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HomeMy WebLinkAbout2020-08-18 PC Packet Meeting is also available on Comcast Ch. 16 and streaming via maplewoodmn.gov AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION Tuesday, August 18, 2020 7:00 PM Held Remotely Via Conference Call Dial 1-888-788-0099 When Prompted Enter Meeting ID: 976 9854 5672# No Participant ID, Enter # When Prompted A.Call to Order B.Roll Call C.Approval of Agenda D.Approval of Minutes 1.July 21, 2020 E.Public Hearing 1.7:00 p.m. or later: Home-Based Cement Business with Storage of Commercial Vehicles, 2510 Carver Avenue a.Home Occupation License Resolution b.Conditional Use Permit Resolution 2.7:00 p.m. or later: Dogtopia, 2015 Woodlynn Avenue East a.Conditional Use Permit Resolution 3.7:00 p.m. or later: Woodspring Suites, 1744 County Road D East a.Conditional Use Permit for a Planned Unit Development Amendment Resolution F.New Business G.Unfinished Business H.Visitor Presentations I.Commission Presentations 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 itsrecommendation 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, JULY 21, 2020 7:00 P.M. (THIS MEETING WAS HELD REMOTELY VIA CONFERENCE CALL) A.CALL TO ORDER A meeting of the Commission was held and called to order at 7:01 p.m. by Chairperson Arbuckle. B.ROLL CALL Paul Arbuckle, ChairpersonPresent Frederick Dahm, Commissioner Absent Tushar Desai, CommissionerPresent John Eads, CommissionerPresent Allan Ige, CommissionerPresent Lue Yang, CommissionerPresent Staff Present: Michael Martin, Assistant Community Development Director 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 June 16, 2020, PC minutes as submitted. Seconded by Commissioner Eads. Ayes – Chairperson Arbuckle, Commissioners Desai, Eads, & Ige Abstention – Commissioner Yang The motion passed. E.PUBLIC HEARING 1.7:00 p.m. or later: Capital Improvement Plan 2021-2025 i.Finance Director, Ellen Paulseth gave the report on the Capital Improvement Plan and answered questions of the commission. Chairperson Arbuckle opened the public hearing. There were no callers. PC Packet Page Number1 of 64 Chairperson Arbuckle closed the public hearing. Commissioner Yang moved to approve the draft Capital Improvement Plan for 2021-2025. Seconded by Commissioner Ige. Ayes – All The motion passed. This item will go to the city council on December 14, 2020. 2.7:00 p.m. or later: Amendments of the City’s Planned Unit Development Ordinance i.Laura Chamberlain, HKGi gave the report on the Amendments of the City’s Planned Unit Development Ordinance and answered questions of the commission. Chairperson Arbuckle opened the public hearing. There were no callers. Chairperson Arbuckle closed the public hearing. Commissioner Desai moved to approve the Amendment to Chapter 44 zoning to establish new procedures for Planned Use Developments. Seconded by Commissioner Eads. Ayes – All The motion passed. This item will go to the city council on August 10, 2020. F.NEW BUSINESS None. G.UNFINISHED BUSINESS 1.North End Zoning District i.Jeff Miller, HKGi gave the presentation on the North End Zoning District and answered questions of the commission. 2.VISITOR PRESENTATIONS None. I.COMMISSION PRESENTATIONS None. J.STAFFPRESENTATIONS None. K.ADJOURNMENT Chairperson Arbuckle adjourned the meeting at 9:21 p.m. PC Packet Page Number2 of 64 PLANNING COMMISSION STAFF REPORT Meeting Date August 18, 2020 REPORT TO:Melinda Coleman, City Manager REPORT FROM: Shann Finwall, AICP, Environmental Planner PRESENTER:MichaelMartin, AICP, Assistant Community Development Director Home-Based Cement Business with Storage of Commercial Vehicles, 2510 AGENDA ITEM: Carver Avenue a.Home Occupation LicenseResolution b.Conditional Use Permit Resolution Action Requested: Motion Discussion Public Hearing Form of Action: ResolutionOrdinanceContract/Agreement Proclamation Policy Issue: Francisco and Naomi Zamora own 2510 Carver Avenue. They operate a small concrete business and store commercial vehicles on their residential property. The business requires a home occupation license because there are commercial vehicles and employees parking on the property. Additionally, the storage of commercial vehicles on residential property requires a conditional use permit. Recommended Action: a.Motion to approve aresolution for a home occupation license for a home-based concrete business at 2510 Carver Avenue. b.Motion to approve a resolution for a conditional use permit to allow the storage of commercial vehicles at 2510 Carver Avenue. 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 SustainabilityIntegrated CommunicationTargeted Redevelopment Operational EffectivenessCommunity InclusivenessInfrastructure & Asset Mgmt. The city deemed the applicants application complete on August 6, 2020. Minnesota State Statute 15.99 requires that the city take action on land use permits within 60 days. The 60-day review deadline for a decision on the home occupation license and conditional use permit is October 6, 2020. PC Packet Page Number3 of 64 Background: Following is an overview of the business operations: The business is managed from the residential property at 2510 Carver Avenue, but all activities will be conducted off-site. The business will be operated Monday through Friday between April and October each year. There are two commercial vehicles for the business that are stored at the residential property: 1)2009 Ford 550 with a trailer and bobcat; and 2) 2012 Ford 550 with a trailer and bobcat. There are seven employees, including four family members. Three employees park their vehicles at the residential property throughout the day so they can transport the commercial vehicles to off-site jobs. No customers will come to the property. No production or major advertisement will occur on the property. Home Occupation License Section 14-56 outlines the licensing for home occupations on residential property if any of the following circumstances would occur on the property more than 30 days each year: 1.Employment of a nonresident in the home occupation. 2.Customers or customers' vehicles on the premises. 3., Manufacture, assembly or processing of products or materials on the premises. 4.More than one vehicle associated with the home occupation which is classified as a light commercial vehicle. 5.A vehicle used in the home occupation, and parked on the premises, which exceeds a three-quarter-ton payload capacity. 6.If the home occupation produces any waste that should be treated or regulated. cles and employees parking on the property. Conditional Use Permit Section 44-6 defines a heavy commercial vehicle as one with more than one-ton nominal rated carrying capacity including trucks, trailers, and earth moving equipment such as a bobcat. Section 44-108(2)(a) and 44-102(1) allows the storage or parking of heavy commercial vehicles on a residential property with a conditional use permit as long as it meets the following standards: 1.The owner or operator of the vehicle or commercial equipment must reside on the property. 2.The vehicle or commercial equipment shall be parked in an enclosed structure or on a hard-surface driveway that meets the applicable zoning district requirements. 3.Noise from idling the engine shall not exceed the L50 standards provided for in state statutes. The owner or operator shall not let the vehicle's engine idle for more than 30 minutes in any one-hour period. In no circumstance may the owner or operator run or let the engine idle for more than two periods, lasting 30 minutes each, in one 24-hour period. PC Packet Page Number4 of 64 The two commercial vehicles and their trailers with bobcats are stored on a Class 5 (hard surface) driveway. This parking area is located down the hill from the house, out of sight of the public right-of-way. Personal vehicles are stored in both detached garages. The Zamoras plan to construct an attached garage in the future where the personal vehicles will be relocated. This will make room in the detached garages for the storage of the commercial vehicles in the future. Driveway and Grading Improvement The Zamoras have made driveway and grading improvements to their property to include: 1.Adding a concrete driveway next to their detached garage. 2.Extending their Class 5 driveway. 3.Grading and clearing debris near Fish Creek. The existing and proposed driveway improvements have added more than 5,000 square feet of reduction strategies for the additional hard surface in the form of on-site best management practices. These include rainwater gardens, infiltration swales, native plantings, holding ponds, etc. -foot buffer around Fish Creek. There was a pre- existing mowed area near the creek within the 100-foot buffer. This is the area of additional grading and clearing of debris. The Zamoras have planted grass seed in this area and have plans to make improvements to the creek bed. As a condition of approval, the Zamoras will be required to obtain a driveway and stormwater permit as outlined in the August 7, 2020, Engineering Plan Review. The required stormwater best management practices and creek bed stabilization requirements will be outlined in those permits. Exterior Storage The Zamoras have accumulated supplies such as pavers and wood as part of their home occupation. These items are currently stored in the yard, out of sight of the public right-of-way. The Zamoras plan on moving these items to their land up north or inside the existing detached garages. No exterior storage will be allowed as part of the home occupation license. Staff Review Public Safety Police and Fire have reviewed this project and have no comments. Engineering Refer to the attached August 7, 2020, Engineering Plan Review submitted by Jon Jarosch, Assistant City Engineer. Resident Comments Staff surveyed the 12property owners within 500 feet of the property and received the following comments: 1.1400Sterling Street South, Amy and Ken Kaiser:Thank you for the opportunity to provider comments in regards to the proposal for a conditional use permit at 2510 Carver Avenue PC Packet Page Number5 of 64 East. For the record, my husband and I have only conversed with Francisco and Naomi Zamora three times of which the last time Naomi provided me a tour of their property. Frank and Naomi have done a wonderful job cleaning up the property in review. There has been years of trash dumped on the property. Some of this trash has fallen into Fish Creek over the years as well. Frank has done a great job of reducing the amount of trash from falling into the creek. My husband and I are happy to support a small family business. We would ask the planning commission to provide assistance in recommending that the storage of commercial vehicles be done in such a way that neighbors and people passing by do not see the vehicles. We would also like the planning commission to consider limiting the number of all vehicles parked outside at one time on the property. This would include personal vehicles, campers, boats, trailers, lawn mowers, ATVs, farm tractors, and commercial vehicles so that a parking lot effect is not created. Our understanding of city code is that all vehicles need to be parked on hard surfaces. What code on hard surfaces is that the city has a hard time policing properties, which are allowed to use rock such as class 5 for the purpose of parking. Vehicles such as campers are parked on grassy/rock areas. These vehicles are then never moved and rodents and animals begin to proliferate within them. Once the vehicle is in disrepair and either collapses or burns, the animals that have been allowed to proliferate scamper out of the structure and into the properties adjacent. We are asking that the planning commission consider changes to current codes, where by eliminating rock or any such surface, which can become difficult to enforce as parking. By changing current surface requirements and limiting the number of vehicles parked outside on a residential property, this would decrease neighbor-to-neighbor feuds, which has been a problem throughout the city forever. Thank you all for your commitment to the city of Maplewood. 2.1440 Sterling Street South: a.Kimberly Olsen: The Zamora family have done a lot of improvements to their property. I support the Zamora's in getting a conditional use permit for storage of commercial vehicles. There are other homes on Carver Ave. that need more attention and clean up. b.Geoff Olsen: I have no problem with the owners and their need to park work vehicles on their property. I think being a city planner you would be more concerned about the eye sore East of the corner on the north side of Carver.I have recently found out that the owner has a so called (gun issue). Do I need to be fearful of that? I would think that would be high priority in any civil servant! Not hassling some family that has done nothing but improve the property and increased the value of the property. Work with the family and just give them what they need.Thank you. c.Stacey Olsen: I commercial vehicles in a residential district and a home occupation license. The Zamora family has been good neighbors since the day they moved in. They have worked very hard to clean up and make their property nice, I live just down Sterling and drive by quite often watching the progress they have made over the last PC Packet Page Number6 of 64 year or so. I actually knew a few people that lived there before Frank and Naomi purchased it, the land and houses were ugly, run down and all around dilapidated. A ut property value or anything like that but since the The way they have changed and updated the landscaping has it so none of their commercial vehicles are visible from the Sterling Street or Carver Ave, the only time I have ever seen them is when the trucks are leaving in the morning or coming back they are working on landscaping around the yard. There are several houses within a mile radius of us that should be a much higher concern to the City of Maplewood than Frank and Naomi. For example there is a hoarder house on the north side of Carver Ave about a block east of the Sterling/Carver intersection. Several people have written anonymous letters to the city about this house and little to nothing has been done, they have several out buildings and have created pens outside to store more stuff in. Another example would be a house about 3 blocks west of the Sterling/Carver intersection closer to Dorland on the north side of the street that has anywhere between 6-15 vehicles in all states of disarray in their yard, driveway and garage at all times. Both of these properties are major eye sores. I fully support granting Frank and Naomi Zamora the requested licensure. Respectfully, 3.1399 Sterling Street South, Legend Vang: I have no problem with Francisco and Naomi Zamora's request for this permit. Best regards. Reference Information Site Description: Site Size: 5.02 Acres Surrounding Land Uses North: Carver Avenue and Residential Property Across the Street East: Residential Property South: Ramsey County Open Space Fish Creek West: Sterling Street and Interstate 494 Planning Existing Land Use: Rural Low Density Existing Zoning: Single Dwelling Rural Lot and Shoreland Overlay District of Fish Creek PC Packet Page Number7 of 64 Attachments: 1.Home Occupation License Resolution 2.Conditional Use Permit Resolution 3.Applicants Narrative 4.Overall Plan 5.Zoning Map 6.Applicants Parking Plan 7.Hard Surface Plan 8.Engineering Plan Review PC Packet Page Number8 of 64 HOME OCCUPATION LICENSE RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Francisco and Naomi Zamora are proposing a home-based cement business with the storage of commercial vehicles. 1.02 The property is located at 2510 Carver Avenue and is legally described as: Section 24, Township 28, Range 22, W 535 feet of N 580 feet of SW ¼ of NE to RDS and HWY. Property Identification Number 24-28-22-13-0001 Section 2. Requirements. 2.01 Section 14-56 outlines the licensing requirements for home occupations on residential property. Section 3. City Review Process 3.01 The City conducted the following review when considering this conditional use permit request. 1.On August 18, 2020, the planning commission held a public hearing. 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 September 14, 2020, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 4. City Council Action. 4.01 The city council hereby _________ the resolution. Approval is based on the findings outlined in Section 2 of this resolution. Approval is subject to the applicant doing the following: 1.The home occupation business is limited to Monday through Friday between April and October each year. 2.No exterior storage is allowed as part of the home occupation license. 3.Two commercial vehicles and their trailers and bobcats are allowed to be stored on a hard surface out of sight of the public right-of-way. PC Packet Page Number9 of 64 4.Three employee vehicles can be parked on the property on ahard surface during business hours. 5.The home occupation must meet all requirements in the Engineering Report dated August 7, 2020, which includes obtaining a driveway and stormwater permit for the additional hard surface and grading completed on the property. __________ by the City Council of the City of Maplewood, Minnesota, on September 14, 2020. PC Packet Page Number10 of 64 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1.Background. 1.03 Francisco and Naomi Zamora are proposing to store commercial vehicles on their residential property. 1.04 The property is located at 2510 Carver Avenue and is legally described as: Section 24, Township 28, Range 22, W 535 feet of N 580 feet of SW ¼ of NE to RDS and HWY. Property Identification Number 24-28-22-13-0001 Section 2. Standards. 2.01 Section 44-6 defines a heavy commercial vehicle as one with more than one-ton nominal rated carrying capacity including trucks, trailers, and earth moving equipment such as a bobcat. 2.02 Section 44-108(2)(a) and 44-102(1) allows the storage or parking of heavy commercial vehicles on a residential property with a conditional use permit as long as it meets the following standards: 1.The owner or operator of the vehicle or commercial equipment must reside on the property. 2.The vehicle or commercial equipment shall be parked in an enclosed structure or on a hard-surface driveway that meets the applicable zoning district requirements. 3.Noise from idling the engine shall not exceed the L50 standards provided for in state statutes. The owner or operator shall not let the vehicle's engine idle for more than 30 minutes in any one-hour period. In no circumstance may the owner or operator run or let the engine idle for more than two periods, lasting 30 minutes each, in one 24-hour period. 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 August 18, 2020, the planning commission held a public hearing. 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. PC Packet Page Number11 of 64 2.On September 14, 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 2 of this resolution. Approval is subject to the following conditions: 1.Commercial vehicle storage on the property is limited to two heavy commercial trucks and their trailers and bobcats that are associated with the small-scale cement business home occupation license. 2.Commercial vehicles must be stored on a hard surface out of sight of the public right-of-way. __________by the City Council of the City of Maplewood, Minnesota, on September 14, 2020. PC Packet Page Number12 of 64 PC Packet Page Number13 of 64 PC Packet Page Number14 of 64 PC Packet Page Number15 of 64 2510 Carver Avenue East City of Maplewood Information Overview Map J.5:5 Legend ! I Wetlands Manage B National Wetlands Inventory 0390 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number16 of 64 2510 Carver Avenue East July 1, 2020 City of Maplewood Information Zoning Map Legend ! I Zoning Open Space/Park Farm (f) Single Dwelling - Rural Lot (r1r) Mixed Use (mu) Parcel Points 0390 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number17 of 64 Commercial Vehicle Storage below Hill - Out of Sight of Right-of- Way Vehicles Stored on Hard Surface Driveway Vehicles not to be Stored Within the 100-Foot Creek PC Packet Page Number18 of 64 2510 Carver Avenue East July 1, 2020 City of Maplewood Information Overview Map 9-26:t/g/fyjtujoh 4-842t/g/ dpodsfufbeefe 21-111t/g/pgDmbtt6xijdiibt sfdfoumzcffosfnpwfeboetffefe 7-111t/g/beefe Dmbtt6 211gudsffl cvggfs Legend ! I Parcel Points 0390 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number19 of 64 Engineering Plan Review PROJECT: 2510 Carver Avenue – Home Occupation and CUP Review PROJECT NO: 20-18 COMMENTS BY: Jon Jarosch, Assistant City Engineer DATE: 8-7-2020 The applicant is seeking a home occupation license and conditional use permit to operate a small concrete business and store commercial vehicles on their residential property at 2510 Carver Avenue East. The following are engineering review comments and act as conditions prior to permit issuance: 1)The existing and proposed site improvements appear to have created, or will create, over 5,000 square feet of impervious surfaces. As such, the applicant shall work with the City through the permitting process to meet the intent of the City’s volume reduction requirements through the installation of onsite best management practices (BMP). Some examples of BMP’s include rainwater gardens, infiltration swales, native plantings, holding ponds, etc. 2)All disturbed areas within the 100-foot creek buffer shall be stabilized and reestablished with vegetation as soon as possible. The applicant shall work with the City on the types of plants installed within the buffer. 3)Plans shall be submitted for any future improvements to the site. 4)Grading and erosion control permits shall be obtained prior to any further excavations or grading work. 5)A driveway permit shall be obtained prior to any future driveway improvements. -END COMMENTS - PC Packet Page Number20 of 64 PLANNING COMMISSIONSTAFF REPORT Meeting Date August 18, 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: Dogtopia, 2015 Woodlynn Avenue East a.Conditional Use Permit Resolution Action Requested: MotionDiscussion Public Hearing Form of Action: Resolution Ordinance Contract/Agreement Proclamation Policy Issue: Alissa Bert and Cindy Lang, of Dogtopia, are requesting a conditional use permit (CUP) to allow outdoor play areas for a dog daycare at 47 Century Avenue North. Recommended Action: a.Approve the attached conditional use permit resolution to allow an outdoor play area for a dog daycare at 2015 Woodlynn 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 SustainabilityIntegrated CommunicationTargeted Redevelopment Operational EffectivenessCommunity InclusivenessInfrastructure & Asset Mgmt. The city deemed the applicant’s application complete on July 28, 2020. The initial 60-day review deadline for a decision is September 26, 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 Discussion Proposed Use Dogtopia, a new tenant at the Plaza 3000 North Annex shopping center located at 2015 Woodlyn Ave East is proposing to open a dog daycare with an outdoor recreational area as PC Packet Page Number21 of 64 an ancillary use. The proposed outdoor recreational area consists of a 1,000 square foot artificial turf area enclosed by an 8-foot-high composite privacy fence. The outdoor area would be located at the rear of the tenant space which currently consists of a parking lot. The fence and turf would extend approximately 20-feet away from the building to align with an existing door. Dogtopia is proposing to provide daycare, boarding and spa services and would be open between 7 a.m. to 7 p.m. Monday through Friday and between 10 a.m. to 5 p.m. on Saturday and Sunday. The outdoor recreational area would be a supportive use to the principal use of Dogtopia operating from 9 a.m. to 4 p.m. Monday through Friday, 10 a.m. to 4 p.m. Saturday and Sunday. Within Dogtopia, there will be a maximum of nine staff on-site at one time, and a ratio of one staff member to every 20 dogs. The maximum capacity of the existing Dogtopia will be 119 dogs. The outdoor area provides the daycare dogs an opportunity for outdoor play – but will not increase the overall capacity of the facility. The maximum number of dogs allowed outside at one time is 20 and the outdoor area will not be used overnight. Zoning Daycare centers are an allowed use within the shopping center zoning district, however, the city code requires a conditional use permit for any outside use. To move forward with this project, the applicant needs city council approval of a conditional use permit to allow an outdoor play area for the dog daycare. Co nditional Use Permit Standards City code requires that the City finds that all nine standards outlined in the conditional use permit ordinance are met prior to approval. The standards are outlined in the reference information attached. Staff finds that the proposed conditional use permit for an outdoor play area for a dog daycare meets the conditional use permit standards. Commission Review Planning Commission August 18, 2020: The planning commission will hold a public hearing and review this project. Citizen Comments Staff surveyed the 32 surrounding property owners within 500 feet of the site for their opinion about this proposal. Staff received one response: 1.I set out to find 2015 Woodlyn Avenue East. I did not find the actual location but found an address for the Pizza Hut and the bar which means that Dogtopia would be between two business establishments that work with food. I believe Pizza Hut is a carry-out establishment. I believe the bar serves food and liquor. However, I have never patronized either establishment. I was shocked to think that a doggy day care could be located between two establishments that deal with food!! I find this surprising and disturbing!! I am not in favor of a doggie day PC Packet Page Number22 of 64 care this close to the two apartment buildings and the townhomes. I think a self-standing building in a less populated area would be a better choice. I have been a pet owner owning both dogs and cats but not at the current time. I just want to register my disapproval for the location of Dogtopia at 2015 Woodlyn Avenue East. I live in one of the townhomes on Chisholm Court North. (Sharon Boekhoff, 3069 Chisholm Court North) Reference Information Site Description Site Size: 3.01 acres Existing Land Use: Shopping Center Surrounding Land Uses North: Sibley Cove Apartments South: Plaza 3000 Shopping Center East: Birch Glen Apartments: West: Auto Repair Planning Existing Land Use: Commercial (C) Existing Zoning: Shopping Center (SC) Standards for a Conditional Use Permit Section 44-1097 of the conditional use permit ordinance states that a conditional use permit may be approved, or amended by satisfying all of the following standards for approval: 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. PC Packet Page Number23 of 64 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. Attachments 1.Conditional Use PermitResolution 2.Overview Map 3.Zoning Map 4.Land Use Map 5.Applicant’s Narrative 6.Site Plan 7.Floor Plan 8.Exterior Elevation 9.Applicant’s Plans (separate attachment) PC Packet Page Number24 of 64 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Alissa Bert and Cindy Lang, of Dogtopia, have requested approval of a conditional use permit. 1.02 The property located at 47 Century Avenue North is legally described as: PIN: 022922120011; SECTION 2 TOWN 29 RANGE 22 E 178.13 FT OF S 100 FT OF N 10 ACRES TOGETHER WITH E 178.13 FT OF S 10 ACRES OF N 20 ACRES OF PART N OF NL OF WOODLYNN AVE OF N 1/2 OF NW 1/4 & W 90.31 FT OF S 33.18 FT OF N 681.33 FT & S 640 FT OF N 1321.33 FT OF W 329.31 FT LYING N OF NL OF SD AVE OF NE 1/4 (SUBJ TO RD & ESMTS) IN SEC 2 TN 29 RN 22 Section 2. Standards. 2.01 City Ordinance Sections 44-597(1) and 44-597(2) requires a Conditional Use Permit for any recreation use or exterior use. 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. 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. PC Packet Page Number25 of 64 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 August 18, 2020, the planning commission held a public hearing. 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 September 14, 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 5 of this resolution. Approval is subject to the following conditions: 1. The use of this property shall be limited to the type of operation described in this staff report. Any change in operations will require an amendment to the conditional use permit. 2. Hours of operation for dog pick-ups and drop-offs shall be limited to 7:00 a.m to 7:00 p.m. 3. Drop-off and pick-up services shall not block the public right-of-way and shall occur onsite within designated parking spaces. 4. Prior to the issuance of any permits, the applicant must: a. Submit and receive approval for landscaping and grading from the city engineer. b. Submit a detailed plan for the proposed fence and sunshade. 5. Repair all fencing as needed and ensure that the site is tidy at all times. 6. Any exterior improvements will require design approval. 7. All signs require a separate sign permit and must meet city code requirements. PC Packet Page Number26 of 64 8. The city council shall review this permit in one year. __________ by the City Council of the City of Maplewood, Minnesota, on September 14, 2020. PC Packet Page Number27 of 64 Dogtopia - 2015 Woodlynn Avenue July 23, 2020 City of Maplewood Legend ! I Parcel 0350 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number28 of 64 Dogtopia - 2015 Woodlynn Avenue July 23, 2020 City of Maplewood Legend ! I Zoning Open Space/Park Single Dwelling (r1) Double Dwelling (r2) Planned Unit Development (pud) Farm (f) Limited Business Commercial (lbc) Business Commercial (bc) Shopping Center (sc) Parcel 0350 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number29 of 64 Dogtopia - 2015 Woodlynn Avenue July 23, 2020 City of Maplewood Legend ! I Future Land Use - 2040 Low Density Residential Medium Density Residential High Density Residential Mixed-Use - Community Commercial Public/Institutional Park Parcel 0350 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number30 of 64 July 16, 2020 2015 Woodlyn Ave E, Maplewood MN 55109 Introduction: Lang, Bert LLC. (Dogtopia), an existing tenant at the Plaza 3000 shopping center, located at 2015 Woodlyn Ave E, Maplewood MN 55109, proposes an outdoor Dog Daycare recreational area as an ancillary use to their existing indoor animal daycare. The current zoning for the site is Commercial – (SC) Shopping Center which allows for underlying Business uses, including indoor Dog Daycare facilities. However, outdoor Dog Daycare recreational areas are subject to approval of a Use Permit. Plaza 3000, where the outdoor Dog Daycare recreational is proposed, is an existing shopping center with two restaurant establishments. The shopping center is surrounded by a variety of commercial and residential uses. Dogtopia provides daycare, boarding and spa services and is open 7am – 7pm Monday to Friday, 10am – 5 pm Saturday – Sunday. The outdoor Dog Daycare recreational area will be complimentary to the principal use of Dogtopia as an animal daycare facility, operating from 9am – 4pm Monday to Friday, 10am – 4 pm Saturday – Sunday. Within Dogtopia, there will be a maximum of 9 staff on site at one time, and a ratio of 1 staff member to every 20 dogs max. will be provided. The maximum capacity of the existing Dogtopia is 119 dogs. With the addition of the outdoor recreational area, the maximum capacity of the center will remain 119 dogs. The addition of the outdoor area does not increase the total number of dogs allowed at Dogtopia. The outdoor area provides the current daycare dogs opportunity for outdoor play. The maximum number of dogs allowed outside at one time is 20 and the outdoor area will not be used overnight. More details on this are below. Proposal: The proposed outdoor Dog Daycare recreational area consists of a +/- 1000 sq. ft. artificial turf area enclosed by an 8-foot-high composite privacy fence. The outdoor area would be located at the rear of the tenant space which is currently consists of a parking lot. The fence and turf would extend approximately 20-feet away from the building to align with an existing doo. A sunshade similar in color to the existing building is also proposed. The proposed outdoor area can be accessed directly from the interior of the tenant space. The outdoor area can also be accessed from the exterior via proposed swing gate. No asphalt will be altered or removed. The number of dogs in each group (both indoor and outdoor) will vary based on size and behavior of breeds. Dogs will never be left unattended. The outdoor Dog Daycare recreational area will be for structured outdoor play for a period of up to 30 minutes at a time. Then the current group of dogs would be taken inside and the next group would be allowed outside for 30 minutes. Activities provided include water play in pools and bubbles. When the maximum PC Packet Page Number31 of 64 total number of dogs in the center and outdoor play is most used, there will be a 3 hour use period in the morning and 3 hour use period in the afternoon. Dogtopia is a family owned and operated business which has over 100 locations across the country. Roughly half of the Dogtopia locations are equipped with outdoor Dog Daycare recreational area. All locations have had no issues preventing noise or odor nuisances on adjacent people and properties. Below is a summary on how noise and odor nuisances are mitigated. Noise: The outdoor area is used for structured play for only for a limited time. The dogs are always accompanied by a certified Canine Coach trained to keep dogs safe and well-behaved. Dogs are taken outside in groups assigned by size and temperament to achieve the best behavior. The provided outdoor activities interest the dogs, minimizing barking caused by boredom. If needed, each playroom has direct access to the outdoor space. This allows a dog who is barking and cannot be redirected or calmed down to go back inside. Odor: The proposed artificial turf is perforated grass-like material with a compact gravel base. All water and liquid waste will drain into the soil below. Any solid waste will be pickedup immediately by supervising staff, bagged, and placed into an enclosed trash container located within the corner of the outdoor play area. There will not be more dogs in the center or more waste generated due to the addition of outdoor play. The turf is cleaned twice a day with a hose and mild disinfectant. The disinfectant used is a bio-enzymatic digestor product that actively consumes odorous organic waste. A detail cleaning protocol is followed for end-of-day. After the detail cleaning is complete, no dogs will access the outdoor play space until the next day. Justification: The proposed outdoor Dog Daycare recreational area is purposefully designed and will be operated to minimize the any impacts of noise and odor on adjacent properties and persons. The 8-foot-high opaque privacy fence is proposed to minimize the visual impacts on adjacent properties, as well as to eliminate the possibility of dogs jumping over the fence. The perforated artificial turf combined with high standards of cleanliness and orderly dog conduct are anticipated to have a minimal impact on adjacent persons or properties. The proposed outdoor area is also not anticipated to generate any additional noise or odors above and beyond ambient conditions at the existing shopping center. PC Packet Page Number32 of 64 Summary: Lang, Bert LLC, on behalf of Dogtopia, requests approval of a Use Permit for a proposed outdoor Dog Daycare recreational area. The proposed outdoor areais anticipated to be an appropriate use at this location due to preventative design and operational measures. PC Packet Page Number33 of 64 www.adaarchitects.cc the User's sole risk and without liability to ADA. ADA makes no warranties, express or implied, of merchantability or of fitness for a particular purpose. Phone (216) 521-5134 Fax (216) 521-4824 additions to this project or for completion of this project by others without ADA's prior written consent. Any unauthorized use of this Instrument of Service shall be at 17710 Detroit Avenue Lakewood, Ohio 44107 use. ADA retains all common law, statutory and other reserved rights, including copyrights. This Instrument of Service shall not be used on other projects, for ARCHITECTS, INC. A T O ZZ TTS II E MM N HH MAPLEWOOD, MN 551092017 WOODLYNN AVENUE N CC I SS M .. 07/08/2019492 LL F No.51649 O TT LICENSED ARCHITECT RR E UU DOGTOPIA T KK A T S DATETYPE SITE PLAN AS1.0 1 LANG, BERT LLC#2345 JOB NO. FRANCHISEEREVISIONS ARCHITECTURAL DATESHEET NO. 2 AS1.0 NOTE: NO GAPS GREATER THAN 1 1/2" AT PERIMETER/ FENCE PROVIDE STRAIGHT CUT OF EXISTINGSURFACE ANY DAMAGE TO EXISTINGSURFACE SHALL BE REPAIRED, SEESHEET D1.0PROVIDE CONCRETE PERIMETER+/- 1/4" ABOVE TOP OF TREATEDTIMBER OVER EXISTINGCOMPACTED BASE PRIOR TOFENCE INSTALLATION. TYP. OFFENCE PANEL AND GATE. 8'-0" MAX GAP AT BASE OF FENCING 1 1/2" 1'-0" 3 AS1.0 @ POST 4'-2" MIN. A I P O T 8'-0" HIGH WEATHERABLESAUGUSTA PRIVACY VINYL6" X 6" TREATED TIMBERANCHORED TO GROUNDWITH STEEL RODS @ 32"O.C. RODS TOCOMPACTED BASE.AGGREGATE SPREAD90-95%4" COMPACTEDAGGREGATECOMPACTEDSUBGRADE FENCE. COLOR: GRAYFENCE POST (HEIGHT PERREQUIRED FOUNDATIONDEPTH)PENETRATE MIN. 24" INTOINSTALL G-1 OVER LAYEREVENLY, COMPACTED TO G O D TO BUILDING6" X 6" TREATEDTIMBER ANCHOREDTO GROUND WITHSTEEL RODS @ 32"O.C. RODS TO EXISTING BUILDINGFACADEINSTALL G-1 TIGHTPENETRATE MIN. 24"INTO COMPACTEDBASE. SCALE: 1/2" = 1'-0" PLAY AREA FENCE SECTION 1 AS1.0 NOT TO SCALE OVERALL SITE PLAN N TRUE NORTH FENCE POSTPROVIDE STRAIGHT CUT OF EXISTINGSURFACE ANY DAMAGE TO EXISTINGSURFACE SHALL BE REPAIRED, SEE SHEETD1.0 FOR ADDITIONAL INFORMATION.CONCRETE PERIMETERFENCE POSTCOMPACTED SUBGRADE SCALE: 1-1/2" = 1'-0" TURF PERIMETER DETAIL 2 AS1.0 WRAP EDGE OF G-1 TURF AND FOLD BACK UNDER AS SHOWN ATWITH TOP OF ADJACENT CONCRETE TYPICAL).AGGREGATE SPREAD EVENLY,4" COMPACTED AGGREGATE EDGE OF TREATED TIMBER / PERIMETER CONCRETE. ATTACHG-1 TURF TO TREATED TIMBER WITH STAINLESS SPIKES PERMANUFACTURER AT 10" O.C. MIN. (TOP OF RUBBERBACKING AT UNDERSIDE OF G-1 TURF TO BE FLUSHG-1 TURF, SEE SHEET A1.3COMPACTED TO 90-95% OVERCOMPACTED SUBGRADE6" X 6" TREATED TIMBER ANCHOREDTO GROUND WITH STEEL RODS @32" O.C. RODS TO PENETRATE MIN.24" INTO COMPACTED BASE. FOUNDATION FOR POST REQUIRED CONCRETE 1'-0" MIN. ADJACENT PAVEMENT TO REMAIN, LINE OF PERIMETER CONCRETE.(CONCRETE TO EXTEND 1'-0"BELOW FINISH GRADE TYP. U.N.O.)FENCE POST, EVERY 8'-0" O.C. MAX.CENTER LINE OF TREATED TIMBERBELOW TOP OF TURFFENCING PER DETAIL 1/AS1.0PATCH AND REPAIRG-1 OUTDOOR TURF E.J.E.J.E.J.E.J. 8'-0" MAX. 108 SCALE: 1/2" = 1'-0" PLAY AREA FENCE PLAN 104 1 AS1.0 3 AS1.0 105 106 N.I.C. TENANT ADJACENT 100 107 TYP.OF 10 SCALE: 1" = 20' ARCHITECTURAL EXTERIOR PLAN COMPACTED SUBGRADE G-1 TURF, SEE SHEET A1.3AGGREGATE SPREAD EVENLY,COMPACTED TO 90-95% OVER4" COMPACTED AGGREGATE N 104 101 5,410 DOGTOPIA 102 LEASABLE SF 103 TYP. 1 AS1.0 SCALE: 1-1/2" = 1'-0" TURF SEAM DETAIL 4 AS1.0 7'-0" O.C. TYP. 106 100 WRAP EDGE OF G-1 TURF AND FOLD BACK UNDER AS SHOWN ATWITH TOP OF ADJACENT CONCRETE TYPICAL).AGGREGATE SPREAD EVENLY,COMPACTED TO 90-95% OVER4" COMPACTED AGGREGATECOMPACTED SUBGRADE6" X 6" TREATED TIMBER ANCHOREDTO GROUND WITH STEEL RODS @32" O.C. RODS TO PENETRATE MIN.24" INTO COMPACTED BASE. EDGE OF TREATED TIMBER / PERIMETER CONCRETE. ATTACHG-1 TURF TO TREATED TIMBER WITH STAINLESS SPIKES PERMANUFACTURER AT 10" O.C. MIN. (TOP OF RUBBERBACKING AT UNDERSIDE OF G-1 TURF TO BE FLUSHG-1 TURF, SEE SHEET A1.3 105 104 N.I.C. TENANT NOTE: ALTERNATIVE LAYOUTS MUST BEREVIEWED AND APPROVED WITH ADA / DSO ADJACENT KEY NOTES GENERAL NOTES 1.SITE MODIFICATIONS ARE LIMITED TO OUTDOOR PLAY. NO OTHER EXTERIOR WORK PROPOSED. 100.LOCATION OF LEASE LINE101.FENCED IN OUTDOOR PLAY AREA, SEE DETAILS 1-4/AS1.0.102.MAIN ENTRY DOORS, SEE SHEET A1.1 FOR ADDITIONAL INFORMATION.103.ACCESSIBLE PATH OF TRAVEL.104.EXISTING CONCRETE SIDEWALK.105.EXISTING PARKING STRIPING.106.EXISTING CONCRETE RAMP.107.NEW 6" BOLLARD.108.PYLON SIGN. PC Packet Page Number34 of 64 PC Packet Page Number35 of 64 PC Packet Page Number36 of 64 PLANNING COMMISSION STAFF REPORT Meeting Date August 18, 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: Woodspring Suites, 1744 County Road D East a.Planned Unit Development and Lot Division Resolution b.Design Review and Comprehensive Sign Plan Resolution Action Requested: MotionDiscussion Public Hearing Form of Action: Resolution Ordinance Contract/Agreement Proclamation Policy Issue: SOTA Partners is proposing to develop a new four-story hotel with 126 rooms located on vacant land located at 1744 County Road D East. The planned unit development for this property currently allows a strip shopping center to be built – the city council will need to approve an amendment to the planned unit development in order to allow a hotel. To move forward with this project, the applicant needs city council approval of a planned unit development amendment, design review and a comprehensive sign plan. Recommended Action: a.Motion to approve a resolution for a conditional use permit for a planned unit development amendment and comprehensive sign plan which approves a four-story, 126-room hotel building to be constructed at 1744 County Road D East. b.Motion to approve a resolution for design review and comprehensive sign plan for a four- story, 126-room hotel building to be constructed at 1744 County Road D 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 SustainabilityIntegrated CommunicationTargeted Redevelopment Operational EffectivenessCommunity InclusivenessInfrastructure & Asset Mgmt. The city deemed the applicant’s application complete on July 28, 2020. The initial 60-day review deadline for a decision is September 26, 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 Number37 of 64 Background: SOTA Partners is proposing todevelop a new four-story hotel with 126 rooms located onvacant land located at 1744 County Road D East. The approved planned unit development for thisproperty currently allows a strip shopping center to be built. The project will create two access drives to Flandrau Street on the west side of the parcel for a new 12,654-square-foot, four-story hotel building with a 126-space parking lot. Planned Unit Development Planned unit developments (PUD) 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 PUD 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. Legacy Village Planned Unit Development This site was part of the Legacy Village Planned Unit Development originally approved on July 14, 2003, and was designated for use as a “retail/commercial site.” On September 27, 2005, the community design review board approved plans for a strip shopping center which was going to have a front yard building setback of 15 feet. On October 27, 2008, the city council approved an amendment to the approved planned unit development to allow the proposed strip shopping center to be setback 83 feet instead of the required 15 feet from County Road D East. This project proposes a front yard setback of 68 feet which is closer to County Road D East than what was approved in 2008. Parking The city's zoning ordinance requires hotels to provide one parking space for every lodging room within the building. In this case, the applicant is meeting this requirement. Ordinance also requires parking spaces at a hotel to be 9’6” wide and the applicant is seeking flexibility to provide 9-foot- wide parking spaces. The applicant states that it believes 9-foot-wide parking stalls are consistent with other projects they have developed and allows for additional green space to be placed on site. Staff is supportive of the request for 9-foot-wide spaces. The city’s parking ordinance is set up to determine space width based on turnover rate. The customer turnover rate is going to be very low at a hotel. PC Packet Page Number38 of 64 Design Review Site Plan The site will be accessed by two drives coming off Flandrau Street. The building’s main entrance is located on the north side of the building with parking on the north, east and south sides of the site. A trash enclosure will be located in the southeast corner of the site. The building is setback 125 feet from the residential building to the south and 100 feet to the residential buildings to the west – meeting all setback requirements. Parking lots are required to be setback 15 feet from all public right-of-way lines and five feet from all over property lines. The applicant’s site plan meets this requirement on the west, east and south property lines but is only setback 10 feet from the County Road D East property line. The applicant will be required to submit a revised site plan showing the 15-foot parking lot setback being met on the north side of the site plan. The applicant’s site plan shows a connection to the existing sidewalk along County Road D East and a partial sidewalk on the west side of the building. In keeping with the rest of the Legacy PUD, the applicant shall be required to install a sidewalk along the south property line and complete the sidewalk segment along the entire west property line. A sidewalk shall also be required along the easterly frontage (Bittersweet Lane) unless the width of the site does not allow space for a sidewalk in this location. The Applicant shall work with the City during the permitting process to exhaust all options for site revisions to accommodate a sidewalk along this frontage before this requirement may be negated. Building Elevations The height of the four-story building is 46’ 10” – at its highest peak. The hotel building was designed to blend in with the nearby residential architecture. This building would have a pitched roof with asphalt shingles, the first floor would be covered with a brick facade and the remaining floors will be covered with lap siding. The lap siding would have three different colors. Landscaping The July 14, 2003, Legacy Village PUD approval required that overstory trees be planted along Village Trail at an average of 30’-40’ on center. The PUD further stated that the tree- replacement/tree-preservation requirements of the Maplewood Code of Ordinances must be met. There are no significant trees on the site. The applicant is proposing to plant a total of 19 trees. Fifteen 2.5 caliper inch deciduous and four 2 caliper inch ornamental trees. There is approximately 364 feet of greenspace along Village Trail. Seven trees are proposed within this green space. To meet the PUD overstory tree requirement the applicant must install at least 9 trees that are 40 feet on center along the Village Trail greenspace. The rest of the site meets the City’s tree preservation ordinance. Lighting The applicant’s submitted photometric plan meets all city requirements. PC Packet Page Number39 of 64 Comprehensive Sign Plan The PUD for this site requires a comprehensive sign plan for this site and states pylon signs are not allowed but does allow monument signs that are no higher than 12 feet in height. The applicant’s plans show one monument, one pylon, and four wall signs. Staff does not feel it is warranted to eliminate the pylon prohibition for this site. The site is a transition between commercial and residential areas and monument signs are appropriate. In addition, staff does not feel it is appropriate to have wall signs on the south and west sides of the building which face residential properties. Staff would recommend allowing two monument signs – that do not exceed 12 feet in height – and a single wall sign each of the north and east building elevations. The wall signs shall meet ordinance requirements for wall signs within the Business Commercial zoning district. Department Comments Engineering Please see Jon Jarosch’s engineering report, dated August 7, 2020, attached to this report. Board and Commission Review August 18, 2020: The community design review board will review this project. August 18, 2020: The planning commission will hold a public hearing and review this project. Citizen Comments Staff surveyed the 80 surrounding property owners within 500 feet of the proposed site for their opinion about this proposal. Staff received seven responses as shown below. 1.I approve of the suites. It will look better than the empty lot where people dump their garbage. (Kristine Heckler, 1671 Village Trail East, Unit 211) 2.As a resident of the Heritage Square townhome development (immediately west of the planned development site) I am writing to voice my opposition to this project. As you know, the area west of White Bear Avenue is a high density residential area, townhomes, condo’s or apartments. Placing a hotel at this location brings many concerns, i.e. security, increased traffic at all hours, noise, etc. The following are just a few of my concerns. Density A quick hotel search already shows 25 hotels within 7 miles of Maplewood Mall. 5 of which are within 4 miles, please see attached. I do not see the need or understand the marketing strategy for placing yet another one at this location. In the past, there was indeed a hotel located in the immediate vicinity of the mall. This was renovated into a senior living space quite some time ago based on the hotels failure to prosper in that location. Parking The location itself is small and I am concerned about parking. While they’ve allotted 1 parking space per room, we already have parking issues within the apartment and townhome units, with street parking being a commodity and constant issue. PC Packet Page Number40 of 64 Height of Building The proposed building is also set at 4 stories. That’s higher than the other buildings surrounding it and I do not believe it meets the aesthetics of this location. Proximity to the Myth I’m sure you’re well aware of the security issues at this location. Placing a hotel here will only increase the problems with the crowds that the Myth attracts. The following is from an April 2019 new article: On Mar. 29, police were called to the club five times, with officers dealing with disorderly people, a drug overdose, and a large fight that ultimately ended with the shooting. "The Myth Live has been associated with numerous public safety issues in the past two years which have resulted in unsafe conditions and a threat to public safety," the council report says. This is just one of many incidents and speaks to the level and type of crowds that I am concerned about. I do not believe Maplewood needs to open our city to this type of development. I do appreciate the opportunity to voice my concerns and will be monitoring the progress of this development project. (Christine Peterson, 1686 Village Trail East, Unit 1) 3.My name is Yasir Aljaleeli, I am a resident in 1691 Village Trail East unit 7, next to land planned to be Woodspring Suites Hotel. Thank you for having and sharing us by mail for this new development amendment and design review. Unfortunately our opinion to use this land as a shopping plaza and restaurants is much better than Suites Hotel, and half miles from this land on County Rd D East, there are already hotel rooms! But, the last decision is for Maplewood city, we agreed to all the city council approval for this application. (Yasir Aljaleeli, 1691 Village Trail East, Unit 7) 4.Our townhome is a few feet away from the proposed hotel. I strongly oppose the building of this hotel. I believe it will be a terrible nuisance during building, increase traffic, litter, and crime, and devalue our residences. Please reconsider this poor use of the land. If for some reason you do choose to do what I oppose, I BEG you to at LEAST have their in/out driveways on the east side (from Bittersweet Lane) rather than from Flandrau, as the traffic on Flandrau is already too high and congested. (Richard Engel, 1691 Village Trail East, Unit 5) 5.I do not agree that the proposed hotel would improve the look of the area. I live very close to the property and enjoy having the open space with its wild flowers and grasses without crowding another building into already busy crowded street. I am very concerned about a hotel bringing an increase in traffic, crime and litter and devaluation of our property. I am also very unhappy about the idea of construction going on so near to my home. I work at home and the noise pollution will make that very difficult If the proposal goes forward despite the reservations and opposition to it from our neighborhood, I would ask that you please do not make the entrances to the hotel on the West side (Flaundrau Street). It would be better to have the entrances on the East side (Bittersweet Lane) where there is less traffic flow. (Heather Engel, 1691 Village Trail East, Unit 5) 6.This would be terrible for the neighborhood! A hotel would generate too much activity during the late hours of the evenings. I think this will be a disturbance to the nearby neighbors! Not to mention all the extra traffic and hotel guests parking where they shouldn't (e.g. side streets). PC Packet Page Number41 of 64 At least a shopping mall would close for the evenings... Please do what you can to save the neighborhood. (Matthew Lombardo, 1678 Village Trail East, Unit 1) 7. This would be terrible for the neighborhood! A hotel would generate too much activity during the late hours of the evenings. I think this will be a disturbance to the nearby neighbors! Not to mention all the extra traffic and hotel guests parking where they shouldn't (e.g. side streets). At least a shopping mall would close for the evenings... Please do what you can to save the neighborhood. (Mindy Trettin, 1678 Village Trail East, Unit 1) Reference Information Site Description Site Size: 2.04 acres Existing Land Use: Undeveloped Surrounding Land Uses North: County Road D East and Slumberland East: Wyngate Townhomes South: Ashley Furniture West: Heritage Square Second Addition Townhomes Planning Existing Land Use: Commercial Existing Zoning: Planned Unit Development Attachments: 1. Conditional Use Permit For A Planned Unit Development Amendment 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 August 7, 2020 11. Applicant’s Plans (separate attachment) PC Packet Page Number42 of 64 CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT AMENDMENT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 SOTA Partners has requested approval of a conditional use permit for a planned unit development amendment. 1.02 The property is located at 1744 County Road East and is legally described as: PIN: 032922110005 – Lot 3, Block 2, Legacy Village of Maplewood 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. 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. PC Packet Page Number43 of 64 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 the conditional use permit for a planned unit development amendment request. 1. On August 18, 2020, the planning commission held a public hearing. 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 September 14, 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. The retail/commercial site is planned in concept only within the PUD and will come in for design review and approval at a later date, but the use is allowed as long as the provisions of the BC zoning district and conditions outlined here are met. 2. The building(s) on the retail/commercial site shall be set back as shown on the site plan approved by the city council, approximately 83 68 feet, from the north lot line. 3. The applicant shall submit a comprehensive sign plan. One criterion to be established, however, is that pylon signs shall not be allowed. Monument signs may be allowed, but shall not exceed 12 feet in height. 4. The architectural character and exterior building materials must be in keeping with the adjacent townhomes and other buildings if present. 5. Access to the site shall be from the side streets. 6. All ground-mounted and roof-mounted mechanical equipment shall be screened according to the ordinance; 7. Overstory trees must be planted along the south side of the extension of Street B (Village Trail) at an average of 30 feet - 40 feet on center. 8. Adequate separation, buffering and screening must be provided for the multi- family residential units from the front doors, parking areas, loading areas, and mechanical equipment of this commercial building. PC Packet Page Number44 of 64 9. Parking stalls with a width of 9 feet are permitted on this site. 10. Noise levels shall be kept to that required by the city's noise ordinance. The drive-up service window, if used, shall not have a menu board with p.a. system on the south or west sides of the building. 11. The hours of operation and delivery times shall be worked out with staff. __________ by the City Council of the City of Maplewood, Minnesota, on September 14, 2020. PC Packet Page Number45 of 64 DESIGN REVIEW AND COMPREHENSIVE SIGN PLAN RESOLUTION Be it resolved by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 SOTA Partners has requested approval of design review and comprehensive sign plan. 1.02 The property is located at 1744 County Road East and is legally described as: PIN: 032922110005 – Lot 3, Block 2, Legacy Village of Maplewood 1.03 On April 21, 2020, the community design review board reviewed this request. The applicant was provided the opportunity to present information to the community design review board. The community design review board considered all of the comments received and the staff report, which are incorporated by reference into this resolution. Section 2. Site and Building Plan Standards and Findings. 2.01 City ordinance Section 2-290(b) requires that the community design review board make the following findings to approve plans: 1. That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2. That the design and location of the proposed development are in keeping with the character of the surrounding neighborhood and are 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 planned unit developments. 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 PC Packet Page Number46 of 64 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. 3.01.1 The above-described site and design plansare 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 July 28, 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 August 7, 2020. 4. The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 5. Rooftop vents and equipment shall be located out of view from residential properties to the south and west. 6. A comprehensive sign plan is approved for this site per the following conditions. a. A maximum of two monument signs are approved for this site. A monument sign on the Bittersweet Lane side of the site may be up 140-square-feet in size. A monument sign on the Flandrau Street side of the site may be up to 80-square-feet in size. Monument signs shall not exceed 12 feet in height. b. Two wall signs are permitted. One wall sign on the north elevation and one wall sign on the east elevation. Wall signs shall not exceed 100 square feet or 20 percent of wall face to which it is attached, whichever is less. c. All signs require permits. 7. Prior to the issuance of a building permit, the applicant shall submit for staff approval the following items: a. Revised site plan showing the parking lot front yard setback of 15 feet being met. b. Revised landscaping plan showing at least nine trees being planted along Village Trail as required per this site’s planned unit development. c. The applicant shall provide the city with a cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. 8. The applicant shall complete the following before occupying the building: PC Packet Page Number47 of 64 a. Replace any property irons removed because of this construction. b. Provide continuous concrete curb and gutter around the parking lot and driveways. c. Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. d. Install all required outdoor lighting. 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 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 September 14, 2020. PC Packet Page Number48 of 64 Woodspring Suites Hotel 1744 County Road D East July 28, 2020 City of Maplewood Legend Parcel 0490 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number49 of 64 Woodspring Suites Hotel 1744 County Road D East July 28, 2020 City of Maplewood Legend Future Land Use - 2040 High Density Residential Mixed-Use - Community Commercial Public/Institutional Employment Park Parcel 0490 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number50 of 64 Woodspring Suites Hotel - 1744 County Road D East July 28, 2020 City of Maplewood Zoning Map Legend Zoning Open Space/Park Multiple Dwelling (r3) Planned Unit Development (pud) Business Commercial (bc) Subject Parcel 0490 Feet Source: City of Maplewood, Ramsey County PC Packet Page Number51 of 64 Project Narrative Woodspring Suites Hotel Maplewood Location: 1744 County Road D East Maplewood, MN 55109 Applicant: SOTA Partners Proposal: Attached to this letter please find the application of the Woodspring Suites Hotel for the property located at 1744 County Road D East in Maplewood, MN. Through the attached application, SOTA Partners is requesting approval for construction of a new 4-story hotel and related parking lot and site utilities within the Legacy Parkway PUD. A PUD revision for the property was approved for a commercial/retail building (Legacy Shops) back in 2008 but that development never came to fruition and the lot is still vacant currently. The use requested is for a Woodspring Suites Hotel, which is a quality extended stay hotel. The project will consist of creating two access openings to Flandrau Street on the west of the parcel and constructing a new 12,600 square foot 4-story hotel building with 126-stall parking lot (1 space per guest room). Bicycle parking is included, and extensive landscaping restoration to improve site aesthetics considerably from the vacant condition. The development would be an enhancement to the neighboring area. Company: The Woodspring Suites brand is committed to providing incredibly clean, affordable rooms and a welcoming, friendly guest experience to all guests for a night, a week, a month, or longer. Their extended stay hotels offer the perfect mixture of home-like comforts and more and hotel- like convenience to a variety of guests who need a great room at a great price for several nights or longer. All rooms include a well-designed kitchen with full-size refrigerator with freezer, two-burner stove top and microwave, comfortable seating, flat panel TVs, desk and workspace, and space for belongings. The hotel also features 24/7 access to guest laundry room, vending machines, and staff support. Landscaping & Screening: Landscape screening between the proposed parking lot and adjacent businesses will exceed City minimum requirements. A variety of coniferous, deciduous, and ornamental trees will be provided throughout the site. Trees will be a hardy mix of native of non-native species and will be provided within interior parking islands to minimize the heat island effect. Shrubs and trees will wrap the sides of the parking lot and create an aesthetically pleasing presentation. PC Packet Page Number52 of 64 Signage: One pylon sign in the northeast corner and one monument sign at the main entrance in the northwest corner are proposed. Lighting: Lighting will be LED on poles with concrete bases. Lighting will be in conformance with City Code. All lighting will be shielded as necessary to avoid any overlap to adjacent properties. Parking: 126 parking spaces are proposed to meet city & corporate standards of 1 space per guest room. 10 bicycle spaces are also proposed per city requirements. We respectfully request City support for the enclosed application by SOTA Partners for PUD Revision & CDRB for the 1744 County Road D East parcel depicted on the attached site plan. Please see responses to the code deviation requests on the following page. We look forward to reviewing this application with the City in the weeks ahead. Sincerely, Pete Moreau Sambatek, Inc. PC Packet Page Number53 of 64 PUD Revision Code Requests 1.We are requesting a deviation from 9.5 wide to 9.0 wide parking spaces. Justification: 9.0 wide parking spaces are a widely accepted minimum parking space width for low turnover uses such as hotels and consistent with similar developments. The deviation would not constitute a threat to property value, safety, health, or general welfare of owners or occupants of nearby land. The deviation is required to fit the code required 1:1 parking ratio (for guest rooms) and is reasonable for the physical development by providing additional green space & landscaping with the reduced parking space width that is still an acceptable parking standard. Setback Summary The site layout proposes a compliant 68 front building setback which exceeds the original Legacy Parkway front setback of 15 and is less than the approved 83 setback allowed in the 2008 PUD amendment. A minimum of 5 landscape side yard setback is maintained from the right-of-way on all four sides of the proposed parking area. Pedestrian sidewalk connections are proposed to the north sidewalk along County Road D and to the southwest corner at Flandrau Street & Village Street to meet the goals for the area of promoting pedestrian circulation. PC Packet Page Number54 of 64 PC Packet Page Number55 of 64 PC Packet Page Number56 of 64 01 7/24/2020 intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing. The building images shown are a representation of the current design WoodSpring Suites MAPLEWOOD, MN PC Packet Page Number57 of 64 7/24/2020 02 intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing. The building images shown are a representation of the current design Overall Perspective WoodSpring Suites MAPLEWOOD, MN PC Packet Page Number58 of 64 7/24/2020 03 intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing. The building images shown are a representation of the current design Overall Perspective WoodSpring Suites MAPLEWOOD, MN PC Packet Page Number59 of 64 7/24/2020 04 Tjejoh!TX!7312!Uivoefspvt intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing. The building images shown are a representation of the current design Tjejoh!TX!8755!Hbufxbz!Hsfz Sfe!Csjdl TjejohTX!:21:!Obuvsbm!Mjofo Elevations IbsejqbofmTX!:21:!Obuvsbm!Mjofo WoodSpring Suites MAPLEWOOD, MN Gspou!FmfwbujpoSjhiu!Fmfwbujpo PC Packet Page Number60 of 64 7/24/2020 05 Tjejoh!TX!7312!Uivoefspvt intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing. The building images shown are a representation of the current design Tjejoh!TX!8755!Hbufxbz!Hsfz TjejohTX!:21:!Obuvsbm!Mjofo Sfe!Csjdl Elevations IbsejqbofmTX!:21:!Obuvsbm!Mjofo WoodSpring Suites MAPLEWOOD, MN Mfgu!Fmfwbujpo Sfbs!Fmfwbujpo PC Packet Page Number61 of 64 Engineering Plan Review PROJECT: Woodspring Suites Hotel – 1744 County Road D PROJECT NO: 20-20 COMMENTS BY: Jon Jarosch, Assistant City Engineer DATE: 8-7-2020 PLAN SET: Engineering plans dated 7-24-2020 Stormwater Management Plan dated 7-27-2020 The applicant is proposing a new four-story hotel and associated site improvements on the vacant lot at 1744 County Road D. The applicant is requesting design approval. As this project disturbs more than 1/2 acre, it is required to meet the City’s water quality and rate control requirements. Stormwater management for the site is proposed to be accommodated via the use of an underground infiltration system located beneath the parking lot. It appears from the stormwater management plan that the proposed development meets the City’s stormwater management standards. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents for final review, along with ratified agreements, prior to issuing building and grading permits. The following are engineering review comments on the design and act as conditions prior to issuing permits: Drainage and Stormwater Management 1) The project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All conditions of RWMWD shall be met. 2) A joint stormwater maintenance agreement with the City and RWMWD shall be signed by the owner for the proposed underground filtration system, sump structures, and associated storm sewer system. 3) Soil boring information or infiltration test data shall be submitted to support the infiltration rates utilized in the Stormwater Management Plan. The more general Web Soil Survey Results are not adequate for this purpose. 4) Emergency overflow routes shall be identified on the plans for low-points throughout the site. PC Packet Page Number62 of 64 5) Cleanouts are recommended along the roof drain piping system at all bend locations and tees to ensure the system can be properly maintained in the future. Grading and Erosion Control 6) The underground filtration system shall be protected from sedimentation throughout construction. 7) Inlet protection devices shall be installed on all existing and proposed onsite storm sewer until all exposed soils are stabilized. 8) Public and private drives shall be swept as needed to keep the pavement clear of sediment and construction debris. 9) All pedestrian facilities shall be ADA compliant. 10) A copy of the project SWPPP and NDPES Permit shall be submitted prior to the issuance of a grading permit. 11) All slopes shall be 3H:1V or less steep in slope. 12) The total cut/fill volume shall be noted on the grading plan. 13) Stabilized rock construction entrances shall be installed at all entry/exit points into the site. If the southern site entrance is not to be used during the Phase II portion of the project, fencing shall be placed to ensure all entry and exit occurs through the stabilized northerly entrance. Sanitary Sewer and Water Service 14) Sanitary sewer service piping shall be schedule 40 PVC or SDR 35. 15) The proposed water service modifications are subject to the review and conditions of Saint Paul Regional Water Services (SPRWS). The applicant shall submit plans and specifications to SPRWS for review and meet all requirements they may have prior to the issuance of a grading permit by the City. 16) The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this phase of the project. Appropriate fees shall be charged during the permitting process. 17) All points where the storm sewer and sanitary sewer cross the watermain shall be reviewed for appropriate clearance. These areas shall be reviewed with SPRWS to determine whether or not insulation is needed for freeze protection. PC Packet Page Number63 of 64 Other 18) All work within the right-of-way along County Road D shall be reviewed and approved by Ramsey County. Work in this area will require a right-of-way permit from the County. 19) Keeping in spirit with the remainder of the Legacy PUD, sidewalks shall be added along all street frontages. The existing site plan shows the existing sidewalk along the north frontage (County Road D) and a proposed sidewalk along a portion of the west frontage (Flandrau Street). The sidewalk shall be extended the complete length of the westerly frontage. A sidewalk shall also be added along the southerly frontage (Village Trail). 20) A sidewalk shall also be required along the easterly frontage (Bittersweet Lane), unless the width of the site does not allow space for a sidewalk in this location. The Applicant shall work with the City during the permitting process to exhaust all options for site revisions to accommodate a sidewalk along this frontage before this requirement may be negated. 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. 21) Grading and erosion control permit 22) Sanitary Sewer Permit 23) Storm Sewer Permit 24) Maplewood Right-of-way Permit (ROW Permit also needed from County) - END COMMENTS - PC Packet Page Number64 of 64