HomeMy WebLinkAbout2011-08-23 CDRB Packet
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, August 23, 2011
6:00 P.M.
Council Chambers - Maplewood City Hall
1830 County Road BEast
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes:
a. June 28, 2011
5. Unfinished Business:
a. Maplewood Green Building Program Update
6. Design Review:
a. 3M Comprehensive Sign Plan Amendment
b. Maplewood Toyota Service Entrance Addition, 2873 Maplewood Drive
c. Beam Avenue Medical Building, Northeast of Beam and White Bear avenues,
between Walgreens
7. Visitor Presentations:
8. Board Presentations:
9. Staff Presentations:
10. Adjourn
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, JUNE 28, 2011
1. CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6:00 p.m.
2. ROLL CALL
Boardmember, Jason Lamers
Chairperson, Matt Ledvina
Boardmember, Ananth Shankar
Vice Chairperson, Matt Wise
Present
Present
Present
Absent
Staff Present:
Tom Ekstrand, Senior Planner
3. APPROVAL OF AGENDA
Prior to the meeting Commissioner Lamers
so staff will give an update under staff
filling a vacancy on the board
Boardmember Shankar
Boardmember Lamers seconded
Ayes - All
The motion passed.
4. APPROVAL OF MINUTES
Boardmember Lamers moved 10 aPprove the April 26. 2011. CDRB minutes as submitted.
Boardmember Shankar seconded the motion.
Ayes - All
The motion passed.
Boardmember Lamers moved to approve the Mav 24, 2011, CDRB minutes as submitted or as
amended.
Boardmember Shankar seconded the motion.
Ayes - All
The motion passed.
5. UNFINISHED BUSINESS
None
June 28, 2011
Community Design Review Board Meeting Minutes
1
6. DESIGN REVIEW
a. Former Corner Kick Soccer Center, 1357 Cope Avenue
i. Senior Planner, Tom Ekstrand gave the report and answered questions of the board.
ii. Steve Prusha, All Metro Glass, Maplewood addressed the board.
Board member Lamers moved to approve the plans date-stamped Mav 17. 2011. for the buildinq
and site renovations at 1357 Cope Avenue. The city bases this approval on the findinqs required
bv the code. This approval is subiect to the applicant or contractor doinq the followinq: (chanqes
are underlined.l
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 from shining into neighboring
properties. The applicant shall also revise the plan tOiinclude three trees on the west side of
the parkinq lot to match those proposed alonq theieast lot line. The applicant shall also plant
an ornamental tree in each of the parkinq lot islahds'
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 dsign 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 clearlyindicate 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.
5. The site plan shall be revised for staff approval to provide for 9 Y:! foot wide spaces alonq the
front sidewalk for visitor parkinq as required bvordinance. The applicant shall also provide
one additional handicap-accessible parkinq spot to complv with code.
6. The applicant shall complv with the requirements of the enqineerinq report and anv
requirements of the city enqineer.
7. The applicant shall provide a sample of the proposed screeninq wall material to staff for
approval alonq with color chips.
Seconded by Board member Ledvina (Board member Ledvina added Conditions 6 and 7 by
friendly amendment. Ayes - All
The motion passed.
June 28, 2011
Community Design Review Board Meeting Minutes
2
7. VISITOR PRESENTATIONS
None
8. BOARD PRESENTATIONS
None
9. STAFF PRESENTATIONS
Staff updated the board on the board vacancy and the interview process to fill the position.
10. ADJOURNMENT
The meeting was adjourned by Chairperson Ledvina at 6:47 p.m.
June 28, 2011
Community Design Review Board Meeting Minutes
3
MEMORANDUM
TO:
Communily Design Review Board
James Anlonen, Cily Manager
Nick Carver, Assislanl Building Official/Green Building Manager
Maplewood Green Building Program Update
AuguSl 16, 2011 for lhe AuguSl 23 CDRB Commission Meeling
FROM:
SUBJECT:
DATE:
INTRODUCTION
Earlier in 2011, Maplewood Commissions and City Council members were introduced to the
proposed Maplewood Green Building Program. The main components of the program are the
International Green Construction Code and the National Green Building Standards. The
presentation outlined how the basic fundamentals of this program can work for Maplewood.
During the presentation, it was noted that the Maplewood Green Building Program is both
revolutionary and evolutionary, and thus, significant changes will be made to the code prior to
Maplewood's adoption and implementation.
SUMMARY
During the August 23 Community Design Review Board meeting I will provide the Board with
current and proposed code changes prior to the final action hearings formalizing the 2012
International Green Construction Code.
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
James Antonen, City Manager
Michael Martin, AICP, Planner
Comprehensive Sign Plan Amendment, 3M
3M Center
August 16, 2011
INTRODUCTION
Brendan Sapienza, of Meyer Scherer and Rockcastle and representing 3M, is requesting
approval of a comprehensive sign plan amendment for the 3M Center to replace its main
monument sign. Comprehensive sign plans are required for large campuses consisting of
buildings and land of ten or more acres.
Request
The applicant is proposing to install a new monument sign in the same location as the current
monument sign. The location is south of Building 229, north of Hudson Road and visible from
Interstate 94. See the attached plans for the proposed monument sign.
DISCUSSION
In the past, exterior signage at 3M has been approved on a case-by-case basis during the
construction or remodeling of various buildings throughout the campus. Therefore, there are no
specific sign criteria for the exterior signage of 3M; just that each sign gets approved individually
to ensure consistency and compatibility. The current monument sign is a 12'x12' cube with the
3M logo on all four sides. The proposed monument sign would be 25' tall and 12'8" wide and
have the 3M logo on two sides. The proposed monument sign would have a white-coated
background and a red, LED 3M logo.
A comprehensive sign plan is required for this site. The city's sign ordinance would allow one
freestanding and one wall sign for each street frontage. The campus has numerous street
frontages. The applicant is not proposing to add any additional signage. The applicant's
proposed monument sign would technically exceed the code requirements for maximum square
footage. With that said, the comprehensive sign plan allows the CDRB to provide the applicant
flexibility from code in the location, size and number of signs. Staff feels that given the type of
use, large size of the 3M Center and the need for clear signage visible from the interstate, the
proposed comprehensive sign plan amendment is acceptable.
Appeals
For reference purposes, the applicant, staff and city council may appeal the CDRB's decision.
An appeal shall be presented within 15 days of the CDRB decision. If the decision is appealed,
staff will schedule a hearing with the city council.
RECOMMENDATION
Approve the attached plans for a comprehensive sign plan amendment to allow for a new
monument sign at the 3M Center, south of Building 229. The applicant shall comply with the
following conditions:
1. Follow the approved plans. Planning staff may approve minor changes.
2. Obtain a sign permit.
p, sec 36\3M\3M_Sign Plan Amendment_082311
Attachments
1. Site and Landscaping Plans
2. Existing Monument Sign
3. Proposed Monument Sign
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MEMORANDUM
LOCATION:
DATE:
James Antonen, City Manager
Tom Ekstrand, Senior Planner
Chuck Ahl, Assistant City Manager
Conditional Use Permit Revision-Maplewood Toyota Service Entrance
Addition
2873 Maplewood Drive
August 9, 2011
TO:
FROM:
SUBJECT:
INTRODUCTION
Project Description
Steve McDaniels is proposing to build an addition to his service entrance at Maplewood Toyota.
This addition would require a revision to the conditional use permit (CUP) for Maplewood Toyola
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 building.
. 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 alterations.
. Architectural and site plan changes.
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 cily council approved a CUP revision for the expansion of the Maplewood
Toyota showroom. The council reviewed the CUP annually and on March 28, 2005, the council
granted an indefinite CUP approval to be reviewed again only if the applicant proposes a
change.
DISCUSSION
Department Comments
Buildinq Department
Dave Fisher, the building official, commented that the applicant should:
. Verify soil conditions for the proposed addition.
. Provide signed architectural plans.
Enqineerinq 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 Surface Area
Maplewood Toyota is in the Kohlman Lake Shoreland Boundary Area. This requires a maximum
impervious surface coverage of 40 percent. The site was developed before the shoreland
ordinance was adopted, so the site is considered legal nonconforming. To add onto the building
would require thaI the applicanl nol exceed the currenl amounl of 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 Buildinq Desiqn Renovations
. The exterior of the showroom and service reception areas (east and north sides) would
be clad with aluminum composile material (ACM) panels 10 replace lhe exiSling 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 building renovations would be attractive.
Site Plan Chanqes and Impervious Area Calculations
The proposed site plan changes would include:
. The proposed 665-square-foot service entrance addition. There is an existing paved
sidewalk area of 427 square feet is wilhin the square footage of lhe proposed addition's
footprint. Therefore the proposed increase in the amount of impervious surface area
would be 238 square feet.
. Removal of the 160-square-foot storage shed and replacement with grass. Subtracting
the shed area from this increase in impervious area for the 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):
238 square feel
Increase in pervious surface (pervious paver
aperture, shed removal, concrete removal):
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 allow 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.
. Mainlain lhe exisling or planned characler 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 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 nol affecl traffic. There would be an environmenlal improvemenl on lhe site since lhe
3
applicant would not only be replacing 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 Maplewood 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 shall follow the site plan date-stamped Auqust 9. 2011. approved by the
GUy, The director of community development may approve minor changes.
2. The proposed construction must be substantially started within one year of council
approval or the conditional use permit revision for the service entrance addition and
related site work shall end. or tho J'lorr~it shall end. The council may extend this 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.
e. Tho aJ'lplioant shall be rOEluired to submit a drainage and utility J'llan te the oity engineer
for rCl'liew and aJ'lPro'lal as noted in oondition 2b onpago 4 of the staff rollor-l. Tho oity
onginoor shall reEluire the appliGant to imJ'lloment storm wator Eluality impro'lements into
the final drainago ami utility J'llan that shall include tho addition of rainwator gardens, an
improvemonl and regarding of lho slerm '.valor outlot pond and olhor reasenable (as
dotermined by the city onginoor) sterm .....ater Elualily imJ'lrovements such that the site
bogins to implomont runoff standards typical to J'lroperty '",ithin the shoreland distriGt. If a
roasonablo agreement with tho preporty owner Gannot bo aohioved by the oity onginoor,
this oondilionaluso pormit rO'Jision and design approval shall be returnod to tho Gity
oouncil for considoration.
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 o(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 shall be in the amount of 150 percent of the cost of all
landscaping.
4
CITIZEN SURVEY
Staff did not survey the surrounding residents since the proposed construction is very minimal
and would not result in any significant change to the property. Staff has notified all property
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 (Iighl manufacluring)
Zoning: M1
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 44-1 097(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. Location/Zoning Map
2. Land Use Map
3. Site/Landscaping Plan
4. Building Elevations
5. Project Narrative dated July 12, 2011
6. Engineering Review Comments from Steve Kummer dated July 29, 2011
7, CUP Revision Resolution
8. Site Plan date-stamped August g. 2011 and Building Elevations date-stamped July 21,2011 (separate
attachment)
6
Maplewood Toyota
Page 1 of 1
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Attachment 5
Maplewood Toyota Renovation/Addition
2875 N. Highway 61
Maplewood, Minnesota
Introduction:
. This proposal is for the renovation! addition of the existing Map[ewood
Toyota facility located at 2875 N. Highway 61, Map[ewood, Minnesota.
General Project Scope:
. The scope of this project is to bring the existing facility into compliance
with the Toyota USA Image II requirements.
· This project wil[ require a 665 s.f. addition to the Service Reception area,
located on the north side of the existing facility.
. The Showroom, Customer Lounge, Retai[ Parts, Service Reception, and
Sales 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 Portai Wall is installed.
. Existing landscaping will 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 lighting is anticipated, with the
exception of painting the existing poles and light housings to a light gray.
Building Design:
.
The proposed exterior modifications to the existing facility is to bring the
facility into compliance with the Toyota USA Image II requirements.
Maplewood Toyota
Amendment to CUP
July 12, 2011
Page 1
. The major components of the Toyota USA Image 1\ is the Toyota Portal
Wall, which is internally illuminated. Also, the exterior walls of the
Showroom and Service Reception wili be clad with aluminum composite
material (ACM) panels. The colors of the ACM panels are silver, with a
red accent band, and black at the Scion sign.
. The existing windows at the Showroom wili remain.
. The knee wall below the Showroom windows will be clad with a masonry
veneer.
. The remaining portions of the existing building will be painted a light gray
color.
. The overhead sectional doors on the north side wili be full vision type
~Offi. .
. Two overhead doors are being proposed to be installed on the south
side, directly behind the Showroom. These doors will be full vision type
doors.
Landscaping:
. Existing trees (shade, ornamental, and conifer) will remain with the
exception of one conifer tree presently located when the proposed
addition wili 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 will be
removed as required for the Toyota Portal Wall, and free standing
columns.
Trash Enclosure:
. Presently the existing trash enclosures are located along the west edge
of the lot behind the existing building.
. Existing trash enclosures will be painted a light-gray, matching the color
of the main building.
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 (building, paving, sidewalks), and
65,332 s.f. (34.72%) is pervious.
.
The proposed site plan has a total imperious area of 123,837 s.f.
(65.28%), which is at or less than the current area of coverage.
.
The 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 existing utilities to/from the existing building will 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 storage 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
the current 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 grades of the existing parking lot will remain as is.
· A grading/drainage plan will be submitted for approval with the building
permit plans.
Conclusion:
In conclusion, it is our opinion that the approval of the Amendment to the
existing CUP should be granted for the following reasons:
.
The proposed renovation will modernize the existing facility, similar to
other dealership facilities along Beam 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
July 12, 2011
Page 3
----
Maplewood Toyota Renovation/Addition
2873 Highway 61 N.
RESPONSE 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/additional will not
change the use. The existing condition of the exisling 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 Cily 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 would not depreciate property values.
Response: The proposed projecl should aclually improve lhe property value
of the subject property, and surrounding area.
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.
Response: The proposed project does not include any uses that aren't
presently being performed under the current CUP.
5. The use would generale only minimal vehicular lraffic on local slreets and
would not create traffic congestion or unsafe access on existing or proposed
streets.
Response: The proposed project is primarily a renovation (facelift), there are
no additional uses or services being offered as a result of this project,
therefore there would not create any increase to the traffic or unsafe access
on lhe 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 lhat upgrades the
building finishes, bolh exterior and interior, the existing public facilities and
services are adequate for this project.
7. The use would nol create excessive additional cosls for public facilities or
services. '
Response: Because the nature of the project is upgrading of lhe exisling
facility, il will not create any 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 developmenl design.
Response: The project will impacl only the landscape area in front the
exisling structure. All the existing site features will remain.
9. The use would cause minimal adverse environmental effects.
Response: The proposed project will not create any adverse environmental
effecls to the existing site because the proposed impervious area will remain
al present percentage of site coverage.
Maplewood Toyola
Amendmenl to CUP
Page 2
Attachment 6
Maplewood Engineering Comments - Maplewood Toyota
7-29-11
Page 1 of2
Enaineerina Plan Review
PROJECT:
PROJECT NO:
COMMENTS BY:
Maplewood Toyota Service Entrance Expansion
11-23
Steve Kummer, P.E. - Staff Engineer
DATE:
7-29-11
PLAN SET:
Design Review Application Dated 7-22-11
REPORTS:
None
Summary
Maplewood Toyota is proposing a small addition to its service entrance as well as some minor
exterior improvements.
Reauest
The applicant is requesting conditional use permit and design review.
The scope of this review includes aspects of site design including, but not limited to, geometrics,
paving, grading, ulililies, temporary sediment and erosiop conlrol and permanent storm water
management.
The storm water ordinance provisions do not apply, as overall land disturbance is well under Y,
acre.
The following are Engineering review commenls 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 conlrol.
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 calch 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 conlrol rules.
-END COMMENTS-
Attachment 7
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Steve McDaniels of Maplewood Toyota, 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 Drive. The legal
description is:
WHEREAS, the history of this conditional 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 by law. 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 the city
staff. The planning commission recommended that the 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 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.
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 fealures inlo lhe developmenl design.
9. The use would cause no more than minimal adverse environmental 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 Auqust 9. 2011. al3l3rO'lea ey
tho oily. The director of community development may approve minor changes.
2. The proposed construction must be substantially started within one year of council
approval or the conditional use permit revision for the service entrance addition and
related site work shall end. or the l3ermilehall end. The council may extend this
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. The Ol3l3lioant eholl be reEluirea to euemit a draiRage ana ulility pion to the eity
ongineer for review ana approval ae notea in Gondilion 2e on l3age 1 of the etaff
rel3ort. The Gity engineer ehall rOElUiFe the appliGant to implement etorm water quality
improvemente into th,e final arainago ana ulility I3laR that ehall ineiuae tho aadition of
rainwator gardene, an impro'/emont aRa r-egar-diRg of tho storm water outlet pond and
othor reaeonaele (ae aetermined ey the eity engineer) elorm waler Eluality
improvomente eUGh lhot lhe €lite eegine to imlllcmcnt runoff etanaarae tyl3iGal to
prol3crty within IRe ehoreland dietriGt. If a reaeonaele agreement with the Ilroperty
owner eannGl ee aehio'/od ey lhe eily engineer, this eORaitioRal use I'lBFmil revision
and doeign al3l3rS'Ial ehallee returnea to lhe city council for ceneidcrotien.
The Maplewood City Council approved this resolution on
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
James Antonen, City Manager
Michael Martin, AICP, Planner
Beam Avenue Medical Building - Design Review
Northeast of Beam and White Bear avenues, between Walgreens
and Maplewood Heights Park
August 16, 2011
INTRODUCTION
Project Description
Dan Regan, of Airlake Development, is proposing to construct a 13,728-square-foot
medical building on a vacant lot located northeast of the Beam and White Bear avenues
intersection, east of Walgreens and west of Maplewood Heights Park. As part of this
proposal, Mr. Regan is negotiating with the Parks Department to share packing facilities
and to utilize some of the park land for the parking lot. The proposed medical building
will potentially be a Veterans' Affairs Clinic which is to be awarded later this year. Mr.
Regan has indicated he would move forward with this building regardless of the
Veterans' Affairs decision.
The property is guided in the city's comprehensive plan as Commercial (e) and zoned
as Limited Business Commercial (LBC), which allows for offices, medical or health-
related clinics, day care centers, or similar uses.
Requests
To build this development, the applicant is requesting that the city approve the design
plans.
BACKGROUND
December 11, 2006: The city council approved a lot division to split this site from the
Walgreens to the west.
DISCUSSION
Design Review
Curb Cuts/Driveways
The current site does not currently have a curb cut. The parking lot serving Maplewood
Heights Park does have a curb cut. The proposed site plan will have one curb off of
Beam Avenue with the park and medical buildings sharing parking facilities. The city
and Mr. Regan will need to execute an easement agreement outlining the terms of the
shared access and parking facilities. The city's parks commission and city council will
review and make a final decision on any easement agreements. There will be an
additional access point from the access road on the Walgreens property.
Sidewalks and Trails
There is an existing six-foot-wide concrete sidewalk located along Beam Avenue. There
will be an internal concrete sidewalk to serve the building. There will also be a five-foot-
wide bituminous trail on the east side of the site connecting the sidewalk along Beam
Avenue and the parking lot to the ring trail around the pond within Maplewood Heights
Park.
Site Lavout
The original site plan submitted to the city did not meet all the setback and parking
requirements. Staff has worked with Mr. Regan to ensure these standards are now met.
The revised site plan is attached to this report but staff is recommending that approval
be conditioned on the applicant resubmitting a revised set of plans to reflect the current
proposed site plan.
The building and parking lot meet or exceed required setbacks of 30 feet and 15 feet to
the right-of-way respectively. The proposed drive aisle through the parking lot meets the
city minimum requirement of 24 feet. There is a small portion of unused right-of-way
between the applicant's parcel and the city park parcel that must be vacated. The
applicant has applied for a vacation which will be reviewed by the planning commission
and a final decision coming from the city council.
Parkinq
City code requires medical office buildings to have one parking stall per 200 square feet
of office space. The proposed development requires 69 parking stalls based on this
requirement. The applicants are proposing 70 parking stalls, which includes eight
handicap accessible stalls. The parking stalls will be 9.5 feet wide by 18 feet deep,
which meets city code requirement for a medical office (low turnover) use. In addition to
the 70 stalls for the medical building, four stalls are proposed to be excusive for the park.
These stalls will have signs indicating for park use only. The current park parking lot has
eight stalls but the city's parks department staff is comfortable with having four stalls
exclusively assigned to the park because of the amount of street parking nearby and the
ability for park goers to use other parking spaces at the medical building during non-
business hours. The official shared parking agreement between the city and Mr. Regan
will be memorialized through the easement agreement.
2
Landscapinq
The landscape plan shows 17 trees, including 11 deciduous trees, and various shrubs.
The plan also calls out underground irrigation for all landscaping as required by code.
Staff is comfortable with the layout and design of the internal site landscaping but
recommends the following additions to the landscape plan:
1. Submit revised landscape plan to reflect updated site layout.
2. Additional trees to be planted along Beam Avenue at a rate of 30-feet at center
apart from one another.
3. Applicant shall submit a planting plan to be approved by the city's naturalist for
the area northeast of the proposed building where grading will disturb land within
the wetland buffer area.
Liqhtinq
City code requires the submittal of a lighting and photometrics plan which ensures all
freestanding lights maintain a height of 25 feet or less and that the maximum foot
candles of illumination at all property lines does not exceed A-foot-candles. The
submitted photometrics plan shows the applicant meeting the code requirement.
However, the applicant should be required to submit a revised plan to reflect the updated
site layout. The plan should also clearly mark light types, heights and locations.
Trash Handlinq
The applicant has indicated all trash facilities will be located within the building. If at any
time trash facilities are located outside of the building it will need to be located within an
enclosed structure which must be approved by the city.
Buildinq Elevations
The exterior of the building will be constructed with face brick, limestone, EIFS and clear
anodized aluminum windows. The building elevations also propose a 19-foot-high
entryway with horizontal siding. Staff finds the proposed buildings elevations to be an
attractive design.
OTHER COMMENTS
Fire Department: Butch Gervais, fire marshal, reviewed the development proposal and
has the following comments: 1) install fire protection per code; 2) alarm panel per code.
Police Department: Lieutenant Richard Doblar had the following comments:
Construction site thefts and burglaries are a large business affecting many large
construction projects throughout the Twin Cities metro area. The contractor/developer
should be encouraged to plan and provide for site security during the construction
process. On-site security, alarm systems, and any other appropriate security measure
would be highly encouraged to deter and report theft and suspicious activity incidents in
a timely manner.
3
Engineering Department: Steve Kummer, staff engineer, has reviewed this project. Mr.
Kummer's comments and requirements are attached to this report.
Appeals
For reference purposes, the applicant, staff and city council may appeal the CDRB's
decision. An appeal shall be presented within 15 days of the CDRB decision. If the
decision is appealed, staff will schedule a hearing with the city council.
RECOMMENDATIONS
1. Approve the site plan date-stamped August 10, 2011 and the plans date-
stamped July 20, 2011, for the medical office building to be located northeast of
the Beam and White Bear avenues intersection, east of the Walgreens. Approval
is subject to the applicant doing the following:
a. Repeat this review in two years if the city has not issued a building permit
for this project.
b. Prior to issuance of a grading or building permit, the applicant must
submit to staff for approval the following items:
1) Revised grading/drainage/utility plans which comply with all city
engineering department requirements as specified in the July 28,
2011, engineering report.
2) Revised landscaping and photometric plans to reflect the updated
site plan, date stamped August 10, 2011.
3) Revised landscape plan showing the following:
a. Submit revised landscape plan to reflect updated site
layout.
b. Additional trees to be planted along Beam Avenue at a
rate of 30-feet at center apart from one another.
c. Applicant shall submit a planting plan to be approved by
the city's naturalist for the area northeast of the proposed
building where grading will disturb land within the wetland
buffer area.
4) Any needed watershed district approval.
5) A cash escrow or an irrevocable letter of credit for all required
exterior improvements. The amount shall be 150 percent of the
cost of the work.
4
6) Submit to community development staff, an approved easement
agreement between the applicant and the city outlining the use
and maintenance of city park land and the shared parking lot.
7) The city council must approve the vacation of the unused right-of-
way between the applicant's parcel and the city park parcel.
d. The applicant shall complete the following before occupying the building:
1) Replace any property irons removed because of this construction.
2) Provide continuous concrete curb and gutter around the parking
lot and driveways.
3) Install all required landscaping and underground irrigation.
4) Screen or paint the rooftop mechanical equipment to match the
building color.
5) Install all required outdoor lighting.
e. If any required work is not done, the city may allow temporary occupancy
if:
1) The city determines that the work is not essential to the public
health, safety or welfare.
2) The above-required letter of credit or cash escrow is held by the
City of Maplewood for all required exterior improvements. The
owner or contractor shall complete any unfinished exterior
improvements by June 1 if occupancy of the building is in the fall
or winter, or within six weeks of occupancy of the building if
occupancy is in the spring or summer.
f. All work shall follow the approved plans. The director of community
development may approve minor changes.
5
REFERENCE
SITE DESCRIPTION
Site size:
Existing Use:
1.23 Acres
Vacant Land
SURROUNDING LAND USES
North:
South:
East:
West:
Maplewood Heights Park
Beam Avenue and Premier Bank across the street (Zoned LBC)
Maplewood Heights Park
Walgreens (Zoned BC)
PLANNING
Future Land Use
Zoning:
Commercial (C)
Limited Business Commercial (LBC)
Criteria for Approval
Design Review
Section 2-290 of the city code requires that the community design review board make
the following findings to approve plans:
1. That the design and location of the proposed development and its relationship to
neighboring, existing or proposed developments, and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
2. That the design and location of the proposed development is in keeping with the
character of the surrounding neighborhood and is not detrimental to the
harmonious, orderly and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3. That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures and colors.
Application Date
The city received the complete application for the medical building on July 20, 2011.
The initial 60-day review deadline was September 18, 2011. The city has yet to extend
the review an additional 60 days, as stated in Minnesota State Statute 15.99 and can do
so if needed to complete its review.
6
P:ICom,DevlSec2NIBeam Ave Medical BuildinglBeam Ave Medical Building_CDRB_081611
Attachments:
1, Zoning Map
2, Land Use Map
3, Location Map
4, Applicants' Development Statement
5, Site Plan
6, Lighting Plan
7, Landscape Plan
8, Building Elevations
9. Engineering Plan Review
10, Applicant's Plan Submission (Separate Attachement)
7
Attachment 1
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Beam Avenue Medical Building Design Review
Zoning Map
Attachment 2
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Medical
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Beam Avenue Medical Building Design Review
Land Use Map
Attachment 3
Beam Avenue Medical Building Design Review
Location Map and Aerial Photo
Attachmenl4
Master Development Plan
The City of Maplewood's unique landscape of architecture surrounded by a spectacular natural environment occasionally presents
opportunities for localized rebirths, developments that can create new and revitalized neighborhoods, projects that can spur additional
development and create a new identity for a district. Our Maplewood Heights Park property, with its numerous nearby amenities, is one such
opportunity. I am proud to present our vision for a proposed development that will truly effectuate completion and achieve a grand
development vision for a state of the art medical office building.
Our Master Development Plan will bring 13,728 square feet of new construction to the 1.3 acre property in a balance of Class A
office, exterior design elements that honor the community's expectation of safe, high quality healthcare delivery, and responds to the need to
feel connected to nature and the outside world. The unique setting of the site allows the masterplan to take advantage of prominent views to
the busy intersection of\X!hite Bear and Beam Avenues, to create a scale to the development that responds to and compliments neighboring
properties, while still providing the feel of a parkland setting just steps away.
Our vision for the development extends beyond our on-site Master Development Plan. We have crafted our site design in a way that
links the building site to the park amenities offered just outside the door. This integration responds to the needs of today's employees and
patients by offering access to a paved, pedestrian and bicycle-friendly trail that encircles the entire Maplewood Heights Park. The paved trail
also provides linkages to all Maplewood Heights Park has to offer, including outdoor grilling areas, playgrounds, tennis and basketball courts.
Attachmenl4
There are several significant design decisions informing the masterplan that help create the attractive architecture of the proposed
development. These are reinforced by a focused consideration on the architecture of the individual building and site improvements.
Understanding the need for critical attention to architectural design issues paves the way for a signature design that adds interest and identity to
the architectural landscape. These architectural issues, outlined below, focus on the character of the buildings and public spaces.
Above grade, exterior sidingmateriahty and texture, shall be integrally colored block and brick, with prominent natural stone and
wood design features. The color of the exterior walls will be earth-tone and consistent and complilnentary to the natural surrormdings. All
plantings of flowers, vegetation, and trees will be generally consistent with the natural environment and the landscaping plan will include an
outdoor seating envirorunent with a metnorial to honor our nation's fallen heros.
The opportunity to create a new development that uses the most up-to-date sustainable building practices carmot be missed. The
proposed development of the site and building offers many chances to etnploy practices that achieve responsible usage of the land and provide
efficiencies for the building occupants. State of the art stormwater management on the outside and HV AC and plumbing systetnS on the
interiors, will result in an envirorunent that is pleasing to customers and employees. The end result of the energy efficient design elements will
be a structure that is the first LEED Silver Certified building in the City of Maplewood.
I am confident that working in collaboration with City of Maplewood Staff and our development team, our efforts will result in
completion of the building and occupancy in the short timeframe. Upon successful City of Maplewood approvals, construction will commence
shortly after consummation of a tenant lease. The development team is committed to pursuing the earliest possible start date, pending
resolution to the relevant aspects of the project. Pending a lease transaction date, completion of construction and occupancy could come as
early as March 2012.
Sincerely,
Daniel o. Regan
Vice President
Reco Real Estate, LLC
Airlake Development, Inc.
2866 \Xlhite Bear Ave
Maplewood, MN 55109
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Maplewood Engineering Comments - VA Outpatient Clinic
7-28-11
Attachment 9
Enqineerinq Plan Review
PROJECT:
PROJECT NO:
COMMENTS BY:
Beam/White Bear Medical Office (VA Outpatient Clinic)
11-20
Steve Kummer, P.E. - Staff Engineer
DATE:
7-28-11 rev. 8-16-11
PLAN SET:
Design Review Dated 7-15-11
REPORTS:
None
Summarv
Airlake Development is proposing a 13,700 square foot medical clinic/office building on a vacant
parcel east of Walgreens near the intersection of White Bear Avenue and Beam Avenue.
Request
The applicant is requesting design review.
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. This engineering review also includes comments regarding floodplain
interactions and considerations.
The following are Engineering review comments on the design review, and act as conditions to
be addressed prior to issuing any City permits:
General
1) Provide perpetual easements for all permanent improvements occuring on Maplewood
Park Lands. Coordinate all improvements with the Maplewood Parks and Recreation
Director. Any improvements on Park lands shall not disrupt normal park operations or
occur outside of park hours.
2) Provide "true" scale drawings. The reduced drawings submitted do not match the scale
as specified on the plans.
3) Coordinate all improvements on Maplewood Park Property with the Parks and
Recreation Director.
4) Provide a copy of the geotechnical evaluation to the City.
Flood Protection
5) The 1 OO-year high-water level (HWL) of the Maplewood Heights Pond is elevation 947.9.
The proposed building finished floor elevation (FFE) is proposed at elevation 948.9 with
no basement. The minimum separation between the FFE and HWL allowed by
Maplewood Engineering standards is 2 feet.
Maplewood Engineering Comments - VA Outpatient Clinic
7-28-11
Attachment 9
6) Provide or show a route for the Maplewood Heights Pond emergency overflow (EOF)
through the site. EOF route shall be contained within existing easements recorded
against the property.
7) Provide volume mitigation computations for the excavation and filling within the 100-year
HWL of the pond.
Storm Water Manaqement
8) No rate control or adequate storm water BMP's are shown with this plan set. Site must
comply with Maplewood storm water management regulations including but not limited to
rate control and treatment before issuing a permit. The City encourages the use of
pervious pavements on the site.
9) The Walgreens stormwater management plan does not appear to include assumptions
for this site regarding the EcoStorm unit. This treatment capacity of this unit may not
include the future development of this site.
Wetlands
10) Coordinate all grading and land disturbance within the wetland area with Shann Finwall,
Environmental Planner. Wetland buffer and disturbance is subject to the City's Wetland
Ordinance.
Removals Plan - Sheet 3
11) 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.
12) Provide note: " Perform all work in conformance to applicable City of Maplewood and
State of Minnesota requirements."
13) Perform condition survey and televising of existing sewer service.
14) Verify condition of existing water service with St. Paul Water prior to connecting.
15) Indicate limits of construction along north and east sides of the site. Provide orange
safety fencing along limits.
16) Obtain temporary construction easement from City Parks department prior to start of any
work on park property.
17) Add note to plans: "Contractor shall coordinate all street sign removals and
replacements with the appropriate authority maintaining the signage. Sign removal and
replacement by the contractor is not allowed under any circumstances. Contact the
Maplewood streets department at (651) 249-2420."
Maplewood Engineering Comments - VA Outpatient Clinic
7-28-11
Attachment 9
Site Plan - Sheet 4
18) It appears that the site has no dedicated delivery entrance, and that delivery/emergency
traffic will mingle with patient traffic - especially in areas of handicapped-designated
parking stalls. Provide information on the largest truck that will be providing deliveries
and services to the site and where deliveries will occur.
19) Provide truck-turning template for largest truck through the eastern parking lot curve.
20) Provide a wider drive-aisle width in front of the building or short-term parking cut-outs for
drop-off, courier traffic, and fire/police/rescue access in front of the main entrance to the
building.
21) Move the pedestrian ramp to the north side of the eastern parking stalls. Place a drop-
down and ramp at the corner point where the north and east lots meet.
Gradinq and Erosion Control Plan - Sheet 5
22) 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."
23) Show construction site erosion control measures on the Grading plan. Items such as silt
fencing, rock construction entrance location and other measures should be shown on
this plan.
24) Show permanent embankment establishment measures on all steep slopes. Provide
measures such as staked sod or blanketing.
25) Provide native seeding and erosion blanket establishment on Maplewood Park land.
Coordinate seeding and landscaping with the Parks and Recreation Director.
26) 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.
27) Provide site import/export computations including assumed compaction factors.
Utility Plan - Sheet 7
28) Provide fixture unit and fire flow computations for the building to verify that the sewer
and water service provide adequate utility services for the building.
29) Provide additional sewer c1eanout riser 5-10 feet east of 2"d 45-degree bend out of
building in landscaped area.
Maplewood Engineering Comments - VA Outpatient Clinic
7-28-11
Attachment 9
General Details - Sheet 8
30) Provide pavement section for bituminous trail consistent with Maplewood Std Plate 230.
Provide SP-mix in lieu of Marshall mix for bituminous.
31) Provide thicknesses for pavement section and concrete sidewalk base thickness.
32) The dimensions of walks on the site plan vary, but detail PVMT-17 shows a 5-foot width
for the walk. Provide consistency between the detail and dimension plan.
Other
33) Submit a signed copy of the MPCA construction storm water permit prior to grading
permit issue.
34) Satisfy requirements of all permitting authorities associated with this project. Provide
copies of written approval letters and permits.
35) The applicant shall enter into a maintenance agreement with the City. The City shall
either prepare the agreement or coordinate preparation of the maintenance agreement
with the Watershed District.
36) The applicant shall provide a letter of credit or cash escrow for 125% of the proposed
site improvements including earthmoving, grading, erosion control, minimal site
establishment, gravel base and paving.
-END COMMENTS-