HomeMy WebLinkAbout10/10/2006
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, October 10, 2006
6:00 P.M.
Council Chambers - Maplewood City Hall
1830 County Road BEast
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes: September 19, 2006
5. Unfinished Business:
6. Design Review:
a. Heritage Square Fourth Addition Building Design Change - West of New County
Road D, North of Gulden's Restaurant
b. Legacy Village Town Homes - Southwest Corner of County Road D and
Kennard Street (Legacy Village)
c. Hillcrest Gateway Plaza -1698 White Bear Avenue (Hillcrest Village)
7. Visitor Presentations:
8. Board Presentations:
9. Staff Presentations:
a. Tree Ordinance Update
b. Minnesota Planning Conference Update
c. Representation at the October 23, 2006, City Council Meeting - Items to be
Discussed Include Legacy Village Townhomes
10. Adjourn
DRAFT
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, SEPTEMBER 19, 2006
I. CALL TO ORDER
Chairperson Olson called the meeting to order at 6:04 p.m.
II. ROLL CALL
Board member John Hinzman
Vice-Chairperson Matt Ledvina
Chairperson Linda Olson
Board member Joel Schurke
Board member Ananth Shankar
Present
Present
Present
Absent
Absent
Staff Present:
Ken Roberts, Planner
Lisa Kroll, Recording Secretary
III. APPROVAL OF AGENDA
Chairperson Olson moved to approve the agenda.
Board member Ledvina seconded.
Ayes - Hinzman, Ledvina, Olson
The motion passed.
IV. APPROVAL OF MINUTES
Approval of the CDRB minutes for August 22, 2006.
Board member Hinzman moved approval of the minutes of August 22, 2006.
Chairperson Olson seconded.
Ayes --- Hinzman, Olson,
Abstentions - Ledvina
The motion passed.
V. UNFINISHED BUSINESS
None.
VI. DESIGN REVIEW
a. Cottagewood Town House Development - South of Highwood Avenue, east of
Dennis Street, west of 1-494.
Mr. Roberts said Mr. Phil Soby is proposing to build 15 detached town houses in a
development called Cottagewood. It would be on a 3.71-acre site on the south side of
Highwood Avenue, east of Dennis Street.
Community Design Review Board
Minutes 9-19-2006
2
To build this project, Mr. Soby is requesting that the city approve the project design
plans (architectural, site, landscape, and lighting plans) for the site and buildings.
The project plans show that there would be three styles of town houses and that they
would have a mix of exterior treatments. These include horizontal-lap vinyl siding, vinyl
board and batten accents, aluminum soffits and fascia and brick or stone veneer
accents near the doors and on the base of the columns. In addition, each town house
unit would have a two-car garage.
On August 28, 2006, the city council approved the following for the Cottagewood
development:
1. A revision to a conditional use permit (CUP) for a planned unit development
(PUD). This revision was necessary since the city had approved different plans
for the site in 2003. The PUD gives the city and developer a chance to be more
flexible with site design and development details (such as setbacks and street
right-of-way and pavement widths) than the standard city requirements would
normally allow. Specifically, the proposed PUD revision would allow for smaller
average lot sizes, for the town houses to have a smaller setback to the front, side
and rear property lines than code allows and to have the town houses on a
private driveway.
2. A preliminary plat to create the lots in the development (15 lots for the town
houses and one lot for the common area).
The project plans show 15 detached town house buildings within the site with three
different exterior designs. The proposed town house buildings should be attractive and
should fit in with the design of the existing homes in the area. They would have a mix of
exterior materials that include horizontal vinyl siding with a stone veneer near the doors,
on the column bases and on the fronts, and the roofs would have asphalt shingles. In
addition, there would be a mix of lookout, full basement and walkout units, and each unit
would have aluminum soffits and an attached two-car garage.
Staff does not have any major concerns about the proposed town house elevations
since this development will be on a cul-de-sac and would be somewhat isolated. In fact,
only the buyers of the town houses would be able to see the fronts of the new buildings.
However, the project plans do not specify the colors of the materials for any of the units.
Staff should review and approve a color scheme for all building materials in the whole
development before the city issues a building permit.
Chairperson Olson asked how the traffic would impact the existing neighborhood from
this development proposal?
Mr. Roberts said its staffs opinion, based on statistics that each town home would
generate about 6 vehicle trips a day for each of the 15 detached town homes meaning
about 90 trips a day. As such, the traffic wouldn't create a large impact on the area.
Community Design Review Board
Minutes 9-19-2006
3
Chairperson Olson asked if there were any significant trees on the site and would the
new tree ordinance apply to this proposal?
Mr. Roberts said there are some significant trees on the site and the southern part of
the site will be put into a conservation easement and protected so trees are being
preserved in that area. Some trees will be lost and staff was not sure of the count.
Chairperson Olson asked the applicant to address the board.
Mr. Phil Soby, Owner and Developer, Lauren Co. Development, 200 East Chestnut
Street, Suite 204, Stillwater, addressed the board.
Chairperson Olson asked if he brought any building material samples to show the
board?
Mr. So by said he apologizes but there was a miscommunication regarding the color
samples for the siding, shingles and stone so those aren't available but he did bring a
sample of the exterior light. The siding is vinyl and will be offered in 7 earth tone colors.
The buyer will determine which lot they prefer and which town home design they prefer,
plan A, B, or C and they will choose the building material colors they prefer. What has
been determined is which units would be on the two lots facing Highwood Avenue to
address the concerns of the design of the end units which are designed so the garage is
to the opposite side away from Highwood Avenue. The more detailed elevation in the
staff report that is shown with the fireplace and the windows would be design of the
elevation that would face Highwood Avenue. There are two different types of siding, the
siding below the rootline is lap siding and the other above the roofline and the side and
front gables is referred to as a board and batten type siding which is also a vinyl product
and would be in a two tone scheme. For example, the lower portion may be tan and the
upper portion could be linen color with white trim to give a dimensional look to the
design. All of the units would be done in the same manner in terms of the trim and four
sided architecture. The stone chase fireplace will be an optional feature and expense
and we are not sure how many customers will choose it. The standard gas fireplace
would be the doghouse bump out. Each town home unit will have the same lighting
fixtures throughout the site with a light on each side of the garage door and by the
entrance to the home. The garage doors will be a cottage style to fit in with the
craftsman style design of the townhomes. They want the town home units to have
character and will have custom features, they don't want the units to look uniform but
they still want things to be somewhat consistent in design throughout the site.
Board member Hinzman asked if the garage doors on the town homes would be a
standard feature or an upgrade for the customer?
Mr. Soby said the garage doors as shown would be standard and would have a lot of
curb appeal.
Board member Hinzman asked if the board and batten vinyl siding would project?
Community Design Review Board
Minutes 9-19-2006
4
Mr. Soby said yes. The old fashioned manner for structures such as a barn was to use a
1 x 2 product and that is the same projection this molded vinyl product will have and be
installed vertically 8 inches on center. This gives a good shadow line detail and adds
style to the home.
Chairperson Olson said you referred to these townhomes as affordable units. She
asked what the asking price will be for these individual units?
Mr. Soby said what is considered to be affordable now is possibly unaffordable to others
but the goal is to keep the units under $300,000 and would be priced in the high
$200,OOO's, however; these units have the "potential" to be priced over $300,000. There
will be a base price of about $275,000 and if the customer would like extra options
added the price would go up to around $300,000.
Chairperson Olson said this appears to be a proposal using quality products with a nice
design to the townhomes and she likes that they are detached units.
Board member Hinzman asked if there would be an overhang of the main floor over the
walkout elevation for the rear elevation?
Mr. Soby said that's a flat surface with a rim board or starter board and in a color band
of the trim color. It's pretty close to where the bottom of the floor trusses would sit at the
top of the foundation.
Chairperson Olson asked how they are proposing to construct the retaining walls and
what product would you use?
Mr. So by said in the areas where the retaining wall is drawn consecutively on the site
plan it will be one whole retaining wall. Where room allows they will use a boulder
retaining wall to keep with the natural look of the site. There are a few areas where the
retaining wall area is less in lineal footage and they will probably have to use a retaining
wall block in 12 inch form, if room allows they will use a boulder retaining wall.
Mr. Roberts displayed on the screen where the retaining walls would be on the site
map.
Board member Ledvina said it appears they are going to have some split retaining walls
by the pond. He asked if the intention was to keep the retaining wall less than 4 feet in
height?
Mr. Soby said due to comments from the watershed district there has been a revised
plan for the pond layout in the last few days. The retaining wall changed to one retaining
wall at a height no taller than four feet. The retaining wall will be two rows of boulders or
sometimes they will start off with larger boulders and taper down to smaller boulders.
Board member Ledvina wanted to clarify that they will in fact be using boulders for the
retaining wall whenever possible so that can be memorialized as part of the conditions.
Community Design Review Board
Minutes 9-19-2006
5
Mr. Soby said to clarify we will use boulders whenever possible; when space is tight we
will use a 12 inch retaining wall block of some kind.
Chairperson Olson said she wondered if there would be any problem with erosion
problems using boulders?
Mr. Soby said the experience has been that boulders are more stable as a retaining wall
and usually don't erode due to their expanse compared to the use of a retaining block
wall. We us a fiber net behind the boulders as well which helps contain the boulder in
place. The boulders are very significant in size and we usually get high marks from the
engineers with this type of retaining wall.
Chairperson Olson asked to see the light fixture proposed for this development.
Mr. Soby passed the light fixture around so the board members could see the finish,
size, and the style of the light fixture.
Board member Ledvina said he thinks this is a nice development. He likes the layout of
the proposal which is a vast improvement over past proposals. He likes the detached
town home units. He likes that this design doesn't have overpowering garages that
standout and overshadow the unit itself. He likes the style of the town home units and he
thinks a lot of thought has gone into the style of the homes and the development site as
a whole and he thinks this proposal is very well done.
Board member Hinzman agreed with those comments. These detached townhome units
have tremendous curb appeal and will be well placed in the marketing of these units
and will be a nice transition from the single family homes in the area with this density
proposed.
Chairperson Olson said we need to discuss the shortcomings in the landscaping that
staff commented on.
Mr. Roberts said the only thing the plan did not call out was the exact size of some of
the plantings and there is a condition included in the staff report on page 7 item (11)
which reads shows the sizes and for all trees and plants. The deciduous trees shall be
at least 2~ inches in diameter and the coniferous trees shall be at least eight feet tall.
Board member Ledvina moved to approve the project plans date-stamped September 6,
2006, (site plan, landscape plan, grading and drainage plans and building elevations)
for the Cottagewood PUD. This development will be on the south side of Highwood
Avenue, west of 1-494 and east of Dennis Street. The city bases this approval on the
findings required by the code. The developer or contractor shall do the following:
(Additions are underlined and deletions are stricken.)
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Complete the following before the city issues a building permit:
Community Design Review Board
Minutes 9-19-2006
6
a. Have the city engineer approval final construction and engineering plans.
These plans shall include: streets, grading, utility, drainage, erosion
control, tree, sidewalk and driveway plans. The plans shall meet the
following conditions and shall meet all the conditions and changes noted
in Michael Thompson's memo dated July 28, 2006.
(1) The erosion control plan shall be consistent with city code.
(2) The grading plan shall:
(a) Include building, floor elevation and contour information for each
home site. The lot lines on this plan shall follow the approved
preliminary plat.
(b) Include contour information for the land that the construction will
disturb.
(c) Show sedimentation basins or ponds as may be required by the
watershed board or by the city engineer.
(d) Show all proposed slopes steeper than 3:1 on the proposed
construction plans. The city engineer shall approve the plans,
specifications and management practices for any slopes steeper
than 3:1. This shall include covering these slopes with wood-
fiber blankets and seeding them with a "no mow" vegetation
rather than using sod or grass.
(e) Show all retaining walls on the plans. Any retaining walls more
than four feet tall require a building permit from the city and shall
have a fence along the top. The developer or contractor shall
use boulder walls around the storm water ponds located on the
northeast corner of the development and for the qradinq
associated with the cul-de-sac. The boulder walls are
recommended for use in other areas of the development if
possible.
(f) Show the proposed street and driveway grades as allowed by
the city engineer.
(g) Show the drainage areas, and the developer's engineer shall
provide the city engineer with the drainage calculations. The
drainage design shall accommodate the run-off from the
surrounding areas.
(h) If required, show details about any proposed pond fencing
including the materials, gate, height and color.
(3) The tree plan shall:
Community Design Review Board
Minutes 9-19-2006
7
(a) Be approved by the city engineer.
(b) Include an inventory of all existing large trees on the site and
shall show where the developer will remove, transplant, save or
replace large trees.
(c) Show the size, species and location of the transplanted and
replacement trees. The new coniferous trees shall be at least
eight feet tall and shall be a mix of Black Hills spruce and
Austrian pine.
(d) Be consistent with the approved grading and landscape plans
and shall show no tree removal beyond the approved grading
and tree limits.
(4) The street, driveway and utility plans shall show:
(a) A water service to each lot and unit.
(b) The repair and restoration of Highwood Avenue (including
curbing, street, and boulevard) after the contractor removes the
existing driveways, connects to the public utilities and builds the
new street, sidewalks, trails and driveways.
(c) The street and the driveways shall have continuous concrete
curb and gutter except where the city engineer decides that it is
not needed.
(d) The developer or contractor shall post the streets and driveways
with "no parking" signs to meet city standards.
(e) The public streets and private driveways labeled on all plans.
(f) The common areas labeled as outlots on all plans.
(g) Areas for proof of parking off the streets wherever possible.
(5) The design of the ponding areas and any rainwater garden(s)
shall be subject to the approval of the city engineer. The
developer shall be responsible for getting any needed off-site
utility, grading or drainage easements and for recording all
necessary easements.
b. Submit a certificate of survey for all new construction and have each
building staked by a registered land surveyor.
c. Submit a revised landscape plan to staff for approval which incorporates
the following details:
Community Design Review Board
Minutes 9-19-2006
(1 )
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
(10)
8
All lawn areas shall be sodded. The city engineer shall determine
the vegetation within the ponding area.
The developer shall install landscaping in the ponding areas to
break the appearance of the deep hole and to promote infiltration.
Such landscaping shall be approved by the city engineer and
shall be shown on the project landscape plans.
Shows all landscaped areas, excluding landscaping within the
ponds, with an underground irrigation system (code requirement).
The plantings proposed around the units shown on the landscape
plan date-stamped September 6,2006, shall remain on the plan.
A concrete walk from the driveway to the door of each unit.
The manicured or mowed areas from the natural areas. This shall
include planting (instead of sodding) the disturbed areas around
the ponding area with native grasses and native flowering plants.
The native grasses and flowering plants shall be those needing
little or no maintenance and shall extend at least four feet from
the ordinary high water mark (OHWM) of the pond. This is to
reduce maintenance costs and to reduce the temptation of
mowers to encroach into the gardens. Specifically, the developer
shall have the natural areas seeded with an upland mixture and
lowland mixtures as appropriate.
In addition to the above, the contractor shall sod all front, side and
rear yard areas (except for mulched and edged planting beds and
the area within the ponding area).
The contractor shall restore the Highwood Avenue boulevard with
sod.
Show the in-ground lawn-irrigation system, including the location
of the sprinkler heads.
Shall be approved by the city engineer (including the plantings in
the ponds and rain water gardens) before site grading and shall
be consistent with the approved grading and landscape plans.
(11 )
Shows the sizes and for all trees and plants. The deciduous trees
shall be at least 2% inches in diameter and the coniferous trees
shall be at least eight feet tall.
d. Show that a contractor as properly sealed all wells on property.
e. Get the necessary approvals and permits from the watershed district and
provide the city verification that all watershed district provisions are met
before the city issues a building or a grading permit for the site.
Community Design Review Board
Minutes 9-19-2006
9
f. Submit a site lighting plan for city approval. This plan shall show the
installation of at least two streetlights and how the li9hting on the buildings
would add to the site lighting. This plan also shall show details about the
proposed light fixtures to ensure they are a design that hides the bulb and
lens from view to avoid nuisances. The light fixtures must have concealed
lenses and bulbs to properly shield glare from the adjacent street right-of-
ways and from adjacent residential properties. This plan shall show the
height and style of all outdoor lights and that the light illumination from
outdoor lights does not exceed 0.4 foot candles at all property lines.
g. Have the Saint Paul Regional Water Services (SPRWS) approve the
proposed utility plans.
h. The developer or builder will pay the city Park Access Charges (PAC fees)
at the time of the building permit for each housing unit.
i. Submit the homeowner's association bylaws and rules to the city for
approval by the city staff. These are to assure that there will be one
responsible party for the care and maintenance of the common areas,
outlots, the private utilities, trails, sidewalks, signs, landscaping and
retaining walls.
j. Submit revised, detailed building plans and elevations for each building
type to city staff for approval. These elevations shall show or include (but
are not limited to):
(1) the colors of all materials,
(2) all elevations of all buildings (including the rear elevations of the
walk out and at-grade style units)
(3) revisions to the noFlh sides of tho onEl units nem Highwood
!\Von~o to include more footums includiFlQ windows onEl stono
'NoinscotinQ.
(4) any shutters or window grids and
(5) the style and materials of balcony or porch railings.
k. Provide the city with a letter of credit or cash escrow for all required
exterior improvements. The amount shall be 150 percent of the cost of the
work.
3. Complete the following before occupying each building:
a. Replace property irons that are removed because of this construction.
b. Restore and sod damaged boulevards and sod all turf areas.
c. Complete all landscaping and turf irrigation for that building and its
rainwater garden(s).
d. Install the required concrete curb and gutter.
Community Design Review Board
Minutes 9-19-2006
10
e. Install a reflectorized stop sign at the exit onto Highwood Avenue and
install addresses on each building for each unit. In addition, the applicant
shall install "no parking" signs within the site, as required by staff.
f. Install and maintain all required trees and landscaping (including the
plantings around each unit and around the pond) and an in-ground
sprinkler system for all landscaped areas (code requirement).
g. Install on-site lighting for security and visibility that follows the approved
site lighting plan. All exterior lighting shall follow the approved lighting plan
that shows the light spread and fixture design. The light fixtures must have
concealed lenses and bulb to properly shield glare from the adjacent
street right-of-ways and the nearby homes and residential properties.
h. Install additional trees along the west property line of the site where the
vegetation does not adequately screen the new town houses from the
existing dwellings. These additional materials are to ensure there is at
least a six-foot-tall, 80-percent opaque screen on the west side of the site.
The location, design and materials of the additional landscaping shall be
subject to city staff approval.
i. Install city approved conservation easement signs at the edge of the
conservation easement. The signs shall notify that there shall be no
building, mowing, cutting, grading, filling or dumping within the
conservation easement.
j. Install all the required exterior improvements, including all exterior lighting.
k. Show that Ramsey County has recorded the final plat for this
development.
I. The developer or contractor shall:
(1) Complete all grading for the site drainage, complete all public
improvements and meet all city requirements.
(2) Place temporary orange safety fencing and signs at the grading
limits.
(3) Remove any debris or junk from the site.
4. 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.
Community Design Review Board
Minutes 9-19-2006
11
b. The above-required letter of credit or cash escrow is held by the city for all
required exterior improvements. The owner or contractor shall complete
any unfinished landscaping by June 1 of the next year if the building is
occupied in the fall or winter or within six weeks of occupancy if the
building is occupied in the spring or summer.
5. All work shall follow the approved plans. The director of community development
may approve minor changes.
6. This approval does not include signs. Any signage will be reviewed by city staff
through the sign permit process.
Board member Hinzman seconded.
Ayes - Hinzman, Ledvina, Olson
The motion passed.
VII. VISITOR PRESENTATIONS
No visitors present.
VIII. BOARD PRESENTATIONS
None.
IX. STAFF PRESENTATIONS
None.
X. ADJOURNMENT
The meeting was adjourned at 6:50 p.m.
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
City Manager
Tom Ekstrand, Senior Planner
Heritage Square Fourth Addition Design Changes
County Road 0 Extension
October 4, 2006
INTRODUCTION
K Hovnanian Homes (formerly Town and Country Homes) is requesting approval of architectural-
design changes for their remaining buildings at their Heritage Square 4th Addition west of the
County Road D Extension. The reason for the change is because the buildings, as previously
designed, consist of living units with three levels (lower garage level and two dwelling levels).
These units are not selling as fast as anticipated and the builder has found that the market is
shifting to a desire for one-level living. Therefore, the proposed design would have six units on
the main level with another six units above them with elevator accessibility.
I have enclosed a copy of the approved design to compare with the proposed design.
Project Description
This development consisted of seven buildings totaling ninety living units. One building (already
constructed) has 18-units. The remaining six buildings to be built are all 12-unit buildings.
Building footprints and project density would not change.
BACKGROUND
April 25, 2005: The city council approved the development plans for Heritage Square 4"'
Addition. The council also approved the preliminary plat and a parking lot setback variance from
County Road D.
DISCUSSION
The proposed exterior materials would stay essentially the same. The materials would be
varying widths of vinyl lap siding and cultured stone. The applicant has also stated that they
would add brick by the entryways. There would not be vinyl shakes in this design as there are on
the existing building. The color palette would remain the same which would consist of earth tone
browns, tans, and greens. Outside stairs, railings, and trim would be white.
Staff's primary concem was that the applicant preserves the continuity in design, materials and
colors with the existing building as much as possible. The applicant has done this and is
maintaining the original character of design.
RECOMMENDA liON
Approve the plans date-stamped October 3, 2006 for the architectural design changes at the
Heritage Square 4" Addition.
p:sec4:Heritage Square 4th Design Change 10 06
Attachmen1s:
1. LocationlZoning Map
2. S~elLandscaping Plan
3. Original Building Elevations
4. AppIicanfs Letter dated October 3, 2006
5. Revised Building Elevations
6. Roof Plan
7. Underground Parking Plan
8. First Floor Plan
9. Second Floor Plan
10. Plans date-s1amped October 3, 2006 (separate attachment)
2
Attachment 1
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RECEIVED
OCT 0 3 2006
October 2, 2006
Mr. Tom Ekstrand
Senior Planner
City of Maplewood
1830 County Road BEast
Maplewood, MN 55109
RE: Heritage Square IV - Terrace Collection
Dear Mr. Ekstrand:
Please accept this letter and associated materials as K. Hovnanian Homes' application to
construct the Terrace Collection homes at our Heritage Square IV community. The Terrace
Collection utilizes the same building envelope as was previously approved and platted using
our Regency Collection. The Terrace Collection will maintain the same density in the same
number of buildings and we are proposing the introduction of modified homesites that will
offer "stacked flat" life cycle housing opportunities. These homesites will be accessed via a
central elevator in each building.
The Regency Collection has been available for sale since late 2005 and to date; the sales velocity
has not allowed K. Hovnanian Homes to construct additional homesites within this community.
In response to slower than anticipated sales, K. Hovnanian Homes conducted a series of
customer focus groups to determine which building modifications would assist the sale of these
homesites. While the response to our Regency Collection was positive, it was evident from the
responses of current and future residents of Maplewood that a "stacked flat" homesite is a
preferred life cycle housing opportunity that is needed within Maplewood. As a result, we
have modified the architecture for this community and developed the Terrace Collection to
continue to meet the life cycle housing needs of current and future Maplewood residents.
As we discussed during the original approval of the Heritage Square IV community, K.
Hovnanian Homes intends to sell these homesites as opposed to making them available for
lease. We will also be utilizing the color palette that was presented during the initial approval
of the Heritage Square IV community. The Terrace Homes were designed to compliment the
Regency Homes as this community will have one Regency building and the balance will be
Terrace Homes. During the design of the Terrace Collection, it was important to our design
6
Tom Ekstrand
Heritage Square IV - Terrace Collection
October 2, 2006
Page 2
team to maintain consistency in the overall appearance of the homesites to ensure the seamless
introduction of the Terrace Collection.
K. Hovnanian Homes offers attractive landscaping that meets or exceeds the city requirements
and this community will meet or exceed all city landscaping standards. Typically, landscaping
is not installed on land that is adjacent to a future homesite. This practice ensures that
landscaping is not destroyed and replaced on numerous occasions through the home
construction process. Because of that, K. Hovnanian Homes has developed an attractive
landscaping plan for this community that has been approved by the city of Maplewood and as
homesites are constructed, that landscaping will be installed per the approved plans.
We appreciate the city's concerns to complete the construction in the Heritage Square IV
community and we look forward to constructing and selling these homesites to the current and
future residents of Maplewood. By introducing the Terrace Collection, K. Hovnanian Homes
will be offering additional life cycle housing opportunities that the market suggests are needed
within the community while maintaining the original vision for the community.
We look forward to working with you to introduce the Terrace Collection in the Heritage
Square IV community. Because this plan remains compliant with all statutory requirements set
forth in the Maplewood City Code, we respectfully request that this application be approved by
the Design Review Board on October 10, 2006 and the building permit issued upon review and
approval of the technical building requirements outlined in the City's Building Code.
Thank you for your continued assistance on this matter. If you have any questions or concerns,
please do not hesitate to contact me at 952-253-0460.
Very truly yours,
g~
Community Planning Manager
Enclosure
cc: Kevin Clark, Vice President of Land Development
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MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
City Manager
Tom Ekstrand, Senior Planner
Legacy Townhomes
County Road 0 between Kennard Street and Hazelwood Street
September 22, 2006
INTRODUCTION
Project Description
The Hartford Group, the master developer of Legacy Village, is proposing to develop the
final phase of town homes at Legacy Village. This proposal is for 91 town homes which
would be located on the south side of County Road D between Hazelwood and Kennard
Streets. The exception to this site is that the southwest comer of County Road D and
Kennard Street will be developed with an office building as required by the approved
PUD (planned unit development). Refer lD the attachments.
Requests
The applicant is requesting that the city council approve the following:
1. A preliminary plat to create home sites for sale.
2. Site, building and landscape plans.
BACKGROUND
July 14, 2003: The city council approved the Legacy Village PUD, comprehensive plan
amendment, tax-abatement plan and preliminary plat for Legacy Village.
July 10, 2006: Earlier this year, the applicant had proposed a 119-unit townhouse
development on this site that would have included the 1 %...acre parcel at the southwest
comer of County Road D and Kennard Street. This comer piece was intended to be
developed with Executive Office Suites in the PUD. The applicant had requested a
comprehensive plan amendment from BC (business commercial) to R3H (high-density
residential) and also an amendment of the PUD lD build the townhomes. The city
council denied these requests because they preferred the office element of the PUD and
felt that the developer should still try lD develop this comer with office suites as approved
in 2003.
Legacy Village Development History
Since the council approved the Legacy Village PUD, the following projects have been
approved or built:
. Heritage Square Townhomes (220 units)
. Heritage Square 2nd Addition (81 units)
. Wyngate Rental Townhomes (50 units)
. Ashley Furniture (completed)
. Kennard Professional Building (completed)
. Maplewood Sculpture Park (completed)
. Legacy Shoppes Retail (construction pending)
. Ramsey County Library (under construction)
. Seniors Apartment (116 units, approved and construction pending)
DISCUSSION
Density
The proposed density is below the previously approved number of units. This site was
approved to have 96 townhome units. The applicant is proposing 91.
Preliminary Plat
The applicant is requesting approval of a preliminary plat to sell the individual
townhomes. This is typical of such developments. Staff does not find any unusual
concerns with doing so beyond the usual requirements for platting which include matters
like the signing of a developer's agreement, maintenance agreement, the approval of
final gradingldrainagelerosion-controVutility plans and the dedication of any necessary
easements that the city engineer may require. Maplewood Engineer, Michael
Thompson, reviewed this proposal and made several comments in his attached report.
Staff recommends that the city council require that the applicant comply with the
statements in Mr. Thompson's report as conditions of plat approval.
Design Review
Architectural
The proposed town homes would be attractively designed and would be comparable in
design and materials to the other owner-occupied townhomes in Legacy Village. The
buildings would have rock-face concrete block foundations and horizontal-lap siding of a
fiber-cement material. The gable roofs would have asphalt shingles. Garage doors
would be metal with raised panels. A condition of the approval should be that any
exterior utility meters be screened in a decorative manner.
BuildinQ Setbacks
Building setbacks meet the reduced-setback concept approved for Legacy Village. The
PUD required a minimum building setback of 15 feet from street right-of-way lines. The
buildings meet this minimum setback.
Sidewalks
The applicant has laid the site out to accommodate pedestrian connections throughout
the development During the planning commission's review of the previous design, they
2
had recommended that the applicant provide crosswalks across Village Trail East to
access the pedestrian trail to the south. These crosswalks should be required by the
CDRB.
Visitor ParkinQ
The visitor-parking proposal meets the requirements of the PUD by providing at least
one guest space for each two units with at least fIVe guest spaces within 200 feet of the
front door of all units.
LandscapinQ
The proposed landscaping plan meets the direction of boulevard-tree spacing in the
PUD. The tree sizes meet code requirements. Staff recommends, though, that the
landscaping around the ponds in this development should be treated more attractively to
make them decorative amenities for the Mure residents of this neighborhood. The
applicant should revise the landscaping plan for staff approval showing this additional
landscaping.
RamseylWashington Metro Watershed District
The applicant must obtain all necessary pennits from the watershed district before
starting construction.
Building Official's Comments
Dave Fisher, the Maplewood Building Official, had these comments:
. The city will require a complete building code analysis when the construction plans
are submitted to the city for building permits.
. All exiting must go to a public way.
. Provide adequate fire department access to the buildings.
. All buildings over 8,500 square feet must be fire sprinklered.
. I would recommend a pre-construction meeting with the contractor, the project
manager and the city building inspection department
Fire Marshal's Comments
Butch Gervais, the Maplewood Fire Marshal, had these comments/requirements:
. Need 20-foot emergency access road at all times.
. Fire protection system per codes and monitored.
. Fire alarm system per code and monitored.
. Mini sounders in each unit.
. Fire department lockbox required. Get the paperwork from the fire marshal.
3
Park Director's Comments
Bruce Anderson, the Maplewood ParKs and Recreation Director, has said that the city
will be constructing the 2.5-acre tot lot and east-west trail, which would be south of the
proposed project, next summer.
Police Department Comments
Lieutenant Kevin Rabbett noted there are no significant public safety concems. This
plan seems to meet the previously-approved plans for Legacy Village.
Engineering Comments
Maplewood Engineer, Michael Thompson, reviewed this proposal. Refer to Mr.
Thompson's report. Other than concems regarding utilities, grading, stonn water
treatment and erosion control, Mr. Thompson stated that the developer shall:
. Implement a homeowner's association as part of this development to ensure that
there is a responsible party for the regular maintenance and care of the ponds,
rainwater gardens, retaining walls, private utilities and other features common to the
development.
. The developer shall sign a maintenance agreement, prepared by the city, for
rainwater gardens, ponds and sumps. The project plans shall clearly point out the
maintenance access route to each garden and basin.
. A 20-foot-wide easement needs to be dedicated over the centerline of the existing
18-inch stonn sewer pipe that extends to Wetland F. The proposed steps over the
stonn sewer pipe shall be relocated outside of the easement.
. The developer shall dedicate a pedestrian trail easement by separate document over
the trail on the south end of the development.
. The developer shall enter into a developer's agreement with the city for the
construction of the trail.
. The developer and project engineer shall satisfy the requirements of all pennitting
agencies.
Citizen Comments
Of a large number of surveys staff mailed (209) to neighboring property owners, we
received very few replies. Of the eight that did reply, two had no comment and six were
opposed. Refer to the comments in the Citizen Comments section of this report for the
complete comments. The concems raised, though, were regarding increased traffic,
there being too many townhomes already and the loss of treesJweUandslwildlife.
4
Traffic
Traffic will increase with the continued build-out of Legacy Village. This is the reason,
however, for the extension and improvements of County Road D. These roadway
improvements will handle the future traffic needs.
Densitv- Too Manv Homes Alreadv
The housing in Legacy Village, along with the other nearby townhomes and
condominiums, will create a rather highly-populated area. This has been foreseen,
however, with all the multiple-dwelling housing planned for this area.
Some feel that the city should not allow any further development until all of the existing
homes have been sold and occupied. Unfortunately, the city cannot regulate the
market-place. We must allow housing based on the city's approved development plans
and our land use controls. If these are being met, the city cannot stop the proposed
development.
Loss of Wildlife. Wetlands and Trees
It is always sad and unforb.mate to see the loss of trees and wildlife habitat. This site,
however, was approved for development in 2003 and it is proceeding according to that
approved plan. Wetlands will be preserved or mitigated also as previously approved by
the PUD development plan.
COMMITTEE ACTIONS
(These comments were received during the subsequent review of this town
house proposal earlier this year.)
June 19, 2006: The planning commission recommended approval of the land use plan
change, PUD amendment and preliminary plat. They also suggested that the
community design review board require designated crosswalks across Village Trail East
to access the pedestrian trail to the south.
June 27, 2006: The community design review board recommended approval of the
design plans subject to conditions.
RECOMMENDATIONS
A. Approve the preliminary plat for the Legacy Townhomes at Legacy Village, subject
to the following conditions:
1. The applicant shall comply with the requirements in the city's engineering
report dated September 19, 2006.
2. The applicant shall sign a developer's agreement with the city engineer before
the issuance of a grading permit.
5
3. The applicant shall dedicate any easements and provide any written
agreements that the city engineer or parks director may require as part of this
plat.
4. The applicant shall pay the city escrow for any documents, easements and
agreements that the staff may require that may not be ready by the time of plat
signing.
B. Approve the plans date-stamped September 11, 2006, for the Legacy Townhomes.
Approval is subject to the developer complying with the following conditions:
1. Obtain city council approval of the preliminary plat.
2. All requirements of the fire marshal and building official must be met.
3. The applicant shall obtain all required pennits from the Ramsey-Washington
Metro Watershed District.
4. All driveways and parking lots shall have continuous concrete curbing.
5. All requirements of the city engineer, or his consultants working for the city,
shall be met regarding grading, drainage, erosion control, utilities and the
dedication of any easements found to be needed. All conditions of the
Maplewood engineering report dated September 19, 2006, must be complied
with.
6. Repeat this review in two years if the city has not issued a building pennit for
this project by that time.
7. Any identification signs for the project must meet the requirements of the city
sign ordinance and the PUD approval.
8. The setbacks are approved as proposed.
9. The applicant shall:
. Install reflectorized stop signs at all driveway connections to Hazelwood
Street and Kennard Street.
. Install and maintain an in-ground lawn irrigation system for all landscaped
areas.
. Install all required trails, sidewalks and carriage walks.
. Provide a plan for traffic signage subject to staff approval.
. Provide a revised landscaping plan for staff approval providing additional
landscaping around the ponds.
6
. Provide a screening plan to staff for approval for any visible utility meters on
the outside of the building. No end units facing County Road D shall have
meters.
10. The applicant shall submit an address and traffic signage plan for staff
approval.
11. The applicant shall provide the city with cash escrow or an irrevocable letter of
credit for the exterior landscaping and site improvements prior to getting a
building pennit for the development. Staff shall detennine the dollar amount of
the escrow.
12. All work shall follow the approved plans. The director of community
development may approve minor changes.
13. A temporary sales office shall be allowed until the time a model unit is available
for use. Such a temporary building shall be subject to the requirements of the
building official.
14. The applicant shall work with staff to provide three crosswalks across Village
Trail East to access the power line trail to the south. The applicant shall also
provide three paved trail connections to the power line trail. This plan must be
established before a building permit is issued.
15. All street lights shall match the design of the street lights already used
throughout Legacy Village.
16. The applicant shall install wetland protection buffer signs at a spacing of every
100 feet around the outer edge of the wetland buffer. These signs shall comply
with the city's approved design for such signs and shall say, ''Wetland Buffer
Area-Do Not Mow, Cut, Dump, Disturb Beyond This Point-City of
Maplewood."
17. The applicant shall provide the color scheme for all buildings to staff for
approval.
18. The applicant shall stagger the retaining walls in a terraced fashion if they
exceed a height of six feet. The applicant shall install a decorative, protective
rail on the top of all retaining walls that exceed a height of four feet. This will
be subject to staff approval.
19. The applicant shall utilize "through the wall" venting to minimize the many roof
penetrations that are potential for these buildings.
7
CITIZEN COMMENTS
Staff surveyed the 209 property owners within 500 feet of this site for their comments.
Of the eight replies received, two had no comment and six were opposed to this
proposal. (These comments were received during the city's review of this project earlier
this year.)
Opposed
. As a neighbor we completely disagree with this proposal. What we need in the area
is a kids' park and green land. We were in fact told by our builder, Town & Country
Homes, that at the time of our purchase that the city was thinking of having a park in
our neighbortlood. (Shah, 1635 Legacy Parkway)
. Absolutely against any further development. The proposed area is the only area left
with any trees. When we moved into our town home, we looked out onto woods with
water and daily saw deer, fox and other wildlife. The new developments have
destroyed what nature was here and the new development will destroy the only
remaining nature. The developments have brought noise, increased traffic with high
speeds and destruction of nature. There will be nothing .pretty" about the area
anymore. This is the #1 reason we will be putting our home up for sale within the
next few months. (Henderson & Waller, 1621 County Road D)
. We oppose this development as it will diminish the wetlands which were on the
original plan. This development will also add even more traffic into the area. With all
the development that's been done in the last year, we have high traffic already.
(Tom Gelbmann, president of the Board for the Cardinal Pointe members/owners,
3003 Hazelwood Street)
. I do not agree with tearing up the wetlands to build more townhomes. The wetlands
is one reason why I bought my town house. I enjoy watching all deer walk through
there. Another reason why I bought my townhouse is because it is in a quiet location
away from the commercial business and other townhouses. I think if you built more
town houses in the area it will definitely lessen the chances for the rest of us to sell
our home in the future. I think adding more town houses to the area will lower the
market value. (Stebbing, 1567 County Road D)
. I would like to see more green space in Legacy. By cramming in so many condos,
it's beginning to look like the projects. Please see to it that Legacy includes as much
open green space as possible on this comer to make this a more attractive
neighbortlood. Consider this area 20-30 years from now. When overbuilding
consumes every inch of land, rarely is a healthy, vibrant neighbortlood present.
Typically, this type of over-crowded area is pretty rough, attracting low-income
households, gangs and crime. (Bailey & Shenigo, 1613 County Road D)
. Refer to the attached e-mail letter from Jon Sticha, 1567 County Road D. Mr.
Sticha's concems are regarding loss of trees, wetland and wildlife habitat. More
housing will force existing homeowners to sell for less. There are too many
vacancies now. Is there really a need for more town homes in this area?
8
REFERENCE
SITE DESCRIPTION
Site Size: 11 acres
Existing Use: Undeveloped
SURROUNDING LAND USES
North: County Road D and Pineview Estates Townhomes
South: Heritage Square Townhomes
East Kennard Street and Heritage Square 2nd Addition Townhomes
West: Hazelwood Street and Cardinal Pointe Cooperative
PLANNING
Land Use Plan Designation: Existing R3H
Zoning: PUD
APPLICATION DATE
We received the complete applications and plans for these requests on September 11,
2006. State law requires that the city take action within 60 days of receiving complete
applications for a proposal. City council action is required by November 10, 2006.
9
p:sec 3\Legacy Townhomes 9 06 te
Attachments:
1. Location Map
2. Property Une/Zoning Map
3. Land Use Plan Map
4. 2003 Legacy Village PUD Development Plan
5. Previous 119-Unit Legacy Townhomes Proposal
6. Site/Landscaping Plan
7. Proposed Subdivision
8. Building Elevations
9. Memo from Michael Thompson dated September 19, 2006
10. E-mail from Jon Sticha dated May 19, 2006
11. Plans date-stamped September 11, 2006 (separate attachment)
10
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PROPOSED TOWN HOMES
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Attachment 9
Page 1 of3
EDI!:ineerinl! Plan Review
PROJECT: Legacy Town Homes of Maple wood
PROJECT NO: 06-11
REVIEWED BY: Michael Thompson (Maplewood Engineering Department)
DATE: September 19, 2006
The developer, Hartford Group, Inc. has re-submitted project plans for the for the last town home
segment of the larger Legacy Village development. The developer or project engineer shall
make the changes to the plans and site as noted and shall address the concerns listed.
Drainage & Treatment
1. All rainwater gardens, ponds, and wetlands shall have emergency overflow swales lined
with a permanent erosion control blanket (Enkamat, NAG350, or equal) extending to the
downstream receiving waters/drainage structure. Show this on the plans. The emergency
overflow elevation and path shall be marked on the plans also. The high water levels
need to be shown for the rainwater gardens.
2. Soil borings are not provided specifically within each proposed rainwater garden to
ensure a 72 hr draw down time therefore under-drain systems must be installed for both
rainwater gardens. The under-drain systems shall be connected to the underground storm
system.
3. Catch basin manhole 401 should have a sump elevation of 892.94.
4. It is unclear how runoff is being directed into the rainwater garden on the north side of
the private road. On the second rainwater garden, the runoff is shown going from the
parking area down to the garden via a rip-rap path. This is unacceptable due to possible
erosion issues. The city recommends either using a drainage structure with flared end
outlet or using a permanent Enkamat lined swale with rip-rip to extend all the way to the
base of the garden.
5. Rip-rap shall extend from all flared end section down to the base of all ponds/gardens for
all outlets.
Grading & Erosion Control
1. The project engineer shall clearly detail a street-sweeping on the grading and erosion
control plan for Kennard and Hazelwood Streets to address any tracking that may occur
from the proposed development area. Also on the project plans, include a note that states
watering of the site must occur regularly to keep dust to a minimum.
2. Any graded areas left undisturbed for more than 14 days shall be stabilized with a
temporary seed such as MNDOT 110 O. On sheet LIOI it refers to and old MNDOT
seed mix of60A which is no longer valid.
19
Page 2 of3
3. Show location and details of concrete washouts.
4. The grading at the southeast comer of the project shows a significant area draining to the
low spot near the trail. Show spot elevation to ensure that there will be no standing water
and that all runoff will get into the drainage structure.
5. The project engineer shall provide more information on the measures of containment for
the stockpile in the northeast comer of the development and any other future stockpiles.
Is the stockpile going to be used during rough grading and are there going to be multiple
stockpile during rough grading? Will there be any excess material to be stockpiled after
rough grading? If so, the stockpile must be seeded with MNDOT 150 TS or similar once
site is stabilization. Please make this note on the plans.
6. The plans show stairs along various locations of the 5-foot wide concrete walk through
the site. Please contact the City of Maple wood building department to see is ADA
standards must be met.
7. The grading erosion and control plan shall provide phasing information through housing
construction. More erosion and sediment control devices may be required at that time.
Utilities
1. Submit plans to Mike Anderson at Saint Paul Regional Water Services (SPRWS) located
at 1900 Rice S1, Maplewood (2nd Floor) for their review and approval. The fire hydrant
located at the end of the private drive for Units 7-12 and 13-18 within Block 2 is located
against a retaining wall (does not have 8-feet oflateral separation). This could pose a
freeze issue and must be discussed in length with Mike Anderson.
2. Submit plans to Tina Carstens at Ramsey-Washington Metro Watershed District located
at 2665 Noel Drive, Little Canada for their review and approval.
3. Get proper water and sewer permits for the private development.
Miscellaneous
1. The developer or project engineer shall submit a copy of the MPCA's construction
stormwater permit (SWPPP) to the city before the city will issue a grading permit for this
project.
2. The developer shall implement a homeowners association as part of this development to
ensure that there is a responsible party for the regular maintenance and care of the ponds,
rainwater gardens, retaining walls, private utilities, and all other features common to the
development.
20
Page 3 00
3. The developer shall sign a maintenance agreement, prepared by the city, for the gardens,
ponds, and sumps. The project plans shall clearly point out the maintenance access route
to each garden and basin.
4. A 20' wide easement needs to be dedicated over the centerline of the existing 18" storm
sewer pipe that extends to Wetland F. The proposed steps over the storm sewer pipe
shall be relocated outside ofthe easement.
5. The developer shall also dedicate a pedestrian trail easement on the plat or by separate
document over the trail on the south end of the development.
6. The developer and project engineer shall satisfy the requirements of all permitting
agencIes.
7. The developer shall install crosswalk striping at the trail connection across Village Trail
East.
8. The city will be investigating the feasibili!J of installing a traffic signal at the intersection
of Hazelwood Avenue and County Road ,to mitigate the increase in traffic due to
development in the area. p
21
Message
Page I of2
Attachment 10
Tom Ekstrand
From: Sticha, Jon, A [JASticha@Bremer.com)
Sent: Friday, May 19, 2006 8:51 AM
To: Tom Ekstrand; City Council; Diana Longrie (ExternaQ
Cc: Gammell, Sarah
Subject: Development Proposal- Legacy Townhomes Proposal
I recently recieved information in the mail informing Map/ewood citizens in my area about a proposed
development by the Hartford Group, for the area south of County Road D between Hazelwood and Kennard
Street. Tom Ekstrand has asked for a few comments, so I thought I would share them with all of you.
First off, / don~ want to sound like a hypocrit. / understand that growth and development in Maplewood has
enabled myself to have a new town home in a new development. I don~ take issue with a developer wanting to
build. I take issue with where and when they wantto build.
The area being proposed for development I's a wetland with big tall pine trees. When I chose to move to
Maplewood, one of the things I really liked about my current residency was the view. Being in the city, but being
able to look out and see habitat such as geese and the deer we have living there, has made this a very cozy
place to live. It would be ashame to see a nice, natural habitat like that destroyed.
Secondly, the timing. There have been so many townhomes built in this area during the last year that supply has
far outweighed demand. There are new places being developed between Kennard and HOM FurniShings as well
as many new townhouse buildings between Kennard and Hazelwood on Legacy Parkway. I've been closely
watching these areas develop and two things are clear, construction speeds are SlOWing and houses are sitting on
the market much longer. For example, the development I live in was forced to lower their selling price by $15,000
because they have 5 out of 6townhomes on one side that they can~ sell. lMth so much recently built and so
many in the process I don~ see why we need to develop the propsed area at this time.
. -
What would I like to see happen? Again, I'm not opposed to growing and developing Maplewood, just the area
and the timing. First of all, couldn't we find a better area for the Hartford Group to develop? What about an area
like the old City View golf course along Beam? Maybe there are already plans for this, but irs an example of an
area that would be much more appropriate for development. The other thing I would like to see happen is to make
the Hartford Group wait on their development. lMth so many vacancies why do we need to develop this area now.
If in a year our two from now, all the existing homes in the area have been filled, and demand is still that strong, I
may be more inclined to approve of their development. Assuming of course a better location can~ be found. But
right now there is realistically no need for more development.
So there are my thoughts. If any of it is unclear, please feel free to contact me.
Sincerely,
Jon Sticha
1567 -B East County Road D
Maplewood MN. 55109
320-761-5151
Jon Sticha
Eqw~~aedmcomeTndw
Bremer Asset Management
851-312.3510
i'
,!/
NOTICE - CONFIDENTIAL INFORMATION
The infonnation in this communication is proprietary and strictly confidential. It is intended solely for the use of the
5/22/2006
22
MEMORANDUM
TO:
FROM:
SUBJECT:
APPLICANT:
LOCATION:
DATE:
Greg Copeland, Interim City Manager
Shann Finwall, AICP, Planner
Hillcrest Gateway Plaza
Todd Vannispen, Larpenteur LLC
1698 White Bear Avenue
October 4, 2006
INTRODUCTION
Todd Vannispen, Larpenteur, LLC, is proposing to construct a 1,762 square foot addition and
fayade and lot improvements to the building located on the northeast corner of Larepenteur and
White Bear Avenues. Mr. Vannispen represents several Subway Restaurants and purchased the
property approximately two years ago with the intent of relocating the St. Paul Hillcrest Subway
into this location. The new Subway Restaurant was relocated into the old Big Apple Bagel site
within the building this summer. This will be the first "redevelopment" within the Hillcrest Village
Redevelopment area.
REQUEST
City code requires major construction projects on an existing commercial building to be approved
by the Community Design Review Board (CDRB). A major construction project is defined as any
exterior work on a commercial or multi-family building or site which is over $200,000. The
proposed exterior improvements for the Hillcrest Gateway Plaza are over $200,000, and therefore
must be approved by the CDRB.
BACKGROUND
September 23, 2002: The city council adopted the Hillcrest Village Redevelopment Plan dated
March 15, 2002, and the Hillcrest Village Urban Design Standards dated April, 2002. The plan
and design standards were based on the Metropolitan Council's smart-growth development
principles, which are designed to help guide changes in an area to create a village center with an
active street life that mixes shops, workplaces, housing, passive recreation and civic uses. (Refer
to the Hillcrest Village Redevelopment Plan and Urban Design Standards attached separately.)
February 23, 2004: The city council adopted the mixed-use zoning district. The purpose of this
zoning district is to provide areas in the city with a mixture of land uses, made mutually
compatible through land use controls and high-quality design standards.
February 23, 2004: The city council rezoned areas in the Hillcrest neighborhood from business
commercial and single-dwelling residential, to the new mixed-use zoning district. (Refer to the
Zoning Map attached separately.)
January 2005: The new owner of 1698 White Bear Avenue submitted a concept plan for city staff
review. The plan included a 2,000 square foot freestanding building to be constructed along
White Bear Avenue (in front of the existing building), a 1,700 square foot addition to be
constructed on the south side of the existing building (toward Larpenteur), and a 3,500
freestanding building to be constructed on the rear of the property. City staff asked the new
owner to look into the possibility of redevelopment in the area on a larger scale, and to strive to
accomplish the goals for the Hillcrest Village Redevelopment Plan.
Fall 2005: The new owners of 1698 White Bear Avenue submitted a concept plan for city staff
review. The plan showed a more comprehensive redevelopment of the site and three adjacent
sites to the north and east. The redevelopment plan showed vertical mixed uses including
retail/restaurant uses and townhouses.
Winter 2006: After further financial and market analysis, the new owners determined that an
overall redevelopment plan would be cost prohibitive at this time.
Fall 2006: The new owners propose a 1,762 square foot addition and fac;:ade and exterior lot
improvements.
DISCUSSION
Redevelopment
The city's capital improvement plan (2006 to 2010) calls out public improvements (road work and
streetscaping) in the Hillcrest Village Redevelopment Area in the year 2010. The plan
coordinates the financing and timing of major equipment purchases and construction projects and
is based on goals established at the city council and management staff retreats. These goals are
subject to change from year to year. Since the adoption of the Hillcrest Village Redevelopment
Plan in 2004, the goals have changed and the city's proactive redevelopment efforts are now
focused on the Gladstone Neighborhood. With that said, staff understands the financial
constraints of redeveloping this site to reflect the "exact" goals for the Hillcrest Village
Redevelopment Plan and finds the proposed improvements are a good starting point for change
in the area.
Mixed Use Design Standards
The property is zoned mixed use. Within this zoning district, additions and improvements to
nonconforming buildings (buildings built before mixed-use design standards) must be constructed
with exterior materials required by the ordinance if the addition exceeds twenty-five percent (25%)
of the floor area as follows:
1. Primary exterior building materials (60 percent of fac;:ade) may be brick, stone or glass.
Bronze-tinted or mirror glass are prohibited as exterior materials.
2. Secondary exterior building materials (30 percent of fac;:ade) may be decorative block or
stucco. Synthetic stucco may be permitted as a secondary material on upper floors only.
3. Accent materials (no more than 10 percent) may be wood or metal if appropriately
integrated into the overall building design and not situated in areas that will be subject to
physical or environmental damage.
4. All primary and secondary materials shall be integrally colored with no painted materials.
Exterior remodeling or alterations (i.e., fac;:ade improvement) to a nonconforming building must be
constructed with materials required by this ordinance, but are not bound by the strict percentage
requirements. The CDRB may authorize the use of other materials if the addition, remodeling or
alteration is deemed to be minor in nature and not visible from a public right-of-way.
The building is currently 9,622 square feet in area. Twenty five percent of this area is 2,405
square feet. The proposed addition (including outdoor patio and dumpster enclosure) is 2,146
square feet. Therefore, the addition is not bound by the strict percentage requirements of the
exterior building materials, but must be constructed with materials as specified above.
2
Building Elevations
The addition will be constructed of brick, exterior insulation finish system (EIFS), anodized
aluminum windows, architectural face concrete block wainscot with a cast stone cap. There will
be an approximately six-foot-high parapet wall above portions of the addition and existing building
which will be constructed of EIFS with a prefinished metal trim. The outdoor covered patio will be
constructed of brick and concrete block pillar with a decorative wrought iron rail above the
roofline.
The existing building has a brick veneer and store-front windows on the west (toward White Bear
Avenue) and the south (toward Larpenteur Avenue) elevations. The facade improvements to
these elevations include removing the brick veneer on the west elevation (the existing south
elevation will be covered by the addition) and matching the materials of the addition (brick, EIFS,
additional storefront windows, and an architectural face concrete block wainscot with a cast stone
cap).
The north (side) and east (rear) elevation are constructed of concrete masonry. The facade
improvements to the north include wrapping the EIFS material 20 feet back and painting the
remaining concrete masonry to match the new EIFS banding. The fa"ade improvements to the
east elevation include the addition of concrete masonry trash enclosure and with decorative gate
and painting the existing new and existing concrete masonry to match the new EIFS banding.
The proposed materials and improvements meet the mixed use design standards for a
nonconforming building. However, this is the first "redevelopment" in the Hillcrest Village
Redevelopment Area and as such will be used as the standard for future improvements. As such
staff recommends one building elevation modification on the north elevation: The EIFS banding
(currently proposed to extend 20 feet on this elevation) should be extended the entire length of
the north elevation.
Site Plan
Building Setback: The 1,762 square foot addition is proposed on the south side of the building,
toward Larpenteur Avenue. The mixed use zoning district allows commercial buildings to come
within 0 to 10 feet of the right-of-way. The proposed addition will come within 5 feet of the right-
of-way, which is allowed by code.
Front Parking Lot: The existing parking lot is constructed up to the right-of-way line. The mixed
use zoning district states that a parking lot adjacent a right-of-way should maintain a 10-foot
setback. Within the 10 feet there must be perimeter landscaping or pedestrian walls (to be
discussed in the landscape section). The applicant proposes to remove the existing bituminous
to within 12 feet of the White Bear Avenue right-of-way and 10 feet to the Larpenteur Avenue
right-of-way. This will allow for additional green space and landscaping. The applicant also
proposes curb and gutter on the improved parking lot.
Rear Parking Lot: The rear of the lot is entirely bituminous at this time (approximately 20,540
square feet). The applicant proposes a small improved parking lot (curb and gutter) in the rear of
the building to accommodate employee parking. The applicant proposes to retain the remaining
old and deteriorating bituminous until June of 2008 when future development is proposed. The
applicant states that if the development does not happen within this timeframe, they will remove
the bituminous and replace it with black dirt and seed mix.
3
Staff recommends that the CDRB require the removal of the old bituminous as part of this design
review. The bituminous is old and deteriorating, does not meet city code which requires these
surfaces to be maintained, and is not needed for parking at this time. Removal of the bituminous
will improve the aesthetics of the property and will increase the amount of green space on the lot
considerably.
Sidewalk: There is an existing concrete sidewalk which runs along the entire length of the front of
the property, adjacent White Bear Avenue. The site plan shows an 8-foot-wide concrete sidewalk
to be constructed along Larpenteur Avenue, starting from the end of the White Bear Avenue
sidewalk and running along the entire length of the building to the entrance of the second
driveway. This sidewalk should be a condition of design review.
Parking
For retail/office use city code requires 1 parking stall per 200 square feet and for a restaurant/bar
use the city code requires 1 parking stall per 50 square feet of space designated for patrons. The
proposed retail/office space will encompass 5,020 square feet and the existing restaurant
(Subway) and bar (Garrity's) patron area encompass 3,264 square feet. City code requires 90
parking stalls based on the existing uses of the building. The applicant is proposing 58 parking
stalls, 32 less than city code requires. The applicant states that the bar and restaurant use have
different peak parking hours allowing them to share parking, and the proposed 58 parking stalls
will be adequate.
The mixed use zoning district allows the CDRB to approve a commercial parking district. The
code states that required parking may be reduced by the establishment of a commercial parking
district for the purpose of sharing parking with varying peak parking hours or availability of off-
street public parking. Staff agrees that 90 parking spaces for this site is extreme, however, staff
is concerned about the future tenant's parking needs in the building. For this reason staff
recommends that the applicant submit a commercial parking district document to be recorded on
the property. The document will specify the following: city code parking requirements and the
number of parking spaces proposed; 32 parking spaces (proof of parking) to be located on the
site plan which can be constructed if and when the need arises; and the shared parking with
varying peak parking hours.
Grading/Drainage
Jon Jarosch, engineer with the City of Maplewood, reviewed the grading and drainage plans and
submitted the attached engineering review (Attachment 9). In summary, Mr. Jarosch states that
the addition to the building will be placed in a location that is currently covered by a canopy and
pavement. This means there is no additional imperviOUS area due to the building addition. The
proposed addition of green space on the site will reduce the overall impervious area by 16
percent. The tight constraints on this property make it difficult to improve the property to the city
standard of one-inch stormwater infiltration requirement. Therefore, Mr. Jarosch is accepting the
proposed rainwater garden to be located on the southwest corner of the site as an acceptable
method of stormwater treatment and control.
Landscaping
There is currently no formal landscaping on the site. The landscape plan shows the addition of 4
deciduous trees, 6 ornamental trees, 52 deciduous shrubs, 16 evergreen shrubs, and 10 day
lilies. In addition to this landscaping, the applicants will be required to install water tolerant plants
within the rainwater garden. These plants must be approved by the city's naturalist.
4
The mixed use zoning district calls out the following landscaping requirements:
Perimeter landscape or pedestrian walls are required for all parking lots and shall be
established along the road and edges of the parking lot. The landscape treatment or
pedestrian wall shall run the full length of the parking lot and be located between the property
line and the edge of the parking lot as follows:
~ Perimeter parking lot landscaping adjacent the road shall be at least ten (10) feet in width,
as measured from the property line or edge of a private road to the back of curb.
~ The primary plant materials used in perimeter parking lot landscaping adjacent the road
shall be over story trees. Ornamental trees, shrubs, hedges and other plant materials
may be used to supplement the over story trees, but shall not be the sole contribution to
such landscaping.
~ Perimeter parking lot landscaping along the rear and sides of a parking lot (not adjacent
the road) shall be planted with a minimum of fifty percent (50%) groundcover approved by
the city to achieve complete cover within two (2) years. Mulch may only be used around
the base of the plant material to retain moisture.
In lieu of, or in addition to, perimeter parking lot landscaping, a pedestrian wall along the
perimeter of the parking lot may be constructed. The pedestrian wall is limited to four (4) feet
in height, must be at least eighty percent (80%) opaque and must be architecturally
compatible to the principal building or development.
Staff is pleased that additional green space and landscaping is proposed on the site. However,
since this site is the "Gateway" to Maplewood and the first "redevelopment" project in the Hillcrest
Village Redevelopment Area, city staff recommends several additions/revisions to the plan as
follows:
1. Three maple trees (representative of Maplewood) to be located in the front of the property,
one replacing the imperial honey locust tree at the White Bear Avenue entrance, and two
to be located on either side of the first Larpenteur Avenue driveway.
2. Three additional ornamental trees to be located along White Bear Avenue, in between the
freestanding sign and the maple tree described above.
3. The addition of 20 more shrubs to be located along White Bear Avenue, in between the
freestanding sign and the maple tree described above.
4. Seeding the rear 105 feet of the lot, after removal of the old bituminous.
5. Water tolerant plants to be installed in the rainwater garden. These plant materials must
be approved by the city's naturalist.
6. Additional shrubs and perenniai flowers around the base of the freestanding sign.
7. The location of underground irrigation.
5
Lighting
City code requires the submittal of a lighting and photometrics plan which ensures all
freestanding lights maintain a height of 25 feet or less and that the maximum foot candles of
illumination at all property lines does not exceed A-foot-candles. There is currently no parking lot
lighting on the site. The applicant proposes 15 down lights above the sidewalk at the front of the
building; five decorative wall bracket light fixtures on the facade; and three flush wall pacs as
security lighting at the rear exit doors.
One concern expressed by the police department in their review of this proposal was the lack of
exterior lighting. The applicant states that the parking lot is sufficiently lit by the street lights on
White Bear Avenue. Staff finds that the addition of the proposed wall lights on the building will be
adequate (and attractive) lighting for the site, in addition to the street lights. Also, the
freestanding sign is proposed to be illuminated. This illumination will add lighting to the site. The
applicant should submit a photometrics plan for the wall and sign lights which reflect the light
illumination at the property lines, ensuring compliance with the code.
Dumpster Enclosure
There is currently no dumpster enclosure on the site. The applicant proposes to construct a 200
square foot enclosure on the rear of the building. The enclosure will be constructed of masonry
concrete, painted to match the back of the building. The enclosure will be equipped with a 100
percent opaque painted metal frame gate. The applicant should verify that this enclosure is large
enough to hold dumpsters and recycling bins for the entire building.
Signage
City code requires all multi-tenant building with five or more tenants to obtain approval of a
comprehensive sign plan. The Hillcrest Gateway Plaza is proposed with five tenants eventually,
and as such the CDRB should review the signs.
The applicant has submitted a proposed tenant sign criteria (Attachment 3) which covers the
requirements for wall signage. In summary, wall signs must be mounted and centered in a
designated sign band; signs must be constructed of individual letters (no cabinet signs); logos
shall not exceed 36 inches (width and height); and letters must not exceed 30 inches for single
stack and 18 inches (for a total vertical height of 40 inches) for double stacked. Staff finds these
requirements acceptable but has the following recommendations for wall signs:
1. Wall signs are allowed on the west elevation and are to be centered over the tenant
space.
2. Wall signs are allowed on the south elevation for the corner tenants and must be placed
over the exterior patio for Suite 102 (Subway) and on the front parapet wall of Suite 101.
3. Wall signs are allowed on the east elevation for all tenants but must be placed within the
designated sign area located on the parapet wall of Suite 101. These wall signs are
limited to 18 inches in height.
There are three existing freestanding signs on the site. The applicant proposes to remove the
two freestanding signs that advertise a Laundromat. One of these signs is located along White
Bear Avenue, and the other sign is located behind the building. The third freestanding sign is 192
6
square feet in area and 25 feet in height and is located at the White Bear and Larpenteur Avenue
intersection. The applicants propose to reface this sign to match the building.
The mixed use zoning district allows freestanding signs at a maximum height of 6 feet and a
maximum area of 40 square feet. However, any pre-existing nonconforming sign is allowed to
remain until such time as the sign is destroyed or removed. In addition, the sign may be refaced
to the existing size, but may not be expanded without a variance. The size of the new sign is 208
square feet in area and 25 feet in height. A revised freestanding sign elevation must be
submitted which reflects a sign face of 192 square feet at a maximum to ensure no increase in
size of the nonconforming sign. The sign will be constructed of EIFS, with brick pillars and
architectural concrete block wainscot. The sign is an attractive alternative to the existing sign.
The following conditions should be added to the tenant sign criteria as a condition of approval:
1. All tenants are allowed signage on the freestanding sign located on the White Bear and
Larpenteur Avenue intersection. Signage on the freestanding sign is limited to 18 inches
in height for each tenant.
2. The freestanding sign is limited to 25 feet in height and 192 square feet in area.
3. The freestanding sign is allowed to be constructed up to the property line, but no portion
of the sign must encroach into the right-of-way.
Other Comments
Lieutenant Michael Shortreed reviewed the proposal and submitted the attached memorandum
(Attachment 10). In summary, Lieutenant Shortreed does not have any major police safety
issues with the proposal but does suggest appropriate exterior lighting and stop signs at the exits.
Dave Fisher, Interim Community Development Director/Building Official, reviewed the proposal
and submitted the attached memorandum (Attachment 11). In summary, Mr. Fisher discussed
building code and handicap accessibility requirements.
Butch Gervais, Fire Marshal, reviewed the proposal and states that the building will need fire
protection per code, monitor fire protection system per code, and a minimum width of 20 feet fire
access road (which is proposed).
RECOMMENDATION
Approve the plans (design review) date-stamped August 17, 2006, and September 26,2006 and
the Tenant Sign Criteria (comprehensive sign plan) dated August 17, 2006, for the Hillcrest
Gateway Plaza located at 1698 White Bear Avenue. 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. Prior to issuance of a grading, building, or sign permit, the applicant must submit to staff
for approval the following items:
a. Revised grading/drainage/utility plans which comply with all city engineering
department requirements as specified in October 4, 2006, engineering review.
b. Revised site plan showing the following:
7
1) Removal of the old bituminous surface on the entire rear of the lot, east of
the improved rear parking lot.
2) Verification that the proposed 200 square foot dumpster enclosure is large
enough to hold dumpsters and recycling bins for the entire building.
3) The location of 32 proof of parking stalls.
c. Revised north elevation showing the EIFS banding (currently proposed for 20 feet
on this elevation) extended the entire length of the north elevation.
d. Submittal of a commercial parking district document which specifies the following:
city code parking requirements and the number of parking spaces proposed; 32
parking spaces (proof of parking) to be located on the site plan which can be
constructed if and when the need arises; and the shared parking with varying peak
parking hours. This document must be recorded with the county.
e. Revised landscaping plan showing the following:
1) Three maple trees (representative of Maplewood) to be located in the front
of the property, one replacing the imperial honey locust tree at the White
Bear Avenue entrance, and two to be located on either side of the first
Larpenteur Avenue driveway.
2) Three additional ornamental trees to be located along White Bear Avenue,
in between the freestanding sign and the maple tree described above.
3) The addition of 20 more shrubs to be located along White Bear Avenue, in
between the freestanding sign and the maple tree described above.
4) Seeding the rear 105 feet of the lot, after removal of the old bituminous.
5) Water tolerant plants to be installed in the rainwater garden. These plant
materials must be approved by the city's naturalist.
6) Additional shrubs and perennial flowers around the base of the
freestanding sign.
7) The location of underground irrigation.
f. A lighting and photometrics plan which shows the style and location of all
proposed wall lights and the light illumination of all exterior lights, including the
illuminated freestanding sign. The light illumination must not exceed A-foot-
candles at all property lines.
g. Revised tenant sign plan with the following additions:
1) Wall signs are allowed on the west elevation and are to be centered over
the tenant space.
8
2) Wall signs are allowed on the south elevation for the corner tenants and
must be placed over the exterior patio for Suite 102 (Subway) and on the
front parapet wall of Suite 101.
3) Wall signs are allowed on the east elevation for all tenants but must be
placed within the designated sign is located on the parapet wall of Suite
101. These wall signs are limited to 18 inches in height.
4) All tenants are allowed signage on the freestanding sign located on the
White Bear and Larpenteur Avenue intersection. Signage on the
freestanding sign limited to 18 inches in height for each tenant.
5) The freestanding sign is limited to 25 feet in height and 192 square feet in
area.
h. Revised freestanding sign elevation and sign site plan showing the following:
1) The freestanding sign is limited to 25 feet in height and 192 square feet in
area.
2) The freestanding sign is allowed to be constructed up to the property line,
but no portion of the sign must encroach into the right-of-way.
i. Obtain a permit from Ramsey County for construction on county right-of-way for
the driveway access, utility work, and sidewalk.
j. Watershed district approval.
k. 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.
3. The applicant shall complete the following before occupying the building:
a. Replace any property irons removed because of this construction.
b. Provide continuous concrete curb and gutter around the parking lot and driveways.
c. Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas.
d. Screen or paint the rooftop mechanical equipment to match the building color.
e. Install all required outdoor lighting.
f. Install the required eight-foot-wide sidewalk along Larpenteur Avenue, extending
from the existing sidewalk on White Bear Avenue, along the entire side of the
building, to the second driveway entrance.
g. Remove the old bituminous surface on the entire rear of the lot, east of the
improved rear parking lot.
h. Remove the two freestanding signs advertising the Laundromat.
9
4. 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 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.
5. All work shall follow the approved plans. The director of community development may
approve minor changes.
P:com-dev\sec17\hiJ1crest gateway plaza\1 0-1 0-06 CORB
Attachments:
1. Location Map
2. Hillcrest Gateway Plaza Narrative
3. Hillcrest Gateway Plaza Tenant Sign Criteria
4. Existing Conditions
5. Site Plan
6. Landscape Plan
7. Elevations
8. Floor Plan
9. Engineering Review
1 Q. Police Department Review
11. Building Review
10
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IRVKARCHITECTS L/ \~651'738-0021 Fax 651-738.19661
7616 CURRELL BLVD.. SUITE 175 dkrumm@rvkarchltect..com
WOODBURY, MINNeSOTA 55125
HILLCREST GATEWAY PLAZA
NARRATIVE
This Project, as it currently exists, is located on a Site of 1.36 Acres (59,348 Square Feet)
at the Northeast Quadrant of the Intersection of White Bear Avenue and Larpenteur
A venue. The property consists of an approximately 40 year old one story brick veneered
(south and west walls only), concrete masonry walled andjobsite fabricated precast
concrete roofed building of 9,622 Square Feet which contains Three Tenant Spaces. The
north endcap, now vacant, housed a former Laundry, the south endcap contains a newly
opened Subway Restaurant and the center space is occupied by a bar and lounge. The
balance of the property is paved with bituminous paving and about 686 square feet of
concrete walk at the west building entry area.
With this Proposal, it is the Intention of the Owners to completely Remodel the Existing
Building's Exterior to cause it to be consistent with other current Commercial Rental
Spaces, Construct a compatible Addition at the south end of the building of
approximately 1,800 square feet for a Total of approximately 11,514 square feet, and
Reconfigure the Tenant Spaces to allow for a possible Total of Five Tenant Spaces. This
Proposal also provides for the addition of a concrete masonry Trash Enclosure for the use
of all of the buildings tenants. The Exterior Materials proposed are to be pre-colored
architectural face concrete masonry, brick veneer, E.I.F.S, aluminum/glass store front
systems, paint at existing concrete masonry and wrought iron rails and pre-finished metal
as accents.
Proposed Site Improvements include the elimination of existing concrete wheel stops and
the addition ofB612 concrete curbing to define edges and direct surface drainage from
the parking areas. A sump is proposed at the southwest corner of the property to promote
infiltration ofthe surface drainage. 58 parking spaces are proposed which equates to 5
spaces per 1,000 square feet of gross building area. No "green space" currently exists on
the property and this Proposal includes the creation of approximately 6,800 square feet of
landscaped green area. The major landscaped areas are proposed to be with an
underground irrigation system. This Proposal also involves the removal of existing
bituminous surfacing within the Right Of Way at Larpenteur Avenue between the
existing curbing and the Owner's property line and replacing it with concrete sidewalk
from the vicinity of the intersection to the rear of the building.
ARCHITECTURE
PLANNING
INTERIOR DESIGN
Hillcrest Gateway Plaza
Narrative
Page Two
The Owner's propose that the easterly approximately 110 feet of the property remain as is
to allow for future development. In the event that improvements in this area have not
commenced by June of2008, it would be the intention of the Owner's to have the
existing bituminous surfacing removed and add black dirt and seed mix as a restorative
measure.
All Signage including Tenant Wall Signs and Monument/Pylon Signs are also intended to
be Updated with this Proposal. A Tenant Sign Criteria is also proposed to help insure a
consistent overall appearance of the Tenant Sing Package as it relates to the Sign Band
location as proposed on the Building Facades.
The Owner's envision this property to be as an integral aspect of the southern "Gateway"
to Maplewood's portion of the commercial development in this area, hence the name
proposed for the property, "Hillcrest Gateway Plaza".
ARCHITECTURE
PLANNING
INTERIOR DESIGN
Attachment 3
HILLCREST GATEWAY PLAZA
MAPLEWOOD, MINNESOTA
TENANT SIGN CRITERIA
August 17, 2006
1.) All tenant signs shall be mounted centered in the designated sign band area.
2.) No tenant sign shall be within two feet of the tenants lease line.
3.) Letters shall be located on a raceway, the color of which shall match the color of
the surface of the wall the raceway is to be mounted upon.
4.) Tenant lease spaces with one frontage shall be allowed one logo. Tenant spaces
with more than one frontage shall be allowed a maximum of two logos.
5.) Logos shall not exceed 36 inches in height by 36 inches in width.
6.) Interior Tenant sign lettering shall not exceed 30 inches in height for single stack
lettering and shall not exceed 18 inches in height, for a total vertical sign height of
40 inches, for double stack lettering. The maximum vertical sign height for end
unit tenants is 48 inches.
7.) All letters forming a tenant sign shall be uniform in color with a maximum of two
colors. Logos may be multicolored. The returns shall be Duranodic Bronze, or
another color which shall be compatible with the lettering color and the color of
the building surface upon which they are to be mounted and as specifically
approved by the landlord on an individual tenant basis.
8.) All illuminated tenant signs shall have a shielded light source. No illuminated
tenant sign which changes in either color or intensity of light shall be allowed.
9.) Tenant signs shall not include product advertising unless it is inherent in the
business name.
10.) Window signs shall not exceed one third of the total area ofthe window in which
they are displayed. Door sign lettering shall not exceed 5 inches in height.
11.) Not withstanding the above, all tenant signs are subject to the approval ofthe
landlord and shall be individually permitted by the City of Maplewood.
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Attachment 9
Page I of3
Ene:ineerine: Plan Review
PROJECT: Hillcrest Gateway Plaza
REVIEWED BY: Jon Jarosch (Maplewood Engineering Department)
DATE: October 4, 2006
Todd Vannispen is proposing to construct a 1,762 square foot addition to the building located in
the northeast corner of Larpenteur and White Bear A venues. Other improvements to the property
include the addition of "green space," along the White Bear and Larpenteur property lines and a
rainwater garden in the southwest corner of the parking lot.
The proposed addition to the building is to be placed in a location that is currently covered by a
canopy and pavement. This means that there is no additional impervious area due to the building
addition. The proposed addition of "green space," on the site would reduce the overall
impervious area by 16%. The tight space constraints on this property make it very difficult to
improve the property to the City standard 1"- stormwater infiltration requirement. The proposed
rainwater garden will promote infiltration and reduce site runoff by an estimated 30-40%. For
these reasons I find the proposed rainwater garden an acceptable method of stormwater treatment
and control.
Drainage & Treatment
I. Soil borings must be taken in all rainwater gardens and infiltration areas to ensure that
infiltration rates assumed in hydraulic calculations are correct.
2. Rock-sumps must be placed within the rainwater gardens to promote infiltration of the
storm-water runoff.
3. Rainwater garden and rock-sump construction details shall be included within the plan
set.
4. A drain-tile system shall be installed beneath the rainwater garden to relieve the water
pressure due to stormwater behind the retaining walls along White Bear and Larpenteur
Avenues.
Grading & Erosion Control
1. A grading and erosion control plan sheet must be included in the plan set.
2. An emergency overflow must be shown for the rainwater garden at the southwest corner
of the property. Permanent stabilization blankets shall be placed at all emergency
overflow swales to protect from erosion.
3. Bio-logs would be a good method of sediment control around the disturbed areas where
the building is to be constructed, as well as around the proposed "green spaces."
Page 2 of3
4. A street-sweeping plan must be clearly detailed on the erosion and sediment control plan
sheet.
5. All existing catch-basins in White Bear and Larpenteur A venues must be protected prior
to construction. The existing slot drain that spans the entire width of Larpenteur is of
particular concern.
6. The sediment and erosion control plan shall provide information through building
construction.
7. Please include City of Maplewood Plate No. 350 for details on sediment and erosion
control measures.
8. Callout inlet protection devices to be used as specified by Maplewood plate No. 350.
Please note that a simple piece of geotextile fabric placed beneath catch-basin grates is
not an acceptable inlet protection device.
9. Rainwater gardens and rock-sumps must be protected during construction to prevent
sedimentation. Sedimentation ofthese areas will hinder infiltration, rendering these
gardens ineffective.
Utilities
I. A plan or note shall be provided detailing the construction of the sanitary sewer and
water service for the building addition.
2. Sanitary sewer mains shall be constructed of SCH 35 piping.
3. If a new connection to the water-main is to be constructed, it must first be approved by
Saint Paul Regional Water Service.
Landscaping
1. Utilities shall be displayed beneath the landscaping plan to avoid damage to the utilities
during landscaping construction.
2. Seed mixes must be verified by City of Maplewood Engineering Department prior to
placement.
3. All plants used must be approved by the City of Maplewood's naturalist, Virginia
Gaynor. r,
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Page 3 of3
Miscellaneous
I. The developer or project engineer shall submit a copy of the MPCA's construction
stormwater permit (SWPPP) to the city before the city will issue a grading permit for this
project.
2. The developer shall enter into a maintenance agreement, prepared by the city, for the
rainwater garden. This agreement ensures that the rainwater garden will maintain its'
designed capacity.
C) The developer and project engineer shall satisfy the requirements of all other permitting
agencies.
4,. The developer or project engineer shall submit plans to the Ramsey-Washington Metro
Watershed District, Saint Paul Regional Water Service, and Ramsey County for their
review~
Attachment 10
Maplewood Police Department
Memo
To: Shann Finwall
From: Lt. Michael Shortreed ?11fJ~ 1/).77
Date: September 11, 2006
ReI Project Review - Hillcrest Gateway Plaza
After reviewing the attached proposal for the Hillcrest Gateway Plaza, I have the
following comments and suggestions:
1) Construction site thefts and burglaries are a large business affecting many large
construction projects throughout the Twin Cities metro area. The contractor should be
encouraged to plan and provide for site security during the construction process. On-
site security, alarm systems, and any other appropriate security measures would be
highly encouraged to deter and report theft and suspicious activity incidents in a timely
manner.
2) Appropriate exterior lighting should be incorporated into the proposal to allow for a safe
and secure environment during evening and night time hours. The current exterior
lighting is very poor.
3) Exits from the complex on to Larpenteur Avenue and White Bear Avenue should be
clearly posted with approved stop signs. Both streets contain a large amount of traffic,
which would require patrons to use caution when exiting the complex on to either street.
If there are any questions or concems regarding these comments or suggestions. please
contact me at your soonest convenience. I can be reached via phone at (651 )249-2605 or
via email atmichael.shortreed@cLmaolewood.mn.us.
Attachment "
Memo
From: David Fisher, Interim Com
ity Development Director I Building Official
To: Shann Finwall, Planner
Re: Hillcrest Gateway Plaza - Proposed 1,762 Sq. Ft. Addition, Fa~ade &
Exterior Improvements
Date: September 6, 2006
The building setbacks must comply with the 2000 IBC Table 602 for
exterior wall protection. A complete building code analysis will be required
when plans are submitted for permit.
All new assemble additions are required to be fire sprinklered per1306
Minnesota State Building Code and NFPA 13. The increase of square
footage to the whole building may require the existing building to be
sprinklered.
The increase of square footage to the whole building may require the new
and existing building to install a fire alarm system to meet NFPA 72.
The new building must be built to meet Minnesota State Building Code
and 2000 IBC.
Provide accessible parking to comply with Minnesota State Building Code
1341 for accessibility.
I would recommend a pre-construction meeting with the building
department.
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
Community Design Review Board
Shann Finwall, AICP, Planner
Tree Ordinance Update
April 26, 2004
On September 11, 2006, the city council passed the new tree preservation ordinance.
As you are aware, the community design review board had an opportunity to review and
comment on the ordinance as it was being drafted by the environmental committee
earlier this year.
For your information and discussion, I am attaching a copy of the memorandum
submitted to the city council in regard to the new ordinance and a copy of the new tree
preservation ordinance. This ordinance will impact how the community design review
board reviews tree replacement plans for commercial and multi-family developments,
and as such the board should become familiar with its content.
Attachments
AGENDA REPORT
DATE:
Greg Copeland, Interim City Manager
Charles Ahl, Public Works Director/City Engineer
DuWayne Konewko, Environmental Manager
Ordinance Amendment to the Environmental Preservation and
Protection of Trees and Woodlands Ordinance -- First Reading
August 3,2006
TO:
FROM:
SUBJECT:
INTRODUCTION
The environmental concerns of the City of Mapiewood are currently being addressed by
the Environmental Manager and the ad-hoc Environmental Committee. An area of
particular concern for the city council is the examination of the city's existing
environmental ordinances. To that end, the attached Environmental Preservation and
Protection of Trees and Woodiands ordinance was drafted and is hereby presented for
consideration and approval, as requested by the Council and City Manager. This
ordinance has been reviewed by the City Attorney, the Environmental Committee, the
Planning Commission and the Community Design Review Board. Minutes from the July
18, 2006 Planning Commission meeting and from the July 25, 2006 Community Design
Review Board Meeting are attached. The ordinance is in rough draft form and needs to
be revised based upon input from the City Council. This has been proposed as a first
reading to allow that to occur, although the Council may consider making revisions and
delaying the first reading to see final impacts and to allow for the developer and resident
impact which has not occurred to date.
DISCUSSION
Comparison of Other City Tree Ordinances
One of the first areas of review was to compare the City of Maplewood's existing tree
ordinance with other similar city's ordinances. Maplewood's existing ordinance was
compared with six other cities including Blaine, Eagan, Oakdale, Saint Paul, White Bear
Lake and Woodbury. The comparison found that Maplewood's tree ordinance is far less
restrictive than these six cities, particularly in regard to the number of replacement trees
required. A table illustrating the comparison of the tree preservation ordinances from
these six cities is attached.
Major Changes Proposed
Staff created the following list of major changes proposed with the draft tree ordinance:
Tree Protection:
Current ordinance limits the amount of information on tree protection measures.
Proposed ordinance gives more detail on protection measures and applicability.
Responsible Citv Staff:
Current ordinance is vague as to responsible city staff.
Proposed ordinance identifies responsible city staff principally as the Environmental
Manager and City Forester. A City Forester will have to be hired to support this
ordinance. This is estimated to be an annual expense to the Generai Fund of
$75,000. In addition, the city will have to establish a framework to generate revenue
to help offset the costs associated with the position of City Forester whether it is
through an add on to existing permits or a new stand alone permit.
Sianificant Tree Definition:
Current ordinance defines trees required to be replaced as large trees. A large tree
is a tree with an 8-inch diameter excluding box elder, cottonwood, poplar and any
other undesirable tree.
Proposed ordinance defines trees required to be replaced as significant trees. A
significant tree is a hardwood tree with a 6-inch diameter, softwood tree with a 12-
inch diameter, conifer tree with an 8-inch diameter, and further defines a
landmark/specimen tree as any tree with a diameter of over 28 inches. No tree
species is excluded from tree replacement.
Applicabilitv:
Current ordinance has broad application to any person or use that would alter a
significant natural feature.
Proposed ordinance better defines application to any individual, business or entity
that engages in a building or development activity which requires issuance of a
grading permit or new building permit. This includes all sites of new development
that contain significant trees or woodlots. Applications for minor home additions,
general home improvements, construction of accessory buildings (i.e. garage, shed)
are excluded from the requirements of the proposed tree ordinance.
Woodlot Definition:
Current ordinance defines a woodlot as at least one-half acre, of which 25 percent of
the area includes large trees.
Proposed ordinance defines a woodlot as a treed area on a vacant lot which
includes a significant tree.
Noncompliance:
Current ordinance does not contain penalty for non-compliance.
Proposed ordinance penalizes noncompliance. Failure to submit an approved
woodlot alteration permit before land clearing will result in a two-year moratorium for
issuance of a grading or building permit in addition to total tree replacement for the
parcel
Number of Replacement Trees:
Current ordinance requires tree replacement of one tree replaced for one tree
removed, but in no case does an applicant have to replace more than ten trees per
acre.
Proposed ordinance requires one tree replaced per one tree lost, up to 20 percent of
significant tree diameter inches lost. Once the threshold of 20 percent of total
diameter inches is reached, additional tree replacement is required based on a tree
replacement formula of total diameter inches on the site and number of diameter
inches lost. The formula increases the amount of inches replaced based on
additional tree inches removed. There is no maximum replacement threshold. A
tree replacement calculation example table is attached to illustrate the proposed tree
replacement requirements.
Size of Replacement Trees:
Current ordinance requires replacement trees to be at least 2.5 caliper inches for
deciduous trees and 8 feet high for coniferous trees.
Proposed ordinance requires tree replacement trees to be at least 2.0 caliper inches
for deciduous and 6 feet high for coniferous trees.
Species and Guarantee:
Current ordinance recommends tree species diversity for repiacement and a one
year planting guarantee.
Proposed ordinance requires tree species diversity if more than ten trees are
pianted and a two year planting guarantee.
Surety for Replacement Trees:
Current ordinance does not require a letter of credit or a cash escrow for tree
replacement and does not allow for payment to city in lieu of tree replacement.
Proposed ordinance requires a 150 percent letter of credit or cash escrow for tree
replacement. In addition, tree replacement on site considered first option, but
payment to city in lieu of tree replacement allowed if there is not enough space on
site for tree replacement.
Proposed Timeline Schedule
The timeline schedule for council adoption of the Environmental Preservation and
Protection of Trees and Woodlands Ordinance is as follows:
. First reading on August 14, 2006
. Publish notification in official city newspaper on August 9, 2006.
. Publish revised ordinance (if major revisions are made) in officiai city
newspaper on August 30, 2006.
. Second reading and adoption on September 25, 2006, with an effective date
of October 15 or November 1, 2006.
APPLICABILITY OF ORDINANCE
It is noted that this is an important Ordinance for environmental preservation. The
City Attorney has confirmed that this ordinance applies to all future developments,
but caution is needed with on-going deveiopment reviews, as noted in the City
Attorney's comments below.
We can, and many cities do, apply these ordinances retroactively. In this case the
ordinance would certainly encompass and bind developments that the City is,"currently
reviewing." The use of Ordinances retroactively is not encouraged but it does not mean
that they are per se not applicable. Only when they restrict or infringe on VESTED
contract or property rights. The problem in many cases is the effect on a/the plat. I am
not sure if the plat in question has prelim. approval or full approval, but statute restricts
the City from passing a control which will "affect the use, development density, lot size,
lot layout, or dedication..." (Minn. Stat. 462.358(3)(c)) That would be the question, then,
but the developer may just want to be a good steward and work with our ordinance
anyway.
Impacts on developments such as Carver Crossing, Cottagewood, Eldridge Fieids and
Tourist Cabins will be noted as we proceed with adoption.
RECOMMENDATION
It is recommended that council consider adoption of the Environmental Preservation
and Protection of Trees and Woodiots Ordinance. Direction on the revisions to this
draft will be incorporated by staff and the final revision prepared for review and
publication as part of the final (second) reading in September 2006.
Attachments:
1. Environmental Preservation and Protection of Trees and Woodlands Ordinance
2. Minutes from the July 18, 2006 Planning Commission meeting
3. Minutes from the July 25, 2006 Community Design Review Board Meeting
4. Comparison of Tree Preservation Ordinances
5. Tree Replacement Calculation Examples
City of Maplewood Ordinance
ENVIRONMENTAL PRESERVATION AND PROTECTION
OF TREES AND WOODLANDS
9-11-06
Purpose. The city desires to protect the trees and woodlands in the City of Maplewood. Trees
and woodlands provide better air quality, scenic beauty, protection against wind and water
erosion, natural insulation for energy conservation, and are beneficial in watershed management.
Trees and woodlands also provide wildlife habitat, privacy as screening, act as natural sound and
visual buffers, and increase property values. It is therefore the city's intent to protect, preserve,
and enhance the natural environment of Maplewood and to encourage a resourceful and prudent
approach to development in the city; thereby, promoting and protecting public health, safety,
and welfare of the citizens of Maplewood. The purpose of this article is to establish a tree
preservation and protection ordinance to assure the continuance of significant natural features for
present and future generations which:
I. Preserve the natural character of neighborhoods (in developed and undeveloped areas).
2. Protect the health and safety of residents.
3. Protect water quality and minimize storm water runoff.
4. Prevent erosion or flooding.
5. Assure orderly development within wooded areas to minimize tree loss and
environmental degradation.
6. Establish a minimum standard for tree preservation and mitigation of environmental
impacts resulting from tree removal.
7. Establish and promote an on-going tree planting and maintenance program within the city
to assure trees and woodlands for future generations.
Applicability.
1. This article shall apply to any individual, business, or entity that engage in a building or
development project which requires issuance of a grading permit or new building permit.
This includes all sites of new development that contain significant trees or woodlots.
Platting and adding new roadway and right of way are subject to this ordinance.
2. The following are exceptions and are exempt from the requirements of this ordinance:
a. Minor home additions, general home improvements, and construction of
accessory buildings (i.e. garage, shed).
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b. Tree removal related to city public improvement projects to existing roadways,
sewers and other infrastructure, utility/infrastructure work or repair.
c. Emergency removal of a tree(s) to protect public health.
d. Restoration of land to native prairie. Prairie restoration must be approved by the
environmental manager or city forester.
e. Commercial tree nursery and landscape operations.
f. Removal of dead or dying trees.
Definitions. The following words, terms and phrases, when used in this article, shall have the
meanings ascribed to them in this section, except where the context clearly indicates a different
meaning:
Applicant means developer, builder, contractor or homeowner who applies for a building or
grading permit.
Caliper means a tree trunk measurement of nursery stock measured six (6) inches above ground
for tree trunks up to four (4) caliper inches. Tree trunks over four (4) caliper inches measured at
six (6) inches in height, move measurement point to twelve (12) inches above ground to measure
trunk caliper. Trees greater than four (4) caliper inches may have diameter measurements.
City Forester means a tree inspector/forester certified by the State of Minnesota who is
employed by the city, or appropriate agent or independent contractor designated by the city.
Must meet the definition of a Maplewood Registered Forester.
Coniferous/Evergreen Tree means a woody plant having foliage on the outermost portions of the
branches year-round which at maturity is at least twelve (12) feet or more in height. Tamaracks
and Larch are included as coniferous tree species.
Critical Root Zone (CRZ) means an imaginary linear circle surrounding the tree trunk with a
radius distance of one (I) foot per one (I) inch of tree diameter (e.g., a sixteen (16) inch diameter
tree has a CRZ with a radius of sixteen (16) feet.
Deciduous Tree means a woody plant, which sheds leaves annually, having a defined crown and
at maturity is at least fifteen (15) feet or more in height.
Diameter means a standard point of measurement of tree size, measurement of tree trunk in
inches at a height of four and one half (4.5) feet above ground. Measure the circumference of a
tree trunk in inches at four and one half (4.5) feet above ground and divide by (3.14) to
determine diameter.
Drip Line means the farthest distance around and away from the trunk of a tree that rain or dew
will fall directly to the ground from the leaves or branches of that tree.
Environmental Manager means an employee of the city who manages city-wide environmental
programs, or appropriate agent designated by the city.
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Hardwood Deciduous Tree means the following tree species: ash, basswood, birch, black
cherry, catalpa, hackberry, hickory, ironwood, hard maples (sugar maple or red maple), locust,
oak, and walnut.
Major Home Addition means an addition on a single or double dwelling lot of which the addition
or accessory building is more than a sixty (60) percent increase in the footprint of the single or
double dwelling structure on said lot.
Maplewood Registered Forester means a person who is registered with the city as a consulting
forester and holds a minimum of a Bachelor of Science degree in arboriculture, urban forestry or
similar field from an accredited academic institution or is registered with the International
Society of Arboriculture as a certified arborist/forester.
Minor Home Addition means an addition on a single or double dwelling lot of which the addition
or accessory building is less than a sixty (60) percent increase in the footprint of the single or
double dwelling structure on said lot.
Ornamental Tree means a woody plant, which is grown for its beauty of its foliage and flowers.
Retaining Wall means a structure utilized to hold a slope in a position in which it would not
naturally remain.
Specimen Tree is a healthy tree of any species twenty-eight (28) inches in diameter or greater.
These trees are considered Significant Trees.
Significant Natural Feature means a significant water body, woodlot, significant slope, or a site
of historical or archeological significance that has been recorded with the state.
Significant Tree means a healthy tree measuring a minimum of six (6) inches in diameter for
hardwood deciduous trees, eight (8) inches in diameter for coniferous/evergreen trees, twelve
(12) inches diameter for softwood deciduous tree, and specimen tree of any species twenty-eight
(28) inches in diameter or greater as defined herein. Buckthorn or others noxious woody plants
as determined by the environmental manager are not considered a significant tree species at any
diameter.
Slope means the inclination of the natural surface of the land from the horizontal; commonly
described as a ratio of the length to the height.
Structure means anything manufactured, constructed, or erected which is normally attached to or
positioned on land, including portable structures.
Softwood Deciduous Tree means the following tree species: box elder, cottonwood, elm,
poplar/aspen, silver maple, and willow.
Tree Preservation Plan means a plan prepared with the assistance of a certified forester, which
clearly shows all trees in the area to be developed or within the parcel of record. The plan should
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include all significant trees to be preserved and measures taken to preserve them. The plan will
also include calculations to determine the number of replacement trees as required by the tree
mitigation schedule and a proposed re-forestation landscape plan.
Utility means electric, telephone, telegraph, cable television, water, sanitary or storm sewer, solid
waste, gas or similar service operations.
Vegetation means all plant growth, especially trees, shrubs, native wildflowers, mosses or
grasses.
Wetland as defined in the city's wetland ordinance.
Wilding Tree means a tree that was not grown or maintained by a nursery.
Woodlot means a treed area of at least one-quarter (1/4) acre on a vacant lot, which includes
significant tree(s).
Woodlot alteration permit. A woodlot alteration application shall be submitted to the
environmental manager for review prior to removal of any living trees on a woodlot that is not
reviewed by another application. The applicant shall submit a tree plan and any other
information needed to determine compliance with this ordinance. Specific requirements shall be
stated on an application form in the office of the environmental manager. An application fee
shall be established yearly by the city council by resolution. Failure to submit an approved
woodlot alteration application before removal of any trees will result in a two-year moratorium
for issuance of a city grading or building permit. In addition, a total tree replacement for the
parcel as outlined in the tree mitigation/replacement schedule with the assumption that all trees
that were removed are significant trees.
The environmental manager may approve a woodlot alteration permit that complies with this
ordinance and receive recommendations from the city forester concerning the proposed woodlot
alteration. The applicant may appeal environmental manager's decision to the environmental
committee in writing within fifteen (I5) days of the environmental manager's written decision.
The applicant may appeal the environmental committee decision in writing within (I5) days of
the environmental committee written decision to city council for final decision. Applicant must
first approach environmental manager then environmental committee before city council will
revIew.
Tree preservation plan. A tree preservation plan is required for any project which requires any
land use permit, grading permit, or building permit; excluding minor home additions and the
removal of dead, diseased, dying or hazardous trees of any size. A tree preservation plan shall
reflect the applicant's best effort to determine the most feasible and practical layout of buildings,
parking lots, driveways, streets, storage and other physical features, so that the fewest significant
trees are destroyed or damaged and to minimize the negative environmental impact to the site.
All tree replacements will be in addition to landscape tree planting standards. An applicant may
request a waiver from the environmental manager from preparation of a tree preservation plan.
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Tree preservation plans shall include the following:
1. A tree inventory overlay on the site plan that shows size, species, general health, and
location of all significant trees located within the area to be developed or within the
parcel of record. Location of groups of standing dead or diseased significant trees shall
be noted on inventory overlay.
All tree inventories shall be preformed by a certified forester and shall be consistent with
the engineer's grading plan contours.
All significant trees included in the tree inventory must be tagged in the field for
reference on the tree preservation plan. These significant trees should be identified on
the plan sheet(s) in both graphic and tabular form. Trees growing in clump form are
considered individual trees and each stem/trunk is measured as individual trees.
2. A certified forester must approve the tree preservation plan.
3. The tree preservation plan must be drawn at the same scale as the other site plan
submittals.
4. A tree preservation plan that coincides with necessary engineering documents such as
topography, wetland information, grading plans, road, and building locations must
include:
a. A list of total diameter inches of all healthy significant trees inventoried.
b. Listing of the total diameter inches of healthy significant trees removed.
The name(s), telephone number(s), and addresses) of the person(s) responsible for tree
preservation during the course ofthe development project.
5. Outer boundaries of all contiguous wooded areas, with a general description of trees not
meeting the significant tree size threshold and any indication of the presence of epidemic
tree diseases.
6. Delineation of all limits of land disturbance, clearing, grading and trenching.
7. Locations of the proposed buildings, structures, or impervious surfaces.
8. Location of trees protected and the proposed measures for protection including
delineation of tree protection fencing, tree protection signs, location for material storage,
parking, debris storage, and wash out area for redi-mix trucks.
9. Written description of tree preservation and safeguarding measures planned for the site.
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10. Size, species, number, and location of all replacement trees proposed to be planted on the
property in accordance with the tree mitigation/replacement schedule.
11. Signature of the person(s) preparing the plan.
The tree preservation plan shall be reviewed by the environmental manager, with advisement
from the city forester, for compliance with this ordinance. Reasons for denial shall be noted on
the tree preservation plan, or otherwise stated in writing.
Tree Preservation and Safeguarding Tree Measures.
1. All developments within the city shall be designed to preserve significant trees and
woodlots, where such preservation would not affect the public health, safety or welfare of
Maplewood citizens. The city may prohibit removal of all or a part of a woodlot or
significant tree subject to the limitations as defined in this chapter. This decision shall be
based on but not limited to the following criteria:
a. Size.
b. Species, health, and attractiveness of the trees, including:
I) Sensitivity to disease.
2) Life span.
3) Nuisance characteristics.
4) Sensitivity to site grading.
5) Potential for transplanting.
6) Need for thinning a woodlot.
7) Effects on the functioning of a development.
8) Fragmentation of wooded area and effects on wildlife corridors.
9) The public health, safety and welfare.
10) Effect on wetlands and/or watershed.
11) Native Prairie Restoration
2.
Safeguarding preserved trees: the tree preservation plan shall delineate the
location of (existing) significant trees that are to be preserved with location and
type of protective fencing.
a.
Tree protective areas shall be located at a minimum of the CRZ of trees or drip
line whenever possible. Use of tree-save islands and stands are encouraged rather
than the protection of individual trees scattered throughout a site.
b.
Suitable tree protection fencing in active areas includes use of orange
polyethylene laminar safety fencing or woven polyethylene fabric (silt fencing).
Fencing must be self-supportive. All active tree protection areas shall be
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designated as such with "Tree Save Area" signs posted in addition to the required
fencing.
c. Use of passive fOTITIS of tree protection requires approval from environmental
manager in writing. Passive forms of tree protection fencing include use of
continuous rope or flagging (heavy mil plastic four (4) inches or wider) with
visible signage stating "Keep Out" or "Tree Save Area".
d. Signs requesting subcontractor cooperation and compliance with tree protection
standards are required at site entrances.
e. No construction work shall begin until tree protection fencing has been installed,
inspected, and approved by the city forester. At least three (3) working days
prior to construction or grading, applicant shall be required to request inspection
of on-site protective measures by city forester. Once city forester approves tree
protection fencing or devices it must not be altered or removed without prior
written approval.
f. Tree protection fencing shall be maintained and repaired by the applicant for the
duration of construction. No grade change, construction activity, storage or
staging of materials shall occur within this fenced area.
g. Use of custom grading, retaining walls or tree wells to maintain existing grade for
preserved trees.
h. Layout of the project site utility and grading plans should accommodate the tree
preservation areas. Utilities recommended along corridors between tree
preservation areas and use of common trenches or twmel installation if possible.
1. Minimize tree wounding by felling or removing trees away from trees remaining
on site.
J. Construction site activities such as parking, material storage, concrete washout,
placement of holes, etc., shall be arranged so as not to encroach on tree protection
areas.
k. Identify and prevent oak wilt infection. Treat all known oak wilt infected areas
with current accepted guidelines including root cutting and tree removal. If
pruning oaks is required between April 1 and July 1 cover fresh wounds with
nontoxic tree wound sealant or latex paint.
1. Use of wood chip mulch to a depth of six (6) to eight (8) inches adjacent to tree
protection areas to minimize soil compaction and desiccation.
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m. Concrete washout, leakage or spillage of fuels or paints, or other materials that
would result in detrimental change in soil chemistry is prohibited in tree
preservation areas.
n. Post construction tree care to mitigate construction damage:
1) Tree root aeration, fertilization, and/or irrigation systems.
2) Therapeutic pruning.
o. Soil compaction mitigation by:
1) Mulch drive lanes with eight (8) to ten (10) inches of wood chips.
2) Soil fracturing with deep tillage or other similar methods.
3) Inclusion of organic matter to existing soil.
3) Core aeration.
p. Transplant existing trees to a protected area for future transplanting onto
permanent sites within the construction area.
3. If any significant tree stated as preserved (protected) in the approved tree preservation
plan is cut, damaged, or encroached upon by grading equipment or during the
construction process without city authorization and is determined by the environmental
manager that the damaged tree(s) will probably not survive, the said damaged tree(s)
shall be removed by the applicant at their expense and replacement tree( s) required at a
rate oftwo (2) times the tree mitigation/replacement formula.
Tree MitigationlReplacement Schedule.
If less than twenty percent (20%) of significant tree diameter inches is removed, the applicant
shall replace one (1) tree per significant tree removed. Tree replacement shall be a minimum of
two (2.0) caliper inches in size.
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If twenty percent (20%) or more total diameter inches is removed, applicant shall mitigate all
significant diameter inches using the tree mitigation/replacement schedule in accordance with the
following formula:
A = Total Diameter Inches of Significant Trees lost as a result of the Land Alteration
B = Total Diameter Inches of Significant Trees situated on the property.
C = Tree Replacement Constant (1.5)
D = Replacement Trees (Number of Caliper Inches)
((A/B -.20) x C) x A = D
Example
A = 379
B = 943
C =1.33
D=160
((379/943 - 0.20) x 1.5) X 379 = 114.7 caliper inches
The trees required to be replaced pursuant to this chapter shall be in addition to any other trees
required to be planted pursuant to any other provision of city code.
Once the total caliper inches for replacement trees are determined, the developer/applicant shall
mitigate tree loss by either:
I. Plant replacement trees in appropriate areas within the development in accordance with
the tree replacement schedule.
2. Plant replacement trees on city property under the direction of environmental manager or
city forester. Must be approved during the review process prior to issuance ofpermit(s).
3. Pay the city a sum per diameter inch in accordance with the tree replacement schedule
with written approval from city staff. The fee per diameter inch shall be set forth in the
city fee schedule set annually by city council resolution. Payment shall be deposited into
an account designated specifically for tree planting on public property within the city.
The form of mitigation to be provided by the applicant shall be determined by city staff.
This provision may only apply if all other measures in this ordinance have been
exhausted.
4. The developer shall be required to maintain trees for two (2) year after planting. Should
any tree require replacement during this two (2) year period, the replacement period shall
start at the date of replacement. Trees required to be planted pursuant to any other
provision of city code are not included in this and must be replaced according to such
code.
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5. Species requirements: Where ten (10) or more replacement trees area required, not more
than thirty (30) percent shall be of the same type of tree without the written approval of
the environmental manager. Native tree species to the Maplewood area are preferred.
6. Sources of trees: Replacement trees shall consist of certified nursery stock as defined by
Minnesota Statutes, Section 18.46 hardy for this USDA plant hardiness zone (Zone 2, 3
or 4 hardiness rated trees) or other trees including wilding trees, so long as such wilding
trees comply with the following standards and are approved by the environmental
manager or city forester. All replacement trees shall be healthy and free from insect or
disease infestation. A wilding tree measured in caliper inches shall not exceed the
maximum height as shown on the table below:
CALIPER INCHES MAXIMUM HEIGHT /FEET)
2-3 18
3-4 20
4-5 24
The lowest branch of a wilding tree shall not be at a height above the surface of the
ground more than one-half (1/2) the total height of the tree (e.g., a fourteen (14) foot tree
must have a branch within seven (7) feet of the surface of the surrounding ground).
7. Tree replacement size must be no less than two (2) caliper inches deciduous or six (6)
foot evergreen tree unless pre-approved by the environmental manager. Evergreen or
coniferous tree height convert to caliper measurement as follows: the first six (6) feet of
growth equals two and one-half (2.5) caliper inches for each additional two (2) feet in
height equals one (1) additional caliper inch. Trees required to be planted pursuant to any
other provision of city code must comply with tree size specification of such code.
8. Tree replacement surety required. The applicant shall post tree replacement surety with
the city, such as a tree replacement cash deposit or letter of credit, of one hundred and
fifty (150) percent of estimated cost for tree replacement for proposed planting. Funds
will be held by the city until successful completion of final planting inspection. It shall
be the applicant's responsibility to call for such inspection. Tree replacement surety does
not include other sureties required pursuant to any other provision of city code or city
directive.
Enforcement. The city reserves the right to inspect the construction site at any time for
compliance with this ordinance. Should the city find the site in violation of the approved tree
preservation plan, they may issue a stop work order until conditions are corrected. Stop work
order, will be lifted after approved by environmental manager or city forester in writing.
The city shall be responsible for the enforcement of this ordinance. Any person who fails to
comply with or violates any section of this ordinance shall be deemed guilty of a misdemeanor
and, upon conviction, shall be subject to punishment in accordance with section 1-15. Allland
use building, and grading permits shall be suspended until the developer has corrected the
violation. Each day that a separate violation exists shall constitute a separate offense.
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Effect on density. The city may reduce the maximum allowed density on that part of a
development that has a significant natural feature, where such reduction would save all or part of
a significant natural feature. However, regardless of the requirements in this article, the
maximum allowed density shall not be reduced below 67 percent of the allowed density in the
city's land use plan for multiple dwellings. The minimum lot size shall not be increased above
15,000 square feet for single dwellings. Any required density reduction or increase in lot size
must save a significant natural feature. The city council may require the clustering of dwellings
in the form of townhouses, quads, apartments, or similar uses where it is necessary to preserve
significant natural features.
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