HomeMy WebLinkAbout2018-06-19 PC Packet
AGENDA
CITY OF MAPLEWOOD
PLANNING COMMISSION
Tuesday,June 19, 2018
7:00PM
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.Public Hearing
a.7:00 p.m. or later: Beebe Meadows, SVK Development, LLC, 2135 Larpenteur Avenue
b.7:00 p.m. or later: Trails Edge Apartments, 2988 Country View Drive
6.New Business
7.Unfinished Business
8.Visitor Presentations
9.Commission Presentations
a.May 29, 2018 city council meeting (Commissioner Ige)
Conditional Use Permit, Beaver Lake Church, 2280 Stillwater Avenue East
Comprehensive Plan Amendment and Rezoning, SVK Development, LLC, 2135 Larpenteur
Avenue
Comprehensive Plan Amendment, Rezoning, Variance, Conditional Use Permit and Lot
Division, Mercedes Benz –Morrie’s Automotive Group, 2780 Maplewood Drive
b.June 11, 2018 city council meeting (Commissioner Eads)
Conditional Use Permit, Family Auto Sales, 1065 Highway 36 East
Urban Agriculture Ordinance Amendments
c.June 25, 2018 city council meeting (Commissioner Desai)
Beebe Meadows, SVK Development, LLC, 2135 Larpenteur Avenue
Trails Edge Apartments, 2988 Country View Drive
10.Staff Presentations
11.Adjournment
MINUTESOF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, MAY 15,2018
7:00 P.M.
1.CALL TO ORDER
A meeting of the Commissionwas held in the City Hall Council Chambers and was called to order
at 7:00p.m.by Chairperson Arbuckle.
2.ROLL CALL
Paul Arbuckle, ChairpersonPresent
Frederick Dahm, CommissionerAbsent
Tushar Desai,CommissionerAbsent
John Donofrio, CommissionerPresent
John Eads, CommissionerPresent
Allan Ige, CommissionerPresent
Bill Kempe, CommissionerPresent
Staff Present:Michael Martin,Economic Development Coordinator
Shann Finwall, Environmental Planner
Jane Adade, Planner
3.APPROVAL OF AGENDA
CommissionerKempemoved to approve the agenda as submitted.
Seconded by CommissionerIge.Ayes –All
The motion passed.
4.APPROVAL OF MINUTES
CommissionerBillmoved to approve thePC minutes from the meeting of April 17, 2018 that was
rescheduled to April 20,2018as submitted.
Seconded by CommissionerDonofrio.Ayes –Chairperson Arbuckle,
Commissioner’s Donofrio, Eads,
& Kempe
Abstention –Commissioner Ige
The motion passed.
5.PUBLIC HEARING
a.7:00 p.m. or later: Conditional UsePermit Revision, Beaver Lake Church, 2280
Stillwater Avenue East
i.Economic Development Coordinator, Michael Martin gave the report on the conditional
use permit revision, Beaver Lake Church, 2280 Stillwater Avenue East and answered
questions of the commission.
Chairperson Arbuckle opened the public hearing.
May 15, 2018
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Chairperson Arbuckle closed the public hearing.
Commissioner Kempemoved to approvethe conditional use permit resolution. This conditional
use permit allows a day care or preschool to operate within the building located at 2280 Stillwater
Avenue East.(additions are underlined and deletions are crossed out:
1.Beaver Lake Lutheran Church to offer a preschool program for one year, consisting of two
sessions of twenty children each and if no unresolved nuisance conditions exist at the end of
the year, Council may renew the permit.
1.This permit shall be subject to review after one year from the date of approval, based on the
procedures in City Code.
2.The owner/operator acquiring all necessary approvals and licenses from the state of
Minnesota to operate the day care facility or preschool facility.
3.The day care center or preschool facility be maintained and operated in such a manner as to
not create any nuisances for nearby properties.
4.A building permit shall be submitted for review and approval by the Building Official, prior to
any construction activities on the subject property.
5.Any change of use to the building shall be submitted to the City Planner and Building Official
for approval.
Seconded by Commissioner Donofrio.Ayes -All
The motion passed.
This item goes to the city council on May 29, 2018.
b.7:00 p.m. or later: Conditional Use Permit, Family Auto Sales, 1065 Highway 36 East
i.Environmental Planner, Shann Finwall gave the report on the conditional use permit for
Family Auto Sales at 1065 Highway 36 East and answered questions of the commission.
ii.Economic Development Coordinator, Michael Martin answered questions of the
commission.
iii.Owner, Antonio Martinez, Family Auto Sales, 1065 Highway 36 East, Maplewood
addressed and answered questions of the commission.
Chairperson Arbuckle opened the public hearing.
Chairperson Arbuckle closed the public hearing.
Commissioner Ige moved to approvethe conditional use permit and variance resolutions for 1065
Highway 36. The resolutions approve a conditional use permit to sell up to nine used motor
vehicles and a variance to allow the use closer than 350 feet to property the City is planning for
residential.
Seconded by Commissioner Kempe.Ayes -All
The motion passed.
This item goes to thecity council on June 11, 2018.
May 15, 2018
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c.7:00 p.m. or later: Comprehensive Plan Amendment and Rezoning, SVK Development,
LLC, 2135 Larpenteur Avenue.
i.Environmental Planner, Shann Finwall gave the report on the comprehensive plan
amendment and rezoning for SVK Development, LLC,2135 Larpenteur Avenue and
answered questions of the commission.
ii.Economic Development Coordinator, Michael Martin answered questions of the
commission.
iii.Kevin Shay, Landform Development, 105 South Fifth Avenue, Suite 513, Minneapolis,
addressed and answered questions of the commission.
iv.Mike Kevitt, Landform Development, 105 South Fifth Avenue, Suite 513, Minneapolis,
addressed and answered questions of the commission.
Chairperson Arbuckle opened the public hearing.
1.Kenneth Barrett, 1652 Winthrop North, St Paul.Hegave the history of the property there. He
is concerned about drainage, who will own the outlot and the request for seven lots. He
would like to have the property cleaned up, itis an eye sore with weeds and garbage right
now.
2.Roger Mackenroth,1748 Southwind Lane, Maplewood. His concern is what will having seven
houses there do to the drainage on the site.
3.Tyler Kitzerow, 2147 Larpenteur Avenue East, Maplewood.He asked about the wetland
buffer signs and stated that seven lots would be too dense and it would affect the wildlife in
the area.
4.Mike Alt, 2169 Larpenteur Avenue East, Maplewood. His concern is the drug problem in the
neighborhood and police calls. He is also concerned about the wildlife being affected with the
new development.
5.Bill Meyer, 2155 Larpenteur Avenue East, Maplewood. He would like to keep the property as
is or make it a walking path. He is also concerned about the wildlife being affected with the
new development.
Chairperson Arbuckle closed the public hearing.
Commissioner Kempemoved to approvethe rezoning and comprehensive land use change
resolutions. The resolutions rezone and re-guide the property at 2135 Larpenteur Avenue to
Small Lot Single Dwelling (R1-S) and Low Density Residential.
Seconded by Commissioner Ige.Ayes -All
The motion passed.
This item is tentatively scheduled to go to the city council on May 29, 2018.
d.7:00 p.m. or later: Comprehensive Plan Amendment, Rezoning, Variance, Conditional
Use Permit and Lot Division, Mercedes Benz, Morrie’s Automotive Group, 2780
Maplewood Drive
i.Economic Development Coordinator, Michael Martin gave the report on the
Comprehensive Plan Amendment, Rezoning, Variance, Conditional Use Permit and Lot
Division, for Mercedes Benz, Morrie’s Automotive Group, 2780 Maplewood Drive and
answered questions of the commission.
ii.Director of Real Estate,Phillip Branson, Morrie’s Automotive Group, 12520 Wayzata
Boulevard, Minnetonka, addressed and answered questions of the commission.
iii.CivilEngineer,BradyBusselman, Sambatek,1280 Whitewater Drive, Suite 300,
Minnetonka, addressed and answered questions of the commission.
iv.Architect, Brannin Gries, 500 Commercial Street North, Neenah, Wisconsin, addressed
and answered questions of the commission.
May 15, 2018
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Chairperson Arbuckle opened the public hearing.
1.Robert Emerson, 1257 Kohlman, Maplewood. His concern is the external lighting affecting
his property and the noise such as car horns for the service door to open up or car alarms
being set off.
2.John Kliethermes, Forest Lake,representing his son John at 2720 Maplewood Drive,
Maplewoodwho is out of state. Their concern is on the south property line there is an old
retaining wall it extends from 20 feet from the street to the repair shop that is going to be
removed and continues east and then to the north. The building is only 1 foot from the
property line. The retaining wall is in poor condition if the wall would be rebuilt there will be
access issues and it’s going to require a lot of excavation and there may be property line
issues.
3.Jonathon Buesing, 1247 Kohlman, Maplewood. (spoke twice). He asked about the storm
water retention. He talked about the wildlife in the area he asked about fencing on the east
side of the property that would keep wildlife out that may help with car alarms going off.He
also questioned the zoning of his property on the map.
4.Mike Mastrian, 1281 KohlmanAvenue, Maplewood.He gave the history of the lot to Kohlman
Avenue. He has lived here for 27 years. He submitted his questions and comments to staff.
Chairperson Arbuckle closed the public hearing.
Commissioner Kempemoved to approvethe attached comprehensive plan amendment
resolution. This resolution approves the comprehensive land use plan amendment from LDR
(low density residential) to C (commercial) for approximately 4.44 of the 8.97-acre parcel located
at 2780 Maplewood Drive.
Seconded by Commissioner Eads.Ayes -All
The motion passed.
Commissioner Kempemoved to approvethe attached zoning map amendment resolution. This
resolution approves amending the zoning map from R1 (single dwelling) to M1 (light
manufacturing) for approximately4.44 of the 8.97-acre parcel located at 2780 Maplewood Drive.
Seconded by Commissioner Ige.Ayes -All
The motion passed.
Commissioner Kempemoved to approvethe lot division request to subdivide and adjust lot lines
for the applicant’s 2.9 acre parcel located within the property at 2780 Maplewood Drive and the
neighboring 1.59 acre parcel located at 1263 Kohlman Avenue East. This lot division approval is
subject to the following conditions:
1.A survey must be submitted to planning staff for final approval.
2.The lot division and any and all easement agreements must be recorded with Ramsey County
within one year of approval date otherwise the approval is null and void.
Seconded by Commissioner Donofrio.Ayes -All
The motion passed.
May 15, 2018
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Planning CommissionMeetingMinutes
Commissioner Kempemoved to approvethe attached conditional use permit revision resolution.
This resolution revises the conditional use permit that approved vehicle repair and a car wash to
be located onto the auto dealership building. The revised resolutionoutlines the conditions
required for the entire new auto dealership building, as all buildings erected in the Light
Manufacturing zoning district within 350 feet of a residential district require a conditional use
permit.(Changes are in bold and underlined).
With an amendment to addthat the parking lot lights will dim at closing 8 p.m. The light
poles shall be limited to 15 feet on south property line.
Seconded by Commissioner Donofrio.Ayes -All
The motion passed.
Commissioner Kempemoved to approve the attached setback variance resolution for Morrie’s
proposed Mercedes Benz building and parking lot. Ordinance requires auto uses to have a 350
foot setback from properties the city has planned for residential. The applicant requires a 308
foot setback variance as the parking lot would be setback 42 feet from residential property while
the building would be setback 115 feet.
Seconded by Commissioner Donofrio.Ayes –Commissioner’s Eads,
Donofrio, Ige, & Kempe
Nay–Chairperson Arbuckle
The motion passed.
Chairperson Arbuckle voted nay because there have been some complaints from the neighbors
that the business will be too close and he is in favor of the residents. He also thinks the sales
people should be told there should not be any test driving of the cars down the residential streets
for test driving of vehicles.
e.7:00 p.m. or later: Urban Agriculture Ordinance Amendments
i.Environmental Planner, Shann Finwall gave the reporton the Urban Agriculture
Ordinance Amendments and answered questions of the commission.
Chairperson Arbuckle opened the public hearing.
There were no speakers that came forward to address the commission.
Chairperson Arbuckle closed the public hearing.
The commission decided that the best way to make motions for the urban agriculture ordinance
was to make a motion on each separate section separately. If a commission votes against that
section, they should identify their rationale for voting againstit.
The following motions were made and voted on:
Chairperson Arbuckle moved to approve the Poultry Ordinance Amendments.Comments made
by the commission should be passed along to the city council in a report.
Seconded by Commissioner Kempe.Ayes –Chairperson Arbuckle,
Commissioner’s Ige&Kempe
May 15, 2018
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Nays–Commissioner’sDonofrio
& Eads
The motion passed.
Commissioner Donofrio voted nay because Maplewood is a residential community not a farm
community. Poultry do not belong in residential areas.
Commissioner Eads voted nay because he thought the city should maintain the 100 percent
property owner consent.
Chairperson Arbuckle moved to approvethe Bee Ordinance Amendments.
Seconded by CommissionerIge.Ayes –Chairperson Arbuckle, Eads,
& Ige
Nays–Commissioner’s Donofrio,
Kempe
The motion passed.
Commissioner Donofrio voted nay because of concerns about adjacent residential property
owners being allergic to bees.
Commissioner Kempe said he is generally in favor of bee keeping but stated that the setback for
a beehive from a public sidewalk should be increased from the proposed 10 feet.
Chairperson Arbuckle moved to approve the Goats/Sheep Ordinance Amendments.
Seconded by Commissioner Ayes –Chairperson Arbuckle,
Commissioner’s Eads, Ige,
Kempe
Nay–Commissioner Donofrio
The motion passed.
Commissioner Donofriovoted nay because hefelt the city should onlyallow goats or sheep on a
rental basis for removal of brushfrom large city or development projects. Residential property
owners should not be allowed to temporarily keep goats or sheet on their own.
Commissioner Kempe moved to approve the Fish Ordinance Amendments.
Seconded by Commissioner Ige.Ayes –All
The motion passed.
Chairperson Arbuckle moved to approve the Community and Market Gardens and Urban Farms
Ordinance Amendments.
Seconded by Commissioner Kempe.Ayes –All
May 15, 2018
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The motion passed.
Chairperson Arbuckle moved to approve the Front Yard Gardens Ordinance Amendments with
one change to include only allowing the gardening on 60% of the front yard.
The motion died for a lack of a second.
The motion did not pass.
Commissioner Eadsmadea motion to approve the Front Yard Gardens Ordinance Amendments
as written.
Seconded by CommissionerIge.Ayes –Commissioner’s Eads & Ige
Nays–Chairperson Arbuckle,
Commissioner’s Donofrio,
&Kempe
The motion did not pass.
Commissioner Donofrio said he doesn’t think a front yard is for gardening. Residential
neighborhoods should have gardening in the back yard not in the front yard.
Chairperson Arbuckle agreed to front yard gardens but he wanted it to be no more than 60% of
the front yard so he voted nay.
Commissioner Kempemoved to approvethe Direct to Consumer Sales Ordinance Resolution.
Seconded by Chairperson Arbuckle.Ayes -All
The motion passed.
This will go to the city council on June 11, 2018.
6.NEW BUSINESS
a.Rush Line Working Group (No Report)–The Ramsey County Regional Rail Authority who
is overseeing the Rush Line has requested the city put together a Rush Line Working Group
to resolve some issues that are specific to the City of Maplewood. Commissioner Dahmwho
is not present tonight volunteered to serve on this working group. If there is any other
commission member that would like to serve please contact staff.
7.UNFINISHEDBUSINESS
None.
8.VISITOR PRESENTATIONS
None.
9.COMMISSION PRESENTATIONS
a.May 29, 2018 city council meeting (Commissioner Ige)
•Conditional Use Permit, Beaver Lake Church, 2280 Stillwater Avenue East
May 15, 2018
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•Comprehensive Plan Amendment and Rezoning, SVK Development, LLC, 2135
Larpenteur Avenue
•Comprehensive Plan Amendment, Rezoning, Variance, Conditional Use Permit and Lot
Division, Mercedes Benz –Morrie’s Automotive Group, 2780 Maplewood Drive
b.June 11, 2018 city council meeting (Commissioner Eads)
•Conditional Use Permit, Family Auto Sales, 1065 Highway 36 East
•Urban Agriculture Ordinance Amendments
10.STAFFPRESENTATIONS
None.
11.ADJOURNMENT
Chairperson Arbuckleadjourned the meeting at 10:04p.m.
May 15, 2018
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PLANNING COMMISSIONSTAFF REPORT
Meeting Date June 19, 2018
REPORT TO:
Melinda Coleman, City Manager
REPORT FROM:Shann Finwall, AICP, Environmental Planner
PRESENTOR:
Shann Finwall, AICP, Environmental Planner
AGENDA ITEM:Beebe Meadows, SVK Development, LLC, 2135 Larpenteur Avenue
Action Requested:MotionDiscussionPublic Hearing
Form of Action:ResolutionOrdinanceContract/AgreementProclamation
Policy Issue:
The applicant is requesting city approval ofa preliminary plat for the Beebe Meadows subdivision of
seven single-family small lots.
Recommended Motion:
I move to approve the Beebe Meadows preliminary plat located at 2135 Larpenteur Avenue with the
following conditions:
1.Prior to final plat the applicant must submit the following:
a.Homeowner’s association documents which specify that all owners in the Beebe
Meadows plat are responsible for the management and maintenance of the Outlot
and infiltration basins.
b.Exterior design of the proposed single-family homes.
c.Revised plat that showsthat all lots meet the minimum net buildable lot area of 7,500
square feet excluding the infiltration basins. Adjustments to the locations of the
infiltration basins may be necessary to achieve this requirement.
d.Wetland buffer easement for Lots 3, 4, 5, and 7. The easement will specify that no
building, mowing, or grading is allowed within the wetland buffer easement.
e.Comply with conditions outlined in the June 12, 2018, Environmental Review.
f.Comply with conditions outlined in the June 12, 2018, Engineering Report.
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.
Application Date
The preliminary plat application was deemed complete on May 30, 2018. Minnesota State Statute
15.99 requires that the city process the application within 60 days of a complete application, with an
additional 60 days allowed if extensions are needed. The initial 60 day review deadline for the
preliminary plat application is July 29, 2018.
The city previously received applications for a comprehensive plan land use change and rezoning
applications for this property. The 60 day deadline for review of those applications has been
extended to July 29, 2018, the same as the preliminary plat deadline. The extension will allow the
city to process all three applications at one time.
Background
SVK Development, LLC is proposing to develop the 3.82 acre vacant parcel at 2135 Larpenteur
Avenue. The proposal includes a preliminary plat for the Beebe Meadows subdivision. The
subdivision includes seven single family lots fronting on Beebe Road. The lots will be 10,000
square feet in area and 62.5 feet wide. The wetlands and wetland buffers located on the east side
of the lot will be protected and platted as an Outlot.
On May 15, 2018, the Maplewood Planning Commission held a public hearing for a proposal by
SVK Development, LLC to rezone the parcel from Farm Residence to Small-Lot Residential and
change the comprehensive plan land use designation from Medium Density Residential to Low
Density Residential. The Planning Commission recommended approval of that proposal, which
was necessary to develop the lot with single family homes. The preliminary plat is the next step in
the required land use permits for development of the site.
Requests
To build this development, the applicant is requesting that the city council approve a preliminary
plat.
Discussion
Land Use
The City intends Low Density Residential land use for residential densities of 2.6 to 6.0 units per net
acre. Net acres exclude wetlands and wetland buffers. The property is 3.82 acres in size with 1.6
acres of developable land, excluding the wetlands and wetland buffers.
Zoning
Permitted uses in the Small Lot Single Dwelling Residential (R1-S) zoning district are single
dwelling residential homes. The minimum lot area is 7,500 square feet and the minimum lot width
is 60 feet. Minimum lot areas shall not include public waters, wetlands or drainage easements for
storm water ponds.
Preliminary Plat
Beebe Meadows preliminary plat will have seven 10,000 square foot in area and 62.5 foot wide
single family lots with a density of 4.4 units per net acre. Infiltration basins are proposed to be
constructed in the back yards of Lots 2, 3, 4, and 6. The applicant must ensure that the lots meet
the minimum net buildable lot area of 7,500 square feet excluding the stormwater ponds(infiltration
basins). Adjustments to the locations of the infiltration basins may be necessary to achieve this
requirement.
Wetlands
There is a Manage A and a Manage B wetland located on the east side of the property. City code
requires a 75-foot minimum and 100-foot average wetland buffer around a Manage A wetland and a
50-foot minimum and a 75-foot average wetland buffer around a Manage B wetland. Details on the
wetland ordinance requires are outlined in the June 12, 2018, Environmental Review attached.
Additionally, the applicants must submit a revised plat that shows that the wetland buffers which are
located within Lots 3, 4, 5, and 7 are protected with a wetland buffer easement. The easement will
specify that no building, mowing, or grading is allowed.
Outlot
The wetland and wetland buffers will be located within an Outlot on the preliminary plat. The City’s
subdivision ordinance specifies that no building is allowed on an Outlot which will allow protection of
the wetlands and buffers. A homeowner’s association will have to be established to ensure that the
Outlot is owned and managed by the seven single family homeowners in the Beebe Meadows plat.
The association will also be responsible for the maintenance of the infiltration basins as outlined in
the Engineering Review attached.
Landscaping and Screening
The landscape plan shows the addition of 17 trees, turf seed, and BWSR approved seed mix in the
infiltration basins. While the R-1S district does not have landscaping standards, the city may
require screening between differing types of land use, such as between single dwellings and
multiple dwellings.
Lot 1 is located adjacent the Southwinds Townhomes to the north. The house on Lot 1 will be
constructed 8 feet higher than 2124 and 2126 Southwind Road. To ensure adequate screening
between the differingtypes of land uses, the applicant must submit a revised landscape plan that
shows a fence or landscaped screening on the north side of the house on Lot 1. Additionally, the
revised landscape plan must comply with the recommendations outlined in the June 12, 2018,
Environmental Review which requires additional trees and infiltration basin planting details.
Exterior Design Approval
The exterior design and appearance of all single-family homes in the R-1S district must be
approved by the director of community development. The review is required to ensure the exterior
and appearance are not all similar in design.
Department Comments
Environmental Review:The attached June 12, 2018, Environmental Review submitted by Shann
Finwall, Environmental Planner details the wetland and tree ordinance requirements as well as the
infiltration basin planting requirements.
Engineering Review:The attached June 12, 2018, Engineering Review submitted by Jon Jarosch,
Assistant City Engineer details the stormwater quality, rate control, and other stormwater
management requirements.
Reference Information
Site Description
Site Size: 3.82 Acres
Existing Land Use: Vacant Lot
Surrounding Land Uses
North:Southwind Townhomes
South:LarpenteurAvenue and Single Family Homes in St. Paul Across the Street
East:Southwind Townhomes
West:Beebe Road and Residential (Single Family and Four Plex Homes) and St. Paul
Regional Water Services Building Across the Street
Planning
Existing Land Use:Medium Density Residential
Existing Zoning:Farm Residence (F)
Past Actions
2135 Larpenteur Avenue was the location of a single family home until it was demolished in 1999.
Attachments
1.Narrative
2.Site Plan
3.Preliminary Plat Maps
4.Wetland Buffer Maps
5.June 12, 2018, Environmental Review
6.June 12, 2018, Engineering Review
Attachment 1
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Attachment 1
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Attachment 2
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 3
Attachment 4
06.01.2018
R
R
Maplewood, MN
Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.
LEGEND
WETLAND INFORMATION
Standard Wetland Buffers
BEEBE MEADOWS
WETLAND BUFFER EXHIBIT "A"
in collaboration with:SVK DEVELOPMENT
Attachment 4
06.01.2018
R
R
Maplewood, MN
Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.
LEGEND
WETLAND INFORMATION
Averaged Wetland Buffers
BEEBE MEADOWS
WETLAND BUFFER EXHIBIT "A"
in collaboration with:SVK DEVELOPMENT
Attachment 5
Environmental Review
Project: Beebe Meadows Subdivision
Dateof Plans:May 15, 2018Preliminary Plat Plans
June 1, 2018 Wetland Buffer Plans
Date of Review: June 12, 2018
Location:2135 Larpenteur Avenue
Reviewers: Shann Finwall, Environmental Planner
(651)249-2304; shann.finwall@ci.maplewood.mn.us
Background: The applicant is proposing to develop the 3.82 acre vacant parcel at 2135
Larpenteur Avenuewith seven single family lots. There is a Manage A and Manage B
wetland and significant trees on the parcel. The proposal must comply with the City’s
wetland and 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 100 significant trees equaling 1,282.5 diameter inches
of trees on the property. The applicant is removing 19 significant trees equaling
229 diameter inches, which represents less than 20 percent of the significant
trees on the site. The tree ordinance requires 19 trees that are 2 caliper inches
in size be replaced on the overall development.
3.Tree Replacement: The applicant’s landscape plan includes 17 new trees, for a
total of 34 caliper inches. This does not meet the City’s tree replacement
requirements.
Attachment 5
4.Tree Preservation Recommendations:
a.Prior to issuance of a grading permit the applicant mustsubmit the
following:
1)Landscape Plan: A revised landscape plan showing 19 trees that
are 2 caliper inches in size or more.
2)Tree Protection Plan: Atree protection plan that shows the
protection of significant trees that will be preserved with the
development of the site.
3)Surety: Submit a cash escrow or letter of credit to cover the tree
replacement requirements. Tree escrows are $60 per caliper inch
of tree required to be replaced on the site. In this case an escrow
in the amount of $2,280 is required.
Wetlands:
1.Wetland Ordinance:There is a Manage A and Manage B wetland located on the
east side of the property. The City’s wetland ordinance requires a 75-foot
minimum and 100-foot average wetland buffer adjacent a Manage A wetlandand
a 50-foot minimum and a 75-foot average wetland buffer adjacent a Manage B
wetland.The wetland ordinance allows flexibility in instances where, because of
the unique physical characteristics of a specific parcel of land, the averaging of
buffer width for the entire parcel may be necessary to allow for the reasonable
use of the land during a development or construction project. In such cases
decreasing the minimum buffer width will be compensated for by increased buffer
widths elsewhere in the same parcel to achieve the required average buffer
width.Averaging is allowed based on an assessment of the following:
a.Undue hardship would arise from not allowing the average buffer, or
would otherwise not be in the public interest.
b.Size of parcel.
c.Configuration of existing roads and utilities.
d.Percentage of parcel covered by wetland.
e.Configuration of wetlands on the parcel.
f.Averaging will not cause degradation of the wetland or stream.
g.Averaging will ensure the protection or enhancement of portions of the
buffer which are found to be the most ecologically beneficial to the
wetland or stream.
Attachment 5
Awetland buffer mitigation plan is required for construction of development
projects which meet the above requirements. In reviewing the mitigation plan,
the city may require one or more of the following actions:
a.Reducing or avoiding the impact by limiting the degree or amount of the
action, such as by using appropriate technology.
b.Rectifying the impact by repairing, rehabilitating, or restoring the buffer.
c. Reducing or eliminating the impact over time by prevention and
maintenance operations during the life of the actions.
d.Compensating for the impact by replacing, enhancing, or providing
substitute buffer land at a two-to-one ratio.
e.Monitoring the impact and taking appropriate corrective measures.
f.Where the city requires restoration or replacement of a buffer, the owner
or contractor shall replant the buffer with native vegetation. A restoration
plan must be approved by the city before planting.
g.Any additional conditions required by the applicable watershed district
and/or the soil and water conservation district shall apply.
h.A wetland or buffer mitigation surety, such as a cash deposit or letter of
credit, of 150 percent of estimated cost for mitigation. The surety will be
required based on the size of the project as deemed necessary by the
administrator. Funds will be held by the city until successful completion of
restoration as determined by the city after a final inspection. Wetland or
buffer mitigation surety does not include other sureties required pursuant
to any other provision of city ordinance or city directive.
2.Wetland Impacts: The development will have grading to within 75 feet of the
Manage A and 50 feet to the ManageB wetland at its closest points. The
remaining buffers will be increased to ensure the average 75-foot and 100-foot
buffers are maintained. The applicant’s rationale for the wetland buffer averaging
is as follows:
The wetland buffer averaging is being requested due to the fact that there
is more wetland and wetland buffer located on the property than land
suitable for development. The wetland averaging allows the developer to
maximize the wetland buffers in areas that are receiving direct impervious
untreated areas (near the roadways,snowpiles,etc.) while providing
usable upland areas to construct stormwatertreatment basins that collect
rear roof drainage prior to discharge to wetlands where otherwise would
be difficult to construct. Wetland bufferaveraging will also allow an
increase in the wetland buffer and screening to the adjacent homes to the
north and east of the development. The buffer averaging will not cause
degradation of the wetlands as the impervious areas of the site will be
directedtoward new stormwaterquality basins for infiltration/treatment.
Attachment 5
3.Wetland Buffer Recommendations:
a.Prior to issuance of a grading permit the applicant mustsubmit the
following:
1)Wetland Buffer Averaging Plan:A wetland buffer averaging plan
that shows the minimum, average, and proposed buffer lines and
square footagesof the wetland buffers. This will allow the City to
determine if the buffers are averaged per the wetland ordinance.
2)Wetland Buffer Mitigation: A wetland buffer mitigationplan
showing repair,rehabilitation, or restoration of the buffer.
Mitigation could include removal of all buckthorn within the buffer,
wetland buffer planting plan showing the restoration of buffers that
are located within Lots 3, 4, 5, and 6, etc.
3)Wetland Buffer Easement: A wetland buffer easement over the
wetland buffers located on Lots 3, 4, 5, and 7. The easement will
identify that no building, grading, or mowing is allowed within the
wetland buffer.
.
4)Wetland Buffer SignPlan:A wetland buffer sign planshowing the
location of wetland buffer signs on the survey along the edge of
the buffers that specify that no building, mowing, cutting, grading,
filling or dumping be allowed within the buffer.
5)Wetland Buffer Sign Installation: Install the city wetland buffer
signs that specify that no building, mowing, cutting, grading, filling
or dumping be allowed within the buffer.
6)Maintenance Agreement: Sign a wetland buffer mitigation
agreement with the Cityrequiring that the applicant establish and
maintainthe required mitigation within the buffer within a three-
year period.
7)Surety: A cash escrow or letter of credit to cover 150 percent of
the wetland buffer mitigation. The City will retain the surety for up
to three years as outlined in the maintenance agreement to
ensure the wetland buffer mitigation is established and
maintained.
Infiltration Basins:
1.Infiltration Basins Proposed: There are two infiltration basins proposed in the
rear yards of Lots 2, 3, 4, and 6. The basins may need to be redesigned to
ensure that all seven lots are at least 7,500 square feet of net buildable area,
which excludes stormwater ponds.
2.City Infiltration Basin Planting Requirements: Large infiltration basins will ideally
be planted with deep-rooted native plants. The City requires a portion of the
Attachment 5
basin to be plantedrather than seeded. Using plants rather than seeds hastens
establishment and provides a better chance of successful establishment. Basin
bottoms and lower elevations almost never establish successfully from seed
since the seed is washed away when stormwater flows into the basin.
3.Infiltration Basin Recommendations:
a.Provide a landscape plan for each infiltration basin, including a list of
species, container size, spacing, and quantities to be approved by City
staff.
b.For any area using a native seed mix provide information on maintenance
for planting year and years two and three, addressing what maintenance
activities will be required and what entity (developer, owner, etc.) will take
on this responsibility.
c.A joint stormwater maintenance agreement shall be prepared and signed
by the owner for the proposed infiltration basins. The Owner shall submit
a signed copy of the joint stormwater maintenance agreement with the
RWMWD to the City.
Attachment 6
Engineering Plan Review
PROJECT: Beebe Meadows
PROJECT NO: 18-21
COMMENTS BY: Jon Jarosch, P.E. – Assistant CityEngineer
DATE: 6-12-2018
PLAN SET: Engineering plans dated 5-15-2018
SVK Development, LLC is proposing to develop the 3.82 acre vacant parcel at 2135 Larpenteur
Avenue.The proposal includes a preliminary plat for the Beebe Meadows subdivision. The
subdivision includes seven single family lots fronting on Beebe Road. The lots will be 10,000
square feet in area and 62.5 feet wide. The wetlands and wetland buffers located on the east
side of the lot will be protected and platted as an Outlot.
The amount 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 series of
infiltration basins.
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 StormwaterManagement
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 stormwater maintenance agreement shall be prepared and signed by the owner
for the proposed infiltration basins. The Owner shall submit a signedcopy of the joint
stormwater maintenance agreementwith the RWMWDto the City.
3)A stormwater management plan and calculations shall be submitted detailing how the
proposed development meets the City’s stormwater management and volume reduction
standards.
4)Soil borings shall be submitted to support infiltration rates utilized for the proposed
infiltration basins.
5)The low-floor elevations for all buildings shall be set a minimum of 2-feet above the 100-
year high-water level and at least 1-foot above the emergency overflow for the proposed
infiltration basins.
Attachment 6
6)Drainage easements are required to allow and protect drainage flowing across property
lines into the infiltration basins.
Grading and Erosion Control
7)All slopesshall be 3H:1V or 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 streetsshall be swept as needed to keep the pavementclear of sediment and
construction debris.
10)The existing trail along Beebe Road shall be protected throughout construction. Any
damage to the trail shall be repaired at the owner’s expense. All pedestrian facilities
shall be ADA compliant.
11)The total grading volume (cut/fill) shall be noted on the plans.
12)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
13)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this project.
14) Allmodifications to the water system shall be reviewed by Saint Paul regional Water
Services.All requirements of SPRWS shall be met.
15)All new sanitary sewer service piping shall be schedule 40 PVCor SDR35.
16)The applicant shall clarifywhether the sanitary sewer and water mainlines are to be
publicly or privately owned and maintained. If the lines are to be public, utility easements
will be necessary to allow public access to these facilities. If they are to remain private,
agreements will be required detailing maintenance responsibilities between the property
owners.
Other
17)A right-of-way permit shall be obtained from Ramsey Countyfor anywork done within
the Countyright-of-way along Larpenteur Avenue.
Attachment 6
18)Standard 5-foot side and 10-foot front and rear lot-line public drainage and utility
easements shall be included for each parcel.
Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
The applicant should verify the need for other City permits with the Building Department.
19)Grading and erosion control permit
20)Sanitary Sewer Permit
- END COMMENTS -
PLANNING COMMISSIONSTAFF 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 approvesa 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.Motiontoapprove 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,datedJune
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 easementsmust 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 ReservesOther:n/a
Strategic Plan Relevance:
Financial SustainabilityIntegrated CommunicationTargeted Redevelopment
Operational EffectivenessCommunity InclusivenessInfrastructure &Asset Mgmt.
The city deemed the applicant’s application complete on June8, 2018. The initial 60-day review
deadline for a decision is August7, 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. With153underground 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 46feet, 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.
Asa 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 HazelwoodStreet 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:5.6Acres
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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Attachment 4
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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