Loading...
HomeMy WebLinkAbout2016-11-15 CDRB Packet AGENDA CITY OF MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD Tuesday,November 15, 2016 6:00 P.M. 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 25, 2016 5.Design Review: a.Consider Approval of Design Review for theMetro Heating and Cooling Expansion, 2303 Atlantic Street North b.Consider Approval of the Maplewood Alzheimer’s Special Care Center, 1700 Beam Avenue 1.Design Review 2.Parking Waiver c.Consider Approval of New Buildings at Maple Ridge Shopping Center, 2515 White Bear Avenue 1.Design Review 2.Comprehensive Sign PlanAmendment 3.Parking Waiver 6.New Business: 7.Visitor Presentations: 8.Board Presentations: 9.Staff Presentations: 10.Adjourn MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, OCTOBER 25, 2016 1. CALL TO ORDER Chairperson Kempe called the meeting to order at 5:02 p.m. 2. ROLL CALL Chairperson, Bill Kempe Absent Boardmember, Jason Lamers Present Vice Chairperson, Matt Ledvina Present Boardmember, Ananth Shankar Present Staff Present: Shann Finwall, Environmental Planner 3. APPROVAL OF AGENDA Boardmember Shankar moved to approve the agenda as submitted. Seconded by Boardmember Lamers. Ayes - All The motion passed. 4. APPROVAL OF MINUTES Boardmember Lamers moved to approve the September 20, 2016, CDRB minutes as submitted. Seconded by Boardmember Shankar. Ayes – Boardmember Lamers & Boardmember Shankar Abstention – Acting Chair Ledvina The motion passed. 5. DESIGN REVIEW a. Consideration of Rice Street Shoppes, 2158 Rice Street North A. Design Review B. Comprehensive Sign Plan for a Shared Sign i. Environmental Planner, Shann Finwall gave the report on the Rice Street Shoppes, 2158 Rice Street North and answered questions of the commission. ii. Development Partner, Steve Johnson, Solomon Real Estate Group, Eden Prairie, MN, addressed and answered questions of the board. iii. Civil Architect, Dan Parks, Westwood Professional Services, 7699 Anagram Drive, Eden Prairie, MN, addressed and answered questions of the board. iv. Architect, Jack Amdahl, Studio 55 Architects, 10700 Highway 55, Suite 275, Plymouth, MN, addressed and answered questions of the board. October 25, 2016 Community Design Review Board Meeting Minutes 1 The board discussed at length their concerns about the design elements of the building exterior. Boardmember Lamers moved to approvethe plans date-stamped October 11, 2016, for the Rice Street Shoppes development. Approval is subject to the developer complying with the following conditions (additions are bolded and underlined): 1. Approval of design plans is good for two years. If the applicant has not begun construction within two years, this design review shall be repeated. Staff may approve minor changes to these plans. 2. The applicant shall comply with the conditions noted in the engineering report by Jon Jarosch dated October 10, 2016. 3. Submit to staff copies of the executed agreements for cross-access, parking and drainage between the applicant and the property owner of 100 County Road B West. 4. Submit to staff a revised landscape plan showing additional trees to meet the city’s tree preservation requirements or prior to receiving a building permit submit the required fee for the city’s tree fund to meet the tree preservation requirements. 5. The applicant shall provide an irrevocable letter of credit or cash escrow in the amount of 150 percent of the cost of installing the landscaping, before getting a building permit. 6. Submit to staff to approve a revised north elevation showing the following: a) taller parapet in the center of the building; b) awning below signage band in the center of the building; c) contrasting color of EIFS material on the bottom of the building from the top of the building. 7. Approval from Ramsey County for access onto County Road B from the private drive located on the east side of the property. 8. If the property is found to have contaminated soils, the applicants will further investigate and take action per the Minnesota Pollution Control Agency requirements. Boardmember Lamers moved to approve the comprehensive sign plan to allow a shared sign at 2158 Rice Street North. Approval of the comprehensive sign plan is subject to the following conditions (additions are bolded and underlined): 1. Shared signage is only allowed on the 20-foot high, 144 s.f.pylon sign proposed to be located adjacent to Rice Street North. For the pylon sign, only tenants of the 2158 Rice Street building and the grocery store located at 100 County Road B West are permitted to have panels. 2. The applicant shall submit to the city a copy of the agreement between the property owners of 2158 Rice Street North and 100 County Road B West allowing for the maintenance of and access to the shared sign. October 25, 2016 Community Design Review Board Meeting Minutes 2 3. The applicant shall submit a site plan showing the locations of the proposed freestanding signs meeting the required 10 foot setback from property lines. 4. Any new signage for either site must comply with the city’s sign code. Seconded by Acting Chairperson Ledvina. Ayes – All Acting Chairperson Ledvina and Boardmember Shankar made friendly amendments which were accepted by the Boardmember Lamers. The motion passed. This item does not go onto the city council for review. b. Consider Approval of Revised Design Plans for a Proposed Indoor Storage Building, 1315 Cope Avenue East i. Environmental Planner, Shann Finwall gave the report on the Revised Design Plans for a Proposed Indoor Storage Building at 1315 Cope Avenue East. ii. J.J. Jenkins of Northpoint Development addressed and answered questions of the board. Boardmember Lamers moved to approve the plans date-stamped October 19, 2016, for the indoor storage building to be located at 1315 Cope Avenue East. Approval is subject to the applicant doing the following (changes are bolded and stricken): 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the following items: 3. A revised landscaping plan showing the size, species, and location of all significant trees on the property; location of trees protected and measures for protection. The addition of multiple species for the trees to be planted on the north elevation to be approved by staff. a. The revised building plans showing the required additional design elements to the west and north elevations shall be submitted to the city for approval of the required building permits. b. A revised photometric plan which meets all city lighting requirements. c. An irrevocable letter of credit or cash escrow for all required landscaping. The amount shall be 150 percent of the cost of the work. The city shall hold this escrow until it has been shown that the landscaping has survived one full growing season. 4. Signage on the property is not part of the design review approval. The applicant shall apply for sign permits to be reviewed by staff. 5. Comply with all requirements of the revised engineering report dated October 19, 2016. 6. All work shall follow the approved plans and these conditions. Staff may approve minor changes. October 25, 2016 Community Design Review Board Meeting Minutes 3 7. The applicant shall present the design of the dumpster enclosure for staff approval and the dumpster shall be constructed of materials and colors to match the indoor storage building. Seconded by Boardmember Shankar. Ayes – All The motion passed. 6. NEW BUSINESS None. 7. VISITOR PRESENTATIONS None. 8. BOARD PRESENTATIONS None. 9. STAFF PRESENTATIONS None. 10. ADJOURNMENT The meeting was adjourned by Acting Chairperson Ledvina at 6:04 p.m. October 25, 2016 Community Design Review Board Meeting Minutes 4 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 8, 2016 SUBJECT: Consider Approval of 1700 Beam Avenue 1. Design Review 2. 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 living units which accommodate 66 residents with A, and related memory issues. Request The applicant is requesting city approval of design review and a parking waiver for the reduction of 59 parking spaces. 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 Design Review Architectural 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. Site Layout Lot 2 will remain vacant. Lots 3 and 4 will contain the existing US Bank and Outback Steak. Access to the site would occur from a right-turn only access off of Beam Avenue and access through a shared driveway from Southlawn Drive. The applicants must submit a cross easement access agreement to the City. 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 Bank and Outback Steak). To ensure sidewalk connectivity, 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. There will be a series of sidewalks constructed around the building and within the decorative courtyard. The trash and recycling enclosure will be located on the east side of the building, near the delivery and employee entrance. Parking Parking Lot 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: 2 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). 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. 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 building The applicant must submit a revised lighting plan which shows lighting intensity of .4 footcandles or less at the property lines. 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: 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. 3 Department Comments Engineering Please see Jon Jarosch city engineering report dated October 31, 2016, and Erin Labe county engineering report dated November 3, 2016, attached to this report. Environmental environmental report, dated November 8, 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. Recommendations 1. Approve the plans date-stamped September 30, 2016, for the Special Care Center at 1700 Beam Avenue. Approval is subject to the applicant complying with the following conditions: a. Approval of design plans is good for two years. If the applicant has not begun construction within two years, this design review shall be repeated. Staff may approve minor changes to these plans. b. The applicant shall comply with the conditions noted in Jon Jaroschs city engineering dated October 31, 2016, and Erin Laberees county engineering report dated November 3, 2016. c. The applicant shall comply with the conditions noted in Shann Finwalls and Virginia Gaynors environmental report dated November 8, 2016. 4 d. Submit to staff copies of the executed cross access agreements for Lots 1 through 4. e. Submit to staff a revised lighting plan which shows outdoor lights do not exceed .4 foot candles of lumens at the property line. f. Submit to staff a revised site plan which shows the concrete sidewalk extending from the westerly lot of Lot 1 to the existing sidewalk located in front of Lot 3. g. sign ordinance and requires separate sign permits. h. The applicant shall provide an irrevocable letter of credit or cash escrow in the amount of 150 percent of the cost of installing the landscaping, before getting a building permit. 2. Approve the parking waiver of 59 parking spaces for 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. Attachments 1. Reference Information 2. Location Map 3. Land Use Map 4. Zoning Map 5. Statements 6. Preliminary Plat 7. Proposed Site and Landscape Plan 8. Wetland Map 9. Building Elevation 10. Engineering Report 11. Environmental Report 12. 5 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. 6 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 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 MEMORANDUM TO:Melinda Coleman, City Manager FROM:Michael Martin, AICP, Economic Development Coordinator DATE:November 8, 2016 SUBJECT:Consider ApprovalofNew Buildings at Maple Ridge Shopping Center, 2515 White Bear Avenue 1.Design Review 2.Comprehensive Sign PlanAmendment 3.Parking Waiver Introduction Project Description Starpoint Propertiesis proposing to build two newbuildings on the east side of its property at 2515 White Bear Avenue. This is the site of the Maple Ridge Shopping Center which includes a Rainbow Foods grocery store and several smaller stores and restaurants located on the west side of the site. Request The applicant is requesting city approval for design review, comprehensive sign plan amendmentand a parking waiver. Background July 9, 1985: The CDRB approved the design plan review for the Maple Ridge Center at 2515 White Bear Avenue. The design plans included a 108,706 square foot retail shopping center and Rainbow Foods grocery store. The two buildings were approved with exteriors of eight-inch square-pattern burnished and rock face concrete masonry units (CMU) with a prefinished metal seam canopy. March 25, 1986: The CDRB approved the comprehensive sign plan for the Maple Ridge Center. August 9, 2006: The CDRB approved design plans for the exterior remodeling of the center including upgrades to the façade with new brick, EIFS, glass and the solid-colored awnings. Discussion Design Review Architectural The proposedtwobuildings would be designedto match the existing design of the shopping center and grocery store buildings. The buildings would be built with a mixture of brick, split face concrete block, stuccoand glass. The store fronts would also include canopies again to match the store fronts at the shopping center building. One concern staff has identified are the elevationsfacing towards White Bear Avenue. Staff feels additional architectural elements need to be added to the west elevations of each building. The elevations also rely too heavily on concrete blocks and brick should be substituted. Site Plan As proposed,the new buildings will be setback at least 30 feet from the front property line. The parking lot and drives will be setback at least 15 feet from the front property line. No new access points will be added as a result ofthis project. The main access fromWhite Bear Avenue will remain in place as does the shared access to the neighboring property to the north. However, the circulation on the east side of the site does change with the addition of the two new buildings and the city’s engineering department is requiring more information from the applicant to ensure delivery and emergency service vehicles will be able to navigate these areas. Existing Conditions ProposedSite Plan Landscaping The site iscurrently devoid of any landscaping other than the boulevard area along White Bear Avenue. With this proposed project, the applicant would be adding 21 deciduous trees and 15 coniferoustrees throughout the site includingnew parking lot islands at the end of each parking bay. In addition to the trees, more than 200 shrubs, perennials and grasses will be planted near the two new buildings. The proposed landscaping will be an improvement to the overall site. Comprehensive Sign Plan Amendment There is an existing comprehensive sign plan for this site which regulates the size and placement of wall signs for the tenants of the shopping center. The sign plan states the grocery store building needs to abide bythe city’s signordinance requirements. The applicant is requesting each tenant be allowed two wall signs for each tenant. Staff feels this request is reasonable based on the orientation of the buildings and will help add features to the west elevations of the buildings. Staff would recommend the signs be limited to the east and west elevations of each building and the size of each sign be limited to the city’s sign ordinance requirements. Parking Waiver Based on city code, the current site and uses require 541 parking spaces. There are currently 611 parking spaces on site. The two new proposed buildings would add 67 more required spaces for a total of 608 spaces. If the two new buildings are built there would be 512 spaces available overall on site. This is a reduction of 29 spaces from current conditions and would leave the applicant 96 spaces short of meeting code requirements. The applicant is proposing to provide 72 proof-of-parking spaces in the area west of the existing buildingsthat could be added if needed, which then requires the request of a parking waiver of 24 parking spaces. Currently, parking demand tends to be focused in the spaces on the north side of the site near the existing restaurants. If you are familiar with the property you will have seen that much of the parking lot goes unused. Staff did counts of open spaces on two recent weekdays, when the weather was nice, over the noon hour assuming that would be a peak use time for the center. Each day staff found more than 350 spaces open and available for parking. It is also assumed that the mix of commercial and retail uses on this site have slightly differing peak demand times meaning that it is possible for the users to be sharing parking stalls. Staff is comfortable with the applicant’s request and feel that it will be an efficient use of the property and the existing parking facilities. 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 PAC charge for 2016 Development PAC X 9% $46,088 Creditfor previous payment $5,743 Total Due $40,345 Commission Review November 15, 2016: The community design review board will review this project and make a recommendation to the city council. Budget Impact None. Recommendations 1.Approve the plans date-stamped November 7, 2016, for Starpoint Properties’proposal to build two new buildings at the Maple Ridge Center,2515 White Bear Avenue.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.Maintain drive aisles of at least 24 feet in width. D.The applicants shall comply with all requirements of the MaplewoodEngineering Report from Jon Jarosch dated November 8, 2016. E.The applicants shall provide the city with cash escrow or an irrevocable letter ofcredit for 150 percent of the proposed exterior landscaping and site improvements prior to getting abuilding permit for the development. F.The applicant shall submit revised building elevations for staff approval including additional architectural detail on the west elevations of each building. The applicant shall also increase the amount of brick on each building while reducing the use of concrete blocks. G.The applicant shall repair all potholes and other substandard sections of the existing parking lot. H.The applicant shall place all trash containers in enclosures and ensure the west side of the lot iskept clear of debris and trash. I.Allwork shall follow the approved plans. The director of environmental andeconomic development may approve minor changes. 2.Approve the comprehensive sign plan amendment to allow signage for a new standalone buildings at the Maple Ridge Shopping Center, 2515 White Bear Avenue. Approval of the comprehensive sign plan amendment is subject to the following conditions: A.The existing shopping center and grocery store buildings will continue to be regulatedby previous comprehensive sign plan approvals. No changes to signage requirements for those two buildings are approved. B.Each tenant of the two new buildings will be allowed two wall signs. C.The location of wall signs is limited to the east and west elevations of the buildings, with a tenant allowed up to one sign per elevation. D.Eachwall sign shall be comprised of individual channel letters. Cabinet signs are prohibited. E.The size of each wall sign must comply with the city’s sign ordinance requirements. 3.Approve the parking waiver of 24 spaces for 2515 White Bear Avenue. City ordinance requires 608 stalls for this site and proposed project and 512 will be provided plus the 72- proof-of-parking spaces available if a parking shortage develops. Citizen Comments Staff surveyed the 18surrounding property owners within 500 feet of the proposed site for their opinion about this proposal. Staff received 2responses which areincluded below. I think this will bring more traffic to this area. Half of the lot is always empty anyway. Rainbow got very slow after Cub took it over and I think with new buildings and new tenants this should a good fit as long as it will be in front of the Rainbow area. (Maplewood Tobacco and Cigar, 2515 White Bear Ave, Suite A17) On the behalf of the property owners of 2525 White Bear Ave/Maplewood Place we are good with the proposed redevelopment as long as the two-way drive lane / easement access is maintained.It appears that the proposed parking and curb cut would reduce the size and flow of the existing two way access which is a big concern. As you know we are planning on redeveloping 2525 White Bear Ave property in the next 3 years to retail up front/towards White Bear and medical and professional in the back half. We would like to see a more detailed site plan of proposed redevelopment overlaid over the existing site plan before we can be 100% behind it. In the meantime, we have asked and pointed out to the management of Mapleridge Center about the unsafe parking lot surface that is riddled with pot holes up to 3 feet wide and over 12" deep that has and will continue to destroy the front ends of vehicles big and small.We are asking if you have any leverage to have them immediately repair the pot holes for the safety and concern of the patrons of both centers. Thanks for sending out this email with the link to this project.(Marty Tuner, Property Manager of 2525 White Bear Avenue, property directly to the north) Reference Information Site Description Site Size:12.83Acres Existing Land Use: Shopping Center Surrounding Land Uses North: Auto mall South: Church East:White Bear Avenue and commercial uses West:Senior housing and Ramsey County Open Space Planning Existing Land Use:Commercial Existing Zoning:Business Commercial(BC) Application Date The city deemed the applicant’s applications complete on November 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.Overview Map 2.Land UseMap 3.Zoning Map 4.Applicant’s Letter 5.Applicant’s Site Plan 6.Applicant’s Building Elevations 7.Applicant’s Materials Schedule 8.Applicant’s Parking Explanation 9.Jon Jarosch, Engineering comments, dated November 8, 2016 10.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 0 600.0 Attachment 2 Maplewood, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, 2515 White Bear Avenue - Maple Ridge Shopping Center Legend Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and Institution Land Use Map Commercial the GIS user community Government Open Space High Density Residential Attachment 3 Maplewood, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community,Legend 2515 White Bear Avenue - Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and Business Commercial (bc) Maple Ridge Shopping Center the GIS user community Farm (f) Limited Business Commercial (lbc) Zoning Map Single Dwelling (r1) Planned Unit Development (pud) Attachment 4 October 25, 2016 Jeff Schuler 275 Market Street, Suite 368 Minneapolis, MN 55405 Starpoint Properties currently owns the Mapleridge Center at 2515 White Bear Ave in Maplewood. The current building at this site is a shopping center housing various retail and restaurant tenants. The shopping center has been consistently well occupied since its inception and is an important part of Maplewood’s retail market. We are proposing to add to the success of the shopping center by increasing the current offerings of the site. To do this we are planning to divide the property to create two new outlot that will be suitable for two new retail or restaurants buildings. The first lot is to be located at the northeast corner of the property. This building referred to as lot 1 is projected to be an approximately 2,500 sqft restaurant with the potential for drive-thru service. The location of this lot is planned to extend the visual impact of the current building to the street. By locating this lot in the northeast corner it will help to define the entry from White Bear Ave into the current parking lot. To accomplish our goals with this outlot we are requesting to sub-divide the property to create its own lot. To the south of lot 1 we are proposing a second subdivision for outlot 2 on the opposite side of the White Bear Ave. entrance. This second proposed outlot is planned to accommodate a potential 5,000 sqft building with the potential for multiple tenants one of which would have the option for drive-thru service. This lot would be located in the underutilized portion of the current parking lot. This location minimizes the impact of this new development by not disturbing a large portion of existing pervious surface. The location of this building would frame the other side of the parking lot entrance to the shopping center. This building will help bring the shopping center to the street and deemphasize the large parking area that is currently in front of the shopping center. By bringing more density this project should make the property more attractive, vibrant and enhance the overall property value. We are requesting a variance for the overall site to reduce the number of required parking spots. With the new buildings and new layout of the parking we will be short 24 spots overall with the inclusion of 72 proof of parking spots on the west side of the existing buildings. Historically the parking lot on this site is never full and is typically less than half full. Our plan for the parking lot is to warm up the expansive lot with green parking islands and trees as well as increases the flow and safety of the lot by slowing people down with landscape. This site also benefits from a bus shelter on White Bear Ave. that can be utilized by patrons. Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Minnesota 55405www.firmgroundae.com | Follow us on E 8 Attachment 5 UAR Q LIS, MN 55405 O NAL MARKET S O INNEAP M 275 MARKET STREET SUITE 36 NTERNATI I 1 4 6 Attachment 6 Attachment 6 Attachment 6 Attachment 7 Mapleridge Center Exterior Finish Schedule Finish Schedule Elevation ColorMaterialColor/FinishManufacturerNotes BrickDark Maroon / velour Endicott BrickTumbleweed / velour Beldin Split face CMUPanted BrownAnchor DryvitParchment / StuccoDryvit DryvitToasted Almond / StuccoDryvit Attachment 8 MAPLERIDGE CENTER Preliminary Parking Calculation10/26/2016 Existing Parking* 611 spaces Required Parking* 541 spaces Excess Parking* 70 spaces Building 1 – 2,500 Restaurant Parking requirement 1,250 patron use at 1/50 25 spaces Building 2 – 5,000 SF Restaurant / Retail Parking requirement at 1/50 (1,250sf) 25 spaces Parking requirement at 5/1000 (3,250 sf) 17 spaces Total: 42 spaces Proof of Parking72 spaces After Improvements Existing Parking requirement 541 spaces New Parking requirement 67 spaces Transit reduction 5% Total Required 608 spaces Parking Provided 512 spaces Proof of Parking behind existing buildings 72 spaces Parking Shortage 24 spaces Parking Allocation Existing buildings 452 +72 proof New Building 1 20 New Building 2 40 Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite C-27info@firmgroundae.com Minneapolis, Minnesota 55405 www.firmgroundae.com | Follow us on Attachment 9 Engineering Plan Review PROJECT: 2515 White Bear Avenue PROJECT NO: 16-33 COMMENTS BY: Jon Jarosch, P.E. – Staff Engineer DATE: 11-8-2016 PLAN SET: Engineering plansdated 10-25-2016 Theapplicant is proposing to construct two new buildings on the east side of the 2515 White Bear Avenue property.The applicant is requesting a review of the current design. As theamount of disturbance on this site is greater than 0.5 acre, the applicantis requiredto meet the City’s stormwaterquality, rate control, and other stormwater management requirements.The applicant is proposing to meet these requirements via the use of an underground infiltration system. 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 theRWMWD is required prior to the issuance of a City grading permit. 2) Pre-treatment devices shall be installed upstream of all onsite water quality features including the underground infiltration system. Sumped manholesshall be 3-feet or greater in depth. 3)High water level for the proposed infiltrationsystemshall be shown on the grading plan. 4)The applicant shall submit a stormwater management plan detailing how their plan meets the City’s requirements. 5)The applicant shall submit geotechnical information (soil borings) supporting infiltration rates utilized for the stormwater management plan. 6)The applicant shall submit design details for the underground infiltration system. Attachment 9 Grading and Erosion Control 7)The applicant shall provide an erosion control plan. 8)Perimeter control measures shall be installed to contain eroded materials within the site. 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. Site layout and TrafficFlow 15)The southerly of the two proposed buildings lies within an existing utility easement, as well as over an existing water service line that serves the remainder of the site. The applicant shall review this situation and make changes as necessary. 16)Cross-access agreements shall be provided to the City detailing the rights and responsibilities between the adjacent parcelsif the connection to the property to the north remains. 17)Construction is proposed on the property to the north. The applicant shall provide a copy of written authorization to perform work on the neighboring property. 18)There are two areas along the proposed parking lot drive aisle that are an uncommon configuration, with an offset or angled intersection that could be difficult to navigate for certain types of vehicles. The applicant shall provide turning movement diagrams for the drive aisle ‘intersection’ just west of the entrance off of White Bear Avenue, as well as at the connection to the property to the north. The diagrams should depict how delivery vehicles and emergency service vehicles will navigate these areas. 19)The applicant shall provide a sign and/or pavement marking plan that details how the ‘intersection’ where the entrance drive off of White Bear Avenue connects with the Attachment 9 parking lot drive aisles is to be navigated. This area will be confusing to drivers without proper signage. 20)The exit onto White Bear Avenue shall be reconfigured to direct traffic south only. In its current configuration drivers often attempt to turn north onto White Bear Avenue, despite the current signs, which causes significant backups into the parking lot area. Sanitary Sewer and Water Service 21)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. 22)The applicant shall provide design information for the proposed sanitary sewer and water services including pipe size and invert elevations. 23)The applicant shall meet all requirements of Saint Paul Regional Water Services as noted below. a.If the new water services are intended to be combination fire and domestic water services, they ratio of fire to domestic water must be no less than 4:1. b.Provide the following on Plan Sheet C4.0: Show the size and material type of the water services. c.Ratio of fire suppression to domestic takeoff must be no less than 4:1. d.Plumbing permit applications to be made with SPRWS at 1900 Rice Street, Saint Paul, MN. e.Before construction of a new water service can be scheduled, SPRWS must receive a Water Service Contract signed by the owner and all required payments. f.Provide completed project data sheets to determine meter sizing. g.Furnish one set of interior fire suppression mechanical plans for review and approval by SPRWS plumbing inspection unit. i.Furnish one set of revised site plans for review. Following approval by SPRWS, furnish one set of approved plans. Attachment 9 Ramsey County Comments 24)A right of way permit will be required for any construction activity occurring within the County’s right of way. Please contact Doug Heidemann at 651-266-7186 or douglas.heidemann@co.ramsey.mn.usto discuss permit requirements. 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. 25)Grading and erosion control permit 26)Sanitary Sewer Service Permit 27)Storm Sewer Permit -END COMMENTS -