HomeMy WebLinkAbout2020-04-21 CDRB Packet
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday,April 21, 2020
6:00P.M.
Held Remotely Via Conference Call
Dial 1-888-788-0099
When Prompted Enter Meeting ID: 892 854 908 #
No Participant ID, Enter # When Prompted
A.Call to Order
B.RollCall
C.Approval of Agenda
D.Approval of Minutes:
1.February 24, 2020
E.New Business:
1.Design Review,Maplewood Senior Living, 1818 and 1832 Gervais Court
F.UnfinishedBusiness:
G.Visitor Presentations:
H.Board Presentations:
I.Staff Presentations:
J.Adjourn
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MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
MONDAY, FEBRUARY 24, 2020
4:30P.M.
A.CALL TO ORDER
Chairperson Kempecalled the meeting to order at4:30 p.m.
B.ROLL CALL
Chairperson, Bill KempePresent
Boardmember, Jason LamersPresent
Vice Chairperson, Matt LedvinaPresent
Boardmember, Ananth ShankarPresent
Boardmember, Bruce ThompsonAbsent
Staff Present: Michael Martin, Assistant Community Development Director
C.APPROVAL OF AGENDA
BoardmemberLamersmoved to approve the agenda as approved.
Seconded by BoardmemberShankar. Ayes - All
The motion passed.
D.APPROVAL OF MINUTES
BoardmemberLedvina moved to approve theJanuary 21, 2020, CDRB minutes as submitted.
Seconded by BoardmemberLamers. Ayes – Chairperson Kempe,
Boardmember’s Lamers
& Ledvina
Abstention – Boardmember Shankar
The motion passed.
E.NEW BUSINESS
None.
F.UNFINISHEDBUSINESS
1.St. John’s Hospital Comprehensive Sign Plan, 1575 Beam Avenue East
i.Assistant Community Development Director, Michael Martin gave the report on the St.
John’s Hospital Comprehensive Sign Plan, 1575 Beam Avenue East and answered
questions of the board.
ii.Applicant, Rick Ferraro, Spectrum Sign Systems, 8786 W. 35W ServiceDrive NE,
Blaine addressed and answered questions of the board.
CDRB Packet Page Number 1 of 38
BoardmemberLedvina moved toapprove an amendment to the comprehensive sign plan for the
St. John’s Hospital at 1575 Beam Avenue with the following conditions:
1.The design of signs not shownon the plans shall be submitted to staff for approval.
Monument Sign: Five monument signs not exceeding 200 square feet and 20 feet in height
are allowed.
2.All signs shall follow the approved design and color scheme. Wall Sign: Four wall signs are
allowed. Two wall signs not exceeding 300 square feet and 20 feet in height are allowed on
the south elevation and two wall signs not exceeding 60 square feet and 5 feet in height are
allowed on the northwest elevation. Signs shall comprise of individual channel letters and
mounted on raceways.
3.Sign placements shall comply with those shown on the approved site plan.
4.Staff may approve minor changes to this sign plan. Major changes may only be approved by
the community design review board.
5.All illuminated signs shall comply with the city’s outdoor lighting requirements.
6.One door sign is allowed. The door sign shall not cover more than 20 percent of the door
surface.
7.All directional information wall signs shall not exceed 120 square feet and 5 feet in height.
8.All directional freestanding signs with the exception of the emergency directional sign along
Hazelwood Street shall not exceed 18 square feet and 6 feet in height.
9.The emergency directional sign along Hazelwood Street shall not exceed 60 square feet and
10 feet in height.
Seconded byBoardmember Lamers. Ayes – All
The motion passed.
2.Menard Inc., 2280 Maplewood Drive
a.Design Review and Lot Division Resolution
i.Assistant Community Development Director, Michael Martin gave the
Menard Inc., 2280 Maplewood Drive Design Review and Lot Division
Resolution report and answered questions of the board.
ii.Applicant, Nicholas Brenner, Menard Inc., 5101 Menard Drive, Eau Claire,
Wisconsin addressed and answered questions of the board.
iii.Samantha Crosby, 1133 County Road B East, Maplewood addressed the
board regarding the warehouse building and the minimum commercial
setback to the residential properties across the street and the fence along
County Road B.
CDRB Packet Page Number 2 of 38
Boardmember Lamers recommended amending 8. e.revising the building elevations that the
storage warehouse brick façade should match building materials on the primary building.
BoardmemberLamersmoved to approvea resolution as stated in the staff report for the design
review plans amending 8. e. thatthe storage warehouse brick façade should match building
materials on the primary building.Also recommending approval of thelot division to combine
six residential parcels with the commercial parcel located at 2280 Maplewood Drive. (Changes to
the staff conditions are in bold and underlined).
Seconded by BoardmemberLedvina. Ayes – All
The motion passed.
This item goes to the city council on March 9, 2020.
3.Election of Officers (No Report)
Boardmember Shankar moved to keep the same CDRB Chairperson as Bill Kempe and Vice
ChairpersonMatt Ledvina retainedfor 2020.
Seconded by Boardmember Lamers. Ayes – All
The motion passed.
G.VISITOR PRESENTATIONS
None.
H.BOARDPRESENTATIONS
None.
I.STAFF PRESENTATIONS
None.
J.ADJOURNMENT
The meeting was adjourned by Chairperson Kempeat5:16 p.m.
CDRB Packet Page Number 3 of 38
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CDRB Packet Page Number 4 of 38
COMMUNITY DESIGN REVIEW BOARD STAFF REPORT
Meeting Date April 21, 2020
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:
Design Review, Maplewood Senior Living, 1818 and 1832 Gervais Court
Action Requested: Motion Discussion Public Hearing
Form of Action: Resolution Ordinance Contract/Agreement Proclamation
Policy Issue:
Bo Nickoloff of Augusta Development is proposing to develop a 119-unit, senior housing building on
the properties located at 1818 and 1832 Gervais Court. To move forward with this project, the
applicant needs city council approval of the following applications: comprehensive plan amendment,
planned unit development, lot combination and design review.
Recommended Action:
a. Motion to approve a resolution for a comprehensive plan amendment reguiding the properties
from Employment to High Density Residential.
b. Motion to approve a resolution for a conditional use permit for a planned unit development and
lot division which approves a four-story, 119-unit senior housing building to be constructed at
1818 and 1832 Gervais Court.
c. Motion to approve a resolution for design review for project plans date-stamped March 31, 2020
for the 119-unit senior housing building to be constructed at 1818 and 1832 Gervais Court.
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 March 31, 2020. The initial 60-day review
deadline for a decision is May 30, 2020. As stated in Minnesota State Statute 15.99, the city is
allowed to take an additional 60 days if necessary to complete the review.
CDRB Packet Page Number 5 of 38
Background:
Augusta Development is proposing to develop a 119-unit, senior housing building on the properties
located at 1818 and 1832 Gervais Court. These properties are currently occupied by a one-story
entertainment center – Saints North – and a one-story office building.
The new building will be located primarily on the east side of the site with parking lots located to the
north, west and south. A courtyard and walking path will be located east of the building.
Comprehensive Plan Amendment
The two properties are currently guided for Employment. 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 per acre. The applicant is requesting approval for a 119-unit senior housing
facility that will sit on 3.79 acres of land.
Typically, 3.79 acres of land would allow up to 94 housing units. Section 44-300 of Maplewood’s
zoning code provides for density credits that if met allow for additional units to be built on site. The
applicant is seeking approval of the following density credits:
Underground parking – net acreage may be increased by 300 square feet for each parking
space – applicant is proposing 68 underground spaces.
Open space – net acreage may be increased by 100 square feet per unit where 25 percent
of the entire area is reserved in one area for open space – the applicant is meeting this
requirement to the east and south side of the building.
Landscaping – net acreage may be increased by 100 square feet per unit where one
percent of the construction cost is allocated to the planting of trees or the applicant pays the
equivalent cost into the city’s tree fund – the applicant will be paying this cost to the city’s
tree fund.
High-rise – net acreage for calculating density may be increased by 100 square feet for
each dwelling unit above three stories – applicant is proposing 32 units on a fourth floor.
The above-described density credits add another 0.98 acres to the site – totaling 4.77 acres. Using
the 4.77 acres figure, the applicant would be permitted to build up to the requested 119 units on this
site.
The city's 2040 Comprehensive Plan has established several housing goals, many which are
applicable to this request. Those goals include:
1. Encourage infill development to be sensitively designed to fit within the existing
neighborhood.
2. Promote the availability of a full range of services and facilities for its residents, and the
improvement of, access to, and linkage between housing and development.
3. Ensure the City has a variety of housing types for ownership and rental for people in all
stages of their life cycle.
CDRB Packet Page Number 6 of 38
Planned Unit Development
Residential planned unit developments (PUD) means a type of development characterized by a
unified site design, with five or more dwelling units. PUDs are approved via a conditional use permit
resolution. 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.
Parking
The city's zoning ordinance provides the same parking requirement for multi-family residential and
senior housing developments. Based on code requirements a senior housing facility with 119 units
would be required to have 238 parking spaces with half of them covered. The applicant is
requesting a reduction in the amount of required parking. Sixty-eight underground parking spaces
are being provided, while an additional 112 surface-level parking on the north, west and south sides
of the building – totaling 180 parking spaces serving this project. The applicant believes based on
other similar facilities it operates this will provide an adequate amount of parking.
Floor Area
The city's multi-family housing code sets minimum floor areas for residential units. For a studio and
one-bedroom the minimum floor area is 580 square feet. For a two-bedroom unit the minimum is
740 square feet. For the project's independent living one- and two-bedroom units these minimums
are being met. The applicant is seeking approval for flexibility to these minimums for its studio units
and memory care wing. The studio units have a minimum size of 485 square feet and the memory
care wing will be limited to 24 suites with a minimum size of 434 square feet. Given the continuum
of care that will be provided at this facility staff feels this request is reasonable.
Building Height
The city's multi-family housing code requires a conditional use permit for buildings more than three
stories or 35 feet in height. The midpoint of the fourth floor of the proposed building is 53 feet.
Approval of this building height will be built into the planned unit development.
CDRB Packet Page Number 7 of 38
Lot Division to Combine Lots
As mentioned in this report, the applicant is proposing to combine the two properties located at
1818 and 1832 Gervais Court into a single site to build this new project. If the applicant’s other
requests are approved, staff has no issues or concerns with combining the two lots into a single
parcel of property.
Design Review
Site Plan
The site will be accessed by two drives coming off Gervais Court. The building’s main entrance is
located on the west side of the building with parking on the north, west and south sides of the site.
The applicants submitted a wetland delineation report which shows a .40 acre basin located on the
south side of the two lots, adjacent Highway 36. The basin does not appear on the City or National
wetland maps. The applicant has submitted the wetland delineation report to the Ramsey-
Washington Metro Watershed District for review. If the basin is determined to be an incidental
wetland (drainage ditch), the City’s wetland ordinance does not apply. However, if the wetland is
determined to be a wetland the City’s wetland ordinance requires a wetland buffer be maintained
where no mowing, grading, or building is allowed. That buffer width will be dependent on the
wetland classification identified by the watershed district.
Building Elevations
The height of the four-story building is 53 feet. The exterior of the building will be comprised of
masonry veneer exteriors in combination with manufactured siding, panels and trims together with
large windows and metal balconies.
Landscaping
The tree preservation plan identifies 135 significant trees on the two lots with 115 of the trees
scheduled to be removed. The landscape plan calls for 76 replacement trees. In addition to the
trees, numerous shrubs, perennials and grasses will be planted throughout the site. Staff believes
the new plantings are distributed well throughout the site. The applicant intends to pay into the city’s
tree fund in order to meet the requirements of the tree preservation ordinance.
Lighting
The applicant’s submitted photometric plan meets all city requirements.
CDRB Packet Page Number 8 of 38
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated April 8, 2020, attached to this report.
Environmental
Please see Shann Finwall’s environmental report, dated April 13, 2020, attached to this report.
Board and Commission Review
April 21, 2020: The community design review board will review this project
April 21, 2020: The planning commission will hold a public hearing and review this project.
Citizen Comments
Staff surveyed the 14 surrounding property owners within 500 feet of the proposed site for their
opinion about this proposal. Staff received 1 response shown below.
1. We are in full support of this project going forward. (Mike Smith, Lead Pastor, Redeeming
Love Church, 2425 White Bear Ave North)
Reference Information
Site Description
Site Size: 3.79 acres
Existing Land Use: Saints North entertainment center and a one-story office building
Surrounding Land Uses
North: Senior housing facility
East: Qwest Corporation
South: Highway 36
West: Self-storage facility
Planning
Existing Land Use: Employment
Existing Zoning: Light Manufacturing (M-1) and Limited Business Commercial (LBC)
Attachments:
1. Comprehensive Plan Amendment Resolution
2. Conditional Use Permit For A Planned Unit Development and Lot Division Resolution
3. Design Review Resolution
4. Overview Map
5. 2040 Future Land Use Map
6. Zoning Map
CDRB Packet Page Number 9 of 38
7. Proposed Land Use Map
8. Applicant’s Narrative
9. Site Plan
10. Landscape Plan
11. Building Elevations
12. Jon Jarosch’s Engineering Report, dated April 8, 2020
13. Shann Finwall’s Environmental Report, dated April 13, 2020
14. Applicant’s Plans (separate attachment)
CDRB Packet Page Number 10 of 38
COMPREHENSIVE PLAN AMENDMENT RESOLUTION
Resolution approving the comprehensive plan amendment reguiding the properties at 1818 and
1832 Gervais Court from Employment to High Density Residential.
Be it resolved by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Bo Nickoloff, of Augusta Development, has requested approval of a comprehensive
plan amendment.
1.02 The properties are located at 1818 and 1832 Gervais Court and are legally described
as:
PIN: 112922320013 – The East 226.325 feet of the West 531.425 feet of the
Northwest Quarter of the Southwest Quarter of Section 11, Township 29, Range 22,
lying Northerly of State Trunk Highway No. 36, except the Northerly 33 fee of the
Easterly 100.775 feet.
AND
PIN: 112922320004 – The East ½ of the East 201.55 feet of the West 632.30 feet of
the Northwest Quarter of the Southwest Quarter of Section 11, Township 29, Range
22, Except the South 450 feet and the North 33 feet taken for road, except that
portion taken for Highway 36, Ramsey County, Minnesota.
Section 2. Criteria.
2.01 The 2040 Comprehensive Plan states the document may require amending due to a
property owner request to change land use designation to allow a proposed
development or redevelopment.
2.02 The 2040 Comprehensive Plan amendment process follows the same City identified
public hearing process as the major update process used to develop the 2040
Comprehensive Plan. Amendments are required to submit and gain approval from
the Metropolitan Council.
Section 3. Findings
3.01 The requested amendment would meet various amendment criteria outlined in the
2040 Comprehensive Guide Plan.
1. Encourage infill development to be sensitively designed to fit within the existing
neighborhood.
2. 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.
CDRB Packet Page Number 11 of 38
3. Ensure the City has a variety of housing types for ownership and rental for
people in all stages of their life cycle.
Section 4. City Review Process
4.01 The City conducted the following review when considering this amendment request.
1. On April 21, 2020, the planning commission held a public hearing. The city staff
published a hearing notice in the Pioneer Press 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 comprehensive
plan amendment.
2. On May 11, 2020, the city council discussed the comprehensive plan
amendment. They considered reports and recommendations from the planning
commission and city staff.
Section 5. City Council
5.01 The above described comprehensive plan amendment is ________ based on the
findings outlined in section 3 of this resolution. Approval is subject to, and only
effective upon, the following conditions:
1. Review and approval of the Metropolitan Council as provided by state statute.
2. The site must be developed and maintained in substantial conformance with the
following plans:
a. Design and site plans, date-stamped March 31, 2020.
3. The development must further comply with all conditions outlined in City Council
Resolution No. _______ for a planned unit development and lot division
_________ by the Maplewood City Council on May 11, 2020.
___________ by the City Council of the City of Maplewood, Minnesota, on May 11, 2020.
CDRB Packet Page Number 12 of 38
CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT
AND LOT DIVISION RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Bo Nickoloff, of Augusta Development, has requested approval of a conditional use
permit for a planned unit development.
1.02 The applicant has requested approval of a lot division to combine two lots
1.03 The properties are located at 1818 and 1832 Gervais Court and are legally described
as:
PIN: 112922320013 – The East 226.325 feet of the West 531.425 feet of the
Northwest Quarter of the Southwest Quarter of Section 11, Township 29, Range 22,
lying Northerly of State Trunk Highway No. 36, except the Northerly 33 fee of the
Easterly 100.775 feet.
AND
PIN: 112922320004 – The East ½ of the East 201.55 feet of the West 632.30 feet of
the Northwest Quarter of the Southwest Quarter of Section 11, Township 29, Range
22, Except the South 450 feet and the North 33 feet taken for road, except that
portion taken for Highway 36, Ramsey County, Minnesota.
Section 2. Standards.
2.01 City Ordinance Section 44-1092(6) requires a Conditional Use Permit for Planned
Unit Developments.
2.02 City Ordinance Section 34-14(a) states a lot division shall not result in the creation of
more than three lots.
2.03 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a)
states that the City Council must base approval of a Conditional Use Permit on the
following nine 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,
CDRB Packet Page Number 13 of 38
smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness, electrical interference or other nuisances.
5. The use would not exceed the design standards of any affected street.
6. The use would be served by adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
7. The use would not create excessive additional costs for public facilities or
services.
8. The use would maximize the preservation of and incorporate the site’s natural
and scenic features into the development design.
9. The use would cause minimal adverse environmental effects.
Section 3. Findings.
3.01 The proposal meets the specific conditional use permit standards.
3.02 The proposal will result in less than three lots being created.
Section 4. City Review Process
4.01 The City conducted the following review when considering these conditional use
permit for a planned unit development and lot division requests.
1. On April 21, 2020, the planning commission held a public hearing. The city staff
published a hearing notice in the Pioneer Press 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 _________ this resolution.
2. On May 11, 2020, the city council discussed this resolution. They considered reports
and recommendations from the planning commission and city staff.
Section 5. City Council
5.01 The city council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Approval is subject to the following conditions:
(additions are underlined and deletions are crossed out):
1. Adherence to the design and site plans date-stamped March 31, 2020. 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.
CDRB Packet Page Number 14 of 38
4. This approval permits the project's studio units to have a minimum of 485 square
feet of floor area and the memory care units to have a minimum of 434 square
feet of floor area.
5. This approval permits the project to build a four-story, 53-foot tall senior housing
building. All requirements of the fire department must be met in the construction
of this building.
6. This approval permits the project to provide 68 underground parking stalls and
112 surface parking stalls - a waiver of 58 spaces.
7. This permit approves a parking waiver for a senior housing facility. If this use is
proposed to be converted to any other type of use this PUD must be amended to
address parking requirements.
8. The lot division approval is subject to the following conditions:
a. A survey shall be submitted to staff with a legal description for a new single
parcel reflecting the two properties being combined.
b. Prior to issuance of a certificate of occupancy for the new senior housing
building, proof that Ramsey County has recorded the lot division must be
submitted to city staff.
9. Metropolitan Council approval of Resolution No. _______ for a comprehensive
plan amendment _________ by the Maplewood City Council on May 11, 2020.
__________ by the City Council of the City of Maplewood, Minnesota, on May 11, 2020.
CDRB Packet Page Number 15 of 38
DESIGN REVIEW RESOLUTION
Be it resolved by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Bo Nickoloff, of Augusta Development, has requested approval of site and design
plans for a senior housing project.
1.02 The properties are located at 1818 and 1832 Gervais Court and are legally described
as:
PIN: 112922320013 – The East 226.325 feet of the West 531.425 feet of the
Northwest Quarter of the Southwest Quarter of Section 11, Township 29, Range 22,
lying Northerly of State Trunk Highway No. 36, except the Northerly 33 feet of the
Easterly 100.775 feet.
AND
PIN: 112922320004 – The East ½ of the East 201.55 feet of the West 632.30 feet of
the Northwest Quarter of the Southwest Quarter of Section 11, Township 29, Range
22, Except the South 450 feet and the North 33 feet taken for road, except that
portion taken for Highway 36, Ramsey County, Minnesota.
1.03 On April 21, 2020, the community design review board reviewed this request. The
applicant was provided the opportunity to present information to the community
design review board. The community design review board considered all of the
comments received and the staff report, which are incorporated by reference into this
resolution.
Section 2. Site and Building Plan Standards and Findings.
2.01 City ordinance Section 2-290(b) requires that the community design review board
make the following findings to approve plans:
1. That the design and location of the proposed development and its relationship to
neighboring, existing or proposed developments and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
2. That the design and location of the proposed development is in keeping with the
character of the surrounding neighborhood and is not detrimental to the
harmonious, orderly and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3. That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures and colors.
CDRB Packet Page Number 16 of 38
Section 3. City Council Action.
3.01.1 The above-described site and design plans are hereby approved based on the
findings outlined in Section 3 of this resolution. Subject to staff approval, the site
must be developed and maintained in substantial conformance with the site and
design plans date-stamped March 31, 2020. 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 April 8, 2020.
4. Meet all requirements in the environmental report, dated April 13, 2020.
5. The applicant shall obtain all required permits from the Ramsey-Washington
Metro Watershed District.
6. All rooftop equipment shall be screened.
7. A maximum of two monument signs, each up to 32-square-feet in size, are
approved for this site. Monument signs shall not exceed six feet in height. A
maximum of two wall signs, each up to 24 square feet in size, shall be allowed.
All signs require permits.
8. Prior to the issuance of a building permit, the applicant shall submit for staff
approval the following items:
a. Payment to the city’s tree fund to meet the requirements of the city’s tree
replacement code.
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.
9. The applicant shall complete the following before occupying the building:
a. Replace any property irons removed because of this construction.
b. Provide continuous concrete curb and gutter around the parking lot and
driveways.
c. Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas.
d. Install all required outdoor lighting.
e. Restore all former curb cuts on Gervais Court to a continuous concrete curb
per City of Maplewood requirements.
CDRB Packet Page Number 17 of 38
10. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety
or welfare.
b. The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or contractor
shall complete any unfinished exterior improvements by June 1 of the
following year if occupancy of the building is in the fall or winter or within six
weeks of occupancy of the building if occupancy is in the spring or summer.
11. Metropolitan Council approval of Resolution No. _______ for a comprehensive
plan amendment _________ by the Maplewood City Council on May 11, 2020.
12. All work shall follow the approved plans. The director of community development
may approve minor changes.
__________ by the City Council of the City of Maplewood, Minnesota, on May 11, 2020.
CDRB Packet Page Number 18 of 38
1818 and 1832 Gervias Court
March 31, 2020
City of Maplewood
Legend
!
I
0350
Feet
Source: City of Maplewood, Ramsey County
CDRB Packet Page Number 19 of 38
1818 and 1832 Gervias Court
March 31, 2020
City of Maplewood
Legend
!
I
Future Land Use - 2040
Low Density Residential
High Density Residential
Commercial
Public/Institutional
Employment
P
0350
Feet
Source: City of Maplewood, Ramsey County
CDRB Packet Page Number 20 of 38
1818 and 1832 Gervias Court
March 31, 2020
City of Maplewood
Legend
!
I
Zoning
Single Dwelling (r1)
Multiple Dwelling (r3)
Planned Unit Development (pud)
Light Manufacturing (m1)
Limited Business Commercial (lbc)
Business Commercial (bc)
P
0350
Feet
Source: City of Maplewood, Ramsey County
CDRB Packet Page Number 21 of 38
1818 and 1832 Gervias Court
March 31, 2020
City of Maplewood
Legend
!
I
0350
Feet
Source: City of Maplewood, Ramsey County
CDRB Packet Page Number 22 of 38
PROJECTNARRATIVE
March27,2020
MaplewoodSeniorLiving
1818GervaisCourt,Maplewood,MN
ProjectTeam:
Owner/DeveloperArchitectofRecord
AugustaDevelopmentSperidesReinersArchitects,Inc.
10700NormandaleBlvdSuite2024200WestOldShakopeeRoad
Bloomington,MN55437Bloomington,MN55437
Contact:BoNickoloff,ManagingPartnerContact:EricA.Reiners,AIA
Phone:6513249492Phone:9529969662
Email:bnickoloff@augustadevelopment.orgemail:eric@sramn.com
DesignArchitectStructuralEngineer
SperidesReinersArchitects,Inc.BKBMEngineers
4200WestOldShakopeeRoad6120EarleBrownDrive,Suite700
Bloomington,MN55437Minneapolis,MN55430
Contact:EricA.Reiners,AIAContact:TinaWyffles,PE
Phone:9529969662Phone:7638430436
email:eric@sramn.comemail:twyffles@bkbm.com
CivilEngineerLandscapeArchitect
CivilSiteGroupCivilSiteGroup
thth
4931West35Street4931West35Street
St.LouisPark,MN55416St.LouisPark,MN55416
Contact:DavidKnaebleContact:DavidKnaeble
Phone:6126150060Phone:6126150060
Email:dknaeble@civilsitegroup.com Email:dknaeble@civilsitegroup.com
Contractor
CBSConstructionServices,Inc.
11124ZealandAvenueNorth
Champlin,MN55316
Contact:StuartBestul
Phone:7632518700
Email:sbestul@scbsconstruct.com
CDRB Packet Page Number 23 of 38
PROJECTSITEDATA
ParcelBasics
Theproposedsiteiscurrentlyalightmanufacturingandlimitedbusinesscommercialzonedsitetotaling
3.79acres\[164,983sq.ft.\],andiscurrentlyoccupiedbya1storyentertainmentcenteranda1story
officebuilding.ThepropertyisboundedbyGervaisCourttothenorth,a1storystoragecentertothe
west,a1storybusinessbuildingtotheeast,andHighway36tothesouth.
ProjectLandUseData
Parcel1iscurrentlyzonedM1lightmanufacturing,andParcel2iscurrentlyzonedLBClimitedbusiness
commercial;bothofwhichdonotallowforhousing.ThesitewouldberezonedR3Btoaccommodate
theproposedseniorhousingstructuretogetherwithitsassociatedsiteprogrammingandparking.The
existingbuildingswillberemoved,andthesitewillbeentirelyredevelopedpertheplanscontainedinthe
attachedsubmittalpackage.
Theredevelopedsitewillmeetthezoningandperformancerequirementsforbuildingsetbacks,green
space,andimperviouscharacteristics.
Thebuildingheightoftheproposedstructurewillbe53feettothemidpointoftheslopedroof,whichis
18feetabovethemaximumheightof35feetforaR3bzone.
Cityordinancerequires2parkingspacesforeachseniorlivingunit,whichwouldbe240parkingspaces.
Thissitehowever,willnotholdthatmanyparkingspaces.Refertothematrixbelowforaparking
summaryillustratingproposedparking.
ParkingProposed
24MemoryCareResidents.5perunit=1212
95Independent/AssistedResidents1.5perunit=144143
Volunteers9
SeniorHousingStaffLargestShift16
TOTALPARKING 180
Thesitewillhaveatotalof112totalsurfaceparkingspaces.Surfaceparkingwillbeconfiguredasa
parkingfieldsurroundingthebuildingonthenorth,west,andsouthsides.Thehousingstructurewillalso
haveanadditional68undergroundparkingspacesforresidentandstaffusebringingthetotal
developmentparkingto180spaces.
Datacompiledfromcompletedseniorhousingfacilitiesinourportfolioofsimilarsizeandproposed
occupancyratiosillustratesaregularparkingutilizationbyresidentsofone(1)spaceperindependent
livingapartmentunit,one(1)spaceforeveryfive(5)assistedlivingapartmentunits,andzeroparking
spacesformemorycareandenhancedcaresuites.IftheĬǒźƌķźƓŭƭindependentandassistedlivingunit
ratioismaintainedaround40%independentand60%assistedoccupancies,thiswouldequateto
approximatelyfifty(50)dailyoccupiedparkingspaces,plusanaverageoftwelve(12)staffoccupied
parkingspacesanduptoten(10)visitorsatanygiventimeforatotalofseventytwo(72)parkingspaces
Αwellbelowtheplannedtotalof180parkingspaces.
CDRB Packet Page Number 24 of 38
Thepossibilityexistsforheavyorpeakparkingutilizationtoexceeddailyaveragesattheseniorliving
facility,especiallyonweekends,holidays,oreveningfamilyevents.However,weanticipatethatthe
averagedailysurplusofoveronehundredstallsshouldprovideamplesupplytoservicethesepeakparking
needs.
Thebalanceofthesitewillbepreservedasgreenspaceandprovidedwithcentralgardensandpatios,
siteactivityzonesandwalkingpaths,togetherwithaccommodationsforstormwatermanagementareas.
Thememorycarewingwillalsohavetwooutdoorcourtyardsforuseexclusivelybythememorycare
residents.
PROJECTDEVELOPMENTDATA
Program
Thesitewillbedevelopedandfinishedtoaccommodatea119unit,seniorhousingstructure(seeunit
summarybelow)whoseprimaryfocuswillbetoprovideindependentliving,assistedliving,andmemory
caresuitestoseniorcitizenstogetherwithafullcontinuumofcareallowingtheresidentstocomfortably
ageinplace,whilesupportedbythefullrangeofadditionalservicesprovidedbythefacilityoperator.
IndependentandAssistedLivingunitswillaccountfor95of119totalunits.Theother24unitswillbe
memorycaresuites.
DensityCreditswillbeused,toincreasethenetacreageandmaximumdensitystandards.Baseacreage
is3.79acres,whichallows94.75baseunits.Thebasemaximumanddensitycreditincreases,areas
follows:
BaseLotSquareFootage
164,983SF164,983SF
(1)UndergroundParking
68parkingspotsx300SF20,400SF
(2)OpenSpace
94.75baseunitsx100SF9,475SF
(3)Landscaping
94.75baseunitsx100SF9,475SF
(4)Highrise
32unitsonfourthfloorx100SF3,200SF
TotalNetSquareFootage207,533SF
TotalNetAcreage(43,560SF/acre)4.764
TotalNetUnits(acreagex25)119units
Thesitewillalsoincludeaseriesofbothinteriorandexterioramenitiesfortheresidentsaswell.These
amenitiesincludecommunityspaces,clubroom,café,restaurantstyledining,salon,fitnessroom,patios,
gardens,andwalkingpaths.
Site
WesternParcel1oftheexistingsiteiscurrentlydeveloped,andcontainslittleornovegetation.Eastern
Parcel2ispartiallydevelopedonthenorthernend,andmajorityvegetatedonthesouthernside.The
CDRB Packet Page Number 25 of 38
existing1storybuildingsonsite,willbecompletelyremoved.Underthisdevelopmentplan,thesitewill
beregradedtoaccommodatetheplannedbuildingconstructionandrequiredinfrastructure,aswellas
theundergroundparkingaccess.Thereisahighwatertableonthissite,andthesiteregradingwillkeep
theundergroundgaragelevelfourfeetabovethewatertableelevation.
Civilengineeringandstormwatermanagementprovidesacombinationofsmallsurfaceinfiltrationarea,
ponding,andundergroundmanagementsystemstomeettheƭźƷĻƭtreatmentandinfiltration,volume
control,anddischargerequirements.
Undergroundcomponentsofthestormwatermanagementsystemwillbelocatedbelowtheparking
fields.Surfacetreatmentareaswillbeplacedonthesouthsideofthesite,andworkincombinationwith
othercomponentsofthestormwaterandtreatmentplan.Geotechnicaltestresultsandsoilsreportcan
bereviewedinappendix2ofthisnarrative,andcivilengineeringencompassingallcomponentsofthe
stormwatermanagementsystemareattachedinthefullsizesheetportionofthissubmittal.
BuildingDesign
Thenewbuildingwillbeafourstorywoodframestructureoveraconcreteandprecastbasement.The
basementlevelwillhouseutility,storageandinsideparkingfortheresidents.Thestructurewillbe
cappedbyaslopedroof,andtotalЎЌtothemidpointoftheslopedroofaboveentrancegrade.The
exteriorofthebuildingwillbecomprisedofmasonryveneerexteriorsincombinationwithmanufactured
siding,panelsandtrimstogetherwithlargewindowsandmetalbalconies.
Thefacilitywillwelcomeresidentsandvisitorsthroughacoveredmainentranceandintoagrandlobby.
Thisfirstlevelwillalsoencompassthecommercialkitchenanddiningrooms,andaccesstotherestofthe
developmentamenitiesincludingtheprimaryhealthcarefunctions,guestsuite,communityrooms,and
activityspaces.Aclosed24suitememorycarewing,willbeonthefirstlevel.
Levelstwo,threeandfourwillcontaintheresidentapartmentsvaryinginsizefrom485SFstudiosto1,316
SF,twobedroom,twobathresidences.Selectedresidencesareprovidedwithbalconiesandotherin
unitamenities.Eachflooralsocontainsspacesforhealthcareattendants,andlaundry(tosupplement
washer/dryersavailableinmostunits).
ExistinglandscapingonthefareastsideofParcel2willbeaugmentedbynewplantings,addingvalueto
theenjoymentofthesitebyresidentsandvisitors.
Exteriorbuildingmaterialswillbemasonryandprefinishedsiding,andasmentionedabove,thestructure
willhaveaslopedroof.Guttersanddownspoutswilldischargeongradeandintocatchbasinsthatwill
flowthroughstormwatertreatmentareasongrade,orbecapturedforonsitetreatmentand/or
infiltration.Stormwaterthatisnotreusedonsitewillbeheldininfiltrationareasorexitthesitethrough
traditionalmethods.Thefulldrawingsubmittalandassociatedcivilengineeringplansforstormwater
handlingandtreatmentisattachedasapartofthefulldrawingsubmittal.
MiscellaneousBuildingComponents
Mechanicalscreeningasrequiredbycityordinanceisverylimitedasmostofthemechanicalsystemsare
containedwithinthestructure.Limitedscreening,whererequired,willbeachievedbyroofscreens
designedtocoordinatewiththebuildingarchitecture.
CDRB Packet Page Number 26 of 38
Sitetrashenclosureisnotillustratedinthedevelopmentplanandwillnotbeused.Interiortrashrooms
areutilizedinthefacilityplan,dumpsterswillberolledoutoncollectiondaysatthegarageelevation,and
backinsidetotrashroomsfollowingpickup.
Sitedeliveries,movein/moveout,andbuildingserviceareallachievedonthemainlevel.Trashcollection
willbecompletedthroughthelowerlevelgarageaccessarea.
NeighborhoodInformationUpdate
Correspondenceandprojectinformationwillbesharedwithallpropertyownerswithin500feetofthe
developmentsite,togetherwithdevelopmentcontactinformationsothatneighboringpropertyowners
cancollectaccurateresourcesdirectlyfromthedevelopmentteam.
Neighborhoodquestions,comments,andconcernswillbecollectedandsharedwithcitystaff,aswellas
stepsinhowthedevelopmentteamisaddressinganyneighborhoodconcernswithinthefinal
developmentplan.
ProposedDevelopmentSchedule
Apreliminaryoutlineofthecurrentproposeddevelopmentscheduleisinsertedbelow:
CitySubmittalMarch27,2020
PlanningCommissionApprovalApril21,2020
CityCouncilApprovalMay25,2020
PermitSubmittalJune26,2020
GroundbreakingandConstructionStartJuly27,2020
FACILITYOPERATIONS
AugustaDevelopmentOwner
AugustaDevelopmentLLC(AD)isarealestatedevelopmentfirmfocusedonseniorlivingcenters,market
rateapartmentsandmixedusedevelopments.ADpridesitselfonpartneringwithindustryleading
architects,contractorsandoperatorstobuildandoperatetoplinefacilitiesforitsclientsandownership
partners.!5ƭteamofpartnershavecombinedtodevelopover$1.0Billioninprojectsthepast10years,
consistingofover100projectsand7700livingunits.
SomehighlightedSeniorLivingProjectsincludePlymouthSeniorLiving(130unitIL,AL,MCSenior
Housing)SevenHillsSeniorLivinginSt.Paul(100unitIL,AL,MCSeniorHousingProject)Yorkshireof
unitIL,AL,MCSeniorHousing),HavenwoodofRichfield(88unitIL,AL,MCSeniorHousing
Edina(100
Project),LegendsofChamplin(184unitILSeniorHousing),St.ThereseofWoodbury(216unitIL,AL,MC,
SCSeniorHousing),WoodlandHills(160UnitIL,AL,MC,SeniorHousing),andHavenwoodofMinnetonka
(101unitIL,AL,MCSeniorHousing)justtonameafew.
Augusta5ĻǝĻƌƚƦƒĻƓƷƭteamseeksandsecuresstrongmarketablesitesforitsprojectsthatprovidesfor
successfuldevelopment,completionandwelldesiredinterestfromthemarketplace.Augusta
CDRB Packet Page Number 27 of 38
5ĻǝĻƌƚƦƒĻƓƷƭcontinuousinvolvementfromstarttofinishaswellassignificantownershiponce
completedensuresthatallpartnersandownersreceiveimpeccableserviceineachnewproject.
PublicBenefitsofSeniorHousing
Theproposedseniorcommunitywillbenefitthepublicbyprovidingseniorhousingfortheareasothat
seniorswhohavespenttheirlivesinMaplewoodandthesurroundingcommunitiesmayremaininthe
area.Manyseniorsareattractedbythehealthbenefitsofaseniorhousingcommunityasanattractive
alternativetotheisolationoflivingaloneandtheburdenofmaintainingahome.Theproposedfacility
willhelptomeetthecurrenthousingneedsofseniorsintheimmediateareawhilealsohelpingtomeet
theanticipatedneedsofunmetdemandinthenearfutureasprojectedbyarecentindependentmarket
study.
tcommunitypartnerΑnotonlycreatingaplacewherepeoplecometovolunteer,
SeniorHousingisagrea
butalsohousingpeoplewhoareinterestedincontributingbacktotheirsurroundingcommunity.Senior
Housingresidentsparticipateinlocalchurches,volunteeropportunities,andengageinthegreater
community.SeniorHousingalsosupportslocaleconomicdevelopmentsinceseniorstypicallypreferto
shopintheirfamiliarcommunity.Inaddition,thesedevelopmentscanbringhighqualityjobstothe
communitiesinwhichtheyoperate.
Thereisalsonobetterneighborthanaseniorcitizen.Theyarelightontheland,streetsandparksystems,
yetseniorcommunitiescreatesignificanttaxbasewithoutburdeninginfrastructureandschoolsystems.
LargerseniorhousingcommunitieslikethisprojectproposedfortheGervaisCourtsiteprovides
operationalefficiencieswhencomparedtosmallerones.Someoftheoperatingbenefitsofalarger
buildingarelistedbelow:
i.Alargerfacilitycanaffordtoofferabroaderrangeofhealthcareservices,options,and
amenitiestoMaplewoodseniorswhilelimitingdisruptivemovesfromonefacilitytoanother
foradditionalcare.
ii.Creatingalargerpoolofcarestaffhelpstosupportstableservicesfortheresidents.More
hoursofcareandthereforestaffingcanbeofferedtoprovidemoreconsistentemployment,
ratherthanalotofparttimepositionsthataremoredifficulttofillwithqualifiedcaregivers.
Thisisexpectedtobeincreasinglyimportantifthecurrentshortageofqualifiednurses
continues,asweexpect,asourpopulationages.
iii.Alargerbuildingallowsformorecompetitivewagesandbenefitsatalllevelsofstaffwhich
typicallytranslatestobettercareforourresidents.
iv.Alargerfacilityoffersmoreapartmentoptions,whichreducesthechancethatfamilieshave
tosplitup(i.e.onespouseneedsMemoryCareandtheothercanliveinanIndependentUnit,
allunderoneroof)
CDRB Packet Page Number 28 of 38
1' - 4"
1' - 0"1' - 4"1' - 0"
4' - 6"6' - 0"
7' - 4"
1' - 4"
1' - 8"3' - 4"8"4"
6' - 0"
DELIVERY
MOVE-IN
RETAINING WALL AND FENCE
by City of Maplewood
on March 31, 2020
Received
N
3/27/2020 2:31:48 PM
4200 WEST OLD SHAKOPEE ROAD
ISSUE RECO
RD
SUITE 220
ISSUE #DATEDESCRIPTION
BLOOMINGTON, MINNESOTA 55437
3/27/2020CITY SUBMITTAL
MAPLEWOOD SENIOR
PH: 952-996-9662
FX: 952-996-9663
WWW.SRA-MN.COM
LIVING
MAPLEWOOD, MN
C
COPYRIGHT 2018
SPERIDES REINERS ARCHITECTS, INC SPERIDES REINERS ARCHITECTS, INC.
CDRB Packet Page Number 29 of 38
10700 NORMANDALE BOULEVARD SUITE 202, BLOOMINGTON, MN 55437
N
AUGUSTA DEVELOPMENT
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REVIEWED BY:
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Patrick J. Sarver
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COPYRIGHT CIVIL SITE GROUP INC.
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LANDSCAPE PLAN
DESCRIPTION
EN
REVISION SUMMARY
03/27/20
............
R DATE
03/27/20CITY SUBMITTAL
SPECIFICATION, OR REPORT WAS
P
I HEREBY CERTIFY THAT THIS PLAN,
SUPERVISION AND THAT I AM A DULY ISSUE/SUBMITTAL SUMMARY
DATE
DATE
PROJECT PREPARED BY ME OR UNDER MY DIRECT
THE LAWS OF THE STATE OF MINNESOTA.
LICENSED LANDSCAPE ARCHITECT UNDER
civilsitegroup.com
DRAWN BY:PROJECT NUMBER:19394
3/27/2020 10:02:19 AM
N
R
SHREDDED CYPRESS MULCH, SAMPLES REQUIREDPROVIDE EDGING AS SHOWN ON PLANLAWN - SODSAMPLES REQUIRED. PROVIDE EDGING AS SHOWN ON PLANPROPOSED CANOPY TREE SYMBOLS - SEE PLANT SCHEDULEAND
PLAN FOR SPECIES AND PLANTING SIZESPROPOSED EVERGREEN TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANTSCHEDULE AND
PLAN FOR SPECIES AND PLANTING SIZESPROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANTSCHEDULE
AND PLAN FOR SPECIES AND PLANTING SIZESEDGINGDECORATIVE BOULDERS (ROUNDED & BLOCK STYLE), 18"-30" DIA.
1" DIA. ROCK MAINTENANCE STRIP OVER FILTER FABRIC,
Know what's
Received
on March 31, 2020
by City of Maplewood
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GERVAIS CT
CDRB Packet Page Number 30 of 38
Received
on March 31, 2020
by City of Maplewood
CDRB Packet Page Number 31 of 38
Received
on March 31, 2020
by City of Maplewood
CDRB Packet Page Number 32 of 38
Engineering Plan Review
PROJECT: Maplewood Senior Living – 1818 Gervais Court
PROJECT NO: 20-07
COMMENTS BY: Jon Jarosch, Assistant City Engineer
DATE: 4-8-2020
PLAN SET: Engineering plans dated 3-27-2020
Stormwater Management Plan dated 3-27-2020
The applicant is proposing to demolish the existing Saints North Roller Rink and an office
building located on two parcels – 1818 and 1832 Gervais Court. The site would then be
developed to accommodate an 119-unit, senior housing facility. The applicant is requesting
design approval.
As this project disturbs more than 1/2 acre, it will be required to meet the City’s water quality
and rate control requirements. Stormwater management for the site is proposed to be
accommodated via the use of an underground filtration system located beneath the parking lot.
It appears from the stormwater management plan that the proposed development meets the
City’s stormwater management 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) A joint stormwater maintenance agreement with the City and RWMWD shall be signed
by the owner for the proposed underground filtration system, sump structures, and
associated storm sewer system.
3) As a portion of this site drains onto MnDOT right-of-way, the project shall be submitted
to MnDOT for review. All conditions of MnDOT, including obtaining necessary permits,
shall be met prior to the issuance of City permits.
CDRB Packet Page Number 33 of 38
4) Soil boring information or infiltration test data shall be submitted to support the statement
that onsite soils are not conducive to infiltration.
5) Emergency overflow routes shall be identified on the plans for low-points throughout the
site. This is particularly noteworthy along the western property line, where grades will
need to be carefully controlled so as to not send runoff onto neighboring properties.
6) The 100-year high-water level shall be included on the plans for the underground
filtration system. Freeboard requirements shall be met regarding this high-water level
and the proposed building.
7) The proposed trench drain is noted to be ‘pumped to interior mechanical system’.
Stormwater runoff shall not be routed to the sanitary sewer. The applicant shall depict on
the plans how the trench drain runoff will be routed to the storm sewer system.
8) It is recommended that the applicant consider alternative materials for the underground
stormwater filtration system. Corrugated metal pipe is susceptible to early failure due to
corrosion, in instances such as this, where it will be exposed to significant road salt. If an
alternative material is not utilized, the applicant should consider utilizing a geomembrane
liner.
Grading and Erosion Control
9) The underground filtration system shall be protected from sedimentation throughout
construction.
10) Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils are stabilized.
11) Public and private drives shall be swept as needed to keep the pavement clear of
sediment and construction debris.
12) All pedestrian facilities shall be ADA compliant.
13) A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
14) All slopes shall be 3H:1V or less steep in slope.
15) The total cut/fill volume shall be noted on the grading plan.
16) Stabilized rock construction entrances shall be installed at all entry/exit points into the
site.
CDRB Packet Page Number 34 of 38
17) A large portion of the site slopes from east to west. As such, a double row of perimeter
control shall be installed along the west side of the site where concentrations of runoff
are more likely. One of these rows shall be heavy-duty silt fence.
18) Relatively flat grades are noted in the outdoor space between the proposed building and
the proposed retaining wall along the east side of the site. The applicant shall review the
grading in this area to ensure adequate slopes are achieved to properly drain the area.
Sanitary Sewer and Water Service
19) Sanitary sewer service piping shall be schedule 40 PVC or SDR 35.
20) 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.
21) 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.
22) All points where the storm sewer and sanitary sewer cross the watermain shall be
reviewed for appropriate clearance. These areas shall be reviewed with SPRWS to
determine whether or not insulation is needed for freeze protection.
Other
23) All work within MnDOT right-of-way requires approval from MnDOT. All conditions of
MnDOT shall be met prior to issuance of permits.
24) The proposed retaining walls will require a structurally engineered design and a permit
from the Maplewood Building Department.
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.
25) Grading and erosion control permit
26) Sanitary Sewer Permit
27) Storm Sewer Permit
28) Right-of-way Permit
- END COMMENTS -
CDRB Packet Page Number 35 of 38
Environmental Review
Project: New Senior Living Building
Date of Plans: Civil Plans – March 27, 2020
Wetland Delineation Report – March 18, 2020
Date of Review: April 13, 2020
Location: 1818 and 1832 Gervais Court
Reviewer: Shann Finwall, Environmental Planner
(651) 249-2304; shann.finwall@maplewoodmn.org
Emily Dunlap, Natural Resources Coordinator
(651) 249-2416; emily.dunlap@maplewoodmn.org
Project Background
Redevelopment of the Saints North Roller Rink and an office building located at 1818
and 1832 Gervais Court into a 119 unit senior housing structure.
Discussion
1. Tree Ordinance
Maplewood’s tree preservation ordinance describes a significant tree as a
hardwood tree with a minimum of 6 inches in diameter, an evergreen tree with a
minimum of 8 inches in diameter, and a softwood tree with a minimum of 12
inches in diameter. A specimen tree is defined as a healthy tree of any species
which is 28 inches in diameter or greater. The ordinance requires any significant
tree removed to be replaced based on a tree replacement calculation. The
calculation takes into account the overall caliper inches of trees removed versus
the caliper inches of trees remaining on the site.
Tree Replacement Mitigation Requirements
The City’s tree standards state that once the total caliper inches for replacement
trees are determined, the applicant shall mitigate loss of significant and specimen
trees by planting replacement trees in appropriate areas on the property in
accordance with the tree removal, mitigation, and replacement section of the tree
ordinance. After putting as many trees as feasible on the site, if the replacement
requirement is still not met, the Community Development Director can approve
tree replacement steps as outlined below prior to issuance of a grading or
building permit:
a. Planting replacement trees on city property under the direction of the
Community Development Director.
CDRB Packet Page Number 36 of 38
b. Mulched beds of native or drought tolerant shrubs that are not required as
part of foundation, screening, stormwater planting requirements, or other
city-required plantings will qualify towards tree replacement at a rate of .5
caliper inches per number three (#3) shrub.
c. Alternative forms of mitigation can be approved by the Community
Development Director. Examples of alternative mitigation includes
buckthorn removal and management. Buckthorn removal and
management will qualify the applicant for reducing the number of
replacement trees or the payment into the city’s tree fund with a dollar for
dollar credit.
d. Paying the city $60 per caliper inch for all trees that cannot be planted on
site. Payment shall be deposited into an account designated specifically
for tree planting on public property or providing financial assistance for
properties that want to voluntarily plant trees.
Tree Impacts
The tree preservation plan identifies 135 significant trees on the two lots, for a
total of 1,274 caliper inches. One hundred fifteen of those are scheduled to be
removed, for a total of 1,132 caliper inches. This is 88 percent of the significant
trees on the site.
Based on the tree removal and overall trees on the site, the City’s tree
replacement calculation requires the applicant replant 926 caliper inches of trees
on the site, or 463 – 2 caliper inch trees.
Tree Replacement
The landscape plan calls for 76 replacement trees, for a total of 116.5 caliper
inches. This is 795.5 less than the 926 caliper inches of replacement trees
required by City code.
Tree Preservation Recommendations
a. The applicant must submit a revised tree preservation and landscape
plan with the following information:
1. The tree preservation plan identifies two trees in the boulevard
that will be removed. The size and species of those trees is not
identified. Include all significant trees removed in the tree
preservation plan, both trees on site and trees within the
boulevard.
2. The addition of 795.5 caliper inches of trees planted on the site.
If the applicant is unable to add trees, they may pay into the City’s
tree fund at a rate of $60 per caliper inch of tree that cannot be
planted on site. Currently that fee would be $45,570 (759.5 x
$60).
CDRB Packet Page Number 37 of 38
b. The applicant shall submit a cash escrow or letter of credit to cover 150%
of the tree replacement requirements.
2. Wetland Ordinance
The applicants submitted a wetland delineation report which shows a .40 acre
basin located on the south side of the two lots, adjacent Highway 36. The basin
does not appear on the City or National wetland maps. The applicant has
submitted the wetland delineation report to the Ramsey-Washington Metro
Watershed District for review. If the basin is determined to be an incidental
wetland (drainage ditch), the City’s wetland ordinance does not apply. However,
if the wetland is determined to be a wetland the City’s wetland ordinance requires
a wetland buffer be maintained where no mowing, grading, or building is allowed.
That buffer width will be dependent on the wetland classification identified by the
watershed district.
Wetland Impacts
The existing Saints North parking lot was constructed to the edge of the basin.
Removal of the existing parking lot for the construction of the senior housing
development will therefore require grading to within the edge of the basin. The
new parking lot will be setback approximately 20 feet from the edge of the basin
at its closest point.
Wetland Buffer Recommendations
a. Submit the results of the Ramsey-Washington Metro Watershed District’s
review of the wetland delineation report. If the basin is determined to be
a wetland, the City will review the project to determine if a wetland buffer
variance or wetland buffer mitigation is required.
3. Landscape Recommendations
a. Due to disease concerns, the following species needs to be substituted:
Colorado blue spruce (Picea pugens) is not recommended due to its
susceptibility to fungal pathogens. This includes Cytospora canker, which
causes needle death and cankers to form on the trunk. Needle cast is
another serious fungus that results in needle shed. A recommended
substitution for Colorado spruce is Black Hills spruce.
b. General comments:
A more diverse plant list should be considered. There are large numbers
of certain species such as Dwarf Norway Spruce (127 plants), Gro-Low
Sumac (148 plants), Karl Forester Grass (394 plants), and Walker’s Low
Catmint (359 plants).
CDRB Packet Page Number 38 of 38