HomeMy WebLinkAbout2007 02-05 500 CMWAGENDA
CITY COUNCIL/MANAGER WORKSHOP
Monday February 5, 2007
Council Chambers, City Hall
5:00 p.m.
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. UNFINISHED BUSINESS
• Gladstone Neighborhood Redevelopment Plan
E. ADJOURNMENT
AGENDA REPORT
TO: Greg Copeland, City Manager
FROM: Charles Ahl, Public Works Director /City Engineer
SUBJECT: Gladstone Area Redevelopment, City Project 04 -21,
Work Shop Presentation on Plan and Process
DATE: January 30, 2007
INTRODUCTION /SUMMARY
It has been requested that staff provide the City Council with an update on the planning and
implementation process for the Gladstone — Phase I Development. The grant funds will require spending
to be under way in 2007 and fully completed by the end of 2008. Engineering and design of the
improvements was begun in January 2007 to allow for coordination of all development. A multi -staff
presentation will be made as part of the update. Details on the presentations are included below, although
a number of items are changing and current information will be provided at the Work Shop.
Background
A final copy of the Master Plan was approved on December 18, 2006. All changes discussed on October
16 and November 13 have been implemented as directed by the City Council. The City Council
authorized $290,000 of additional funding for the survey and engineering at their December 18, 2006
meeting. That survey and environmental work is underway and no major conflicts or problems have been
discovered.
The format for the Work Shop is planned as follows:
1. Presentation by Bart Montanari of DaBar Companies and Link Wilson, DaBar's architect from
WAI Continuum on the Tourist Cabin site development. It appears that the development will be
called Lake Phalen Estates and will include 180 units of assisted senior housing. A report, entitled
Attachment 1, from our City Planners, Shann Finwall and Tom Ekstrand, is attached that provides
details on the development, Camp Plan Process and Zoning considerations.
The Tourist Cabins development provides a very good opportunity for the City to address a number
of issues. First and foremost is that the developer reports that the Tourist Cabins site is very badly
deteriorated. The LCDA grant, combined with this development, is a very good opportunity for the
City to begin the first phase of the process that will address the conditions within the entire
Gladstone area.
2. Presentation by Shann Finwall and Tom Ekstrand, Maplewood Planners on the Comprehensive
Planning Process, the Zoning Process and the timeline for approvals related to this process. As
noted above, Shann and Tom's report is Attachment 1 (Staff report on Development and Planning -
Zoning Process),2 (Camp Plan Submittal Form) and 3 (Zoning Plan).
3. Presentation by Chuck Ahl, Maplewood Director of Public Works / City Engineer, on the Phase I
Public Improvements and the timeline for the improvements. Included within this process is
consideration of the extent of the projects both with and without TIF or Tax Abatement; status and
requirements of the LCDA Grant, a necessary roadway exchange with Ramsey County, where
Ramsey County takes jurisdiction over the new County Road D from TH 61 to White Bear Avenue;
while Maplewood acquires jurisdiction for Frost Avenue and East Shore Drive.
Attached are spreadsheets (Attachment 4 and 5) that show how project funds could be spent for
each scenario. The first scenario is a $3.15 million project that assumes no TIF or assistance
funding is available. This substantially reduces the ability of the City to implement many of the
features of the Gladstone plan within the area and assumes that no assistance has been provided
to the development and that there likely is no Lake Phalen Estates development. The second
scenario shows a project with the major improvements as designated within the Gladstone Master
Plan approved by the City Council in December 2006. This scenario assumes major funding from
numerous sources. This will provide a lead -in to the financial presentation to follow. Included in
this presentation will be a brief explanation of the timeline (Attachment 6) and approvals for the
mitigation plan for the Alternative Urban Areawide Review (AUAR). Finally, the LCDA grant issues
are being finalized. The grant requires that the City enter into construction contracts for the $1.8
million allotment by December 2007 and have construction completed by December 2008 for all
funds. The schedule for this improvement as it coordinates with the development and approval
process will be reviewed.
4. Presentation by Paul Steinman and Terri Heaton, Springsted, Inc., the City's financial consultant
on the various financial considerations of the development and the projects. DaBar Companies,
LLC, has submitted a request for TIF assistance (Attachment 7) for their project in the amount of
$2.0 million. A copy of their application is attached. Mr. Steinman will explain the process for
consideration of this TIF for the Lake Phalen Estates Project. The City Council will be discussing
with Mr. Steinman how the decision on whether the $2.0 million amount to the developer is
appropriate. Mr. Steinman will also review the possibility of capturing TIF through the developer
that would be used to offset the costs shown in the $5.95 million public improvement project. The
risks of the various approaches and the analysis procedure and process will be reviewed.
5. Presentation by Ginny Gaynor, Maplewood Environmental — Open Space Planner, on the
approach to planning for improvements to the Savanna. Ms. Gaynor has provided an Attachment
( #8) that includes a vision that is consistent with the Council's direction as approved with the Master
Plan concept. Ms. Gaynor is leading a revision to the previously submitted Savanna plans with a
new Landscape Architect that is consistent with these concepts. Ms. Gaynor will review her vision
and thoughts to the development. It is proposed that, at a minimum, the $540,000 in fees from the
Lake Phalen Estates development be used for the improvements to be completed on the Savanna
as part of the Phase 1 projects. Additional funding will be explored for the phased improvements.
6. Questions and Discussion, by City Council
RECOMMENDATION
There is no action required by the City Council, although some direction on the financing is recommended.
Attachments:
1. Comp Plan /Zoning /Business Retention Plan by Planning Staff
2. Comp Plan Submittal Form
3. Zoning Plan with HKGI
4. Project Cost Plan - $3.15 Million
5. Project Cost Plan - $5.95 Million
6. Project Timeline for Program steps
7. DaBar TIF Application
8. Savanna Vision
MEMORANDUM
TO: Greg Copeland, City Manager
FROM: Shann Finwall, AICP, Planner
SUBJECT: Gladstone Development /Comprehensive Plan
Amendment/Zoning /Business Retention Loan Update
DATE: January 31, 2007 for the February 5 City Council Workshop
St. Paul Tourist Cabin Site Development
Bart Montanari of Dabar Companies, LLC, is proposing to develop the 6.5 -acre St. Paul
Tourist Cabin site located at 940 Frost Avenue with senior housing (refer to attached
preliminary site plan and elevations). The current proposal calls for 180 senior housing
units including 20 memory care units, 60 assisted living units, and 100 independent
units. Walker Elder Care Services will market and manage the facility. Mr. Montanari
indicates that the development will create 65 new full -time jobs and will include a library,
fitness room (available to residents and non - residents), bank, beauty salon, theater,
chapel, and deli. There will be 154 underground parking stalls, 70 surface parking stalls,
a transit shelter along Frost Avenue, and several gardens and walking trails throughout
the site.
Mr. Montanari has hired Link Wilson of WAI Continuum to design the building. Mr.
Wilson was the architect for the Summerhill Senior Cooperative building, which has been
constructed on the Transfiguration Elementary School site, north of the Maplewood
Nature Center. The senior housing building proposed on the St. Paul Tourist Cabin site
will have three to four stories with each elevation being constructed of quality building
materials.
Staff has reviewed the preliminary plans and finds that they meet the guiding principles
and density allowances of the adopted Gladstone Redevelopment Master Plan. Mr.
Montanari proposes to submit all required land use applications to the city for this
development in March or April, with plans to break ground on the development in
September. In order to develop the property as proposed, the city council must approve
an amendment to the city's comprehensive land use plan to allow for the development of
180 senior housing units on the site (refer to the Comprehensive Plan section below).
Comprehensive Plan
The adopted Gladstone Redevelopment Master Plan (December 2006) is intended to
provide direction and guidance for the Gladstone Neighborhood as it redevelops. The
Gladstone neighborhood is currently guided with seven different land use designations in
the city's comprehensive land use plan including light manufacturing (M -1), business
commercial (BC), business commercial modified (BC -M), limited business commercial
(LBC), medium multiple dwelling residential (R -3M), double dwelling residential (R -2),
and single dwelling residential (R -1). The master plan reflects several land use changes
that are currently not permitted under these land use designations such as allowing for a
mixture of land uses including residential, retail, and neighborhood commercial.
In order to ensure the comprehensive land use plan will allow for future developments as
proposed in the master plan, the city's comprehensive plan (dated May 2002) must
include the master plan as an amendment. The master plan will serve as a separate
document to the comprehensive plan as it relates to the Gladstone neighborhood.
State statute requires that a comprehensive plan amendment of this degree follow a
review process to include a public hearing by the city's planning commission with final
approval by the city council; notification of proposed amendment to adjacent
governmental units; and review and final action by the Metropolitan Council to ensure
the amendment is in conformance with regional system plans, consistency with the
Metropolitan Land Planning Act requirements and Metropolitan Council policies, and
compatible with adjacent communities.
City staff has scheduled a public hearing with the planning commission on February 6,
2007. All property owners within the Gladstone study area and within 500 feet of the
study area have been notified of the public hearing. Hoisington Koegler Group Inc.
(planning consultants) prepared the Metropolitan Council's required comprehensive plan
amendment submittal form. This form, along with a cover letter (cover letter and
submittal form attached), will be submitted to the adjacent governmental units and the
Metropolitan Council after the planning commission's public hearing.
The city council's final review of the comprehensive plan amendment is currently
scheduled for February 26. The city council's approval of this proposed comprehensive
plan amendment would be subject to the Metropolitan Council's final approval. State
statute allows the Metropolitan Council 60 days to review and take final action on
comprehensive plan amendments. City staff will help facilitate and accelerate the
process by following up with the adjacent communities and the Metropolitan Council.
As with the comprehensive land use designations in the area, the Gladstone
neighborhood is zoned with several different zoning districts. These zoning districts are
limited in their ability to influence and shape development towards the desired pattern
and form expressed through the Gladstone Neighborhood Redevelopment Plan. As
such, a new zoning district is proposed which will enable the city to more clearly
articulate and ultimately achieve the desired pattern and character of uses within the
area.
City staff and the Hoisington Koegler Group Inc. are creating a form -based zoning
approach and framework that will regulate development within the Gladstone
neighborhood. Form -based codes address the relationship between building facades
and the public realm, the form and mass of buildings in relation to one another, and the
scale and types of streets and blocks. It places the primary emphasis on building type,
dimensions, parking location, and facade features, and less emphasis on uses. It will
stress the appearance of the streetscape, or public realm, over long lists of permitted
uses. Hoisington Koegler Group Inc. has prepared an overview of the form -based
zoning approach for the city council's review (attached).
2
Business Retention
The City of Maplewood is a participant in a local business - funding program called the
Twin Cities Community Capital Fund ( TCCCF). The primary goal of the TCCCF is to
leverage the local economic development financing resources of other cities that have
joined this funding program as participants or members. This fund is designed to
respond to a wide variety of local business financing needs, working in partnership with
banks and other commercial lenders. The loans are structured to best meet the needs
of the municipal members (a collection of cities in the twin cities area), borrowers and
participating lenders.
This loan is available for all business owners in the city, and may be of particular interest
to business owners in the Gladstone neighborhood wishing to make upgrades to their
businesses which reflect the guiding principles of the master plan. The TCCCF is
designed to provide a great deal of flexibility in terms of borrower eligibility, interest
rates, loan terms and conditions, equity requirements, etc.
Attachments
1. St. Paul Tourist Cabin Preliminary Development Plans (separate handout)
2. Cover Letter and Comprehensive Plan Amendment Submittal Form
3. Form -Based Zoning Memorandum
4. Gladstone Neighborhood Redevelopment Plan Booklet (separate handout)
January 9th, 2007
name & address
SUBJECT: Notification of Proposed Plan Amendment for the Gladstone Neighborhood
Redevelopment Plan, City of Maplewood
Dear,
Communities in the metropolitan area must notify adjacent local government units and school
districts of proposed comprehensive plan amendments before they take action on the proposals.
The purpose of the notification is to allow adjacent local government units and school districts
time to request copies of proposed amendments so that they can offer their comments prior to
final action by the community.
The Metropolitan Council's Local Planning Handbook advises that such notifications must occur
60 days before the plan amendment is sent to the Council for its review.
The City of Maplewood is seeking to amend its Comprehensive Plan as follows:
• The proposed amendment is for the Gladstone Neighborhood located east of Trunk
Highway 61 in the central portion of the city, consisting of 195 acres {See attached
figure).
The City of Maplewood has recently adopted a master plan for the Gladstone
Neighborhood (Gladstone Neighborhood Redevelopment Plan, dated December of 2006).
The plan is intended to provide direction for the Gladstone Neighborhood as it
redevelops.
• A draft Alternative Urban Areawide Review (AUAR) was also completed for the project
area titled the "Gladstone Area Redevelopment Master Plan AUAR ", dated September
6th of 2005. The document was submitted for public review and comment in September
of 2005 and is anticipated to be adopted by the City Council in March of 2007.
• The Gladstone Neighborhood Redevelopment Plan needs to be amended to the City's
Comprehensive Plan dated May of 2002. The redevelopment plan will serve as an
appendix to the Comprehensive Plan as it relates to the Gladstone Neighborhood. The
redevelopment plan reflects several land use changes that are not currently part of the
comprehensive plan.
A cd is enclosed for your review. If you would like a hard copy of the amendment for review,
please call me at (651) 249 - 2304 or email at shann.finwall @ci.maplewood.mn.us as soon as
possible. If you are not interested in a hard copy of the proposed amendment or know that your
community has no interest in commenting, please check the box below, sign, date, and return
this form to me at your earliest convenience so we may proceed with a submission to the
Metropolitan Council in a timely manner
Thank you for your prompt assistance in this matter.
Sincerely,
Shann Finwall, AICP
Planner
❑ I acknowledge receipt of the above cited comprehensive plan notification and
waive further review /comment on the amendment.
Signature
Date
Title
Local Planning Handbook I Amendment Form
Gladstone Neighborhood
AMENDIMENTNAME
This form is available in MS Word format on the Metropolitan Council's vvebmde:
COMMUNITY PROFILE AND AMENDMENT OVERVIEW
1. Provide the following information:
Local governmental unit City of Maplewood
Contact title Planner
Address CityofMaplewood: 1830 Counb/ Rood B East
City, State
Telephone number
FAX number
1)249 —2309
Email address Shan n.finwall@ci. maglewood. mn. us
Date of
2. Identify type of amendment and describe. Check all that apply:
X
2a. Land use change
2b. MUSA Expansion or Change
X
2c. Text Change
X
2d. Other
Update to the Comprehensive Plan as it relates to the Gladstone
Neighborhood.
3. Provide a description of the amendment.
General location Gladstone Neighborhood — City of Maplewood — Ramsey County
The Gladstone Neighborhood in located east of Trunk Highway 01 in the central
portion of Maplewood. The project area in connected totwo regional trails, the
Munger State Trail and the Bruce VentOTrail. Approximately quarter mile
south of the Gladstone Neighborhood is the City of S
Brief description The City Of Maplewood has recently adopted @redevelopment plan for the
Gladstone Neighborhood titled the "Gladstone Neighborhood Redevelopment
P|@n''. dated December Of20O0(See Figure 2). The plan iS intended tOprovide
direction for the Gladstone Neighborhood anitredevelops.
An Alternative Urban AreawideReview was also completed for the
project area titled the "Gladstone Area Redevelopment Master Plan &U&R".
dated September 0 m Of2005. |tiS anticipated the Final AUAR will bH adopted bv
the City Council i March of 20O7
February 2006 1
In addition, the Gladstone Neighborhood Redevelopment Plan needs to be
amended to the City's Comprehensive Plan dated May of 2002. The
redevelopment plan will serve as a separate document to the Comprehensive
Plan as it relates to the Gladstone Neighborhood. The redevelopment plan
reflects several land use changes that are not currently part of the
comprehensive plan (See Figure 3, 4 & 5).
Affected area. in acres 195.30 Acres
February 2006 2
SECTION 1: PROCESS OVERVIEW
• imomi MEMO 1 1:1
4. Indicate official local status of the plan amendment. (Check all that apply.) The local governing
body must take action on the proposed amendment before submittal to the Metropolitan
Council.
Action
Acted upon by Plannina commission
Approved by governing body, contingent upon
Metropolitan Council review
Date of Action
vat
Pending Approval
5. List adjacent local governments, school districts and other jurisdictions and the date the copies were
sent. Notifying adjacent governmental units and affected school districts is one of the criteria
the Council will use in determining whether an application is deemed complete for review.
City of Landfall:
Helen Hallis, City Clerk — 11 Forest Heights, Landfall, MN 55128 — Sent on
City of Little Canada:
Joel Hanson, City Administrator — 515 Little Canada Rd E., Little Canada, MN 55117 — Sent on
City of Newport —
Larry Bodahl, City Administrator - 596 7 th Ave, Newport, MN 55055 — Sent on
City of North St. Paul —
David Kotlinek, Community Services Manager — 2400 Margaret St., N. St. Paul, MN 55109 — Sent on
City of Oakdale:
Brent Brommer, Community Development Director - 1584 Hadley Ave. N., Oakdale, MN, 55128 — Sent on
City of St. Paul: 4th St.,
1400 City Hall Annex, 25 West 4 Saint Paul, MN 55102 — Sent on
City of Vadnais Heights:
Donn Whiski, Community Development Director - 800 E County Rd E, Vadnais Heights, MN 55127 — Sent on
City of White Bear Lake:
Jim Robinson, Community Development Director - 4701 Highway 61 N., White Bear Lake, MN 55110 — Sent
on
City of Woodbury:
Dwight Picha, Community Development Director - 8301 Valley Creek Rd., Woodbury, MN 55125 — Sent on
Ramsey County:
Dave Twa, County Manager — 15 W. Kellogg Blvd., Room 250, St. Paul, MN 55102 — Sent on
Washington County:
Donald J. Theisen, County Engineer — 14949 62 St. N., PO Box 6, Stillwater, MN 55082 — Sent on
Mahtomedi School District:
Dr. Mark Wolak, Superintendent — 1520 Mahtomedi Ave., Mahtomedi, MN 55115 — Sent on
February 2006 3
Roseville School District:
Bryan MCDOmOuoh. Superintendent - 1251 VV County Rd. B2, ROSevi|le, MN 55113— Sent On
South Washington School District:
Tom Nelson, Superintendent —7302E. Point Douglas Rd. 8, Cottage Grove, MN55010— Sent On
St. Paul School District:
Patty Phillips, Superintendent -252O East 12 th /\ve, North St. Paul, K8N 551Q8— Sent On
White Bear Lake School District:
Dr. Theodore Q.B|8eSing. Superintendent -4855 Bloom Ave.. White Bear Lake, yWN 55110— Sent On
6. Identify outstanding issues or conditions made in the Metropolitan Council's review of the
municipality's 2020Comprehensive Plan Update or subsequent comprehensive plan amendment?
No, the Council's review did not identify any issues or conditions.
Issue/Condition Steps taken or future planned actions including date
The City nf Maplewood needed to have an The City updated its Comprehensive Sewer Plan in2003. The plan
adopted comprehensive sewer plan approved update addressed the inconsistencies with the City's previous 2O0O
by the Met Council before the City could alter, update and considered future dnvn|npnment/nsdeve|opnnnnt. The Plan
expand nr improve its sewage disposal was also prepared hn meet the Tier | and Tier || content requirements
mynbenn. identified in the Local P|onninqHandbook.
7. Will/has @D environmental review (Environmental Assessment Worksheet, Environmental Impact
Statement or Alternative Urban Areawide Review) be/been completed for the site?
none required.
Y\ss, indicate type of review and approximate date of completion. Include m summary of
findings, if completed:
An Alternative Urban AreawideReview was completed for the project area titled the
"Gladstone Area Redevelopment Master Plan AUAR" A copy Of the /\UARiSavailable
upon request. /\n executive summary of the AUAR can be found in Appendix A.Adraft
copy dated September 6 th , 2005 was submitted for public comment in September of 2005.
The final document including the response tO comments and @ final mitigation plan iS
anticipated tobe adopted by the City Council in March nf2OO7.
February 2006 4
SECTION 2: FORECASTS
8. Does the plan amendment change the population, household and employment forecasts that appear
in the Metropolitan COUDCi[s published forecast tables? (Published forecast tables are OD|iOH.)
N change i
Yes: identify the net changes tO community-level forecasts due U3the plan amendment:
The proposed land use changes may influence community-level forecasts. AS the Gladstone
Neighborhood redevelops, individual projects will need bJbe reviewed based OD their influence tO
community-level forecasts. An increase in population and household forecasts is assumed for this project
based On the land use categories and typologies listed in the Gladstone Neighborhood Redevelopment
Master Plan. Based on the densities and land use patterns within the Gladstone Neighborhood
Redevelopment Plan, the potential exists for approximately 450 to 650 new housing units to be
constructed. The phasing for the C0OStrUCtiOD Of these units will be based OO market conditions. For this
plan update, it assumed that 1/3 of the estimated 650 units will occur by 2010 with the remainder
occurring by2O20.
For commercial development, the plan assumes no net increase in employment. It is assumed that the
existing number Qf jobs and employment will be retained through any redevelopment Or through the
replacement of existing jobs with new commercial/retail jobs. The plan assumes 5O.0OOto75,UOOsquare
feet of new commercial development.
For all amendments that propose land use or forecast changes, you must complete the questions #10
(land use), #11 (housing), #12 (trip generation), #20 (sewerflow) and #30 (watersupply).
SECTION 3: LAND USE
9. Does the plan amendment propose any impacts to wetlands located Onthe site?
No wetlands on the site.
NO impacts b] wetlands located 0D the site.
There are several wetlands that fall within the project area. However development am proposed, will not
impact any of the wetlands. Any wetland impacts as a result of unanticipated development will need to
take into account the appropriate mitigation strategies. Any wetland impacts will require a mitigation plan
to obtaining all appropriate permits outlined in Section 8 of the G|admUone/\U/\R.
Yes, describe the type nf wetland, potential impacts and mitigation plans:
February 2006 5
Net Changes
(Additions or
to Community-level
reductions due to the
Forecasts
amendment)
2010
2020
2030
Households
217
433
0
Population
539
1,074
0
For all amendments that propose land use or forecast changes, you must complete the questions #10
(land use), #11 (housing), #12 (trip generation), #20 (sewerflow) and #30 (watersupply).
SECTION 3: LAND USE
9. Does the plan amendment propose any impacts to wetlands located Onthe site?
No wetlands on the site.
NO impacts b] wetlands located 0D the site.
There are several wetlands that fall within the project area. However development am proposed, will not
impact any of the wetlands. Any wetland impacts as a result of unanticipated development will need to
take into account the appropriate mitigation strategies. Any wetland impacts will require a mitigation plan
to obtaining all appropriate permits outlined in Section 8 of the G|admUone/\U/\R.
Yes, describe the type nf wetland, potential impacts and mitigation plans:
February 2006 5
10. Describe land use changes in acres, applicable to this amendment site, using the following tables
and filling in the community's specific land use categories:
F-1 Not Applicable.
CPA = Comprehensive Plan Amendment
* 60 % of the mixed use development will consist of residential and the remaining 40% will consist of commercial uses.
The above calculations reflect these assumptions.
** Based on the Gladstone Neighborhood Redevelopment Plan, the densities assumed for future land use patterns could
support approximately 450 to 650 new housing units. The City of Maplewood will monitor redevelopment to stay within
this range, which is well under the range evaluated in the AUAR.
11. If the proposed amendment changes the amount of land city wide staged for development by 2011
for medium density, high density or mixed use residential development, complete the following table
to identify the amount of land available pre and post amendment :
The proposed changes are a result of assumed development and will not have any impact on land that is
considered developable.
Fill in all land use categories
that allow for multifamily
residential development
All Land
Uses
Residential
Land Uses Onl
Land Use Designation (fill in
Acres
Developable
acres
# Units (Based
on Densit ' Range '
Pre CPA
Post CPA
Pre CPA
Post CPA
specific land use categories)
Single Dwelling Residential
2.70
(Density Range: 2 - 5 Units Per
55.12
48.87
182 Units
180 Units
Acre
Mixed Use
Double Dwelling Residential
(Density Range: 3 - 7 Units Per
3.91
2.70
11 - 27 Units
8 -18 Units
Acre
Medium Density Multi Dwelling
(Density Range: 7 — 12 Units Per
6.22
6.91
43 -74 Units
48 — 82 Units
Acre
High Density Multiple Dwelling
(Density Range: 12 — 30 Units Per
8.38
16.53
100 — 251 Units
198 — 495 Units
Acre
Mixed Use (Density Range: 20 —
30 Units Per Acre
0.00
24.92
N/A
299 — 448 Units
Total
73.63
1 99.93
1 336 — 578 Units
1 733 — 1,223 Units **
CPA = Comprehensive Plan Amendment
* 60 % of the mixed use development will consist of residential and the remaining 40% will consist of commercial uses.
The above calculations reflect these assumptions.
** Based on the Gladstone Neighborhood Redevelopment Plan, the densities assumed for future land use patterns could
support approximately 450 to 650 new housing units. The City of Maplewood will monitor redevelopment to stay within
this range, which is well under the range evaluated in the AUAR.
11. If the proposed amendment changes the amount of land city wide staged for development by 2011
for medium density, high density or mixed use residential development, complete the following table
to identify the amount of land available pre and post amendment :
The proposed changes are a result of assumed development and will not have any impact on land that is
considered developable.
Fill in all land use categories
that allow for multifamily
residential development
Acres city -wide for each land use
category
Pre - amendment
Acres city -wide for each
land use category
Post - amendment
Total
Acres
Developed
acres
Developable
Acres*
Amendment
acres **
Developable
acres
a
b
a -b =c
d
c +d =e
Double Dwelling Residential
2.70
Medium Density Multi Dwelling
Does Not Apply
6.91
Does Not
Apply
High Density Multiple Dwelling
16.53
Mixed Use
24.92
* "Developable" means land planned for urban residential development, infill or redevelopment before 2011.
** Amendment acres from the municipality's response to Question #10 above.
• The numbers provided represent the net change in land use for the project area.
February 2006 6
• •' • i • • Rome r i R' it •i
12. Complete the following table using the Institute of Transportation Engineers Trip Generation Manual,
6 Edition, to show whether this plan amendment increases or decreases trip generation from the
planned land use and transportation element of the community's comprehensive plan.
* The ADT numbers reflect what was provided for the redevelopment scenarios in the AUAR under Section 21,
Traffic. Total times for post amendment are due to a change in land use from commercial to residential.
13. Will these changes require improvements to the existing local and regional road network or
interchanges beyond what is in the community's current transportation plan?
existing local and regional road networks can accommodate increase.
Yes, describe improvements and who will pay for them:
The AUAR recommends the following intersection improvements at TH 61 /Parkway Drive /Frost Avenue:
• Extend the T.H. 61 southbound left turn lane to a minimum of 150 feet and a maximum of 200
feet.
• Change the northbound and southbound T.H. 61 left turn phasing to permissive /protected phasing.
• Install dual eastbound left -turn lanes onto northbound T.H. 61.
In addition to these improvement phase one development recommends the following improvements:
• Extend the existing T.H. 61 southbound left turn lane storage from the current storage length of
150 feet to 200 feet.
• Change the northbound and southbound T.H. 61 left turn phasing to permissive /protected phasing.
• Modify the existing signal phasing and pavement striping in order to allow through and left
turning movements from the existing left -hand through lane on eastbound Parkway Drive.
A summary of the phase one infrastructure improvements can be found in Appendix B. Any
infrastructure improvements will need to be in -place or in- conjunction with redevelopment. The City is
currently coordinating improvements with the County and State.
February 2006 7
Trip Generation for the Site Based
Trip Generation for the Site Based
on Planned Land Use
on Planned Land Use
Pre- Amendment
Post - Amendment
Est. average daily traffic
8,736 ADT *
7,564 ADT *
Est. peak hour traffic
275 A.M. ADT — 786 P.M. ADT *
459 A.M. ADT — 672 P.M. ADT
* The ADT numbers reflect what was provided for the redevelopment scenarios in the AUAR under Section 21,
Traffic. Total times for post amendment are due to a change in land use from commercial to residential.
13. Will these changes require improvements to the existing local and regional road network or
interchanges beyond what is in the community's current transportation plan?
existing local and regional road networks can accommodate increase.
Yes, describe improvements and who will pay for them:
The AUAR recommends the following intersection improvements at TH 61 /Parkway Drive /Frost Avenue:
• Extend the T.H. 61 southbound left turn lane to a minimum of 150 feet and a maximum of 200
feet.
• Change the northbound and southbound T.H. 61 left turn phasing to permissive /protected phasing.
• Install dual eastbound left -turn lanes onto northbound T.H. 61.
In addition to these improvement phase one development recommends the following improvements:
• Extend the existing T.H. 61 southbound left turn lane storage from the current storage length of
150 feet to 200 feet.
• Change the northbound and southbound T.H. 61 left turn phasing to permissive /protected phasing.
• Modify the existing signal phasing and pavement striping in order to allow through and left
turning movements from the existing left -hand through lane on eastbound Parkway Drive.
A summary of the phase one infrastructure improvements can be found in Appendix B. Any
infrastructure improvements will need to be in -place or in- conjunction with redevelopment. The City is
currently coordinating improvements with the County and State.
February 2006 7
Access
14. If the site has direct access tna principal or"A minor arterial, in location and spacing oonnimtentvv0l
applicable County guidelines orMnD[T`s Access Management Guidelines
)?
Not applicable, no direct access to a principal or "A" minor arterial.
Yes, describe:
THM1 iS classified 8S@ the principal arterial. The project area is centered around the intersection of
English Street and Frost Avenue kCSAH28\. which serve as major ooUeotom. Direct access 0oTH61
can be reached by Frost Avenue. Spacing im consistent with County and Mn/OOT Access Management
Guidelines. Any improvements recommended in section 13 will be coordinated with the County and
Mn/DOT to meet access manaqement quidelines and other roadwav specifications.
Transit and Other Modes of Transportation
15. Will this amendment enhance access to transit services, increase or decrease the demand for transit
services or warrant the extension of new transit service?
not currently served by transit or will not affect transit.
Yes, list existing routes, describe changes and identify proposed/necessary transit facility improvements
(e.g. shelters, park and rides):
The project area is served bv Metro Transit Route #147. The \/entoTrail ke also part ofthe regional
transit way nvotonn. No immediate improvements are planned of transit nature; however, with the
increase in demand for transit services, growing traffic congestion, rising gas prices, and success Vf
other regional transit investments, the Vento Trail could see transit improvements planned for the
corridor accelerated within the next 50o1Oyears. The project vxi||renu|tinaninoreoned
population/household base which will have @ modest impact O0ridership.
February 2006 8
16. Does the plan amendment include Traffic Demand Management (TDM) strategies or land use and
urban design measures, ifapplicable?
Yes, describe (e.g. car and van pooling, flexible work hours, mixed land uses that discourage vehicle
trips and promote walking, biking, ridesharing, and transit):
Residents will beable to utilize the St. Paul Transportation Management Organization 0N0services.
The TMO serves as a resource to help promote, educate and provide alternative modes of
transportation. Development in a mixed use pattern seeks to decrease local trips and encourage more
transit oriented development.
17. Does the plan amendment include pedestrian and bike access and facilities, including crosswalks,
bridges, trails, sidewalks, and bike racks, if applicable?
Yes, describe:
The Gladstone Neighborhood K8@0terPl@Dp[Ovd888|istUf"GUidiDgPhDdD|eS"hJfd|Ovv8S
redevelopment occurs. Part of thee guiding principles are to embrace the neighborhoods close proximity
Uo regional trails, make pedestrian connectivity a top priority and provide multi-modal links with the
surrounding areas. The City is planning to implement street and sidewalk improvements along Frost
Avenue am part of the first phase ofredevelopment.
A ViatioJ7
18. Does the plan amendment affect any airport functions?
Not applicable, site not within airport influence area or search area.
site within airport infl roh area but no impacts
Yes, describe relationship to ai
SECTION 5: WATER RESOURCES
Wastewater
zones. land use com
bin:
ilitv or other possible i
1S. What type of wastewater treatment will be utilized ho serve the proposed amendment?
Individual Sewage Treatment Systems (I8T8).
Owned/Community Owned/Community Treatm
Local/Municipal Owned Wastewater Treatment Plant.
iomal Wastewater Treatment.
February 2006 9
20. Complete the following table, to show whether this plan amendment increases or decreases
wastewater flow from currently planned land use and sewer flow projections.
R-� = = ..
* Year 2003
The community flow numbers are from the City's 2003 Comprehensive Sanitary Sewer Plan Update (See
Appendix C). The following assumptions were made to estimate the sewage flows:
• The City's Zoning Map represents 2003 development.
• The City identified twelve (12) development/redevelopment areas that represent the year 2010.
• The City's Planned Land Use Map represents projected 2020 development.
21. Does the local wastewater system have adequate capacity, or staged capacity to accommodate the
proposed amendment?
X Yes, explain: The City of Maplewood's 2003 Comprehensive Sanitary Sewer Plan Update considered
the Gladstone Neighborhood redevelopment and its impacts on sanitary sewer demand
for the area. The sanitary sewer demand outlined in the Comprehensive Plan
anticipated a greater developed area than what is outlined in the redevelopment plan.
The existing utilities have sufficient capacity to serve projected future development.
No, explain:
22. Does the regional wastewater system have adequate capacity, or staged capacity to accommodate
the proposed amendment?
Yes, explain: As stated in Section 21, the Comprehensive Plan anticipated a greater developed area
than what is outline in the redevelopment plan. Resulting in sufficient capacity to serve
projected future development.
No, explain:
February 2006 10
Total Community Flow
Pre-Amendment (mgd)
Total Community Flow
Post Amendment-(mgd)
2000
5.52 mgd
5.52 mgd
2010
6.02 mgd
6.02 mgd
2020
6.64 mgd
6.64 mgd
2030
N/A
N/A
R-� = = ..
* Year 2003
The community flow numbers are from the City's 2003 Comprehensive Sanitary Sewer Plan Update (See
Appendix C). The following assumptions were made to estimate the sewage flows:
• The City's Zoning Map represents 2003 development.
• The City identified twelve (12) development/redevelopment areas that represent the year 2010.
• The City's Planned Land Use Map represents projected 2020 development.
21. Does the local wastewater system have adequate capacity, or staged capacity to accommodate the
proposed amendment?
X Yes, explain: The City of Maplewood's 2003 Comprehensive Sanitary Sewer Plan Update considered
the Gladstone Neighborhood redevelopment and its impacts on sanitary sewer demand
for the area. The sanitary sewer demand outlined in the Comprehensive Plan
anticipated a greater developed area than what is outlined in the redevelopment plan.
The existing utilities have sufficient capacity to serve projected future development.
No, explain:
22. Does the regional wastewater system have adequate capacity, or staged capacity to accommodate
the proposed amendment?
Yes, explain: As stated in Section 21, the Comprehensive Plan anticipated a greater developed area
than what is outline in the redevelopment plan. Resulting in sufficient capacity to serve
projected future development.
No, explain:
February 2006 10
23. Has the community and/or Metropolitan Council identified an inflow and infiltrat (I&I) problem?
Yes, descr the steps taken kJ address the |/| issue and plans for future action:
|0205 the Metropolitan Council notified the city that there was surge Of inflow into three Qf the meters
within the city near the 3M campus, over 4 miles southeast Of this site. Meters indicated that this area
does not have an|/|problem. Since that date the city has been working with the 3yN and the Metropolitan
Council to mitigate the problem. The city has installed meters within the suspected property to track the
flow and determine the source of the surge. The City and 3M have identified the likely source of the 1/1
problem and a mitigation project hanbeenirnp|ernented. The city also passed o sump pump program
ordinance in 2005, which states that property owners cannot connect sump pumps tO the sanitary sewer
Since that date the i has been inspecting U properties to ensure compli
No, the City/Twp does not have an identified 1/1 problem.
24. Identify iOte[Centnr() that will be impacted bv these changes and indicate if flows will bediverted
from one interceptor service area to another?
Two interceptors are located within the project @rea022 &1�P Met Council G|SData\ Both serve as
gravity mains and will not experience any diversion of flows based on redevelopment.
25. Does the plan amendment include any wastewater flow to an adjacent communit For new
intercommunity agreements, the receiving community must also amend the sewer element of its
Yes, enclose a copy of the inter-community agreement
im
Surface Water
28. Will SLO[Dlwx3her rUDOff generated from proposed @DleDd0eDt be treated OD-Site?
o, check one of the following and describe:
Runoff will receive no treatment:
Runoff will be treated off-site
off-site treatment facility:
Yes, descr type and level of on-site pollutant removal treatment/mitigation plans:
The Gladstone Redevelopment Master Plan incorporates design policies and principles thus seek to
reduce runoff and provide increase opportunities for pre-treatment 0f surface runoff improv upon
existing water resource impacts. In addition to regional system i[Dp[OveDleDLS. the redevelopment master
plan and city policy will require developers to provide added treatment systems on-site.
February 2006 11
27. Does the community have an updated stormwater management plan, including best management
practices and implementation strategies?
Yes, Year : The City adopted @Stormwater Management Plan which includes best
2002 management practices and implementation strategies. |n2004 the City also
updated the plan through the implementation Qf@D environmental utility fund.
The environmental utility fund predominantly funds the implementation of storm
water management throughout the city.
The City has also incorporated, by policy, a standard forntornlvvater
management that incorporates substantial infiltration and treatment options that
will meet the Non-degradation Plan requirements for Maplewood. These
standards and policy have been adopted as part of the Gladstone Master Plan
Document and resolutions of the City Council
No, explain:
28. Does the community have an adopted erosion control ordinances?
Yes, Year adopted: Maplewood Ordinance Section 44-1243C2\
Water Supply
29. Does the community have an updated water supply plan?
NO. The City's water supply i8 provided bv St. Paul Regional Water Services.
30. Will the proposed plan amendment increase or decrease projected vvaterusefnom the community's
current water supply plan?
X | NO increase or decrease in orOiected vv@t8r use from vv@t8r
Yes, orovide water suor)lv olan amendment to describe
SECTION 6: PARKS
ME
facilities improvements O[Ch@DciH8:
31. Does the amendment include, or is it adjacent to or within Y2a mile of an existing or planned regional
park, reserve or trail, as identified in the 2030 Regional Parks Plan?
Yes, describe potential impacts and mitigation plans:
The Gladstone neighborhood kamithinaY2nni|eoftheLakePho|nnondKe|kyrReok>ma|Padv.andthe
Munger State Trail and the Bruce \/en[oTrail. The Gladstone Neighborhood Redevek)pmentP|mn
embraces these amenities bv establishing @D interconnected network Of open spaces, parks, trail
corridors and green street
is
February 2006 12
Figure 1.
Project Location (Regional)
Gladstone Neighborhood
32. Does the community have aParks & Open Space Plan including regional park elements?
Yes, Year : City Of Maplewood Parks, Open Space, and Trail System Plan
SECTION 7: IMPLEMENTATION
33. W the plan amendment require changes iO zoning O[ subdivision ordinances, capital im provement
program (CIP), or other official controls?
| |
� X � \'Hs, dH8C[b8 proposed changes and tiO0H|iOH: An iO0D|HRl8Dt8UOD tiO0H|iOH CGO be found in Appendix D.
34. Does the community have natural resources protection ordinances, including wetland, tree
preservation, and steep slopes?
Yes, identify: Environmental Preservation and Protection nfTrees and Woodlands Ordinance
dated, September 5.2OO8.
Environmental Protection and Critical Area Ordinance, dated 1982
February 2006 13
O
O o m
c E _
O a)
o
(n
cu M - 0 CU
a-
x 0 c c : E
a) 0
< 0 E
C ' J m
U) a) a) (D
X
W
cu En
0
.c a) 14
in E m > 2
0 C1 a)
Cl 0
2 — a)
CL > m
(n a)
3: a)
cn
E
5 C:
a) U)
(n 0
E w — o
U)
0 a)
a) a) 0 C) L)
_a 3: () (D lu
a) a)
U)
0 0 0 CL
O >, 0 0 0
-0 f 7FD
0 m >
C
O a)
a) a)
a) a) >
a) c a)
0 E
a D)o (n �
0 - CU = (D ( n
E '- cu a)
a)
0 > E
-C 4 0 - co
C: 0-
7E
0 0) C:
c
. (n a)
(v c C) E
0) a) " a) a)
E
0 o 0 0
0 a) C: Co
.r- a) to 0
0) Cl) :3 8) 70-
(D
C l) - C
0 a a)
)- U)
C: .— 0 a)
.— (n � s-
o 0) a) (n
co
0
'I* CL o
CL - a O ) c:
X E -a = .2
W CL'5
< -2 o)—
co 0 C 75
D > _0 a)
0 0
_0 CL 0
L6
co
0
U)
Cz
0
(D
a)
ui
tiS
O
tSS
co
0
(n
CL
0
M.
(D
O
tLs
U)
cc
0
C
U)
W
0
CU
'D
(D
a
0
75
r- c
O E
Cl
0
0
C:
Cc
a) CR
(M
C . CL ()
E
E
0
CO
CL
(D 0
V)
co
0
G) ,Q
0
"C
0 >
R
L1
c
o
0
&
0
CL
L)
0 U)
2
c
0-4
it
W
CL
d0
0
<
CL
CL
l i�
1111
0
Z
0 0
E
<
1111
m ot
uj
M
0
a
0
U)
Cz
0
(D
a)
ui
tiS
O
tSS
co
0
(n
CL
0
M.
(D
O
tLs
U)
cc
0
C
U)
W
0
CU
'D
(D
a
0
75
r- c
O E
Cl
0
0
C:
Cc
a) CR
(M
C . CL ()
E
E
0
CO
CL
(D 0
V)
co
0
G) ,Q
0
"C
0 >
R
L1
c
o
0
&
0
CL
L)
0 U)
2
c
0-4
it
W
CL
d0
0
<
CL
CL
0
Z
0 0
<
m ot
uj
M
0
a
M
le
r4
O
O
U .
Figure 2.
Project Location (Gladstone Neighborhood)
Gladstone Neighborhood
Figure 3.
Planned Land Use
Gladstone Neighborhood
Figure 4.
Redevelopment Plan Concept
Gladstone Neighborhood
Figure 5.
Proposed Land Use Changes
Gladstone Neighborhood
Appendix A.
Gladstone Area Redevelopment Master Plan Draft AUAR
Executive Summary
Gladstone Neighborhood
Executive Summary
WHAT is AN AUAR?
An Alternative Urban Areawide Review (AUAR) is authorized under Minnesota Rules
Chapter 4410.3610 as an alternative form of environmental review for development
projects. Generally, the ALTAR consists of one or more development scenarios, an
inventory of environmental and cultural resources, an assessment of the "cumulative"
impacts that the development scenarios may have on these resources as well as public
infrastructure services, and a set of mitigation measures that reduce or eliminate the
potential impacts generated by the development. The ALTAR is intended to address the
"cumulative" impacts resulting from a sequence of related development projects as opposed
to an Environmental Assessment Worksheet (LAW") or Environmental Impact Statement
(EIS) which looks at a single project's impacts and does not attempt to outline mitigation
initiatives.
WHY AN AUAR FOR THIS PROJECT?
An ALTAR was chosen for the Gladstone Area Redevelopment Planning project because it
will provide a better framework for coordinating multiple redevelopment projects that
may occur over a period of years, identifying potential impacts, and focusing on effective,
efficient mitigation strategies.
HOW IS AN AUAR USED?
An ALTAR is used as a tool to help parties interested in development within the project area
understand the existing environmental and cultural resources present on a site prior to
initiating detailed planning and design. It is also used to identify key initiatives or actions
needed to minimize negative impacts generated by proposed development.
Any proposed development in the project area would need to be reviewed for consistency
with the AUAR and Mitigation Plan. If a development plan is not consistent with these
documents or other statutory requirements, the developer may need to conduct additional
environmental documentation /review or request an amendment to the AUAR. Natural
and cultural inventory information in the ALTAR and the Mitigation Plan will be used to
guide development. Design and construction would precede only after all other approvals
and agreements are complete as required through the entitlement process. The AUAR by
itself does not entitle a development project. The project would still need to conform with
other plans and policies that guide the area including the Comprehensive Plan, Zoning and
Subdivision Ordinances and in this case the Gladstone Redevelopment Master Plan.
OVERVIEW OF THE AUAR PROCESS
The City of Maplewood last adopted its Comprehensive Plan in May of 2002 consistent
with Minnesota State statutory requirements of the Metropolitan Land Planning Act. The
Comprehensive Plan designates a large portion of the project area as business commercial
or light manufacturing. Today, the project area is home to a number of aging commercial
sites that are being eyed by developers and property owners for future redevelopment.
Part of the pressure for redevelopment is directly related to an inefficient and aging land
use and development pattern. The location is not seen as a strong location for commercial
development due to the relatively low= traffic volumes on Frost Avenue and English Streets
and the competing commercial corridors of TH 61, White Bear Avenue and Highway 36.
The value of land as residential development is driving some of the pressure for
redevelopment.
The City and neighborhood undertook a lengthy planning process to arrive at a
redevelopment plan for the Gladstone Area. The plan serves as a policy guide to staff and
decision makers and helps generate a greater degree of certainty for the neighborhood. The
process was facilitated through a task force representing the neighborhood residents and
businesses, elected and appointed city officials and other special interest groups. The
process also included five separate city wide public meetings which were attended by as
many as 70 to 174 participants at any one time. The planning process resulted in the
Gladstone Redevelopment Master Plan. The ALTAR is a by- product of that planning
process.
This ALTAR document reviews two separate development scenarios (see Figures 6.1 and
6.2). The first scenario represents a "full buildout" scenario based on the land use plan
contained within the current Comprehensive Plan. The second scenario is based on a
redevelopment concept for the project area developed through the planning process. The
evaluation attempts to understand the impacts from a development pattern that will create
the greatest degree of impacts on the community or in terms customary to environmental
reviews "the worst - case - scenario'. The Master Plan, and ultimately what may be built, will
likely be a lesser intensity than what is assumed in the ALTAR.
The current project area contains approximately 475 housing units (100 mobile
homes /manufactured housing units, 188 single family detached homes, and 187 units in
multi - family structures including duplexes to apartment /condo buildings). The project
area is also home to approximately 180,000 square feet of commercial development of
which only 30,000 to 40,000 square feet is purely neighborhood retail oriented uses
(bakery, grocer, liquor, laundry mat, etc...). The remaining uses are services
(construction offices, storage, auto repair services, etc...) or specialty commercial
(entertainment, funeral home, etc...). The project area also has nearly 60 acres ofpark and
open space excluding the two regional trail corridors.
The Comprehensive Plan Scenario: This scenario assumes a land use pattern
reflective of what is currently present today with a few minor exceptions where parcels are
either vacant or currently being used in a legal non - conforming manner. The scenario
assumes a development pattern consistent with both the current comprehensive plan and
zoning designations. The predominant pattern includes commercial uses north of Frost
Avenue between the Vcnto Trail and Flicck Park and stretching along the cast side of
English Street. Additional neighborhood commercial uses are reflected east of English
Street with frontage on Frost Avenue. Light Manufacturing is the land use pattern
established for the area near Frank and Edward Street adjacent to Frost Avenue. A mix of
residential uses surround the perimeter of the project area with the bulls being single family
detached residential. Through limited redevelopment and development of existing vacant
parcels, the project area could see an additional 100,000 square feet of non - residential
development. The nature of this development will consist of low profile, destination
oriented, service commercial or light industrial type uses similar to what is currently
present today. Housing units would change only moderately with the redevelopment of the
manufactured housing parcel on English Street.
The Redevelopment Master Plan Scenario: The redevelopment master plan scenario
assumes the conversion of existing low intensity commercial services to a high density
residential pattern with a limited amount of new commercial development estimated at
roughly 50,000 square feet of new commercial development of a neighborhood retail
character. An existing structure is proposed to remain with an additional 15,000 square
feet of office /service for a total of approximately 65,000 square feet of commercial
development as part of the redevelopment master plan scenario, At a full build out
scenario, the redevelopment plan would add approximately 900 new housing units
consisting of a combination of stacked condominium/ apartment units and attached
townhomes, A portion of the open space area at Frost Avenue and English Street would be
developed, accounting for a share of these housing units.
The redevelopment master plan also calls for nearly S 18 million of public improvements.
These include improvements to the open space area at Frost Avenue and English Street {the
Savanna }, Flicck Park improvements, streetscape and roadway improvements primarily to
Frost Avenue and English Street, storm water system cnhancements, burial of overhead
power lines along Frost Avenue and English Street and site contamination clean
uplremediation. Implementation of redevelopment will require a combination of public
and private actions and will occur over a period of years, possibly 10 or more years.
IDENTIFICATION OF POTENTIAL IMPACTS
Park, Trail and Open Space System
The Comprehensive Plan scenario preserves the current park and open space system as is
today. The redevelopment scenario suggests a number of improvements and changes to the
park and open space system. Gloster Park is proposed to be removed from the park supply
and sold for development. The active recreational uses would be displaced. A tot lot would
be relocated within the immediate area. Flicck Park is proposed to be reprogrammed to a
combination of open space and storm water overflow areas, which would serve as an open
space area except under extreme storm events. Active recreational uses in Flicck Park
would be displaced from the immediate neighborhood but would still be available in nearby
parks including Wakefield Park and Robinhood Park and the ballfield shared with the
former Gladstone Elementary,
The Gladstone Savanna neighborhood preserve would be reconfigured under the
redevelopment plan, A portion of the Savanna is proposed to be redeveloped to housing
that would orient towards the Savanna. A bridge structure under Frost Avenue would
serve as a direct pedestrian, storm water and habitat connection to Flicck Park.
Improvements to the Savanna and open space system include removing invasive species, re-
establishing prairie understory, planting oak groves, planting buffers, and planting
demonstration gardens at an interpretive plaza area near the Frost Avenue and English
Street roundabout. In all, the reprogramming of Flicek Park and the reconfiguration of the
Savanna open space results in a no -net loss of open space area.
Also as part of the Flicek Park reorganization, a small play area, picnic area and parking
area provide a limited level of active park use. The parking area also serves as a trail head
location to the Gateway Trail.
A key part of the Redevelopment Mastcr Plan is the provision of an improved pedestrian
circulation pattern that establishes safe pedestrian connections throughout the project area
and connected to other regional amenities through the Gateway and Vento Trail and local
connections. A combination of pedestrian or green streets, plaza streets, off street trails
and sidewalks provide this network.
No other changes to the park and open space system are proposed.
Natural, Cultural and Physical Resources
The Gladstone Area has a rich history that has been well documented. The area was one of
the early settlement areas for the Maplewood Area. The two current Regional Trail
Corridors were once thriving railroad corridors and the Savanna was an industrial railroad
maintenance facility serving the railroad industry. Other major industries made this area
their home in the early days. An historical and cultural resources study was completed as
part of the planning process and is available from City Hall.
The redevelopment plan offers the opportunity for this area to help tell the story through
interpretation and public improvements, Redevelopment will be done with awareness of
the historical and cultural resources present in the neighborhood and will avoid or
minimize negative impacts to these resources.
The natural resource system is a strong part of the project area and surrounding areas.
Proximity to Lake Phalen is a significant benefit to the community. Linder current
conditions, storm water runoff gets to Lake Phalen quickly without significant treatment,
The redevelopment scenario seeks to emphasize natural resource preservation and
environmental design to provide greater opportunities to treat and control water runoff.
The improvements planned for the Savanna and reconfiguration of Flicek Park will help
with restoration of native ecological systems.
The City has completed a Limited Phase I Environmental Site Assessment (ESA) of the
project area and has identified fourteen properties that will require additional
environmental studies and /or cleanup activities. These activities may include Phase 11
ESAs, preparation and implementation of a development response action plan and
determination of soil disposal costs.
Utilities
The Gladstone Area is currently developed. Existing sanitary sever and watermain
systems are in place to meet the demands of the existing neighborhood, and demands will
not increase as a result of proposed redevelopment plan. The construction of additional
watermain and sanitary sewer lateral extensions will be required in some areas to meet the
needs of the proposed redevelopment.
While the storm server is sized to meet existing demands, storm water related
improvements are proposed as a part of the proposed redevelopment plan. Within the
Savanna, an existing storm water pond will be redesigned and upgraded to meet National
Urban Runoff Protection (NLIRP) standards. In addition, near the Tourist Cabins site,
pond construction and environmental manhole installation are necessary to treat storm
water before it is discharged to Lake Phalen.
The burial of overhead utility lines in the project area will be included as part of
redevelopment. Overhead lines to be removed are located along Frost Avenue (from
Hazelwood Street to west of East Shore Drive) and along English Street (from Ripley
Avenue to Ryan Avenue),
Water Resources and Storm Water Management
In the proposed conditions for the Gladstone Area, the overall storm `,rater system will be
greatly improved to increase flood protection and improve storm water treatment. Linder
the system, runoff from within the project area is routed primarily to Round Lake and Lake
Phalen. No major changes to this routing are proposed.
A total of five (5) wetland areas were identified in the project area. These wetlands are
isolated to the west side of the project from East Shore Drive to Highway 61. The shore of
Lake Phalen is also considered a wetland, but was not delineated as no impacts to the shore
line are planned. All efforts will be made to avoid impacting wetlands as a result of the
redevelopment within the Gladstone Area. A wetland delineation report documents these
wetland features.
There is an existing storm water detention pond that will be modified as part of the
redevelopment concept in order to improve volume control in addition to treatment
potential. The Gladstone Redevelopment Master Plan will incorporate design policies and
principles that seek to reduce runoff volumes and provide increased opportunities for pre-
treatment of surface runoff, improving upon existing water resource impacts. Linder
current storm water systems, the majority of storm water is discharged into Lake Phalen or
Round Lake with limited treatment in many areas. Round Lake is a listed by the Minnesota
Pollution Control Agency as impaired, and is directly connected to Lake Phalen.
Therefore, the overall storm water plan seeks to provide treatment systems that will
improve the quality of runoff to both water bodies. Treatment is proposed in the form of
an improved storm water pond in the Savanna and placement of several sediment traps in
existing storm sewer and infiltration systems throughout the study area.
Flieek Park's reconfiguration as an open space and storm water overflow area (The
Meadow) will provide infiltration opportunities. This Meadow area will help to manage the
extreme storm water event through the hydraulic connection to the storm water pond
existing on the west side of the Savanna. The proposed Savanna pond will be a wet pond
(have a permanent pool of w=ater) and will serve as the primary regionalized storm water
treatment and detention area. A natural wetland infiltration basin is planned as an
extension to the south portion of the Savanna pond to provide additional treatment and
control flooding during an extreme rainfall event. In addition to regional system
improvements, the redevelopment master plan and city policy will require developers to
provide added treatment systems on -site.
Streets
Frost Avenue and English Street are integral parts of the Maplewood community street
system. Therefore, the redevelopment of these roadways could potentially have
community -wide impacts. The existing roundabout at the intersection of Frost Avenue
and English Street serves as a focal point and aids in traffic calming. In addition to the
roundabout, the following street improvements are proposed as a part of the
redevelopment plan:
• Frost Avenue (East Shore Drive to Hazelwood Street)
• English Street (Gateway Trail to Ripley Avenue)
• Edward Street (Frost Avenue to Ripley Avenue)
• Ripley Avenue (East Shore Drive to Edward Street)
• Sophia Avenue (East Shore Drive to Edward Street)
• Frost Avenue and English Street (Northwest Quadrant)
• West of Clarence Street (Frost Avenue to Ripley Avenue)
• Frank Street (Frisbie Avenue to Frost Avenue)
Construction of a bridge along Frost Avenue east of Frank Street is also included in the
redevelopment plan. The bridge will serve as a pedestrian crossing and will accommodate
storm drainage overflows.
Traffic Related Impacts
Key intersections and streets within the Gladstone redevelopment area have been analyzed
to determine the impacts of the proposed redevelopment plan. The analysis was
performed for existing conditions, 2030 forecast traffic volumes, and the Gladstone
development scenarios. Intersections that were analyzed as a part of this study are as
follows:
1. TH 61 and Frost Avenue — signalized
2. TH -36 and English Street— signalized
3. CR -B and English Street all -way stop
4. Frost Avenue and English Street — roundabout
S. Ripley Avenue and English Street — all -way stop
6. Larpenteur Avenue and English Street — all -way stop
7. White Bear Avenue and Frost Avenue signalized
The key findings of the traffic analysis indicates that the Gladstone Redevelopment Master
Plan Concept will not require any mitigation measures at these key intersections with the
exception of turn lane and signal modifications at the TH 61 and Frost Avenue intersection.
The changes recommended at this intersection are not needed solely to accommodate this
project, they reflect current deficiencies that exist at this intersection. The proposed
redevelopment plan will result in fewer traffic impacts at the key intersections than if the
area is developed based upon the current Comprehensive Plan due to the difference in
traffic impacts generated by commercial/ industrial development patterns compared to
residential.
Development Staging
The planned phases of the public improvement components in the project area, along with
estimated start and completion dates, are as follows:
• Construct bridge structure (May 2006 to November 2006)
• Stormwater related improvements (May 2006 to No, ember 2008)
• Environmental cleanup of various properties within the project area (May 2006 to November
2008)
• Frost Avenue and English Street improvements (May 2006 to November 2006)
• Public roadway construction (May 2007 to November 2008)
• Overhead utility line burial (April 2006 to July 2006)
It is anticipated that private sector development will commence in the Spring of 2006
concurrently with some of the public improvements.
MITIGATION INITIATIVES
The mitigation plan identifies existing tools and policies that the City of Maplewood has in
place to address the types of impacts that may result through development of the ALTAR
project area. The plan also identifying additional initiatives that will need to be
implemented to mitigate potential environmental impacts resulting from projected
development of the project area. This approach goes above and beyond what is required.
The objective of the mitigation initiatives are not only to mitigate potential impacts, but to
also improve current conditions in the area as redevelopment occurs.
In addition to general mitigation initiatives, the mitigation plan includes strategies in the
following areas:
• Natural and Physical Resources
• Historical and Cultural Resources
• Land Use Management
• Erosion Control and Sedimentation
• Water Supply and Appropriation
• Wastewater System
• Storm Water Management
• Traffic Management
' 1 1' 1 i
Phase One Development
Proposed Public Improvements
Gladstone Neighborhood
1. INTRODUCTION
The City of Maplewood is currently planning for the redevelopment of the Gladstone
neighborhood. The Gladstone neighborhood is generally defined as the area along Frost
Avenue between Trunk Highway 61 (T.H. 61) and Hazelwood Street and the area along
English Street between Ripley Avenue and the Gateway Trail. A Draft Master Plan and
an Alternative Urban Areawide Review (AUAR) have been completed for the Gladstone
neighborhood detailing proposed development concepts for the area.
The first phase of the Gladstone redevelopment plan is proposed to include the
redevelopment of the St. Paul Tourist Cabins site located in the west portion of the
redevelopment area along the south side of Frost Avenue. The existing manufactured
homes in this area are proposed to be replaced with a senior housing development.
In order to accommodate the first phase of the redevelopment plan, the City is planning to
implement infrastructure improvements including the following;
• Street and sidewalk improvements along Frost Avenue.
• Overhead utility burial along Frost Avenue.
• Stormwater improvements in the area of the Tourist Cabins site.
• Stormwater and park improvements in the area of the Gladstone Savanna.
This Phase 1 Implementation Plan further details the proposed infrastructure and provides
estimated costs and a proposed financing plan for the improvements. A phasing plan is
also included in this report that illustrates proposed future phases of the improvements.
A project location map is provided as Exhibit 1 in Appendix A.
2. PROPOSED PUBLIC IMPROVEMENTS
The proposed Phase 1 public infrastructure improvements include street improvements,
overhead utility burial, stormwater improvements, and Gladstone Savanna improvements
as detailed below.
A. Street Improvements
Frost Avenue is an urban collector roadway with a posted speed limit of 35 mph.
Phase I of the project includes street improvements on Frost Avenue from T.H. 61
to Phalen Place. The total length of Phase I improvements along Frost Avenue is
approximately 3,700 feet.
The predominant existing typical section of this portion of Frost Avenue is an
urban four -lane undivided section. Frost Avenue between T.H. 61 and the
entrance to Keller Regional Park — Round Lake Picnic Area (approximately 1,000
feet) is four -lane divided, which narrows to two lane undivided just east of the
park entrance at the existing bridge crossing the body of water connecting Keller
Lake and Round Lake. The roadway then widens back to a four -lane undivided
section east of the bridge.
This Implementation Plan proposes to maintain the existing Frost Avenue urban
typical section and assumes mill and overlay of the existing bituminous pavement
to a depth of two inches. The condition of the existing pavement does not appear
to exhibit signs of a poor subgrade material. We recommend obtaining pavement
cores to determine the thickness of the existing pavement section and verify the
condition of the subgrade.
Phase I includes proposed improvements to the existing signalized intersection of
T.H. 61/Parkway Drive/Frost Avenue at the west end of the project. The existing
intersection configuration consists of two eastbound and two westbound through
lanes along Parkway Drive /Frost Avenue, as well as two northbound and two
southbound through lanes on T.H. 61. Turn lanes within the intersection include a
free -right turning movement with a yield condition from eastbound Parkway
Drive to southbound T.H. 61 and from westbound Frost Avenue to northbound
T.H. 61. Right turn lanes are also provided along north and southbound T.H. 61,
although these movements are not free -flow. Single left turn lanes exist from
each leg of the intersection.
The Gladstone Area Redevelopment Master Plan Alternative Urban Areawide
Review (AUAR) recommends the following intersection improvements:
• Extend the T.H. 61 southbound left turn lane to a minimum of 150 feet and a
maximum of 200 feet.
• Change the northbound and southbound T.H. 61 left turn phasing to
permissive/protected phasing.
• Install dual eastbound left -turn lanes onto northbound T.H. 61.
Based on these recommendations, we propose the following improvements:
Extend the existing T.H. 61 southbound left turn lane storage from the current
storage length of 150 feet to 200 feet.
Change the northbound and southbound T.H. 61 left turn phasing to
permissive/protected phasing.
Modify the existing signal phasing and pavement striping in order to allow
through and left turning movements from the existing left -hand through lane
on eastbound Parkway Drive.
In addition, grade improvements to the existing free -flow right turn lane from
westbound Frost Avenue onto northbound T.H. 61 are proposed as a part of this
project. The existing turn lane profile grade is steep and can be revised to
improve sight distance.
As stated in the AUAR, improvements at this intersection should be coordinated
for construction with the Minnesota Department of Transportation (Mn/DOT).
2
The existing Frost Avenue /East Shore Drive intersection is a three -way
intersection with stop control at northbound East Shore Drive. This intersection is
proposed to be constructed as a roundabout similar in size to the roundabout at
Frost Avenue and English Street. A roundabout will increase the capacity of the
intersection while reducing delays. Additionally the roundabout will provide
opportunities for landscaping and other urban design enhancements.
Design considerations for the roundabout at the intersection of Frost Avenue and
East Shore Drive include;
• Pavement and truck apron width based on design vehicle tracking.
• Required right-of-way acquisition.
• Sight distance.
Because the roundabout is proposed near a crest in the existing Frost Avenue
profile, special attention should be paid to vertical sight distance at this
intersection. Possible ways to address vertical sight distance at the roundabout
include lowering the profile of the road in this area and/or including tall
landscaping or ornamental features within the central island of the roundabout to
increase visibility.
For the purposes of this Implementation Plan, proposed pavement within the
reconstructed portion of Frost Avenue which includes the roundabout will consist
of the City standard pavement section of 3 l2 inches of bituminous pavement (2
inches base course and 1 %z inches of wear course) and 8 inches of Class 6
aggregate base course.
A roundabout justification report will need to be prepared and submitted to
Mn/DOT for review and approval prior to the beginning of construction on the
project.
An existing bituminous trail approximately 7 feet wide runs along the north side
of Frost Avenue from East Shore Drive to just west of Walter Street. The trail
dead -ends several hundred feet west of the entrance to Flicek Park. This
Implementation Plan proposes to reconstruct the existing trail to a 10 -foot width
and extend it to the east to the Flicek Park entrance. The westerly portion of the
trail will require realignment in the vicinity of the proposed roundabout. Also,
approximately 200 feet of the existing trail on the east side of East Shore Drive
south of Frost Avenue will be realigned to accommodate the proposed
roundabout. Both of these bituminous trail segments are in poor condition.
In order to accommodate pedestrians within the proposed redevelopment area, a
6 -foot concrete sidewalk is proposed to be constructed from East Shore Drive to
the west. The western limit of proposed concrete sidewalk is yet to be determined
and will be based on the proposed layout of the St. Paul Tourist Cabins site
redevelopment.
3
This Implementation Plan proposes to add street trees at 50 -foot intervals along
Frost Avenue on both the north and south sides. The cost estimate provides for
other urban enhancements, such as additional landscaping, brick pavers, benches,
and above - ground planters.
Existing lighting along the Phase I portion of Frost Avenue consists of cobrahead
street lights mounted on alternating utility poles. These lights will be eliminated
when the existing overhead utilities are buried as part of this project. We propose
four shoebox street lights, one in each quadrant of the roundabout, to provide
lighting for this new circular intersection. No additional street lighting is
proposed for Phase I.
Exhibit 2 in Appendix A illustrates the proposed street improvements outlined
above
B. Overhead Utility Burial
Overhead utilities owned by Xcel Energy exist along Frost Avenue within the
Phase I project limits. The overhead lines and utility poles are on the north side
of Frost Avenue from T.H. 61 to the Tourist Cabins area where they cross to the
south side of Frost Avenue and continue on past Phalen Place, the eastern limit of
Phase I of the project.
As an aesthetic improvement to the Frost Avenue corridor, this project proposes
to bury the existing overhead utility for the length of the project. A cost estimate
for this work within Phase I was provided by Xcel Energy is included in
Appendix B. All work associated with burial of the existing utility lines is to be
performed by Xcel Energy.
C. Tourist Cabins Area Stormwater Improvements
In the proposed condition for the Gladstone area, the overall stormwater system
will be greatly improved to increase flood protection and improve stormwater
treatment. Under the current system, runoff from within the project area is routed
primarily to Round Lake and Lake Phalen, either directly or through one of the
three wetlands in the area.
The Tourist Cabins stormwater area includes the Tourist Cabin site, Frost Ave
from the Tourist Cabin site east to Adele St, and East Shore Drive from Frost Ave
to just south of the Tourist Cabin site. The current Tourist Cabins Area
stormwater improvement plan includes a pond sized to treat the abovementioned
12.3 acres on the Tourist Cabin site. See Exhibit 3 in Appendix A for an
illustration of the proposed stormwater improvements in the Tourist Cabins area.
There is approximately 40 acres of additional area within the vicinity of the
Tourist Cabin area previously defined in the Gladstone AUAR. However, further
evaluation indicates it is cost prohibitive to reroute the existing storm sewer to
provide treatment for these additional areas within the Tourist Cabins Site or to
the west. Rerouting storm sewer involves the removal and replacement of a
significant amount of pavement.
0
As an additional option for the Tourist Cabins area stormwater improvements, a
pond north of Lake Phalen within the park area, just north and west of the cul -de-
sac at East Shore Drive was evaluated. Without significant modifications to the
current system, there is insufficient area in this location to construct a single
stormwater management facility necessary to treat the 12.3 acre Tourist Cabin
area.
However, a series of rain gardens within the area west and south of East Shore
Drive along Lake Phalen could be constructed to provide the water quality
treatment proposed for the Tourist Cabin site. This rain garden area would look
much like the area on the northwest shore of Wakefield Lake.
The shore of Lake Phalen is considered wetland and has not been delineated. All
efforts have been made to avoid impacting wetlands as a result of the
redevelopment within the Gladstone area. Should the City desire the rain garden
option for the Tourist Cabin Area storm water management, it is possible that
some impacts to a wetland area will result. A wetland mitigation plan will need to
be prepared for any impacts to wetlands. Wetland impacts are not anticipated and
therefore mitigation plans have not been included in the Phase I stormwater
improvements for the Tourist Cabin area.
D. Savannah Improvements
The majority of the Gladstone neighborhood north and east of the Savanna flows
into the existing Savanna Pond under existing conditions. Because the existing
inlet and outlet in the Savanna Pond are so close in proximity and elevation, the
stormwater essentially by- passes the Savanna Pond.
The existing stormwater detention pond on the Savanna will be modified in order
to improve volume control and treatment potential by creating dead storage and
infiltration capacity. The proposed Savanna pond will serve as the primary
regional storm water treatment and detention area. An infiltration basin is planned
as an extension to the south portion of the Savanna pond to provide a high -level
of treatment for smaller storms and flood control during a 100 -year rainfall event.
In addition to regional system improvements, City policy requires developers to
provide added treatment systems on -site.
Dead storage, or a permanent pool, will be created on the Savanna by excavating
and installing an impervious liner. A liner will allow the storm pond system to be
more of an aesthetic amenity to the park area. The liner is necessary because the
soils found on the Savanna during the preliminary site investigation are very
sandy and incapable of holding water. However, the proposed infiltration area on
the Savanna site will make use of the sandy soils and will infiltrate water received
from the permanent pool area.
Phase I improvements on the Savanna will consist of constructing the dead
storage area and installing the liner. Rough grading of the infiltration area will be
completed to manage the 100 -year rainfall event on the Savanna site. All
plantings and restoration on the Savanna site will be completed with the Parks and
Recreation improvements.
Because the Savanna site was identified as a location of potential contamination
during the Phase I Environmental Report (Braun Intertee, Inc, 2005), it is
necessary to further refine the location of the contaminated soils. Successful
completion of the grading within the Savanna relies on finding no contaminated
soils within the grading area during testing.
Future Phases II and III will complete the live storage grading on the Savanna site
to manage the extreme event rainfall and create a smooth transition to the larger
Savanna Park area. Additionally, the extreme event overflow pipe will be
installed under Frost Avenue. The extreme event pipe will hydraulically connect
the Savanna Pond with Flicek Park, the Meadow, to the north.
Flicek Park's reconfiguration as an open space and storm water overflow area
(The Meadow) will also provide infiltration opportunities. The Meadow area will
help to manage the extreme storm water event. All grading at Flicek Park will
take place in future Phases II or III.
Exhibit 4 and Exhibit 5 of Appendix A show a plan view and typical cross section
view of the proposed Savanna improvements.
The proposed restoration and recreation improvements include the following:
• Vegetation restoration
• Grading for trails, a plaza, and a tot lot
• Restoration of stormwater pond area
• Removal of invasive trees and shrubs
• Soil improvements
• Trail surfacing
• Plaza construction
• Installation of a tot lot, benches, and signs
I
Appendix C.
2003 Comprehensive Sanitary Sewer Plan Update
Sewage Flows
Gladstone Neighborhood
CD
x . e
-
v.-
v..
l
_
- x
L
_ W
-
T-
: , -
3
= ax
_
s f
f m _
fo
11 11 as a n
y —
cm
03 04
}'
C ,
w
_
CA It!
-
t t5-.
a
w r
-
CA
ry
-
- -
-T
x 1 0)
H -- 0 14 it
}
7, n 7 0, -
u
CA
to
Tj
u-
i
-
.:
�w
i
2 - —
�
k
A
;w
ri N..
A *.
,. 1 C --
'-r
m
�' c
-
N 04 M VT to
W. o-j
}
CA
{
co
I
L7.,
t
t... F
v.
r
TT
1
LL
—
—
tn
ss;z
co
4' _
Ln
v
tea
In
m
�+
ux
W 10
Appendix D.
Phase One Development
Time Line
Gladstone Neighborhood
,a
Q
m�
a
,F
,o
,
!V
q,
H
� r
6 r c
Z H �
_ _
p E m
� t0 W h h r tp r h r r hh h r
a o c o a o o 0 0 0 0 0 0 0 0 o 0 0 0 0
r -
Cd w E a o a m_
} g g �R F
�n a`
6
V ca O O
N rZ v�
v E
N.
o
x g o 0
c d F '1 V F UD t- o m
Z a t=
- 9
E�F tT mum °6s$Naoa'a6 0� o N
a o= Z o o °m m° E s
4 O¢
g'F'
8 B m c`y
z } .... 'a'p •• v'7 9 N `n �' ® N O 9 O O ^' 4 O E
V G U U LU 4. F K :J ° tJ Q C1 U m G] V V U V ti '.:J tt d U} U U
,a
Q
m�
a
,W
fl
,o
,
�
m
n �
�
0
0
N �
r
M
•- N
M
N M�
L
`N
U
�
d
/
-
p
E
v m
. �
Iq1
.M
®
O ,O,
C O
O
17 Z
iz 8 w
s
g
g g g g
� h
7 o 0
0
0 0 0 4 �J
pJ
LL LL LL LL
,-
'O
R g
y 4 O 0 0 0 4
a`
a
13 zi
o
La
m m g E o°
E
N
E
a
m
o E g _
E
�
LL LL fl —
O
rn' c �� `a.° o `
'a o m c c O cSi m 00 o�
°
E
z v, t> a '.. �
� S O L w N O U C N:" 9
c n a c3 < a rt < 00 a¢ '. fl or a ',
a `D- 2 v .. � 4 .. 0
y c3 c3 fl v i.7 a ', a� � a w c 7 v�
y
'_
°.
m
CL
F
'::
d 0
Holsington Koegler Group Inc. MIN
MIM
To: Shann Finawall
From: Brad Scheib, AICP
Subject: Gladstone Neighborhood Plan Implcmcntation—Regulatory Framework
Date: 31 January 2007
This memorandum provides an overview for the zoning approach and a framework for the ordinance that will regulate
development within the Gladstone Neighborhood. This framework has been assembled so that it may serve as a basis for other
districts within Maplewood with some modifications or potentially as is.
The City of Maplevv-ood's current zoning ordinance is limited in its ability to influence and shape development towards the
desired pattern and form expressed through the Gladstone Neighborhood Redevelopment Plan. Like many zoning Codes,
Maplewood's existing land use regulations focus on "land use" as the principle regulating feature. Districts are organized
around permitted or conditional uses and density or lot size. Under a form -based zoning code, districts are organized more
around a desired form and character of development. The form helps guide or dictate the proper use for the district.
The Gladstone Neighborhood Redevelopment Plan and ultimately the Comprehensive Plan establishes the desired character
and form of development that a regulatory structure will be built around. A form-based zoning approach will enable the City
to more clearly articulate and ultimately achieve the desired pattern and character of uses within the districts.
The following outline provides the framework and content for the ordinance:
Part I—General Ordinance Items—this section covers many of the basic elements necessary for construction of a zoning
ordinance.
A. Title
B. District Descriptions /Purpose and Intent
1 . Open Space district intent is to have a single district that zones property as open space for what it is. Park
lands would be included in this district. The Purpose and intent would be to allow active and passive
recreational uses, natural resource preservation and education, historical interpretation and public
gathering.
2. Neighborhood I intent for Neighborhood I is to accommodate a predominantly lower density
neighborhood consisting of single family attached homes. This district is appropriate for redevelopment
areas that are adjacent to existing single family residential districts and should serve as a transition to a more
intense area.
3. Neighborhood 2 intent is to accommodate a more moderate density consisting of a mix of attached
housing and stacked housing. The possibility for live-work units in this district provides for a mixed use
character, however, the predominant pattern is residential.
4. Neighborhood 3 intent is to provide a village like development pattern -,vidr the predominant use being a
true mix of residential and commercial uses. Uses may be vertically or horizontally mixed. This district
123 North Third Street, Suite 100, Minneapolis, MN 55401-1659
Ph (612) 338-0800 Fx (612) 338-6838 www.hkgi.com
Direct (612) 252-7122 Email bscheib(4,�hkgi.conr
Gladstone Neighborhood Redevelopment Plan Regulatory Framework
25 Janzia7y 2007
Page 2
would accommodate the highest level of densitv/intensit\ of all the districts and is meant to be an active
urban center for the neighborhood.
C. Applicability (describes where use of the district is appropriate and requires a redevelopment or master plan to be
completed prior to rezoning to establish basis for district)
D. Definitions (where existing zoning code does not adequately define key terms, new definitions -,vil] be added)
E. Administrative procedures (this part will describe how applications are submitted and re-dewed if differently, than
existing processes and procedures)
F. Consistency with other city policies and codes required (i.e. storm water, engineering standards and building codes)
Part 11--Site and Building Standards (addressed on a district level these are the basic standards that will be applied in the
district clues for these standards will be extracted from the Gladstone Neighborhood Master Plan particularly Chapter 4)
A. setbacks
B. lot coverage
C. lot frontage types (porches, stoops, fences, storefronts, patios, yards, etc...)
D. building frontage types (% street frontage that is principle building)
E. fighting (building and sit,)
F. signage (building and site)
G. building height
H. building materials
1. building facades
J. landscaping requirements
K. base density /site intensity,
L. sidewalks and site circulation systenis
M. parking quantities
N. parking lot design and siting
O. garage placement and design
P. driveway access
Q- mechanical/ utility siting and design
R. public space requirements
Gladstone Neighborhood Redevelopment Plan Regulatory Framework
25 Jamrary 2007
Page 3
S. open space /green space requirements
T. others.... (this is a work in progress and others may be added)
Part III — Sustainable Design Guidelines and Bonus Density Standards —this section is intended to offer incentives
for development projects to incorporate the sustainable and eco- friendly design principles described in Chapter 4 of the master
plan.
A. Purpose of density bonuses
B. Calculation of Density Bonuses
C. Limits to bonuses
D. Qualifying criteria and design standards
a. :achievement of LEED certification
b. Implementation of Low Impact Development standards (Green roofs penneable pavers —cistern
systems resource cycling)
c. Vertical setbacks
d. :alternative parking strategies
C. Public circulation systems
f. Public amenities (street furniture etc...)
g. Historical interpretation
h. Accessible housing design features
i. Others
Part IV —use table this section will establish a table that outlines and describes uses that would be either penitted as -of-
right, permitted with certain conditions or outright prohibited. This table will build off of other City of Maplewood zoning
districts in terms of format and will implement directions from the Gladstone Neighborhood Redevelopment Plan.
•
�L
•
■
I
5
C:)
CD
LO
r.
0
CD
C)
U)
m
C�
w
CD
C)
-0
c
m
T
(a)
C:)
C) (0
o
C:) =
>
<
C)
(D
C:)
C) U')
C)
6
Nr
C)
CD
C� a)
T :2
U_ > 1
N
ca
C)
(::)
LO
(D
-C
C)
co >
<
>
0 o
(ID LL
0
> q)
>
C:) M
0
CL
(1)
(n r) C)
C: 5 (3) 0
- Fu
C:) -2
C\l U)
cu
C) q
cz�
c) U-
U) CM
6 7 (D — C
W
(1)
C)
,0 _k 3:
c §
2 (1)
0)
C:
o Lo
U�
(M C:
a)
L) 0 E 0
0
U)
CL o
CU C: (1)
0 (-)
Cu
"
CD U) —
C)
a)
7 0
CD
C) C 0)
cu
C) m C)
W c:>
0
0 0 CD
L) -0 c: C)
(3) — -
"0
CU
co (3) CD
U
C: -
r (n D (Z)
CL Z3
c
0
, c
(3) U!) cu
(D 'o (n
E :3 4 0
:3 (n
0
-0
" cn 0
a) — a) 0) C:
> 0
(0
= = M
0
0
m 0
" a 0
U_
0 — 0 _m L)
a)
a -0 C: 0
X
E C: " (n
E u) - o
:3 >
cu :t- Z
0 (D a)
0 0
0
0 C:
cn
— 0 co
0
O 4t =
4- (
E E
Z3
U) (n
0
0
70 0
CU
0 (D
w 0
a) a)
m —
m
E
0) .
a :tf E cn
-= �o —
(D E
co
in
7 c a
L 0)
E j --
( D "0
o
0 o
:3 x E
> U) —
0 0 (D U)
-C
—
= (D C
0 )0)
a) 0 0
>
— > ,M W M
m
0 C
< > 0 c -
o
E = 0
0
0 a)
0 CL
(n 0 o t E
> 0 w
0
0
0 C 0
0 "
0
" C:
0 c
0 rZ
E 0
LL O _ 0
. C-)
(D
0
" 0
>
cn cu O
0
W
o x 0
W
E
0
0 0 -0
_
c O
0
E 0 E cu
(D
C15
z3
•
CL
cu
c
E
E
•
Of
a)
>
•
•
a)
•
E
a)
C)
a)
ci
cu
=3
•
C/)
(n
cu
(D
>
•
•
Cf)
cn
c
E
a)
>
(n
cn
E
>
u)
LU
a)
•
E
(D
co
<
E
a)
>
•
•
E
a)
•
•
>
•
CL
E
0
•
>
•
—
U)
•
U_
>
•
—
cn
•
U_
•
e
w
c
TD
cu
0
(n
•
•
2
0-
E
—
m
c
c
cu
U)
E
L_
•
>
•
•
I
5
C:)
CD
LO
r.
0
CD
C)
U)
m
C�
w
CD
C)
-0
c
m
T
(a)
C:)
C) (0
o
C:) =
>
<
C)
(D
C:)
C) U')
C)
6
Nr
C)
CD
C� a)
T :2
U_ > 1
N
ca
C)
(::)
LO
(D
-C
C)
co >
<
>
0 o
(ID LL
0
> q)
>
C:) M
0
CL
(1)
(n r) C)
C: 5 (3) 0
- Fu
C:) -2
C\l U)
cu
C) q
cz�
c) U-
U) CM
6 7 (D — C
W
(1)
C)
,0 _k 3:
c §
2 (1)
0)
C:
o Lo
U�
(M C:
a)
L) 0 E 0
0
U)
CL o
CU C: (1)
0 (-)
Cu
"
CD U) —
C)
a)
7 0
CD
C) C 0)
cu
C) m C)
W c:>
0
0 0 CD
L) -0 c: C)
(3) — -
"0
CU
co (3) CD
U
C: -
r (n D (Z)
CL Z3
c
0
, c
(3) U!) cu
(D 'o (n
E :3 4 0
:3 (n
0
-0
" cn 0
a) — a) 0) C:
> 0
(0
= = M
0
0
m 0
" a 0
U_
0 — 0 _m L)
a)
a -0 C: 0
X
E C: " (n
E u) - o
:3 >
cu :t- Z
0 (D a)
0 0
0
0 C:
cn
— 0 co
0
O 4t =
4- (
E E
Z3
U) (n
0
0
70 0
CU
0 (D
w 0
a) a)
m —
m
E
0) .
a :tf E cn
-= �o —
(D E
co
in
7 c a
L 0)
E j --
( D "0
o
0 o
:3 x E
> U) —
0 0 (D U)
-C
—
= (D C
0 )0)
a) 0 0
>
— > ,M W M
m
0 C
< > 0 c -
o
E = 0
0
0 a)
0 CL
(n 0 o t E
> 0 w
0
0
0 C 0
0 "
0
" C:
0 c
0 rZ
E 0
LL O _ 0
. C-)
(D
0
" 0
>
cn cu O
0
W
o x 0
W
E
0
0 0 -0
_
c O
0
E 0 E cu
(D
C15
I
5
Q)
ui
CIE
Lli
LL
CO
Z
zi
u
CD
C>
Sri
ti
CD
C)
> 0
n
CD
CD
0
LO
C�
CD
0
o
W
'0 CD
CD co
as
co E
O
CD
LO 0
" �=
CD
CD CD
Id)
> CO a)
< Lq
CD
0
CD
Gq
CD
Zn
0 m >
cli CD
- 6
a)
LO
co >
'a
CD
<
0) cu U)
0 2 0 -
- LL
ar
C 2
0) M LL
CE
0)
c
0
> a)
< >
- , 4
C) — c
C) M cz o
0 C�
a)
a)
-0
, "
OS 1 c
5 0 0
CD �: c - �a
a) 0
C) - - (0
>
U) C)
0
RS
0 a)
C%j C O
m 0 CD
CD
ui a)
0 M
G =
c 0 LO
CD
L L 0
L) b E - o
m
0 .2 U)
-71 m CD
0 L) (D
U) C> U)
C>
0 o
6s
a) co 0 o
C> ui 0
CD 0) 0
a) -
co c
Gq
c
(D 0
M
of co*
CD
o
(D 0)
c C " — C
0 -0
—
C < — a)
(D _ 0) -0
C-
CD
M X
7:; '�5 C'c CD
CD
0
a) 0) 0) =
0 0
CO a)
= (D —
- 0 = m
C 0 M 2 c- o c O : -
0 )
CD
a)
c C� >
> N c c
o m -r- -r--
0 -
to
0) z LL , —
E - a - 6 c a) u)
M CD
E cO
'R < O D
E u = )
-C
(D c M :t
"
6 �' ,
W
a)
a5
0 0 c Z
" cm -0
> M W M 0 0
0 0 .—
"0—
w 0 E
,
0--
0 - - c z
E - a) 4
c- c ') �S� — 0 a) >
E ( D >
c
0
0 -C
: 5 0 c
s
c m
- —
= '
S-
> a) o (o — — --
a) u) c c — u)
U)
- 0 0)
co (D
- X
0
a) m -1 0 w cL a
0) 2 E E '0
a)
CD 0 E
0 =�2 a) cz
:tt E a)
0 a
72 0
p a)
a_ 0 =
C> (D
0 M>
—"
0 - 0
0 c c E
L)
'n .=
E c m
0
"0 o
C>
co
a)
a) x M >
CD
0
0
— 0) — 'E c
— M -0
c .2 E
= — 0
0
E
a) > ID > 0_
2
M Q)
m — I=
-c a) E M
m 0
m .—
-0 L)
CD
m
0
0
0 0 Z3 a)
co C 0 o
0 0 0
0 (n M
U)
.0 OtEQ)>'OC=:t--U)Oa
E 2 C , r- = .— =3
0
0 o
OW—wOME22
C .— " '
- -Z- ID
LL 0
.
in =; U)
06 C >
C
ty- C 0)
nn
m =
L) Co a)
0 m
C
C Co
0 .— <
ay QO C 0 (n —
m
FEE C
— 0 0 0 0 C
C (n c w '0 C
m
0 CD C
;-- U) m
m M
x 0 0 w
0 0 " 0
6s
to
to
6sl
to
0 0 co 0
1 .2 -C
o
w c c�
(
LL C -C
I
(01
40,
-C
0
C>
— N
C6
L6
C6
CD
0
0
C �
LO
CD
to
6q
to
�01
(0
to
tq
tol
414
.
..........
:::.
..... ....
.
..............
0
....................
..............
....
.....
.
......
.........
.............................
in
CTV:
.... in ....
cr
5
�w
....
.....
.....
..
............
............
...
...... .
..............
................
......................
.......................
.....
......
0
0
0
0
CD
C>
CD
(1)
R
i
r
I
a
i
a
0
0)
U.
6
0
t-
6
0
co
e
tn
Ln
U-
x
C)
C)
k
CD
0
00
00
U.
60-
619.
6%
�
6q
�
0"*
C)
CD
0
C)
0
CD
0
0
0
0
C)
CD
0
C)
C)
<D
0
CD
CT
6
C)
CD
04
LO
LO
C
w
Ui
6%
# o
V9-
kal
6
�
to
6
V'*
0
0
0
0
0
CD
<D
C>
C>
Q
CD
<D
C>
C>
Q
6
CD
in
6
CD
LO
CT
C>
0
0
CD
m
0
Q
00
6
to
(A3
"I'l
ta
14,
U9}
llcll
t4
o
0
C)
0
C)
0
C)
0
0
CD
0
C)
C)
0
C)
0
0
0
0
C)
C)
C)
0
C)
C)
0
Q
0
0
0
co
C)
C)
(D
0
0
to
0
0
<0
CD
Lf')
(D
C)
Lt')
fl-
C)
LO
tl-
0
0
It
Q
Ul)
0
6e,
6s
Y>
6sl
6"
E
2
CL >
0
-0
cu
_0
E
0
>
0
0
a
N
E
U)
(D
co
LO
cn
U)
C:
(D
a)
>
<
0
w
0)
E
(D
>
2
co
E
0
U)
c ,') 3
(n
c
a)
E
C)
E
N
>
0
CL
E
O
E
-
ED
U)
0
E
>
<
>
0
0
E
0)
>
CL
0
>
0
CL
E
—
—
0
LL
06
(o
>
<
U)
2
>
<
(n
0
a)
0 >
cz
U
—
U)
0
1 F—
0
CL
E
—
co
c
C:
>
m
U)
C)
co
E
"
o
cn
>
0
CL
E
—
co
W
C-6
E
a
I ol
CD
Sri
ti
> 0
n
C
(1)
CD
0
0 75
C--C
U) 0
C�
CD
0
o
W
'0 CD
CD co
as
co E
O
CD
LO 0
" �=
CD
CD CD
Id)
> CO a)
< Lq
CD
0
CD
Gq
CD
Zn
0 m >
cli CD
- 6
a)
LO
co >
'a
CD
<
0) cu U)
0 2 0 -
- LL
ar
C 2
0) M LL
CE
0)
c
0
> a)
< >
- , 4
C) — c
C) M cz o
0 C�
a)
a)
-0
, "
OS 1 c
5 0 0
CD �: c - �a
a) 0
C) - - (0
>
U) C)
0
0
0 LL co
0 a)
C%j C O
m 0 CD
CD
ui a)
0 M
G =
c 0 LO
CD
L L 0
L) b E - o
m
0 .2 U)
-71 m CD
0 L) (D
U) C> U)
C>
0 o
CU -
a)
>
a) co 0 o
C> ui 0
CD 0) 0
a) -
co c
Gq
c
(D 0
M
of co*
CD
o
(D 0)
c C " — C
0 -0
—
C < — a)
(D _ 0) -0
C-
0) 0
M X
7:; '�5 C'c CD
CD
0
a) 0) 0) =
0 0
CO a)
= (D —
- 0 = m
C 0 M 2 c- o c O : -
0 )
CD
a)
c C� >
> N c c
o m -r- -r--
0 -
Z- 0
0) z LL , —
E - a - 6 c a) u)
M CD
E cO
'R < O D
E u = )
-C
(D c M :t
"
6 �' ,
W
a)
a5
0 0 c Z
" cm -0
> M W M 0 0
0 0 .—
"0—
w 0 E
,
0--
0 - - c z
E - a) 4
c- c ') �S� — 0 a) >
E ( D >
c
0
0 -C
: 5 0 c
s
c m
- —
= '
S-
> a) o (o — — --
a) u) c c — u)
U)
- 0 0)
co (D
- X
0
a) m -1 0 w cL a
0) 2 E E '0
a)
CD 0 E
0 =�2 a) cz
:tt E a)
0 a
72 0
p a)
a_ 0 =
C> (D
0 M>
—"
0 - 0
0 c c E
L)
'n .=
E c m
0
"0 o
U)
C I D-
a)
a) x M >
CD
0
0
— 0) — 'E c
— M -0
c .2 E
= — 0
0
E
a) > ID > 0_
2
M Q)
m — I=
-c a) E M
m 0
m .—
-0 L)
U) o c E
. 0 C L —
0
0
0
0 0 Z3 a)
co C 0 o
0 0 0
0 (n M
U)
.0 OtEQ)>'OC=:t--U)Oa
E 2 C , r- = .— =3
0
0 o
OW—wOME22
C .— " '
- -Z- ID
LL 0
.
in =; U)
06 C >
C
ty- C 0)
nn
m =
L) Co a)
0 m
C
C Co
0 .— <
ay QO C 0 (n —
m
FEE C
— 0 0 0 0 C
C (n c w '0 C
m
0 CD C
;-- U) m
m M
x 0 0 w
0 0 " 0
E 0
Q.—
r >
0 0 E c
0 E 0 m > E
- (Mu "
0
c
E >
" M
a) (D a) cu LL
L U a)
N 0) a)
r- I-
< (D
0 0 co 0
1 .2 -C
o
w c c�
m to
c u) n
LL C -C
I
-C
-C -g-
-C
0
— N
C6
L6
C6
............. . . . .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
co i
C ! C
l<
LL
cu
lz€
O
rA
l<
10i
NI
Ln
to
i >4
to
O
cu
CD
D
04
cn
�:
i CW
04
Cq
N
Lf)
t!T
N
t9
04
i LL�
CO
4
o
>
1 0�
cu
E E
..... ... ... ...
LU LU
to
Ln
LO
to
Ln
I-
r--
tl-
1--
n
1.0
1-- 1-
r--
tl-
I--
I- rl-
tl-
I--
I- r--
I-- r-
n
1-
P-
CD
0
0
0
0
0
0
0
0
0
0
0
0
0 0
0
0
0
0 0
0
0
0 0
0 0
0
0
0
n
00
t0
(.0
M
m
LO
r-
0
C o 0
C o
r-
to
�c
cq
CD
C\l
Ln
M
O
M
C)
- 0
C:
N
- C
CO
Ln
C: c
co
- 0
Cl)
'C
co
_0
'C
c:
a)
C:
a
o
c
LL
C:
LL
c
0
w
0 LL
LL
a)
LL
c c
0 0
0
c
0
c
LL 0
c a)
0
L
0
7>
0
0
S
0
0
0
ca
4-o
w
Q0
v>
0
Ln
LO
U�l
U')
I-
r-
tl-
n
eo
1 .0
1-- 1-
r-
tl-
n
fl- r--
tl-
r-
I- r-
1- 1-
r-
fl-
N
co
00
�-
ro
N
N N
N
m
10
4
t0 -
cy, ',l
ll !P
! -
cj
N
"N
cq
O
M
CD
Ci
—
C:
04
CIJ
Cl)
r
P
r
c
O
m
c
m
LO
U') LO
W
0
0
75
q
0
- 0
a)
LL
c:
0
c
0
c
0
0 L
7> I--
J
F-
_0
0
0
7>
c 0
0 7>
- 0
c
c c
c a)
0
0
0
7>
0
0
0
7>
7
7> 7>
7
cu
7>
E
...... ... ... ... .
O m
N@
N@
m
m
m
m
m
cu
m
co
m
m m
m
cu
m
m
m m
m m
m
L)
-
_0
_0
_0
_0
_0
_0
_0
_0
_0 _0
_0
_0
_0
-0
-0
70 -0
-0 -0
E
0
C,
Lo
CD
C:,
0
C.
0
C,
0
U�l
CD
C.
CD N
N
C.
0
C)
C.
0
Ln 0
0 C,
CD
C:,
E
2
C
C14
N
04
N
N
le
U) CL
..........
0)
C C"
-0
_0
C c :
C:
0
U)
cu
C.
C: 0
N
cli
'n Q
0
0
Q)
x
cn
(D
a)
C
0
CL
W
LL
u
U)
r)
LL
0 CN
E
<
c
C)
LD
a)
O D
a)
cu
cz
C\l
(-
Cc
C)
O-a
T 2
c)
0
(D 0-
cu
U)
m
cn
0
2D
7
c
0
W n <
Q)
0
E
c
.2
0 a)
cu
0
C .0
w
0
CL
a)
0 c) J
z
cc
co
0
E
7
(D
75
<
(n 0
CL
<
0
C) :,
-1
a) a) a)
0' E
LL
F-
ry,
m
2
2
0
z
a)
0 m
'D
c d
Fn
C:
C) ca
ID
ID
dt
c
C:
0 0 - m
>
0
2
m
0 LL
o
CL
m 0
-0 �s
E
ED
0
0
< E
U- CL -
<
0
C ,
E
75
0 �
CL CL
X,
C:
C)
c
CL
cn
E
a)
T- Q
a)
5 > >
o
F-
o
E
0
Q)
o
( , D O
a,
=5
a
0 n
E
-0
<
a)
_0
0
5
-
U)
C:
LL
'd
'E
o
ol
:t�
E
a.
0- 0
CO
0
c
c
E
0
r)
o
0) C) LL
0 a)
C)
0
cn
c
<
0 0
C) 75
0
C c:
m m
C)
0
<
o
z
-9
0 --s
a)
cu c-
(n
m
ca
C) 0
a
w
(D
U LL LL
0
0 ,
E o
>
0:
0
<
0
0
a)
0
0
<
' o
o
Of
<
U-
s W -0 0
0
0
.2
T
0)
m _I-
8 2 CL = 0
CL 15 P: cu r) ( D <
IL
. 4 0 )
o
<
n
0
C:
cn
Q)
3:
§
--
U)
'15 I. w
c
Ln
CL
-r
m
0
E
fl�
o
<
a
0)
E
o
cn
c
15
C c :
- r =,,
0
C:
0
N
w
cn
0
(n
7 0
CL 0 0
0
- Fn
0
C) c
0
'n
E
cn
H
0
-0
0
<
0
LL
<
c:
L
:r6
2 2
CL T
0
T
Q - 0
"n C2
—
0
<
CL
a)
<
m
L W
re
-c
c
E
z u ) 5
T-
0 _0
T- C:
3:
m
E
E
0
a)
w
E
15 x C>
cu
0
0
E
FL
U-
0)
CD
W C:
0
0 ,
0
Z
a) 0)
L) .�= Q)
0
C)
W r�'
u
0 0)
0
0
0)
0
Q, <
r z
0)
0 1 m
C: K3) C:
o
0
0
0
>
7
-
0
0
0
0
0 S ii
o
a)
U
C)
U
E
ry
0
C)
-fu-
a c U-
C:
C)
E
Co
<
0
0
0)
a)
=
0
c
0
>, =5 M
t:� 0
=
0
C:
-a C:
0
ca
C:
W
CL
F)
U
c
<
D U m
m
C)
C)
CJ 0 LL
0
CL
CL U) o
C) 'LL U)
CL
C)
CL
0—
x
E
cu
<
m
0
.......... .......
..............
.......... .. .....................
......
...... .......
......
.......
.......... ...............
.......... ..............
.......
......
C'A
co
�o
co
r--
OD
m
IN
c
i N :co
.(N
-,T
Ln
N
(.0 :r-
04
00 M �c
N (N co
I—
icy)
(N
co
i m
C+'7
w
U
............. . . . ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
co i
o r
C ! C
V
LL
cu
z
i ol
O C
Co
cn
l<
10i
NI 04
i >4 Cl)
7 0
N
N C
Cl) N C%l i;i
04 C14
N i C)l
tL
i
1 M
i
i
0
1 0 � cu
it E E
a) a)
LU LU
I-- co co I-- I- rl- tl- I-- r- r-- tl- 1--
t- 00 00
Co 10 Cl) C> CO r- m 0 N (.0 m Q0 0") co 00 to r m r- Cl
�2 �:
N N co (o co — Q — — Q Q w
N N N M M M M M N U') LO r- 00 r-- 00 00 M
C\l
LL LL
C: LL C a) c 0 c 0 U- c
.P" C: LL LL LL c: a) c 'C c
U- 0 0 F- =5 0 0 7> 0 7> 0 LL 0 LL LL 0 LL 0 0 zn
0
ca
w cc r- (D 0 1.0 r- I- r- tl- rl- I- r-- tl- I-- co
CO CO O O S2 r M SR 0 m c- m M 0 M r- C:) 0
4 Q 4 N N N
N N 0 N M 0 co m m I m N — — — — LO Ln LO I- r- co 00 0) m
a) c LL 0 0 0 0 Q) c c 0 c 0 c c a) _0 Ic c Ic c c c LL
• 0 0 0
0 =5 0 LL LL LL LL 0 a) LL 0 LL 0 0 0
U-
0
cu
:
E
E
... ... ... ... ... .
_0 _0
j w�
cu
m m m m m m m cu m m cu m cu m m m m m m m m m m m m E L)
m -0
_0 -0 _0 _0 _0 _0 _0 _0 -0 _0 _0 _0 _0 _0 _0 _0 _0 _0 -0 _0 _0 _0
0
0 C) 0 C. 0 C, 0 C. CD 0 0 C. 0 C. CD co co P') C, co 1.0 CD c. U-) c, E
co Cl) N co =; 2
U) CL
..........
cn
0)
0 0
(D
CL
0 a s 0 )
0 >
Q)
0
C:
N 0
a)
0 0 cA
0 c
()
5 :3
-C 0
0) C) co
C:
15
a) N
0 5
C) cn
0) 0)
15 E 4 W
E
0 F-
E W
N
C)
5 o
�C) 0 0 a o
O
E zm CO 0 a) a) 0 0 0- (n
< 0 C) a) 0 a)
IL CL .
> CO E ol
0 0
rr 0 5; LU 0
N
C: C: 0 0
E E 0 N N p C) m
15 a) F
> o o ( D LD
CO 0) X
0 7 a� ;5
�n — 5 o u No N O C) 15 6 cu
In 2) E
15 . Cc:) -0
' E ' cm
E
E 0 C m C: 5 TD 0 2 cn
o N 0 C)
a)
-2�, A C-) N - u
E 0 ' CL CL w
0 '15 0) - p 'E o cu . of cu cu
E N Q
<
2 — , 7 0
- E 15
o E c:
0 0 CL T- CL SO (n
2 0 E o
0- w FL a) 0 o CL o m
a) CL
> CU a) 'n < LL Ln
<
0 (D 0 0 w
C: 0 = 0
w C: w c C: 0: c E J
O o o o 2 2 0 =, c w L w CL
a) 0 U 0 0 > Z5 <
U) :2 2 -0
75 0) -0 Ln C -0 E Ln 0 - c E a)
C) C) 0 C) C) a) 0 06 < a
0 0
T E 0 -0 E - X--
0 < < 0 LL CO >, CL cn
E o
< m
E Lt c C:
CL a) a) c:
E 0 0 0 0 (D C) 0 = 0 — I_
C) u 0 C:
0 m a) c c c c a) CL E 0 c
Z5 16 +(5 15
�C) 0
C)
0
0 0 0 0 0 0 0-
c: E c: E C) C)
0 0
2 E E C E E C E E
E E 2 0 'E
C,
-0 0 a) 0 0 0 0 C:
Z cu 0 cu 0 0 c C:
< a- < 0 0- 0-1 0 C) C) C) C) C) CL C) Fo < C) u 0
cu 0
Co
N a.
.......... ....... ................ ....... ....... ...... ....... .......... ......... ....... .............. ....... ...... ....... ....... ....... ....... ...... ...... ...... ....... .......
....... ....... ...... ....# ............... ....... ......
a 00 ,r : U-) C�o r-
T U') : jr- loo �(N m - U') C.0 r- N Cl) LO �
Lo Lo Lo Lo LO Co "0 "0
m :m co cy) T 'T 'T 'r LO Lo U U') C.0 1 O €m Co
U
APPLICA'T'ION AND AGREEMENT FOR
TAX - INCREMENT FINANCING
Return to: Community Development Dept.
City of Maplewood
1830 County Road B East
Maplewood, MN 55109
651- 249 -2300 Fax: 651-249-2319
APPLICANT
OFFICE USE
Date received:
By:
Rec. #: Date
Applicant/business name: DaBar Co. L.L.C.
Contact person: Bart Montanan
Address: 13481 60 St., Oak Park Heights, MN Zip 55082
Telephone: (Work) 651- 439 -2772 (Home) CELL 651- 775 -3278
Fax: 651- 439 -2068
Interest in the property: Owner
2. Applicant's legal counsel: Hammargren & Meyer, P.A.
Address: 7301 Ohins Lane, Suite 360 Minneapolis, MN Zip 55439
Telephone: (Work) 952- 884 -9033 (Home)
Fax: 952- 224 -2923
Applicant's architect: WAI Continuum
Address: 381 East Kellogg Blvd., St. Paul, MN Zip 55101
Telephone: (Work) 651- 227 -0644 (Hoene)
Fax: 651- 223 -5092
4. Applicant's contractor (if selected): WEIS Builders
Address: 7645 Lyndale Ave S. Minneapolis, MN Zip 55423
Telephone: (Work) 612 -243 -5000 (Home)
Fax: 612- 243 -5010
Property owner(s) of record: St. Paul Cabins L.L.P.
Address: 2501 Lowrey Ave. NE St. Anthony, MN. Zip 55418
Telephone: (Work) 612- 708 -8266 (Home)
Fax: 612- 788 -1806
6. Applicant's business form (corporation, partnership, sole proprietorship, etc.) and state of
incorporation or organization: MN L.L.C.
7. If the applicant is a corporation, list the officers, directors and stockholders holding more
than 5% of the stock of the corporation. (State name, address, telephone and relationship
to the applicant. If a corporation is not foi set forth as much data as possible
concerning the potential officers, directors and stockholders): New L.L.C. to be created
for this project. Currently looking into the use of the name Lake Phalen Estates L.L.C.
1
If applicant is a general partnership, list general partners and if a limited partnership, list
general partners and limited partners with more than 5% interest in the limited
partnership: (If the partnership is not folnned, set forth as much data as possible
concerning the potential partners): Bart Montanari C.E.O. of DaBar Companies L.L.C.
9. List any other cities that you have applied to for tax - increment financing within the last
five years: None.
10. Has the applicant ever been in bankruptcy? If yes, describe circumstances: No.
11. Have you ever defaulted on any bond or mortgage commitment? If yes, describe the
circumstances: No.
PROJECT
Project name: Lake Phalen Estates
2. Legal description of the site:
Property Identification Number (PIN) 16.29.22.31.0024
Property Address 940 Frost Ave E, Maplewood 55109 -4258
Legal Description Part Of Govt Lot 2 Dese As Beg At Int Ofwl Of E 10 Ac Of W 20 Ac
With The Orig_ Sly R/w Line Of Frost Ave Th S 27 Deg 06 Min E 811.06 Ft To El Of W
20 Ac Th E Along N R/w Line Of E Shore Dr To Wly R/w Line Of Frost Ave
Connection As Descin Doc #1999021 Th Nly Along g d Wly R/w Line To The Orig Sly
R/w Line Of Frost Ave Th Swly Along Sd Sly R/w Line To Beg (subj To Ave) In Sec 16
3. Describe the project as proposed, i.e. how many housing units, type (rental or owner
occupied), how much connnercial square footage, etc.: The project will consist of 180
rental apartments exclusively serving the senior population of Maplewood. There would
be 100 units of independent living, 60 units of assisted living and 20 memory care units.
There the building contains a total of 293,500 square feet of space. What makes this
residence special for the city and the senior community at large is the amount of common
space at the "metaphoric" town center of the project. It will serve 3 meals a day for the
residents, contain a 24 hour deli, general store, bank, chapel, theater, library, staff,
recreation and fitness spaces. The amount of common space serving the senior residents
is approximately 40,000 square feet, which makes this a very service oriented residence
for seniors with needs for a higher quality of life. What makes it special for the
community at large is that the fitness and a large atg hering space are open for the public
to use upon reservation.
4. Will the applicant occupy the project after completion? If not, state name of future lessees
and status of commitments or lease agreements: The project will be owned and operated
by DaBar Co. L.L.C., but will be managed by Walker Methodist, one of the premier
names in Senior Care in the Midwest. Walker Methodist owns and operates over a 20
facilities in the United States and is based in
5. Estimated project costs:
a. Land acquisition:
$2,558,000
6.6%
b. Site development:
987,000
2.6%
c. Building cost (293,580SF @ $92 /SF): includes
city fees /demo /furnishing
30,096,680
77.9%
d. Equipment:
30,000
0.1%
e. Architectural /engineering fees / const mgmt
1,168,800
3.0%
f. Legal fees:
55,000
0.1%
g. Bond discount, fees to underwriter
0
0.0%
an d brokerage fees:
0
0.0%
h. Interest during construction:
1,119,000
2.9%
i. Off -site development cost: /engineering
coordination
20,000
0.1%
j. Initial bond reserve fund:
644,392
1.7%
k. Contingencies:
810,000
2.1%
1. Other: marketing
476,372
1.2%
m. Other: Community Outreach Spaces
500,000
1.3%
n. Other: Bus Stop
185,000
0.5%
TOTAL USES OF FUNDS
$38,650,244
100.0%
6. Financing:
a. Industrial revenue bonds:
$0
0.0%
b. Tax - increment:
2,000,000
5.2%
c. Equity:
3,865,000
10.0%
d. Other, i.e. bank financing, tax credit (please
"bank financing"
32,785,244
84.8%
- specify):
TOTAL SOURCES OF FUNDS
$38,650,244 1
100.0%
7. How will you use tax - increment funds? According to information prepared by
Short Elliott Hendrickson, Inc. submitted to the city on October 12, 2006 the St. Paul
Tourist Cabins site qualifies as a tax increment financing "redevelopment district"
pursuant to Minnesota State Statutes 469.174, Subdivision 10 which permits the use of
tax increments for a variety of redevelopment costs including, acquiring properties
containing structurally substandard buildings, demolition and rehabilitation of
structures clearing of the land, and installation of utilities, roads, sidewalks, and
parking facilities for the site. The Developer proposes that the city use tax
3
increment fiends to reimburse project redevelopment costs, including interest thereon on a "pay -
as- you -go" basis.
Current real estate taxes assessed for the project site: Total Property Tax + Special
Assessments $20,898
9. Estimated real estate taxes for the project site upon completion of project: $384,076
10. Date that the applicant expects tax - increment bond proceeds to be available to pay project
expenses: Not applicable. The developer proposes "pay -as- you -go" reimbursement for
eligible redevelopment costs.
11. Estimated date of construction: October 2007 Completion: Apri12009
12. Will any public official of the City, directly or indirectly, benefit from the tax - increment
financing for this project within the meaning of Minnesota Statutes, Section 412.311 or
471.87? If so, specify: No.
13. Is this a tax increment bond issue or pay -as- you -go financing? Pay-as-you-go financing_
FILING REQUIREMENTS
You must provide all of the following items with your application:
An application fee of $6,620. Make your check out to the City of Maplewood. This fee is
not refundable and is separate from the bond counsel's, City attorney's or closing fees.
2. A written opinion, with supporting justification, from an expert acceptable to the Director
of Community Development, to document that the development will not adversely effect
similar, existing developments. The Director of Commmunity Development may waive this
requirement if there are no similar developments in your area.
The city has undertaken extensive analysis of the Gladstone Neighborhood
Redevelopment Area, and determined that the redevelopment within this area including
senior housing, is not only appropriate but desirable; accordingly, the Developer is
requesting that the Director of Community Development waive this requirement.
A written statement supporting the statutory requirement that "but -for" the use of TIF on
this project, it will not proceed as planned.
The Developer has cominissioned a senior housing study identifying a need for senior
Assisted-living housing within the community. Due to costs associated with developing_
(particularly the extraordinary costs occurred in site redevelopment) marketing and
financing senior housing, market rate rents are insufficient to support a financially viable
4
project including a fair return on the Developer's investment. The proposed development
may achieve financial viability by combining private and public financial resources
including tax increment financing. Tax increment financing ensures that critical project
assumptions including rents, financing and financing costs and debt to equity ratios will
result in a financially viable project. The Developer's proposal to develop the property is
only feasible through assistance, in part from tax increment financing.
NOTES
The City charges an administrative fee of 5% of the annual tax - increment revenue.
2. If the project requires zoning or Community Design Review Board approvals, you must
make these applications before or concurrently with this request.
PROCEDURES
Return this application -to the Community Development Department.
2. The Director will schedule a public hearing with the City Council after preparing a report
and recommendation. The Housing and Redevelopment Agency will meet on this
application first if it is a housing project. The HRA will make a recommendation to the
City Council.
Concept approval by the City Council.
4. Preparation of the tax - increment plan by the City's financial advisor and bond counsel.
The City will not start preparing the tax - increment plan until we have completed all
zoning and Community Design Review Board approvals.
City Council decision on the tax - increment plan, following a public hearing.
The applicant enters into development and assessment agreements. The development
agreement will include a requirement that the applicant must guarantee debt service on
any tax - increment bonds if the tax - increments are not enough for such purpose. The
assessment agreement will include a minimum market value for the project after its
completion.
7. Issuance of the bonds, if any.
The City will notify you of all meetings.
AGREEMENT
I, by signing this application, agree to the following:
I have read and will abide by all the requirements of the City for tax - exempt financing. I
will commit all contractors, subcontractors and any other major contributors to the project
to all segments applicable to them. I am aware that failure to comply by myself or any of
the above can result in cancellation of the resolution.
2. The above infoiniation is correct.
M
I agree to pay all costs involved in the legal and fiscal review of this project. These costs
include the bond counsel and City Attorney, and all costs involved in the issuance of the
bonds to finance the project.
I understand that the City reserves the right to deny final approval, regardless of
degree of construction completed before application for final
Date
Forth Revised: 11/06
p /com_dvpt /word /app and agreement for tax - increment frnancing2006
C.
Vision for Gladstone Savanna
Gladstone Savanna is an urban nature preserve in the center of a vibrant
neighborhood. It is a place for people to walk, relax and reflect, learn about the natural
systems that support human life, and celebrate our natural heritage.
Restoration. When James M. Marsh, Deputy Surveyor, walked the eastern border
of this site in 1847, he noted sparse bur oak and white oak. This was a common
description for the savannas of the area. Our vision for Gladstone Savanna is to return to
that long -gone oak savanna —a dramatic panorama, bright with prairie flowers and grasses,
and dotted with majestic oak trees. The savanna will grade into patches of oak woodland
on the borders, buffering residences and streets. Created wetlands and ponds on the site
will capture stormwater from the neighborhood.
Trails and access. Years ago, children grew up playing in woods and fields near
their homes. Many children and young adults today have had little contact with nature
and are uncomfortable in "wild" areas. To make Gladstone Savanna inviting and
accessible, attractive entry points, sitting areas, and a trail system are essential. The
savanna is not a wilderness; it is not a manicured park. It is a natural area that will use
elements of design to ensure that amenities fit into the natural character of the site.
Education. An urban nature preserve is a place to learn. The rich industrial history
and the surviving prairie plants at Gladstone Savanna create a juxtaposition of worlds,
which make the site ripe for interpretation. An interpretive trail will help neighbors
understand 1) site history from glacier to savanna to railroad and back to savanna, 2)
natural history of prairie and savanna, and 3) stormwater management, groundwater, and
the importance of clean water.
This vision for Gladstone Savanna will help fulfill four of the principles identified
in the Gladstone Neighborhood Redevelopinent Plan:
Principle II — Transform regional trails into celebrated village corridors.
Principle V — Weave natural systems and ecological function into the built and
recreational fabric.
Principle VI — Allow Gladstone's future to whisper the story of its past.
Principle VII — Make "walkability" THE standard.