HomeMy WebLinkAbout2017-10-17 CDRB Packet
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday,October 17, 2017
***5:00 P.M.***
NOTE TIME CHANGE
Council Chambers -Maplewood City Hall
1830 County Road B East
1.Call to Order
2.Roll Call
3.Approval of Agenda
4.Approval ofMinutes:
a.August 15, 2017
b.September 19, 2017
5.Design Review:
a.Consider Approval of Design Review, HaF Equipment,1255 Cope Avenue East
b.Consider Approval of Design Review, Kline Nissan, 3090 Maplewood Drive
c.Consider Denialof a Sign Variance,AT&T, 3070 White Bear AvenueNorth
6. New Business:
a.2040 Comprehensive Plan Update Discussion
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, AUGUST 15, 2017
1.CALL TO ORDER
Chairperson Kempecalled the meeting to order at6:01p.m.
2.ROLL CALL
Chairperson, Bill KempePresent
Boardmember,Jason LamersPresent
Vice Chairperson,Matt LedvinaPresent
Boardmember,Melissa PeckAbsent
Boardmember,Ananth ShankarAbsent
Staff Present:Michael Martin, Economic Development Coordinator
Jane Adade, Planner
3.APPROVAL OF AGENDA
BoardmemberLamersmoved to approve the agenda as approved.
Seconded by BoardmemberKempe.Ayes -All
The motion passed.
4.APPROVAL OF MINUTES
ChairpersonKempemoved to approve the June 20,2017,CDRB minutes as submitted.
Seconded by BoardmemberLamers.Ayes –Chairperson Kempe
Abstentions –Boardmember Lamers
& Ledvina
The motion passed.
5.DESIGN REVIEW
a.Consider Approval of Design Review, McDonalds, 2935 Southlawn Drive
i.Planner, Jane Adade gave the presentation on Design Review for McDonalds, 2935
Southlawn Drive and answered questions of the board.
ii.Planner withLandform Professional Services, Anne Hurlburt, 108South Fifth Avenue,
Suite 813, Minneapolis.
Boardmember Ledvinamoved to approvethe design plans date-stamped July 25, 2017, for
improvements to the McDonald’s building and parking lot located at 2935 Southlawn Drive.
Approval is subject to developer complying with the following conditions:
August 15, 2017
Community Design Review Board Meeting Minutes
1
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 condition noted in the engineering report by Jon Jarosch
dated August 9, 2017.
3.Prior to receiving any building permit, the applicant shall submit a detailed photometric plan
that meets the city ordinance.
Seconded by Boardmember Lamers.Ayes –All
The motion passed.
This item does not need to go to the city council.
6.NEW BUSINESS
a.2040 Comprehensive Plan Update Discussion
i.Economic Development Coordinator, Michael Martin gave an update 2040
Comprehensive Plan.
For more information on the 2040 Comprehensive Plan you can go to the website
www.maplewoodmn.gov/2040and the information can be found in the steering committee
discussion.
Staff and board items of discussion:
Rush Line
Gold Line
Hillcrest Area
Mixed Use around the Maplewood Mall
Highway 36 and commercial businesses
Only allowing 3 story residential should be updated
Mixed use around the mall and having too much parking lot
More walkable community addingmore sidewalks and bike ablecommunity
More streetscaping
Create residential friendly design standards
Setting higher commercial design standards that will make Maplewood a better place
No action was required this item was for discussionpurposes.
7.VISITOR PRESENTATIONS
None.
8.BOARDPRESENTATIONS
None.
August 15, 2017
Community Design Review Board Meeting Minutes
2
9.STAFF PRESENTATIONS
Next CDRB meeting is Tuesday, September 19, 2017.
10.ADJOURNMENT
The meeting was adjourned by Chairperson Kempeat6:55p.m.
August 15, 2017
Community Design Review Board Meeting Minutes
3
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, SEPTEMBER 19, 2017
1.CALL TO ORDER
Acting Chairperson Ledvinacalled the meeting to order at6:00p.m.
2.ROLL CALL
Chairperson, Bill KempeAbsent
Boardmember,Jason LamersAbsent
Vice Chairperson,Matt LedvinaPresent
Boardmember,Melissa PeckPresent
Boardmember,Ananth ShankarPresent
Staff Present:Michael Martin, Economic Development Coordinator
Jane Adade, Planner
3.APPROVAL OF AGENDA
Economic Development Coordinator, Michael Martin requested the addition of 9.a. to discuss the
CDRB meeting on October 17, 2017.
BoardmemberShankar moved to approve the agenda as amended.
Seconded by BoardmemberPeck.Ayes -All
The motion passed.
4.APPROVAL OF MINUTES
Acting Chairperson Ledvina moved to carry the approval of the August 15, 2017 CDRB minutes
over until the October meeting due to a lack of boardmembers that were present to vote.
Seconded by Commissioner Shankar.Ayes –All
Themotion passed.
5.DESIGN REVIEW
a.Consider Approval of Comprehensive Sign Plan Amendment, 2945 Hazelwood Street
North
i.Planner, Jane Adade gave the report on Approval of Comprehensive Sign Plan
Amendment, 2945 Hazelwood Street.
ii.Economic Development Coordinator, Michael Martin answered questions of the board.
iii.A representative from the sign company addressed and answered questions of the board.
Acting Chairperson Ledvina moved to approvethe comprehensive sign plan amendment request
submitted by Patrick Giordana of Landform BDH + Young, on behalf of Hazelwood Medical
September 19, 2017
Community Design Review Board Meeting Minutes
1
Building LLC to allow for a single, two-line, 4’ X 10’ canopy mounted sign on the west elevation of
the Hazelwood Medical Building while also eliminating two of the five 3’ x 25’ wall signs on the
east building elevation, north of the main entry, with the following conditions:
1.Signs on the east elevation shall be limited to one 10’ X 30’ sign over the main entrance and
eight 3’ X 25’ tenant signs. Three 3’ X 25’ tenant signs shall be located south of the main
entrance threefive3’ X 25’ tenant signs shall be located north of the main entrance.
Locations of the tenant signs shall be restricted to the areas displayed within the applicant’s
proposed building elevations.
2.Signs on the south elevation shall be limited to two 3’ X 25’ tenant signs.
3.No signs are permitted on the west ornorth elevations.
4.Signs on the west elevation shall be limited to a single 4’ X 10’ wall sign.
5.All wall signs shall be individual letters and each letter shall be no more than 48 inches in
height.
6.One monument sign is allowed along Hazelwood Street. The monument sign must be no
more than 16 feet in height and must incorporate material and design in its base.
7.Staff may approve minor changes to the comprehensive sign plan.
Seconded by Boardmember Shankar.Ayes –All
The motion passed.
b.Consider Approval of Design Review Amendment, Boaters Outlet, 2000 Rice Street
i.Economic Development Coordinator, Michael Martin gave the report forthe Approval of
Design Review Amendment, Boaters Outlet, 2000 Rice Street and answered questions of
the board.
ii.David Wiseman, son of owner, Glenn Kloskin, Boaters Outlet, 2000 Rice Streetaddressed
and answered questions of the board.
Boardmember Shankarmoved to approvethe plans date-stamped September 1 and 8, 2017, for
Boaters Outlet at 2000 Rice Street. Approval is subject to the applicant complying with the
following conditions:
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 Jon Jarosch’s engineering report
dated September 13, 2017.
3)The applicant shall comply with the conditions noted in Shann Finwall’s and Virginia Gaynor’s
environmental report dated September 12, 2017.
4)Submit to staff prior to issuance of a building permit the following:
September 19, 2017
Community Design Review Board Meeting Minutes
2
a)A revised paving plan which shows:
(1)That all 25 parking spaces comply with the City’s parking ordinance for minimum width
and depth.
b)Fence designs and elevations.
c)A revised landscape plan that adds more variety in tree species and the shows the
location of all landscaping listed in the planting detail sheet. In addition, plantings within
the infiltration basins must comply with the September 12, 2017, environmental review.
d)A revised lighting site plan which shows the location of all architectural flood lights to
ensure they meet the City’s lighting ordinance.
5)All signage on the property must comply with the City’s sign ordinance and requires separate
sign permits.
6)The applicant shall remove and dispose of all debris and garbage that is on the site.
7)Boats shall not project above the fence in the west portion of the site, this is defined as any
areas west of the eastern extent of the building.
8)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.
Seconded by BoardmemberPeck.Ayes –All
The motion passed.
6.NEW BUSINESS
a.2040 Comprehensive Plan Update Discussion
i.Economic Development Coordinator, Michael Martin discussed the 2040 Comprehensive
Plan Update and the first draft of the future land use plan map and the draft land use
category descriptions with the CDRB boardmembers.
Rural/Low Density Residential
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Use –Neighborhood
Mixed Use –Neighborhood High Density
Commercial
Mixed Use –Community
Employment
Park
Open Space
Public/Institutional
Utility
No action was required this item was just for discussion.
September 19, 2017
Community Design Review Board Meeting Minutes
3
7.VISITOR PRESENTATIONS
None.
8.BOARDPRESENTATIONS
None.
9.STAFF PRESENTATIONS
a.October 17, 2017 CDRB meeting –staff inquired about the availability of the board to bemeet
early from 5:00-7:00p.m.Staff will send further information to the board regarding the exact
start time and items on the agenda.
10.ADJOURNMENT
The meeting was adjourned by Acting Chairperson Ledvina at6:48 p.m.
September 19, 2017
Community Design Review Board Meeting Minutes
4
MEMORANDUM
TO:Melinda Coleman, City Manager
FROM:Michael Martin, AICP, Economic Development Coordinator
DATE:October 9, 2017
SUBJECT:Consider Approval of a Building Expansion for HaF Equipment,1255
Cope Avenue East
A.Conditional Use Permit Resolution
B.Design Review
Introduction
Project Description
HaF Equipment is requesting city approval to build a 2,500 square foot addition to its 16,000
square foot warehouse building located at 1255 Cope Avenue East. City code requires a
conditional use permit (CUP) for all commercial buildings within 350 feet ofareas in the city
planned for residential use. This property and building is within the 350 foot range.
Request
The applicant is requesting city approval for a CUP and design review.
Background
July 5,1979: The city council approved plans for thebuilding on this site as a racquetball club.
Prior to the building’s existing use, it had been remodeled for Northern Hydraulics in 1991, then
for Wipers Recycling in 2007.
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 38years and the applicant’s use of the site ispermitted by the
zoning code. The building expansion will be used for additional warehouse space to support the
business. The building addition will be located on existing hard surface and the applicant is
proposing to add green space back into the site. All parking requirements will be met with the
proposed addition.
Design Review
Architectural
Theproposed exterior building material is a firestone metal product that comes in large panels
to reduce seams and will havea dark bronze color. The applicant chose thecolor to show that
the building is an extension of the existing building without trying to match the existingcolor and
materials.Another component of the applicant’s proposal is to add this same metal panel siding
to the existing building near the main entry of the existing buildingto create a cohesive look
Site Plan
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 some oftheexisting asphalt to create additional green areas around the building.
Between the office and warehouse uses on this site, 25 parking spaces are required and will be
provided by the applicant.
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated October 3, 2017, attached to this report.
Building Official, Jason Brash
Build per 2012 IBC, 2012 IMC, 2012 IFGC, 2014 NEC, 2012 Minnesota State Plumbing Code,
2015 Minnesota State Fire Code, MN 2015 Accessibility code, and 2015 Minnesota Building
Code.
Demonstrate compliance with all the requirements of the 2012 Minnesota Energy Code Chapter
1323 Section C401.2. Mixing 2012 IECC provisions and ASHRAE Standard 90.1 to obtain
compliance is not an option.The following forms must be completed as submittals.
a.ASHRAE 90.1-2010 Building Envelope Compliance Documentation
b.ASHRAE 90.1-2010 HVAC Compliance Documentation
c.ASHRAE 90.1-2010 Service Water Heating Compliance Documentation
d.ASHRAE 90.1-2010 Lighting Compliance Documentation
Special inspections required as per 2012 IBC Chapter 17. Complete supporting special
inspection schedule document and submit with plan review response.
Plumbing plans shall be submitted to the State Plumbing Department for approval prior to the
issuance of a plumbing permit.St Paul water requires permits for water piping Maplewood
requires permit for drain waste and vent.
Permits are required for building, plumbing, mechanical, electrical, Health, fire alarm, and
sprinklers.
Submit plans to the Metropolitan Council 651-602-1113 for SAC determination. Confirm all
plans with John DuCharme, City of Maplewood Engineering Department 651-249-2411.
Commission Review
Community Design Review Board
October 17, 2017: The community design review board will review this project.
Planning Commission
October 17, 2017: The planning commission will holda public hearing and reviewthis project.
Budget Impact
None.
Recommendations
A.Approve the attached conditional use permit resolution. This conditional use permit allows
a 2,500 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 at1255 Cope
Avenue East. This approval shall be subject to the following conditions:
1.All construction shall follow the project plans as approved by the city. The director of
environmental and economic development may approve minor changes.
2.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.
3.The city council shall review this permit in one year.
B.Approve the plans date-stamped September 25, 2017, for HaF Equipment’s proposed
building expansion. Approval is subject to the developer complying with the following
conditions:
1.This approval is good for two years. After two years, the design-reviewprocess shall
be repeated if the developer has not begun construction.
2.All requirements of the fire marshal and building official must be met.
3.The applicants shall comply with all requirements of the MaplewoodEngineering
Report from Jon Jarosch dated October 3,2017.
4.All work shall follow the approved plans. The director of environmental andeconomic
development may approve minor changes.
Citizen Comments
Staff surveyed the 29surrounding property owners within 500 feet of the proposed site for their
opinion about this proposal. Staff received tworesponses –one against theproposaland one
in favor.
Against
1.The proposed plan seems awkward in its appearance, not architectonic in any way. It
would be very close to our long standing property and would not seem to enhance it. We
would prefer any additions to take place at least on the west end of the property. Wedo
not support present plan. Thank you. (Bruce Haglund and Paul Wallin,1270Cope
Avenue East)
In Favor
1.No comments –no problems. Move forward.Thank you for welcoming us to the
neighborhood.(Paul Reiland,1220 Cope Avenue East)
Reference Information
Site Description
Site Size:1.43Acre
Existing Land Use: Warehouse and office building
Surrounding Land Uses
North: Highway 36
South: Office buildings
East:Gas station
West:Cope Avenue
Planning
Existing Land Use:Commercial (C)
Existing Zoning:Light Manufacturing(M1)
Application Date
The city deemed the applicant’sapplications complete on September 25, 2017. The initial 60-
day review deadline for a decision isNovember 242017. 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 Letters
5.Applicant’s Plans
6.Jon Jarosch, Engineering Comments, datedOctober 3, 2017
7.Conditional Use Permit Resolution
8.Applicant’s Plan Set (separate attachment)
Attachment 1
1255 Cope Avenue East
September 22, 2017
City of Maplewood
Legend
!
I
0240
Feet
Source: City of Maplewood, Ramsey County
Attachment 2
1255 Cope Avenue East
September 22, 2017
City of Maplewood
Legend
!
I
Future Land Use
Low Density Residential
High Density Residential
Commercial
0240
Feet
Source: City of Maplewood, Ramsey County
Attachment 3
1255 Cope Avenue East
September 22, 2017
City of Maplewood
Legend
!
I
Zoning
Single Dwelling (r1)
Multiple Dwelling (r3)
Planned Unit Development (pud)
Light Manufacturing (m1)
0240
Feet
Source: City of Maplewood, Ramsey County
Attachment 4
Environmental & Economic
Development Department
1902 County road B East
Maplewood, MN 55109
RE: CONDITIONAL USE OR PUD APPLICATION
To whom it may concern:
This proposed building additionis located at 1255 Cope Ave Ein the M1 light manufacturingzoning area. The2,500
SFproposed additionis to be located on the south east side of the existingwarehousebuilding. This buildinguse in
conforming tothe overall zoning code of the area and is a small additionin comparisonto the existing16,000 SF
warehouse building. The proposed use forthe new additionis extra warehouse space to free up space in the existing
building.
The proposed addition has been designed to meet the design guidelinesset by the city and the overall design is to
make the building lookbetter thanatraditionalstandard warehouse building. The use will blend into the area in which
it is located and will add to the existingcharacter.This additionwill not depreciateland values and it will improve the
lands value. The building will not be constructed with any harmfulor hazardousmaterials or building techniques. The
proposed use will not add to the traffic or create any congestion. The proposed use will also not affect the existing
storm waterrunoffor any other public utilities. The utilitiesare already currentlyrunningto the existingbuilding and
the additionwill simply feed off of those utilities. This proposal will maximize preservation of all green space and
trees locatedon the site. Weare not removing any trees at all in this proposal. We are actually gaining green space
with the proposed additionsince we will be removingexistingasphaltin someareas around the building.The building
will alsonot have any adverse effectson the surrounding area. Currently most of the existingbuildingruns off of the
solar grid on the roof, this proposedadditionwill feed off of that gridand allow the building to use mostly solar power.
Overall this project aims to add additional warehouse space to free up spacein the existingwarehouse building. This
proposal will have no negative affects to the surrounding and will only add to the value of the surroundings. The
building hasbeen designed inaway to make it look betterthanthe traditionalwarehouse buildings and allow for a
more unique look. Theadditionwill also feature solar power taken from the existingsolar panels to make the building
as energyefficientas possible.
Thanks
Matt Hoefler
HAF Architects
……………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………
HAFGROUP
175 SECOND STREET SOUTH
HUDSON, WISCONSIN 54016
PH: 715-808-8575
WWW.HAFARCHITECTS.COM
……………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………
Attachment 4
Environmental & Economic
Development Department
1902 County road B East
Maplewood, MN 55109
RE: COMMUNITY DESIGN REVIEW NARRATIVE
To whom it may concern:
In this narrative we will review the intent and the overall scope of the proposal. The existing property is located at
1255 Cope Ave E and is the former Northern Tool building. This proposal includes the addition of a 2,500 SF
warehouse building to be added to the existing warehouse building. The proposed addition is an extension of the
warehouse space on the South East side of the building.
The use for the building is added warehouse area, the facility is not for manufacturing but rather storage of materials.
Currently the building is 100% warehouse area and will stay that way, there is no manufacturing in the building. This
added warehouse space will free up area in the existing building and make it easier for loading and unloading.
Currently the area where the addition will be placed is 100% asphalt parking area. In this case we placing the proposed
addition in an area where there is currently impervious surfaces. Because the building will be removing some parking
area we are actually gaining more green space on the site with the proposed addition (see attached site plan with design
review documents). We are also not disturbingany trees for the duration of the project. Again since the proposed
building is being constructed in the limits of the existingparking lot area there will be no need to remove any trees.
The proposal also meets all city required setbacks and the height of the building is in accordance to the design criteria.
Since the building does not have cooling, but rather heat only, the building will not have roof top units. The proposed
roof will not have any roof penetrations and as such will not need screening, we are however providing a 2’ tall parapet
around all sides of the proposal to add to the design and overall look of the building. The exterior building material is
a firestone metal product that comes in large panels to reduce seams and has a dark bronze color. The color has been
chosen to show that the building is an extension of the existing building without trying to match the existing. As
another part of the proposal we are proposing to add this same metal panel siding to the existing building near the
entry of the building. This would tie the new building in and make the overall look more cohesive. The glass on the
exterior of the building is meant to make the building look less like a warehouse space and more interesting than a
standard warehouse building. The storefront will be old castle 3000 series 2 x4 ½” aluminum with 1” clear low-e
insulated glass. These windows will provide the thermal insulation factor needed and allow the building to maintain
temperatures better.
Overall this proposal aims to add more space to the existing warehouse building. The proposal also aims to make the
building look more unique and better than a standard warehouse building. We believe this addition will add great
value to the building and to the surrounding area by raising the bar on what warehouse space can look like.
Thanks
Matt Hoefler
HAF Architects
……………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………
HAF GROUP
175 SECOND STREET SOUTH
HUDSON, WISCONSIN 54016
PH: 715-808-8575
WWW.HAFARCHITECTS.COM
……………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………
Attachment 5
Attachment 5
Attachment 5
Attachment 5
Attachment 5
Attachment 5
Attachment 6
Engineering Plan Review
PROJECT: HaF Building Expansion – 1255 Cope Avenue East
PROJECT NO:17-26
COMMENTS BY: Jon Jarosch – Civil Engineer II
DATE: 10-3-2017
The applicant is proposing to add an addition to the existing facility at 1255 Cope Avenue East.
The size of this project falls below the thresholds that trigger the City’s stormwater management
requirements.It should be noted that there will be a slight increase in green space (+510 square
feet) in the proposed conditions which will provide a reduction in stormwater runoff.The
following are engineeringreview comments on the proposal and act as conditions prior to the
release of permits:
1)A grading and erosion control plan shall be submitted detailing how the proposed
addition willtie into the existing site, as well as depict how drainage around the proposed
addition will be accommodated.
2)Sediment control (silt fencing, bio-rolls, etc.) shall be installed around the perimeter of
theconstructionarea prior to the start of construction.
3)Paved areas shall be kept free of construction related sediment and debris and shall be
swept regularly.
4)Storm sewer catch basins that could receive runoff from the construction area shall be
protected throughout construction.
5) The Owner shall satisfy therequirements of all other permitting and reviewing agencies.
Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
6)Grading and erosion control permit
-END COMMENTS -
Attachment 7
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, HaF Equipmenthasapplied for a conditional use permit to expand the
existing building at 1255 Cope Avenue East.
WHEREAS, conditional use permits are required for commercial buildings in the light
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 1.43 acre site at 1255 Cope Avenue East. 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
09-29-22-41-0008
WHEREAS, the history of this conditional use permit is as follows:
1.On October 17, 2017, 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 _____theconditional use permit
2.On November 13, 2017, the 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
of operation that would be dangerous, hazardous, detrimental, disturbing or
cause a nuisance to any person or property, because of excessive noise, glare,
smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness,electrical interference or other nuisances.
5.The use would not exceed the design standards of any affected street.
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:
1.All construction shall follow the project plans as approved by the city. The director of
environmental and economic development may approve minor changes.
2.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.
3.The city council shall review this permit in one year.
The Maplewood City Council __________this resolution on November 13, 2017.
MEMORANDUM
TO:Melinda Coleman, City Manager
FROM:Jane Adade,Planner
DATE:October 10, 2017
SUBJECT:ConsiderApproval of Kline Nissan Car Wash Addition, 3090 Maplewood
Drive North
A.Conditional Use Permit
B.Design Review
Introduction
Kline Nissan is proposing to construct a car wash and two detail bays behind the store at 3090
Maplewood Drive North. The proposed addition will be a 2,666 square foot structure constructed
behind the existing store to the north-east. The addition will notserve as a public car wash but
as an internal function of the auto store.
Request
The applicant is seeking city council approval of the following requests:
A.Conditional Use Permit
B.Design Review
Background
On May 28, 2002, the city council adopted a conditional use permit (CUP) resolution allowing a
motor vehicle maintenance garage to be operated by Kline Nissan at this site.
On June 24, 2002, the city council approved a wetland buffer variance ranging from a 50-foot-
wide buffer on the northeast sideof the property to a 75-foot-wide buffer on the south and
southeast sides of the site.
Discussion
Conditional Use Permit
Article II, Sections 44-637 of the city code requires a CUP to construct and operate a car wash
in alight manufacturing (M-1)district. The car wash will be built over existing hard surface and
will blend in well with the existing building. There are no residential areas nearby that would be
affected by any noise generated by the car wash. The two additional detail bays also require a
CUP. In 2002, the city council approved a CUP allowing a motor vehicle maintenance garage.
Design Review
The car wash addition willbe built using rock-faced CMU blocks and willbe paintedtomatch
the building.The CMU blocks and building colorwill matchthe existing conditionsfoundonthis
portion ofthe building currently.
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated October 3, 2017, attached to this report
Building
JasonBrash,Building Official,outlined these comments for theproposed addition
Build per2012IBC, 2012 IMC,2012IFGC, 2014 NEC, 2012 Minnesota State Plumbing Code,
2015 Minnesota State Fire Code,and2015 Minnesota Building Code.
Demonstrate compliance with all the requirements of the2012 Minnesota Energy Code Chapter
1323 Section C401.2. Mixing2012 IECC provisionsand ASHRAE Standard 90.1 to obtain
compliance is not an option.Thefollowing formsmustbecompleted as submittals.
a.ASHRAE 90.1-2010 Building Envelope Compliance Documentation
b.ASHRAE 90.1-2010 HVAC Compliance Documentation
c.ASHRAE 90.1-2010 Service Water Heating Compliance Documentation
d.ASHRAE 90.1-2010 Lighting Compliance Documentation
Special inspections required as per 2012 IBC Chapter 17. Complete supporting special
inspection schedule document and submit with plan review response.
Plumbing plans shall be submitted tothe State Plumbing Department for approval prior to the
issuance of a plumbing permit. St Paul water requires permits for water piping Maplewood
requires permit for drain waste and vent.
Permits are required for building, plumbing, mechanical, electrical, Health, fire alarm, and
sprinklers.
Citizen Comments
The City of Maplewood mailed notices to property owners within 500 feet of this site, requesting
feedback on the proposed conditional use application.The City received tworesponses back.
Wedo not have any problem with the building on thisproperty.Our only concern is
parking.When we purchased our building, the Citywas concerned if we had enough
parkingfor our employees. So we were not parking ontheroad. Now forthe last year or
so,allthe Kline Nissan employees are parking on the roadandtheyhave no parking at
this facility.(Lemke Dental Properties).
I have nocomments(RamseyWashington MetroWatershed District).
Recommendation
A.Approve the conditional use permit resolution attached. This resolution approves the
conditional use permit for a car wash and two detail bays at 3090 Maplewood Drive.
Approval is subject to the following conditions(additions are underlined):
1.All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
2.The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3.The applicant shall not load or unload vehicles on public right-of-way.
4.Cars can only be parked on designated paved surfaces.
5.All repair, assembly, disassembly and maintenance shall occur within an enclosed
building, except minor maintenance. Minor maintenance shall include work such as tire
replacement or inflation, adding oil or wiper fluid replacement.
6.Water from car wash shall not drain onto a public street or access. A drainage system
shall be installed, subject to the approval of the city engineer.
7.All trash, waste materials and obsolete parts shall be stored within an enclosed trash
container.
8.The City Council shall review this permit in one year.
Approve the design plans date stamped September 18, 2017,for the construction of a car
wash and two detail bays located at3090 Maplewood Drive North. Approval is subject to
thefollowing conditions:
All construction shallfollow the site plan thattheCity stamped September 18, 2017.
The Director of Community Developmentmay approve minorchanges
Repeat this review in twoyears if the city has not issued a buildingpermit for this
project.
Satisfy the requirementssetforth in the staffreport authoredby staffengineerJon
Jarosch,dated October 3, 2017.
Satisfytherequirements set forth in the staffreport authored by building official Jason
Brash
Reference Information
Site Description
Site size: 4.69acres
Existing land use: Auto Car Sales and Services
Surrounding Land Uses
North: Undeveloped land
North-west:Highway 61
West: Highway 61
South: Manage A Wetland Buffer
East: Manage A Wetland Buffer
Planning
Land Use Plan designation: Commercial (C)
Zoning:Light Manufacturing (M1)
Application Date
The application for this request was considered complete on September 25, 2017.State law
requires that the city decide on these applications within 60 days, or if that timeline cannot be
met the City must extend the application in writing an additional 60 days. The 60-day deadline
for City Council action is November 24, 2017.
Attachments
1.Overview Map
2.Land Use Map
3.Zoning Map
4.Applicant’s Narrative
5.Applicant’s Plan
6.Staff Engineer Jon Jarosch’s comments, October 3, 2017
7.Conditional Use Permit Resolution
Attachment 1
3090
, 2017
City of Maplewood
Information
Overview Map
Legend
!
I
0480
Feet
Source: City of Maplewood, Ramsey County
Attachment 2
3090 Maplewood Drive
October 10, 2017
City of Maplewood
Information
Map
Legend
!
I
Low Density Residential
Medium Density Residential
High Density Residential
Park
Institution
Open Space
Commercial
Industrial
0980
Feet
Source: City of Maplewood, Ramsey County
Attachment 3
3090 Maplewood Drive
October 10, 2017
City of Maplewood
Information
Zoning Map
Legend
!
I
Open Space/Park
Single Dwelling (r1)
Multiple Dwelling (r3)
Planned Unit Development (pud)
(f)
Light Manufacturing (m1)
Business Commercial Modified (bcm)
Business Commercial (bc)
0980
Feet
Source: City of Maplewood, Ramsey County
Attachment 4
Attachment 5
Attachment 5
Attachment 5
Attachment 6
Engineering Plan Review
PROJECT: Kline Nissan Car Wash – 3090Highway 61
PROJECT NO:17-25
COMMENTS BY: Jon Jarosch – Civil Engineer II
DATE: 10-3-2017
The applicant is proposing to add a car wash and two detail bays to the existing facility at 3090
Highway 61.The size of this project falls below the thresholds that trigger the City’s stormwater
management requirements.The following are engineeringreview comments on the proposal
and act as conditions prior to the release of permits:
1)A grading and erosion control plan shall be submitted detailing how the proposed
addition will tie into the existing site, as well as depict how drainage around the proposed
addition will be accommodated.
2)Sediment control (silt fencing, bio-rolls, etc.) shall be installed around the perimeter of
theconstructionarea prior to the start of construction.
3)Paved areas shall be kept free of construction related sediment and debris and shall be
swept regularly.
4)Storm sewer catch basins that could receive runoff from the construction area shall be
protected throughout construction.
5)The owner shall be responsible for any SAC and WAC charges related to the car wash
addition.
6)The Owner shall satisfy the requirements of all other permitting and reviewing agencies.
Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
7)Grading and erosion control permit
-END COMMENTS -
Attachment
RESOLUTION
WHEREAS,Kline AutoWorld appliedfora conditional use permit to construct and
operatea car wash andtwo detail bayson a property zoned M-1(light manufacturing).
WHEREAS, this permitapplies toa 4.69-acre site located at 3090 Maplewood Drive
North, Maplewood, MN. The property identification number is 03-29-22-33-0022. The legal
description is:
Tract “A”, Registered Land Survey No. 15, on file in the office of the Registrar of Titles
within and for said County, except that part lying easterly of a line beginning at a point on
the north line of said Tract 1494.91 feet west of the northeast corner of said Tract;
thence southeasterly at an angle of 56 degrees, 43 minutes with said north line 445.39
feet; thence at an angle of 79 degrees 39 minutes to the right 188.7 feet to a point on the
south line of said Tract 1303.88 feet west from the southeast corner of said Tract,
Ramsey County, Minnesota. Torrens Certificate Number: 171003.
WHEREAS, Section 44-637of the City’s ordinances (District Regulations) requires a
conditional use permit to construct and operate a car wash in the M-1 zone (light manufacturing)
WHEREAS, the applicantis proposing to extend the ground floor living area to the west
side of the house, six (6) feet from the property line, requiring a 4-foot side yard setback
variance
WHEREAS, the history of this conditional use permitis as follows:
1.On October 17, 2017, the Planning Commission held a public hearing to review this
proposal.City staff published a notice in the paper and sent notices to the surrounding property
owners as required by law. The Planning Commission gaveeveryone at the hearing a chance
to speak and present written statements. The Planning Commissionalso considered the report
and recommendation of the city staff. The Planning Commission recommended ________ of
the side yard setback variance to the City Council.
2.The City Council held a public meeting on November 17, 2017, to review this proposal.
The City Council considered the report and recommendations of the city staffand the Planning
Commission.
NOW, THEREFORE, BE IT RESOLVED that the City Council _________the above-
described conditional usebased on the following reasons:
1.Theuse will be located, designed, maintained, constructedand operated to be in
conformity with the City’s Comprehensive Plan and Zoning Code.
2.The use would not change the existing or planned character of the surrounding area.
3.The use would not depreciate property values
4.The use would not involve any activity, process, materials, equipment or methods or
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 quality pollution, drainage, water run-off, vibration, general
Attachment
unsightliness, electrical interference or other nuisances.
5.The use would generate only minimal vehicular traffic on local streets and would not
create traffic congestion or unsafe access on existing or proposed streets.
6.The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools and
parks.
7.The use would not create excessive additional costs for public facilities or services.
8.The use would maximize the preservation of and incorporate the site’s natural and
scenic features into the development design.
9.The use would cause minimal adverse environmental effects.
Approval of the conditional use permit issubject to the followingconditions:
1.All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
2.The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3.The applicant shall not load or unload vehicles on public right-of-way.
4.Cars can only be parked on designated paved surfaces.
5.The City Council shall review this permit in one year.
6.All repair, assembly, disassembly and maintenance shall occur within an enclosed
building, except minor maintenance. Minor maintenance shall include work such as tire
replacement or inflation, adding oil or wiper fluid replacement.
7.Water from car wash shall not drain onto a public street or access. A drainage system
shall be installed, subject to the approval of the city engineer.
8.All trash, wastematerials and obsolete parts shall be stored within an enclosed trash
container.
9.The City Council shall review this permit in one year.
The Maplewood City Council ______________this resolution on __________________.
MEMORANDUM
TO:Melinda Coleman, City Manager
FROM:Michael Martin, AICP, Economic Development Coordinator
DATE:October 9, 2017
SUBJECT:Consider Denialofa Sign Variance,AT&T, 3070 White Bear Avenue
North
Introduction
Project Description
Tim Kramer of Priority Sign, on behalf of AT&T,is seeking city approval of a sign variance
allowing two additional wall signs than what city code allows the building currently being built at
3070 White Bear Avenue. City code allows single-tenant buildings to have one wall sign for
each street frontage the property is adjacent to. In this case the property located at 3070 White
Bear Avenue is adjacent to one street frontage and is allowed one wall sign.
The applicant will be utilizing the existing freestanding sign. This request does not pertain to the
freestanding sign.
Request
The applicant is requesting cityapproval ofa sign variance.
Background
March 22, 2016:City approved design plans for the building that is currently being constructed.
Discussion
Sign Variance
State Law
State law requires that variances shall only be permitted when they are found to be:
1.In harmony with the general purposes and intent of the official control;
2.Consistent with the comprehensive plan;
3.When there are practical difficulties in complying with the official control.
“Practical difficulties” means that the property owner proposes to use the
property in a reasonable manner not permitted by an official control. The plight
of the landowner is due to circumstances unique to the property not created by
the landowner and the variance, if granted, will not alter the essential character of
the locality.
City Ordinance
Section 44-731 states the purpose and intent of the city’s sign ordinance is:
“To establish a comprehensive and impartial system of sign regulations that balances the
needs for effective visual communication including business identification and the needs for a
safe, well-maintained, and attractive community. It is intended through the provisions
contained herein to:
1.Promote signs which by their design and dimensions are integrated and
harmonized with the surrounding environment and the buildings and sites they
occupy.
2.Protect the public from damage or injury caused by signs that are poorly designed
or maintained and from signs that cause distractions or hazards to motorists and
pedestrians using the public streets, sidewalks, and public right-of-way.
3.Avoid excessive signage in order to give each business or use optimum visibilityto
passer-by traffic and prevent cluttering of the streetscape.
4.Allow noncommercial copy to be substituted for commercial copy on any lawful
sign structure.”
The city’s sign ordinance allows a single-tenant buildingone wall sign for each street upon
which the property has frontage–in this case one wall sign is allowed. The applicant is
requesting a variance to allow two additional wall signs onthe building. Theproposed threewall
signs would be located on the north, south and west elevations.
Thefollowing text is from the letter Tim Kramer –the applicant –submitted for justification of a
sign variance:
AT&T is no longer just a phone company/distributor. They are now a multinational
telecommunications company. They not only have phones but alsocarry DirectTV, U-
verse,and internet service. With these additional services, they have expanded their
consumer basetremendously. It is imperative that AT&T can reach out to their entire
consumer base.
Each part of their telecommunications is under theAT&T name. AT&T is nationally
known tocarry these products. The additional AT&T signs will give visibility from the
road to ensure theircustomers know where AT&T is located and give them advanced
notice to make a safe exit toget to the store.
Please grant our request for the additional three wall signs.
Staff recognizes that many services are to be offered at this location but do not see this as a
justification for additional wall signage. With that said, code does allow that “the total number of
wall signs may be increased by one for each clearly differentiated department of a business or
enterprise.”For example, a store like Walgreen’s is allowed an extra wall sign that says
“Pharmacy” a clearly differentiated department ofa business-but not an additional sign that just
repeats the store’s main branding. Staff offeredthis as a potential solution, where the applicant
could post a sign that highlights a department within the business,but the applicant chose the
variance route instead to seek approval to have additional signs with the store’s main branding.
Earlier this year, the city council approved a sign variance request for the property directly to the
north –3088 White Bear Avenue. This allowed each tenant of a multi-tenant building to have a
wall sign on both the east and west elevations–one more than code allows.The approval of
this request was justified because of site constraints in how the building and site needed to be
designedand for wayfinding purposes to each of the tenants once customers have parkedtheir
cars.
These circumstances do not existfor the 3070 White Bear Avenue property and staff does not
believe the applicant has provided sufficient justification for the city to approve a variance.
Commission Review
Planning Commission
October 17, 2017: The planning commission will holda public hearing and review the sign
variancerequest.
Community Design Review Board
October 17, 2017: The community design review boardwill review the sign variance request.
Budget Impact
None.
Recommendations
A.Denyasignvariance request to allowtwoadditionalwall signs for the building located at
3070White Bear Avenue North. Denialis based on the following reasons:
1.Strict enforcement of the ordinance does notcause the applicant practical difficulties
because complying with sign requirementsallows the retail tenant sufficient building
identification and it will not be difficult for customersto find the location.
2.If this request were to be approved, thesignvariance will result in excessive signage
for this site as all three wall signs would bevisible from the White Bear Avenue
roadway.
3.If this request were to be approved, the spirit and intent of the ordinance would not be
met.
Citizen Comments
Staff surveyed the 17surrounding property owners within 500 feet of the proposed site for their
opinion about this proposal. Staff received two responses –including one from the property
owner –and both were in favor of the proposal.
1.I am writing to you on behalf of Division 25, LLC. We are the owners of the Caribou Coffee
property at the Southeast corner of White Bear Avenue and County Road D. We received
the attached notice from you regarding the request for additional signage on behalf of AT&T
–on a nearby property.
As a nearby commercial property owner, we have no concerns as to the additional signage
request for this neighboring property. We believe that commercial property owners and
tenants ought to be able to properly and tastefully expose their premises to the travelling
customer and we find that it actually serves a definable purpose for the consumer. This is
clearly a recognized commercial thoroughfare, and providing prominent signage only assists
the consumer in their way-finding. Further, if additional signage allows a tenant/user to
achieve a more successful and stable revenue stream, then it is only good for the trade area
and the neighboring commercial properties. We like owning property where the tenants
perform well and the community feels vibrant. Thank you for informing us of this application
and variance request. We support the granting of the variance.(John Johannson, Welsh
Companies)
2.Fully support AT&T plans. Having a corner entrance supports multiple building signs. The
building would look incomplete with only one building sign. A state of the art new building
needs to have the aesthetically pleasing signs they are proposing. A freestanding building
should be permitted to have more than one building sign. (Mike Peirce,Maplewood Partners
–Property Owner)
Reference Information
Site Description
Site Size:0.56Acres
Existing Land Use: AT&T retail store being constructed
Surrounding Land Uses
North: Baker’s Square
South: Denny’s
East:Sibley Cove Apartment Building
West:White Bear Avenue and Maplewood Mall
Planning
Existing Land Use:Commercial (C)
Existing Zoning:Business Commercial (BC)
Application Date
The city deemed the applicant’s application complete on September 25, 2017. The initial 60-
day review deadline for a decision isNovember 24,2017. 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.Location Map
2.Site Plan
3.Building ElevationsWith Proposed Signs
4.Applicant’s Narrative
Attachment 1
3070 White Bear Avenue
September 22, 2017
City of Maplewood
Legend
!
I
0120
Feet
Source: City of Maplewood, Ramsey County
Attachment 2
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 4
MEMORANDUM
TO:Melinda Coleman, City Manager
FROM:Michael Martin, AICP, Economic Development Coordinator
DATE:October 11, 2017
SUBJECT:2040 Comprehensive Plan Update Discussion
Introduction
At the October 17, 2017 planning commissionmeeting, staff will present the proposed
goals, policies and action items for the land usechapter of the 2040 Comprehensive
Plan.
As a point of information, all information related to the plan update can be found at the
.
project’s website –www.maplewoodmn.gov/2040
Discussion
At the September planning commission meeting staff and HKGi –the city’s
comprehensive planning consultant –led a discussion regarding the proposed mixed
use districts, residential densities, a new employment land use category and accessory
dwelling units.
For the October planning commission meeting, staff will review the draft goals, policies
and action items for the land use chapter which are included as an attachment to this
memo.The draft land use goals, policies and action items were developed by staff and
HKGi by considering feedback from the planning commission, utilizing the existing 2030
plan as well as input gathered from other commissions and the public participation
process.
Recommendation
No action required, information is provided for discussion purposes.Please review the
draft goals, policies and action items for the land use chapter prior to the meeting.
Attachments
1.2040 Comprehensive Plan –Land Use Chapter Draft Goals, Policies and Action
Items
Attachment 1
Hoisington Koegler Group Inc.
Creating Places that Enrich People’s Lives
MEMO
Date: October 11, 2017
To: Maplewood Planning Commission
From: Rita Trapp and Britt Palmberg, Planning Consultants
RE: Maplewood 2040 Comprehensive Plan – Land Use Goals, Policies, and Actions
In addition to the future land use plan, the Land Use Chapter will include a set of goals, policies, and
actions that will guide future investments in staff time and capital resources. Goals are broad
statements that describe the intended outcome of the implementation of the 2040 Comprehensive
Plan. Policies, which have been drafted to support each goal, are statements that will guide future City
Council and City Staff decision-making in achieving the goals. Actions describe the specific steps or
tasks that will be implemented to achieve the goals. The Planning Commission is being asked to review
the goals, policies, and actions for Land Use to identify if anything is missing or needs to be clarified.
Please note that there are also goals, policies, and actions for Economic Development and Housing that
will be included in their respective chapters.
MAPLEWOOD MALL
Goal:
Use redevelopment and revitalization as a tool to improve the economic condition and appearance of the
Maplewood Mall area and address community-wide needs.
Policies:
Promote the redevelopment of properties in the Maplewood Mall area as mixed-use, in order to
strengthen retail and commercial uses in the area, and also integrate new households and new
employment into this key area within the city.
Promote redevelopment projects that help maintain the Maplewood Mall vicinity as a key destination,
not only in Maplewood, but also for surrounding communities in the metro area.
Ensure redevelopment projects in the Maplewood Mall area use appropriate urban design principles,
including but not limited to:
o Scaling new construction to be consistent with that of surrounding buildings.
o Using architectural features that enhance the quality of buildings and the public realm.
o Establishing a street grid and street connectivity to create a better integrated district in this
part of Maplewood.
o Providing amenities for bicyclists and pedestrians, including sidewalks, trails, and enhanced
streetscape elements.
Actions:
Complete a subarea plan or district plan for the Maplewood Mall area, to help define the following:
o Expectations regarding anticipated mixes of land uses on a block by block basis.
Attachment 1
Maplewood 2040 Comprehensive Plan – Planning Commission – October 11, 2017
o Expectations regarding urban design principles guiding redevelopment in the area.
o Further definition of implementation tools and steps to be completed, to support
redevelopment and revitalization.
Rezone the Maplewood Mall area as a mixed-use community designation (including the definition of
anticipated densities and other requirements) in order to proactively guide future development.
Support the efforts of the private sector to acquire, demolish, and reuse economically challenged
properties in the area, which by virtue of their location, condition, or value no longer function at their
highest potential economic use.
Lead targeted marketing efforts to identify developers and new uses for redevelopment in the
Maplewood Mall area consistent with the comprehensive plan.
Form effective partnerships with private investors and other governmental agencies to undertake
redevelopment efforts.
3M CAMPUS AND HOSPITAL AREAS
Goal:
Use city policies and tools to strengthen the 3M campus and the St. Johns Hospital and surrounding area as key
employment centers in Maplewood and this portion of the Twin Cities metro area.
Policies:
Promote the development of “spin-off” office or employment-oriented land uses (such as medical
office) in the vicinity of the two employment centers, in order to capitalize on the presence of 3M and
the hospital, and create additional employment in the City of Maplewood.
Promote the development of retail and residential land uses in the vicinity, leveraging the economic
strength of the two employment centers.
Encourage mixed-use development in the vicinity of the two employment centers in order to create
more distinctive and attractive districts in Maplewood.
Ensure that any development or redevelopment projects in these two employment centers, or the
surrounding areas, use appropriate design strategies to provide for a higher quality public realm,
including:
o Scaling new construction to be consistent with that of surrounding buildings.
o Using architectural features that enhance the quality of buildings and the public realm.
o Establishing a street grid and street connectivity, where feasible, to create better integrated
districts.
o Providing amenities for bicyclists and pedestrians, including sidewalks, trails, and enhanced
streetscape elements.
Actions:
Work with 3M and the hospital to proactively explore redevelopment ideas for properties near the two
employment centers, including marketing efforts to identity potential developers and new uses for
redevelopment in these areas, consistent with the comprehensive plan.
Support the efforts of the private sector to acquire, demolish, and reuse economically challenged
properties in the vicinity of the two employment centers, which by virtue of their location, condition, or
value no longer function at their highest potential economic use.
2
Attachment 1
Maplewood 2040 Comprehensive Plan – Planning Commission – October 11, 2017
Conduct planning meetings or work sessions with the hospital and 3M (separately) on a regular basis to
review facilities needs for the two entities and how redevelopment within the two employment centers
may proceed.
Rezone areas around the two employment centers as mixed-use (including the definition of anticipated
densities and other requirements) in order to proactively guide future development.
MIXED USE NODES AND CORRIDORS
Goal:
Promote the revitalization of neighborhood retail shopping centers and corridors and surrounding areas as
mixed-use nodes that enhance the vitality of particular neighborhoods in Maplewood from the perspectives of
economic development and community character.
Policies:
Promote potential mixed-use nodes to the local development community as opportunity areas for a
variety of redevelopment options, including retail, residential, and office uses.
Ensure redevelopment projects in the mixed-use nodes and along corridors use appropriate design
principles to enhance the character and attractiveness of these nodes.
Actions:
Promote potential mixed-use nodes and redevelopment corridors to the local development community
as opportunity areas for a variety of redevelopment options, including retail, residential, and office
uses.
Rezone neighborhood retail shopping centers and corridors as mixed-use nodes, in order to make
entitlements of potential projects easier and to guide the parameters for new development (including
items such as required density, setbacks, etc.).
RESIDENTIAL NEIGHBORHOOD DEVELOPMENT
Goal:
Encourage residential neighborhood development and redevelopment to address gaps in the housing mix such
as style, size, character, and price.
Policies:
Residential development projects should take advantage of the city’s existing landscape features and
amenities and promote the development of green connections (trails, sidewalks, etc.) to neighboring
portions of the community.
Residential projects should use grid or curvilinear street patterns to provide connectivity and facilitate
the provision of city services.
Actions:
3
Attachment 1
Maplewood 2040 Comprehensive Plan – Planning Commission – October 11, 2017
Ensure zoning and regulatory tools allow for a variety of housing styles, types, lot sizes, and densities to
accommodate varying neighborhood arrangements.
Require sidewalks and trails in neighborhoods to ensure safe routes to education, civic, and recreational
facilities.
Create zoning regulations to accommodate the development of limited retail uses (such as corner
stores) and institutional uses within residential neighborhoods.
Goal:
Enhance existing neighborhoods and ensure the efficient use of city services and infrastructure
Policies:
Support developments that add to the diversity of housing and tie neighborhoods to nearby
neighborhoods and districts and the broader community
Actions:
Support efforts to build on undeveloped lots within platted and partially developed neighborhoods that
are already served by utilities.
Encourage new housing that adds to the diversity of housing products in the neighborhood while
maintaining the existing character.
Ensure zoning and regulatory tools allow for the integration of new housing styles, types and densities
appropriately in existing neighborhoods.
Ensure that city codes, policies, and procedures support the preservation, restoration, and
rehabilitation of historic properties.
4