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Home My WebLink About2019-10-15 PC Packet (2) AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION Tuesday, October 15, 2019 7:00 PM 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. Public Hearing 1. Automotive Technology School, 2525 White Bear Avenue North a. Conditional Use Permit Amendment Resolution 2. Frost English Village, Commercial Retail Building, 1905 English Street North a. Conditional Use Permit Resolution b. Lot Division 3. Carver Elementary School Addition and Remodel, 2680 Upper Afton Road East a. Conditional Use Permit Resolution 4. Elim Care Senior Housing Facility, 1534 County Road C East a. Comprehensive Plan Amendment b. Planned Unit Development Resolution c. Lot Division F. New Business G. Unfinished Business H. Visitor Presentations I. Commission Presentations 1. September 9, 2019 city council meeting — Commissioner Arbuckle a. Final Adoption of the 2040 Comprehensive Plan b. North End Vision Plan Adoption 2. October 28, 2019 city council meeting — Commissioner Kempe c. Automotive Technology School, 2525 White Bear Avenue North d. Frost English Village, Commercial Retail Building, 1905 English Street North e. Carver Elementary School Addition and Remodel, 2680 Upper Afton Road East f. Elim Care Senior Housing Facility, 1534 County Road C East J. Staff Presentations K. Adjournment PLANNING COMMISSION STAFF REPORT Meeting Date October 15, 2019 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Jane Adade, Planner PRESENTER: Jane Adade, Planner AGENDA ITEM: Automotive Technology School, 2525 White Bear Avenue North a. Conditional Use Permit Amendment Resolution Action Requested: ✓ Motion ❑ Discussion ✓ Public Hearing Form of Action: ✓ Resolution ❑ Ordinance ❑ Contract/Agreement ❑ Proclamation Policy Issue: Bernard Mardorski is requesting an amendment to the conditional use permit (CUP) to operate an automotive technology school in suite 108 within the Maplewood Place Retail Center located at 2525 White Bear Avenue North. Recommended Action: Motion to approve the attached conditional use permit amendment resolution for an automotive technology school to be located at 2525 White Bear Avenue North. 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 Strateaic Plan Relevance: ❑ Financial Sustainability ❑ Integrated Communication ❑ Targeted Redevelopment ✓ Operational Effectiveness ❑ Community Inclusiveness ❑ Infrastructure & Asset Mgmt. The city deemed the applicant's application complete on September 16, 2019. The initial 60-day review deadline for a decision is November 15, 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. Backaround On March 22, 1988, the city approved plans for the Maplewood Auto Center. This facility was developed as an automotive center for auto parts, sales and vehicle repairs On November 22, 1999, the city council approved a CUP for Credit Equity Sales to open a motor vehicle sales business for this location. In the year 2000, this permit was taken over by Midwest Auto. On August 27, 2001, the city council approved a CUP for Alamo Car Rental to lease motor vehicles. On April 22, 2003, the city approved a comprehensive sign plan amendment and design review change for this site. On August 12, 2013, the city council approved a conditional use permit amendment and design review to convert the former gas station building on site to a used auto sales business. The council also combined the three active conditional use permits into a single permit. On October 14, 2014, the city approved a lot split creating 2525 White Bear Avenue and 2529 White Bear Avenue. The previously approved conditional use permit still applies to both properties and there is a shared parking agreement On December 21, 2015, the council approved a conditional use permit amendment for auto repair and detailing, auto rental, used auto sales and auto washing and design plans for a building addition and expansion of the nonconforming parking lot at 2529 White Bear Avenue. Discussion Proposed Use The applicant is proposing to convert the internal space of suite 108 within the Maplewood Place Retail Center into an Automotive Technology School. The school will be used to teach automotive technology to vehicle owners, do-it-yourself mechanics and professional mechanics and technicians and is proposed to operate from 8 a.m. to 4 p.m. Mondays through Thursdays, 8 a.m. to 5 p.m. on Fridays and Saturdays, and from noon to 5 p.m. on Sundays. Suite 108 is 2,097 square feet and the applicant anticipates a maximum classroom size of 12 people at a time. There are no proposed changes to the size and exterior of the building. Zoning The site is currently zoned as business commercial (BC) and designated as commercial (C). According to section 44-1092, any institution of educational nature may be allowed by the city council through a conditional use permit, in zoning districts which are not specifically prohibited. Parking The site has a total of 87 parking spaces, with four (4) active businesses and three (3) vacant spaces in the retail center. The new automotive school will occupy one of the three vacant suites in the west section of the building. According to Section 44-17(a), theaters, auditoriums, churches or other place of public assemblage must have a minimum of one space for every four seats and schools must have a minimum of one space for every 20 auditorium seats. This business will have eight (8) parking spaces which exceeds the minimum required parking spaces for schools. Conditional Use Permit Standards City code requires that the City finds that all nine standards outlined in the conditional use permit ordinance are met prior to approval. The standards are outlined in the reference information attached. Staff finds that the proposed conditional use permit for an automotive school meets the conditional use permit standards. Department Comments Building Official, Dave Peterson A building permit will be required with an architectural code analysis submitted to review the 2012 IBC, 2012 IMC, 2012 IFGC, 2015 Minnesota State Fire Code, MN 2015 Accessibility code, MN1306, and 2015 Minnesota Building Codes. Commission Review Planning Commission October 15, 2019: The planning commission will hold a public hearing and make a recommendation on this project. Citizen Comments Staff surveyed the 25 surrounding property owners within 500 feet of the site for their opinion about this proposal. Staff received four responses: 1. I absolutely approve of the automotive technology school being proposed within the Maplewood Auto Mall (Jacqueline Kay Heir, 1784 Edgehill Road East). 2. 1 have no comment or objection (Bachmans Inc., 2600 White Bear Avenue North). 3. Parking on this site is a huge problem and our parking space gets taken by visitors to the Maplewood Retail Center. Adding a school that would have a maximum capacity of 12 will further add to the current parking problems. This is a great project but parking will cause chaos for the site and 2529 White Bear Avenue (Sean Cooper, 2529 White Bear Avenue North). 4. 1 see Sunday classes as unnecessary and should not be included. Mondays through Saturdays are adequate (Carol Guzzo, 1876 County Road C E). Reference Information Site Description Site Size: 3.00 acres Existing Land Use: Retail Center and Automotive Service Station Surrounding Land Uses North: Vacant Lot/ Manage B Wetland South: Shopping Center, 2501 White Bear Avenue East: White Bear Avenue/Goodwill Maplewood Northeast: Maplewood Auto Mall, 2525 White Bear Avenue West: Vacant Lot/Manage B Wetland Planning Existing Land Use: Commercial (C) Existing Zoning: Business Commercial (BC) Standards for a Conditional Use Permit Section 44-1097 of the conditional use permit ordinance states that a conditional use permit may be approved, or amended by satisfying all of the following standards for approval: 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 generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities orservices. 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. Attachments 1. Conditional Use Permit Amendment Resolution 2. Overview Map 3. Zoning Map 4. Land Use Map 5. Wetland Map 6. Applicant's Narrative 7. Site Plan MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, SEPTEMBER 17, 2019 7:00 P.M. 1. CALL TO ORDER A meeting of the Commission was held in the City Hall Council Chambers and was called to order at 7:00 p.m. by Acting Chairperson Desai. 2. ROLL CALL Paul Arbuckle, Chairperson Present at 7:05 p.m. Frederick Dahm, Commissioner Present Tushar Desai, Commissioner Present John Eads, Commissioner Present Allan Ige, Commissioner Present Bill Kempe, Commissioner Present Lue Yang, Commissioner Present Staff Present: Michael Martin, Assistant Community Development Director 3. APPROVAL OF AGENDA Commissioner Kempe moved to approve the agenda as submitted. Seconded by Commissioner Ige. Ayes —All The motion passed. 4. APPROVAL OF MINUTES Commissioner Kempe moved to approve the August 20, 2019, PC minutes as submitted. Seconded by Commissioner Dahm. Ayes — Commissioner's Dahm, Eads, Ige, & Kempe Abstentions — Commissioner's Desai, & Yang The motion passed. 5. PUBLIC HEARING a. 7:00 p.m. or later: TGK Automotive Service, 2545 Conway Avenue East 1. Conditional Use Permit Resolution 2. Setback Variance Resolution i. Assistant Community Development Director, Michael Martin gave the report on TGK Automotive Service, 2545 Conway Avenue East and answered questions of the commission. ii. AIA, Steve (aria, KOMA Architects, 6115 Cahill Avenue, Inver Grove Heights, addressed and answered questions of the commission. iii. Owner, Troy Kaplan, TGK Automotive Service, 2545 Conway Avenue East, addressed and answered questions of the board. September 17, 2019 1 Planning Commission Meeting Minutes Acting Chairperson Desai opened the public hearing. Nobody came forward to address the commission. Acting Chairperson Desai closed the public hearing. Commissioner Kempe moved to approve conditional use permit for a motor vehicle maintenance garage at 2545 Conway Avenue East which is within the business commercial zoning district. Seconded by Chairperson Arbuckle. Ayes - All The motion passed. Commissioner Kempe moved to approve the setback variance resolution for a motor vehicle maintenance garage at 2545 Conway Avenue East which allows a 48-foot variance from the city's setback requirements. Seconded by Chairperson Arbuckle. Ayes —All The motion passed. 6. NEW BUSINESS None. 7. UNFINISHED BUSINESS None. 8. VISITOR PRESENTATIONS now None. 9. COMMISSION PRESENTATIONS a. September 9, 2019 City Council Meeting — Chairperson Arbuckle represented. 1. Final Adoption of the 2040 Comprehensive Plan was approved. 2. North End Vision Plan Adoption was approved. 10. STAFF PRESENTATIONS None. 11. ADJOURNMENT Acting Chairperson Desai adjourned the meeting at 7:23 p.m. September 17, 2019 2 Planning Commission Meeting Minutes Attachment 1 CONDITIONAL USE PERMIT AMENDMENT RESOLUTION WHEREAS, Bernard Mordorski, has applied for a conditional use permit amendment for an automotive technology school at the Maplewood Retail Center. WHEREAS, conditional use permits are required for any institution of educational nature within the City of Maplewood according to section 44-1092. WHEREAS, this permit applies to the site at 2525 White Bear Avenue North. The legal description is: Lot I, Block 1, Maple Ridge Mall, according to the recorded plat thereof, Ramsey County, Minnesota, together with that part of Lot 2, said Block I, lying north of the westerly extension of the south line of said Lot 1. (PIN 11-29-22-22-0042) WHEREAS, the history of this conditional use permit is as follows: 1. On October 15, 2019, the planning commission held a public hearing and recommended that the city council approve this permit. The city staff published a notice in the paper 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 also considered reports and recommendations of the city staff. 2. On October 28, 2019, the city council discussed this proposal. The council 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 this Code. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods 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 orservices. 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 no more than minimal adverse environmental effects. Approval is subject to the following conditions: a,_,te sales b'HISM.Ress shall t.hta plaRS,date stamped QGtGbeF 26, 2015 appreved by the Q 2015 and Oho onVirnnMeRtaI nlaRReF ronnr4 datead A eyeamber 1(1 2015 The diron4nr of �nnrnio minor nhaRgeS 1. The property owner shall comply with the signage requirements of the city code and the auto center's sign criteria. 2. Fire protection systems (fire extinguishers and a sprinkler system) shall meet all requirements of the code. These systems shall be approved and installed before the applicant begins his business. 3. All vehicles on-site shall be operational. 4. Ensure that there is no illegal parking on the site including no parking on the grass and no stacking of vehicles (i.e., two vehicles to one stall). 5. Ensure that the entire site is cleared of trash including all illegally dumped material located within the drainage ditch behind the auto mall. 6. Ensure that trash dumpsters are placed inside enclosures at all times. 7. Ensure that the site is in compliance with the city's temporary sign ordinance including obtaining a sign permit for all temporary signs over 12 square feet and only allowing one temporary sign per business located within the center. 8. Ensure that all landscaped areas are maintained including removing all weeds from the landscaped area around the base of the center's pylon sign. 9. There shall be no parting-out of vehicles outside the building and left in the parking lot. 10. Auto salvage businesses are prohibited from operating at this site. 11. The parking lot shall be kept clear of junk and dirt. 12. All service work that is needed on vehicles shall be completed inside a proper service garage. All garage doors shall be closed anytime vehicle repair work is in progress. 13. There shall be an after-hours contact person on record with the city's emergency dispatcher. 14. If the building occupancy changes, the property owner shall comply with all applicable code requirements relative to the new building use. A building permit may then berequired. Attachment 1 15. Verify that the parking on-site does not obstruct fire department access for theirtrucks. 16. 2812- Nevember 17, 2815, as s6ibrnittedbyt#e PFE)PeFty GWRer teGity sta#T. The applicant must submit to staff an updated parking plan for the site. A parking plan needs to be filed with city staff at all times indicating the property is meeting the minimum parking requirements and how the spaces are allocated to each tenant. A new parking plan shall be filed any time a suite changes use or the building is physically altered in any way. A new plan shall be filed with the city reflecting the expansion of the existing parking lot. 17. Parking in the center of the canopy, adjacent to the 2529 building, shall be for inventory only. A no customer parking sign shall be posted 18. The property owner shall provide city staff a plan for trash removal or design plans for a new enclosed structure for the 2529 building, subject to the city's design review process. 19. The property owner or manager is responsible for compliance of all conditions listed in this permit. If any tenant is found out of compliance the city will notify the property owner or manager in order to rectify the situation. 20. The expanded nonconforming parking lot shall maintain its existing setback. 21. The applicant shall comply with all requirements by Building Official, Dave Peterson. 22. The city council shall review this permit in one year. The Maplewood City Council this resolution on October 28, 2019. frMaplewood Auto Mail-2626 White Bear Avenue Attachment 2 City of Maplewood September 16,2019 Maplewood Information �5• �.� 1 Overview Mapi. cjig" Amid AL ar Nw r 4. i +f 4, YlG M 1l �.f IF M 6 ¢ Legend ` 1, Subject Parcel s �� 0 240 Feet w;- ource: i y o ap ewood.Ramsey County Maplewood Auto Mail-2626 White Bear Avenue Attachment 3 City of Maplewood September 16,2019 Maplewood Information r if Zoning Map LI ,s III ,I Legend ' Zoning Single Dwelling (r1) Planned Unit Development (pud) Farm (f) Limited Business Commercial (Ibc) — Business Commercial (bc) i Subject Parcel gg 240 Feet wood,Ramsey County I 2525 White BearAvenue Attachment 4 City of Maplewood September 16,2019 Maplevioc-,r Information I >' Land Use Map fir// e a V;:�ir�' ` r r V I I i A4 i Legend ' Future Land Use - 2040 Low Density Residential - High Density Residential + Mixed Use - Neighborhood Commercial Open Space Subject Parcel 0 240 Feet wood.Ramsey County ' rwti:.. frMaplewood Auto Mail-2626 White Bear Avenue Attachment 5 City of Maplewood September 16,2019 Maplewood Information Wetland Map - -_ J rre - 1 , _ 04 i' p I� tom... IF ; _ r wa ' ' 6 � ." Legend P Ilt C - 14 Wetlands ry- Manage B .4 i Manage C F--] Subject Parcel 0 240 Feet - wood,Ramsey County _ e �" Attachment 6 Intended use of property The property will be used for a school to teach automotive technology to vehicle owners, do it yourself mechanics and professional mechanics and technicians. Why should you approve this request? This school will be a benefit to the people that own,operate repair and service vehicles and the community of Maplewood. Project Plans There are no plans to change the existing structure of the building. ti a 2� 7RASH itU I I Q 2529 hi B rAvg 5.151 Pf Mal'Ip�le od W o to Iafl' ro m L_____J L_____ SUITE 210 ° 1,738 gof OP1I_ER 3 sTOR. F N-ot, par- " s ro erty � I E 16 �ro LP Vacant Space Suite 108 2,097 SF Ken's Auto Suite 110 `, �J'• \✓ \ 21615 SF I I I I I I I I I I I I I I I j h`y I I I i I I I i I i I I i I \ \ �. Auto Repair VapVacant ace cant Vt S h�ry�nS S ace p Spark's Car Care CAfCGIL7P� CAR GUY VACANT • Aucs naL �114 Suite 115&116 Suite 120 Sui 3,360 SF a Spark' CCare 3,304 SF 1,244 SF 3,365 GSF 2,520 SF - ---, I----, ---, F----, ----, - -, ,----, --, 1-- , F- --, ----, I I I I I I I I I I I I I I I I I I I I I I BONS 41'-4 3/4" 43'-2' 22'-1" 266'—to' SITE PLAN 10/5/19 N a 15 30 Maplewood Place Retail Center - 2525 White Bear Ave SCALE IN FEET Maplewood, Minnesota The Management &ManagementTenants are excited to WELCOME ME E Bernard M rd r ki & Auto Technology School Q into Suite 108 in the Center Green = Available Space ello�, = Maybe Available y . Red = Leaked Space For more information, Please Call, Text or E-mail Martin Trir-ner- National Realty GUild@ 612-695-0167- Ma ityTu rn e r@c om c a '1 - 5- 1 7- MaityTurner@comca t.net Suite 110 ,4 ` n, Leased ' I k I 1 s. y 114 Suite 115 Suite 112 113 1,680 & 116 u Suite 118 & 120 Leased Leased SF Upto , 60 SF " Leased .,a' e' say..,- �'-Y +1•—+I s,'+• a:r.a• �,.-�. Legal description of site: ALL THAT PT OF LOTS 1 & 2 BLK 1 LYING N OF THE WLY EXT OF THE S L OF SD LOT 1 AND WHICH LIES WLY AND SLY OF A L DESC AS BEG AT NW COR OF SD LOT 1 TH W ALONG N L OF SD LOT 2 A DIST OF 136.21 FT TO THE PT OF BEG OF L TO BE DESC TH S 163.86 FT TH E 299. 59 TO THE ELY L OF SD LOT 1 AND SD L THERE TERM PLANNING COMMISSION STAFF REPORT Meeting Date October 15, 2019 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Michael Martin, AICP, Assistant Community Development Director AGENDA ITEM: Frost English Village, Commercial Retail Building, 1905 English Street 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 fagade. Exterior-building materials shall be classified primary, secondary or accent material. Primary materials shall cover at least 60 percent of all fagades of a building. Secondary materials may cover no more than 30 percent of all fagades 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 fagades 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 fagades 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 1905 English Street North Attachment 2 City of Maplewood September 20,2019 Overview Map e , O"t.6 -- e A .t: � r y p7 s..a,q.�. V tilik y q..Fq -I _ I - _. I �t�� r �y. • I lr; ,��r x' �r 4� �F _, ir Legend r_ g GjGS�za Y , F� I Subject Property-.,, 0 490 Feet Source:City of Maplewood, Ramsey Count - � t 1905 English Street North Attachment 3 City of Maplewood September 20,2019 ! - f 1 IF 2040 Future Land Use Ma f �" �W Map lw' r , s „ r .. JJ - .,- r —.::a 5• fir. � �. ... c+ r . r4 r 17 lit Legend ' Future Land Use - 2040 , !F r F Low Density Residential '� I Medium Density Residential High Density Residential - �-- lip Mixed Use - Neighborhood High Density Public/Institutional Ir�� Open Space r Park �- - as T- Subject Property 0 490 MENOMONEE Feet f r* ( r r Source:City of Maplewood, Ramsey County1 . t ,` kki Skillman Aye �' o Ryan Ave nx w _ 4 . FroOR X/ st UJ fA 01 Zoning f'.9Open Space/Park i is Single Summer Ave s Single Dwelling (rl) i a J Double . • .�I Multiple • 9 •r` Mixed Use (mu) r` i I rr I Subject PropertyC N � 'a f!� — •111111119==Fe Attachment 5 0- LU co G g�'� : o -W ¢ mcSm�B z _ g_ iq u� - o x _ os g h s G 7' O Who o=� o ❑ eYao m Ns� gm �'e zso C7 -mEsm - S < W Wg a a 3 2 Ya a 3 W o O o- s� o y5 go G ❑ £ Q � 4 _ w C7 ❑ W z s an50 d sa :g ae� os $ 99 � s� � � zaa O A N 0 3 U O,r�'l oC N U C L z w ro O Z Q Q C3 Y>r East line of the Northeast Quart•oi Sec 16, T29, R 22 n z II mzw ■ W W w W W w W 12"W ,M 3 35 �L CROSS WALK I° -- 11 w -- --- D - w 1 wm 1 Q 1 \eta 1 I LL I Q I 1 -- 1 ° 3 1 I __ I I I' ° -- -- -— uo9lAVeeeYN61�Mo� Attachment 6 a o m z� Uz Q gE H. N � � H Q Co \! g LL Q w i Z urc: •, a g w ----- g v dill 11 —� _ in o LL. __ ------_ J --------------------- � IIIIIIII� Z (> O o n w Z 1 a I ------------a SI --------------------- E --- --------- 'm l Q O LU _ 4 r 3 Q k C n LL Lr - "> aK Q H O Ilk 111=111 W 0 Z W � HIP H Ip Z a= J — — N O CLL.. E k 2 O OZ ggk O E. BU wzz TT uw�v uuyMsery lV�Ftlo] a U N O U a� ;gym t w U y` w � 4 1 a U Attachment 7 N " • O U a� a s I � S N_ ■I I � 1� ILU LS � ill� I-LIJIIS LU w III �� IIS i y I �III�II III _ � a� � ® ISI . , . I � Ho Co Co CO C Co �.� a U N O U a� a s S N C W Attachment 7 N u O Zo i 0 C4 0 C4 Co Co 42 LL I■ of � 1■ �■� 0 � Q w J W I�I��r I■ II■� 1■ IIS It _ �� 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 - PLANNING COMMISSION STAFF REPORT Meeting Date October 15, 2019 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Michael Martin, AICP, Assistant Community Development Director AGENDA ITEM: Carver Elementary School Addition and Remodel, 2680 Upper Afton Road 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 '/2 of the SE '/4) 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): expaRSIGR stamped The parkiRg let expaRSOGR shall fellew the plaRS stamped AHg6ist 14, 1998. The prep the plaRS stamped FebrHary 19, 1999. The prepesed play area reler-atiep shall diron4er of nemmi inity rdeVeIGPMeRt may appreye miner nhaRges �mrre�amTe�Tsh—W.1eRcd. T.-ho may eXteRd this-3 deadIine fnr nee Ye 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. Mayer LnOverview • J .I cu ALE IV Ago— . _ ANN31, : - ,,._ A'ftorr-Rd- a F. yr �� NSI{. �e�•f, m a' yrs � 1 N .ern 2680 Upper Afton Road Attachment 3 City of Maplewood September 19, 2019 Maplewood Ln 2040 Future Land Use Map Ch LO ill-A 41 u� 6 ANN rl } 7 + q. A �Y it 166 I � I r Legend e Future Land Use - 2040 Low Density Residential Mixed-Use - Community Public/Institutional Park Subject Property I 0 490 .- Feet Source:City of Maplewood, Ramsey Count 2680 Upper Afton Road Attachment 4 ` 1 City of Maplewood September 19, 2019 Zoning Map �. i 4 aI � . . = L•�t1 G�1 .t Legend x' 9 V. Zoning Single Dwelling (r1) ,F_v Multiple Dwelling (r3) Farm Business Commercial (bc) Subject Property i 0 490 Feet Source:City of Maplewood,Ramsey Count a 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 equipment to 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. I City of Maplewood CDRB Application LHB,Inc. Attachment 6 CD o 04 IH E El II El- C=) I Io I z ----------- ---------- ------—- --—---------------- ---------------------- Attachment 7 o Cz W- Ck. El . . . . . . . . . . . . . . C) c hNIRDE] 0 0 0 0 0 E) 0 0 4G EIOEI II I N5 -----------— N CN ® LO 41 w E 'Nil N a 8 _ T memo cc � = d � K L ZN - LL 1 i _ v fes. 4 ,I .;i r• I f _� - a � L Q W - - III I Y �❑ � 0 O _ Vyyi i �IAttachment 8 �i 1 a a Y Attachment 8 � r AM I!i,64 �1 aI l r s`ti _ A 'MAC( Q Z W L W J h., �. ,•. i y 1jr'Z - fl.• IIS I f P j I M3 41 o i Mn Uu � �R ( , r��l�•ig! 1 �l �� r <A ! o if Y' 1 r ��s q�td r�' { •'� it �' y'I sw I 1' ll� Al J" LO 41 u}i a o '71 L F - i51 } t' , I h ` i N LO 41 tn ll WN yP y� � 8 F91 — � 1 C I 11 � i r • - { cr t� �"♦ a 1ka ut�� yr 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 plans dated 9-17-2019 The applicant is proposing to remove 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 the Carver Elementary site plan. Stormwater management for Carver Elementary is proposed to be accommodated via the use of two surface storm water treatment basins and one underground infiltration system. 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 applicant shall submit a stormwater management plan and 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 stormwater maintenance 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 infiltration system. 5) The site shall meet the City's freeboard requirements as it pertains to the infiltration basins, underground infiltration system, and the building floor elevation. Attachment 9 Grading and Erosion Control 6) The infiltration basins and underground infiltration systems shall be protected from sedimentation throughout construction. 7) Inlet protection devices shall be installed on all existing and proposed onsite storm sewer until all exposed soils are stabilized. 8) Public and private drives shall be swept as needed to keep the pavement clear 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 have prior 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 permitting process. 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 sidewalk crossing locations along Upper Afton Road. 16) The proposed retaining wall will 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 - PLANNING COMMISSION STAFF REPORT Meeting Date October 15, 2019 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Michael Martin, AICP, Assistant Community Development Director AGENDA ITEM: Elim Care Senior Housing Facility, 1534 County Road C East 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? ✓ 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 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.