HomeMy WebLinkAbout2019-10-15 CDRB Packet
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday,October 15,2019
***5:30P.M.***
Council Chambers -Maplewood City Hall
1830 County Road B East
A.Call to Order
B.Roll Call
C.Approval of Agenda
D.Approval of Minutes:
1.September 17, 2019
E.New Business:
1.Design Review,Building Addition, B301, 3M Campus
2.Design Review, Elim Care Senior Housing Facility, 1534 County Road C East
3.Design Review, Carver Elementary School Addition and Remodel, 2680 Upper Afton
Road East
4.Design Review, Frost English Village, Commercial Retail Building, 1905 English
Street North
F.UnfinishedBusiness:
G.Visitor Presentations:
H.Board Presentations:
I.Staff Presentations:
J.Adjourn
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, SEPTEMBER 17, 2019
6:00 P.M.
1.CALL TO ORDER
Chairperson Kempecalled the meeting to order at6:00p.m.
2.ROLL CALL
Chairperson, Bill KempePresent
Boardmember,Jason LamersAbsent
Vice Chairperson,Matt LedvinaPresent
Boardmember,Ananth ShankarPresent
Boardmember,Bruce ThompsonPresent
Staff Present:Michael Martin, Assistant Community Development Director
3.APPROVAL OF AGENDA
BoardmemberLedvina moved to approve the agenda as approved.
Seconded by Chairperson Kempe.Ayes -All
The motion passed.
4.APPROVAL OF MINUTES
BoardmemberThompson moved to approve theSeptember 3, 2019,CDRB minutes as
submitted.
Seconded by BoardmemberLedvina.Ayes –Chairperson Kempe,
Boardmember’s Ledvina,
& Thompson
Abstention–Boardmember Shankar
The motion passed.
5.NEW BUSINESS
a.Design Review, Medical Office Building, 17XXBeam Avenue East
i.Assistant Community Development Director, Michael Martin gave the report on theDesign
Review, Medical Office Building, 17XXBeam Avenue East and answered questions of the
board.
ii.Engineer, Brian Wurdeman, Kimley-Horn, 767 Eustis Street, Suite 100, St Paul,
addressed and answered questions of the board.
iii.Denton Mack, Sperides Reiners ArchitectsInc., 4200 W. Old Shakopee Road, Suite 220,
Bloomington, addressed the board.
September 17, 2019
Community Design Review Board Meeting Minutes
1
BoardmemberShankarmoved toapprove the design plans date-stamped September 4, 2019, for
a 10,000 square-foot medical office building and an expanded parking lot to be shared with the
existing Chili’s Restaurant which is located at 1800 Beam Avenue. Approval is subject to the
applicant doing the following:(changes to the staff conditions are in bold and underlined).
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.Meet all requirements in the engineering report, dated September 4, 2019.
4.Prior to thecity issuing any grading or building permits the applicant shall be required to do
the following:
a.Submit to staff a revised photometric plan that meets all city ordinance requirements.
b.Submit to staff revised tree preservation and landscape plans that show how the city’s
tree preservation ordinance is being met.
c.Submit to staff a revised site plan showing a concrete sidewalk along Beam Avenue with a
pedestrian connection being provided to the front entrance of the building. All sidewalks
are subject tocity and Ramsey County approval.
d.Submit to staff a revised site plan showing all non-accessible parking spaces being at
least 9 feet, six inches in width.
5.The applicant shall provide an irrevocable letter of credit or cash escrow in the amount of 150
percent of the cost of installing the landscaping before getting a building permit.
6.Per city ordinance, all rooftop equipment is required to be screened.
7.Per city ordinance, provide screening from the residential properties to the south at a
minimum of at least six feet in height ant 80 percent opaqueness.
8.Per city ordinance, alltrash container enclosures shall be provided around all trash containers
and shall be 100 percent opaque.
9.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.
September 17, 2019
Community Design Review Board Meeting Minutes
2
f.Provide the city copies of executed cross access parking agreements between all
properties.
g.Provide city copy with recorded approval of a lot division creating two new lots.
10.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 complete any 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.
11.All work shall follow the approved plans. The director of community development may
approve minor changes.
12.The applicant shall substitute the North and East elevations with smooth faced CMU as
small color in the submitted elevations.
Seconded by BoardmemberLedvina.Ayes –Boardmember’s Ledvina,
Shankar & Thompson
Nay–Chairperson Kempe
The motion passed.
Chairperson Kempe voted nay because of the amendment to the rock face but does approve the
project.
b.Design Review, TGK Automotive Service, 2545 Conway Avenue East
i.Assistant Community Development Director, Michael Martin gave the report onthe Design
Review, TGK Automotive Service, 2545 Conway Avenue East and answered questions of
the board.
ii.AIA, Stephen Iaria, KOMA Architects, 6115 Cahill Avenue, Inver Grove Heights,
addressed the board.
iii.Owner, Troy Kaplan, TGK Automotive Service, 2545 Conway Avenue East, addressed the
board.
1.Boardmember Ledvina moved to approve the design plans date-stamped September
4, 2019 for the 1,952 square foot building addition to the site located at 2545 Conway
Avenue East. Approval is subject to the applicant doing the following:
a.Repeat this review in two years if the city has not issued a building permit for this
project.
b.All requirements of the fire marshal and building official must be met.
September 17, 2019
Community Design Review Board Meeting Minutes
3
c.Meet all requirements in the engineering report, dated September 4, 2019.
d.Prior to the issuance of a building permit, the applicant shall submit for staff
approval a revised site plan showing all non-accessible parking spaces being at
least nine feet, six inches in width.
2.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 site improvements. Staff shall
determine the dollar amount of the escrow.
3.All work shall follow the approved plans. The director of community development may
approve minor changes.
4.The applicant shall fix the existing light standards.
5.The existing damaged panels shall be fixedon the south side of the building.
Seconded by BoardmemberThompson.Ayes –All
The motion passed.
6.UNFINISHEDBUSINESS
None.
7.VISITOR PRESENTATIONS
None.
8.BOARDPRESENTATIONS
None.
9.STAFF PRESENTATIONS
None.
10.ADJOURNMENT
The meeting was adjourned by Chairperson Kempeat6:45 p.m.
September 17, 2019
Community Design Review Board Meeting Minutes
4
COMMUNITY DESIGN REVIEW BOARD STAFF REPORT
Meeting Date October 15, 2019
Melinda Coleman, City Manager
REPORT TO:
REPORT FROM: Michael Martin, AICP, Assistant Community Development Director
PRESENTOR: Michael Martin, AICP, Assistant Community Development Director
Design Review, Building Addition, B301, 3M Campus
AGENDA ITEM:
Action Requested: Motion Discussion Public Hearing
Form of Action: Resolution Ordinance Contract/Agreement Proclamation
Policy Issue:
James Nutt of BWBR Architects, on behalf of 3M, is seeking approval for a building addition to
Building 201 on the 3M Campus. The building addition will be referred to as Building 301. The
proposed project is a "Pilot Lab" consisting of equipment bays with mezzanine, chemical storage,
loading dock, and support spaces. In order to proceed with this project the applicant needs to
receive design review approval.
Recommended Motion:
Motion to approve the design plans date-stamped October 1, 2019 for building addition B301
located within the 3M Campus. 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. Meet all requirements in the engineering report, dated October 5, 2019.
4. Any identification or monument signs for the project must meet the requirements of the 3M
Campus’ comprehensive sign plan.
5. 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 site improvements.
Staff shall determine the dollar amount of the escrow.
6. 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.
7. 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 complete any
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.
8. All work shall follow the approved plans. The director of community development may
approve minor changes.
Fiscal Impact:
Is There a Fiscal Impact? No Yes, the true or estimated cost is $0.
Financing source(s): Adopted Budget Budget Modification New Revenue Source
Use of Reserves Other: n/a
Strategic Plan Relevance:
Financial Sustainability Integrated Communication Targeted Redevelopment
Operational Effectiveness Community Inclusiveness Infrastructure & Asset Mgmt.
The city deemed the applicant’s application complete on October 1, 2019. The initial 60-day review
deadline for a decision is November 30, 2019. 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
The applicant is proposing construction of a two-story addition with a mechanical subfloor on the
3M Campus adjacent to the east side of Building 201. The Building 301 foot print will be 11,550
square feet with an overall total of 20,740 square feet including all floors and non-two story space.
The Building 301 addition will be 37 feet and 10 inches tall and will be four inches shorter than the
adjacent Building 201.
According to the applicant the materials chosen for the building addition are intentionally different
and act as a backdrop to the existing 201 Building. The two inch tall base around the project is a
black precast veneer. Above that, the wall materials alternate using a black precast sandwich panel
and dark flat lock zinc metal panel. The curtain wall on the pilot lab utilize a butt glazed system with
3M film at pedestrian level for visual security. Curtain wall at the stair and on the northeast side is a
fully captured anodized aluminum system. The north side of the building consists of the loading
dock and service entrances. With the exception of exhaust stacks the rooftop does not house any
mechanical units.
Reference Information
Site Description
Site Size: 379 Acres
Existing Land Use: 3M Campus
Surrounding Land Uses
North: 3M Campus
South: 3M Campus and Interstate 94
East: 3M Campus
West: 3M Campus
Planning
Existing Land Use: Employment
Existing Zoning: Heavy Manufacturing (M2)
Attachments
1. Location Map
2. Site Plan
3. Building Elevations
4. Jon Jarosch’s Engineering Report, dated October 5, 2019
5. Applicant’s plans (separate attachment)
Attachment 1
3 Campus
September 19, 2019
City of Maplewood
Legend
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0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 2
Attachment 3
Attachment 4
Engineering Plan Review
PROJECT: 3M Building 301
PROJECT NO: 19-37
COMMENTS BY: Jon Jarosch, Assistant City Engineer
DATE: 10-5-2019
PLAN SET: Engineering plans dated 8-15-2019
The applicant is proposing to construct a new pilot laboratory adjacent to the existing 3M
building 201. The applicant is requesting design approval.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents for final review, along with ratified agreements, prior to issuing building
and grading permits.
The following are engineering review 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) As this project will be disturbing more than ½ acre, the applicant is required to meet the
City’s stormwater management requirements. A stormwater management report shall be
submitted detailing how the project meet’s the City and RWMWD’s requirements.
3) A joint stormwater maintenance agreement with the City and RWMWD shall be signed
by the owner for any proposed best management practices and associated storm sewer
system.
4) Sump structures or other pre-treatment devices shall be installed upstream of all
discharge points.
5) Soil boring information or infiltration test data shall be submitted to support the infiltration
rates utilized in stormwater calculations.
Attachment 4
Grading and Erosion Control
6) Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils are stabilized.
7) Public and private drives shall be swept as needed to keep the pavement clear of
sediment and construction debris.
8) All pedestrian facilities shall be ADA compliant.
9) A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
10) All slopes shall be 3H:1V or less steep in slope.
11) The total cut/fill volume shall be noted on the grading plan.
12) Stabilized rock construction entrances shall be installed at all entry/exit points into the
site.
Sanitary Sewer and Water Service
13) Sanitary sewer service piping shall be schedule 40 PVC or SDR 35.
14) Any proposed water service modifications are subject to the review and conditions of
Saint Paul Regional Water Services (SPRWS). The applicant shall submit plans and
specifications to SPRWS for review and meet all requirements they may have prior to
the issuance of a grading permit by the City.
15) The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this phase of the project. Appropriate fees shall be
charged during the permitting process.
Other
16) All work within Ramsey County right-of-way requires approval from Ramsey County. All
conditions of Ramsey County shall be met prior to issuance of permits.
17) The plans shall be signed by a professional engineer currently licensed in the State of
Minnesota.
Attachment 4
Public Works Permits
The following permits are required by the Public Works Department for this project. The
applicant should verify the need for other City permits with the Building Department.
18) Grading and erosion control permit
19) Sanitary Sewer Permit
20) Storm Sewer Permit
- END COMMENTS -
COMMUNITY DESIGN REVIEW BOARD STAFF REPORT
Meeting Date October 15, 2019
Melinda Coleman, City Manager
REPORT TO:
REPORT FROM: Michael Martin, AICP, Assistant Community Development Director
PRESENTER: Michael Martin, AICP, Assistant Community Development Director
Elim Care Senior Housing Facility, 1534 County Road C East
AGENDA ITEM:
a. Comprehensive Plan Amendment
b. Planned Unit Development Resolution
c. Lot Division
d. Design Review
Action Requested: Motion Discussion Public Hearing
Form of Action: Resolution Ordinance Contract/Agreement Proclamation
Policy Issue:
Elim Care is proposing construction of a new 193,520 square-foot skilled nursing and senior
housing facility consisting of approximately 141 units on land located at 1534 County Road C
East. This site is currently home to community gardens. As part of this project, there will be
underground and ground-level parking. First Evangelical Free Church owns the property and
anticipates building a new church at some point on the remaining portion of the property.
The applicant held a neighborhood meeting on May 21, 2019, inviting neighbors to learn more
about this project. To move forward with this project, the applicant needs city council approval of a
comprehensive plan amendment, planned unit development, lot division and design review.
Recommended Action:
a. Motion to approve the attached comprehensive plan amendment resolution which approves a
land use plan amendment from Low Density Residential to High Density Residential and
Institutional for the 17.15-acre parcel located at 1534 County Road C East.
b. Motion to approve the attached conditional use permit for a planned unit development resolution
which approves a four-story, 141-unit senior housing building to be constructed at 1534 County
Road C East.
c. Motion to approve the lot division request to divide the parcels located at 1534 County Road C
East and 1448 County Road C East into two lots for the senior housing project and future
church site. This lot division approval is subject to the following conditions:
1. A revised site plan shall be submitted to staff for approval showing the 0.20 acre portion
west of the Bruce Vento Trail combined with the parcel comprising the senior housing
facility.
2. Prior to issuance of a certificate of occupancy for the new commercial building the following
must be submitted to staff for approval:
a. Proof that Ramsey County has recorded the lot division.
d. Motion to approve the design plans date-stamped October 1, 2019 for the 141-unit senior
housing building to be constructed at 1534 County Road C East . 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. Meet all requirements in the engineering report, dated October 5, 2019.
4. The applicant shall obtain all required permits from the Ramsey-Washington Metro
Watershed District.
5. Signage for this site requires an approved comprehensive sign plan.
6. Prior to the issuance of a building permit, the applicant shall submit for staff approval the
following items:
a. A photometric plan that meets all city requirements.
b. Payment to the city’s tree fund to meet the requirements of the city’s tree replacement
code.
c. The applicant shall provide the city with a cash escrow or an irrevocable letter of credit
for all required exterior improvements. The amount shall be 150 percent of the cost of
the work.
7. 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 and trails.
f. Provide the city copies of executed and recorded parking and access easements
between the two properties.
8. 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 complete any
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.
9. All work shall follow the approved plans. The director of community development may
approve minor changes.
Fiscal Impact:
Is There a Fiscal Impact?NoYes, the true or estimated cost is $0.
Financing source(s): Adopted Budget Budget Modification New Revenue Source
Use of Reserves Other: N/A
Strategic Plan Relevance:
Financial Sustainability Integrated Communication Targeted Redevelopment
Operational Effectiveness Community Inclusiveness Infrastructure & Asset Mgmt.
The city deemed the applicant’s application complete on October 1, 2019. The initial 60-day review
deadline for a decision is November 30, 2019. 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
Comprehensive Plan Amendment
The site is currently guided for Low Density Residential. The proposed uses of this site is a senior
housing facility and the future home of First Evangelical Free Church. The senior housing facility will
be on the west 7.15 acres of the site and the church will be located on the remaining 10 acres to the
east. The current use of the site are community gardens that are managed by First Evangelical
Free Church. First Evangelical Free Church intends to continue the community gardens on its 10
acre parcel until it is ready to build a new church.
The senior housing facility will require an amendment to the city’s comprehensive plan to High
Density Residential. High Density Residential allows up to 25 units to acre. The senior housing
facility will sit on 7.15 acres of land which would allow up to 178 housing units. The applicant is
proposing to build 141 units of housing. The comprehensive plan should also be amended to
Institutional for the remaining 10 acres of the site to reflect the existing use of community gardens
and the future use of the church.
The city’s 2040 Comprehensive Plan has established several housing goals, many which are
applicable to this request. Those goals include:
Encourage infill development to be sensitively designed to fit within the existing
neighborhood.
Promote the availability of a full range of services and facilities for its residents, and the
improvement of, access to, and linkage between housing and development.
Ensure the City has a variety of housing types for ownership and rental for people in all
stages of their life cycle.
Planned Unit Development
Planned unit developments (PUD) means a type of development characterized by a unified site
design, with two or more principal uses or structures. PUDs are approved via a conditional use
permit resolution. The proposed senior housing facility and the future church will share access to
County Road C as will the existing community gardens thus necessitating a unified site plan
between the multiple uses. In addition, the city’s zoning ordinance allows the city council to grant
flexibility from strict ordinance compliance in the internal and external design requirements of a
proposed PUD and may consider deviations from those requirements. Deviations may be granted
for planned unit developments provided that:
1. The proposed development and the surrounding neighborhood can be better served by
relaxing the code requirements that regulate the physical development or layout of the
project because of its unique nature.
2. The PUD would be consistent with the spirit, intent and purposes of this chapter.
3. The planned unit development would produce a development of equal or superior quality to
that which would result from strict adherence to this chapter.
4. The deviations would not constitute a significant threat to the property values, safety, health
or general welfare of the owners or occupants of nearby land or to the environment.
5. The deviations are required for the reasonable and practical physical development of the
project.
Uses
This PUD will allow the senior housing facility and future church to have a unified site design and
shared access points. Shared parking will also be a potential for the two uses. In addition,
community gardens that are more than one acre in size require a conditional use permit which will
be built into to this PUD approval.
Parking
Based on code requirements a senior housing facility with 141 units would be required to have 282
parking spaces with half of them covered. The applicant is requesting a reduction in the amount of
required parking. Underground parking is being provided for residents of the facility, while the
ground-level parking will be provided for staff and visitors. The applicant’s site plan provides 137
parking spaces – 74 surface, 63 underground). The applicant believes based on other similar
facilities it operates this will provide an adequate amount of parking. Additionally, when the future
church is constructed a shared parking agreement will be implemented between the two entities.
The city has approved parking waivers for senior facilities in the past and staff is comfortable with
the applicant’s request but the PUD will be conditioned upon if a parking shortage develops the
applicant may be required to build parking on the church site ahead of the church construction.
Floor Area
The city’s multi-family housing code sets minimum floor areas for residential units. For a studio and
one-bedroom the minimum floor area is 580 square feet. For a two-bedroom unit the minimum is
740 square feet. For the project’s independent living one- and two-bedroom units these minimums
are being met. The applicant is seeking approval for flexibility to these minimums for its studio units,
skilled nursing units and transitional care units. The studio units range in size of 395 square feet to
570 square feet. The skilled nursing and transitional care units range from 380 square feet to 710
square feet. Given the continuum of care that will be provided at this facility staff feels this request
is reasonable.
Building Height
The city’s multi-family housing code requires a conditional use permit for buildings more than three
stories or 35 feet in height. The top of the third floor of the proposed building is just under 31 feet.
When measuring to the midpoint of the roof, as defined by city code, the building height is
approximately 40 feet. Only a portion of the building reaches this height and will be the furthest
setback from County Road C East. The remaining portion of the building will be one-story.
Signage
All PUDs require a comprehensive sign plan be approved by the Community Design Review Board.
The applicant will be required to receive approval of a comprehensive sign plan before any signs
can be posted. Any signage for the existing community gardens or the future church will also need
to be incorporated into this signage plan.
Lot Division
The project site currently is comprised of two separate parcels. The applicant is proposing to adjust
these lot lines to create new parcels for the senior housing facility and the future church. The
existing site at 1534 County Road C East has a small sliver of land west of the Bruce Vento Trail
right-of-way. The applicant has proposed to make this a separate lot but the city cannot approve
this new lot as it does not meet the city’s minimum lot requirements so it must stay attached to the
parcel being created for the senior housing facility. Staff has no concerns with the request to adjust
lot lines to create new parcels for the building projects.
Design Review
Site Plan
The site has been designed with two access points – both to County Road C East. The main
entrance is near the center of the overall site and will eventually be a shared access with the future
church. The west access will be used to access the underground garage and for deliveries. Ramsey
County has reviewed the proposed plans and has approved the project to have two access drives
but has stated the future church will not be permitted to add any more access points to County
Road C East. Additional access for the church would come from Hazelwood Street to the east.
Building Elevations
The proposed building materials include asphalt shingles, a stone veneer, fiber cement shakes and
board and batten siding. Staff feels the building is attractively designed with a color palate that will
blend well with the surrounding neighborhood.
Landscaping
The landscape plan works to create courtyard areas for the future residents. A stormwater pond will
be created between the building and County Road C with trees being planted along the road and
access drive.
The applicant is proposing 87 new trees to be planted throughout the site. In addition, numerous
shrubs and perennials will be planted as well. The tree plan indicates 546 caliber inches are being
removed from the site and code then requires 458 replacement inches. With the 87 new trees and
218.5 inches of large shrubs, 385.5 inches are being replaced. The applicant intends to pay into the
city’s tree fund for the remaining 73 inches in order to meet code requirements. .
Lighting
The applicant will be required to submit for staff approval a photometric plan that meets all city
requirements.
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated October 4, 2019, attached to this report.
Building
From Dave Peterson – Building Official: 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 an option. The following forms must be completed as submittals.
a. ASHRAE 90.1-2010 Building Envelope Compliance Documentation
b. ASHRAE 90.1-2010 HVAC Compliance Documentation
c. ASHRAE 90.1-2010 Service Water Heating Compliance Documentation
d. ASHRAE 90.1-2010 Lighting Compliance Documentation
e. Or COMCHECK
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 to the
issuance of a plumbing permit. St Paul water requires permits for water piping. Maplewood requires
permit for drain waste and vent.
Permits are required for building, plumbing, mechanical, electrical, fire alarm, and sprinklers.
Provide two sets of stamped and signed plans and one digital set.
Commission and Board Review
October 15, 2019: The community design review board will review this project.
October 15, 2019: The planning commission will hold a public hearing and review this project.
Citizen Comments
Staff surveyed the 82 surrounding property owners within 500 feet of the proposed site for their
opinion about this proposal. Staff received seven responses – all shown below.
1. Construction noise and traffic in a residential area. Long-term increased traffic on County Road
C. Housing availability for person working at facility. Employment of people living in area.
Availability of public transportation for employees and tenants. (Allen and Elaine Kruse, 1379
County Road C East)
2. My biggest concern is drainage from the site. I see the holding ponds, but where is this drainage
to? Is this going into the watershed pond behind 2566 Hazelwood? If so, are you going to
upgrade the pond area to handle this increase in water runoff? The pond has not had any
maintenance since it was enlarged in 2000. We are OK with development but would like to
make sure it doesn’t hurt our area. (Randy and Mary Lynn Mauer, 2596 Hazelwood Street
North)
3. I guess my biggest concern is the added traffic and the impact to bike/pedestrians. There is no
sidewalk on County Road C from White Bear Avenue to Hazelwood Street and the sidewalk
from Beam to County Road C on Hazelwood takes you through the creepy woods. Neither road
has a good shoulder to walk on. Can we at least make these two roads safe to walk/bike before
we add traffic? (Carol and Thomas Henkes, 2681 Hazelwood Street North)
4. Overall, we are supportive of the project and we think it will be a good addition to our
community. No major concerns other than the facility design and landscaping to fit well into the
area and add to overall aesthetics of the neighborhood. Probably the biggest concern is traffic
flow and levels. County road C has become quite the speedway with cars typically exceeding
the 35mph speed limit by quite a bit. Especially vehicles heading east over the Bruce Vento trail
bridge and the slight rise it creates on County Rd C. Many times we start to pull out and traffic
looks clear and then a vehicle comes over the rise very fast. With the entrance to Barclay and
now two more entrances added for the Care Facility it seems there could be potential safety
issues because of the blind spots that are created. So, with added vehicles pulling out and
turning in to this facility we have a concern for traffic issues. I’m sure you are aware and will be
looking at this but wanted to comment. Thank you. (James and Carol Wilson, 2664 Barclay
Street)
5. Traffic issues. (Stephen and Annette LaCasse, 2673 Hazelwood Street North)
6. I think this is appropriate use of this site and space and looks very thoughtfully designed with
both residents and community in mind. (Bernadette Rossbach, 1406 County Road C East)
7. We are not overly excited by the prospect of losing this open space. If the property development
moves forward we would very much like to see more than one row of trees and shrubs shielding
the building from the road (County C). (Christopher and Sheri Ober, 2673 Barclay Street)
Reference Information
Site Description
Site Size: 17.15 acres
Existing Land Use: Community Gardens
Surrounding Land Uses
North: Single-family homes
South: City Park and Twin Cities Bible Church
East: Single-family homes and Fire Station
West: Single-family homes and Bruce Vento Trail
Planning
Existing Land Use: Low Density Residential
Existing Zoning: Single-Dwelling Residential (R1)
Attachments
1. Comprehensive Plan Amendment
2. Conditional Use Permit for a Planned Unit Development Resolution
3. Overview Map
4. Land Use Map
5. Zoning Map
6. Proposed Land Use Map
7. Applicant’s Narrative
8. Site Plan
9. Landscape Plan
10. Building Elevations
11. Jon Jarosch’s Engineering Report, dated October 5, 2019
12. Applicant’s Plans (separate attachment)
Attachment 1
COMPREHENSIVE PLAN AMENDMENT RESOLUTION
WHEREAS, Andrew Centanni, on behalf of Elim Care, and First Evangelical Free
Church, current owner of the properties located at 1448 and 1534 County Road C East, have
requested a change to the City of Maplewood's land use plan from Low Density Residential to
High Density Residential for the west 7.15 acres and Institutional for the east 10 acres of this overall
17.15 acre site.
WHEREAS, this change applies to the properties located at 1448 and 1534 County
Road C East. The legal description of the properties are:
The N. 20 acres of the East 1/2 of the Northwest 1/4 of Section 10, in Township 29 North,
Range 22 West, Ramsey County, Minnesota, Except that part thereof described as follows:
The South 105 feet of the North 395 feet of the West 207.5 feet of the East 867.3 feet of the
North 20 acres of the East 1/2 of the Northwest 1/4 of Section 10, Township 29 North,
Range 22 West, Ramsey County, Minnesota and the South 103 feet of the North 393 feet of
the West 207.5 feet of the East 659.8 feet of the North 20 acres of the East 1/2 of the
Northwest 1/4, Section 10, Township 29 North, Range 22 West, Ramsey County,
Minnesota, excepting from the conveyance all existing railroad right-of-way and railroad
easements.
AND
The South 105 feet of the North 395 feet of the West 207.5 feet of the East 867.3 feet of the
North 20 acres of the East 1/2 of the Northwest 1/4 of Section 10, Township 29, Range 22,
Ramsey County, Minnesota.
AND
The South 103 feet of the North 393 feet of the West 207.5 feet of the East 659.5 feet of the
North 20 acres of the East 1/2 of the Northwest 1/4 Section 10, Township 29, Range 22,
together with an easement for road purposes over the West 30 feet of the East 615 feet of
the North 290 feet of said North 20 acres of the East 1/2 of the Northwest 1/4, Section 10,
Township 29, Range 22, Ramsey County, Minnesota.
WHEREAS, the history of this change is as follows:
1. On October 15, 2019, the planning commission held a public hearing. The city staff
published a hearing notice in the Maplewood Review and sent notices to the
surrounding property owners. The planning commission gave everyone at the hearing
a chance to speak and present written statements. The planning commission
recommended that the city council ______ the land use plan change.
2. On October 28, 2019, the city council discussed the land use plan change. They
considered reports and recommendations from the planning commission and city
staff.
NOW, THEREFORE, BE IT RESOLVED that the city council the above
described change for the following reasons:
Attachment 1
1. A goal of the Maplewood 2040 Comprehensive Plan is to encourage infill
development to be sensitively designed to fit within the existing neighborhood.
2. A goal of the Maplewood 2040 Comprehensive Plan is to promote the availability of a
full range of services and facilities for its residents, and the improvement of, access
to, and linkage between housing and development.
3. A goal of the Maplewood 2040 Comprehensive Plan is to ensure the City has a variety
of housing types for ownership and rental for people in all stages of their life cycle.
This land use plan amendment is subject to approval by the Metropolitan Council.
The Maplewood City Council this resolution on October 28, 2019.
Attachment 2
CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT RESOLUTION
WHEREAS, Andrew Centanni, on behalf of Elim Care, has applied for a conditional use
permit for a planned unit development for its proposed 141-unit senior housing facility to be located
at 1534 County Road C East.
WHEREAS, a future use as part of this property is a church which will be built at a later date
and Section 44-1092 requires a conditional use permit for churches.
WHEREAS, the existing use of community gardens will remain in place east of the new
senior housing facility and Section 18-612 requires a conditional use permit for community gardens
more than one acre in size.
WHEREAS, Section 44-1092 of the city ordinances requires a conditional use permit for
planned unit developments built within the City of Maplewood.
WHEREAS, this permit applies to the existing properties located at 1448 and 1534 County
Road C East. The legal description of the properties are:
The N. 20 acres of the East 1/2 of the Northwest 1/4 of Section 10, in Township 29 North,
Range 22 West, Ramsey County, Minnesota, Except that part thereof described as follows: The
South 105 feet of the North 395 feet of the West 207.5 feet of the East 867.3 feet of the North 20
acres of the East 1/2 of the Northwest 1/4 of Section 10, Township 29 North, Range 22 West,
Ramsey County, Minnesota and the South 103 feet of the North 393 feet of the West 207.5 feet of
the East 659.8 feet of the North 20 acres of the East 1/2 of the Northwest 1/4, Section 10, Township
29 North, Range 22 West, Ramsey County, Minnesota, excepting from the conveyance all existing
railroad right-of-way and railroad easements.
AND
The South 105 feet of the North 395 feet of the West 207.5 feet of the East 867.3 feet of the
North 20 acres of the East 1/2 of the Northwest 1/4 of Section 10, Township 29, Range 22, Ramsey
County, Minnesota.
AND
The South 103 feet of the North 393 feet of the West 207.5 feet of the East 659.5 feet of the
North 20 acres of the East 1/2 of the Northwest 1/4 Section 10, Township 29, Range 22, together
with an easement for road purposes over the West 30 feet of the East 615 feet of the North 290 feet
of said North 20 acres of the East 1/2 of the Northwest 1/4, Section 10, Township 29, Range 22,
Ramsey County, Minnesota.
WHEREAS, the history of this conditional use permit is as follows:
1. On October 15, 2019, the planning commission held a public hearing. The city staff
published a hearing notice in the Maplewood Review and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council ________ the conditional use permit.
Attachment 2
2. On October 28, 2019, the city council discussed the conditional use permit. They
considered reports and recommendations from the planning commission and city
staff.
NOW, THEREFORE, BE IT RESOLVED that the city council __________ the above-
described conditional use permit because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City’s Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would not exceed the design standards of any affected street.
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. This approval permits the project's studio units to have a minimum of 395 square
feet of floor area and the skilled nursing and transitional care units to have a
minimum of 380 square feet of floor area.
5. This approval permits the project to build a 40-foot tall senior housing building.
All requirements of the fire department must be met in the construction of this
building.
Attachment 2
6. This approval permits the project to provide 63 underground parking stalls and
74 surface parking stalls - a waiver of 145 spaces. If a parking shortage
develops the applicant shall be required by the city to provide additional surface
parking on the future church site to the east.
7. The future church building is not approved. This PUD must be revised to approve the
future church.
8. The 10 acre parcel that will be the future home to a new church is approved for the
use of community gardens. This community garden must adhere to all the
requirements in Section 18-611.
9. All signage for this site and the future church site must be approved by the
Community Design Review Board in a comprehensive sign plan.
10. Comply with all city ordinance requirements for signage and parking.
The Maplewood City Council __________ this resolution on October 28, 2019
Attachment 3
1534 County Road C East
September 19, 2019
City of Maplewood
Legend
!
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Source: City of Maplewood, Ramsey County
Attachment 4
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Low Density Residential
Medium Density Residential
High Density Residential
Commercial
Public/Institutional
Open Space
Park
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Attachment 5
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Open Space/Park
Single Dwelling (r1)
Double Dwelling (r2)
Planned Unit Development (pud)
Farm (f)
Light Manufacturing (m1)
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Attachment 6
23219 PRELIM PLATMAS-MAS8-26-19-
PRELIMINARY PLAT
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Attachment 7
RE: ELIM CARE SKILLED NURSING AND SENIOR HOUSING FACILITY – MAPLEWOOD, MINNESOTA
Michael,
The following project description and narrative is being submitted as part of the review process for construction of a proposed
new Skilled Nursing and Senior Housing Facility, which includes the following types of requests:
Comprehensive Plan Amendment
Planned Unit Development
Lot Division
Community Design Review Board
The subject properties (property boundary) are located near the intersection of County Road C & Hazelwood Street in Ramsey
County, Maplewood, Minnesota (PID #’s: 102922210002 & 102922210001) consist of 16.47 and 0.99 acres, respectively, and
are currently zoned R1 – Residence District (Single Dwelling).
Elim Care is proposing construction of a new approximately 193,520 square foot Skilled Nursing and Senior Housing Facility,
which varies from 1 to 3 stories. Underground parking is also proposed as part of the design. Development of the site will also
include construction of ground-level parking, as well as the associated site-related design aspects such as drive aisles, storm
water facilities, utilities, sidewalks, and landscaping. The proposed new facility will consist of approximately 141 units and provide
a full continuum of care consisting of; Skilled Nursing, Transitional Care, Assisted Living Memory Care, Assisted Living, and
Independent Living all under one roof. A preliminary breakdown of the proposed units is provided below.
Skilled Care / TCU – 56 Units, 64 Beds
Assisted Living Memory Care – 16 Units
Assisted Living – +/- 40 Units
Independent Living – +/- 29 Units
To facilitate the development, a Comprehensive Plan Amendment is proposed to zone the property boundary as a Planned Unit
Development, along with a lot division to divide the property boundary into three individual lots. Dividing the property boundary is
intended to accommodate both construction of the Elim Care Facility and future construction of the future physical plant of
Maplewood First Evangelical Free Church. The divided property boundary will consist of the following:
Lot 1 – 6.85 acres: Proposed Elim Care Facility
Lot 2 – 10 acres: Proposed future Church
Lot 3 – 0.2 acres: Separate lot
Note that Elim Care anticipates purchasing the approximate 6.85 acres of property, which is currently owned by the First
Evangelical Free Church of St. Paul, Minnesota. It is also the intent, as part of the Comprehensive Plan Amendment, to guide the
Church lot for Institutional use. A Neighborhood Meeting was held on May 21, 2019, with adjacent property owners and there
were no major objections to the project.
Attachment 7
As part of the site development, two accesses are proposed off of County Road C E. One is a shared access drive for access to
both the Elim Care and future Church sites, and the other is a service access for deliveries and access to the underground parking.
This service access also provides connectivity to the fire lane.
Stormwater management and utility connections for the Elim Care site will be provided on Elim Care’s lot. Note that utility stubs
will be provided for the future Church site as part of the design process for the Elim Care Facility. Stormwater management and
utility connections pertaining to the future Church construction will be designed independently, reviewed, and approved as part
of a separate review process. In the interim, before the Church is constructed, the current community gardens are proposed to
remain to the maximum extent feasible.
Per City Code, the proposed project requires 458 tree mitigation inches. As designed, the project includes 167 tree replacement
inches, and provides 218.5 shrub replacement inches. The proposed shrubs are five gallon size; larger than the three gallon size
minimum per code. We respectfully request the provided shrubs be considered for the tree mitigation allowance, and that the
unmitigated 73 inches be considered for fee in lieu.
As mentioned previously, the Elim Care Facility will provide Skilled Nursing, Transitional Care, Assisted Living Memory Care,
Assisted Living, and Independent Living. The proposed operations are as follows:
Hours of Operation: 24 Hours of Operations (Care) with Visiting Hours
Staff at Open: 80
Staff at Full Occupancy: 128 (Factoring differing shifts and work hours)
Max Staff at Shift Change with Full Occupancy: 55
As part of this process, Elim Care is also requesting a reduction in the amount of required parking. Underground parking is being
provided for residents of the facility, while the ground-level parking will be provided for staff and visitors. Per City Code, 268 stalls
are required per Unit. Given the operations and level of service provided, with many residents unable to operate a vehicle, not all
units will require a stall for parking. Taking this into consideration, Elim Care is proposing to provide 137 (74 surface, 63
underground) stalls, which will provide an adequate amount of parking for the facility based on these factors. In addition, Elim
Care operates many other similar facilities, and based on experience from operation of these other facilities, the quantity of
parking stalls proposed will be sufficient. Additionally, when the future Church is constructed, it is anticipated that a shared parking
agreement will be implemented between the two entities.
As designed, the project will provide architectural and esthetic compatibility with the surrounding properties by incorporating
building elements such as complementary materials, orientation, colors, and landscaping that are compatible with the
surrounding areas, as well as present and future land uses. In addition, the City’s existing service capacity (water & sewer) can
accommodate the project without overburden or excessive additional costs for public facilities or services.
The project will not substantially diminish or impair property values within the immediate vicinity, or impede the normal and orderly
development of surrounding properties due to the existing and planned future uses and land uses surrounding and adjacent to
the project area.
No traffic impacts to the transportation network, subject property, or neighboring properties are anticipated given the existing and
proposed traffic flow expected, and accesses provided. Additionally, no pollution or negative impacts to the environment are
anticipated within the scope of the proposed project.
Attachment 7
Per the City’s 2040 Comprehensive Plan, the need for additional senior housing, including “facilities ranging from independent
living apartment units, to assisted living units, to beds in traditional nursing facilities” is expected to grow given the aging
population in Maplewood and the surrounding metro area. Granting these requests will allow Elim Care the opportunity to fulfill
this need and provide essential services and resources for residents within the community, while complying with applicable zoning
regulations, and meeting the goals of the City’s Comprehensive Plan.
Thank you for your consideration of this request on behalf of Elim Care. Please contact me at 952.426.0699 or via email at
Reese.Sudtelgte@ISGInc.com if there is any additional information we can provide in support of this project.
Sincerely,
Andrew Centanni, MBA, AIA, NCARB Bryan Schleif
V.P. of Building Design and Development Project Manager
Elim Care Pope Architects
Reese Sudtelgte, PE
Civil Engineer
ISG
Attachment 8
-------- C3-10
LIC. NO.
23219 C3-SITE PJJPJJRAS9/17/19-
19-23219
C3-10
FACILITY
ELIM CARE
THE CLARITY OF THESE PLANS DEPEND
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SHEET
ASSISTED LIVING TITLE
PROJECTFILE NAMEDRAWN BY
DATE
OVERALL SITE PLAN
C3-10 OVERALL SITE PLAN
R=922
EX SAN
INVERT E=902
INVERT W=902
DESCRIPTION
O
S
W
EX MHR=921.51INVERT NE=916.72 15"RCPINVERT SW=915.68 15"RCPINVERT W=909.82 18"RCPINVERT E=909.50 18"RCP
SYMBOL
PAVEMENT LEGEND
EX CB
T/C=921.72
O
S
W
INVERT SW=917.95 15" RCP
EX CB
T/C=921.63
INVERT NE=916.51 15"RCP
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O
S
W
0
O
EX SAN MHR=918.42
INVERT W=903.84INVERT E=903.83S
W
EX HYD
O
O
S
S
WW
EX STM MHR=916.10INVERT N=912.19 12"RCPINVERT S=911.97 15"RCP
EX CBR=915.87INVERT NW=912.56INVERT S=912.51 12"RCP
R=916.13
EX STM MH
R=915.96
EX STM MH
INVERT N=911.74 12"RCP
INVERT S=911.71 15"RCPINVERT E=911.56 15"RCP
INVERT N=911.71 15"RCP
EX SAN MHR=916.68INVERT W=905.78INVERT E=905.25
T/C=917.33
EX CBI=
FFE = 919.50
ELIM CARE 94,969 SQ. FT.
ASSISTED LIVING FACILITY
EX CB
T/C=917.55
INVERT E=913.81 12"RCP
R=918.71
EX SAN MH
INVERT E=906.32
INVERT N=906.36 8"-10"PVC
Attachment 9
---- ---- C5-20
LIC. NO.
23219 C5-LANDSCAPE-------9/17/19-
19-23219
C5-20
OVERALL
GBDJMJUZ
FMJN!DBSF
LANDSCAPE
THE CLARITY OF THESE PLANS DEPEND
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SHEET
BTTJTUFE!MJWJOH TITLE
PROJECT
FILE NAMEDRAWN BY
DATE
C5-20 OVERALL LANDSCAPE
O
S
W
O
S
W
O
S
W
O
S
W
PLANT SCHEDULE PARKING SCREEING & PERIMETER TREES
(1) - GB(10) - CF
(8) - CF
(7) - AA2
(3) - GD
(3) - THU DWA
(1) - BH
(6) - THU DWA
(4) - CF
O
O
(4) - AA2(8) - THU DWA(1) - GB SS
W
(6) - THU DWA W
(1) - BH
(5) - CO
(5) - MIS MOR(5) - THU DWA
(13) - NW
(8) - AA2
(1) - AC
(1) - GB
(1) - GD
(1) - AF
(1) - GB
(1) - GD
(1) - AF
FFE = 919.50
ELIM CARE 94,969 SQ. FT.
(1) - GD
(1) - AF
ASSISTED LIVING FACILITY
(1) - GB
(1) - GD
(2) - AF
PS3 - (1)
AC - (3)
CA2 - (1)
OV - (1)GD - (1)
OV - (1)
AC - (4)
OV - (1)
GS - (3)
306090
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Attachment 10
Attachment 10
Attachment 11
Engineering Plan Review
PROJECT: Elim Care Senior Facility – 1534 County Road C East
PROJECT NO: 19-36
COMMENTS BY: Jon Jarosch, Assistant City Engineer
DATE: 10-5-2019
PLAN SET: Engineering plansdated 9-17-2019
Stormwater Management Plan dated 9-17-2019
Theapplicant is proposing toconstruct a new skilled nursing and senior housing facility at 1534
County Road C East.The applicant is requesting design approval.
Stormwater management for the siteis proposed to be accommodated via the use of three
surface storm water treatment basins. It appears from the stormwater management plan that the
proposed development meets the City’s stormwater management standards.
Thisreviewdoes not constitute a final review of the plans, as the applicant will need to submit
construction documents for final review,along with ratified agreements, prior to issuing building
and grading permits.
The following 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 stormwatermaintenance agreement with the City and RWMWD shall be signed
by the owner for the proposed infiltration/filtration basins, underground infiltration
system, and associated storm sewer system.
3)Sump structures or other pre-treatment devices shall be installed upstream of all
discharge points into basins or other areas.
4)Soil boring information or infiltration test data shall be submitted to support the infiltration
rates assumed in the stormwater calculations.
Attachment 11
Grading and Erosion Control
5)The infiltration basins and underground infiltration systemsshall be protected from
sedimentation throughout construction.
6)Inlet protection devices shall be installed on allexistingand proposedonsite storm
seweruntil all exposed soils are stabilized.
7)Public and private drivesshall be swept as needed to keep the pavementclear of
sediment and construction debris.
8)All pedestrian facilities shall be ADA compliant.
9)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance ofa grading permit.
10)All slopes shall be 3H:1V or less steep in slope.
11)The total cut/fill volume shall be noted on the grading plan.
12)Stabilized rock construction entrances shall be installed at all entry/exit points into the
site.
13)A double row of perimeter control shall be installed along the south and southwest
corner of the site where concentrations of runoff are more likely. One of these rows shall
be heavy-duty silt fence.
Sanitary Sewer and Water Service
14)Sanitary sewer service piping shall be schedule 40 PVC or SDR 35.
15)The proposed water service modifications are subject to the review and conditions of
Saint Paul Regional Water Services (SPRWS). The applicant shall submit plans and
specifications to SPRWS for review and meet all requirements they may haveprior to
the issuance of a grading permit by the City.
16)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this phase of the project.Appropriate fees shall be
charged during the permittingprocess.
17)All points where the storm sewer and sanitary sewer cross the watermain shall be
reviewed for appropriate clearance. These areas shall be reviewed with SPRWS to
determine whether or not insulation is needed for freeze protection.
Attachment 11
Other
18)All work within Ramsey County right-of-way requires approval from Ramsey County. All
conditions of Ramsey County shall be met prior to issuance of permits.
19)The plans shall be signed by a professional engineer currently licensed in the State of
Minnesota.
20)The proposed retaining wallwill require a structurally engineered design and a permit
from the Maplewood Building Department.
21)It is understood that there is a slight property line discrepancy along the southern portion
of the property, adjacent to the City owned property. The applicant shall work with the
City to address this discrepancy.
Public Works Permits
The following permits are required by the 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)Sanitary Sewer Permit
24)Storm Sewer Permit
-END COMMENTS -
COMMUNITY DESIGN REVIEW BOARD STAFF REPORT
Meeting Date October 15, 2019
Melinda Coleman, City Manager
REPORT TO:
REPORT FROM: Michael Martin, AICP, Assistant Community Development Director
PRESENTER: Michael Martin, AICP, Assistant Community Development Director
Carver Elementary School Addition and Remodel, 2680 Upper Afton Road
AGENDA ITEM:
East
a. Conditional Use Permit Amendment Resolution
b. Design Review
Action Requested: Motion Discussion Public Hearing
Form of Action: Resolution Ordinance Contract/Agreement Proclamation
Policy Issue:
Independent School District 622 is proposing to construct a new three-story academic wing that will
accommodate a larger student population at Carver Elementary, which is located at 2680 Upper
Afton Road East. In addition to creating flexible functional teaching spaces on the interior, the
project emphasizes improving the exterior face of the building. To move forward with this project,
the applicant needs city council approval of a conditional use permit amendment and design review.
Recommended Action:
a. Motion to approve the attached conditional use permit amendment resolution for a school in the
farm residential zoning district for a building addition and remodel to Carver Elementary School
located at 2680 Upper Afton Road East.
b. Motion to approve the design plans date-stamped October 1, 2019 for the building addition and
remodel to be constructed at 2680 Upper Afton Road East. 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. Meet all requirements in the engineering report, dated October 4, 2019.
4. The applicant shall obtain all required permits from the Ramsey-Washington Metro
Watershed District.
5. Prior to the issuance of a building permit, the applicant shall submit for staff approval the
following items:
a. Elevations for a trash and recycling enclosure.
b. The applicant shall provide the city with a cash escrow or an irrevocable letter of credit
for all required exterior improvements. The amount shall be 150 percent of the cost of
the work.
6. 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 and trails.
7. 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 complete any
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.
8. All work shall follow the approved plans. The director of community development may
approve minor changes.
Fiscal Impact:
Is There a Fiscal Impact? No Yes, the true or estimated cost is $0.
Financing source(s): Adopted Budget Budget Modification New Revenue Source
Use of Reserves Other: N/A
Strategic Plan Relevance:
Financial Sustainability Integrated Communication Targeted Redevelopment
Operational Effectiveness Community Inclusiveness Infrastructure & Asset Mgmt.
The city deemed the applicant’s application complete on October 1, 2019. The initial 60-day review
deadline for a decision is November 30, 2019. 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
Conditional Use Permit
Section 44-1092 of the city code permits schools to be located within any zoning district with an
approved conditional use permit. The site currently has an approved conditional use permit that will
need to be amended as part of this project. The use of the property will not be changing. The
addition and remodel will allow for more students to attend this school but there are no concerns
from staff about the ability of the site to absorb these increases.
Design Review
Site Plan
The existing school site has three access drives to Upper Afton Road East. The proposed project
will maintain three access drives but they will be spread more along the north property line of the
site. The west two access drives will be for parent drop-off and parking and the east access will be
for bus traffic and additional parking. This project will completely separate parent traffic from bus
traffic. All drive lane and parking lot setbacks will be met.
A portion of the existing building extending towards the north boundary of the site will be removed
and the remaining area of the building will be expanded towards the southwest portions of the site.
All playground areas will be located to the south of the building. The fire department will be
requiring a trail be extended from the parent parking lot to the playground area that can double for
ambulance access.
Building Elevations
Carver Elementary School’s existing structure is masonry with steel framing. The roof of the
building is a metal deck with insulation and a built-up system. The building’s interior construction is
masonry and light gauge steel framed walls. The building has an aluminum window system.
The new exterior building elevations include insulated precast concrete panels down to cast-in-
place concrete footings, a cast-in-place insulated concrete foundation wall, curtain wall glazing,
canopies made of steel framing clad with a fiber cement panel system, and a fully adhered synthetic
rubber roofing system.
Parking
The existing site has 90 parking spaces. With this project 34 more spaces will be added bringing
the overall parking for this site to 124 spaces. Bus traffic will not affect the parking areas. City code
states schools must have a minimum of one space for every 20 auditorium seats – the parking
being provided well exceeds this requirement.
Landscaping
According to the applicant, landscaping for the site will enhance site safety while complementing
the education experience and building aesthetic. Effort was taken to establish a layout that
maximized the preservation of existing trees throughout the parcel, in particular along Upper Afton
Road East and along the property lines. New landscaping will feature hardy, low-maintenance
species that provide year-round interest. Landscaping will also be used to ensure that stormwater
areas are both functional and attractive. All landscaping will meet the requirements of the city and
irrigation will be provided for all new planted and turf areas.
The applicant is proposing to remove 48 trees and will be planting 116 new trees. The city’s tree
replacement requirements are being met. In addition to the trees, 356 shrubs will be planted
throughout the site.
Lighting
The applicant’s submitted photometric plan meets the city’s requirements in terms of light intensity.
The proposed light poles would be 27 feet in height. The code maximum is 25 feet. Code also
states “the community design review board may allow taller light poles as part of a design review for
nonresidential development, based on appropriateness for a specific proposal.” Staff is comfortable
with allowing the taller poles as to provide the required lighting to the site for security and as they do
not impact any neighboring properties negatively.
Trash Enclosure
The site plan shows trash and recycling to be stored on the east site of the building. These
receptacles will need to be placed in an enclosure or screened from neighboring properties.
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated October 4, 2019, attached to this report.
Building
From Dave Peterson – Building Official: 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 an option. The following forms must be completed as submittals.
a. ASHRAE 90.1-2010 Building Envelope Compliance Documentation
b. ASHRAE 90.1-2010 HVAC Compliance Documentation
c. ASHRAE 90.1-2010 Service Water Heating Compliance Documentation
d. ASHRAE 90.1-2010 Lighting Compliance Documentation
e. Or COMCHECK
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 to the
issuance of a plumbing permit. St Paul water requires permits for water piping. Maplewood requires
permit for drain waste and vent.
Permits are required for building, plumbing, mechanical, electrical, fire alarm, and sprinklers.
Provide two sets of stamped and signed plans and one digital set.
Commission and Board Review
October 15, 2019: The community design review board will review this project.
October 15, 2019: The planning commission will hold a public hearing and review this project.
Citizen Comments
Staff surveyed the 52 surrounding property owners within 500 feet of the proposed site for their
opinion about this proposal. Staff received two responses – all shown below.
1. As long as my property taxes don’t go up. I don’t care what you do. Although it really don’t
matter what we think. You’re going to do what you want anyway. So why bother asking us what
we want. (Edward and Kim Schroepfer, 22 Mayhill Road)
2. The sidewalk along the fence line of the school on Upper Afton should also be improved. It
tends to flood frequently and then ices over in the cold weather. Very dangerous for the children
walking to and from school. (Michael and Debra Dragich, 2615 Upper Afton Road)
Reference Information
Site Description
Site Size: 9.55 acres
Existing Land Use: Elementary school
Surrounding Land Uses
North: Single-family homes
South: Ramsey County open space
East: Ramsey County open space
West: Medical office building and church
Planning
Existing Land Use: Institutional
Existing Zoning: Farm Residential (F)
Past Actions
March 27, 1995: The city council approved a conditional use permit to expand the school.
October 12, 1998: The city council approved an amendment approving an addition of a parking lot
on the east side of the school building.
May 22, 2000: The city council approved a conditional use permit amendment to relocate the hard-
surfaced outdoor basketball court area and the pea-graveled play area that are behind the building
to the front, just west of the existing parking lot.
Attachments
1. Conditional Use Permit Resolution
2. Overview Map
3. Land Use Map
4. Zoning Map
5. Applicant’s Narrative
6. Site Plan
7. Landscape Plan
8. Building Elevations
9. Jon Jarosch’s Engineering Report, dated October 4, 2019
10. Applicant’s Plans (separate attachment)
Attachment 1
CONDITIONAL USE PERMIT AMENDMENT RESOLUTION
WHEREAS, Independent School District No. 622 is requesting that the City of Maplewood
approve an amendment to its conditional use permit to allow a building addition and site plan
changes.
WHEREAS, this permit applies to the property located at 2680 Upper Afton Road. The legal
description of the property is:
Beginning at a point twenty (20) rods west of the Northeast comer of the North Half of the
Southeast Quarter (N ½ of the SE ¼) of Section One (1), Township twenty eight (28), Range
Twenty two (22); thence South forty (40) rods; thence West forty (40) rods; thence North
forty (40) rods; thence East forty (40) rods to the point of beginning. (PIN 1-28-22-41-0005)
WHEREAS, the history of this conditional use permit is as follows:
1. On October 15, 2019, the planning commission held a public hearing. The city staff
published a hearing notice in the Maplewood Review and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council ________ the conditional use permit.
2. On October 28, 2019, the city council discussed the conditional use permit. They
considered reports and recommendations from the planning commission and city
staff.
NOW, THEREFORE, BE IT RESOLVED that the city council __________ the above-
described conditional use permit because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City’s Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would not exceed the design standards of any affected street.
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.
Attachment 1
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 (additions are underlined and deletions are crossed
out):
1. All construction shall follow the plans for building the 1995 building expansion stamped
January 18, 1995 and the utility, grading and erosion control plans stamped March 9, 1995.
The parking lot expansion shall follow the plans stamped August 14, 1998. The proposed
storage room addition, folding-door enclosure addition and loading dock platform expansion
shall follow the plans stamped February 19, 1999. The proposed play area relocation shall
follow the plans date-stamped April 14, 2000, subject to the applicant providing city staff with
a proof of parking plan for the site that shows at least 20 additional parking spaces. The
director of community development may approve minor changes.
2. The play area relocation must be started within one year after council approval or the permit
amendment shall end. The council may extend this deadline for one year.
1. The city council shall review this permit in one year.
2. All construction shall follow the design plans approved by the city and date-stamped
October 1, 2019. The director of community development may approve minor changes.
3. 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.
4. Comply with all city ordinance requirements for signage.
The Maplewood City Council __________ this resolution on October 28, 2019.
Attachment 2
2680 Upper Afton Road
September 19, 2019
City of Maplewood
Legend
!
I
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 3
2680 Upper Afton Road
September 19, 2019
City of Maplewood
Legend
!
I
Future Land Use - 2040
Low Density Residential
Mixed-Use - Community
Public/Institutional
Park
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 4
2680 Upper Afton Road
September 19, 2019
City of Maplewood
Legend
!
I
Zoning
Single Dwelling (r1)
Multiple Dwelling (r3)
Farm (f)
Business Commercial (bc)
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 5
ISD 622 Carver Elementary School Addition and Renovation
Project Narrative September 17, 2019
Project Narrative
Architecture
Carver Elementary School was originally built in 1958. There have been improvements to the school since the original construction
including two large additions in 1960 and 1996, and one smaller addition in 2000. The existing academic wing is a walk-out style two
story double loaded wing. The current project will replace the academic wing with a three-story wing that will accommodate a larger
student population, while placing emphasis on the student/teaching experience. The new construction area also includes Special
Education Rooms, STEM Classrooms, Administration, staff and student Toilets, Secure Entry provisions and the new Cafeteria/Food
Services areas. The existing portions of the building to remain include the existing Gymnasium and the Southeast wing to serve as the
Pre-Kindergarten classrooms. The existing courtyard is to be infilled providing the new Music teaching spaces. In addition to creating
flexible functional teaching spaces on the interior, the project emphasizes improving the exterior face of the building.
Carver Elementary School’s existing structure is masonry with steel framing. The roof of the building is a metal deck with insulation
and a built-up system. The building’s interior construction is masonry and light gauge steel framed walls. The building has an aluminum
window system. The new exterior envelope/structure includes insulated precast concrete panels down to cast-in-place concrete
footings, a cast-in-place insulated concrete foundation wall, curtain wall glazing, canopies made of steel framing clad with a fiber
cement panel system, and a fully adhered EPDM roof system.
Civil and Landscape
Introduction
The site layout and design approach for Carver Elementary School seeks to improve safety and circulation while preserving and
protecting as much of the existing tree coverage and landscaping as possible throughout the site. The focus for the circulation of the
site is to separate the student drop-off, parking areas, and bus loading to improve pedestrian safety. Paths and walkways will be
added for circulation throughout the site as well as connections to the surrounding neighborhoods and adjacent Battle Creek
Regional Park.
The site improvements encompass the area surrounding the existing building and proposed building additions. The staff, visitor, and
accessible parking stalls are located north of the building in two separate lots for better control and pedestrian safety. The bus
loading and delivery/receiving area will be located on the east side of the site with a driveway entrance from Upper Afton Road that
also provides access to the staff parking lot. The student drop-off loop is accessed through a driveway entrance off Upper Afton
Road towards the west side of the site, which also is used for access to the visitor parking lot. Another driveway access off Upper
Afton Road provides a second access to the visitor parking lot. The existing playground equipment will be relocated from the
northwest corner of the site to the south side of the building. The existing hard surface play area on the south side of the building
will be removed to accommodate a building addition and the south end of the new bus loading pavement area will be utilized for
hard surface play area.
Earthwork and Site Soils
A geotechnical exploration had been conducted, and the report and recommendations will be used to determine the required
subgrade preparation for building additions, pavement, and turf areas. The intent is to use existing topsoil for all planting soil in tree,
shrub, and perennial areas. If the existing topsoil does not meet requirements for planting, imported planting soil will be used
meeting standard best practices.
Site Utilities and Stormwater Management
City of Maplewood CDRB Application LHB, Inc.
Attachment 5
ISD 622 Carver Elementary School Addition and Renovation
Project Narrative September 17, 2019
The site utility scope will include rerouting and extending the existing water and fire services to the east building addition, along with
a new sanitary service. Storm sewer catch basins, manholes, and piping will be installed throughout the site to capture and route
runoff from rainfall events and snowmelt to stormwater treatment areas and the surrounding storm sewer infrastructure.
The preliminary stormwater management approach for the site consists of two surface stormwater treatment basins located on the
west side of the site to capture runoff from impervious surfaces, generally located near paved areas to maximize their effectiveness
in improving stormwater quality. The basins include a bioretention soil layer at the basin bottom to filter pollutants before entering
a drain tile that connects to the nearby storm sewer system. An underground pipe gallery will be installed below the parking lot in
the northeast corner of the site since the subgrade soils are suitable for infiltration, with an overflow connection to the City storm
sewer to bypass large storm events. The design will meet the stormwater management requirements of the City of Maplewood,
Ramsey-Washington Metro Watershed District (RWMWD), and NPDES/SDS General Stormwater Permit.
Landscaping
Landscaping for the site will enhance site safety while complementing the education experience and building aesthetic. Effort was
taken to establish a layout that maximized the preservation of existing trees throughout the parcel, in particular along Upper Afton
Road East and along the property lines. New landscaping will feature hardy, low-maintenance species that provide year-round
interest. Landscaping will also be used to ensure that stormwater areas are both functional and attractive. All landscaping will meet
the requirements of the City of Maplewood and irrigation will be provided for all new planted and turf areas.
Electrical, Communication, Life Safety & Security
Introduction
The following description of Electrical and Technology design elements reflects the design team's approach to the conceptual design
vision, and material and equipment standards set forth by the project team.
The overall project scope of work for electrical and technology is intended to replace all existing systems and distribution to provide
complete, new infrastructure for all systems to accommodate flexibility and growth for the foreseeable future.
Exterior Scope
The electrical and technology exterior scope of work will include perimeter, pedestrian, and parking lot lighting; trenching &
concrete pads for primary utility distribution; secondary utility distribution (underground); emergency generator; and
telecommunication & special systems distribution.
Interior Scope of Work
The electrical and technology exterior scope of work will include raceway systems and conductors; power distribution (e.g., lighting,
HVAC, receptacles, special equipment); Lighting and Lighting Control Systems; Emergency Power (life safety and equipment),
including a Smoke Control System for a designated Atrium; Telecommunication Cabling Infrastructure; Integrated Communications
(Public Address/Intercommunications); Classroom Scheduling System; Clock System; Audio Visual Systems; Digital Signage; Security
Management System and Devices (Access Control, Intrusion Detection, and Video Surveillance); and Digital, Addressable Fire Alarm.
Electrical and Telecommunication Site/Utility
A new electrical service and modified telecommunication service will be provided as part of the site upgrades to the facility. Site
area lighting shall utilize LED modules to complement site security cameras, and energy efficiency, with building-mounted exterior
lighting consisting of wall packs that are full cutoff (utilizing LED modules). All exterior lighting shall be controlled by the Network
Lighting Control System.
City of Maplewood CDRB Application LHB, Inc.
Attachment 5
ISD 622 Carver Elementary School Addition and Renovation
Project Narrative September 17, 2019
Electrical System
The new electrical service shall consist of a service entrance switchboard and associated distribution equipmentto provide power
throughout the facility. The service and distribution system shall be designed with sub-metering of electrical infrastructure to
provide better operational awareness (i.e., where energy is being utilized in the building).
A complete grounding electrode system will be provided, which will include connection to building steel, underground metal water
piping systems, and building Ufer ground. All electrodes shall comply with NEC article 250. A continuous equipment grounding
conductor will be installed in all power/lighting conduit systems and all distribution equipment will have ground buses.
The electrical distribution system will accommodate a new 150 kW natural gas generator that will serve Life Safety Power (Exit signs
and egress lighting throughout the building; fire alarm system; Smoke Control System) and Optional Standby Power (food service
coolers and freezers, select receptacles, network equipment, IT Room cooling equipment, and other Owner directed equipment).
The facility lighting design approach will be to utilize LED drivers and all components shall be energy efficient and in compliance with
local energy codes. Minimum lighting levels in all areas will conform to IES-NA standards (industry standard, supplemented by any
Owner or project specific modifications). The design team will look at the option of utilizing Power Over Ethernet (lighting fixture
power and controls over a single data cable) approach with Owner to evaluate if a more cost-effective solution may be achieved for
the project.
Interior Lighting Systems will include the following general concepts:
Office Areas (Administrative) and Classrooms: Private office and classroom room lighting shall 2’x2’ LED lay-in fixtures,
occupancy sensor control.
Cafeteria Lighting: Linear LED suspended mounted up/down lights, occupancy sensor control.
Gymnasium Lighting: 21” diameter LED suspended high bay fixtures, occupancy sensor control.
Corridors: 2’x2’ LED flat panels, time-sweep control
Toilet Rooms: Provide 1’x 4’ lay-in, LED fixtures at/near walls, and LED downlights for ambient lighting. Ceiling mounted
occupancy sensors shall be provided for lighting control.
Exit Signs: Brushed Aluminum housing, universal mounting. Illuminated LED exit signs with red directional arrows will be
provided at all exit doors and along the egress path.
Storage, Mechanical, Electrical, and Janitor Rooms: 1x4 lensed LED strip fixtures, chain mount. Electrical and mechanical
areas shall at least one fixture circuited to the emergency system.
The facility will receive a new network lighting control system that will provide local dimming/scene set controls will tie into an
overall facility time schedule (directed by the building automation system). General components of the system include Building wide
time-sweep control; Indoor photoelectric sensors; Indoor occupancy/vacancy sensors; Low Voltage Switches; System control
interface with Audio Visual System Controller(s); and accommodations to interface with Building Automation System
Communications and Life Safety & Security
The building will receive a new Main Distribution Frame (MDF) where new Telecommunication Utility demarcation shall be
established via a dedicated wall field, and a new Equipment Room layout will occur. This MDF shall than distribute via backbone
cabling to the Intermediate Distribution Frame (IDF) Rooms. The MDF shall receive a dedicated cooling system that will be
connected to the generator for always-on design, along with a dedicated electrical panelboard connected to the generator. The
building will receive IDF Rooms as required to maintain a horizontal cable maximum length of 100 meters (required for certification)
and sized to accommodate cabling distribution equipment. The IDF shall receive a dedicated cooling system that will be connected
City of Maplewood CDRB Application LHB, Inc.
Attachment 5
ISD 622 Carver Elementary School Addition and Renovation
Project Narrative September 17, 2019
to the generator for always-on design. Communication Backbone Cabling shall consist of fiber optic and unshielded twisted pair
(UTP) cabling to meet BICSI TDMM and ISD 622 requirements.
Public Address, Intercommunication, and Clock systems shall utilize the existing District Standard Telecor XL system. The facilities’
current Telecor XL head end is recently installed and shall be modified for reuse in the renovated facility.
A new Security Management System (SMS) and associated equipment devices for a fully functioning security system aligning with
ISD 622 security standards will be provided. Specific components of the SMS include Access Control System; Intrusion Detection,
SMS software; and Surveillance Camera System Interface.
A new Fire Alarm System shall be provided, meeting all requirements for an Education and Business Occupancy design setup. The
new facility will contain an Atrium condition, with the appropriate smoke control system being required to evacuate the atrium of all
smoke for a period of time.
Wellness and Sustainability
The electrical, communication, and life safety and security systems designs shall incorporate sustainable design features, utilize an
integrated approach to reduce overall energy use, and provide the Owner with an environmentally friendly facility. Items that will be
included in the design:
Light Pollution Reduction – The design of the interior/exterior lighting will include requirements for full cutoff fixtures on
the exterior, and coordination with the architectural features to reduce interior light leak to the exterior.
Energy Efficiency – The electrical design will meet or exceed all the latest ASHRAE 90.1 requirements for energy efficiencies.
Lighting design will include rebates from Marshall Municipal Utility.
Quality of Lighting – The interior lighting design will incorporate controls, and IESNA lighting levels to promote a healthy
working and learning environment.
l
City of Maplewood CDRB Application LHB, Inc.
Attachment 6
09/17/201908/15/2019
RevisionsDate
DD REVIEW
CITY SUBMITTAL
No.21
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Attachment 7
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Attachment 8
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Attachment 8
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Attachment 8
Attachment 9
Engineering Plan Review
PROJECT: Carver Elementary – 2680 Upper Afton Road
PROJECT NO: 19-35
COMMENTS BY: Jon Jarosch, Assistant City Engineer
Tyler Strong, E.I.T. – Civil Engineer I
DATE: 10-4-2019
PLAN SET: Engineering plansdated 9-17-2019
Theapplicant is proposing toremove and replace the existing Carver Elementary school, along
with reconfiguring the site to better accommodate drop-off and pick-up activities. The applicant
is requesting design approval for theCarver Elementarysite plan.
Stormwater management for Carver Elementaryis proposed to be accommodated via the use
of two surface storm water treatment basinsand one underground infiltration system.
Thisreviewdoes not constitute a final review of the plans, as the applicant will need to submit
construction documents for final review,along with ratified agreements, prior to issuing building
and grading permits.
The following 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)The applicant shall submit a stormwater management planand calculations prior to
permit approvals. This plan shall detail how the proposed site will meet the City of
Maplewood and RWMWD’s stormwater requirements.
3)A joint stormwatermaintenance agreement with the City and RWMWD shall be signed
by the owner for the proposed infiltration/filtration basins, underground infiltration
system, and associated storm sewer system.
4)The 100-Year High-Water-Level (HWL) shall be depicted on the plans for all onsite
basins, including the underground infiltrationsystem.
5)The site shall meet the City’s freeboard requirements as it pertains to the infiltration
basins, underground infiltrationsystem, and the building floor elevation.
Attachment 9
Grading and Erosion Control
6)The infiltration basins and underground infiltration systemsshall be protected from
sedimentation throughout construction.
7)Inlet protection devices shall be installed on allexistingand proposedonsite storm
seweruntil all exposed soils are stabilized.
8)Public and private drivesshall be swept as needed to keep the pavementclear of
sediment and construction debris.
9)All pedestrian facilities shall be ADA compliant.
10)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
11)Sanitary sewer service piping shall be schedule 40 PVC or SDR 35.
12)The proposed water service modifications are subject to the review and conditions of
Saint Paul Regional Water Services (SPRWS). The applicant shall submit plans and
specifications to SPRWS for review and meet all requirements they may haveprior to
the issuance of a grading permit by the City.
13)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this phase of the project.Appropriate fees shall be
charged during the permittingprocess.
Other
14)The plans shall be signed by a professional engineer currently licensed in the State of
Minnesota.
15)The applicant shall coordinate with the City of Maplewood engineering department on
sidewalkcrossing locations along Upper Afton Road.
16)The proposed retaining wallwill require a structurally engineered design and a permit
from the Maplewood Building Department.
Attachment 9
Public Works Permits
The following permits are required by the Public Works Department for this project. The
applicant should verify the need for other City permits with the Building Department.
17)Grading and erosion control permit
18)Sanitary Sewer Permit
19)Storm Sewer Permit
20)Right-of-Way Permit
-END COMMENTS -
COMMUNITY DESIGN REVIEW BOARD STAFF REPORT
Meeting Date October 15, 2019
Melinda Coleman, City Manager
REPORT TO:
REPORT FROM: Michael Martin, AICP, Assistant Community Development Director
PRESENTER: Michael Martin, AICP, Assistant Community Development Director
Frost English Village, Commercial Retail Building, 1905 English Street
AGENDA ITEM:
North
a. Conditional Use Permit Resolution
b. Lot Division
c. Design Review
Action Requested: Motion Discussion Public Hearing
Form of Action: Resolution Ordinance Contract/Agreement Proclamation
Policy Issue:
Sherman Associates is proposing to construct the third and final phase of its redevelopment of the
5.5 acre former Maplewood Bowl site. Phases one and two are complete and open. Phase one
included 50 units of multifamily housing and phase two comprises of 107 units of independent
senior housing.
Phase three will be an 8,288-square-foot commercial retail building located at 1905 English Street
North. The developer has also purchased the existing liquor store building at 1281 Frost Avenue.
The building at 1281 Frost is proposed to be demolished and the site incorporated into this new
project. To move forward with this project, the applicant needs city approval of a conditional use
permit, lot division and design review.
Recommended Action:
a. Motion to approve the attached conditional use permit resolution for a drive-through window and
increased building setback within the mixed-use zoning district for a new commercial retail
building at 1905 English Street North.
b. Motion to approve the lot division request to combine the parcels located at 1281 Frost Avenue
East and 1905 English Street North. This lot division approval is subject to the following
conditions:
1. Prior to issuance of a certificate of occupancy for the new commercial building the following
must be submitted to staff for approval:
a. Proof that Ramsey County has recorded the lot division.
b. Copies of all executed and recorded parking and access easement agreements between
the three phases of Frost English Village.
c. Motion to approve the design plans date-stamped October 1, 2019 for the 8,288-square-foot
building to be constructed at 1905 English Street North. 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. Meet all requirements in the engineering report, dated October 4, 2019.
4. The applicant shall obtain all required permits from the Ramsey-Washington Metro
Watershed District.
5. Prior to the issuance of a building permit, the applicant shall submit for staff approval the
following items:
a. A photometric plan meeting all code requirements.
b. Revised building elevations showing an increase of primary building materials and
decrease of secondary building materials as defined by the mixed use zoning district.
c. The applicant shall provide the city with a cash escrow or an irrevocable letter of credit
for all required exterior improvements. The amount shall be 150 percent of the cost of
the work.
d. Submit elevations for a trash and recycling enclosure.
6. 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 and trails.
7. 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 complete any
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.
8. All work shall follow the approved plans. The director of community development may
approve minor changes.
Fiscal Impact:
Is There a Fiscal Impact? No Yes, the true or estimated cost is $0.
Financing source(s): Adopted Budget Budget Modification New Revenue Source
Use of Reserves Other: N/A
Strategic Plan Relevance:
Financial Sustainability Integrated Communication Targeted Redevelopment
Operational Effectiveness Community Inclusiveness Infrastructure & Asset Mgmt.
The city deemed the applicant’s application complete on October 1, 2019. The initial 60-day review
deadline for a decision is November 30, 2019. 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
Conditional Use Permit
Drive-Through
This site is zoned mixed use. Commercial and retail buildings are a permitted use in the mixed use
zoning district however the applicant is proposing a drive-through which requires a conditional use
permit. The drive-through is located on the east side of the building between the new building and
English Street. The applicant is proposing to screen the drive-through from the Frost English
intersection with the use of landscaping. The proposed drive-through will not have any adverse
effects on nearby residential units.
Parking Waiver
When phase two of the Frost English Village project was built, the applicant constructed 24 parking
spaces that were intended to serve as shared parking with the phase three commercial project. As
part of this new construction project the applicant is proposing to construct 44 additional new
parking spaces. These 44 new spaces satisfy the city’s parking requirements for a commercial
building. For this project code requires 42 parking spaces – one space for every 200 square feet of
building area.
The applicant is working to secure a cafe-type tenant for the west lease space. Cafes, restaurants
and coffee shops require one parking space for every 50 square feet of floor area availability to
customers. Using the example of the new Starbucks that recently opened at 2146 White Bear
Avenue there is 1,300 square feet of area available to customers meaning 26 parking spaces are
required. Translating that to this new building, there would be 6,988 square feet of commercial
space still available for the potential cafe user – requiring an additional 35 spaces.
So for a building with one cafe-type user and other general commercial users the city would require
61 parking spaces. The proposed site plan with the new parking spaces would be short 17 spaces.
However, with the shared parking built for phase two and the new parking that is proposed to be
built with this project there will be 68 parking spaces available. Staff is comfortable with the
proposed site plan and parking under these general assumptions and is recommending the city
approve a parking waiver allowing shared parking between the second and third phases of Frost
English Village. Shared parking and access easement agreements will be required to be executed
with copies submitted to the city.
Increased Front Yard Setbacks
The mixed use zoning district has a maximum building setback of 10 feet. The city council may
increase maximum setbacks with approval of a conditional use permit. The conditional use permit
may only be approved if the applicant has demonstrated on its site plan the intent of the mixed use
zoning district is being met.
Phase one of the Frost English Village development – the multi-family building to the west of this
proposed project – is setback 20 feet from Frost Avenue which meets code requirements. The
applicant wanted to have a consistent setback between the first and third phases which also allows
for a service sidewalk and landscaping to occur between the new building and the south property
line. As proposed, the building would be setback approximately 23 feet from the south property line.
Staff is recommending the site plan be revised so the building would be setback 20 feet from the
south property line.
Staff does believe even with an increased setback the intent of the mixed use zoning district is
being met. The building is attractively designed. An increased setback in this situation allows for
cohesion between this new phase and previous phases in the overall development.
Lot Division
As part of this project the developer is purchasing the liquor store and property directly west of the
site. The developer plans to demolish the existing liquor store building and incorporate the land into
this project. The applicant will need to combine the two lots into a single parcel. Maplewood code
allows this to occur administratively but staff is including this action with the other required
approvals for this project.
Design Review
Site Plan
The phase three building will be constructed just northwest of the Frost and English intersection.
The building will front Frost Avenue with customers accessing the building on the north side. The
parking lot will also be on the north side of the building. No new access drives will be created with
this project. Customers accessing the new building will use the access points on English Street and
Frost Avenue that were installed during the first two phases of this overall development.
Building Elevations
In the mixed use zoning district, exterior building walls adjacent to or visible from a public right-of-
way or public open space may not exceed 40 feet in width. New buildings of more than 40 feet in
width are allowed if the building wall is divided into smaller increments, between 20 and 40 feet in
width, through articulation of the façade. Exterior-building materials shall be classified primary,
secondary or accent material. Primary materials shall cover at least 60 percent of all façades of a
building. Secondary materials may cover no more than 30 percent of all façades of a building.
Accent materials may include door and window frames, lintels, cornices and other minor elements,
and may cover no more than ten percent of all façades of a building. The community design review
board may consider exceptions to the above-mentioned design standards if they uphold the
integrity of the guidelines and result in an attractive, cohesive development design as intended by
ordinance.
The applicant worked to design the commercial building to be unified with the other two phases in
this development. The primary materials for proposed commercial building are brick, lap siding and
fiber cement panels. Rockface CMUs would be used for the foundation of the building. Code states
primary materials may be brick, stone or glass and again must be comprised of 60 percent of all
facades. Based on the applicant’s plans 42 percent of the building’s materials would meet this
requirement. Code also states that secondary materials may cover no more than 30 percent of all
façades of a building. Secondary materials include stucco. The applicant’s plan of using stucco
textured fiber cement panels on 35 percent of the building’s elevations does not meet this code
requirements.
Staff believes the overall design of the building is attractive and fits in well with the other two
phases. However, the applicant should be required to submit revised building elevations showing
an increase of primary building materials and a decrease of secondary building materials.
Landscaping
The applicant is proposing to plant 14 new trees throughout the site as well as numerous shrubs,
perennials and grasses. The landscaping plan is attractively designed and meets all the
landscaping requirements of the mixed use zoning district.
Lighting
A photometric plan will be required to be submitted to staff ensuring code compliance.
Trash Enclosure
A trash and recycling enclosure will be built to the east of the building within the drive-through loop.
The applicant will be required to submit to staff elevations on the enclosure prior to its construction
to ensure color and building material compatibility with the building.
Gladstone Neighborhood Redevelopment Plan
The Gladstone Neighborhood Redevelopment Plan outlines nine guiding principles to
redevelopment in the area as follows:
1. Design the future of Gladstone as a village.
2. Transform regional trails into celebrated village corridors.
3. Make Gladstone a compelling quality of life choice.
4. Weave natural systems and ecological function into the built and recreational environment.
5. Allow Gladstone’s future to whisper the story of its past.
6. Make walkability the standard.
7. Think of Gladstone as a neighborhood for all stages of life.
8. Make the Gladstone redevelopment plan a model for others to follow.
9. Make multi-modal links between Gladstone and areas beyond.
The Gladstone Neighborhood Redevelopment Plan further outlines development strategies for
Frost Avenue North, which includes the former Maplewood Bowl site, as follows:
Achieving a mix of neighborhood retail services fronting on Frost Avenue and English Street
Incorporation of rainwater gardens, alternative pavement strategies, shared parking and
other techniques to minimize surface water runoff and provide for treatment of runoff.
Incorporation of recycled building materials, roof top gardens, solar energy systems and
other sustainable building techniques that contribute to the educational and interpretive
vision of the Gladstone Savanna.
Flexibility to accommodate the bowling alley use and other local neighborhood retail
businesses that desire to stay in the neighborhood.
Redevelopment of the Frost Avenue North area has important financial relationships with
the remainder of the Gladstone Neighborhood. Actual implementation efforts should explore
ways that this project can provide financial resources to other parts of the master plan,
particularly the improvement of Flicek Park and Frost Avenue.
Development may orient toward the regional trails rather than back up to them.
Building heights should be “stepped back” from the street as they grow in height
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated October 4, 2019, attached to this report.
Building
From Dave Peterson – Building Official: 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 an option. The following forms must be completed as submittals.
a. ASHRAE 90.1-2010 Building Envelope Compliance Documentation
b. ASHRAE 90.1-2010 HVAC Compliance Documentation
c. ASHRAE 90.1-2010 Service Water Heating Compliance Documentation
d. ASHRAE 90.1-2010 Lighting Compliance Documentation
e. Or COMCHECK
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 to the
issuance of a plumbing permit. St Paul water requires permits for water piping. Maplewood requires
permit for drain waste and vent.
Permits are required for building, plumbing, mechanical, electrical, fire alarm, and sprinklers.
Provide two sets of stamped and signed plans and one digital set.
Commission and Board Review
Planning Commission
October 15, 2019: The community design review board will review this project.
October 15, 2019: The planning commission will hold a public hearing and review this project.
Citizen Comments
Staff surveyed the 29 surrounding property owners within 500 feet of the proposed site for their
opinion about this proposal. Staff received one response – shown below.
1. We are excited to see new development coming into the area. However we are very concerned
of what type of retail stores that would be coming in. The existing businesses do not need more
competition, especially after the summer of road construction. (David Borchert, 1344 Frost
Avenue)
Reference Information
Site Description
Site Size: 1.24 acres (1905 English and 1281 Frost)
Existing Land Use: 1905 English – Vacant Land’ 1281 Frost – Liquor Store
Surrounding Land Uses
North: Frost English Silver – senior housing building
South: Gladstone Savanna
East: Vacant Moose Lodge building – now owned by City of Maplewood
West: Frost English Village – multifamily housing
Planning
Existing Land Use: Mixed-Use – Neighborhood HD
Existing Zoning: Mixed Use (MU)
Past Actions
On January 22, 2014: the Metropolitan Council approved a livable communities demonstration
account (LCDA) grant request for the city of Maplewood for $1,900,000. This grant money was
used for public infrastructure improvements along Frost Avenue and assisted the developer with the
purchase of the Maplewood Bowl site.
On April 13, 2015: the city council approved a conditional use permit, lot division and design review
requests, which were required for the four-story, multi-family building with 50 units phase one
project to move forward.
April 10, 2017: The city council approved a conditional use permit for an increased front yard
setback and a parking waiver for Phase two of the project. Phase two included 107 units of senior
housing.
Attachments
1. Conditional Use Permit Resolution
2. Overview Map
3. Land Use Map
4. Zoning Map
5. Site Plan
6. Landscape Plan
7. Building Elevations
8. Jon Jarosch’s Engineering Report, dated October 4, 2019
9. Applicant’s Plans (separate attachment)
Attachment 1
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Shane LaFave, of Sherman Associates, has applied for a conditional use
permit for a commercial building with a drive-through, with an increased front-yard setback and a
parking waiver in a MU (mixed use) district.
WHEREAS, Section 44-680 of the city ordinances requires a conditional use permit for
buildings with a drive-through and section 44-681 for buildings with an increased front yard setback
in a MU (mixed use) zoning district.
WHEREAS, this permit applies to the property located at 1905 English Street North. The
legal description of the property is:
Lot 3, Block 1, The Villages at Frost-English, Ramsey County, Minnesota.
WHEREAS, the history of this conditional use permit is as follows:
1. On October 15, 2019, the planning commission held a public hearing. The city staff
published a hearing notice in the Maplewood Review and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council ________ the conditional use permit.
2. On October 28, 2019, the city council discussed the conditional use permit. They
considered reports and recommendations from the planning commission and city
staff.
NOW, THEREFORE, BE IT RESOLVED that the city council __________ the above-
described conditional use permit because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City’s Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would not exceed the design standards of any affected street.
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.
Attachment 1
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. A drive-through is approved on the east elevation of the new commercial building. All
noise, lighting and sign code requirements must be met.
5. The phase three building is approved with an increased Frost Avenue front yard
setback which is not to exceed 20 feet.
6. A parking waiver of 17 spaces is allowed. This waiver also includes the approval of
the use of shared parking of 24 parking spaces that were built with the phase two
senior housing project.
7. Applicant shall submit to the city cross access, maintenance and parking agreements
between Phases 1, 2 and 3.
The Maplewood City Council __________ this resolution on October 28, 2019
Attachment 2
September 20, 2019
City of Maplewood
Legend
!
I
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 3
September 20, 2019
City of Maplewood
Legend
!
I
Future Land Use - 2040
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Use - Neighborhood High Density
Public/Institutional
Open Space
Park
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 4
September 20, 2019
City of Maplewood
Legend
!
I
Zoning
Open Space/Park
Single Dwelling - Small Lot (r1s)
Single Dwelling (r1)
Double Dwelling (r2)
Multiple Dwelling (r3)
Farm (f)
Mixed Use (mu)
0490
Feet
Source: City of Maplewood, Ramsey County
Attachment 5
PLANS
PRELIMINARY
SITE PLAN
C300
Know what's
3
8
12
8
4
4
10
2
Attachment 6
Attachment 7
Attachment 7
Attachment 7
Attachment 8
Engineering Plan Review
PROJECT: Villages at Frost & English Phase III – 1955 English Street
PROJECT NO: 19-34
COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer
DATE: 10-4-2019
PLAN SET: Engineering plans dated 9-20-2019
The applicant is proposing to construct Phase III, the final phase of the Villages at Frost and
English project. The applicant is requesting design approval for the Phase III site plan.
Stormwater management for Phase III is proposed to be accommodated via the use of an
underground storage and infiltration system. It appears from the stormwater management plan
submitted that the proposed improvements meet the City’s stormwater standards.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents for final review, along with ratified agreements, prior to issuing building
and grading permits.
The following are engineering review 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) The Owner shall sign a joint stormwater maintenance agreement, with the City and
RWMWD, for all storm water treatment devices (sumps, storm sewer, infiltration basins,
ponds, etc.).
Grading and Erosion Control
3) The infiltration basins, underground infiltration systems, and ponding areas shall be
protected from sedimentation throughout construction.
4) Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils are stabilized.
5) Public and private roads shall be swept as needed to keep the pavement clear of
sediment and construction debris.
Attachment 8
6) All pedestrian facilities shall be ADA compliant.
7) 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
8) Sanitary sewer service piping shall be schedule 40 PVC or SDR 35.
9) The proposed water service modifications are subject to the review and conditions of
Saint Paul Regional Water Services (SPRWS). The applicant shall submit plans and
specifications to SPRWS for review and meet all requirements they may have prior to
the issuance of a grading permit by the City.
10) The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this phase of the project. Appropriate fees shall be
charged during the permitting process.
Other
11) The applicant shall provide turning movement diagrams for the drive-thru along the east
side of the proposed building. This diagram shall confirm that the drive-thru layout is
navigable by the types of vehicles expected to utilize this facility.
12) The current layout creates a conflict between vehicles in the eastbound drive aisle and
vehicles seeking to enter the drive-thru from the north. The applicant shall address how
traffic will be controlled in this area to ensure the safety of the motoring public.
13) The plans shall be signed by a professional engineer currently licensed in the State of
Minnesota.
14) Agreements or easements between the three lots are necessary to address the
drainage, utilities, roads, and parking lots that cross lot lines within the proposed
development. These agreements shall detail the shared usage and responsibilities of
each lot as it pertains to these common amenities, including long-term maintenance. A
copy of these agreements shall be provided to the City of Maplewood.
15) With the high-density of residences directly adjacent to this property, it will be necessary
to provide a barrier (fencing) between the active project area and the adjacent
properties.
Attachment 8
16) Any damage to the sidewalks or other public infrastructure adjacent to the site caused by
the proposed construction shall be repaired to equal or better condition at the owners
expense.
Public Works Permits
The following permits are required by the Public Works Department for this project. The
applicant should verify the need for other City permits with the Building Department.
17) Grading and erosion control permit
18) Sanitary Sewer Service Permit
19) Storm Sewer Permit
- END COMMENTS -