HomeMy WebLinkAbout2018-06-19 CDRB Packet
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday,June 19, 2018
6:00 P.M.
Council Chambers -Maplewood City Hall
1830 County Road B East
1.Call to Order
2.Roll Call
3.Approval of Agenda
4.Approval of Minutes:
a.May 15, 2018
5.Design Review:
a.Battle Creek Regional Park, 2301 Upper Afton Road
b.Trails Edge Apartments, 2988 Country View Drive
6.New Business:
7.Visitor Presentations:
8.Board Presentations:
9.Staff Presentations:
10.Adjourn
COMMUNITY DESIGN REVIEW BOARDSTAFF REPORT
Meeting Date June 19, 2018
REPORT TO:
Melinda Coleman, City Manager
REPORT FROM:Jane Adade, Planner
PRESENTER:
Michael Martin, AICP, Economic Development Coordinator
AGENDA ITEM:Battle Creek Regional Park, 2301 Upper Afton Road
Action Requested:MotionDiscussionPublic Hearing
Form of Action:ResolutionOrdinanceContract/AgreementProclamation
Policy Issue:
Ramsey County Parks and Recreation Department is proposing to redevelop the playground area at
Battle Creek Regional as part of the Metropolitan Council’s Regional Parks and Trails Program. The
play area which wasinstalled in 1995is beyond its scheduledlife cycle and they havereceived
funding to replace it.In addition, the play area is located in a storm water management flood zone
and has seen flooding each of the last several years.
Recommended Action:
Motionto approve the design plans date-stamped June 13, 2018 to redevelop the playground and
make improvements to the Battle Creek Regional Park located at 2301 Upper Afton Road.
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.Submit a grading and erosion control permitto the City.
Fiscal Impact:
Is There a Fiscal Impact?NoYes, the true or estimated cost is
Financing source(s):Adopted BudgetBudget ModificationNew Revenue Source
Use of ReservesOther:n/a
Strategic Plan Relevance:
Financial SustainabilityIntegrated CommunicationTargeted Redevelopment
Operational EffectivenessCommunity InclusivenessInfrastructure & Asset Mgmt.
The application for this request was considered complete on May 24, 2018. 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 review deadline for a decisionis
July 23, 2018.
Background
Project Overview
Ramsey County Parks and Recreation Departmentis proposing to redevelop theplayground area
with play areasurfaces consisting of a combination of certified wood mulch common to play areas as
well as poured rubber surfaces aroundthefuture play equipment.All play areas will be designed to
meet or exceed ADA requirements. Existing picnic tables will be replaced with new picnic tables that
meet current ADA requirements. Access to existing picnic table areas will be improved to meet ADA
requirements as well. New accessible paths will connect new and old construction within the
playground and existing picnic area of the site.
Stormwater
The existing wetland located to the north of the proposed play area development is listed as Managed
B Wetland. The proposed development has approximately 2,000 square feetor 5% of the proposed
development area within thewetland setback. The proposed project is under 1-acre ofdisturbance
and under 10,000 square feetof impervious and will not trigger Ramsey Washington Watershed
District permit requirements for stormwater modeling.The entire proposed development area is
located out of the existing 100-yearflood inundation zone providedtoRamsey Countyby the
watershed district.
Permeable asphalt trails are proposed for the majority of the site and ADA circulation routes. Drain
tile is proposed where the play area border curbing is proposed and will outlet to surface areas to
allowfor natural infiltration. The play stream drain will function as infiltration with an overflow surface
drain outlet to the natural wooded area east of play area to allow natural infiltration.
Architectural
The proposed play areasurfaces will be a combination of certified wood mulch commonwithpoured
rubber surfaces around the future play equipment. The play stream will be connected with water and
low voltage electrical to be sourced fromthe existing water works facility.
Trees will be cut into discs as well as lengthwise to create retaining walls and seating along slopes
of the play area. Tree trunks will be used as steppers by embedding and backfilling them within the
play area. Whole trees and limbs will be set aside to an area designated for fort building. Laid back
stone retaining and bouldering walls will be built into hillsides with slightly steeper slopes to use as
scramble points between features. Embankment slides will provide an exciting way to descend from
the top of play area into other sections of the playground.
Parking: The existing parking lot will not change and has space for 251 vehicles. Overflow parking is
located on the south side of Upper Afton Road with space for an additional 100 vehicles.
Landscaping
Trees: One Ash tree will be removed due to grading activities within the proposed development. The
applicantproposes to plant 5 additional trees.
Other Landscaping: The construction restoration is proposed to include seed to cover most disturbed
areas of the construction site. Low maintenance fescue seed mix is proposed for revegetation of the
site.
Lighting
There are no proposed changes to existing site lighting.
Department Comments
Engineering
Jon Jarosch’s, Engineering Staff, outlined these comments for the proposed project:
1.Submit a grading and erosion control permit.
Citizen Notification
The City of Maplewood mailed notices to property owners abutting thesite,notifying them of this
review and meeting.
Reference Information
Site Description
Site size: 80.81acres
Existing land use: Water Park
Surrounding Land Uses
North: 3M
West: Residential Dwellings (St. Paul)
East: Residential Dwellings
Southeast: Ramsey County Park
South: Ramsey County Park
Planning
Land Use Plan designation: Park (P)
Zoning:Farm Residential (f)
Past Actions
September 28, 1998: The city approved plans for an aquatic facility to be built on the Battle Creek
Regional Park.
September 28, 1998: The city approved an 80-foot wetland buffer variance for the aquatic facility to
be located 80 feet further away from the dwellings to the north.
April 26, 2011: The city approved plans for a park picnic shelter to be built at the Battle Creek
Regional Park.
Attachments
1.Overview Map
2. Applicant’s Narrative
3.Survey
4. Existing Wetland Storm Basin
5. Existing Play Area Photos
6. New Play Area and Existing Picnic Area
7. Applicant Set Plans (Separate Attachment)
Battle Creek Regional Park
May 24, 2018
City of Maplewood
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Source: City of Maplewood, Ramsey County
Battle Creek Play Area - Project Narrative
Project Background
Battle Creek Regional park located in the City of Maplewood, is operated by Ramsey County Parks and Recreation
Department as part of the Metropolitan Council’s Regional parks and Trails Program. A single play area has been developed
near the picnic pavilion and Water Works water park north of Upper Afton Road. The play area, which was installed in
1995, is beyond is scheduled life cycle and has received funding to replace it. In addition, the play area is located in a
stormwater management flood zone and has seen flooding each of the last several years.
With these issues in mind, Ramsey County Parks took a larger look at the play area and how it relates to the uses in that
area of the park. It was determined that the play area needed to be relocated out of the flood plain and it needed to be
more representative of a Regional Park, possibly, a destination in its own right.
The following vision and goals were established through a public involvement process that started in August of 2017.
Vision
Create a regional destination play area at Battle Creek Regional Park.
Goals
1.Replace old out dated existing equipment
2.Move the existing play area out of the flood zone
3.Make it unique with varied features
4.Expand typical user age group from 2-12 to all ages and abilities
5.Universal, all-inclusive designed
6.Complement existing Battle Creek facilities such as Waterworks, Picnic Pavilion, biking, hiking, and stormwater
infrastructure
7.Make it a large, Regional facility
8.Consider maintenance when creating features
9.The play area should be environmentally friendly with an education component
10.Do not duplicate other existing nearby neighborhood play areas
Public Involvement Process Recap
Step one – What do people want in a playground at Battle Creek?
Public Workshop No. 1
1.Slide show of playgrounds with silent survey
a.Standard playground equipment
i.Basic
ii.Course concept
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iii.ANW challenge course
b.Nature play elements
c.Water play elements – play off of waterworks? Create more demand?
2.Discussion of slides after the survey is complete
3.Take feedback and comments
4.Vision breakout session – groups discuss and come up with a vision – 20 mins
a.Review each group vision
5.Prepare a website survey of the slide show?
Step Two – Discuss project elements based on vision established in workshop one
Public Workshop No. 2
1.Visions and Element options summary from workshop No.1
2.Sketch concept plans with bubble diagrams
3.Discuss funding and what may be realistic
4.Prepare an online voting for elements?
5.Involve Parks Commission
Step Three - Stakeholder Design Charrette – Develop (3) concepts
Step Four - Public Meeting No.3
1.Present concept Plans – 3 plans
2.Take feedback
3.Post concepts to website for feedback
Step Five - Open House
1.Present Preferred Concept alternative
2.Post concepts to website for feedback
Develop Phasing Strategy Based on Public Feedback and Costs
1.Phase I
-Nature Play stream, fort building, nature discovery areas
-earthwork
-Accessible Trails
-Retaining structures
-Create “rooms” for future phases
-Existing standard play area to remain through phase II
2.Phase II
-Standard Play Equipment purchase and install
-Combination poured in place surfacing and wood chip
3.Phase III
-Conquer Ninja/Obstacle Course
-Public art
Project Schedule
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$158,000 - 2016 Grant expires June 30, 2019
$194,905 - 2017 Grant expires June 30, 2020
$80,209 – 2018 Grant expires June 30, 2021
March – April 2018 City Site Design Review, approvals
May – November 2018 – Final Design and Phase I Construction
Proposed Improvements
Nature Play/Discovery Space
The proposed play areas surfaces will be a combination of certified wood mulch common to play areas as well as poured
rubber surfaces around future play equipment. The play stream will be connected with water and low voltage electrical
to be sourced from the existing water works facility. The county will be hiring an engineering consultant to complete
required mechanical plumbing drawing to be submitted to the Department of Labor and Industry for review, as well as
Saint Paul Regional Water Services. The play stream will be constructed by a local playground design supplier.
Natural materials for the nature discovery spaces:
Trees will be cut into discs as well as lengthwise to create retaining walls and seating along slopes of the play area. Tree
trunks will be used as steppers by embedding and backfilling them within the play area. Whole trees and limbs will be set
aside to an area designated for fort building. Laid back stone retaining and bouldering walls will be built into hillsides with
slightly steeper slopes to use as scramble points between features. Embankment slides will provide an exciting way to
descend from the top of play area into other sections of the playground.
Parking Lot
The existing parking lot will remain as is and has space for 251 vehicles. Overflow parking is located on the south side of
Upper Afton Road with space for an additional 100 vehicles.
ADA Improvements, All-inclusive portions, picnicking upgrade
All play areas will be designed to meet or exceed ADA requirements. Existing picnic tables will be replaced with new
picnic tables that meet current ADA requirements. Access to existing picnic table areas will be improved to meet ADA
requirements as well. New accessible paths will connect new and old construction within the playground and existing
picnic area of the site.
Stormwater
The proposed play area development project is under 1-acre of disturbance and under 10,000 sf of impervious and will
not trigger Ramsey Washington Watershed District permit requirements for stormwater modeling. Permeable asphalt
trails are proposed for the majority of the site ADA circulation routes. Drain tile is proposed where play area border
curbing is proposed and will outlet to surface areas to allow for natural infiltration. The Play stream drain will function as
infiltration with an overflow surface drain outlet to natural wooded area east of play area to allow natural infiltration.
Ramsey County Parks includes Stormwater Pollution Prevention Plans (SWPPP) for all projects regardless of permit
requirements to have one with construction activity. The entire proposed development area is located out of the existing
100-yr flood inundation zone line which was provided to the County by the watershed district for planning purposes.
Wetland/Regional Stormwater infrastructure Setbacks
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The existing wetland located to the north of the proposed play area development is listed as Managed Wetland B. Ramsey
Washington Metro Watershed District requires a setback of 50 lineal feet. The City wetland setback is 75 lineal feet. The
history of this wetland dates to the Battle Creek Stormwater Infrastructure Project in the late 1970s. This wetland was
creek and was widened and with control structures added at the inlet and outlet to create a sedimentation basin for the
Battle Creek drainage system. The watershed district does clean the entire basin of sediment periodically. The fact that
this basin is listed as a managed B wetland could be considered questionable given field observations and the history of
basin design.
The proposed development has approximately 2000SF or 5% of the proposed development area within the wetland
setback. The existing turf area would be changed to wood mulch to eliminate erosion concerns due to foot traffic, as well
as the installation of a split rail fence around the perimeter.
Tree Replacement and Screening the North Properties
One Ash tree will be removed due to grading activities within the proposed development. The plan proposes to plant 5
additional trees in a #20 container.
Properties to the North and East of the proposed site appear to be adequately screened by the existing woodlands on site,
no further screening is proposed.
Restoration
The construction restoration is proposed to include seed to cover most disturbed areas of the construction site. Low
maintenance fescue seed mix is proposed for revegetation of the site.
Phase One
Phase one of playground redevelopment will include all necessary earthwork and grading required for the final buildout
of the concept plan. Ramsey County will be installing accessible permeable asphalt paths, additional accessible picnic
tables and slabs, the nature play elements, and play stream as part of phase one development.
The play stream that will be constructed will be similar to the play streams operated at other county facilities. Ramsey
County has an existing play stream at Tamarack Nature Center located in White Bear Township, and another under
construction at Lake Owasso County Park located in the City of Shoreview. The stream is not a continuously running water
feature, it would be on a timed system releasing a predetermined amount of water and not allowing another pulse for
another preset amount of time. The release of water is controlled through the push of a button that activates a solenoid
valve. Eventually the water will flow through the system and out through a sand drainage area to a drain field where the
water would naturally infiltrate.
Future phases
Future phases of development will be include the construction of standard play equipment consisting of a zip line, an area
for 2-5 years of age equipment, an area for 5-12 years of age equipment, a custom tower play element, and swings.
A Challenge or Obstacle course will considered in a future phase.
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Ramsey County has also identified the site as the location for a high ropes course managed and operated by a third party.
Public engagement will continue through at least the summer of 2018. Ramsey County Parks & Recreation will continue
to find the best solutions for what equipment is installed on site in cooperation with the community.
Battle Creek is an important feature within the Ramsey Washington Metro Watershed District, helping to control storm
water and sediment loads from surface runoff. Ramsey County has had preliminary talks with the district to come up with
an innovative feature or educational component, as a part of the playground redevelopment, to inform the public on the
history of Battle Creek and the man made storm water infrastructure that is present today.
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COMMUNITY DESIGN REVIEW BOARDSTAFF REPORT
Meeting Date June 19, 2018
Melinda Coleman, City Manager
REPORT TO:
REPORT FROM:Michael Martin, AICP, Economic Development Coordinator
PRESENTOR:Michael Martin, AICP, Economic Development Coordinator
Trails Edge Apartments,2988 Country View Drive
AGENDA ITEM:
A.Planned Unit DevelopmentResolution
B.Public Vacation Resolution
C.Lot Combination
D.Design Review
Action Requested:MotionDiscussionPublic Hearing
Form of Action:ResolutionOrdinanceContract/AgreementProclamation
Policy Issue:
Jim Kellison, on behalf of CV2-INH, is seeking approval to build a 152-unit market-rate apartment
buildingon 5.6 acres of vacant land north of Costco. Theproperty is located at 2988 Country View
Drive. To move forward, the applicant is requesting city approval for a planned unit development,
public vacation,lot combination and design review. This site is part of the MogrenRetailAddition
Planned Unit Development, which was approved in 2006 and redeveloped the former Country View
Golf Course.
Recommended Motion:
A.Motiontoapprove the attached conditional use permit for a planned unit development resolution
which approves a four-story, 152-unit multi-familybuilding to be constructed at 2988 Country
View Drive.
B.Motiontoapprove the attached public vacationresolution for the Trails Edge project as the
existing utility easement will serve no public purpose after the applicant redevelops the property
into a 152-unit multi-familybuilding.
C.Motionto approve the lot combinationrequest to adjust lot lines for the applicant’s 5.6 acre 152-
unit multi-familybuilding. This lot combinationapproval is subject to the following conditions:
1.A survey and new legal description must be submitted to planning staff for final approval.
2.Theapplicant shall comply with the requirements in the city’s engineering report, dated June
11, 2018.
3.The action only combines the two properties with the Ramsey County PID numbers of 03-
29-22-24-0018 and 03-29-22-21-0116.
4.The lot division and all easements must be recorded with Ramsey County within one year of
theapproval date otherwise thisapproval is null and void.
D.Motiontoapprove the design plans for the new 152-unit multi-familybuilding stamped June 8,
2018, for the development project located at2988 Country View Drive. Approval is subject to
the applicant doing the following:
1.Repeat this review in two years if the city has not issued a building permit for this project.
2.All requirements of the fire marshal and building official must be met.
3.The applicant shall obtain all required permits from the Ramsey-Washington Metro
Watershed District.
4.All driveways and parking lots shall have continuous concrete curbing.
5.All requirements of the city engineer shall be met regarding grading, drainage, erosion
control, utilities and the dedication of any easements found to be needed. All conditions of
the Maplewood engineering report dated June 11, 2018must be complied with.
6.Meet all requirements contained within Shann Finwall’s environmental report, dated June
11, 2018.
7.Prior to the issuance of a grading permit, the applicant shall be in full compliance with the
city’s tree preservation ordinance.
8.The applicant shall be required to submit a revised landscaping plan detailing landscaping
elements along the west and north sides of the proposed dog run fence.
9.The applicant shall have the proposed tree species plantings approved by the city’s
naturalist.
10.Any identification or monument signs for the project must meet the requirements of thecity’s
sign ordinance. Identification or monument signs shall bedesigned to be consistent with the
project’s building materials and colors.
11.Prior to the issuance of a building permit, the applicant shall provide the city with cash
escrow or an irrevocable letter of credit for the exterior landscaping and siteimprovements.
Staff shall determine the dollar amount of the escrow.
12.The applicant shall complete the following before occupying the building:
a.Replace any property irons removed because of this construction.
b.Provide continuous concrete curb and gutter around the parking lot and driveways.
c. Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas.
d.Install all required outdoor lighting.
e.Install all required sidewalks.
13.If any required work is not done, the city may allow temporary occupancy if:
a.The city determines that the work is not essential to the public health, safety or welfare.
b.The above-required letter of credit or cash escrow is held by the City of Maplewood for
all required exterior improvements. The owner or contractor shall completeany
unfinished exterior improvements by June 1 of the following year if occupancy of the
building is in the fall or winter or within six weeks of occupancy of the building if
occupancy is in the spring or summer.
14.All work shall follow the approved plans.The director of environmental and economic
development may approve minor changes.
Fiscal Impact:
Is There a Fiscal Impact?NoYes, the true or estimated cost is$0.
Financing source(s):Adopted BudgetBudget ModificationNew Revenue Source
Use of Reserves Other:n/a
Strategic Plan Relevance:
Financial SustainabilityIntegrated CommunicationTargeted Redevelopment
Operational EffectivenessCommunity InclusivenessInfrastructure &Asset Mgmt.
The city deemed the applicant’s application complete on June 8, 2018. The initial 60-day review
deadline for a decision is August 7, 2018. As stated in Minnesota State Statute 15.99, the city is
allowed to take an additional 60 days if necessary to complete the review.
Background
Neighborhood Meeting
The applicant held a neighborhood meeting on June 5, 2018 in the Community Room at Cardinal
Pointe and all property owners with 500 feet were invited. The applicant stated approximately 60
people attendedthis meeting and the general takeaway was positive. A copy of the invitation the
developer sent out is attached to this report.
Planned Unit Development
This site was part of the former Country View Golf Course which ceased operations in 2004. In
2007, a planned unit development (PUD) was approved to divide the golf course into four separate
development areas – this project was called Mogren Retail Addition. Two of the parcels have been
developed – Costco and Carmax. The project outlined within this report is the first project proposed
for either of the two remaining development parcels. The original PUD approved for the Mogren
Retail Additionstated that it did not approve any future projects and that each project would have to
be reviewed on its own.
The original vision for this site had been a retail or commercial use. In fact, when County Road D
East and Country View Drive were constructed in their current form they were designed to handle
commercial volumes. Commercial and retail uses typically generate a much higher traffic count than
an apartment building would. However, a PUD was used to approve this redevelopment area as to
be flexible with potential uses and other zoning requirements.
Comprehensive Plan
In development of the Draft 2040 Comprehensive Plan, the property owner requested this site be
guided for High Density Residential. The city council approved the Draft 2040 Comprehensive Plan
on April 9, 2018 which included this site being guided for housing. The existing 2030
Comprehensive Plan guides this site as commercial which does allow for multi-familyhousing.
In both the 2030 and 2040 plans, High Density Residential allows up to 25 units per acre. Section
44-300(1) of the city’s zoning ordinance provides density creditsfor underground parking. The net
acreage for calculating density is allowed to be increased by300 square feet for each parking
space that is provided under the principal use structure. With153 underground spaces being
provided, 45,900 square feet can be added to the site’s netacreage.Adding the density bonus of
1.1 acres (45,900 square feet) to the site’s 5.6 acres of land equates to 6.7 acres being used to
determine the maximum density for this site. In using both the city’s comprehensive plan and zoning
code, the maximum amount of units allowed on this site would be 167. The applicant is requesting
approval for a building containing 152 units.
Building Height
City ordinance requires the city council approve residential buildings that exceed a height of 35 feet
or three stories. The applicant is proposing a four-story building with a typical height of 46 feet, 4
inches. The building’s bump out areas will be 49 feet, 8 inches and the main entry will have a height
of 54 feet, 7 inches. As a comparison, the multi-familybuildings approved as part of the Frost-
English Village redevelopment project are 51 feet in height. Thecity’s fire department has reviewed
the proposed project and has stated it has no issues with the proposed height. In addition, there is a
significant grade change between this project and the existing Cardinal Pointe building which is
located east of the Bruce Vento Trail. Cardinal Pointe is positioned several feet higher than this
proposed building.
Parking
Section 44-1093(b)states “the city council may consider flexibility from strict code compliance in the
internal and external design requirements of a proposed PUD and may consider deviations from
those requirements.”The city’s zoning ordinancestates multi-familybuildings must provide two
parking spaces for each unit – with one of the parking spaces being covered. This project would
provide 152 units of housing, thus requiring 304 parking spaces with 152 being covered.
The applicant is proposing 153 underground parking spaces and 144 surface spaces for a total of
297 spaces. The covered spaces ordinance requirement is being met but the overall count is seven
spaces short of city standards. The parking ratio (spaces to units) for this project is 1.9. The
applicant provided data from its other projects showing ratios ranging from 1.66 to 1.98.
Staff reviewedparking requirements from other metro cities and recent projects and have
determinedthe proposed parking count for this project isacceptable. Cities vary vastly in how
parking requirements are determined. For example in Roseville, parking is determined by requiring
one space for each bedroom plus 0.25 spaces for each unit for visitor parking. This proposed
project would have 210 bedrooms thus requiring 210 spaces under Roseville’s rules plus an
additional 38 spaces for visitor parking (.25 x 152 units) – for a total of 248 parking spaces.
Staff is not stating Roseville’s rules are preferred just using it to illustrate parking rules can vary
greatly from city to city. Under the PUD the city can always require the applicant to add additional
spaces if parking becomes an issue. Attached to this report is a spreadsheet detailing the cities and
projects staff reviewed while analyzing parking for this project.
Floor Area
City ordinance requires a minimum of 580 square feet for both efficiencies and one-bedroom units.
The applicant is proposing 78 one-bedroom units ranging from 775-1,297 square feet in size – well
exceeding the city’s minimum requirement. The applicant is proposing 16 “studio” or efficiency units
each being 570 square feet in site – 10 square feet short of the city’s minimum. The size of the
efficiencies exceed minimum size requirements as defined by the state’s building and fire codes
and staff does not have any issues providing zoning flexibility in this area. All of the project’s 2-
bedroom units are well above the city’s minimum requirements.
Public Vacation and Lot Combination
The applicant is seeking city approval to combine the two lots that comprise the site into a single
parcel. Staff has no issues with the proposed lot combination.
As a result of thelot combination, an existing easement vacation is being requested. This existing
utility easement runs along the shared property line. With the combination of the two lots, this
easement is no longer necessary. As part of the lot combination the proposed lot shall include 10-
foot public drainage and utility easements along all four sides.
Design Review
Site Plan
The site has been designed with two access points – one accessing Country View Drive and the
other accessing County Road DEast. The building is nestled toward the southeast portion of the
site. All building and parking lot setbacks are being met. Much of the vegetation near the Bruce
Vento Trail is being preserved. A “dog run” area is being proposed north of the building. A chain link
fence is being proposed to contain this area for dogs. Staff recommends additional landscaping
elements be added along the west and north sides of the chain link fence to enhance the view from
County Road D East.
Building Elevations
The building will be clad with siding in two different colors with a brick base. Dark panels will be
located on the ends of the building. Columns are placed through each of the building’s elevations
providing articulation and breaking up the building into sections. The building is attractively
designed and will be unifiedin designwith the other projects in the Mogren Retail Addition PUD.
Costco is located directly to the south of this project. Costco’s loading docks are located on the
north side of its building – nearby this project. The developer shall consider using sound dampening
building materials and windows for the south elevation to ensure future residents are protected from
existing sound generation on the Costco site.
Landscaping
Theapplicant’s landscaping plan proposes to add 40 trees to the site and numerous shrubs and
perennials. Most of the existing vegetation near the east side of the site will remain in place. New
plantings are primarily focused near the front entrance of thebuildingand along the south and west
property lines. The applicant shall be required to add landscaping elements along the west and
north sides of the proposed dog run fence and have the proposed tree species plantings approved
by the city’s naturalist.
Lighting
The applicant’s submitted photometric plan meets all city requirements.
Commission Review
Planning Commission
June 19, 2018: The Planning Commission will hold a public hearing and review this project.
Community Design Review Board
June 19, 2018: The Community Design Review Board will review this project.
Department Comments
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, MN1306, 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 anoption. 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 plans.
Plumbing plans shall be submitted to the State Plumbing Department for approval prior tothe
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.
Provide three sets of stamped and signed plans and one digital set.
Citizen Comments
Staff surveyed the 111property owners within 500 feet of this site for their comments. There were 9
replies.
1.No comment. (John and Carol Laberre,3003 Hazelwood Street, Unit 115)
2.Not in favor of this. It is peaceful and quiet here. There will be more traffic and noise. We see
deer, wild turkeys, and birds. And the trees, please let them grow. (Adeline Meyers, 3003
Hazelwood Street, Unit 306)
3.Thank you Michael and the City ofMaplewood for the information on the Trails Edge
Apartments. My name is John A.Olson and Iive in Unit333 Hazelwood Street, Cardinal Pointe
rd
Cooperative. My wife and I live on the 3floor, our windows, sliding door and patio all face the
south west. When the trees have no leaves we see the Bruce Vento Trail and Costco very well.
Our concern is this new apartment being 4 floors. Will we be looking at their roof or into their 4th
floor windows. We also wonder how close to the trail will their building be and will there be a lot
of trees on the west side of the trail cut down. Do the builders need a variance even to have a 4
story building in Maplewood? From the trail, it looks like the lay of the land is much lower than
ours so this may not be a problem. Myother concern is the 3 way stop sign at County Road D
and Hazelwood. Several of us at Cardinal Pointe have observed cars on County Road D not
stopping for these signs. Will the City consider signal lights at this intersection? Please do so as
it appears to be a very dangerous intersection. Again, thank you for your time and patients with
us. This is a great city to live in. (John Olson,3003 Hazelwood Street, Unit 333)
4.I assume this will go through despite objections by neighbors. However it is regrettable that
Maplewood continues toreplace trees and vegetation with bricks and concrete. The developers
promise tax benefits but as a homeowner atCardinal Pointe I only see an increase in my
property taxes as we continue to be surrounded on all sides by “upscale”developments.
In addition I believe that the 4 story proposal would need a variance as Maplewood has a 3
story building limit. I hope atleast we can limit their impingement on our community to three
stories. (Rita Johnson, 3003 Hazelwood Street, Unit 123)
5.I’m against the 4 stories (would prefer 3 stories). Also I worry about traffic on County Road D
and Hazelwood. We already have more traffic from new apartments built last year on that
corner, would need to install traffic lights. (Jeanette Kotula, 3003 Hazelwood Street, Unit 204)
6.I don't feel Trails Edge is a suitable fit and wonder about the need for another housing
development inthis area of Maplewood? Conifer Ridge was recently built and appears not fully
occupied. Nowanother 152 unit building is being squeezed into a small space. The traffic and
noise on Hazelwood Street since Conifer Ridge and the new Healtheast Medical building were
built has really increased.With the development of Trails Edge parking lot exiting on to County
Rd.D (right turns only) any rightturns on to Hazelwood St. to cut over to Beam would add to the
traffic. I was told no traffic studieswere conducted when planning this development. Why?
Is there not a zoning restriction of 3 stories for multiple dwelling units? The proposed Trails edge
hasproposed 4 stories.
It feels like the natural beauty of the space and wildlife that once was in this corner of
Maplewood isfilling up fast with concrete and high density development and population. So sad
to see!
Thank you for allowing comments from the residents living in this corner (Janet Stolts, 3003
Hazelwood Street, Unit 332)
7.Only 1 other apt. building has 4 stories – Ecumen. It looksout of place! Why 4 stories? Are dogs
and cats allowed? Will the trees and grassy areas be lost on the Bruce Vento Trail? This is not a
senior building, will families rent? Explain PUD or CUP! Traffic will increase with 288 more
people living there! With drainage a huge problem in that area I am leery site for holding water.
(Florence Bye,3003 Hazelwood Street, Unit 137)
8.Staff could not decipher handwriting. Letter is attached to this report. (Mary Lessard, 3003
Hazelwood Street, Unit 109)
9.Staff could not decipher handwriting. Letter is attached to this report. (Robert and Gertrude
Lahay, 3003 Hazelwood Street, Unit 209)
Reference Information
Site Description
Site Size: 5.6 Acres
Existing Land Use: Vacant Land
Surrounding Land Uses
North: County Road D East and Xcel Energy Substation
South: Costco
East: Ramsey County Regional Rail Right-of-Way/Bruce Vento Trail
West: County Road D East, Country View Drive and Xcel Energy Substation
Planning
Existing Land Use:Commercial
ExistingZoning:Planned Unit Development and Light Manufacturing
Past Actions
This site had been operated as the Country View Golf Course for many years.
December 18, 2006: The city council approved the MogrenRetail Addition preliminaryplat and PUD
for the former golf course property. Thecouncil adopted aresolution ordering the public
improvements for the development.Carmax was approved at this meeting as well.
February 12, 2007: The city council approved the MogrenRetail Addition final plat.
June 11, 2007: The city council approved Costco as an amendment to the site’s PUD.
Attachments
1.Conditional Use Permit for a Planned Unit DevelopmentResolution
2.Public Vacation Resolution
3.Overview Map
4.Land Use Map
5.Zoning Map
6.Draft 2040 Comprehensive Plan, Page 4-59
7.Mary Lessard’s Letter
8.Robert and Gertrude Lahay’s Letter
9.Applicant’s Letter
10.Site Plan
11.Landscape Plan
12.Building Elevations
13.Parking Counts From Other Cities and Projects
14.Staff Engineer Jon Jarosch’s comments, June 11, 2018
15.Environmental Planner Shann Finwall’s comments, June 11, 2018
16.Materials from the Applicant’s Neighborhood Meeting
17.Applicant’s plans (separate attachment)
Attachment 1
CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT RESOLUTION
WHEREAS, Jim Kellison, on behalf of CV2-INH, has applied for a conditional use permit for
a planned unit developmentfor its proposed 152-unit multi-familyproject located at 2988 Country
View Drive.
WHEREAS, Section 44-1092 of the city ordinances requires a conditional use permit for
planned unit developments built within the City of Maplewood.
WHEREASSection44-359of the city ordinances requires a conditional use permit for
residential buildings taller than 35 feet or three stories.
WHEREAS, this permit applies to the property located at 2988Country View Driveand the
vacant parcel immediately to the north. The legal descriptions of the properties are:
Lot 2, Block 2 ofMogren Retail Addition
AND
Registered Land Survey No. 602
WHEREAS, the history of this permit is as follows:
1.On June 19, 2018, 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 presentwritten statements. The planning commission recommended that the
city council _______ the permit.
2.On June 25, 2018, the city council discussed the 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 1
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 is 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.
2.The proposed construction must be 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 applicant shall comply with the requirements in the engineer’s report dated June
11, 2018 and the environmental report dated June 11, 2018.
5.This approval permits the project’s “studio” or efficiency units to have a minimum of
570 square feet of floor area.
6.This approval permits the project to build a four-story multi-familybuilding. All
requirements of the fire department must be met in the construction of this building.
7.This approval permits the project to provide 153 underground parking stallsand 144
surface parking stalls – a waiver of seven spaces. If a parking shortage develops the
applicant shall be required by the city to provide additional surface parking.
The Maplewood City Council __________ this resolution on June25, 2018.
Attachment 2
PUBLIC EASEMENT VACATION RESOLUTION
WHEREAS, JimKellison, on behalf of CV2-INH, applied for the vacation ofa public utility
easement.
WHEREAS, this request applies to the 4.26 parcel located at 2988 Country View Drive. The
legal description is:
Lot 2, Block 2 of Mogren Retail Addition
WHEREAS, the history of this vacationis as follows:
1.On June 19, 2018, 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 presentwritten statements. The planning commission recommended that the
city council _______ the vacation.
2.On June 25, 2018, the city council discussed the vacation. They considered reports and
recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council ___________ the above
described vacationfor the following reasons:
1.The easementwould serve no public purpose after the applicant develops theproperty
into a 152-unit multi-familybuilding.
This vacation is subject to:
1.Provide the city with legal descriptions of the easement area to be vacated and for the
new areas to be dedicated for as required for the 152-unit multi-familybuilding project.
2.The applicant meets all conditions within Jon Jarosch’s June 11, 2018 report.
The Maplewood City Council __________ this resolution on June 25, 2018.
Attachment 3
2988 Country View
May 23, 2018
City of Maplewood
Legend
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Source: City of Maplewood, Ramsey County
Attachment 4
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Attachment 6
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Figure 4-11. Areas of Change: 5
Bsfb!6;!The 2040 plan calls for various commercial areas along either side of Highway 36, east of US 61, to convert
from a “Commercial” designation to a “Mixed Use-Community” designation to allow for potential conversion of existing
commercial properties to a variety of allowed uses, including residential. The eastern portion of Area 5 orients around a
stop along the METRO Rush Line (at Highway 36), and therefore the residential development in this area near the future
METRO Rush Line will orient around the transit line and help support its ongoing ridership.
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Figure 4-12. Areas of Change: 6 & 7
Bsfb!7;!The 2040 plan calls for the change in the land use designation for a parcel along the south side of County Road
D and east of Country View from “Commercial” to High Density Residential, as a result of consistent interest from the
development community over the last few years in developing High Density Residential projects on this site.
Bsfb!8; The 2040 plan converts the land use designation for the HealthEast St Johns Hospital campus and a parcel
adjoining properties.
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Attachment 7
Attachment 8
Attachment 9
Attachment 9
Attachment 9
Attachment 10
f:\\jobs\\7301 - 7320\\7310 - inh properties - maplewood\\cad c3d\\engineering\\7310_site.dwg05/17/18Save Date:
Maplewood, Minnesota
Phone: 763-489-7900 Fax: 763-489-7959
JTRJTR
OF MAPLEWOOD
3890 Pheasant Ridge Dr. NE #100, Blaine, MN
05/18/18
10
TRAILS EDGE APARTMENTS
SURVEYING ENGINEERING ENVIRONMENTAL
Waite Park, MN 56387
175 7th Avenue South
of
INH PROPERTIES
Joseph T. Radach, P.E.
SITE PLAN
C3
DRAWN BY:DESIGNED BY:ISSUE DATE:
REVISIONS Name:Signature:Date:05/18/18License #:45889
I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State
of Minnesota
Know what's
Attachment 11
TOTAL PLANT COUNT OF ALL SHEETSON-GRADE PATIOSFIELDMNDOT # 33-261
NOTES
BACK FOR MAINTENANCE STRIP
2.DECORATIVE ROCK MULCH 2.5' FROM BUILDING ALONG THE BUILDING3.SHRUBS SHOWN ALONG FOUNDATION TO BE FIELD ADJUSTED WITH4.FINAL DESIGN FOR GARDEN AREAS A & B TO BE DESIGNATED IN THE5.STORMWATER
POND TO BE SEEDED WITH NATIVE GRASS & FORBE MIX
1.PLANTING COUNTS SHOWN ON LANDSCAPE LEGENDL102 REFLECT THE
6' CHAINLINK FENCEDOG RUN
1 / PINE
7 / ELMalong boulevard
1 / MAPLE
1 / CRAB
6 / STANDING OVATIONSERVICEBERRY
at pond edge
75 / CHOKEBERRY
1 / CRAB
20 / GREEN MOUND CURRENT adjust locations @ patios
2 / PINE
1 / MAPLE
at pond
4 / YEW
9 / SERVICEBERRY
this area of wall
20 / STEPHANANDRA
RESTORE DISTURBED AREA BEHIND ENTIRELENGTH OF WALL WITH SHORT GRASS NATIVEPRAIRIE MIX
30 FERN
15 HOSTA
4 / YEW
58 CAREX
GARDEN AREAS 'A'
13 / SPRUCE
2 / KOREAN MAPLE
1 / SPRUCE
32 SEDUM
20 FESTUCA
18 FOTHERGILLA
GARDEN AREAS 'B'
35 MOLINA GRASS
35 BLACK EYED SUSAN
15 LITTLE BLUESTEM GRASS
Attachment 11
BAABABBB
GARDEN AREA
COMMENTS
35581535
302032
15
QTY
B&B
cont.cont.cont.
cont.cont.cont.
ROOT cont.
#1#1#1
#1#1
SIZE#1#1#1
APRIL 1-JUNE 1; AUG. 21-NOV. 1APRIL 1-JUNE 1; AUG. 21-NOV. 1APRIL 1-JUNE 1; AUG. 21-OCT. 1APRIL 1-MAY 15; AUG. 21-SEPT. 15
DECIDUOUS POTTED PLANTS:DECIDUOUS B&B:EVERGREEN POTTED PLANTS:EVERGREEN B&B:
AFTER ACCEPTANCE, THE OWNER SHALL ASSUME MAINTENANCE
20. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AT LEAST 3DAYS PRIOR TO PLANNED DELIVERY. THE CONTRACTOR SHALL NOTIFYTHE LANDSCAPE ARCHITECT AT LEAST 24 HOURS IN ADVANCE OFBEGINNING
PLANT INSTALLATION.21. SEASONS/TIME OF PLANTING: NOTE: THE CONTRACTOR MAY ELECTTO PLANT IN OFF-SEASONS ENTIRELY AT HIS/HER RISK. 22. MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH
PORTION OFTHE WORK IS IN PLACE. PLANT MATERIAL SHALL BE PROTECTED ANDMAINTAINED UNTIL THE INSTALLATION OF THE PLANTS IS COMPLETE,INSPECTION HAS BEEN MADE, AND PLANTINGS ARE ACCEPTED
EXCLUSIVEOF THE GUARANTEE. MAINTENANCE SHALL INCLUDE WATERING,CULTIVATING, MULCHING, REMOVAL OF DEAD MATERIALS, RE-SETTINGPLANTS TO PROPER GRADE AND KEEPING PLANTS IN A PLUMB POSITION.RESPONSIBILIT
IES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BERESPONSIBLE FOR KEEPING THE TREES PLUMB THOUGHOUT THEGUARANTEE PERIOD.23. ANY PLANT MATERIAL WHICH DIES, TURNS BROWN, OR DEFOLIATES(PRIOR
TO TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLYREMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAMESPECIES, QUANTITY, AND SIZE AND MEETING ALL LANDSCAPE LEGENDSPECIFICATIONS.24.
WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILLTHOROUGHLY WATER ALL PLANTS ONCE A WEEK. IN EXTREMELY HOT,DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY INDICATIONS OFHEAT STRESS SUCH
AS WILTING LEAVES. CHECK MOISTURE UNDERMULCH PRIOR TO WATERING TO DETERMINE NEED. CONTRACTOR SHALLMAKE THE NECESSARY ARRANGEMENTS FOR WATER.25. CONTRACTOR SHALL REQUEST IN WRITING,
A FINAL ACCEPTANCEINSPECTION.26. ALL DISTURBED AREAS TO BE SEEDED, ARE TO RECEIVE 4" TOP SOIL,SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS ISOBTAINED.
BLACK EYED SUSANCAREXCAREX DOLICHOSTACHYA'KAGA NISHIKI'FERNDRYOPTERIS ERTHROSORA 'BRILLIANCE'FESTUCAFESTUCA GLAUCAHOSTAHOSTA 'BRESSINGHAM BEAUTY'LITTLE BLUESTEMSCHIZACHYRIUM SCOPARIUM
'BLAZE'MOLINA SKYRACER GRASSMOLINA ARUNDIANACEA 'SKYRACER'SEDUMmixed varieties
RUDBECKIA 'GOLDSTRUM'
COMMON NAME / BOTANICAL NAME
PERENNIALS
SYMBOL
ACCESS TO BE MAINTANED THROUGHOUT CONSTRUCTION PERIOD. ALLWASTES SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY PLANTWATERED UNTIL INSTALLATION. PLANTS NOT MAINTAINED IN THIS MANNERWILL
BE REJECTED. ANY DAMAGE TO EXISTING FACILITIES SHALL BEAPPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THEWORK.THE OWNER FOR PROPRIETARY UTILITIES AND GOPHER STATE ONE CALLAT
454-0002 (TWIN CITIES METRO AREA) OR 800-252-1166 (GREATERANYTIME. APPLY AS PER MANUFACTURER'S INSTRUCTION. ALL
12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES ANDPLANTING SOIL QUANTITIES TO COMPLETE THE WORK SHOWN ON THEPLAN. VERIFY ALL QUANTITIES SHOWN ON THE LANDSCAPE LEGEND.13. LONG-TERM
STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOTBE ALLOWED.14. THE CONTRACTOR SHALL KEEP PAVEMENTS, PLANTERS ANDBUILDINGS CLEAN AND UNSTAINED. ALL PEDESTRIAN AND VEHICLESTOCK NOT
PLANTED ON DAY OF DELIVERY SHALL BE HEELED IN ANDREPAVED AT THE CONTRACTOR'S EXPENSE.15. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL16. LOCATE AND VERIFY ALL UTILITIES,
INCLUDING IRRIGATION LINES, WITHMINNESOTA) 48 HOURS BEFORE DIGGING. CONTRACTOR SHALL BERESPONSIBLE FOR THE PROTECTION AND REPAIR OF ANY DAMAGES TOSAME. NOTIFY THE LANDSCAPE ARCHITECT
OF ANY CONFLICTS TOFACILITATE PLANT RELOCATION.17. USE ANTI-DESICCANT (WILTPRUF OR APPROVED EQUAL) ONDECIDUOUS PLANTS MOVED IN LEAF AND FOR EVERGREENS MOVEDEVERGREENS SHALL BE SPRAYED
IN THE LATE FALL FOR WINTERPROTECTION DURING WARRANTY PERIOD.18. PLANTING SOIL FOR TREES, SHRUBS AND GROUND COVERS: FERTILEFRIABLE LOAM CONTAINING A LIBERAL AMOUNT OF HUMUS AND CAPABLEOF
SUSTAINING VIGOROUS PLANT GROWTH. IT SHALL COMPLY WITHMN/DOT SPECIFICATION 3877 TYPE B SELECT TOPSOIL. MIXTURE SHALL BEFREE FROM HARDPACK SUBSOIL, STONES, CHEMICALS, NOXIOUS WEEDS,ETC.
SOIL MIXTURE SHALL HAVE A PH BETWEEN 6.1 AND 7.5 AND 10-10-10FERTILIZER AT THE RATE OF 3 POUNDS PER CUBIC YARD. IN PLANTINGBEDS INCORPORATE THIS MIXTURE THROUGHOUT THE ENTIRE BED
BYROTOTILLING INTO THE TOP 12" OF SOIL.19. ALL PLANTS SHALL BE GUARANTEED FOR ONE COMPLETE GROWINGSEASON (APRIL 1 - NOVEMBER 1), UNLESS OTHERWISE SPECIFIED. THEGUARANTEE SHALL COVER
THE FULL COST OF REPLACEMENT INCLUDINGLABOR AND PLANTS.
--
-
-
-
COMMENTS
8
18
7520
20
QTY
B&B
cont.
cont.cont.
ROOT cont.
#2#2#2
#5
SIZE#2
AND DISEASE AND BE CONTAINER GROWN OR BALLED AND BURLAPPEDAS INDICATED IN THE LANDSCAPE LEGEND.2. ALL TREES MUST BE STRAIGHT TRUNKED AND FULL HEADED AND MEETALL REQUIREMENTS SPECIFIED.3.
THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANYAFTER INSTALLATION.4. NO SUBSTITUTIONS OF PLANT MATERIAL SHALL BE ACCEPTED UNLESSAPPROVED IN WRITING BY THE LANDSCAPE ARCHITECT.5.
ALL PLANTING STOCK SHALL CONFORM TO THE "AMERICAN STANDARDASSOCIATION OF NURSERYMEN, INC. AND SHALL CONSTITUTE MINIMUMQUALITY REQUIREMENTS FOR PLANT MATERIALS.6. EXISTING TREES AND
SHRUBS TO REMAIN SHALL BE PROTECTED TOTHE DRIP LINE FROM ALL CONSTRUCTION TRAFFIC, STORAGE OFADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUMSPACING.7. ALL PLANT MATERIAL QUANTITIES,
SHAPES OF BEDS AND LOCATIONSSHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FORADJUSTED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE. THE8. ALL TREES MUST BE PLANTED, MULCHED,
AND STAKED AS SHOWN INTHE DETAILS.9. ALL PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED.THE PLANTING NOTES AND GENERAL NOTES.
1. ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTSPLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING, ORFOR NURSERY STOCK," ANSI-Z60, LATEST EDITION, OF THE AMERICANMATERIALS
ETC. WITH 4' HT. ORANGE PLASTIC SAFETY FENCINGCOMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN ANDLANDSCAPE ARCHITECT SHALL APPROVE THE STAKING LOCATION OF ALLPLANT MATERIALS
PRIOR TO INSTALLATION.10. MULCH: SHREDDED HARDWOOD MULCH, CLEAN AND FREE OFNOXIOUS WEEDS OR OTHER DELETERIOUS MATERIAL, IN ALL MASSPLANTING BEDS AND FOR TREES, UNLESS INDICATED AS ROCK
MULCH ONDRAWINGS. SUBMIT SAMPLE TO LANDSCAPE ARCHITECT PRIOR TODELIVERY ON-SITE FOR APPROVAL. DELIVER MULCH ON DAY OFINSTALLATION. USE 4" FOR TREES, SHRUB BEDS, AND 3" FORPERENNIAL/GROUND
COVER BEDS, UNLESS OTHERWISE DIRECTED.11. THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IFDISCREPANCIES EXIST. THE SPECIFICATIONS TAKE PRECEDENCE OVER
TAUNTON YEW
TAXUS X MEDIA 'TAUNTONII'
SHRUBS
TOTAL PLANT COUNT OF ALL SHEETS
FROTHERGILLA
FROTHERGILLA 'MOUNT AIRY
IROQUOIS BEAUTY CHOKEBERRY
CURRENT, GREEN MOUND
ARONIA MELANOCARPA 'MORTON'
RIBES ALPINUM 'GREEN MOUND'
COMMON NAME / BOTANICAL NAME
NOTES
STEPHANANDRA
STEPHANANDRA INGISA 'CRISPA'1.PLANTING COUNTS SHOWN ON LANDSCAPE LEGEND REFLECT THE
SYMBOL
SHRUB & CONTAINER PLANTING DETAIL
NOT TO SCALE
STAKING DETAILS FOR DECIDUOUS ANDTREES AND PLANT MATERIALS IN A PLUMB
CONIFEROUS TREES SHALL APPLY TOCONTAINER STOCK IF NEEDED TO MAINTAIN ANUPRIGHT POSITION. CONTRACTOR ASSUMESFULL RESPONSIBILITY FOR MAINTAINING ALLPOSITION FOR THE DURATION OF THEGUARANTEE.
4
-
MULTI STEM
-
COMMENTS
L-202
--
--
COMMENTS
93
32
14
2
7
QTY
B&BB&B
B&BB&B
ROOT
B&B
CONTCONT
SIZE
2"
2'
#20
#15
1.5"6'HT
6'HT
LANDSCAPE LEGEND
CONIFEROUS TREE PLANTING DETAIL
NOT TO SCALE
ELM 'PRINCETON'ACER X PSEUDOSIEBOLDIANUMBLACK HILLS SPRUCE DECIDUOUS TREE PLANTING DETAIL NOT TO SCALE
CRABAPPLE 'PINK SPIRES'MAPLE, KOREAN'NORTH WIND'SERVICEBERYPINE, SWISS STONE
MAPLE 'AUTUMN RADIANCE'
PICEA GLAUCA DENSATA
EVERGREEN & CANOPY TREES LAKE SIDEMALUS 'PINK SPIRESULMUS AMERICANA 'PRINCETON'
AMELANCHIER X GRANDIFLORA PINUS CEMBRA 'HERMAN'
ACER RUBRUM 'AUTUMN RADIANCE'
COMMON NAME / BOTANICAL NAME
2
1
L-202
L-202
SYMBOL
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 13
Attachment 14
Engineering Plan Review
PROJECT: Trails Edge Apartments
PROJECT NO: 18-19
COMMENTS BY: Jon Jarosch, P.E. – Assistant CityEngineer
DATE: 6-8-2018
PLAN SET: Engineering plansdated 5-18-2018
REPORTS: Preliminary StormwaterManagement Plan – Dated 5-18-2018
The applicant is seeking city approval to develop a 152 unit market rate apartment project on
5.6 acres of vacant land north of Costco. The applicant is also seeking the vacation of an
existing public utility easement between the two properties and design review.
Theamount of disturbance on this site is greater than ½acre. As such,the applicantis required
to meet the City’s stormwater quality, rate control, and other stormwater management
requirements.The applicant is proposing to meet these requirements via the use of a filtration
basin and a water reuse system.From the information submitted, it appears that the proposed
design meets the Cityand Watershed Districtstormwater management requirements.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documentsand calculationsfor final review.Thefollowing are engineeringreview
comments on the design and act as conditions prior to issuing permits.
Drainage and Stormwater Management
1)The project shall be submitted to the Ramsey-Washington Metro Watershed District
(RWMWD) for review. All conditions of RWMWD shall be met.
2)A joint storm water maintenance agreement shall be prepared and signed by the owner
for the proposed filtration basin, pretreatment devices,and water reuse system.The
Owner shall submit a signedcopy of the joint storm-water maintenance agreementwith
theRWMWDto theCity.
3)One of the methods being proposed to meet volume reduction requirements is water
reuse. As the City’s stormwatermanagement standards don’t currently address water
reuse, the City will defer to the RWMWD methodology for calculating volume reduction
credits generated through water reuse.
4)The water reuse system being proposed for this site shall meet all state and local
regulations as it pertains to water reuse.
Attachment 14
5)The water reuse system is proposed to be constructed from corrugated metal pipe. The
soil borings indicate that groundwater is present onsite above the bottom of the water
reuse system. As the system will be in contact with groundwater on the exterior, along
with a permanent pool of water on the interior, corrosion and degradation of the pipe is
of concern. The applicant should investigate the potential for pipe degradation and
consider alternative materials for this system.
6)Filtration Basin Planting:
It is difficult to establish filtration or infiltration basins by seed since the seed is washed
away when stormwater flows into the basin. The city requires that at least 5000 square
feet of the basin is plantedrather than seeded to ensure successful establishment of the
bottom and slopes. In addition, if native seeding is a component of the project, the city
requires there be a management agreement for three years to ensure establishment.
This type of agreement is not required when plants are used instead of seed.
Requirements:
1.A minimum of 5000 sq ft of the basin shall be planted, not seeded.
2.Provide a landscape drawing for the infiltration basin, including list of species, container
size, spacing, and quantities. It is typically easier to establish shrubs in the basin bottom
but perennials, shrubs, or a combination of the two may be used.
3.If proposing seeding as well as planting the bottom of the basins, provide explanation of
measures that will be taken to ensure seed does not wash away.
4.For any area using a native seed mix (ex: pond slopes), provide information on
maintenance for planting year, Year 2 and Year 3, addressing what maintenance
activities will be required and what entity (developer, owner,etc.) will take on this
responsibility.
If you have questions about plant selection and city planting requirements for the
infiltration basin, please contact Ginny Gaynor at 651-249-2416.
Grading and Erosion Control
7)All slopesshall be 3H:1Vor flatter.
8)Inlet protection devices shall be installed on allexistingand proposedonsite storm
seweruntil all exposed soils onsite are stabilized.This includes storm sewer on adjacent
streets that could potentially receive construction related sedimentor debris.
9)Adjacent streetsand parking areasshall be swept as needed to keep the pavement
clear of sediment and construction debris.
10)All pedestrian facilities shall be ADA compliant.
11)The total grading volume (cut/fill) shall be noted on the plans.
Attachment 14
12)If the proposed access onto County Road D is to be utilized during construction, a rock
entrance pad shall be installed in this location.
13)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
Sanitary Sewer and Water Service
14)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this project.
15) Allmodifications to the water system shall be reviewed by Saint Paul regional Water
Services. All requirements of SPRWS shall be met.
16)All new sanitary sewer service piping shall be schedule 40 PVCor SDR35.
Other
17)A right-of-way permit and drainage permit shall be obtained from Ramsey Countyfor all
work done within the Countyright-of-way along County Road D.
18)All requirements of Ramsey County shall be met in regards to the entrance onto County
Road D.
19)The applicant shall provide a self-renewing letter of credit or cash escrow in the amount
of 125% of the proposed site improvementsincluding earthwork, grading, erosion
control, site vegetation establishment, aggregate base, and paving.
20)As part of the lot combination, an existing easement vacation is being requested. With
the combination of the two lots, this easement is no longer necessary. As part of the lot
combination the proposed lot shall include 10-foot public drainage and utility easements
along all four sides.
Traffic
21)The sitehas been designed with two access points. One accesses onto Country View
Drive and the other onto County Road D. The combination of the two access points,
along with the signalized intersection at County Road D provides the ability for full
access to the site. The infrastructure in this area was designed to accommodate a higher
trip-generation use from this site than is currently being proposed.
Public Works Permits
Attachment 14
The following permits are required by the Maplewood Public Works Department for this project.
The applicant should verify the need for other City permits with the Building Department.
22)Grading and erosion control permit
23)Storm Sewer Permit
24)Sanitary Sewer Permit
-END COMMENTS -
Attachment 15
Environmental Review
Project: Trails Edge Apartments
Dateof Plans:May 18, 2018
Date of Review: June 11, 2018
Location:2988 Countryview Drive
Reviewer: Shann Finwall, Environmental Planner
(651) 249-2304;shann.finwall@maplewoodmn.gov
Project Background
The applicant is proposing a 152 unit apartment project on a5.6 acrevacant lot located
at 2988 Countryview Drive. There are significant trees on the property. The applicant
must comply with the City’s tree preservation ordinance.
Trees
1.Tree Preservation Ordinance:
a.Significant Trees: Maplewood’s tree preservation ordinance describes a
significant tree as a healthy tree as follows -hardwood tree with a
minimum of 6 inches in diameter, an evergreen tree with a minimum of 8
inches in diameter, and a softwood tree with a minimum of 12 inches in
diameter.
b.Specimen Trees: A specimen tree is defined as a healthy tree of any
species which is 28 inches in diameter or greater.
c.Tree Replacement: If less than 20 percent of the significant trees are
removed from the site, the ordinance requires one replacement tree of 2-
caliper inches in size be replaced for each significant tree removed.
2.Tree Impacts:There are 18significant trees equaling 275diameter inchesof
trees on the property. The applicant is removing onesignificant treeequaling 18
diameter inches. This is less than 20 percent of the significant trees on the site.
As such, the tree ordinance requires one tree be replaced on the site.
3.Tree Replacement: The applicant’s landscape plan includes 38 new trees, for a
total of 77.5caliper inches. This exceeds the City’s tree replacement
requirements.
3. Tree Preservation Recommendations:
a.Submit a tree protection plan which showsthe protection of significant
trees that will be preserved with the development of the site.
1
Attachment 15
b) Submit a cash escrow or letter of credit to cover 150% of the landscaping
andtree replacement requirements.
2
Attachment 16
NOTICE OF COMMUNITY MEETING
CV2-INH Maplewood, LLCis proposing a new 152-unit apartment development on Country
View Drive. Please join us for an informational presentation of TrailsEdge of Maplewood.
Representatives from the development team, land ownership, architectural / engineering and
property management firms will provide additional materials and be available to answer
questions at the meeting.
Meeting Location: Cardinal Pointe Community Room, 3003 Hazelwood Street, Maplewood
When: Tuesday, June 5, 2018, 5:30 p.m. until 6:30 p.m.
Invitees: Interested Neighbors
Subject: Introducing Trails Edge of Maplewood Development
Attachment 16
Site Location