HomeMy WebLinkAbout2012-03-20 PC Packet
AGENDA
MAPLEWOOD PLANNING COMMISSION
Tuesday, March 20, 2012
7:00 PM
City Hall Council Chambers
1830 County Road BEast
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes
a. March 6, 2012
5. Public Hearings
a. 7:00 p.m. or later:
D
Building Setback Variance for Venner Plaza Shoppes, 1987 County Road
b. 7:00 p.m. or later: Conditional Use Permit Request for Used Car Sales, 2610 Maplewood
Drive
6. New Business
7. Unfinished Business
8. Visitor Presentations
9. Commission Presentations
a. Commissioner report for the city council meeting of March 12, 2012. Commissioner Desai
was scheduled to attend. There were no items scheduled for the planning commission at this
meeting.
b. Upcoming city council meeting of March 26, 2012. There is no planning commissioner
scheduled to attend since this date is designated under one of the "vacant" PC positions.
The planning commission should choose a member to attend. The item scheduled for review
is the 2013-2017 CIP.
10. Staff Presentations
11. Adjournment
DRAFT
MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, MARCH 6, 2012
1. CALL TO ORDER
A meeting of the Commission was held in the City Hall Council Chambers and was called to order
at 7:00 p.m. by Chairperson Fischer.
2. ROLL CALL
AI Bierbaum, Commissioner
Joseph Boeser, Commissioner
Tushar Desai,Commissioner
Lorraine Fischer, Chairperson
Tanya Nuss, Commissioner
Gary Pearson, Commissioner
Dale Trippler, Commissioner
Present
Present
Absent
Present
Present
Staff Present:
Tom Ekstrand, Senior
3. APPROVAL OF AGENDA
Commissioner Pearson
Seconded by Commissioner
Ayes - All
The motion passed.
4. APPROVAL OF MINUTES
Commissioner Trippler movedt03Pprove the Februarv 21. 2012. PC minutes as submitted.
Seconded by Commissioner
Ayes - Chairperson Fischer,
Commissioner's Bierbaum,
Boeser, Nuss & Trippler
Abstention - Commissioner Pearson
The motion passed.
5. PUBLIC HEARING
a. Capital Improvement Plan 2013 - 2017
i. Senior Planner, Tom Ekstrand introduced the Capital Improvement Plan and answered
questions of the commission.
ii. Finance Manager, Gayle Bauman addressed and answered questions of the commission.
March 6, 2012
Planning Commission Meeting Minutes
1
Chairperson Fischer opened up the public hearing.
1. Mark Bradley, Chairperson from the BEDC.
Chairperson Fischer closed the public hearing.
Commissioner Trippler moved to approve the Capital Improvement Plan for 2013 - 2017 with the
recommended staff chanqes.
Seconded by Commissioner Pearson.
Ayes - All
The motion passed.
This item goes to the city council March 26, 2012.
6. NEW BUSINESS
None.
7. UNFINISHED BUSINESS
None.
8. VISITOR PRESENTATIONS
None.
9. COMMISSION
a. Commissioner
but there were no
the February 27, 2012, city council meeting
items to be heard.
b. Commissioner Desai
items to be heard by the
to appear however there are no planning commission
for the March 12, 2012, city council meeting.
10. STAFF PRESENTATIONS
a. Comparison of Robert's Rules of Order and Rosenberg's Rules of Order
i. Senior Planner, Tom Ekstrand gave a brief report and answered questions of the
commission.
b. The status of planning commission appointments by city council
(Currently at this time there are no planning commission applications submitted.)
c. Updated schedule for city council meeting attendance by planning commissioners
i. Senior Planner, Tom Ekstrand introduced the planning commission attendance schedule
at the city council meetings.
11. ADJOURNMENT
Chairperson Fischer adjourned the meeting at 8:23 p.m.
March 6, 2012
Planning Commission Meeting Minutes
2
MEMORANDUM
TO:
FROM:
LOCATION:
DATE:
James Antonen, City Manager
Michael Martin, AICP, Planner
Charles Ahl, Assistant City Manager
Venner Plaza Shoppes - Design Review and Building
Setback Variance
1987 County Road D East
February 21, 2012
SUBJECT:
INTRODUCTION
Project Description
Sheldon Berg of DJR Architecture, representing WBA 1200, LLC, is proposing to
construct an 11 ,200-square-foot retail building on the northeast corner of White Bear
Avenue and County Road D East. This 1.22 acre lot is currently being utilized as a BP
gas station.
The property is zoned as Business Commercial (BC) , which designates general retail as
an allowed use. The city's comprehensive plan guides this parcel as Commercial (C).
Requests
To build this development, the applicants are requesting that the city approve the
following:
1. Variance for the building setback from the Interstate 694 right-of-way.
2. Design plans.
The community design review board reviewed the design plans on February 28, 2012.
The planning commission should forward a recommendation regarding the proposed
setback variance for the city council's consideration.
DISCUSSION
Building Setback Variance
The applicant is proposing a 20-foot building setback variance from the Interstate 694
right-of-way. The city ordinance requires a 30-foot building setback from a right-of-way
line. As proposed, the northwest corner of the building would be setback 10 feet from
the north property line but would also be setback approximately 75 feet from the curb
line of the access ramp to 1-694.
This site is difficult to redevelop because of the shape of the lot and the access
requirements of the city and Ramsey County. The applicant is only allowed a single
access point from County Road D East on the east side of the site which makes it
difficult to place the building anywhere other than the west half of the parcel. From a site
layout perspective, this makes it most feasible to place the building on the west side of
the site-the narrowest part of the site. The unique shape, along with a very wide
highway boulevard (75 feet), provides a basis for variance approval. The typical
boulevard width is 12 to 15 feet. In this instance, the proposed building would end up
with a setback from the highway shoulder of 85 feet. This is a much greater setback
than would typically be provided. A 20 foot reduction in building setback would not be
noticeable.
In 2000, the city approved a similar building setback variance for a cabinet-shop building
on the corner of Highway 61 and County Road C. This building is setback eight feet
from the Highway 61 right-of-way. That setback variance was granted because the
Highway 61 road edge was 78 feet to the edge of the right-of-way line.
Design Review
Curb Cuts/Driveways
There are two existing curb cuts into the property, both along County Road D East. The
proposed site plan shows a single curb cut onto County Road D East. The city's
engineering department is recommending the proposed curb cut be shifted to the east to
help ease the potential of vehicle stacking from the intersection. There will be no curb
cuts onto White Bear Avenue.
Sidewalks
There are existing sidewalks along White Bear Avenue and County Road D East. This
project will not change the current placement of sidewalks. The sidewalk along County
Road D East will be connected by a walk to the building.
Site Lavout
The building meets or exceeds the required setback of 30 feet from White Bear Avenue
and County Road D East. As already discussed, the building is proposed to be setback
10 feet from 1-694 right-of-way. The parking lot meets or exceeds the required setback
of 15 feet to the right-of-ways. The parking lot also meets the requirement of being
setback five feet from the easterly property line.
The proposed site layout is unique in that the back of the building will front White Bear
Avenue. This also provides an opportunity to have all four sides of the building be
attractively designed. Staff feels that extra care needs to be taken with the west
elevation and the landscaping between White Bear Avenue and the building to ensure
an attractive entrance into the city.
2
Parkinq
City code requires retail stores to have one parking stall per 200 square feet of retail
space. This development requires 56 parking stalls based on these requirements. The
applicants are proposing 56 parking stalls, which includes three handicap accessible
stalls. The general use parking stalls will be 10 feet wide by 18 feet deep, which meets
city code requirement for a retail (high turnover) use. The applicant is proposing 10
spaces along the easterly property line for employee use only. These stalls will be nine
feet wide by 18 feet deep, which meets city code requirement for employee parking.
Staff recommends these spaces have signs designating them for employee use only.
Landscapinq
The landscape plan shows 18 trees, including 15 deciduous trees and 3 ornamental
trees, and 16 shrubs. The plan also calls out underground irrigation for all landscaping
as required by code. The applicant is also proposing two rainwater gardens on the
southwest and northeast corners of the sites. A black vinyl chain link fence is proposed
near the rainwater garden in the southwest corner of the site. Staff feels the southwest
corner of the site is highly visible and needs to have a fence more decorative in nature.
The city's engineer and naturalist have commented on these rainwater gardens. Their
comments are attached to this report.
Staff feels the landscaping plan is a good start but needs to be developed further,
especially in the area between the west side of the building and White Bear Avenue.
Within this area, the applicant is proposing deciduous trees, shrubs and perennials. As
proposed this area will be lacking for the height of the planting and year-round coverage.
There are opportunities for additional trees, shrubs and non-deciduous elements within
this area. Also, with the access point from County Road D East being shifted further
east there are additional opportunities for trees and shrubs between the rainwater
garden and the driveway.
Staff recommends the applicant submit a revised landscaping plan for staff approval that
incorporates the planting ideas expressed above as well as a plan showing a wrought-
iron fence instead of the proposed vinyl chain link fence.
Liqhtinq
City code requires the submittal of a lighting and photometrics plan which ensures all
freestanding lights maintain a height of 25 feet or less and that the maximum foot
candles of illumination at all property lines does not exceed A-foot-candles. The lighting
and photometrics plan shows two freestanding lights (25 feet in height) and three wall
pack lights on the west side of the building and nine downcast lights on the east side of
the buildings. As proposed the lighting and photometrics plan meet all city requirements.
Trash Enclosure
The location of the proposed trash enclosure is on the northeast side of the building.
Staff recommends the applicant be required to submit design plans of the enclosure for
approval.
3
Siqnaqe
This retail center is proposed to have three tenants and is not required to have a
comprehensive sign plan. The center is required to follow the city's sign ordinance. All
signs are required to have a permit approved by city staff.
Buildinq Elevations
The exterior of the building will be constructed with face brick, lap metallic siding, metal
awnings, clear anodized aluminum storefront windows, and metal parapet caps. The
applicant has indicated to staff it would be submitting a revised elevation for the west
side of the building incorporating more window elements. This is an applicant-driven
change, not a staff request. However, staff would agree that the west elevation is a
good start but more elements should be incorporated to make it more attractive as it
faces White Bear Avenue.
OTHER COMMENTS
MnDOT: Molly McCartney, senior transportation planner, reviewed this project for
MnDOT. MnDOT has no concerns with the proposed variance for the building setback.
Ms. McCartney's comments are attached to this report.
Building Department: Dave Fisher, building official, reviewed the development proposal
and has the following comments: This building is required to have a full fire sprinkler
system per 1306 of the state building code. Plans are required to be submitted by a
Minnesota registered design professional.
Police Department: Lieutenant Richard reviewed the development proposal and has the
following comments: This design would help alleviate traffic congestion from vehicles
leaving the 1987 County Road D property.
Construction site thefts and burglaries are a large business affecting many large
construction projects throughout the Twin Cities metro area. The contractor/developer
should be encouraged to plan and provide for site security during the construction
process. On-site security, alarm systems, and any other appropriate security measure
would be highly encouraged to deter and report theft and suspicious activity incidents in
a timely manner.
RECOMMENDATIONS
1. Adopt the resolution attached to this report approving a 20-foot building setback
variance from the Interstate 694 right-of-way. The code requires a 30 foot
building setback. This variance approval is based on the following findings:
a. The lot shape makes it difficult to meet setback requirements because of
its tapered shape.
b. Approval of the building setback variance would be in harmony with the
general purposes and intent of the ordinance because of the extremely
wide highway boulevard.
4
c. Approval of the building setback variance would be consistent with the
city's comprehensive plan and would encourage the redevelopment of an
aging a commercial site.
d. The applicant is proposing to use the property in a reasonable manner
that would otherwise not be permitted by the city's building setback
requirements. The plight of the landowner is due to circumstances
unique to the property not created by the landowner and the variance will
not alter the essential character of the locality.
2. Approve the plans date-stamped February 28, 2012, for the Venner Plaza
Shoppes retail building to be located at 1987 County Road D East. Approval is
subject to the applicant doing the following:
a. Repeat this review in two years if the city has not issued a building permit
for this project.
b. Prior to issuance of a grading or building permit, the applicant must
submit to staff for approval the following items:
1) Revised grading/drainage/utility/landscaping plans which comply
with all city engineering department requirements as specified in
the February 9, 2012, engineering report.
2) Revised landscape plan showing the following:
a) Additional trees, shrubs and non-deciduous elements in
the area between White Bear Avenue and the west side of
the building.
b) Additional trees along County Road D East between the
rainwater garden and driveway.
c) A wrought-iron fence located between the southwest
rainwater garden and the building.
3) Obtain a permit from Ramsey County for construction on county
right-of-way for the driveway access, utility work, and sidewalk.
4) Any watershed district approvals, as needed.
5) A cash escrow or an irrevocable letter of credit for all required
exterior improvements. The amount shall be 150 percent of the
cost of the work.
c. Signage on the property is not part of the design review approval. Sign
permits will need to be approved by staff for any and all signs.
d. The applicant shall complete the following before occupying the building:
5
1) Replace any property irons removed because of this construction.
2) Provide continuous concrete curb and gutter around the parking
lot and driveways.
3) Install all required landscaping and underground irrigation.
4) Screen or paint the rooftop mechanical equipment to match the
building color.
5) Install all required outdoor lighting.
6) Install employee only parking signs for the 10 spaces on the east
side of the site.
e. If any required work is not done, the city may allow temporary occupancy
if:
1) The city determines that the work is not essential to the public
health, safety or welfare.
2) The above-required letter of credit or cash escrow is held by the
City of Maplewood for all required exterior improvements. The
owner or contractor shall complete any unfinished exterior
improvements by June 1 if occupancy of the building is in the fall
or winter, or within six weeks of occupancy of the building if
occupancy is in the spring or summer.
f. All work shall follow the approved plans. The director of community
development may approve minor changes.
g. The applicant shall work with staff in enhancing the south elevation by
providing banding to break up the large brick surface on that elevation.
6
REFERENCE
SITE DESCRIPTION
Site size:
Existing Use:
1.22 Acres
Gas Station
SURROUNDING LAND USES
North:
South:
East:
West:
Interstate 694 (Right-of-way)
County Road D East and Caribou Coffee across the street (Zoned BC)
Perkin's Restaurant (Zoned BC)
White Bear Avenue and Wendy's across the street (Zoned BC)
PLANNING
Existing Land Use
Designation:
Existing Zoning:
Commercial (C)
Business Commercial (BC)
Criteria for Approvals
Variance
Section 44-13 of the city code allows the city council to grant variances. All variances
must follow the requirements provided in Minnesota State Statutes. State law requires
that variances shall only be permitted when they are found to be:
1. In harmony with the general purposes and intent of the official control;
2. Consistent with the comprehensive plan;
3. When there are practical difficulties in complying with the official control.
"Practical difficulties" means that the property owner proposes to use the
property in a reasonable manner not permitted by an official control. The plight
of the landowner is due to circumstances unique to the property not created by
the landowner and the variance, if granted, will not alter the essential character of
the locality.
Design Review
Section 2-290 of the city code requires that the community design review board make
the following findings to approve plans:
1. That the design and location of the proposed development and its relationship to
neighboring, existing or proposed developments, and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
7
2. That the design and location of the proposed development is in keeping with the
character of the surrounding neighborhood and is not detrimental to the
harmonious, orderly and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3. That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures and colors.
Application Date
State statute requires that the city complete its review of these requests within 60 days
of having a complete application. The date for the materials having been considered to
be complete by the city is January 17, 2012. Therefore, the original deadline for the city's
decisions on these requests is March 17, 2012. State statute allows the city to extend
this review period an additional 60 days, which it has done, therefore the deadline for a
city decisions is now May 16, 2012.
SEC35-30\1987 County Road D Redevelopment_01 06112\1987CountyRoadD_DesignReview_PC_032012
Attachments:
1. Location Map
2. Land Use Map
3. Zoning Map
4. Existing Conditions
5. Site Plan
6. Grading Plan
7. Utility Plan
8. Lighting Plan
9. Landscape Plan
10. Building Elevations
11. Engineering Plan Review
12. MnDOT Plan Review
13. City Naturalist Plan Review
14. Applicant's Letter, dated February 23, 2012
15. Variance Resolution
16. Applicant's Plans (Separate Attachment)
8
Attachment 1
1987 County Road D East Retail Redevelopment
Location Map and Aerial Photo
Attachment 2
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Attachment 11
Enqineerinq Plan Review
PROJECT:
PROJECT NO:
COMMENTS BY:
Venner Plaza Shoppes (1987 Co Rd D)
11-29
Steve Kummer, P.E. - Staff Engineer
DATE:
2-9-2012
PLAN SET:
Preliminary Plans
REPORTS:
Storm Water Management Report 14-12
The Applicant is proposing to redevelop the current 1.18-acre BP Service Station site at 1987
Co Rd D into a 3-tenant retail building with a total floor area of approximately 11,000 square
feet. Improvements to the site include new landscaping, a 56-stall parking lot and storm water
treatment enhancements.
Request
The applicant is requesting design review and a code amendment for the building setback from
the rear property line. This does not constitute a final review of the plans, as the applicant will
need to submit construction documents for final review, easement documents and ratified
agreements prior to issuing building and grading permits.
The scope of this review includes aspects of site design including, but not limited to, geometrics,
paving, grading, utilities, and temporary sediment and erosion control. The scope of the review
also includes all aspects of storm water management. The comments contained herein are to
be addressed by the applicant. The applicant must fully comply with storm water regulations
associated with this site and perform the analyses necessary to assure full compliance.
Engineering staff has reviewed impacts to traffic operations in the area of County Road D east
of White Bear Avenue.
The following are Engineering review comments on the design review, and act as conditions
prior to issuing demolition, grading, sewer, and building permits:
Drainaqe and Stormwater Manaqement
1) The applicant is proposing infiltration for the rain gardens. An infiltration test with City or
Watershed District observation is required on site.
2) Submit specifications and sequencing for the proposed rain garden construction such
that impacts to the basin bottom do not affect the infiltration capability of the soils.
Attachment 11
3) Model the rain garden outlets routing the horizontal orifice through a culvert.
4) Applicant shall model secondary outflow (EOF) from Rain Garden 2.
5) 4:1 maximum allowable slopes within rain gardens.
6) Install catch basin structure to capture inflow from parking lot into Rain Garden 1 in lieu
of a rip-rap lined swale. Outfall shall outlet at bottom elevation of basin.
7) Provide alternative for rip-rap EOF from Rain Garden 2.
8) Provide method of pre-treatment of runoff into rain gardens such as grass strips, swales,
sumped catch basins or other methods of capuring large debris prior to discharge into
the basins.
9) Provide one soil boring per rain garden to support soils infiltration assumptions for
infiltration.
10) Provide drawdown computations for the ponding areas based on infiltration tests. Pond
drawdown time shall not exceed 72 hours.
11) Provide 100-year HWL on plans for both rain gardens.
Suspected Soil Contamination
12) Petroleum-contaminated soils on this site are suspected. Applicant shall submit Phase I
and Phase II studies, provide narrative on site soil remediation means and methods, and
address storm water infiltration restrictions on site due to contaminated soils.
Gradinq and Retaininq Walls
13) Graded embankments shall not exceed 3: 1. This includes the rain gardens.
14) A structural analysis of the existing westerly retaining wall is required if surcharge fill is
placed or soils disturbance occurs within a distance of two (2) times the height of the
upslope side of the wall.
15) Applicant shall submit shop drawings for the retaining walls on site. No tiebacks or
structural fill associated with the northeast retaining wall is allowed on the adjacent
property or Mn/DOT right-of-way unless both temporary and permanent easement rights
or agreements are obtained, with executed copies of said easements or agreements
submitted to the City.
Attachment 11
16) Contact Virginia Gaynor with the Maplewood Parks and Recreation department
regarding the rain garden grading and proposed seeding as well as any restoration
activities that will occur on the westerly embankment.
17) Provide grades for the proposed handicap ramps through the driveway entrance.
Utilities
18) Align FES 5 outfall to at least a 45-degree angle relative to ditch flow line.
19) Flatten slope of pipe run from CB4 to FES 5 such that flow velocities are less than 4
feet/second.
20) Provide rip-rap and flared-end section outfall design detail.
21) Provide manhole and catch basin construction details.
22) Provide details for construction of connection to existing sanitary sewer service.
23) Provide fixture unit design computations for connection to existing sanitary sewer
service.
24) Utility cuts into County Road D or White Bear Avenue are not allowed.
25) Consider the installation of an underdrain and filter for the southwest rain garden (see
under Domestic and Auto Fire Water Service).
Other
26) Applicant shall submit cash escrow or letter of credit amounting to 125% of the value of
the proposed parking lot grading and final stabilization work.
27) The developer shall submit a copy of the MPCA's construction stormwater permit
(SWPPP) to the city before the city will issue a grading permit for this project.
28) The Owner shall satisfy all requirements of all permitting and reviewing agencies
including MnDOT, MPCA and RWMWD.
29) The Owner shall enter into a developer agreement, prepared by the City. The
agreement shall include maintenace of storm water BMP's as well as stipulations
associated with a proposed water utility public improvement benefiting the
property.
Attachment 11
Domestic and Auto-Fire Water Service
As part of the White Bear Avenue/County Road D Improvement, owners and tenants along the
corridors were solicited for upgrading water servcies. A letter was mailed to property owners
and tenants on 4/2/2010 specifically discussing service upgrades if redevelopment was
anticipated.
The proposed utility plan shows a new water line connecting into County Road D. This
connection will not be permitted and the applicant shall comply with the following conditions:
. Explore alternate connections for both domestic and auto-fire water service and work
with the City to facilitate a new connection.
. Dedicate a drainage and utility easement along the south property line to a width
dimensioned from the property line to a line 30 feet north by a length from the westerly to
easterly line of the property. The applicant shall prepare the easement description,
exhibit and coordinate the necessary dedication and recording of the document.
. Dedicate a drainage and utility easement along the west property line to a width
dimensioned from the property line to a line 10 feet east by a length from the northerly to
southerly line of the property. The applicant shall prepare the easement description,
exhibit and coordinate the necessary dedication and recording of the document.
. Understand that the setback requirements will continue to be based on the current legal
property line and not current, revised or proposed drainage and utility easement lines.
. Incur all costs assocated with the installation of the new water service.
Should the applicant require a certificate of occupancy prior to the completion of the public utility
work, the applicant may connect onto the existing domestic water service to the site. However,
once the public portion of the project is deemed complete and water service is available, the
applicant must connect the building auto-fire service to the new main within 30 days of
availability.
Geometrics and Traffic
City staff, with the assistance of Kimley-Horn and Associates, the Engineer-of-Record for the
White Bear Avenue improvements, reviewed the traffic operations associated with the driveway
access and new development. Following are summary findings:
. The applicant is proposing to eliminate the existing westerly access from County Road D
and utilize the existing eastern access. The consolidation of the access points will
reduce the amount of conflict points on County Road D. However, the eastern access
point currently does not allow eastbound left turns into the property to pull out of the
through lanes.
. The potential exists for queuing on westbound County Road D to block the driveway
entrance for eastbound left turns. Because of the lack of left turn storage for the eastern
driveway entrance, blockage of the eastbound thru-Iane on County Road D may ensue,
Attachment 11
creating a potential hazard and operational deficiency. Since most vehicles visit the site
from White Bear Avenue, it is possible that this deficiency has a 50% chance of occuring
during peak periods.
. According to the ITE Trip Generation Manual, the potential PM peak trip generation
potential for the existing use (BP Service Station) is 167 trips. The proposed use trip
generation potential is 48 trips -- or just less than 1/3rd the current use.
Requirement: Based on staff review of the traffic and queuing analysis, staff requires that the
driveway entrance be moved to align with the eastern parking aisle closest to the existing
Perkins property. Staff finds it prudent relative to future traffic volumes and intersection queuing
to provide as much length of storage as possible for left turns entering the site from County
Road D.
Attachment 12
Waters Edge BUilding
1500 County Road B2 \^lest
Rosevllle, MI\j 55113
February 6,2012
Michael Martin, AICP
City of Maplewood
1830 County Road BEast
Maplewood, MN 55109
SUBJECT: Vinas Retail Center Site Plan MnlDOT Review #S12-002
SE Quadrant of 1-694 and White Bear Avenue
Maplewood, Ramsey County
Control Section 6286
Dear Mr. Martin:
Thank you for the opportunity to review the Vinas Retail Center Site Plan. MnlDOT has
reviewed the plan and has the following comments:
Water Resources:
Due to the current configuration of the drainage outlet in the northeast corner ofthe property, a
MnlDOT drainage permit is required. To eliminate the need for a MnlDOT drainage permit, the
drainage can be redirected to the inlet structures at the parking island. From there, the drainage
can either flow into the southwest rain garden or be piped directly to the southeast rain garden.
If a drainage permit is pursued, please provide the following:
1. A grading plan ofthe existing & proposed project,
2. Drainage area maps for the proposed project, showing both existing and proposed
drainage areas and flows (with flow arrows),
3. Hydrologic, and hydraulic computations/modeling before and after proposed
reconstructions (ie., Hydro-CAD input assumptions, calibration data, results for 10,
50, and 100 year storm events), and
4. An electronic copy of any computer modeling used for the hydraulic computations.
Direct any questions regarding drainage to Richard Cady of MnlDOT Water Resources at (651)
234-7524.
Permits:
Any use of or work within or affecting Mn/DOT right of way requires a permit. In addition to a
possible drainage permit, an access permit and possibly a utilities permit will be needed. Permit
forms are available from MnlDOT's utility website at http://www.dot.state.mn.us/utilitv/. Please
include one 11 x 17 plan set and one full size plan set with each permit application. Each
application has specific requirements, please be aware ofthe above drainage permit
Attachment 12
requirements. Direct any questions regarding permit requirements to Buck Craig (651-234-7911)
ofMnlDOT's Metro Permits Section.
Review Submittal Options:
MnlDOT's goal is to complete the review of plans within 30 days. Submittals sent in
electronically can usually be turned around faster. There are four submittal options. Please
submit either:
1. One (1) electronic pdfversion ofthe plans. MnlDOT can accept the plans via e-mail
at llw1rClcl9yr9yi9",.5,c1Clt@s1:it9.111,11,l1.5 provided that each separate e-mail is less than
20 megabytes.
2. Three (3) sets offull size plans. Submitting seven sets offull size plans will expedite
the review process. Plans can be sent to:
MnlDOT - Metro District Planning Section
Development Reviews Coordinator
1500 West County Road B-2
Roseville, MN 55113
3. One (1) compact disk.
4. Plans can also be submitted to MnlDOT's External FTP Site. Please send files to:
ftp://ftp2.dot.state.mn.us/pub/incoming/Metro Waters Edge/Planning Internet Explorer
may work using the ftp so please use an FTP Client or your Windows Explorer (My
Computer). Also, please send a note to 1ll9tr()c19Yr9yi9\Y~,c1()1@s1il19)1l1l.1l.5 indicating
that the plans have been submitted on the FTP site.
If you have any questions regarding this review please feel free to contact me at (651) 234-7794.
Sincerely,
Molly McCartney
Sr. Transportation Planner
Copy:
Sheldon Berg, AlA, LEED AP
Associate
DJR Architecture, Inc.
333 Washington Avenue North, Suite 210 Union Plaza,
Minneapolis, MN 55401
~\;J~rg(g;cljrcillg,S()1ll
Copy Via E-Mail:
Lee Williams, Right-of-Way
Jennie Read, Area Engineer
Nancy Jacobson, Design
Gayle Gedstad, Traffic
Attachment 12
Clare Lackey, Traffic
Scott Carlstrom, Water Resources
Richard Cady, Water Resources
Buck Craig, Permits
Tod Sherman, Planning
Ann Braden, Metropolitan Council
Attachment 13
Rain Garden Plantinq Review
PROJECT:
Venner Plaza Shoppes (1987 Co Rd D)
PROJECT NO:
11-29
REVIEWER:
Ginny Gaynor, Natural Resources Coordinator
651-249-2416, Virginia.gaynor@ci.maplewood.mn.us
DATE:
2-14-2012
PLAN SET:
Preliminary Plans
This project redevelops the 1.8-acre BP Service Station site into a 3-tenant retail building.
Maplewood's engineer commented on rain garden slopes, riprap, inlets, and other issues
related to the rain gardens. This review is limited to the rain garden planting plan.
The city requires that rain gardens be planted, not seeded. If the rain gardens exceed 5000
square feet, we work with the designer to do a combination of plants and seed, but a minimum
of 5000 square feet should be plants. It does not appear that the rain gardens on this project
exceed 5000 square feet.
Please submit a complete landscape planting plan for each rain garden.
1. The plan should take into consideration the engineer's comments regarding rain garden
slopes, riprap, and inlets.
2. Plant selection. Species shall be appropriate for soil moisture conditions. The plantings
can be native and/or non-native plants and include trees, shrubs, and/or perennials.
Please avoid including miscanthus grass as we are concerned about the potential
invasiveness of this grass.
3. The plan shall indicate species, container size, spacing, and quantity. Perennials will
ideally be in #1 containers. Native prairie plants may be in 4" pots, but at this size would
need to be planted closer (typically 16"-18" if in mixed planting). If the design calls for a
mixed prairie planting, the ratio of grass:forb should be included with a species list.
4. The garden should be mulched with shredded hard wood mulch.
5. You may want to include boulders or rock near the inlet or elsewhere in the garden.
Riprap should not be used.
6. These will be fairly large gardens to maintain so we encourage you to design the
gardens to keep maintenance as low as possible. Shrub massings, if natural shapes are
encouraged, can be very low maintenance. A mix of native prairie grasses and flowers
is low maintenance after the first year or two. There are several new large rain gardens
at the Maplewood Mall that are relatively low-maintenance, which may provide design
ideas.
7. Please include a note on the plans regarding first year establishment needs.
Attachment 13
8. A black vinyl fence is proposed for the north side of rain garden 2. Because the fence is
immediately adjacent to a walkway, and in a very prominent area visually, it should be
ornamental rather than vinyl-coated chain link. Depending on how the slope and boulder
wall is handled, a fence mayor may not be necessary.
Please do not hesitate to call to discuss the above. The city is open to considering the latest
ideas in rain garden design.
Attachment 14
February 23, 2012
Re: Venner Plaza Shoppes
1987 County Road D East
Maplewood, MN
Request for Variance
DJR Architecture and WBA 1200, LLC are requesting a building setback variance from the required 30'-0"
to a 10'-0" setback at the north side of the property at the lot line adjoining the 1-694 right of way. The
setback is intended to provide an area for increasing right of ways, plantings, and setbacks for a suburban
condition predicated on an automobile centric society. In the case of a highway, this ROW has been
accounted for in the development in the highway's ROW dimensions. In addition to the findings to the
mandated questions, DJR requests that this setback requirement be reduced to 10'-0" for the following
reasons:
. The setback will allow greater utilization of existing properties. In land-locked communities with a
growing populations and density of land use, maximizing the utilization of current land is important
for future development.
. The setback is redundant adjacent to federal highways which in their design accommodate all
necessary utility and drainage requirements for their use.
. Utility access is via city and county roadways, therefore the setback adjacent to federal highways is
not necessary for utility access.
. Visually, the highways are expansive in their ROW scale. Allowing the property to gain more use of
their site closer to the highway will lessen the scale of the highway for pedestrians.
Listed below are our Responses to the specific hardships encountered on this property. Responses are in
bold underline text
(1) Strict enforcement of the City ordinances would cause undue hardship
because of circumstances unique to your property. Undue hardship
means that:
(a) You cannot put your property to a reasonable use under City
ordinances.
The site cannot be put to a reasonable use due the restrictions in the location for a vehicular
entry to the site from County Road D and the trapezoidal shape of the site. A traffic study was
completed for the area as a part of the road reconstruction. The traffic study indicated access
would be hindered due to stackinq at the traffic liqht at intersection with White Bear Avenue in the
westbound direction and hiqhlv recommended locatinq the entrv on the east side. Pushinq the
entrv to the east side of the site hinders the abilitv of the proiect to reasonablv develop the site. The
proposed buildinq could have fit on the eastern side of the site if access were allowed closer to the
intersection. Therefore relocatinq the buildinq to the west side of the site and the shape of the
property would limit its development as the width of the site narrows toward the west end of the
property facinq White Bear Avenue.
Venner Plaza Shoppes, Maplewood, MN
2/23/2012
(b) Your problem is due to circumstances unique to your property, that you did not cause.
The shape of the property and the traffic at the intersection are elements outside of our
control. Respondinq to this condition. the developer wishes to work with the city to develop a plan
that respects the current traffic patterns and enhances the neiqhborhood as a buildinq on the street
would. rather than a sea of parkinq at this prominent intersection.
(c) The variance would not alter the essential character of the area.
The variance requested would not alter the essential character of the area in that it only
affects the northern side of the property opposite the hiqhway riqht of way and essentially
maintains a qreater than 60 feet buffer from that entry ramp. The setbacks on the south (County
Road D) and west (White Bear Avenue) are beinq maintained.
(2) The variance would be in keeping with the spirit and intent of the
ordinance.
The variance is in keepinq with the spirit of the ordinance in that a separation is still
maintained from the ROW for the hiqhway on-ramp. The ROW itself far exceeds the requirements
for utility or qradinq work which miqht have to be completed by the hiqhway department. The
inclusion of a 30'-0" setback from the hiqhway is redundant to the ROWand creates a under-
utilized zone that is not beneficial to the communitv or landowners.
Sincerely,
DJR Architecture, Inc.
Sheldon Berg
Associate
Cc: File
2/2
Attachment 15
VARIANCE RESOLUTION
WHEREAS, Sheldon Berg of DJR Architecture, representing WBA 1200, LLC,
applied for a 20-foot building setback variance to build a retail shopping center building
10 feet from the Interstate 694 right-of-way.
WHEREAS, these variances apply to the property at 1987 County Road D East. The
legal description is:
THE WESTERLY 250.00 FEET OF THE FOLLOWING DESCRIBED PROPERTY:
THAT PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER
OF SECTION 35, TOWNSHIP 30, RANGE 22, RAMSEY COUNTY, MINNESOTA,
LYING NORTH OF THE NORTH RIGHT-OF-WAY LINE OF COUNTY ROAD D AND
LYING SOUTHERLY OF THE SOUTHERLY RIGHT-OF-WAY LINE OF
INTERSTATE HIGHWAY NO. 694 AND LYING EASTERLY RIGHT-OF-WAY LINE
OF WHITE BEAR AVENUE, AS DESCRIBED IN NOTICE OF LIS PENDENS, FILED
AS DOCUMENT NO. 1676468, ACCORDING TO THE GOVERNMENT SURVEY
THEREOF.
WHEREAS, Section 44-20(6)(a) requires that buildings be setback 30 feet from
street right-of-way.
WHEREAS, the applicant is proposing that their building have a 10 foot setback.
WHEREAS, this requires a variance of 20 feet.
WHEREAS, the history of this variance is as follows:
1. On February 28, 2012, the community design review board recommended that
the city council approve this variance.
2. The planning commission held a public hearing on March 20, 2012. City staff
published a notice in the Maplewood Review and sent notices to the surrounding
property owners as required by law. The planning commission gave everyone at
the hearing an opportunity to speak and present written statements. The council
also considered reports and recommendations from the city staff. The planning
commission recommended that the city council this variance.
NOW, THEREFORE, BE IT RESOLVED that the city council
described variances since:
the above-
a. The lot shape makes it difficult to meet setback requirements because of
its tapered shape.
b. Approval of the building setback variance would be in harmony with the
general purposes and intent of the ordinance because of the extremely
wide highway boulevard.
1
Attachment 15
c. Approval of the building setback variance would be consistent with the
city's comprehensive plan and would encourage the redevelopment of an
aging a commercial site.
d. The applicant is proposing to use the property in a reasonable manner
that would otherwise not be permitted by the city's building setback
requirements. The plight of the landowner is due to circumstances
unique to the property not created by the landowner and the variance will
not alter the essential character of the locality.
The Maplewood City Council
this resolution on
,2012.
2
MEMORANDUM
TO:
FROM:
James Antonen, City Manager
Michael Martin, AICP, Planner
Charles Ahl, Assistant City Manager
Kline Auto World Used Car Sales-Conditional Use Permit
2610 Maplewood Drive
March 13, 2012
SUBJECT:
LOCATION:
DATE:
INTRODUCTION
Rick Kline, representing Kline Auto World, is requesting approval of a conditional use permit
(CUP) to sell used cars at the former Mitsubishi dealership building located at 2610 Maplewood
Drive. The city ordinance requires a CUP to sell only used cars (the sale of new and used cars
is permitted, however).
BACKGROUND
Past Action
On August 27, 1984, the city council approved the use and plans for a new car dealership.
On September 27, 1993, the city council approved a CUP to expand an automobile maintenance
garage within 350 feet of a residential lot line.
City Zoning Code Requirements
Section 44-512(5) requires a CUP for the sale and leasing of "used" motor vehicles. Such used
auto sales must also be at least 350 feet away from property that the city is planning for
residential use.
DISCUSSION
Conditional Use Permit
The proposed used car sales operation would meet the requirements for CUP approval outlined
in the city ordinance. This proposal would utilize the existing facility and would require no
expansion or alteration of the building or site.
After the site was developed for an auto dealership in 1984, the ordinance was amended to
require a 350 foot separation from property zoned for residential. There is a home 223 feet to
the east from this site. The existing building is grandfathered in since it was built under another
set of guidelines.
RECOMMENDATION
Adopt the resolution approving a conditional use permit to allow the sale of used cars at 2610
Maplewood Drive. Approval is based on the findings required by ordinance and subject to the
following conditions:
1. The city council shall review this permit in one year.
2. All activity shall be confined to the site. There shall be no loading or unloading of vehicles on
the street rights-of-way.
3. The applicant shall comply with and observe the city's noise ordinance as it relates to PA
systems or any other business activity.
4. Comply with all city ordinance requirements for signage and parking.
2
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 3.68 acres
Existing Use: The former Polaris, Victory & Suzuki Motorcycles building
SURROUNDING LAND USES
North: Lakeview Lutheran Church Polaris, Victory & Suzuki Motorcycles
South: Connor Avenue and Walser Used Car Dealership
East: Frontage Road and single-family residential
West: Highway 61
PLANNING
Land Use Plan: C (commercial)
Zoning: M1 (light manufacturing)
Criteria for CUP Approval
Section 44-1097(a) states that the city council may approve a CUP, based on nine standards.
See findings 1-9 in the resolution.
APPLlCATION/DECISION DEADLINE
We received the complete application and plans for this proposal on March 13, 2012. State law
requires that the city take action within 60 days of receiving complete applications. The deadline
for city council review, therefore, is May 12, 2012.
p:sec9\Kline Used Car Sales CUP PC_031312
Attachments
1. Location
2. Land Use Plan Map
3. Zoning Map
4. Site Plan
5. Applicant's Letter of request, dated February 17, 2012
6. Conditional Use Permit Resolution
3
Attachment 1
2610 Maplewood Drive Use Car Sales Lot
Location Map and Aerial Photo
Attachment 2
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Attachment 3
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Light Manufacturing
2610
D ubi Dwelling
2610 Maplewood Drive Use Car Sales Lot
Zoning Map
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Attachment 5
KLINE AUTO WORLD
2610 No Hwy 61, Maplewood, MN 55109
February 17, 2012
City of Maplewood
1830 County Road BEast
Maplewood,MN 55109
Re: Conditional Use Permit - 2610 No Hwy 61, Maplewood, MN
To Whom It May Concern:
We are applying for a conditional use permit to continue to sell used vehicles at 2610
North Highway 61, Maplewood, MN. Kline Family Limited Partnership has continuously
owned this property since 1986. K1iue Mitsubishi built and operated a new and used car
dealership at this location from 1986 until 2007. Kline Motorsports then operated a new
and used motorsports business and used car sales business from 2007 until 2010.
Maplewood Auto Salon, a division of Kline Auto World, has operated a car detailing center
and an extension of our Kline Nissan nsed car sales operation along with a car storage
facility from this location from 2007 to present. Additionally Kline Auto World has
operated a used vehicle sales facility, Owner 2 Owner, on this lot from July 2011 to present.
The automotive property to the south (2590 No Hwy 61) is also owned by Kline Family
Limited Partnership and is in operation as a used car dealership.
Kline Auto World is making this request for a conditional use permit to continue
selling used vehicles at this 2610 No Highway 61 location.
I have enclosed a copy of photo showing the Kline Mitsubishi dealership operation,
a copy of the building plan that was revised in 1993, and a site map ofthe property.
Uyou have any questions please contact Jan Schulte at 651-379-4300 or
ianschuItela2klineautoworld.com
~,,-.~~---,----,
Rick Kline
President
Kline Auto World
Kline Family Ltd Partnership
Attachment 6
CONDITIONAL USE PERMIT
RESOLUTION
WHEREAS, Mr. Rick Kline, representing Kline Auto World, applied for a conditional use permit to
sell used cars.
WHEREAS, Section 44-512(5) of the city ordinances requires a conditional use permit for the
sale and leasing of used motor vehicles.
WHEREAS, this permit applies to the property located at 2610 Maplewood Drive. The legal
description is:
Speiser's Arbolada, subject to road and easements and vacated road accruing and
except Northeasterly 3 feet; Lot 12, also part of Lots 5 and 10 lying northerly of a line 240
feet northerly of and par with the South line of Block 1 and all of
Lot 4 and Lot 11, Block 1; and
Speiser's Arbolada, subject to road and easements and vacated road accruing; part of
Lots 5 and 10 lying southerly of a line 240 feet northerly of and par with the South line of
Block 1 and all of Lots 6 through 9, Block 1.
WHEREAS, the history of this conditional use permit is as follows:
1. On March 20, 2012, the planning commission held a public hearing. The city staff
published a notice in the paper and sent notices to the surrounding property owners. The
planning commission gave everyone at the hearing a chance to speak and present written
statements. The planning commission also considered the report and recommendation of
city staff. The planning commission recommended that the city council this
permit.
2. On , 2012, the city council considered reports and recommendations of the
city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council
conditional use permit, because:
the above-described
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City's Comprehensive Plan and this Code.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of operation
that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any
person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air
pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or
other nuisances.
5. The use would not exceed the design standards of any affected street.
6. The use would be served by adequate public facilities and services, including streets, police
and fire protection, drainage structures, water and sewer systems, schools and parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and scenic
features into the development design.
9. The use would cause no more than minimal adverse environmental effects.
Approval is subject to the following conditions:
1. The city council shall review this permit in one year.
2. All activity shall be confined to the site. There shall be no loading or unloading of vehicles
on the street rights-of-way.
3. The applicant shall comply with and observe the city's noise ordinance as it relates to PA
systems or any other business activity.
4. Comply with all city ordinance requirements for signage and parking.
The Maplewood City Council
this resolution on