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HomeMy WebLinkAbout2016-11-15 PC Packet AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION Tuesday, November 15, 2016 7:00 PM Council Chambers - Maplewood City Hall 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. October 18, 2016 6. Public Hearing a. 7 p.m. or later: Consider Approval of a Conditional Use Permit Resolution for the Metro Heating and Cooling Expansion, 2303 Atlantic Street North b. 7 p.m. or later: Consider Approval of the Maplewood Alzheinter, 1700 Beam Avenue 1. Preliminary Plat 2. Conditional Use Permit Resolution 3. Parking Waiver 7. New Business 8. Unfinished Business 9. Visitor Presentations 10. Commission Presentations a. November 28, 2016 city council meeting (Commissioner Ige) Proposed of Metro Heating and Cooling Expansion, 2303 Atlantic Street North Proposed 11. Staff Presentations 12. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, OCTOBER 18, 2016 7:00 P.M. 1. CALL TO ORDER A meeting of the Commission was held in the City Hall Council Chambers and was called to order at 7:00 p.m. by Chairperson Arbuckle. 2. ROLL CALL Paul Arbuckle, Chairperson Present Frederick Dahm, Commissioner Present Tushar Desai, Commissioner Absent John Donofrio, Commissioner Present John Eads, Commissioner Present Allan Ige, Commissioner Present Bill Kempe, Commissioner Absent Staff Present: Michael Martin, Economic Development Coordinator 3. APPROVAL OF AGENDA Commissioner Ige moved to approve the agenda as submitted. Seconded by Commissioner Dahm. Ayes All The motion passed. 4. APPROVAL OF MINUTES Commissioner Dahm moved to approve the August 16, 2016, PC minutes as submitted. Seconded by Commissioner Eads. Ayes Eads, Donofrio & Ige Abstention Chairperson Arbuckle The motion passed. 5. PUBLIC HEARING None. 6. NEW BUSINESS a. Off-Street Parking Ordinances Discussion i. Economic Development Coordinator, Mike Martin gave the report on the Off Street Parking Ordinance and answered questions of the commission. No action was needed at this time. Staff collected comments from the commission. This item will be discussed by the city council at a council meeting in the upcoming months. October 18, 2016 1 Planning Commission Meeting Minutes b. Training Metropolitan Council and Comprehensive Plan Update Requirements i. Economic Development Coordinator, Mike Martin gave the update on training and the Metropolitan Council and Comprehensive Plan requirements and asked staff what topics they would like to receive additional training on in the future. 7. UNFINISHED BUSINESS None. 8. VISITOR PRESENTATIONS None. 9. COMMISSION PRESENTATIONS a. September 12, 2016 City Council Meeting Proposed Indoor Storage Building, English Street North and Cope Avenue East Proposed Nonconforming Use, 1136 Frost Avenue East Staff reported that both items were approved by the city council. 10. STAFF PRESENTATIONS None. 11. ADJOURNMENT Chairperson Arbuckle adjourned the meeting at 8:32 p.m. October 18, 2016 2 Planning Commission Meeting Minutes MEMORANDUM TO:Melinda Coleman, City Manager FROM:Michael Martin, AICP, Economic Development Coordinator DATE:November 8, 2016 SUBJECT:Consider Approvalofthe Metro Heating and Cooling Expansion,2303 Atlantic Street North 1.Conditional Use Permit Resolution 2.Design Review Introduction Project Description Metro Heating and Cooling has purchased the existing 3,669 square foot building at 2303 Atlantic Street North. This business is apermitted use at this location. The applicant is proposing a 2,580 square foot addition which requires approval of a conditional use permit (CUP). This property is located within 350 feet of residential property which city code then requires a CUP for any new commercial building projects. The original building on this site was approved by the city council in 1974 –with a small expansion approved in 1980 –which predates the CUP requirement. This is why a CUP has not previously been approved for this site but the new expansion does trigger the requirement. Request The applicant is requesting city approval for a CUP and design review. Background July 11,1974: The city council approved plans for the Handy Hitch building. March 7,1980: The city approved a 1,575 square foot addition to the existing building. Discussion Conditional Use Permit As mentioned already, a CUP is required because the proposed expansion will occur within 350 feet of property the city has guided and zoned for residential use. This site has been used as a commercial site for more than 40 years and the applicant’s use of the site ispermitted by the zoning code. The existing building will be used for storage of the company’s equipment and small repairs related to their work will be conducted on site. The proposed addition will be used as office space for the company. The proposed expansion will meet all setback requirements and the site plan meets the city’s parking requirements. There have been no negative comments submitted to the city regarding this proposal. A unique aspect of this site is there is a legal, nonconforming house on site. This house is currently occupied. City code allows the continued use of the home but the applicant has been informed if the house were to sit vacant for one year or more it would loseits nonconforming status and would not be allowed to be used as a residence anymore. The applicant intends to continue to use the home as a rental property. Design Review Architectural The exterior of the proposed addition will be sided with a combination of Smart Lap siding, and Board and Baton siding. The roof will be asphalt shingles, with subtle highlight color strips integrated into the shingle patterns. The existing building is proposed to be either painted to match the new colorsof the addition, or a random lapsiding matching the office portion will be applied over the concrete block. Colors for the siding will be will be darkgrey and dark red, with a black and grey roof. SitePlan The proposed building addition is well beyond the required setback of 30 feet from the front property line. The majority of the site currently is paved and the applicant is proposing to remove about 20 percent of the existing asphalt to create green areas around the existing house structure and to the north of the proposed addition. The city ordinance states the following regarding parking lots: All parking lots shall have continuous concrete curbing surrounding the exterior perimeter of the parking lot and drives…The community design review board may waive the curbing requirement when the city engineer has determined that sheet drainage over ground would improve stormwater quality. The applicant has requested the city consider waiving the requirement for concrete curbing. The city engineer has reviewed this request and determined that a waiver should be granted. The city engineer considered the site’s existing conditions and stormwater management and determined the applicant’s plans of removing existing asphalt will greatly improve the overall site. The parking requirements for this site are 17 spaces –four spaces for the warehouse area of the building and 13 spaces for the office space. The applicant’s site plan is proposing 21 spaces –exceeding the city’s requirement. The applicant has stated most of its service vans are kept at the homes of their employees who travel directly to customers and only occasionally will need to visit the company’s office. Trash Enclosure The city ordinance states the following regarding the screening of trash enclosure: Trash container enclosures shall be provided around all trash containers and shall be 100 percent opaque. They shall be protected by concrete-filled steel posts or the equivalent, anchored in the ground at the front corners of the structure. If the enclosure is masonry, the protective posts may be omitted. In all instances, the enclosure must be of a design, material and color compatible with the building and be kept in good repair. A gate that provides 100-percent opaqueness shall be provided. The community design review board may waive any part of this requirement if it finds that the trash container would be hidden from adjacent properties and streets. The applicant has requested theCDRB waive this requirement. Schmelz Countryside, neighboring property to the north, submitted comments to the city stating they were concerned about the waiving of this requirement as they believethe trash containers can be viewed from their property. Staff would recommend the applicant install a screening fence between the trash enclosures and the Schmelz property. Landscaping The applicant is not proposing to remove any trees on site. The landscape plan indicates three new trees will be planted as well as several shrubs and other ground level plantings throughout the site. These elements combined with the conversionof asphalt to green space will work to greatly improve the overall aesthetic of this property. Department Comments Engineering Please see Jon Jarosch’s engineering report, dated November 8, 2016, attached to this report. Building Official, Jason Brash Applicant must meet all Minnesota State Building Code requirements. Parks Department, Jim Taylor This property has never paid a parks accessibility charge and will be subject to said charge at the time of building permit. Land value -$306,300 X 9% = $27,567.00 Commission Review Community Design Review Board November 15, 2016: The community design review board will review this project and make a recommendation to the city council. Planning Commission November 15, 2016: The planning commission will hold a public hearing and review this project and make a recommendation to the city council. Budget Impact None. Recommendations 1.Approve the attached conditional use permit resolution. This conditional use permit allows a 2,580 square foot building expansion within the M-1 (light manufacturing) zoning district that is within 350 feet of a residential zoning district for the property located 2303 Atlantic Street North. This approval shall be subject to the following conditions: A.All construction shall follow the project plans as approved by the city. The director of environmental and economic development may approve minor changes. B.The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. C.The city council shall review this permit in one year. D.The applicant shall provide a screening fence between its trash containers and the neighboring property to the west. All trash enclosuresmust be kept on the south end of the building, as indicated by the applicant’s plans, and out of the view from the public right-of-ways. E.The existing residential structure on this site is a legal, non-conforming use. If the home is vacant for one year or more its legal, non-conforming status ceases and cannot be used for residential purposes. 2.Approve the plans date-stamped November 7, 2016, for Metro Heating and Cooling’s proposed building expansion. Approval is subject to the developer complying with the following conditions: A.This approval is good for two years. After two years, the design-reviewprocess shall be repeated if the developer has not begun construction. B.All requirements of the fire marshal and building official must be met. C.The applicants shall comply with all requirements of the MaplewoodEngineering Report from Jon Jarosch dated November 8, 2016. D.The applicants shall provide the city with cash escrow or an irrevocable letter ofcredit for 150 percent of the proposedexterior landscaping and site improvements prior to getting abuilding permit for the development. E.The applicant shall provide a screening fence between its trash containers and the neighboring property to the west. All trash enclosuresmust be kept on the south end of the building, as indicated by the applicant’s plans, and out of the view from the public right-of-ways. F.The removal of the existing asphalt for the parking lot will not require the applicant to install concrete curbing as determined by the city engineer. G.All work shall follow the approved plans. The director of environmental andeconomic development may approve minor changes. Citizen Comments Staff surveyed the 31surrounding property owners within 500 feet of the proposed site for their opinion about this proposal. Staff received fourresponses –all in favor generally for the proposal. 1.Metro Heating and Cooling is a reputable company –a company that we have been a repeat customer of. Very happy to see them come into the neighborhood and to occupy the space. We have no objections with this plan moving forward. (David and Theresa Goetzke, 1209 Lark Avenue East) 2.We are absolutely in favor of this improvement! Happy it’s another family business going in there after Handy Hitch was there for 40 years serving the community. Good addition to the neighborhood. (Tracy and Joseph Mincher, 2303 Atlantic Street North) 3.SchmelzFamily LLC and Schmelz Countryside VW does not object to the general scope of the project. Ouronly concern is that the dumpsters be enclosed since it would be visible from our property. (Schmelz Family LLC, 1180 Highway 36 East) 4.It looks good to me. We are in favor of this proposal. (Stephen Linn, 1789 Woodland Drive, Woodbury) Reference Information Site Description Site Size:1Acre Existing Land Use: Vacant commercial building and occupied house Surrounding Land Uses North: Highway 36 South: Residential properties East:Veterinarian clinic West:Auto dealership Planning Existing Land Use:Commercial (C) Existing Zoning:Light Manufacturing(m1) Application Date The city deemed the applicant’sapplications complete onNovember 7, 2016. The initial 60-day review deadline for a decision wasJanuary 6, 2017. As stated in Minnesota State Statute 15.99, the city is allowed to take an additional 60 days if necessary in order to complete the review of the application. Attachments 1.OverviewMap 2.Land Use Map 3.Zoning Map 4.Applicant’s Letter 5.Applicant’s Plans 6.Jon Jarosch, Engineering comments, datedNovember 8, 2016 7.Conditional Use Permit Resolution 8.Applicant’s Plan Set (separate attachment) Attachment 1 accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION is for reference only. Data layers that appear on this map may or may not be This map is a user generated static output from an Internet mapping site and Feet 600.0 300.00 0 7 600.0 Attachment 2 Maplewood, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, 2303 Atlantic St N - Metro Heating and Cooling Legend Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and Low Density Residential Land Use Map the GIS user community High Density Residential Commercial 8 Attachment 3 Maplewood, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, 2303 Atlantic St N - Metro Heating and Cooling Legend Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and Light Manufacturing (m1) Zoning Map the GIS user community Multiple Dwelling (r3) Single Dwelling (r1) 9 Attachment 4 Metro Heating and Cooling 2303 Atlantic Street North Maplewood MN Metro Heating and Cooling, a HVAC , or mechanical contractor, recently purchased the site located at 2303 Atlantic Street. The site is just west of Schmelz VW, and is located on the south frontage road of HY 36. The site contains both, a single family residence and a commercial building. The residence is a single story stucco building and the commercial building is a single story concrete block building with sloped asphalt shingle roofs. It is the intent of the owner to do only minor repair, and maintenance for the residential part of the site. The existing commercial building is 3669 square feet in size and will be mostly used for storage of the companies, mechanical equipment, before it is brought out to the jobsites. A small part of the existing building will be used as a shop to do minor manufacturing of specific mechanical equipment. A new addition of 2580 square feet, will be added on to the North side of the building. The addition will be used as office space for the company. The new office will be wood walls with a trussed roof system. The exterior of the office building will be sided with a combination of Smart Lap siding, and Board and Baton siding, also made by Smart Siding. The roof will be asphalt shingles, with subtle highlight color strips integrated into the shingle patterns. The existing building will be either painted to match the new colors, or a random lap siding matching the office portion will be applied over the concrete block. Colors for the siding will be will be dark grey and dark red, with a black and grey roof. The existing parking lot is fairly large in size. It is the intent of the owner to greatly reduce the size of the paving. The existing parking does not have any curb and gutter. Due to the existing grades a new curb and gutter is not possible or practical. The total hard surface will be reduced by 20% upon construction competition. The plan allows parking for 20 oversized parking spaces, and one oversized accessible parking space. The total amount of 21 spaces slightly exceeds the spaces required by city code. The company has several service vans. They are parked at home by the employees overnight. The vans are then driven, from home, directly to the job site. It is not uncommon for an employee to go a week or two before visiting the main office. The parking will be used primarily for the office staff, and the occasional customer. The site has an existing pylon sign. The will be repainted and have the signage board replaced. The North Facing Gable, of the office addition, will also have building signage added. All signage will be done separately and signage permits will be applied for. 10 Attachment 4 Metro Heating and Cooling - cont. A new trash pad will be located behind the building on the south side of the building. The location of the dumpsters will not be visible from public view. The owner is asking to not enclose the dumpsters as they will not be visible from the public view. The owner owns the land just to the south of this parcel, as well. It is the intent of the owner to start construction this fall upon planning, council approval and obtaining building permits. Thank You Scott Mower . 11 Attachment 5 12 Attachment 5 13 Attachment 5 14 Attachment 6 Engineering Plan Review PROJECT: Metro Heating and Cooling – 2303 Atlantic Street North PROJECT NO: 16-34 COMMENTS BY: Jon Jarosch, P.E. – Staff Engineer DATE: 11-8-2016 PLAN SET: Conceptual plansdated October 2016 Theapplicant is proposing toconstruct an addition to the existing facility at 2303 Atlantic Street, along with accompanying site improvements.The applicant is requesting a review of the current design. As theamount of necessary disturbance on this site is lessthan 0.5 acre, the applicantisnot requiredto meet the City’s stormwater quality, rate control, and other stormwater management requirements.The applicant is proposing to remove over 11,000 square feet of existing parking lot and driveway areas, which will reduce site runoff and promote infiltration. Staff has determined that allowing the runoff to sheet flow off of the remaining parking lot surfaces into the proposed green areas will provide for improved stormwater quality and is therefore not requiring concrete curb and gutter to be installed. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents for final review.Thefollowing are engineeringreview comments on the design and act as conditions prior to issuing permits. Grading and Erosion Control 1)The applicant shall provide a grading and erosion control plan. 2)The existing entrance off of Atlantic Street is proposed to remain and be used for temporary parking. The applicant shall note that parking within the right-of-way is not allowed per code. 3)Perimeter control devices (Silt fence, Bio-roll, etc.) shall be installed around the proposed disturbed areas prior to construction. 4)All slopesshall be 3H:1V or flatter. 5)Inlet protection devices shall be installed on allexistingstorm seweruntil all exposed soils onsite are stabilized.This includes storm sewer on adjacent streets that could potentially receive construction related sedimentor debris. Attachment 6 6)Adjacent streetsand parking areasshall be swept as needed to keep the pavement clear of sediment and construction debris. 7)All pedestrian facilities shall be ADA compliant. 8)Thetotal grading volume (cut/fill) shall be noted on the plans. Sanitary Sewer and Water Service 9)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this project.A SAC determination is required prior to the issuance of permits. 10)The applicant shall provide plans detailing how water and sewer service will be extended to service the proposed addition. 11)The applicant shall meet all requirements of Saint Paul RegionalWater Servicesfor any water service modifications or additions. Public Works Permits The following permits are required by the Maplewood Public Works Department for this project. The applicant should verify the need for other City permits with the Building Department. 12)Grading and erosion control permit 13)Sanitary Sewer Service Permit (If sewer service is to be added or modified) -END COMMENTS - Attachment 7 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Metro Heating and Cooling hasapplied for a conditional use permit to expand the existing building at 2303 Atlantic Street North. WHEREAS, conditional use permits are required for commercial buildings in thelight manufacturing (m1) zoning district that are within 350 feet of properties that have been guided and zoned as residential. WHEREAS, this permit applies to the 1 acresite at 2303 Atlantic Street North. The legal description and property identification number are: SubjectTo Road & Except South200 Feet; The East260 Feet Of Block 14 Also; Except West400 Feet & Except East30 Feet;Part Lying SoutherlyOf Highway36 Of Block 17 09-29-22-41-0023 WHEREAS, the history of this conditional use permit is as follows: 1.On November 15, 2016, the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review 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 recommended that the city council _________the conditional use permit 2.On November 28, 2016the city council discussed the conditional use permit. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council __________ the above- described conditional use permit because: 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 ofoperation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness,electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. Attachment 7 6.The use would be servedby 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. Approval is subject to the following conditions: A.All construction shall follow the project plans as approved by the city. The director of environmental and economic development may approve minor changes. B.The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. C.The city council shall review this permit in one year. D.The applicant shall provide a screening fence between its trash containers and the neighboring property to the west. All trash enclosures must be kept on the south end of the building, as indicated by the applicant’s plans, and out of the view from the public right-of-ways. E.The existing residential structure on this site is a legal, non-conforming use. If the home is vacant for one year or more its legal, non-conforming status ceases and cannot be used for residential purposes. MEMORANDUM TO: Melinda Coleman, City Manager FROM: Shann Finwall, AICP, Environmental Planner DATE: November 9, 2016 SUBJECT: 1700 Beam Avenue 1. Preliminary Plat 2. Conditional Use Permit Resolution 3. Parking Waiver Introduction Project Description JEA Development and Maplewood Care Group, LLC, are proposing to build a 34,491 square foot memory care facility on a vacant lot located on the south side of Beam Avenue, west of the existing US Bank building (1760 Beam Avenue). There will be 50 units that accommodate 66 residents with A, and related memory issues. Requests 1. Preliminary Plat: The project requires a preliminary plat to create four new lots. Lot 1 future development, and Lots 3 and 4 will be created for the existing buildings on the site (US Bank and Outback Steak). 2. Conditional Use Permit: Multi-family housing is permitted in the Business Commercial Modified zoning district with a conditional use permit. 3. Parking Waiver: A parking wavier to allow 59 reduced parking spaces than city code requires. Background June 9, 1997: The city council approved a CUP and design plans for Outback Steak at 1770 Beam Avenue. Outback Steak was constructed on the most easterly side of the lot, adjacent Southlawn Drive North. November 23, 1999: The design review board approved design plans for US Bank at 1760 Beam Avenue. US Bank was constructed just to the west of Outback Steak, with approved cross easements for access from Southlawn Drive North. April 26, 2004: The city council denied a request to rezone and reguide the vacant lot located west of US Bank from Business Commercial Modified to Business Commercial. Rezoning and reguiding the property would have allowed the construction of a proposed Dairy Queen with drive up window to be constructed in that location. Discussion Preliminary Plat DeSoto Associates, LLC owns the 7.62 acre property. The owners currently lease land to US Bank and Outback Steak for their businesses located on the eastern portion of the lot. To Care Center, the applicants and property owner are proposing a preliminary plat (Voran Properties Addition) to subdivide the property into four lots. Lot 1 (136,978 square feet) will (68,882 square feet) will remain vacant for future development, and Lot 3 (49,490 square feet) and Lot 4 (74,363 square feet) will include the existing US Bank and Outback Steak businesses. The overall property is guided Commercial and zoned Business Commercial Modified. The proposed lot sizes meet City code requirements. City code requires parking lots to maintain a five foot setback to side and rear property lines. The existing US Bank parking lot will come to within three feet of the new lot line along the southern portion of the lot. The applicants must submit a revised plat which shows the easterly lot line for Lot 2 shifted to the west to ensure the existing parking lot meets the required setbacks. Alternatively, the applicants can reconstruct that portion of the parking lot to ensure it meets the setbacks. Access to the lots will be accommodated by a proposed right-turn only Beam Avenue entrance and an existing Southlawn Drive entrance. Cross access agreements will be in place so all four lots can share the entrance points and adjacent driveways. Sanitary sewer and water mains are in place along Beam Avenue to serve the lots. Conditional Use Permit CUP Standards The property is zoned Business Commercial Modified. Multi-family housing is permitted in this zoning district with a conditional use permit. City code requires that the city find that all nine standards outlined in the conditional use permit ordinance are met prior to approval as follows: 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 2 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. Staff finds that the proposed use of the site as a multi-family use accommodating 66 residents with Alzheimeets the standards outlined above. Density Being that the site is guided Commercial and zoned Business Commercial Modified there is no set density maximum established for multi-family housing. The proposed density of the 50 unit facility on the 3.14 acre lot would be 16 units per acre. This equates to the comprehensive , which allows a density range between 10 and 25 units per acre. Staff has no issue with this density. Seniors facilities such as the proposed one have the impact of a much lesser density since the residents do not drive and largely stay within the facility. Building Design The proposed one level building will be built with a combination of stucco and brick, decorative dual-pane windows, and a shingled roof. The proposed trash and recycling enclosure would also be constructed of brick. Mechanical well screening walls are proposed on the east roofline, hidden from view of the street. Landscaping Trees: To construct this project, the applicant intends to remove 35 significant trees a total of 629.5 diameter inches. Several large trees are being preserved along the south side of the property, adjacent the City open space. applicant is required to plant 64.05 caliper inches of trees, or 32 2-inch trees. The applicant planting plan shows 98 new trees being planted with a total of 266 caliper inches, exceeding the City the November 8, 2016, environmental review attached. Overall Landscaping: The planting plan is attractive and substantial, with oversized trees and shrubs being proposed throughout the property. Sidewalk The applicants are proposing a new concrete sidewalk to be constructed the length of Lot 1, along Beam Avenue. There is an existing concrete sidewalk located in front of Lots 3 and 4 (US 3 Bank and Outback Steak). As part of the design review conditions of approval, the applicants must extend the sidewalk the entire length of Lot 1 and 2, to connect to the existing sidewalk in front of US Bank. Lighting calls for 27 18-foot high decorative light fixtures with full lighting cut off, 8 fluorescent downlights under the entry canopy, and 4 wall lights in the front of the ordinance. As part of the design review conditions of approval, the applicant must submit a revised lighting plan which shows lighting intensity of .4 footcandles or less at the property lines. Parking Parking Lot Design The parking lot will be constructed of bituminous pavement and concrete curb and gutter. Portions of the lot near the delivery doors and employee entrance on the east side of the building will be constructed of concrete. The parking lot meets setback requirements from the street and adjoining lots, and the parking stalls meets size requirements. Parking Waiver City code requires that apartment buildings have two parking spaces for each unit. One of which must be a garage space. With a proposed 50 living units, the code would require 100 parking stalls, 50 of which must be in a garage. The applicant is proposing 41 open stall parking spaces (59 parking space waiver). Staff agrees that the proposed 41 parking spaces would be an adequate amount of parking on the property. The City regularly determines that senior housing facilities do not require two parking spaces per unit as code requires for family housing, especially a memory care facility such as this whose tenants do not drive. Other examples of City approved parking waivers for assisted-living and memory care parking waivers include: 1. Shores of Lake Phalen, 1870 East Shore Drive: 210 parking spaces required, 52 parking spaces constructed (158 parking space waiver). The Shores did construct an 2. Gracewood of Maplewood, 2300 Hazelwood Street: 84 parking spaces required, 25 parking spaces constructed (59 parking space waiver). 3. Maple Hill Senior Living, 3030 Southlawn Drive: 230 parking spaces required, 73 parking spaces constructed (157 parking space waiver). Surrounding Property Owner Comments Staff surveyed the 25 surrounding property owners within 500 feet of the proposed site for their opinion about this proposal. Staff received one comment from the Ramsey County Parks Department as follows: 4 Jon Oyanagi, Parks and Recreation Director: Immediately to the south of the proposed development there is a natural area owned by the City of Maplewood. Ramsey County owns the property to the south adjoining the Maplewood property. These parcels follow Kohlman Creek. Concerns about the proposed development include: 1. Storm water conveyance. The hope is that all storm water will be handled on Lot 1 and be conveyed into storm water areas away from the parcels to the south and west. 2. Trees and natural features the preservation of trees to the south and the grades approaching the south are not clear from the information sent. We would be concerned that tree roots are protected at least out to the drip line for all trees bordering of Lot 1. Also unclear is the landscaping plan to the south and west. Screening the natural area from the development would be appreciated. Department Comments Engineering Please see Jon Jarosch engineering report dated October 31, 2016, and Erin Labe county engineering report dated November 3, 2016, attached to this report. Environmental 2016, attached to this report. Building Department Building Official Jason Brash: Applicant must build per the 2012 IBC, 2012 IMC, 2012 IFGC, 2014 NEC, 2015 Minnesota State Fire Code, 2015 Minnesota State Building Code (section 1306), 2015 Minnesota State Plumbing Code with 2012 UPC, 2015 Minnesota State Building Code with MN ANSI A117 (1-2009 accessibility rules). Fire Department Fire Marshall Butch Gervais: Applicant must install fire protection system (sprinklers), fire alarm system, and CO detection if there is any gas fueled appliances being used for heating. Delayed control exits need prior Fire Department approval before installation. FD key box will be required and will have a master key to all rooms and entrance. If there is a card access to any place in the building, an access card will need to be placed in the FD key box. The contractor is required to have all Fire Department permits applied for and approved prior to starting construction. Construction must follow all current State, local and NFPA codes. Police Department Chief Paul Schnell: Ensure that adequate security protocols are developed in cooperation with the City. 5 Recommendations 1. Approve the Voran Properties Addition preliminary plat located on the southeast corner of Beam Avenue and Southlawn Drive subject to the following conditions: a. Submit to staff a revised plat which shows the easterly lot line for Lot 2 shifted to the west to ensure the existing parking lot on Lot 3 meets the required five foot setback. Alternatively, the applicants can submit a revised site plan showing how the existing parking lot on Lot 3 is reconstructed to meet the five foot setback. b. Submit to staff copies of the executed cross access agreements for Lots 1 through 4. c. city engineering report dated October 31, 2016, and Erin Labe November 3, 2016, attached to this report. d. Comply with the conditions of approval in Shann Finwall environmental report dated November 8, 2016, attached to this report. 2. Approve the conditional use permit resolution attached to allow multi-family senior housing in a Business Commercial Modified zoning district. Approval is based on the findings required by ordinance and subject to the following conditions: a. All construction shall follow the site plan date-stamped September 30, 2016, approved by the city. Staff may approve minor changes. b. The proposed use must be substantially started within one year of council approval or the permit shall become null and void. The city council may extend this deadline for one year. c. The city council shall review this permit in one year. e. city engineering report dated October 31, 2016, and Erin Labe November 3, 2016, attached to this report. f. Comply with the conditions of approval in Shann Finwall environmental report dated November 8, 2016, attached to this report. g. This permit allows 50 senior housing units for dementia, and related memory issues. Minor changes to this unit count may be approved by staff. 3. Approve the parking waiver Care Center at 1700 Beam Avenue. City ordinance requires 100 parking spaces for this site, and the proposed project will provide 41 parking spaces. If a parking shortage develops the city council may require the applicant to secure more parking spaces. 6 Attachments 1. Reference Information 2. Location Map 3. Land Use Map 4. Zoning Map 5. 6. Preliminary Plat 7. Proposed Site and Landscape Plan 8. Wetland Map 9. Building Elevation 10. Engineering Report 11. Environmental Report 12. Conditional Use Permit Resolution 13. 7 Attachment 1 Reference Information Site Description Site Size:7.62 Acres Existing Land Use: Vacant land where the proposed Maplewood Alzheimer’s Special Care Center will be constructed, with two existing buildings (Outback Steak and US Bank) located on the east side of the lot Surrounding Land Uses North: Beam Avenue, Birch Run Station/Jakes City Grill/Olive Garden South: City of Maplewood Open Space/Mapletree Townhomes/Single Family Home East:Southlawn Drive North, Chilis Restaurant West:Community Dental Care Planning Existing Land Use:Commercial Existing Zoning:Business Commercial Modified Application Date The city deemed the applicant’s applications complete on October 13, 2016. The initial 60-day review deadline for a decision is November 29, 2016.As stated in Minnesota State Statute 15.99, the city is allowed to take an additional 60 days if necessary in order to complete the review of the application. Attachment 2 Maplewood Heights Kohlman Lake Hazelwood Sherwood Glen Parkside Western Hills Gladstone Hillside Beaver Lake Battle Creek Vista Hills Highwood Carver Ridge Maplewood, City of Maplewood 1760 Beam Avenue East - JEA Senior Living Maplewood, Source: Esri, DigitalGlobe, GeoEye, Overview Map Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community Attacment 3 Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, 1760 Beam Avenue East - JEA Senior Living Legend CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, Low Density Residential Land Use Map MapmyIndia, © OpenStreetMap contributors, and the GIS user community Medium Density Residential Open Space Commercial Attachment 4 Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, 1760 Beam Avenue East - JEA Senior Living Legend CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, Zoning Map Business Commercial Modified (bcm)Business Commercial (bc) MapmyIndia, © OpenStreetMap contributors, and the GIS user community Double Dwelling (r2)Farm (f) Single Dwelling (r1) Open Space/Park Multiple Dwelling (r3) Attachment 5 September 30, 2016 Attn: Michael Martin City of Maplewood 651-249-2303 Condition Use Application – Written Statement Intended use of the property: This is a state of the art, specialized memory care facility that focuses exclusively on Alzheimer’s, dementia and related memory issues that afflict our aging seniors. This 24-hour, stand-alone facility will accommodate up to 66 residents in a secure and homelike atmosphere, with dedicated and experienced staff and management. Services include three prepared meals daily, housekeeping, laundering, and private bus transportation. Around the clock care and attention is provided to each resident on an individualized basis. Our programs are designed to build upon their strengths. Resident rooms are spacious, comfortable and can accommodate favorite pieces of furniture. Neighborhood compatibility and site planning is thought out to minimize the impact to the existing community. The site is to be extensively landscaped. Usable outdoor spaces include manicured lawn and enclosed courtyards. The building interior design has common areas for a variety of uses and creates a warm inviting atmosphere for residents. JEA Development/Senior Living is a privately owned and operated management and development company thathas developed, owned and managed Nursing Homes, Retirement Facilities, Assisted Living and Alzheimer’s Special Care Centers for over 35 years. Why the City Should Approve the Request: We are request approval for the Conditional Use Application as a facility of this type is much needed within the growing community and surrounding Maplewood area. The Alzheimer Facility would be designed to meet and conform to the City’s Code of Ordinance. Our use is a good buffer/transition from the current Restaurants and Service Oriented Businesses along Beam Ave to the residential neighborhood towards the rear of the site. Traffic Generation by our facilities is very minimal. Because residents do not drive, we expect less than two trips per day per suite for visitor and staff purposes, but without the peak hour trip generation. Our Use would not create excessive additional cost to public facilities and or services, as we have certified staff in the building 24/7 for emergency situations. I am happy to answer any additional questions or concerns you may have. We look forward to becoming a member and neighbor of the Maplewood Community. Thanks, Rachel Rudiger JEA Development / Senior Living 260-977-0175 Attachment 5 September 30, 2016 Attn: Michael Martin City of Maplewood 651-249-2303 Community Design Review Board Application – Written Narrative Proposing We are proposing a state of the art, specialized memory care facility that focuses exclusively on Alzheimer’s, dementia and related memory issues that afflict our aging seniors. This 24-hour, stand-alone facility will accommodate up to 66 residents in a secure and homelike atmosphere, with dedicated and experienced staff and management. Services include three prepared meals daily, housekeeping, laundering, and private bus transportation. Around the clock care and attention is provided to each resident on an individualized basis. Our programs are designed to build upon their strengths. Resident rooms are spacious, comfortable and can accommodate favorite pieces of furniture. Neighborhood compatibility and site planning is thought out to minimize the impact to the existing community. The site is to be extensively landscaped. Usable outdoor spaces include manicured lawn and enclosed courtyards. JEA Development/Senior Living is a privately owned and operated management and development company that has developed, owned and managed Nursing Homes, Retirement Facilities, Assisted Living and Alzheimer’s Special Care Centers for over 35 years. Traffic / Parking After developing +30 Buildings with the same building footprint and size, we find one parking space per two suites (33 stalls) is sufficient for visitor and staff parking. We typically propose additional spaces for busy times during Holidays. Because residents do not drive, we expect less than two trips per day per suite for visitor and staff purposes, but without the peak hour trip generation. Our facility operates with 3 Staffing Shifts, with shift changes happening during off-peaks hours. Building Exterior For our residents, it is important that the Building reflects Residential Architecture in form. With the existing surroundings primarily being businesses, we are suggesting the main exterior materials to be Stucco and Brick to blend in with the existing buildings in the area. The proposed exterior materials will include Stucco for the main portion of the building with Masonry Brick Accents at the Gabel Ends and Entry, with architectural composition roofing shingles. I am happy to answer any additional questions or concerns you may have. We look forward to becoming a member and neighbor of the Maplewood Community. Thanks, Rachel Rudiger JEA Development / Senior Living 260-977-0175 Attachment 5 September 30, 2016 Attn: Michael Martin City of Maplewood 651-249-2303 Request for Special Council Agreement – Written Statement Requesting a Parking Waiver The Current Zoning Ordinance does not have parking specification for our specific project use suse an Alzheimer Special Care Center. With that being said, per code we are to provide 2 Parking Spaces per 1 Unit and 50% of these spaces are to be covered. Our facility has 50 units which means we are to provide 100 Parking Spaces and 50 of those spaces are to be covered. We are proposing and asking for a Special Agreement Approval for 41 Parking Spaces and 0 Covered Spaces. Why City Council Should Approve Special Agreement After developing +30 Buildings with the same building footprint and size, we find one parking space per two suites (33 stalls) is sufficient for visitor and staff parking. We typically propose a few additional spaces for busy times during Holidays. Because residents do not drive, we expect less than two trips per day per suite for visitor and staff purposes, but without the peak hour trip generation. Our facility operates with 3 Staffing Shifts, with shift changes happening during off-peaks hours. As none of the Residents can drive and don’t store vehicle on site, we don’t believe there is a need to provide covered parking stalls. All staff members and employees will work standards shifts ranging from 8-12 hours, similar to a standard business or employer. The 41 Spaces is ample enough parking for our staff, as our Max Shift is 24 Staff Members. I am happy to answer any additional questions or concerns you may have. We look forward to becoming a member and neighbor of the Maplewood Community. Thanks, Rachel Rudiger JEA Development / Senior Living 260-977-0175 Attachment 6 Attachment 7 Maplewood, MN date Special Care Center reg. no. date9/30/2016 L Maplewood Alzheimer's S I hereby certify that this plan was prepared by me orunder my direct supervision and that I am a dulyregistered landscape architect in the State of Minnesota.signatureGARRETT A. TEWS 48408name ownerstampdescriptionLAND USE SUBMITTALtitlesheet number PLANTING PLAN colberg|tews L 100 9/30/2016 CLUMP FORMSINGLE STEM--------STRAIGHT LEADER SIZENOTES 3" BBSTRAIGHT LEADER6' BB3" BBSTRAIGHT LEADER3" BB8' BB--6' BB3" BBSTRAIGHT LEADER3" BB5 GAL--5 GAL--5 GAL--5 GAL--5 GAL--3 GAL--3 GAL--5 GAL--5 GAL--5 GAL-- 1.5" BB1.5" BB1.5" BB--1.5" BB1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL ACER X FREMANII 'SIENNA GLEN'AMELANCHIER X GRANDIFLORA 'AUTUMNCRATAEGUS CRUS-GALLI VAR. INERMIS1.5" BB--QUERCUS ALBA X QUERCUS ROBURQUERCUS ELLIPSOIDALISARONIA MELANOCARPA 'MORTON'5 GAL--CORNUS SERICEA 'FARROW'JUNIPERUS CHINENSIS 'SEA GREEN'5 GAL--JUNIPERUS SABINA 'ARCADIA'JUNIPERUS SCOPULORUM 'MEDORA'10 GAL--SORBARIA SORBIFOLIA 'SEM'TAXUS X MEDIA 'TAUNTONII'ASTILBE ARENDSII 'WHITE GLORIA'1 GALCAREX DOLICHOSTACHYA 'KAGA NISHIKI'1 GALLIATRIS SPICATA 'FLORISTAN VIOLETT'1 GALSEDUM X 'AUTUMN FIRE'SPOROBOLUS HETEROLEPIS BOTANICAL NAMEBRILLIANCE'BETULA POPULIFOLIA 'WHITESPIRE'MALUS 'PINK SPIRES'PRUNUS X CERASIFERA 'CRIPOIZAM'PICEA GLAUCA DENSATAEUONYMUS ALATUS 'COMPACTUS'7 GAL--HYDRANGEA ARBORESCENS 'ANNABELLE'5 GAL--HYRANGEA PANICULATA 'BOMBSHELL'3 GAL--PHYSOCARPUS OPULIFOLIUS 'SEWARD'5 GAL--RHUS AROMATICA 'GRO-LOW'ROSA 'SNOW PAVEMENT'RHUS TYPHINA 'BAILTIGER'ECHINACEA PURPUREA 'POWWOW WILDBERRY'HEUCHERA X VILLOSA 'CARAMEL'HEMEROCALLIS 'RUBY STELLA'NEPETA FAASSENII 'WALKER'S LOW'1 GALRUDBECKIA 'GOLDSTURM' DECORATIVE LANDSCAPE BOULDERS, TYP. SIZE: 18"-48"DIA. TYPE: TBD. AUTUMN BRILLIANCEARCTIC FIRE DOGWOOD COMMON NAMESERVICEBERRYCOLUMNAR EASTERN WHITE PINEPINUS STROBUS 'FASTIGATA'CRIMSON SPIRE OAKIROQUOIS BEAUTY CHOKEBERRYDWARF BURNING BUSHJUNIPER 'ARCADIA'JUNIPER 'MEDORA'GRO-LOW SUMACSNOW PAVEMENT ROSESEM ASH LEAF SPIREATAUNTON YEWHETZ MIDGET ARBORVITAETHUJA OCCIDENTALIS 'HETZ MIDGET'5 GAL--PURPLE CONEFLOWERGOLDEN JAPANESE FOREST GRASSHAKONECHLOA MACRA 'AUREOLA'1 GALLIATRIS, FLORISTAN VIOLETTLITTLE SPIRE RUSSIAN SAGEPEROVSKIA ATRIPLICIFOLIA 'LITTLE SPIRE'1 GALLITTLE BLUESTEM 'BLUE HEAVEN'SCHYZACHYRIUM SCOPARIUM 'MINNBLUE A'1 GAL 956 22NORTHERN PIN OAK381016382855542067508667 115 QTYARCHITECT FOR APPROVAL. NO LANDSCAPE EDGING TO BE PROVIDED BETWEEN SEEDED AREAS AND SURROUNDING GRASS AND WILDFLOWER SEED MIXES PROVIDED BY PRAIRIE RESTORATIONS, INC. (762-389-4342). SEE L102 FORWALLS, PROVIDE 'SAVANNA' GRASS & WILDFLOWER SEED MIXES. APPLY AT RATES RECOMMENDED BY SUPPLIER.PROVIDE EROSION CONTROL DEVICES PER SUPPLIER RECOMMENDATION. SUBMIT SEED MIXES TO LANDSCAPETURF.BLANKET W/ BIONET (SC-150BN) AROUND PERIMETER OF EACH BASIN AT THE WIDTH OF ONE ROLL (6.67'). PROVIDESTRAW BLANKET (S-150BN) IN ALL REMAINING AREAS. INSTALL EROSION CONTROL DEVICES PER SUPPLIERRECOMMENDATIONS.BY OWNER. INFILTRATION BASIN SEED MIX TYPE AND SEEDING RATE. AT DISTURBED AREAS ADJACENT TO NEW RETAINING DRAWING NOTES DRAWING KEY JS AF9SIENNA GLEN MAPLEAS3FALL FIESTA SUGAR MAPLEACER SACCHARUM 'BAILSTA'DL120DWARF BUSH HONEYSUCKLEDIERVILLA LONICERAJC76JUNIPER 'SEA GREEN'LSSS AG1BP14WHITESPIRE BIRCHCCTHORNLESS HAWTHORNML4LEONARD MESSEI MAGNOLIAMAGNOLIA X LOEBNERI 'LEONARD MESSEI'6' BBCLUMP FORMPC12CRIMSON POINTE PLUMPG9BLACK HILLS SPRUCEPSQAQEAM62CSEAHA48ANNABELLE HYDRANGEAHP11BOMBSHELL HYDRANGEAPO11SUMMER WINE NINEBARKRART3TIGER EYES SUMACTMTOAA25WHITE GLORIA ASTILBECD20GOLD FOUNTAIN SEDGEEPHX33CARAMEL HEUCHERANF75WALKER'S LOW CATMINTPAPV41PRAIRIE FIRE SWITCHGRASSPANICUM VIRGATUM 'PRAIRIE FIRE'1 GALSA119AUTUMN FIRE SEDUMSH147PRAIRIE DROPSEED MAADIRONDACK CRABAPPLEMALUS 'ADIRONDACK'MP7PINK SPIRES CRABAPPLEMS3SPRING SNOW CRABAPPLEMALUS 'SPRING SNOW'RO71CAREFREE DELIGHT ROSEROSA 'CAREFREE DELIGHT'HMHR74RUBY STELLA DAYLILYRG144GOLDSTURM RUDBECKIA2.INFILTRATION BASIN EROSION CONTROL DEVICES TO BE IMPLEMENTED AS FOLLOWS: PROVIDE STRAW/COCONUT3.CONTRACTOR TO PROVIDE MIN. 3-YEAR MAINTENANCE PLAN FOR NATIVE-SEEDED AREAS FOR REVIEW & APPROVAL4.SEE L101 FOR TREE MITIGATION PLAN5.SEE L102 FOR PLANTING NOTES & DETAILS.6.SEE C401 FOR TREE INVENTORY & REMOVAL PLAN. JS249JUNIPER 'CALGARY CARPET'JUNIPERUS SABINA 'MONNA'1.INFILTRATION BASINS AND DISTURBED AREAS ADJACENT TO NEW RETAINING WALLS TO BE SEEDED WITH NATIVE JSC TAGTREESRO2 SHRUBSSSOPERENNIALS L100 PLANTING SCHEDULE 83 JS MP NORTH 40' 1111514 56565656 JCJCJCJCJSAF AMQECSQEAMQECSQERA TURF 9836465858 11 SSSATOSHTOTOSHTOSA68146 JS2HR JS 1AFAMAM RA 15AF SSO 20' 3 PG 77 PA RG TURF 010' 55577 POTM10 EPSAEP RO2 4333 SSCS RO JSC 57 51 JSJS12 PVRAAF 96695 SHEPLS RGRO 776 SSCS 4HR 10RG SA 3 TURF SH 13 AF RA 11 EP 59 PA RG TURF 37 31 JC10JC PGDL 3 RO337 PASS RO 13 BP EP 973 11 SSCSJC RG 6 11 1514 QEHATM SSO357 6AM JS2 JSC SS33 7 3 AAJC SA JS2 11 LS 39 AMHR 6 HR 38 RG JS2 5 QE SH13 1 PC 34637 3552 AA 11HPHXHPHX5 SABPDL RORG SA 5 44SA JCLS EXISTING TREE TO BEPRESERVED, TYP. 24 JS113 PA RG SH TURF 97 NFHX 6 SA 1 735 JS40 AGRGAM TURF DL 9 63 HXAA HM 433 SHRTRO TURF 3 AA10 HM 33 JS HR 86 SHNF 1 BP TURF 5 PS 738 SS RA SSO 1 JS 86 NF HX 42 11 JS18 RGPAPV 6 34323334 75 PA17SS 3JSJS RGHRROCSTOSH3 EPRO2RO24EA RG 4 11 LS RO2 434261 SH2454 RGROSABP JS2 SH16 RGTMBP SSO SEE NOTES FORINFILTRATION BASIN SEEDING 10 HR 3 6PC EP 5 9 JC7 735SAHA LSNF HR 38 435 LSSH SS ROJS2 3JC12 SH 3 JS2 20 CD 73 3 NFCS JS2 5 QA 5 RG 835 3 SHAMRO RG 1 6 11 2948 RGMS BPDLRGBPSH JS23835 PASS JS2JS2 TURF 1 AS TURF 6 7 AMSA 4 TM 84 PV RG 4 SH 17 RG 881 HATM MS5 XX14XX15 7 22 EP SA TURF AFAF TO WALL W/ NATIVE SEED MIX, SEE NOTES. RESTORE ALL DISTURBED AREAS ADJACENT PLANTINGS TBD THERAPY GARDEN 313 10 NF MS SSOSSO 91 ROAS 57 SSPA 5 CS 91 NF PC 4 JS2 32 353 SH LS TMTM RO2 37 SH AM 41 5 SHAS SH 48 PV1 RG PC 56 HPNF TURF 3 TBD PC 473 LS SHNF 23 NFNF 13 12 PC SSOSSO GARDEN 67 SS RG THERAPY PLANTINGS 3932545436 SSJSJS RGRAMLROSHRGRA 88 HATM 27356 JSJS RAHRRO 236 JSEP AM 8 HA 86 PASA 23 JS BP 46521 JS SASHPASH10 ML 1 QE 38 AM HR 73716 NFSH SAAMQE 8 XX 5 SA 8 7 SEE NOTES FOR HREA 2 3 JS14JS12 MP JSC 3 PG INFILTRATION BASIN SEEDING 1761 PSDL POQE 37278321333 11JSJS DLPSDLCSDL AMAMROML JSC 42 QE MP Attachment 8 Attachment 9 Attachment Engineering Plan Review PROJECT: Maplewood Alzheimer’s Special Care Center PROJECT NO: 16-33 COMMENTS BY: Jon Jarosch, P.E. – Staff Engineer DATE:10-31-2016 PLAN SET:Engineering plans dated 9-28-2016 REPORTS:Storm Water Management Report – Dated 9-16-2016 The applicant is proposing to construct a memory care facilityon a vacant lot west of the existing US Bank along the south side of Beam Avenue. The applicant is requesting a review of the current design. As the amount of disturbance on this site is greater than 0.5 acre, the applicantis requiredto meet the City’s stormwater quality, rate control, and other stormwater management requirements.The applicants proposed design meets the City’s requirements via the use of infiltration basins along Beam Avenue, as well as an underground filtration system near the southeast corner of the property. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents for final review.Thefollowing are engineeringreview comments on the design and act as conditions prior to issuing permits. Drainage and Stormwater Management 1)The project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All conditions oftheRWMWD shall be met.Permit coverage from the RWMWD is required prior to the issuance of a City grading permit. 2)Emergency overland overflows shall be identified on the plansfor thelow area at the south side of the building.Overflows shall contain adequate protection to prevent erosion. 3)Pre-treatment devices shall be installed upstream of all onsite water quality features including the filtration basins and underground filtration system. Sumps shall be 3-feet or greater in depth. 4)High water level for the proposed StormTrap system shall be shown on the grading plan. 5)Cleanouts shall be installed at all bend locations for the proposed draintile. Attachment 6)The pipe discharging near the southeast corner of the property shall be extended, or have adequate scour protection extended, to the normal water level of the neighboring pond. Grading and Erosion Control 7)Silt fencing along the south sideof the site shall be heavy-duty mesh backed or double- rowstandard silt fence to protect the neighboring ponding areas. It is also recommended that woodchips generated from onsite tree and brush clearing be used in this area to capture eroded sediment and slow runoff. 8)Grading along the retaining walls at the south end of the proposed building shall be shown on the plans. 9)All slopesshall be 3H:1V or flatter. 10)Inlet protection devices shall be installed on allexistingand proposedonsite storm seweruntil all exposed soils onsite are stabilized. This includes storm sewer on adjacent streets that could potentially receive construction related sedimentor debris. 11)Adjacent streetsand parking areasshall be swept as needed to keep the pavement clear of sediment and construction debris. 12)All pedestrian facilities shall be ADA compliant. 13)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the issuance of a grading permit. 14)The total grading volume (cut/fill) shall be noted on the plans. 15)A building permit is needed for retaining walls over 4-feet in height. 16)Cross-access agreements shall be provided to the City detailing the rights and responsibilities of the four proposed lots. Sanitary Sewer and Water Service 17)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this project.A SAC determination is required prior to the issuance of permits. 18)The applicant shall meet all requirements of Saint Paul Regional Water Services as noted below. Attachment a.The watermain stub for the future development shall include a valve just south of the tap for the proposed Alzheimer’s Clinic. b.Add Note: Water services to be installed according to SPRWS “Standards for the Installation of Water Mains.” c.Add Note: A four-sided trench box is required on all excavations deeper than 5 feet where underground work or inspection is to be performed by SPRWS. Ladders are required and must extend 3 feet above the surface of the trench. Sidewalks, pavements, ducts and appurtenant structures shall not be undermined unless a support system or another method of protection is provided. Trenches in excess of 20 feet in depth must be signed off by a registered professional engineer. Excavated material must be kept a minimum of 2 feet from the edge of the trench. d.Add Note: Maintain 8 feet of cover over all water mains and services. e.Add Note: Pipe material for 8” Ductile Iron Pipe must be Class 52, Pipe material for 6” and 4” Ductile Iron Pipe must be Class 53. The exterior of ductile iron pipe shall be coated with a layer of arc-sprayed zinc per ISO 8179. The interior cement mortar lining shall be applied without asphalt seal coat. f.Add Note: Pipe must be wrapped in V-Bio Polywrap encasement. g.Add Note: Maintain 3 feet vertical separation between water and sewer pipes or a 12 inch separation with 4inch high density insulation per SPRWS Standard Plate D-10 for typical water main offsets. h.Add Note: All pipe work inside of property to be performed by a plumber licensed by the State of Minnesota and Certified by the City of Saint Paul. SPRWS requires separate outside and inside plumbing permits for each new water service. i.Add Note: All unused existing water services to be cut off by SPRWS. Excavation and restoration by owner’s contractor. j.Add Note: Water facility pipework within right of way to be installed by SPRWS. Excavation and restoration by owner’s contractor. k.Add Note: The contractor providing excavation is responsible for obtaining allexcavation and obstruction permits required by any governing authority. Ramsey County Comments 19)The applicant shall work with the City and Ramsey County to meet the requirements as set forth in the attached letter from Erin Laberee, Ramsey County Traffic Engineer. Attachment Public Works Permits The following permits are required by the Maplewood Public Works Department for this project. The applicant should verify the need for other City permits with the Building Department. 20)Grading and erosion control permit 21)Sanitary Sewer Service Permit 22)Storm Sewer Permit -END COMMENTS - Attachment November3,2016,2016 JonJarosch CityofMaplewood 1902CountyRoadBEast Maplewood,MN55109 Re:!ƌǩŷĻźƒĻƩ͸ƭSpecialCareCenter DearMr.Jarosch, ThankyouforallowingtheCountytoreviewplansforthe!ƌǩŷĻźƒĻƩ͸ƭSpecialCareCenter.Beam AvenueisaCountyStateAidRoadwithapproximately15,000vehiclesperday.Accessmanagement improvessafetyandtrafficflow.TheplansproposeanewdrivewayaccessontoBeamAvenue.Ideally, accesstotheCareCenterwouldcomefromtheshareddrivewaytotheeast.Indiscussingthesitewith thedeveloper,thewestaccessiscriticaltotheCare/ĻƓƷĻƩ͸ƭoperations.Thewestaccesswillbe allowedasarightinonlyandshouldbedesignedtorestrictrightouts. ThesiteplansshowslotsplitsfortheCareCenter,thevacantlot,USBankandOutbackSteakhouse. Whenthevacantlotdevelops,theconstructionofarightturnlanewillberequiredattheshared driveway.Fundingthecostoftherightturnlanewillbetheresponsibilityofthepropertiesbenefitting fromit,includingtheCareCenter.TheCityshouldensurefundingisprovidedbytheCareCenterfor theturnlane.InmydiscussionswithRachelRudigerfromJEASeniorLiving,thisseemedanacceptable requirement.Theappropriatelevelofcostsharestillneedstobedetermined. Pleasenotethatarightofwaypermitwillberequiredforanyconstructionactivityoccurringwithinthe /ƚǒƓƷǤ͸ƭrightofway.PleasecontactDougHeidemannat6512667186or douglas.heidemann@co.ramsey.mn.ustodiscusspermitrequirements. Sincerely, ErinLaberee,PE TrafficEngineer Attachment 1 Environmental Review Project: Maplewood Alzheimer’s Special Care Center Dateof Plans:September 28, 2016 Date of Review: November, 2016 Location:Vacant lot located on the south side of Beam Avenue, west of the existing US Bank building(1760 Beam Avenue) Reviewer:Shann Finwall, Environmental Planner (651) 249-2304; shann.finwall@maplewoodmn.gov Virginia Gaynor, Natural Resources Coordinator (651) 249-2416, virginia.gaynor@maplewoodmn.gov Project Background JEA Development and Maplewood Care Group,LLC, are proposing to build a 34,491 square foot memory care facility to accommodate 66 residents. There is a Manage C wetland located to the south of the property, within the City’s open spaceproperty. There are several significant trees on the property. The applicant proposes to install three infiltration basins with native seeding. The applicant must comply with the City’s wetland and tree preservation ordinancesand native seeding/plantingpolicy. 1.Wetland a.Wetland Ordinance: The wetland ordinance requires a 50-foot buffer for a Manage C wetland. No building, grading, or stormwater structures can be located within the buffer. b.Wetland Impacts: The wetland map reflects that the edge of the Manage C wetland and required 50-foot buffer are entirely on the City’s open space property, outside of the subject property. Therefore, the development will not encroach on the wetland buffer, meeting the City’s wetland buffer requirements. c.Wetland Conditions: None 2.Trees a.Tree Preservation Ordinance: Maplewood’s tree preservation ordinance describes a significant tree as a hardwood tree with a minimumof 6 inches in diameter, an evergreen tree with a minimum of 8 inches in diameter, and a softwood tree with a minimum of 12 inches in diameter. A specimen tree is defined as a healthy tree of any species which is 28 inches in diameter or greater. The ordinance requires any significant tree removed to be replaced based on a tree mitigation calculation. The calculation takes into account the size of a tree and bases replacement 1 Attachment 1 on that size. The calculation also allows credits to the final tree replacement amount for preserving specimen trees (defined as a healthy tree that is 28 inches in diameter or greater). b.Tree Impacts:There are 35 significant trees equaling 629.5 diameter incheson the property.Five of the trees are considered specimen trees - trees with a diameter greater than 28 inches. The applicant is removing 12 significant trees, which includes two of the specimen trees, equaling 243.5 diameter inches. The City’s tree replacement calculation requires the applicant to replace 64.05 caliper inches oftrees, or 32 trees - 2-inch trees.The applicant’s planting plan includes substantial landscaping with 98 trees,for a total of 266 caliper inches of trees, exceeding the City’s tree replacement requirements. c.Tree Preservation Recommendations: 1.Submit a revised tree mitigation plan which reflects the accurate tree mitigation/replacement calculation(adopted as part of the December 2015 tree preservation ordinance). This calculation allows a credit for specimentrees preserved as part of the development (A = total diameter inches of significant trees lost, B = total diameter inchesof significant trees on the lot, C = tree replacement constant (1.5), D = total diameter inches of specimen trees preserved, E = required replacement trees;((A/B - .20) X C) x A – (D/2) = E. The applicant usedthe City’s previous tree replacement calculation that did not include the specimentree credit. 2.Submit a tree preservation plan which shows how the trees scheduled to bepreserved will be protected during development per the City’s tree standards. 3.The applicant shall submit a cash escrow or letter of credit to cover 150% of the tree replacement requirements. 3.Infiltration Basins a.Infiltration Basins Proposed: There are three infiltration basins on the front of the property,adjacent Beam Avenue. b.City Infiltration Basin Planting Requirements: Large infiltration basins will ideally be planted with deep-rooted native plants. The City requires a portion of the basin to be plantedrather than seeded.Using plants rather than seeds hastens establishment and provides a better chance of successful establishment. Basin bottoms and lower elevations almost never establish successfully from seed since the seed is washed away when stormwater flows into the basin. 2 Attachment 1 c.Infiltration Basin Recommendations: 1.Provide a landscape plan for each infiltration basin, including alist of species, container size, spacing, and quantitiesto be approved by City staff. 2.For any area using a native seed mix (ex: pond slopes), provide information on maintenance for planting yearand years two and three, addressing what maintenance activities will be required and what entity (developer, owner, etc.) will take on this responsibility. 3 Attachment 1 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, JEA Development/Maple Care Group, LLC has applied for a conditional use permit to put a multi-family senior housing facility in a Business Commercial Modified zoning district; WHEREAS, Section 44-558 (1) of the Business Commercial Modified district requirements states that a conditional use permit may be granted for all permitted uses in the R3 district. WHEREAS, this permit applies to the property located at Block 1, Lot 1, Voran Properties Addition (1700 Beam Avenue). WHEREAS, the history of this conditional use permit is as follows: 1.On November 15, 2016, the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission also considered the reports and recommendation of city staff. The planning commission recommended that the city council _______ this permit. 2.On ____________, 2016, the city council considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council _________ the above- described conditional use permit, because: 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. 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. Attachment 1 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.All construction shall follow the site plan date-stamped September 30, 2016, approved by the city.Staff may approve minor changes. 2.The proposed use must be substantially started within one year of council approval or the permit shall become null and void. The city council may extend this deadline for one year. 3.The city council shall review this permit in one year. 4.Comply with the conditions of approval in Jon Jarosch city engineering report dated county engineering report dated November 3, 2016. 5.Comply with the conditions of approval in Shann Finwall environmental report dated November 8, 2016. 6.This permit allows 50senior housing units for residents with A, and related memory issues. Minor changes to this unit count may be approved by staff. The Maplewood City Council _________ this resolution on _______, 2016.