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Home My WebLink About2020-05-19 PC Packet Meeting is also available on Comcast Ch. 16 and streaming via maplewoodmn.gov AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION Tuesday, May 19, 2020 7:00 PM Held Remotely Via Conference Call Dial 1-888-788-0099 When Prompted Enter Meeting ID: 915 8431 5973# No Participant ID, Enter#When Prompted A. Call to Order B. Roll Call C. Approval of Agenda D. Approval of Minutes 1. April 21, 2020 E. Public Hearing 1. New Maplewood Elementary School, 2410 Holloway Avenue East a. Conditional Use Permit Resolution 2. Maple Ridge Convenience Store, 2501 White Bear Avenue a. Conditional Use Permit Resolution F. New Business 1. Sale of City-Owned Property at 2501 Londin Lane East G. Unfinished Business H. Visitor Presentations I. Commission Presentations 1. May 11, 2020 city council meeting a. Maplewood Senior Living, 1818 Gervais Court East 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, APRIL 21, 2020 7:00 P.M. (THIS MEETING WAS HELD REMOTELY VIA CONFERENCE CALL) A. CALL TO ORDER A meeting of the Commission was called to order at 7:00 p.m. by Chairperson Arbuckle. B. ROLL CALL Paul Arbuckle, Chairperson Present Frederick Dahm, Commissioner Absent Tushar Desai, Commissioner Present John Eads, Commissioner Present Allan Ige, Commissioner Present Lue Yang, Commissioner Present Staff Present: Michael Martin, Assistant Community Development Director Jeff Thomson, Community Development Director City Council Liason Present: Bill Knutson C. APPROVAL OF AGENDA Commissioner Desai moved to approve the agenda as submitted. Seconded by Commissioner Ige. Ayes —All The motion passed. D. APPROVAL OF MINUTES Commissioner Desai moved to approve the January 21, 2020, PC minutes as submitted. Seconded by Commissioner Ige. Ayes — Chairperson Arbuckle Commissioner's Desai, Ige & Yang Abstention —Commissioner Eads The motion passed. E. PUBLIC HEARING 1. 7:00 p.m. or later: Maplewood Senior Living, 1818 and 1832 Gervais Court a. Comprehensive Plan Amendment Resolution b. Planned Unit Development and Lot Division Resolution i. Assistant Community Development Director, Michael Martin gave the presentation on the Maplewood Senior Living at 1818 and 1832 Gervais Court and answered questions of the commission. April 21, 2020 1 Planning Commission Meeting Minutes PC Packet Page Number 1 of 66 ii. Applicant, Bo Nickloff, Augusta Development, 10700 Normandale Blvd, Suite 202, Bloomington, addressed and answered questions of the board. iii. Architect, Eric Reiners, AIA, Sperides Reiners Architects Inc., 4200 West Old Shakopee Road, Bloomington, addressed and answered questions of the board. Chairperson Arbuckle opened the public hearing. There were 2 callers from a construction company but they didn't have additional comments. Chairperson Arbuckle closed the public hearing. Commissioner Desai moved to approve a comprehensive plan amendment resolution requiding the properties from Employment to High Density Residential at 1818 and 1832 Gervais Court. Commissioner Desai moved to approve the 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. Seconded by Commissioner Ige. Ayes —All The motion passed. This item will go to the city council on May 11, 2020. F. NEW BUSINESS 1. Resolution of Appreciation for Bill Kempe, Planning Commission a. Assistant Community Development Director, Michael Martin read the resolution of appreciation for Bill Kempe. Chairperson Arbuckle moved to approve the Resolution of Appreciation for Bill Kempe. Seconded by Commissioner Ige. Ayes - All The motion passed. This item will be heard by the city council on either May 11 or May 26, 2020. G. UNFINISHED BUSINESS None. H. VISITOR PRESENTATIONS None. I. COMMISSION PRESENTATIONS 1. February 10, 2020 City Council Meeting — Commissioner Yang a. John Glenn Middle School, 1560 County Road B East was approved. b. Dog Day Care, 47 Century Avenue North was approved. 2. March 9, 2020 City Council Meeting — Staff reported a. Menard, Inc., 2280 Maplewood Drive was approved by the city council. April 21, 2020 2 PC Packet Page Number 2 of 66 Planning Commission Meeting Minutes J. STAFF PRESENTATIONS None. K. ADJOURNMENT Chairperson Arbuckle adjourned the meeting at 8:01 p.m. 11W 1\ vxtah, Rr �00) April 21, 2020 3 Planning Commission Meeting Minutes PC Packet Page Number 3 of 66 This page intentionally left blank. PC Packet Page Number 4 of 66 PLANNING COMMISSION STAFF REPORT Meeting Date May 19, 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: New Maplewood Elementary School, 2410 Holloway Avenue East a. Conditional Use Permit Resolution b. Design Review Resolution Action Requested: ✓ Motion ❑ Discussion ✓ Public Hearing Form of Action: ✓ Resolution ❑ Ordinance ❑ Contract/Agreement ❑ Proclamation Policy Issue: Independent School District 622 is proposing to build a new elementary school building on the existing Maplewood Middle School site. The new building will house approximately 800 Pre-K through 5th grade students, and will also include Special Education programming. After the new elementary school is completed, the existing middle school will be demolished. To move forward with this project, the applicant needs city council approval of design review and a conditional use permit for a school. Recommended Action: a. Motion to approve a resolution for a conditional use permit for a new elementary school to be constructed at 2410 Holloway Avenue East. b. Motion to approve a resolution for design review for project plans date-stamped April 22, 2020 for a new elementary school to be constructed at 2410 Holloway Avenue East. 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 May 7, 2020. The initial 60-day review deadline for a decision is July 6, 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. PC Packet Page Number 5 of 66 Background: Independent School District 622 is proposing to build a new elementary school building on the existing Maplewood Middle School site. The new elementary school would be built south of the existing building. Once the new school is complete, the middle school would be removed and replaced with athletic fields. Many of the comments the city received from neighboring property owners were concerning parking on local streets and the condition of Lakewood Drive North. The school district believes many of the parking concerns result from after school events and usage of the swimming pool in the existing middle school. With the site converting from a middle school to an elementary school —which includes the elimination of the swimming pool —the district believes event parking demand will be reduced. The city's engineering department has reviewed this project and its impact on local infrastructure and determined that Lakewood Drive North is designed to handle the loading caused by school buses, similar to residential streets throughout Maplewood. It should be noted that Lakewood Drive North is on the Maplewood's 10-year Capital Improvement Plan and will need to be reconstructed within the next 10 years Conditional Use Permit Section 44-1092 of the city code permits schools to be located within any zoning district with an approved conditional use permit. The existing building predates this code requirement so no conditional use permit currently exists for this site. The new building project will bring the site into compliance with this requirement. The site will continue to operate as a school. The existing middle school has approximately 725 students attending the 113,400-square-foot school. The new school will be 112,600 square feet in size with 800 students attending. Design Review Site Plan The new school will be located on the south half of the site with the main parking lot just off the north of the building. Parents will access the building and parking lot from a drive directly accessing Holloway Avenue East. The elongated parent-drop off is intended to allow for car stacking on site and alleviate congestion at Holloway Avenue East. Busses will access the site off of Lakewood Drive North. The bus access is likely the biggest change to the site plan as compared to existing conditions. The bus drive access is in the southwest corner of the site. The majority of feedback the city has received regarding this project has been concerning bus traffic on Lakewood Drive. The city engineer has reviewed this project and has deemed that Lakewood Drive is suitable for bus traffic. A 100' x 80' playground will be located on the south side of the site near the bus parking area and south of the new building. When the middle school is removed that area of the site will be restored to allow for athletic fields. Building Elevations Most of the new school building will be approximately 30 feet in height. The gymnasium on the west side of the building will be 33 feet in height and the center portion of the east half the building is approximately 48 feet tall. Most of the building will be finished with a tan field brick and will be accented with a darker colored-brick, frames, metal panels and precast panels. PC Packet Page Number 6 of 66 Parking There will be 129 parking spaces as part of this new school project. The number of spaces exceeds the city's parking ordinance requirements for schools. As comparison, the remodeled Carver Elementary School was approved in 2019 with 124 parking spaces. Landscaping The overall site is sparse in terms of landscaping today and minimal landscaping is proposed with this new project. Two rain gardens on the north half of the site will remain in place. Additional raingardens will be constructed to the east and south of the new school as part of the project's required stormwater retention requirements. City ordinance requires a landscaped and possible screened area of not less than 20 feet in width be provided where a nonresidential use abuts a residentially zoned or planned property. The applicant's plans are providing for the required landscaped area but staff is recommending additional screening be added adjacent to the south and west property lines to ensure year-round screening to the homes in line with either the parking lot or new school building. In revising the landscape plan, the applicant can account for existing landscaping that provides year-round screening. The applicant will be required to submit a tree preservation plan that meets all ordinance requirements. Lighting The applicant will be required to submit an updated photometric plan that includes property lines to ensure all city requirements are being met. Department Comments Engineering Please see Jon Jarosch's engineering report, dated May 8, 2020, attached to this report. Environmental Please see Shann Finwall's environmental report, dated May 12, 2020, attached to this report. Public Safety Police and Fire have reviewed this project and have no comments. Board and Commission Review May 19, 2020: The community design review board will review this project. May 19, 2020: The planning commission will hold a public hearing and review this project. Citizen Comments Staff surveyed the 172 surrounding property owners within 500 feet of the proposed site for their opinion about this proposal. Staff received 10 responses as shown below. 1. As a home owner on Lakewood Drive, that has been effected by the school/athletic fields and the lack of off street parking. During the past years of athletic sports being played, trying to PC Packet Page Number 7 of 66 drive on Lakewood Drive is next to impossible. The parking is 'only one side", people do not follow directions and not enforced. I am concerned that the parking issues are still not being addressed. I recommend that the current parking lot located at the north east area remain. This is already being close to the proposed soccer/softball field. I also recommend removal of the security/parking lot lights and standards. As a commercial driver, I have issues with the "bus parking" area. Drivers pull into angle parking to drop off or pick up students. The drivers will need to back out or back into the parking slots. Who will be watching for the children in the lot when the buses start to move? There are major"blind spots" for the drivers, even with all the mirrors and front bumper crossing arm. Receiving area. ULF, SYSCO delivery companies will need to "blind side" into the loading dock. This is another area that should be addressed. (Steven Larson, 1747 Lakewood Drive North) 2. After watching the video on the proposed construction of an elementary school on the site of the current junior high school I have the following initial comments: • Naming--- do NOT name this school after any political person, nor entity.... No Obama... no Trump... etc. • Make sure there is NO PARKING on both sides of Lakewood Drive both during and after construction. This includes NO SCHOOL BUSSES NOR CARS being lined up on Lakewood Drive to drop off or pick up students. This has been a very dangerous situation for years, and now is the time to take care of it. From the video provided, it looks like the bus drop off area might NOT have enough room to accommodate all the busses in a parked position. PLEASE MAKE SURE IT DOES! Thank you for your attention to these matters. (Richard Telke, 1754 Lakewood Drive North) 3. Thank you for asking the surrounding residents of the New Elementary School for comments. I live on Lakewood Drive in the new homes, behind the school property, 1767 Lakewood Drive. For me and many of the neighbors that built homes on Lakewood Drive, we love the woods that surround us. Many of us are concerned about the woods disappearing at the far south end of the school property. I know there will be a bus pick up area there. We are hoping that you leave the tree line there. If not hoping there would be trees, hedges planted on that corner. I feel for the neighbors that are right on the corner of Ripley and Lakewood Drive. Right now they have trees and an open field. Hedges, bushes, trees would be appreciated in that area. Also, the Lakewood Drive and Myrtle Street homes have had to put up with a lot of traffic for the school which have destroyed both streets. They have ruined both streets to the point that they are ruining our cars. They are NEVER repaired, huge potholes year round. The buses go up and down those streets, turn around along with delivery semis for the school. Our hope is that streets will be repaired and curbs put in. Those are my wishes/concerns. Looking forward to the new Elementary School in our neighborhood! Thank you. (Kim Elfstrom, 1767 Lakewood Drive North) 4. First impression is that there is not enough outdoor play space. Playing in the bus parking lot does not seem like a good idea. Will you use Hillside Park? If so we will need a sidewalk put PC Packet Page Number 8 of 66 in between the houses for access. Second it looks like we need more buffer space in the southwest corner between the buses and houses. Hope the southern tree border will be kept. Lastly is there funding to better maintain Myrtle and Lakewood Drive Streets? Current traffic leaves many potholes. (Sharon D. Reinemann, 1770 Lakewood Drive North) 5. We decided to live here because of the trees and natural landscape around our homes. We did not see if any existing trees surrounding the back area of this project where a play area is planned will be removed and would not want to see any mature trees and natural areas disturbed. If there are plans to remove any of the mature trees bordering the school site and having an open space between the school and homes bordering the property, I hope that will not happen. Could you please let us know what the plans look like for the trees being left as they are. (Denise and Dale Bergquist, 1771 Lakewood Drive North) 6. What are the other solution alternatives/design options? There is never just one possible solution. Please show us all the alternatives, and related to those alternatives provide the following: advantages and disadvantages (related to all stakeholders), costs (internal and external), time (effort and duration), and risks (potential issues and obstacles). Don't make us do the analysis on your one proposed solution. Show us the various options that are possible and why you are recommending this solution so we can have an informed discussion. Do your due diligence. (Michelle Tatreau, 1778 Lakewood Drive North) 7. My wife and I own the property at 1784 Lakewood Drive, immediately adjacent to the school property. (and to the proposed school bus parking lot). The first information we received detailing this project (other than rumors) came in the form of a postcard received last week from the school district. The post card invited us to access the District internet site for information on the new building construction. This information was, unfortunately, of little value since it was short on details regarding the actual construction, concentrating instead on features the new building will contain. There was no mention of the impact this massive project will have on tax paying property owners adjoining the site. In addition, it appeared there would be two schools built, as the current Middle School would be in operation until the new building is completed. The website seemed to indicate once the current Middle School is demolished, another building would be constructed in its place. After receiving your letter, we looked at the much more complete and detailed information on Maplewood's website. Again missing is any kind of study on the impact to our neighborhoods in terms of traffic, noise, destruction of Lakewood Drive by school busses, impact on property values etc. If such a study has been done, we'd appreciate a copy. If not, we'd hope such a study would be undertaken. It appears school buses will be primarily using Lakewood Drive between Holloway and the entrance to the bus parking area. Lakewood is generally in bad shape even without numerous daily school buses. The school bus parking lot and (play) area are very close to my property. We object to the proposed route of buses on Lakewood Drive. Lakewood Drive has no sidewalks, children can be seen riding bikes in the street and people often walk in the street to get to Holloway. It would seem this project will have a huge impact on the quality of life for property owners in this neighborhood. I urge the City to not approve the proposed bus traffic and parking plan, and have the district look at alternatives. Lakewood Drive was never designed to handle school bus traffic and concurrent neighborhood vehicles plus pedestrians. Will a traffic signal be installed on Lakewood and Holloway?Would the City have to use taxpayer dollars to upgrade Lakewood PC Packet Page Number 9 of 66 Drive to include sufficient safety improvements? We thank the City of Maplewood for inviting our comments. To say we are concerned about the impact of this project, would be an understatement. We look forward to the public hearing on this project. (Bob and Deb Gagne, 1784 Lakewood Drive North) 8. We live about as close as anyone can be to the school and, more specifically, to the proposed bus entrance. We understand the importance of good schools and would likely be supportive if the design would include one very minor consideration for us neighbors. On the far south side of the school property is a line of trees that provides a small but very nice sight and sound barrier between our neighborhood and the school property. We would love to see this sight/sound barrier improved or replaced. The improvement or replacement requested would be a dense row, or rows, of pine trees to act as a natural barrier. Not small pine trees that may become a nice barrier in 10-15 years but more mature trees that would start at 8-10 feet or more in height. This would really be a win-win for both the school property (showing that the city/school cares about creating a beautiful and natural environment) and for us Maplewood property owners. Given the over-all cost of the school it's a safe bet that the cost of this request would be a small fraction of 1% of the overall school cost. A very small price to pay to show care and consideration for us school neighbors. I hope you do "give careful consideration" to this request. (Robert and Teri Hei, 1787 Lakewood Drive North) 9. 1 have reviewed the current layout for the school and the bus and drop off areas. I am concerned about the traffic this will cause on my street when we are all having to also leave our residence to go to work in the morning at the drop off time. As well as the current condition of our street as it is. Adding more traffic without these issues being resolved is a huge problem. I'm not opposed to having an elementary school put here, however I think the parking and drop off routes need to be revised. (Anne Louden, 1815 Lakewood Drive North) 10. My question to you is how will this impact Lakewood Dr. during the "normal" school year I had dozens of staff, parents etc. using my driveway as a turnaround spot. Needless to say this puts extra usage on my driveway. There were several times I came home from work and had to wait in the street to pull into my own driveway. Also, how will this affect people driving down Lakewood that want to take a left at the intersection of Lakewood Dr. and Holloway. Will there be stop lights, etc. or will we be faced with a long wait time to be able to make that left turn. Again when school was "normal" there was times where I had to wait at least 5 minutes to make that turn, due to children crossing the street, buses or parents and staff coming to the school. (Debbie Wells, 1863 Lakewood Drive North) Reference Information Site Description Site Size: 19.86 acres Existing Land Use: Middle School Surrounding Land Uses North: Holloway Avenue East and single-family homes in North Saint Paul East: Single-family homes in North Saint Paul South: Single family homes West: Lakewood Drive North and single family homes PC Packet Page Number 10 of 66 Planning Existing Land Use: Institutional Existing Zoning: Single Dwelling Attachments: 1. Conditional Use Permit Resolution 2. Design Review Resolution 3. Overview Map 4. 2040 Future Land Use Map 5. Zoning Map 6. Applicant's Narrative 7. Site Plan 8. Landscape Plan 9. Building Elevations 10. Jon Jarosch's Engineering Report, dated May 8, 2020 11. Shann Finwall's Environmental Report, dated May 9, 2020 12. Applicant's Plans (separate attachment) PC Packet Page Number 11 of 66 Attachment 1 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Independent School District 622 has requested approval of a conditional use permit for a new elementary school building. 1.02 The property is located at 2410 Holloway Avenue East and is legally described as: Tract A The East 174 feet of the North 250 feet of the West 1/4 of the Northeast 1/4 of the Southwest 1/4 of Section 13, Township 29, Range 22 West, according to the United States Government Survey thereof, subject to the rights of the public in the North 33 feet thereof for Holloway Avenue, said tract being also described as Lot 1, Block 1, Wiesner Park, together with abutting south half of Holloway Avenue, according to the plat of said Wiesner Park on file and of record in the office of the Register of Deeds in and for Ramsey County, Minnesota. Tract B The West 1/4 of the Northeast 1/4 of the Southwest 1/4, Section 13, Township 29, Range 22, according to the United States Government Survey thereof, except the East 174 feet of the North 250 feet thereof, subject to the rights of the public in the North 33 feet thereof for Holloway Avenue and in the West 33 feet thereof for Meyer Avenue, said tract being described as all of Wiesner Park, except Lot 1, Block 1 thereof and except the south half of Holloway Avenue abutting upon said Lot 1, Block 1, according to the plat of said Wiesner Park on file and of record in the office of the Register of Deeds in and for Ramsey County, Minnesota. Tract C The East 1/2 of the West 1/2 of the Northeast 1/4 of the Southwest 1/4 of Section 13, Township 29, Range 22, Ramsey County, Minnesota, according to the United States Government Survey thereof, subject to the rights of the public in the North 33 feet thereof for Holloway Avenue. (Abstract Property) Section 2. Standards. 2.01 City Ordinance Section 44-1092(6) requires a Conditional Use Permit for Planned Unit Developments. 2.02 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. PC Packet Page Number 12 of 66 Attachment 1 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would not exceed the design standards of any affected street. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On May 19, 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 June 8, 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 April 22, 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. PC Packet Page Number 13 of 66 Attachment 1 3. The city council shall review this permit in one year. 4. Comply with all city ordinance requirements for signage. 5. Parking on Lakewood Drive North for any school-related events is limited to the east side of the street. 6. Provide year-round screening adjacent to the south and west property lines to the homes aligned with either the parking lot or new school building. by the City Council of the City of Maplewood, Minnesota, on June 8, 2020. PC Packet Page Number 14 of 66 Attachment 2 DESIGN REVIEW RESOLUTION Be it resolved by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Independent School District 622 has requested approval of design review for a new elementary school building. 1.02 The property is located at 2410 Holloway Avenue East and is legally described as: Tract A The East 174 feet of the North 250 feet of the West 1/4 of the Northeast 1/4 of the Southwest 1/4 of Section 13, Township 29, Range 22 West, according to the United States Government Survey thereof, subject to the rights of the public in the North 33 feet thereof for Holloway Avenue, said tract being also described as Lot 1, Block 1, Wiesner Park, together with abutting south half of Holloway Avenue, according to the plat of said Wiesner Park on file and of record in the office of the Register of Deeds in and for Ramsey County, Minnesota. Tract B The West 1/4 of the Northeast 1/4 of the Southwest 1/4, Section 13, Township 29, Range 22, according to the United States Government Survey thereof, except the East 174 feet of the North 250 feet thereof, subject to the rights of the public in the North 33 feet thereof for Holloway Avenue and in the West 33 feet thereof for Meyer Avenue, said tract being described as all of Wiesner Park, except Lot 1, Block 1 thereof and except the south half of Holloway Avenue abutting upon said Lot 1, Block 1, according to the plat of said Wiesner Park on file and of record in the office of the Register of Deeds in and for Ramsey County, Minnesota. Tract C The East 1/2 of the West 1/2 of the Northeast 1/4 of the Southwest 1/4 of Section 13, Township 29, Range 22, Ramsey County, Minnesota, according to the United States Government Survey thereof, subject to the rights of the public in the North 33 feet thereof for Holloway Avenue. (Abstract Property) 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 PC Packet Page Number 15 of 66 Attachment 2 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. Section 3. City Council Action. 3.01 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 April 22, 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 May 8, 2020. 4. Meet all requirements in the environmental report, dated May 12, 2020. 5. The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 6. All rooftop equipment shall be screened. 7. Prior to the issuance of a building permit, the applicant shall submit for staff approval the following items: a. A revised landscape plan that includes additional landscape screening to meet ordinance requirements along the south and east property lines that are in line with the new school building. This revised landscape plan can account for existing year-round screening elements. b. A tree replacement plan that meets the requirements of the city's tree replacement code. c. A revised photometric plan that includes property lines and meets the requirements of the city's lighting code. d. 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. 10. 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. PC Packet Page Number 16 of 66 Attachment 2 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. 11. 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. 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 June 8, 2020. PC Packet Page Number 17 of 66 2410 Holloway Avenue East - New Elementary School Attachment 3 City of Maplewood April 23,2020 Maplewoo Overview Map WO d.,. - + tea' M rti Ak a _ ifr tl r � Y ��I Legend f e . Project Area 0 340 Feet �� Source:City of Maplewood, Ramse Count PC Packet Page Number 18 of 66 2410 Holloway Avenue East - New Elementary School Attachment 4 City of Maplewood April 23,2020 Maplewood 2040 Future Land Use Map § Wo u s `I • Legend e _ Future Land Use - 2040 Low Density Residential Public/Institutional Open Space ski �' I r it ., a, Park .f' d p Project Area Y t E I 0 340 Feet Source:CitY of Ma lewood, Ramse Count PC Packet Page Number 19 of 66 Holloway Avenue East - New Elementary School Attachment 5 r,tV2410 y of Maplewood April 23,2020 Zoning Map - AL .. [+� wo r � 2 ' i 6 r+ 1 '4 - JS 4— _ �•a �. -V� � \ ��. +�Zl��u t �s.,.TI'S.- �1 Jr jM t rr. _ 7W -01 - �r �. r II rt♦ .Ls n� d; �- ,arc•. -• _.. - - � .. �� ` a his. ._ Le end � , i E V' Zoning "„ ► - /�' a orOpen Space/Park Single Dwelling (r1) Asa r I Project Area 0 340 . Feet \ - - source:Citof Ma lewood,Ramse Count —� PC Packet Page Number 20 of 66 Attachment 6 Independent School District#622 New Elementary on Maplewood Site School District 622 April 20,2020 NORTH 57.PAUL I MAPLEWODD I OAKDALE Ready for tomorrow Received PROJECT NARRATIVE by nApriof Ma,2020d on April 22,2020 The Proposed project submitted for Community Design Board Review and a Conditional Use Permit is for a new elementary school building on the existing Maplewood Middle School site. This project is in response to the referendum approved by voters in the community on May 14,2019. The bond called for improvements at sites throughout the district to address safety,security,maintenance, and the programmatic needs of aging facilities. The elimination of Maplewood Middle school is in response to a district initiative to create two distinct pathways for students in the District. Currently, students from three middle school buildings filter into two high schools. Half of the students from Maplewood Middle School are placed at North High and the other half attend Tartan High.Additions and renovations at Skyview Middle School and John Glenn Middle School will provide space so that students will continue together from middle to high school.Boundaries will be adjusted for the 2022-2023 school year when all construction projects are complete to accommodate this change. The existing middle school is planned to be demolished in summer 2022. The proposed conditional use for the site is a public elementary school. The new building will house approximately 800 Pre-K through 5th grade students, and will also include center based Special Education programming. The new elementary building will allow for the decommissioning of older and less efficient buildings in the district. It will provide a facility,which meets the teaching and learning needs of a diverse student population. A new bus loop behind the building will separate buses from parent drop-off for student safety. The elongated parent-drop off will allow for car stacking on site and alleviate congestion at Holloway Ave E. Sufficient parking will also be provided for staff and visitors.Both existing rain gardens on site will be repurposed and remain in use with the proposed site layout. LW/ISD_622/192163/rpt/ProjectNarrative Commission No. 192163 PC Packet Page Number 21 of 66 Attachment 7 INDEPENDENT SCHOOL DISTRICT#622 NEW ELEMENTARY ON MAPLEWOOD SITE • Received by City of Maplewood on April 22,2020 HOLLOWAY AVE E r, 'r RAIN GARDEN . j I EXISTING ' BUILDING ; I FOOTPRINT z � Dr RAIN GARDEN 8 8 I PARKING LUw ' y� I DROP OFF 1� * BUILDING , FOOTPRINT ECEIVING jig 6� PLAY � I ' p . . � . . � , , .J Maplewood Site Diagram 17.42 Acres 1"= 160'-0" 0 120' 240' Maplewood Site w..rv.m �mPvsEsa�,ry�•��y.r Diagram Comm No:192163 PC Packet Page Number 22 of 66 Attachment 8 0 00 a ------------- 0 CD ------------ U) CD U) a LO J z z w 0) 171) a. O 0 CO Z D L) < LL < 0 4:j T I ---------- rl\ ............ - -------- --- 4- ❑ \ I VT 618 T." � �7� J, 3AI-0-3- PC Packet Page Number 23 of 66 Attachment 8 0 00 m ------------- 0 oM ------------ CD Lr) U) -j M EO J z z w 0) B N. O ca 0 5 g D < a V1 0. LL 0 Z EY, F I - U 77 Il /� Q 8 A. 1W- ❑t11 IQ L I 0 - - - - - - - - - - - - - - - - - - - - - F-I- - - - PC Packet Page Number 24 of 66 Attachment 9 O X Q L O �L X LU _ f � L I } � w 00 oV ON N a N NN > CML N 41 L U o W 0 0 Q 4 � 0 U o O ' d � Ora L Ln 0 PC Packet Page Number 25 of 66 Attachment 9 N 4� 4� � 11144 CL L w L a� x LU 0 0 N NCj ,n O N }ro c co� ° o • ) � N a o o -L 40 o m �Q o ' d Uo paa u V) PC Packet Page Num Attachment 9 N (1) 4-1 4� c� CL I L O �L LU 0 0 0 � C) QLN .: (a N N w 0 No Q X03 UU 0 1 >1 rr � ao � o o � d� Oaa L Ul g PC Packet Page Number 27 of 66 Attachment 9 1.0"OWN N CL L W m L X LU e N � 0 O O 6 W/�. 040 T O O N L w N N 0 0 m �,Q C: O a U o u Ln PC Packet Page Nu of 66 g Attachment 10 Engineering Plan Review PROJECT: New Elementary School —2410 Holloway Avenue PROJECT NO: 20-12 COMMENTS BY: Jon Jarosch, Assistant City Engineer DATE: 5-8-2020 PLAN SET: Engineering plans dated 4-20-2020 The applicant is proposing to remove the existing Maplewood Middle school and construct a new elementary school further south on the site. The site will also be reconfigured to better accommodate drop-off and pick-up activities. The applicant is requesting design approval for the site plan. Stormwater management for site is proposed to be accommodated via the use of rainwater gardens and filtration basins. Sump structures will also be added to reduce the amount of sediment reaching these water quality features. The revised site layout routes school bus traffic up Lakewood Drive as a means to separate bus traffic from parent pickup/drop-off. Buses and parents currently utilize the loop drive off of Holloway Avenue for these activities. This change will result in additional traffic on Lakewood Drive. This street is designed to handle the loading caused by school buses, similar to residential streets throughout the City. It should be noted that Lakewood Drive is on the City's 10-year Capital Improvement Plan. With a pavement condition index rating of 30 out of 100, the street has deteriorated to the point that it needs reconstruction within the next 10 years. City staff will continue to monitor the street and make repairs as necessary until such time that reconstruction occurs. 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. PC Packet Page Number 29 of 66 Attachment 10 2) A joint stormwater maintenance agreement with the City and RWMWD shall be signed by the owner for the proposed infiltration/filtration basins and associated storm sewer system. 3) The project shall be reviewed by the City of North Saint Paul (NSP). The site's storm sewer system at the northwest corner of the site discharges into the NSP storm sewer system. All conditions of NSP shall be met. 4) Outlet velocities into basins shall be 10 feet per second or less. This is typically achieved through a drop structure and minimally sloped pipe to the outlet (0.5%). In all instances, adequate scour protection shall be provided at piped outlets. 5) Cleanouts shall be added to draintile systems beneath the filtration basins, at regular intervals, to ensure the draintile system can be readily cleaned and maintained. 6) Sump structures or other pre-treatment devices shall be installed upstream of all discharge points to basins or offsite storm sewer systems. Grading and Erosion Control 7) Emergency overflows for all basins shall be shown on the grading plan. Adequate erosion and scour protection shall be provided in the overflow locations. 8) The infiltration/filtration basins shall be protected from sedimentation and compaction throughout construction. 9) Inlet protection devices shall be installed on all existing and proposed onsite storm sewer until all exposed soils are stabilized. 10) Public and private drives and roadways shall be swept as needed to keep the pavement clear of sediment and construction debris. 11) All pedestrian facilities shall be ADA compliant. 12) A copy of the project SWPPP and NDPES Permit shall be submitted prior to the issuance of a grading permit. Sanitary Sewer and Water Service 13) Sanitary sewer service piping shall be schedule 40 PVC or SDR 35. 14) 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 PC Packet Page Number 30 of 66 Attachment 10 specifications to SPRWS for review and meet all requirements they may have prior to the issuance of a grading permit by the City 15) Insulation should be considered in areas where the storm sewer system crosses the proposed watermain loop within the site. 16) The disconnection from the North Saint Paul water system at the former school building location is subject to the review and requirements of North Saint Paul. 17) The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this phase of the project. Appropriate fees shall be charged during the permitting process. Other 18) The plans shall be signed by a professional engineer currently licensed in the State of Minnesota. 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. 19) Grading and erosion control permit 20) Sanitary Sewer Permit 21) Storm Sewer Permit 22) Right-of-Way Permit - END COMMENTS - PC Packet Page Number 31 of 66 Attachment 11 Environmental Review Project: New Elementary School Date of Plans: Landscape Plan —April 20, 2020 Date of Review: May 12, 2020 Location: 2401 Holloway Avenue Staff Reviewing: Shann Finwall, AICP, Environmental Planner (651) 249-2304; shann.finwall(a�maplewoodmn.org Emily Dunlap, Natural Resources Coordinator (651) 249-2416; emily.dunlap(a�maplewoodmn.org Project Background: Redevelopment of the Maplewood Middle School site with a new elementary school. Environmental Ordinances and Policies: 1. Tree Preservation Ordinance • The 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 tree preservation ordinance requires any significant tree removed to be replaced based on a tree mitigation calculation. The calculation takes into account the size and number of trees on the site, versus the size and number of trees removed. The calculation also allows credits to the final tree replacement when preserving specimen trees. • If less than 20 percent of the total significant tree diameter inches is removed from the site, the applicant shall replace one tree per significant tree removed. • Tree replacement shall be a minimum of 2-caliper inches in size. Tree Ordinance Analysis a. Tree Impacts: No tree plan was submitted with the application. b. Tree Replacement Requirements: If less than 20 percent of the significant trees on the site are being removed, the applicant must replace one 2-caliper inch tree per one significant tree removed. 1 PC Packet Page Number 32 of 66 Attachment 11 If more than 20 percent of the significant trees on the site are being removed, the applicant must replace trees based on the City's tree replacement calculation. C. Tree Replacement Proposed: A minimal landscape plan was submitted identifying the location of trees. However, there is no legend on the landscape plan that outlines the tree species, size, and number of trees to be planted. d. Tree Preservation Recommendations: 1) Submit a tree plan that meets the City's tree preservation ordinance. 2) Submit a landscape plan that identifies the number, size, and species of trees proposed to be planted on site. 2. Landscaping a. Landscaping Policy: Maplewood strives for diverse landscaping in its developments including plants that thrive in this area. b. Landscaping Recommendations: 1) The planting schedule has very low diversity. Consider increasing tree and shrub diversity to add visual interest and limit the number of affected plants in case of disease. 2) Chicagoland Green Boxwood: This shrub's Hardiness Zone is 5-8. Maplewood is Zone 4 so this plant will likely not survive the winter. Please choose a different species. 3) Pine Tree: Please specify species. 3. Infiltration Basins a. Infiltration Basin Policies The City requires a portion of the basin to be planted rather than seeded; typically a minimum of 5,000 square feet of plantings are required on large basins. Using plants rather than seeds hastens establishment and provides a better chance of successful establishment. Basin bottoms and lower elevations almost never establish successfully from seed since the seed is washed away when stormwater flows into the basin. Contractors typically take one of three approaches to plant material for large basins: Plant shrubs in the bottom of the basin and seed the slopes. A 10,000 square foot bottom would require about 275 shrubs planted 6' apart. Large shrubs such as highbush American cranberry can be planted at this spacing; most shorter shrub species require closer spacing. If shrubs are planted, they would be mulched with shredded hardwood mulch. 2 PC Packet Page Number 33 of 66 Attachment 11 On sites that don't need immediate aesthetic appeal, a combination of seed and plugs is sometimes used. The basin is seeded with a native seed mix, then grasses, sedges, and flowers are planted in the bottom of the basin 18" apart (about 2,250 plants for 5,000 square feet). This spacing of plants does not provide full coverage, it just helps ensure establishment of native species in the basin bottom in case seed is washed away. Plant portions of the basin slopes to better integrate the basin into the site design. This may include shrub beds, perennials (native or non-native), or a combination of trees, shrubs, and perennials. These beds would be mulched and maintained as landscaped areas. For the bottom, do a combination of seeding and planting as explained above. b. Infiltration Basin Recommendations 1) Please provide a planting plan for the infiltration basins. If a seed mix is being used, a seed mix list is required that specifies the species and percentage of each species. 2) The City would like to see a minimum of 5,000 square feet of planted areas for each of the two infiltration basins. 3) Provide a landscape drawing for each infiltration basin, including list of species, container size, spacing, and quantities. 4) If proposing to seed the bottom of the basins, provide explanation of measures that will be taken to ensure seed does not wash away. 5) For any area using a native seed mix (ex: pond slopes), provide information on maintenance for planting year, Year 2 and Year 3, addressing what maintenance activities will be required and what entity (developer, owner, etc.) will take on this responsibility. 6) Plant Schedule: The City would like Eulalia Grass (Miscanthus sinensis `Morning Light') to be removed from the plant schedule. Miscanthus has the potential to escape to nearby natural areas and become invasive, especially if it hybridizes with a nearby plant of a different cultivar. It is recommended that Eulalia Grass be replaced with a different grass such as Feather Reed Grass or Switchgrass. 3 PC Packet Page Number 34 of 66 PLANNING COMMISSION STAFF REPORT Meeting Date May 19, 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: Maple Ridge Convenience Store, 2501 White Bear Avenue a. Conditional Use Permit Resolution b. Design Review and Comprehensive Sign Plan Resolution Action Requested: ✓ Motion ❑ Discussion ✓ Public Hearing Form of Action: ✓ Resolution ❑ Ordinance ❑ Contract/Agreement ❑ Proclamation Policy Issue: Slate Asset Management—owner of the Maple Ridge Shopping Center, 2501 White Bear Avenue — is proposing to build a new 4,200-convenience store and make changes to the access points along White Bear Avenue and Gervais Avenue. The convenience store, if approved, would be owned and operated by a new grocer that would occupy the former Rainbow Foods building. To move forward with this project, the applicant needs city council approval of a conditional use permit for a planned unit development and a motor fuel station, design review and a comprehensive sign plan amendment. Recommended Action: a. Motion to approve a resolution for a conditional use permit for a planned unit development and a motor fuel station at 2501 White Bear Avenue. b. Motion to approve a resolution for design review and a comprehensive sign plan amendment for project plans date-stamped April 27, 2020 for a new convenience store to be constructed at 2501 White Bear Avenue North and for the access changes from the site to White Bear Avenue North and Gervais Avenue East. 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 35 of 66 The city deemed the applicant's application complete on May 7, 2020. The initial 60-day review deadline for a decision is July 6, 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: Slate Asset Management—owner of the Maple Ridge Shopping Center, 2501 White Bear Avenue — is proposing to build a new 4,200-convenience store and make changes to the access points along White Bear Avenue and Gervais Avenue. The convenience store, if approved, would be owned and operated by a new grocer that would occupy the former Rainbow Foods building. Conditional Use Permit— Planned Unit Development Section 44-1092 of the city code permits planned unit developments within any zoning district with an approved conditional use permit. City code defines planned unit developments as a type of development characterized by a unified site design, with two or more principal uses or structures. In the case of this project, the principal uses on the site will be the grocery store building, convenience store building and the multi-tenant shopping center building that require coordination in the site plan as the uses share parking and access drives. 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. Front Yard Setback City code requires all buildings be setback thirty feet from a street right-of-way. The applicant is requesting approval to set the new convenience store building 19.7 feet from the White Bear Avenue right-of-way. There is a water main easement between the fuel canopy and the proposed convenience store building. The proposed building placement allows for some additional space between the building and the easement to minimize the impact of the proposed improvements and utilities on the water main easement. Additionally, the reduced setback is requested to maintain additional parking for the center. PC Packet Page Number 36 of 66 Parking Per city code, this site is required to provide parking at a ratio of one parking space per every 200 square feet of retail space — meaning 599 parking stalls would be required with the addition of the new convenience store building. This site currently provides 650 parking spaces. The applicant is requesting the center be required to provide parking at a one parking space per every 250 square feet of retail space. Using this ratio, 479 parking spaces would be required with the new building and the applicant's proposed site plan provides 506 stalls. The proposed parking would be 93 spaces less than what code typically would require. In the applicant's submitted narrative they have provided justification in why this reduced parking ratio works. In addition, the city had approved a project for this site in 2017 that would have allowed two additional buildings and a similar parking reduction. This projection never materialized but staff is still comfortable with the proposed parking count. Conditional Use Permit— Motor Fuel Station Section 44-512 requires conditional use permits for motor fuel stations. Major motor fuel stations are required to be setback at least 350 feet from any residential property. This proposed project is approximately 537 feet from the nearest residential property line. Motor fuel stations typically have some outdoor storage and sales displays for items like windshield washer fluid and water-softener salt. Staff recommends allowing such outdoor displays along the front or west elevation of the building and under the fuel canopy. Outdoor storage and sales should be prohibited anywhere else on the convenience store site. Design Review Site Plan The convenience store will be located on the east side of the site in line with the existing multi- tenant building. A sidewalk is proposed on the north side of the new building but the site plan does not show it connecting to the sidewalk on White Bear Avenue. The applicant shall be required to submit a revised site plan showing the two walks meeting. As part of this development, and in anticipation of a future grocery store occupying the former Rainbow Foods space, significant changes to site access are proposed as a part of this development. These site access changes have been thoroughly reviewed by both the City and Ramsey County. Along Gervais Avenue, the existing three access points will be consolidated to two site accesses. As part of this reconfiguration, the center island on Gervais Avenue will be modified to provide a full access point. Likewise, this segment of Gervais Avenue will be re-striped to include only one thru- traffic lane in each direction, matching up with the section of Gervais Avenue to the west, improving traffic safety in this busy section of Gervais Avenue. Likewise, major access improvements are proposed to the White Bear Avenue site access. The existing right-in/right-out access point, which has been a historic enforcement issue, will be removed. A fully signalized intersection is proposed just south of the former access site, aligning with property access points on the east side of White Bear Avenue as well. This fully signalized intersection will improve access to both sites, along with improving traffic safety along the corridor. This proposed signalized intersection has been reviewed by both the City of Maplewood and Ramsey County. PC Packet Page Number 37 of 66 Building Elevations The new building will be 18 feet in height with the parapet in the middle of the building extending up to 23 feet in height. The fuel canopy will be 19 feet and 6 inches tall. The building and fuel canopy is proposed to be constructed with two different colors of brick and limestone panels. The proposed building materials will be an upgrade for this site but staff does feel that additional architectural details need to be added to the east elevation. This building is very visible from White Bear Avenue and the east elevation needs to be treated as a front elevation. Landscaping The landscape plan identifies seven trees being removed during development. Six in the location of the proposed convenience store, and one along Gervais Avenue in the location of the new entry driveway. The applicant's landscape plan shows the planting of four trees. Three 2.5 caliper inch maple trees and one 8-foot high black hills spruce tree. Numerous shrubs and perennials will be planted near the new White Bear Avenue access and around the convenience store site. Lighting The applicant will be required to submit an updated photometric plan that ensures all city requirements are being met. Comprehensive Sign Plan Amendment There is an existing comprehensive sign plan for this site which regulates the size and placement of wall signs for the tenants of the multi-tenant building. The sign plan states the grocery store building needs to abide by the city's sign ordinance requirements. The applicant is requesting signage for the new convenience store building, fuel canopy and a monument sign for the grocery store. Staff feels these requests are reasonable and would recommend the size of each of the new requested signs be limited by the city's sign ordinance requirements. Department Comments Engineering Please see Jon Jarosch's engineering report, dated May 11, 2020, attached to this report. Environmental Please see Shann Finwall's environmental report, dated May 11, 2020, attached to this report. Public Safety Police and Fire have reviewed this project and have no comments. Board and Commission Review May 19, 2020: The community design review board will review this project. May 19, 2020: The planning commission will hold a public hearing and review this project. PC Packet Page Number 38 of 66 Citizen Comments Staff surveyed the 18 surrounding property owners within 500 feet of the proposed site for their opinion about this proposal. Staff did not receive any comments. Reference Information Site Description Site Size: 12.83 acres Existing Land Use: Shopping Center Surrounding Land Uses North: Auto Mall East: White Bear Avenue and commercial uses South: Church West: Senior housing and Ramsey County Open Space Planning Existing Land Use: Commercial Existing Zoning: Business Commercial Attachments: 1. Conditional Use Permit Resolution 2. Design Review and Comprehensive Sign Plan Resolution 3. Overview Map 4. 2040 Future Land Use Map 5. Zoning Map 6. Applicant's Narrative 7. Site Plan 8. Landscape Plan 9. Building Elevations 10. Jon Jarosch's Engineering Report, dated May 11, 2020 11. Shann Finwall's Environmental Report, dated May 11, 2020 12. Applicant's Plans (separate attachment) PC Packet Page Number 39 of 66 Attachment 1 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Slate Asset Management has requested approval of a conditional use permit for a planned unit development and a motor fuel station. 1.02 The property is located at 2501 White Bear Avenue North and is legally described as: That part of Lot 2, Block 1, Maple Ridge Mall, lying East of the West line of the Northeast Quarter of the Northwest Quarter of Section 11, Township 29, Range 22, and lying South of the North line of the South 4 acres of the West Half of the North Half of the East Half of the Northwest Quarter of Section 11, Township 29, Range 22, Ramsey County MN AND That part of Lots 3 and 4, Block 1, Map Ridge Mall, lying west of the west line of the Northwest Quarter of the Southeast Quarter of Section 11, Township 29, Range 22, Ramsey County, MN AND That part of Lot 2, Block 1, Maple Ridge Mall according to the recorded plat thereof, lying South of Lot 1 of said Block 1 and the westerly extension thereof except that part of said Lot 2 lying East of the West line of the Northeast Quarter of the Northwest Quarter of Section 11, Township 29, Range 22, and lying South of the North line of the South 4 acres of the West Half of the North Half of the Northwest Quarter of Section 11, Township 29, Range 22, Ramsey County, MN AND That part of Lots 3 and 4, Block 1, Maple Ridge Mall, according to the recorded plat thereof lying East of the West line of the Northwest Quarter of the Southeast Quarter of the Northwest Quarter of Section 11, Township 29, Range 22, Ramsey County, MN 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 44-512(8) requires a Conditional Use Permit for a motor fuel station. 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. PC Packet Page Number 40 of 66 Attachment 1 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would not exceed the design standards of any affected street. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On May 19, 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 June 8, 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): PC Packet Page Number 41 of 66 Attachment 1 1. Adherence to the design and site plans date-stamped April 27, 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. 4. The planned unit development for this site approves a minimum front yard setback of 19.7 feet from the White Bear Avenue right-of-way. 5. The planned unit development for this site approves a parking ratio of one parking space for every 250 square feet of retail space. Parking ratios for any other type of use of this site shall meet city ordinance requirements. 6. Comply with the comprehensive sign plan for this site. 7. The applicant shall sign a developer's agreement with the city before the issuance of any permits. This agreement shall outline all roles, responsibilities and financial arrangements for the access improvements on White Bear Avenue and Gervais Avenue. 8. Intercom use may be limited by the city if there are complaints about volume and late night use. 9. Outdoor storage and sales are allowed along the west building elevation of the convenience store building and under the gas canopy. Outdoor storage and sales for the convenience store are not allowed anywhere else on site. by the City Council of the City of Maplewood, Minnesota, on June 8, 2020. PC Packet Page Number 42 of 66 Attachment 2 DESIGN REVIEW AND COMPREHENSIVE SIGN PLAN RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Background. 1.01 Slate Asset Management has requested approval of design review and comprehensive sign plan. 1.02 The property is located at 2501 White Bear Avenue North and is legally described as: That part of Lot 2, Block 1, Maple Ridge Mall, lying East of the West line of the Northeast Quarter of the Northwest Quarter of Section 11, Township 29, Range 22, and lying South of the North line of the South 4 acres of the West Half of the North Half of the East Half of the Northwest Quarter of Section 11, Township 29, Range 22, Ramsey County MN AND That part of Lots 3 and 4, Block 1, Map Ridge Mall, lying west of the west line of the Northwest Quarter of the Southeast Quarter of Section 11, Township 29, Range 22, Ramsey County, MN AND That part of Lot 2, Block 1, Maple Ridge Mall according to the recorded plat thereof, lying South of Lot 1 of said Block 1 and the westerly extension thereof except that part of said Lot 2 lying East of the West line of the Northeast Quarter of the Northwest Quarter of Section 11, Township 29, Range 22, and lying South of the North line of the South 4 acres of the West Half of the North Half of the Northwest Quarter of Section 11, Township 29, Range 22, Ramsey County, MN AND That part of Lots 3 and 4, Block 1, Maple Ridge Mall, according to the recorded plat thereof lying East of the West line of the Northwest Quarter of the Southeast Quarter of the Northwest Quarter of Section 11, Township 29, Range 22, Ramsey County, MN Section 2. Site, Building and Sign 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. PC Packet Page Number 43 of 66 Attachment 2 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. 2.02 City ordinance Section 44-738 requires a comprehensive sign plan shall be provided for business premises with five or more tenants on the premises and all multiple- story buildings with two or more tenants in the building. Such a plan, which shall include the location, size, height, color, lighting and orientation of all signs and/or murals, shall be submitted for preliminary plan approval by the city. Exceptions to the sign ordinance of this article may be permitted for sign areas, densities, and dynamic display changeover rates for the plan as a whole if the signs are in conformity with the intent of this article, results in an improved relationship between the various parts of the plan, encourages and promotes the removal of nonconforming signs through the use of shared signs, and in the case of long-term exemptions to temporary window and banner signs show that there are unusual circumstances with the request. In addition, murals must be tasteful, in keeping with the business premises and surrounding properties, and not contain any defamatory, obscene, treasonous expressions or opinions, including graffiti. Section 3. City Council Action. 3.01 The above-described site, design and sign 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 April 27, 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 May 11, 2020. 4. Meet all requirements in the environmental report, dated May 11, 2020. 5. All rooftop equipment shall be screened. 6. Prior to the issuance of a building permit, the applicant shall submit for staff approval the following items: a. A signed developer's agreement with the city before the issuance of any permits. This agreement shall outline all roles, responsibilities and financial arrangements for the access improvements on White Bear Avenue and Gervais Avenue. PC Packet Page Number 44 of 66 Attachment 2 b. Revised building elevations that detail additional architectural elements on the east elevation of the new building. c. A revised site plan that includes an extension of the proposed sidewalk on the north side of the convenience store so that it connects to the existing side walk on White Bear Avenue. d. A revised photometric plan that meets the requirements of the city's lighting code. e. The applicant shall provide the city with a cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. 7. A comprehensive sign plan is approved for this site per the following conditions. a. The conditions of this resolution replace and supersede any and all previous comprehensive sign plan approvals for this site. b. Exterior tenant signage at the Maple Ridge Center's multi-tenant building shall consist of store identification only and copy shall be restricted to the Tenant's proper name and major product or service offered. Corporate logos, emblems, shields and similar identifying devices shall be permitted provided they are confined within the signage panel. c. For the multi-tenant building, the signs shall be located 18 inches inset from the sides of its leased space. Tenants with 6,000 square feet or more of leased space shall be limited to 36-inch-tall signs. Tenants with less than 6,000 square feet of leased space shall be limited to 24-inch-tall signs. d. For the grocery store building, one monument sign is permitted and must meet code requirements. Wall signs are permitted for the grocery building and must meet code requirements. e. Signage for the convenience store and fuel canopy is limited to wall signage and must meet code requirements. No additional freestanding signs are permitted for the convenience store building. f. All tenants are allowed use of individual illuminated letters only. g. Electrical connection and transformers will be located in the tenant space. Access panels will be provided on the back side of the signage panel and a 3/4" conduit will carry electrical service along the cylindrical window mullions to the transformer. 8. 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. PC Packet Page Number 45 of 66 Attachment 2 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 Avenue and White Bear Avenue to a continuous concrete curb per City of Maplewood and Ramsey County requirements. 9. 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. 10. 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 June 8, 2020. PC Packet Page Number 46 of 66 2501 White Bear Avenue Attachment 3 City of Maplewood April 28,2020 Maplewood Overview Map JN ^ a is FFP COP I Y e �' "r' .�.'i�' '° .. �• � ., a — FPRaiF rFfl �FS c� - � r $P P F- r. ow F .. ill, • t f� r i fi MPrF a t - �3 e Ok r i F yam, -arl ,`ys F A 4 F Legend I'_'U rra Project Site � � wr��r��° �'' �-��•�` 0 350 "t" a Feet r r a f Source:City of Maplewood, Ramsey Count PC Packet Page Number 47 of 66 2501 White Bear Avenue Attachment 4 City of Maplewood April 28, 2020 Maplew000 -14 d� Future Land Use-2040 Map � �5... .�• '� ply,/��/�' .^ _�` t 1 Legend Future Land Use - 2040 Low Density Residential y High Density Residential Mixed Use - Neighborhood Commercial Public/Institutional i 9 Employment F� Open Space rM:3 Project Site r `r w 0 350 Feet Source:City of Maplewood, Ramsey Count PC Packet Page Number 48 of 66 2501 White Bear Avenue Attachment 5 City of Maplewood April 28, 2020 Maplewor ,. ) 7 , Zoning Map ! I L'J J1 • - GSA C ,L� � . Legend e Zoning Single Dwelling (r1) W— Planned Unit Development (pud) Farm (f) Light Manufacturing (m1) Limited Business Commercial (Ibc) i Business Commercial (bc) 0 350 Feet Source:City of Maplewood,Ramsey Count PC Packet Page Number 49 of 66 Attachment 6 ALLIANT Mapleridge Project Summary Slate is proposing improvements to the existing Mapleridge Center at the northwest corner of White Bear Avenue and Gervais Ave. A 4,200-convenience store is proposed on the east side of the site along White Bear Avenue. Also, Slate is proposing changes to the access points along White Bear Avenue and Gervais Avenue. The zoning on the property is currently(BC)Business Commercial District. Slate is applying for a PUD and CUP in conjunction with the site plan approval to allow the convenience store use and for deviations in the front yard building setback and reduction in the parking requirement. The building setback along White Bear Avenue is 30 feet. Slate is requesting a reduction to 20 feet. The parking required by current city ordinance is I per 200 square feet of retail space. By current requirements, 599 parking stalls would be required. Slate is requesting a reduction to 1 per 250 square feet of retail space,or 479 parking spaces. The proposed plan has 506 stalls. Parking requirements have been trending down nationally as for a variety of reasons. It is not uncommon to see a parking requirement of 1 per 250 square feet in retail centers in other communities. Additionally, it is common to see reduction in parking requirements in a large center with multiple users. The diverse array of users have differing peak needs for parking. Therefore,the center can operate more efficiently with fewer parking stalls. Lifestyles are changing and delivery and pickup options are much more common. These services are another reason parking is in lower demand in these centers. There are two reasons the 20-foot setback from White Bear Avenue is requested. There is a water main easement between the fuel canopy and the proposed c-store building. The proposed building placement allows for some additional space between the building and the easement to minimize the impact of the proposed improvements and utilities on the water main easement. Additionally,the 20-foot setback is requested not only to maintain adequate parking for the center,but to maintain convenient parking for the tenants at the south end of the retail strip center. Slate is proposing access changes along White Bear Avenue and Gervais Avenue. The existing access to White Bear Avenue is proposed to move approximately 80 feet south to align with a drive on the east side of White Bear Avenue. The access is proposed to be signalized. A traffic study has been completed and Slate is working with the County on approval. Modifications to the access alone Gervais are also proposed. The eastern most access point is proposed to move 90 feet west and the median in Gervais is proposed to be opened to allow for full access. The western most existing access point to the center is proposed to be removed. Gervais Avenue is proposed to be restriped west of White Bear Avenue to a single lane with painted shoulder and turn lanes. 733 Marquette Ave Ste 700 612.758.3080 MAIN Minneapolis, MN 55402 612.75$.3099 FAX www.alliant-inc.coni PC Packet Page Number 50 of 66 Attachment 7 NV-ld 311S R H'31N'30 JNIddOHS a00M3ldVIN = $ o NW `OOOM3ldVH ]AV dV3B HIHM SISZ a _ -iv111wens and -W; N - Z N T O LU - W _ - - - - �o - - _ w W - F - - 2 Go x5k� gk Iw o -rm— 11 11 n r �E 3m3AV Hyla 311HM — m a o .�1111i 11;111,1 ------------ I I zoa � c C £4 3 Y e e ® Im I��.-_---_-. _ p I I - 'i� ------- ----------------------— _ p3 �I 4: 3 ,— -- -_-- so I W W �-,, y 16 PC Packet Page Number 51 of 66 Attachment 7 MV'1d 311S 3HOIS-3 R H311433!I;aO0M3ldVW = $ o M NW `OOOM31d VW ]AV dV38 HIHM SISI a w-Luwans and "7'�o r� W m a J LL�2 a fll o 0-a ON �O V O Q U o a -- Qno r ' 3nN-:3nb' Hb'39 31IHM end HVI O �3� 1 1 Y oA o o o� 1 < 1 t 1 1 daOiS dONaMN ANOOMOIiVis SVe I� II II ' 11981£3'0"J00 dad m� 1 1i fo. 1 11 1 1 0 I 1z- .3. s oU II -- ---- ' I o 9£9b38 M 389E£ 11881£— J00 dad LN3W35V3 A A - PC Packet Page Number 52 of 66 Attachment 8 NVld3dVOSGNVl m 9 I s Z H31N30 DNIddOHS G00M3IdVIN INN '000731dVil ]AV dV38 IiIIHM SISZ -ivLuivans and P s- 2- IF A - 2 E Q P Ad M LU Lii 0 LU g LU LUO Z l LU A-, H I . , , , LU LU (L IL W M GN Z z CoQ IL ZL 3f1N"hbG w 22i[HV 1A q) --------------- M --------------- '77 o ---- ----------- Ili a I'. _¢ F---------- L% nr�Inn, ...................... x Z 1 p Illlsllslllll H -6 w _a H MIME f7 2 I z INSzn 2 1111-110- III - - - H PC Packet Page Number 53 of 66 Aftachmenta NW'aOOMB-ldVW 0 -z A 2OIS 33NBIN3AN03 M3lN3OaE)alM92VW 0 < > Lj 0 LL LL §w LU F- k W 0 0 R » z04 E) w 0 v to � . ! � } \ z 0 LLJ —j LLI � \ § Ui § >2 0 W ! —i LU U) W \ ` LU LO U � | ! ) | i § ) ! . | , � ] ] , ( � | � � � � � ( \ ! ) ( 'go .4 < El El 0- PC Packet Page Number 54 of 66 Attachment 10 Engineering Plan Review PROJECT: Gas Station and Convenience Store—2501 White Bear Avenue PROJECT NO: 20-13 COMMENTS BY: Jon Jarosch, Assistant City Engineer DATE: 5-11-2020 PLAN SET: Engineering plans dated 4-23-2020 A 4,200-convenience store is proposed on the east side of the site along White Bear Avenue. The applicant is proposing changes to the access points along White Bear Avenue and Gervais Avenue in conjunction with this development. This gas station and convenience store is intended to pair with a grocery store that would occupy the former Rainbow Foods space. The applicant is requesting design approval for the site plan. Stormwater management for site is proposed to be accommodated via the use of a proprietary stormwater treatment device. 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) Should the project, or a combination of this and future improvements to the site, exceed 1-acre of disturbance or generate 10,000 square feet or more of new impervious surfaces, the project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All conditions of RWMWD shall be met. 2) A stormwater maintenance agreement with the City shall be signed by the owner for the proposed istormwater treatment devices and associated storm sewer system. 3) A stormwater management plan, including hydraulic calculations and geotechnical findings shall be submitted to ensure the project meets the City's Stormwater management standards. 4) A trench-drain is included in the design directly adjacent to the gas pump island. This design would allow gasoline to have a direct route into the storm sewer system in the PC Packet Page Number 55 of 66 Attachment 10 case of a spill. A shut-off valve shall be installed downstream of the trench drain so that this system can be isolated in the event a gas spill occurs. Grading and Erosion Control 5) Inlet protection devices shall be installed on all existing and proposed onsite storm sewer until all exposed soils are stabilized. 6) Public and private drives and roadways shall be swept as needed to keep the pavement clear of sediment and construction debris. 7) All pedestrian facilities shall be ADA compliant. 8) A copy of the project SWPPP and NDPES Permit shall be submitted prior to the issuance of a grading permit. 9) A sidewalk is shown along the north side of the proposed gas station, but stops short of the sidewalk along White Bear Avenue. The new sidewalk shall be extended to connect to the sidewalk along White Bear Avenue. 10) The existing walkway along Gervais Avenue at the south end of the site has deteriorated over the years and is difficult to navigate for some users. A large portion of this walkway will be disturbed and replaced by the access reconfiguration along Gervais Avenue. The remainder of this walkway shall also be replaced as part of this project. Sanitary Sewer and Water Service 11) Sanitary sewer service piping shall be schedule 40 PVC or SDR 35. 12) The proposed water service modifications are subject to the review and conditions of Saint Paul Regional Water Services (SPRWS). The applicant shall submit plans and specifications to SPRWS for review and meet all requirements they may have prior to the issuance of a grading permit by the City 13) The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this phase of the project. Appropriate fees shall be charged during the permitting process. Other 14) The plans shall be signed by a professional engineer currently licensed in the State of Minnesota. PC Packet Page Number 56 of 66 Attachment 10 15) Significant work is shown within Ramsey County right-of-way. This work shall be reviewed by Ramsey County and all conditions thereof shall be met prior to issuance of City permits. Site Access Discussion As part of this development, and in anticipation of a future grocery store occupying the former Rainbow Foods space, significant changes to site access are proposed as a part of this development. These site access changes have been thoroughly reviewed by both the City and Ramsey County. Along Gervais Avenue, the existing three access points will be consolidated to two site accesses. As part of this reconfiguration, the center island on Gervais Avenue will be modified to provide a full access point. Likewise, this segment of Gervais Avenue will be re-striped to include only one thru-traffic lane in each direction, matching up with the section of Gervais Avenue to the west, improving traffic safety in this busy section of Gervais Avenue. Likewise, major access improvements are proposed to the White Bear Avenue site access. The existing right-in/right-out access point, which has been a historic enforcement issue, will be removed. A fully signalized intersection is proposed just south of the former access site, aligning with property access points on the east side of White Bear Avenue as well. This fully signalized intersection will improve access to both sites, along with improving traffic safety along the corridor. This proposed signalized intersection has been reviewed by both the City of Maplewood and Ramsey County. The applicant shall continue to work with both Ramsey County and the City of Maplewood on finalizing these access improvements. All conditions of both entities shall be met. The details of these access improvements shall be finalized and agreed upon via a Developer's Agreements prior to the issuance of permits. 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. 16) Grading and erosion control permit 17) Sanitary Sewer Permit 18) Storm Sewer Permit 19) Maplewood Right-of-Way Permit - END COMMENTS - PC Packet Page Number 57 of 66 Attachment 11 Environmental Review Project: Convenience/Gas Station as an Accessory to a Future Grocery Store Date of Plans: Landscape Plan - April 23, 2020 Date of Review: May 11, 2020 Location: 2501 White Bear Avenue Staff Reviewing: Shann Finwall, AICP, Environmental Planner Project Background: Development of a convenience store and gas station in an existing parking lot as an accessory to a future grocery store on the site. Environmental Ordinances and Policies: Tree Preservation Ordinance • The 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 tree preservation ordinance requires any significant tree removed to be replaced based on a tree mitigation calculation. The calculation takes into account the size and number of trees on the site, versus the size and number of trees removed. The calculation also allows credits to the final tree replacement when preserving specimen trees. • If less than 20 percent of the total significant tree diameter inches is removed from the site, the applicant shall replace one tree per significant tree removed. • Tree replacement shall be a minimum of 2-caliper inches in size. Analysis 1. Tree Impacts: The landscape plan identifies seven trees being removed during development. Six in the location of the proposed convenience store, and one along Gervais Avenue in the location of the new entry driveway. Four of the trees are marked as "significant." No size dimensions are identified for the seven trees. Therefore, it is not possible to verify if the trees fall under the City's definition as a significant tree. There are several trees on the site, particularly the west side adjacent the wetland. It is likely that only 20 percent of the overall trees are being removed, but this has not been verified. 1 PC Packet Page Number 58 of 66 Attachment 11 2. Tree Replacement Requirements: If less than 20 percent of the significant trees on the site are being removed, the applicant must replace one 2-caliper inch tree per one significant tree removed. If the landscape plan correctly identifies only four significant trees removed, and those four trees are less than 20 percent of the significant trees on the site, the applicant must replace four trees. 3. Tree Replacement Proposed: The applicant's landscape plan shows the planting of four trees. Three 2.5 caliper inch maple trees and one 8-foot high black hills spruce tree. 4. Tree Preservation Recommendations: a. Submit a revised landscape plan that shows the following: 1) Size dimensions of the trees scheduled for removal; 2) Verification that less than 20 percent of the significant trees will be removed from the site. 3) Tree protection measures for the trees scheduled to be preserved within the development area. b. Submit a cash escrow or letter of credit to cover 150% of the tree replacement requirements. 2 PC Packet Page Number 59 of 66 This page intentionally left blank. PC Packet Page Number 60 of 66 PLANNING COMMISSION STAFF REPORT Meeting Date May 19, 2020 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Jeff Thomson, Community Development Director PRESENTER: Jeff Thomson, Community Development Director AGENDA ITEM: Sale of City-Owned Property at 2501 Londin Lane East Action Requested: ✓ Motion ❑ Discussion ❑ Public Hearing Form of Action: ✓ Resolution ❑ Ordinance ❑ Contract/Agreement ❑ Proclamation Policy Issue: The city has signed a purchase agreement to sell city-owned property at 2501 Londin Lane East to a developer. State law requires the Planning Commission to review the purchase or sale of publicly- owned property to determine its compliance with the city's comprehensive plan. Recommended Action: a. Motion to approve the attached resolution finding that the sale of publicly-owned at 2501 Londin Lane East is consistent with the city's 2040 Comprehensive Plan. Fiscal Impact: Is There a Fiscal Impact? ✓ No ❑ Yes, the true or estimated cost is $0.00 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 purpose of the review of the property sale is to ensure it is consistent with the city's comprehensive plan. Background On March 9, 2020, the city council approved a purchase agreement with INH Properties to sell the city-owned land at 2501 Londin Lane East. The site and building were formerly used as a city fire station. INH Properties is proposing to construct a market-rate apartment building on the property with approximately 140 units. The proposed project would be consistent with the 2040 land use designation for the property, which is high density residential. PC Packet Page Number 61 of 66 Minnesota Statutes 462.356, subd. 2 provides that before public property is disposed, the planning commission must report as to the compliance of that action with the comprehensive plan. This current review and action is only related to the sale of the land. The project is required to submit a development application to receive city approvals of the land use and zoning items. That application will come back to the planning commission at a later date for public hearing, review, and recommendation to the city council. Attachments 1. Resolution 2. Overview Map 3. Land Use Map PC Packet Page Number 62 of 66 Attachment 1 PLANNING COMMISSION RESOLUTION WHEREAS, on March 9, 2020 the City Council approved a purchase agreement with INH Properties to sell publicly owned land at 2501 Londin Lane East; and WHEREAS, the property was previously used as a city fire station and the City Council has determined the property is no longer needed for public use; and WHEREAS, Minnesota Statues 462.356 Subd. 2 requires the Planning Commission to review the disposal of publicly-owned land and report its findings as to its compliance with the comprehensive plan; and WHEREAS, INH Properties is proposing to construct a multi-family residential project on the property; and WHEREAS, the property is designated as high density residential in the city's 2040 Comprehensive Plan; and WHEREAS, the Planning Commission reviewed the disposal of the property at its meeting on May 19, 2020; NOW, THEREFORE, BE IT RESOLVED that the Planning Commission finds that the sale of publicly-owned property at 2501 Londin Lane East is consistent with the city's 2040 Comprehensive Plan. The Maplewood Planning Commission adopted this resolution on May 19, 2020. PC Packet Page Number 63 of 66