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HomeMy WebLinkAbout05/16/2005MAPLEWOOD PLANNING. COMMISSION Monday, May 16, 2005, 7:00 PM City Hall Council Chambers 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. April 18, 2005 5. Public Flearings 7:00 Roadway Easement Vacation (Marylake Road ®west of Century Avenue) 7:10 Conditional lJse Permit (CIJP) Revision -Liberty Classical Academy (1717 English Street) 7:20 Trout Land Auto Dealerships (Highway 61 and New County Road D) Conditional flee Permit 6. New Business None 7. lJnfinished Business None a3. Visitor Presentations 9. Commission Presentations April 25 Council Meeting: Ms. Fischer May 9 Council Meeting: Mr. Trippler May 23 Council Meeting: Ms. Dierich June 13 Council Meeting: Mr. Ahlness 10. Staff Presentations Planning Cammission's Annual Tour 11. Adjournment DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MONDAY, APRIL 18, 2005 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. II. ROLL CALL Commissioner Eric Ahlness Absent Vice-Chairperson Tushar Desai Present Commissioner Mary Dierich Present Chairperson Lorraine Fischer Present Commissioner Michael Grover Present Commissioner Jim Kaczrowski Present Commissioner Gary Pearson Present Commissioner Dale Trippler Present Commissioner Jeremy Yarwood Present Staff Present: Ken Roberts, Planner Lisa Kroll, Recording Secretary Erin Laberee, Staff Engineer II1. APPROVAL OF AGENDA Commissioner Desai moved to approve the agenda. Commissioner Trippler seconded. Ayes -Desai, Dierich, Fischer, Grover, Kaczrowski, Pearson, Trippler, Yarwood The motion passed. IV. APPROVAL OF MINUTES Approval of the planning commission minutes for April 4, 2005. Commissioner Trippler moved to approve the planning commission minutes for April 4, 2005. Commissioner Pearson seconded. Ayes -Desai, Fischer, Pearson, Trippler Abstention - Dierich, Grover, Kaczrowski, Yarwood Planning Commission -2- Minutes of 04-18-05 V. PUBLIC HEARING a. 3M Building 278 -Leadership Development Institute and Customer Center (2350 Minnehaha Avenue East) (7:03 - 8:07 p.m.) Right of way Vacations, Utility Easement Vacation, Conditional Use Permit Mr. Roberts said 3M proposes to construct an 83,000-square-foot building to house a new leadership development institute and a customer center. The leadership development institute will consist of two conference centers created for leadership training. The customer center will consist of exhibition space and will serve as a marketing function for current and future 3M customers. The building will be constructed on vacant 3M Campus property located south of Minnehaha Avenue, just east of Wells Fargo Bank. Commissioner Pearson asked if there had been any further discussion regarding the 4" sanitary service connection being undersized? Ms. Laberee's microphone wasn't working, so we couldn't hear her response to the question. Mr. Roberts said it's up to 3M to verify if the 4" sanitary service connection is adequate or not, and if it isn't, 3M would have to change the plans. Commissioner Trippler asked if the city was asking 3M to install another right turn lane off Minnehaha Avenue and if it's aright-turn in could there beano left-turn out restriction? Mr. Roberts said he was referring to the turn lanes where the shoulder would be widened so the cars would be directed out of the line of traffic. Mr. Roberts didn't believe a proposal was made to restrict left turns, but that is something the city would like to see in the traffic study. Commissioner Dierich asked if there were any future plans to widen Minnehaha Avenue for additional vehicle traffic, and if so, in order to increase the road width would the property width come from the 3M property or the residents across the street? Mr. Roberts said that would not be a decision made by the city, it would be a county decision, but his guess would be the county would try to get as much property from 3M since that would bean easier solution compared to trying to obtain property from the residential side of the road. However, Dan Solar with Ramsey County did not indicate a need to widen the road at this point, and he believed the turn lanes would help the traffic flow. Commissioner Trippler said there is a 350-foot setback from commercial to residential and he understands it is 325 feet to the center of the road which means there is no residential structure within 350 feet, Mr. Roberts said correct. The 325 feet is measured to the center line of Minnehaha Avenue along with 30 feet of right-of-way and a 20 or 30 foot setback for the homes from the right-of-way, so the closest home might be 375 to 380 feet away. Chairperson Fischer asked the applicant to address the commission. Planning Commission -3- Minutes of 04-18-05 Mr. Dean Hedlund, Project Manager for 3M, addressed the commission. Mr. Hedlund had no questions or comments for the commission. Planning Commissioners did not have any questions for the applicant, so the chair opened the public hearing discussion up to the neighbors. The following residents spoke regarding the 3M Building 278 proposal. Ms Peggy Auchter, 2375 Minnehaha Avenue, addressed the commission. Ms. Auchter was upset that the map that was mailed out to the residents in the area was very different from the map that was presented tonight. Her map shows the development would be about a block long, and in reality, it will be three blocks long. Most of the people in the community are not aware of the size of this development so they did not bother to come tonight. This is very deceitful and she is not happy with receiving incorrect information. Secondly, she said she has a culvert in her yard and she lives across the street from this proposal. The foundation for her home was built about ten years ago when the home was moved there. The home was flooded out and the city put the culvert there to help with the drainage there. She purchased the home after the fact. She wants 3M to guarantee that her home and yard is not going to flood. 3M is changing the structure and she is concerned where all the water is going to run off. When she brought this fact to Shann Finwall's attention, Shann said she didn't know there was a culvert in her front yard. Ms. Finwall called her back indicating that she had verified with the city's engineering department that the culvert wouldn't be disturbed. However, not disturbing the culvert and putting up four foot berm doesn't guarantee water runoff onto her property, and that is her first concern. Her second concern is the traffic. She said that Dan Solar of Ramsey County said that Minnehaha Avenue is due for expansion. Between Carlton Avenue and Highway 120 there are 11,000 vehicle trips per day. From Minnehaha Avenue to Carlton Avenue, there are 8,000 vehicle trips per day. That is an additional 3,000 cars a day from 3M, and to her that is massive traffic. They are talking about widening the street and putting in a third lane. You have to deal with Ramsey and Washington County as well as the cities of Maplewood and Oakdale to expand the road at the intersection at Century Avenue. Construction to that area is not going to happen for five to ten years, so putting additional traffic on these streets is definitely going to cause additional concern. Ms. Auchter said she is also concerned about the pond and the pond 3M is going to fill in. She asked if this was a protected wetland, and she was told it is but she was told 3M was going to do atwo-for-one exchange for the pond. Ms. Auchter asked if the wild animals know this pond is going to be filled in, are the wild animals going to know where to go when the pond is filled in. Also, how much of the pond is going to be filled in, nobody is answering that. Regarding the trees. Ms. Auchter said a block away is four acres of land called Cahanes Estates where all of the trees were to remain on the outside perimeter, but they wiped out four acres of trees and the property has been sitting vacant for over a year. 3M is wiping out trees and replacing those trees with 92 new trees. She understands 3M has the right to develop their property, however, the residents have a right to be protected and it's the City of Maplewood's job to protect the residents. Planning Commission -4- Minutes of 04-18-05 Ms. Auchter said the law states you can't build within 350 feet. Why is 3M being allowed a 25- footvariance? She said 3M should make the building smaller then. Ms. Auchter said there are no sidewalks along Minnehaha Avenue. This doesn't mean there aren't any pedestrians in the area. People that catch the city bus have to walk to McKnight Road, and many school children catch the bus on Minnehaha Avenue. There are many traffic issues in this area. Putting up a four-foot berm doesn't stop headlights from shining into people's homes. Mr. Roberts said regarding the 350 foot rule, the code says if a building is proposed within 350 feet it requires a conditional use permit; it doesn't say you can't do it. It means it requires an extra layer of review, and that is what the planning commission is doing tonight. 3M could propose to build 30 feet off Minnehaha Avenue and it requires the same review. 3M has chosen to move the building as far back as possible to try to minimize the impact on the street and on the neighbors. Mr. Roberts showed the pond on the map that is going to be filled in as well as where the new ponds would be located. This plan has to be approved by the watershed district which has not been completed yet. Regarding the traffic, Ms. Auchter had more information than staff did by having the conversation with Dan Solar. The city wants the traffic study done to verify if there are other improvements that would be needed because of this development. The city isn't saying there wouldn't be headlights shining into people's homes. A four-foot berm would help with lights shining into the homes, but it wouldn't eliminate lights shining in the homes altogether. The landscaping will be reviewed by the CDRB on Tuesday, April 26, at their meeting at 6:00 p.m. The city inspectors would make sure the drainage is done correctly to ensure the runoff drains correctly. Commissioner Dierich asked if there was some reason the city couldn't require that the west entrance bean "in"only and the east entrance be an "out" only to help with the headlights and the traffic flow? Mr. Roberts said that is a possibility, however, with left turns it may be good to have them spread out so they are not all atone location. That is another thing the traffic study would tell the city as well. Ms. Flo Clark 2383 Minnehaha Avenue East addressed the commission. Ms. Clark said she agrees with the comments made by Ms. Auchter. She is one of the pedestrians that has to walk on Minnehaha Avenue to catch the bus and has almost been hit by a car more than once already. This area is a real hazard, and many times trying to drive east on Minnehaha Avenue can take more than five minutes to make a turn. Ms. Clark said she also telephoned Dan Solar several times before getting a hold of him. Mr. Solar told her in the next ten years there is a possibility that Minnehaha Avenue could look like 10t" Street in Oakdale with a turn lane in the center of the road. Ms. Clark wondered whose property Ramsey County would take from, the residential side or 3M's side of the property. If Ramsey County were to put the turn lanes would Ramsey County tear up the new parking lot and driveways up to widen the road to install a center turn lane or would they take property from the residential side of the street. Ms. Clark said if the traffic continues the way it is, the road will need to be altered sooner than ten years from now. She believes the city should send out a new mailing letting the residents know about this development with the new plans and how this development will affect their neighborhood because the mailing they received was incorrect and deceiving. Planning Commission -5- Minutes of 04-18-05 Chairperson Fischer asked what happened with the mailing the residents received and why they received incorrect information? Mr. Roberts said Ms. Finwall did the review for this proposal, and from his understanding, staff received some preliminary plans which were included in the mailing and things changed between the mailing and the time of tonight's meeting. He will pass the information onto Ms. Finwall and maybe a new mailing can be sent out. Ms Kathie Baldwin, 765 Meyer Street, addressed the commission. Ms. Baldwin wondered why 3M cannot use McKnight Road rather than Minnehaha Avenue to access the property? She also asked how tall this proposed building would be? Mr. Roberts said currently there is no connection to the 3M facility from McKnight Road, and that is why 3M has to access the property from Minnehaha Avenue. Mr. Hedlund said the building is two stories at the tallest point. The two-story portion of the building is built into the hill. So it appears to be a one-story building, but the height is about 20 feet tall. Mr Jim Beardsley, 2311 Minnehaha Avenue East, addressed the commission. Mr. Beardsley has concerns about the traffic pattern. The traffic discussion has been about right turn lanes, but people turn left off of Minnehaha Avenue from Oakdale which is where a large portion of traffic comes from. He has concerns about the landscaping and would like evergreen trees planted on the north side by the loading dock because that area will look into his house. He wondered why you couldn't put in a connection off McKnight Road through the Wells Fargo bank parking lotto access the property rather than having the entrance and exit on Minnehaha Avenue. He also asked when the traffic analysis was to be done? Mr. Roberts said the landscaping plan will be discussed at the CDRB meeting next Tuesday, April 26, 2005, at 6:00 p.m. during their review of this proposal. Regarding the traffic concerns, after the traffic study is complete there will be a lot more questions answered regarding what is and isn't possible. The recommendation requires that the traffic analysis be done before a building permit is issued. Commissioner Grover said he understood 3M may propose to build a 20-unit residential facility in the future to house out-of-town guests attending the leadership development institute by the Wells Fargo bank site, so that sounds like access from McKnight Road wouldn't be a possibility. Mr. Roberts said that's what 3M told city staff, but there have been no plans presented to the city yet. Mr. Hedlund said this facility will have fewer cars than a normal building this size and that is why 3M is asking for a parking reduction. A building this size would require 415 parking spaces, and they are proposing 286 parking spaces, which speaks to how little traffic they expect. Half of this facility replaces the existing Leadership Development Institute that is located on Carlton Street. The parking studies from that facility show on an average day they have 70 cars. They expect that number to go up some. The other half of the facility is a customer center that is an invited experience. The visitors to this customer center are CEOs and CFOs from other areas that are coming from major corporations around the world to this Leadership Development Institute. Planning Commission -6- Minutes of 04-18-05 Mr. Hedlund said the CEOs may be flown in on the 3M company jet and driven in a limousine to the facility, so this wouldn't be the kind of thing where visitors rent a car and go on Map Quest to get directions to the facility. 3M wants to control the experience of its visitors so it's a managed experience. There may be one to two visits with 12-to-20 people a day. They expect few deliveries. This facility will have a warming kitchen, so there will be food deliveries from vendors once or twice a day. The traffic impact is minimal. 3M is spending more money on this building compared to what they typically spend on other 3M buildings because of the Leadership Development Institute. This leadership building is designed to take top leaders from around the world and train them in leadership. The building is not for the average 3M employee. Mr. Hedlund said he anticipates they would have a grand opening for this building. He's not sure there would be an open house for the general public. He understands 3M is planning a board meeting in this new facility, so that puts the pressure on everyone to get this building completed. Commissioner Trippler asked why a sidewalk had not been proposed for this area? He thought the city was trying to get all new developments to build sidewalks in their proposals. Mr. Roberts said there are no sidewalks proposed for this area. This is something the county engineers would need to review, but it's a good idea. There currently is no sidewalk on either side of the street on Minnehaha Avenue. Mr. Rick Auchter 2375 Minnehaha Avenue East addressed the commission. Mr. Auchter said he is here to speak for the animals because that can't speak for themselves. They have gray-horned owls in their trees in their backyard, they get deer, frogs, and when they look out their window, they see a building, and on the other side they consider they have a lake view. There are ducks that land in the pond, whooping cranes and other birds have a route that they take before they drop down into the pond. This building will affect the wildlife, and he wants people to be aware that there is wildlife in the area. Chairperson Fischer then closed the public hearing. Commissioner Trippler moved to approve the conditional use permit resolution. This resolution approves a conditional use permit for a building to be constructed closer than 350 feet to a residential zoning district within alight-manufacturing zoning district. The building will be constructed within 325 feet of a residential zoning district on the vacant 3M Campus property located south of Minnehaha Avenue, east of the Wells Fargo Bank (670 McKnight Road). Approval is subject to the following conditions: (addition to the original motion is underlined and in bold). a. The city engineer shall approve final construction and engineering plans prior to issuance of a grading permit. These plans shall comply with all requirements as specified in the city engineering report dated April 12, 2005, which requires, among other items, a traffic study to analyze trip generation for future and proposed development and the installation of two right- turn lanes. Consideration should be given to install a sidewalk or a trail along Minnehaha Avenue for the safety of pedestrians. b. All construction shall follow the plans date-stamped March 18, 2005, with the revisions as required and approved by the city. The director of community development may approve minor changes. Planning Commission -7- Minutes of 04-18-05 c. The proposed development must be started within one year after city council approval or the permit shall end. The city council may extend this deadline for one year. d. The proposed development must meet the requirements of the city building official, the city fire marshal and the Ramsey/Washington Metro Watershed District. e. The city council shall review this permit in one year. Approve the street vacation resolution. This resolution approves the vacation of two unused street right-of-ways located within the 3M Campus property (Meyer Avenue [north/south street right-of-way] and Margaret Street [east/west street right-of-way]). Approve the utility easement vacation resolution. This resolution approves the vacation of a portion of the existing utility easement located within the 3M Campus property. Approval is subject to the applicant dedicating a new utility easement to the City of Maplewood. The new easement must be 20 feet in width and describe the existing sanitary sewer alignment. The easement must be recorded with the county prior to issuance of a building permit. Commissioner Pearson seconded. Ayes - Desai, Dierich, Fischer, Grover, Kaczrowski, Pearson, Trippler Abstention - Yarwood Commissioner Dierich made a friendly amendment for 3M to install a sidewalk along Minnehaha Avenue. Commissioner Yarwood abstained from voting because he is a 3M employee. The motion passed. This item goes to the city council on May 9, 2005. b. Conditional Use Permit (CUP) Revision -Home Depot (2360 White Bear Avenue) (8:08-8:25 p.m.) Mr. Roberts said Home Depot, located at 2360 White Bear Avenue, is requesting a conditional use permit (CUP) amendment to have additional exterior storage, display, sale and distribution of merchandise at their store. They now have a CUP for outside storage and display for the outdoor garden center located on the north side of their store. Home Depot is requesting an amendment to their CUP for a permanent addition on the northwest side of the exterior garden center for additional outdoor storage of merchandise. They also requested an amendment to their CUP to have four other areas on the property for the outdoor storage, display, sale and distribution of merchandise. Commissioner Trippler said if the commission approves this CUP, there is going to be 172 less parking spaces than what the city would typically require for a building this size. He thinks this is unacceptable. Home Depot may not be experiencing a parking problem because people are parking in the lot at Petsmart or at Cub Foods and walking into Home Depot. Planning Commission -8- Minutes of 04-18-05 Chairperson Fischer asked the applicant to address the commission. Mr. Gregg Barker, Store Manager for Home Depot at 2360 White Bear Avenue, Maplewood, addressed the commission. Amy Campbell, Coordinator at Home Depot, was also present but did not speak. Mr. Barker described the different storage areas and what they would like to do at the Home Depot store according to his memo on page 7 of the staff report. He said their busiest time of the year is the Memorial Day weekend. Because of the heavy traffic, Home Depot hires an off-duty police officer to direct traffic and keep things moving along. Home Depot has additional personnel on staff that weekend to handle the additional customers. Otherwise, Home Depot has enough parking for their customers' needs. On a regular day the parking lot is typically no more than 75% full. Chairperson Fischer asked if anybody in the audience wanted to address the commission regarding this item and nobody came forward. Chairperson Fischer closed the public hearing. Commissioner Pearson moved to adopt the resolution on pages 14 and 15 of the staff report. This resolution approves revisions for the conditional use permit for the property at 2360 White Bear Avenue (Home Depot). The city is basing this approval on the findings required by ordinance and it is subject to the following conditions (deletions are crossed out and additions are underlined): 1. All construction uses and outside storage areas shall follow the site plan dated April 7, 2005, in the staff report as may be approved by the cit rLcouncil This includes the location and size of the approved outside storage areas The city will allow the outside sales and storage of trailers and landscaping materials with this revision City staff shall approve the final layout for all outdoor sales and storage areas The director of community development may approve minor changes to these plans. 2. The store shall use the outside storage and display within 239 days of the council's approval or the permit shall end. The city council may extend this deadline for one year. 3. The city council shall review this permit revision in one year. 4. This permit allows a waiver of the parking code to allow 172 fewer parking spaces than the code allows since there is adequate parking available for the existing and proposed uses. The city may require Home Depot to add more parking spaces or to reduce the amount of area for outdoor sales and storage if the city determines that a parking shortage has developed. 5. The property owner or store manager shall keep the site clean of all debris and garbaae. This cleaning shall be done on a regular basis. Planning Commission -9- Minutes of 04-18-05 6. The property owner or store manager shall work with the city engineering department on a plan for the protection of the city sidewalk and for the entrance driveway near White Bear Avenue This plan may include the installation of bollards or other measures to prevent trucks and other large vehicles from damaging the curbing the pedestrian ramp and the public sidewalk. Commissioner Dierich seconded. Ayes -Desai, Dierich, Fischer, Grover, Kaczrowski, Pearson, Yarwood Nay -Trippler Commissioner Trippler voted nay because a 26% reduction in parking spaces is unacceptable to him for the amount of customers Home Depot receives and he believes customers are using parking spaces at Cub Foods and Petsmart as an alternative and walking to the store. Commissioners Pearson and Desai said when they shop in the area they haven't noticed a shortage of parking spaces and therefore had no problem voting for this proposal. The motion passed. This item goes to the city council on May 9, 2005. VI. NEW BUSINESS Resolutions of Appreciation -Jeff Bartol and Daniel Lee Mr. Roberts said Jeff Bartol and Daniel Lee have resigned from the planning commission. Mr. Roberts attached their letters of resignation and a resolution of appreciation for each of them. Commissioner Trippler moved to approve the resolution of appreciation for Jeff Bartol and Daniel Lee. Commissioner Grover seconded. Ayes -Desai, Dierich, Fischer, Grover, Kaczrowski, Pearson, Trippler, Yarwood The motion passed. This item goes to the city council on May 9, 2005. VII. UNFINISHED BUSINESS None. VIII. VISITOR PRESENTATIONS None. Planning Commission -10- Minutes of 04-18-05 IX. COMMISSION PRESENTATIONS a. Mr. Desai was the planning commission representative at the April 11, 2005, city council meeting. Items to discuss included the Ramsey County 800 MHz Antenna Facility at 645 Sterling Street South which was approved ayes all. Planning Commission interviews took place and two commissioners were reappointed, and two new commissioners were appointed and welcomed. The council also discussed the Emergency Management Services Dispatching which passed with a 4-1 vote to look at having a consolidated dispatching centerwith Ramsey County. b. Ms. Fischer will be the planning commission representative at the April 25, 2005, city council meeting taking Eric Ahlness'es place. Items to discuss include the Easement Vacation Request for Wyngate Townhomes, (north side of Legacy Parkway), Parking Setback Variance for Heritage Square 4t" Addition (new County Road D & Highway 61). c. Representation for the May 9, 2005, city council meeting was to be Jeff Bartol but is currently unknown at this time. Items to discuss include 3M Building #278 Leadership Development Institute and Customer Center (Minnehaha Avenue) Right-of-Way Vacations, Utility Easement Vacation, and Conditional Use Permit, the Conditional Use Permit Revision at Home Depot at 2360 White Bear Avenue, and the Resolutions of Appreciation for Jeff Bartol and Daniel Lee. X. STAFF PRESENTATIONS None. XI. ADJOURNMENT The meeting was adjourned at 8:43 p.m. T®: City Manager F62 : Ken Roberts, Planner Sl1~JET: Street Easerreent Vacati®n L®CATIIV: Mary Lake Road, west of Century Avenue DATE: May 4, 2005 IIVT[~®U~TI~ Mr. Richard Pearson, the owner of the RoNing Hills Manufactured Home Community, is proposing that the city vacate an existing street easement. This easement is for Mary Lake Road and crosses the Rolling Hills property from Century Avenue to the west property line. (Please see the maps on pages three through five.) However, the engineering department noted that the city needs a legal way to access the city owned property (including Jigs Prairie} to the west of the manufactured home park. In trade for the city vacating the existing easement, city staff is requesting that the property owner grant to the city an access agreement over the property to allow the city access to the property to the west. E EIV~TIIV Approve the resolution on page six. This resolution is for the va tion of the unused Mary Lake Road street easement that is west of Century Avenue. The reasons for the vacation are as follows: ~ . It is in the public interest. 2. The city and the property owner do not need or use the existing easement for street purposes. 3. The two properties adjacent to the easement have adequate street access. This vacation is subject to the property owner granting to the city an a ss agreement over the property to allow the city to have access to the city property to the west. RE~iEFtENC INF®121~~-TI®N application mate The city received the complete application and plans for this request on April 21, 2005. State Baw requires that the city take action within 60 days of receiving complete applications for a land use proposal. As such, city action is required on this proposal by June 20, 2005. P:\sec24-29\mary Lake R®VV vacation - 2005 Attachments: 1. Location Map 2. Area Map 3. Site Survey 4. Vacation Resolution 2 Attachment 1 ~~ ~ f LOC~-T'ION MAP 3 4 N Attachment 2 i I - ... ~~..._..~._..~__,._..a _~.~ M ~~. _ _ _ _. r - -. _ _ _ _ ~, .. __ . _ ~~ ~,;~~~, 4 4 N Attachment 3 °~~"tee" f~ae~ ~~_~ ~ I; ~~-/--& OMp,~~~~'~-2A p9,E~ Sfg°:ar Yxg'a "' :~" Z I i NSP/ - -V'~~\C' tea. e~9-~i Ny,2¢d 26~i ;3p3= voa '~ ~ ,, - ' U~, MANN ~- ~ 'p,y4o,,e_==''y •I .'~„ '•" Gwe ~ y I -- ~~ ,& w ~~~~~^ 25TH 5T. R. n. s?NF'5 ~' °.~ e~ ~ i ,- - GO,S~'eP ,e65"58 A -`~~°~ o e R °Q~~ ~ °~=~~ ohs ;g ~ t ~~';~ ~~GP - R`'" -- G,~ ~ ~"wig c° ° ~C^ ~; ~ SP SQVS -~'~ao E,.>te' ~ .' 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"Y CC ~$ ~~ ~ aN~p 'v°A D i- -_ ~ ~ ~ ~za°oeE p ~oozur~+r w ^" ~ + ~~°~ ~ /R fir.. .:51: ..~ - -. -- - ~®"'.. ^. ._-,5 ~ -s Pe°`' 7w / zs _ •'o _ °3'g6'a Sc C Eun.o h cug ; „-•._ K =3' N y~BncgE~°° Z ~a3 z_/ -_~ - ~.-- L ~. _~I ~._ 12 (< °G~ ~ ~ Q~e^..~y~ n~ _ -~ - ~, I ~Y^ .- ' ~ ~ BIZ 'tea t`+ a"55Bwg~o I I 'F - lY` ~~ 'I m m"~~C -~ m ~ _ - ~ ~ - Ids qq S5~_~k - - ~ I t: C r 's a3 ~za s= --- ~ ~~ -, ~ A ~~ ale 8« ~~;- ~ ~~ ~~ GR Pam ppp Ili ~ - (/'~ - r n ~GEIA C W RT ~ - ~ .~ __ Sh ~5 ~~°3~ k~ \ i- ~ -i PARLEGI ~.J REV' _ _- _~ -. . E ~ ?p SCR No~ f __4 ~~ ~ w s~ s•ae~Ga ~~ ` ©,~ C 1 p~ i.- ~" ~ I r -_il ~` -LIE~_, ~~_ ~ ~ ~ ~ ,_ - -- ~ ~= I ~_ ~5~3>S.s° ~I p ?n 3 p m 3 ~ ~ l7nl.l - _zs ~ ~> O rx x. cr, x. ~°~ i "''° 9 3~7~ ~~~ y O H U H .- ~ -, 3 C2 ~ ~ g gkF, a ,. < ~--• N~ J # a ~ eN~ - _ 3 v - - _ ay l W 1 3~ zF C o %~ L ~.. 1 F S~ l ~P 9 ~" ~ ~ S i o ~ k C 1 ~ Dr u+E re re/rv U~4wo 1e/rv , lr'°'.wn eeNr a vnr g ga C ~~,' ---- -r,~" ~_-~f~zo ~e9"~..RO,~~I -_r ~ ~ ~ ~~i ~~~~ o`~•ro ;r !ICI ~_-_ ,wo,~ ~~i~' - ~~~ - ~ ~ J~~~r -- J I ~ ~ J °~ I 5 4 N Attachment 4 VACATION FtESO~IJTION WHEREAS, Mr. Richard Pearson, the adjacent property owner, applied for the vacation of the following: The 80-foot-wide Mary Lake Road street easement that is west of Century Avenue and that is under the Rolling Hills Manufactured Home Community described as follows: The 80-foot-wide street easement described in document number 1664801 that is west of the west right-of-way line of Century Avenue as follows: Parcel Na. 1 The North forty (40} feet of the Northeast Quarter (NE'/4) of the Southeast Quarter (SE'/4) of Section 24, T. 29, R. 22, according to the United States Government Survey thereof on file and of record in the office of the Register of Deeds in and for said Ramsey County. Parcel No. 2 The South forty (40} feet of all that park of the Southeast Quarter (SE '/4} of the Northeast Quarter (NE'/4) of Section 24, T. 29, R. 22, lying South of a line drawn from the Southwesterly corner of said Southeast Quarter (SE'/4) of said Northeast Quarter (NE'/4) extending thence Northeasterly in a direct line to a point which is the intersection of the Southerly line of the right of way of the Chicago, St. Paul, Minneapolis and Omaha Railway with the Westerly line of the highway running along the East side of said Quarter Section, containing 13.25 acres, more or less according to the United States Government Survey thereof on file and of record in the office of the Register of Deeds in and for said Ramsey County. All in Maplewood, Ramsey County, in Section 24, Township 29, Range 22. WHEREAS, the history of this vacation is as follows: 1. On May 16, 2005, the planning commission held a public hearing and recommended that the city council approve this vacation. The city staff published a notice in the paper and sent notices to the surrounding property owners. The planning commission have everyone at the hearing a chance to speak and present written statements. The planning' commission also considered reports and recommendations of the city staff. The planning commission recommended that the city council approve the vacation. 2. On , 2005, the city council reviewed this proposal. The council also considered reports and recommendations of the city staff and planning commission.. WHEREAS, after the city approves this vacation, the public interest in the property will go to the following described properties: The NE "/4 of the SE'/4 (subject to roads) of Section 24, Township 29, Range 2. (PIN 24-29-22-41-0002). 2. Subject to Century Avenue, part of the NE'/4 SEIy of the C ST Paul M and O Rai{road right-of-way in Section 24, Township 29, Range 22. (PIN 24-29-22-14-0003). NOW, THEREFORE, BE IT RESOLVE® that the city council approve the above-described vacation for the following reasons: It is in the public interest. 2. The city and the property owner do not need or use the existing easement for street purposes. 3. The two properties adjacent to the easement have adequate street access. This vacation is subject to the property owner granting to the city an access agreement over the property to allow the city to have access to the city property to the west. The Maplewood City Council adopted this resolution on , 2005. MEIVI®RAN®UM TO: City Manager FROM: Ken Roberts, Planner SUBJECT: Conditional lJse Permit Revision PR(~JEe/T: Liberty Classical Academy LOCATION: 1717 English Street (Lake Phalen Community Church) DATE: May 6, 2005 INTRODIJC°Tfrv7iV Protect Description F2equest between Frost Avenue and County Road 13. In the area by the church, English Street has two traffic lanes and a striped parking lane an each side of the street.. City staff estimates that the school, with a maximum population of 120 students (if approved by the city), would add up to 300 vehicle trips per day to English Street. These trips would be divided primarily between the morning and the afternoon as parents drop off and pick up the students. The city engineer told me that this proposal would not cause traffic problems or add enough traffic to exceed the capacity of English Street. Lt. ®ave Kvam reviewed this request for the aplewood Police I]epartment. (Please see his comments in the memo on page 14.) The only public safety-related issue he identified is that created by addotional traffc. Specifically, he noted that there could be an increase in motor vehicle accidents with the increase in activity on the site. Life Safe#y and uitdin Code C®ncerns ~~CI~II EN ATI N Adopt the resolution on pages 17 and 13. This resolution approves a revision to the conditional use permit for the Liberty Classical Academy to operate a school in the church building at 1717 English Street. 1111aplewood bases this pe it revision on the findings required by the code and shall be subject to the following conditions (I have crossed out the deleted language and underlined the new language): 1. The school use shall follow the plans dated Agril 12g 20059 '° °^~ ~, `'~' , as approved by the city. The director of community development may approve minor changes. 2 2. The proposed school expansion must be started in this location within one year after council approval or the permit shall end. The council may extend this deadline for one year. 3. The school shall have no more than 120 t38 students. 4. The property owner or manager shall sweep and stripe the parking lot before the school occupies their space. This shall include having two handicapped parking spaces in the parking area west of the building near the entrance to the school space. 5. The school, the church, the fire marshal and the city building official shall agree on a plan for the school and the church to make the required ffe safety and building improvements to the building. This plan shall include the installation of: 6. The city council shall review this permit revision in one year. 3 CITIZENS' COMMENTS City staff surveyed the owners and occupants of the 120 properties within 500 feet of the site of the proposed permit revision for the school. Of the seven replies, two were for the proposed revision, two objected and three had comments or concerns. For We hope that you will approve the revision plan for the Liberty Classical Academy. It is wonderful to have such a nice school in our neighborhood. It has given us no trouble at all and is a great place for a school. (Olsons - 1717 Duluth Street) 2. We approve this request with the condition that the school is accessible to all children including children from different religious backgrounds and create scholarship opportunities for talented low-income students. (Lee - 1720 Hagen Drive) Opposed I would prefer to keep the school small. I have a feeling that in a couple of years we will again be asked to OK a revision to increase from 120 to _? With a larger student body and staff, the traffic will increase on English Street. It is busy enough without adding to the traffic. I would suggest that the school start looking now to handle their future growth. (Meyers - 1747 English Street) 2. I like it when it is quiet in my neighborhood and I have already heard too much noise from the school. I do not care to see it double in size and I would rather it go away. It is very nice here when you can be in the city and still have a little noise. How long are they going to be there? When do they plan on going? Can the place handle 120 students? I can'tl Is it up to code? Fire? Health? (Peters -1703 Duluth Street) Comments/Concerns/Questions I have no objection to the school expansion. (Swanson - 1685 English Street) 2. I have no objections as long as they do not go on the neighbor's property next door. (Walton - 1740 Atlantic Street} 3. I have no objections if they keep all the property as recreation area for students and maintain it in its present condition. (Kelly - 1719 Atlantic Street) 4 REFERENCE INFORMATION SITE DESCRIPTION Site size: 3.6 acres Existing land use: Existing church building and school and parking lot SURROUNDING LAND USES North: Single dwellings South: Single dwellings Vilest: Single dwellings across Atlantic Street East: Single dwellings across English Street PLANNING Zoning: R-1 (Single dwellings) ORDINANCE REQUIREMENTS Section 44-1092 (3) of the city code requires a Cl1P for schools in any location. Section 44®1097 (a) of the city code states that the city council may approve a Cl1P or an amendment, based on nine standards. See numbers 1 ®9 in the resolution beginning on page 17. APPLICATION DATE VVe received all the materials for a complete application for this request on April 22, 2005. State law requires that the city council act on requests within 60 days. The council must act on this request by June 20, 2005, unless the applicant agrees to a time extension. Attachment 1 ~~ 1717 English Street Maplewood, MN 55109 651.772.2777 April 1, 2005 Dear Maplewood City Council Members: We are presenting an amendment for the Conditional Use Permit of Liberty Classical Academy. Liberty Classical Academy is a small private school of 57 students. Our mission is to equip students of all backgrounds to grow in wisdom, excellence and purpose by offering an education based on the highest academic standards grounded in a strong classical tradition from a distinctively Christian Worldview. Originally, LCA was granted a conditional use permit for 60 students. Twenty children per classroom were allowed. At that time we only needed use of 3 classrooms. With our growth to 57 students in 2004, we had not yet reached our maximum number of students that was originally granted from the council so we were approved without an amendment. Our school. is growing and now we ask that you would allow us to house up to 120 children in this facility. This number matches that of the maximum number of students the church housed in the facility when it had its own. school. 15-20 years ago. We are aware that we are growing out of this facility and are committed to finding a new location to accommodate continued growth. As in any business we are pleased and challenged with growth and ask for your assistance as we transition. During the week of March 28t~' we sent out an informational letter to the neighbors. I have attached that letter. We highly respect the surrounding neighbors and want to make sure they are aware of the changes happening in their neighborhood. This school has become a tremendous asset not only to Maplewood parents but to parents from all over the Twin Cities. In addition, this year we began sports teams that benefited our homeschool community as well as our enrolled families. We have also increased our staff from 3 to 12, adding to the job opportunities in Maplewood. In 2004 we received a $10,000 library grant from the Target Corporation and the publicity concerning that was connected to Maplewood. The school has lived out the city motto, "Together We Can." Together, we have grown this sparkle of a dream called Liberty Classical Academy into a vibrant school which encourages its students to strive for excellence in all they do. Words cannot express our gratitude. We ask for your continued support so we may continue to "grow the dream" and allow additional students/families to benefit from the excellent educational opportunity LCA provides. Respectfully, ~"~ ~ '` Kathy Smrth Academic Distinction Classical Tradition Christian Worldview ~~ 1717 English Street Maplewood MN 55109 651.772.2777 March 28, 2005 Dear Neighbor: On behalf of Liberty Classicad Academy, the small private school meeting in Lake Phalen Community Church, we would like to thank your for welcoming us into your neighborhood. Our school opened the fall of 2003 with 28 students and has already grown to 57 students this year. The site at Lake Phalen Community Church will not suit our long term needs given its small size. Therefore, in order to accommodate our continued growth, we will either be forced to move to a new facility or split into 2 campuses within 1-2 years. Given this situation the presence of Liberty Classical Academy will only affect your neighborhood for the next 1-2 years. In the mean time however, in order to accommodate our short-term growth we are pursuing a new Conditional Use Permit that would allow us to admit up to 120 students for the 2005-2006 school year. The 120 student Conditional Use Permit is equal to the number of students that the church once accommodated in its own school 15-20 years ago. Our students are thriving in the highly stimulating environment that a Classical Christian school provides. We appreciate your continued support for the next couple of years. Sincerely, ~~,~~~ J Rebekah Hagstrom Director Academic Distinction Classical Tradition Christian Worldview 7 Attachment 2 r ~ ~ ~ ROAD C w ~ a~ w ~' ~ COUNTY ~ g _ o ~ ~ K+ Hl~ TOp N ~ ® ~n ~ ~ o PALM ~ 3 N ~o.,ran..a J~~ F CT, c~ o' p K V> Floriq -! 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'~~, ~ ~i ~ ~~tetr~~ _ !. i _ ~iT~i i:'~" ~...: _ ' ~, ~ ~~ F .. _. _ fin.' r 4: i _ $ 1r ~" ~ ~ ~ z. d f V:' 4i ~ o,, i~ If !lt~ ~ - _ ,' - ~ ~ ~s _ l ~~~ ~ ~ ~ S'~E P~~~ 10 4 N Httachment 8 j ; ~ j ~ s,~ ~ ~ ~s f~ j 1 R ~ ~ ~ ~g~ ~. L ~ ~+~ a r j ~ C~ I Td ~ ~ ~ ~ J' m ~ ~ E ~ +~i ~ ~~ ~ - ~ - - - - - ~ ~ ~' r ~ x. ~~! e ..- j--~~___ w ~C~'I "~'? ~ ~ ~ ~- ~ ~ ~~ fi ~1 j ~ i ~' ~ ~2 Libe~° ssic cede 11 4 N Attachment 6 .~ u. 12 Q ~ ~ 0 2 c v ~ -o- ~ ~ 4 N Attachment 7 ~. ~ J ~ ~ ~ ~ ' (5 ~ ~ __ a ~ S } '"I T - 9 ~ ~V "`~ °~ - ~v ~~ 4 N Attachment 8 Memo To: Ken Roberts From: Lt. Dave Kvam Date: 4/19/2005 Re: Project Review, Liberty Classical Academy, 1717 English St. After reviewing the proposal the only public safety-related issue I've identified is that created by additional traffic. With the possibility of doubling the number of vehicles trying to turn in and out of the address, there is an increased likelihood of motor vehicle accidents. Parents dropping students off or picking them up should not create a hazard if they abide by the parking restrictions on the west side of English. If however, parents ignore those signs there could be a problem due to the volume of traffic in the morning and afternoon hours. 14 Attachment 9 Plan Review Comments Date: 4/21 /2005 Project: Liberty Academy Planner: Ken Roberts Reviewed by: Butch Gervais, Fire Marshal Comments: 1. The shall not be any type of storage in the hallways. 2. There is a need to install fire protection system in the building, with the addition of more children the concern for life safety shall be the first priority. This is to done according to the letter submitted to the city on June 6, 2003. Plans need to be submitted to the Fire Marshal for approval. 3. Proper exiting from all classrooms and the building shall be properly maintained. 4. Emergency lighting shall be installed and maintained in hallways leading to exits. 5. Fire Alarm system shall be installed and maintained according to code. 15 Attachment 10 MEMORANDUM TO: Ken Roberts, Planner~°~ , " FROM: David Fisher, Building Official ~``,,~ DATE: Apri125, 2005 SUBJECT: Liberty Classical Academy Expanding from 60 to 1.20 Students at 1717 English Street After researching the files and the history of Lake Phalen Church I found the following: - The church was built in 1.967 as Gladstone Baptist Church. - In 1975, Gladstone Baptist Church had a special use permit for a temporary trailer classroom. - In 1978, an addition was built using the Uniform Building Code type III-V heavy timber for a school preschool through the 4th grade. - In 1981, Gladstone Christian Academy was approved for a preschool with 20 children ages two to six years old. - In 2003, Lalce Phalen Commtmity Church & Liberty Classical Academy obtained a conditional use permit for a K-8 school up to 60 students. All classes were on the lower level that has an accessible route. - In 2004, Liberty Classical Academy asked if they could use the upper levels. The Fire Marshal and the Building Official allowed the use of the second level with an upgrade of the fire alarm system and the door hardware. The use of the third level was allowed for book storage only but no students were allowed on the third level. After walking through the building on Apri120, 2005, the following items would be required to allow the increase from 60 to 120 students: 1. Recommend the school obtain an architect as a code consultant to identify all the code requirements. 2. Obtain a certificate of occupancy. 3. Install a water main for fire sprinkler system after the third year 2006 and in 2007 after the fourth year complete the fire sprllilcler system per the original conditional use permit from 2003. 4. The State Building Code 1341 Chapter for accessibility requires that 20 percent of the value of construction work be spent on accessibility. To meet the requirements for accessibility the following items are required: - Provide accessible door hardware in the areas where the students have occupancy. - Provide panic door hardware on all exit doors. - Provide an accessible drinking fountain. A cup dispenser would be acceptable next to the existing drinking fountain. - Provide handrails that extend 23 inches beyond the bottom and top step on one side. To use the third level for library the follow code items are required: - Provide 42-inch guardrail at landing by stairs to 3`d level. - Provide fire door into library room at third level and maintain occupant load of less than ten in the library. - Provide grippable handrails on both sides with required returns on all stairs. - Provide a fire alarm in library. 5. Obtain a building permit for the one-hour fire door to the library and for the wall installed on the second level to divide the classroom into two classrooms. It must meet the flame spread requirement and be structurally sound. 6e All doors with closers must remain shut to protect the exitu7g. Do not prop doors open with wedges. Magnetic hold open tied to the fire alarm would be acceptable if the doors need to be open. 7. Fire alarm system will be required throughout the building. 8. Remove brush pile outside of the building. 9. Recommend dumpster be screened within one year of date of the conditional use permit. l 0. Recommend to scrape and paint trim as needed within one year of date of the conditional use permit. Notea If the upper levels are used. a certificate of occupancy is required. Cc: Butch Gervais, Fh-e Marshal 16 Attachment 11 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Ms. Kathy Smith, representing Liberty Classical Academy, is requesting that Maplewood approve a revision to the conditional use permit for a school to operate in an existing church. WHEREAS, this permit applies to the property at 1717 English Street. The legal description is: The North 262 feet of the South 531.5 feet of the East l2 of the SE '/4 of the SE '/~, subject to streets, in Section 16, Township 29, Range 22 (PIN 18-29-22-44-0021) WHEREAS, the history of this conditional use permit is as follows: On May 16, 2005, the planning commission held a public hearing and recommended that the city council approve this permit. 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 reports and recommendations of the city staff. The planning commission recommended that the city council approve the permit. 2. On June , 2005, the city council reviewed this proposal. The council gave everyone at the meeting a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE lT RESOLVE® that the council approve the above-described conditional use permit based on the building and site plans. The city approves this permit because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with Maplewood's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would nat 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 generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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 minimal adverse environmental effects. 17 Approval is subject to the following conditions: 6. The city council shall review this permit in one year. The Maplewood City Council adopted this resolution on , 2Q05. 18 MEMORANDUM TO: City Manager FROM: Tom Ekstrand, Senior Planner SUBJECT: Lexus Auto-Service Center (Trout Land Site) LOCATION: New County Road D and Highway 61 DATE: May 10, 2005 INTRODUCTION Project Description Brian Teeters, of the Ryan Companies, is proposing to develop the northerly commercial lot of the Trout Land Development on the west side of Highway 61 south of Sparkle Auto. Mr. Teeters previously submitted a proposal for this property, as well as for the abutting lot to the south, to be developed with automotive uses by Lexus of Maplewood. During this previous review, the city council tabled action so the applicant could make revisions to their plans and to be more specific with their proposal since there were some uncertainties with the previous proposals. This current proposal sets aside the southerly site for future development and focuses only on the northerly site. Refer to the applicant's narrative and the enclosed plans. The applicant is proposing the following for this property: Automotive repair. Parts storage and sales. Parking for employees and service customers, loaner cars and new/used car inventory. This site would not be for vehicle sales or vehicle delivery by large transports. Transports would drop off cars at the existing Lexus of Maplewood across Highway 61. Employees would drive cars from there to be stored at the proposed site. Requests Mr. Teeters is requesting that the city council approve the following: • Revision of the Trout Land final plat to move a lot line on the south side of their proposed building as a result of their new site layout. • A conditional use permit (CUP) for an automotive service garage. • Building, site and landscaping plans. BACKGROUND On March 14, 2005, the city council considered the applicant's original proposal and, after considerable discussion, tabled this review until April 11. The council was not willing to approve these permits for development since the plans needed considerable revisions. Tabling was at the applicant's request to give them time to consider changes to their plans. On April 11, 2445, the city council tabled their review indefinitely since the applicant was working on plan revisions. ®ISCtJSS10N Final Plat Revision The proposed lot line relocation on the south side of this site cuts across the applicant's proposed pavement area. The parking lot and drive should not cross over a lot line, but should be contained within the site. A five-foot setback, furthermore, must be met. The plan as drawn would require a parking lat setback variance, but there is no basis for approving this variance. Staff recommends denia6 of this plat revision to move this lot line in the location proposed. The existing lot line creates the same concern. Staff recommends that the applicant redesign the site plan to contain their parking lot paving within the limits of their site or relocate this lot line to a location that observes the required five- faot parking lot setback. In that event, staff would recommend approval. Cl1P ®esign Plans The site would be accessed by a shared driveway that would connect with the County Road D extension. This shared drive would also serve a proposed multi-tenant retail/office building at the intersection of fUew Gounty Road D and Highway 61 as well as the future automotive site south of the subject property. Site Considerations Staff has found the following problems with the site plan: Setbacks: As stated above, the parking lot/drive areas do not meet the required five-foot setback from the proposed (and existing) southerly lot line. The site plan must be revised to either meet this setback or the applicant must revise the location of the southerly lot line to meet this setback requirement. Staff has discussed this with the applicant and they agree to make this revision to move the lot line. 2 • Setbacks: The parking lot is shown to be five feet from the northernmost lot line. The code requires 20 feet since this part of the site abuts a residential district. The applicant has also agreed to make this adjustment to meet the setback requirement. • Sparkle Auto Access: As part of the agreements and conditions of MnDOT's review and approval of the improvements along Highway 61, County Road D and the Trout Land Development, the city has agreed with MnDOT that the Sparkle Auto property will release their rights to access Highway 61 when their current uselownership of the property ceases to exist. Across easement would exist either on, or across, properties in the Trout Land Development unless other acceptable alternatives were provided across other properties. Granting of future cross easements is a recommended condition of the City Engineer and should be a condition of this approval. The proposed site plan needs to address this access and cross easement for Sparkle Auto. It currently does not. Architectural Considerations This site has two frontages, and the proposed building would be very visible from these streets. An attractive building design is, therefore, very important to this locatian. The community design review board (CDRB) should stress quality building design and appropriate materials in their review. Staff noted a need far attractive building design when doing our initial review of the Trout Land development. Lexus has the same materials on their existing building across Highway 61. The concern in this case is that the shawroom on the existing Lexus building is the prominent facade the public sees from the highway. With the proposed building, acorduroy-textured concrete block would be the prominent building material. Staff feels that the applicant should revise the building design and material selection to provide a building design that has improved design beyond concrete block walls with an EIFS cornice. Staff wishes to point out that the Venburg Tire building to the south was approved with aprecast- concrete tip-up panel system. This building is rather more utilitarian in design, but was allowed since it was located adjacent to the concrete block Gulden's building. They were found to be compatible in design. Since the start of reviews for the Trout Land development, it has been staff's opinion that these lots should receive "better" design and materials due to their proximity to existing and future dwellings as well as the closer proximity to the auto dealerships that have improved design. With that said, staff would not object to the proposed concrete block exterior if it was truly the "back" of the building. The applicant has stated that they will be revising the design of the west elevation to add windows. There is a great opportunity here to create a very nice building front, and staff feels that an attractive design is a must. The revised design plans should be submitted to the CDRB for their approval of that elevation as well as for changes to the concrete block facades to improve curb appeal. Parking and Access The service garage has 32 repair bays shown. At the required three parking spaces per bay, there would need to be 96 parking spaces for this repair garage. The upper floor has not been designated yet for a specific use according to the plans. At the highest ratio in the code as office use, there would be a need for 44 additional spaces. Applying these two figures would require a total of 140 spaces on site. There are 197 proposed spaces, so even in the highest-use scenario there would be ample parking provided. 3 Landscaping Plan The landscaping proposed is an improvement over the last submittal. The applicant has shown an attractive assortment of plantings. Staff sees this as a gaud start but recommends additional plantings due to some wide tree spacing in certain areas. Staff recommends the following additions: ® 11~ore plantings along the north lot line adjacent to the single dwelling property to the north. Code requires a s°-x-foot-tall and ~Q percent opaque screen here to buffer the parking lot from this neighbor. ® Additional trees along the highway frontage far a tree spacing of 30 feet on center rather than the 50-foot spacing proposed. ® Three additional trees along the County Road ®frontage to create a fuller tree line. These trees are shown at ~Q feet on center. A tighter planting row will help to buffer the site from the future town homes to the west. Citizen Comments Staff surveyed the 75 surrounding property owners within 50Q feet of the proposed site with the original proposal by the applicant. The comments we received at that time are summarized by Perry Thorvi (our consultant planner during the original review) as follows: Also, refer to the five repfes in the attachments from Hal Tetzlaff, Ed Trolander, Tony Valento, Robert and Carol Voeller and Joseph and Jane Gerard. Department Comments Police: Lieutenant Kevin Rabbett sfated that he finds no significant public safety concerns. However, he feels that screening of the operation from the residential area will have to be exceptionally efficient to avoid noise and nuisance complaints. Similarly, he suggests that the proposal regarding no vehicle transports be strictly enforced by the management. The unloading of vehicles has been a frequent complaint with other dealerships. 4 Building ®fficial: ®ave Fisher, the building ofFicial, has the following comments: Fire IVlarshal: Butch Gervais, the fire marshal, needs there to be 20 feet of emergency access to the building. City Engineer: Chris Cavett and Bill Priebe, of the city's engineering department, have reviewed this proposal and made their comments in the attached report. REG4NINIEIV®i4TlOtlIS A. Approve the revised Trout Land Final Plat revision showing the relocation cf the lot line on the south side of Lot 1, Block 1, Trout Land. Approval is subject to: 1. The relocated lot line being at least five feet south of the proposed parking lot curb edge on the Lexus Service Center site. 2. The fnal plat shall be revised for staff s approval. 3. The original final plat conditions dated November 22, 2004. B. Adopt the resolution approving a conditional use permit for an automobile service center on Lot 1, Block 1, Trout Land. Approval is based on the findings required by ordinance and subject to the following conditions: 5 6. All building-mounted and ground-mounted lights must be down-lit to prevent light spread beyond the site baundaries. Lighting fixtures must be designed so the lens and bulbs are not visible from any surrounding homes. C. Approve the plans date-stamped May 3, 2005 for the Lexus Service Center south of Sparkle Auto on the Trout Land development property. Approval is subject to the following conditions: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Comply with all requirements of the city engineer. 3. Sefore getting a building permit, the applicant shall: ® A five-foot pavement setback from the south lot line. ® A 20-foot parking lot setback from the northerly lot line where the site abuts residential property. ® The location and design of a screening enclasure far trash and recyclable materials, unless such containers are to be kept inside. Trash enclosures must be compatible with the building in materials and design and must have a 100 percent opaque closeable gate. e. Revise the landscaping plan for staff approval providing for: • More plantings along the north lot line adjacent to the single dwelling property to the north. Code requires asix-foot-tall and 30 percent opaque screen here to buffer the parking lot from this neighbor. • Additional trees along the highway frontage for a tree spacing of 30 feet on center rather than the 50-foot spacing proposed. 6 11. All v~ork shall fallow the approved plans and these conditions. The director of community development may approve miner changes. REFERENCE INFORMATION SITE DESCRIPTION Site size: Three acres Existing Use: Undeveloped SURROUNDING LAND USES North: Sparkle Auto and single family homes South: The County Raad D Extension, Venburg Tire and Gulden's Roadhouse East: Highway 61 West: The County Road D Extension and future townhomes of Heritage Square 4t1i Addition PLANNING Land Use Plan Designation: M1 (light manufacturing) Zoning: M1 Criteria for CUP Approval Section 36-442(a) states that the city council may grant a GUP subject to the nine standards for approval noted in the resolution. APPLICATION DATE We received the complete application and plans for this proposal on May 3, 2005. State law requires that the city take action within 60 days of receiving complete applications for a proposal. City council action is required on this proposal by July 2, 2005. p:sec4\traut land autos revision ryan companies 5'05 to Attachments: 1. Location/Zoning Map 2. Land Use Plan Map 3. Site/Landscaping Plan 4. Building Elevation Reductions 5. Floor Plans 6. Building Profile Cross Section 7. Applicant's Conditional Use Permit Justificafion dated April 11, 2005 8. Applicant's CUP and Site Plan Review Narrative dated April 11, 2005 9. Applicant's Previous Proposals 10. Report from Chris Gavett and Bill Priebe dated May 6, 2005 11. Letter from Hal Tetzlaff 12. Letter from Ed Trolander 13. Letter from Tony Valento 14. Survey Reply from Robert and Carol Voeller 15. Survey Reply from Joseph and Jane Gerard 16. CUP Resolution 17. Plans date-stamped May 3, 2005 (separate attachments) -- t ~. --- .____ - - ~? - f T_...~-- -- ° N^ x ~~~ _: : -_ ,~.: - ~;: - r - t -~---~ ~ :~ ~ ~ j ~ - ~ / ~ F , ~ ~ ~ ~~ f S z f / _ t I ? ~~ ,. r ~ ` ~Q ~ - - ~" _ ' _ } - '~~ -- rd r--~, - _~_ ~ , _ - T'1 ~ ' 2 - _ '. ~ _., - _ - __ _ _ -. ~ _ ' _ r_._ _ _, _ Q ._ _ L® ~I ~ I Attachment 1 .~ rT _V 2 9 COUNTY ROAD D Attachment 2 M~- 10 ~~~ ~~ a ~ "~ a- 3 xa C ~ a s ~Q ~ ~ rte- ~' A! ~i ~j~~ a~ ~~ ~_ ~ j54° ~I .Z . a. z. ~ :~ ` ~ 6 I ~~~ ~ gi ~ 6, y ~ ,, ~ ~ ~ r 37. s6 i I I ~ ~ ~i ~~ r e f " I ~ c2 ~! o`~ ~ ~l i ~ `. re i ~ ~~ < ~% ~ 3~1 5 ~.. ~ ~ ~ ~ ~ ~ "' ~ ~ b 6 $ i~ Q I s3 3` ~ ~ j ~ ~~ ~ j ~ i '~ ~ ~ s, ! b ~b ~~ ~ ~~ i»~.~ S2~M`''~€ I ~ ~r~ IggI~~i Ey EI 4' U N ~ t~g2 ~ LY ~ ~~ ~~ ~ g~ $ ~ .~ ~~~~1 ~' fr C~~ p'~ a $ 31z`Isks ~~ FS ~~ ~ ~ { ~.i ~f ~$S Q. ~i ~~d ~ ;~`~ _ I. r » ~~ _ { g g ~ ~ >{ ~6 = ~, O 5~ ~~~ ~ ~ ~ ~ ~ ~. C3 v ~$ ~ r;x~°g¢ ~ 9 ~ W ofgo n ~ ~ ~ ~ ~ ~ ~~ ~o~ ~ m~ :~~~~8r ~ y ~ <~~~~n ~`>6 ~ ~~~ ~ g .~~ Mks§`a°~~ y 8 ~~ ~~k~~~~g~~m 8 s~~~ ~~~e`~~r, s ~ 3~~~ ae8 ~6i€ ~ ri: Att a chment 3 3 a tl~ c'e s .J '~ g ~c 4 9C --~ _ ~~ - --- , .._ _.._ -~.. _~ _ _ -_ _ - - . ---_L8 O,y --- - --- - t- I ;' i `; -.-_ & -__ ` - - ___ __NMn~ ~-- - - -_ . ,. - 11~15 ~ --- -~~;~ a ~ - -- - ~. °"`~i ~ ~.. ~'.. ~:--=--- Y~-- ~- ~-" = 1~---`" €i ~: `~ OIL ~ y 11 4f '~ CR ~ e~ F L ~ ~ w, ~ ~ ~ ^ ~ ~ ~ m O _. ~' ~ f Y & J ~~~ 1 ~ s i ~ ~ A .. Attachment 4 _~ f ~ e ~ r g ~ ~ < ! ~ ,~ ~~ ~ a ~ „ ~ pp q ~~ ~ ~ 4~ ~~ 12 ul ~~" JI'm ~*"c T ~``~ ------------ Attachment 5 -4 ------------ LOWER LEVEL 13 Attachment 5 UJ fI LOWER LEVEL 13 Y4 Z~$ 4 ~ ~ L __ Ea ~ C c j .`~. `s N O ~ 3n~ ~~ ~o ~`a ~ F ~~~ 14 Attachment 6 0 0 W ~ > o _ I ~m - ~ ~. .,~ ~I I ~ - I I :. I ' I ~ I `~ .,.;` I ~ - I ~I i ., i :I i ~i I I - ~ _ I I ~b ~~ I - ::.~ I :::. I ~ I I ~ s ~ - _ I Ii~ll~l I-III-1~ I I~ l i_ I 1=1 I 1=1 I a i ~ 11=1 I I-I I (J I I II I II ~II ~, ~ I-III-III 11=111-11 i ~ 1=1 I I-I I I ~ ~ I I~ I I~ I -III-III II~II~I =III-III =111-1 I I I 1 1=1 11=1 I I II~Ii~I I I ~ II I IITII~ 1 II I~ I~ I III II I~ II I I II ~II II ~IIIIIIIi~I III=III=III II~II~I III=III=III IINII~I -~-III-III-I I I I I I I I I~ I~ o I~ ~ ~IHII~I o III=III=III ~ 1-III=III=11 III-III-III '' II~IHII~I I I I I I o I I iI I I I I ~ III=III=~ I~ I I~ I I~ I III=III=III ~$~~~ Attachment 7 WWW.RYANCOMPANIES.COM RYAN COMPANIES US, INC. 50 South Tenth Street, Suite 300 Minneapolis, MN 55403- 2012 ~l~ 612-492-4000 tel 612-492-3000 fax April 11, 2005 Mr. Tom Ekstrand City of Maplewood Community Development 1830 County Road B Maplewood, MN 55109 Re: Justification for Approval of Conditional Use Permit for Proposed Automobile Uses at Trout Land Dear Tom: BUILDENG LASTING RELATIONSWiPS ~I ~~, Bloomer Properties views Lot 1, Block 1 of the Trout Land site as a desirable site for a future automobile service .and parts .center. This proposed building and parking facility would serve as an extension of the existing Lexus of Maplewood dealership located at 3000 Highway 61 North. The location of the proposed site along Highway 61 is convenient for Lexus of Maplewood to shuttle employees and transport vehicles from one to the other. Site access provided by the new County Road D construction contributes to the viability of the site. The extreme elevation transition across the site provides an effective visual buffer from future townhomes west of the site. Please review a more detailed justification to the City of Maplewood's nine criteria for the proposed conditional use below. Criteria for Approval of the below Conditional Uses Conditional Use Permit for the auto-repair maintenance garage closer than 350 feet to a residential property line. (Section 44-512 (8)). The use would be located, designed, maintained, constructed and operated to be in conformity with the City's comprehensive plan and Code of Ordinances. Section 44-511 (13) suggests that a repair shop is a permitted use, except motor fueling stations or maintenance garage. This suggests that a maintenance garage "associated with a fueling station" would be a conditional use, whereas Section 44- 511 (16) lists permifted uses as, "any use that would be similar to any of fhe uses in subsections (1) through (15) of this section, if it is not noxious or hazardous." Since an Auto Dealership is a permitted use in the M1 district, this suggests that a parts 16 RYAN COMPANIES US, INC. 50 South Tenth Street, Suite 300 WWW.RYANCOMPANIES.COM Minneapolis, MN 55403- 2012 BUILAkNG LASTING AELAYIONSNIPS 612-492-4000 tel 612-492-3000 fax and maintenance garage that is "associated with an automotive dealership" could be interpreted as a permitted use. The primary factor making this use a conditional use is the proximity to residential zoned property. Given the extreme elevation difference that exists between these two land uses (illustrated in the attached plans), the buffer between these two uses is very effective. Furthermore, townhome developments are often preferred land uses where land uses transition from single-family residence to commercial/industrial land uses. Lastly, the townhomes are within the same plat and the developer of the townhomes is aware of the proposed automobile dealership land use. Bloomer Properties is a high end auto dealer that would construct an attractive dealership specifically established to service high-end vehicles. This use clearly falls within the spirit of the ordinance. 2. The use would not change the existing or planned character of the surrounding area. The proposed use is consistent with the surrounding area. Other similar automobile uses are located along the Highway 69 corridor. 3. The use would not depreciate property values. Because of the sever grade change from the future residential pad elevations and the anticipated building locations and elevations on lot 7 & 2. The visibility of the proposed dealerships will be well-screened. Landscaping will also provide additional screening, and site lighting will be below the sight-lines from future residences, and will be accomplished with downcast, cut-off lenses to minimize glare. The building will be an atfractive structure and the second story of the facility will provide additional screening. In summary, this land-use will 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. No public address systems will be used. The grade transition will provide an excellent sound buffer of the auto service activities from the future townhomes to the west. Traffic trip generation from this type of facilities would also be relatively low. Auto maintenance performed on site will primarily consist of routine maintenance on vehicles that are purchased from the dealer and will be completed in dealer maintenance garage, and all maintenance activities will be conducted with overhead doors closed. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 17 WWW.RYANCOMPANIES.COM RYAN COMPANIES US, INC. 50 South Tenth Street, Suite 300 Minneapolis, MN 55403- 2012 612-492-4000 tel 612-492-3000 fax ~i~ The permitted site use for these lots allows several operations that would create a larger traffic demand than an auto dealership. The hours of operation would also be less than several of the uses permitted in the M1and the associated BC (M) district. 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. The site is currently stubbed for sanitary and water service from County Road D. The existing storm sewer pond to the north has been sized to handle runoff from this site. The site plan provides adequate circulation for emergency vehicles, including fire truck routing. 7. The use would not create excessive additional costs for public facilities or services. The proposed development will not require any public improvements. Existing infrastructure will adequately serve the site, including recenfly constructed County Road D. All on-site improvements will be performed by the developer. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. The site is presently mass graded with no established turf This project will propose landscaping meeting city ordinance that will help re-establish natural features into the development. 9. The use would cause minimal adverse environmental effects. Stormwater runoff will be routed to a detention pond that will provide water quality treatment, any fluids collected from automobile maintenance would be properly disposed of. 18 Attachment 8 April 11, 2005 t~~~r~ Torn Ekstrand Planning Department City of Maplewood 1830 East County Road B Maplewood, MN 55109 RE: Conditional Use Permit and Site Plan Review for Automobile Related Uses on Lot 1, Block 1, Trout Land and Re-Plat of the Trout Land subdivision. Dear Tom: The attached submittal is a re-submittal of an earlier application submitted on Jan. 24, 2005 for Lots 1 and 2, Block 1, of the Trout Land plat. The earlier submittal was reviewed by City staff and went before Planning Commission and City Council in March 2005. During this review process, it became apparent that the City Council would generally support the proposed automobile-related uses on the Trout Land property..It also became clear that the City did not support the site plan that was presented at the time, and the Council was not comfortable issuing conditional use permits for the uses without a revised site plan. Bloomer Properties and Ryan Companies reviewed the original application and made several revisions based on the feedback received from staff and from City officials. The differences between the two applications are itemized below: 1. The Jan. 24, 2005 application proposed two dealerships. At the time, Bloomer Properties intended to move used car operation from their existing Lexus facility to the new Trout land site. The application did not specify which of two (or both) dealerships would be selling used cars. It also did not specify which of the two dealerships would provide on- site vehicle service. We have revised our application to propose construction on Lot 1 only, with the exception of an access drive (within a proposed access easement), through Lot 2. The proposed construction would provide utility stubs and two accesses to Lot 2 leaving Lot 2 open for unspecified future development subject to standard M1 zoning restrictions. 2. Bloomer Properties has also reconsidered their change in operations at the existing facility, and is now proposing to relocate service operations from the existing Lexus dealership at the Trout Land site, and leave the used car sales on the existing site. The R:\ CIV1L\PROJECTS\LEXIJS - MAPLEWOOD\_CORRESPONDENCEWPPLICATION LETTER -TOM EKSTRAND - 4-11-OS-FINAL.DOC/RE 19 April 13, 2005 Page 2 parking lot at the new Trout Land site will be used for employee parking, loaner cars, new/used car inventory, and for parking of vehicles waiting for service. No transports deliver vehicles to the Trout Land site. All deliveries by transport will be to the existing site. Cars would be driven from the existing site to the new site. Bloomer Properties would agree to have this listed as a condition of approval. Service customers would drive to the existing dealership. Lexus of Maplewood employees would drive the customers' vehicles across the highway to the new service center. If needed, the employee will return with a loaner vehicle for the customer. Otherwise, the car would simply be returned to the existing dealership when the service work was complete. 3. The original application proposed two single-story buildings. This design left the rooftop of the building partially in view from the adjacent future residences to the west. At the suggestion of staff, we have revised the proposed building plan to add a second story onto the west side of the building. The second story of the building will include parts/service offices and parts storage. An upper parking lot is provided off of County Road D to serve the upper story. Parts deliveries are made to the upper-story by single-axle trucks. The new site plan provides a hammer-head for these vehicles to turn around within the site before exiting. 4. It is our understanding that the Trout Land plat has not yet been filed. The placement of the proposed building in the new location encroaches on the building setback from the lot line-between Lots 1 and 2. In response, we would like to request a re-plat. This action would increase the size of Lot 1 and would allow the proposed building to conform to the 30-foot interior building setback requirement. Please note that that new site plan has designed so that the auto service operations would provide the least impact on the surrounding residential properties as possible. The overhead doors are all oriented north south and are at an elevation over twenty feet below County Road D. The addition of the second story has also reduced the concern over screening of the building rooftop. We have taken advantage of this fact by proposing landscaping that is more aesthetically pleasing than the previous conifer trees 15-feet on center. We have also supplemented our earlier submittal with a Utility Plan, Landscape Plan, Lighting Plan, as well as an Architectural Floor Plan and Building Elevations. We expect that these new plans, along with the revise Site Plan and Grading Plan, should provide the information that was lacking in our earlier submittal. R:\ CIVIL\PROJECTS\LEXUS - MAPLEWOOD\_CORRESPONDENCE\APPLICATION LETTER- TOM EICSTRAND - 4-17-OS-FINAL.DOC /RE 20 April 13, 2005 Page 3 The result of the changes summarized above is a far more simplified application. Instead of requesting two conditional uses and two variances for each of the two lots, our application is now for a Site Plan Review, Conditional Use Permit for Lot 1 only, and a Re-Plat of the Trout Land Site. The fees for these requests are summarized below: Conditional Use Permit: for the auto-repair maintenance $1009.00 garage (Section 44-512 (8)). Site Plan )EZeview: 12e-Plat: Total $702.00 $391.00 $2,102.00 The former application has requested eight total actions requiring a fee of $7904.00. We request the City to apply the fund previously submitted towards the three requests listed above. We also acknowledge the statement made by the Planning Commission and Council that they would require that they see this application again before staff issues a building permit. We are hopeful that the inclusion of these additional materials, and the request for a Site Plan review, would eliminate the need to come back before the Planning Commission and City Council during that later stage of the project. Again, we appreciate your patience in working through this application with us over the past several months. Thank you also for talking the time to meet with Jim Kellison (current land owner), Steve Bloomer of Bloomer Properties (potential land purchaser), and Ryan Companies (general contractor) to discuss possible land use options for Trout Land site. If you have any questions about this application, please contact Brian Teeters, Ryan Companies project manager at (612) 492-4397, or me at (612) 492-4498. Sincerely, Lee Koppy, P.E. Project Engineer R:\_CIVdL\PROJECTS\LEXIJS - MAPLEWOOD\_CORRESPONDENCE\APPLICATION LETTER -TOM EKSTRAND - 4-11-OS-FINAL.DOC /RE ~~ ~. _ _.., .- .. ~_ ~~ • ... .... -~__ o _ ~~_ .,._ . _ _ _ -~Ab-JIH ~~~-=~ o Attachment 9 ~~ S~ ~V~ ~ ..~; .ice ~' ~~ o ~ ~~g ~ ~N r..... ~ 3~ ~ ~~ n~"F~ j~ ~Z N O Fk ~ .~ m Y ~ ~ ~~ m., n ~ ~" ~ ;x a ~~ c ~ d ~ ~ b _ _ _S J e ~ _ _ ~_ couNTY " ~~ = " ~f~% `- g_FppT-TALL EVERGREE TER SPACED 15 FEET pN CEN s C ea`, 9 _ i ~a -'~ Z'2 .41 ~ 4 ~ ~ .a~ ~ Q Z ] F„ ~~ ~ ~ O 6 ~ ~ ^ ';2 5 a.y 9~~ Z F ~ ~~y 3Ua ~ • ~ ~ 5~i ~ 9 {~ ; b`s a .!6 ~i ~~~m: a 9 R~ ~ Y ap3~ ~s~~ $ ly z ~3iJ~' ~ s, ~ ~ ~ 4. °o G _ ~~~~ S a 1 ` ~- ~ ~~..- • ' ~ ~ o . . J Attachment 10 Engineering Plan Revaew Ryan Companies has proposed an automobile related building on the Trout band property between Highway 61 and the new County Road D. The new County Road D project and related drainage systems were designed to accommodate such a use. Due to a late~resubmittal of revised plans, staff had a hrnited amount of time to review plans. The below comments are not to be implied as a final review, rather they are comments of issues or concerns that should be addressed prior to revising the plans for final submittal. It is strongly reco ended that the applicant andlor their engineer meet with city staff to review any revisions prior to submittal of revised plans. Comanentsa N®TE: Currently the grading on the west edge of this site, (east side of County Road D), has extended too far into the roadway embankment resulting in steeper than 3:1 slopes as shown on the plans and a shortage of embankment material to support the County Road D east boulevard. The grading shall be corrected to restore the 3 :1 slopes 23 east of County Road D. Proper erosion control and seeding shall be utilized to protect these slopes. 2. Phasing of the site development, although implied (Lots 2 and 3 do not propose structures at this time) is not clear. There is a "Temporary" sedimentation basin on Lot 2, however there is no indication of how runoff will drain to or from the temp. basin or how outflows will be managed to protect from erosion. Please describe the phasing and phased erosion control in more detail in the plans. 3. Retaining walls 4.0-feet high or higher require submittal of a certified engineered plan to the building department for a building permit. The location of the retaining wall at the SW corner does not seem compatible with adjacent property and cannot be constructed without encroaching into the adjacent property. Please address this situation in the revised plans. 5. 'The city's plans for County Road L7 are complete and construction on the roadway has begun. Any impacts to the drive entrance or median islands on Co. Rd. D must be determined before construction begins. Based on the current plans the drive entrance and medians will be revised on the cites plan to eliminate any access off of County Road I~. 24 stream system. In the case of Lot I, the pre-treatment structure would be downstream of CB/MFI 4. Note: As part of the city's compliance with the EPA's phase II - NPDES storm water requirements, it is anticipated that within the next few years, the city will address elicit discharge "hot-spots", with an ordinance that will require storm water pre-treatment structures at hot spots like automotive uses, filling stations, etc. that also provide fuel and oil separators and skimmers. A future ordinance will likely provide existing properties a 5-year grace period to meet compliance. 'There is little direction at this time, however the applicant is strongly encouraged to consider this future condition and either design for it now or design to accommodate for it in the future. The property owner shall enter into a maintenance agreement with the City of 1l~Iaplewood to ensure the maintenance of the pre-treatment structure. Misc. Review Comments: Sheet C2 1. Handicap stall paint should be blue and white as per ADA standards. Show where the handicapped stalls will be located. The parking stall dimensions as shown should be revised to meet the minimum requirements -check with the Community Development department for the stall size options as well as the number of stalls required. Sheet C3 I . Provide structural and sails details for all proposed retaining walls over 4-feet tall. 2. Correct the storm sewer information to coincide with the plan. (For example, the information indicates both 24" and 36" pipes from STMH 1 to STMH 0 and there is no information shown for the short stubs west of STMH 1 and northwest of STMH 2. Are there details of roof drain connections to IZ" and IS" RCP as proposed?) 3. Provide for long-term sediment retrieval as described above, aswell asshort-term during construction. What types of inlet protection devices will be used and how will they be maintained? A second PVC standpipe, west out of STMH 2 should be designed for the overflow from the temporary sedimentation basin on Lot 2 east of the site access road. Sediment retrieval shall be aggressively pursued until after the site has completely revegetated. As the site permit holder, this process should continue as both Lots 1 and 2 develop. Sheet C4 I. The utility plan will need to be reviewed by the Saint Paul Regional Water Services for revisions such as the requirement of class 53 for 6" DIP, not class 52 as shown. 2. The sanitary sewer stub to Lot 3 is shown as 6" PVC. Is this as desired or should it be revised to an 8" main stub? The sanitary sewer plan should be constructed in accordance with local standards. Access to Maplewood's Engineering Standards, Specifications, Detail Plates (Sheet C6), etc. is available via our website at www. ci. maplewood. mn. us 25 Attachment 11 Tfl~ E~CStrar~d From: Hal Tetzlaff [htetzlaf@ties2.net] Sent: Tuesday, January 25, 2005 7:48 PM To: Torn Ekstrand Subject: Auto dealership development Tom, I live at 1260 Highridge Court East. The following are my comments about the letter you sent to us in regard to the development proposal dated Jan. 21,2005 for the property between Hiahway 61 and the new County Rd D west of Highway 61: 1. Keep the structures as close to Highway 61 as possible because: a. that is in keeping with the other dealerships in this area. b. it keeps traffic and related noise and lights, including the off-loading of new vehicles away from the residential area as far as possible. 2. oppose giving this variance since there clearly is an alternative and I think this particular building code exists to protect the residents. 3. I am sure there are good reasons for granting bLiildinq code variances, especially when there are no alternatives, but this does not seem to be one of them. 4. Finally, I have a major concern about light pollution. For example, since so many trees have been removed due to the realignment of Country Road D, the liq_hts from the Sparkle Used Car lot west of Highway 61 provide a bright beacon of light all the way to the townhouses along Highridge Court. I hope every effort will be made to have the lights china `17sti pr.r~rtil ~nr`1 yyn t- h`,ri ~~ntal l lr_ ac tl~otr rte nnr.r thcrc Hal Tetzlaff 26 Attachment 12 From: Ed Trolander fmailto:etrolander@mindsprinq.coml Sent: Friday, January 28, 2005 9:00 PM To: Tom Ekstrand Subject: Fw: Auto Dealership ----Original Message ---- From: Ed Trolander To: Tom Ekstrand Sent: Friday, January 28, 2005 7:42 PM Subject: Auto Dealership Tom A couple of points should be made to the planning commission that are very important.. 1.Businesses generate noise and even though they take measures they cannot do much about some noise. Auto repair shops are some of the worst with their air operated equipment,car wash facilities,movement of inventory and the continual delivery of cars via over the road trucks. I think the planning commission should turn down the request for a variance. 2. I am also concerned about the lighting. They say that the lighting that will not interfere with the neighbors but how much of the lighting will be reflected back to the surrounding residential properties? We already have problems with lighting reflecting into our home from Klein Volvo and Crystal. 3. I notice that the plan calls for planting 8ft trees to the west of the property line as a screen,however because of the elevation these 8ft trees would be so low as to not effectively block the view of the properties. These trees must be at least double what the developer proposes in order to do what they are supposed to do. Thanks for your consideration and please-do not recommend a variance and do recommend better screening. Ed Trolander '1256 Highridge Ct. 651-494-3704 Jan.28,2005 1/31/2005 27 Attachment 13 Tern Ekstranc~ From: Valento, Tony [Tony.Valento@bestbuy.com] Sent; Monday, February 14, 2005 11:14 AM To: Tom Ekstrand Subject: FW: Opinion in response to your January 21, 2005 letter regarding development proposal - automotive dealership and pre-owned car sales lot north of Venburg Tire on the west side of highway 61 Tony Valento Director, Tax Best Buy Enterprise Services, Inc. 7Fn~ P°nn nsroY,,,o couch (,P>7-35~~ Richfield, MN 55423 Phone: 612-291-9278 Cell: 651-983-7814 Fax: 952-430-6392 tony.valento@bestbuy.com From: Valento. Tony Sent: Sunday, January 30, 2005 10:51 PM To: 'tom.ekstrand@ci.maplewood.mn.us' Subject: Opinion in response to your January 21, 2005 letter regarding development proposal - automotive dealership and pre-owned car sales lot north of Venburg Tire on the west side of highway 61 Hi Tom - this email is in response to vour January 21; 2005 letter regarding development proposal - automotive dealership and pre-owned car sales lot north of Venburg Tire on the west side of highway 61. To put it in a nutshell, I°m very concerned reaardina the impact this proposed development would have on the quality of life~for my family and neighbors, particularly in light of a meeting with Town & Country Homes representatives on Monday, January 24, 2005. My family and I live on Duluth Street @ 2978 Duluth. I understood from discussions with representatives of the City of Maplewood that County Road D was being re-routed in order to alleviate the congestion caused by the current County Road D juncture with highway 61 being so close to the iuricture of 694 and hiahway 61. Why then would the City want to encourage commercial development that would further contribute to congestion by having even more car dealerships along highway 61 than we have today? Furthermore. I've noticed traffic from the Toyota dealership through our neighborhood which bothers me terribly considering the invasion of our privacy and the threat to the safety of our children. More car dealerships alongside our neighborhood would only increase the potential for more traffic through our neighborhood. Couple this with the anticipated proposal from Town & Country Homes (discussed at the January 24, 2005 meeting) to build condominiums in the R3 zone that lies between our neighborhood and the proposed car dealerships. "Condominiums"; not °'town homes" as referenced in _vour January 21, 2005 letter. While Town & Country Homes does appear to build a quality product (I've toured their models in the Heritage Square development lust to the west of Maplewood Mall); I'm concerned about their plan to propose a development of 92 condos in 6 buildings ranging from 12 to 20 condos per building. That is not a town home development. I'm concerned about the impact that $250,000 condos will have on the market values of the homes in our neighborhood that range from $500,000 28 and up. Furthermore I'm concerned about the impact that havina 2 car dealerships within 167 & 169 feet of these condos will have on ,the market value of these condos. Requesting a variance from 350 feet to 167 & 169 feet seems ridiculous to me - it's like asking for a mile when you know they'd give you an inch. I'm concerned that the City of Maplewood is entertaining development proposals that are too big for this little parcel of land that has been opened up for development by the re-routing of County Road D. The City needs to look out for all of its residents including those in our neighborhood. I plan to be very active and vocal in this process - I feel we need to be considering the significant impact these proposed developments could have on our family-oriented neighborhood and our financial well-being. Thanks for listenina Tom. Tony Valento Dirertor_ Tax Best Buy, Enterprise Services, Inc. 7601 Penn Avenue South {A7-352) T2.iChfyplrl_ M?~T 554,'2 Phone: 612-291-9278 Cell: 651-983-7814 Fax: 952-430-6392 tony.valento@bestbuy.com 29 January 21, 2005 Together We Can Attachment 14 ROBERT D VOELLER & CAROL VOELLER 1252 HIGHRIDGE CT MAPLEWOOD MN 55109-1973 DEVELOPMENT PROPOSAL -AUTOMOTIVE DEALERSHIP AND PRE-OWNED CAR SALES LOT NORTH OF VENBURG TIRE ON THE WEST SIDE OF HIGHWAY fit This letter is to get your opinion on two development proposals the city received for property in your neighborhood. Bryan Teeters, of the Ryan Companies, is proposing two auto dealerships on the Trout Land subdivision property between Highway 61 and the County Road D extension on the west side of the highway. These two automotive uses would include afull-scale, new-car dealership on one property and a separate lot for the sale of pre-owned: cars. Both-facilities would have automotive repair as well as car sales. The applicant's client (Bloomer Properties, owner of Maplewood. Lexus) has not decided which site would be used for the full-scale dealership and which -would be used for pre-owned car sales. The proposed northerly building would be 169 feet from the vacant residentially-zoned property to the west across future County Road D. The proposed southerly building would be 167 feet from this residential property. The applicant needs a variance because the code requires at least 350 feet. This property, across the future County Road D extension, is tentatively. proposed for town homes. The proposed buildings would be-over 350 feet from the existing single-dwelling properties to the west, however. Refer to the enclosures for further details. I need your opinion to help me prepare a recommendation to the planning commission and city council. Please write your opinion and comments below and return this letter, and any attachments on which you have written comments, by January 31, 2005.. If you would like further information, please call me at 651-249 2302 between 8 a.m. and 4:30 p.m. You can also email me at tom ekstrandC~ci maplewood.mn.us. I will send you notices of the public hearing on this request when it is scheduled. Thank you for your comments. I will give them careful consideration. U" ~ ~ ~ TOM EKSTRAND -SENIOR PLANNER Enclosures: 1. Location Map 2. Trout Land Subdivision Map 3. Site Plan R~C~iV~L~ 4. Landscaping Plan 5. Applicant's Letter Dated January 14, 2005 JAN 2 ~ ~~~~ I have no comments: Comments:, ~- .~c.- -~-- ' v OFFICE OF CoMMUN(TY DEVELOPMENT 65'1 -249-2300 • F'Ax: 65 t -249-23'19 CITY OF MAPLEWOOD 1 830 COUNTY ROAD B EAST MAPLEWOOD, MN 55'1 D9 30 Attachment 15 JAN ? ~ 2a~5 ~ -~ JOSEPH L GERARD & l ~ !',_ l I l ~ 1'~~'~~~ ~~~ I ~ JANE L GERARD January 21, 05 ------'-°'°°°-' Together We Can 1248 HIGHRIDGE CT E MAPEWOOD MN 55109 DEVELOPMENT PROPOSAL -AUTOMOTIVE DEALERSHIP AND PRE-OWNED CAR SALES LOT NORTH OF VENBURG TIRE ON THE WEST SIDE OF HIGHWAY 61 This letter is to get your opinion on two development proposals the city received for property in your neighborhood. Bryan Teeters, of the Ryan Companies, is proposing two auto dealerships on the Trout Land subdivision property between Highway 6.1 and the County Road D extension on the west side of the highway.. These two automotive uses would include afull-scale, new-car dealership on one property and a separate lot for the sale of pre-owned. cars. Both facilities would have automotive repair as well as car sales. The applicant's client (Bloomer Properties, owner of Maplewood Lexus) has not decided which site would be used for the full-scale dealership and which would be used for pre-owned car sales. The proposed northerly building would be 169 feet from the vacant residentially-zoned property to. the west across future County Road D. -The proposed southerly building would be 167 feet from this residential property. The applicant needs a variance because the code requires at least 350 feet. This property, across the future County Road D extension, is tentatively proposed for town homes. The proposed buildings would be over 350 -feet from the- existing single-dwelling properties to the west, however. Refer #o the enclosures for further details. I need your opinion to help me prepare a recommendation to the planning commission and city. council. Please write your opinion and comments below and return this letter, and any attachments on which you have written comments, by January 31, 2005.. if you would like further information, please call me at 651-249-2302 between 8 a.m. and 4:30 p.m. You can also email me at tom ekstrandC~ci ma lewood.mn.us. I will send you notices of the public hearing on this request when it is scheduled. Thank you for your comments. i will give. them careful consideration. ~~ ~_ TOM EKSTRAND -SENIOR PLANNER Enclosures: 1. Location Map 2. Trout Land Subdivision Map 3. Site Plan 4. Landscaping Plan 5. Applicant's Letter Dated January 14, 2005 OFFICE OF COMMUNITY DEVELOPMENT 65'1 249-2300 FAX: 65'i-249-23'19 CITY OF MAPLEW®®D 1 830 COUNTY ROAD B EAST MAPLEW®OD, M 31551 09 I have no comments: Attachment 16 CON®ITI~NAL USE PERIIAIT RES®LUTI®N UVHEREAS, Brian Teeters, of the Ryan Companies, applied for a conditional use permit for an automobile-repair garage. WHEREAS, this permit applies to property located betenaeen Highv~ray 51 and the future County Road D Extension. The legal description is: L®T 1, BLOCK 1, TROUT LAND 2. The city council held a public meeting on , 2005, to review this proposal. The council considered the report and recommendations of the city staff and planning commission. 32 33 MEM N111V1 T®: City Manager FR®M: &~en Roberts, Planner SIJ~JECl': City T°®ur ®ATE: May 3, 20Q5 iiV°Tla®11C1'IN The Planning Commission should start the planning of their annual tour of the city. ISCl1SSliV Secondly, the commission should decide on the format of the tour. In recent years, we have driven by many sites with little time for comment or discussion at those locations. After a recant tour, several of the commission members suggested that having fewer sites (while allowing more time at those sites and possibly getting of the bus} would be useful. Please be ready to discuss your preferences for this year's tour. Finally, the commission should let staff know of any sites they want to include on the tour (if we tour in Maplewood}. idVe usually try to visit sites that we know have upcoming proposals, where construction has started or where the contractor recently f Wished the site work. Examples for this year include the Gladstone area, Legacy pillage on FCennard Street and County Road ®and the Highway 61/County Road ®area. I have attached a first draft of possible tour sites for the commission to consider. Please review this list to see if I have included the sites that are important to you. Thanks. kr/r~aerncJpct®ur(2005}.doc Attachrrsent -Proposed Tour List 2005 CITY TOUR ®(Possible Sates) 1. Leave From City Hall 2. New Ramsey County Courthouse (2050 White Bear Avenue} 3. Walgreen's Store - SW Corner of White Bear and Larpenteur Avenues 4. Hillcrest Village Redevelopment Area (White Bear and Larpenteur Avenues) 5. Mounds Park Academy Expansion (2051 Larpenteur Avenue} 6. Hill-Murray High School (2625 Larpenteur Avenue) 7. Priory property (2675 Larpenteur Avenue) 8. Possible Pondview Apartments Expansion (Ivy Avenue and Ferndale Street) 9. Summerhill Senior Housing {Ferndale Street and Harvester Avenue) 10. Maplewood Nature Center (7'h Street) 11. Cahannes Estates (Minnehaha Avenue and Crestview Drive) 12. 3M Leadership Develapment Institute (2350 Minnehaha Avenue) 13. Olivia Gardens (Stillwater Road and Olivia Court) 14. Beaver Lake Townhouses (Maryland Avenue and Lakewood Drive) 26. SP Richards Warehouse (2416 Duluth Street) 27. Maplewood Imports property (2450 Maplewood Drive} 28. Duluth Street {Gervais Avenue to County Road C) 29. Oswald property (County Road C and Hazelwood Street} 30. Tilges Office Building (1570 Beam Avenue East) 2