HomeMy WebLinkAbout2011-08-16 PC Packet
AGENDA
MAPLEWOOD PLANNING COMMISSION
Tuesday,August16,2011
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. August 2, 2011
5. Public Hearings
6. New Business
a. 7:00 p.m. or Later: Conditional Use Permit Revision for Maplewood Toyota Service Entrance
Addition, 2873 Maplewood Drive
b. 7:00 p.m. or Later: Wakefield Lake Experimental Storm Water Treatment Basin-Wetland
Buffer Variance
7. Unfinished Business
8. Visitor Presentations
9. Commission Presentations
a. Commissioner report for the city council meeting of August 8, 2011. Commissioner Fischer
was scheduled to attend. There were no planning commission items.
b. Upcoming City Council Meeting of August 22, 2011. Commissioner Martin is scheduled to
attend. At this time there are no anticipated items for review.
10. Staff Presentations
11. Adjournment
DRAFT
MINUTES OF THE MAPLEWOOD PLA~NINGCOMMISSION.
,1830 COUNTY ROAQ B EA$T, MAPLEWOOD, MINNESOTA.
TUESDAY, AUGUST 2, 2011
1. " CALL TO ORDER
. A meeting of t6e Commission was held in .the City Hall Council Chambers.and was called to order
at 7:00p.m. by Chairperson Fischer.
2. ROLL CALL
. AI Elierb\lum, Commissioner
Joseph Boeser, Commissioner
Tllshar Desai, Commissioner .
Lorraine Fischer, Chairperson . .
Robert Martin, Commissioner
TanY\l Nuss, Commissioner
Gary Pearson, Commissioner
Dale Trippler, Commissioner
Jeremy Yarwood, Commissioner
Staff Present:
ission if there are any changes to the agenda.
3. APPROVAL OF AGENDA
Chairperson Fischer asked staff
There were none.
Commissioner Trippler
e the a enda as submitted.
Seconded by Commission
Ayes - All
The motion passed.
4. APPROVAL OF MINUTES
. Commissioner Trippler moved to approve the JulY 5. 2011 minutes as submitted.
Seconded by Commissioner Boeser.
Ayes - Chairperson Fischer, .
Commissioner's Bierbaum, Boeser,
. . .
Desai & Trippler
Abstained - Commissioner Nuss
& Commissioner Pearson
The motion passed.
5. PUBLIC HEARING
None.
August 2, 2011
Planning Commission Meeting Minutes
1
6. NEW BUSINESS
a. Gateway Corridor Presentation. . '. . "
Senior Planner Ekstrand gaY13a brief introduction to this item anq introduced Andy Gitzlaff, a
representative of Washington County's planning division. Mr. Gitzlaff gave an informational
discussion about the Gateway Corridor Transit Project. The Gateway Corridor is a proposed
multi-modal study underway between Washington County, Ramsey County, the Metropolitan
Council and the federal government. This transportation study is expioring the options of light
rail, commuter train and bus rapid transit between Eau Claire, Wisconsin and St. Paul,
Minnesota. The planning commission asked Mr, Gitzlaff questions about this study. After the
discussion, Mr.. Gitzlaff said he Would be happy to come back and keepthe plan~ing
commission informed of this study as it progresses. . .
No action was required or taken.
b. Homeowner's Association Documents Discussion. Senior Planner Ekstrand explained
. that at the July 5, 2011 planning commission meeting, the commission raisedseYeral
questions about the use-of and the need-for homeowner's association documents with
residential development proposals. . Staff presented a brief discussion withihput from the city
attorney for the need to require such HOA document for the future enforcementfor the
upkeep of site improvements in residential develo~ nt. The planning commission raised
several questions and discussed this matter wit
No action was required or taken. .
7. UNFINISHED BUSINESS
None.
8. VISITOR PRESENTATION
None.
9. COMMISSION PRESE
a. Commissioner Nuss reported on the city council meeting of July 11,2011 and stated that there
were no planning commission items to review at that meeting.
b. Commissioner Bierbaum reporte.d on the city council meeting of July 25, 2011. The items
reviewed by the council were the. Chicken Ordinance, the South Metro Human, Services CUP
and the former Corner Kick Soccer Center building CUP.
c. UpcomingCityCouncil Meeting of August 8, 2011. Commissioner Fischer is scheduled to
,attend. Staff stated that there are no planning commission items to review scheduled for this
meeting.
d. Upcoming City Council Meeting of August 22, 2011. Commissioner Martin is scheduled to
attend. At this time there are no anticipated items for review.
August 2, 2011
Planning Commission Meeting Minutes
2
10. STAFF PRESENTATIONS
None.
11. ADJOURNMENT
Chairperson Fischer adjourned the meeting at 8:15 p.m.
August 2, 2011
Planning Commission Meeting Minutes
3
MEMORANDUM
TO: James Antonen, City Manager
FROM: Tom Ekstrand, Senior Planner
Chuck Ahl, Assistant City Manager
SUBJECT: Conditionall)se Permit,Revision~MaplellVood Toyota l!>ervice.Entrance
Addition
LOCATION: 2873 Mapiewood Drive
DATE: August 9, 2011
INTRODUCTION
Project Description
Steve McDaniels is proposing to build an addition to his service entrance at Mapiewood Toyota.
This addition would require a revision to the conditional use permit (CUP) for Maplewood Toyota
and also approval of design plans. .
This project will consist of:
. A 665-square-foot addition to the Service Reception area .on the north side .of the buiiding..
. Exterior building upgrades to bring the facility into compliance with the ToYota USA Image II
requirements.
. . Replacement of blacktop paving with pervious pavers in certain areas.
. Interior renovation to the showroom, customer lounge, retail parts section, service reception
and the sales office areas.
Refer to the applicant's narrative and plans.
Requests
The applicant is requesting that the city council approve the following:
. A CUP revision for the proposed site plan and building aiterations.
. Archite'ctl.lraland site! plan9hanges.
BACKGROUND
January 18, 1979: The city council approved a CUP for the original Maplewood Toyota
dealership on the south side of Beam Avenue.
March 11, 2002: The city council approved a CUP revision for the expansion of the Mapiewood
Toyota showroom. The council reviewed the CUP annually and on March 28,2005, the council
granted an indefinile CUP approval to be reviewed again only if the applicant proposes a
change.
DISCUSSION
Department Comments'
Buildina Department
Dave i=isher; the building official, commented that the applicant should:
. Verify soil conditions for the proposed addition.
. Provide signed architectural plans.
Enaineerina Report
Staff engineer, Steve Kummer, prepared the attached engineering report. The applicant should
comply with the requirements of this report. See the attachment.
Police
-,
Lieutenant Richard Doblar stated that there were no police-related issues.
Shoreland Boundary
Impervious stir/ace Area
Maplewbodr6yota is in the Kohlman Lake Shoreland Boundary Area. This requires a maximum
impervious surface coverage of 40 percent. The site was deyeloped before theshoreland
ordinance was adopted, so the site is considered legal nonconforming. To add onto the building
would require that the applicant not exceed the current amountof impervious surface area on
the site (building, sidewalks and paving).
The applicant's site plan would decrease the current amount of impervious surface area on the
site by replacing pavement with pervious pavers, removing concrete and removing a storage
shed to replace with grass. Refer to the discussion beloW. under Site. Plan Changes.and
Impervious Area Calculations.
Site and Building Oesign Changes
Proposed Exterior Buildina Desian Renovations
. The exterior of the showroom and service reception areas (east anq north sides) would
be clad with aluminum composite material (ACM) panels to replace the existing EIFS
(exterior insulation finish system) fascia material and rock-face concrete block. The ACM
material would be silver with a red accent band.
. Existing windows would remain.
. The knee wall below the showroom windows would be clad with a masonry stone veneer.
. The remaining portions of the building would be painted light grey.
. The proposed overhead doors at the service entrance would be full-vision glass.
2
. There would be two new, full-vision overhead doors added to the south side.
Staff feels that, from a design standpoint, the proposed buiiding renovations would be attractive.
Site Plan ChanQes and Impervious Area Calculations
The proposed site plan chang~s would include:.
. The proposed 665'square-foot service entrance addition. There is an existing paved
sidewalk area of 427 square feet is within the square footage of the proposed addition's
footprint. Therefore the proposed increa!>e in the amount of impervious surface area
would be 238 square feet.
. Removal ofthe 160-square-foot storagesheQ and replacement with grass. Subtracting
the shed area from this increase in impervious area for tl)e service. entrance addition
would result in a net increase of impervious area of 78 square feet (238 _ 160 = 78).
· Removal of 1,148 square feet of concrete and replacement with sod at the northeast
corner of the building.
. Replacement of 3,984 square feet of blacktop parking lot with pervious pavers. This
would result in a gain of 1,412 square feet of additional pervious surface area on the site
(the pervious areas are the "aperture" or the spaces between pavers).
The result is:
Increase in impervious surface (proposed addition):
Increa'se In pervious surface (pervious paver
aperture, shed removal, concrete removal): .
238 square feet
2,720 square feet
Overall, the end result is an increase in the amount of pervious lot surface of 2,482 square feet.
CUP Findings for Approval
The zoning ordinance requires that all nine "standards" for CUP approval be met to ailow 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.
. No! depreciate property vaiues.
. Not cause any disturbance or nuisance.
· Not cause excessive traffic.
· Be served by adequate public facilities arid 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 proposal would meet these nine criteria. The proposed addition is small and would fit the
character of the site. In addition, it would not alter the planned character of the neighborhood,
and would not affect traffic. There would be an environmental improvement on the site since the
3
applicant would not only be repiacing the pervious area of the site on a one-to-one basis, but
would be increasing the pervious area by an additional 2,482 square feet.
RECOMMENDATIONS
A. Adopt the resolution approving a conditional use permit revision for the service entrance
addition and pervious paver improvements to Maplewood Toyota, 2873 MaplewQod Drive.
Approval is based on the findings required by ordinance and subject to the following
conditions (additions are underlined and deletions are crossed out):
1. . All construction shallfollowthe site pland'ate-stamped Auqust 9. 2011. op[:lrovod ey tho
(3ity! Thediredor of community development may approve minQr changes.
2. The proposed construction must be substantially ~tarted within one year of council
approvai orthe conditional use permit revision for the service entrance addition and
related site work shall end. or the [:lermit Elhall eAd. The council may extend thi$ deadline
for one year. .
3: The city council shall review this permit in one year.
4. Beam Avenue shall not be used for loading or unloading.
5. Tho a[:l[:lliednt Elhall ee required to 'SUI:lRlita drainago and utility plan to tho oily engiAoer
for review and appro\'al as Aotod in condition 213 OR .[:laQe 4 of tnoEltaff report. The oily
eAQiAoer Elhall require the a[:lplioant to im[:liement storm water quality im[:lrovomonts into
the final drainage and utility [:llan that Elhall include the addition of raiA'....ator Qardons, an
improvement aAd rOQardinQ of tho slorm wator outlet [:lQnd and other reaElQnaele (as
dotormiAed by thocityonQinoor) Eltorm\':ator quality improvemente; Eluch that the cito
beQins to im[:lloment runoff EltandardEl tY[:lioal to [:lre~or\Y within tho Elhor.elans dictrict. If a
rOClEloAaele aQreement '1lith the FlroFlorty owner eannot B9 aohieved BY the eity enQineor,
thie; oonditional ucepormit reviElion aAd deElign approval ElhallBO returned to the city
counoil for oonsideration.
B. Approve the site and landscaping plans date-stamped August 9, 2011 and the building
elevations date-stamped JUly 21,2011 for the service entrance addition, building exterior
improvements and pervious paver improvements at Maplewood Toyota, 2873 Maplewood
Drive. Approval is subJect to applicant doing the following:
1. Repeat this review in two years if the project hasn't been started by then.
2. Complying with the conditions in the city's engineering review by Steve Kummer, staff
engineer, dated July 29, 2011.
3. Stripe all new or resurfaced parking stalls as required by ordinance.
4. Submitting cash escrow or an irrevocable letter of credit before the issuance of a building'
permit to cover the cost of installing all required landscaping, paver installation and
parking lot striping. This escrow shail be in the amount of 150 percent of the cost of ail
l!lndscaping. "
4
CITIZEN SURVEY
.'11,'
Staff did not survey the surrounding residents since the proposed construction is very minimal i
and would not result in any significant change to the property. Staff has notified all prbp.erty
owners within 500 feet of the public hearing as required by ordinance.
REFERENCE INFORMATION
SITE DESCRIPTION
Existing Use: Maplewood Toyota's primary showroom and service location
Site size: 4.32 acres.
SURROUNDING LAND USES
North: Maplewood Toyota Parking Ramp
South: Undeveloped property
East: Highway 61
West: Single dwellings
PLANNING
Land Use Plan Designation: M1 (iight manufacturing)
Zoning: M 1
Criteria for CUP Approval.
Section44-1103(b) states that any change involving structural alteration, enlargement,
intensification of use, or similar change not specifically permitted by the conditional use permit,
shall require an amended permit and all procedures shall apply as if a new permit were being
issued.
Section 44-1097(a) states that the city council may grant a CUP subject to the nine standards for
approval noted in the resolution.
APPLICATION DATE
We received the complete application and plans for this proposal on July 21, 2011. State law
requires that the city take action Within 60 days of receiving complete applications. The review
deadline for city council action is September 19, 2011.
5
p:sec4\Maplewood Toyota Service Entry Addition CUP 8 11 'Ie
Attachments:
1.. LQcatio~iZoning Map
2. Land US,e Map
3. Site/Landscaping Plan
4. Buiiding Elevations
5. Project Narrative dated July 12, 2011
6. Engineering Review Comments from Steve Kummer datedJuly2~, 201,1
7. CUP Revision Resolution .. .
8. Site Plan date-stamped August 9. 2011 end Buiiding Elevations date-stamped July 21. 2011 (separate
attachment)
6
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Attachment 5.
Maplewood Toyota Renovation/Addition
2875N. Highway61
Maplewood, Minnesota
Introduction:
. This proposal is for the renovation! addition of the existing Maplewood
Tpyota faciiity located at 2875 N. Highway 61 ,Maplewpod, Minnesota.
Genet;ll ProjectScope:
. The scope of this project is to bring the existing facility into compiiance
with the Toyota USA image II requirements. .
. This project will require a 665 s.f. addition to the Service Reception area,
located on the north side of the existing faciiity.
. The Showroom, Customer Lounge; Retail Parts, Serv.ice Reception, and
Saies Office areas will undergo major renovation.
Site Design:
. Modifications to the existing site will be limited to the area next to the'
proposed addition at the north side of the existing building, as well as the
east side where the Toyota Portal Wali is installed.
. Existing landscaping wiil remain, except at the front of the' Showroom
(east side),
. Vehicle display lots, new and used, will remain at the south side of the lot.
· Customer parking will be provide at the east and north sides of the
existing lot.. .
· Site signage will remain as is.
· No modification for the existing site iighting, is anticipated, with the
exception of painting the existing poles and iight housings to a iight gray.
Building Design:
.
The proposed exterior modifications to the existing faciiity is to bring the
facility into cpmpliance with the Toyota USA Image II requirements.
Maplewood Toyota
Amendment to CUP
JUly 12, 2011
Page 1
.
The major components of the Toyota USA IITlage II is the Toyota Portal
Wall, which is' internally illuminated. Also,theexterior walls of the
Showroom and Service Reception will be clad with aluminum composite
material (ACM) panels. The coiors of the; ACM panels are silver, with a
red accent band, and biack at the Scion sign.' "
The existing windows at the Shbwroom will reMain.
.
.
The knee wall below 'the Showroom windows wili be clad with a masonry
veneer.
.
The remaining portions of the existing buliding will be painted a light gray
color.
.
The Overhead sectional doors on the north side will be full vision type
doors.
. . Two overhead doors are being proposed to be installed on the south
side, directiy behind the Showroom. These doors wi Ii be full vision type
doors. '
Landscaping:
. Existing trees (shade, ornamental, and conifer) will remain with the
exception bf one conifer tree presently located when the proposed
addition Will be constructed.
. The landscaping in front of the Showroom will be replaced with like in
kind and quantities of the existing shrubs, and perennials that wlil be
removed as required for the Toyota portai Wall, and free standing
columns.
. Trash Enclosure:
. Presently the existing trash enclosures are looated along the west edge
of the lot behind the existing building.
. Existing Jrash enclosures will be painted a light-gray, matching the color
of the main buliding.
Pervious/Impervious:
. Currently the existing site consists of 188,171 s.f. (4.32 AC), of which
123,839' s.f.(65.28%) is impervious (buliding, paving, sidewaiks), and
65,332sJ. (34.72%) is pervious.
. The proposed site pian has a total imperious area of 123,837 s.f.
(65.28%), which is at or less than the current area"of coverage.
. Th~ proposed impervious area has been achieved by removal of the
existing storage shed presently located at the nOrthwest corner of the
property. This area wili be turned into pervious area. Also, with the
Maplewood Toyota
Amendment to CUP
July 12, 2011
Page 2
modifications to the area in front of the Showroom allowed for increasing
the pervious area, ,thus off-setting the increase of impervious area
created by the proposed building addition.
Site Utilities:
. The ~xisting utilities to/from the existing bUilding wlli not be impacted by
the proposed addition and/or the renovation.
Grading & Drainage:
· Site grading and drainage will remain as is, except for the areas at the
,existing storage shed at,the northwest corner of the lot, .at the proposed
building addition, and in front of the Showroom.
· The area at the existing sjorage shed will become pervious area, and will
drain to the west. ' , , .
· The paved area in front of the proposed addition wall drain to the west,
which is the current drainage flows. The roof of the addition will drain onto
thecurrent.pervious area just west of the addition.
· The area in front of the Showroom will continue to drain to the south end
of the iot. The grapes of. the existing parking lot wili remain as is.
· A grading/drainage plan will ,be subfTIitted for approvai with the building
permit plans.
Conclusion:
In conciusion, it is bUi opinion' that the approval of the Amendment to the
existing CUP should be. granted for the following reasons:
. The proposed rerovatlon will modernize the existing facility, similar to
other dealership facilities along Be.am Ave.
. . The 'proposed project does not increase the current impervious area.
.
Provide an environment, both interior and exterior, to better service
Maplewood Toyota's present and future customers.
Mapiewood Toyota
Amendment to CUP
Juiy 12, 2011
Page 3
~
MapleW()o~ Toyota RenovC\tion/Addition
2873 Highway 61 N.
RESPOt'J. sF TO CRITERIA FOR APPROVAL OF A CONDITIONAL USE PERMIT
,., , .
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.
. Response: Yes, the present business, facility, and location is currently in
conformance with an existing CUP. The proposed renovation/additionai will not
change the use. T~e existing condition ofthe existing property and structures
is evidence the proposed project will be well maintained after completion. The
proposed design and type of construction conforms to the City's Code of
Ordinances.
2. The use would not change the existing or planned character of the surrounding
area.
Response: The subject property is located in an area of the City that has
been developed for the automotive sales and service uses, thus this project
will not change the existing character of the surrounding area.
3. The use wouid not depreciate property values.
R~sponse:The proposed project Should actually improve the property value
of the subject property, and surrounding area:
4. The use would not involve any activit~, process, materials, equipment or
methods of operation that would be dangerous, hazardous, detrimental,
disturbing, or c,ause 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, eiectrical interference
or other nuisances.
Response: The proposed project does not include any uses that aren't
presently being performed under the current CUP.
5. The use would generate only minimal vehicular traffic on locai streets and
would not create traffic congestion or unsafe access on existing or proposed
streets.
Response: The proposed project is primarily a renovation (face lift) , there are
no additional uses or services being offered as a resuit of this project,
therefore there would not create any increase to the traffic or unsafe access
on the existing streets.
Maplewood Toyota
Amendment to CUP
Page 1
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.
Response: Since this proposed project is a renovation that upgrades the
building finishes, both exterior and interior, the existing public facilities !lnd
services are adequate for this project.
7. The use would not create excessive additional costs for public facilities or
Hrv~~ .
Response: Because the nature of the project is upgrading of the existing
facility, it will not create any additionai costs for public facilities or services.
8. The use would ma~imize the preservation of and incorporate the site's natural
and scenic features into the deveiopment design.' ' ,
Response: The project will impact only the landscape area in front the
existing structure. All the existing site features will rem.ain.
9. The, use would cause minimal adverse environmental effects.
Response: The proposed project will not create any adverse environmental
effects to the existing site because the proposed impervious area will remain
at present percentage of site coverage.
,",1
Maplewood Toyota
Amendment to CUP
Page 2
Maplewood Engineering Comments - Maplewood Toyota
7-29-11
Page 1 of 2
Enoineerino Plan Review
PROJECT:
PROjECT NO:
COMIIIIENTS BY:
DATE:
Maplewood Toyota Service Entrance ,E1<pansion
11-23 ' .
Steve Kummer, P.E. - Staff Engineer
7-29-11
PLAN SET:
REPORTS:
Design Review Application Dated 7-22-11
None
Summary
MaplewoodToyota is proposing a small <lddition to its 's~rviceentrance as well as some minor
exterior Improvements.' . .
Reauesi
The applicant is requesting conditional use permit and design review.
The scope of this revieIN includes aspects of site design including, but not limited to, geometrics,
paving, grading, utilities:, temporary sedi,ment !lnd .erosion control and permanent storm water
management. ."
The storm water ordinance provisions do not apply, as overall land disturbance is well under 11,
acre.
The following are Engineering review comments on the design review, and act as conditions to
be addressed prior to issuing any City permits:
Comments
1) Provide a simple sediment and erosion control plan/procedures addressing the following:
a) Daily site cleanup including sweeping and trash control.
b) Concrete disposal and wash areas.
c) Sedimentation control for temporarily exposed soil areas which may include the use
of biologs or compost logs as sediment checks.
d) Checks for catch basins or any other drainage conveyance to the pond at the south
side of the site to prevent pollution in Kohlman Lake.
Provision in the contract for this work should include sediment/erosion control as well as
cleanup practices after each day of work is complete.
2) Site work may require a permit from the Ramsey Washington Metro Watershed under
their sediment control rules.
-END COMMENTS-
Attachment 7
CONDITIONAL USE PERMIT RESOLUTION
WHEiREAS, Steve McDaniels of MaplewoodToyota, applied for a conditional use permit
revision for a service entrance addition and pervious paver improvements.
WHEREAS, this permit applies to property located at 2873 Maplewood D'rive. The legal
description is:
'''',
WHEREAS, the history of this conditionai use permit is as follows:
1. On , the planning commission held a public hearing to review this
proposal. City staff published a notice in the paper and sent notices to the
surrounding property owners as required bylaw. The planning commission gave
everyone at the hearing a chance to speak and present written statements. The
plannil')g commission'also considered the report and recommendation of the city
staff. The planning commission recommended thatthe city council
this permit.
2. The city council held. a' PUblic meeting on '., to review this proposal.
'. The council. considered the report and recommendations of the city staff and
planning commission. .
NOW, THEREFORE, BE IT RESOLVED that the city council
described conditional.use permit because:
the above-
1. The use would be located, designed, maintained, constructed al')doperated 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 wouid 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. .
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 thah minimal adverseehVironmental effects.
,Approval is subject to the following conditions (additions are underlined and deletions are
crossed out):
1, All construction shall follow the site plan date-stamped Auaust 9. 2011. ',ol3llrevea by
tRe city. The director of community development may approve minor changes.
2. The proposed construction must be substantialiy started within one year of council
approval or the conditional use permit revision for the service entrance addition and
related site work shall end. er the l3errnit shall end. The council may extend this
deadline for one year.
,', 3. The city council shall review this permitin.one year.
,4. Beam Avenue shall not be used for loading or unloading.
a. TRe alll3lieant CRail be requirea tesubmit a araino€leanautilitYl3lan to the city
en~ine€lr fer roviewana al3l3re'/al as noted in cenaitien2boR l3a~e 4ef the staff
rel3ert. The city on€lineer shall require tho al3l3licant to irnl3loment stGrrn water quality
ifRl3rovornonts into the final arainage ana utility I3lon that shall incluae the aadition of
rainwater~araens, an iml3re'loment ana re~araing of the sterm water outlet Ilond ana
othor rease[lablo (as detorminoa by the city en@inoer) stormwator quality
ifRl3revemonts such that tho sito begins to implement runoff stamlaras typisal to
property within the shorel.:ma aistrict. If a roasenable a~roement with the I3roporty
owner cannot beachiovod by the city enginoer, thic conditional use '~errnit roVision
ana aesi€ln appreval sholl bo returnoa to tho sity council for consiaorotion.
The Maplewood City Council approved this resolution on
PL.ANNING COMMISSION
AGENDA REPORT
TO: <:..
FROM:.
SUBJECT:
DATE:
, Planning Commission
Steve Kummer, Civil Engineer II
Wakefield Lake Experimental Storm Water Treatment Basin '
a) Public Hearing at 7:00pm
b) Approval of Variance to Wetland Ordinance
August 9, 2011 .
INTRODI,JCTION
The Ramsey Wi.\shington Metro Watershed, District (RWMWDj is proposing to cpnstruct an
experimental storm water runoff treatment basin on unimproved Maplewood park land on thesouth
side of Wakefield Lake. The Watershed is seeking to experiment with spent lime as a method of
capturing dissolved phosphorus in storm yvater runoff. The Watershed wii.1 construct this basin within
the 50-foot wetland bU,ffer of a Manage C wetland adjacent to the south side of Wakefield Lake.
Under.the publicirnprovement provisions of the Wetland Ordinance, the Environment and Natural
Resources Oommission and Planning .Commission willreyiew the Watershed's proposai and
consider,recommending an exemptioh to use the buffer for storm water improvements.
DISCUSSION
RWMWDis seeking to construct a ponding basin near W!lkefield Lake with what they term a
"Permeable Reactive Barrier." Essentially, this is an experimental project to determine the
effectiveness of using "spent lime" to reduce phosphorus in storm water. Spent lime is created by
water utilities (e.g. St Paul Water Utility) and is a byproduct of the water clarification process. Spent
Lime contains calcium, iron, and/or aluminum, all three of which bind phosphorus in the natural
environment.. Currently, Spent Lil)1e must be disposed or transported for use on agricultural fields.
Because of its high phosphorus binding capacity, the Watershed intends to experiment with spent
lime as an agent to remove dissolved phosphorus in storm water runoff.
Placement of the basin will occur upstream of and adjacent to an existing sedimentation basin
constructed, by Ramsey County on the south side of the lake. As the water flows through the
permeable reactive barrier containing the Spent Lime, spent lime will dissolve, bind phosphorus, and
then settle in the pond, thus reducing phosphorus loads from incoming storm water runoff.
The intelltof the basin is to monitor the efficacy of spent lime as an application for treatment of storm
water runoff. It is a small scale experiment: The basin is designed only to accept runoff from a
storm drain in Larpenteur Avenue. Drainage from the large outfall at the southeast corner of the lake
will continue to' flow.as normal at this time. If the experiment is successful, it is possible that future
larger scale applications may be applied to Wakefield Lake.
BUFFER IMPACTS
RWMWD proposes to construct the basi~ up-slope from the existing Ramsey County sedimentation
basin (Manage C wetland). The experimental basin will have roughiy a 40ft x 20ft footprint. This is
an area of Mapiewood parkland that is not actively used as park space. It is somewhat overgrown
with low brush that will be cleared with the basin con$truction and modifications to the outfall pipe
from Larpenteur Avenue. An existing maintenance drivewa'ycurrently used to maintain the County
pond will be used for access to the area. The RWMWD' does not intend to remove any large or
significant trees with this project.
Because this is an experimental facility, RWMWD will also have monitoring equipment in the vicinity
of the new pond. The experiment also has a limited duration of 2 ~ears. All restoration, including
slope stabilization and plantings, ass.ociated with this project will be done by the RWMWD as
approved by city staff.
BUFFER EXEMPTION REQUEST
The wetland classification is considered a Manage B wetland next to a lake, which requires a 50-foot
buffer. Because of the prevalence of slopes greater than 18%, the buffer extends 10-feet beyond
the apex of the slope. Technically, the buffer extends to th.e south side QfLarpenteur AVenue. The
RWMWD is requesting an exemption under the provisions of the Wetland Ordinance pursuant to
section 5b(9). .. ' ,
1) 'TheRWMWDhas selected this site due to the impaired nah.lre of Wakefield Lake Thissmall
scale, experiment is best located on a site where e)<cessive storm water flows will not wash
out. the basin. Staff agrees with, RWMWD that this is the most practical location for such an
experiment given that It will provide a small water quality benefit to the lake. .
2) The Planning Commission public hearing for this project is set for August 16, 2011 for
7:00pm. Residents within 500 feet of the proposed project as well as all residents with
frontage along Wakefield L.ake have been mailed a notice. The project is scheduled to go to
. the City Council on August 22, 2011.
3)' Noknownend,mgered species reside within .this area, of the buffer. Staff are in
cornmunication with the DNR as to any findings of endangered species.
, 4) There,'is an existing maintenance road in the area and the basin will be constructed as far
away from the lake edge as possible.
5) No large trees are scheduled for removal.
6) No toxic ,chemicals or herbicides are proposed to be applied as part of this project. Spent
Lime is applied to agricultural fields for regulation of soil acidity. Whiie it is a product that is
not edible, exposure is generally considered non-toxic.
. 7) The RWMWD intends on re-establishing the disturbed area with native vegetation and
properly stabilizing the slopes.
8) No additional access roads other than an existing maintenance path are required.
While this project will only treat a small amount of runoff into Wakefield Lake, staff agrees with the
RWMWD that the experiment is a step forward in providing larger-scale treatment basins for
impaired waterbodies like Wakefield Lake.
RECOMMENDATION
Staff believes that the basin constructed within the wetland buffer meets the waiver requirements
and serves a public good as described in the Wetland Ordinance. Staff recommends approval of a
wetland buffer waiver for the Wakefield Lake Experimental Storm Water Treatment Basin.
P:Sec15\Wakefield Lake Storm Water Treatment Basin PC Report Steve Kummer August 2011
Attachments:
1. Site Location Map
2. Basin Improvements Plan
3. Fact Sheet
4. Draft Agreement
Attachmen t 1
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Attachment 3
Fact Sheet
Use of Spent Lime for Stormwater Treatment
Wakefield Park Testing Site
Project Purpose:
This project will test the effectiveness of using Spent Lime to reduce levels of phosphorus before
reaching lakes and streams under different conditions, including varying flow rates and phosphorus
concentrations. Iftheresult$ of this study are positive, surface water management groups will be able
to design and implement a simple, low cost, innovative technology to reduce phoSpholUS from
stormwater runoff.
ProjectUackground:
The Ramsey-Washington Metro Watershed District is faced with the difficult task of improving the
quality of our stormwater runoff before this stormwater reaches our lakes and streams. This is required
by state and federal law to meet established water quality standards. In many of our developed
portions of the District we need to find new and innovative methods to accomplish our goal.
One potential new method is the use of spent lime to remove nutrIents from the stormwater in a small
treatment basin. The District applied for and received grant fuilds from the State of Minnvsota
Pollution Control Agency to conduct laboratory and field tests on this treatment method. This project
will determine the effectiveness of using "Spent Lime'?, createq by local drinking water utilities during
drinking water clarification, to reduce phosphorus in stormwater flow. Spent Lime contains calcium,
iron,and/or aluminum, all three of which bind phosphorus. This material is usually disposed of or
applied to agricultural fields at cost to the water utility. Because of the potential for high phosphorus
binding capacity, we believe that Spent Lime could be used in a reactive barrier sY$tem to remove
phosphorus from stormwater runoff in a cost effective manner. Laboratory experiments will be
conducted to determine the optimum conditions needed for effective phosphorus removal. The results
ofthese experiments will be the basis for the pilot study to determine the phosphor\ls removal
effectiveness under field conditions.
Permeable reactive barriers have traditionally been used to remove pollutant$ from contaminated
groundwater. The barriers act as a filter, removing the pollutant of concern as the water passes through
the system. For this development project the Spent Lime, which contains iron, aluminum, and calcium,
will be used in the permeable reactive banier system. These elements are found in soils and naturally
limit the availability of phosphorus in the environment. Pen1leable reactive barriers containing these
natural phosphorus binders can be used to bind phosphorus and limit nutrient availability in surface
waters (make the nutrients unavailable for algae growth).
Project Details:
This project includes laboratory and field scale research phases. The laboratory portion of this project
is designed to test Spent Lime to determine phosphorus removal capacity under different flow rates
and phosphorus concentrations simulating the range of conditions which can be found in stormwater
runoff in Minnesota.
The second part of the study will measure the phosphorus binding effectiveness of a pilot scale system
in a field application. In-field measurements will be used to determine phosphorus reduction under the
range of conditions at the pilot study site. This field testing site is planned for a remote area at the
south side of Wakefield Lake. A small depression will be constructed between Larpenteur Avenue and
the existing pond. This new pond will be filled with the spent lime material and stormwater (from and
existing catch basin in Larpenteur Ave.) will be routed through the basin and discharged into the
existing pond. The existing pond will continue to outlet to Wakefield Lake. The District will be
monitoring the inflow and outflow to determine the treatment effectiveness; If results are good, the
District will be looking at opportunities to. construct a larger treatinent system at Wakefield and other
District lakes.
Health and Safety Issues:
This system presents lio public health orsafetyissuesto park Users or area residents. The new
treatment basin will be approximately 20 by 40 feet in size and filled with the spent lime material.
There will be no permanent standing water in the new basin.. This basin is immediately next to the
existing pond (approximately 120 feet in diameter). The spent lime material is a natural mineral
(limestone) that presents no public health or safety concern to humans or animals. The material will be
in small gravel size pieces. The basin will be on the slope between Larpenteur Avenues and the lake.
This area is not served by any public trails and is screened fr6IlJ. view by existing vegetation. No large
trees will be removed.
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Basin Locati6n
(Larpenteur Ave at Bottom)
Spent Lime BasinDesign
For More information contact Cliff Aichinger, Administrator, Ramsey-Washington Metro
Watershed District, at 651-792-7957.
Attachment 4
MEMORANDUM OF UNDERSTANDING
CITY OF MAPLEWOOD AND THE
RAMSEY WASHINGTON METRO WATERSHED DISTRICT
This Agreement is made and entered into this ---.:.. day of 2011, by and between
the Ramsey-Washington Metro Watershed District ("District") acting by and through its
governing body, their Hoard, and the City of Maplewood ("City") acting by and through its
governing body, their City Council witnesseth:
WHEREAS, this' Agreement is made under the authority of the provision of Minnesota Statutes
Section 471.59, the Joint Powers Act; and
WHEREAS, the District wishes to construct, maintain and monitor an experimental Iime-
treatment sedimentation basin ("Basin") on City park lands bordering Wakefield Lake as
desoribed in this agreement; and
WHEREAS, the purpose of s!lid Basin is to experiment with the properties of spent Iimefrom
potable water treatment facilities for capturing storm water runoff pollutants; and
wHERI=AS. the operation and monitoringofthe basin will .occur over a two-year period from the
time of ratifying this agreement; and " ". .
WHEREAS, the District wishes .to modify a .storm sewer outfall into Wakefield Lake owned,
~perC!ted aQd maintained by the County; a,nd '
WHEREAs, the City grants permission to the District to enter in upon its lands forthe
construction! monitoring, maintenance and operation of the Basin;, and ..
. ,
WHEREAs, the construction of the Basin is a land-disturbing activity; and
WHERE.<\S, .the District will be responsible for all costs associated. with the design, construction,
mainten!lnce, operation, monitoring and restoration in and around the Basin; and,
WHEREAS, the City and Distriot desire to'ent~r into a Memorandum of Understanding setting
forth the roles and responsibilities of the parties.
NOW, THEREFORE, the parties agree that:
1) The District shall construct the Basin in accordance with construction drawings and
specifications entitled "Permeable Reactive Barrier" sheets C-01 through C-04 inclusive
dated March 23, 2011 reviewed and approved by the City.
2} The District shall maintain, operate, inspect and monitor the Basin on a routine basis in
accordance with their storm water pollution prevention plan (SWPPP) reviewed and
approved by the City. The District shall also routinely inspect the facility following
construction to identify maintenance needs. .
3) The District and/or the District's contractor shall apply for a grading permit from the City
prior to construction.
4) The District and/or t,he District's representatives s~allcomply with all City ordinances
related to use of Maplewood park lands including hours of operation and
permitted/prohibited activities under the City code, unles~ specifically exempted in
writing by!heCity, .
5) ,The District's activities within City parkland shall not interfere with normal and daily park
operation and the activities of park userS.
6) The City shail notify the District of any issves pertaining to the construction, operation
and maintenance of Basin in writing immediately foil owing a City inspection. The District
shall respond within 7 days of notification of the issue. Upon responding to the request,
the District shall coordinate a meeting with the City to coordinate a reasonable time/or
performing any corrective action to alleviate said issue.
,
7) The Districtshall'operate the Basin ona temporary basis for a period of two (2) years
after this agreement has been ratified. After such time has expired, the District shall
either decommission the Basin or notify the City of its intent with future operation of the
. Basin. At that time, the District and City shail ratify a new Memorandum of
Understanding.
8) Should the District decommission the Basin, the District shall restore the Basin area in
like and kind or better condition compared to pre-constructionconditioris:
9)' The DistriCtshail indemnify, hold harmless and defend the City, their officials, agents;
and employees against any and ail liability, losses, costs, damages; expenses, claims or
actions, inc;luding attorney'sfees, which the City, theirofficiais, agents" or employees
may hereafter sustain" incur or be required to pay, arising out of or by reason of any act
or omission of the District, its officials, agents or employees,in the' execution,
performance, orfailufe to adequately perform the District's obligations pursuant to this
Memorandum of Understanding. . , '
BYentering intothisMemoranduit1 of Understanding, the parties do not intend to Create any
obligation express or implied other than those set out herein; further, this Memorandum of
. Understanding sh~1I not create any rights in any party not a ~ignatory hereto.
CITY OF MAPLEWOOD
Michael Thompson -- City Engineer
RAMSEY-WASHINGTON METRO
WATERSHED DISTRICT
'Cliff Aichlnger - Administrator