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Home My WebLink About11/28/2006 AGENDA CITY OF MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD Tuesday, November 28, 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: November 14, 2006 5. Unfinished Business: None Scheduled 6. Design Review: a. Hillcrest Gateway Plaza - 1698 White Bear Avenue b. Walgreens - Northeast Corner of Beam and White Bear Avenues c. Maplewood Market Place Comprehensive Sign Plan Amendment -1275 County Road D 7. Visitor Presentations: 8. Board Presentations: 9. Staff Presentations: a. Representation at the December 11, 2006, City Council Meeting - Items to be Discussed Include Walgreens 10. Adjourn DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, NOVEMBER 14, 2006 I. CALL TO ORDER Chairperson Olson called the meeting to order at 6:00 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 Present at 6:06 p.m. until 7:10 p.m. Present Staff Present: Shann Finwall, Planner Lisa Kroll, Recording Secretary III. APPROVAL OF AGENDA Board member Hinzman moved to approve the agenda. Board member Shankar seconded. Ayes - Hinzman, Ledvina, Olson, Shankar The motion passed. IV. APPROVAL OF MINUTES Approval of the CORB minutes for October 24, 2006 Chairperson Olson moved approval of the minutes of October 24, 2006. Board member Ledvina seconded. Ayes --- Hinzman, Ledvina, Olson, Shankar The motion passed. V. UNFINISHED BUSINESS None. VI. DESIGN REVIEW a. Crown Plaza Shopping Center - Walgreens: 1700 Rice Street Ms. Finwall said Anxon, Inc., has purchased the Crown Plaza Shopping Center at 1700 Rice Street. Anxon, representing Walgreens, proposes to remove the existing EdCo Foods retail store at the south end of the shopping center (adjacent Larpenteur Avenue) and replace the store with a 14,550 square foot Walgreens' retail store and drive through pharmacy. Community Oesign Review Board Minutes 11-14-2006 2 City code requires major construction projects on an existing commercial building to be approved by the CORBo 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 Walgreens proposal exceeds this amount and therefore must be approved by the CDRB. The site plan shows the Walgreens' store constructed in the same location as the EdCo Foods tenant space, on the south side of the shopping center, adjacent Larpenteur Avenue. The Walgreens' store will be attached to the shopping center, it will be 1,950 square feet larger than the existing EdCo Foods space, and it will be located 34 feet from the Larpenteur Avenue right-of-way. City code requires at least a 30-foot setback for a commercial building to a right- of-way. The applicants propose to reconstruct an existing drive aisle located on the south side of the shopping center into a single drive-through pharmacy lane. The drive-through lane will be setback 17 feet from the Larpenteur Avenue right-of-way, which meets city code requirement of 15 feet. The applicants also propose to reconstruct a portion of the parking lot, utilizing the existing driveways onto Larpenteur Avenue. The reconstructed parking lot will be setback 20 feet from the Larpenteur Avenue right-of-way, which meets city code requirement of 15 feet. Within the reconstructed portion of the parking lot the applicants propose two 5-foot-wide curbed islands along the drive aisle in the new portion of the parking lot. City code requires 10- foot-wide landscape medians every three of four parking bays to improve aesthetics. Staff recommends that the proposed 5-foot-wide curbed islands be redesigned to be at least 10 feet in width and planted with ornamental trees and shrubs. There are no sidewalks on Larpenteur Avenue or Rice Street adjacent this property. Steve Kummer, engineer with the city, recommended in his engineering report that the applicant construct a sidewalk along the entire length of the property adjacent Larpenteur Avenue. Board member Schurke asked if any comments were received by the city regarding this proposal? Ms. Finwall said staff sent a notice to residents within 500 feet of this proposal regarding this meeting but no comments were received and there are no visitors in the audience to speak regarding this proposal. Board member Shankar asked where the limestone would be located on the building? Ms. Finwall pointed on the overhead showing the limestone located on the west elevation. Board member Schurke asked if staff had received a revised site plan reflecting the requirement for the applicant to install a sidewalk? Ms. Finwall said no we have not. Chairperson Olson asked the applicant to address the board. Community Oesign Review Board Minutes 11-14-2006 3 Mr. Curt Moreno, Vice President, Anxon, Inc., 601 Marquette Avenue, Suite 100, Minneapolis, addressed the board. The limestone will be located on the west elevation on each pilaster and above the windows. It will also be located on the south elevation on the pilasters above the elevation of 13 feet. Board member Shankar asked if limestone had been used on any other Walgreens building in the twin cities? Mr. Moreno said this design is the new prototype for Walgreens and limestone was recently used on the new Walgreens at Randolph Avenue and Snelling Avenue. Board member Schurke said just to clarify this is a manufactured limestone. Chairperson Olson said this is a different building design from the Walgreens we have seen at Larpenteur and White Bear Avenue. Mr. Moreno said Walgreens changes their prototype over the years and have a northern and southern prototype. Some communities have stricter building material guidelines than other cities. He said they have a revised photometries plan. He said now they plan to use add six lights throughout the center compared to the four lights they had originally planned. They will also have five wall mounted lights and lights on the canopies on the west side that illuminate the building. The window height is typically 7 to 13 feet. The pilaster bumps out 4 inches which is an architectural feature. The top of spandrel is 6 feet from the top of finished floor. Six feet is the height the shelving goes to. Board member Ledvina said the plans show a prefinished metal coping at the top of the wall. He asked if the applicant considered using a decorative cornice such as stone at the top of the wall? Mr. Moreno said the cornice has a three tiered step that is repeated. Board member Ledvina asked about the parapet wall? Mr. Moreno said it is the coping that matches the metal standing seam? Board member Shankar asked if it was green in color? Mr. Moreno said the coping is almond in color. The canopy is green. Board member Ledvina asked if the applicant had any problems with the engineering requirements regarding the storm water management? Mr. Moreno said he would ask that the civil engineer speak regarding that issue. Mr. Allen Catchpool, Civil Engineer, CEI Engineering Associates, addressed the board. He said he spoke with Steve Kummer in engineering and they went through the recommendations and they don't have any concerns. The sidewalk is represented on the plan but the revised site plan hasn't been submitted to staff yet. Community Oesign Review Board Minutes 11-14-2006 4 Mr. Catch pool said the one area they do have an issue with is the sidewalk which is four feet off Larpenteur Avenue. In front of Burger King there is a six foot sidewalk are some transformers and pole signs which means they may have to jog the sidewalk closer to Larpenteur Avenue then the four feet. They are going to try to do some storage in the islands but the islands aren't really large enough. There is underground storage in the west parking lot and staff wants to see some sort of storage for the roof runoff in the east parking and also a pretreatment structure before the water drains in there to catch floatable debris such as sand and salt which would require maintenance. Board member Ledvina asked if the applicant felt the engineering requirements were reasonable? Mr. Catch pool said yes. Board member Schurke said given the proximity of this site to McCarron's Lake and to the St. Paul Water Utility, this would be a great opportunity to do some type of demonstration regarding the drainage. Even if it meant putting small signage in for the neighbors to see explaining what was done here. This is only a recommendation and is not a requirement. There is a story to tell here and he thinks the neighborhood would be interested in how the process works. Either Ramsey County or St. Paul Public Parks did a major restoration of the drainage going into McCarron's Lake about 6 years ago and it has become a real "feature" in terms of recreational use. Board member Ledvina said this is an excellent site plan in terms of storm water management. The applicant is doing some innovative practices in terms of managing storm water on the site. Board member Schurke said if you can reveal the story behind it then he would recommend that to the applicant. It's hard for people to know the history behind the underground storage. Chairperson Olson asked about the fence along the creek on the east side of the parkway? Mr. Bill Oillon, Anxon, Inc., addressed the board. He said they will be discussing alternatives regarding the fence, the dumpsters and the awnings and we have been working with staff on those items. Board member Shankar asked if the five-foot turning radius will be a problem for the customers? Mr. Catchpool said that was changed from a five-foot to a ten-foot turning radius. Chairperson Olson said she noticed the handicap parking is not next to the building, she asked if there would be a painted crosswalk for people to safely cross the parking lot to enter the building? Mr. Catch pool said yes and they are meeting the ADA requirements. Chairperson Olson asked if they had a problem with the recommendation to install the sidewalk? Community Oesign Review Board Minutes 11-14-2006 5 The applicants nodded their head no. Board member Ledvina said the improvements have been made from the original elevations the board had been provided and in general the improvements are good. He is just wondering if they could provide more detailing on the south elevation. This building is very prominent on the corner and it will be closer to Larpenteur Avenue than the existing building and wondered if the detailing is sufficient enough? Board member Shankar said he was wondering if they could replicate the stepped coping detail on the south elevation just above the stone. Board member Schurke said his preference is for a clean line along the south elevation. Adding detail for the sake of trying to dress up the building is not necessarily the best aesthetic solution. He could see adding daylight windows on the south elevation. He said he understands the need for wall space to accommodate the stocking of shelves. Maybe within those areas you could do some transom windows below the limestone set into those openings which could break up the fac;:ade and give it a more humane look. He is very pleased the applicant is doing something with this shopping center. Chairperson Olson said we are hearing different scenarios here. How practical would it be to expand the cornice molding along the entire perimeter of the building? Is it practical to put in some transom windows underneath the limestone between the pilasters on the south side? Mr. Moreno asked if they meant installing spandrel windows above the emergency exit door? Board member Schurke said he was suggesting a band of transom windows that would end up going across the wall horizontally and be proportional to the front windows. Mr. Moreno said you would be looking into a storage closet and corridor that doesn't have an acoustical ceiling. There is a hallway with employee lockers there with unfinished space. Chairperson Olson asked about extending the cornice or adding something more decorative other than the almond color metal band around the top of the building. Board members and the applicant discussed ideas back and forth regarding how to add more interest to the south elevation of the building exterior. Board member Schurke dismissed himself at 7:10p.m. Chairperson Olson said staff has recommended that the bright blue awnings on the current buildings be changed to match the green awnings for the Walgreens proposal, how do you feel about that? Mr. Dillon said they agree that would look better. They would prefer to use a green fabric as opposed to a green metal. Chairperson Olson asked how the board felt about that? The board agreed that would look nicer. Community Oesign Review Board Minutes 11-14-2006 6 Chairperson Olson asked if they had a trash enclosure plan yet? Are you leaning towards replacing the existing fence or are you planning on a different product or material? Mr. Oillon said they haven't chosen a product yet for the trash enclosure. Because of the damage that may have been caused by the snow plow or by kids, they are looking at more of a permanent solution to the problems that have occurred to the trash enclosure and would work with staff regarding the final decision. Board member Shankar moved to approve the plans date-stamped October 3, 2006, and the November 13. 2006 buildinq elevation for the Walgreens' retail store and pharmacy within the Crown Plaza Shopping Center at 1700 Rice Street and the October 24, 2006, sign criteria for a comprehensive sign plan amendment for the Crown Plaza Shopping Center. Approval is based on the findings as specified in Section 2-290(b)(1 )(2)(3) of the city code (community design review board ordinance) and is subject to the applicant doing 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. Prior to issuance of a grading or building permit, the applicant shall submit to staff for approval the following items: a. A revised grading and drainage plan which complies with the city's engineering review dated November 7, 2006, which includes, but is not limited to, the construction of a six-foot-wide sidewalk along the entire length of the property adjacent Larpenteur Avenue: a stormwater treatment system capable of removinq floatable debris and larqe-qrained particles as well as small qrained particles desiqned for 80 percent total suspended solid removal: and a storm water maintenance aqreement for the maintenance of storm water treatment structures and other best manaqement practices on the site. b. A revised site plan which shows the following: 1) A six-foot-wide sidewalk along the entire length of the property adjacent Larpenteur Avenue. 2) Ten-foot-wide landscape medians in the reconstructed portion of the parking lot. 3) Location and size of all existing and proposed dumpster enclosures. c. Revised elevations showing the following: 1) West (Front) Building Elevation: The top of the spandrel qlass frame shall line UP with the top of the entry door in the elevation.'Nindo'lls boginning four foot from gr<JIoIFld gmdo. This con be GCCOR'lplishod by tho addition of true or false windo'lls. 2) South (Side) Building Elevation: Community Oesign Review Board Minutes 11-14-2006 7 ill Reposition the smooth faced manufactured limestone facade sliqhtly to the east so that the service door is centered within the center of the facade. Q1 Transom windows to match the front transom windows on the west elevation. Transom windows to be added in between in the brick area in between the three manufactured limestone pilasters./\ddition of smooth faced manufactured limestone, windo'Ns (beginning four feot from gr<Jund gmde), and overhead conopios similar to tho wost olo'/otion. 3) Crown Plaza Shopping Center - Auto Uses Front Elevation: Alternative canopy design and color to be compatible with Walgreens' green metal seam canopies for the front fa9ade of all Crown Plaza tenant spaces. 4) Oumpster Enclosure Elevation: Expansion of existing enclosures or the addition of new dumpster enclosures along the back side of the Crown Plaza building. The dumpster enclosures should be designed to screen all trash and recycling dumpsters on the site, should be 100 percent opaque, at least 6 feet in height, with a closeable gate, and should be constructed of materials which are compatible to the building. 5) Fence: Four-foot-high decorative fence to be located along the east property line (if existing fence is rebuilt and not repaired). d. Revised landscape plan which shows the following: 1) Location of the existing landscaping and the addition of at least 26 new trees and 74 new shrubs on the site, in addition to the landscaping proposed in the landscape plan submitted for the Walgreens' development (date stamped October 3, 2006). 2) Several shrubs and perennials to be located under the Crown Plaza freestanding sign located on the southwest corner of the site (intersection of Larpenteur Avenue and Rice Street). 3) At least one ornamental tree and several shrubs to be located within the redesigned landscape medians in the parking lot. 4) Size of trees must meet the following minimum requirements: deciduous trees - 2)1;, inches in diameter, evergreen trees - 6 feet in height: ornamental trees - 1)1;, inches in diameter. 5) The location of underground irrigation for the new landscaping installed as part of the Walgreens' development along Larpenteur Avenue. e. Comprehensive sign plan for the center is approved as follows: Community Oesign Review Board Minutes 11-14-2006 8 1) For consistency, all wall signs for the Crown Plaza tenants shall be individually-illuminated letters, except that the Florist sign may be a cabinet sign. Sign height shall not exceed 36 inches. Signs shall not extend closer than 36 inches to the sides of the tenant's store front. These signs shall be placed on the designated sign band. 2) Signage for the two automotive buildings shall comply with the same size and spacing criteria as noted in condition one. 3) Burger King signage shall comply with code (two signs for each street frontage ). 4) Signs are not allowed on the awnings. 5) Shopping center wall signs are allowed above the store tenant space on the north (above the windows), east west. and south elevations only. This language was not included in the comprehensive sign plan minutes but was approved as part of the site plan date stamped October 4, 1989. 6) Wall signs for the auto mall are allowed on the west side of the buildings only. This language was not included in the comprehensive sign plan minutes but was approved as part of the site plan date stamped October 4,1989. 7) Two pylon signs are allowed for the Crown Plaza Shopping Center. The freestanding sign on the interior of the parking lot is allowed at 336 square feet in area, 39 feet in height. The sign on the southwest corner is allowed at 144 square feet in area, 24 feet high. This language was not included in the comprehensive sign plan minutes but was approved as part of the site plan date stamped October 4, 1989. ill Wall siqns for the Walqreens retail store and pharmacy located on the south side of the Crown Plaza Shoppinq Center is limited to the center of the smooth faced manufactured limestone facades on the west and south elevation. Wall siqns to meet Crown Plaza tenant siqn criteria as described above. The applicant must submit a revised tenant sign criteria which reflects these requirements. f. Revised lighting and photometries plan which shows the following: 1) All existing and proposed exterior lights on the center. 2) Elevation of all proposed lights (including height of freestanding lights as measured from the ground grade to the top of the luminary). 3) Photometries which reflects that the light illumination from the new lights does not exceed A-foot candles at all property lines. Community Oesign Review Board Minutes 11-14-2006 9 g. A cash escrow or an irrevocable letter of credit for all required landscaping and dumpster enclosure improvements. The amount shall be 150 percent of the cost of the work. 3. The applicant or owner shall complete the following before certificate of occupancy is issued for the Walgreens' building: a. Complete the parking lot improvements. b. Complete the lighting improvements. c. Install all required landscaping and underground irrigation. d. Construct the required dumpster enclosures. e. Remove all containers from the Crown Plaza Shopping Center site. f. Repair or reconstruct the four-foot-high fence along the east property line. g. Construct the 6-foot-wide sidewalk along the entire length of the property adjacent Larpenteur Avenue. 4. If any required work is not done, the city may allow a certificate of 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. Board member Ledvina seconded. Ayes - Hinzman, Ledvina, Olson, Shankar The motion passed. VII. VISITOR PRESENTATIONS No visitors present. Community Design Review Board Minutes 11-14-2006 10 VIII. BOARD PRESENTATIONS Ms. Finwall reported on the city council meeting of Monday, November 13, 2006. The city council held a public hearing regarding the electric franchise fee which was tabled until a later date. The city council also discussed the south Maplewood development moratorium for the area of the city south of Highwood Avenue. The St. Paul Tourist Cabin closing was discussed and the developer has negotiated with all the property owners except one. The city council directed the developer to negotiate with the property owner for a possible agreement and if they could not come to an agreement the city council will decide on a fair price at the next meeting. IX. STAFF PRESENTATIONS a. Board member Hinzman will be the CDRB representative at the November 27, 2006, city council meeting - the only item to discuss is the public hearing for Boca Chica Taco House Sign Variance. X. ADJOURNMENT The meeting was adjourned at 7:35 p.m. MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: Greg Copeland, City Manager Shann Finwall, AICP, Planner Hillcrest Gateway Plaza Todd Vannispen, Larpenteur LLC 1698 White Bear Avenue November 22, 2006 for the November 28 CDRB Meeting INTRODUCTION Todd Vannispen, Larpenteur, LLC, is proposing to construct a 1,762 square foot addition as well as fa<;:ade 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 building. The Subway Restaurant was relocated into the Big Apple Bagel site within the building last 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 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 as well as fa<;: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 the 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 fa<;: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 fa<;: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., fa<;: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 2 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. Building Elevations The addition will be constructed of brick, exterior insulation finish system (EIFS), anodized aluminum windows, and 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 one 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 fa<;:ade 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 facade improvements to the east elevation include the addition of a concrete masonry trash enclosure with a decorative gate and painting the 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. 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 3 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. Staff recommends that the CDRB require the removal of the unused bituminous as part of this design review. The bituminous is old and deteriorating 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 eight-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 restauranUbar use 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 patron space for the existing restaurant and bar (Subway and Garrity's) encompasses 3,264 square feet. City code requires 90 parking stalls based on the existing uses in 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 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 stalls 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 stalls proposed; 32 parking stalls (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 4 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. 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 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 50% groundcover approved by the city to achieve complete cover within two 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 feet in height, must be at least 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 perennial 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. The freestanding sign is also proposed to be illuminated. This illumination will add lighting to the site. Staff finds that the addition of the proposed wall lights on the building will be adequate and attractive. 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% 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 buildings 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 double stacked (for a total vertical height of 40 inches). 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. Only one freestanding sign is allowed on the property. 2. 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. 3. The freestanding sign is limited to 25 feet in height and 192 square feet in area. 4. 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. 7 b. Revised site plan showing the following: 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) Only one freestanding sign is permitted on the property. 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. 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. 9 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. 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\hillcrest 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 Attachment 1 II // // // // / / ___ n D __--:i~;'_ /1 / / .[]6- 0 0 - n B ~ --II If~~. ///;/ I~~l';~- B-I~. ~*/ ~.. :","'- - -~ D !lllP -~~~===i 0 D [J-! II m( !-gJJ'- ~!al I---...~I On 0 .1 On 0 .. II 00] ooe ~'c:ol I [b DIDCJQID~ j -- 1688/1698 White Bear Avenue -----,----1 ID ! I !. DC ~J_ taTpenleu(}\venue~~~=~ N w+, s Location Map Attachment 2 ~'-.. /~"- ~, ,RVKARCHITECTS cl '\~651-738'0021 Fax 651-738-19661 7616 CURRELL BLVD.. SUITE 175 dkrummCrvkarchltects.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 bitwninous 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, alwninumlglass 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 of B612 concrete curbing to define edges and direct surface drainage from the parking areas. A swnp is proposed at the southwest comer of the property to promote infiltration of the 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 bitwninous 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 oftwo 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 oftwo 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 ofthe total area of the 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 of the landlord and shall be individually permitted by the City of Maplewood. ,_ ',III : ---- I~ L-_______________________ i 16iil!1 l>, M II : ' H:'I~ I I I J-, I! ,I , i~I'I! 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'I! . ..> ~ a c ~ r m r m < l> ~ ~ Attachment 7 Iii ~ ~ m r m < l> ~ 2 Illliliil' I' Ii' jl!1 I i II I [g]'W~ ~ 1.,.CURRELLBLW._SUITE175 WOOO8l!RY.....tESOT...SSl25 (",1)1~'_____-""'" r ". !, ROPOSED FLOOR PLAN ~ DATIl 1WVl..0II A-2 ~- __n 'M' _00..'. ,--, !! Ii "~ ~- ~"' .~ ~~ ?i~ ~2 ..QHILLCREST GATEWAY PLAZA ADDITION AND REMODEL _n:.............. ICttM) AND..-Bn'M AVIII {eft:JO) ....~M1_OT...llII'OI Attachment 8 ~~~ -~ ,.,.CURRELLBLvD,_SUlfE,75 WOOOBuRY,MMESOT"r.5'25 (551)738-0021-_."""'............... Attachment 9 Enl!:ineerinl!: 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 1. 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. 1 3. Bio-Iogs 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." 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 Avenues 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. Call out 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 of these 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 I. 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. 2 Miscellaneous 1. The developer or project engineer shall submit a copy ofthe 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. 3. 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 reviewals. 3 Attachment 10 Maplewood Police Department Memo To: Shann Finwall From: Lt. Michael Shortreed ?J1p--J "';1"1 Date: September 11, 2006 Re: 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 quesbons 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@ci.maolewood.mn.us. Attachment 11 Memo To: Shann Finwall, Planner From: Oavid Fisher, Interim Com nity Development Director / Building Official Re: Hillcrest Gateway Plaza - Proposed 1,762 Sq. Ft. Addition, Fa~ade & Exterior Improvements Oate: 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 alanm 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: LOCATION: OATE: Greg Copeland, City Manager Shann Finwall, AICP, Planner Walgreens Pharmacy - Design Review Northeast Corner of Beam and White Bear Avenues November 22, 2006 for the November 28 CORB Meeting INTRODUCTION Project Description Semper Development, representing Mogren Landscaping and Walgreens, is proposing to construct a 14,738-square-foot Walgreens retail store with a drive-through pharmacy on a vacant lot located on the northeast corner of Beam and White Bear Avenues. The proposal includes subdividing the 2.83-acre lot into two lots. The western lot will be sold to Semper Development for the development of the proposed Walgreens and the eastern lot will be retained by the Maplewood Financial Center (Premier Bank) for future development. The property is zoned and guided in the city's comprehensive plan as Limited Business Commercial (LBC), which allows for offices, medical or health-related clinics, day care centers, or similar uses. In order to operate a retail store and pharmacy from the newly subdivided western lot, the proposal also includes a request for a comprehensive land use plan and zoning change to Business Commercial (BC). Requests To build this development, the applicants are requesting that the city approve the following: 1. Lot division in order to subdivide the 2.83-acre lot into two separate lots. 2. Comprehensive land use plan change from LBC to BC. 3. Zoning map change from LBC to BC. 4. Design review. The planning commission recommended approval of the lot division, comprehensive land use plan change, and zoning map change at their November 20 planning commission meeting. The community design review board (CDRB) should review and make a recommendation on the design issues at their November 28, 2006, meeting. Final action by the city council is currently scheduled for December 11, 2006. BACKGROUND May 28, 2004: The City of Maplewood received complete land use applications from the Maplewood Financial Center (Premier Bank) for a comprehensive land use plan change, zoning map change, and design review for a proposed Walgreens retail store and pharmacy and a future office building to be located on the northeast corner of Beam and White Bear Avenues. City staff soon received notice from the underlying property owner (Mogren Landscaping) that Maplewood Financial Center's lease on the land did not allow the development of a pharmacy and that they were disputing the applicants' request to rezone the property. City staff notified the applicants of this issue and discontinued processing the permit until the applicants were able to obtain the underlying property owner's permission to rezone or a court order which directed the city to proceed. May 10, 2005: A court order was given that effectively denied Mogren Landscaping's request to stop the rezoning process by finding that Maplewood Financial Center could "develop the leased premises for any lawful purpose." With this court order, city staff began processing the land use applications again. July 18, 2005: A court order was given that effectively denied Mogren Landscaping's request for a temporary injunction and temporary restraining order to require the city to stop processing and/or granting the applicants' rezoning request. Given the requirements of Minnesota Statutes, section 15.99, which require cities to process a land use application within 60 days, city staff was compelled to continue with the land use application as requested by the applicant. July 18, 2005: The planning commission reviewed and recommended approval of a comprehensive land use plan change and a zoning map change from LBC to BC for the west 290 feet of the vacant property. July 26, 2005: The CDRB reviewed and recommended approval of the design review of the proposed Walgreens retail store and pharmacy (Attachment 24). The CDRB made this recommendation based on the condition that the building elevations be improved and resubmitted to the CDRB. July 27, 2005: After review of the city's ordinances and Minnesota case law, the city attorney's office submitted a legal opinion to city staff which states that the city should stop action or deny the applicants' zoning map change request on the rationale that the applicants have no standing to file for such zoning change. August 8, 2005: The city council denied the applicants' request for a comprehensive land use plan and zoning map change from LBC to BC for the west 290 feet of the vacant property based on the city attorney's legal opinion which states that: 1) Mogren Landscaping is an owner of the land holding the fee title interest and a full reversion in the lease; 2) Mogren Landscaping opposes the comprehensive land use plan and zoning map change; 3) the Maplewood Financial Center is not an exclusive owner of the property; and 4) there is no agreement between the owners regarding the comprehensive land use map and zoning change. DISCUSSION This project was reviewed one year ago in combination with a proposed bank project to be located on property to the east of this site. This project is now presented as a stand alone Walgreens retail store and pharmacy on its own lot. The applicants have no plans at this time for the property to the east. The previous ground lease on the property, 2 which was the result of legal proceedings described in the background section above, has been modified to a purchase of the land. Lot Division The applicants are requesting a lot division in order to subdivide the 2.83-acre vacant lot into two lots. The westerly 1.54-acre lot (Parcel A) will be developed with the proposed Walgreens retail store and pharmacy. The easterly 1.3-acre lot (Parcel B) will be retained by the Maplewood Financial Center for future development. City code allows lot divisions which create three or less lots to be handled administratively. Since this project requires other land use approvals, staff is recommending that the planning commission review and make a recommendation on the lot division for city council final review. Conditions of lot division approval should include the owner dedicating easements to accommodate utility, access, and roadway over Parcel A as follows: 1) utility easement on the east side of Parcel A to accommodate the relocation of storm sewer and water main from Beam Avenue to the property to the north (2950 White Bear Avenue); 2) access easement on the east side of Parcel A to accommodate access to the property to the north (2950 White Bear Avenue) and the property to the east (Parcel B); 3) relocation of access easement on the north side of Parcel A and the south side of the property to the north (2950 White Bear Avenue) to accommodate the driveway located on the north side of the Walgreens' building and the shared curb cut on White Bear Avenue; and 4) a ten-foot wide roadway easement along White Bear Avenue the entire length of Parcel A to accommodate for future roadway widening. Limited Business Commercial Zoning The LBC land use and zoning designation allows for limited commercial uses including offices, medical or health-related clinics, and day care centers. This type of designation has been historically placed on property that is adjacent residential uses to ensure no negative commercial impacts to surrounding residential properties. There are residential uses located across Beam Avenue as well as the Maplewood Heights city park adjacent the property to the east. To construct a retail store and pharmacy on the property the city must change the comprehensive land use plan and zoning on the property to BC, that would allow for the retail store and pharmacy. The applicants are requesting this change on the newly subdivided western lot (Parcel A); with the eastern lot (Parcel B) to remain the existing LBC land use designation and zoning. Comprehensive Land Use Plan Change The city does not have any specific criteria for comprehensive land use plan changes but any such change should be consistent with the goals and policies in the comprehensive plan. In this case, there are six land use goals and eight development policies in the plan that the city should consider when reviewing this request. The applicable land use goals include: 1. Provide for orderly development. 2. Protect and strengthen neighborhoods. 3 3. Promote economic development that will expand the property tax base, increase jobs and provide desirable services. 4. Minimize the land planned for streets. 5. Minimize conflicts between land uses. 6. Prevent premature use, overcrowding, or overuse of land, especially when supportive services and facilities such as utilities, drainage systems, or streets are not available. The applicable development policies (to implement the plan goals) include: 1. The city will not approve new development without providing for adequate facilities and services, such as street, utilities, drainage, parks and open space. 2. Safe and adequate access will be provided for all properties. 3. Transitions between distinctly differing types of land uses should not create a negative economic, social, or physical impact on adjoining developments. 4. Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man- made or natural barriers. 5. The city coordinates land use changes with the character of each neighborhood. 6. Group compatible businesses in suitable areas. 7. Promote the joint use of parking areas, drives and trash containers. 8. Avoid disruption of adjacent or nearby residential areas. The proposal to change the comprehensive land use plan for Parcel A meets all of these goals and development policies. Zoning Map Change A majority of the properties along White Bear Avenue, north of Beam Avenue, are zoned BC and include higher-impact uses such as restaurants and retail facilities. The development of a Walgreens retail store and pharmacy on the portion of the property adjacent White Bear Avenue is consistent with the existing land uses and character of the area, including the White Bear Avenue corridor. Design Review Riqht-of-Wav In conjunction with the Interstate 694 improvements scheduled for 2008, White Bear Avenue is proposed as a six-lane roadway. To ensure these improvements are possible 4 and ensure better traffic flow and access to and from this property, the city is requiring that the applicants grant to the city a 10-foot right-of-way easement along White Bear Avenue. The site plan reflects this easement. Curb Cuts/Drivewavs There are two existing curb cuts into the property, one along Beam Avenue and one along White Bear Avenue. The site plan shows the widening of the Beam Avenue curb cut to 32 feet in width. This curb cut will be shared by Walgreens, the future development on Parcel B, and the retail center to the north. The site plan also shows the removal of the curb cut along White Bear Avenue, with the relocation and expansion of the existing curb cut accessing the retail center to the north. This will create one shared curb cut for the two properties onto White Bear Avenue. Both shared curb cuts will be covered under the proposed access easements as described in the lot division section of the report. Sidewalks There is an existing sidewalk located along White Bear Avenue. The site plan also shows a 6-foot-wide concrete sidewalk to be located on Beam Avenue, extending the entire length of Parcel A. Since the city is reviewing the overall site (Parcels A and B), staff recommends that the applicant construct the sidewalk along the entire length of both parcels. White Bear Avenue is scheduled for reconstruction in 2008. The intersection at Beam Avenue will also be affected. In lieu of constructing a sidewalk at this time, the applicant should submit an equivalent dollar amount to the city for this work to be complete in 2008. Site Lavout The building and parking lot meet or exceed required setbacks of 30 feet and 15 feet to the right-of-way respectively. The proposed two-lane drive-through pharmacy is proposed on the east side of the building with entrance from Beam Avenue and exit onto White Bear Avenue. Parkinq City code requires retail stores to have one parking stall per 200 square feet of retail space and one parking stall per 1,000 square feet of storage space. The Walgreens development requires 63 parking stalls based on these requirements. The applicants are proposing 63 parking stalls, which includes four handicap accessible stalls. The parking stalls will be 10 feet wide by 18 feet deep, which meets city code requirement for a retail (high turnover) use. Landscapina The landscape plan shows 18 trees, including 14 deciduous trees and 4 ornamental trees, and 54 shrubs. The plan also calls out underground irrigation for all landscaping as required by code. Staff recommends the following additions/changes to the landscape plan: 5 1. Twenty additional shrubs and forty perennial plants to be planted along Beam and White Bear Avenues. 2. Any distributed land on Parcel B must be planted and maintained with sod or native prairie grasses until the development of this portion of the property in the future. Liqhtinq 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 .4-foot-candles. The lighting and photometrics plan shows four freestanding lights (25 feet in height) and four wall pack lights. There is an area along the Beam Avenue property line which exceeds the light illumination maximum slightly (.6-foot-candles). The photometrics plan should be revised to ensure the light illumination at all property lines does not exceed .4-foot- candles. Dumpster Enclosure The location of the two proposed dumpster enclosures is on the northwest side of the building. The enclosures will be eight feet in height, constructed of face brick to match the building, and will have cedar enclosure gates. Siqnaae The city's sign code specifies that all multi-tenant buildings (buildings with five or more tenants) must be reviewed by the CDRB for approval of a comprehensive sign plan. All other signs are approved administratively and must comply with the sign requirements of each specified zoning district. If this site is rezoned to BC, the sign code would allow up to five signs on this property. The size of the wall signs would be limited to 20 percent of the gross wall area on which the sign is attached. Freestanding signs are limited to 25 feet in height (height can be increased with increased setbacks), must maintain a 10-foot setback to all property lines, and can be up to 300 square feet in area. No signs which contain blinking or flashing lights are allowed, unless associated with public service messages such as a bank's time and temperature sign. In addition, a freestanding sign located on an intersection must meet the city's visibility requirements and maintain a 25-foot triangular clearance from the intersecting rights-of-way. The 2005 Walgreen's proposal included a 25-foot-high sign to be located on the corner of Beam and White Bear Avenues. The sign was proposed with an 89-square-foot sign face and a 36-square-foot electronic reader board face. During the CDRB's review of the CVS Pharmacy located on the corner of County Road B and White Bear Avenue in 2005 the CDRB expressed concern over the size of CVS's proposed sign in relation to the size of the proposed building and the surrounding properties. CVS had proposed a freestanding sign which was similar in size and height to Walgreen's. While the city's sign code does not require approval of single-tenant building signs by the CDRB, the city's CDRB ordinance does state that the CDRB is 6 charged with reviewing the general architectural considerations of a commercial site including the colors and materials to be used in the site, the physical and architectural relationship of the proposed structures with existing and proposed structures in the area, and the appropriateness of "graphics" to be used on the site. The ordinance further states that the CDRB may recommend any actions that it deems reasonable to its action of approval. Because of the prominent location of this site as the entryway into the Maplewood Mall area, site location on two major intersections, and adjacent residential property, city staff finds it reasonable for the CDRB to make recommendations on the size of the and architectural design of all signs as part of its action of approval. For this reason, staff recommends all proposed signs for the Walgreen's development be reviewed and approved by the CDRB. Based on staff and the CDRB's concerns expressed about the size and style of sign proposed in 2005, the applicants are now proposing a 15-foot-high monument style sign to be located on the corner of Beam and White Bear Avenues. The sign will be constructed of face brick and manufactured limestone to match the building and will include an 18-square-foot Walgreens Drive Through Pharmacy sign and a 42-square- foot manual reader board sign. In addition the applicants are proposing eight walls signs including four Walgreens signs on all elevations (each 52 square feet in area), two one hour photo signs (each 21 square feet in area) and two pharmacy signs (each 18 square feet in area) on the west and south elevations. All wall signs to be constructed of individual letters which are internally illuminated. Staff commends the applicants for their revised 2006 freestanding sign which is attractive and compatible to the building The sign is also consistent with the approved freestanding sign for CVS. However, staff does not see a need for Walgreens signage on all elevations and recommends the removal of two of the signs on the north and east elevation as part of the design review approval. Buildina Elevations The exterior of the building will be constructed with face brick, smooth faced manufactured limestone, clear anodized aluminum storefront windows, and standing seam roof awnings. The 2006 building elevations also propose a 31-foot-high entry tower with glass elements as requested by the CDRB in 2005. Staff recommends that the south and west elevations (Beam and White Bear Avenues) be revised to have the windows begin two feet from ground grade. This can be accomplished by the addition of true or false windows. This will give the windows more of a human scale appearance. CITIZEN COMMENT Staff surveyed the 39 property owners and managers of businesses within 500 feet of this property for their comments on the proposed development. One property owner responded as follows: Linda Barber, 2040 Beam Avenue, indicated that she was in favor of the Walgreens retail store and pharmacy. 7 OTHER COMMENTS Watershed District: Tina Carstens, permit program coordinator, states that the RamseylWashington Metro Watershed District received a permit application for this project in 2004. The permit went before the watershed district board and was approved pending the receipt of a maintenance agreement for the stormwater treatment device. The agreement was never submitted and the permit was never issued. The applicant will therefore be required to resubmit an application to the watershed district for the new project. The applicant will be required to comply with the watershed district's new rules and standards that were adopted this year. Building Department: Dave Fisher, interim community development director and building official, reviewed the development proposal and has the following comments: 1) the city will require a complete building code analysis when the construction plans are submitted to the city for building permits; 2) all exiting must go to a public way; 3) provide adequate fire department access to the buildings; 4) provide fire sprinklers to NFPA 13; 5) I would recommend a pre-construction meeting with the contractor, the project manager and the city building inspection department; 6) verify the lighting is kept on site within the city ordinances; 7) verify location of the monument signs so they are not installed within the 25-foot site triangle; 8) provide structural engineering on the attachment of the signs to the building and the monument sign over six feet in height. Fire Department: Butch Gervais, fire marshal, reviewed the development proposal and has the following comments: 1) install fire protection per code; 2) monitor fire protection system per code; 3) minimum width 20 feet access road; 4) properly protect any gas or electrical equipment that is located in any traffic area. Police Department: Lieutenant Kevin Rabbett recommends the standard surveillance lighting system for commercial buildings and a high quality video recording system to be installed, especially covering the pharmacy area because of the potential for prescription forgery and robbery incidents. RECOMMENDATIONS 1. Approve the lot split boundary exhibit date stamped October 5, 2006, for a lot division request to subdivide the 2.83-acre lot located on the northeast corner of Beam and White Bear Avenues into two lots. Lot division approval is based on code requirements (Section 34-14 - lot divisions) and is subject to the following: a. Submit a revised survey to staff for approval which shows the following: 1) Legal descriptions of Parcels A and B. 2) Location and legal description of a utility and access easement on the east side of Parcel A to accommodate utilities and access for the property to the north (2950 White Bear Avenue) and access for the property to the east (Parcel B). 3) Location and legal description of an access easement on the north side of Parcel A and the south side of the property to the north (2950 White Bear Avenue) to accommodate the driveway located 8 on the north side of the Walgreens' building and the shared curb cut on White Bear Avenue. 4) Location and legal description of a ten-foot-wide roadway easement along White Bear Avenue the entire length of Parcel A to accommodate for future roadway widening. b. Deeds describing the two new legal descriptions for Parcels A and B, including the required utility, access, and roadway easement descriptions described above. c. Deeds must be recorded with Ramsey County within one year of the date of lot division approval or the lot division will become null and void (city code requirement). d. Prior to issuance of a grading or building permit for the proposed Walgreens retail store and pharmacy on Parcel A, the following must be submitted to staff for approval: 1) Proof that Ramsey County has recorded the deeds. 2) A signed certificate of survey for Parcel A showing the location of all property lines, building, parking, driveway, freestanding sign, and easements. 2. Adopt the comprehensive land use plan change resolution (Attachment 22). This resolution changes the comprehensive land use plan map for the newly subdivided 1.54 acre western lot (Parcel A) on the vacant lot located on the northeast corner of Beam and White Bear Avenues from Limited Business Commercial (LBC) to Business Commercial (BC). The city is making this change because it will: a. Provide for orderly development. b. Protect and strengthen neighborhoods. c. Promote economic development that will expand the property tax base, increase jobs and provide desirable services. d. Minimize the land planned for streets. e. Minimize conflicts between land uses. f. Prevent premature use, overcrowding, or overuse of land especially when supportive services and facilities, such as utilities, drainage systems, or streets are not available. g. Help to implement the goals of the comprehensive plan including: 9 1) The city will not approve new development without providing for adequate facilities and services, such as street, utilities, drainage, parks and open space. 2) Safe and adequate access will be provided for all properties. 3) Transitions between distinctly differing types of land uses should not create a negative economic, social, or physical impact on adjoining developments. 4) Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers. 5) The city coordinates land use changes with the character of each neighborhood. 6) Group compatible businesses in suitable areas. 7) Promote the joint use of parking areas, drives and trash containers. 8) Avoid disruption of adjacent or nearby residential areas. 3. Adopt the zoning map change resolution (Attachment 23). This resolution changes the zoning map for the newly subdivided 1.54 acre western lot (Parcel A) on the vacant lot located on the northeast corner of Beam and White Bear Avenues from Limited Business Commercial (LBC) to Business Commercial (BC). The city is making this change because: a. The proposed change is consistent with the spirit, purpose and intent of the zoning code. b. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood and the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. c. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. d. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection, and schools. 4. Approve the plans date-stamped October 2, 2006, for the Walgreens retail store and drive-through pharmacy to be located on the northeast corner of Beam and White Bear Avenues. Approval is subject to the applicant doing the following: a. Repeat this review in two years if the city has not issued a building permit for this project. 10 b. Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the following items: 1) Revised grading/drainage/utility plans which comply with all city engineering department requirements as specified in the November 13, 2006, engineering report including, but not limited to, the granting of a right-of-way easement along White Bear Avenue and the submittal of an escrow to the city to ensure construction of a six-foot-wide sidewalk along the entire length of Beam Avenue to be complete by the city in 2008. 2) Revised site plan showing a six-foot- wide sidewalk extending the entire length of Parcel A and Parcel B along Beam Avenue. 3) Revised landscape plan showing the following: a) Twenty more shrubs and forty perennial plants to be planted along Beam and White Bear Avenues. b) Re-establishment of any distributed land on Parcel B with sod or native prairie grasses 4) Revised south and west elevations (Beam and White Bear Avenues) showing the windows constructed two feet from ground grade. 5) A revised lighting and photometrics plan which shows that the overall illumination from outdoor lights does not exceed .4-foot- candles at all property lines. 6) Obtain a permit from Ramsey County for construction on county right-of-way for the driveway access, utility work, and sidewalk. 7) Watershed district approval if revisions warrant a new review. 8) 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. c. Signage on the property is part of the design review approval and is subject to the following sign criteria: 1) One freestanding sign to be located on the corner of Beam and White Bear Avenue. Freestanding sign to be a maximum of 15 feet in height, 60 square feet in area, maintain a 1 O-foot setback to all property lines and comply with traffic visibility requirements. 2) Two Walgreens wall signs to be located on the south and west elevation. Signs to be constructed of individual letters with a 11 maximum letter height of two feet and must be centered within the manufactured limestone facade. 3) Two one hour photo signs and two pharmacy signs to be located on the south and west elevation. Signs to be constructed of individual letters with a maximum letter height of 1.5 feet, and must be centered within the manufactured limestone piers, above the windows. 4) One drive-through pharmacy directional sign to be located above the standing seam metal roof on the south elevation. Sign to be constructed of individual letters with a maximum letter height of 1.5 feet. 5) One interior entrance tower neon sign, 22 square feet in area. d. The applicant shall complete the following before occupying the building: 1) Replace any property irons removed because of this construction. 2) Provide continuous concrete curb and gutter around the parking lot and driveways. 3) Install all required landscaping and underground irrigation. 4) Screen or paint the rooftop mechanical equipment to match the building color. 5) Install all required outdoor lighting. e. If any required work is not done, the city may allow temporary occupancy if: 1) The city determines that the work is not essential to the public health, safety or welfare. 2) 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. f. All work shall follow the approved plans. The director of community development may approve minor changes. 12 REFERENCE SITE DESCRIPTION Site size: Existing Use: 2.83 Acres Vacant Land SURROUNDING LAND USES North: South: East: West: Maplewood East Shopping Center (Zoned BC) Beam Avenue and Premier Bank across the street (Zoned LBC) Maplewood Heights Park White Bear Avenue and Red Lobster across the street (Zoned BC) PLANNING Existing Land Use Designation: Existing Zoning: Proposed Land Use Designation: Proposed Zoning: Limited Business Commercial (LBC) Limited Business Commercial (LBC) Business Commercial (BC) Business Commercial (BC) Criteria for CUP Approval Comprehensive Land Use Plan Land Use Plan Change: There are no specific criteria for land use plan changes. Any change, however, should be consistent with the goals and policies in the comprehensive plan. Rezoning Section 44-1165 of the city code requires that the city council make the following findings to rezone property: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood and the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection, and schools. 13 Design Review Section 2-290 of the city code requires that the community design review board make the following findings to approve plans: 1. That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Application Date The city received the complete application and plans for this proposal on October 19, 2006. State law requires that the city take action within 60 days of receiving complete applications for a proposal. City council action is required on this proposal by December 18,2006, unless the applicant agrees to a time extension. P:ICom-DevISec2NIWalgreens\2006 proposaI\11-28-06 CDRB Attachments: 1. Applicants' Development Statement 2. Applicants' Rezoning Statement 3. Land Use Map 4. Zoning Map 5. Location Map 6. Lot Division Map 7. Existing Conditions 8. Site Plan 9. Grading Plan 10. Drainage and Storm Sewer 11. Utility Plan 12. Pavement Plan 13. Lighting Plan 14. Landscape Plan 15. Stormwater Pollution Prevention Plan 16. Floor Plan 17. Building Elevations - West and South 18. Building Elevations - East and North 19. Monument Sign Elevation 20. Wall Sign Elevations 21. Engineering Plan Review 22. Comprehensive Land Use Plan Change Resolution 23. Zoning Map Change Resolution 24. July 26, 2005 CDRB Minutes 14 Attachment 1 PROPOSED W ALGREENS PHARMACY NORTHEAST CORNER OF WHITE BEAR AVENUE AND BEAM This project was reviewed one year ago in combination with a proposed bank project to be located on property to the east of this site. This project is no longer a part of the bank project and is presented as a stand alone Walgreens Pharmacy on its own lot. The previous ground lease on the proposed Walgreens property is being modified to a purchase of the land. The site plan is similar to the one reviewed a year ago. This plan is based on a shared access with the property to the north and a shared access drive on both the north and east sides of this site. The shared access location on White Bear Avenue will allow for the removal of an existing access point to White Bear Ave. currently located to the south of the shared drive location. This shared access drive will include easements for both access and utilities for the properties on each side of the easement. The additional 10 feet of right of way requested along White Bear A venue is being accommodated with this new plan submittal and can be seen on sheet 3 of 14 as noted on the west side of the plan. The building design was also revised with respect to the previous Design Review Board comments from the meeting held on July 26, 2005. The southwest corner of the building has been redesigned in both layout and materials. This area of the project is the most prominent element addressing the intersection of White Bear A venue and Beam. The previous design represented the typical Walgreens building. This new design has squared up the entry tower into an element of its own. By combining this with a change in the materials we have also been able to break up the elevations on both the south and west sides of the project. We have also brought the entry tower forward, over the sidewalk, thus breaking the straight building plane with the new tower layout. To add to the prominence of the corner we have added to the height of the tower to add a greater visual separation to this element. In this submittal of the previously reviewed project we have tried to take into account all ofthe previous comments the Design Review Board presented including those comments that were unobtainable at the time of the last meeting. Attachment 2 PROPOSED W ALGREENS PHARMACY - REZONING WHITE BEAR A VENUE AND BEAM AVENUE We are proposing to develop a Walgreens Pharmacy on the northeast comer of White Bear Avenue and Beam Avenue. This rezoning proposal includes only the comer property for the Walgreens. The zoning change we are requesting is a change from the existing Limited Business Commercial to Business Commercial. This zoning matches the zoning on the properties directly to the north and west of our site. The site plan being proposed has been changed from a similar plan you were presented nearly a year ago. This proposal no longer includes the property to the east in the rezoning. We have also worked with the property owner of the center to the north in the areas of cross access and utility easements that will be shared by both properties. These changes have allowed the plan to accommodate the requested 10 feet of additional right of way for the future expansion of White Bear A venue and the elimination of an existing curb cut to White Bear A venue. These changes will aid in the future traffic improvements along White Bear Avenue. The Walgreens Pharmacy will serve an area that extends out 12 to 18 blocks from the store. This is very much a neighborhood store. The primary users of this store are the people that live in the neighborhood and thus very little additional traffic is brought to the area by this project. In addition to this, the typical traffic coming and going from a neighborhood pharmacy is a trickle of cars throughout the day. It does not operate like many other commercial uses with a rush of traffic coming at certain times of the day. This is a very friendly neighborhood use that will fit very well into the neighborhood of White Bear Avenue and Beam Avenue. Attachment 3 ~ ~ III. . . - - ... Legend _ Business Commercial _ Business Commercial Modified _ Limited Business Commercial _ Park D Single Dwelling Residential D Double Dwelling Residential _ High Multiple Owelling Residential _ Medium Multiple Dwelling Residential N W*E Land Use Map s Attachment 4 Legend N w.' _ Business Commercial _ Business Commercial Modified _ Multi-Dwelling Residential _ Farm Residence _ Limited Business Commercial _ Planned Unit Development D Single Dwelling Residential D Double Dwelling Residential Zoning Map s Attachment 5 c__c " , , II ,--J,-~~ LJ U " ~ ~-=- _~: 1~~~~IJ~b]6!c~~~?eE( L I] 1 ~-- __}I ::.]'T I'],: T I]l' I~- I Ej 1', ,~-~/~):""",~~[jT!~;i 1'1). I :' L..,,~ L 'nil II --jJ.Z:I~;:]+cc[H:! i [ill ,1J1"I~u7.'~ ~:J[1 'I ~i ----", um Ni1<WleWoodC~all'O ,1,,11 '.r=-: ~&il~-:n?('~i~"hi681Y j!!j ,:J ""1",,, ~,/', \-- -'I II'" I') 'J '1---r';f<:;:;-i--;;Y?,---/j~[~~_1- [1-11,10,,' '/ /) (, U 'I'll- 1-- I ' 'T-~ - ---I : r:J111--,,<. ~,__ I :m~_I_1 .,. 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'" ~ ~. ;;; .. ;;; ~ .. , .. ... ~ - N .,. ~ . ~ 00 .. ~ Attachment 21 Enl!:ineerinl!: Plan Review PROJECT: Walgreens - Northeast Corner of Beam and White Bear Avenues PROJECT NO: REVIEWED BY: Erin Laberee, Maplewood Engineering Department DATE: November 13, 2006 Semper Development is proposing to develop the lot at the northwest comer of White Bear Avenue and Beam Avenue into a Walgreen's store. The lot is currently vacant. Drainage from the site would be directed into the existing storm sewer on Beam Avenue. Runoff would be treated with a treatment structure. The following issues shall be address. Drainage I. A maintenance agreement outlining annual maintenance procedures will be required for the proposed treatment structure and any other best management practices. 2. The engineer and developer shall add additional best management practices to infiltrate I" of runoff from the impervious area of the site. Rainwater gardens and/or an infiltration trench would be ideal on the west side of the site between the sidewalk and the parking lot. The engineer shall verify that the existing soils are conducive to infiltration otherwise a subsurface drainage system shall be utilized. 3. The engineer shall submit sizing calculations for the inline separation unit. 4. Submit plans to Ramsey Washington Metro Watershed for their review. Utilities 1. Submit plans to SPRWS for their review. 2. Submit plans to Ramsey County for their review. Miscellaneous I. White Bear Avenue is scheduled for reconstruction in 2008. The intersection at Beam A venue will also be affected. In lieu of constructing a sidewalk along the entire length of Beam A venue for Parcel A and Parcel B at this time, the developer shall post an equivalent dollar amount to the city for this work to be done in 2008. The developer shall also grant to the city a construction easement for this work. 2. The developer shall enter into a developer's agreement for the right of way easement along White Bear Avenue and the construction easement and sidewalk along Beam Avenue. Attachment 22 COMPREHENSIVE LAND USE PLAN CHANGE RESOLUTION WHEREAS, Semper Development, representing Walgreens, applied for a change to the city's comprehensive land use plan from Limited Business Commercial (LBC) to Business Commercial (BC). WHEREAS, this change applies to the west 253 feet of the vacant property located on the northeast corner of Beam and White Bear Avenues (Parcel A as described in the October 5, 2006, Lot Split Boundary Exhibit). WHEREAS, the property identification number for the property is 02-29-22-24- 0004. WHEREAS, the legal description of Parcel A is as follows: That part of the South 284.96 feet of the South 731.5 feet of the Southeast Quarter of the Northwest Quarter of Section 2, Township 29 North, Range 22 lying East of the center line of White Bear Avenue, Except the part thereof described as follows: Beginning at a point on the East line of the Southeast Quarter of the Northwest Quarter of Section 2, Township 29, Range 22, said point being 175 feet Northerly of the South line of said Southeast Quarter; thence Northerly 556.5 feet along the East line; thence 354.5 feet due West; thence 350 feet due South; thence in a Southeasterly direction to a point which is 120 feet due West of the point of beginning; thence Northwesterly along last said line 166.75 feet to the north line of the said South 284.96 feet; thence along last said north line, South 89 degrees 19 minutes 05 seconds West a distance of 94.73 feet; thence deflecting left 90 degrees, South 00 degrees 40 minutes 55 seconds East a distance of 284.96 feet to the east I west quarter line of said Section 2; thence along said east Iwest quarter line, North 89 degrees 19 minutes 05 seconds East to the center of said Section 2; thence northerly along the East line of the Southeast Quarter of the Northwest Quarter of said Section 2 a distance of 175.00 feet to the point of beginning; according to the U.S. Government Survey thereof, Ramsey County, Minnesota. Subject to the right of way for Beam Avenue and White Bear Avenue and encumbrances as shown on an AL TA survey prepared by Houston Engineering dated March 24, 2006. Containing approximately 67,013 square feet. WHEREAS, the history of this change is as follows: 1. On November 20, 2006, the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements prior to their recommendation. 2. On the city council discussed the land use plan change. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council approved the above-described change to the land use plan for the following reasons: 1. Provide for orderly development. 2. Protect and strengthen neighborhoods. 3. Promote economic development that will expand the property tax base, increase jobs and provide desirable services. 4. Minimize the land planned for streets. 5. Minimize conflicts between land uses. 6. Prevent premature use, overcrowding, or overuse of land especially when supportive services and facilities, such as utilities, drainage systems, or streets are not available. 7. Help to implement the goals of the comprehensive plan including: a) The city will not approve new development without providing for adequate facilities and services, such as street, utilities, drainage, parks and open space. b) Safe and adequate access will be provided for all properties. c) Transitions between distinctly differing types of land uses should not create a negative economic, social, or physical impact on adjoining developments. d) Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers. e) The city coordinates land use changes with the character of each neighborhood. f) Group compatible businesses in suitable areas. g) Promote the joint use of parking areas, drives and trash containers. h) Avoid disruption of adjacent or nearby residential areas. The Maplewood City Council adopted this resolution on ,2006. 2 Attachment 23 ZONING MAP CHANGE RESOLUTION WHEREAS, Semper Development, representing Walgreens, applied for a change to the city's zoning map from Limited Business Commercial (LBC) to Business Commercial (BC). WHEREAS, this change applies to the west 253 feet of the vacant property located on the northeast corner of Beam and White Bear Avenues (Parcel A as described in the October 5, 2006, Lot Split Boundary Exhibit). WHEREAS, the property identification number for the property is 02-29-22-24- 0004. WHEREAS, the legal description for Parcel A is as follows: That part of the South 284.96 feet of the South 731.5 feet of the Southeast Quarter of the Northwest Quarter of Section 2, Township 29 North, Range 22 lying East of the center line of White Bear Avenue, Except the part thereof described as follows: Beginning at a point on the East line of the Southeast Quarter of the Northwest Quarter of Section 2, Township 29, Range 22, said point being 175 feet Northerly of the South line of said Southeast Quarter; thence Northerly 556.5 feet along the East line; thence 354.5 feet due West; thence 350 feet due South; thence in a Southeasterly direction to a point which is 120 feet due West of the point of beginning; thence Northwesterly along last said line 166.75 feet to the north line of the said South 284.96 feet; thence along last said north line, South 89 degrees 19 minutes 05 seconds West a distance of 94.73 feet; thence deflecting left 90 degrees, South 00 degrees 40 minutes 55 seconds East a distance of 284.96 feet to the east I west quarter line of said Section 2; thence along said east Iwest quarter line, North 89 degrees 19 minutes 05 seconds East to the center of said Section 2; thence northerly along the East line of the Southeast Quarter of the Northwest Quarter of said Section 2 a distance of 175.00 feet to the point of beginning; according to the U.S. Government Survey thereof, Ramsey County, Minnesota. Subject to the right of way for Beam Avenue and White Bear Avenue and encumbrances as shown on an AL T A survey prepared by Houston Engineering dated March 24, 2006. Containing approximately 67,013 square feet. WHEREAS, the history of this change is as follows: 1. On November 20, 2006, the planning commission held a publiC hearing. The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements prior to their recommendation. 2. On the city council discussed the land use plan change. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above- described change in the zoning map for the following reasons: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of publiC services and facilities, such as public water, sewers, police and fire protection, and schools. The Maplewood City Council approved this resolution on ,2006. 2 Attachment 24 MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JULY 26,2005 VI. DESIGN REVIEW b. Walgreens - Northeast corner of Beam and White Bear Avenues Ms. Finwall said Meer Construction and the Maplewood Financial Center, representing Walgreens, are proposing to construct at 14,480-square-foot Walgreens Pharmacy on a vacant lot located on the northeast corner of Beam and White Bear Avenues. The plan also shows a future three-story office building to be located on the east side of the lot, toward the Maplewood Heights city park. The planning commission reviewed and recommended approval of the comprehensive plan and zoning map change at the July 18, 2005, planning commission meeting. The community design review board (CORB) should review and make a recommendation on the design issues. Final action by the city council is currently scheduled for August 8, 2005. Chairperson Longrie said it looks like the curb cut off of Beam Avenue doesn't line up with the center island and the 13 parking spaces. Ms. Finwall said the applicants could address that. Board Olson said it appears the applicant is able to meet the parking requirements only by reducing the size of the parking stalls and she asked if that was an issue for staff? Ms. Finwall said staff is recommending that the applicant revise the site plan to meet the city code requirements for the parking stall width and length or apply for a variance. Chairperson Longrie asked the applicant to address the board. Mr. Scott Regan, Meer Construction, 11800 - 95th Avenue North, Maple Grove, addressed the board. He is here to represent Maplewood Financial Center in these proceedings. The court case has been decided and they prevail and they are allowed to build any lawful building for any purpose. Mr. Barton Schultz, Engineering Consultant on this project with Houston Engineering, Inc. addressed the board. He said they met with city staff on Friday, July 22, 2005, and have since revised the site plan to address the parking stalls, revised the lighting plan to meet the maximum foot-candle, and revised the landscaping plan. He went through the revisions to the plans aloud with the board. He said they have ten foot wide parking spaces along the building and the other spaces are nine foot wide. Mr. Schultz said currently the curb cuts go onto White Bear Avenue and staff has asked that they make this a combined access and they aren't saying that is a bad idea except given the relationship with the landlord for them to be the front person to propose this they fear would tie them up in litigation for another year. They originally met with planning 1 Y:. years ago to discuss this project. They submitted their proposal April of 2004 and this has been tied up in litigation since that point. For them to propose this as a Community Oesign Review Board Minutes 7-26-2005 2 shared access even if it makes total sense they fear this would tie things up in litigation for another year. Mr. Matt Regan, Meer Construction, 11800 - 95th Avenue North, Maple Grove, addressed the board. Regarding the underlying fee ownership verses the 99 year lease they hold on this properly staff has made a recommendation and requirement that they need to dedicate the 10 feet along White Bear Avenue. He has spoken with his attorneys about that and the attorneys response was it would be very difficult to have the fee owner agree to that. Mr. Regan said if there is a way to work with staff in some type of legal capacity they would give the rights that they have with the lease The City Attorney could practice the eminent domain powers to widen the road. They are more than happy to work with the city and staff to give what rights they have for the 10 feet. In 2008 Ramsey County is going to widen White Bear Avenue to a 6 lane roadway. They have a memo from Oan Soler, Ramsey County Public Works, who reviewed this project and states the accesses are fine as is. Board member Olson asked about the sidewalks? Mr. Schultz said the Beam Avenue sidewalk would connect to the sidewalk on White Bear Avenue. Chairperson Longrie asked about the curb cut on Beam Avenue? Mr. Schultz said the existing curb cut there was an easement given in the 1970's for connection to the strip mall from Beam Avenue. Mr. Regan said as part of the lease the lessor gives them a 40 foot easement onto the property to the north for ingress and egress. Chairperson Longrie said that brings her back to her original question if they can adjust the Beam Avenue curb cut to line it up with the driveway entrance on the north property. Mr. Schultz said in order for them to straighten this they have to take out a portion of the fee owner's curb cut, which may be an issue. It was an issue when they were draining this site but do to their relationship with the fee owner they did not want them to use his catch basins even though they would be handling water from the fee owner's site. That's why they have a mirror image of the catch basins that already exist on the north property shown on the plan. Chairperson Longrie said if they move the curb cut to the east they wouldn't have a wide enough drive aisle. Board member Shankar asked why they couldn't move the future building to the east and then move the parking lot over. Mr. Regan said the parking lot in the city park to the east of the building encroaches onto the leased property and they were hoping they could preserve the city's parking lot by putting the building there. The curb cuts pretty much line up with the curb cut with the bank lot so it makes sense. They would have to cut into the hill a little bit when they do the excavation work. They would like to do the excavating for the office building along with the excavation for Community Oesign Review Board Minutes 7-26-2005 3 Walgreens and get things done all at the same time. They would like to come back to the city with the plans for the office building during next construction time. Board member Shankar said you don't have to move the whole building over he said you can move just the west face of the building over to the east by 5 feet or so and then the center island gets moved to the east by five feet. Ms. Finwall said there is also an opportunity to reduce the width of the drive aisle to 24 feet, currently it's 25 feet wide and they could reduce the length of the parking stalls per the city code when they are adjacent a curb or landscaped area from 19 feet to 15.5 feet long so there are some opportunities to change things. Chairperson Longrie said it's important to make sure the curb cut and the curbing for the parking of those 13 stalls are lined up. She is concerned that the applicant is stating the parking at the city park is encroaching upon the future office building property. Mr. Regan said that is something they will address when they bring the office park proposal to the city for review next year some time. Chairperson Longrie said she was glad to see the landscaping plan was revised because she thinks it's important to have the additional trees along Beam Avenue and White Bear Avenue to tie this corner into Premier Bank's site. She is happy the sidewalk issues have been worked out as well. She wondered how the building elevations were revised and the differences from what was presented in the CORB packet they received. Mr. Robert Brunjes, Consultant/Project Architect on this project, addressed the board. He said it's been noted that this Walgreens proposal is similar to another Walgreens building built farther down on White Bear Avenue in the Hillcrest Area in St. Paul. The footprint and general design are very similar. This is relative to the Walgreens prototype and Walgreens from time to time makes changes to the building design. The primary distinction between the two designs is the manufactured limestone veneer that is about 1 foot high by 2 feet long. It is the intent that these appear to be a quarried limestone. The brick pilasters are expressed on the north and east side to break up the elevations and add more visual interest, they are projected out about 1 or 2 inches from the building and have a limestone cap on them. The green awnings are a standing seam awning. The trash compacting and recycling area will be made of brick and eight feet tall. The dumpster enclosure will have a cedar gate. Chairperson Longrie asked if it was correct that the plans for the monument sign have not been submitted yet? Mr. Brunjes said the signage was submitted with the initial application for Walgreens. Board member Olson asked if someone could address the plans for the freestanding sign? Mr. Brunjes said he doesn't have those plans in front of him. Board member Ledvina said one of the conditions in the staff report is that the sign plans be brought back to the CORB for review. Community Design Review Board Minutes 7-26-2005 4 Mr. Regan said because they don't have information regarding the signage details they are willing to bring that information back. Board member Olson thinks this is an attractive building and she is glad to see some development on this corner. Board member Shankar said the richness of the limestone is impressive, however, he agrees with Ms. Finwall that this is a very prominent location at the corner of White Bear Avenue and Beam Avenue and perhaps the entry design at the corner and the 45 degree angle should be looked at along with eliminating the awning. He feels that even though the east and the north elevations are thought to be not visible he believes if you are driving west on Beam Avenue you would see the east elevation of the building and if drive south you would see the north side of the building. While he appreciates the brick pilasters that are shown on the elevations he believes there needs to be more variety of building materials used on the east and the north side. Maybe adding some additional limestone on those elevations would help. Board member Hinzman said he agrees this is a very prominent corner and visible intersection and to have a building with some stature is very important to the city. The building material improvements to the Walgreens building are nice: however, it's the same prototypical building that already exists at White Bear Avenue and Larpenteur Avenue and at 94 and White Bear Avenue with a few modifications. He said there is a man in Hastings named Pat Reagan who built the School House Square Oevelopment and he built the office over the retail space. To have something more prominent at this corner and add stature to this location is important and recommended the office building be located on the corner. Mr. Brunjes said one of the design elements that is important to Walgreens is the tower element because of the three dimensional element. Board member Hinzman said yes but it's the same three dimensional element they built on every Walgreens. The materials may be a little different but the form and stature of the building is the same. Mr. Brunjes said the primary design element that separates these buildings is the limestone veneer which adds a lot to the design. Board member Hinzman said it adds to the design but this corner needs more than limestone added to the building. It needs more stature, design and presence at this intersection. Board member Olson said the entrance to the Walgreens store has fluorescent light fixtures in the tower and has a presence. Chairperson Longrie said she doesn't like the awning over the front door and if you took that off it would make the entrance more prominent. Board member Shankar said the tower has a hollow element; it's not a true genuine expression of any form. Just because this building design has been built at 10 other buildings in the Twin Cities doesn't mean you have to use the same building protocol at this location in Maplewood. Community Oesign Review Board Minutes 7-26-2005 5 Board member Olson said the awning needs to stay over the door because living in Minnesota you need protection from the elements for the visitors to this store. The awning is especially nice for pedestrians wanting to get out of the elements. Board member Shankar said you could have the entrance setback without having an awning over it so people would be protected from the elements. Board member Olson said if the board thinks the building needs to be redesigned she would like to see the peak element left on the building for protection. Mr. Brunjes said it would be easy to develop a gabled structure over the tower to be consistent with the design. Board member Shankar said that gabled structure is going to conflict with the canopy because both of them are going to be slopped surfaces. Mr. Brunjes said he was thinking of a hipped gable that would cap the tower. It would add elevation and prominence to the design. He would agree that if you are going to eliminate the awning around the front of the entrance you want protection from the elements. Board member Shankar said he has seen a few Super Americas that are all brick without an awning but have a brick arch with a small recess behind so people can get out of the elements. Board member Olson said she doesn't see Super America as offering the same kind of services. She sees this store as serving the seniors that live in the apartments and people walking to the mall. An awning and an air lock are important for this store. Board member Shankar said in any case he strongly encourages the developer to redesign the building to fit in this location at the corner at all elevations. Board member Hinzman agreed. Board member Ledvina agreed with those comments. He is also concerned about the windows on the west and south elevations. This same issue came up in previous design reviews with Walgreens. These windows are very high and are not a pedestrian scale. Board member Ledvina said on the west elevation there is a window set that is left of the doors and if it could be extended for the other window bays that would greatly enhance the appearance of the building to have more glass in front. Walgreens may not want to do that based on how the interior of the building functions but he believes this building should be more pedestrian friend Iy. Board member Olson asked if they could use limestone for the pilasters instead of the brick to break up the expanse? Mr. Brunjes said that's certainly possible. The limestone works with the tower of the entry and it's repeated as you move around the structure. Studies would be required as you place limestone on other places of the building. Community Oesign Review Board Minutes 7-26-2005 6 The board members agreed they would like to have the building elevations and the signage return for the board to review. Ms. Finwall said this proposal goes to the city council on Monday, August 8, 2005, and this could come back to the board to review the building elevations and signage on Tuesday August 9, 2005. Mr. Regan said they would come back with a few different renditions for the board to review. He said he built a drug store in Osseo that had large windows but the pharmacy put shelves in front of the windows. They don't look good from inside the store and at night they really don't look good from outside. If you try to put windows in some areas of the store it becomes a security issue because of prescription drugs stored in the building. Chairperson Longrie moved to approve the plans date-stamped May 17, 2005, for the Walgreens Pharmacy to be located on the northeast corner of Beam and White Bear Avenues. Approval is subject to the applicant doing the following: (changes made by the CDRB during the meeting are underlined if added and stricken if deleted) 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 or building permit, the applicant must submit to staff for approval the following items. a. Proof that the applicants possess all requisite property ownership interest required by Maplewood Code Section 44-1161 to initiate an amendment to the zoning map, which said zoning map amendment is required for this design review approval. b. Revised grading/drainage/utility plans which comply with all city engineering department requirements as specified to Erin Laberee's July 14, 2005, memorandum, including but not limited to granting a 10-foot right-of-way easement along White Bear and Beam Avenues on White Bear Avenue and a shared driveway with the property to the north for ingress and egress to the site. c. Revised site plan showing the following: 1) ^ 10 foot right of way easement along Whito Boar and Boom ^venuos. 1) Thirteen parkinQ spaces located in the center of the lot. to the east of the Beam Avenue driveway. must be shifted to the east to ensure they are not located within the straiQht anQle of the drive aisle. 2) The parking lot maintaining a 25 4a-foot-setback from the existinq right-of- way easement as doscribed abovo as shown on the site plan date- stamped July 26, 2005. J) The romo'.'ol af the existing drivel/lay on VVhite Bear I'.venue and a shared driveway '.'lith the I3raperty to the north for ingress and egr-ess to the site. Community Oesign Review Board Minutes 7-26-2005 7 4) All parking space length and width to meet city code requirements. d. Revisions to the landscape plan date-stamped July 26. 2005. to include the followinq: 1) Tho addition of six deciduous trees (2% inches in diaR'leter) J3lanled aJ3J3roximotoly 30 foot on center to be located on the .....est side of the let, along Whito Boar /\venue. 2) The addition of ele'ien dociduous trees (2% inches in diameter) planted approximately 30 feet on caRter te Be losated on the west side of the lot, aleRg 'I'/hile Boor ^venuo. 3) The addition of foundation plantings around the Walgreen's building. 4) Additional shrubs and perennials along White Bear and Beam Avenues. 5) Sod or native prairie plants to be located within the future office building portion of the development (east side of the site). 6) The size, number, and species of all proposed plants. 7) Underground irrigation plan to ensure all landscaping is sprinklered. e. Re'/ised elevations showing a more creative BloIildin!'j desi!'jA. SIoI!'j!'jested desi!'jn ohaA!'jes iAsllolde remo'.<al of the awnin!'j ever the freAt deer aAd reJ3laS8R'1eRt with a coluR'lned aAd severed entryway: additieAal desi!'jA eleR'lents above the new coverod ontl)"Nay to include goblod roofing and windows on both sides of the entl)'Way. f. A revised lighting and photometries plan which shows the style, height, and umber of exterior lights. The plan must ensure all freestanding lights maintain a height of 25 feet or less and that the overall illumination from outdoor lights does not exceed A foot-candles at all property lines. g. Obtain a permit from Ramsey County for construction on county right-of-way for the driveway access, utility work, and sidewalk. h. Watershed district approval if revisions warrant a new review. I. 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. 1. The applicant shall complete the following before occupying the building: a. Replace any property irons removed because of this construction. Community Oesign Review Board Minutes 7-26-2005 8 b. Provide continuous concrete curb and gutter around the parking lot and driveways. c. Install all required landscaping and an underground irrigation system for all of Walgreen's landscaped areas. The future office building portion of the development must be planted and maintained with sod or native prairie grasses until the development of this portion of the property in the future. In addition, all required trees along Beam Avenue (in front of the Walgreen's building and the future office building) must be planted. d. Screen or paint the rooftop mechanical equipment to match the building color. e. Install all required outdoor lighting. f. Install the six-foot-wide concrete sidewalk along the entire length of the south property line, along Beam Avenue. 2. 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. 3. The future office building including architectural, landscaping, lighting, etc., is not included in this review and must obtain all required city approvals separately. 4. Buildino elevations and signs are not included in this design review of tho Wolgreons Pi:laFR'lacy. The buildinq elevations and all proposed signs for Waloreens and the future office buildinq must be brought back before the Community Oesign Review Board for approval. 5. All work shall follow the approved plans. The director of community development may approve minor changes. Board member Ledvina seconded. Ayes - Hinzman, Ledvina, Longrie, Olson Shankar The motion passed. Board member Ledvina said even though the board didn't review plans for the future three- story office building to the east, he wanted to express his strong concern on a design which has the first level as parking. He is having a hard time visualizing how that would look architecturally and doesn't want that to look like an open space with columns and a building above it. MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: Greg Copeland, City Manager Shann Finwall, AICP, Planner Maplewood Marketplace - Comprehensive Sign Plan Amendment Mike DeWeese, Owner/Operations Manager for Subway 1275 County Road D November 22, 2006 INTRODUCTION Mike DeWeese the owner/operations manager for Subway and Oppidan, Inc., owner of the Maplewood Marketplace, are requesting a comprehensive sign plan amendment for the Maplewood Marketplace located at 1275 County Road D. The amendment is requested in order to allow tenant signage on the south elevation. Refer to the applicant's narrative attached (Attachment 4). BACKGROUND On June 14, 2005, the community design review board (CDRB) approved the design plans for the Maplewood Marketplace development (Attachment 5). The development consists of a 12,600- square-foot multi-tenant building with a bank and several retail/restaurant tenant spaces. The CDRB also approved a comprehensive sign plan for the development. June 14, 2005, CDRB minutes attached. DISCUSSION Existing Comprehensive Sign Plan The city's sign ordinance requires all multi-tenant buildings with five or more tenants to have an approved comprehensive sign plan. The Maplewood Marketplace building will have six tenants. In 2005 the applicants submitted sign criteria for the center (Attachment 6). The CDRB approved the sign criteria and comprehensive sign plan with the following conditions: 1. Each retail tenant is allowed two signs (one to be installed on the front of the tenant space and one to be installed on the monument sign). The proposed 5,000 square foot bank is allowed three signs including two wall signs (one to be installed on the front of the bank and one to be installed on the drive-through canopy), and one on the monument sign. 2. Maximum height of individual letters on wall signs not to exceed 36 inches. 3. No signage allowed on awnings. 4. Owner must submit revised freestanding sign elevations showing the removal of the proposed electronic reader board and the location of five sign panel spaces. In addition, the elevation must show the maximum height of the sign to be 18 feet and the proposed sign materials which must be compatible to the building. As depicted in the bold text above, the comprehensive sign plan allows tenant wall signage on the front of the building (north elevation) only, not the rear. Freestanding Sign The owner submitted a revised freestanding sign elevation which shows an 8-foot-high, 75- square-foot sign (Attachment 7) which was partially constructed last summer. The sign face remains to be installed. The owners propose to either have four tenant panel spaces on the sign or allow the bank the entire use of the sign, depending on the outcome of the comprehensive sign plan amendment request. The freestanding sign is much smaller than the sign approved by the CDRB in 2005. The owners constructed a lower-profile sign due to the fact that the final elevation of the building in relation to Highway 61 gave the tenant's a large amount of visibility on the north and south elevations. For this reason, Subway (a tenant in the building) and the owners are requesting a comprehensive sign plan amendment in order to allow wall signage on the south elevation, rather than just the north elevation. Proposed Comprehensive Sign Plan The applicants are requesting that the plan be amended to allow tenant signage on the front (north) and back (south) elevations of the building (Attachment 7). In addition, allow the bank the use of the entire freestanding sign. Staff finds this request acceptable considering the lower- profile freestanding sign which was constructed and the fact that there is very good visibility on the rear of the building with no residential uses which would be impacted by the signage. RECOMMENDATION Approve the request for a comprehensive sign plan amendment for the Maplewood Marketplace located at 1275 County Road D based on the following conditions: 1. Sign criteria date stamped May 3, 2005. 2. Sign elevations date stamped October 24, 2006. 4. Revised sign criteria plan showing the following changes: 1) Each retail tenant is allowed two signs (one to be installed on the front of the tenant space and one to be installed on the rear of the tenant spaccR'lonuR'lent ~). The proposed 5,000 square foot bank is allowed three signs including two wall signs (one to be installed on the front of the bank and one to be installed on the drive-through canopy), and one on the freestanding sign. 2) Maximum height of individual letters on wall signs not to exceed 36 inches. 3) No signage allowed on awnings. 4) ^I'll'llicant must SIoIBR'lit revises freestaRsiAll sillR elevatieRS showinll the remo'/al of the WOf3oseEl elestrenic reaaer I:loara ana the location of five silln !'lanel spaces. In aEldition, the elevation must SAEl'^, tAe f3r8f3ElSeS silln materials which R'lust be compatiBle to the I:luilding. Attachments: 1. Location Map 2. Site Plan 3. Elevations 4. Applicant's Narrative 5. 6. 7. 8. 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'\ //' ~'':''''~'::J II -'_ / I -'_ ../ . . -..-.--.--.--.--.--.--.--.--.--.-.. l,~!1 1/ / / (;1 ~.It~" l'/ I,' II ~!/ ! / II Itl I. ,', ,II I' I \\ '1'1 , \i:\\ ill ,I, i \\\ ,II jlll if ~ ,,\\!'\\II!!, II!I 'I ~\'~\\;\\ I! ~ I" \\\ 'I' \. j1 " \~ ~ \\ '\\ I \ II 1\ 1 ~ II \1 I \ \" 'II., \ \\ II \ i I, II I \ 1'1 II \ \ 'Ii \1 I \ Ii II \ \ \ 'II II \ \ \\ \ \ I~ \ i ~ \ \ \ \ ' ': '\ \:,\ \\ ~'\~, _._-.__.__.e \~~\ ~~ It _ J~:1-'--'--'--'--'--'--'- I!I >-r" I TRUNK HIGHWA Y 61 ~ ...... ... 1\1 I .- I , , ,.'-</" .Lw...... l_.rir ..!:.~ -- I I_I -i I -i -I l~ 'I II 1 il-- ~51~II. PAOrvocuIETALPRO..eCT ~~~ =::~:J~etail Center I'i "~~~r.-Iil>~~~1iI> 'ff'll ~ 11111111111 II "II II lI~m . m I I I I I I I I I I I I I I I I I I I 1 I I I I I I ~nl "' I '" I I ... iqp! I '" I I CJ ~ 1 il! I '" I 11111 "\. I I I J I I l I I I~ I I I I I I I I I I I I I I I I I I I c I 1 I I ~ I I I I j; I Ii I I I I I r ~nl : ~ , ! ! I I .' I " . /1111 pi i I II: , I i' " I IC 1 i j P I Ir .1 J l l I =1 l' I I l I 3: I I ~ I I~ "" c ...., _!~. ~ = = "" -- . :f~~1 l~'J. =;r}lij 4(ff, IC Ir o I 1 1 1 I I I I I Ic I Ir I I I I I I Ic I I,r I I I~ Attachment 3 r I I I I I I I I I I I I I I ~'r ~.~W' j Attachment 4 166 N Concord Exchange 2nd Floor South St. Paul 55075 October 24,2006 City of Maplewood To Whom It May Concern: Subject: Signage for Subway Sandwich Shop Please review the enclosed comprehensive sign plan application to install signage for the Subway Sandwich Shop located at 1275 East County Rd D; Maplewood, MN 55109. The proposed signage would be placed on the North side of the Maplewood Marketplace Shopping Center above the rear entrance of the Subway Sandwich Shop. On June 14th 2005 the Community Design Review Board had revised the sign criteria for the Maplewood Marketplace Shopping Center with the following changes: 1) Each retail tenant is allowed two signs (one to be installed on the front of the tenant space and one to be installed on the monument sign). The proposed 5,000 square foot bank is allowed three signs including two wall signs (one to be installed on the front of the bank and one to be installed on the drive-through canopy), and one on the monument sign. 2) Maximum height of individual letters on wall signs not to exceed 36 inches. 3) No signage allowed on awnings. 3) Applicant must submit revised freestanding sign elevations showing the removal of the proposed electronic reader board and the location of five sign panel spaces. In addition, the elevation must show the maximum height of the sign to be 18 feet and the proposed sign materials which must be compatible to the building. The actual size of the free standing sign is much smaller than the 18 feet original approved by the Board. It is roughly ten feet high with four 22" high by 109" long panels available to the bank and the other five existing and potential tenants. The size of the available space on the monument sign is not as effective for the southbound traffic on Hwy 61, therefore Subway would like to place the proposed sign (please see attachment from Electro Neon) on the North side of the center. Please do not hesitate to contact me with any questions you may have. Sincerely, Mike DeWeese Owner/Operations Manager Subway 612-327-1693 miked@fresh-alternatives.com Attachment 5 MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JUNE 14, 2005 VI. DESIGN REVIEW a. Maplewood Marketplace - Northwest Corner of County Road D and Highway 61 (6:05 -7:18 p.m.) Ms. Finwall said Oppidan, Inc., is proposing to develop a 2-acre vacant parcel located within the new Trout Land plat on the northwest corner of County Road 0 and Highway 61, across the street from the new Venburg Tire Building. Ms. Finwall said the development will include a 12,600 square foot multi-tenant retail building. Five thousand square feet of the building will be leased to a bank with a drive-through banking service. Oppidan, Inc., is requesting that the community design review board (CORB) approve the design elements for the new retail/bank building as well as a comprehensive sign plan as required by city code for a multi-tenant building with five or more tenants. Board member Olson asked why staff recommended not approving the electronic reader board sign. Ms. Finwall said the city sign code prohibits flashing and blinking signs except for time and temperature type signs. The issue staff has is the reader board sign may be approved for time and temperature now and then one year from now the bank is advertising interest rates and special announcements on the electronic reader board sign. Staff feels this type of sign is detracting to the traffic along Highway 61 and finds that type of sign incompatible to this type of building. Board member Olson said the Premier Bank on White Bear Avenue and Lydia Avenue has this type of electronic reader board sign and she asked why that bank is allowed that type of sign but this proposal would not be allowed that type of sign? Ms. Finwall said Premier Bank has a smaller electronic sign. Board member Olson said Premier Bank conveys scrolled messages on their electronic sign. Ms. Finwall thought Premier Bank was scrolling the time and temperature only. Board member Olson said she has seen messages run along the LEO electronic sign and wondered what the difference would be between Premier Bank and this proposal. Ms. Finwall said Premier Bank's electronic board reader sign was permitted as time and temperature only to serve as a public service sign and over time is now displaying interest rates and other items on the sign. Board member Olson asked if Premier Bank's reader board sign was grandfathered in then? Ms. Finwall said she did not know the specifics of the particular sign at Premier Bank. It is staff's concern that the electronic reader board sign is approved for Maplewood Marketplace, with time and temperature as a public service if over time the messages could become advertisements. Board member Olson said she is afraid of an unfair playing field allowing a message board in one part of the city but not in another. Ms. Finwall said this is a comprehensiye sign plan and the CDRB has the authority to make changes to create a more comprehensive plan. Staff feels it's best to remove the LEO sign from the plans to be more compatible. The sign for the Premier Bank wasn't approved with a comprehensive sign plan. Board member Ledvina asked what the rational was for changing the retaining wall from a two tiered retaining wall to a one tiered wall. Ms. Finwall said she would prefer that the applicant speak regarding the retaining wall issue. Board member Ledvina said the applicant has indicated they prefer to use 9-feet wide and 20- feet long parking spaces in their parking lot. Staff recommends 9)1;, feet wide and 18-feet long. Would the applicant have to apply for a varianc~ if they chose not to change their parking lot plan to accommodate staff's recommendation? Ms. Finwall said she hasn't heard if the applicant proposes a parking lot variance, or if they are choosing to revise their parking lot site plan. Board member Ledvina asked if he understood correctly that this proposal would not need to be heard by the city council and the recommendations made by the CORB would be worked out with the applicant and staff? He asked if the CORB were to recommend a variance would the whole proposal have to be heard by the city councilor just the variance for the parking lot? Ms. Finwall said this proposal would only have to go before the city council if the applicant requested a variance. Board member Ledvina said the surface water drainage is draining to a storm sewer main and he asked if that was draining into a community ponding area. He was surprised the city did not have a ponding requirement for this site. Ms. Finwall said the drainage for the entire plat was taken into consideration at the time of designing the new County Road 0 and platting of Trout Land. There is a drainage pond to the north of this site which is on the overall plat for the Trout Land property. Board member Ledvina said at the last CORB meeting the board discussed the Lexus dealership proposal to the north. He said it would have been nice to see this proposal at the same time to ensure landscaping and other issues were compatible. Chairperson Longrie asked the applicant to address the board. Mr. Paul Tucci, Oppidan Inc., 5125 County Road 101, Suite 101, Minnetonka, addressed the board. He said they could alter the parking spaces from 9 feet to gy> feet wide but the spaces would start to look jammed so they would prefer to keep the green space and would like to request a parking lot variance. Typically their shopping centers have had 9 feet wide by 20-feet long parking spaces, which seem to be working fine. Regarding the retaining wall changing from a two tiered wall to a single tiered retaining wall the reason for the change is because there is a storm sewer line in that area and the city engineer did not want to have the sewer line underneath the retaining wall in case there was ever a need to repair the line. There is ponding set up on site as well as off site as part of the whole redevelopment of this area around the new County Road O. They would like to plant trees in front of the retaining wall along Highway 61, which would help break up the expanse of the wall. The lighting plan incorrectly shows the height of the light poles however, they do meet the lighting height requirements of 25 feet. Mr. Tucci said the architect would note the corrections on the revised lighting plan. They plan on using the same building materials to construct the dumpster enclosure and will provide a new site plan showing the exact location and the capacity of the dumpster. If they had a restaurant as a tenant in this strip mall they could run into dumpster problems as well as parking problems. However, at this time there is no restaurant or coffee shop proposed as tenants in this strip mall. They have no problem with staff's recommendation for the sign plan. They could include in the lease that the electronic reader board for the bank could only display the time and temperature. However, he has experienced the same thing staff mentioned regarding the electronic reader board starts off showing the time and temperature and then increases the messages which then becomes an issue of enforcement. He recommended the board make a decision on how to handle the sign situation. Mr. Tucci reviewed the building materials with the board and showed the building material sample board with the canvas awning color, brick color, and EIFS colors, etc. Board member Ledvina said in his experience the electrical transformers are located farther away from the buildings but in this case the transformer is shown on the northwest corner of the building. He asked if the electrical transformer could be relocated farther away from the building? Mr. Tucci said they provide the pad for the transformer for Xcel Energy and Xcel Energy prefers the transformer to be located close to the buildings for maintenance and access reasons. Board member Ledvina said he has seen these transformers closer to the right of way. Mr. Tucci said if you put them farther away from the building and plant landscaping around them, Xcel Energy runs into problems if they need to work on the transformer. Board member Ledvina asked how tall the electrical transformer would be? Mr. Tucci guessed around three to four feet in height. Board member Ledvina asked if that was a standard requirement to have the drive aisles 24- feet wide? Ms. Finwall said the 24-foot wide drive aisle is the standard width for two-way traffic for drive aisles. Board member Ledvina asked with the elimination of the reader board from the freestanding sign was the applicant thinking of replacing that space with signage or something else? Ms. Finwall said she wasn't sure what the applicant would propose with the removal of the reader board. Also, Ms. Finwall recommends a design element on the top of the freestanding sign. Mr. Tucci said they would replace the reader board with additional signage. Also the sign is designed to pick up the middle cornice colors and design which run along the top of the building. Board member Ledyina wanted to clarify that the freestanding sign would only be 18 feet in height, not 20 feet as shown on the elevation submitted. Mr. Tucci said that was correct. Board member Olson said the building footprint shows the potential for five tenants along with the signage for the bank, she asked if the developer assumed one tenant would want double the tenant space? Mr. Tucci said as leasing goes nothing is done until the documents are signed. There could be two, three, four, or five tenants in this mall. Oepending on what tenant goes into these spaces will depend on how many signs will be on the building. However, the bank will be the largest tenant and would have the largest tenant sign. Board member Hinzman said he understands the need to run the sewer line where it is proposed and the need to change the retaining wall from two tiered to one tiered. He asked if it would make sense to run the sewer line inside the parking lot and run it directly towards the corner of the end of the lot. For maintenance purposes you limit the amount of pipe that is going to be underneath the wall for long term maintenance. The preference is to have a two tiered wall for aesthetic reasons then you don't have the large expanse of the wall and with two tiers you can have plantings in between the tiers. Mr. Tucci said because of the grade changes he believes moving the sewer line would not be possible and would prevent things from flowing properly. Their engineering company is Passe Engineering and has worked very closely with the city. He believes this plan was designed for long term maintenance. Mr. Hinzman said the entrance to the site is skewed off of the main parking lot and he understands why they don't want to bring the entrance straight to the parking lot drive aisle because of its close proximity to County Road O. But with this plan there will be traffic heading from the west to exit the site that will cross in front of the traffic entrance because of the way the plan is skewed. Mr. Hinzman said he would recommend moving the entrance further to the north. Mr. Tucci said they initially had the building pushed back further but they wanted additional spacing for the parking. It isn't the ideal situation but they feel over time people will figure out the best way to create flow through the parking lot. They have to keep the curb cut far enough away from County Road 0 so there is not a stacking issue with the cars. Chairperson Longrie said this was also a concern of hers. She understands the applicant proposes 64 parking spaces and 63 parking spaces are required so there aren't many spaces to alter. She is concerned about the two parking spaces located at the entrance to this building. She feels this is an awkward spot for cars to park and back out. It could cause accidents to happen with the driving pattern in the parking lot. She asked if there was a possibility of those two parking spaces being relocated. Mr. Tucci said those two parking spaces could be eliminated and relocated to the rear of the building. They could also slightly change the curb cut there for a smoother driving transition. Mr. Tucci said to ease the stacking problem the bank is routing their customers to drive around the back of the building and exit back out onto County Road 0 rather than crossing back into the line of traffic in the parking lot, which would cause cars to stack up. Board members agreed that would be a good idea. Chairperson Longrie asked Mr. Tucci if he had an idea what type of tenants or uses would occupy this space? Mr. Tucci said it will be retail tenant space. Board member Hinzman asked if restaurants were permitted within this zoning district? Ms. Finwall said yes. Mr. Tucci said they would love to have a restaurant like Chipotle in this location but he didn't believe this is the type of site Chipotle would look for. The kind of restaurant they could see here would be a sandwich shop. Board member Hinzman said parking for a high turn over restaurant operation can be more of a problem than just parking for retail stores. Mr. Tucci asked staff if they could meet their parking requirements by having some proof of parking on this site? Ms. Finwall said the city council would have to approve of a parking reduction authorization in that case. In addition restaurant parking requirements are calculated differently so city staff should be aware of any proposed restaurants in this mall. Mr. Tucci said none of the potential tenants they are talking to are restaurants or coffee shops at this time. Chairperson Longrie thanked Mr. Tucci for bringing building samples to show the board so they have a better idea of what this building would look like. After seeing the Lexus proposal a few weeks ago she believes these building materials and colors will compliment the Lexus building as well which is very good. Regarding the fabric awnings, she asked what the longevity of the fabric would be. Mr. Tucci said Sunbrella is the maker of the awning they propose to use. Their canvas awnings tend to last about 10 years and don't fade as fast as the lighter colors. They have used these canvas awnings in all of their centers and they look nice. They prefer to use the darker colored awnings and canopies on their buildings. This model is easy to change out and replace in the long term. Board member Ledvina asked what product they would propose to use for the retaining wall and what color they would use. Mr. Tucci said they propose to use a keystone block for the retaining wall and will try to match a shade of either the lighter or the darker building color. Board member Olson asked how they proposed to screen the mechanics and rooftop units from the residential area. Mr. Tucci said they will use parapet walls and paint them to screen the units. The board members agreed this is an attractive proposal and congratulated staff on a nice job with the recommendations in the staff report. The board supported the 9-foot wide parking space compared to the city requirement of a 9Y:.-foot wide parking space and recommended the applicant apply for a variance. Board member Ledvina moved to approve the plans date-stamped May 3, 2005, and May 27, 2005, and June 14. 2005; sign criteria date-stamped May 3, 2005; and sign elevation date- stamped May 18, 2005; and colored elevations date-stamped May 27, 2005, and June 14. 2005. for the Maplewood Marketplace development to be located on the northwest corner of County Road 0 and Highway 61. Approval is subject to the applicant doing the following: (Changes made by the CDRB to the conditions are underlined if added and stricken if deleted.) 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 or building 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 Erin Laberee's June 9, 2005, engineering report. l C0 I- (9 Revised site plan showinq the two parkinq stalls on the southwest corner of the site relocated to ensure adequate and safe traffic movement in the parkinq lot. 9.8 feot wide by 1 B feot (or doeper) parkin!! spaces ('....ith ti:1e allO'....od parking spaco width and length oxomptions as specifiod in city code), or apply for a parkin!! space width variance. Revised lighting and photometries plan which shows the overall height of the freestanding lights not to exceed 25 feet, including base, and the style of light fixture proposed, to ensure compatibility with the building and compliance with city lighting requirements. Oumpster enclosure plans to ensure the enclosure it is at least 6 feet in height, constructed of building materials which are compatible to the building, and has a 100 percent opaque gate. In addition, the applicant must approve that the enclosure will hold all dumpsters, including garbage and recycling, for the entire development. Revised elevations including: the additional desi n elements on the elevation as shown on the elevations date-stam ed June 14 2005' retain in wall block to match the buildin mason block material no. 2 as s ecified on the buildin elevations to the extent ossible. CORB a al also allows the applicant to locate additional supplemental wintJows on the north side of the buildinq subiect to staff approval. elevations showing additional design oloments on tho north (bask) elevation. Suggested dosign eleR'lonts incl1ol8o adElitional R'lasonry COII:JR'lAS, addition of false windows, or more attrocti'le roar door entries. f. Revised landscape plan showing the following: y !) I Freestanding sign landscaping including shrubs and perennials to be located around the base of the sign. Locate planting materials below the retaining wall located on the east side of the site to soften the vertical effect of the revised 9-foot-high retaining wall. Or as an alternative, maintain a two-tiered retaining wall system with landscaping as proposed in the date-stamped May 3, 2005, landscape plan. An underground irrigation plan to ensure all landscaping on the site is watered as required by city code. g. Revised sign criteria plan showing the following changes: ~ O}IO\? ~~ . ft'i(l.;) r ~ c~rl.f o.t~('~'\ . 5~~ 1 ) Each retail tenant is allowed two signs (one to be installed on the front of the tenant space and one to be installed on the monument sign). The proposed 5,000 square foot bank is allowed three signs including two wall signs (one to be installed on the front of the bank and one to be installed on the drive-throuQh canopy), and one on the mogument sign. ~ \'}'\t O;-l'\U t,,~. uI'\i i -Jer'\11\1- 15 ql50 ~14we.d -twO Maximum height of individual letters on wall signs not to exceed 36 inches. 2) 3) No signage allowed on awnings. ^ 4) Applicant must submit revised freestanding sign elevations showing the , C\~\, \' , removal of the proposed electronic reader board and the location of five .s:\'." I ~ sign panel spaces. In addition, the elevation must show the maximum ~ 'f'l',,,~) - {' height of the sign to be 18 feet and the proposed sign materials which ( ~, ) ~:\ must be compatible to the building. ?' Q Watershed district approval. j}J., y~x}k~ CD 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. ~ w, \\ S" C\flS (01'\.( el'\ 1""2.. ~i~~. Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. ;c -b.e i(\~~hed 01\ 11-.< -fhf't\ + g(\-l."b b-l. j~t-,I'~ d. Screen or paint the rooftop mechanical equipment to match the building color and buildinq materials. e. Install all required outdoor lighting. 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. Board member Olson added a friendly amendment to incorporate the engineering plan review memo dated June 9, 2005, which includes a six-foot wide sidewalk along County Road 0 for the 7 foot wide boulevard. Chairperson Longrie added a friendly amendment that the freestanding sign shall be no more than 18-feet in height. Board member Olson seconded. Ayes - Hinzman, Ledvina, Longrie, Olson The motion passed. Chairperson Lonqrie recommended to the city council that based upon the retail use of this buildinq and the anticipated tenants and usaqe the CDRB feels a variance would be recommended to revise the site plan to show the parkinq spaces be 9 feet wide by 20 feet deep and as the applicant has requested. Board member Ledvina seconded. Ayes - Hinzman, Ledvina, Longrie, Olson This item goes to the city council on July 11, 2005. Chairperson Longrie said the CORB recommends approval based on the findings in Section 2- 290 that the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood: that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments: and that it will not create traffic hazards or congestion. Chairperson Longrie said the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. The design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Attachment 6 Sign Criteria .. L,~...., iJ ED " e .'HO- U j (v ~ I. General A. Tenant shall be allowed two signs for the development, unless the Premises has two street frontages, per City of Maplewood codes. The area above the storefront of the Premises shall be identified by a sign. In addition, the tenant can either sign the rear of the building or have a panel on a monument sign, if approved by the City. The furnishing and installation of a sign and the cost incurred shall be the responsibility of the Tenant. B. It is intended that the signing of the retail stores on the center shall be developed in an imaginatiye and varied manner, and although previous and current signing practices of the Tenant will be considered, they will not govern signs to be installed on the retail stores. C. Each tenant will be required to identify its premises by a sign. D. Service doors, if any, will be provided with uniform signs identifying addresses. Tenant shall not post any other additional signs on or around service doors. E. All signs are required to conform to city ordinances. It is the responsibility of the Tenant to obtain approvals and permits as required by the city. II. Sign Criteria A. The wording of the signs shall be limited to the store name only, and such name shall not include any items sold therein. B. The use of corporate shields, crests, logos, or insignias will be permitted (subject to Landlord's approval), provided such corporate shields, crests, logos or insignias shall not exceed the average height for sign letters. C. Multiple or repetitive signing will be allowed only with the approval of the Landlord, provided the area of such signing conforms to the limitations set forth herein. D. The average height of sign letters or components shall not exceed 36". Capital letters shall not exceed 48". E. Sign length shall be determined by centering in lease frontage area, holding back a minimum of 2' from lease line on each and for 20' fronts, 3' for 30' fronts and 4' fronts for 40' fronts and larger. Example: 40' wide space could haye a 32' max. length 20' wide space could have a 16' max. length F. Sign letters to be constructed with internally illuminated letters. G. Letter shall not project beyond the face more than five (5) inches, except if constructed on a raceway. III. Prohibited Types of Silms or Sign Components A. Moving or rotating signs B. Back-illuminated signs C. Signs employing moving or flashing lights. D. Signs employing exposed ballasts boxes or transformers E. Signs employing painted and/or non-illuminated letters. F. Signs of box or cabinet type employing transparent, translucent or luminous plastic background panels. G. Cloth, wood, paper or cardboard signs, stickers, decals or painted signs around or on exterior surfaces (except interior surfaces of doors and/or windows) of the Premises. H. Signs employing noise making devices and components. I. Signs, letters, symbols or identification of any nature painted directly on surfaces exterior to the Premises. J. Freestanding signs. K. Rooftop or exterior signs. IV. Monument Sign A. Monument Signs shall not exceed 20 feet in height for the project. B. The monument sign will meet all ordinance requirements of the City, including setback and panel size. C. An electronic reader board will be allowed on the monument sign. D. The base of the sign shall be constructed from similar materials as used on the building. 1\ L.. ,", ,~ " . .n, v U.. 3 ,U05 I'it''!l , Sign ,l\'lt In Existing Pillars , ' ,SIded Scale: '12"= l' Print Size: 11 "xl 7" Attachment 7 Tenant Tenant Tenant ant 48.75sqft WALL 36'JJ:rJjJ aIiCiiiiiii:T'"ii- _WMlllllIMCI --I . --,--- 16' 2" .. --T RACEWAY .D4OTHICIl~lIIIGH"""LlTTEflIIrnIIlllI ...-- .auTlllCll~U.GII""'LImMACllI ".'" IIlrflllClll'l.Dlll.MLImIW'UUAlllE1llllRlED ,_... U,,""11Wl1POl'lOll UIlIUGTl'lllllf&~1 I:QIlIIUITI_IJ1IIIMClWAY .....HCUlelOTTDll "'I'WTICI_ ........I'llIIIl14I_. SCALE:1fTI lYPlCAL EXrERIlIR CHANNEL LETTER ILLUMlNATBJ aIM (UL USnD) SECllON VIEW onAl. CHANNEL LETTER SPECIFICATIONS RETURNS: BACKS: TRIM CAP: FACES: COLORS: WEEP I DRAIN HOLES CABINET DEPTH: ILLUMINATION: TRANSFORMERS: RACEWAY: .040" ALUMINUM (BLACK) .063"' ALUMINUM '" (BLACK) .125 PIGMENTED PLEXIGLAS SUB(WHITE 7328) WAY (YELLOW 2037) AS PER UL 5" 15mm 6500 WHITE DOUBLE ROW 60rna 8" x 12"' x 175" (COLOR TO MATCH BLDG.) ELEctRO NEON ~ 1680 99th Lane N.E. Blaine. MN 55449 (763) 785-7968 lol7..~IOIo