Chair Kirk said he likes the idea where if trees cannot be replaced on a certain
area, it could be replaced to another area that needs trees.
Farr commented he would like to ensure that landscaping requirements are fully met.
In regards to the tree replacements, he feels it should either be trees or money.
Wuttke said he would like basswood and cottonwood trees put on the list of exceptions
because of the extensive shedding they do and the hollowness of the trees. Freiberg
asked why aspens were put on the list of exceptions. Bourne said because they are very
short lived and can be messy.
VIII. MEMBERS’ REPORT
IX. CONTINUING BUSINESS
X. NEW BUSINESS
Wuttke commented that at the end of every packet there is a schedule for upcoming
meetings and their hearings. He asked that in the future when there is a discussion on a
topic, such as tonight, could the public notices and future meetings not already be set up as
the Commission may want more information on a topic before moving forward with
suggestions.
XI. ADJOURNMENT
MOTION: Poul moved, seconded by Weber, to adjourn the Planning Commission
meeting. Motion carried 7-0.
Acting Chair Kirk adjourned the meeting at 8:29 p.m.
STAFF REPORT:
TO: Planning Commission
FROM: Julie Klima, City Planner
DATE: October 4, 2016
SUBJECT: Code Change – Landscaping & Screening
BACKGROUND
City staff has had ongoing discussions with the Planning Commission and City Council
regarding the Design Standards initiative. As a part of this effort, the City is reviewing various
sections of the zoning chapter, including but not limited to, the landscaping and building
requirements. Staff has contracted with Hay Dobbs & Associates to work with staff to create
Design Guidelines to communicate the City’s intent and expectations for development within the
City, as well as, drafting amendments to the City Code to convey the requirements associated
with development objectives.
As part of this overall effort, staff is proposing amendments to the Landscaping and Screening
sections of Chapter 11. Other code amendments related to building materials and architecture
will be addressed at future Planning Commission meeting(s). Hay Dobbs and staff have
collaborated to prepare draft text language for the Commission to consider based on the work
session feedback and direction. The redlined version of these changes is attached for the
Commission’s reference. The primary proposed changes include:
• Provides a purpose statement to the screening and landscaping section of the Code;
• Defines public art;
• Clarifies minimum size requirements for landscaping materials;
• Requires inclusion of planting beds and/or decorative containers;
• Provides a holistic and flexible approach to meeting the landscape requirements;
• Requires species diversity and use of native species;
• Establishes standards for parking lot islands;
• Requires parking lots to be designed to enable safe pedestrian movements between the
parking areas and the building(s) it serves.
Other housekeeping changes reflecting current practices and correcting grammatical or
typographical errors are also proposed as a part of the update.
STAFF RECOMMENDATION
Staff recommends approval of the amendments to Chapter 11 as represented in the October 4,
2016 staff report and the draft language.
1
G. Screening and Landscaping.
1. Purpose: The City recognizes landscaping and screening for its aesthetic value and as a multi-purpose
functional element of a site. The requirements in this section define a minimum standard for landscaping
and screening, and promote the following objectives: (a) Promote a high standard of development in the
City; (b) Establish and enhance a pleasant visual character which recognizes aesthetics and safety issues;
(c) Promote sustainable practices that protect and conserve natural resources, and create healthy
landscapes; (d) Promote landscape design that includes a diversity of plant species, pollinator-friendly
species, color, and year-round interest, and enhances the structures and paved areas of the site; (e) Promote
compatibility between land uses by reducing the visual, noise, and lighting impacts of specific development
on users of the site and abutting uses; (f) Activate and define public and private spaces; (g) Enhance the
pedestrian experience; (h) Support storm water infiltration and improvements in ground water quality, in
conjunction with Section 11.55 Land Alteration, Tree Preservation and Storm Water Management
Regulations, and support materials and design that reduce water usage. The City’s Design Guidelines
provide further landscape design intent and should be used as a reference.
21. Definitions. For the purposes of this Section, the following terms shall have the meanings stated:
(a) Caliper: The length of a straight line measured through the trunk of a tree twelve (12)
inches above the base.
(b) Coniferous/Evergreen Tree: A woody plant which, at maturity, is at least thirty (30) feet
or more in height, with a single trunk, fully branched to the ground, having foliage on the
outermost portion of the branches year round.
(c) Clear Cutting: Removal of all existing significant natural vegetation on a particular piece
of property.
(d) Deciduous Overstory Shade Tree: A woody plant which, at maturity, is thirty (30) feet or
more in height, with a single trunk, unbranched for several feet above the ground, having
a defined crown, and which loses leaves annually.
(e) Deciduous Understory Ornamental Tree: A woody plant which, at maturity, is less than
thirty (30) feet in height, with a single trunk, unbranched for several feet above the
ground, having a defined crown which loses leaves annually.
(f) Fence: Any partition, structure, wall, or gate erected as a divider marker, barrier, or
enclosure, and located along the boundary or within the required yard.
(g) Landscape: Site amenities, including trees, shrubs, ground covers, perennial grasses,
flowers, fencing, berms, retaining walls, and other outdoor furnishings.
(h) Performance Bond: A bond with good and sufficient sureties, approved by the City
Manager, which is conditioned upon complete and satisfactory implementation of an
approved landscape plan and which names the City as obligee.
(i) Plant Material Average Size (Coniferous): The total height of all coniferous trees six (6)
feet or over, divided by the total number of such trees.
(j) Plant Material Average Size (Shade or Ornamental): The total diameter of all deciduous
overstory trees two and one-half (2½) inches or more in diameter, divided by the total
number of trees.
(k) Mechanical Equipment: Heating, ventilation, exhaust, air conditioning, and
communication units integral to and located on top of, beside or adjacent to a building
Formatted: Indent: Left: 0.5", First line: 0"
2
and telecommunications mechanical equipment located on top of, beside or adjacent to a
building.
Source: Ordinance No. 3-2014
Effective Date: 2-27-2014
Source: Ordinance No. 15-85
Effective Date: 5-30-85
(l) Retaining Wall: A wall or structure constructed of stone, concrete, wood or other
materials, used to retain soil, as a slope transition or edge of a planting area.
Source: Ordinance No. 15-85
Effective Date: 5-30-85
(m) Screening: A barrier which blocks all views from public roads and adjacent differing
land uses to off-street parking areas, loading areas, service and utility areas, and
mechanical equipment.
Source: Ordinance No. 58-87
Effective Date: 1-7-88
(n) Public Art: Public art shall mean an original work of art that is a form of non-commercial
speech that is not Commercial Speech as the same is defined in City Code Section 11.70, Subd. 2 and that
is accessible to the public determined through a city review process. It may include permanent visual art,
performances, installations, events and other temporary works, preservation or restoration of unique
architectural features, ornamentation or details. It may also include the artist-designed infrastructure and
structures themselves. It does not include Commercial Speech adverstising and/or signage. Public art may
possess functional as well as aesthetic qualities and may be integrated into the site or be a discrete work.
32. Landscape Plan Required.
In every case where landscaping is required by provision of the City Code or by an approval
granted by the City, for a building or structure to be constructed on any property, the applicant for
the building permit shall submit a landscape plan prepared in accordance with the provisions of
this Section. The landscape plan shall include the following information:
(a) General: Name and address of developer/owner; Name and address of landscape
architect/designer; Date of plan preparation; Date and description of all revisions; Name
of project or development.
(b) Site Map: One (1) scale drawing of the site based upon a survey of property lines with
indication of scale and north point; Name and alignment of proposed and existing
adjacent on-site streets; Location of all proposed utility easements and right of ways;
Location of existing and proposed buildings; Topographic contours at two foot contour
intervals; Existing and proposed location of parking areas; Water bodies; Proposed
sidewalks; Percent of site not covered by impervious surface.
(c) Landscape Proposal: Two (2) scale drawings of proposed landscaping for the site based
upon a survey of property lines with indication of scale and north point; Existing and
proposed topographic contours using mean sea level datum at two foot contour intervals;
Details of proposed planting beds and foundation plantings; Delineation of both sodded
and seeded areas; Location and identification of proposed landscape or man made
materials used to provide screening from adjacent and neighboring properties, a separate
cross section drawing of which shall be provided at legible scale illustrating the
effectiveness of proposed screening; Location and identification of trees; Details of
fences, tie walls, planting boxes, retaining walls, tot lots, picnic areas, berms, and other
Formatted: Indent: Left: 0", Hanging: 0.5"
Formatted: Indent: First line: 0"
3
landscape improvements, including a separate drawing of typical sections of these details
in legible scale; Location of landscape islands and planter beds with identification of
plant materials used, including separate drawings of typical sections of these areas in
legible scale.
(d) Planting Schedule: A table containing the common names and botanical names, average
size of plant materials, root specifications, quantities, special planting instructions, and
proposed planting dates of all plant materials included in the Landscape Proposal.
43. Performance Bond Required. No building permit shall be issued until the applicant for the
building permit shall file with the City Manager a performance bond, with a corporation approved
by the City Manager as surety thereon, or other guarantee acceptable to the City, in an amount to
be determined by the City Manager, but for no less than one and one-half (1½) times and no more
than two (2) times the amount estimated by the City Manager as the cost of completing said
landscaping and screening. The performance bond must cover two complete growing seasons or
one full calendar year subsequent to the completion and must be conditioned upon complete and
satisfactory implementation of the approved landscape plan.
54. All landscaping shall be implemented in accordance with the following:
(a) Minimum Size Requirements for Plantings: Deciduous overstory plantings shall be a
minimum of two and one-half (2½) caliper inches and a maximum of five (5) caliper
inches; deciduous understory trees shall be a minimum of one and one-half (1½) caliper
inches and a maximum of five (5) caliper incheses; coniferous trees shall be a minimum
of six (6) feet in height and a maximum of ten (10) feet in height; shrubs shall be a
minimum five (5) gallon container size at planting; perennial grasses and flowers shall be
a minimum one (1) gallon container size at planting; ground covers shall be a minimum
four (4) inch pot size at planting..
(b) Total Caliper Inches Required: In order to achieve landscaping which is appropriate in
scale with the size of a building and site, the minimum number of caliper inches of trees
required shall be determined by dividing the total gross square footage of all floors of a
building by 320. A single story building in excess of 20 feet in height shall be considered
a two story building for the purposes of determining its total gross square footage. A
mixture of plant material sizes shall be required as follows:
i. No more than eighty percent (80%) of trees may be of the minimum size requirement.
ii. For the purposes of satisfying the total caliper inch requirement, coniferous trees
maycan be considered equivalent to overstory trees by dividing the height of a coniferous
tree 6 ft. height minimum by 2.4 to determine equivalent caliper inches.
iii. Understory trees can may make up no more than twenty percent (20%) of the total
tree caliper inches required.
iv. Shrubs, perennials, or planting beds may be substituted for trees according to the
following limit: not less than ten percent (10%) and no more than twenty-five percent
(25%) of the total tree caliper inches required shall be replaced with Shrubs and
Perennials, or Planting Beds. Additional shrubs, perennials or planting beds beyond the
25% substitution rate are allowed.
NOTE: When determination of height results in a fractional foot, any fraction of 0.5 or
less may be disregarded; a fraction in excess of 0.5 shall be counted as one foot.
PLANT MATERIAL SIZES (IN CALIPER INCHES) Building Height (Stories) 2.5 3.0 3.5 4.0 4.5 5.0 1 70% 10% 10% 10% --- ---
Formatted: Indent: Left: 0", First line: 0"
Formatted: Justified, Widow/Orphan control,
Tab stops: -1", Left + -0.5", Left + 0", Left +
0.5", Left + 1", Left + 1.5", Left + 2", Left +
2.5", Left + 3", Left + 3.5", Left + 4", Left +
4.5", Left + 5", Left + 5.5", Left + 6", Left +
6.5", Left
Formatted Table
4
PLANT MATERIAL SIZES (IN CALIPER INCHES)
2 60% 10% 10% 10% 10% --- 3 50% 10% 10% 10% 10% 10% 4 40% 20% 10% 10% 10% 10%
5 30% 20% 20% 10% 10% 10% 5+ 20% 20% 20% 20% 10% 10% Percentage of trees required to be of this caliper size. For the purposes of satisfying the total caliper inch requirement, coniferous trees can be considered equivalent to
overstory trees by dividing the height of a coniferous tree 6 ft. height minimum by 2.4 to determine equivalent
caliper inches. NOTE: When determination of height results in a fractional foot, any fraction of 0.5 or less may be disregarded; a
fraction in excess of 0.5 shall be counted as one foot.
(c) Shrubs and Perennials: Shrubs and perennials shall be provided to complete a quality
landscape treatment of the site. Replacement ratio: six (6) shrubs may replace three (3)
caliper inches of tree.
(d) Planting Beds and/or Decorative Planting Containers: Each planting bed or container
shall include a variety of plants which may include shrubs, ornamental grasses, ground
cover, vines, annuals, or perennials to provide year-round color and interest. Native plant
species to the local hardiness zone and those which provide interest and/or color in the
winter are encouraged. Planting Beds must have a three (3) inch mulch application to
bare soil surrounding the plant material in order to qualify for the caliper inch
replacement.
(e) Planting beds and/or decorative planting containers may replace up to twenty-five percent
(25%) of the required caliper inches for trees at a rate of three (3) caliper inches of trees
per five hundred (500) square feet of cumulative planting beds and/or decorative planting
containers. Planting beds and/or decorative planting containers must be planted annually
in early spring and maintained throughout the growing season. Planting beds and/or
decorative containers shall be planted with spacing of species per industry standards.
(e) Species Diversity: Species diversity is required to ensure a long-term healthy landscape.
Not more than thirty percent (30%) of the required number of trees shall be composed of
one species unless approved by the City. Plant material must be sourced from regional
nurseries to ensure healthy stock and non-invasive choices. The following trees are
prohibited: a species of the genus ulmus (elm), except those bred to be immune to Dutch
Elm disease; female gingko; box elder; willow; aspen.
(g) Naturalized Native Species: Native species, defined as those listed on the University of
Minnesota and MN Department of Natural Resources lists, are well adapted to the local
environment, require less maintenance, are healthier, and provide habitat for birds and
insects. Landscapes that include native and pollinator-friendly plant species, and provide
year-round interest with foliage color, flowers, fruits, or branching structure are required.
landscaping that is low maintenance and requires little or no irrigation, shall be
considered as one of several grounds upon which the City Council may grant waivers
from building design or site design through the PUD process.
(hc) Planting Parking Lot Islands: Planting Parking lot islands shall be required in lots of
twenty (20) or more spaces to beautify and visually break up expanses of hard surfaces;
to provide shade and reduce heat island effect; to aid in storm water management by
providing pervious surface; and shall be evenly distributed throughout the lot. A parking
Formatted Table
Formatted: Indent: Left: 0", First line: 0"
Formatted: Indent: Left: 0", First line: 0"
5
lot island shall be a minimum of one hundred sixty (160) square feet, shall stand-alone or
be connected to other islands or sidewalks. No parking lot island shall have any
dimension less than five (5) feet. Parking lot islands shall be located at the end of drive
aisle rows and every 20 spaces. Five percent (5%) of the parking area, including
vehicular circulation areas, shall be comprised of parking lot islands that are planted and
not filled with only mulch, stone or paving. Planting requirements are the same as those
for Planting Beds.
(id) Method of Installation: All deciduous and coniferous trees shall be balled and burlapped,
staked, and guyed in accordance with national Nurseryman's standards. All shrubs shall
be potted.
(je) Sodding and Ground Cover: All open areas of a site not occupied by building, parking,
or storage shall be landscaped with a combination of canopy trees, ornamental trees,
evergreen trees, shrubs, perennial grasses, flowers, sod, ground cover – including low/no
mow grasses and perennials – and other design features to ensure soil stabilization.
sodded. Exceptions to this are seeding of future expansion areas as shown on approved
plans; undisturbed areas containing existing natural vegetation which shall be maintained
free of foreign and noxious materials; and, areas designated as open space for future
expansion area properly planted and maintained with prairie grass.
(kf) Slopes and Berms: Final slopes greater than the ratio of 3:1 will not be permitted without
special approval or treatment, such as special seed mixtures or reforestation, terracing, or
retaining walls. Berming used to provide required screening of parking lots and other
open areas shall not have slopes in excess of 3:1.
(lg) Installation and Maintenance of Materials: The property owner shall be responsible for
replacement of any dead trees, shrubs, ground covers, and sodding. Responsibility for
tree and plant growth and maintenance is solely the responsibility of the property owner
and runs with the land and is binding on all future property owners. Owners shall be
responsible for maintaining all landscaping in a healthy condition and keeping it free
from refuse and debris. Dead plant materials shall be removed and replaced during the
normal planting season. Materials must be replaced with like species or as approved by
city staff.
(mh) Erosion Control: All areas of the site must be stabilized in accordance with Chapter
11.55 unless required otherwise in a federal, state or local permit. any site shall be seeded
or sodded within thirty (30) days on slopes of 3:1 or greater or in areas where storm
runoff will drain into natural drainage basin or ponding areas.
(ni) Preservation of Wetland and Woodland Areas: It is the policy of the City to preserve the
natural wetland and woodland areas throughout the City, and with respect to specific site
development, to retain as far as practical, substantial tree stands and wetlands which can
be incorporated into the Landscape Plan. No clear cutting of woodland areas shall be
permitted. Shade trees of six (6) inch or more caliper shall be saved unless it can be
demonstrated that there is no other feasible way to develop the site. The Council may
require replacement of any removed trees on a caliper inch for caliper inch basis.
(oj) Placement of Plant Materials: No landscaping shall be allowed within any drainage
utility easements, road right of way, or immediately adjacent to any driveway or road
intersection when it would interfere with motorists' views of the street or roadway.
Source: Ordinance No. 15-85
Effective Date: 5-30-85
(pk) Mechanical Equipment Screening:
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(1) All mechanical equipment mounted on the exterior of a building and possessing
one or more of the characteristics listed below in k.p3. shall be physically
screened from all public roads and adjacent differing land uses with factory
prefinished metal, wood laminated with metal, or other building material in a
manner architecturally integral to the building or buildings on site.
(2) All mechanical equipment located on the ground and possessing one or more of
the characteristics listed blow in k.3. shall be physically screened from all public
roads and adjacent differing land uses with either plant material or factory
prefinished metal, wood laminated with metal, or other building material in a
manner architecturally integral to the building or buildings on site.
(3) Irregular in size and shape; Exposed and/or protruding fans, grills, pipes, tubes,
wires, vents; unfinished metal covering, exposed rivets, exposed seams.
Source: Ordinance No. 58-87
Effective Date: 1-7-88
Prev. Ordinance No. 15-85
Effective Date: 5-30-85
Prev. Ordinance No. 9-87
Effective Date: 5-7-87
(ql) General Screening: All parking, loading, service, utility, and outdoor storage areas shall
be screened from all public roads and adjacent differing land uses. Screening shall
consist of any combination of the following: earth mounds, fences, shrubs, compact
evergreen trees, or dense deciduous hedge. Hedge materials must be at least three (3)
feet in height, and trees must be at least twelve (12) feet in height at planting. The height
and depth of the screening shall be consistent with the height and size of the area for
which screening is required. When natural materials, such as trees or hedges, are used to
meet the screening requirements of this subsection, density and species of planting shall
be such to achieve seventy five percent (75) opacity year round at maturity.
(1) Well defined breaks in the screen along public roads are required to facilitate
pedestrian access from the public right of way to the building. These openings shall align
with the parking lot layout requirements for pedestrian access (Section 11.03 Subd 3. H 5
e) and shall be in addition to driveways or visually distinctive if adjacent to a driveway.
Connections to adjacent uses must be facilitated as determined through approval process.
(2) Appropriate elements to include in screening proposals for parking lots along public
roads include transit shelters, benches, public art or similar features as part of the screen.
(3) Parking lot screening shall be a minimum of three (3) feet in height, measured from
the parking lot surface, in order to screen cars and headlights, and shall allow breaks for
pedestrian connections as described in q (1).
Source: Ordinance No. 4-2015
Effective Date: 5-14-2015
Prev. Ordinance No. 15-85
Effective Date: 5-29-85
(rm) General Landscape for Residential Districts: In R1-44, R1-22, R1-13.5, R1-9.5, and
RM-6.5 and RM-2.5 districts all exposed ground area surrounding the principal building
and accessory buildings which are not devoted to driveways, sidewalks, or patios, shall
be landscaped with grass, shrubs, trees or other ornamental landscape material. No
landscaped area shall be used for the parking of vehicles or storage or display of
materials, supplies, or merchandise.
7
(s) Public Art: Integration of public art into private development, in addition to privately
owned amenities such as plazas, courtyards, fountains, outdoor art, roof top gardens and
green roofs and other decorative elements, which enhances the design of the landscaping
may be considered as one of several grounds upon which the City Council may grant
waivers from landscaping requirements through the PUD process. Public art on a site
should be situated in a way that it can be viewed from an adjacent right-of-way.
Source: Ordinance No. 9-87
Effective Date: 5-7-87
5. Development and Maintenance of Parking Areas.
(a) Screening and Landscaping. Off-street parking areas containing more than 5 stalls shall
be screened on each side adjoining a residential use or public street.
(b) Minimum Distance or Setbacks. Parking areas for 5 vehicles or more shall be at least 10
feet from any side or rear lot line and 5 feet from any building.
(c) Parking areas, loading areas and driveways shall be surfaced with bituminous, concrete,
pavers of brick, natural stone, or concrete placed with gaps not exceeding 1/4 inch, turf
block, or grasscrete, and graded to dispose of or infiltrate all area surface water without
damage to private or public properties, streets, or alleys. The use of gravel, crushed rock,
sand, or dirt is prohibited except when used as gap material with pavers.
Source: Ordinance No. 16-2010
Effective Date: 11-25-2010
(d) Location. Off-street parking facilities shall be on the same parcel of land as the structure
they are intended to serve. Space for the required facilities shall not occupy the required
front yard or on a corner lot more than 1/2 of the required front side yard closest to the
street.
(e) Layout: Parking lots shall be designed to allow pedestrians to safely move from their
vehicles or from the public right of way to the building. Pedestrian
walkways/corridors/sidewalks shall be created at the perimeter of the parking lot and/or
within the parking lot to provide connection to the primary building and, when
applicable, to adjacent sites. Said sidewalks shall be a minimum of five (5) feet in width.
These corridors can be delineated by landscaping and parking lot islands, striping, and/or
a paving material that differs from that of vehicular areas. The corridors shall align with
breaks in parking lot screening as required in Section 11.03 Subd. 3 G. 4 (q) 1.
Source: Ordinance No. 72-84
Effective Date: 4-5-84
STAFF REPORT:
TO: Planning Commission
FROM: Steve Durham, Planner II
DATE: October 4, 2016
SUBJECT: Code Change – Commercial Kennels
BACKGROUND:
Commercial kennels may have characteristics of a retail and warehouse use. Generally the
warehouse characteristics override the retail aspects of a commercial kennel. In Eden Prairie
Commercial kennels have occurred in the Industrial Zoning Districts and in the Commercial
Zoning Districts. Research regionally and nationally has shown it common and generally
accepted for the Commercial Kennel to be located in the Industrial Zoning Districts. To remove
any ambiguity for the Eden Prairie Code staff believes a code amendment to clarify location of
commercial kennels is prudent.
Commercial kennels by their nature require a large indoor area to house animals including
sleeping areas, play areas, feeding areas and areas for natural body functions. In addition,
outdoor areas are needed. Noise may be an issue related to the use. These general characteristics
may not be conducive or compatible to commercial zoned property and best suited to industrial
zoned property.
Currently there is an existing commercial kennel approved via a Planned Unit Development in
the Commercial Regional Services District that operates exclusively on a single property. If the
code amendment is ultimately approved, this use would be classified as a Legal Non-Conforming
use and would be protected under non-conforming state law.
PROPOSED CODE CHANGE:
The following definition is proposed to be added to Section 11.02.
"Commercial Kennel" means a place where any number of dogs and/or cats of any age
are kept, confined, or congregated for the purpose of selling, boarding, breeding, training,
treating or grooming. A Commercial Kennel does not include a Private kennel as defined
in City Code, Chapter 5, Section 5.60, Subd. 2, D.
Commercial Kennel is proposed to be added as a permitted use in Section 11.30, Industrial
Districts.
STAFF RECOMMENDATION:
Staff recommends approval of the amendment to City Code, Chapter 11, Section 11.02 entitled
“Definitions,” and Section 11.30 entitled “Industrial Districts,” Subd. 2 as represented in the
October 4, 2016 staff report.
STAFF REPORT
TO: Planning Commission
FROM: Steve Durham, Planner II
DATE: October 4, 2016
SUBJECT: Code Change –Automotive Repair Service
BACKGROUND:
Automotive repair service has occurred within the Commercial and Industrial Zoning Districts in
Eden Prairie as far back as Ordinance #8 established in 1958. The automotive repair service has
been permitted in Commercial Zoning Districts under the umbrella of retail sales and service. The
automotive repair service has occurred in Industrial Zoning District under the umbrella of retail
sales, compounding, assembling, warehousing. It is recognized automotive repair service includes
a wide variety of services from major auto repair to minor auto repair.
DISCUSSION:
Current code does not define automotive repair service. This creates ambiguity in determining the
zoning district that best suits the particular service. To remove this ambiguity for staff and public
staff recommends a code amendment to define automotive repair service and clarify the
appropriate locations for automotive repair service in specific zoning districts.
Staff has conducted a regional and national search for automotive repair services definitions and
found most codes identify Automotive Repair Service - Major and Automotive Repair Services -
Minor. The research also included locations where these two services are permitted. In general
Automotive Repair Service - Major locate in Industrial Zoning Districts whereas, Automotive
Repair Services - Minor locate in Commercial Zoning Districts. Staff is recommending that the
City Code be amended consistent with these findings.
Staff proposes two definitions to be added to City Code:
“Automotive Repair Services - Major” – Those services, where the primary use involves;
engine rebuilding or major assembling and reconditioning of worn or damaged motor vehicles
or trailers; collision service including body, frame, or fender straightening or repair; overall
painting; and any activity defined as “automotive repair - minor.”
“Automotive Repair Services – Minor” – those services, where the primary use involves;
incidental repairs, replacement of parts such as tires, brakes, transmissions, mufflers, exhaust
systems, and batteries; tire sales; and lubrication; filter replacement; oil change and other
similar services; but shall not include any other operation specified under “automotive repair-
Staff Report – Code Amendment Automotive Repair Service
October 4, 2016
Page 2
2
major”.
Staff also proposes Section 11.30, Industrial Districts be amended to include automotive repair
services –major as a permitted use in the Industrial zoning districts when the use is conducted
exclusively in an enclosed building.
Staff proposes that within the Commercial zoning districts listed in City Code Section 11.25,
automotive repair services – minor be added as a permitted use when the use is conducted
exclusively in an enclosed building. Automotive repair services – major conducted entirely in an
enclosed building is proposed to be added as a permitted use for those uses existing at the time of
City Council first reading of the proposed ordinance.
The purpose of the proposed code amendment will be to:
Remove ambiguity surrounding automotive repair service uses and the appropriate zoning
district to location.
Will support policy that automotive repair services Major or Minor are not permitted in the
TC or TOD zoning districts.
Provide for existing Automotive Repair Service establishments with “minor”
characteristics to remain in the Commercial Districts.
Provide for existing Automotive Repair Services establishments with “Major”
characteristics to remain in the Commercial Zoning Districts by an established date. The
use does not become non-conforming.
Provide for existing and future automotive repair services with “major” characteristics to
locate in the Industrial Zoning Districts and remove ambiguity on the uses within the
Industrial Zoning District.
STAFF RECOMMENDATION:
Staff recommends approval of the amendment to City Code, Chapter 11, Section 11.02 entitled
Definitions and Section 11.25 entitled C-Commercial Districts, Sub 2. And Section 11.30 entitled
I-Industrial, Subd. 2 as represented in the Planning Commission Staff report dated October 4,
2016.
STAFF REPORT:
TO: Planning Commission
FROM: Matt Bourne, Parks and Natural Resources Manager
DATE: October 4, 2016
SUBJECT: Code Change – Tree Replacement
BACKGROUND
Chapter 11 of the city code contains the City of Eden Prairie’s Tree Replacement requirements.
Staff has had several work session conversations with the City Council and Planning
Commission regarding the need to revise the current regulations to reflect current conditions.
Staff has prepared draft text language for the Commission to consider based on the work session
feedback and direction. The primary proposed changes include:
• The definition of Heritage Tree and replacement requirements for Heritage Trees;
• Language that would allow tree replacement requirements to be met through a restitution
program.
• Exempting the TOD and Town Center zoning districts from the tree replacement
requirements due to the type of development expected in these districts.
Other housekeeping changes reflecting current practices and correcting grammatical or
typographical errors are also proposed as a part of the update.
CODE CHANGE
Please see the attached redlined version of Chapter 11 for the proposed changes to Section 11.55
of the City Code.
STAFF RECOMMENDATION
Staff recommends approval of the amendments to Section 11.55 as represented in the October 4,
2016 staff report and the draft language.
SECTION 11.55 - LAND ALTERATION, TREE PRESERVATION AND STORMWATER
MANAGEMENT REGULATIONS.
Ordinance No. 7-2015
Effective Date: 6-25-2015
Prev. Ordinance No. 2-2006
Effective Date: 2-16-2006
Subd. 1. Declaration of Policy and Purpose.
A. Land Alterations are inherently accompanied by noise and dust, may create hazardous conditions and may
result in lasting disfigurement of the places where they are carried on and thus may affect existing land uses
in nearby areas, discourage further permanent development of the surrounding properties, impair adequate
planning or municipal development, and diminish public health, safety, and general welfare. It is,
therefore, desirable to regulate Land Alterations in the City.
B. Tree removal, damage, and destruction tends to endanger the natural character of the land from which the
trees have been removed and surrounding lands, and to diminish and impair the public health, safety and
general welfare. The Council desires to protect the integrity of the natural environment and finds that trees
do so by providing for better air quality, scenic beauty, protection against wind and water erosion, and
natural insulation for energy preservation. Further, the Council finds that trees protect privacy and provide
enhancement of property values. It is, therefore, the further purpose of this Section to provide regulations
relating to the cutting, removal or killing of trees, with the consequent damage and destruction of the
wooded and forested areas of the City, to promote the orderly development of such areas and thereby
minimize public and private losses; to insure maintenance of the natural vegetation and topography; to
encourage protection and preservation of the natural environment and beauty of the City; to encourage a
resourceful and prudent approach to urban development of wooded areas which provides for minimal tree
loss and mitigation of tree removal resulting from development; to provide an objective method to evaluate
a development's impact on trees and wooded areas and identify whether and how the impact may be
reduced; to provide incentive for creative land use and good site design which preserves trees while
allowing development in wooded areas with mitigation of tree removal and destruction; and to provide for
enforcement and administration thereby promoting and protecting the public health, safety and welfare.
C. The Council seeks to promote, preserve and enhance the natural resources within the City and protect them
from adverse effects of stormwater runoff by providing site design standards that minimize stormwater
runoff to meet the requirements of appropriate regulatory agencies.
Subd. 2. Definitions. For the purposes of this Section, the following terms, phrases, and words shall have the
meanings stated below.
A. Applicant. A Person submitting an application for a Permit.
B. Best Management Practices. Best Management Practices or BMPs (defined under Minnesota Rules
4001.1020, subp. 5) are practices to prevent or reduce the pollution of the waters of the state, including
schedules of activities, prohibitions of practices, and other management practices, and also includes
treatment requirements, operation procedures and practices to control plant site runoff, spillage or leaks,
sludge, or waste disposal or drainage from raw material storage. BMPs are effective and practicable means
of controlling, preventing, and minimizing degradation of surface water from Stormwater runoff.
C. Building Permit. A Building Permit is a Permit issued pursuant to Minn. Stat. chap. 326, the State Building
Code.
D. Caliper Inches. The length, in inches, of a straight line measured through the Tree Trunk of a certified
nursery raised tree at 12 inches above the ground.
E. Canopy of a Tree. The horizontal extension of a tree's branches in all directions from the Tree Trunk.
F. Certified Contractor. An individual who has received training and is licensed by the State of Minnesota to
inspect and maintain erosion control practices.
G. Construction Activity. A disturbance to the land that results in a change to the topography or existing soil
cover (both vegetative and non-vegetative) that may result in accelerated stormwater runoff. Examples of
Construction Activity may include clearing, grading, filling and excavation.
H. Control Measure. The practice or combination of practices to control Erosion, Sedimentation and
Pollution.
I. Detention Basin. A Detention Basin is a natural or man-made structure, facility or basin for the temporary
storage of Stormwater to allow settling of Pollutants while delaying Discharge of water so that water
slowly empties from the area, including but not limited to, wetlands, dry ponds, Vegetated Swales,
Infiltration trenches and Infiltration basins.
J. Development Plan – A contiguous area that includes a common plan of development or sale where multiple
separate and distinct land disturbing activities, including New Development or Redevelopment, may be
taking place at different times, or different schedules, but under one proposed plan. One Development Plan
is broadly defined to include design, Permit application, advertisement or physical demarcation indicating
that land-disturbing activities may occur.
K. Discharge. The conveyance, channeling, runoff, or drainage of Stormwater or any substance which enters a
Stormwater Facility.
L. DNR Catchment Area. The Hydrologic Unit 08 drainage areas that drain to a river, stream or lake as
delineated and digitized by the Minnesota Department of Natural Resources (DNR) Watershed Delineation
Project. The mapping information for the DNR Catchment Areas is available at the DNR Data Deli web
site (deli.dnr.state.mn.us).
M. Drip Line of a Tree. An imaginary vertical line which extends from the outermost branches of the Canopy
of a Tree to the ground.
N. Diameter. Wherever this term is used in reference to the measurement of a tree it shall mean a Tree Trunk
as measured 4.5 feet above the ground.
O. Erosion. Any process that wears away the surface of the land by the action of water, wind, ice or gravity.
P. Erosion Control Systems. Methods, measures or systems employed to prevent soil Erosion.
Q. Filtration. Filtration means the process by which Pollutants are removed through filtering and settling of
stormwater runoff, biological and microbiological uptake, and/or soil adsorption. Filtering practices include
media filters (surface, underground, perimeter), vegetative filters (filter strips, grass channels), and
combination media/vegetative filters (dry swales).
R. Final Stabilization. All Land Alteration has been completed and a uniform perennial vegetative cover with
a density of seventy (70) percent of the cover for unpaved areas and areas not covered by permanent
structures has been established on the land or equivalent permanent cover or stabilization measures have
been employed as approved by the City. Sowing grass seed or an annual cover crop is not considered Final
Stabilization.
S. Green Infrastructure. A wide array of practices at multiple scales that manage wet weather and maintains
or restores natural hydrology by infiltrating, evapotranspiring, or harvesting and using stormwater. On a
regional scale, green infrastructure is the preservation or restoration of natural landscape features, such as
forests, floodplains and wetlands, coupled with policies such as infill and redevelopment that reduce overall
imperviousness in a watershed. On a local scale, green infrastructure consists of site and neighborhood-
specific practices, such as bioretention, trees, green roofs, permeable pavements and cisterns.
T. Heritage Tree. Any living deciduous hardwood tree (except elm, willow, box elder and aspen) measuring
34 inches in Diameter or greater, or a coniferous tree measuring 24 inches in Diameter or greater.
TU. Infiltration. Infiltration is the capture and temporary storage of water to allow passage or movement of the
water into the soil through the use of techniques such as Infiltration basins, Infiltration trenches, rainwater
gardens, underground Infiltration systems, or natural or enhanced swales.
UV. Land. Land shall mean and include an entire Lot (as defined in Section 11.02 of the City Code) on or
within the boundaries of which Land Alteration has occurred, or is to occur.
VW. Land Alteration Permit. A Permit to allow Land Alteration. This would include Grading and Filling
Permit referenced in Section 11.50 Subd. 11.
WX. Land Alteration. Any land disturbing activity, including: excavating, grading, digging, cutting, scraping,
clearing; removal of trees, filling or other change or movement of earth which may result in diversion of a
man-made or natural water course or Erosion of Sediments.
XY. Maximum Extent Practicable. Maximum Extent Practicable or MEP means the statutory standard (33
U.S.C. 1342(p)(3)(B)(iii)) that establishes the level of Pollutant reductions that the Permittee must achieve.
Determination of the appropriate BMPs required to satisfy the Land Alteration Permit requirements to the
MEP will be completed by the City Engineer.
YZ. New Development. All Construction Activity that is not defined as Redevelopment.
ZAA. NPDES. NPDES means the National Pollutant Discharge Elimination System as established pursuant to 33
USC § 1342 (b) to regulate Discharges of Pollutants to waters of the United States.
AABB. NPDES Permit. A NPDES stormwater discharge permit that is issued by the Minnesota Pollution Control
Agency (MPCA) to regulate Discharges of Pollutants to waters of the United States, whether the permit is
applicable on an individual, group or general area-wide basis.
BBCC. Owner. Any person having a sufficient proprietary interest in the land for which a permit is or may be
issued under this Section.
CCDD. Permit. A Land Alteration Permit or a Building Permit.
DDEE. Permittee. The holder of a Permit pursuant to this Section.
EEFF. Pollutant. Pollutant means: (i) toxic or hazardous substances, wastes, or contaminants (including, without
limitation, asbestos, urea formaldehyde, the group of organic compounds known as polychlorinated
biphenyls, petroleum products including gasoline, fuel oil, crude oil and various constituents of such
products, and any hazardous substance as defined in Comprehensive Environmental Response,
Compensation and Liability Act of 1980 (“CERCLA”), 42 U.S.C. §9601-9657, as amended); (ii)
substances that would require a permit for their Discharge into any water source or system or the air under
the Federal Water Pollution Control Act, 33 U.S. C. §1251 et Seq., or the Clean Air Act, 42 U.S.C.
§7401 et Seq.; (iii) hazardous substances, Pollutants or contaminates defined in Minnesota Statutes Chapter
115B; (iv) litter, yard waste, garbage, liquid and solid wastes, fertilizers, pesticides, herbicides, paints,
solvents, automotive fluids, wastes and residues that result from constructing a building or structure, and
(iv) any other similar state law or ordinance. A Pollutant of Concern is a Pollutant specifically identified in
a USEPA-approved Total Maximum Daily Load (TMDL) report as causing a water quality impairment.
FFGG. Redevelopment. Any Construction Activity where, prior to start of construction, the areas to be disturbed
have 15% or more of impervious surface(s).
GGHH. Retention Basin. A retention basin is a temporary or permanent natural or man-made structure, facility or
basin that provides for storage of Stormwater where water is allowed to empty through evapotranspiration,
Infiltration, Filtration or evaporation, including but not limited to wet, dry or National Urban Runoff
Program (NURP) ponds.
HHII. Root Zone. The area under a tree which is at and within the Drip Line of a Canopy of a Tree.
IIJJ. Saturated Soil. The highest seasonal elevation in the soil that is in a reduced chemical state because of soil
voids being filled with water. Saturated soil is evidenced by the presence of redoximorphic features or
other information.
JJKK. Sediment. The product of an Erosion process, including solid matter both mineral and organic, that is in
suspension, is being transported, or has been moved by water, air, gravity or ice and has come to rest on the
earth’s surface either above or below the normal water level.
KKLL. Sedimentation. The process or action of depositing Sediment.
LLMM. Significant Tree. Any living deciduous hardwood tree (except elm, willow, box elder and aspen)
measuring between 12 and 34 inches in Diameter or greater, or a coniferous tree measuring between 8 and
24 inches in Diameter or greater.
MMNN. Site. The area of Land within which Land Alteration occurs or is to occur.
NNOO. Stormwater. Any form of natural precipitation which causes water to runoff or flow from one place to
another and includes Stormwater runoff, snow melt runoff, and surface runoff and drainage.
OOPP. Stormwater Facility. A stationary and permanent Stormwater BMP designed, constructed and operated to
prevent or reduce the Discharge of Pollutants in Stormwater as well as structures built to collect, convey, or
store Stormwater, including but not limited to, inlets, pipes, storm drains, pumping facilities, Retention
Basins, Detention Basins, drainage channels, reservoirs, and other drainage structures.
PPQQ. Stormwater Management. The use of structural or non-structural practices that are designed to reduce the
movement of Stormwater, including Stormwater Discharge volumes, and peak flow Discharge rates.
QQRR. Stormwater Pollution Prevention Plan (SWPPP). A plan described in Subd. 8.E of this Section. A SWPPP
also refers to that SWPPP required by the MPCA under the NPDES Permit program to manage and reduce
the Discharge of Pollutants in Stormwater.
RRSS. Tree Trunk. The stem portion of a tree from the ground to the first branch thereof.
SSTT. Vegetated Swales. A vegetated earthen channel that conveys Stormwater while treating the Stormwater
with biofiltration. Such swales may be designed to pretreat surface runoff by removing Pollutants through
Filtration and Infiltration.
TTUU. WMZ. The WMZ (Wellhead Management Zone) is the area within a fifty (50) foot radius from any
municipal well.
Subd. 3. Permit Requirements and Exemptions.
A. Permit Required. Except as hereafter provided, it is unlawful for any person to use Land for, or to engage
directly or indirectly in, Land Alteration unless such person shall first have applied to and obtained from
the City, in the manner hereinafter provided, a Permit authorizing the same.
B. Single Family Dwelling. At a minimum, a person engaging in Land Alteration in connection with
construction of a Single Family Dwelling must obtain a Building Permit from the City. In addition, a Land
Alteration Permit may be required if the City Engineer or his/her designee determines that site conditions
require a Permit or if a Land Alteration Permit is required in other Sections of the City Code. The Permittee
who conducts Land Alterations pursuant to a Building Permit shall be required to comply with Subds. 5,
and 7 of this Section. In the event more than 10% of the Significant Trees on the Site are to be removed,
the Permittee shall also comply with Subd. 4 of this Section. Failure to comply with Subds. 4, 5, and 7 of
this Section if applicable, will subject the Permittee to the provisions of Subd. 7.J of this Section. The
application for the Building Permit shall include a Certificate of Survey, including a map of the Erosion
Control Measures which will be provided, and must be pre-approved in writing by the City. Single Family
Dwelling construction includes construction of a single family dwelling, garage, pool, addition, driveway
or deck.
C. General Exemptions. The following Land Alterations are exempt from the requirements for a Permit:
1. Any Land Alteration occurring pursuant to a Land Alteration or Building Permit which was
approved by the City prior to April 21, 2015 and which has not expired.
2. Movement of less than 100 cubic yards of earth.
3. For all lots except residential lots, the cutting, removal or killing of less than 10% of the
Significant Trees on any Land within a period of five years. For lots zoned rural, multi-family or
residential lots which are unplatted or platted prior to December 1, 1990, the cutting, removal or
killing of less than 10% of the Significant Trees or 1 Significant Tree, whichever is greater, on any
land within a period of five years.
4. Property within the TOD and TC zoning districts shall be exempt from the Tree Replacement Plan
Requirements provided in Subd. 4 below.
45. Any destruction or disruption of vegetation covering an area equal to or less than 10% of any
Land.
56. Installation of a fence, sign, telephone or electric poles and other posts or poles which result in less
than 1,000 square feet of exposed soil.
67. Home gardens, turf or an individual’s home landscaping, installation, repairs and/or maintenance
work.
78. Retaining walls less than four (4) feet in height and twenty-five (25) feet in length that are
constructed in a manner which does not change the existing Stormwater Drainage. This would
include a single or tiered retaining wall system.
89. Existing agricultural, horticultural or silvicultural operations.
910. Opening and closing graves.
1011. Emergency work to prevent or alleviate immediate dangers to life, limb, property or natural
resources. In such an event, if a Permit had been required but for the emergency, the obligations of
this Section shall apply and shall be performed at the earliest reasonable time thereafter.
1112. Excavations for tunnels, wells, utilities, trails, sidewalks, roads or other public work projects
which are undertaken by the City, unless the disturbance meets the criteria established in Subd. 6
of this Section.
D. Other Requirements. Neither this Section nor any administrative decision made under it exempts a
person from other requirements of this Code, from procuring permits required by other agencies (including
but not limited to the Watershed District, Hennepin County, Minnesota Pollution Control Agency (MPCA),
the Minnesota Department of Natural Resources (DNR) or the U.S. Army Corps of Engineers (USACE) or
from complying with the requirements and conditions of such permits. A copy of any permits related to
Wetlands, Land Alteration or Stormwater received from another federal, state or local authority must be
provided to the City Engineer prior to issuance of a Permit from the City.
Subd. 4. Tree Replacement Plan Requirements.
If a Significant Tree is removed as a part of a Land Alteration Permit or Building Permit for the redevelopment of a
lot previously platted and developed, the Significant Tree must be replaced with one (1) tree, subject to the
conditions on location, size, timing, health and source outilined below. Heritage Trees shall not be removed without
the written consent from the City, with possible replacement requirements as determined by City staff.
The issuance of a Land Alteration Permit or Building Permit in connection with (1) a preliminary plat application,
(2) a subdivision application resulting in the creation of one or more new development parcels, (3) a PUD or (4) a
site plan review shall be further subject to and conditioned upon compliance by the Permittee with the following:
A. Tree Inventory. A Tree Inventory certified by a registered land surveyor, landscape architect or forester
must be provided to the City Forester. The Tree Inventory must depict the following:
1. The size, species, condition and location on the Site of all Heritage Trees and Significant Trees.
On large wooded areas, forest mensuration methods may be used to determine the total Diameter
inches of trees outside the area of the proposed Land Alteration.
2. A list of Heritage Trees and Significant Trees which will be lost due to the proposed Land
Alteration. Heritage Trees and Significant Trees shall be considered lost as a result of:
a. grade change or Land Alteration, whether temporary or permanent, of greater than one
(1) foot measured vertically, affecting 60% (as measured on a horizontal plane) or more
of the tree's Root Zone;
b. utility construction (i.e., sewer, water, storm sewer, gas, electric, telephone and cable TV)
resulting in the cutting of 60% or more of the tree's roots within the Root Zone;
c. mechanical injury to the Tree Trunk of a Heritage Tree or Significant Tree causing loss
of more than 40% of the bark at any given Diameter location along the trunk; or,
d. compaction to a depth of 6 inches or more of 60% or more of the surface of the soil
within a Heritage or Significant Tree's Root Zone.
3. The number, type and size of trees required to be replaced pursuant to this Section.
4. The location of the replacement trees.
B. Tree Replacement/Restitution Requirements. The Permittee shall replace or pay restitution, or provide a
combination thereof, for Heritage Trees and Significant Trees lost or reasonably anticipated to be lost as a
result of Construction Activity or Land Alteration immediately upon the occurrence of a loss, whether the
loss occurs during Construction Activity, Land Alteration or thereafter, by the Permittee, his agent, or
successor in interest by planting that number of trees (Replacement Trees) determined in accordance with
the following formulacriteria:
1. Replacement
Significant Tree replacement formula:
A = Total Diameter Inches of Significant Trees Lost as a Result of the Land Alteration
Formatted: Left, Space After: 10 pt, Line
spacing: Multiple 1.15 li, Tab stops: Not at -1"
+ -0.5" + 0" + 0.5" + 1" + 1.5" + 2" +
2.5" + 3" + 3.5" + 4" + 4.5" + 5" + 5.5" +
6" + 6.5"
Formatted: Font: Not Bold
Formatted: List Paragraph, Numbered + Level:
1 + Numbering Style: 1, 2, 3, … + Start at: 1 +
Alignment: Left + Aligned at: 0.5" + Indent at:
0.75"
Formatted: List Paragraph, Indent: Left:
0.75", First line: 0"
Formatted: List Paragraph, Indent: Left: 0",
First line: 0"
Formatted: Font: (Default) Times New Roman,
10 pt
B = Total Diameter Inches of Significant Trees Situated on the Land
C = Tree Replacement Constant (1.330.5)
D = Replacement Trees (Number of Caliper Inches)
[(A/B) x C] x A = D
EXAMPLE
A = 337
B = 943
C = 1.330.5
D = 16060
[(337/943) x 1.330.5] x 337 = 16060
Heritage trees that are lost or damaged are to be replaced at a ratio of 2 caliper inches per Diameter-inch.
Heritage Tree replacement must include a minimum of 20% replacement trees equal to or greater than 4
caliper inches. In the case that a Heritage tree is saved, the total amount of Diameter-inches may be
subtracted from the replacement requirement.
2. Restitution
For every one (1) caliper inch of replacement tree requirement not met with plantings, the Permittee
must provide restitution to the City in the amount required in the adopted fee schedule at the time of
issuance of the Land Alteration Permit.
The trees required to be replaced pursuant to this Section shall be in addition to any other trees required to be
planted pursuant to any other provision of the Code. A Financial Security is required as described in Subdivision 12
of this Section.
C. Location of Replacement Trees. Replacement Trees shall be planted in one or more of the following
areas on the Land:
1. Restoration areas including steep slopes.
2. Outlots or common areas.
3. Buffer zones between different land uses and/or activities.
4. Project entrance areas.
5. Wetland Buffer Areas
6. Stormwater BMPs designed according to Subd. 6.
7. Any other part of the Land except areas dedicated or conveyed to the City, unless the City
consents in writing.
D. Sizes and Types of Replacement Trees. Replacement Trees must be no less than the following sizes:
1. Deciduous trees - no less than three two and one half (32.5) Caliper Inches.
2. Coniferous trees - no less than seven six (76) feet high.
On steep slopes (i.e., greater than 3:1) deciduous trees may be two (2) Caliper Inches and coniferous trees
may be six (6) feet in height.
Replacement Trees shall be of a species similar to the trees which are lost and shall be pre-approved in
writing by the City.
E. Time to Perform. Replacement trees shall be planted not less than 18 months after the date of issuance of
the Permit.
F. Missing, Dead or Unhealthy Trees. Any Replacement Tree which is not alive or healthy one (1) year
after the date that the last Replacement Tree has been planted shall be removed and a new healthy tree of
Formatted: Indent: Left: 0.5"
Formatted: List Paragraph, Numbered + Level:
1 + Numbering Style: 1, 2, 3, … + Start at: 1 +
Alignment: Left + Aligned at: 0.5" + Indent at:
0.75"
Formatted: Font: (Default) Times New Roman,
10 pt
Formatted: Indent: Left: 0.75"
Formatted: Font: (Default) Times New Roman,
10 pt
Formatted: Indent: Left: 0"
the same size and species shall be planted in place of the removed tree. All such plantings shall occur
within one year of the date the tree qualifies as dead, unhealthy or missing.
G. Sources of Trees. Replacement trees shall consist of "certified nursery stock" as defined by Minnesota
Statutes Section 18.46.
Trees planted in place of missing, dead, or unhealthy Replacement Trees shall consist only of “certified
nursery stock” as defined by Minnesota Statutes, Section 18.46.
H. Exceptions. The provisions of Subd. 4 shall not apply to the cutting of trees planted and grown by the
owner or owner's predecessor on real estate which on April 17, 1990 was classified as Class 2b property
according to Minnesota Statutes 1989 Supplement, Section 273.13, Subd. 23(b) because it was as of such
date real estate, rural in character, and used exclusively for growing trees for timber, lumber, wood and
wood products as described in clause (1) of said Subd. 23(b).
1
PROJECT PROFILE – OCTOBER 10, 2016
PLANNING COMMISSION – OCTOBER 10, 2016
1. CODE AMENDMENT RELATED TO COMMERCIAL KENNELS (2016-13) (STEVE)
Public Hearing amending City Code, Chapter 11 to address commercial kennels.
Contact: Steve Durham, 952-949-8491
Application Info Planning Commission City Council
Date Submitted 09-19-16
Date Complete N/A
120 Day Deadline N/A
Initial DRC review N/A
Notice to Paper Date 09-22-16
Resident Notice Date N/A
Meeting Date 10-10-16
Notice to Paper Date 00/00/15
Resident Notice Date N/A
1st Meeting Date 00/00/15
2nd Meeting Date
2. CODE AMENDMENT RELATED TO AUTOMOTIVE SERVICE (2016-14) (STEVE)
Public Hearing amending City Code, Chapter 11, to address automotive services
Contact: Steve Durham, 952-949-8491
Application Info Planning Commission City Council
Date Submitted 09-19-16
Date Complete N/A
120 Day Deadline N/A
Initial DRC review N/A
Notice to Paper Date 09-22-16
Resident Notice Date N/A
Meeting Date 10-10-16
Notice to Paper Date 00/00/15
Resident Notice Date N/A
1st Meeting Date 00/00/15
2nd Meeting Date
3. CODE AMENDMENT RELATED TO SCREENING & LANDSCAPE (2016-15) (JULIE)
Public Hearing amending City Code, Chapter 11, relating to screening and landscape requirements
Contact: Julie Klima, 952-949-8489
Application Info Planning Commission City Council
Date Submitted 09-19-16
Date Complete N/A
120 Day Deadline N/A
Initial DRC review N/A
Notice to Paper Date 09-22-16
Resident Notice Date N/A
Meeting Date 10-10-16
Notice to Paper Date 00/00/15
Resident Notice Date N/A
1st Meeting Date 00/00/15
2nd Meeting Date
4. CODE AMENDMENT RELATED TO TREE REPLACEMENT (2016-16) (JULIE)
Public Hearing amending City Code, Chapter 11relating to tree replacement requirement
Contact: Julie Klima, 952-949-8489
Application Info Planning Commission City Council
Date Submitted 09-19-16
Date Complete N/A
120 Day Deadline N/A
Initial DRC review N/A
Notice to Paper Date 09-22-16
Resident Notice Date N/A
Meeting Date 10-10-16
Notice to Paper Date 00/00/15
Resident Notice Date N/A
1st Meeting Date 00/00/15
2nd Meeting Date
2
CONSERVATION COMMISSION – OCTOBER 11, 2016
HERITAGE PRESERVATION COMMISSION – OCTOBER 17, 2016
JOINT MEETING WITH EP HISTORICAL SOCIETY AT
CUMMINS GRILL HOUSE -13600 PIONNER TRAIL
CITY COUNCIL CONSENT – OCTOBER 18, 2016
1. CODE AMENDMENT RELATED TO LOADING FACILITIES, MECHANICAL
EQUIPMENT, SITE LIGHTING AND TRASH AND RECYCLING ENCLOSURES (BETH)
Public hearing to amend City Code Chapter 11, relating to loading facilities, mechanical equipment screening,
site lighting, and architectural requirements for trash and recycling enclosures.
Contact: Beth Novak-Krebs, 952-949-8490
Application Info Planning Commission City Council
Date Submitted N/A
Date Complete N/A
120 Day Deadline N/A
Initial DRC review N/A
Notice to Paper Date 11/19/15
Resident Notice Date N/A
Meeting Date 12/07/15
Notice to Paper Date 00/00/15
Resident Notice Date N/A
1st Meeting Date 10/04/16
2nd Meeting Date 10/18/16
PLANNING COMMISSION – OCTOBER 24, 2016
1. CODE AMENDMENT RELATED TO BUILDING MATERIALS & ARCHITECTURE
(2016-17) (JULIE)
Public Hearing amending City Code, Chapter 11 relating to Building Materials & Architecture
Contact: Julie Klima, 952-949-8489
Application Info Planning Commission City Council
Date Submitted 09/30/16
Date Complete N/A
120 Day Deadline N/A
Initial DRC
review
N/A
Notice to Paper Date 10/06/16
Resident Notice Date N/A
Meeting Date 10/24/16
Notice to Paper Date 00/00/15
Resident Notice Date N/A
1st Meeting Date 00/00/15
2nd Meeting Date
CITY COUNCIL PUBLIC HEARING – NOVEMBER 1, 2016
PLANNING COMMISSION – NOVEMBER 14, 2016
3
CITY COUNCIL CONSENT – TBD
1. PRAIRIE BLUFFS SENIOR LIVING (2015-17) by Albert Miller (BETH)
Proposal to develop a 3 and 4 story, 138 unit senior housing and assisted living project
Location: 10217, 10220, 10240, 10280 Hennepin Town Road and two additional parcels
(PID 36-116-22-11-0026 & 36-116-22-11-0003)
Contact: Albert Miller – 612-386-6260
Request for:
• Guide Plan Change from Low Density Residential and Office to High Density
Residential on 4.74 acres.
• Planned Unit Development Concept Review on 4.74 acres
• Planned Unit Development District Review with waivers on 4.74 acres
• Zoning District Change from Rural and Office to RM-2.5 on 4.74 acres
• Site Plan Review on 4.74 acres
• Preliminary Plat of six lots into one lot and one outlot on 4.74 acres
Application Info Planning Commission City Council
Date Submitted 07/13/16
Date Complete 08/02/16
120 Day Deadline 11/30/16
Initial DRC review 07/28/16
Notice to Paper Date 08/04/16
Resident Notice Date 08/05/16
Meeting Date 08/22/16
Notice to Paper Date 09/22/16
Resident Notice Date 09/23/16
1st Meeting Date 10/4/16
2nd Meeting Date
IN BUT NOT SCHEDULED
1. SOUTHWEST STATION PUD AMENDMENT (2015-23) by SW Metro Transit Commission
(JULIE)
Proposal for additional parking structure at southwest station
Contact: Julie Klima, 952-949-8489
Request for:
• Planned Unit Development District Review with waivers on 11.38 acres
• Zoning District Amendment within the Commercial Regional Service Zoning District on
11.38 acres
• Site Plan Review on 11.38 acres
Application Info Planning Commission City Council
Date Submitted 00/00/15
Date Complete 00/00/15
120 Day Deadline 00/00/15
Initial DRC review 00/00/15
Notice to Paper Date 11/19/15
Resident Notice Date 11/20/15
Meeting Date 12/07/15
Notice to Paper Date 12/17/15
Resident Notice Date 12/18/15
1st Meeting Date 01/05/16
2nd Meeting Date
4
2. MARTIN BLU TRAIL (2015-21) by Eden Prairie Development, LLC (JULIE)
Proposal for relocation of a trail.
Location: 14301 Martin Drive
Contact: Rob Bader, 952-540-8643
Request to:
• Amend Development Agreement to reflect revised trail location within the Martin Blu
project
Application Info Planning Commission City Council
Date Submitted 10/28/15
Date Complete 10/28/15
120 Day Deadline N/A
Initial DRC review 11/05/15
Notice to Paper Date 11/19/15
Resident Notice Date 11/20/15
Meeting Date 12/07/15
Notice to Paper Date 12/17/15
Resident Notice Date 12/18/15
1st Meeting Date 01/05/16
2nd Meeting Date
3. HY-VEE CONVENIENCE STORE (2016-11) by Hy-Vee, Inc. (BETH)
Proposal to construct a 7,905 square foot convenience store with gas pumps and drive thru for a coffee shop
Location: Northwest corner of the intersection of Pioneer Trail and Hennepin Town Road.
Contact: John Brehm – 515-267-2800, jbrehm@hy-vee.com
Request for:
• Planned Unit Development District Review with waivers on 3.96 acres
• Site Plan Review on 3.96 acres
• Preliminary Plat to combine one lot and one outlot on 3.96 acres
Application Info Planning Commission City Council
Date Submitted 08/26/16
Date Complete 00/00/16
120 Day Deadline 00/00/16
Initial DRC review 09/01/16
Notice to Paper Date 00/00/16
Resident Notice Date 00/00/16
Meeting Date 00/00/16
Notice to Paper Date 00/00/16
Resident Notice Date 00/00/16
1st Meeting Date 00/00/16
2nd Meeting Date 00/00/16
4. PRESTIGE DAYCARE (2016-12) by Shingobee (ANGIE)
Proposal to construct a daycare facility
Location: 15219 Pioneer Trail – Southeast Quadrant of Mitchell/Spring Rd & Pioneer Trl
Contact: Stacy Gleason 763-479-5647, sgleason@shingobee.com
Request for:
• Site Plan Review on 3 acres of un-platted land within the 35 acre parcel
Application Info Planning Commission City Council
Date Submitted 08/26/16
Date Complete 09/13/16
120 Day Deadline 01/11/17
Initial DRC review 09/01/16
Notice to Paper Date 00/00/16
Resident Notice Date 00/00/16
Meeting Date 00/00/16
Notice to Paper Date 00/00/16
Resident Notice Date 00/00/16
1st Meeting Date 00/00/16
2nd Meeting Date 00/00/16
5
APPROVED VARIANCES
TELECOMMUNICATION PROJECTS