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HomeMy WebLinkAbout06/07/19991. Call to Order MAPLEWOOD PLANNING COMMISSION Monday, June 7, 1999, 7:00 PM City Hall Council Chambers 1830 County Road B East 2. Roll Call 3. Approval of Minutes a. May 17, 1999 4. Approval of Agenda Public Hearings a. New Century PUD (Century and Highwood Avenues) (Note: PC members, please review your application book for this project.) 6. New Business a. Bruentrup Farm Relocation Conditional Use Permit (2170 County Road D) b. Hill-Murray High School Conditional Use Permit Revision (2625 Larpenteur Avenue) c. Schroeder Milk Conditional Use Permit Revision (2080 Rice Street) 7. Visitor Presentations 8. Commission Presentations a. May 24 Council Meeting: Ms. Coleman b. June 14 Council Meeting: Ms. Fischer c. June 28 Council Meeting: Mr. Pearson Staff Presentations a. July 5, 1999 Meeting- Reschedule? b. Possible Summer Tour Date - Monday, August 30, 1999 10. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA JUNE 7, 1999 I. CALLTO ORDER Chairperson Fischer called the meeting to order at 7 p.m. II. ROLL CALL Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Lorraine Fischer Present Jack Frost Present Matt Ledvina Present Paul Mueller Present Gary Pearson Present William Rossbach Present Michael Seeber Present Present Present Commissioner Milo Thompson Commissioner Dale Trippier III. APPROVAL OF MINUTES May17,1999 Commissioner Frost moved approval of the minutes of May 17, 1999, as submitted. Commissioner Rossbach seconded. Ayes--Fischer, Frost, Ledvina, Pearson, Rossbach, Seeber, Trippler Abstain--Mueller, Thompson The motion passed. IV. APPROVAL OF AGENDA Commissioner Pearson moved approval of the agenda as submitted. Commissioner Frost seconded. Ayes--all The motion passed. V. PUBLIC HEARING A. New Century PUD (Century and Highwood Avenues) Ken Roberts, associate planner, presented the staff report. Mr. Roberts answered questions from the commissioners. Commissioner Trippler wondered how there would be adequate parking for accessory units if the streets are narrower with limited parking. Mr. Roberts thought it was the developer's intent to provide an additional garage stall or driveway pad for the additional resident to use. Commissioner Trippler questioned if some of the lots had adequate area to meet city code. He referred to a section of the code that excluded drainage easements, wetlands and land below the high water mark of public waters when determining total lot area. Mr. Roberts answered that the intent of the code was to ensure that the buildable pad area (the Planning Commission Minutes of 06-07-99 -2- net area) is at least 10,000 square feet in an R-1 zone. He said lot size was important but it was also necessary, in a PUD, to look at the overall project density. Mr. Roberts pointed out that front and sideyard drainage easements are not counted. Mr. Roberts said the wetland in the northeast corner is a Class IV and requires a 20-foot buffer with an additional 10 feet for a 30-foot setback. The other wetlands shown on the plan are Class II and require at least a 50-foot, no-disturb buffer area and an additional 10-foot setback for a building pad. Chris Cavett, assistant city engineer for Maplewood, answered a concern about the runoff from the site. He said the percentage of the site that is greded, for the most part, is where the streets and building pads will be located. Most of the dreinage will be conveyed by the storm sewer to the pond at the southeast portion of the project and then go into an existing storm sewer on Highwood. The backyard ponds on the westerly portion of the site will primarily be taking drainage from the rear yard areas of those properties. Mr. Cavett said there is a control structure on the largest pond to control the elevations of the wetland and bring the drainage into the same storm sewer. He affirmed that there should not be any runoff from this development going onto any property to the west. Mr. Roberts said the accessory apartment was intended to be limited to any single family home, and the living space was not meant for a detached garage. Mr. Roberts explained some of the differences between an accessory apartment and a duplex. The duplex typically has its own exterior entrance, set of utilities, utility bill, and a firewall separation between the units. Chairperson Fischer pointed out that a relative can live in an additional unit at this time. She wondered why it needed to be specifically defined as an accessory apartment. Ms. Fischer raised the question of "do we by planned unit development give a use that is not permitted anywhere else in the city--how equitable is that?" Mr. Roberts stated that a unit for a nonrelative is currently not allowed by code. Commissioner Thompson suggested that B.7.b. of the recommendations be changed to read "The accessory units must be occupied by at least one person who can be claimed as a dependent of the owners of the property as defined in IRS dependent definitions or an employee for whom social security contributions were withheld." The current wording of the recommendation would eliminate some relatives (because of the reference to "by blood") and domestic help. Melinda Coleman, director of community development, felt it was a mistake on the part of staff to include 7.b. She asked the commission to consider only whether they wanted to allow accessory apartments on their own merits. Mr. Roberts said that each home in this development is required to have an architectural review, including site plan review, by the developer's architect. He said there were no specific appraisals or property studies for this project, but an earlier study in Brooklyn Park that analyzed having multiple family housing adjacent to single-family homes indicated there would be no impact on property values. Bob Engstrom of Robert Engstrom Companies, the developer, said for the most part they agreed with staff's comments. They differed with staff on the naming of streets. Mr. Engstrom claimed the street names given by the city were very fragmented, and he hoped to work out a better street-naming system with the police department. Mr. Engstrom was unsure where the recommendation for a fence on either side of the path easement originated. He said they try to position the garages so they form a type of fence. Mr. Engstrom pointed out that an accessory unit increases the financial obligation and would have to be without the discussed limitations. Maplewood code currently allows an unlimited number of persons related by blood, marriage or adoption to live in a single-family home. Up to five non- Planning Commission Minutes of 06-07-99 -3- family members can now live in a single home. There were questions and comments on the required fence. Melinda Coleman said this was a "boiler-plate condition" for other plats but this plat was much different because the developer has design control over the lots. She suggested that the fencing requirement be eliminated. Commissioner Mueller clarified that the accessory unit could be for an unattached building. He said that there was no allowance for this type of unit in Maplewood at this time. Mr. Engstrom emphasized that there would be a limit on the size of the accessory unit. Ken Roberts noted that the height restriction on garages is limited to 16 feet for a detached and up to 36 feet for an attached garage. Jack Buxell, the architect for the project, affirmed that the siteing of every house receives two approvals. Commissioner Seeber asked how the developer planned for a minimum loss of trees. Mr. Engstrom said the single biggest way of preserving trees was to visualize what would happen when the roads are installed. The second thing was to stake the natural areas and trees with a temporary fence to preserve these areas. He said that sometimes the grading requirements of the city go against saving trees. Maplewood requires that no slopes be shown greater than 3:1. Mr. Buxell said their instructions to the grading contractor are to initially do a 1:1 cut. The developer will then analyze the trees along the edge and determine whether additional trees could be preserved by adding a retaining wall. He said the most important point in saving trees on a wooded site is determing what elevation the houses should be at. Chairperson Fischer opened the public hearing for comments from the audience. Mel Buford, of 2611 Schaller Drive, maintained that he would be losing 40 feet of his property that extends out into the cul-de-sac. He wondered if he would be compensated for his property. Mr. Roberts said that, as one of the conditions to turn the temporary cul-de-sac into a permanent cul-de-sac, the developer is required to get the necessary easements from the two affected property owners. The details would need to be worked out between the developer and these owners. Mr. Buford's other concern was the location of the trail near his east property line. His four- season porch is only about 30 feet from this line. Mr. Engstrom said the easement is about 20 feet in from the property line and the trail would be somewhere within this 20 feet. Mr. Buxell felt they tried to accommodate Mr. Buford's request to keep people from his yard by constructing a trail. Mr. Buford said he was more concerned about being compensated for the land he is losing. Commissioner Rossbach replied that this item was not a concern of the planning commission. Richard Moore, of 916 Ferndale Street South, had questions about the pond in the southwest portion of the property. He has yard flooding when rainfall is three inches or more. Mr. Buxell said there are some overflow structures that will be put in to the north of this pond. The developer requested to have the bounce (the amount the pond rises in the event of a big storm) reduced on this pond. The watershed approved a .2 (or about 2-¼ inch) maximum. Mr. Moore said he was opposed to having accessory units in separate buildings because he thought it "takes away from a residential neighborhood." He also preferred his streets "pretty wide" and consistent in width. Mr. Moore was also against construction of the four model homes before final approval. He commended the builder on the plan. Tom Wood, of 966 Dennis Street, mentioned the number of small children on Highwood Avenue. He is opposed to a zone change from R-I. He had a petition against the high density zoning signed by 90 percent of the people he contacted. He also felt that Schaller Drive should be constructed through the site. Planning Commission Minutes of 06-07-99 -4- David Gobran, 2594 Schaller Drive East, was very impressed with the overall plan and supported the project. Deb Singletary of 966 McClelland Street South said the residents of her neighborhood were "vehemently opposed" to the proposed high residency area. She spoke about the traffic situation on Highwood near her home. Ms. Singletary questioned the impact on the area schools if this zoning is changed. There was no further comment, so the public hearing was closed. There was some discussion on traffic patterns within the development. Mr. Roberts said residential developments typically generate from seven to ten trips per day per unit. He assured the commission that Century Avenue has much room for capacity, especially near Lake Road. Chairperson Fischer felt it was important to sign the legal paths within the project. Commissioner Rossbach moved the Planning Commission recommend: Approval of a modified resolution to change the land use plan for the New Century residential development, north of Highwood Avenue, west of Century Avenue. These changes would be from R-1 (single dwellings) and OS (open space) to R-1 (single dwellings) and OS (open space). This resolution also drops the minor collector street between the east end of Schaller Drive and Century Avenue. The city is making these changes because: The development would be consistent with the goals and objectives of the comprehensive plan. This development will minimize any adverse effects on surrounding properties because it is being kept the same as it is. The city nor the developer plan to build the proposed collector street between the east end of Schaller Drive and Century Avenue because the existing wetlands and trees would make if difficult to build a street in this area. Commissioner Pearson seconded. Commissioner Frost disagreed because he thought in order to save some of the trees and character of the site the RH designation should be allowed. Mr. Frost had no problem with the developer's proposal. Commissioner Ledvina agreed with Mr. Frost. Chairperson Fischer said she would be voting against the motion. Ayes--Pearson, Rossbach Nays--Fischer, Frost, Ledvina, Mueller, Seeber, Thompson, Trippler The motion failed. Commissioner Trippler moved the Planning Commission recommend: Approval of the resolution which changes the land use plan for the New Century residential development, north of Highwood Avenue, west of Century Avenue. These changes are from R-1 (single dwellings) and OS (open space) to R-1 (single dwellings), R-3(H) (residential high density) and OS (open space) for the site. This resolution also drops the planned minor collector street between the east end of Schaller Drive and Century Avenue. The city is making these changes because: 1. The development would be consistent with the goals and objectives of the comprehensive plan. Planning Commission Minutes of 06-07-99 -5- 2. This town house site in the development is proper for and consistent with the city's policies for high-density residential use. This includes: a. Creating a trensitional land use between the existing and proposed Iow density residential and commercial land uses. b. It is on a collector street and is near an arterial street, parks and open space. 3. This development will minimize any adverse effects on surrounding properties because: a. The proposed on-site pond and large setback from the street will separate the town houses from nearby homes. b. Studies have shown there will be no adverse effect on property values. c. There would be no traffic from this development on existing local residential streets. The city nor the developer plan to build the proposed collector street between the east end of Schaller Drive and Century Avenue because the existing wetlands and trees would make it difficult to build a street in this area. Commissioner Ledvina seconded. Ayes--Fischer, Frost, Ledvina, Mueller, Seeber, Thompson, Trippler Nays--Pearson, Rossbach The motion passed. Commissioner Frost moved the Planning Commission recommend: Approval of the resolution which approves a conditional use permit for a planned unit development for the New Century housing development. The city bases this approval on the findings required by code. (Refer to the resolution for the specific findings.) Approval is subject to the following conditions: All construction shall follow the plans date-stamped March 29, 1999 and the revised preliminary plat and grading plans dated May 24, 1999, except where the city requires changes. The city council may approve major changes. The director of community development may approve minor changes. 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. Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, tree and driveway and parking lot plans. The design of the ponds shall be subject to the approval of the city engineer. The developer shall give the city an easement for this pond and shall be responsible for getting any needed off-site pond and drainage easements. 5. The developer or contractor shall: Planning Commission Minutes of 06-07-99 -6- a. Complete all grading for the site drainage and the pond, complete all public improvements and meet all city requirements. b.* Place temporary orange safety fencing and signs at the grading limits. Install permanent signs around the edge of the wetland buffer easements. These signs shall mark the edge of the easements and shall state there shall be no mowing, vegetation cutting, filling or dumping. d. Install survey monuments along the wetland boundaries. e. Remove any debris, junk or fill from the wetlands and site. The developer shall give the city wetland easements over the wetlands. The easements shall cover the wetlands and any land within 50 feet surrounding a Class II wetland. These easements shall prohibit any building, mowing, cutting, filling or dumping within twenty feet of the wetland or within the wetland itself. The purpose of this easement is to protect the water quality of the wetlands from fertilizer and to protect the wetland habitat from encroachment. The owners of the single dwellings in the PUD may have one mother-in-law (accessory) apartment with their property. Such accessory units shall be subject to the following: a. Such accessory units may be occupied by one or two persons. b. The city will not allow separate or different ownership for tax or identification purposes of the accessory unit from the primary residence. 8. The approved setbacks for the principal structures in the New Century PUD shall be: 1. Front yard setback: minimum - 20 feet, maximum - 50 feet 2. Front yard setback (side street): minimum -15 feet, maximum - 30 feet 3. Rear yard setback: minimum - 30 feet, maximum - none 4. Side yard setback: as the zoning code requires This approval does not include the final design approval for the duplexes, townhouses or for the village green. The developer shall submit the final building, landscaping and site plans for these to the community design review board (CDRB) for approval by the CDRB. 10. The city council shall review this permit in one year. Chairperson Fischer said she would second the motion if she could completely strike Condition 7 so that accessory units could still be done under the current conditions. If the developer chose to put the unit in a separate building he would need to wait for the city to adopt an ordinance that would permit this anywhere in the city. Commissioner Frost disagreed. He said this was being done as a PUD and would allow special instances. Commissioner Trippler seconded. Chairperson Fischer divided the vote so that the first vote was on all of B. except for Item 7. Planning Commission Minutes of 06-07-99 -7- Ayes--all The motion carried. The vote for Item 7 with the ommission of B. Ayes--Frost, Ledvina, Mueller, Pearson, Rossbach, Seeber, Thompson, Trippler Nays--Fischer The motion passed. Commissioner Frost moved the Planning Commission recommend that the city council consider an accessory building unit for the entire city of Maplewood at a later date in 1999. Commissioner Ledvina seconded. Ayes--all The motion passed. Commissioner Ledvina moved the Planning Commission recommend: Approval of the resolution which vacates parts of the unused Tim Avenue, Mayhill Road and Phyllis Avenue lying noah of Highwood Avenue and west of Century Avenue in the New Century PUD (as shown on the map on page 63 of developers application materials). It is in the public interest to vacate these right-of-ways for the following reasons: 1. The adjacent properties have adequate street access. 2. These right-of-ways are not needed for the public purpose of street construction. 3. The existing right-of-ways are too narrow for street construction. 4. The developer will be dedicating new right-of-ways with the final plat for the project. Approval of the resolution which vacates the unused drainage and roadway easements lying east of Schaller Drive, west of Century Avenue and north of Highwood Avenue in the New Century PUD (as shown on the map on page 63 of developers application materials). It is in the public interest to vacate these easements for the following reasons: 1. The adjacent properties have adequate street access. 2. These easements are not needed for their original public purposes. 3. The developer will be dedicating new easements with the final plat for the project. Approval of the resolution which is for a Code variation for a substandard cul-de-sac where Schaller Drive meets the developer's west property line. The variation is because: Building a larger cul-de-sac would further encroach into the yards and setbacks of the existing homes. The existing cul-de-sac is existing and has proven adequate for snow plowing and access to the homes. 3. There are only two homes that have driveways off the cul-de-sac. Approval of reduced building setbacks for 2610 and 2611 Schaller Drive. Approval is because: Planning Commission Minutes of 06-07-99 -8- 1. The setbacks are not affecting the privacy of adjacent homes. 2. The homes are at the same setback as the adjacent homes. 3. The reduced setback is caused by changing a temporary cul-de-sac to a permanent setback. Go Adoption of the resolution which approves a city code variation to have 50-foot-wide street right-of-ways instead of the 60-foot-wide right-of-ways in the New Century PUD. The city should approve this code variation because: 1. The variation will lessen the amount of grading, ground disturbance and tree removal in the development. 2. The additional right-of-way is not necessary for public health, safety, welfare or convenience. Adoption of the resolution which approves a city code variation for 28-foot-wide, 24-foot-wide and 20-foot-wide public streets in the New Century PUD. This variation is subject to the following conditions: 1. There shall be no parking on one side of the 28-foot-wide streets. 2. There shall be no parking on both sides of any street less than 28 feet wide. 3. The developer shall pay the city for the cost of the no-parking signs. Commissioner Seeber seconded. Ayes--Frost, Ledvina, Mueller, Pearson, Rossbach, Seeber, Trippler Nays--Fischer, Thompson The motion passed. Chairperson Fischer and Commissioner Thompson said their nay vote was concern over the cul-de-sac situation. Commissioner Seeber moved the Planning Commissioner recommend changing the language in I. 1. g. to: g. Properly abandon, according to Minnesota Department of Health well codes, all wells on site and remove any septic systems or drainfields within the plat, subject to Minnesota rules and guidelines. Commissioner Rossbach seconded. Ayes-- all The motion passsed. Commissioner Rossbach moved the Planning Commission recommend: I. Approval of the New Century preliminary plat (received by the city on March 26, 1999 and the revised preliminary plat and grading plans received by the city on May 24, 1999). The developer shall complete the following before the city council approves the final plat: 1. Sign an agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. Planning Commission Minutes of 06-07-99 -9- b.* Place temporary orange safety fencing and signs at the grading limits. c. Have NSP install Group V rate street lights in at least nine locations - primarily at street intersections. The exact style and location shall be subject to the city engineer's approval. d. Pay the city for the cost of traffic-control, street identification and no parking signs. e. Provide all required and necessary easements. f. Demolish, remove or move the existing house and buildings at 2665 Highwood Avenue, and all other buildings, scrap metal, debris, vehicles and junk from the site. g. Properly abandon, according to Minnesota Department of Health well codes, all wells on site and remove any septic systems or drainfields within the plat, subject to Minnesota rules and guidelines. h. Complete all the curb and gutter on the Schaller Drive cul-de-sac to the west side of the site, repair the cul-de-sac pavement and restore and sod the boulevards. I. For the trails, do the following: (1) Construct an eight-foot-wide paved walkway between Lots 4 and 5, Block 2 as shown on the plat date-stamped May 24, 1999. This trail shall be in an 18-foot- wide trailway or pedestrian way. (2) The developer also shall build the wood-chip trails and sidewalks as shown on the application materials and project plans. (3) The developer shall install posts at the end of the trails to prevent cars or trucks from using the trail. (4) The developer shall build the trails and sidewalks with the streets. (5) The city engineer must approve these plans. Install permanent signs around the edge of the wetland buffer easements. These signs shall mark the edge of the easements and shall state there shall be no mowing, vegetation cutting, filling, grading or dumping beyond this point. City staff shall approve the sign design and location before the contractor installs them. The developer or contractor shall install these signs before the city issues building permits in this plat. k. Install survey monuments along the wetland boundaries. I. Install signs where the driveways for the twin homes and for the town houses intersect the public streets indicating that they are private driveways. mo Have an independent qualified geotechnical engineering and soil testing firm monitor and inspect the pond during its construction. The city shall pre-approve the inspection firm(s) before they start their work. Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, tree, trail, sidewalk and street Planning Commission -10- Minutes of 06-07-99 plans. The plans shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. b. The grading plan shall show: (1) The proposed building pad elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. (2) Contour information for all the land that the construction will disturb. (3) House pads that reduce the grading on sites where the developer can save large trees. (4) The proposed street grades as allowed by the city engineer. (5) All proposed slopes on the construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. (6) All retaining walls on the plans. Any retaining walls taller than 4 feet require a building permit from the city. (7) Sedimentation basins or ponds as required by the watershed board or by the city engineer. c.* The tree plan shall: (1) Be approved by the city engineer before site grading or final plat approval. (2) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (3) Show the size, species and location of the replacement trees. The deciduous trees shall be at least two and one half (2 ~) inches in diameter and shall be a mix of red and white oaks, ash and sugar maples. The coniferous trees shall be at least eight (8) feet tall and shall be a mix of Austrian pine and other species. (4) Show no tree removal beyond the approved grading and tree limits. (5) Include for city staff a detailed boulevard tree planting plan and material list. d. The street and utility plans shall show: (1) Paved walkways in a trailway or pedestrianway as shown on the proposed plans and between Lots 4 and 5, Block 2. The parks and recreation director shall approve their design. (2) The public streets shall be a 9-ton design with a maximum street grade of eight percent and the maximum street grade within 75 feet of all intersections at two percent. (3) All the streets, parking areas and driveways with continuous concrete curb and gutter except where the city engineer decides that it is not needed for drainage Planning Commission Minutes of 06-07-99 -11- purposes. (4) All public street right-of-ways shall be at least 60-feet-wide, unless the city council approves a narrower street right-of-way. (5) The completion of the curb and gutter on the existing Schaller Drive cul-de-sac, the repair or replacement of the cul-de-sac pavement and the restoration and sodding of the boulevards around the cul-de-sac. e. The drainage plan shall ensure that there is no increase in the rate of storm water run-off leaving the site above the current (predevelopment) levels. f. A qualified geotechnical engineer shall design the storm water pond proposed at the southeast corner of the site. The proposed design shall be subject to a quality engineering peer review and recommendation by a geotechnical engineer approved by the city engineer. The developer shall pay for this review. The developer's consultants shall complete this review and approval before submitting the final construction plans to the city engineer. Additional subsurface soil evaluations also shall be required within the proposed pond and berm areas. Change the plat as follows: a. Add drainage and utility easements as required by the city engineer. b. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. c. Revise the lot lines in Block Two so there is an 18-foot-wide trail or pedestrian way between Lots 4 and 5 to accommodate the trail and watermain to Schaller Drive. d. Show the wetland boundaries on the final plat as approved by the watershed district. e. Show all public street right-of-ways at 60 feet wide, unless the city council approves narrower street right-of-ways. f. Make as many of the property lines as is reasonably possible radial to the cul-de- sacs or perpendicular to the street right-of-ways. g. Show the following street names (as decided by the Maplewood Police Department) on all plans: (1) The north/south part of New Century Boulevard shall be Farrell Street. (2) The east/west part of New Century Boulevard shall be Dahl Avenue. (3) Promontory Place shall be Dahl Avenue. (4) Linden Circle shall be Mayhill Circle. (5) Red Oak Circle shall be Matterhorn Circle. (6) White Oak Circle shall be Schaller Court. (7) Red Pine Circle shall be Valley View Circle. (8) Red Splendor Lane shall be Timber Circle. (9) Snowdrift Lane shall be Schaller Circle. Planning Commission Minutes of 06-07-99 -12- (10) Pinkspire Lane shall be Phylis Circle. h. Change the 40-foot-wide trail easement at the west end of Promontory Place (Dahl Avenue) (between Lots 12 and 13, Block 1 ) to a 40-foot-wide trail or pedestrian way. 4. Secure and provide all required easements for the development. These shall include: a. Any off-site drainage and utility easements. Wetland easements over the wetlands and any land within 50 feet surrounding a Class II wetland. The easement shall prohibit any building or structures within 50 feet of the Class II wetland or any mowing, cutting, filling, grading or dumping within 50 feet of the wetland or within the wetland itself. The purpose of these easements is to protect the water quality of the wetlands from fertilizer and runoff. They also are to protect the wetland habitat from encroachment. The developer shall complete all grading for public improvements and overall site drainage. The city engineer shall include in the developer's agreement any grading that the developer or contractor has not completed before final plat approval. 6. Record the following with the final plat: a. All homeowner's association documents. b. A covenant or deed restriction that prohibits driveways on Lots 11 and 12, Block 4 from going onto Highwood Avenue. c. Deeds dedicating the necessary wetland buffer easements surrounding any wetland. A covenant or deed restriction that prohibits any further subdivision or splitting of the lots or parcels in the plat that would create additional building sites unless approved by the city council. The applicant shall submit the language for these dedications and restrictions to the city for approval before recording. Show the wetland boundaries on the plat as approved by the watershed district. A trained and qualified person must delineate the wetlands. This person shall prepare a wetland delineation report. The developer shall submit this wetland information to the Watershed District office. The Watershed District must approve this information before the city approves a final plat. If needed, the developer shall change the plat to meet wetland regulations. 8. Obtain a permit from the Ramsey-Washington Metro Watershed District for grading. If the developer decides to final plat part of the preliminary plat, the director of community development may waive any conditions that do not apply to the final plat. *The developer must complete these conditions before the city issues a grading permit or approves the final plat. Commissioner Frost seconded. Planning Commission Minutes of 06-07-99 -13- Commissioner Mueller asked if a requirement could be made to construct the path as close to the development side of the easement as possible rather than near Mr. Buford's property line. Mr. Robert's said that the developer would prefer to place the path on site as they work around the trees. Ayes--all The motion passed. Commissioner Frost felt the commission should not take action on the park access charges. Commissioner Rossbach moved the Planning Commission recommend: J. Denial of the request to waive the Park Access Charges (PAC) for the building permits for the New Century residential PUD. This development would be north of Highwood Avenue and west of Century Avenue. K. Adoption of the resolution which is for the on-street parking standards and no on street parking requirements for the New Century PUD north of Highwood Avenue and west of Century Avenue. L. Denial of the developer's request to start the construction of up to four model homes on Red Pine Circle (Valley View Circle) before the city approves the final plat. This is subject to the following conditions: 1. There shall be utilities and a hard surface street or driveway to each building location before the city issues a building permit. 2. The builder shall have each structure surveyed into place by a registered land surveyor. Commissioner Ledvina seconded. Ayes--Fischer, Ledvina, Mueller, Pearson, Rossbach, Seeber, Thompson, Trippler Abstain--Frost The motion passed. VI. NEW BUSINESS Bruentrup Farm Relocation Conditional Use Permit (2170 County Road D) Ken Roberts, associate planner, presented the staff report. Commissioner Frost asked if this was an acceptable use of open space property. Commissioner Rossbach asked about the possibility of additional buildings being built in the future on this County Road D site. Mr. Roberts confirmed that if additional buildings were to be added in a few years it would require city council review at that time. Mike Ericson, assistant to the city manager, said the objective of the project was twofold: 1 ) to reestablish and restore this historical farm in Maplewood, and 2) to provide a home for the Maplewood Historical Society. He emphasized that no city taxpayer's dollars will be used for this project. Mr. Ericson said that, at a special city council meeting earlier in the evening, the council approved a resolution to authorize the expenditure of funds for the moving of the following: the farmhouse, barn, granary and windmill. An additional $5,000 was approved to move the metal shed. He said the site plan will include space for the remaining two buildings. These buildings will not be moved unless sufficient funds are pledged by the end of June. They also could be Planning Commission Minutes of 06-07-99 -14- moved at the expense of the historical society. Mr. Ericson said that two moving bids were opened earlier today and the Iow bidder was Semple Movers of Saint Paul. They will start moving the buildings next week. Mr. Ericson referred to three criteria under which the city council can allow placement of these buildings on open space: Item 36--refers to areas of special historical significance, Item 44-- intergovernmental cooperation because the city of Maplewood is assisting the Maplewood Historical Society, and Item 48--multiple use because this area can serve a variety of uses, including recreation, conservation and protection of natural resources. According to Mr. Ericson, the buildings and property will both be owned by the city of Maplewood but the Maplewood Historical Society will have a 99-year lease at one dollar per year. This lease will cover 2.02 acres of land and the buildings. Both the historical society and the parks and recreation department are working on their long-range plans for the site. Commissioner Rossbach moved the Planning Commission recommend: Adopt the resolution which approves a conditional use permit (CUP) for the relocation of the Bruentrup Farm to the city property at 2170 County Road D. This public facility will be for use by the Maplewood Historical Society and for other city functions. The city bases this approval on the ten findings in the city code and is subject to the following conditions: 1. All construction and building locations shall follow the site plan approved by the city. The director of community development may approve minor changes. The proposed building relocation and new 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. 4. The city shall add more parking to the site if the city council deems it necessary. 5. Any new lights shall be installed to meet the city code. This requires that they be screened or aimed so they do not cause any light-glare problems on streets or residential properties. 6. If necessary, the city shall get a permit from the watershed district for the grading and site disturbance. Bo Approve the resolution which waives the code requirements for parking lot paving, parking lot striping, parking lot curbing and an in-ground irrigation system for the relocated Bruentrup farm at 2170 County Road D. Bo Commissioner Pearson seconded. Ayes--all The motion passed. Hill-Murray High School Conditional Use Permit Revision (2625 Larpenteur Avenue) Ken Roberts, associate planner, presented the staff report. There were no questions of the staff report. Greg Dehler, of Wold Architects and Engineers, said they had one issue during the design review that has been addressed. He said apparently a turf management plan was Planning Commission Minutes of 06-07-99 -15- approved but nothing was put in writing. Mr. Dehler expressed a desire to work with staff to make sure that this goes through properly. Commissioner Frost moved the Planning Commission recommend: Adoption of the resolution which approves revisions for the conditional use permit for Hill- Murray school and athletic fields at 2625 Larpenteur Avenue East. The city bases this approval on the findings required by ordinance. This approval is subject to conditions of approval adopted by the city council on May 11, 1998, subject to the following revisions (I have crossed out the deletions and underlined the additions): 1 All construction shall follow the sit~ -' ...."-'- : ..... · ~,,o,, '-, ,,~ u, o,~,,,~ ~,,o,, plans as noted below: a. For the athletic fields, follow the plans date-stamped March 6, 1998. b. For the school and entry, addition~ follow the plans date-stamped May 19~ 1999. The director of community development may approve minor changes. The school shall move the proposed temporary storage buildings as far away from the wetland buffer as possible to minimize the variance they will need. The proposed construction for the front entry, addition and drop-off drive must be substantially started within one year of council approval or the permit revision shall end. The council may extend this deadline for one year. The city council shall review this permit annually to monitor the traffic and parking situations related to the use of the athletic fields. Any new lights shall be installed to meet the city code. This requires that they be screened or aimed so they do not cause any light-glare problems on streets or residential properties. Dedicate and record a wetland-protection buffer easement. This easement shall describe the boundary of the buffer and prohibit any building, mowing, cutting, filling or dumping within the buffer. The buffer shall follow the proposed chain-link fence line on the plans for the aJJ3LeJ[cJ~eJ~, date-stamped March 6, 1998. The part of this wetland buffer area that is already mowed lawn may remain as such. The school shall have the contractor install the fence and swale while doing the adjacent field construction. Post signs on the edge of the wetland-protection buffer prohibiting any building, mowing, cutting, filling or dumping within the buffer. Wetland buffer signs in the mowed area shall be placed at the edge of the lawn. That portion of the proposed walking/running path that is within 50 feet of the wetland shall be built with a pervious material. Ensure that all bleachers and dugouts are at least 30 feet from the Sterling Street and Larpenteur Avenue right-of-ways. The city may require the applicant to plant 30 native species of trees for screening between the playing fields and the homes on Knoll Circle, as may be determined at a future hearing on the Conditional Use Permit. Planning Commission Minutes of 06-07-99 -16- 10-9:. The school shall prepare for city approval a turf management plan for the athletic fields. This plan shall include the mowing, watering and fertilizing practices that the school will follow in the care of their athletic fields and grounds. The school shall prepare and follow the plan so the practices will minimize the impact of the storm water runoff on the nearby wetlands. The city must approve this plan before issuing a building permit for the front-entry addition. 1110. Submit a grading and drainage plan for watershed district approval to provide sedimentation control at the stormwater discharge point before it dumps into the south wetland area. Commissioner Rossbach seconded. Ayes--all The motion passed. C. Schroeder Milk Conditional Use Permit Revision (2080 Rise Street) Ken Roberts, associate planner, presented the staff report. He answered questions from the commissioners. Jim Evans, of Buetow and Associates, Architects, said this was "simply an extension of the existing building system with the majority of the expansion to the rear." The same materials will be used. According to Mr. Evans, the applicant had no problem with the staff recommendations. Carl Schroeder, of Schroeder Milk Company, said that this proposed addition will allow the company to expand the technology they use to process dairy and dairy- type products. Another benefit will be the ability to increase their shipping range from regional to more of a national scope. Mr. Buetow said the 700-square-foot addition is a high priority and will begin as soon as possible. The other part of Phase 1 will start later this year. Phases 2 and 3 are scheduled to start in the late fall of 2000. Commissioner Pearson moved the Planning Commission recommend: Adoption of the resolution which approves a conditional use permit for a Dairy Product Processing business at 2080 Rice Street. Approval is based on the findings required by the code and subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 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 city council shall review this permit in one year. 4. If the city council determines there is not enough on-site parking, the council may require that the property owner provide additional parking. Commissioner Frost seconded. Ayes--all The motion passed. VII. VISITOR PRESENTATIONS There were no visitor presentations. VIII. Planning Commission Minutes of 06-07-99 -17- COMMISSION PRESENTATIONS May 24 Council Meeting: Ms. Coleman reported on this meeting. June 14 Council Meeting: Ms. Fischer will attend this meeting. June 28 Council Meeting: Mr. Pearson will attend this meeting. Chairperson Fischer mentioned an article in the Minnesota Crossroads entitled Gone but Not Forgotten about the cemetery on the county land in Maplewood, off White Bear Avenue. She also noted other articles in the publication. Chairperson Fischer asked about the progress of the Maplewood Comprehensive Plan update. Ken Roberts said they were basically waiting for the parks portion. Ms. Fischer spoke of an inquiry from the historical society about the format used for their section of the plan. Melinda Coleman gave an update on the proposed Pep Boys. Commissioner Rossbach expressed a concern about an apparent expansion of storage on the Mogren lot on White Bear Avenue. He wanted to make sure that the wetland area was not being encroached upon. IX. STAFF PRESENTATIONS July 5, 1999 Commission Meeting--This meeting may be canceled because of lack of a quorum. Summer Tour Date on Monday, August 30, 1999--The tour is scheduled for this date. X. ADJOURNMENT The meeting adjourned at 10:25.