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Home My WebLink About02/20/1990 MINUTES OF THE MAPLEWOOD PLANNING COMMISSION HAZELWOOD FIRE STATION 0 1530 EAST COUNTY ROAD C, MAPLEWOOD, MINNESOTA FEBRUARY 5, 1990 1. CALL TO ORDER Chairman Axdahl called the meeting to order at 7:30 p.m. 2. ROLL CALL Commissioner Lester Axdahl Present Commissioner Michael Ayers Absent Commissioner Richard Barrett Present Commissioner Robert Cardinal Absent Commissioner Sue Fiola Present Commissioner Lorraine Fischer Present at 8:15 Absent Commissioner Gary Gerke n Commissioner Dennis Larson Absett Commissioner William Rossbach Present Commissioner Marvin Sigmundik Preset Commissioner Ralph Sletten 3. APPROVAL OF MINUTES a. January 18, 1990 410 The minutes of January 18, 1990, were amended on page 10 revising the first sentence of 8. c. to read alit of "Commissioner Rossbach commented on the poor quality City maps and asked if it would be possible for either new aerial photography maps, or other maps which would show similar topography and existing structures, to be made." Commissioner Barrett moved approval of the minutes of January 18, 1990, as amended. Commissioner Rossbach seconded Ayes -- Barrett, Gerke, Rossbach Abstentions Axdahl Fiola, Sigmundik 4. APPROVAL OF AGENDA The agenda was amended adding to Item 6. a. - and Variance, tabling Item 6. b., and adding Items 9. b. - National Conference and 9. c. - Commission Vacancy. Commissioner Sigmundik moved approval of the agenda as amended. 410 Maplewood Planning Commission -2- . Minutes 2 -5 -90 Commissioner Barrett seconded Ayes--Axdahl, Barrett, Fiola, Gerke, Rossbach, Sigmundik 5. UNFINISHED BUSINESS a. Elections: Chairperson and Vice - Chairperson Commissioner Sigmundik moved to elect Commissioner Axdahl as Chairperson and Lorraine Fischer as Vice - Chairperson. Commissioner Fiola seconded Ayes -- Barrett, Fiola, Gerke, Rossbach, Sigmundik Abstentions -- Axdahl b. Readopt the Rules of Procedure Commissioner Barrett moved readoption of the Rules of Procedure as submitted. Commissioner Sigmundik seconded Ayes -- Axdahl, Barrett, Fiola, Gerke, Rossbach, Sigmundik 6, NEW BUSINESS a. Conditional Use Permit and Variance: 380 Roselawn Ave. (Church of St. Jerome) Secretary Olson presented the staff report for this proposed addition and 1.8 -foot front - setback variance for Church of St. Jerome. A commissioner asked staff if there would be any center. additional conditions required of the day-care Secretary Olson responded he had conferred with other City department staff and, since the state does the inspecting, there were no additional City requirements. A representative for Church of St. Jerome was askede a commissioner if the parking would be adequate r this proposal and he responded that parking would meet present code requirements. Commissioner Rossbach moved the Planning r C C omnission 8- recommend adoption of the resolution approving a mmommmomm Maplewood Planning Commission -3- Minutes 2 -5 -90 IIM foot front - setback variance for the Church of St. Jerome to construct an addition with a 28.2 -foot setback from the front lot line. Approval is based on the following findings: (1) The variance would meet the spirit and intent of the ordinance since the addition would not alter the essential character of the neighborhood. (2) Requiring setback compliance would cause the building to be unbalanced from an appearance and aesthetic standpoint as well as from a functional standpoint. Based on these "practical difficulties ", the proposed addition would constitute a reasonable use of the property. (3) Since the church was built prior to the existing code, proper "future" setbacks were not contemplated at the time of the initial construction. Compliance with code, therefore, would cause the applicant undue hardship, due to circumstances not created by themselves. (4) The proposed addition /renovation includes widening the green area north of the building which would provide additional buffer from the street. 410 Commissioner Fiola seconded Ayes -- Axdahl, Barrett, Fiola, Fischer, Gerke, Rossbach, Sigmundik Commissioner Rossbach moved the Planning Commission recommend adoption of the resolution granting a conditional use permit for an indefinite length of time to expand the church and for a day -care facility based on the findings required by ordinance. Approval is subject to compliance with the site plan date - stamped January 17, 1990. Commissioner Gerke seconded Ayes -- Axdahl, Barrett, Fiola, Fischer, Gerke, Rossbach, Sigmundik b. Conditional Use Permit: Cope Ave (Credit Union) - Tabled Commissioner Sigmundik moved the Planning Commission table this item until the February 20 meeting. 4IM Maplewood Planning Commission -4 Minutes 2 -5 -90 411 Commissioner Rossbach seconded Ayes -- Axdahl, Barrett, Fiola, Fischer, Gerke, Rossbach, Sigmundik c. Street and Alley Vacations: Effingham Street Ken Roberts, Associate Planner, presented the staff report on this Planning Commission request for vacation of an undeveloped street right -of -way between Payne Avenue and the DNR trail and an alley vacation north of Kingston Avenue. Mr. Roberts said the request for the north -south alley vacation between Kingston and Effingham should be dropped, since the alley is being used for access and utility purposes. A commissioner discussed with staff the possibility of an accessory building being built within 5 -10 feet of 1771 Payne Avenue, should the right -of -way be vacated. Commissioner Rossbach moved the Planning Commission recommend approval of the resolution to vacate the unimproved Effingham Street right -of -way, west of 1771 Payne Avenue to the DNR trail. Approval is in the public interest because: (1) The adjoining property owners have no interest in having a street constructed. (2) The adjoining properties have adequate street access. (3) This street right -of -way is not needed for area traffic circulation or emergency vehicle access. (4) Maplewood's policy has been to vacate unneeded rights -of -way whenever possible. Commissioner Fiola seconded Ayes -- Axdahl, Barrett, Fiola, Fischer, Gerke, Rossbach, Sigmundik Commissioner Rossbach moved the Planning Commission recommend the request for alley vacation be dropped. Commissioner Fiola seconded Ayes -- Axdahl, Barrett, Fiola, Fischer, Gerke, Rossbach, Sigmundik • • Maplewood Planning Commission -5- 1 Minutes 2 -5 -90 7. VISITOR PRESENTATIONS 8. COMMISSION PRESENTATIONS a. Council Meeting: January 22 Secretary Olson reported on the January 22 meeting. b. Representative for the February 12 Council meeting: Lorraine Fischer 9. STAFF PRESENTATIONS a. Next Meeting The next Planning Commission meeting was rescheduled for February 20, 1990, due to the regular meeting night being a holiday. Secretary Olson advised the commissioners that a representative of the Ramsey County Tax Assessor's Office would be present at the February 26 City Council meeting. b. National Conference • Secretary Olson advised the commissioners of the National Planning Conference to be held in Denver on April 21 -25. c. Commissioner Vacancy Secretary Olson advised the commissioners the vacancy created by Ralph Sletten's resignation is being advertised at this time. 10. ADJOURNMENT Meeting adjourned at 8:35 p.m. MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: Land Use Plan Amendment and between Place LOCATION: South side of Frost Avenue, and railroad property APPLICANT: City of Maplewood OWNERS: Raymond Dykema, Stephen Continenza and Merton Reed DATE: January 10, 1990 SUMMARY INTRODUCTION The City is proposing changes to its land use plan and zoning map. The land use plan shows how the City expects property to develop in the future. The zoning map regulates how property can be currently used. The City Council has requested a study of each area wheh zoning this1 land use agree. between area being stu ro ert Phalen Place and the railroad p p Y• The existing and proposed land use plans are shown on pages 7 and 8. The proposed change is a land use plan amendment from RM, medium density residential commercialozone south FrostoAvenuer the existing BC, business The property line /zoning map is shown on page 9. The proposed change is a rezoning from BC, business commercial to M -1, light manufacturing for the same area. CRITERIA FOR APPROVAL Plan Amendments Plan amendments require no specific findings for approval. Any amendment, however, should be consistent with the City's land use goals and policies. Rezonings Section 36 -485 of the City Code requires the following findings to approve a rezoning: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent isoadequately included safeguarded proposed change or plan 411 3. The prop osed change will serve the best interests and conveniences of the community, where app licable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. DISCUSSION This area has developed with a mix of commercial and residential uses. The recommended changes as outlined below attempt to balance the highest and best use of these properties with a use that is compatible with the surrounding properties and in a manner consistent with the City's development policies. The recommended changes are explained as follows: Plan Amendment As shown on the existing land use map, the existing commercial area is designated RM, medium density residential. The proposed plan amendment to BW, business warehousing is proposed for the area currently zoned BC, business commercial and is intended to be consistent with the existing and expected development patterns in this area. It has been proposed in order to make any future redevelopment more compatible with the adjacent residential areas and to be consistent with the proposed M -1 zoning of the site. Rezoning The rezoning to M -1 has been proposed to provide more protection for the surrounding homes. The neighborhood to the west is re concerned with the impact that the e xistin g andeanyvfuture of the development might have on their prop M -1 zone to the neighbors is that any use developed or redeveloped within 350 feet of a residential zone requires a conditional use ng permit from the City Council. This would involve a pub and the ability for the City to place conditions o use - The BW land use classification is the most app p zoning. The existing businesses (Golf Cars, Maplewood Marine and the Maplewood Auto Clinic) and the outdoor storage areas would a conditional use permit in this location (if zoned M -1) they are all within 350 feet of a residential district. This means that they could continue to operate as is, but if they are proposed for change are the zoning property must be developed p ed according that time. In addition, the property owner has indicated to staff that he is considering constructing a metal building for storage and /or mini - warehousing units at this site. These two land uses are usually found in the M -1 zoning district with a BW land use designation. 2 RECOMMENDATIONS 1. Approve rove the resolution on page 12 which amends the land use plan m densityC3 and i Frost warehouse medium the medium density residential to BW , business basis that: a. The BW designation is consistent with the BC zoning and proposed M -1 zoning of the area. b. This area is better suited torccommirciall u ses sestthan to residential uses due to its proximity and the existing commercial development. 2. Approve the resolution on page 13 to rezone the property at 1136 and 1160 Frost Avenue from BC, business commercial to M -1, light manufacturing based on the findings required by ordinance and that: a. It would be consistent with the proposed BW designation on the land use plan. b. The property has been zoned and used commercially for many years. 3 CITIZEN COMMENTS Staff mailed surveys to the 29 property owners within 350 feet for their comments regarding this proposal. Of the 8 replies, 2 were in favor and 6 objected. In Favor 1. It would help with taxes and more new jobs; I am for progress. 2. It better fits the overall neighborhood. 212. ections 1. You are forcing existing established businesses to move. Leave zoned as is and include the corner lot on Phalen and Frost in the BC so the marine could use it. (Scharffbilling - 1893 Phalen Place) Staff comment: The proposed plan amendment and rezoning will not ope the ethetoubusinesses in to those operation, the out royal for expansion. uses which require City Council app 2. Lets keep with traffic. hConsiderndeveloping it Its into congested w open space - something Maplewood familys desire and need. 3, no oat ow at thelhe Henjy wants awful n t Henjy fair ground site and other single family dwellings! Please do not cater to big development - they did not vote you in and care only for their own pocket books! (Anderson - 1101 Fenton) 4. Why are we trying to fix that which is not broken? (Grambush - 1865 Phalen Place) 5. Io is me uodeo f t one ly ear h or more the I land wouldsloose used the use of this storage for a period of Y land for outside storage purposes. We feel this would li W it are prospective buyers if we decided to sell this property. also concerned about the possibility of not being expand our operation by not being able to build a storage building. Other concerns include the possibility of lower real estate values. The original survey for this site proposed rezoning the proper reply: to BC -M, heff ope business commercial modified which would put t limits on the types of future land use activities for this site. 6. See the letter on page 11. 4 , III REFERENCE Site Description Area: approximately 189,000 square feet (4.3 acres) Existing Land Uses: Maplewood Golf Cars rsrshowroom, Maplewood Auto Surrounding Land Uses North: Frost Avenue and city park East: Undeveloped property zoned R -2 and planned RM South: City park property .. West: single - family homes and lots fronting on Phalen Place that are planned RL, low- density residential and zoned R -1, single dwelling residential. Past Actions 11 -8 -82: The City Council amended the R the residential medium - density, to RL, area immediately to the west of this site. This is shown on the map on page 10. Planning Low Density Residential (RL) - "This classification is primarily designated for a varietallowed single-dwelling maximum homes. population double dwelling may be 18 -29). 14 people is per net acre" (page Medium Density Residential (RM) - "This classification is designated for such housing types as single - family houses on small lots, two - family homes, townhousesand n , ad mobi ( m aximum population density is 22 people per Business Warehousing (BW) - Industrial uses found in this s classification include governmental and public utility g and structures, storage and warehousing facilities, wholesale business and office establishments, cartage and express facilities, radio and television stations and other industrial uses of a lower- intensity nature. R -1, Single Dwelling rks occupations single-family f and the storage of dwellings, commercial pa strage o commercial vehicles are permitted with a conditional use permit i n, uusine ens and motels, w retail lstores, wrestaurants,00ffices, banks au hotel banks, automobile sales lots, and theaters. Places of amusement or 5 h recreation, storage yards, used car lots and metal storage buildings are permitted with a conditional use permit. M -1, Light Manufacturing which allows the permitted uses of the BC district (if not planned LSC or RM), wholesale businesses, custom manufacturing shops, contractors shops, places of amusement, laboratories, offices and warehouses. A conditional use permit is required for used car lots, storage yards, permitted uses of the BC district (if planned LSC or RM) and any building or exterior use conducted within 350 feet of a residential district. Policy criteria from the plan: - Page 18 -2: Zoning maps should be updated, as necessary, to make both the land use maps and zoning maps compatible. - Page 18 - 5: Renewal, replacement and redevelopment of substandard and /or incompatible development shall be accomplished through public action and private means - Page 18 - 5: Transitions between distinctly differing types of land uses shall be accomplished in an orderly fashion which does not create a negative impact on adjoining developments. - Page 18 -5: Whenever possible, changes in types of land use shall occur along rear property lines so that similar uses front on the same street . . • KENRMEMO7 Attachments 1. Gladstone Neighborhood Land Use Plan Map (Existing) 2. Gladstone Neighborhood Land Use Plan Map (Proposed) 3. Property Line /Zoning Map 4. 1982 Property Line Map 5. Letter from Stephen Continenza 6. Rezoning Resolution 7. 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L91 • Property exempted from 7 amendment at the request LINE MAP (AREA AMENDMENT FROM RM to RL on 11-8-82) in Attachment 4 Mi cliee-I—Mti-l ,_ t he jorr . -. _. __ h. >� January 5, 19 To Whom it May Concern: The property you are trying to re -zone I, Steve Continenza, purchased in 1985. The reason for purchasing the property was because it was commercial property. I am still paying for the property and will be for the next 15 years. Therefore, someone to degrade akv property value value to commercial- modified. I pay very high property taxes here and operate a. business from this property. To change it to commercial- modified would de -value the property as far as resale value and /or any future I may have for the property. I am prepared to fight this to the end if you even consider changing my zoning. .41711YL--- CCU' Stephen A. Continenza, Owner Maplewood Auto Clinic 1160 Frost Avenue Maplewood, Minnesota 551 612- 776 -1363 410 11 Attachment 5 PLAN AMENDMENT RESOLUTION WHEREAS, the City of Maplewood initiated an amendment to the Maplewood Comprehensive Plan from RM, medium - density residential to BW, business warehouse for the following- described property: Lots 1 -20, Block 1 and Lots 1 -10, Block 2 of Kavanagh + Dawsons Addition to Gladstone in Section 16, TN 29, RN 22. This property is more commonly described as 1136 and 1160 Frost Avenue, Maplewood; WHEREAS, the procedural history of this plan amendment is as follows: 1. The Maplewood Planning Commission held a public hearing on February 20, 1990 to consider this plan amendment. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Planning Commission recommended to the City Council that said plan amendment be approved. 2. The Maplewood City Council considered said plan amendment on , 1990. The Council considered reports and recommendations from the Planning Commission and City staff. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described plan amendment be approved on the basis of the following findings of fact: 1. The BW designation is consistent with the BC zoning and proposed M -1 zoning of the area. 2. This area is better suited to commercial uses than to residential uses to its proximity to Frost Avenue and the existing commercial development. Adopted this day of , 1990. 1z Attachment 6 REZONING RESOLUTION WHEREAS, the City of Maplewood initiated a rezoning from BC, business commercial to M -1, light manufacturing for the following- described property: Lots 1 -20, Block 1 and Lots 1 -10, Block 2 of Kavanagh + Dawsons Addition to Gladstone in Section 16, TN 29, RN 22. This property is also known as 1136 and 1160 Frost Avenue, Maplewood; WHEREAS, the procedural history of this rezoning is as follows: 1. This rezoning was reviewed by the Maplewood Planning Commission on February 20, 1990. The Planning Commission recommended to the City Council that said rezoning be approved. 2. The Maplewood City Council held a public hearing on , 1990 to consider this rezoning. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described rezoning be approved on the basis of the following findings of fact: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substan,.ially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. 111 5. It would be consistent with the proposed BW designation on the land use plan. 13 Attachment 7 6. The property has been zoned and used commercially for many years. Adopted this day of , 1990. 4IM 14 h. MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: Highwood Estates No. 2 LOCATION: South of Highwood Avenue APPLICANT: Roar Development DATE: February 15, 1990 INTRODUCTION 1. The applicant is requesting five approvals from the City to develop the Highwood Estates No. 2 subdivision. These are: a. A Land Use Plan amendment from OS, Open Space to RL, Residential Low Density for the area of the proposed plat. This is shown on the maps on pages 12 and 13. b. The vacation of portions of the undeveloped Sterling Street right -of way (see page 16). c. Approval of a 30 -foot reduction in the required pipeline setback for one lot. d. The approval of a preliminary plat for Highwood Estates No. 2, a 96 -lot single - dwelling subdivision that is a 410 continuation of the Highwood Estates Plat. e. The rezoning of the property in question from F, Farm Residence to R -1, Single Dwelling Residential. 2. Staff is proposing a "no parking" designation on one side of Sterling Street and Southcrest Avenue. BACKGROUND 1. This whole development, including the Highwood Estates plat, was designated OS, open space and S, school on the City's land use plan. On May 11, 1987, the City amended the area for the Highwood Estates plat to RL, residential low density, since the school was proposed north of Highwood Avenue. The City Council also approved the preliminary plat for Highwood Estates. The balance of the property was left open space because it drains into the ski club property and the developer could not obtain an easement to drain the additional water caused by developing the property. The City has since acquired the necessary drainage easements. 2. The final plat for Highwood Estates was approved by the City Council on April 25, 1988. III CRITERIA FOR APPROVAL Plan Amendments Plan amendments require no specific findings for approval. Any amendment, however, should be consistent with the City's land use goals and policies. Street Vacation Chapter 412.851 of state law states that "Council may, by resolution, vacate any street . . . if it appears to be in the public interest to do so . . . Pipeline Setback Section 9 -218 (a) of the City Code states that "the City Council may approve a reduced setback where the applicant can prove that there is a unique hardship to the property that prevents the reasonable use and practicable development of the property. In such cases, the City Council may require bermin9, an oil containment system or similar requirements to mitigate the potential damage to a building by a pipeline leak or explosion." Rezonings 410 Section 36 -485 of the City Code requires the following findings to approve a rezoning: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. DISCUSSION A number of changes and /or issues with the proposed plat will be discussed as follows: 2 Street Vacation The plat as proposed requires the vacation of portions of the undeveloped Sterling Street right -of - way in order to develop the property as proposed. The proposed plan will allow for the alignment of Sterling Street from this plat with the portion north of Highwood Avenue and for the lots to have their rear property lines along the pipe line. This is shown on the map on page 16. Sterling Street south of Southcrest Avenue is not being proposed for vacation at this time. This is because the Parks and Recreation Director has requested that it remain poidenaial access to the north end of the ski jump property tod r potential off - street trail location. Sterling Street and Southcrest Avenue The Land Use Plan, as shown on the map on page 12, designates the Sterling Street /Southcrest Avenue street alignment as a minor collector street. As such, the City Engineer is recommending that the intersection of these streets have a 90- foot - radius (as measured along the centerline) so that traffic may move more freely. This change requires that the property line between Lots 7 and 8 of Block 7 be redesigned such that it is perpendicular to the centerline of the street. These are shown on the map on page 16. • For these streets to function properly as a collectors, the same side that is to have the sidewalk should be posted for "no parking." A "no parking" resolution is on page 24. City staff is currently preparing a sidewalk plan as part of the updating of the Comprehensive Plan. One of the recommendations will be to include sidewalks on one side of all collector streets. If the City Council agrees with this policy, sidewalks should be required on the west side of Sterling Street and on the south and east side of Southcrest Avenue. Pipeline Setback Variance - Lot 9, Block 6 Lot 9, Block 6 cannot meet the 100 -foot pipeline setback requirement of the City Code. Due to the unique configuration of the property lines, the way the pipeline crosses the property diagonally and the need for Sterling Street to coincide with its alignment north of Highwood Avenue, staff is recommending that a 30 -foot pipeline setback variance be granted for this lot. This setback should be subject to the developer constructing a 6 -foot high berm along the west easement line of the pipeline. This variance would provide a building pad of at least 50 feet in width and 40 feet in depth for this lot. In conjunction with this lot, staff is recommending that this lot be platted as Outlot B. This is because of its limited buildable area due to the encroachment of the required temporary cul -de - sac into the lot and the pipeline along its rear property line. This 3 411 lot should not be platted as a lot and block or have a home constructed on it until Sterling Street is constructed through to Highwood Avenue. Highwood Avenue Right -of -Way Highwood Avenue currently has a 60- foot -wide (30 -foot from centerline) right -of -way. The portion of the proposed plat that fronts on Highwood Avenue has been drawn with Highwood Avenue having a 66- foot -wide (33 -feet from centerline) right -of -way. The plat as drawn is correct as Ramsey County will require the dedication of 3 feet of right -of -way to make the width of the right -of -way consistent along the south side of the street. Water main According to the City Engineer, a 12- inch - diameter water main will be required from the south end of Marnie Street through the City park into the plat. The streets to have this size water main are shown on page 15. In conjunction with the water main running through the park, the City Engineer is recommending that a 8 -foot- wide bituminous trail be constructed from Marnie Street to the sidewalk at the intersection of Sterling street and Southcrest Avenues. This is consistent with the standards that the St. Paul water utility has for the water main construction and will provide a hard surface connection between Marnie Street and the 411 recommended sidewalk along the new collector street. Storm Water Run -off The lots along the south side of Southcrest Avenue should be required to have their roof and driveway runoff drain to the street so that the area of natural vegetation and trees on these properties are not disturbed by the extra stormwater. It is recommended that this be accomplished through the use of deed restrictions on Lots 11 - 26 of Block One. The storm water from this development is proposed to run to the ponding area just west of I -494 on the corner of the ski jump property. An easement for this pond had been acquired earlier. Outlot A Outlot A has been designed into the plat because the ski jumpers have been using a portion of this area for stopping after jumping. The St. Paul Educational Foundation (owners of the ski jump property) has not been willing to purchase this property at a fair price from the developer. It appears that it would be in the public interest to have the City acquire Outlot A so that the future property owners of Lots 17 - 26 of Block One will not have to deal with the potential of ski jumpers trespassing. This might occur if their lots were platted through to the southern most property line. 4 411 Rezoning The City Council has been rezoning new subdivisions that are zoned for F, farm residential to R -1, single dwelling residential . to prevent the use of these properties for commercial agricultural uses. RECOMMENDATIONS 1. Approve the resolution on page 19 which amends the land use plan for the southern portion of the plat from OS, open space to RL, low density residential on the basis that: a. The property owner is proposing to develop this property for single - family homes. b. The OS designation was left on the property in 1987 because development would cause storm -water run -off onto the ski jump property without drainage easements. Drainage easements have now been obtained. c. The City has no plans to purchase the property for open space. 2. Approve the resolution on page 20 to vacate the portions of the 410 Sterling Street right -of -way as shown on page 15 of the staff report. Approval is on the basis that: a. Sterling Street north of this plat (between the proposed vacation and Highwood Avenue) has already been vacated. b. Sterling Street should be aligned to coincide with Sterling Street north of Highwood Avenue. c. The proposed alignment will allow for the rear yards of the single - dwelling lots to be along the pipeline. This is preferable to having the street near or on the pipeline as it minimizes the potential for a leak to enter the storm sewer or flow along the street. 3. Approve the 30 -foot reduction in the required pipeline setback for Lot 9, Block 6 (Outlot B) on the basis that the lot has a unique configuration and the need for Sterling Street to coincide with its alignment north of Highwood Avenue. This setback reduction shall be subject to the developer building a 6- foot -high berm along the west line of the pipeline easement. The berm shall not have slopes of greater than a 3:1 ratio. This berm shall be shown on the grading plan. 4. Approve the Highwood Estates No. 2 preliminary plat subject to the following conditions being completed before final plat approval: 5 111 a. Submittal of a signed developer's agreement, with required surety, for all required public improvements, erosion control and tree replacement. This agreement shall include (but not be limited to): (1) A requirement for the placement of temporary fencing, during construction, around woodlots to be saved. (2) The instalation of a five -foot wide concrete sidewalk along the west side of Sterling Street and along the south and east sides of Southcrest Avenue and Dennis Street. The sidewalk construction plans and location shall be subject to the approval of the City Engineer. (3) The instalation of standard street lights in 8 locations, primarily at street intersections. An additional street light shall be required at the intersection of Highwood Avenue and Sterling Street at the time Sterling Street is extended. The exact location and type of the lights shall be subject to the approval of the City Engineer. (4) The construction of a 12- inch - diameter water main from the south end of Marnie Street through Pleasant View Park into the plat. The 12 inch water main 410 shall continue from the intersection of Sterling Street and Southcrest Avenue east along Southcrest to O'Day Street, then north on O'Day to Ogden Avenue, (Nemitz Avenue), then east to Nemitz Avenue and shall end at the intersection of Nemitz and Southcrest Avenues (Dennis Street). (5) The construction of a 8- foot -wide bituminous trail from the south end of Marnie Street in Pleasantview Park to the intersection of Sterling Street and Southcrest Avenue. The location and construction of the trail shall be subject to the approval of the City Engineer and Parks and Recreation Director. (6) Granting to the City of Maplewood a temporary 100 - foot- diameter cul -de -sac bulb easement for the temporary deadend of Sterling Street. b. The right -angle curve at the intersection of sterling Street and Southcrest Avenue shall be redesigned as a 90- foot - radius curve, as measured along the center of the street. The property line between Lots 7 and 8, Block 7 shall be redesigned so that it is perpendicular to the center line of the street. 6 • c. Sterling Street and Southcrest Avenue shall have a right - of -way width of 60 feet and a pavement width of 32 feet. The west side of Sterling Street and the south and east sides of Southcrest Avenue shall be posted with "no parking signs. d. Approval of final grading, utility, drainage, erosion control and street plans by the City Engineer. The erosion control plan shall address the recommendations of the Soil Conservation District and the Ramsey- Washington Watershed District. e. The grading plan shall include a proposed building pad elevation and contour information for each home site, as well as the areas to be disturbed for street construction. Housing styles shall be illustrated which minimize grading on sites that contain trees to be preserved. The grading plan shall show the depth and location of the Williams Brothers pipeline and shall show the required berm for Lot 9, Block 6 (Outlot B) along the west easement line of the pipeline. Deviation from the approved grading may be permitted by the City Engineer, provided that the intent of the overall grading plan is complied with. f. Approval of a tree removal and planting plan by the Director of Community development before grading or construction begins, or final plat approval is given. This plan must illustrate the trees that are to be removed, those that are to be retained, and those that are to be replanted. g. Recordable deed restrictions to be recorded to run with the title of the affected parcels, shall be submitted to the City along with the appropriate recording fees to: (1) Require that all of the runoff from the roofs and driveways for the homes to be built on Lots 11 - 26, Block One, to be diverted to Southcrest Avenue. The restriction shall also state that rain gutters and acceptable site grading shall be employed and maintained for the life of each property, as required by the City Engineer. The City Engineer shall review the grading and sodding plans for each lot prior to the issuance of a building permit. (2) Except for Lot 9, Biock 6, prohibit the construction of a dwelling within 100 feet of the Williams Brothers pipeline. (The lots that appear to be effected are Lots 1 - 8, Biock Six and Lot 26, Block One.) The developer shall also notify the purchasers of the pipeline location. h. This plat shall be subject to Section 9 -191 of the Maplewood City Code (Environmental Protection) including providing the City Engineer with a study prepared by a 411 7 registered soils engineer to certify the stability of potentially unstable slopes in the areas of the plat that will have significant grading. i. Lot 8, Block 7 shall be dedicated to the City for park purposes. The City will pay for this lot from PAC funds. If the developer and the Parks Director cannot agree on a purchase price for this lot, the developer shall pay for an appraisal, which shall determine the price of the lot. j. Dedicate Outlot A to the City of Maplewood. k. The dedication of three feet of right -of -way to Ramsey County for Highwood Avenue. 1. Change the name of the north -south portion of Southcrest Avenue to Dennis Street to be consistent with Maplewood's street name system. m. Crestview Court shall be renamed Mamie Court. n. Ogden Avenue shall be renamed Nemitz Avenue. o. Lot 9, Block 6 shall be platted as Outlot B. This outlot shall not platted or used as a building site until Sterling Street is constructed through to Highwood Avenue. 5. Approve the resolution on page 22 to rezone this property from F, farm residential to R -1, single - dwelling residential based on the findings required by ordinance and that the R -1 zoning would be consistent with the proposed RL designation on the land use plan. 6. Approve the resolution on page 24 for no parking on one side of Sterling Street and Southcrest Avenue. 8 CITIZEN COMMENTS Staff mailed surveys to the 53 property owners within 350 feet of this site for their comments on this proposal. Of the 20 replies, 5 were in favor, 4 had no comment and 11 objected. In Favor 1. See the letters on pages 17 and 18. 2. The development will help bring in tax dollars for Maplewood and especially help this part of Maplewood. 3. It will continue planned development in the area and hopefully broaden the tax base thereby reducing home owner taxes. 4. It is good for the economy. Objections 1. The lot size adjoining the current lots are smaller. I am concerned about houses being on top of or too close to the Williams Pipe Line. Another question I have is in regards to the water run -off from this development. (Gardiner - 1048 Marnie) 2. I have not heard of any resolutions concerning the water runoff problem. I fear that my property may be devalued because the new Phase II development is not putting up houses equal or higher value. Our lots are close to 1/3 acre. Given the idea of development - that appearing imminent, we prefer single - dwelling homes. (Francis - 1058 Marnie) 3. I think that Nemitz should connect through to Sterling and the proposed lots on the west side of Sterling should have their width increase to 100 feet to match those on the east side of Marnie Street. (Fabio - 1068 Marnie) 4. The proposed lot sizes are substaintially smaller and will have a negative financial impact on the adjoining home owners property values, which are 1/3 acre in size. Highwood Avenue is narrow, hilly and without shoulders. It was not designed as a potential high traffic thru street and is unsafe to handle increased traffic flow. (Wohlhuter - 1024 Marnie) 5. The increase in traffic, driving out the wildlife and the need for open space. (Fleming - 1008 Marnie) 6. We would hope, if this area is developed, that it be required of the builders to build homes in the price range of the homes in Phase I. We do not wish to see our property value decrease due to cheaper housing. Also, I would hope that as many trees as possible remain in that area. (Berling - 979 O'Day) 9 7. The high concentration of people is undesirable for the area. (White - 963 Ferndale) Staff reply: All of the lots as proposed will meet the requirements of the Maplewood City Code for lot width, area and density. The Pleasantview Park lots range in area from 77,268 to 10,935 square feet. The median size is 15,000 square feet. The proposed lots in the Highwood Estates No. 2 range from 75,036 to 11,082 square feet. The median size would be 17,769 square feet. The minimum lot area required by City Code is 10,000 square feet. It is the City Attorney's opinion that the City cannot require a larger minimum lot size than is established by City Code. Except for Lot 9, Block 6, all of the proposed lots adjoining the pipeline are large enough so that homes constructed on them can meet the City Code requirements for setback distance from the pipeline. Highwood Avenue is designated as a collector street. It is planned to handle the traffic from this and other developments in the area. According to County Traffic Engineer, a two -lane county road, such as Highwood Avenue, can safely handle 6,000 - 7,000 trips per day. The current traffic count for Highwood Avenue is approximately 1,000 trips per day. This is well below the capacity of the road. 10 011 REFERENCE SITE DESCRIPTION 1. Area: 52.47 acres (gross), 41.54 acres (net) 2. Existing land use: Undeveloped 3. Property Owners: A + R properties (developer), Mike and Jean Hafner, Steve and Rite Shor SURROUNDING LAND USES North: Single - dwelling lots on O'Day, McCleland and Ferndale Streets and a 3.5 acre tract with a single - family home East: A 4 acre tract of land planned for low density residential development with one single - family dwelling South: St. Paul Educational Foundation property used for ski jumping West: Pleasant View Park and single - family homes on Marnie Street PLANNING 1. Land use plan designation: Existing - Open Space (OS) and Low density residential (RL) Proposed - Low density residential (RL) 2. Proposed density: 2.3 units per acre (gross) and 1.8 units per acre (net) 3. Zoning: Existing - F, farm residence Proposed - R -1, Single Dwelling Residential TEHIGHWOOD Attachments 1. Highwood Land Use Plan Map (Existing) 2. Highwood Land Use Plan Map (Proposed) 3. Property Line /Zoning Map 4. Proposed Preliminary Plat 5. Preliminary Plat Detail 6. 2 -2 -90 letter from the St. Paul Educational Foundation 7. 2 -5 -90 letter from Dean Sherburne (1078 Marnie Street) 8. Plan amendment resolution 9. Street Vacation Resolution 10. Rezoning resolution 11. No Parking resolution 11 err .r .1 Tl • ' in, ur ( - "1 • L i n wood = r<rsm w - • '.11f. RL I 1111_111_____ 11 �� b r —;O __ E • _ _ _ IIII a r• �" ... or r --- m G ,,e C R L : - > • o • S cr) l , m in t Man t RL • . , rTt f 1 olteclo U (� b lmino • l � collect s _ w.F !! . !f1 !!...�...r,,.,, >r•,* HI9hwood= r a .' > A� a rts IN F ! `. I I • r i o • O P e l -- I o - c ; minor I ' 1 L • 1 collector i ___ ti — niinor cc / r 6. / 1 \ As+ carver _�ir{)r�I F�allect J T �' %No 1 CC i • REVISED I � r 5 -27 -8 I O I 10 -28 - 8 7 • l r 3 -04 -88 5 -25 -09 J 1 - J I I 1 School Soarch RL 1 Aron 1 U 1 u 1/2 Mlle Radius I- 1 10 i U r' ill OS ; E • • t t% 16� . 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',. • I (j , „. c -V / .,:' .- ' ' . V T Ll I ' !‘).“:...!---‘' • ...) t...109 P .t . ' / /7 F ..111 : z1 I ) . ) ”` ' ' ' 0.) c r z, ' '', \ . � ' L F V 4. • .,) N9 •• O Rf� ' ' .'? ' ('� ',, .. % / /j t .... N • : mss : ,,, ,. ' L E A S I' \ • ' `` _ ,,k,:,:a : : �J, a _c l, ^ , TrT43) I / • / , / ZONING MAP � PROPERTY LINE U • • [r ATTACHMENT 3 \___--' 14 N C ali! NIL " ( ' I 1I' i` . L `,� I �— :�. —.e � }•�'� . —ir[R .II I L = — � t ...17-7..t4;_'!;-9,:l. _ T ` �� I : ,.:, , � I ► I 1 r • 11 a : ; .J� I •y i • .` 1 �� — ----- 1; i'.�. i 11 -.4- : — -- El li 11 '' F -1 \ 1 1 I .N 1f:�. il , �_ 1 i I • M. ' � � '; r L � / p � 1 ,t . 0 l + ` � � i a+,: .�Q. ":ii 1 y ` t � • , 0 It . l'at'ii;.:, \• • :; e 0,* • f f_ ) o a - 7 l (.\ 1 • / ii.) n I . • •••• - : ''. . ••••• • 7 .. / ,�• Ili i ' I t / • / ` . i 1 /' / i , Il J . II Lor i � /, 1 • •4 1 : :. - ati - ---' 12 INCH WATERMAIN REQUIRED ... — — - 5 FOOT SIDEWALK RECOMMENDED 4 . SITE PLAN ATTACHMENT 4 15 I 1 .. . 1 . i1 I 1 j Ill I I I 1 �: I 1 PROVIDE 1,04 FOOT RADIIU. - „...7. 1 1 / (U ,_ 4 , EMNORAf 1I CUL DE S •C - '` I� 1 - 1 - .; • • • DESIGNA E AS OUT • tB 1i "` / ..`, , r • • / n, •.7 i% A� r4Cb W ��pp 0 .1 B' VLP • .,- - - - r� . / _ � le � 1 Utility { / I 1 0 ,po of— �I • t 1 +_i !- '' -I I -' -1' '_— IX P • 000. O - arem.nl _ :' 1 O r U - } AI j X15.... , A f. nvrrrt of end of •. lnp ( ` , 1 T sorer plpo 990.00 F1. • / , Iti ~ - ` � \ STERLING STREET.T• BE VAST D 1 7, `' '� __ - / ..... 1., - r:0 I ' 7 •" , /r”. n' I y am ,) :17, ^ 1 / a , l 1 /� U —' I rn I N 1 -- I _ I - ` s - -- ,`� T — ._ I; 1 ` —` 7, l I - 1 I I 1 I r � W t• t :i REDESIGNED OT LINE 1 c ,, I • • 9Q R r D • • V r, - V. . ti .:'• , V 92 n t, 1 r I ' , f ., N I.I ,w ; ri, (l, t1 7 n ' m I � 1 `•, I ?. !v m I w n Q • u, 1. N 0 L - I 60 -..-1 n v -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 0 _. /, n n n 1 0 U I 1 :1 • • • 1 \ — s t r PRELIMINARY PLAT DETAIL A ND REVISIONS N 16 ATTACHMENT 5 THOMAS L. HARRINGTON. PRESIDENT DIRECTORS •_may {ADReff[ THOMAS L. HARRINOTON - tTrPAtfi.rlMNN - 88Hf - T h e LOUIS W. HILL, RI LUKE J. SOLER, VIC[ PRESIDENT JOHN R. LYONS 1949 MARGARE ST. Ia &tC Paat WILLIAM MAHRE •JIIT. PAULUL, . MINN. MI 51119 HAROLD R. . PETERSEN WILLIAM E. RYAN WILLIAM E. RYAN, SECY•TREAS. 325 BURLINGTON Educational Foundation, PHILLIP L. SANDERS on, Inc. CARL R. SODERBECK ST. PAUL. MINN. 55811 2278 Timberlea Drive LUKE J. SOLER Woodbury, MN 55125 FRANK R. THOMPSON WALLACE P. WAKEFIELD RICHARD WAKEFIELD City of Maplewood February 2, 1990 1830 E. County Road B Maplewood, MN 55109 Attention: Geoff Olson, AICP - Director of Community Dev. Subject: Prelininary Plat for Iighwood Estates Number Two MEMORANDUM As established in the agreement dated June 27, 1988, on this project, a storm sewer and ponding area easement has been granted the City of Maplewood by the St. Paul Educational Foundation for run -off water from this development. However, the placement and design of the underground conduits to carry the water from Highwood Estates Number Two across our property to the existing storm sewer pipeline are yet to be established. Our granting of easements to cover these 410 connecting conduits is contingent on our approval of the final design and also on our reaching a satisfactory settlement with the developer regarding this project as well as the un- finished committments in the 6/27/88 agreement. We look forward to reviewing the plans and arranging the necessary agreements so as to enable us to grant the required easements. Yours very truly, _- I %1 /4u y...�c.' x ) Thomas L. Harrington, resident cc: Roar Development 17 ATTACFI1Ef1T 6 February 5, 1990 Mr. Geoff Olson: Thank you for keeping me informed of the progress on the Highwood Estates development project. We have had open spaces around our home for several years, and I appreciate that. I also recognize that Maplewood is expanding and it is not unrealistic to have homes built around us in the very near future. I have a few suggestions that I hope will help: 1. The lots appear to be considerably smaller than the size of the neighboring lots, which are all 15,000 square feet. 2. There are six lots west of Sterling Street that have the same total width as five lots in the adjacent Pleasantview Park plat. These six lots also appear to be less deep than those in Pleasantview Park. All lots in Pleasantview Park are 15,000 square feet. Can you please, make the lots adjacent to Pleasantview Park at least 15,000 square feet? I expected the developer to recognize the greater value of the lots near the park. This would probably be to the developers advantage to increase the size of these lots. 3. I recommend that you request the city to vacate Sterling Street on the east side of Pleasantview Park and add this property to the park. I believe Sterling Street south of the park has already been vacated and given to the St. Paul Ski Club. 4. If Sterling Street connected to Nemitz Street, you could also eliminate the need fcr Crestview Street west of O'Day Street. A path access to the park would still be required, but an additional 40 feet which is currently Southcrest could be added to the lots to increase their size. Geoff, you may contact me at 688 -4147 during the day if you have any question about my recommendations. Sincerely, Dean E. Sherburne 1078 Marnie Street Maplewood, MN 55119 688 -4147 day 738 -1401 evening (hw.est) 411 18 ATTACHMENT 7 410 PLAN AMENDMENT RESOLUTION WHEREAS, Roar Development initiated an amendment to the Maplewood Comprehensive Plan from OS, open space to RL, low density residential for the following- described property: Outlot A, Highwood Estates (Parcel 13- 28 -22 -42 -0040) WHEREAS, the procedural history of this plan amendment is as follows: 1. The Maplewood Planning Commission held a public hearing on February 20, 1990 to consider this plan amendment. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Planning Commission recommended to the City Council that said plan amendment be approved. 2. The Maplewood City Council considered said plan amendment on , 1990. The Council considered reports and recommendations from the Planning Commission and City staff. 4IM NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL t hat the above - described plan amendment be approved on the basis of the following findings of fact: 1. The property owner is proposing to develop this property for single - family homes. 2. The OS designation was left on the property in 1987 because development would cause storm -water runoff onto the ski jump property without drainage easements. Drainage easements have now been obtained. 3. The City has no plans to purchase the property for open space. Adopted this day of , 1990. • 19 ATTACIF1ENT 8 VACATION RESOLUTION WHEREAS, Roar Development initiated proceedings to vacate the public interest in the following - described property: The undeveloped Sterling Street right -of -way from the south property line of Parcel 13- 28 -22 -31 -0067 to a point 320 feet to the south (as measured along the center line) and the Easterly 6 feet of the undeveloped Sterling Street right -of -way from a point 220 feet south of the south property line of Parcel 13- 28- 22 -31- 0067 to a point 420 feet south. WHEREAS, the following adjacent properties are affected: Outlot A of Highwood Estates (Parcel 13- 28 -22 -42 -0040) and subject to road, except the north 552.1 feet of the following: Part westerly of center line of said road of Northwest 1/4 of Southeast 1/4 and part east of Pleasant View Park north of the Northeast 1/4 of Southwest 1/4 of Section 13, Township 28, Range 22 (Parcel 13- 28- 22 -31- 0064). WHEREAS, the procedural history of this vacation is as follows: 110 1. A majority of the owners of property abutting said street right -of -way have signed a petition for this vacation; 2. This vacation was reviewed by the Planning Commission on February 20, 1990. The Planning Commission recommended to the City Council that this vacation be approved. 3. The City Council held a public hearing on , 1990 to consider this vacation. Notice thereof was published and mailed pursuant to law. All persons present at this hearing were given an opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. WHEREAS, upon vacation of the above - described street right - of -way public interest in the property will accrue to the following- described abutting properties: Outlot A of Highwood Estates (Parcel 13- 28 -22 -42 -0040) and subject to Road; except the North 552.1 feet of the following: Part westerly of center line of said road of Northwest 1/4 of Southeast 1/4 and part east of Pleasant View Park north of the Northeast 1/4 of Section 13, Township 28, Range 22 (Parcel 13- 28- 22 -31- 0064). A) ATIACIf1EN1 9 4/0 NOW, THEREFORE, BE IT RESOLVED by the Maplewood City Council t hat it is in the public interest to grant the above - described vacation on the basis of the following findings of fact: 1. Sterling Street between the proposed vacation and Highwood Avenue has already been vacated. 2. Sterling Street should be aligned to coincide with Sterling Street north of Highwood Avenue. 3. The proposed alignment will allow for the rear yards of the single - dwelling lots to be along the pipeline. This is preferable to having the street near or on the pipeline as it minimizes the potential for a leak to enter the storm sewer or flow along the street. This vacation is subject to the retention of Adopted this day of , 1990. 411 21 REZONING RESOLUTION 410 WHEREAS, Roar Development initiated a rezoning from F, farm residential to R -1, single - dwellinng residential for the following- described property: 1. Outlot A, Highwood Estates (Parcel 13- 28- 22- 42 -40). 2. SUB TO STH 100/117 THE W 100 FT OF E 298 FT OF N 245 F'I' OF W 1/2 OF NE 1/4 OF SE 1/4 AND W 63 FT OF E 361 FT OF NO 183 9/10 FT OF SD W 1/2 IN SEC 13 TN 28 RN 22 (PARCEL 13- 28- 22 -41- 0012). 3. EX E 173 FT OF N 1100 FT W OF CARVER LOT'S & EX W 100 I1' OF E 298 FT OF N 245 FT & EX W 63 FT OF E 361 FT OF N 183.9 FT OF W 1/2 OF NE 1/4 OF SE 1/4. PART, NWLY OF HWY 494, OF NE 1/4 OF SE 1/4. ALSO, PART NWLY OF HWY 494 OF GOVT LOT 1 IN SEC 13 TN 28 RN 22 (PARCEL 13-28 - 22 -41- 0013). 4. SUBJ TO RD; EX N 552.1 FT OF FOL; PART WLY OF CL OF SD RD OF NW 1/4 OF SE 1/4 & PART E OF PLEASANTVIEW PARK NO 2 OF NE 1/4 OF SW 1/4 OF SEC 13 TN 28 RN 22 (PARCEL 13- 28-22-31- 0064). W HEREAS, the procedural history of this rezoning is as follow 1. This rezoning was reviewed by the Maplewood Planning Commission on February 20, 1990. The Planning Commission recommended to the City Council that said rezoning be approved. 2. The Maplewood City Council held a public hearing on , 1990 to consider this rezoning. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given ,111 opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described rezoning be approved on the basis of the following findings of fact: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of 410 the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 22 ATTTACHINT 10 3. The proposed change will serve the best interests and conveniences of the community, where applicable and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. Adopted this day of , 1990. 411 23 NO PARKING RESOLUTION 110 WHEREAS, Sterling Street from Southcrest Avenue to Highwood Avenue and Southcrest Avenue from Sterling Street to Highwood Avenue are designated as collector streets; NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD, MINNESOTA CITY COUNCIL that the west side of Sterling Street from Southcrest Avenue to Highwood Avenue and the south and east sides of Southcrest Avenue from Sterling Street to Highwood Avenue be designated "no parking." 111 24 ATTACHMEN 11 MEMORANDUM 410 TO: City Manager FROM: Thomas Ekstrand, Associate Planner SUBJECT: Conditional Use Permit LOCATION: Cope Avenue APPLICANT: City and County Employees Credit Union PROJECT TITLE: Credit Office DATE: SUMMARY INTRODUCTION The applicant is requesting approval of a conditional use permit (CUP) to construct a one - story, 5,400- square -foot City and County Employees Credit Union branch office. A CUP is required for construction in an M -1, light manufacturing district, if the building would be within 350 feet of a residential zone. The proposed building would be 160 feet from the R -3 district to the south. Refer to the applicant's letter on page 7. BACKGROUND 110 On January 23, 1990, the Community Design ReviewBardfapproved. the building and site plans and recommended approval CRITERIA FOR APPROVAL Subsection 36 -442 requires that in order to approve a CUP, findings one through nine, as listed in the resolution on page 9, must be made. DISCUSSION The building appears to meet all the findings for a conditional use permit. A four to six -foot berm is proposed along Cope Avenue to screen the site from the townhouses to the south. In addition, the Design Review Board required five evergreens. 411 RECOMMENDATION Adoption of the resolution on page 9, approving a conditional use permit to allow a credit union to be constructed 160 feet from the adjacent residential district south of Cope Avenue, based on the findings required by code. Approval is subject to the following conditions: 1. Adherence to the site plan, dated January 9, 1990, unless a change is approved by the Community Design Review Board. 2. This permit shall be subject to review after one year from the date of approval, based on the procedures in City code. 411 2 REFERENCE • SITE DESCRIPTION 1. Site area: 1.21 acres 2. Existing land use: undeveloped 3. Property owner: Warren D. Madigan SURROUNDING LAND USES Northerly: An undeveloped .92 acre M -1 zoned lot and Highway 36 Southerly: Cope Avenue and Maple Park Shores Town Homes Westerly: Undeveloped M -1 zoned property Easterly: Sheet Metal Workers Union Hall and credit union building PLANNING 1. Land Use Plan designation: LSC, limited service commercial. Office buildings are permitted in the LSC designation. 2. Zoning: M -1 3. Subsection 36 -187 (b) requires that "no building or rne use, except parking, may be erected, altered, 410 within 350 feet of a residential district without a conditional use permit." CRUNION jl Attachments 1. Sherwood Glen Neighborhood Land Use Plan 2. Property Line /Zoning Map 3. Site Plan reduction 4. Applicant's letter of justification dated January 24, 1990 5. Resolution (separate attachment) 6. Plans date - stamped January 9, 1990 ( se p 3 • lit - . . ,..." • ° O V t o • 0 e l • o c o � � Jy ` o c u c� ` o ° —o ° E I / In orchenps F r 4 n �t S �n �\ I h y -30 1 7.... - 7:7 : : •_ . k- X orin IpaI - r nt y� ..,,,......._„, 4 1 ern o l�til filly i.,,,- - . ...--- ro•A •sa: �e :or -TIE � - t- 'IN ...�• ) r • 1 M o , .I,, - mo e- RM �1to ttiD RL_ _ • A 'a te mum)* wigm!-= , • RL, = •z. . i I Z/ d N l gg n • . .2i tri t I — � ."'� j i = —.!A • • h1 U ' C ,) r I i * s 1i s l c .• . R i - 1 1 i �S / r-- BW M .. .-f,../ - tai t. •• ,„,- 7. — 1 ------- • il PA; ii iiii-= 9?- 1 , , . , . „, ...I. t s ' I • ow L./ -.-- 1 t4: 9( it F ., , . r 1 . tt` t.,' , , �r II 1 ......„..,.....,„ _.....,_____-_r ._.r-,--....,,-TH__,...:: . . - - • _.:.,111 It ii rilli — ri lit ..„,,,,,=:„. o rl al 4- • Fr •S1 _ c — - / INN I � all Si — . o ! ?! .! r 3 0 o w ° v 2 m c C W m • to L Y REVISED • 8 -24 - 8 5 7- 23-8 5-12 - 8 8 Q • . 4 C SHERWOO GLEN . NEIG HBOI�,HOOD L AND US I LAN Att 1 4 1e_Ts • . a 1 , 7 01 • (14) (15.1 ( 1 I � ► 231 ' r • 0 1 19 ,y w la 1 ; ` . P a AV E. .,...z- < <�'_D 1 • a s: 2 1 � �I , ,^ 1 13 s• �• . ;' oo.•s goo !! ry 1 ti L}- 1 1) '° (281 ' r i s • !o so 7 12 f• 19 c „ (f.' i as S4 • - r S- , ' 1 I j 3, B Y m- • T r, 1 2 1.-.1.--- - 11 - 1 •� la 131-112 - X3 fri 1 n 1 B9' 30. G (� . n r 3 7: 3 O �ac I 2.9S •c 2. : Zr n - ` . m "I' N S keet N <fa ) N I r - v - ^ I 3Z ,' • - 4, ''4' -1 o!4 r5 I( ,- 7" Ai l :. �� •• p ap i _ (31) 1 03 '� Ir. 3 n �•) • I i vi,.. J • N ; • 1 L� i . / / i L - .. - - OP ' . ^o •.e 31 8i• . ., _ � ,; ,��, .•.. r. o ! _ {r 33; s ' — , 3 7 o ;9 r oe �p1 �7 ;a�w1y�0 it ra• vinyls : 13l� J'�'j' b 1 •, a 1idL fY ® -� AS ii ®- 7�a•,4+ r • C _ T L- a i+� ; • W F - - - - - - - - - -- i 1 ��("""''' i - E I a. _ 1 . r � i 1 — • r 1 s 3 , . I 711 `•�; ��1 713 ':2 � ".a �`� rte~. ',,�. z ` `;� - - ^ . — - - - - - - • ri4 - PROPERTY LINE / ZONING MAP 5 Attachment 2 cr.__r-__: .... .... fi ,, : — / —. 1 1 . k y l e. . „;____\,.....--•'---. tau 4- w / f ,/ , /� mil.® M \ •�� I m, ...._..., . 7,.... . ....._„ 1 .. .f. ....12g... iii •■• V ce .-10 .ant • 0 1 ___I A 1 i \ - ear , l r \ D IY i • A �' NSW PA-111...-914613' 1 r • i • ( l I q .00 Sc. rt / .o_ I ( - / / : / / P ,co 9 r l 1 u I ) I / a { I i 11 / �� ® I r.— � ro cc Iti . 1.. Al r . d __ _ , , in \ = w , r , NC • ■ --\ ............ y �� .6.. / ScO I L / fac°) SA Al:**"........A...*:6 .... .."'" ---. -____C A — ....• 1 I . te ‘ 111‘) 42b / -- i ./. 41 Pe444u -- a not JWIt gob - - Pi, CM) • I wit.J ri (L1ti�k G• r/ ,Aim° / ty F „cur._ C.uLD Ltrs) • I .1 caw hillib de V IV 4 , „:... , _ .,,, bey" 1 " ' M - ilill / T ` / ,.:ei T own iL' —904-- -_ - - -- _ .' - - - — ,_ _ - St. WV WC COPE AVENUE .1.11.47 JAN 0 9 1990 - •1TE PLAN Zo =o' 6 Attachment 3 P TY & COUNTY EMPLOYEES • CREDIT UNION 044 E. 11th STREET • ST. PAUL, MINNESOTA 55101 • (612) 224 -4754 January 24, 1990 City of Maplewood Thomas Ekstrand, Associate Planner 1830 East County Road B Maplewood, Minnesota 55109 Dear Mr. Ekstrand; The City and County Employees Credit Union, as prospective purchaser of the South 270 feet of the East 230 feet of the South 1/2 of Lot 12, E. G. Rogers' Garden Lots, Ramsey County, Minnesota, respectfully requests a Conditional Use Permit for the stated property. I ask that this permit allow for construction and operation of a Credit Union facility with drive -up teller capacity for the purpose of serving current and future members in the City of Maplewood and surrounding communities from a full service branch office. I offer on behalf of the City and County Employees Credit Union the following for approval of a Conditional Use Permit. 1. As per our architectural design and site preparation plans as submitted, it is the intent of the Credit Union to conform with the City's comprehensive plan and Code of Ordinance. 2. The nature of Credit Union business is within current zoning limitations and will not alter significantly the character of the area. 3. The property is currently vacant and unimproved. The construction of a structure for Credit Union business will not cause surrounding property to decrease in value. 4. The nature of Credit Union business does not involve any operational methods or materials dangerous, hazardous, detrimental, disturbing or cause nuisance to persons or property because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, vibration, general unsightliness, electrical interference or other nuisances. The Credit Union will incorporate adequate drainage and water runoff controls and confluences in its architectural plans in accordance with City specifications. 7 Attachment 4 City and County Employees Credit Union Page Two 5. Vehicular congestion is not anticipated from member patronage. Design of the drive -up facility allows for adequate stacking of vehicles waiting for service. There is sufficient on site parking. Easy access to Highway 36 via controlled intersections will hold traffic impact from the proposed branch to a minimum. 6. Public facilities and services as currently provided by the City are adequate for Credit Union needs. 7. Because the current public facilities and services are adequate, the Credit Union branch will not create excessive additional costs. 8. As this property contains no mature trees, development of this property as proposed, does not detract form the site's natural or scenic features. Proposed site and landscape plans will compliment the site and surrounding area. 9. It is the intent of Credit Union to develop this site with as little adverse environmental impact as possible. Attached is a list of property owners within 350 feet of the stated property and their addresses certified the Ramsey County Abstract office. Respectfully submitted, Sheldon W. Sanborn President SWS:clh 8 • CONDITIONAL USE PERMIT RESOLUTION WHEREAS, the City and County Employees Credit Union initiated a conditional use permit to construct a new office building 160 feet from an adjacent residential district at the following- described property: The south 230 feet of the east 230 feet of Lot 12, e.g. Rogers' Garden Lots, lying south of the center line of Trunk Highway 36, subject to easements of record. WHEREAS, the procedural history of this conditional use permit is as follows: 1. This conditional use permit was reviewed by the Maplewood Planning Commission on 1990. The Planning Commission recommended to the City Council that said permit be 2. The Maplewood City Council held a public hearing on , 1990. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City • staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL THAT the above - described conditional use permit be approved on the basis of the following findings -of - fact: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's comprehensive plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run -off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 9 Attachment 5 d be served by adequate public facilities and services, including 6. The use would 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. Approval is subject to the following conditions: 1. Adherence to the site plan, dated January 9, 1990, unless a change is approved by the Community Design Review Board. 2. This permit shall be subject to review after one year from the date of approval, based on the procedures in City code. Adopted this day of , 1990. 410 10 MEMORANDUM 411 TO: City Manager FROM: Shawn Bernier - Planning Intern SUBJECT: Rezoning LOCATION: South of Radatz Avenue, West of White Bear Avenue APPLICANT: City of Maplewood DATE: February 13, 1990 SUMMARY INTRODUCTION The City is proposing a rezoning from F, farm residential, to R- 1, single - dwelling residential, for the area west of White Bear Avenue between Radatz Avenue and County Road C. (Refer to the map on page 6.) BACKGROUND November 16, 1989: The City Council initiated a study by staff of properties which have zoning and land use designations that are inconsistent. January 8, 1990: The City Council considered the land north of S Radatz Avenue. The Council amended the land use plan from RM, residential medium density, to RL, residential low density, and rezoned this land from F to R -1. The Council also initiated a rezoning from F to R -1 for the land west of White Bear Avenue, from Radatz Avenue to County Road C. CRITERIA FOR APPROVAL Section 36 -485 of the City Code requires the following findings to approve a rezoning: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. DISCUSSION The land uses in this area consist of permanent open space, single dwellings on larger lots and a 52 -unit townhouse project. The open space and townhouses would not be effected by this rezoning, since the open space will not be developed and the townhouses were approved with a conditional use permit for a planned unit development. The only effect on the single dwellings would be to eliminate commercial agricultural uses. RECOMMENDATION Approve the resolution on page 7 to rezone the property west of White Bear Avenue, between Radatz Avenue and County Road C, from F, farm residential, to R-1, single dwelling residential, based on the findings required by ordinance. 2 REFERENCE S Site Description Area: 50 acres Existing land use: 20 single- family dwellings, Ramsey County open space, City of Maplewood open space, three undeveloped parcels each approximately one -half acre in size and the 52 -unit Maple Knoll Townhouse project. Surrounding Land Uses North: Parcels zoned R -1 along the north side of Radatz Avenue developed with single - family dwellings. East: An undeveloped parcel and the office building zoned LBC. Across White Bear Avenue is Ramsey County open space property. South: Single dwellings along Kohlman Avenue, Van Dyke and County Road C. West: Parcels zoned R -1 developed with single family homes and undeveloped Southlawn Avenue. 410 Planning Low Density Residential (RL) - "This classification is primarily designated for a variety of single - dwelling homes. An occasional double dwelling may be allowed. The maximum population density is 14 people per net acre" (page 18 -29). Open Space (OS) - This land use classification is designed to provide land use areas throughout the community which act to complement all other land uses by providing a reasonable balance of open space in relation to urban development. Within this classification there are a number of specialized lend use activities which can be further classified such as: Parks and playgrounds, natural drainage courses, cemeteries, public and non - public school grounds, golf courses, lakes, pedestrian trailways and scenic drives, and environmental protection areas, encompassing wetlands and flood plains. Existing zoning: F, Farm Residential which allows single - family dwellings, general farming, commercial greenhouses and nurseries. Livestock raising, manufactured home parks and golf courses are permitted with a conditional use permit. Proposed zoning: R -1, Single Dwelling Residential which allows single - family dwellings and public parks. Golf courses and the 410 storage of commercial vehicles are permitted with a conditional use permit. 3 REZONING jl Attachments 1. Location Map 2. Property Line /Zoning Map 3. Rezoning Resolution 4 0 . 65 ' WNi41. £ea✓ Cake, ;� _ - 110 1T h ' 1 : SC ,- ii 11 , _ DC( 1 � tin j c.... s s7 ' t 0,..)4. .1 L'1 ) N , [ .715 r°1°°° . fr.. jiliti P V . c 4 - plj RI< L . 41. OS c. D ia = : = OS 4 4 RI P /IL RI Lip . -F",... 11 11 , . L SC RI BW KEY -- RL = Low Density Residential OS = Open Space J LOCATION MAP ' 4 1 /\\ r . 0 PROPOSED SITE SOUTH OF RADATZ, WEST OF WHITE BEAR AVENUE N 5 Attachment 1 1 e ,i577- k . — . OM al 1111 8111111.111 o ISM • . .' �,� °�� e !! ( f 11111400 ) d . x71 � I : f IA a f ... �� (i) to t i . o.. l3.. w (s)1 j;,-, .msµ � , ' El o CI w (x!) ' (L) � + )iG (.t .5.< t1�w .. II 1 o 'e • o R le _ .� _ •r0_�- __)e _. -'•4 .�£. ,_ - -__. ail ai f /iii 1 i /'� 1.j-Z7 l/ 0 / // /t/�I / - r /) . ts t TI�� // %� � ; � / I�� / / � tee .�0 �< * NV .l.t li , • ( , ' , • • + `' p .2. ?) ./-Irf *- ",/ , ` � j II . : � , 1 i ce , 'r . - ` �� /�� j'�r /j;.�% '�% '' /% � '��'%� ( :d ` + 1 (x) s � � � „�/ // " " � � ( xd O• P. • • / . / . /, / ;. ''. ' ...) I rt ' . 1 ■ //� � „ � / / / , A V .,.< PR A .. t l ' $ — 'fr - 7F /V i . / ;ye - - er 7 ,- , , p„, 1 ., piw , / . ./ q . i / / 1 11 Ill 1 r , • / / t "/ / / / / c o / / r , / / / 0 / a %�i / . / / , -,,, . . 4 d 4 .#0 - / / zia ,, , „4,„ ," / 4 ? / ./" : :, in . r-i r i ,_.„- r---; .1" (-r-!" , I < ) . , . ` ":i ! 2i' -- ^ fie. - -, - 41 1 LLai`_1 � / ,/, / Al - - -- - ti ■ ay ,.. i / v , i eV 0 r : .., . , , . .. , . ..' o r //r . y ,. .... 3 rte/ /7 7 f 4 � -�� _ � � e -� :� ...:„. R KEY ' / it :,,,;,-i‘ r • F = Farm Residence PUD = Planned Unit Development T _ _ -- - -i R -1 = Single Family Residential 0 PROPERTY LINE / ZONING MAP PROPOSED REZONING FROM F TO RI N 6 Attachment 2 REZONING RESOLUTION WHEREAS, the City of Maplewood initiated a rezoning from F, farm residence to R - 1, single dwelling for the properties west of White Bear Avenue, between Radatz Avenue and County Road C. WHEREAS, the procedural history of this rezoning is as follows: 1. This rezoning was reviewed by the Maplewood Planning Commission on February 20, 1990. The Planning Commission recommended to the City Council that said rezoning be 2. The Maplewood City Council held a public hearing on , 1990 to consider this rezoning. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described rezoning be approved on the basis of the following findings of fact: • 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. Adopted this day of , 1990. 110 7 Attachment 3