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Home My WebLink About2011-07-05 PC Packet AGENDA MAPLEWOOD PLANNING COMMISSION Tuesday, July 5, 2011 7:00 PM City Hall Council Chambers 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. June 7, 2011 5. Public Hearings a. 7:00 p.m. or Later: Conditional Use Permit for South Metro Human Services, 1111 Viking Drive b. 7:00 p.m. or Later: Conditional Use Permit for the Former Corner Kick Soccer Center Building, 1357 Cope Avenue 6. New Business 7. Unfinished Business 8. Visitor Presentations 9. Commission Presentations a. Commissioner report for the city council meeting of June 13, 2011. Commissioner Desai attended. The Fleet Inc, CUP for car sales and the Ferndale StreeUyth Street vacations were discussed. b. Commissioner report for the city council meeting of June 27, 2011. Commissioner Yarwood attended. The Eldridge Fields preliminary pian and the Chicken Ordinance were discussed. c. Upcoming City Council Meeting of July 11, 2011. Commissioner Nuss is scheduled to attend. At this time there are no anticipated items for review. d. Upcoming City Council Meeting of July 25, 2011. Commissioner Bierbaum is scheduled to attend. The anticipated items for review are the South Metro Human Services CUP and the CUP to remodel the Former Corner Kick Building. 10. Staff Presentations 11. Adjournment DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JUNE 7, 2011 1. CALL TO ORDER A meeting of the Commission was held in the City Hall Council Chambers and was called to order at 7:00 p.m. by Chairperson Fischer. 2. ROLL CALL AI Bierbaum, Commissioner Joseph Boeser, Commissioner Tushar Desai,Commissioner Lorraine Fischer, Chairperson Robert Martin, Commissioner Tanya Nuss, Commissioner Gary Pearson, Commissioner Dale Trippler, Commissioner Jeremy Yarwood, Commissioner Present Present Present Present Present Pres~nt /. P'Fes~nt "'.,,?'i<> . Present . " Present::"" ~<> 3. Michael Martin, Planner: ;/ Steve Kummer, CitY;E~9inee( \. \ <._~,:'" <\.> ',':'''. \\{<> ---j APPROVAL OF AGENDA //)) \< - '. '--;~:'~>-___"/~::"':~--':::--:7:-:\) Commissioner Pearson movedto~bP;:~velh'€l aQenda as submitted. .f/'---~"::>::: ."~> Seconded by Commisslb6er Tri~~Jer:'/ ~<~:~-.,~. //j " '.""/ "0/ Ayes-All Staff Present: The motion passed. 4. APPROVAL OF MINUTES Approval of May 17, 2011 Minutes Commissioner Desai moved to approve the Mav 17. 2011. minutes as submitted. Seconded by Commissioner Trippler. Ayes -Chairperson Fischer, Commissioners Bierbaum Boeser, Desai, Martin & Pearson Abstention - Commissioner's Nuss, Trippler & Yarwood The motion passed. June 7, 2011 Planning Commission Meeting Minutes 1 5. PUBLIC HEARING a. 7:00 p.m. or later Preliminary Plat for Eldridge Fields Single Dwelling Development on Eldridge Street i. Planner, Michael Martin gave the report .and answered questions of the commission. ii. City Engineer, Steve Kummer gave further information to the commission. The applicant Keith Frank, Frank Construction addressed the commission. Chairperson Fischer opened the public hearing. No one came forward to address the commission. Chairperson Fischer closed the public hearing. Commissioner Boeser moved to approve Keith Frank's preliminarv plat date-stamped Mav 9. 2011. for the Eldridae Fields plat to be located alona the existina Eldridae Avenue riiJht-of-wav. west of Prosperitv Avenue and east of John Glenn Junior..Hiah School. Approval is subiect to the followina conditions: . <i"" <-\f1~\:~ a. Have the city engineer approve final constructi9~7and'ebgineering plans. Theseplans shall comply with all requirements as specifiedil')tth~ city engih~ering department's May 23, 2011, engineering plan review including the devel~e.e~d€h'tering irito a development agreement with the city, extending the sanitary sewer/!'l~in t6;t6'~ east to allow for future service to the vacant lot on the north side of Eldridge Aven~~;'~nd the;construction of a swale on the John Glenn property to direct the storm wat~rfl~w ~X?~>'<0:j (;?"-;'::~: \-c'." b. Revise the plat to show a d,~(r1~ged~!'lcj~tlli!y easement for the storm sewer pipe and the two rainwater gardens over Lots2'l'ln4i3;,,:Blq~1( 2. ::(6~2:fC[C~:c:<:%> c. Prior to final plat aPPEQval, th'e(f?I1b~ing must be submitted for city staff approval: . , il 1) Homeowner's association..clOcuments to ensure the maintenance of the rainwater ,;.:>/./ gardens, retaining walls,jand trees. 2) A tree preservation plan showing the replacement of all significant trees as required by ordinance. The tree plan must inventory all significant trees located within the area to be developed and reflect which of those are to be removed. 3) Revised landscape plan which includes 12 additional evergreen trees. The additional evergreen trees should be 6 feet in height and should be staggered every 15 feet along the west and south property lines of the southern lots. The landscape plan needs to specify the species, size and number of trees replaced in order to determine in the tree replacement requirements are being met. d. Have Xcel Energy install two street lights as follows: 1) at the intersection of Prosperity Avenue and Eldridge Avenue; and 2) at the end of the Eldridge Avenue cul-de-sac. The exact location and type of light shall be subject to the city engineer's approval. e. Record all easements and owners association agreements with the final plat. Seconded by Commissioner Yarwood. Ayes - Chairperson Fischer, June 7, 2011 Planning Commission Meeting Minutes 2 Commissioner's Bierbaum, Boeser, Desai, Martin, Pearson Trippler, & Yarwood. Abstention - Commissioner Nuss The motion passed. Commissioner Nuss abstained because she didn't agree with requirement in condition c. 1) Homeowner's association documents to ensure the maintenance of the rainwater gardens, retaining walls, and trees. 6. NEW BUSINESS a. Annual Election of Chair and Vice Chair Commissioner Nuss moved to nominate Commissioner Fischer as Chairperson. Seconded by Commissioner Desai. Ayes -Commissioner's Bierbaum, Boeser, Desai, Martin, Nuss, Pearson, Trippler & Yarwood Abstention - Chairperson Fischer The motion passed. \~<:>'~:':':.:." \\ \'\" ~.:> (( "jL \< Commissioner Boeser movedld-rl'omirratlCommissioner Desai as Vice Chairperson. <(UY"'''''''<,C'\ -'Z'~::::" Seconded by Chairpe"n Fis2~'8r.'v "cz). hJ - '<>~_ //v \)0:<'/ ""'.:,." 'v' Ayes - Chairperson Fischer, Commissioner's Bierbaum, Boeser, Martin, Nuss, Pearson, Trippler & Yarwood Abstention - Commissioner Desai The motion passed. 7. UNFINISHED BUSINESS None. 8. VISITOR PRESENTATIONS a. Councilmember Marv Koppen thanked the commission for their continued hard work. 9. COMMISSION PRESENTATIONS June 7, 2011 Planning Commission Meeting Minutes 3 a. Commissioner report at the city council meeting of May 23, 2011. Commissioner Boeser was scheduled to attend to fill in for Commissioner Trippler. The CIP was discussed. b. Upcoming City Council Meeting of June 13, 2011. Commissioner Desai is scheduled to attend. At this time, the anticipated items for review are the Fleet Inc., CUP request and the vacations of Ferndale Street and ih Street at the Maplewood Nature Center. Planner Martin stated the second p/annina commission meetina in June will be canceled but there wi" be a p/annina commission meetinaTuesdav. Julv5. 2011. 10. STAFF PRESENTATIONS a. Living Streets Task Force i. Planner, Michael Martin gave a brief report and requested a volunteer to serve on the Living Streets Task Force. />;' Commissioner Nuss volunteered to serve on th~~i~i;~g Streets Task Force. </i<<~~>. '</ 11. ADJOURNMENT Chairperson Fischer adjourned the June 7, 2011 Planning Commission Meeting Minutes 4 MEMORANDUM TO: FROM: James Antonen, City Manager Tom Ekstrand, Senior Planner Chuck Ahl, Assistant City Manager Conditional Use Permit, Design Review and Parking Reduction Authorization for South Metro Human Services Mental Health Care Facility (Simple-majority vote required for approval) 1111 Viking Drive June 29, 2011 SUBJECT: LOCATION: DATE: INTRODUCTION Request South Metro Human Services is requesting approval of a conditional use permit (CUP) to operate the Community Foundations program, a mental health care facility with temporary housing for 16 patients, at the former Ethan Allen furniture store located at 1111 Viking Drive. The proposed therapeutic treatment facility would have 16 transitional housing units as well as space for counseling, clinical and office purposes. The city ordinance requires a CUP for the housing portion of this proposal. The counseling, clinic and office uses are allowed by ordinance. In addition to the CUP, the applicant has also requested: . Approval of design plans to remodel the building exterior and add landscaping. . Approval of a parking waiver for 21 parking spaces. The city code requires 39 parking spaces for this use. There would be 18 spaces provided. Plannina Commission Action Reauired The planning commission should review the CUP. The community design review board (CDRB) has already acted on the design plans and parking reduction. Project Description The proposed facility would include: . 16 single room dwellings for clients requiring continuous care and supervision. Each dwelling space would have a kitchenette and bathroom in addition to a studio-style sleeping room. . Two lounges and private secure patio to encourage clients to participate in group activities. . A licensed commercial kitchen with a communal dining area to accommodate up to 20 people. 1 . 8-10 offices for professional staff to alternately be used as offices and counseling spaces. . Multiple conference rooms for meetings and group therapy trainings. . Interior common spaces that can be observed from the Business/Reception Office, Conference Room and one private office. Access to the building would be controlled and supervised by the Business/Reception Office. . Native exterior landscaping and parking lot to accommodate 16-18 vehicles. . Secure back entrance and loading dock accessible to commercial kitchen. BACKGROUND April 26, 2011: The CDRB moved to approve the design and landscaping changes and to recommend approval of the parking waiver. DISCUSSION Neighbor's Comments Staff sent a questionnaire to the surrounding property owners within 500 feet of this property for their comments about this proposal. Eleven persons responded. Some were beyond the 500 foot mailing radius. The following are the questions and comments we received: . A commercial neiqhbor was concerned that the applicant mav complain about the nearbv commercial activitv and commotion. Staff feels that the applicant would be aware of the nature of this neighborhood being a commercial and light industrial area. Trucking noise and such business activity should be expected to occur. . What will be the affect on propertv values? The county assessor's office does not feel that the proposed use would affect the property values of homes since they are not in close proximity to this site. . Miqht patients of the facilitv have criminal records? According to the applicant's written reply, this is a potential. . Miaht patients be sex offenders? The applicant has responded their program is not a program for sex offenders. . Miqht patients be danaerous? The applicant has responded that this is an untrue stigma and not the case. . Will patients be free to leave and exit the facilitv? Yes they will. . Will the applicant wish to expand this facilitv in the future? The applicant does not feel this is likely since they are limited to serving 16 persons at a time. 2 . Will the area children be safe? The applicant states that they do not recall any incidents involving their facilities and youth in those neighborhoods. . If this is approved. will it hinder the future redevelopment of this area? Staff does not see that this use would impact any future redevelopment efforts should that come about. . Has there been anv record of clients harminq others in their current neiahborhoods? The applicant feels their residents are more vulnerable to any harm than the other way around. . Is there Section 8 housina pro.posed near Countv Road C and Hiqhwav 61 west of the park and ride? No, there is no such proposal. Furthermore, there is no proposal for any sort of development in that area. . What are the notification rules? Several residents commented/complained that they were not notified directly of this proposal. State law requires that we notify to a distance of 350 feet. The city's policy is to notify to a distance of 500 feet from the proposed site. We also posted a "Proposed Development" sign on the subject property to additionally inform neighbors that something is being proposed. We are happy that those who lived beyond our already increased mailing radius commented by email or phone call to give us their comments about this proposal. . The aualitv of the staff in such facilities is tvpicallv low. What is the staff like? The applicant explains that their staff "are on site 24/7 and fully credentialed and have years of experience working with the population we serve." . Patients of this facilitv mav aet hit on the busv hiahwavs like deer. This is one neighbors concern. Staff has no comment. . Whv doesn't the applicant renovate one of their existina facilities rather than open this one? This is the applicant's choice. Staff has no comment. . . I don't want this in mv backvard. Staff has no comment to this statement. Staff Comments Enqineerina Department John Jarosch, staff engineer, reviewed this proposal and has the following list of requirements for this proposal: 1. An exterior site plan shall be submitted for approval detailing the extents of all exterior improvements including pavement removals, new pavement areas, proposed grading, erosion control, drainage flow arrows, and permanent stabilization of all disturbed areas. 2. The developer shall provide information regarding the change in impervious areas (paved areas, patio, etc.) on the exterior of the site. If there is an increase in impervious areas on the site, additional measures may be required to reduce the volume of storm-water runoff. 3. The developer shall provide flow rate information for the increase in sanitary sewer usage from the proposed development. . 3 4. The developer shall submit plans to Saint Paul Regional Water Service for the water service upgrades to ensure their standards are met. 5. The developer shall submit plans detailing the water and sewer service connections to the main-lines. These plans shall include detail regarding the size, depth, slope, and location of the proposed services. 6. The developer shall submit plans detailing the restoration of Gervais Avenue after the installation of the new services. The restoration of Gervais Avenue will be subject to the requirements of the City of Maplewood's Right-of-Way ordinance. 7. The developer shall submit a traffic control plan detailing how traffic will be detoured around Gervais Avenue during the installation of sanitary and water services. 8. The owner and project engineer shall satisfy the requirements of all other permitting agencies. Buildinq Official Dave Fisher, the Maplewood Building Official, had the following comments: . The city will require a complete building code analysis from a design professional. This will include items such as fire separation, exiting, occupant loads, bathroom counts and any updates resulting from this change in use. . Building/construction plans are required by a registered design professional. . Verification that the mechanical system meets code requirements is required. . Verification of adequate bathroom facilities is required. . The building is required to have an automatic fire suppression system. Verify that the coverage is adequate for this use. . Provide a fire alarm system. Verify these requirements with Butch Gervais, the Maplewood Assistant Fire Chief/Fire Marshal. . Handicap-accessible parking is required. . A handicap-accessible elevator is required. . The contractor shall have a pre-construction meeting with the city staff. Assistant Fire Chief/Fire Marshal . Install fire protection per code requirements. . Install fire alarm per code requirements. . Any doors that are locked 24/7 so people can't leave the facility must operate according to code if any fire alarms are activated. 4 . There shall be proper exit signs and emergency lights. . A fire department lock box shall be installed. . The sprinkler-control room needs to be clearly marked. . The alarm-control room needs to be clearly marked. . If there is any area where biohazard is being stored it must be clearly marked. These are areas where biohazard materials and sharp containers are stored. Police One of the findings for approval of a CUP that the city ordinance requires is that the proposed use must not create excessive additional costs for public services. When staff first reviewed this proposal, we recommended denial of the CUP since we were anticipating more than a normal amount of police calls to the proposed facility. Staff and the applicant then spent the next several weeks looking further into the number and the nature of such police calls to the applicant's existing facilities. The applicant provided data from two additional facilities for a better analysis as to the number and type of police calls that could be anticipated by the proposed Maplewood clinic. The additional facilities reviewed were the ReEntry House in Minneapolis, a 16-bed facility and the Carlson Drake House in Bloomington, a 12-bed facility. Both of these facilities are operated by the director of clinical services with South Metro Human Services. Refer to the attached letter from Mr. Tercy M. Schneider and the Minneapolis Police Department Calls For Service Report. In his letter, Mr. Schneider provided data that both of these facilities generated 30 to 40 calls per year. Chief Thomalla checked on the applicant's data and verified those figures were accurate. Please refer to Chief Thomalla's memo dated June 28, 2011. Staff's solution is, since the city will be providing police service at somewhat of a higher occurrence than other businesses and clinics, it would be reasonable to require that the applicant pay for this increased cost for police service. Staff has worked out an agreement for the applicant to pay an assessment totaling $10,000 over a ten year period to offset this increase in public service cost to the city. After ten years, the agreement would end and there would be no further special assessment. Based on this agreement, staff is satisfied that the CUP requirement for "no excessive additional costs for public services" would be met. Citv Attornev State and federal laws, such as the Fair Housing Act, protect such facilities from arbitracy and capricious treatment by a city. The planning commission's recommendation must be based on the findings for approval from the city ordinance and not based on any speculation about the proposed use. Under Minnesota Law, Section 245A.11, the use as proposed cannot be denied on zoning grounds: Subdivision 3. Permitted multifamily residential use. Unless otherwise provided in any town, municipal, or county zoning regulation, a licensed residential program with a licensed capacity of seven to 16 persons shall be considered a permitted multifamily residential use of property for the purposes of zoning and other land use 5 regulations. A town, municipal, or county zoning authority may require a conditional use or special use permit to assure proper maintenance and operation of a residentia(program. Conditions imposed on the residential program must not be more restrictive than those imposed on other conditional uses or special uses of residential property in the same zones, unless the additional conditions are necessary to protect the health and safety of the persons being served by the program. Nothing in this chapter shall be construed to exclude or prohibit residential programs from single-family zones if otherwise permitted by local zoning regulations. CUP Findings for Approval The zoning ordinance requires that, in order to approve a CUP, the city council determine that all nine "standards" for CUP approval must be met. These state that it must be determined by the city that the proposed use would: . Comply with the city's comprehensive plan and zoning code. . Maintain the existing or planned character of the neighborhood. . Not depreciate property values. . Not cause any disturbance or nuisance. . Not cause excessive traffic. . Be served by adequate public facilities and pOlicelfire protection. . Not create excessive additional costs for public services. . Maximize and preserve the site's natural and scenic features. . Not cause adverse environmental effects. The proposed use would meet these criteria. As discussed above, after a further analysis about potential police calls and the applicant's agreement to pay an assessment for such police service calls, staff is satisfied that there would be no excessive additional costs for public services. RECOMMENDATION 1. Adopt the resolution approving a conditional use permit for a 16-room transitional housing facility in conjunction with a proposed mental health care clinic at 1111 Viking Drive. Approval is based on the findings required by ordinance and subject to the following conditions: a. All construction shall follow the site plan approved by the city. Staff may approve minor changes. b. The proposed use must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. c. The city council shall review this permit in one year. d. Before the applicant obtains a building permit, they shall sign an agreement with the city agreeing to pay an annual assessment of $1 ,000 per year for ten years to defray the cost of police calls to the facility. e. Additional housing units cannot be added without a revision of this permit. 6 f. The applicant shall provide on-site staffing 24 hours a day and 365 days a year. 2. Approve the plans date-stamped March 17,2011 for the proposed building, site and landscaping improvements to the former Ethan Allen Building, located at 1111 Viking Drive. Approval is based on the findings required by ordinance and subject to the applicant doing the following: a. Revise the site plan to reduce the amount of paving from the on-site impervious surface to under 60 percent of the total site. The applicant shall submit this revised site plan to staff prior to getting a building permit. . b. The applicant shall comply with the requirements of the building official and assistant fire fire chief and those in the city's engineering report prepared by Jon Jarosch, staff engineer. c. As required by ordinance, if outdoor trash storage is used in the future, the applicant must provide a screening enclosure to keep the dumpster in. The location and design plans shall be subject to staff approval. d. The applicant shall provide a site landscaping plan and work with city staff to soften the feel of the building on all four sides, prior to getting a building permit. e. The applicant shall remove the existing pylon sign and add one additional parking stall in that space, prior to occupancy. f. The applicant shall provide cash escrow or an irrevocable letter of credit in the amount of 150 percent of the cost of the landscaping and other site improvements that may not be installed by occupancy. An irrevocable letter of credit shall include the following provisions: . The letter of credit must clearly indicate that it is an irrevocable letter of credit in the name of the City of Maplewood, payable on demand. . The letter of credit shall have a stipulation indicating automatic renewal, with notification to the city by certified mail a minimum of 60 days prior to its expiration. 3. Approval of a parking waiver to have 21 parking stalls fewer than are required by city ordinance. This approval is based on the applicant's parking needs for six staff, one transport vehicle and occasional visitors. If a parking shortage develops, the applicant shall provide more parking spaces on the site or gain them by lease agreement from neighboring properties. Staff shall approve any revision to the available parking either by site plan revision or by parking agreement with neighbors. 7 CITIZEN COMMENTS Staff surveyed the owners of the 18 properties within 500 feet of the proposed facility. Staff received replies from others in neighborhood beyond this mailing radius as well. In all, staff received 11 replies, two were in favor, five were opposed and four gave comments or raised questions, but took no stance either for or against the proposal. In Favor 1. We have no objections to this proposal. (Second Harvest Heartland) 2. I am fine with the proposed facility, however, our building is an active warehouse facility with many trucks and noise next door to this facility. Trucks also use the road right next to the proposed facility. This has never been an issue in the past as the building was for retail. If used as a residential facility, I would not want complaints of noise and truck traffic to impact on our building being used as it always has been-an active warehouse. I hope those considering this location for residential purposes fully acknowledge this in seeking this change. (Eric Larson) Opposed 1. We do not want a mental house too close to our home. It will affect property values and could have other problems too. (Pisanu and Vipa Sukhtipyaroge) 2. Some neighbors and I have the following concerns: . Have any of the potential clients ever been convicted of a serious crime? . Are any of the clients sex offenders? . Are the clients dangerous? . Will the clients be confined to the facility? Will they be taking walks outside or around the neighborhood? Will family members be visiting hence talking walks outside? . If approved will the facility want to expand making the facility closer to the neighborhood? . We are concerned that having such a facility so close to the neighborhood might impact resale value on homes? . We have a young child in our household and we are very worried about having such a facility so close to our house. We never would have built a house knowing that a Mental Health Treatment Facility was so close. We feel that such a facility. would be better suited somewhere else. There are approximately 37 children in the neighborhood (Cypress, Sextant, Demont and Adele Streets) and a daycare located in the neighborhood on Cypress. We are vecy concerned for the children in the neighborhood. (Kelly Ubel) 3. Refer to the two emails from Becky Bergerson. 8 4. Refer to the email reply from Kathy Kleve. 5. Refer to the email reply from Richard Kleve. Comments, Questions and Concerns (these replies were neither for nor against) 1. If this is allowed, would it help to set the character of the neighborhood more so than it is now and make it more difficult for any neighborhood redevelopment? What kind of security would the facility have? (Huey's Saloon and Grill) 2. Since 1987 (when they started) have they had any serious problems with people getting lose or harming anyone outside of their property? (Eugene and Jeannette Kern) 3. Much to my surprise I was informed by a neighbor tonight that there is Section 8 housing going in across from the park and ride on County Road C and 61 next to the trailer park. In addition I have heard but not confirmed that the old Ethan Allen building by Huey's may be a new location for people with issues in transition. As a Maplewood community member for 17 years this is of great concern to me. This would mean on one big block there would be Section 8, a trailer park and whatever may be going into Ethan Allen. (Bonnie and Dan Keran) 4. I run a family based daycare out of my home. I am concerned about how available the residents would be to the neighborhood. If they would have access to Kohlman Park and be able to roam through the neighborhood. Would any sexual predators be part of the rehabilitation program? When is the proposed date for the facility to open? How would this affect the value of our homes? I have 8 daycare families that would be interested in some more information as well. (Michelle Dansky) 9 REFERENCE INFORMATION SITE DESCRIPTION Site size: 25,700 square feet Existing land use: The former Ethan Allen Furniture Store now vacant SURROUNDING LAND USES North: Gervais Avenue, single dwelling, K&W Roll-offs, the Norlhernaire Motel, Huey's Saloon and Grill and Sunset Realty South: Highway 36 and Keller Lake East: Highway 61 and Second Harvest Heartland West: Thomas Tool Company (now vacant), Links Paint and Promotional Resources and Hermanson Dental PLANNING Land Use Plan designation: C (commercial) Zoning: M1 (light manufacturing) CODE REQUIREMENTS Section 44-1092(3) of the city ordinances requires a CUP for residential programs. Findings for CUP Approval Section 44-1 097(a) requires that the city council base approval of a CUP on nine findings. Refer to the nine standards for CUP approval included in the attachments. APPLICATION DATE The application for this request was complete on March 17, 2011. Staff extended the review period once for 60 days and the applicant agreed to a second 60-day extension. The deadline for action by the city council is now September 13, 2011. 10 p:sec9\South Metro Human CUP PC Report #3 6 11 te Attachments: 1. LocationlZonin9 Map 2. Land Use Plan Map 3. Site Plan 4. Applicant's Written Narrative date-stamped June 24, 2011 5. Letter from Terry M. Schneider dated May 23.2011 6. Calls For Service Report re9arding the ReEntry House, 3000 Minnehaha Avenue 7. Chief Thomalla's Memo dated June 28, 2011 8. Applicant's Response to the Nei9hbors' Concerns date-stamped April 6, 2011 9. Email Responses from Becky Bergerson dated March 29 and March 31,2011 10. Email Response from Kathy Kleve dated March 29, 2011 11. Email Response from Richard Kleve dated March 29, 2011 12. Engineering Report from Jon Jarosch dated April 1 , 2011 13. Conditional Use Permi! 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'SOUTH METRO HUMAN SERVICES COMMUNITY FOUNDATIONS RELOCATION 1111 VIKING DRIVE EAST MAPLEWOOD, MN 55109 2009-04 No. Data Appr RaVislonNolas 8M .~" "'_0, Oo-_No RL SITE PLAN 201102.22 AS-1.1a 200!l--Ol'SOUlh_MoUo-Mople .odS.""'" .',V;1 Attachment 4 ~~@~DW~rm W JUN 24 2011 W South Metro Human Services Community Foundations 1111 Viking Drive East Conditional Use Permit Application By South Metro Human Services (SMHS) is requesting a Conditional Use Permit for the 1111 Viking Drive property to be the new home of the Community Foundations program that has served mentally ill individuals in Ramsey County since 1987. SMHS will undertake a $2.5 million rehabilitation of this long vacant property, the former "Ethan Allen" retail store, and transform it into a therapeutic treatment facility with 16 units of transitional housing and 2,500 squate feet of counseling, meeting, and office space. Since 1987 South Metro Human Services has operated the Community Foundations program in a four-story turn of the century apartment building in Saint Paul. This facility is one of Minnesota's oldest Intensive Residential Treatment Services (IRTS) facilities and has effectively served over 550 individuals in its 24-year history. SMHS and its funding partner, the Minnesota Department of Human Services (MN DHS), believe it is time to transition the Community Foundations program to a state of the att facility and location that would better meet the needs of the clients and the community. The goal is to upgrade the facility by locating it in a subutban location that can provide a safer and more dignified housing option that is better suited for treatment, stabilization, and recovery. The proposed rehabilitation of 1111 Viking Drive East in Maplewood would include: . 16 single room dwellings for clients requiring continuous cate and supervision. Each dwelling space includes a kitchenette and bathtoom in addition to a studio-style sleeping room. . Two lounges and private secute patio to encourage clients to participate in group activities. . A licensed commercial kitchen with a communal dining area to accommodate up to 20 people. . 8-10 offices for professional staff to alternately be used as offices and counseling spaces. . Multiple conference rOOmS for meetings and group therapy trainings. . InteriQr common spaces that can be observed from the Business/Reception Office, Conference Room and one private office. Access to the building is controlled and supervised by the Business/Reception Office. . Native exterior landscaping and parking lot to accommodate 16-18 vehicles . Secure back entrance and loading dock accessible to commercial kitchen Intensive Residential Treatment Services (IRTS) There ate an estimated 42,000 adults in Ramsey County who suffer with a serious mental illness. Community Foundations is one of six IRTS programs in Ramsey County licensed by the Minnesota Department of Human Services (MN DHS). IRTS exist to provide time- limited mental health services in a residential setting to recipients in need of more a restrictive environment (versus community settings) and at risk of significant functional deterioration if they do not receive these services. IRTS are designed to develop and enhance psychiatric stability, personal and emotional adjustment, self-sufficiency, and skills to live in a more independent setting. The efforts and compassion of programs like Community Foundations coupled with the courage and persistence of people with SPMI demonstrate that many clients can do well in the community with adequate support and services. The Community Foundations program offers a full range of treatment service components in order to provide comprehensive 24 hour treatment and care. The facility is licensed to provide housing for no more than 16 residents at a time (approximately 70 unduplicated clients per year) for amaximum of 90 days (average stay is 48 days). Clients come diagnosed with a range of a serious and persistent mental illness including Major Depressive Disorders (25% in 2010), Bi-Polar Disorder (13%); Schizoaffective Disorders (38%) and Schizophrenia (19%). The services provided are designed to promote individual choice and active involvement in the treatment process.. These treatment service components are designed to promote recovery and psychiatric stability through the use of established rehabilitative principles and best practices based on contemporary research. The service is intended to be short term and directed toward transition to a more permanent living situation. South Metro Human Services South Metro Human Services has a long and respected history of providing clinical mental health services to adults in Ramsey County. SMHS is a tax exempt, non-profit agency founded in 1986 and opened its first program Community Foundations in 1987. Currently, SMHS has several hundred employees and serves over 2,500 cliellts per year in Ramsey, Hennepin, Anoka, Washington and Dakota Counties. SMHS has become one of the largest providers of mental health support services to lowcincome and formerly homeless adults living independently in Ramsey County. In 1988, SMHS expanded by opening the ACCESS program which works with mentally ill persons who are experiencing homelessness in Ramsey County. Also in 1988, SMHS became one of the providers of Rule 79 Case Management services in Ramsey County. Over the next ten years, the number of SMHS programs increased in Ramsey County by providing Chemical Dependence Case Management, Housing Services Programs, Representative Payee Services, CADI/TBI Case Management and Pre-Petition Screening. The largest growth period began in 2003 with the addition of the Adult Foster Care Program and the opening of the Dayton house in St. Paul. In 2005, SMHS added Assertive Community Treatment teams in Ramsey, Hennepin and Anoka counties as well as the creation of the Adult Rehabilitative Mental Health Services [ARMHS] program. City of Maplewood's Criteria for Approval The proposed use of the property meets and exceeds all of the City of Maplewood's Criteria for Approval including: 1. The use will be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. . This facility use meets the following goals outlined in Maplewood's Housing Action Plan including to: o Provide for the housing and service needs ofa disabled population o Provide housing and services to meet the needs of non-traditional households . The building will be designed and constructed with respect to the Maplewood's Design Review requirements and the International Building Code. . Reuse of this existing building as a mental health treatment facility is in an area designated as Light Manufacturing in the City's Land Use and Zoning Maps. Consisting largely of commercial activities, i.e. counseling, mental/medical treatment and office space, the transitional housing use is allowed under a conditional use petmit. . South Metro Human Services owns numerous properties (primarily Adult Foster Care Homes) in the metro area that demonstrate a practice of exemplary property maintenance. 2. The use would not change the existing or planned character of the smrounding area. . The proposed use is a short term residential treatment facility and the supporting offices for SMHS staff. The proposed design and rehabilitation of the property will work within the existing character and not alter the architectural footprint of the cmrent building structure. The proposed design and rehabilitation of the property includes minimal exterior alterations and will have only positive impact on the existing character of the surrounding area. . . 3. The use would not depreciate property values. . Currently there is no data that suggests the proposed use would have any positive or negative effect on property values. . The proposed rehabilitation of this long vacant property includes a significant financial investment to improve interior and exterior features of an essentially bare commercial structure. . SMHS, even though it is a SOlc3 non-profit organization, pays property taxes on all of it's properties. . The building interior will be completely remodeled in a manner and with dmable materials appropriate to long term use of the facility. . The building exterior will be enhanced with additional windows, a skylight, a new entry and renovated wall smfaces. . The appearance and value of the building will be enhanced with landscaping, retaining walls, a patio, and fencing. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water ron-off, vibration, general unsightliness, electrical interference or other nuisances. . The property will be properly maintained and the proposed use will not be a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water ron-off, vibration, general unsightliness, electrical interference or other nuisances.. A minimum of 2 staff members will be on site 24 hour per day. SMHS staff will take every step to monitor residents so that they do not adversely affect the surrounding conununity. Many assume that individuals with mental illness will cause additional nuisance, commit criminal acts and exhibit violent unpredictable behavior in the conununity where they reside. Our experience, statistics and contemporary research indicate that this stigma is simply not true and that individuals in treatment for SPMI are more likely victims of crimes rather than perpetrators. . 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. . It is anticipated that approximately 30 vehicular trips will be made to and from the facility in a twenty-four hour period. Automobile traffic generated by the proposed use will be minimaL During the day, no more than ten staff members will be on site. At night two staff members will be present onsite. While most residents do not have personal use of automobiles, they will occasionally have visitors. Occasional deliveries will be made at an anticipated frequency of less than two deliveries per day. . . . 6. The use would be served by adequate public facilities and services, including streets, police and fire protection,drainage structutes, water and sewer systems, schools and parks. . This program will have minimal impact on public facilities and services including streets, fire protection, drainage structures, water and sewer systems, schools and parks. . Over a period of roughly one year the Conununity Foundations program made an average of 10.6 calls per month to 911. Many of these did not require an on site response. The new facility is expected to require less suppott by law enforcement due to improved building design, plus a site lacking negative urban influences and a more isolated location . To provide for increase plumbing required for the proposed use and for the additional of a fire protection system, the water and sewer capacities will need to be increased. 7. The use would not create excessive additional costs for public facilities or services. . Additional costs of water and sewer service will be paid by South Metro, the building owner. . No extraordinary impacts on public facilities or services are anticipated. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. . Impervious surfaces on the site will be reduced. Storm water management on the site will be improved to meet current requirements. Changes to the existing building will be primarily aesthetic improvements. . . 9. The use would cause minimal adverse environmental effects. . No adverse environmental effects are associated with the proposed use. Potential adverse environmental impacts of construction will be mitigated. . Attachment 5 Date: 5/23/2011 To: Tom Ekstrand, Planning Department Chuck AhI, Assistant City Attorney David J. Tomalla, Chief ofPoiice Re: . Conditional Use Permit Mitigation of 911 calls This note is a follow-up to our meeting today to discuss 911 use at our proposed site in Maplewood. At a previous meeting we had reported that our current site in St Paul is ' negatively impacted by the neighborhood and the lack of single beds, resulting in higher 911 calls. Chief Tomalla wanted to review other programs that were similar to our St Paul program to see how many 911 calls were made in those programs. ReEntry House, al6-bed facility in Minneapolis and Carlson Drake House, a 12-bed facility in Bloomington were used for comparison, both of these programs are operated by SMHS's Director of Clinical Services. The programs served the same population with the same treatment strategies. ReEntry House has all single rooms and multiple client lounges. The neighborhood is significantly better than our St Paul site, but there is still an element of crime in the area. ReEntry House had 29 calls from 5/9/2010 - 5/10/11, (police report attached). Chief Tomalla reported 32 calls for ReEntry; the difference is most likely due to a slightly different time period. Carlson Dral(e House is located in the best neighborhood of the 3 current sites. It does not, however have single rooms. It has multiple lounges, although they are not as far apart as the lounges at ReEntry House. Our records at Carlson Drake show 35 calls to 911, while Chief Tomalla reports 40 calls - again most likely due to slightly different time frames. The proposed site in Maplewood would have the benefit of a good location and the best interior layout of all of the locations. The proposed site would have all single rooms, multiple lounges located far enough away from the other lounges, monitored exits, and adequate space for treatment. We would expect the 911 usage to be consistent with ReEntry House and Carlson Dral(e House, in the 30-40 calls per year range. 00~~ Terry M. Sclmeider, MA Licensed Psychologist Director of Clinical Services Attachment 6 Minneapolis Police Department Strategic Information Crime Management Division 3000 Minnehaha Ave., Minneapolis, MN 55406 (612) 673-3082 CALLS FOR SERVICE REPORT Date range: 5/9/2010 throngh 5/10/2011 Run date: 5/11/2011 Call count: 29 Pct5 ADDRESS: 5812 L YNDALE A V S Dato/time Problem Disposition Case # Apt./Flr. 5/23/20107:09:26 AM Emotionally Disturb Person Report 10-145039 6/212010 4:53:00 PM Attempt Pide-Up Gone on Arrival 10-157372 6/20/20101:18:55 PM Emotionally Disturb Person Transport 10-179200 6/27/2010 6:18:28 AM Disturbance All OK 10.187459 7/14/20108:44:18 AM . Overdose-Accidental (E) No Service 10.208541 7/21/2010 8:14:38 AM Missing Person Report 10-216949 7/22/20106:52:30 AM Missing Person Report 10.218135 7/23/20103:34:32 PM Emotionally Disturb Person Transport 10.219841 7/24/20106:12:38 PM Attempted Suicide Assist 10-221227 7/26/20105:23:09 PM Fight Advised 10-223422 8/14/2010 10:47:00 PM Suspicious Person Advised 10-246612 10/22/20108:16:02 PM Emotionally Disturb Person Assist 10-323728 10/24/201011:19:34 PM Emotionally Disturb Person Transport 10-325704 11/15/20107:00:04 PM Assist EMS Personnel Assist 10-347370 11/19120103:01:43 PM Receive Information Assist 10.351261 11/19/20109:37:46 PM Check the Welfare Report 10.351615 11/22/20108:39:26 PM Theft - Report Only Report 10.354137 11/29120106:19:02 AM Suspicious Person- 10.359047 12/1/2010 11 :55:48 AM Recover Vehicle Report 10-360918 1211/20103:28:36 PM Unwanted Person Gone on Arrival 10-361083 12/4/20105:07:45 PM Unwanted person 10-363817 12/8/20109:59:52 AM Assault Report Only Advised 10.366967 12/26/20102:57:47 AM Missing Person Report 10.382007 12/27120104:36:08 AM Suspicious Person Gone on Arrival 10.382656 1/3/2011 8:31:36 PM Assist EMS Personnel Assist 11-002525 1/8/2011 5:09:02 PM Tenant Trouble Report 11.007155 1/10/2011 3:59:20 AM . Attempted Suicide Assist 11.008332 1/1812011 3:19:19 PM Emotionally Disturb Person Assist 11.015864 3/31/201112:35:31 AM Emotionally Disturb Ferson Assist 11.085306 Pagel of 1 Attachment 7 Memo To: Tom Ekstrand From: David J. Thomalla, Chief of Police cc: Chuck Ahl, Assistant City Manager Date: 6/28/2011 Re: Additional Research on Police Calls to South Metro Human Services Following our meeting on May 5 with representatives for the South Metro Human Services project, I re- examined the statistics provided by the St. Paul Police Department at the behest of the representatives. Each call listed was looked at individually to determine the amount of staff time spent. I looked at the amount of time spent on calls by the SPPD, in light of the claim that many of the calls did not result in the response of a squad car. Despite the lack of a response, any cali results in staff time being required. Of the 147 calls for service originally mentioned, 37 required an initial response of less than one minute, which means the initial report was probably submitted directly to the records department and a case number was generated. Many of these brief calls resulted in a follow-up supplement report for which the time spent is not tracked. Five of the calls iisted resulted in a zero time consumption, most iikely due to a cancellation or a call for which a duplicate case number was drawn. The total amount oftime spent on the calls made to this address in just over one year was 71.4 hours. This company also operates faciiities in Bloomington and Minneapolis. Neither of these departments could provide time spent details on the calls in their cities. The Bloomington faciiity at 5414 Old Shakopee Circle West generated 40 calls for service duhng the March 1, 2010 and March 21, 2011 time period. This is a 12 bed facility. During the same time period the 16 bed Minneapolis facility generated 32 calls for service. APPLICANT'S RESPONSE TO NEIGHBOR'S CONCERNS Attachment 8 1. Have any of the potential clients ever been convicted of a serious crime? 2. Are any of the clients sex offenders? 3. Are the clients dangerous? , IfDJ fE @ fE 0 IT! fE ~ till APR 06 2011 ~ First of all, we stress that Community Foundations is a mental health treatment pr not a corrections program or a program the treats sex offenders. 1ms program serves adult men and women for whom maintaining independent living stability in the community has been an ongoing challenge because of mental illness. The goal of the program is to provide an alternative to hospita1ization and offer mental health treatment that will help the client transition to a permanent, appropriate .and dignified housing situation in the community. As a community mental health services program licensed by the Minnesota Depa!tment of Human Services, Community Foundations is held to specific treatment planning standards and performance outcomes. The staff that are on-site 24/7 are fully credentialed and have years of experience working with the population we serve. As part of the required treatment planning prior to admission of each resident, the facility staff complete a diagnostic assessment and an Individual Abuse Prevention Plan. These assessments detail the applicant's immediate needs and personal history, including needs related to his or her health and safety, past medical treatment and previous legal issues. If an applicant has a criminal record, it is reviewed as part of this process. . .it is not automatically a cause for denial. The assessment determines whether the individual is of immediate risk to themselves, to other program participants, to South Metro staff or of risk to the residents of the surrounding community. Once this is established it is then determined if Community Foundations is an appropriate treatment option for them moving forward. Not all referrals are accepted into the program. Community Foundations is not a program for sex offenders. The program has never had a sexual crime involving a Community Foundations participant against a resident of the surrounding community. Further more, we do not serve any level 3 offenders, but as licensed facility, Community Foundations would be required to notify the neighborhood if we had a level 3 offender. Sexual offenses that have been reported to police have involved program participants as victims, not perpetrators of a crime. We understand that many fear that individuals with mental illness will commit criminal acts and exhibit violent, unpredictable behavior in the community where they reside. Our experience, statistics and contemporary research indicate that this stigma is simply not true and that individuals in treatment for mental illness are more likely victims of crimes rather than perpetrators. 4. Will the clients be confined to the facility? Will they be taking walks outside or around the neighborhood? Will family members be visiting hence talking walks around the neighborhood? Clients are not confined to the facility and are free to leave the facility at any time. A minimum of 2 staff members are on site 24 hours per day and staff do take every step to monitor participants to guarantee each participants safety. 'i" Because this is a short-term treatment program (max 90 days), the primary focus is stabilization and treatment. Individuals in the program have a relatively full schedule meeting with caseworkers, attending psychiatric appointments and participating in a variety of groups. At the current site, which is located immediately adjacent to other residential property, participants do not typically go for "leisure" walks in the neighborhood. We believe that at the Viking Drive site this will stay consistent. Current staff does not recall any negative interaction between participants and the neighbors. We also believe with improved living facilities and attractive common spaces, including a secure back Ratio, program participants will be encouraged to spend more time within the confines of the facility addressing their needs. We expect that program participants will on occasion walk along the frontage road when accessing public transportation at the Park and Ride on Route 61. We believe use of public transportation will be infrequent because most of the transportation needs of residents to and from the facility will be handled by South Metro staff (the facility has a van), community case-workers, friends, family or medical transportation programs. We believe they will be less likely to venture into the surrounding residential neighborhood. 5. If approved will the facility want to expand making the facility closer to the neighborhood? No. IRTS facilities may serve a maximum of 16 individuals at a time and the rehab of this building is designed for this purpose. 6. We are concerned that having such a facility so close to the neighborhood might impact resale value on homes. Currently there is no data that suggests the proposed use would have any positive or negative effect on property values. If anything we believe we are adding value by purchasing and rehabilitating a long vacant property. The proposed rehabilitation of this long vacant property includes a significant financial investment to improve interior and exterior features of an essentially bare commercial structure. The building interior will be completely remodeled with durable materials in a manner appropriate to long-term use of the facility. The building exterior will be enhanced with additional windows, a skylight, a new entry and renovated wall surfaces. The appearance and value of the building will be enhanced with landscaping, retaining walls, a patio, and fencing. There will be no exterior signage to indicate the nature of use of the facility. Concerns for children in the neighborhood Currently, Community Foundations exists in a residential neighborhood with a population of children equal to and probably greater than the neighborhood adjacent to 1111 Viking Drive. The facility is also adjacent to the Mt. Airy Homes public housing community that has it high density of children. Staff do not recall any incidents involving Community Foundations and youth from the community. ... Tom Ekstrand From: Sent: To: Subject: Bergerson, Becky [Becky.Bergerson@capella.edu] Tuesday, March 29, 2011 3:11 PM Tom Ekstrand Proposed Mental Health Treatment Facility Attachment 9 Categories: Red Category . Hi Tom, I am writing in regards to the South Metro Human Services proposal submitted earlier this month. I live in the residential neighborhood immediately adjacent to the business area that includes the old Ethan Allen facility. I am planning to submit formal comments but first have a few questions: 1. What are the notification rules for a proposal such as this? My house is.3 miles (driving) from the location in question, but I did not receive any information first-hand. One of my neighbors heard about this from yet another neighbor (who might live slightly closer as the crow flies but further driving-wise) and passed out copies of your letter. I am concerned 2. Would the proposed facility be locked down, or would residents be able to come and go as they please? 3. If a registered sex offender were to take up residence in this facility, would the neighborhood be notified or would the offender be somehow "protected" as a transitional resident of the treatment facility? Froin: Sent: To: Subject: Be(gerson, Becky [Elecky.Bergerson@capella.edu] Thursday, March 31, 2011 9:43 AM Tom Ekstrand r object to the proposed mental health treatment facility Hello, My name is Becky Bergerson and I reside at 2471 Cypress Street in Maplewood. My spouse's name is Kevin, and we have two small children (18 months and 4 months). We purchased our home in October 2006. Kevin works as a Director of Marketing at the Sportsman's Guide in South St. Paui and I am an Analyst at Capella University in downtowri Minneapolis. We work hard, take care of our home, and follow the rules. We are good peopie and good citizens. It took us a long time to find our home. We wanted it "all," a nice newer house in a quiet neighborhood filled with kids, a great backyard, good schools, lakes and parks close by, etc. We felt very fortunate to find our home...and we paid a considerable amount of money for all of these great things. We would never have chosen this location if there were a mental health residential facility within .3 miles of our home. It feels crass to say that, but it's true. I feel that this facility will decrease the safety of the neighborhood. I feel that it will increase police activity in the neighborhood. think it will lower property values. I think it will create a more transient neighborhood. I'm not sure how much response you're getting to this proposal, but I'm quite sure you would have gotten more if you had notified all residents of my neighborhood. I'm also guessing there is a bit of a language barrier in play. We have numerous Hmong families in our neighborhood - families who love their kids as much as I love mine and would likely have the same concerns - but families for whom English is difficult. Even if they had been notified they may not have understood what the proposal entails. It seems odd to me that South Metro Human Services thinks that a suburban location such as this will be an improvement. Outside of the daily rush hour-only commuter buses, there is no convenient public transportation. Grocery stores and Target are not all that close by. I did not receive a response to my previous message, so I need to ask that you acknowledge this one. I'd also ask again that you notify me when a public hearing is scheduled. Thanks for your time. Becky Bergerson . From: Kathy Kleve [mailto:kathyodo@comcast.net] Sent: Tuesday, March 29, 2011 9:42 PM . To: Tom Ekstrand Cc: Marvin Koppen; James Llanas; Will Rossbach; John Nephew; Kathleen Juenemann Subject: Proposed Mental Health Facility at Ethan Allen Attachment 10 Mr Ekstrand I am writing regarding theJecent letter that was distributed to a select few residences/businesses in the vicinity of the Ethan Allen building regarding the proposed mental health facility. . While my intent of this is to share my concerns on this proposal, at the same time I would like to understand what the criteria is for notification in this type of situation. We just happened upon the information, and given we are five houses away from someone that did receive this, I do not understand, nor am I happy with, the process by which so few people were notified. Regarding the proposed faciiity. I do understand the need to have places to house and rehabilitate individuais in these situations, however, I will be brutally honest in the fact that I don't want it in mybackyard. We moved to our house in Maplewood 5 1/2 years ago. Since that time, we have lost over 28% of the value of our home. I am in the mortgage business so what has happened over the last few years in the mortgage market is not foreign to me. However, there are areas of the Twin Cities that have not lost as much value as others, with Maplewood being one on the end of higher property loss values (yet we will be paying higher taxes again in 2011). Introducing a facility such as this ina neighborhood that has not only a number of young children, buta home daycare in close proximity is concerning. From my perspective, we already have our share of issues that can affect the value of our neighborhood, in particular, I am speaking of the Northernaire Motel and some of the activities that apparently transpire there. What information do you have at your disposal that will assist with making this proposal, or, is this aiready a foregone conclusion and this is a mere formality to make folks think what they say can make a difference? (I can't help but make this assumption after having worked with you when Maple Leaf Ridge Business Center was built in 2005/2006. That was a situation where the citizens were not heard, the City did what it wanted, what benefited the developer, and our opinion didn't matter, and we didn't even ask for that much.) What type of staff does this place employ? From the little information I was able to gather, these used to be state funded facilities and the state did away with these and now they are all non-profit. I can't imagine that the quality, training or ratio of staff to patient in a non profit setting can possibly be at the level that is needed for this type of facility and to ensure the safety of the area. What information do you have available about this organization and it's current facility? Have there been complaints filed against them? If so, for what and how have they been resolved? What are the licensing requirements for this place? There are probably numerous other questions/concerns I would have had I had the time to do some further leg work on this, and rest assured, I will do futher fact finding and I will be attending any meetings regarding this subject. I strongly oppose this facility going in in ourneighborhood due to safety and property value concerns. I can only ask that the residents actually have a voice in what happens here. I look forward to futher information being shared with the people affected by this. Thank you Kathy Kleve 2498 Adele Street Maplewood, MN 55109 612.518.2572 2 Tom Ekstrand Attachment lJ From: Sent: To: Subject: Attachments: Richard Kleve [rkleve08@gmail.com] Tuesday, March 29, 2011 6:02 PM Tom Ekstrand Proposed Mental Health facility Mental Health Facility - Ethan Allen bldg.pdf Dear Mr. Ekstrand, I would like to respond to your request for opinions regarding the proposed re-Iocation of the South Metro Human Services Mental Health Treatment Facility. First of all, I was disappointed and dismayed, as were most of our neighbors, that none of us received the attached letter and noone is apparently seeking an opinion from the majority of the neighborhood (apparently only those along Sexton Ave.). I would like to offer my thoughts on the matter: - The letter from So. Metro M.H. is quite vague about staff ratios for supervision and the education and training requirements ofthe staff in this facility. Frankly, one ofthe key issues is the quality of staff (which is usually pretty low in these types of places) and the number of staff to supervise and control. -These type of facilities popped up almost 20 years ago as the state had a great (misguided) idea to close state mental hospitals and save money. This year's legislative budget closes even more (basically everything) with a plan that these non-profits will care for individuals in the community. The costs are less because the non-profits usually pay their staff minimum wage and minimal to no benefits which is why the quality of the staff would be a major concern. - I want to express my concern over safety issues that effect the value of our home/neighborhood. There is a Daycare facility in the neighborhood with very young children, as well as a neighborhood park. The neighborhood is full of young children. I don't believe this kind of facility would be a good fit for this area. - Besides all the safety issues for the neighborhood, my other concern quite frankly is for the patients. I can't imagine putting such a facility within 100 feet of the intersection of two majorhighways (36 & 61). The safety issues are obvious. I don't want to see patients lying in the ditch (ala our neighborhood deer) as I drive by in the morning. - I am all for these patients getting an updated facility. Why can't they use the $2.5million to renovate their existing facility? - According to SMHS, these patients are sufferinl,\ a serious mental illness. They state that their patients are at risk of significant functional deterioration. I don't want to put our children at risk with this type of facility located in our neighborhood. I believe you will fmd a very united and robust opposition from the families who live in this neighborhood. 1 Please feel free to contact me if you wish to discuss. We will attend any hearings on the subject united and in force. Best regards, Richard Kleve 2498 Adele St. Maplewood, Mn 55109 2 Attachment 12 Enl!ineerinl! Plan Review PROJECT: South Metro Human Services PROJECT NO: 11-04 REVIEWED BY: Jon Jarosch (Maplewood Engineering Department) SUBMITTAL NO: 1 DATE: 4/1/2011 South Metro Humane Services is requesting a conditional use permit for the former Ethan Allen building at 1111 Viking Drive. They are proposing to convert the building into a therapeutic treatment facility with 16 housing units. This conversion will require the replacement of the existing sanitary sewer and water services to the site. Other exterior modifications to the site appear to be minimal in this initial submittal. The following is a list of requirements for this proposal. General 1. An exterior site plan shall be submitted for approval detailing the extents of all exterior improvements including pavement removals, new pavement areas, proposed grading, erosion control, drainage flow arrows, and permanent stabilization of all disturbed areas. 2. The developer shall provide information regarding the change in impervious areas (paved areas, patio, etc.) on the exterior of the site. Ifthere is an increase in impervious areas on the site, additional measures may be required to reduce the volume of storm-water runoff. 3. The developer shall provide flow rate information for the increase in sanitary sewer usage from the proposed development. 4. The developer shall submit plans to Saint Paul Regional Water Service for the water service upgrades to ensure their standards are met. 5. The developer shall submit plans detailing the water and sewer service connections to the main-lines. These plans shall include detail regarding the size, depth, slope, and location of the proposed services. 6. The developer shall submit plans detailing the restoration of Gervais Avenue after the installation of the new services. The restoration of Gervais Avenue will be subject to the requirements of the City of Maplewood's Right-of-Way ordinance. 7. The developer shall submit a traffic control plan detailing how traffic will be detoured around Gervais Avenue during the installation of sanitary and water services. 8. The owner and project engineer shall satisfy the requirements of all other permitting agencies. Attachment 13 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, South Metro Human Services has applied for a conditionai use permit to operate the Community Foundations program, a mental health care facility with temporary housing for 16 patients. WHEREAS, Section 44-1092(3) of the city ordinances requires a conditional use permit for residential programs in zoning districts where they are not specifically prohibited. WHEREAS, this permit applies to the property located at 1111 Viking Drive. The legal description is: The North 55 rods of the West 32 rods of the Southeast Yo of Section 9, Township 29, Range 22, except portions taken by the State of Minnesota for highway purposes. Above property is subject to a cartway over and across North 16 feet, more or less, thereof. WHEREAS, the history of this conditional use permit is as follows: 1. On , 2011, the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission also considered the report and recommendation of city staff. The planning commission recommended that the city council approve this permit. 2. On , 2011, the city council considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council conditional use permit, because: the above-described 1. All construction shall follow the site plan approved by the city. Staff may approve minor changes. 2. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and this Code. 3. The use would not change the existing or planned character of the surrounding area. 4. The use would not depreciate property values. 5. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 6. The use would not exceed the design standards of any affected street. 7. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 8. The use would not create excessive additional costs for public facilities or services. 9. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 10. The use would cause no more than minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. Staff may approve minor changes. 2. The proposed use must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. Before the applicant obtains a building permit, they shall sign an agreement with the city agreeing to pay an annual assessment of $1 ,000 per year for ten years to defray the cost of police calls to the facility. 5. Additional housing units cannot be added without a revision of this permit. 6. The applicant shall provide on-site staffing 24 hours a day and 365 days a year. The Maplewood City Council approved this resolution on ,2011. MEMORANDUM SUBJECT: James Antonen, City Manager Tom Ekstrand, Senior Planner Chuck Ahl, Assistant City Manager Conditional Use Permit Revision, Parking Reduction Waiver and Design Review Former Corner Kick Soccer Center 1357 Cope Avenue June 28, 2011 TO: FROM: PROJECT: LOCATION: DATE: INTRODUCTION Project Description Mike McGrath is proposing to remodel the former Corner Kick Soccer Center building. The west half of the building would be occupied by All Metro Glass, a window and door fabrication/installation business. The east half would be available for a future light manufacturing business. The proposed changes to the building and site are: . Repair and restore the parking lot. . Add a new dock door to the west-facing, north end of the building. . Replace an existing overhead garage door and double door also on the west side of the building. . Add a patio on the front of the building. . Add a new canopy over the westerly front building entrance. . Add screening walls along the front and west side of the building. . Repair and restore the landscaping. It should be noted that the applicant has obtained a building permit for interior demo, interior build-out and window and door replacement. Requests To make the changes to the site and the facility, Mr. McGrath is asking for approval of: 1. A conditional use permit (CUP) revision. The building has an existing CUP because of its proximity to the residential zoning district south of Cope Avenue. When the soccer center was proposed, the city ordinance required a CUP because the structure would be closer than 350 feet to a residential district. The proposed building and site renovations require an amended CUP to revise the previously approved building and site plans. 2. A parking reduction of 66 spaces. The city ordinance requires 126 parking spaces. The applicant has a need for about 30. The applicant estimates that the building at full occupancy would require 60 spaces for two light manufacturing uses. 3. The revised design and landscaping plans. The planning commission should review the CUP. The design plans and parking waiver have been reviewed by the community design review board (CDRB). BACKGROUND On September 18, 1984, CDRB approved the project plans for the soccer center. On April 1 0, 1995, the city council approved a conditional use permit and the design plans for a 3,000-square- foot addition on the front of the soccer center. This approval was subject to three conditions of approval. On June 11, 2007, the city council approved a CUP revision and design plans for a substantial expansion of Corner Kick. Soon after work began for this expansion, the owner of the soccer center stopped work and the building went into foreclosure. DISCUSSION Conditional Use Permit Revision The original CUP was required of Corner Kick because the building was proposed closer than 350 feet to the residential district south of Cope Avenue. The proposed use as a light manufacturing establishment (window and door fabrication/installation) is allowed by the M1 (light manufacturing) zoning district. The only issue requiring a revised CUP is the fact that the applicant is doing site work and making some building renovations. CUP Findinas for Approval The zoning ordinance requires that the city council determine that all nine "standards" for CUP approval be met to approve a CUP. In short, these state that the use would (refer to the resolution for the complete wording): . Comply with the city's comprehensive plan and zoning code. . Maintain the existing or planned character of the neighborhood. . Not depreciate property values. . Not cause any disturbance or nuisance. . Not cause excessive traffic. . Be served by adequate public facilities and police/fire protection. . Not create excessive additional costs for public services. . Maximize and preserve the site's natural and scenic features. . Not cause adverse environmental effects. The proposed building and site improvements meet these nine criteria. The proposed building improvements would improve this building that is in need of repair and put it back into use. The proposed dock areas would be on the north end of the building facing west and would be hidden or as far from residents at possible minimizing or eliminating the view of any dock activity. Parking Reduction Waiver City ordinance bases parking requirements on the use of the floor area within the building. Office space requires one stall per 200 square feet; manufacturing space requires one stall per 400 square feet and warehouse space requires one stall per 1000 square feet. The building has a total square footage of 2 51,647 square feet. All Metro Glass would occupy 23,522 square feet of building area with 28,125 square feet remaining for a future use. The applicant has determined for the city how the entire building would realistically be apportioned for the proposed use and another typical light manufacturing use. Based on the data the applicant provided in their narrative, they estimate 25 percent office space, 30 percent manufacturing space and 45 percent warehouse space. In this building of 51 ,647 square feet in area, the parking ratios provided in the ordinance would require 64 spaces for office, 39 spaces for manufacturing and 23 spaces for warehousing, equaling a total parking requirement of 126 parking spaces. The applicant has stated that they have a need for about 30 parking spaces and that a future light manufacturing use, based on their own parking needs as an example, would also require 30 spaces for a total of 60. In addition to the 60 spaces proposed, there would be 23 future parking spaces available along the front landscaped area to be added should the need arise. Staff, furthermore, feels that there is room to easily add 15 more parking spaces on the ends of the center parking rows and at the ends of the future parking row. Based on the applicant's description of the parking needs for the building and the availability for 38 future parking spaces (23 future spaces proposed and 15 possible additional ones), staff supports the request for a parking reduction. Building and Site Renovations Architectural The changes to the building exterior are minimal. The applicant proposes to replace old dock doors, add a new dock entrance, add a canopy over the front entrance, add an outdoor patio and provide screening walls. The applicant describes the screen walls as follows: the screen walls will be made of metal wall panels. Some will be perforated and some solid. The LED lighting indicated on the screen plans would be changed to high output fluorescents (cost savings). The perforated metal panels are colored metal panels with a series of holes (typically 1/16 to 1/8" or so in diameter) at a uniform distance from each other. See attached product sheet for an idea of what the panel would look like. This perforated panel allows the lighting to be placed inside the screen wall and breaks up the solid metal wall panel. The purpose of the screen wall is to add an element to help with the look of the building and create a focal point and add visual depth at the entry. The lighting is accent lighting to add visual interest at night- purely a low impact detail to once again add interest and help with the look of the existing building. Parkinq Lot and Drives All setbacks would be met for the parking lot and driveway setback to the dock area. These areas would be curbed to meet code requirements. The parking spaces are proposed to be 9 feet wide. This is acceptable for employee parking spaces. Visitor parking spaces must be widened to 9 Y, feet wide. For All Metro Glass, the majority of their parking needs would be for employees with a minimal amount designated for visitors. The applicant should indicate which are to be for visitors prior to the striping of the parking lot. 3 Landscapina The proposed landscaping would be attractive, but the landscaping along the site's frontage should be increased for completion across the entire site frontage. As proposed, the proposed trees and shrubs would only cover the east half of the site. Ordinance also requires that parking lots be screened so headlights from commercial parking lots do not shine into residential windows. The low shrubs proposed should be revised to be shrub varieties that would provide a headlight buffer about three to four feet tall. A revised landscaping plan should be submitted to staff for approval before permits are issued for the building exterior. Liahtina Staff did not require a lighting pian because site lighting is already in place. The applicant should be aware, though, to make sure that the wall-mounted fixtures on the front of the building do not shine into the residential windows across the street. Department Comments Enaineerinq Steve Kummer, staff engineer, has reviewed the plans and submitted his comments in the attached report. In short, Mr. Kummer has noted several changes he recommends the applicant to make in their civil engineering plans. Refer to Mr. Kummer's report. Police Lieutenant Richard Doblar reviewed this proposal and has no recommendations or concerns with this request. Buildina Official Dave Fisher, the building official, had the following comments: . The applicant must obtain building permits for all new construction. . All plans shall be signed by a design professional. . Proper access around the building shall be verified for the fire marshal. Neighbor's Comments Staff surveyed the surrounding property owners for their comments about this proposal. There were five replies-one no comment, two in favor and two opposed. Those opposed stated these objections: . There are vulnerable adults across the street that would be at risk if this was approved. . Traffic would increase and be unsafe. . Noise is a concern. . It could be a problem if the hours of operation increased beyond 7 a.m. to 5 p.m. 4 . This would affect property values of neighboring residents. . Truck drivers are not as cautious for pedestrians crossing Cope Avenue at the Vento Trail The subject property has always been planned and zoned for light manufacturing use. This proposal by All Metro Glass to occupy the building is a permitted use by the city. Staff feels that All Metro Glass, as well as any occupant of the building, and anyone driving a vehicle, must follow safe and courteous driving practices on city streets. The city can't assume that they will not do so. Violations should be reported to the pOlice department. City ordinance prohibits any excessive noise between 7 p.m and 7 a.m. Being that the applicant's hours are between 7 a.m. and 5 p.m., staff does not anticipate a problem. The Ramsey County Assessor's office has informed us that they do not feel that this light manufacturing use would be a detriment to the neighbors or affect property values. In fact, the poor condition of this building and site in recent times is a greater detriment to property values. Unkempt properties, as this site has been, have a greater potential to reduce nearby property values than a clean, kept-up property. Staff asked the applicant for a description of the amount of truck usage expected. They responded that typically the only truck traffic will be deliveries in and out throughout regular daytime business hours. There should not be any long term truck parking. Only an occasional trailer left for short periods while loading materials to be sent out to jobs. Summary Staff supports this proposal. It will take a vacant building and site that has been in poor condition and make it useable and presentable once more. Staff will revise the existing CUP for this property in the typical fashion of the deletion of old, unneeded language and the insertion of the new, applicable conditions. All the former conditions relative the soccer facility would be deleted. RECOMMENDATIONS A. Adopt the resolution approving a revision for the conditional use permit for 1357 Cope Avenue, the former Corner Kick Soccer Center, based on the findings required by city ordinance and subject to the following conditions (the additions are underlined and the deletions are crossed out): 1. All oonstruotion shall follow the plans Gate stamped Aprii e, 2Q07 anG the plans Gate stampeG May :31, 2007. The oity oounoil may apf:ml'/o major ohanges to tho plans anG oity staff may approve minor ohanges to the plans. SuoR ohanges shall inolude: a. Ro'.'ising the prejeot plans to meet all the (lonGitions of the (lity engineer (inoluGlingthe aGGition of a sidowall< along Copo Avenue) and oity staff. b. Re'.'ising the building elevations as may be reGluired by staff, the Community Design Review Board (CDRB) or tRG oity oounoil. 2. Tho ownor or oontraotor shall start the oonstruction for this permit revision '....ithin one year of oity oounoil appro'lal or the permit revision Elhall end. Tho (lity oounoil may extend this deaGline for one yeaFo 5 3. The lJity sounlJil shall review tRis perR'lit revie;ion one year froR'l the Elate of apFlroval. 4. The o'Nnere:!opeFi1tors of the sOlJlJer lJenter, the fire marshal and the lJity building offilJial shall agree on a plan for the sOlJlJer lJenter to R'lake the required life safety and building iR'lprovoR'lents to the existing building. This plan shall inlJlude the ine;tallation of: a. The r-equired fire FlrotelJtion (sprinkler) systems. b. An early warning fir-e pretelJtion systeR'l (smol<e detelJtion and R'lonitoring). s. .'\Elditional emergensy lights and melt signs (if nesessacy). d. The nesessary IJhangos to R'leet the handilJappeEl alJlJessibility 1J0de reqllirements. e. !\ proper addrese; on the building. f. Any other IJhanges the fire R'larshal or the bllilding offisial deeR'l nelJessary. ~ Have the lJity engineer aFlprovo finallJonstrustion and en!!!ineerin!!! plans. These pians shall meet all tile 1J0nElitions and IJhanges that tho ongineor noted in the memo dated April 23, 2007, inlJluding the installation of the sidewalk along Cope I\venue. 6. Tho ownor or operator shall bo responsible for tho maintenanlJe and IJlean lIFl of the ponding areas on their Flreperty. 7. The owner or operator e;hall post the driveways and drive aisles as no parking zones. 8. The O'Nner or opeFi1tor of Corner KilJk shaH ene;ure that 'Jie;itore; or lIe;ers of the falJility do notlJaue;e disturbanlJes or R'lake lInreasonably loud noise iR the parkin!!! lot that disturb nearby residents. The owner or opeFi1tor shall submit a plan to lJity staff for the edulJation of their patrons about behavior ollte;ide the senter, for the enforlJeR'lent of noise rules ana ROW they will deal with, lJontrel and R'liniR'lize other disturbanlJes on their property. 1. All construction shall follow the plans date-stamped Mav 17. 2011. The citv council shall review anv maior chanoes proposed. Staff mav approve minor chanoes. 2. The citv council shall review this permit in one vear. 3. The applicant shall complv with all conditions of the cltv enoineer. buildina official and fire marshal. 4. The applicant shall revise the landscapino plan for staff approval to provide for a visual buffer alona the frontaoe of the propertv between the two drivewavs to block headiiahts from shinino into neiahborina properties. This buffer shall be at least three to four feet tall. 5. Site Iiohts and noise shall be controlled to follow the reauirements of the citv ordinance. 6. This permit includes a parkina waiver for the applicant to provide 60 parkina spaces with the potential for 23 additional future spaces. If further spaces are needed. the applicant shall restripe the parkina lot to provide at least 15 additional spaces at the ends of the proposed parkino rows. 6 B. Approve the plans date-stamped May 17, 2011 for the building and site renovations at 1357 Cope Avenue. The city bases this approval on the findings required by the code. This approval is subject to the applicant or contractor doing the following: 1. Repeat this review in two years if the city has not issued a grading permit or a building permit for this project. 2. Before getting a building permit for the exterior improvements the applicant shall provide a revised landscaping plan for staff approval showing the continuation of the landscaping across the entire frontage of the site between the two driveways. This revised plan shall also include a visual buffer along this frontage to block headlights to block headlights from shining into neighboring properties. 3. As required by ordinance, if outdoor trash storage is used in the future, the applicant must provide a screening enclosure to keep the dumpster in. The location and design plans shall be subject to staff approval. 4. The applicant shall provide cash escrow or an irrevocable letter of credit in the amount of 150 percent of the cost of the landscaping and other site improvements that may not be installed by occupancy. An irrevocable letter of credit shall include the following provisions: . The letter of credit must clearly indicate that it is an irrevocable letter of credit in the name of the City of Maplewood, payable on demand. . The letter of credit shall have a stipulation indicating automatic renewal, with notification to the city by certified mail a minimum of 60 days prior to its expiration. 7 CITIZENS' COMMENTS City staff surveyed the owners of the 47 properties within 500 feet of the site for their comments. Of the five replies, two were in favor, two objected and one had no comment. In Favor We do not mind a window and door facility at Corner Kick. (Cardenas, 2261 Birmingham Street) Truck Utilities has no problem with the proposal. However, we are concerned about water runoff. As we've had problems with flooding in the past. (Truck Utilities, Inc., 2370 English Street) Opposed The home immediately across from the east entrance on Cope is a home for vulnerable adults. We are concerned about increased traffic on Cope Avenue. We are concerned about noise, large trucks, etc. We do not believe that the parking numbers make sense. We are not opposed to the plan, however, we would appreciate the opportunity to have an additional conversation about our concerns. As stated in the document, "it would not increase traffic." We believe though that it will increase large vehicle traffic immediately across from our driveway. We are also curious as to whether or not the business is always 7-5 if that will change (or production will increase) if the economy improves. (Dakota Companies) We were ok with Corner Kick being so close to residential because we could have been the one using the facility for exercise & recreation. To put in a window & door manufacturing facility will effect the property of all of us around it dropping our property values. This is not an industrial park nor should it become one. The trail used next to the facility gets heavy use and with added vehicles going in and out it just adds more danger to the pedestrians. Families are more aware of the crosswalks at that location. Truck drivers don't always stop to let pedestrians cross. We use that crossing point a lot and have had this happen a lot. (Stepnick, 2250 Ide Court) 8 REFERENCE INFORMATION SITE DESCRIPTION Site size: 3.64 acres Existing land use: Former Corner Kick Soccer Center Building SURROUNDING LAND USES North: South: West: East: Highway 36 Single dwellings and one double dwelling Vacant property zoned M1 Bruce Vento Trail PLANNING Zoning: M-1 (light manufacturing) Land Use Plan: C (commercial) ORDINANCE REQUIREMENTS Section 44-637(b) requires a CUP for any building or exterior use in the M-1 zoning district if it is within 350 feet of a residential district. Section 44-1097(a) states that the city council may approve a CUP, based on nine standards. Refer to these findings listed in the resolution. APPLICATION DATE The city received all the materials for a complete application for this request on May 17, 2011. State law requires that the city council act on requests such as this within 60 days. That date for final action by the city council would have been July 16, 2011. Staff extended this review period, as allowed by statute, an additional 60 days since council review is not anticipated until July 25, 2011 at the soonest. The new deadline for city action is September 14, 2011. p:sec1 Q/Corner Kick Building Remodel CUP Revision CDRB Report 7 11 te Attachments: 1. Location/Zoning Map 2. Land Use Plan Map 3. Site/Landscaping Plan 4. Applicant's Narrative 5. Perforated Metal Panel Detail for the Screening Walls 6. Engineering report dated June 23, 2011 by Steve Kummer 7. CUP Resolution 8. 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Ul () :r IrHg I hi M 11 ~ 1 '; i i" .... "11 '" '" ~ ~ " a r OVERALL SITE PLAN ILANDSCAPI!. 1--'- PLAN 10 J....Jr. 1357COPEAVENUE HII '"l;I';I;-;I;I!;"!;1 :l :pij '!iPl ll.l 1:111'111 !I II II! ~!!! i1 ~:. lip. I,'''' I d~ n! II ii'll r (in! I i ~ij',! I Ill' ,I. I I'i 'l 1"\ !II 11111, . I '1'1 I r.! I .~ i I 111'11. 'p I !1.11;1: !.! I I! l!11 III I i ill Ii! i i,1 J l Iii I j III i I! I' ii' ' '11111111 'I ,_ I~ I !, -, 'I II IJ! ~~ ! I II, . II !' ~.. " , , -.~ i 1,'ill"292 Jill nJ! l!fl!ll III d~lg",."p ! UI IIHI ''''",-''' ~(=~""")' IT ". .I." '>~. ;~ ;~i .1.: $"'\'J:l'i"'::/ ~.' t, ., 1,=",,'/ ,-/ dJ!!lk",,"..,}jJ ?<.~ Attachment 4 ile:, r;1"' ~~i :U0 May 10, 2011 Mr. Tom Ekstrand Senior Planner 1830 County Road BEast Maplewood, MN 55109 Re: Corner Kick Building Renovation 1357 Cope Avenue, Maplewood, MN Dear Tom: The following narrative is accompanying the Design Review Board and Conditional Use Permit applications for the above stated project. The new Owner (1357 Cope Avenue, LLC) of the existing Corner Kick Property desires to renovate and add a minor addition to the existing building. The buildings use will also change from an indoor soccer facility to a light industrial manufacturing facility. The existing zoning for the property is light industrial and the intent is to change it from a recreational properly back to its original zoned use. The project includes the following: 1. Addition of overhead doors to the facility 2. New entry canopy to the south 3. New exterior screen wall at the south west corner of the building 4. New parking lot and drainage improvements 5. New landscaping 6. Interior renovation The light industrial use slated to move into the property is a glass supplier, fabricator, and installer of commercial window and door systems, All Metro Glass Company. Currently All Metro Glass resides at 1387 East Cope Avenue and has outgrown its current space. They will occupy about 40 percent of the building. The remainder of the building will be set up to accept another light industrial business in the future. The south west corner of the building will be renovated into office space (6,300 SF) to support the light industrial companies that will occupy the building. Currently, the Corner Kick Prope'rty is an abandoned property that was under construction for an addition and renovation but the construction was halted during the economic downturn of the past couple years. The properties current parking lot is gravel and loose asphalt and there are no trees of significant value on the site. This proposal will beautify the existing property by providing new landscaping as outlined on the attached landscape plan, new asphalt parking lots, and a creative solution architecturally to clean up and provide focus to the front entry of the property. Note: A photometric plan has not been submitted with the submittal. The reason is because no additional light fixtures are being provided except for replacement of the existing wall mounted light fixtures with shielded lamp type fixtures, see attached cut sheet. Accent LED lighting will be provided within the new screen wail element as a halollow level light accent, see attached cut sheet. Photometrics can be provided In the future but the anticipated levels at the wall will be below .5 fc so at the lot line they wiil be well below AOfc. Two Nine Two design group I 9100 4g'h Avenue NOlih I New Hope. MN 55428 I 763.533.3813 I w\,^~.292designgroup.com The new parking lot will have 60 parking stalls with the ability to add 23 more in the future if required. The proposed amount of parking is based on the zoning code requirements and how the facility will be used. The 6,300SF office space per the zoning code requires 32 parking stalls (1 stall/200SF). The. manufacturing/warehousing space for All Metro Glass is 17,220SF with 40% of that space geared towards manufacturing and 60% warehouse. 6,888SF (40% of 17,222) at 1 Stall/400SF equals 17 stalls. Manufacturing 10,334SF (60% of 17,222) at 1 stall/1000SF equais 11 stalls for a total of 28 stalls for the manufacturing. Parking stalls being proposed are 32 (Office Use) pius 28 (ManufacturinglWarehouse) for a total of 60 parking stalls. Taking into account the additional 23 stalls that can be provided in the future for the 27,429SF manufacturing/warehouse space remaining we feel this Is adequate even though it falls short of the published zoning requirements. If the zoning code requirements are strictly adhered to this site would require well over 100 parking stalls, which would drastically over-park the site. In discussions with planning staff we propose to base the parking requirements on actual parking counts required for this type of use. The fact of the matter is the parking needs for manufacturing type facilities have changed over the years as processes have become more automated and are less dependent on physical iabor, thereby reducing the amount of parking required for a facility of this type. By providing the actual parking counts that are needed for the use it preserves green space, parking lots tend to be better maintained, reduces heat island effect, and reduces storm water run-off. Taking this into account we propose the following: The Owner and design team believes the 60 stalls currently planned will be all that is required for the facility at full occupancy based upon current and future staffing needs of All Metro Glass and a history of similar companies owned by the current property Owner. Using actual employee numbers of All Metro Glass and a similar company to fill out the space we anticipate the parking requirements to be as follows: Office employees for companies 19 maximum, 5 visitor's maximum, and 36 manufacturing/warehouse employees for a total of 60 parking stalls. With the proof of parking for an additional 23 stalls the site can accommodate future growth and provides a 25% parking safety factor for these types of facilities. The Owner and design team prefers this approach because it is based on actual need and will allow a landscape buffer between the parking lot and the home owners to the south. Per the conditional use permit application there are ten criteria the City utilizes in determining approval of a conditional use permit. This project is seeking a revision to an existing conditional use permit. The following addresses the criteria for approval: 1. The property is located and the proposal conforms to the City's Comprehensive Plan and Code and Ordnances. 2. The use does not change the existing character of the surrounding area, in fact it improves a large property that for the most part was abandoned and left in disarray. 3. The use will not depreciate property values. Sased on the proposed improvements it shouid help maintain or even improve the surrounding property values. 4. The use will not involve any activity or process that will be dangerous, loud, dusty, etc.. The proposed light Industrial uses are low impact type operations that are simply the fabrication and assembly of components. All internal type applications with no hazardous processes. 5. The use will not produce traffic congestion or unsafe access on existing streets. The new use is a typical work day type activities with almost all traffic being generated during the typical work day of 7:00AM to 5:00PM. All Metro Glass currently is located just one property to the east and has been in the area for 10 years with no negative impact on the area and is simply reiocating to this new location. In fact the new use should greatly decrease traffic in the evenings from the recreational use that used to occupy the site, which had greater traffic amounts in the evening and late into the night. 6. The use is served by existing adequate public facilities. 7. The use does not create excessive additional costs for public facilities or services. 8. The use maximizes the preservation of and incorporates the site's natural features. The parking lot was set back as far as possibie from Cope Avenue to help create a natural buffer between the parking lot and the residential neighbors to the south. 9. The use does not create any adverse environmental effects. The proposal completes work that was underway on the current site and complies with storm water re9ulations. 10. Not Applicable We believe the project will be a great improvement to the community with little to no impact on the surrounding neighbors. It will clean up a building and site which is currently an eyesore and become an economically viable addition to the City of Maplewood. If you have any questions or require additional information please don't hesitate to contact me at 763.533.3813. Sincerely, 292 design group iO~AS) ~1tl Thomas J. Betti, AlA, NCARB Partner Stock list p.3 for product availability. .027"_ DI~. - .050" Stl'.. Ctrs. 400 HPSI 23% O/A r -...."........i ................ .............. ,<<'"............ .............. .......e...... 0_............ .............. .............. 1119............ ............., .a............ ...0"......... .............. ..8........... .............. .............. ..111........... .e.-o........... , .. . . . . . . ... . . .-~ .... '" .......... .......... *'.i! .045"-Oia. .06S Stg, Ctrs. -172 HPSI'24%O/A .....'..... J.I.........:. . .. 4 . 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OlrnCl1inhols.c6'rl1~~$1 1 Attachment 6 Maplewood Engineering Comments - 1357 Cope Avenue Improvements 6-23-11 Page 1 of 4 EnClineerina Plan Review PROJECT: PROJECT NO: COMMENTS BY: 1357 Cope Avenue Improvements 11-12 Steve Kummer, P.E. - Staff Engineer DATE: 6-23-11 PLAN SET: Design Review Dated 6-20-11 REPORTS: Storm Water Management Plan dated 3-4-11 Summarv Mike McGrath along with 292 Design Group and Stevens Engineers are proposing to redevelop the abandoned Corner Kick property and building at 1357 Cope Avenue. Renovations to the building as well as reconstruction of the existing parking lot are proposed. Reauest The applicant is requesting design review and a zoning amendment to Ught Industrial. The scope of this review includes aspects of site design including, but not limited to, geometrics, paving, grading, utilities, temporary sediment and erosion control and permanent storm water management. The following are Engineering review comments on the design review, and act as conditions prior to issuing demolition,grading, sewer, and building permits: General 1) Provide topographic surVeyor include information in the plans as to the origin of the existing topographic survey data. It is uncertain as to whether the grades are as-built from the previous attempt at redeveloping the site or if they are pre-2006 before the redevelopment of this lot was conceived. Existina Conditions and Demolition - C101 2) Place a note on the plan indicating reference to the Storm Water Pollution Prevention Plan and Erosion Control Plan for placement of erosion control devices. 3) Provide note: "Perform all work in conformance to applicable City of Maplewood and State of Minnesota requirements." 4) Salvage existing catch basin casting in western driveway entrance from Cope Avenue. If the existing catch basin casting is damaged due to construction activity, the casting must be replaced by the applicant. 5) Televise and clean existing sanita(y sewer service and provide DVD video to the City. Utilize a drain cleaning and televising service approved by the City. The City will Maplewood Engineering Comments - 1357 Cope Avenue Improvements 6-23-11 Page 2 of 4 require replacement of the service if it is cracked, sagged, separated at the joints, or has other damage detrimental to its long-term operation. 6) Televise and clean existing storm sewer including all pipes and structures (after site is stabilized). 7) Perform inspection of domestic and auto-fire water service appurtenances (valves, etc.) with Saint Paul Regional Water Services (SPRWS). SPRWS shall verify proper function of existing water services and provide documentation to the City. 8) Provide document number references for the existing drainage and utility easements shown on the drawings. Site Lavout - C102 9) Provide verification that the existing sanitacy sewer and water services provide the necessacy utility service for the proposed use. 10) Provide concrete walk pavement section. 11) Provide copies of proposed drainage easement agreement between the east and west parcels. 12) Coordinate removal and replacement or placement of new hydrants, post-indicator valves and gate valves with SPRWS. 13) Show radii dimensions on both driveway entrances from Cope Ave. 14) Provide 6-foot wide concrete sidewalk along Cope Avenue between the two driveway entrances extending to the Vento Trail right-of-way. Boulevard width should be a minimum of 4 feet wide with back of walk 1 foot off the property line. Provide ADA pedestrian ramps. Provide 2% maximum cross slope for walk and carry maximum 2% cross slope through driveways. Gradina Plan and Drainaoe Comments - C1 03 15) Add note to plans: "Contractor shall coordinate all street sign removals and replacements with the appropriate authority maintaining the signage. Sign removal by the contractor is not allowed under any circumstances. Contact the City of Maplewood or Mn/DOT to request any sign removals and replacements." 16) Obtain a Drainage and right-of-way permit from Mn/DOT prior to start of any work affecting Mn/DOT facilities or ROW. 17) Provide impervious surface takeoff for the site as a summacy in the storm drainage narrative and infiltration required vs. infiltration provided computations. Provide volume computations on the as-built infiltration volume of the existing basin. Maplewood Engineering Comments -1357 Cope Avenue Improvements 6-23-11 Page 3 of4 18) It appears that with the lowering of the EOF berm into the Mn/DOT ditch that the intent is not to provide treatment for a possible future development of the western portion of the site. As well, it does not appear that drainage area Pi is accounting for any future impervious surface. Is the intent to treat the western site as a separate drainage entity should redevelopment occur? If so, then the existing storm sewer system extended to the west should be plugged, filled and abandoned with no possibility of connection to the existing infiltration system. If not, the current site drainage system should account for at least as much if not more impervious surface than previously proposed for the soccer field expansion. The applicant should consider whether or not the site to the west is accessible enough for drainage to the Mn/DOT ditch. 19) Look into the possibility of eliminating the low area near the southeast corner of the building and flattening this out. If roof drainage is the concern, does the possibility exist to extend a lead from a nearby catch basin and pick up the roof downspouts directly? 20) Reconfigure the proposed storm sewer system associated with CBMH #105. Construct #105 over the top of the existing 24-inch (moving the curb inlet point) and extending catch basin leads as necessary from CBMH #105. 21) All retaining walls over 4 feet in height will require an engineered plan submission and separate building permits. Retaining wall plans shall indicate extension of geogrid from the back of walls relative to the property lines. 22) Provide site import/export computations including assumed compaction factors. Erosion Control Plan - C104 23) Provide note: "Contractor must schedule a pre-construction meeting with the City of Maplewood and Ramsey-Washington Metro Watershed District inspectors/reviewers prior to any land disturbance activities. The contractor shall be prepared to discuss construction phasing and sequencing activities as well as erosion and sediment mitigation measures accommodating those activities. The contractor shall also discuss other storm water pollution prevention measures such as fuel, washing and concrete mixing containment procedures, dust control and prevention of street tracking." 24) Provide plan notes in accordance with current MPCA construction storm water permit guidelines. 25) Provide temporary means of erosion and sediment control after salvaging of existing riprap. 26) Modify Erosion Control Note #1: "Contractor must schedule a pre-construction meeting with the City of Maplewood and Ramsey-Washington Metro Watershed District inspectors/reviewers prior to any land disturbance activities. The contractor shall be prepared to discuss construction phasing and sequencing activities as well as erosion and sediment mitigation measures accommodating those activities. The Maplewood Engineering Comments -1357 Cope Avenue Improvements 6-23-11 Page 4 of 4 contractor shall also discuss other storm water pollution prevention measures such as fuel, washing and concrete mixing containment procedures, dust control and prevention of street tracking." Details - C104/C105 27) Insert Mpwd Std Plates 230 and 236 28) Insert Mn/DOT Std Plate 7100H 29) Truncated dome plates for street-side sidewalk shall be grey iron coated with rubberized surface. Other 30) Submit a signed copy of the MPCA construction storm water permit prior to grading permit issue. 31) Satisfy requirements of all permitting authorities associated with this project. Provide copies of written approval letters and permits. 32) The applicant shall enter into a development agreement with the city. The city will prepare the agreement. -END COMMENTS- Attachment 7 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Mike McGrath requested a revision to the conditional use permit for the former Corner Kick Soccer Center to make exterior building and site renovations because the proposed building improvements are taking place within 350 feet of residential property. WHEREAS, Section 44-637(b) of the city ordinances requires a conditional use permit for any building or exterior use in the M-1 zoning district if it is within 350 feet of a residential district. WHEREAS, this permit applies to the property at 1357 Cope Avenue legally described as: 10-29-22-32-00-14 IN SECTION 10, TOWNSHIP 29, RANGE 22, EXCEPT WEST 398 FT; THE PARTS OF HWY 36 & WEST RAILROAD RIW (Bruce Vento Trail) OF THE NW y.; OF SW 14 (SUBJECT TO ROAD) WHEREAS, the history of this conditional use permit revision is as follows: 1. On , the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The planning commission gave persons at the hearing a chance to speak and present written statements. The commission also considered reports and recommendations of the city staff. The planning commission recommended that the city council approve the conditional use permit revision. 2. On , the city council discussed the proposed conditional use permit revision. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit revision for the following reasons: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. . 5. The use would not exceed the design standards of any affected street. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 10 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause no more than minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the plans date-stamped May 17, 2011. The city council shall review any major changes proposed. Staff may approve minor changes. 2. The city council shall review this permit in one year. 3. The applicant shall comply with all conditions of the city engineer, building official and fire marshal. 4. The applicant shall revise the landscaping plan for staff approval to provide for a visual buffer along the frontage of the property between the two driveways to block headlights from shining into neighboring properties. This buffer shall be at least three to four feet tall. 5. Site lights and noise shall be controlled to follow the requirements of the city ordinance. 6. This permit includes a parking waiver for the applicant to provide 60 parking spaces with the potential for 23 additional future spaces. If further spaces are needed, the applicant shall restripe the parking lot to provide at least 15 additional spaces at the ends of the proposed parking rows. The Maplewood City Council adopted this resolution on ,2011. 11