HomeMy WebLinkAbout2020-04-21 PC Packet AGENDA
CITY OF MAPLEWOOD
PLANNING COMMISSION
Tuesday, April 21, 2020
7:00 PM
Held Remotely Via Conference Call
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When Prompted Enter Meeting ID: 210 398 814 #
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A. Call to Order
B. Roll Call
C. Approval of Agenda
D. Approval of Minutes
1. January 21, 2020
E. Public Hearing
1. Maplewood Senior Living, 1818 and 1832 Gervais Court
a. Comprehensive Plan Amendment Resolution
b. Planned Unit Development and Lot Division Resolution
F. New Business
1. Resolution of Appreciation for Bill Kempe, Planning Commission
G. Unfinished Business
H. Visitor Presentations
I. Commission Presentations
1. February 10, 2020 city council meeting
a. John Glenn Middle School, 1560 County Road B East
b. Dog Day Care, 47 Century Avenue North
2. March 9, 2020 city council meeting
a. Menard Inc., 2280 Maplewood Drive
J. Staff Presentations
K. Adjournment
WELCOME TO THIS MEETING OF THE
PLANNING COMMISSION
This outline has been prepared to help you understand the public meeting process.
The review of an item usually takes the following form:
1. The chairperson of the meeting will announce the item to be reviewed and ask for the
staff report on the subject.
2. Staff presents their report on the matter.
3. The Commission will then ask City staff questions about the proposal.
4. The chairperson will then ask the audience if there is anyone present who wishes to
comment on the proposal.
5. This is the time for the public to make comments or ask questions about the proposal.
Please step up to the podium and speak clearly. Give your name and address first and
then your comments.
6. After everyone in the audience wishing to speak has given his or her comments, the
chairperson will close the public discussion portion of the meeting.
7. The Commission will then discuss the proposal. No further public comments are allowed.
8. The Commission will then make its recommendation or decision.
9. All decisions by the Planning Commission are recommendations to the City Council. The
City Council makes the final decision.
"Welcome to the meeting of the Maplewood Planning Commission. It is our desire to
keep all discussions civil as we work through difficult issues tonight. If you are here for a
Public Hearing or to address the Planning Commission, please familiarize yourself with
the Policies and Procedures and Rules of Civility, which are located near the entrance. At
the podium please state your name and address clearly for the record."
Revised: 02/18
MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, JANUARY 21, 2020
7:00 P.M.
A. CALL TO ORDER
A meeting of the Commission was held in the City Hall Council Chambers and was called to order
at 7:33 p.m. by Chairperson Arbuckle. (Due to the length of the CDRB meeting prior to the PC
meeting the PC meeting began 33 minutes later than usual).
B. ROLL CALL
Paul Arbuckle, Chairperson Present
Frederick Dahm, Commissioner Present
Tushar Desai, Commissioner Present
John Eads, Commissioner Absent
Allan Ige, Commissioner Present
Bill Kempe, Commissioner Resigned
Lue Yang, Commissioner Present
Staff Present: Michael Martin, Assistant Community Development Director
Jon Jarosch, Assistant City Engineer
C. APPROVAL OF AGENDA
Commissioner Tushar moved to approve the agenda as submitted.
Seconded by Commissioner Allen. � Ayes —All
The motion passed.
D. APPROVAL OF MINUTES
Commissioner Dahm moved to approve the November 19, 2019, PC minutes as submitted.
Seconded by Commissioner Desai. Ayes — Chairperson Arbuckle,
Commissioner's Dahm, Desai, Ige
Abstention — Commissioner Yang
The motion passed.
E. PUBLIC HEARING
1. 7:00 p.m. or later: John Glenn Middle School, 1560 County Road B East
a. Conditional Use Permit Resolution
i. Assistant Community Development Director, Michael Martin gave the report on the
Conditional Use Permit Resolution for John Glenn Middle School, 1560 County Road
B East and answered questions of the commission.
ii. Applicants, Chris Bubser, LHB Inc. and Landscape Architect, Nikki Schlett, LHB Inc.,
701 Washington Avenue, Minneapolis, addressed and answered questions of the
commission.
PC Packet Page Number 1 of 40
Chairperson Arbuckle opened the public hearing.
Nobody came forward to address the commission.
Chairperson Arbuckle closed the public hearing.
Commissioner Desai moved to approve the Conditional Use Permit Resolution for John Glenn
Middle School, 1560 County Road B East as stated in the staff report.
Seconded by Commissioner Ige. Ayes - All
The motion passed.
This item will go to the city council on February 10, 2020.
2. 7:00 p.m. or later: Dog Day Care, 47 Century Avenue North
a. Conditional Use Permit Resolution
i. Assistant Community Development Director, Michael Martin gave the report on the
Conditional Use Permit Resolution for a Dog Day Care, 47 Century Avenue North.
ii. Applicants, Chris and Angie Holbrook, 47 Century Avenue, Maplewood, addressed
and answered questions of the board.
iii. Assistant Maplewood City Engineer, Jon Jarosch addressed and answered questions
of the commission.
Chairperson Arbuckle opened the public hearing.
Nobody came forward to address the commission.
Chairperson Arbuckle closed the public hearing.
Commissioner Desai requested an addition to the staff recommendation to have the landscaping
plan, grading plan and containment of run off should be reviewed and approved by the city
engineer.
Commissioner Desai moved to approve the Conditional Use Permit Resolution at 47 Century
Avenue North as shown in attachment 1 in the staff report. (changes to the staff recommendation
are in bold and underlined). The landscaping plan, grading plan and containment of run off
shall be approved by the city engineer.
Seconded by Commissioner Ige. Ayes —All
The motion passed.
This item will be heard by the city council on February 10, 2020.
3. Menard Inc., 2280 Maplewood Drive
a. Comprehensive Plan Amendment Resolution (requires 4 Council votes)
b. Zoning Map Amendment Ordinance (requires 4 Council votes)
c. Conditional Use Permit Amendment, Setback Variances and Shoreland Overlay
Variance Resolution
i. Assistant Community Development Director, Michael Martin gave the report on
Menard Inc., 2280 Maplewood Drive and answered questions of the commission.
ii. Assistant Maplewood City Engineer, Jon Jarosch, addressed and answered questions
of the commission.
PC Packet Page Number 2 of 40
iii. Applicant, Nicholas Brenner, Menard Inc., 5101 Menard Drive, Eau Claire, Wisconsin,
addressed and answered questions of the commission.
Chairperson Arbuckle opened the public hearing. The following people spoke at the public
hearing:
1. Jean Anderson, 2255 Duluth Street, Maplewood, spoke against the proposal.
2. Judy Zielinski, 2255 Duluth Street, Maplewood, spoke against the proposal.
3. Bill Skadde, 1112 County Road B East, Maplewood, spoke against the proposal.
4. Gretchen Hagen, 1112 County Road B East, Maplewood, spoke against the proposal.
5. Kevin Ristine, 1174 County Road B East, Maplewood, spoke in approval.
6. Debra Dupre, 1071 County Road B East, Maplewood, spoke against the proposal.
7. Catherine Dupre, 1071 County Road B East, Maplewood, spoke against the proposal.
8. Samantha Crosby, 1133 County Road B East, Maplewood, spoke against the proposal.
9. Taryn Fischbach, 1127 County Road B East, Maplewood, spoke in approval.
10. Timothy Skiffington, 1127 County Road B East, Maplewood, spoke in approval.
Chairperson Arbuckle closed the public hearing.
A. Commissioner Yang moved to approve the resolution approving the comprehensive plan
amendment reguiding the residential properties at 1115, 1127, 1133, 1137, 1143 and 1155
County Road B East from Low Density Residential to Mixed-Use — Community for Menard
Inc. at 2280 Maplewood Drive as shown in the staff report.
Seconded by Chairperson Arbuckle. Ayes - All
The motion passed.
B. Commissioner Yang moved to approve an ordinance rezoning the properties at 1115, 1127,
1133, 1137, 1143 and 1155 County Road B East From R-1, single dwelling residential district
to M-1, light manufacturing for Menard Inc. at 2280 Maplewood Drive as shown in the staff
report.
Seconded by Chairperson Arbuckle. Ayes —All
The motion passed.
C. Commissioner Yang moved to approve the conditional use permit amendment, setback
variances and shoreland overlay variance resolution for Menard Inc. at 2280 Maplewood
Drive as shown in the staff report.
Seconded by Chairperson Arbuckle. Ayes —All
The motion passed.
Staff stated Menard Inc. was tabled at the CDRB meeting prior to the PC Meeting. Once the
CDRB hears this item again and it will be brought to the city council for review. A mailing will go
out to the neighbors to let them know when it will go before the city council.
F. NEW BUSINESS
1. City Council Meeting Attendance Schedule for Planning Commissioners
Staff stated Bill Kempe is not seeking reelection so the attendance schedule has changed. Lue
Vang volunteered to fill Bill Kempe's spot at the February 10, 2020 city council meeting.
PC Packet Page Number 3 of 40
G. UNFINISHED BUSINESS
None.
H. VISITOR PRESENTATIONS
None.
I. COMMISSION PRESENTATIONS
1. February 10, 2020 City Council Meeting —was to be Commissioner Kempe ( Commissioner
Yang volunteered to replace Commissioner Kempe's place on this date)
a. John Glenn Middle School, 1560 County Road B East
b. Dog Day Care, 47 Century Avenue North
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J. STAFF PRESENTATIONS
None.
K. ADJOURNMENT
Chairperson Arbuckle adjourned the meeting at 9:42 p.m.
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PC Packet Page Number 4 of 40
PLANNING COMMISSION 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: Maplewood Senior Living, 1818 and 1832 Gervais Court
a. Comprehensive Plan Amendment Resolution (Requires 4 Council
Votes)
b. Planned Unit Development and Lot Division Resolution
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.
PC Packet Page Number 5 of 40
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.
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.
PC Packet Page Number 6 of 40
3. 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
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
PC Packet Page Number 7 of 40
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.
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.
PC Packet Page Number 8 of 40
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
PC Packet Page Number 9 of 40
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)
PC Packet Page Number 10 of 40
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 '/2 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.
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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.
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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:
PI N: 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
PI N: 112922320004 —The East '/2 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,
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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.
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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.
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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 '/2 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.
PC Packet Page Number 16 of 40
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.
PC Packet Page Number 17 of 40
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.
PC Packet Page Number 18 of 40
V"�- 1818 and 1832 Gervias Court
City of Maplewood March 31,2020
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PC Packet Page Number 20 of 40
1818 and 1832 Gervias Court
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PC Packet Page Number 21 of 40
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SVF.RTRFS RPL TRS AACHTTECTS,RVC.
PROJECT NARRATIVE
March 27, 2020
Maplewood Senior Living
1818 Gervais Court, Maplewood, MN
Project Team:
Owner/Developer Architect of Record
Augusta Development Sperides Reiners Architects, Inc.
10700 Normandale Blvd Suite 202 4200 West Old Shakopee Road
Bloomington, MN 55437 Bloomington, MN 55437
Contact: Bo Nickoloff, Managing Partner Contact: Eric A. Reiners, AIA
Phone: 651-324-9492 Phone: 952-996-9662
Email: bnickoloff@augustadevelopment.org email: eric@sra-mn.com
Design Architect Structural Engineer
Sperides Reiners Architects, Inc. BKBM Engineers
4200 West Old Shakopee Road 6120 Earle Brown Drive, Suite 700
Bloomington, MN 55437 Minneapolis, MN 55430
Contact: Eric A. Reiners, AIA Contact: Tina Wyffles, PE
Phone: 952-996-9662 Phone: 763-843-0436
email: eric@sra-mn.com email: twvffles@bkbm.com
Civil Engineer Landscape Architect
Civil Site Group Civil Site Group
4931 West 35th Street 4931 West 35th Street
St. Louis Park, MN 55416 St. Louis Park, MN 55416
Contact: David Knaeble Contact: David Knaeble
Phone: 612-615-0060 Phone: 612-615-0060
Email: dknaeble@civilsitegroup.com Email: dknaeble@civilsitegroup.com
Contractor
CBS Construction Services, Inc.
11124 Zealand Avenue North
Champlin, MN 55316
Contact: Stuart Bestul
Phone: 763-251-8700
Email: sbestul@scbsconstruct.com
PC Packet Page Number 23 of 40
PROJECT SITE DATA
Parcel Basics
The proposed site is currently a light manufacturing and limited business commercial zoned site totaling
3.79 acres [164,983 sq. ft.], and is currently occupied by a 1-story entertainment center and a 1-story
office building. The property is bounded by Gervais Court to the north, a 1-story storage center to the
west, a 1-story business building to the east, and Highway 36 to the south.
Protect Land Use Data
Parcel 1 is currently zoned M1 light manufacturing, and Parcel 2 is currently zoned LBC limited business
commercial; both of which do not allow for housing. The site would be re-zoned R-313 to accommodate
the proposed senior housing structure together with its associated site programming and parking. The
existing buildings will be removed,and the site will be entirely redeveloped per the plans contained in the
attached submittal package.
The redeveloped site will meet the zoning and performance requirements for building setbacks, green
space, and impervious characteristics.
The building height of the proposed structure will be 53 feet to the mid-point of the sloped roof,which is
18 feet above the maximum height of 35 feet for a R-3b zone.
City ordinance requires 2 parking spaces for each senior living unit, which would be 240 parking spaces.
This site however, will not hold that many parking spaces. Refer to the matrix below for a parking
summary illustrating proposed parking.
Parking Proposed
24 Memory Care Residents .5 per unit= 12 12
95 Independent/Assisted Residents 1.5 per unit= 144 143
Volunteers 9
Senior Housing Staff Largest Shift 16
TOTAL PARKING 180
The site will have a total of 112 total surface parking spaces. Surface parking will be configured as a
parking field surrounding the building on the north,west,and south sides. The housing structure will also
have an additional 68 underground parking spaces for resident and staff use bringing the total
development parking to 180 spaces.
Data compiled from completed senior housing facilities in our portfolio of similar size and proposed
occupancy ratios illustrates a regular parking utilization by residents of one (1) space per independent
living apartment unit, one (1) space for every five (5) assisted living apartment units, and zero parking
spaces for memory care and enhanced care suites. If the building's independent and assisted living unit
ratio is maintained around 40% independent and 60% assisted occupancies, this would equate to
approximately fifty (50) daily occupied parking spaces, plus an average of twelve (12) staff occupied
parking spaces and up to ten (10) visitors at any given time for a total of seventy-two (72) parking spaces
—well below the planned total of 180 parking spaces.
PC Packet Page Number 24 of 40
The possibility exists for heavy or peak parking utilization to exceed daily averages at the senior living
facility, especially on weekends, holidays, or evening family events. However, we anticipate that the
average daily surplus of over one hundred stalls should provide ample supply to service these peak parking
needs.
The balance of the site will be preserved as green space and provided with central gardens and patios,
site activity zones and walking paths,together with accommodations for storm water management areas.
The memory care wing will also have two outdoor courtyards for use exclusively by the memory care
residents.
PROJECT DEVELOPMENT DATA
Program
The site will be developed and finished to accommodate a 119-unit, senior housing structure (see unit
summary below) whose primary focus will be to provide independent living, assisted living, and memory
care suites to senior citizens together with a full continuum of care allowing the residents to comfortably
age in place, while supported by the full range of additional services provided by the facility operator.
Independent and Assisted Living units will account for 95 of 119 total units. The other 24 units will be
memory care suites.
Density Credits will be used, to increase the net acreage and maximum density standards. Base acreage
is 3.79 acres, which allows 94.75 base units. The base maximum and density credit increases, are as
follows:
Base Lot Square Footage
164,983 SF 164,983 SF
(1) Underground Parking
68 parking spots x 300 SF 20,400 SF
(2) Open Space
94.75 base units x 100 SF 9,475 SF
(3) Landscaping
94.75 base units x 100 SF 9,475 SF
(4) High-rise
32 units on fourth floor x 100 SF 3.200 SF
Total Net Square Footage 207,533 SF
Total Net Acreage (43,560 SF/acre) 4.764
Total Net Units (acreage x 25) 119 units
The site will also include a series of both interior and exterior amenities for the residents as well. These
amenities include community spaces, club room, cafe, restaurant-style dining,salon,fitness room, patios,
gardens, and walking paths.
Site
Western Parcel 1 of the existing site is currently developed, and contains little or no vegetation. Eastern
Parcel 2 is partially developed on the northern end, and majority vegetated on the southern side. The
PC Packet Page Number 25 of 40
existing 1-story buildings on site, will be completely removed. Under this development plan, the site will
be re-graded to accommodate the planned building construction and required infrastructure, as well as
the underground parking access. There is a high water table on this site, and the site re-grading will keep
the underground garage level four feet above the water table elevation.
Civil engineering and storm water management provides a combination of small surface infiltration area,
ponding, and underground management systems to meet the site's treatment and infiltration, volume
control, and discharge requirements.
Underground components of the storm water management system will be located below the parking
fields. Surface treatment areas will be placed on the south side of the site, and work in combination with
other components of the storm water and treatment plan. Geotechnical test results and soils report can
be reviewed in appendix 2 of this narrative, and civil engineering encompassing all components of the
storm water management system are attached in the full-size sheet portion of this submittal.
Building Design
The new building will be a four-story wood frame structure over a concrete and precast basement. The
basement level will house utility, storage and inside parking for the residents. The structure will be
capped by a sloped roof, and total 53' to the mid-point of the sloped roof above entrance grade. 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.
The facility will welcome residents and visitors through a covered main entrance and into a grand lobby.
This first level will also encompass the commercial kitchen and dining rooms,and access to the rest of the
development amenities including the primary health care functions, guest suite, community rooms, and
activity spaces. A closed 24-suite memory care wing, will be on the first level.
Levels two,three and four will contain the resident apartments varying in size from 485 SF studios to 1,316
SF, two-bedroom, two-bath residences. Selected residences are provided with balconies and other in-
unit amenities. Each floor also contains spaces for health care attendants, and laundry (to supplement
washer/dryers available in most units).
Existing landscaping on the far east side of Parcel 2 will be augmented by new plantings, adding value to
the enjoyment of the site by residents and visitors.
Exterior building materials will be masonry and pre-finished siding,and as mentioned above,the structure
will have a sloped roof. Gutters and downspouts will discharge on grade and into catch basins that will
flow through storm water treatment areas on grade, or be captured for on-site treatment and/or
infiltration. Storm water that is not reused on site will be held in infiltration areas or exit the site through
traditional methods. The full drawing submittal and associated civil engineering plans for storm water
handling and treatment is attached as a part of the full drawing submittal.
Miscellaneous Building Components
Mechanical screening as required by city ordinance is very limited as most of the mechanical systems are
contained within the structure. Limited screening, where required, will be achieved by roof screens
designed to coordinate with the building architecture.
PC Packet Page Number 26 of 40
Site trash enclosure is not illustrated in the development plan and will not be used. Interior trash rooms
are utilized in the facility plan,dumpsters will be rolled out on collection days at the garage elevation, and
back inside to trash rooms following pick up.
Site deliveries, move-in/move-out,and building service are all achieved on the main level. Trash collection
will be completed through the lower level garage access area.
Neighborhood Information Update
Correspondence and project information will be shared with all property owners within 500 feet of the
development site, together with development contact information so that neighboring property owners
can collect accurate resources directly from the development team.
Neighborhood questions, comments, and concerns will be collected and shared with city staff, as well as
steps in how the development team is addressing any neighborhood concerns within the final
development plan.
Proposed Development Schedule
A preliminary outline of the current proposed development schedule is inserted below:
City Submittal March 27, 2020
Planning Commission Approval April 21, 2020
City Council Approval May 25, 2020
Permit Submittal June 26, 2020
Groundbreaking and Construction Start July 27, 2020
FACILITY OPERATIONS
Augusta Development-Owner
Augusta Development LLC (AD) is a real estate development firm focused on senior living centers, market
rate apartments and mixed-use developments. AD prides itself on partnering with industry leading
architects, contractors and operators to build and operate top-line facilities for its clients and ownership
partners. AD's team of partners have combined to develop over$1.0 Billion in projects the past 10 years,
consisting of over 100 projects and 7700 living units.
Some highlighted Senior Living Projects include Plymouth Senior Living (130-unit IL, AL, MC Senior
Housing) Seven Hills Senior Living in St. Paul (100 unit IL, AL, MC Senior Housing Project) Yorkshire of
Edina (100-unit IL, AL, MC Senior Housing), Havenwood of Richfield (88-unit IL, AL, MC Senior Housing
Project), Legends of Champlin (184-unit IL Senior Housing), St.Therese of Woodbury(216-unit IL,AL, MC,
SC Senior Housing),Woodland Hills (160-Unit IL,AL, MC,Senior Housing), and Havenwood of Minnetonka
(101-unit IL, AL, MC Senior Housing)just to name a few.
Augusta Development's team seeks and secures strong marketable sites for its projects that provides for
successful development, completion and well desired interest from the marketplace. Augusta
PC Packet Page Number 27 of 40
Development's continuous involvement from start to finish as well as significant ownership once
completed ensures that all partners and owners receive impeccable service in each new project.
Public Benefits of Senior Housing
The proposed senior community will benefit the public by providing senior housing for the area so that
seniors who have spent their lives in Maplewood and the surrounding communities may remain in the
area. Many seniors are attracted by the health benefits of a senior housing community as an attractive
alternative to the isolation of living alone and the burden of maintaining a home. The proposed facility
will help to meet the current housing needs of seniors in the immediate area while also helping to meet
the anticipated needs of unmet demand in the near future as projected by a recent independent market
study.
Senior Housing is a great community partner—not only creating a place where people come to volunteer,
but also housing people who are interested in contributing back to their surrounding community. Senior
Housing residents participate in local churches, volunteer opportunities, and engage in the greater
community. Senior Housing also supports local economic development since seniors typically prefer to
shop in their familiar community. In addition, these developments can bring high quality jobs to the
communities in which they operate.
There is also no better neighbor than a senior citizen. They are light on the land,streets and park systems,
yet senior communities create significant tax base without burdening infrastructure and school systems.
Larger senior housing communities like this project proposed for the Gervais Court site provides
operational efficiencies when compared to smaller ones. Some of the operating benefits of a larger
building are listed below:
i. A larger facility can afford to offer a broader range of healthcare services, options, and
amenities to Maplewood seniors while limiting disruptive moves from one facility to another
for additional care.
ii. Creating a larger pool of care staff helps to support stable services for the residents. More
hours of care and therefore staffing can be offered to provide more consistent employment,
rather than a lot of part-time positions that are more difficult to fill with qualified care givers.
This is expected to be increasingly important if the current shortage of qualified nurses
continues, as we expect, as our population ages.
iii. A larger building allows for more competitive wages and benefits at all levels of staff which
typically translates to better care for our residents.
iv. A larger facility offers more apartment options, which reduces the chance that families have
to split up(i.e.one spouse needs Memory Care and the other can live in an Independent Unit,
all under one roof)
PC Packet Page Number 28 of 40
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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.
PC Packet Page Number 33 of 40
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:1 V 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.
PC Packet Page Number 34 of 40
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 -
PC Packet Page Number 35 of 40
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(u-)-maplewoodmn.org
Emily Dunlap, Natural Resources Coordinator
(651) 249-2416; emily.dunlap(aDmaplewoodmn.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.
PC Packet Page Number 36 of 40
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).
PC Packet Page Number 37 of 40
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).
PC Packet Page Number 38 of 40
PLANNING COMMISSION STAFF REPORT
Meeting Date April 21, 2020
REPORT TO: Melinda Coleman, City Manager
REPORT FROM: Michael Martin, Assistant Community Development Director
PRESENTER: Michael Martin, Assistant Community Development Director
AGENDA ITEM: Resolution of Appreciation for Bill Kempe, Planning Commission
Action Requested: ✓ Motion ❑ Discussion ❑ Public Hearing
Form of Action: ✓ Resolution ❑ Ordinance ❑ Contract/Agreement ❑ Proclamation
Policy Issue:
When citizen members end their time of service on a board or commission, the city considers
adoption of a resolution of appreciation recognizing the individual for their time committed to serving
Maplewood.
Recommended Action:
Motion to approve a resolution of appreciation for Planning Commission member Bill Kempe.
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 of Maplewood appreciates its citizen volunteers who serve on the city's board and
commissions and works to provide recognition for members upon resignation.
Background
Bill Kempe recently resigned as a member of the Maplewood Planning Commission. The city
council appointed Mr. Kempe to the Planning Commission on February 11, 2013 and he served
until December 31, 2019.
Attachments
1. Resolution of Appreciation for Bill Kempe
PC Packet Page Number 39 of 40
RESOL UTION OF APPRECIATION
WHEREAS, Bill Kempe has been a member of the Maplewood Planning Commission since
February 11, 2013 and has served faithfully in that capacity until December 31,2019; and
WHEREAS, the Planning Commission and the City Council has appreciated Bill's
experience, insights and good judgment; and
WHEREAS,Bill has freely given of his time and energy, without compensation,for the
betterment of the City of Maplewood; and
WHEREAS,Bill has shown sincere dedication to his duties and has consistently contributed
his leadership, time and effort for the benefit of the City.
NOW, THEREFORE,ITIS HEREBYRESOLVED for and on behalf of the City of
Maplewood,Minnesota, and its citizens that Bill Kempe is hereby extended our gratitude and
appreciation for his dedicated service.
Passed by the Maplewood
City Council on , 2020
Marylee Abrams,Mayor
Passed by the Maplewood
Planning Commission
On April 21, 2020
Paul Arbuckle, Chairperson
Attest:
Andrea Sindt, City Clerk
PC Packet Page Number 40 of 40