HomeMy WebLinkAbout2021-09-21 PC Packet
AGENDA
CITY OF MAPLEWOOD
PLANNING COMMISSION
Tuesday, September 21, 2021
7:00 P.M.
Council Chambers - Maplewood City Hall
1830 County Road B East
A.Call to Order
B.Roll Call
C.Approval of Agenda
D.Approval of Minutes
1.August 17, 2021
E.Public Hearing
1.Mississippi River Corridor Critical Area and Slopes and Bluffs Ordinances
2.Lower Afton Apartments, 2501 Londin Lane
a.Zoning Map Amendment Ordinance
b.Conditional Use Permit Resolution
3.The American Cooperative on Lake Phalen, 1875 East Shore Drive
a.Conditional Use Permit for a Shoreland Planned Unit Development Resolution
b.Preliminary Plat and Final Plat Resolution
4.Zoning Code Text Amendment, Dynamic LED Signs
F.New Business
G.Unfinished Business
H.Visitor Presentations
I.Commission Presentations
J.Staff Presentations
K.Adjournment
WELCOME TO THIS MEETING OF THE
PLANNING COMMISSION
This outline has been prepared to help you understand the public meeting process.
The review of an item usually takes the following form:
1.The chairperson of the meeting will announce the item to be reviewed and ask for the
staff report on the subject.
2.Staff presents their report on the matter.
3.The Commission will then ask City staff questions about the proposal.
4.The chairperson will then ask the audience if there is anyone present who wishes to
comment on the proposal.
5.This is the time for the public to make comments or ask questions about the proposal.
Please step up to the podium and speak clearly. Give your name and address first and
then your comments.
6.After everyone in the audience wishing to speak has given his or her comments, the
chairperson will close the public discussion portion of the meeting.
7.The Commission will then discuss the proposal. No further public comments are allowed.
8.The Commission will then make itsrecommendation or decision.
9.All decisions by the Planning Commission are recommendations to the City Council. The
City Council makes the final decision.
“Welcome to the meeting of the Maplewood Planning Commission. It is our desire to
keep all discussions civil as we work through difficult issues tonight. If you are here for a
Public Hearing or to address the Planning Commission, please familiarize yourself with
the Policies and Procedures and Rules of Civility, which are located near the entrance. At
the podium please state your name and address clearly for the record.”
Revised:02/18
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MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, AUGUST 17, 2021
7:00 P.M.
A.CALL TO ORDER
A meeting of the Commission was held and called to order at 7:01 p.m. by Chairperson Arbuckle.
B.ROLL CALL
Paul Arbuckle, ChairpersonPresent
Frederick Dahm, CommissionerPresent
Tushar Desai, Vice ChairpersonPresent
John Eads, CommissionerPresent
Allan Ige, CommissionerPresent
Sheryl Sukolsky, CommissionerPresent
Lue Yang, CommissionerPresent
Staff Present: Elizabeth Hammond, Planner
Shann Finwall, Environmental Planner
C.APPROVAL OF AGENDA
Commissioner Ige moved to approve the agenda as presented.
Seconded by Vice Chairperson Desai. Ayes – All
The motion passed.
D.APPROVAL OF MINUTES
Commissioner Dahmmoved to approve theJuly 20, 2021, PCminutes as submitted.
Seconded by Commissioner Yang. Ayes – Arbuckle, Dahm, Eads, Ige,
Sukolsky, Yang
Abstain – Desai
The motion passed.
E.PUBLIC HEARING
None.
F.NEW BUSINESS
1.Zoning Code Text Amendment, Dynamic LED Signs
i.Elizabeth Hammond, Planner, gave the report and answered questions of the
commission. This item was presented for discussion and will come before the commission
at a future meeting as a public hearing.
August 17, 2021
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ii.Randy Anderson, ISD 622, addressed the commission and answered questions.
iii.Sal Bagley, Wold Architects & Engineers, addressed the commission and answered
questions.
2.Review of the Mississippi River Corridor Critical Area and Slopes/Bluffs Ordinances
i.Shann Finwall, Environmental Planner, gave the report and answered questions of the
commission. This item will go before the city council in September and the Planning
commission for a public hearing.
G.UNFINISHED BUSINESS
None.
H.VISITOR PRESENTATIONS
None.
I.COMMISSION PRESENTATIONS
None.
J.STAFF PRESENTATIONS
None.
K.ADJOURNMENT
Chairperson Arbuckle adjourned the meeting at 8:20 p.m.
August 17, 2021
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PLANNING COMMISSIONSTAFF REPORT
Meeting Date September 21, 2021
REPORT TO:
Planning Commission
REPORT FROM: Shann Finwall, AICP, Environmental Planner
PRESENTER:
Shann Finwall, AICP, Environmental Planner
AGENDA ITEM: Mississippi River Corridor Critical Area and Slope Ordinances
Action Requested: MotionDiscussion Public Hearing
Form of Action: Resolution OrdinanceContract/Agreement Proclamation
Policy Issue:
Communities in the Mississippi River Corridor Critical Area (MRCCA) are required to adopt new
zoning standards consistent with the 2017 MRCCA Rules and local comprehensive plans.
Minnesota Rules, Chapter 6106.0070 (Mississippi River Corridor Critical Area - MRCCA), Subpart
3(j)(2) require that the City conduct a public hearing when approving an MRCCA ordinance.
Recommended Action:
Motion to approve the MRCCA and Slopes and Bluffs ordinances.
Fiscal Impact:
Is There a Fiscal Impact? No Yes, the true or estimated cost is $0
Financing source(s): Adopted Budget Budget Modification New Revenue Source
Use of Reserves Other: n/a
Strategic Plan Relevance:
Financial SustainabilityIntegrated CommunicationTargeted Redevelopment
Operational EffectivenessCommunity InclusivenessInfrastructure & Asset Mgmt.
Updating the City’s MRCCA and Slopes and Bluffs ordinances will ensure compliance with state
rules and consistency with the City’s comprehensive plan.
Background:
Maplewood MRCCA
Maplewood’s MRCCA is located on the southwest corner of the City, south of Carver Avenue and
west of Interstate 494. It consists of 145 acres, of which more than 75 percent is guided as open
space (Ramsey County Open Space and Maplewood Fish Creek Neighborhood Preserve) and the
remaining is made up of rural/low-density housing (35 single-family homes located along Carver
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Avenue and Dorland Road). Approximately 18 of the single-family homes were constructed near the
bluff or bluff impact zones. Refer to the MRCCA Natural Features map attached.
Zoning Standards
The State adopted new MRCCA Rules on January 4, 2017. The Rules require local governments to
update their MRCCA plans and ordinances for consistency within one year after notification by the
Department of Natural Resources (DNR). The City has until October 1, 2021, to update its
ordinance. During the MRCCA ordinance amendments, the City should also review the Slope
ordinance to ensure consistency in regulating developments next to steep slopes throughout
Maplewood.
Maplewood MRCCA and Slopes and Bluffs Ordinance Review Timeline
To ensure the City meets the October 2021 deadline for amending its ordinances, staff is proposing
the following timeline:
October 2020 - DNR Notification. The City has one year to update its MRCCA ordinance.
October to December 2020 - Draft MRCCA ordinance. The Environmental and Natural
Resources (ENR) Commission amended the MRCCA ordinance based on the new Rules.
January to June 2021 - Draft Slope ordinance. The ENR Commission amended the Slopes
ordinance to be consistent with the MRCCA ordinance.
June to July 2021 - Education and Outreach. Article in the Maplewood Living, webpage, and
direct mailing to homes in the MRCCA district. Submittal to the DNR for preliminary review.
August 16, 2021 – Environmental and Natural Resources (ENR) Commission review of
public and DNR comment and feedback and final recommendation on MRCCA and Slopes
and Bluffs ordinances.
August 17, 2021 - Planning Commission review of MRCCA and Slopes and Bluffs
ordinances.
September 10, 2021 – City Council review of MRCCA and Slopes and Bluffs ordinance via
FYI.
September 21, 2021 - Planning Commission public hearing.
September 27, 2021 - City Council final review and approval.
October 1, 2021 – Deadline for submitting MRCCA ordinance to DNR for review and final
approval.
MRCCA Ordinance Changes
The DNR drafted a model ordinance that covers all regulations outlined in the new rules.
Maplewood’s amended MRCCA ordinance is based on the model ordinance. Following are
changes to the MRCCA ordinance that may affect existing single-family homes:
1.Principal and accessory structures must maintain the following setbacks to a bluff:
a.100-foot setback (current ordinance requires a 40-foot setback).
b.An average setback of the principal and accessory structures on adjoining lots
(current ordinance does not allow averaging), as long as the structure is not in the
bluff impact zone (20 feet to the bluff line).
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c. Accessory structures under 200 square feet and decks may encroach 15 percent into
the required setback (current ordinance does not allow encroachments), as long as
the structure is not in the bluff impact zone (20 feet to the bluff line).
3. Vegetation Removal: A vegetation removal permit and restoration plan are required for the
removal of all or a majority of the trees or shrubs in a contiguous patch, strip, row, or block
(current ordinance does not require vegetation removal permits).
4. Nonconformities (homes and garages that were built closer to the bluff than the new
regulations allow):
a. All legally established nonconforming structures may remain (same as current
ordinance).
b. All legally established nonconforming principal structures and decks may be
expanded laterally (current ordinance does not allow lateral expansion), as long as
the structure is not in the bluff impact zone (20 feet to the bluff line).
MRCCA Ordinance Outreach
In July 2021, the City published an MRCCA article in the Maplewood Living and created an MRCCA
webpage. The City also sent direct mailings to all 35 homes within the MRCCA district. The mailing
included details on the new rules, proposed ordinance amendments, and outlined the major
changes that may affect single-family properties. The City has not received comments or feedback
from the article, webpage, or direct mailings.
DNR Review of MRCCA Ordinance
The MRCCA rules require that the City submit the draft MRCCA ordinance to the DNR for
preliminary review prior to final submittal. The City received conditional approval from the DNR on
September 9, 2021 (letter attached). Conditional approval includes minor changes as follows:
Amendments to the bluff and bluff impact definitions
Add a section on water quality impact zones
The changes have been made to the attached ordinance. The final ordinance will be sent to the
DNR for final approval.
Friends of Mississippi Review of MRCCA Ordinance
Friends of the Mississippi River (FMR) is a non-profit organization with a mission to engage
community members and other stakeholders to protect, restore and enhance the Mississippi
River and its watershed in the Twin Cities Region. FMR submitted a letter to the City with
comments on the draft ordinance (attached). They state that the draft ordinance exceeds minimum
state standards in some notable ways including:
Inclusion of clear, strong standards to ensure that variances and CUPs do not negatively
harm the river or its important features. This includes a requirement that structures may not
request both a height and setback variance together.
Longer DNR/National Park Service notification periods for discretionary actions and
public hearings. This makes the planning process much smoother for all parties by
reducing the likelihood of technical or compliance concerns being raised last minute.
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Requirements to use native vegetation when restoring areas subject to vegetation
management permits.
Recommendations that would clarify or strengthen the City’s ordinance include:
Expand bird-safe lighting requirements. Bird-safe light fixtures are full-cut off or fully shielded
to prevent upward light pollution that is disorienting to migrating birds (as well as inefficient).
Maplewood’s lighting ordinance requires full-cut off or shielded lights on all new
developments. This ordinance would apply to any use within the MRCCA. No changes are
recommended to the MRCCA ordinance.
Clarify vegetation management standards. Require vegetation restoration be prepared by a
qualified individual with demonstrable experience and knowledge related to management of
natural areas such as natural resource manager or ecologist.
Large-scale vegetation management in the MRCCA will likely only take place on the City or
County open space sites. The City and County have qualified individuals with experience in
management of natural areas. Regardless, the language will strengthen the ordinance and
has been added.
Slope Ordinance Changes
1. Definitions – Important words and phrases used in the ordinance are defined for clarity and
consistency with the MRCCA ordinance including steep slope. Steep slope means a natural
topographic feature with an average slope of 12 to 18 percent, measured over a horizontal
distance equal to or greater than 50 feet, and any slope greater than 18 percent that is not a
bluff.
2. Findings and Purpose – Findings for protecting steep slopes and the purpose for
establishing slope preservation and protection regulations.
3. Structure Placement – Placement of principal and accessory structures, decks, and facilities
near blufflines and steep slopes as follows: from a bluffline – 100 feet (principal structures
with some exemptions); from a steep slope – 40 feet (Principal and accessory structures,
decks, and facilities). The City’s current slope ordinance does not have a structure setback
to a steep slope.
4. Land Alteration Standards and Stormwater Management – Prohibited and permitted land
alterations on steep slopes.
5. Vegetation Management – Prohibited and permitted vegetation management on steep
slopes. Vegetation restoration plan requirements.
6. Erosion Control and Soils – Erosion control and soil standards for land alteration on slopes.
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Attachments:
1.Maplewood MRCCA Natural Features Map
2.Amended MRCCA Ordinance
3.DNR Conditional MRCCA Approval Letter
4.Friends of Mississippi River MRCCA Comment Letter
5.Amended Slopes and Bluffs Ordinance
Links:
1.Existing MRCCA Ordinance:
https://library.municode.com/mn/maplewood/codes/code_of_ordinances?nodeId=COOR_C
H18EN_ARTVENNARE_DIV8MICRARSL
2.Existing Slopes Ordinance:
https://library.municode.com/mn/maplewood/codes/code_of_ordinances?nodeId=COOR_C
H18EN_ARTVENNARE_DIV7SLERCO
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Attachment 1
Esri Community Maps Contributors, County of
Labels
Imagery with
00.10.2mi
Legend
Natural Drainage RoutesShore Impact ZonesNative Plant CommunitiesSignificant Existing Vegetative StandsBluff Impact ZoneWetlands
MRCCA BoundaryCity and Township BoundariesParcelsMRCCA Primary Conservation Areas
Mississippi River Corridor Critical Area
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Attachment 2
ORDINANCE NO. _____
An Ordinance Repealing the Slopes and Erosion Control Ordinance and Creating a New
Slopes and Bluffs Ordinance
The Maplewood City Council ordains as follows:
Section I. This section repeals the Slopes and Erosion Control Ordinance, Secs. 18-461
to 18-580 and replaces it with a new Slopes and Bluffs ordinance.
DIVISION 7. – SLOPES AND BLUFFS
Sec. 18-461. - Definitions.
Biological and ecological functions means functions of vegetation in stabilizing soils and slopes,
retaining and filtering runoff, providing habitat, and recharging groundwater.
Bluff means a natural topographic feature having a slope that rises at least twenty five (25) feet
where the grade of the slope averages eighteen (18) percent or greater, measured over any
horizontal distance of 25 feet, from the toe of the slope to the top of the slope. Where the slope
begins below the ordinary high water level, the ordinary high water level is the toe of the slope.
See Figure 1.
Figure 1. Bluff.
Bluff impact zone (BIZ) means a bluff and land located within twenty (20) feet of the top of the
bluff. See Figure 2.
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Figure 2. Bluff Impact Zone.
Bluffline means a line delineating the top of the bluff.
Bluff, Toe of means a line along the bottom of a bluff, requiring field verification, such that the
slope above the line exceeds 18 percent and the slope below the line is 18 percent or less,
measured over a horizontal distance of 25 feet. See Figure 1.
Bluff, Top of means a line along the top of a bluff, requiring field verification, such that the slope
below the line exceeds 18 percent and the slope above the line is 18 percent or less, measured
over a horizontal distance of 25 feet. See Figures 1.
Erosion means the general process by which soils are removed by flowing surface or
subsurface water or wind.
Erosion control plan means a document that, when implemented, will decrease soil erosion on a
parcel of land being developed, as well as off-site sediment damages.
Essential services means public utilities including underground or overhead gas, electrical,
communications, water distribution, or stormwater management facilities.
Gross soil loss means the average annual total amount of soil material carried from one acre of
land by erosion.
Impervious surface means a constructed hard surface that either prevents or retards the entry of
water into the soil and causes water to run off the surface in greater quantities and at an
increased rate of flow than prior to development.
Intensive vegetation clearing means the removal of all or a majority of the trees or shrubs in a
contiguous patch, strip, row, or block.
Land alteration means an activity that exposes the soil or changes the topography, drainage, or
cross-section of the land, excluding gardening or similar minor soil disturbances.
Native plant community means a community identified by the Minnesota Biological Survey or
biological survey issued or adopted by a local, state, or federal agency.
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Natural vegetation means any combination of ground cover, understory, and tree canopy that,
while it may have been altered by human activity, continues to stabilize soils, retain and filter
runoff, provide habitat, and recharge groundwater.
Vegetation means any combination of ground cover, understory, and tree canopy that, while it
may have been altered by human activity, continues to stabilize soils, retain and filter runoff,
provide habitat, and recharge groundwater.
Retaining wall means a vertical or nearly vertical structure constructed to hold back soil/earth.
Sediment means suspended matter carried by water, sewage or other liquids that can be
deposited in a new location.
Selective vegetation removal means the removal of isolated individual trees or shrubs that are
not in a contiguous patch, strip, row, or block and that does not substantially reduce the tree
canopy or understory cover.
Setback means a separation distance measured horizontally.
Steep slope means a natural topographic feature with an average slope of twelve (12) to
eighteen (18) percent, measured over a horizontal distance equal to or greater than fifty (50)
feet.
Stormwater management facilities are facilities for the collection, conveyance, treatment, or
disposal of stormwater.
Utility means electric, telephone, telegraph, cable television, water, sanitary or storm sewer,
solid waste, gas or similar service operations.
Water body means any lake, stream, pond, wetland or river.
Wetland is the meaning given under Minnesota Statutes, section 103G.005.
Sec. 18-462. - Findings and purpose.
The city desires to protect steep slopes to minimize erosion, protect habitat, and reduce stress
on natural water systems by preserving steep slopes in a natural, vegetated state.
The purpose of this ordinance is to establish steep slope preservation and protection regulations
to assure:
(a) Maintain slope stability.
(b) Protect downstream waterbodies from sedimentation.
(c) Preserve native plant and wildlife communities.
(d) Preserve natural topography.
(e) Maintain existing drainage patterns.
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(f) Preserve historical and scenic significance.
Sec. 18-463. - Structure and impervious surface placement.
(a) Structures and impervious surfaces must not be placed in the bluff impact zones
unless identified as an exemption.
(b) Setbacks:
(1) Bluffline:
a. Accessory structures, decks, and facilities must maintain a 100-
foot setback to a bluff line unless exempt.
b. Principal structures must maintain:
1. 100-foot setback to a bluffline; or
2. An average setback of the adjoining lot. Where principal
structures exist on the adjoining lots on both sides of a
proposed building site on a bluffline, the minimum setback
may be altered to conform to the average of the adjoining
setbacks, if the new structure's scale and bulk bluff ward of
the setbacks are consistent with adjoining development.
c. Exemptions to the bluffline setback are outlined in the MRCCA
ordinance at Section 18-594.
(2) Steep Slope:
a. Principal and accessory structures, decks, and facilities must
maintain a 40-foot setback to a steep slope unless exempt.
b. Exemptions to the steep slope setback:
1. Public recreation facilities.
2. Scenic overlooks.
3. Public observation platforms.
4. Public trail systems.
Sec. 18-464. – Land Alteration Standards and Stormwater Management.
(a) Land alteration is prohibited on steep slopes, except for the following, which are
allowed by permit.
(1) Erosion control consistent with an erosion control plan approved by the
local government.
(2) Essential services with an erosion control plan approved by the local
government.
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(3) Retaining walls with an erosion control plan approved by the local
government.
(4) Repair and maintenance of existing buildings and facilities with an erosion
control plan approved by the local government.
(5) Vegetation management according to the standards in Section 18-465.
(b) Stormwater runoff must be directed away from steep slopes.
Sec. 18-465. - Vegetation Management
(a) Intensive vegetation clearing is prohibited on steep slopes.
(b) Selective vegetation clearing is permitted on steep slopes with a permit.
(c) Vegetation Restoration Plan:
(1) Development of a vegetation restoration plan and reestablishment of
natural vegetation is required for:
a. Any vegetation removed as part of a permitted land alteration.
b. Areas with soils showing signs of erosion, especially on or near
the top and bottom of steep slopes.
(2) Vegetation restoration plan shall:
a. Include restoration with native vegetation to the greatest extent
practicable.
b. Be restored to an area (square feet) similar to that removed to the
greatest extent practicable.
c. Be restored with vegetation that provides biological and ecological
function equivalent to any native plant community vegetation
removed.
d. Be prepared by a qualified individual with demonstrable
experience and knowledge related to management of natural
areas such as natural resource manager or ecologist.
e. Include a maintenance plan that includes management provisions
for controlling invasive species and replacement of plant loss for
three years.
f. Require a certificate of compliance by the City after the vegetation
restoration plan requirements have been satisfied.
Sec. 18-466. - Erosion control and soils.
(a) The following erosion control and soil standards apply to all land alteration:
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(1) All erosion control, stormwater runoff, and essential service shall be
designed to be maintained and operated without requiring the crossing or
operation of heavy maintenance vehicles and equipment, such as
bulldozers, trucks and backhoes, on steep slopes. This requirement may
be waived by the city council where there is no other alternative.
(2) Construction shall not be allowed where there are soil problems,
including, but not limited to, soil-bearing strength, shrink/swell potential or
excessive frost movement unless effective soil correction measures or
building construction methods are approved by the building official.
(3) Development shall be accomplished only in such a manner that on-site
gross soil loss levels shall not exceed five tons per acre per year during
construction, but only two tons per acre per year when the site is adjacent
to a water body or storm sewer inlet, and one-half ton per acre per year
after construction activities are completed.
(4) Erosion protection measures shall make maximum use of existing
vegetation, rather than the placing of new vegetation on the site.
Sec. 18-467-18-580. – Reserved.
Section II. This ordinance shall be effective following its adoption and publication.
Approved by the City Council of the City of Maplewood on _____________________.
Signed:
_______________________________ _______________________________
Marylee Abrams, Mayor Date
Attest:
_______________________________ ________________________________
Andrea Sindt, City Clerk Date
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Attachment 3
September 7, 2021
Shann Finwall, Environmental Planner
City of Maplewood
1830 County Road B E
Maplewood, MN 55109
Re: Conditional Approval of Maplewood MRCCA Ordinance
Dear Ms. Finwall:
Thank you for sending your proposed Mississippi River Corridor Critical Area (MRCCA) ordinance to the
Minnesota Department of Natural Resources (DNR) for conditional approval review. We reviewed your
ordinance and I am pleased to inform you that the proposed ordinance is substantially consistent with
the MRCCA rules and hereby approved, provided all the conditions of approval in this letter are met.
Ordinance Evaluation
We reviewed your proposed MRCCA ordinance submitted on September 1, 2021. We have found that
the ordinance is substantially consistent with Minnesota Statutes, §116G and Minnesota Rules, chapter
6106. The City may now adopt the ordinance subject to the conditions of approval below. Minnesota
Rules 6106.0070 Subp. 3.G. requires local governments to adopt the ordinance within 60 days of DNR
approval.
Conditions of Approval
The following conditions must be met before the DNR will issue final approval:
1.Please make the changes noted in red on the attached draft ordinance.
Next Steps
Following are the steps for completing and receiving final DNR approval for your ordinance:
1.Revise the ordinance based on the conditions listed above under conditional approval.
2.The City Council adopts the ordinance.
3.Email the completed Ordinance Processing Checklist (attached) and the documents identified on
the checklist within 10 days of City Council adoption to:
a.Dan Scollan, daniel.scollan@state.mn.us
b.Ordinance.review.dnr@state.mn.us
4.We will review the ordinance adopted by the City Council for consistency with the ordinance
that received conditional approval. We will also send a copy to the National Park Service and the
Metropolitan Council as required by rule.
5.If the adopted ordinance is consistent, I will send you a “final approval” letter. State rules
require DNR final approval of MRCCA ordinances and amendments for those ordinances to be
effective.
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A MRCCA ordinance is an important land use regulation that helps to protect surface water quality, near
shore habitat, and scenic character of the MRCCA. We appreciate your efforts to protect these resources
for all present and future Minnesotans. Dan Scollan is available to assist with ordinance technical
guidance and to consult with you on other water-related projects and their implementation.
Sincerely,
Megan Moore
South District Manager – Central Region
Attachments:
Proposed Ordinance with DNR Comments
MRCCA Ordinance Processing Checklist
c: Dan Scollan, DNR Area Hydrologist
Raya Esmaeili, Metropolitan Council
Adam Muilenburg, National Park Service
Ordinance.review.dnr@state.mn.us
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E1, Attachment 3
Maplewood Draft MRCCA Ordinance Amendments
September 1, 2021
DIVISION 8. – MISSISSIPPI RIVER CORRIDOR CRITICAL AREA
Sec. 18-581. - Definitions.
Accessory structure means a structure that is accessory to and separate from the principal
structure.
Adjacent means having a boundary that physically touches or adjoins.
Biological and ecological functions means the functions of vegetation in stabilizing soils and
slopes, retaining and filtering runoff, providing habitat, and recharging groundwater.
Buildable area means the area upon which structures may be placed on a lot or parcel of land
and excludes areas needed to meet requirements for setback, rights-of-way, bluff impact zones,
historic properties, wetlands, designated floodways, land below the ordinary high water level of
public waters, and other unbuildable areas.
Bluff means a natural topographic feature having a slope that rises at least twenty five (25) feet
where the grade of the slope averages eighteen (18) percent or greater, measured over any
horizontal distance of 25 feet, slope from the toe of the slopebluff to the top of the
slopebluff.Where the slope begins below the ordinary high water level, the ordinary high water
Commented \[A1\]: Please make these changes.
level is the toe of the slope. See Figure 1.
Figure 1. Bluff Including Toe, Top, and Bluff Impact Zone
Bluff impact zone (BIZ) means a bluff and land located within twenty (20) feet of the top or
bottom of the bluff. See Figure 2.
Commented \[A2\]: Please make these changes
Commented \[A3\]: Please use Fig 3 from the model. I
don’t think Maplewood has any escarpments or cliffs, right?
You’ve left that part of the bluff definition out of the
ordinance. The figure used here refers to that type of bluff.
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(c) Repair and maintenance of existing buildings and facilities.
(2) Within the water quality impact zone, land alteration that involves more
than ten cubic yards of material or affects an area greater than 1,000
square feet requires a permit.
(3) Construction or replacement retaining walls and other erosion control
structures within the bluff impact zone are allowed with a permit
consistent with provisions of Section 18-592(c) provided that:
(a) The retaining walls and other erosion control structures are used
only to correct an established erosion problem as determined by
the City.
(b) The size and extent of the retaining walls and other erosion
control structures are the minimum necessary to correct the
erosion problem.
(c) The retaining walls are limited to five (5) feet in height and must
be placed a minimum horizontal distance of ten (10) feet apart,
unless a professional engineer determines that a larger retaining
wall is needed to correct the erosion problem.
(4) In the bluff impact zone, stormwater management facilities are prohibited,
except by permit if:
(a) There are no alternatives for stormwater treatment outside the
bluff impact zone on the subject site;
(b) The site generating runoff is designed so that the amount of runoff
reaching the bluff impact zone is reduced to the greatest extent
practicable;
(c) The construction and operation of the facility does not affect slope
stability on the subject property or adjacent properties; and
(d) Mitigation based on the best available engineering and geological
practices is required and applied to eliminate or minimize the risk
of slope failure.
(5) In all other areas, stormwater runoff must be directed away from the bluff
Commented \[A7\]: Please add provision sec. 10.42? The
impact zones or unstable areas.
water quality impact zone includes areas within 50 feet of
natural drainage areas.
(c) Conditions of land alteration permit approval.
(1) Temporary and permanent erosion and sediment control measures retain
sediment onsite consistent with best management practices in the
Minnesota Pollution Control Agency Stormwater Manual;
(2) Natural site topography, soil, and vegetation conditions are used to
control runoff and reduce erosion and sedimentation;
(3) Construction activity is phased when possible;
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E1, Attachment 4
September 13, 2021
Dear planning commissioners:
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Corridor Critical Area (MRCCA) ordinance.
Friends of the Mississippi River (FMR) is a non-profit organization with a mission to engage
community members and other stakeholders to protect, restore and enhance the Mississippi
River and its watershed in the Twin Cities Region. We represent thousands of people in the
metropolitan area who care deeply about the river, including a growing membership of over
2,700 people and more than 3,200 volunteers and 2,000 advocates engaged each year.
The Mississippi River is a natural, cultural and historic wonder that helps define our metro
area. In recognition of this, its 72-mile stretch through the Twin Cities is not only a state-
designated Critical Area but also a national park afforded special protective policies.
The MRCCA ordinance adoption process is an important opportunity for communities to
define their goals and expectations for years to come. A successful ordinance will guide
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priorities while providing clarity for landowners and developers.
Ordinance is thoughtful and effective
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Inclusion of clear, strong standards to ensure that variances and CUPs do not
negatively harm the river or its important features. This includes a requirement that
structures may not request both a height and setback variance together.
Longer DNR/National Park Service notification periods for discretionary actions and
public hearings. This makes the planning process much smoother for all parties by
reducing the likelihood of technical or compliance concerns being raised last-minute.
Requirements to use native vegetation when restoring areas subject to vegetation
management permits.
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ordinance:
Recommendation: Expand bird-safe lighting requirements
The Mississippi River is a crucial migratory flyway for about 40% of all North American
migrating birds. Roughly 270 bird species live in or travel through the Twin Cities river flyway.
Bird populations are experiencing significant collapse and are under continued threat. In the
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landscaping, and building glass are all contributing factors.
Maplewood could consider strengthening flyway protections by requiring bird-safe lighting
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within MRCCA. Bird-safe light fixtures are full-cutoff or fully shielded to prevent upward light
pollution that is disorienting to migrating birds (as well as inefficient).
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could be simpler given the more limited development pattern within your MRCCA district.)
Newport also adopted a bird-safe lighting requirement for only its shoreline setback area.
Recommendation: Clarify vegetation management standards
The MRCCA ordinance offers an opportunity to promote healthy plant communities.
Maplewood could consider this small change to the Vegetation Management section of the
ordinance:
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qualified individual with demonstrable experience and knowledge related to
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someone with specific expertise in natural vegetation that not all lawn care professionals
may have.
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any of our comments further. FMR also has extensive MRCCA ordinance resources (including
videos, handouts, and interactive maps) available at www.fmr.org/river-rules.
Thank you for your time and consideration.
For the river,
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River Corridor Program Director
PC Packet Page Number20 of 115
Attachment 5
ORDINANCE NO. _____
An Ordinance Repealing the Slopes and Erosion Control Ordinance and Creating a New
Slopes and Bluffs Ordinance
The Maplewood City Council ordains as follows:
Section I. This section repeals the Slopes and Erosion Control Ordinance, Secs. 18-461
to 18-580 and replaces it with a new Slopes and Bluffs ordinance.
DIVISION 7. – SLOPES AND BLUFFS
Sec. 18-461. - Definitions.
Biological and ecological functions means functions of vegetation in stabilizing soils and slopes,
retaining and filtering runoff, providing habitat, and recharging groundwater.
Bluff means a natural topographic feature having a slope that rises at least twenty five (25) feet
where the grade of the slope averages eighteen (18) percent or greater, measured over any
horizontal distance of 25 feet, from the toe of the slope to the top of the slope. Where the slope
begins below the ordinary high water level, the ordinary high water level is the toe of the slope.
See Figure 1.
Figure 1. Bluff.
Bluff impact zone (BIZ) means a bluff and land located within twenty (20) feet of the top of the
bluff. See Figure 2.
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Figure 2. Bluff Impact Zone.
Bluffline means a line delineating the top of the bluff.
Bluff, Toe of means a line along the bottom of a bluff, requiring field verification, such that the
slope above the line exceeds 18 percent and the slope below the line is 18 percent or less,
measured over a horizontal distance of 25 feet. See Figure 1.
Bluff, Top of means a line along the top of a bluff, requiring field verification, such that the slope
below the line exceeds 18 percent and the slope above the line is 18 percent or less, measured
over a horizontal distance of 25 feet. See Figures 1.
Erosion means the general process by which soils are removed by flowing surface or
subsurface water or wind.
Erosion control plan means a document that, when implemented, will decrease soil erosion on a
parcel of land being developed, as well as off-site sediment damages.
Essential services means public utilities including underground or overhead gas, electrical,
communications, water distribution, or stormwater management facilities.
Gross soil loss means the average annual total amount of soil material carried from one acre of
land by erosion.
Impervious surface means a constructed hard surface that either prevents or retards the entry of
water into the soil and causes water to run off the surface in greater quantities and at an
increased rate of flow than prior to development.
Intensive vegetation clearing means the removal of all or a majority of the trees or shrubs in a
contiguous patch, strip, row, or block.
Land alteration means an activity that exposes the soil or changes the topography, drainage, or
cross-section of the land, excluding gardening or similar minor soil disturbances.
Native plant community means a community identified by the Minnesota Biological Survey or
biological survey issued or adopted by a local, state, or federal agency.
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Natural vegetation means any combination of ground cover, understory, and tree canopy that,
while it may have been altered by human activity, continues to stabilize soils, retain and filter
runoff, provide habitat, and recharge groundwater.
Vegetation means any combination of ground cover, understory, and tree canopy that, while it
may have been altered by human activity, continues to stabilize soils, retain and filter runoff,
provide habitat, and recharge groundwater.
Retaining wall means a vertical or nearly vertical structure constructed to hold back soil/earth.
Sediment means suspended matter carried by water, sewage or other liquids that can be
deposited in a new location.
Selective vegetation removal means the removal of isolated individual trees or shrubs that are
not in a contiguous patch, strip, row, or block and that does not substantially reduce the tree
canopy or understory cover.
Setback means a separation distance measured horizontally.
Steep slope means a natural topographic feature with an average slope of twelve (12) to
eighteen (18) percent, measured over a horizontal distance equal to or greater than fifty (50)
feet.
Stormwater management facilities are facilities for the collection, conveyance, treatment, or
disposal of stormwater.
Utility means electric, telephone, telegraph, cable television, water, sanitary or storm sewer,
solid waste, gas or similar service operations.
Water body means any lake, stream, pond, wetland or river.
Wetland is the meaning given under Minnesota Statutes, section 103G.005.
Sec. 18-462. - Findings and purpose.
The city desires to protect steep slopes to minimize erosion, protect habitat, and reduce stress
on natural water systems by preserving steep slopes in a natural, vegetated state.
The purpose of this ordinance is to establish steep slope preservation and protection regulations
to assure:
(a) Maintain slope stability.
(b) Protect downstream waterbodies from sedimentation.
(c) Preserve native plant and wildlife communities.
(d) Preserve natural topography.
(e) Maintain existing drainage patterns.
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(f) Preserve historical and scenic significance.
Sec. 18-463. - Structure and impervious surface placement.
(a) Structures and impervious surfaces must not be placed in the bluff impact zones
unless identified as an exemption.
(b) Setbacks:
(1) Bluffline:
a. Accessory structures, decks, and facilities must maintain a 100-
foot setback to a bluff line unless exempt.
b. Principal structures must maintain:
1. 100-foot setback to a bluffline; or
2. An average setback of the adjoining lot. Where principal
structures exist on the adjoining lots on both sides of a
proposed building site on a bluffline, the minimum setback
may be altered to conform to the average of the adjoining
setbacks, if the new structure's scale and bulk bluff ward of
the setbacks are consistent with adjoining development.
c. Exemptions to the bluffline setback are outlined in the MRCCA
ordinance at Section 18-594.
(2) Steep Slope:
a. Principal and accessory structures, decks, and facilities must
maintain a 40-foot setback to a steep slope unless exempt.
b. Exemptions to the steep slope setback:
1. Public recreation facilities.
2. Scenic overlooks.
3. Public observation platforms.
4. Public trail systems.
Sec. 18-464. – Land Alteration Standards and Stormwater Management.
(a) Land alteration is prohibited on steep slopes, except for the following, which are
allowed by permit.
(1) Erosion control consistent with an erosion control plan approved by the
local government.
(2) Essential services with an erosion control plan approved by the local
government.
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(3) Retaining walls with an erosion control plan approved by the local
government.
(4) Repair and maintenance of existing buildings and facilities with an erosion
control plan approved by the local government.
(5) Vegetation management according to the standards in Section 18-465.
(b) Stormwater runoff must be directed away from steep slopes.
Sec. 18-465. - Vegetation Management
(a) Intensive vegetation clearing is prohibited on steep slopes.
(b) Selective vegetation clearing is permitted on steep slopes with a permit.
(c) Vegetation Restoration Plan:
(1) Development of a vegetation restoration plan and reestablishment of
natural vegetation is required for:
a. Any vegetation removed as part of a permitted land alteration.
b. Areas with soils showing signs of erosion, especially on or near
the top and bottom of steep slopes.
(2) Vegetation restoration plan shall:
a. Include restoration with native vegetation to the greatest extent
practicable.
b. Be restored to an area (square feet) similar to that removed to the
greatest extent practicable.
c. Be restored with vegetation that provides biological and ecological
function equivalent to any native plant community vegetation
removed.
d. Be prepared by a qualified individual with demonstrable
experience and knowledge related to management of natural
areas such as natural resource manager or ecologist.
e. Include a maintenance plan that includes management provisions
for controlling invasive species and replacement of plant loss for
three years.
f. Require a certificate of compliance by the City after the vegetation
restoration plan requirements have been satisfied.
Sec. 18-466. - Erosion control and soils.
(a) The following erosion control and soil standards apply to all land alteration:
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(1) All erosion control, stormwater runoff, and essential service shall be
designed to be maintained and operated without requiring the crossing or
operation of heavy maintenance vehicles and equipment, such as
bulldozers, trucks and backhoes, on steep slopes. This requirement may
be waived by the city council where there is no other alternative.
(2) Construction shall not be allowed where there are soil problems,
including, but not limited to, soil-bearing strength, shrink/swell potential or
excessive frost movement unless effective soil correction measures or
building construction methods are approved by the building official.
(3) Development shall be accomplished only in such a manner that on-site
gross soil loss levels shall not exceed five tons per acre per year during
construction, but only two tons per acre per year when the site is adjacent
to a water body or storm sewer inlet, and one-half ton per acre per year
after construction activities are completed.
(4) Erosion protection measures shall make maximum use of existing
vegetation, rather than the placing of new vegetation on the site.
Sec. 18-467-18-580. – Reserved.
Section II. This ordinance shall be effective following its adoption and publication.
Approved by the City Council of the City of Maplewood on _____________________.
Signed:
_______________________________ _______________________________
Marylee Abrams, Mayor Date
Attest:
_______________________________ ________________________________
Andrea Sindt, City Clerk Date
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PLANNING COMMISSION STAFF REPORT
Meeting Date September 21, 2021
REPORT TO: Melinda Coleman, City Manager
REPORT FROM:
Michael Martin, AICP, Assistant Community Development Director
PRESENTER:Michael Martin, AICP, Assistant Community Development Director
AGENDA ITEM:
Lower Afton Apartments, 2501 Londin Lane
a. Zoning Map Amendment Ordinance
b.Conditional Use Permit Resolution
Action Requested: Motion Discussion Public Hearing
Form of Action: Resolution Ordinance Contract/Agreement Proclamation
Policy Issue:
Ian Schwickert, of Real Estate Equities, is requesting approval to build a 148-unit multi-family
housing building on the former fire station property located at 2501 Londin Lane. The proposed
building would be three stories tall, over an enclosed below-grade garage.
To move forward with this project, the applicant needs city council approval of the following
applications: zoning map amendment, conditional use permit for building height and design review.
Recommended Action:
a. Motion to approve an ordinance amending the City’s zoning map to rezone the property
from F, farm residence to R-3, multiple dwelling.
b. Motion to approve a resolution for a conditional use permit.
Fiscal Impact:
Is There a Fiscal Impact? No Yes, the true or estimated cost is $0.
Financing source(s): Adopted Budget Budget Modification New Revenue Source
Use of Reserves Other: N/A
Strategic Plan Relevance:
Financial Sustainability Integrated Communication Targeted Redevelopment
Operational Effectiveness Community Inclusiveness Infrastructure & Asset Mgmt.
The city deemed the applicant’s application complete on September 3, 2021. The initial 60-day
review deadline for a decision is November 2, 2021. As stated in Minnesota State Statute 15.99, the
city is allowed to take an additional 60 days if necessary to complete the review.
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Background:
The Maplewood City Council approved a purchase agreement with Real Estate Equities who would
obtain the former fire station site at 2501 Londin Lane. Real Estate Equities is proposing to develop
a 148-unit multi-family housing building. The building would be three stories, but slightly higher than
35 feet thus requiring a conditional use permit.
Zoning Map Amendment
The project site is currently zoned F, farm residence. As part of the 2040 Comprehensive Plan
update, the city re-guided this site to High Density Residential, which allows 25 units of housing per
acre. The city is required to rezone this site to R-3 multiple dwelling to be consistent with the
comprehensive plan. The proposed 148-unit building meets the density requirements set by the
city’s 2040 Comprehensive Plan.
Conditional Use Permit
The city’s multi-family housing code requires a conditional use permit for buildings more than three
stories or 35 feet in height. The top of the third floor of the proposed building is at approximately 31
feet. When measuring to the midpoint of the highest peak of the roof, as defined by city code, the
building height is approximately 40 feet.
Design Review
Site Plan
The site will be accessed by two drives coming off Londin Lane. The vast majority of vehicles
accessing the site will use the westerly access drive as that provides access to the larger surface
parking lot and the underground parking garage. The easterly access drive will provide access to a
small surface parking lot and the building’s main entrance.
The proposed building is required to be setback at least 30 feet from Lower Afton Road and Londin
Lane. At its closest point, the building will be setback 40.5 feet from Lower Afton and 31.3 feet from
Londin Lane. The building is required to be setback 100 feet from the west property line and the
proposed setback would be approximately 159 feet. There is also a pipeline running on the west
side of the site. The building is required to be setback 100 feet from the pipeline. At its closest point,
the building would be 125.9 feet from the pipeline.
The parking lot is required to be setback 15 feet from the north, east and south property lines and
20 feet from the west property line. All parking setbacks are being met.
Building Elevations
The proposed building will be constructed of charcoal gray metal panels, summer wheat-colored
cement fiber board shakes and summer wheat-colored cement fiber board siding. Cast stone will be
used on the ends of the building. All design elements would be attractive and compatible with the
existing architecture of the neighborhood.
Floor Area
City ordinance requires a minimum of 580 square feet for one-bedroom units. Two-bedroom units
are required to be at least 740 square feet in size. Three-bedroom units are required to be at least
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860 square feet in size. The applicant’s submittal indicates these minimums will be met. Before any
building permits are issued, staff will ensure this requirement continues to be met.
Parking
The city’s zoning ordinance states multi-family buildings must provide two parking spaces for each
unit – with one of the parking spaces being covered. This project requires a total of 296 spaces.
This proposed project will have a total of 298 parking spaces, with 151 parking spaces in the
underground parking garage and 147 parking spaces in the two surface lots.
Landscaping and Screening
There are 17 significant trees equaling 257 diameter inches of trees on the property. The applicant
is removing 13 significant trees equaling 191 diameter inches. One 33-inch specimen tree is being
preserved. Based on trees removed and trees saved, the applicant must replace 139.12 caliper
inches of trees (69 2-inch caliper trees). The applicant’s landscape plan includes 79 new trees, for
192 caliper inches. The landscape plan meets the City’s tree replacement requirements.
City ordinance requires screening to be installed when light from automobile headlights and other
sources would be directed into residential windows – in this case along the west property line in the
area of the proposed parking lot. The ordinance states that minimum screening shall consist of a
barrier at least six feet in height which provides a minimum opaqueness of 80 percent. If vegetation
is used it must provide year-round screening, otherwise, a fence or combination of the two may be
used. The applicant’s plans do not explicitly show how this screening requirement can be met year
round. Prior to a building permit being issued, the applicant shall be required to provide a plan
showing that the screening requirement is met.
Lighting
The applicant’s submitted photometric plan meets all city requirements.
Drainage and Stormwater Management
It has been noted that adjacent properties have raised concerns in regards to existing water issues
experienced on their properties and the potential impacts this proposed development could have.
This was kept in mind while performing this review. As do all projects, this proposal was reviewed to
ensure it meets the City’s stormwater management requirements, which includes reducing rates of
discharge and improving water quality. This project, as proposed meets the City’s stormwater
management requirements, reducing runoff rates substantially in the 2-year, 10-year, and 100-year
design events. Likewise, the prosed design meets the City’s water quality requirements, providing
22,437 cubic feet of filtration basin capacity.
While the overall drainage pattern to the adjacent property to the west is maintained, it is worth
noting that the discharge point for runoff has been shifted 200-feet to the north in the proposed
design, placing it further from the existing buildings to the west.
Traffic Analysis
The City consulted with S.E.H., Inc. to analyze the potential traffic impacts from the proposed
development. Their findings noted that the approximate traffic demand from the development is
predicted to function acceptably on Londin Lane, Lower Afton Road, and under the current
configuration of the intersection of these two roadways.
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Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated September 9, 2021, attached to this report.
Environmental
Please see Shann Finwall’s environmental report, dated September 13, 2021, attached to this
report.
Building Official – Randy Johnson
Each accessible parking space needs to have access to an access aisle – a reviewed site plan will
be required.
Board and Commission Review
September 21, 2021: The community design review board will review this project.
September 21, 2021: The planning commission will hold a public hearing and review this project.
Citizen Comments
Staff surveyed the 231 surrounding property owners within 500 feet of the proposed project area for
their opinion about this proposal. Staff received 22 replies.
1. Need a fence between Conomara I and the development. Need a sidewalk up to Lower
Afton Rd. (Paul and Marlys Kinsella, 2465 Londin Lane E, Unit 104)
2. Comment Below
a. No parking on the North side of Londin Lane E from Lower Afton Rd to Parkview St.
b. Move the dog run area to the SW tip of the bio filtration pond.
c. Speed control on Londin Lane MUST be addressed by the City. It is now like a
speedway for cars & motorcycles. There will be more traffic – with upwords of 200
more vehicles from the new complex – having the entrance & exit lanes coming out
onto Londin Ln.
d. Connemara I & II are on Private Property. There needs to be a barrier (wall or fence)
on the Afton Apartment property line to separate the complexes. Our grounds & Pool
areas are not for public usage.
(John Parnell Jr and Sue Parnell, 2485 Londin Lane E, Unit 215)
3. Seems like a very big project for that area. I have many concerns about the design – that
many units – crowded into that space – traffic would be a problem as well. Really do not feel
this is a good fit for our neighborhood. (Richard Lecher, 2485 Londin Lane E, Unit 219)
4. Our concerns are the large spike in traffic on a very busy high speed road (50 mph). Is there
any guarantee these apartments will remain market value and not become income restricted
properties, then turn into slums like we have a few blocks to our west? Concerned about
ground water and run off toward our already wet grounds & parking. Against such a large
building. (Dennis and Mary Koren, 2455 Londin Lane E, Unit 119)
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5. I am writing to you today in regard to the proposed Multi-family housing project at 2501
Londin Lane. I am fully against this project for several reasons.
a. Too big: the building could have up to 500 residents based on the occupancy of 2
people per bedroom.
b. Lack of infrastructure: neither Lower Afton Rd nor London Lane are set up for 300
plus cars (2 cars per unit) a day coming and going, we already have terrible traffic
patterns.
c. Market rate units (i.e. low-income): We have an apartment complex down just across
McKnight and townhomes on lower Afton road that are low income already and are
eyesore to the area.
d. Lower property values: Another low-income project, with 150 cars in a surface lot
and an unknown number of cars parked on London lane can only bring down the
values or the houses in the area.
e. Safety: Again, crossing the street to Battle Creek Park is treacherous enough now,
without 300 plus more cars coming and going it will become a safety hazard.
f. Other nearby multi-unit housing: beyond the apartments and townhouses down the
street, there is a giant apartment building just across Century in Woodbury,
g. The Ponds and Hillcrest: there is a purposed development of the old Hillcrest site,
which would a great area for this project. Also, the Ponds of Battle Creek is going to
be developed at some point. Again, the area is “full” we cannot support more multi-
family housing on this corner.
This is the wrong area for this project. (Michael Taube, 324 O’Day St. S)
6. Our main concern is increased traffic on Londin Lane E. It will need more patrolling as we
have a lot of pedestrians and many speeders. (Lonny and Kim Berven, 2455 Londin Land E,
Unit 217)
7. Lived here for over 40 years and we are totally against this project!! Do not need for more
problems to arise by bringing in a more diverse atmosphere. Also another 250-300 cars in
that small area, will be a colossal nightmare!! There are plenty of apartments to the west on
Londin Lane and across McKnight. You have a “fantastic” opportunity to partner with St.
Paul and put this “great idea” on all that open land that used to be Hillcrest Golf Course.
What’s Maplewood’s vision here, to grow more like St. Paul or Woodbury? Wake up!
Maplewood south does not need to be ghettoized!! Such a “great idea”, put it in your
neighborhood!! (Gary and Pamela Fuller Trustee, 354 Mary St S)
8. Comments below.
a. West to east on Lower Afton Rd will need a right hand turn lane or stoplight due to
the traffic increase.
b. We already have a lot of walkers going to & from Battle Creek Park. Sidewalks on
Londin Lane are necessary to keep walkers safe.
c. We need assurance that water run off will not come to Connemara I & II
(Kathleen Jensen, 2445 Londin Lane E, Unit 404)
9. Comments below.
a. No parking on North side of Londin Ln E from Lower Afton Rd to Parkview St.
b. Move the Dog walking area to the S.W. Tip of the Pond.
c. Speed control on Londin Ln. will have to be better controlled by the City. There is
much speeding by cars & cycles now and there will be a lot more traffic with many
more vehicles from the New complex.
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d. A wall or high fence to be installed on Afton property to separate the complexes from
public use by the apts.
(Marlene Krupich, 2485 Londin Lane E, Unit 214)
10. Also my input as follows. My house backs up to Crestview pond, which is adjacent to the
proposed development site. The new development will be visible from my backyard. I’m
concerned about the additional noise and traffic generated from the site. The intersection of
Londin and Lower Afton Road is already congested at times. (Kevin Muellet, 412 Highpoint
Curve)
11. Thank you for your letter with the proposed development information. I am a condo owner
and Secretary of the HOA Board in the Connemara II building just down the road from the
proposed site. I attended the community meeting with Alex Bisanz last week. While I
welcome the prospect of the development, I am deeply concerned about the implications for
the community, in particular the Connemara I and II buildings, based on the plans you have
sent out. As you may be aware, Connemara I and II have long dealt with water intrusion
issues in each of our below-grade enclosed garages, caused most likely by groundwater
runoff from the hill to the south. Although the 2021 summer season has been significantly
drier than in previous years, the recent rainfall has once again caused water to infiltrate our
below-grade garages. Members of both associations are greatly concerned that the
proposed plans for a building to the east will disrupt water flows and worsen the water
intrusion problems both buildings face.
We do not want a fourth water holding pond added on our boundary. We have a pond in the
park to the southeast, a pond across the road to the southwest, and a pond to the north.
Historical photos show that prior to its development, our site was a marshland. The
ownership of both buildings is greatly concerned that adding a fourth pond will worsen the
water intrusion in our garages as runoff is allowed to seep into the groundwater table directly
on our property border. How are the developer and city planning to mitigate the groundwater
issues stemming from yet another holding pond?
Additionally, although the developers have committed verbally to building to code, the
increase in torrential rains and extreme weather events leaves us with the concern that
building to the minimum standard will be insufficient to protect the Connemaras from
flooding in the event the holding pond is insufficient to contain runoff from an extreme
weather event. What steps is the City of Maplewood taking to ensure that the development
at 2501 will not contribute to or cause flooding in the Connemaras? Is the city requiring
permeable asphalt? Will there be an overflow drain to release excess water to the storm
sewers? Will the city be requiring rain gardens or other mechanisms to ensure that the
transition from grassland to hard surfaces will not exacerbate the water situation for the
buildings next door? Who will indemnify the owners of the Connemaras against losses
incurred from flooding caused by runoff from 2501 Londin Lane?
The traffic implications of the site plan for 2501 Londin Lane also need consideration.
Speeding is already a concern on this road. Londin Lane is used intensively by pedestrians
and cyclists, despite the lack of sidewalks. It is already difficult for pedestrians and cyclists to
cross the 50 mph Lower Afton to access Battle Creek park from that intersection. Is the city
planning to work with the county to lower the speed limit on Lower Afton, install a traffic light
or roundabout at that intersection, and allow one of the property entrances to be on Lower
Afton? How can the city and county make Londin Lane and that intersection safer? The
situation is already unsafe and adding 300+ new residents will only intensify the traffic
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situation and lead to more dangerous interactions between motorists, cyclists, and
pedestrians.
The property values of the units on the east end of Connemara I will be negatively impacted
by replacing views of the quiet, grassy property with views of a parking lot and the noise and
light disturbances associated with up to 300 cars coming and going on a daily basis. What is
the city doing to ensure the development will not disrupt current residents and depreciate
property values once complete? From an ecological standpoint, how is the developer
planning to offset the loss of plant biodiversity and replace existing habitat for the resident
wildlife which currently inhabit that site? Is the developer planning an ecologically sound
landscaping plan to prevent loss of pollinators? Has an environmental impact report been
done? The developer has promised to send over studies showing increased property values
surrounding current developments, but I have not yet received them. Have you?
Adding hundreds of new residents to the area is likely to put a strain on the surrounding
resources. This area of Maplewood is a food desert. There's the tiny Halal grocer on
McKnight and the Cub foods in SunRay a mile away. The next closest groceries are Byerly's
and Target over in Valley Creek Plaza. What is the city doing to increase availability of
affordable food in the area for residents of this new workforce housing development?
What improvements will the developer be making to the surrounding parks to enhance their
usability? Right now in Clearwater Park across the street from the proposed development,
there's one picnic table and nothing else. With family housing going in across the road,
perhaps a playground for older children and more picnic tables for families to use would be
desirable, especially given the lack of usable outdoor space in the plan for the property. The
proposed plan shows a wide grassy margin and trees along Lower Afton and Londin Lane,
with a small green island on the corner and a small green space in the V of the building.
While these may technically satisfy the 30% green space requirement, very little of that
green space will be usable for residents of the building, especially since much of it will be
taken up by the water holding pond.
Again, I support the city's desire to develop the site, but not if it means increased water
intrusion, depreciation of property values, and less safety for the existing community. A
better plan needs to be made here.
I have included several members of the Connemara II HOA Board on this email. I am sure
we will all look forward to your reply. (Sarah Hall, 2445 Londin Lane E, Unit 106)
12. Just to followup with the 8/26/21 meeting at the Maplewood Nature Center. You said to send
our concerns to you, so here we go:
a. How to handle all the extra traffic on London Lane from a new 148 unit apartment
Bldg? Stoplight for children, handicapped, old folks to cross busy afton rd to Battle
creek park and trails.
b. Make sure the water runoff overflow pond goes down the hill on the NW part of the
property. There already is a low spot there. But it will require some grading and a
big culvert to go under the deer trail that goes past the East end of Connemara I.
c. Security fencing to protect the older folks that live in Connemara I (a 55+ coop
housing unit). Also there is lots of trails, ponds, even a pool in our backyard that
could be hazardous to young children that wander off.
d. Solid fence to block headlights of cars parking right up against the East side condos
of Connemara I.
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Additional comments from same resident.
Our biggest concern is more water in our Connemara I and II garages. We’d like to see the
plans for where your pond overflows to. Maplewood already has 2 ponds that affect us.
One is located just across the street South from the firehouse . The other one is just S
across the street from Connemara II. The water pressure in Connemara I was so bad on
their east side that it squirted up through the cracks in their floor until Maplewood lowered
the pond level by 1 foot. They still had to add a sump hole in their floor with a sump pump to
help alleviate flooding. In Connemara II we are still trying to figure out how to keep water
out.
So, that is why we’d like to see the plans for where your proposed pond overflows to. As I
mentioned at the meeting, we want to know where the overflow goes. We’d like to make
sure it drains down the hill to the Mississippi, and not into our basement garages. We will
not accept more water saturating the ground into the water table. When you say
biofiltration, all these ponds filter nothing. They sit there all year, going down with
evaporation or overflowing into the next pond down the hill. It may be a nice concept, but in
practicality, it does not work. They turn a nice pea green all summer long and stink to the
high heaven. Just take a look and smell.
Second issue is traffic. We have a hard time turning onto Londin Lane from Lower Afton Rd
now, because of the traffic, and also trying to dodge the potholes. Road maintenance is
horrible on this stretch. Check it out now and then again in Feb – April. At a minimum we
need a 4 lane highway with a stoplight at that intersection for left turns.
(Herb Goetsch, 2455 Londin Lane E, Unit 314)
13. We received the drawings for the proposed apartments at 2501 Londin Lane.
We think the drawings are fine - the 3 story building is much larger than we had anticipated
and it will certainly fill that property. The exterior architecture looks nice. Underground
parking will be a nice amenity for the residents.
It appears that they are going to plant a long row of trees under the existing power line and
cable TV elephant fence along Londin Lane. They need to take a look at the chopped off,
ungainly pines and hardwoods to the west along Connemara's boulevard to see what will
become of their trees once they reach 25 feet tall. We're definitely not saying "don't plant
trees" but consider what's above them before planting. Planting under power lines is always
a bad idea. Perhaps they will pay Xcel and Comcast to bury those overhead lines and get
rid of the poles?
We're not quite buying their statements that our property values will increase because they
built an apartment nearby. Property values are always going up but it doesn't follow that
apartments are the reason.
Our sincere hope is that the management and residents are good neighbors. Crime and
poorly maintained property would make them bad neighbors.
Frankly, the City of Maplewood's maintenance of the old fire building for the past decade set
a quite low bar for our new neighbors - grass at the abandoned fire station was cut very
infrequently, bushes were untrimmed, tall weeds were left to grow against the foundation,
standing dead trees, etc. If regular homeowners maintained our properties like that we'd be
getting visits from the City telling us to clean up. But I digress.
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Again, our sincere hope is that the property management and residents are good neighbors.
(Bob and Janet Traun, 413 Highpoint Curve S)
14. Due to the size of the building capacity would like a traffic light to be installed on Londin
Lane at Lower Afton Rd. Lower Afton Road speed limit reduced from 50MPH to 40MPH.
(Robert and Susan Steege, 2455 Londin Lane E, Unit 214)
Will cause more traffic on Londin Lane E – a necessity will arise to have traffic lights on
Londin Lane E & Lower Afton. Right now – cars really speed on Londin Lane E to McKnight!
(Tamara Niepritzky Trustee, 2445 Londin Lane E, Unit 102)
15. My concerns are:
a. The height & size of building – does it blend in with rest of neighborhood. I don’t want
anything that sticks out like a sore thumb!
b. Sidewalks & stoplights. We have a fair amount of senior walkers along Londin Ln
already & it’s getting harder to cross Lower Afton & walk along Londin Ln. With
increased traffic could be dangerous.
c. Hope they are planning on planting lots of trees & shrubs (& keeping them
maintained!) so we have some feeling of green space.
d. Already have increased thefts in area - ? more police patrols.
(Susan Zukaitis Trustee, 2445 Londin Lane E, Unit 306)
16. The addition of 2-300 more cars on Londin Ln will increase an already dangerous street.
The street has become a speedway. I have lived here 12 years, and its become dangerous.
PLEASE DO NOT ALLOW THIS BUILDING! (Timothy Egan, 2445 Londin Lane E, Unit 407)
17. Comments below.
a. Vehicle entry/exit from Londin Lane – how many turn lane so traffic from east and
west may provide back-up traffic and danger to pedestrian traffic due to access to
trail north of very busy Lower Afton Road.
b. How close to Connemara Condos is the western end of proposed property? Noise
factor etc. may adversely affect property values at Connemara I and II. (Patrick
Mulvehill, 2445 Londin Ln E, Unit 201)
18. We are opposed to this 148 unit bldg. We have people walking daily with families, dogs,
friends all day & evening. It leads to the dog park & Battle Creek walkway on Lower Afton.
148 units will have at least 148 cars & increase traffic on Londin Ln. It has enough now as
people use it as a short cut to McKnight. Also the 148 plus cars would park on Londin Ln.
Nature is affected also – pond brings kids & other animals for water. With 2 large complexes
already on Londin Ln has enough traffic. How can it be so close to an oil line? It is a
beautiful family friendly area that should remain as is. (Edward and Margaret Kaiser Trustee,
2485 Londin Lane E Unit 315)
19. Comments below
a. Sheet Title: Grading Plan C4.01 Can you send me a legible copy and also sh. Title:
Landscape Overall Plan L1.01?
b. What does “diverse housing option” mean? Is there money set aside for Section 8
and other low income tenants? i.e. “mixed income housing?”
c. Has the city of MPWD requested an Environmental Impact Statement from
appropriate agenc(ies)?
d. Has MPWD requested or entertained any other proposal for this property such as
townhomes?
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e. Can you provide me a list of other “proposed” and approved/built developments you
have been involved with in 7 – County Metro Area? And how they have been
received in their respective communities?
(Colleen Gunderson, 2485 Londin Lane E, Unit 322)
20. Ours is a quiet neighborhood, I believe that adding this apartment will change this forever. It
will add at least 500 people, a large number of dogs and 300+ automobiles. The dog park at
the apartment complex will rarely be used in favor of Crestview park across the street. The
park will be fouled with dog poop and the park lawns damaged by the increased activity
The development company has tried to float the idea that property values will actually
increase thanks to the addition of this complex. That’s ludicrous. How many more low-
income housing projects can this neighborhood tolerate? Just across McKnight is Afton
View Apartments which is section 8 housing. While on the fringe of the neighborhood, our
park and streets are visited by many of the residents. Coming further East from there are
unnamed apartments that are clearly section 8 apartments. Then comes Maplewood
Gardens which is fast sliding into poor condition. In addition to these are numerous
townhomes on the south side of the block off of Londin Lane. Adding another complex that
is primarily lower rent just drives the neighborhood down.
Retirement housing would be more acceptable, townhouses rather than apartments.
Retirees will drive less and would likely be couples only instead of larger families. Save the
Golf course property for the type of housing this company wishes to bring in
Traffic from the residents of this complex will dump onto Londin Lane exclusively. This road
as well as Sterling and Lower Afton are often race tracks. Lower Afton is a 50 mph road
with a crosswalk that is terrifying to cross during near peak and peak traffic hours. I
personally have been near missed on a number of occasions when courteous drivers stop
for you but drivers behind him shoot out and go around (thus the near miss).
Coming off Lower Afton onto Londin Lane at the curve around the fire station is another area
that these potential new residents will need to contend with. Drivers show no mercy as they
prepare to drive down the Londin Lane straightaway
Cross walk to cross Lower Afton is extremely dangerous as the speed limit is 50mph and
even if a driver stops to let you cross other drivers go around them and ignore the persons
in the cross walk also traffic coming off Lower Afton onto Londin lane is a road race! People
fly around the curve only to continue to fly down Londin lane or up Sterling (which is like a
freeway). Today, no one stops at the stop signs going onto Lower Afton or the sign at
Sterling and Oday/Mary.
We don’t need all these additional vehicles in the neighborhood. Retirees would be a much
better fit for a residential neighborhood. Ownership in the property tends to keep it looking
nice and adds value to the neighborhood not a complex that has 70+ percentage lower rent
units. Thanks for listening (James Morley, 341 Oday St S)
21. The eastern boundary of our (2485 Londin Lane) abuts this proposed project. I looked at the
red stakes which mark the western boundary of the project. They appear to use the pipeline
easement as property for the project. This puts the property very close to our building.
In the interest of both surface water runoff and noise/light pollution prevention, we request
that the proposed fence on the west edge of the parking lot line be made on top of a 4 four
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earth berm. The fence/berm could start at the south property line and end just north of the
northern underground garage entrance. (William Barrett, 2485 Londin Lane E, Unit 324)
22. I am a homeowner and a State employee who moved into Connemara Condos 2.5 years
ago with my husband. I chose this neighborhood because of the open wooded areas and
the walkability. Currently, Londin Lane is a quiet street with very little crime, traffic, and
noise. When I heard about the proposed development in the area, I found myself becoming
very concerned. Why would the City of Maplewood allow a 140+ low income housing unit to
be built on such a small piece of land? I am struggling to see how the implications of this
development on the homeowners in the neighborhood will be positive. Here are a few
reasons for why I am opposed to this new proposed development:
a. Increase of traffic
i. Londin Lane is a street that has one way in and one way out and there is
already issues with people exceeding the speed limit of 30. With an increase
of 100 or more cars on this small street, it will make this street more
dangerous for people walking/running and it will increase the likelihood of
accidents and speeding.
1. What does the City plan to do to decrease the traffic, mitigate the
speeding and avoidance of accidents?
b. Safety
i. Unfortunately with low-income housing, crime does increase. If you add
140+ unit low income housing unit, there will be additional crime and drugs in
the area.
1. What is the City’s plan to ensure that crime and drugs do not impact
this area?
2. How will the City prevent break-ins to cars parking in the open lot of
our condo building?
c. Noise
i. This neighborhood is a quiet community. Our condos are right next door to
this proposed development, so if you add 140+ unit low income housing unit
there will be an increase of traffic noise and people.
1. How will the city ensure that the noise level is managed in our
neighborhood (cars blaring down the street, kids yelling, etc.)
d. Property Values
i. I purchased my condo in Maplewood because of the quiet, wooded area
knowing that I would have a high resell value. With low-income housing
developments, the developer often builds new buildings, but does not
properly maintain the buildings, the parking lot, or the grounds making
property values around the new development decrease. These low-income
housing developments turn into housing projects. If there is a housing project
right next door to our condos, it will definitely decrease my property value and
make my condo difficult to sell.
1. What is the City’s plan to ensure the buildings, parking lot and
grounds are properly maintained?
2. What market research can you provide to the homeowners of our
community that indicate your assurances that our property values will
not decrease?
(Tamika Brewer, 2455 Londin Lane E, Unit 215
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Reference Information
Site Description
Site Size: 5.92 acres
Existing Land Use: Closed Fire Station
Surrounding Land Uses
North: Ramsey County Correctional Facility
East: Lower Afton Road and Single-Family Homes
South: City-owned Land and Single-Family Homes
West: Two Condominium Buildings and Vacant Land
Planning
Existing Land Use: High Density Residential
Existing Zoning: F – Farm Residence
Attachments:
1. Zoning Map Amendment Ordinance
2. Conditional Use Permit Amendment
3. Design Review Resolution
4. Overview Map
5. 2040 Land Use Map
6. Zoning Map
7. Applicant Narrative
8. Site Plan
9. Building Renderings
10. Engineering Review
11. Environmental Review
12. Applicant’s Plans, Date-Stamped September 3, 2021 (separate attachments)
PC Packet Page Number38 of 115
Attachment 1
AN ORDINANCE REZONING THE PROPERTY AT 2501 LONDIN LANE EASTFROM F, SINGLE
FARM RESIDENCE DISTRICT, TO R-3, LIGHT MULTIPLE DWELLING DISTRICT
The City Of Maplewood, Minnesota Ordains:
Section 1.
1.01 The property at 2501 Londin Lane East is hereby rezoned from F, farm residence
district, to R-3, multiple dwelling district.
1.02 The property is legally described as:
PIN: 122822120001 – That part of the Northwest Quarter of the Northeast Quarter of
Section 12, Township 28 North, Range 22 West, according to the U.S. Government
Survey thereof, lying Southwesterly of New Lower Afton Road and Northerly and
Northwesterly of Londin Lane.
Section 2.
2.01 This ordinance is based on the following findings:
1.The rezoning to R-3, multiple dwelling district would result in a development
compatible with the existing surrounding development type and intensity.
2.The rezoning would be consistent with the intent of the zoning ordinance and the
comprehensive guide plan.
3.The rezoning would be consistent with public health, safety, and welfare.
2.02 This ordinance is subject to the following conditions:
1.The site must be developed and maintained in substantial conformance with the
following plans:
a.Site plan, date-stamped September 3, 2021.
b.Design plans, date-stamped September 3, 2021.
2.The development must further comply with all conditions outlined in City Council
Resolution No. _______ for a conditional use permit _________ by the
Maplewood City Council on October 11, 2021.
Section 3. This ordinance is effective upon publication in the city’s official newspaper.
__________ by the City Council of the City of Maplewood, Minnesota, on October 11, 2021.
PC Packet Page Number39 of 115
Attachment 2
CONDITIONAL USE PERMIT RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Ian Schwickert of Real Estate Equities has requested approval of a conditional use
permit.
1.02 The property is located at 2501 Londin Lane East and is legally described as:
PIN: 122822120001 – That part of the Northwest Quarter of the Northeast Quarter of
Section 12, Township 28 North, Range 22 West, according to the U.S. Government
Survey thereof, lying Southwesterly of New Lower Afton Road and Northerly and
Northwesterly of Londin Lane.
Section 2. Standards.
2.01 City Ordinance Section 44-359 requires a Conditional Use Permit for multiple
dwelling buildings that exceed a height of 35 feet.
2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a)
states that the City Council must base approval of a Conditional Use Permit on the
following nine standards for approval.
1.The use would be located, designed, maintained, constructed and operated to be
in conformity with the City’s Comprehensive Plan and Code of Ordinances.
2.The use would not change the existing or planned character of the surrounding
area.
3.The use would not depreciate property values.
4.The use would not involve any activity, process, materials, equipment or methods
of operation that would be dangerous, hazardous, detrimental, disturbing or
cause a nuisance to any person or property, because of excessive noise, glare,
smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness, electrical interference or other nuisances.
5.The use would not exceed the design standards of any affected street.
6.The use would be served by adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
7.The use would not create excessive additional costs for public facilities or
services.
8.The use would maximize the preservation of and incorporate the site’s natural
and scenic features into the development design.
PC Packet Page Number40 of 115
Attachment 2
9.The use would cause minimal adverse environmental effects.
Section 3. Findings.
3.01 The proposal meets the specific conditional use permit standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering the conditional use permit
for a planned unit development amendment request.
1.On September 21, 2021, the planning commission held a public hearing. City
staff published a hearing notice in the Pioneer Press and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council _______ this resolution.
2.On October 11, 2021, the city council discussed this resolution. They considered
reports and recommendations from the planning commission and city staff.
Section 5. City Council
5.01 The city council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Approval is subject to the following conditions:
1.All construction shall follow the approved plans, date-stamped September 3,
2021. The director of community development may approve minor changes.
2.The proposed construction must be substantially started within one year of
council approval or the permit shall become null and void.
3.The city council shall review this permit in one year.
__________ by the City Council of the City of Maplewood, Minnesota, on October 11, 2021.
PC Packet Page Number41 of 115
Attachment 3
DESIGN REVIEW RESOLUTION
Be it resolved by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Ian Schwickert of Real Estate Equities has requested approval of a design review.
1.02 The property is located at 2501 Londin Lane East and is legally described as:
PIN: 122822120001 – That part of the Northwest Quarter of the Northeast Quarter of
Section 12, Township 28 North, Range 22 West, according to the U.S. Government
Survey thereof, lying Southwesterly of New Lower Afton Road and Northerly and
Northwesterly of Londin Lane.
1.03 On September 21, 2021, the community design review board reviewed this request.
The applicant was provided the opportunity to present information to the community
design review board. The community design review board considered all of the
comments received and the staff report, which are incorporated by reference into this
resolution.
Section 2. Site and Building Plan Standards and Findings.
2.01 City ordinance Section 2-290(b) requires that the community design review board
make the following findings to approve plans:
1.That the design and location of the proposed development and its relationship to
neighboring, existing or proposed developments and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
2.That the design and location of the proposed development are in keeping with the
character of the surrounding neighborhood and are not detrimental to the
harmonious, orderly and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3.That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures and colors.
Section 3. City Council Action.
3.01 The above-described site and design plans are hereby approved based on the
findings outlined in Section 3 of this resolution. Subject to staff approval, the site
must be developed and maintained in substantial conformance with the design plans
date-stamped December 24, 2020. Approval is subject to the applicant doing the
following:
1.Obtain a conditional use permit from the city council for this project.
PC Packet Page Number42 of 115
Attachment 3
2.Repeat this review in two years if the city has not issued a building permit for this
project.
3.All requirements of the fire marshal and building official must be met.
4.Satisfy the requirements set forth in the engineering review authored by Jon
Jarosch, dated September 9, 2021.
5.Satisfy the requirements set forth in the environmental review authored by Shann
Finwall and Carole Gernes, dated September 13, 2021.
6.The applicant shall obtain all required permits from the Ramsey-Washington
Metro Watershed District.
7.Rooftop vents and equipment shall be located out of view from all sides of the
property.
8.Any identification or monument signs for the project must meet the requirements
of the city’s sign ordinance. Identification or monument signs shall be designed to
be consistent with the project’s building materials and colors.
9.Prior to the issuance of a building permit, the applicant shall submit for staff
approval the following items:
a.The applicant shall provide the city with a cash escrow or an irrevocable letter
of credit for all required exterior improvements. The amount shall be 150
percent of the cost of the work.
b.Submit to staff a screening plan detailing that all ordinance requirements are
met in terms of screening on the west side of the west parking lot.
10.The applicant shall complete the following before occupying the building:
a.Replace any property irons removed because of this construction.
b.Provide continuous concrete curb and gutter around the parking lot and
driveways.
c.Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas.
d.Install all required outdoor lighting.
e.Install all required sidewalks and trails.
11.If any required work is not done, the city may allow temporary occupancy if:
a.The city determines that the work is not essential to 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
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Attachment 3
shall complete any unfinished exterior improvements by June 1 of the
following year if occupancy of the building is in the fall or winter or within six
weeks of occupancy of the building if occupancy is in the spring or summer.
12.All work shall follow the approved plans. The director of community development
may approve minor changes.
__________ by the City Council of the City of Maplewood, Minnesota, on October 11, 2021.
PC Packet Page Number44 of 115
Attachment 4
2501 Londin Lane East
August 27, 2021
City of Maplewood
Legend
!
I
0490
Feet
Source: City of Maplewood, Ramsey County
PC Packet Page Number45 of 115
Attachment 5
2501 Londin Lane East
August 27, 2021
City of Maplewood
Legend
!
I
Future Land Use - 2040
Low Density Residential
Medium Density Residential
High Density Residential
Public/Institutional
Park
0490
Feet
Source: City of Maplewood, Ramsey County
PC Packet Page Number46 of 115
Attachment 6
2501 Londin Lane East
August 27, 2021
City of Maplewood
Legend
!
I
Zoning
Single Dwelling (r1)
Multiple Dwelling (r3)
Planned Unit Development (pud)
Farm (f)
Open Space/Park
0490
Feet
Source: City of Maplewood, Ramsey County
PC Packet Page Number47 of 115
Attachment 7
Project Narrative
Real Estate Equities is pleased to submit this planning application for the future
development of the approximately 5.92 acre site located at 2501 Londin Lane E., in the
City of Maplewood, Ramsey County, Minnesota. The proposed development, to be
developed by Real Estate Equities (the “Applicant”), which will be further detailed in this
narrative, will be for approximately 148-units of multifamily housing. Project amenities
will include a dog run, outdoor playground, patio with grilling stations, club room as well
as a fitness center. The property will also include a full-time on-site management team.
The proposed development will include 72 one bedroom-one bath, 61 two bedroom-two
bath, and 15 three bedroom-three bath housing units. The project is currently proposing
158 surface parking stalls as well as 151 underground parking spaces.
Real Estate Equities Applicant Background / Resume
–
Real Estate Equities (REE) is a 50-year-old multifamily development and property
management company based in the Twin Cities. We are predominantly focused on
providing quality workforce and affordable rental housing that improves the lives of the
families and seniors that call our communities home. We are focused on developing a high-
quality project that represents our brand and community well. In REE’s history, they have
developed and managed over 12,000 multifamily housing units across the country. REE is
a long-term owner and as such they use high-quality and attractive materials for
construction. REE stays committed to future investment in its assets to maintain the high
standards that are expected by its residents, community partners and financial stakeholders.
More information on the applicant can be found at the company website:
REEapartments.com.
Property Location and Current Use
The Property’s Ramsey County Tax Assessor’s Parcel Numbers are: 122822120001. As
previously mentioned, the Property is located at 2501 Londin Lane E., in the City of
Maplewood, Minnesota.
The Property was formerly used as a fire station in the City of Maplewood. However,
currently the property remains unoccupied and owned by the City of Maplewood. The
property is in a growing/developing area of the City (See Site Aerial Photo below).
PC Packet Page Number48 of 115
Attachment 7
Site Aerial Photo
Site Information
The Property is currently vacant and has frontage along both Lower Afton Road and
Londin Lane E. Across Lower Afton Road to the north is the Ramsey County Correctional
facility accompanies with both religious service, and education services. Further to the
north alongside Interstate 94, there are restaurants, commercial and retail uses in the
developed sites to the north of the subject property. South of the proposed development is
a mix of uses ranging from single family homes to parks and recreational sites. In addition,
the site is located near Crestview Park, Carver Elementary School, and Costco Wholesale.
To the east of the development site is commercial and restaurant services. To the west is
primarily multifamily housing and educational services. The additional rooftops added to
this area by this proposed development will support future investment from commercial
and retail development uses for the remaining commercial and retail opportunities in this
area.
The proposed project will provide efficient entry and exit locations for future residents.
Throughout the site there are ample internal pedestrian connections as well as walkable
access to Lower Afton Road & Londin Lane E. The goal is to encourage and promote a
walkable site with landscape features to designate and encourage pedestrian usability. A
vehicular/pedestrian connection east/west was also important in order to integrate the
multifamily development site with the current commercial uses to the east and west of the
proposed development.
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The project will utilize multiple fire safety construction materials such as mineral wool,
OSB and gypsum sheathing as a part of wall and floor assemblies as well as within
concealed spaces to block the migration of fire and hot gases in case of fire. The building
will also be fully equipped with an NFPA 13 fire suppression system. Fire alarms, Smoke
detectors, and CO detectors in units, as well as common areas.
The project will provide adequate lighting and open space on site through the following
methods. Multiple high-efficiency lighting throughout the parking area, as well as high-
quality camera systems to ensure a safe environment for all residents and staff.
Additionally, the project will offer a tot lot/playground, patio with grilling stations, and a
dog run. With the inclusion of all these amenities, the applicant believes that this will more
than exceed the green space requirement set forth by the City of Maplewood.
In addition to ample green space and surface level parking there are several other aspects
that will help eliminate overcrowding on site. These include, secured and controlled entry
systems, private underground parking, and efficient management systems. These efficient
management systems include, consistent tracking of vehicles parked in both the surface lot
and underground parking area, detailed lease tracking on a month-by-month basis, and a
secure and organized packaging and mailing system.
The project will also act as a catalyst from a valuation standpoint for the surrounding
properties and homes in the immediate area. Throughout the years, there has been a
consistent trend of increasing properties values of homes and surrounding properties that
are adjacent to a newly developed multifamily apartment complex. This is the case for both
market rate and income restricted properties.
The proposed zoning request is consistent with the surrounding properties and
neighborhood as the applicant is proposing to implement a very similar but higher quality
product than what is already operating in the area. To the east of the proposed development
are two multifamily complexes known as Afton View Apartments, a 286-unit complex
built in 1970; as well as, Park Apartments & Townhomes, a 136-unit complex built in
1967. The project will offer a high-quality product with a robust amenity package for its
residents. In addition to the high-quality product the design team will continue to work
with the city staff to incorporate design aspects that best emulate the surrounding
neighborhoods and features.
Based upon the applicant’s analysis of the surrounding area, REE believes that the location
has the adequate public facilities to service the proposed development of 148 multifamily
housing units.
Conclusion
Real Estate Equities is excited to bring this housing solution to the City of Maplewood.
This project will set a high standard for future multifamily development in the City of
Maplewood, and as an added benefit will provide 148 units of mixed-income housing. This
project is compelling in that it provides a diverse housing option to the City of Maplewood
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and the larger market area at a time when it is needed most. The project will be a perfect
fit to this retail and commercial node within the city and will provide housing within a short
distance from current and future commercial, retail, restaurant uses. This project will allow
for current and incoming residents to access an attainable housing option to support all
levels of growth within the city. It will be a win for future and current City of Maplewood
residents and the economic development of this area within the city, as employers continue
to seek investment in communities with a variety of housing choices for prospective
employees. The Applicant looks forward to working with the city on this much needed
housing project.
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Engineering Plan Review
PROJECT: Londin Lane Multi-Family Housing Building
2501 Londin Lane East
PROJECT NO: 21-23
COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer
DATE: 9-9-2021
PLAN SET: Engineering plans dated 8-13-2021
REPORTS: Stormwater management plan dated 8-13-2021
The applicant is seeking city approval to develop a 148-unit multi-family housing building and
associated site amenities at 2501 Londin Lane East. The applicant is requesting a review of the
current design.
The amount of disturbance on this site is greater than ½ acre. As such, the applicant is required
to meet the City’s stormwater quality, rate control, and other stormwater management
requirements. The applicant is proposing to meet these requirements via the use of filtration
basin. From the information submitted, it appears that the proposed design meets the City and
Watershed District stormwater management requirements.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents and calculations for final review. The following are engineering review
comments on the design and act as conditions prior to issuing permits.
Drainage and Stormwater Management
It has been noted that adjacent properties have raised concerns in regards to existing water
issues experienced on their properties and the potential impacts this proposed development
could have. This was kept in mind while performing this review. As do all projects, this proposal
was reviewed to ensure it meets the City’s stormwater management requirements, which
includes reducing rates of discharge and improving water quality. This project, as proposed
meets the City’s stormwater management requirements, reducing runoff rates substantially in
the 2-year, 10-year, and 100-year design events. Likewise, the prosed design meets the City’s
water quality requirements, providing 22,437 cubic-feet of filtration basin capacity.
While the overall drainage pattern to the adjacent property to the west is maintained, it is worth
noting that the discharge point for runoff has been shifted 200-feet to the north in the proposed
design, placing it further from the existing buildings to the west.
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The development as submitted should not negatively impact the adjacent properties given the
combination of the reduced flow rates, improved water quality, and relocated discharge location.
1)The project shall be submitted to the Ramsey-Washington Metro Watershed District
(RWMWD) for review. All conditions of RWMWD shall be met.
2)A joint storm water maintenance agreement shall be prepared and signed by the owner
for the proposed filtration basin, infiltration basins, pretreatment devices, and
underground detention system. The Owner shall submit a signed copy of the joint storm-
water maintenance agreement with the RWMWD to the City.
3)The lowest floor elevation (LFE) of the proposed building shall be set at least 2-feet
above the 100-year high water elevation of the proposed filtration basin. Likewise, the
LFE shall be set at least 1-foot above the designated emergency overflow elevation.
4)An emergency overflow for the filtration basin shall be identified on the plans. This
overflow shall be properly stabilized to prevent erosion during an overflow event.
5)A minimum 3-foot deep sump shall be installed on CBMH-101 and CBMH-201 to provide
pre-treatment and sediment removal upstream of the proposed filtration basin.
Traffic and Pedestrian Analysis
The City consulted with S.E.H., Inc. to analyze the potential traffic impacts from the proposed
development. Their findings noted that the approximate traffic demand from the development is
predicted to function acceptably on Londin Lane, Lower Afton Road, and under the current
configuration of the intersection of these two roadways.
6)The applicant shall have Ramsey County review the proposal to determine if any
modifications to the pedestrian crossing on Lower Afton Road are necessary per the
County’s Pedestrian Crossing Treatment Policy. All requirements of Ramsey County
shall be met.
7)A five-foot wide concrete sidewalk shall be added along the properties Londin Lane
frontage within the public right-of-way.
8)The applicant shall review the easterly site entrance in relation to its distance from
Sterling Street to ensure there are no conflicting turning movements. Likewise, this
entrance shall be reviewed to ensure plantings and site grades do not interfere with
sightlines for motorists on Londin Lane or those exiting the site.
Grading and Erosion Control
9)All slopes shall be 3H:1V or flatter.
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10)Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils onsite are stabilized. This includes storm sewer on adjacent
streets that could potentially receive construction related sediment or debris.
11)Adjacent streets and parking areas shall be swept as needed to keep the pavement
clear of sediment and construction debris.
12)All pedestrian facilities shall be ADA compliant.
13)The total grading volume (cut/fill) shall be noted on the plans.
14)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
Sanitary Sewer and Water Service
15)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this project. A SAC determination is required.
16)All modifications to the water system shall be reviewed by Saint Paul regional Water
Services. All requirements of SPRWS shall be met.
17)All new sanitary sewer service piping shall be schedule 40 PVC or SDR35.
18)The proposed sanitary sewer service shall be core-drilled into the manhole.
Other
19)The proposed sanitary sewer connection extends across Londin Lane at Sterling Street.
Londin Lane and Sterling Street shall be restored per the City’s right-of-way Ordinance.
This will include the replacement of the base and wear course pavement from
construction joint to construction joint.
20)The applicant shall provide a self-renewing letter of credit or cash escrow in the amount
of 125% of the proposed site improvements including earthwork, grading, erosion
control, site vegetation establishment, aggregate base, and paving.
21)A Ramsey County right-of-way permit shall be obtained for all work within the right-of-
way along Lower Afton Road.
22)Grading and storm sewer construction is shown within the existing Magellan Pipelines
Easement. The project shall be reviewed by Magellan Pipelines. All of their requirements
shall be met.
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Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
The applicant should verify the need for other City permits with the Building Department.
23)Right-of-way permit
24)Grading and erosion control permit
25)Storm Sewer Permit
26)Sanitary Sewer Permit
-END COMMENTS -
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Attachment 11
Environmental Review
Project: 60 Unit Senior Housing Cooperative
Date of Plans: 8/13/21 – Landscape Overall Plan and Tree Plan
Date of Review: 9/13/21
Location: 2501 Londin Lane
Reviewer: Shann Finwall, Environmental Planner
Carole Gernes, Natural Resources Coordinator
Project Background: One hundred forty eight unit multi-family housing building. There are
significant trees on the site. The applicant is proposing a filtration basin. The development
must comply with City’s tree ordinance, filtration basin and overall landscaping policies. In
addition, all multi-family properties are covered by the City’s recycling program.
1.Trees:
a.Requirements: Maplewood’s tree preservation ordinance describes a significant
tree as a healthy tree with the following species and size criteria: 1) hardwood
tree with a minimum of 6 inches in diameter; 2) evergreen tree with a minimum of
8 inches in diameter; and 3) softwood tree with a minimum of 12 inches in
diameter. A specimen tree is defined as a healthy tree of any species which is
28 inches in diameter or greater.
Tree replacement is based on a calculation of significant trees located on the site
and significant trees removed. Credits are given for all specimen trees that are
preserved. The applicant must mitigate tree replacement by planting as many
trees (2-inch caliper or larger) on the site as possible. If there is not enough
room for all replacement trees, the City can authorize the applicant pay into the
City’s tree fund at a rate of $60 per caliper inch of replacement tree that cannot
be planted on site.
b.Proposal: There are 17 significant trees equaling 257 diameter inches of trees
on the property. The applicant is removing 13 significant trees equaling 191
diameter inches. One 33-inch specimen tree is being preserved. Based on
trees removed and trees saved, the applicant must replace 139.12 caliper inches
of trees (69 2-inch caliper trees).
The applicant’s landscape plan includes 79 new trees, for 192 caliper inches.
The landscape plan meets the City’s tree replacement requirements.
c.Recommendations:
1)Prior to issuance of a grading permit the applicant must submit the
following:
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a)A revised tree plan showing the correct tree replacement
calculation (i.e., one 33-inch specimen tree is being preserved, not
a total of 66 inches).
b)A tree protection plan that identifies how trees being preserved
near the development will be protected per the City’s tree
ordinance and standards.
c)A cash escrow or letter of credit to cover the cost of the
replacement trees.
2.Filtration Basin Infiltration Basin:
a.Requirement: Large filtration basins will ideally be planted with deep-rooted
native plants. The City requires a portion of the basin to be planted rather than
seeded. Using plants rather than seeds hastens establishment and provides a
better chance of successful establishment. Basin bottoms and lower elevations
almost never establish successfully from seed since the seed is washed away
when stormwater flows into the basin.
b.Proposal: There is a large filtration basin proposed on the northwest side of the
parcel.
c.Recommendations:
1)Provide a detailed landscape plan for the infiltration basin, including a list
of species, container size, spacing, and quantities to be approved by City
staff.
2)For any area using a native seed mix provide information on maintenance
for planting year and years two and three, addressing what maintenance
activities will be required and what entity (developer, owner, etc.) will take
on this responsibility.
3.Overall Landscaping Recommendations:
Prior to issuance of a grading permit the applicant will submit a revised landscape plan
that addresses the following:
a.The landscape plan includes 19 maple trees. The City of Maplewood’s urban
forest already consists of over 20% maples. In order to increase the diversity of
our canopy, please substitute native, climate resilient shade tree species from
the attached list.
b.Please substitute a river birch, Betula nigra for the non-native Betula platyphylla.
c.Please substitute 4 Swamp White Oak, Quercus bicolor for the 4 Regal Prince
oak hybrids.
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d.Japanese tree lilac was reported as invasive in several areas of Minnesota over
the last two years, including the Metro Area. Please substitute a pollinator
supporting native tree, such as serviceberry for the 11 Japanese tree lilacs.
e.Burning bush, Euonymus alatus, is on the Minnesota Noxious Weed Specially
Regulated List. It will move up to the Restricted Noxious Weed list in
2023. Please substitute a native pollinator-supporting shrub such as chokeberry,
Aronia melanocarpa; Eastern Wahoo, Euonymus atropurpurus; American
hazelnut, Corylus Americana; or blueberry, Vaccinium ssp.
f.Lady’s mantle, Alchemilla mollis, exhibits invasive tendencies:
https://hort.extension.wisc.edu/articles/ladys-mantle-alchemilla-
mollis/#:~:text=Lady's%20mantle%20should%20be%20planted,6%E2%80%9D%
20across%20with%20serrated%20edges. Because prevention is the most
successful method of managing invasive species, please substitute the 32 lady’s
mantles with a pollinator supporting native plant such as butterfly weed,
Asclepias tuberosa or another native suited to the soil, moisture and lighting
conditions.
g.This site is the location of the largest infestation of common tansy in Ramsey
County. Common tansy is on the Minnesota Noxious Weed Prohibited - Control
List. By law the infestation must be controlled to prevent spread. Movement of
soil from this site before eradication would spread the plant with the soil.
The Ramsey County Cooperative Weed Management Area (CWMA) has been
treating tansy on the site by removing seed heads and treating with Escort
herbicide during non-flowering periods.
1)Work with the Ramsey County CWMA to treat the area one more time.
The CWMA will require a landowner’s agreement for the work. Grant
funds will be used so there will be no cost to the applicant or the City.
2)Hire a natural resources specialist or certified pesticide applicator familiar
with identification and treatment of this invasive species. A specialty
herbicide only available to licensed applicators is necessary.
4.Recycling: Maplewood’s solid waste ordinance requires all multiple-family properties
with more than four units to be included in the City’s recycling program. The City’s
recycling contractor supplies the carts or dumpsters. The City's recycling fee is invoiced
to multiple-family dwellings on a per unit, per monthly fee basis with their water and
sanitary sewer bills.
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PLANNING COMMISSION STAFF REPORT
Meeting Date September 21, 2021
REPORT TO: Melinda Coleman, City Manager
REPORT FROM:
Michael Martin, AICP, Assistant Community Development Director
PRESENTER:Michael Martin, AICP, Assistant Community Development Director
AGENDA ITEM:
The American Cooperative on Lake Phalen, 1875 East Shore Drive
a. Conditional Use Permit for a Shoreland Planned Unit Development
Resolution
b.Preliminary Plat and Final Plat Resolution
Action Requested: Motion Discussion Public Hearing
Form of Action: Resolution Ordinance Contract/Agreement Proclamation
Policy Issue:
Mick Conlan, of Gramercy Development, is requesting approval to build a 60-unit senior housing
cooperative building on vacant land located at 1875 East Shore Drive. The proposed building will be
four stories tall with a flat roof, over an enclosed below-grade garage.
To move forward with this project, the applicant needs city council approval of a shoreland planned
unit development, preliminary plat, final plat and design review.
Recommended Action:
a. Motion to approve a conditional use permit for a shoreland planned unit development
resolution for a 60-unit senior housing cooperative building to be constructed at 1875 East
Shore Drive.
b. Motion to approve a preliminary plat and final plat resolution for a 60-unit senior housing
cooperative building to be constructed at 1875 East Shore Drive.
Fiscal Impact:
Is There a Fiscal Impact? No Yes, the true or estimated cost is $0.
Financing source(s): Adopted Budget Budget Modification New Revenue Source
Use of Reserves Other: N/A
Strategic Plan Relevance:
Financial Sustainability Integrated Communication Targeted Redevelopment
Operational Effectiveness Community Inclusiveness Infrastructure & Asset Mgmt.
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The city deemed the applicant’s application complete on September 3, 2021. The initial 60-day
review deadline for a decision is November 2, 2021. As stated in Minnesota State Statute 15.99, the
city is allowed to take an additional 60 days if necessary to complete the review.
Background:
Gramercy Development is proposing to build a 60-unit senior housing cooperative building. The
building would be four stories in height. The applicant has requested approval of a shoreland
planned unit development, preliminary plat, final plat and design review.
2040 Comprehensive Plan and Zoning
This site is guided by the 2040 Comprehensive Plan as High Density Residential which allows up to
25 units per acre. The applicant is requesting approval for a 60-unit senior cooperative housing
facility that will sit on 2.14 acres of land.
Typically, 2.14 acres of land would allow up to 53 housing units. Section 44-300 of Maplewood’s
zoning code provides for density credits that if met allow for additional units to be built on site. The
applicant is seeking approval of the following density credits:
Underground parking – net acreage may be increased by 300 square feet for each parking
space – applicant is proposing 95 underground spaces.
High-rise – net acreage for calculating density may be increased by 100 square feet for
each dwelling unit above three stories – applicant is proposing 16 units on a fourth floor.
The above-described density credits add another 0.69 acres to the site – totaling 2.83 acres. Using
the 2.83 acres figure, the applicant would be permitted to build up to 70 units on this site. Therefore,
a 60-unit building meets density requirements for this site.
The site is zoned R-3, multiple dwelling which permits multiple dwelling buildings.
Conditional Use Permit for a Shoreland Planned Unit Development
This site is entirely within the Lake Phalen Shoreland Overlay which requires all residential
development to be reviewed via a conditional use permit for a planned unit development. Shoreland
overlays affect properties within 1,000 feet of a waterbody. The proposed building is approximately
384 feet from the edge of Lake Phalen
The planned unit development (PUD) provisions are intended to encourage more efficient use of
land, public services and greater amenity by allowing, under certain circumstances, a more flexible
means of land development or redevelopment than is otherwise afforded through the strict
enforcement of the zoning requirements of certain districts through lot-by-lot development. Although
planned unit developments may appear to deviate in certain aspects from a literal interpretation of
the zoning and subdivision ordinances, the PUD is intended to allow flexibility in design in order to
promote developments that will be an asset to the city by equaling or surpassing the quality of
developments resulting from the application of more conventional zoning regulations.
Setbacks
The proposed building meets all required setbacks. The applicant is seeking setback flexibility for
building elements on the east and west sides of the site. There is one area on the northwest corner
of the building where a portion of decks will be within 10 feet of the required setback. The affected
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units themselves will be meeting the 20 foot setback requirement. Also on the west side of the site,
there is one area of the drive lane and nine parking spaces that are setback 18 feet instead of the
required 20 feet. Both the referenced decks and parking areas are adjacent to either non-developed
land or a nonconforming parking area on the property to the west. Due to these existing conditions
and the unique shape of the parcel, staff does not have any concerns allowing setback flexibility on
the west side of the building.
On the east side of the site, the building again is meeting the required setbacks but the applicant is
requesting flexibility to allow for decks and a first-level canopy to be setback 21 feet. Given the
larger East Shore Drive right-of-way, staff does not have any concerns allowing setback flexibility
for the decks and first-level canopy on the east side of the building.
Building Height
The proposed building is four stories and 44’-6 ¾” from finished floor elevation to the top of the roof
deck, the overall height is impacted (increased) by the topography change across this site, which
includes a 15’+ grade difference between the property line and the center of the site. Average grade
increases the overall building height to 53’-8” from average grade to top of the highest parapet.
Concrete Patios
The applicant is proposing two concrete patio areas. The larger patio area would be located on the
east side of the building along East Shore Drive. The patio is centrally located just outside the Club
Room within the building allowing events to spill outdoors when weather allows. A second patio,
along with a pergola, is proposed on the south portion of the site. City ordinance does not specify
setbacks for patios but they would be built within the building setback areas. The larger patio on the
east side of the building would come within eight feet of the property line. The patio south of the
building would be within 13 of the south property line and nine feet of the west and east property
lines. The south patio’s pergola is setback 18 feet from the south and east property lines and nine
feet from the west property line.
East Shore Drive has a larger right-of-way, meaning there is about 50 feet between back of curb of
the street to the property line. Because of this distance, staff is comfortable with the proposed
locations of the patios.
Open Space
The Shoreland ordinance states that planned unit developments must contain at least 50 percent
open space. The applicant’s proposed plans do not meet this standard as 60 percent of the site is
covered by impervious surface. Staff is comfortable with allowing flexibility from this standard due to
the unique shape of the lot, the site’s proximity to regional recreational amenities and conditioning
approval on the applicant submitting a stormwater management plan to the City Engineer for review
and approval of a 20 percent impervious surface bonus as allowed by the Shoreland ordinance.
Preliminary and Final Plat
The lot at 1875 East Shore Drive was originally part of the property located directly to the north.
When the Shores at Lake Phalen was approved for construction in 2010 the applicant at the time
platted the 2.14 acres that would become 1875 East Shore Drive as an outlot. This is a standard
development procedure. Now that 1875 East Shore Drive is proposed for development, the city
needs to approve a preliminary plat and final plat for this site. The lot meets all minimum subdivision
standards and is a developable lot.
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Design Review
Site Plan
The site will be accessed by a single drive to the southeast of the building, off of East Shore Drive.
The building is proposed to front East Shore Drive and run along the north boundary of the site. The
surface parking lot will be positioned to the south and west of the building. Access to the
underground parking garage is on the south side of the building.
Building Elevations
The proposed building will be four stories tall with a flat roof, over an enclosed below-grade garage.
Exterior materials and architectural elements include architectural asphalt shingles, covered decks,
aluminum deck railings, dark bronze windows, lap and shake siding as well as panel and batten
siding, cultured stone, and architectural colored masonry at any exposed portions of the garage,
which will blend with the cultured stone above. All design elements would be attractive and
compatible with the existing architecture of the neighborhood.
Floor Area
City ordinance requires a minimum of 740 square feet for two-bedroom units. Three-bedroom units
are required to be at least 860 square feet in size. The applicant’s submittal indicates these
minimums will be exceeded. Before any building permits are issued, staff will ensure this
requirement continues to be met.
Parking
The city’s zoning ordinance states multi-family buildings must provide two parking spaces for each
unit – with one of the parking spaces being covered. This project requires a total of 120 spaces.
This proposed project will have a total of 130 parking spaces, with 95 parking spaces in the
underground parking garage and 35 parking spaces in the surface lot.
Landscaping and Screening
There are 278 significant trees equaling 1,547 diameter inches of trees on the property. The
applicant is removing 75 significant trees equaling 819 diameter inches. Several specimen trees are
being preserved, for a total of 159 caliper inches. Based on trees removed and trees saved, the
applicant must replace 547 caliper inches of trees (273.5 - 2-inch caliper trees). The applicant’s
landscape plan includes 145 new trees, for a total of 521.5 caliper inches. This is 25.5 caliper
inches short of the required 547 caliper inches. The applicant must either submit a revised
landscape plan showing the additional trees or pay into the city’s tree fund.
City ordinance requires screening to be installed when light from automobile headlights and other
sources would be directed into residential windows – in this case along the southwest property line
near the adjacent multi-family building. The ordinance states that minimum screening shall consist
of a barrier at least six feet in height which provides a minimum opaqueness of 80 percent. If
vegetation is used it must provide year-round screening, otherwise, a fence or combination of the
two may be used. The applicant’s plans do not explicitly show how this screening requirement can
be met year round. Prior to a building permit being issued, the applicant shall be required to provide
a plan showing that the screening requirement is met.
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Wetland
There is a Manage B wetland located on the parcel to the west. The City’s wetland ordinance
requires a 75-foot buffer, or a 50-foot minimum with 75-foot averaging. The applicant’s site and
grading plans meet these requirements.
Lighting
The applicant’s submitted photometric plan exceeds city requirements for light intensity in the
southeast corner of the site – near the access drive. A revised photometric plan must be submitted
meeting all city requirements.
Comprehensive Sign Plan
Comprehensive sign plans are required for developments approved as a planned unit development.
The requirements for this comprehensive sign plan will be included in the design review resolution
included with this report. The applicant’s plans indicate a single 20 square foot monument sign will
be constructed. The size meets ordinance requirements. However, the location of the sign is
proposed to be within the East Shore Drive right-of-way which will not be permitted. The applicant
must submit a revised site plan showing the monument sign meeting the sign ordinance’s location
requirements.
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated September 9, 2021, attached to this report.
Environmental
Please see Shann Finwall’s environmental report, dated September 13, 2021, attached to this
report.
Board and Commission Review
September 21, 2021: The community design review board will review this project.
September 21, 2021: The planning commission will hold a public hearing and review this project.
Citizen Comments
Staff surveyed the 20 surrounding property owners within 500 feet of the proposed project area for
their opinion about this proposal. Staff received 1 reply.
1. I hope that they follow all the ADA guidelines.
Needed items for senior living:
a. Backup generators for elevators in case of power outage.
b. Handicap doors at entrances.
c. Security cameras at all entrances.
d. Two or more unisex handicap bathrooms on the 1st floor near entrances.
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e. Heated sidewalk at front entrance for winter with handicap curbs for easy entrance. Drop
off zone only.
f. More than one set of elevators & large ones.
g. Security cameras facing all sides of the building & security person to walk the building at
night.
h. 24/7 maintenance person in case of H2O problems – on rotating schedule on call.
i. Would like to see the rooftop patio enlarged for easy access for wheel chairs &
motorized scooter/wheelchairs – they take up a lot of space.
j. Entrances at night should be monitored by security for safety & walk the perimeter
Under grading notes
How long is the contractor responsible for grading & maintenance i.e. if the ground settles
and causes water collection problem will they fix it? What is the warranty period?
Landscaping – why not some spring flowering shrubs? Forsythia, Azalea, Rhododendron,
common lilies, hydrangea, hostas. Need some spring bulbs too. Summer perennials.
(Loreen Fred, 1849 Adele St N)
Reference Information
Site Description
Site Size: 2.14 acres
Existing Land Use: Vacant
Surrounding Land Uses
North: Senior Housing Building
East: Single-Family Homes and Vacant Land
South: East Shore Court and Lake Phalen
West: Multi-Family Residential Building
Planning
Existing Land Use: High Density Residential
Existing Zoning: R-3, Multiple Dwelling
Attachments:
1. Conditional Use Permit for a Shoreland Planned Unit Development, Preliminary Plat and Final
Plat Resolution
2. Design Review Resolution
3. Overview Map
4. 2040 Land Use Map
5. Zoning Map
6. Wetland Map
7. Applicant Narrative
8. Site Plan
9. Building Renderings
10. Preliminary Plat
11. Engineering Review
12. Environmental Review
13. Applicant’s Plans, Date-Stamped September 3, 2021 (separate attachments)
PC Packet Page Number70 of 115
Attachment 1
CONDITIONAL USE PERMIT FOR A SHORELAND PLANNED UNIT DEVELOPMENT,
PRELIMINARY PLAT AND FINAL PLAT RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Mick Conlan, of Gramercy Development, has requested approval of a conditional use
permit for a shoreland planned unit development.
1.02 The existing lot is currently an outlot and the applicant has requested approval for
preliminary plat and final plat in order to develop this property.
1.03 The property is located at 1875 East Shore Drive and is legally described as:
PIN: 162922310030 – Outlot A, Shores of Maplewood, Ramsey County, Minnesota.
Section 2. Standards.
2.01 City Ordinance Section 44-1242 requires a Conditional Use Permit for a Shoreland
Planned Unit Development.
2.02 Shoreland Conditional Use Permit Standards. City Ordinance Sec. 44-1247 states
that the City Council must base approval of a Conditional Use Permit within
Shoreland areas.
1.There would be no soil erosion or pollution of public waters during or after
construction.
2.The proposed plan would limit the visibility of structures from public waters
(assuming summer conditions).
3.The types, uses and numbers of any watercraft that the project would generate
would be compatible with the capacity of the public waters to handle these
watercraft.
2.03 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a)
states that the City Council must base approval of a Conditional Use Permit on the
following nine standards for approval.
1.The use would be located, designed, maintained, constructed and operated to be
in conformity with the City’s Comprehensive Plan and Code of Ordinances.
2.The use would not change the existing or planned character of the surrounding
area.
3.The use would not depreciate property values.
4.The use would not involve any activity, process, materials, equipment or methods
of operation that would be dangerous, hazardous, detrimental, disturbing or
cause a nuisance to any person or property, because of excessive noise, glare,
PC Packet Page Number71 of 115
Attachment 1
smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness, electrical interference or other nuisances.
5.The use would not exceed the design standards of any affected street.
6.The use would be served by adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
7.The use would not create excessive additional costs for public facilities or
services.
8.The use would maximize the preservation of and incorporate the site’s natural
and scenic features into the development design.
9.The use would cause minimal adverse environmental effects.
2.04 City Ordinance Section 34-8 sets the minimum design standards for preliminary plats
and final plats.
Section 3. Findings.
3.01 The proposal meets the specific conditional use permit standards for a shoreland
planned unit development.
3.02 The proposal meets the specific subdivision design standards for a preliminary plat
and a final plat.
Section 4. City Review Process
4.01 The City conducted the following review when considering the conditional use permit
for a planned unit development amendment request.
1.On September 21, 2021, the planning commission held a public hearing. City
staff published a hearing notice in the Pioneer Press and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council _______ this resolution.
2.On October 11, 2021, the city council discussed this resolution. They considered
reports and recommendations from the planning commission and city staff.
Section 5. City Council
5.01 The city council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Approval is subject to the following conditions:
(additions are underlined and deletions are crossed out):
1.Adherence to the design and site plans date-stamped September 3, 2021. The
director of community development may approve minor changes.
PC Packet Page Number72 of 115
Attachment 1
2.The proposed construction must be substantially started within one year of
council approval or the permit shall become null and void.
3.The city council shall review this permit in one year.
4.This approval permits density credits for underground parking and high-rise units
adding 0.69 acres to the overall site size.
5.This approval permits the project to build a four-story, 53’-8” tall senior housing
cooperative building. All requirements of the fire department must be met in the
construction of this building.
6.This approval permits an 18-foot side yard setback for the decks on the
southwest corner of the building and the parking lot as shown on the site plan
date-stamped September 3, 2021.
7.This approval permits a 21-foot front yard setback for decks and a first-level
canopy on the east side of the building as shown on the site plan date-stamped
September 3, 2021.
8.This approval permits a concrete patio directly east of the building is permitted to
be setback eight feet from the front property line as shown on the site plan date-
stamped September 3, 2021.
9.This approval permits a concrete patio and pergola on the south portion of the
site is permitted to be setback 13 feet from the south property line and nine feet
from the east and west property lines as shown on the site plan date-stamped
September 3, 2021.
10.This approval permits a reduction of the 50 percent open space requirement. The
applicant shall be required to submit a stormwater management plan to the City
Engineer and receive approval for a 20 percent impervious surface bonus as
allow by the shoreland ordinance in order to have 60 percent of the site covered
by impervious surface.
11.Prior to the City signing the final plat for recording the applicant must submit the
following:
a.A plat opinion letter from the city attorney.
__________ by the City Council of the City of Maplewood, Minnesota, on October 11, 2021.
PC Packet Page Number73 of 115
Attachment 2
DESIGN REVIEW RESOLUTION
Be it resolved by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Mick Conlan, of Gramercy Development, has requested approval of a design review.
1.02 The property is located at 1875 East Shore Drive and is legally described as:
PIN: 162922310030 – Outlot A, Shores of Maplewood, Ramsey County, Minnesota.
1.03 On September 21, 2021, the community design review board reviewed this request.
The applicant was provided the opportunity to present information to the community
design review board. The community design review board considered all of the
comments received and the staff report, which are incorporated by reference into this
resolution.
Section 2. Site and Building Plan Standards and Findings.
2.01 City ordinance Section 2-290(b) requires that the community design review board
make the following findings to approve plans:
1.That the design and location of the proposed development and its relationship to
neighboring, existing or proposed developments and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
2.That the design and location of the proposed development are in keeping with the
character of the surrounding neighborhood and are not detrimental to the
harmonious, orderly and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3.That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures and colors.
Section 3. City Council Action.
3.01 The above-described site and design plans are hereby approved based on the
findings outlined in Section 3 of this resolution. Subject to staff approval, the site
must be developed and maintained in substantial conformance with the design plans
date-stamped December 24, 2020. Approval is subject to the applicant doing the
following:
1.Obtain a conditional use permit for a shoreland planned unit development from
the city council for this project.
2.Repeat this review in two years if the city has not issued a building permit for this
project.
PC Packet Page Number74 of 115
Attachment 2
3.All requirements of the fire marshal and building official must be met.
4.Satisfy the requirements set forth in the engineering review authored by Jon
Jarosch, dated September 9, 2021.
5.Satisfy the requirements set forth in the environmental review authored by Shann
Finwall and Carole Gernes, dated September 13, 2021.
6.The applicant shall obtain all required permits from the Ramsey-Washington
Metro Watershed District.
7.Rooftop vents and equipment shall be located out of view from all sides of the
property.
8.A comprehensive sign plan is approved for this project, subject to the following
conditions:
a.A single monument sign is approved for this site and must meet the
requirements of the city’s sign ordinance. The monument sign shall be
designed to be consistent with the project’s building materials and colors.
b.The monument sign must be located within the property boundaries and meet
setback requirements.
c.The director of community development may approve minor changes.
9.Prior to the issuance of a building permit, the applicant shall submit for staff
approval the following items:
a.The applicant shall provide the city with a cash escrow or an irrevocable letter
of credit for all required exterior improvements. The amount shall be 150
percent of the cost of the work.
b.Submit to staff a screening plan detailing that all ordinance requirements are
met in terms of screening on the west side of the property.
c.Submit to staff plans for the proposed pergola on the south portion of the site.
d.Submit to staff a revised photometric plan meeting all city requirements.
10.The applicant shall complete the following before occupying the building:
a.Replace any property irons removed because of this construction.
b.Provide continuous concrete curb and gutter around the parking lot and
driveways.
c.Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas.
d.Install all required outdoor lighting.
PC Packet Page Number75 of 115
Attachment 2
e.Install all required sidewalks and trails.
11.If any required work is not done, the city may allow temporary occupancy if:
a.The city determines that the work is not essential to public health, safety or
welfare.
b.The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or contractor
shall complete any unfinished exterior improvements by June 1 of the
following year if occupancy of the building is in the fall or winter or within six
weeks of occupancy of the building if occupancy is in the spring or summer.
12.All work shall follow the approved plans. The director of community development
may approve minor changes.
__________ by the City Council of the City of Maplewood, Minnesota, on October 11, 2021.
PC Packet Page Number76 of 115
Attachment 3
1875 East Shore Drive North
August 25, 2021
City of Maplewood
Legend
!
I
0490
Feet
Source: City of Maplewood, Ramsey County
PC Packet Page Number77 of 115
Attachment 4
1875 East Shore Drive North
August 25, 2021
City of Maplewood
Legend
!
I
Future Land Use - 2040
Low Density Residential
High Density Residential
Open Space
Park
0490
Feet
Source: City of Maplewood, Ramsey County
PC Packet Page Number78 of 115
Attachment 5
1875 East Shore Drive North
August 25, 2021
City of Maplewood
Legend
!
I
Zoning
Single Dwelling (r1)
Multiple Dwelling (r3)
Farm (f)
Open Space/Park
0490
Feet
Source: City of Maplewood, Ramsey County
PC Packet Page Number79 of 115
Attachment 6
1875 East Shore Drive North
August 25, 2021
City of Maplewood
Legend
!
I
Wetlands
Manage B
Manage C
0490
Feet
Source: City of Maplewood, Ramsey County
PC Packet Page Number80 of 115
Attachment 7
The American Cooperative on Lake Phalen
Project Narrative 8.26.2021
PROJECT TEAM
Gramercy Development is excited to present The American Cooperative on Lake Phalen,
alongside their selected design and construction partners of Kaas Wilson Architects, Civil Site
Group, and Frana Companies. This development, design, and construction team has decades
of experience in delivering similar high-quality communities, enhancing the lives of residents.
GENERAL PROJECT OVERVIEW
The American Cooperative on Lake Phalen is a senior housing cooperative offering 60 premium
residences for Members aged 62 and older. Situated with along East Shore Drive near the shore
of Lake Phalen, this active adult lifestyle community offers fantastic views of the lake along with
the following amenities:
Rooftop Terrace with exceptional views of Lake Phalen
Club Room with catering kitchen adjoining the outdoor terrace featuring a grilling station
and fireplace
Billiards room
Fitness Studio
South Lawn activity space featuring walking paths, socialization nooks, and a pergola
Gardening Area
Guest Suite
Underground heated parking
Additional storage for each apartment, on every floor
Each residence will include a kitchen featuring a center island and granite countertops
overlooking the living room, sunroom dining areas opening to a private balcony or patio,
generous storage in bedrooms and laundry rooms, well-appointed bathrooms, and light-filled
spaces with great views.
The proposed American Cooperative building will be four stories tall with a flat roof, over an
enclosed below-grade garage. Exterior materials and architectural elements include
architectural asphalt shingles, covered decks, aluminum deck railings, dark bronze windows, lap
and shake siding as well as panel and batten siding, cultured stone, and architectural colored
masonry at any exposed portions of the garage, which will blend with the cultured stone above.
The architectural rhythm and massing, detailing and features are applied equally on all sides of
the building, with additional masonry details brought it at the front entry and veranda. Strong
architectural elements are combined with the striking contrast of color between the white and
navy colored siding, which ties into the dark windows and railings, and variation of warm neutral
tones in the stone.
PC Packet Page Number81 of 115
Attachment 7
LANDSCAPE AND SITE FEATURES/AMENITIES
Significant landscaping has been proposedaround the building, with enhanced focus at the
entrance to the site, front entry of the building, and the veranda patio. Foundation plantings at
the building compliment the new tree plantings throughout the site and landscape buffers
adjacent to the neighboring properties.
Raised gardening beds are available for Members that enjoy the cultivation of flowers and
vegetables.
A large outdoor terrace will be located on the eastside of the building nestled alongEast Shore
Drive. The terrace will host a gas grill, an outdoor fireplace, and a covered seating space. Soft
seating and movable table/chair sets will allow for both small and large social gatherings. The
patio is centrally located just outside the Club Room allowing events to spill outdoors when
weather allows.
Due to the irregular shape and sloping topography of the site, stormwater collected in a below
ground 101'x42.25' infiltration basin to capture and temporarily store stormwater before allowing
it to infiltrate into the soil.
PARKING
95 parking stalls (just over 1.5:1 enclosed) are proposed in the below grade garage. The
proposed surface parking adds an additional 35 stalls, totaling 130 parking stalls for the project.
Kaas Wilson Architects has evaluated parking of several other recently designed and built
cooperative buildings. The provided parking ratio of more than 2 stalls per residence is in line
with the prevailing average of the cooperative buildings in the analysis, and the design team
feels the proposed parking is still adequate for this building type while lessening the impacts to
stormwater.
PUD FLEXIBILITIES
The site is currently zoned R-3. Though this project is a PUD, the requirements of the underlying R-
3B zoning inform the requirements of the PUD.
The underlying R-3 zoning calls for a height limitation of 3 stories or 35 feet or less. While the
proposed building is 4 stories and 44’-6 ¾” from finished floor elevation to the top of roof deck,
the overall height is impacted (increased) by the topography change across this site, which
includes a 15’+ grade difference between the property line and the center of the site. Average
grade increases the overall building height to 53’-8” from average grade to top of the highest
parapet.
The underlying zoning also calls for 30’ front yard, 20’ side yard, and 20’ rear yard setbacks, but
the setbacks shall increase by two feet for each one foot of building that exceeds twenty-five
feet, not to exceed 75 feet. This project proposes a 20’ front yard, 18’ side yard, and 10’ rear
yard setbacks.
FIRE ACCESS
The submitted Fire Access Diagram demonstrates the coverage of the site with provided
hydrants, as well as compliance with section 503 of the International Fire Code for fire access.
PC Packet Page Number82 of 115
Attachment 8
100 S 5TH ST, SUITE 1900, MINNEAPOLIS, MN 55402
GRAMERCY DEVELOPMENT COMPANIES
DIAGRAM
EAST SHORE DRIVE, MAPLEWOOD, MN 55113 REVIEWED BY:
C2.0
DESCRIPTION
COPYRIGHT CIVIL SITE GROUP INC.
......................................
WB, KBMP, RB
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THE AMERICAN COOPERATIVE ON LAKE PHALEN NOTES & VEHICLE
DESCRIPTION
REVISION SUMMARY
............
DATE
08/20/21CITY SUBMITTAL
OVERALL SITE PLAN,
ISSUE/SUBMITTAL SUMMARY
DATE
PROJECT
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PARKING LOT IN LANDSCAPED AREAS.NOT BE STORED ONSITE.DELIVERIES SHALL OCCUR AT THE FRONTDOOR VIA STANDARD COMMERCIAL DELIVERY
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Attachment 10
100 S Fifth Street No 1900, Minneapolis, MN 55402
Gramercy Development Companies
44565
CLIENT
LICENSE NO.
Maplewood, Ramsey County, MN 55109
QA/QC
V2.0
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VICINITY MAP
COPYRIGHT 2021 CIVIL SITE GROUP INC.
East Shore Drive
STATE OF MINNESOTA.c
RORY L. SYNSTELIEN
REVISION SUMMARY
9-13-2021
............
PRELIMINARY PLAT
THAT I AM A DULY LICENSED LAND
DRAWN BY
SURVEYOR UNDER THE LAWS OF THE
DATEDESCRIPTION
I HEREBY CERTIFY THAT THIS SURVEY,
DATEN
FIELD CREW
PROJECT
OR UNDER MY DIRECT SUPERVISION ANDUPDATED BY
PLAN, OR REPORT WAS PREPARED BY ME
REVIEWED BY
civilsitegroup.com
PROJECT NO.: 21199
CONIFEROUS TREE
UTILITY VAULTUTILITY MANHOLEELECTRICAL OUTLETHAND HOLEBOLLARDFLAG POLEFUEL TANKHANDICAP SYMBOLLIGHT POLEMAIL BOXSIGNDECIDUOUS TREEFOUND IRON MONUMENTSET IRON MONUMENTCAST IRON MONUMENT
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GASMAINGASMAIN (RECORD)OVERHEAD UTILITIESSANITARY SEWERSANITARY SEWER (RECORD)STORM SEWERSTORM SEWER (RECORD)TELEPHONE LINETELEPHONE LINE (RECORD)WATERMAINWATERMAIN (RECORD)CHAINLINK
FENCELINEWOODEN FENCELINEGUARDRAILCONCRETE SURFACEGRAVEL/LANDSCAPE SURFACE
ELECTRIC LINEELECTRIC LINE (RECORD)FIBER/COMM. LINEFIBER/COMM. LINE (RECORD)PAVER SURFACEBITUMINOUS SURFACE
9-13-2021 APPLICANT:approximately 80 feet southeast of the northeast property corner. Elevation= 875.96.AREAS:Proposed Lot 1 = This property is contained in Zone X (area determined to
be outside the 0.2% annual chance floodplain) per Flood________________________________________________________
PRELIMINARY PLAT GENERAL NOTES PROPERTY DESCRIPTION:OUTLOT A, SHORES OF MAPLEWOOD, Ramsey County, Minnesota.DATE OF PREPARATION:Gramercy Development Companies100 S 5th Street, No. 1900Minneapolis,
MN 55402Contact: Kathleen Conlan Joyce612-747-5628 BENCHMARKS:Elevations are based on the NGVD 29 Datum. Site Benchmark is the top nut of the fire hydrant located FLOOD ZONE:Insurance
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PC Packet Page Number92 of 115
Attachment 11
Engineering Plan Review
PROJECT: Senior Housing Cooperative
1875 East Shore Drive
PROJECT NO: 21-25
COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer
DATE: 9-9-2021
PLAN SET: Engineering plans dated 8-20-2021
REPORTS: Stormwater management plan dated 8-26-2021
The applicant is proposing to develop a senior housing cooperative facility, offering 60 housing
units, at 1875 East Shore Drive. The applicant is requesting a review of the current design.
The amount of disturbance on this site is greater than ½ acre. As such, the applicant is required
to meet the City’s stormwater quality, rate control, and other stormwater management
requirements. The applicant is proposing to meet these requirements via the use of an
underground infiltration system. From the information submitted, it appears that the proposed
design meets the standard City and Watershed District stormwater management requirements.
This site also lies entirely within the Shoreland Overlay District for Lake Phalen. As such, this
site is required to meet the additional requirements required per code. Further information is
needed to ensure the project meets the additional Shoreland Overlay requirements as is further
discussed in this report.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents and calculations for final review. The following are engineering review
comments on the design and act as conditions prior to issuing permits.
Drainage and Stormwater Management
This site lies within the Lake Phalen subwatershed along with the Shoreland Overlay District for
Lake Phalen as well. The site as proposed is at 60% impervious surface coverage, requiring a
20% bonus above the regularly allowed 40% impervious surface coverage.
Staff is supportive of approving a 20% impervious surface coverage bonus if the design includes
additional facilities for the treatment of runoff. To achieve the bonus, the applicant is required to
infiltrate 1.65-inches of runoff (a 50% increase over the standard volume reduction requirement)
for all impervious surfaces above the 40% maximum allowed. The applicant is still required to
meet the standard volume reduction requirements for the first 40% impervious.
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Attachment 11
1)The project shall be submitted to the Ramsey-Washington Metro Watershed District
(RWMWD) for review. All conditions of RWMWD shall be met.
2)A joint storm water maintenance agreement shall be prepared and signed by the owner
for the proposed filtration basin, infiltration basins, pretreatment devices, and
underground detention system. The Owner shall submit a signed copy of the joint storm-
water maintenance agreement with the RWMWD to the City.
3)The lowest floor elevation (LFE) of the proposed building shall be set at least 1-foot
above the designated emergency overflow elevation.
4)The building storm sewer system is shown to be connected to the underground
infiltration system at an invert elevation below the 100-Year high-water level. During
larger, or back-to-back storm events, it is likely that the system will exceed the elevation
of this building storm sewer invert. The applicant shall provide additional information
detailing how the system will prevent flooding of the building in these instances.
5)Two catch-basins are shown to drain a large portion of the site. The applicant shall
review the inlet capacity of this system to ensure it has adequate capacity for the
contributing drainage area.
Grading and Erosion Control
6)An existing low-point near the southeast corner of the property is shown to be filled in as
part of the overall project. This low-point currently accepts runoff from an area near an
entry door to the adjacent properties building. The applicant shall review the design and
revise as necessary to ensure a drainage issue is not created at the adjacent building
entrance.
7)All slopes shall be 3H:1V or flatter.
8)Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils onsite are stabilized. This includes storm sewer on adjacent
streets that could potentially receive construction related sediment or debris.
9)Adjacent streets and parking areas shall be swept as needed to keep the pavement
clear of sediment and construction debris.
10)Given the larger drainage area and steeper slopes onsite, perimeter erosion control shall
consist of heavy-duty wire-mesh backed silt fencing or approved equal.
11)All pedestrian facilities shall be ADA compliant.
12)The total grading volume (cut/fill) shall be noted on the plans.
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Attachment 11
13)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
Sanitary Sewer and Water Service
14)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this project.
15)All modifications to the water system shall be reviewed by Saint Paul regional Water
Services. All requirements of SPRWS shall be met.
16)All new sanitary sewer service piping shall be schedule 40 PVC or SDR35 or approved
equal.
Other
17)The applicant shall provide a self-renewing letter of credit or cash escrow in the amount
of 125% of the proposed site improvements including earthwork, grading, erosion
control, site vegetation establishment, aggregate base, and paving.
18)The proposed retaining walls will require a structurally engineered design and a permit
from the Maplewood Building Department.
19)The applicant shall review the proximity of the retaining wall along the westerly property
line to ensure it can be constructed as shown given its close proximity to the property
line.
20)All construction activity within the right-of-way along East Shore Drive requires a City
right-of-way permit. The right-of-way shall be restored per the right-of-way ordinance.
21)Soil borings shall be submitted to verify infiltration rates detailed in the Stormwater
Management Report.
22)The layout for the site makes winter snow-storage difficult. The applicant shall detail how
winter maintenance is proposed to be accommodated. Pushing snow over the retaining
wall to the south is not allowed.
23)It should be noted that this site may contain existing buried pipes, structures, and tanks
from previous developments. Please contact the Maplewood Engineering Department if
further information is required.
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Attachment 11
Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
The applicant should verify the need for other City permits with the Building Department.
24)Right-of-way permit
25)Grading and erosion control permit
26)Storm Sewer Permit
27)Sanitary Sewer Permit
-END COMMENTS -
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Attachment 12
Environmental Review
Project: 60 Unit Senior Housing Cooperative
Date of Plans: 8/20/21 - Tree inventory and Removal Plan and Landscape Plan
Date of Review: 9/13/21
Location: 1875 East Shore Drive
Reviewer: Shann Finwall, Environmental Planner
Project Background: Sixty-unit senior housing cooperative for members aged 62 and older.
The site is located in the Shoreland Overlay District for Phalen Lake with significant trees
adjacent a Manage B wetland. The development must comply with the City’s shoreland overlay
district, tree, and wetland ordinances. In addition, all multi-family properties are covered by the
City’s recycling program.
1.Shoreland Overlay District:
a.Impervious Surface:
1)Requirements: Phalen Lake is a Class 3 Public Water. The Shoreland
Overlay District for a Class 3 Public Water allows for 40 percent
impervious surface coverage for an apartment complex, and up to 60
percent with stormwater management bonuses as follows:
a)The developer or owner shall provide and maintain significant
manmade facilities for reducing stormwater flow or the treatment
of runoff for non-point-source water pollutants to qualify for an
impervious surface area bonus.
b)The city engineer shall determine whether a proposed
management practice is adequate to warrant a bonus. The city
engineer shall forward a copy of proposed bonuses to the state
department of natural resources for its comments.
2)Proposal: The parcel is 93,199 square feet in area, or 2.14 acres. The
impervious surface area including the building, parking lot, and sidewalks
will cover 55,999 square feet, or 1.29 acres. The overall impervious
surface area encompasses 60 percent of the parcel, which requires a 20
percent impervious surface bonus.
3)Recommendations: The applicant must submit a stormwater
management plan to the City engineer for review and approval of the 20
percent impervious surface bonus.
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Attachment 12
b.Conditional Use Permit and Planned Unit Development Standards:
1)Requirements: The Shoreland ordinance states that the proposed plan
should limit the visibility of structures from public waters (assuming
summer conditions); and that planned unit developments must contain at
least 50 percent open space. Open space must not include structures,
roads, or parking areas.
2)Proposal: In order to determine if the development limits the visibility of
structures from public waters, the City must review an elevation of the
structure and landscaping from the perspective of the center of the lake.
It does not appear the development meets the 50 percent open space
requirement. As outlined in the impervious surface coverage section
above, 60 percent of the site is covered by impervious surface, leaving
40 percent as open space.
3)Recommendations:
a)The applicant must submit an elevation of the structure and
landscaping from the perspective of the center of the lake. The
elevation must demonstrate how the applicant will limit visibility
of the structure from the public water during summer conditions.
b)The applicant must modify the development to ensure 50 percent
open space, or alternatively the City must allow flexibility from
this provision in the planned unit development.
2.Trees:
a.Requirements: Maplewood’s tree preservation ordinance describes a significant
tree as a healthy tree with the following species and size criteria: 1) hardwood
tree with a minimum of 6 inches in diameter; 2) evergreen tree with a minimum of
8 inches in diameter; and 3) softwood tree with a minimum of 12 inches in
diameter. A specimen tree is defined as a healthy tree of any species which is
28 inches in diameter or greater.
Tree replacement is based on a calculation of significant trees located on the site
and significant trees removed. Credits are given for all specimen trees that are
preserved. The applicant must mitigate tree replacement by planting as many
trees (2-inch caliper or larger) on the site as possible. If there is not enough
room for all replacement trees, the City can authorize the applicant pay into the
City’s tree fund at a rate of $60 per caliper inch of replacement tree that cannot
be planted on site.
b.Proposal: There are 278 significant trees equaling 1,547 diameter inches of
trees on the property. The applicant is removing 75 significant trees equaling
819 diameter inches. Several specimen trees are being preserved, for a total of
159 caliper inches. Based on trees removed and trees saved, the applicant must
replace 547 caliper inches of trees (273.5 - 2-inch caliper trees).
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Attachment 12
The applicant’s landscape plan includes 145 new trees, for a total of 521.5
caliper inches. This is 25.5 caliper inches short of the required 547 caliper
inches. Twenty-five of the trees are proposed to be planted in the right-of-way.
c.Recommendations:
1)Prior to issuance of a grading permit the applicant must submit the
following:
a)A revised landscape plan showing an additional 25.5 caliper
inches of trees; or
b)A tree fund payment of $1,530 ($60 x 25.5); and
c)A tree protection plan that identifies how trees being preserved
near the development will be protected per the City’s tree
ordinance and standards; and
d)Tree maintenance agreement to ensure all trees planted in the
right-of-way are maintained by the property; and
e)A cash escrow or letter of credit to cover the cost of the
replacement trees.
3.Wetland:
a.Requirements: There is a Manage B wetland located on the parcel to the west.
The City’s wetland ordinance requires a 75-foot buffer, or a 50-foot minimum with
75-foot averaging. No building, grading, or mowing is allowed in the buffer. The
ordinance allows flexibility to average the buffer for the following reasons:
1)Undue hardship would arise from not allowing the average buffer, or
would otherwise not be in the public interest.
2)Size of parcel.
3)Configuration of existing roads and utilities.
4)Percentage of parcel covered by wetland.
5)Configuration of wetlands on the parcel.
6)Averaging will not cause degradation of the wetland or stream.
7)Averaging will ensure the protection or enhancement of portions of the
buffer which are found to be the most ecologically beneficial to the
wetland or stream.
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Attachment 12
8)A wetland buffer mitigation plan is required for construction of
development projects that will require averaging. In reviewing the
mitigation plan, the city may require one or more of the following actions:
a)Reducing or avoiding the impact by limiting the degree or amount
of the action, such as by using appropriate technology.
b)Rectifying the impact by repairing, rehabilitating, or restoring the
buffer.
c)Reducing or eliminating the impact over time by prevention and
maintenance operations during the life of the actions.
d)Compensating for the impact by replacing, enhancing, or providing
substitute buffer land at a two-to-one ratio.
e)Monitoring the impact and taking appropriate corrective measures.
f)Where the city requires restoration or replacement of a buffer, the
owner or contractor shall replant the buffer with native vegetation.
A restoration plan must be approved by the city before planting.
g)Any additional conditions required by the applicable watershed
district and/or the soil and water conservation district shall apply.
h)A wetland or buffer mitigation surety, such as a cash deposit or
letter of credit, of 150 percent of estimated cost for mitigation. The
surety will be required based on the size of the project as deemed
necessary by the administrator. Funds will be held by the city until
successful completion of restoration as determined by the city
after a final inspection. Wetland or buffer mitigation surety does
not include other sureties required pursuant to any other provision
of city ordinance or city directive.
b.Proposal: The development will have grading to the edge of the 50-foot wetland
buffer, and the building will be setback 50 feet from the wetland.
c.Recommendations: The applicant must submit a wetland buffer averaging plan
which identifies where the wetland buffer will be increased to ensure mitigation of
the averaged 50-foot buffer encroachment.
4.Recycling: Maplewood’s solid waste ordinance requires all multiple-family properties
with more than four units to be included in the City’s recycling program. The City’s
recycling contractor supplies the carts or dumpsters. The City's recycling fee is invoiced
to multiple-family dwellings on a per unit, per monthly fee basis with their water and
sanitary sewer bills.
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E4
PLANNING COMMISSIONSTAFF REPORT
Meeting Date September 21, 2021
REPORT TO:
Melinda Coleman, City Manager
REPORT FROM:
Elizabeth Hammond, Planner
PRESENTER:Elizabeth Hammond, Planner
AGENDA ITEM:
Zoning Code Text Amendment,Dynamic LED Signs
Action Requested:MotionDiscussionPublic Hearing
Form of Action:
ResolutionOrdinanceContract/AgreementProclamation
Policy Issue:
TheIndependent School District 622, has requested that schooldistrict buildings and sites zoned
R1, single dwellingbe allowed dynamic LED display signs.The school district submitted photos of
existing dynamicdisplay signs located in the district(in othercities)and isrequesting to
implementsimilarly designedmonument signs at various locationsin Maplewood.Staffbrought
the request tothe planning commissionfor discussionon August 17,2021. Staffrequested
directionfrom thecommissionon how to proceed with therequest, to deny the proposalto amend
the current signcode or look at potentialchanges tothe existing code.Ultimately, the commission
directed stafftopreparea draft ordinancethatwould allow for dynamic display signsfor
institutional uses. A draftordinance is attachedfor consideration bythe planning commission.
RecommendedAction:
Motion to approvthedraftordinance amending the cityÓs sign code.
Fiscal Impact:
No Yes, the true or estimated cost is $0.
IsThere a Fiscal Impact?
Financing source(s):
Adopted BudgetBudget ModificationNew Revenue Source
Use of Reserves Other:N/A
Strategic Plan Relevance:
Financial SustainabilityIntegrated CommunicationTargeted Redevelopment
Operational EffectivenessCommunity InclusivenessInfrastructure & Asset Mgmt.
The city deemed the application complete on August 4, 2021. The initial 60-day review deadline is
October 3, 2021. As stated in Minnesota State Statute 15.99, the city is allowed to take an
additional 60 days if necessary in order to complete the review of theapplication. In order to allow
the city council sufficient time to respond to the planning commissionÓs recommendation, the review
deadline has been extended to December 2nd, 2021.
Background:
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E4
ISD 622 submitted a request to allow dynamic displays on school property, located within the R1,
single dwelling residential zoning district. Currently, the cityÓs code does not permit dynamic
displays in residential districts. The current sign code governing dynamic displays defines dynamic
display signs as: Anysign designed for outdoor use that is capable of displaying a video signal,
including, but not limited to, cathode-ray tubes (CRT), light-emitting diode (LED) displays, plasma
displays, liquid-crystal displays (LCD), or other technologies used in commercially available
televisions or computer monitors. Dynamic display signs are permitted in the BC (business
commercial), BC-M (business commercial modified), M-1 (light manufacturing), and M-2 (heavy
manufacturing) zoning districts.
The cityÓs last update to the sign code was in 2010. Over the years, the city has received requests
from educational and religious facilities to install these types of signsin residential areas. Until now,
we havenÓt received a formal request to change the zoning code. On August 17, 2021, at the
regular meeting of the planning commission, staff prepared a report that includedMaplewoodÓs
existing sign code language as it relates to dynamic displays, and the code regulations from six (6)
surrounding suburbancities: Oakdale, Richfield, Roseville, Vadnais Heights, White Bear Lake, and
Columbia Heights. Staff led a discussion with the planning commission to get input on whether or
not the commission desired to amend our existing sign code regulations as it pertains to dynamic
displays.
After the discussion, the planning commission directed staff to prepare a draft ordinance for review,
which would allow dynamic display signs for institutional uses in residential areas, but with certain
key standards addressed. The primary areas of regulation the commission brought up were
concerningsound, size, setbacks, time of display and brightness. Staff has prepared a draft
ordinance forconsiderationthat addresses the items brought up by the commission. Please review
and provide any further recommendations. The city council is tentatively scheduled to review the
th
draft ordinance on October 11, 2021.
Attachments:
1͵Draft Ordinance
2͵Institutional Properties - Land Use Map
PC Packet Page Number102 of 115
Attachment 1
Sec. 44-733. - Definitions.
Institutional or public uses means uses such as public schools, fire stations, libraries, water-
system facilities, religious institutions, cemeteries, private schools, and other City, County, and
State-used and owned properties.
Sec. 44-732. - Comprehensive sign and mural plans.
A comprehensive sign plan shall be provided for the following:
(1)Business premises with five or more tenants on the premises and all multiple-story
buildings with two or more tenants in the building.
(2)Dynamic display wall signs (also refer to section 44-743 - dynamic display signs).
(3)Large campuses consisting of buildings and land of ten or more acres.
(4)Shared signs.
(5)All developments approved as a planned unit development.
(6)Murals on business premises.
(7)Temporary sports facility sponsorship signs (also refer to section 44-742 - signs in
park designated land use in the Maplewood Comprehensive Plan).
(8)Long-term exemptions to temporary window and banner signs(also refer to section 44-
738 - signs exempt from regulations in this ordinance).
(9)All permittedinstitutionalor publicuses.
Such a plan, which shall include the location, size, height, color, lighting and orientation of
all signs and/or murals, shall be submitted for preliminary plan approval by the city. Exceptions
to the sign ordinance of this article may be permitted for sign areas, densities, and dynamic
display changeover rates for the plan as a whole if the signs are in conformity with the intent of
this article, results in an improved relationship between the various parts of the plan,
encourages and promotes the removal of nonconforming signs through the use of shared signs,
and in the case of long-term exemptions to temporary window and banner signs show that there
are unusual circumstances with the request. In addition, murals must be tasteful, in keeping with
the business premises and surrounding properties, and not contain any defamatory, obscene,
treasonous expressions or opinions, including graffiti.
Comprehensive sign plans shall be reviewed by the community design review board. The
applicant, staff, and city council may appeal the community design review board's decision. An
appeal shall be presented to the administrator within 15 days of the community design review
board's decision to be considered by the city council.
(Ord. No. 896, § 2, 1-25-2010; Ord. No. 908,§ 2, 8-9-2010)
Sec. 44-742. - Permitted signs in land use and zoning districts.
(a)Signs in park designated land use in the Maplewood Comprehensive Plan.
(1)Temporary sports facility sponsorship signs subject to the following required standards:
a.Approval of a comprehensive sign plan (also refer to section 44-732 -
comprehensive sign and mural plans).
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Attachment 1
b.The Maplewood Recreation Department will regulate all temporary sponsorship
signs.
c.Sponsorships collected for such signs will be used to help fund recreational facilities
within the park in which they are installed.
d.Signs can be placed at baseball and softball fields, and shall be located on the
outfield fences or the scoreboard, or both. Such signs shall be oriented toward the
fieldof play. Number and size of signs dependent on approved comprehensive sign
plan.
e.Signs can be placed at hockey rinks, and shall be located on the interior sides of
the hockey boards. Number and size of signs dependent on approved
comprehensive sign plan.
f.Signs are allowed to be installed for a period of one year during the baseball, softball,
or hockey season.
g.Each sign shall provide identifying information for the sponsor such as name,
address, telephone number, or logo; any product advertising shall be incidental and
secondary to sponsor identification.
h.Such signs shall not be illuminated except by the regular sports facility lighting
during hours of use.
i.Such signs shall be maintained in good condition.
(2)Park identification signs subject to the following required standards:
a.Wall signs.One park or park building identification wall sign up to 24 square feet
per street frontage shall be allowed for each park building. The sign may be affixed
to the wall of the building or an overhanging canopy or awning.
b.Monument signs.One park identification monument sign up to 32 square feet per
street frontage shall be allowed to identify each park. Said sign shall be a maximum
of six feet in height. The sign shall be designed to be architecturally compatible with
the park structures and buildings with the base of the sign consisting of colors and
materials compatible to the structures or buildings.
c.Special event banners.Special event banners may be displayed for in parks for
special events sponsored or approved by the city. No more than three banners may
be displayed per park at any one time. Each banner shall not exceed 64 square feet.
Banners shall be designed to be professional looking and prevented from becoming
torn or weathered.
(b)Signs in residential zoning districts (Districts R-1, R-1R, R-S, R-E, R-2, R-3 and all
subsequent residential zoning districts adopted after the date of this article).All signs require
a sign permit unless otherwise noted.
(1)Professional occupation signs.One professional occupation sign of not more than two
square feet for a residence with a permitted home occupation shall be allowed without a
sign permit.
(2)Wall signs.One wall sign up to 24 square feet per street frontage shall beallowed for
residential subdivisions and multiple-unit developments and for all legal nonresidential
uses excluding home occupation businesses. The sign may be affixed to the wall of the
main building or an overhanging canopy or awning.
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Attachment 1
(3)Monument signs.One monument sign up to 32 square feet per street frontage shall be
allowed by sign permit for residential subdivisions and multiple-unit developments and
for all legal nonresidential uses excluding home occupation businesses. Said sign shall
be a maximum of six feet in height. The sign shall be designed to be architecturally
compatible with the building or project with the base of the sign consisting of colors and
materials compatible the building or project.
(4)Changeable copy message boards.Changeable copy message boards are permitted
as part of a permanent freestanding monument sign or wall sign for all legal
nonresidential uses excluding home occupation businesses. The message board shall
not comprise more than 70 percent of the total square footage of said sign.
(5)Temporary banners.Temporary banners may be displayed without a permit for
residential subdivisions and multiple-unit developments and for all legal nonresidential
uses excluding home occupation businesses for a period not to exceed 60 days per year,
per property. No more than one banner may be displayed per property at any one time.
Each banner shall not exceed 32 square feet and must be attached to a building or other
permanent structure. Banners shall be designed to be professional looking and
prevented from becoming torn or weathered.
(6)Temporary signs and displays over 12 square feet.One temporary sign or display over
12 square feet is permitted by sign permit for up to 30 days per year, per property.
However, the permit fee shall not be charged for temporary signs and displays erected
by civic organizations, religious organizations, or other nonprofit organizations or groups
for the purpose of identifying a noncommercial, one-time, or annual special event. In no
case shall the area of the sign exceed 32 square feet or the height of the sign exceeds
eight square feet. The time period may be extended to 60 days during the first year of
operation of a new business and 90 days for a temporary seasonal business. The city
shall consider a sign displayed for part of a day as having been up for an entire day.
(7)On-site dynamic display signs for permitted institutional or public uses.(Refer to section
44-743- dynamic display signs).
(c)Signs in the LBC (limited business commercial), CO (commercial office), and NC
(neighborhood commercial) zoning districts.All signs require a sign permit unless otherwise
noted.
(1)Professional occupation signs.One professional occupation sign of not more than two
square feet for a residence with a permitted home occupation shall be allowed without a
sign permit.
(2)Wall signs.
a.For each occupant of a building, one wall sign is allowed for each street upon which
the property has frontage. The total number of wall signs may be increased by one
for each clearly differentiated department of a business or enterprise.
b.The total area of any one wall sign shall not cover more than 20 percent of the wall
surface to which the sign is attached or 32 square feet, whichever is greater. As an
alternative, a wall sign may be placed on an overhanging awning or canopy as long
as the wall sign does not exceed 50 percent of the face of the awning or canopy, or
32 square feet, whichever is less.
c.For multiple tenant buildings, the wall surface for each tenant or user shall include
only the surface area of the exterior façade of the premises occupied by such tenant
or user.
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Attachment 1
(3)Freestanding signs.One freestanding sign up to 64 square feet and ten feet in height
is permitted for each street upon which the building has frontage. For buildings with
multiple street frontages, each additional freestanding sign must be located on a different
street and each said sign must be separated by more than 100 feet measured in a
straight line between the signs. The sign shall be designed to be architecturally
compatible with the building or project with the base of the sign consisting of colors and
materials compatible with the building or project. The area around the base of the sign
shall also be landscaped including the bottom of a pylon sign.
(4)Changeable copy message boards.Changeable copy message boards are permitted
as part of a permanent freestanding sign or wall sign but are limited to comprising no
more than 70 percent of the total square footage of said sign.
(5)Temporary banners.
a.For single-tenant buildings, temporary banners may be displayed without a sign
permit for a period not to exceed 60 days total per year, per property. No more than
one banner may be displayed per property at any onetime, except for multiple-
tenant buildings (see below).
b.For multiple-tenant buildings, each separate tenant may display temporary banners
without a sign permit for a period not to exceed 60 days total per year, per property.
No more than one banner may be displayed per separate tenant at any one time.
c.Each banner shall not exceed 32 square feet and must be attached to a building or
other permanent structure. Banners shall be designed to be professional-looking
and prevented from becoming torn or weathered.
(6)Temporary window signs.Temporary window signs are allowed without a permit.
Temporary window signs shall be neatly painted or attached to the surface of a window,
but shall cover no more than 30 percent of the total area of the window.
(7)Temporary signs and displays over 12 square feet.One temporary sign or display over
12 square feet is permitted for up to 30 days per year, per business. However, the permit
fee shall not be charged for temporary signs and displays erected by civic organizations,
religious organizations, or other nonprofit organizations or groups for the purpose of
identifying a noncommercial, one-time, or annual special event. In no case shall more
than one temporary sign or display be displayed per property at any one time. The sign
or display shall not exceed 32 square feet or eight feet in height. The time period may
be extended to 60 days during the first year of operation of a new business and 90 days
for a temporary seasonal business. The city shall consider a sign displayed for part of a
day as having been up for an entire day.
(8)On-site dynamic display signs for permitted institutional or public uses.(Refer to section
44-743- dynamic display signs).
(d)Signs in the BC (business commercial), BC-M (businesscommercial modified), M-1 (light
manufacturing), and M-2 (heavy manufacturing) zoning districts.All signs require a permit
unless otherwise noted.
(1)Professional occupation signs.One professional occupation sign of not more than two
square feet for a residence with a permitted home occupation shall be allowed without a
sign permit.
(2)Wall signs.
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Attachment 1
a.For each occupant of a building, one wall sign is allowed for each street upon which
the property has frontage. The total number of wall signs may be increased by one
for each clearly differentiated department of a business or enterprise.
b.The total size of all wall signage for single-tenant buildings is determined by the
grosssquare footage of the principal structure on the property. The total coverage
area of each wall sign, including each differentiated business, shall be based on the
wall surface to which the sign is attached.
c.The following table indicates maximum signage permitted for single-tenant
buildings:
Principal Structure Gross Square
Maximum Size and Coverage Area of Each Sign
Feet of Floor Area
Less than 10,000 sq. ft 80 sq. ft. or 20% of wall face, whichever is less
10,000 to 20,000 sq. ft. 100 sq. ft. or 20% of wall face, whichever is less
20,000 to 100,000 sq. ft. 150 sq. ft. or 15% of wall face, whichever is less
Greater than 100,000 sq. ft. 200 sq. ft. or 10% of wall face, whichever is less
d.Thetotal coverage area of each wall sign for multiple-tenant buildings is ten percent
of the surface area of the exterior façade of the premises occupied by such tenant,
or 32 square feet, whichever is more.
e.A wall sign may be attached to an overhangingawning or canopy, instead of the
façade of the building, as long as the wall sign does not exceed 50 percent of the
face of the awning or canopy, or the maximum size specified above, whichever is
less.
(3)Gas station canopies.Gas stations are allowed one additional wall sign that may be
attached to the façade of the building or the overhanging canopy above the pump island.
The wall sign on the canopy shall not exceed 50 percent of the face of the canopy, or
the maximum size specified above, whichever is less.
(4)Freestanding signs.
a.One freestanding sign is permitted for each street upon which the property has
frontage. For properties with multiple street frontages, each additional freestanding
sign must be located on a different street and each sign must be separated by more
than 100 feet measured in a straight line between signs, excluding auto dealerships.
b.The total size and maximum height of each freestanding sign is determined by the
street classification (as designated in the Maplewood Comprehensive Plan) of the
closest street to which each freestanding sign is located. In the case of signs located
at an intersection, the higher ranking street classification should be used to
determine the maximum height and size allowable for a freestanding sign.
Businesses that are located on a frontage road designed to provide safe access to
minor arterials and principal arterials shall be permitted to erect a freestanding sign
PC Packet Page Number107 of 115
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up to the determined maximum height and size allowable for a freestanding sign on
said minor arterial or principal arterial road to which it is adjacent.
c.The following table lists the maximum size and heights permitted for freestanding
signs:
Classification of Street Maximum Sign Maximum Height of Maximum Height of
Abutting Property Size (sq. ft.) Pylon Sign (feet) Monument Sign (feet)
Principal Arterial 1802512
Minor Arterial 1402012
Collector Street 1001510
Local Street 801210
d.Thefreestanding sign shall be designed to be architecturally compatible with the
building or project, with the base of the sign, including pylon sign poles, consisting
of materials and colors compatible with the building or project.
(5)Changeable copy message boards.Changeable copy message boards are permitted
as part of a permanent freestanding sign or wall sign but are limited to comprising no
more than 70 percent of the total square footage of said sign.
(6)Auto dealerships.Auto dealerships may have one freestanding sign identifying the
dealership, plus one freestanding sign advertising each car franchise. The maximum
sign area and height for the freestanding signs shall be determined by the classification
of the abutting roads, as specified above. More than one freestanding sign may be
allowed per street frontage provided said signs are separated by more than 150 feet
measured in a straight line between the signs.
(7)On-site dynamic display signs.(Refer to section 44-743 - dynamic display signs).
(8)Billboards.
a.\[Off-premises billboards.\]Off-premises billboards shall only be permitted with a
conditional use permit and may only be located adjacent to a principal arterial street
in the SC (shopping center), BC (business commercial), M-1 (light manufacturing),
and M-2 (heavy manufacturing) districts.
b.Spacing.No billboard sign shall be located within 2,300 feet to another billboard on
the same side of the street, within 100 feet to a commercial, industrial, institutional
building, or an on-premises sign, and within 250 feet to a residential district or 800
feet to a residence. Billboards shall maintain a setback of 50 feet from any property
line, 500 feet to a local park, and 300 feet from the nearest intersecting street corner
of two public roads.
c.Size.The maximum area of the sign face of a billboard shall not exceed 450 square
feet, including border and trim, but excluding base, apron supports, and other
structural members. The said maximum size limitation shall apply to each side of a
sign structure. Signs may be placed back-to-back or in a V-type arrangement if there
PC Packet Page Number108 of 115
Attachment 1
are no more than two sign faces, provided that the open end separation shall not
exceed 15 feet. A billboard may only display one message at a time on any sign
face. The maximum height for billboards shall be 35 feet.
d.Off-site dynamic display signs.(Refer to section 44-743- dynamic display signs).
(9)Temporary banners.
a.Forsingle-tenant buildings, temporary banners may be displayed without a sign
permit for a period not to exceed 60 days total per year, per property. No more than
one banner may be displayed per property at any one time, except for multiple-
tenant buildings (see below).
b.For multiple-tenant buildings, each separate tenant may display temporary banners
without a sign permit for a period not to exceed 60 days total per year, per property.
No more than one banner may be displayed per separate tenant at any one time.
c.Each banner shall not exceed 64 square feet and must be attached to a building or
other permanent structure. Banners shall be designed to be professional looking
and prevented from becoming torn or weathered.
(10)Temporary window signs.Temporary window signs are allowed without a permit.
Temporary window signs shall be neatly painted or attached to the surface of a window,
but shall cover no more than 30 percent of the total area of the window.
(11)Temporary signs and displays over 12 square feet.One temporary sign or display over
12 square feet is permitted for up to 30 days per year, per business each calendar year
by sign permit. However, the permit fee shall not be charged for temporary signs and
displays erected by civic organizations, religious organizations, or other nonprofit
organizations or groups for the purpose of identifying a noncommercial one-time or
annual special event. The time period may be extended to 60 days during the first year
of operation of a new business and 90days for a temporary seasonal business. The city
shall consider a sign displayed for part of a day as having been up for an entire day. In
no case shall more than one temporary sign or display be displayed per property at any
one time. The sign or displayshall not exceed 64 square feet or eight feet in height.
(e)Signs in the mixed-use (M-U) zoning district.All signs require a permit unless otherwise
noted.
(1)Sign review.The community design review board shall review all signage on new
buildings or developments to ensure that the signs meet mixed-use sign requirements
and are architecturally compatible with the new building or development. In addition, the
community design review board shall review all comprehensive sign plans as required
in section 44-732 (comprehensive sign plan).
All signage on mixed-use buildings or developments (buildings or developments
previously approved and built with mixed-use design standards) shall be reviewed by
the director of community development and shall be done in a manner that is
compatible with the original scale, massing, detailing and materials of the original
building. All signage on nonmixed-use buildings or developments (buildings or
developments not built with mixed-use design standards) shall be reviewedby the
director of community development and shall comply with the mixed-use sign
requirements, unless classified as a pre-existing nonconforming sign in which case it
shall comply with section 44-12 (nonconforming buildings or uses).
PC Packet Page Number109 of 115
Attachment 1
(2)Projecting signs.Projecting signs are allowed as part of the overall signage. Projecting
signs may not extend more than four feet over a public right-of-way and a private road
or sidewalk, and must not project out further than the sign's height.
(3)Overall wall signs.Allowable area of overall wall and projecting signage for each
establishment is one and one-half square feet of signage per lineal foot of building or
frontage on a road, public open space or private parking area, or 32 square feet,
whichever is greater. Each wall shall be calculated individually and sign area may not be
transferred to another side of the building. Minor motor vehicle stations with canopies
are allowed to place signage on the canopy and the building as long as they do not
exceed the requirements above. Wall and projecting signs shall not cover windows or
architectural trim and detail.
(4)Freestanding signs.One freestanding sign for each establishment is allowed if the
building is set back at least 20 feet or more from the front property line. Freestanding
signs must meet the following requirements:
a.Limited to six feet in height and 40 square feet.
b.Maintain a five-foot setback from any side or rear property line, but can be
constructed up to the front property line.
c.Must consist of a base constructed of materials and design features similar to those
of the front façade of the building or development.
d.Must be landscaped with flowers or shrubbery.
(Ord. No. 896, § 12, 1-25-2010; Ord. No. 908, § 5, 8-9-2010)
Sec. 44-743. - Dynamic display signs.
(a)Findings.Studies show that there is a correlation between dynamic displays on signs and
the distraction of highway drivers. Distraction of drivers can lead to traffic accidents. Drivers
can be distracted not only by a changing message, but also by knowing that thesign has a
changing message. In such a case, drivers may watch a sign waiting for the next change to
occur. Drivers also are distracted by messages that do not tell the full story in one look.
People have a natural desire to see the end of the story and will continue to look at the sign
in order to wait for the end.
Additionally, drivers could be more distracted by special effects used to change the
message, such as fade-ins and fade-outs. Finally, drivers are generally more distracted by
messages that are too small to be clearly seen or that contain more than a simple message.
Due to these public safety concerns, the city should only allow the use of these
technologies with certain restrictions. The restrictions are intended to minimize driver distraction,
to minimize their proliferation in residential districts where signs can adversely impact residential
character, and to protect the public health, safety, and welfare.
Local spacing requirements could interfere with the equal opportunity of sign ownersto use
such technologies and are not included. Without those requirements, however, there is the
potential for numerous dynamic displays to exist along any roadway. If more than one dynamic
display can be seen from a given location on a road, the minimum display time becomes critical.
If the display time is too short, a driver could be subjected to a view that appears to have
constant movement. This impact on drivers would be compounded in a traffic corridor with
multiple signs. If dynamic displays become pervasive and there are no meaningful limitations on
PC Packet Page Number110 of 115
Attachment 1
each sign's ability to change frequently, drivers may be subjected to an unsafe degree of
distraction and sensory overload. Therefore, requiring a limit on display times on dynamic signs
is in the publicinterest.
A constant message is typically needed on an on-site sign so that the public can use it to
identify and find an intended destination. Changing messages detract from this way-finding
purpose and could adversely affect driving conduct through last-second lane changes, stops, or
turns, all of which could result in traffic accidents.
In conclusion, the City of Maplewood finds that dynamic displays should be allowed on off-
and on-site signs but with significant controls to minimize their proliferation and their potential
threats to public health, safety, and welfare.
(b)Noncommercial dynamic display signs.Noncommercial dynamic display signs are allowed
wherever commercial dynamic display signs are permitted and are subject to the same
standards and total maximum allowances per site or building of each sign type specified in
this article.
(c)Standards for alldynamic display signs located in the business commercial (BC) or heavy
or light industrial (M-2 and M-1) zoning districts:
(1)The images and messages displayed on the sign must be complete in themselves,
without continuation in content to the next image or message or to any other sign;
(2)Every line of copy and graphics in a dynamic display must be at least seven inches in
height on a road with a speed limit of 25 to 34 miles per hour, nine inches on a road with
a speed limit of 35 to 44 miles per hour, 12 inches on a road with a speed limit of 45 to
54 miles per hour, and 15 inches on a road with a speed limit of 55 milesper hour or
more.
(3)Dynamic display signs must be designed and equipped to freeze the device in one
position if a malfunction occurs. The displays must also be equipped with a means to
discontinue the display if it malfunctions, and the sign owner must stop the dynamic
display within one hour of being notified by the city that it is not meeting the standards of
this article.
(4)Dynamic display signs must meet the brightness standards contained in subdivision (h)
below.
(d)On-site dynamic display signs y or light
located in the business commercial (BC) or heav
industrial (M-2 and M-1) zoning districts:are allowed subject to the following conditions:
(1)Located in the business commercial (BC) or heavy or light industrial (M-2 and M-1)
zoning districts only.
(2)(1)The images and messages displayed on the on-site dynamic display sign must be
static and each display must be maintained for a minimum of two minutes; , and the
transition from one static display to another must be instantaneous without any special
effects.
(3)(2)Are allowed as part of a permanent freestanding sign, provided that the sign
comprises no more than 50 percent of the total square footage of said sign face.
(4)(3)Must be located at least 200 feet from any property where there are structuresused
for residential purposes or from any park or open space land use district.
(5)(4)Must be located at least 100 feet from any side property line.
PC Packet Page Number111 of 115
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(6)(5)Display and advertisement of products, events, persons, institutions, activities,
businesses, services, or subjects which are located on the premises only or which give
public service information.
(e)Off-site dynamic display signs.Off-site dynamic display signs are allowed subject to section
44-742, billboard signs in BC, BC-M, M-I, and M-2), the above-mentioned standards for all
dynamic display signs, and the following additional condition:
(1)The images and messages displayed on the sign must be static and each display must
be maintained for a minimum of 15 seconds and the transition from one static display to
another must be instantaneous without any special effects.
(f)Incentive.Off-site signs do not need to serve the same way-finding function as do on-site
signs and they are distracting and their removal serves the public health, safety, and welfare.
This clause is intended to provide an incentive option for the voluntary and uncompensated
removal of off-site signs in certain settings. This sign removal results in an overall
advancement of one or more of the goals set forth in this that should more than offset any
additional burden caused by the incentive. These provisions are also based on the
recognition that the incentive creates an opportunity to consolidate outdoor advertising
services that would otherwise remain distributed throughout Maplewood.
(g)Reduction of sign surfaces.
(1)A person or sign operator may obtain a permit for a dynamic display sign on one surface
of an existing off-site sign if the following requirements are met:
a.The applicant agrees in writing to reduce its off-site sign surfaces by one by
permanently removing, within 15 days after issuance of the permit, one surface of
an off-site sign in the city that is owned or leased by the applicant, which sign surface
must satisfy the criteria of part b. of this subsection. This removal must include the
complete removal of the structure and foundation supporting each removed sign
surface. The applicant must agree that the city may remove the sign surface if the
applicant does not do so, and the application must identify the sign surface to be
removed and be accompanied by a cash deposit or letter of credit acceptable to the
city attorney sufficient to pay the city's costs for that removal. The applicant must
also agree that it is removing the sign surface voluntarily and that it has no right to
compensation for the removed sign surface under any law. Replacement of an
existing sign surface of an off-site sign with a dynamic display sign does not
constitute a removal of a sign surface.
b.If the removed sign surface is one that a state permit is required by state law, the
applicant must surrender its permit to the state upon removal of the sign surface.
The sign that is the subject of the dynamic display sign permit cannot begin to
operate until the sign owner or operator provides proof to the city that the state
permit has been surrendered.
(2)If the applicant meets the permit requirements noted above, the city shall issue a
dynamic display sign permit for the designated off-site sign. This permit will allow a
dynamic display to occupy 100 percent of the potential copy and graphic area and to
change no more frequently than once every 15 seconds. The designated sign must meet
all other requirements of this article.
(h)Brightness standards.
(1)The following brightness standards are required for all dynamic display signs:
a.No sign shall be brighter than is necessary for clear and adequate visibility.
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b.No sign shall be of such intensity or brilliance as to impair the vision of a motor
vehicle driver with average eyesight or to otherwise interfere with the driver's
operation of a motor vehicle.
c.No sign may be of such intensity or brilliance that it interferes with the effectiveness
of an official traffic sign, device or signal.
(2)The person owning or controlling the sign must adjust the sign to meet the brightness
standards in accordance with the city's instructions. The adjustment must be made within
one hour upon notice of noncompliance from the city.
(3)All dynamic display signs installed after the date of adoption of the dynamic display sign
section (August 20, 2008) must be equipped with a mechanism that automatically adjusts
the brightness in response to ambient conditions. These signs must also be equipped
with a means to immediately turnoff the display or lighting if the sign malfunctions, and
the sign owner or operator must turn off the sign or lighting within one hour after being
notified by the city that it is not meeting the standards of this section.
(4)In addition to the brightness standards required above, dynamic display signs shall
meet the city's outdoor lighting requirements (subsection 44-20(1)).
(i)Public safety.If city staff determines that a dynamic display sign is not being operated
pursuant to this section due to its location or display capabilities, city staff can require that
the sign be moved, removed, or modified after notice to the property owner.
(j)Licensing.No person shall operate an off-site or on-site dynamic display sign in the city
without first obtaining a yearly license as defined in the city licensing ordinance (article II).
(k)On-site dynamic display signs are permitted in zoning districts when in conjunction with a
permitted institutional or public use, subject to the following conditions:
1.Dynamic Display signs require approval of a comprehensive sign plan.
2.All properties within 350 feet of a proposed dynamic display sign shall be notified of the
application for a comprehensive sign plan.
3.Dynamic display signs are only permitted on monument signs. The area around the
base of the sign shall be landscaped.
4.One dynamic display sign as part of a monument sign is permitted for each property.
The entire monument sign cannot exceed 8 feet in height and 50 square feet in size.
5.The digital display portion of the sign may not comprise more than 50% of the sign
area. The remainder of the sign must not have the capability to have a dynamic
display.
6.All monument signs with a digital display shall maintain at least a ten-foot setback from
any lot line and shall not be placed in a public right-of-way. This setback shall be
increased to 20 feet if the adjacent property is used or shown on the city's land use plan
for residential use.
7.The images and messages displayed must be static, and the transition from one
display to another must be instantaneous without any special effects. Motion,
animation and video images are prohibited on dynamic LED sign displays. No portion
of the images may flash, scroll, twirl, change color, or in any manner imitate
movement.
PC Packet Page Number113 of 115
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8.Every line of copy and graphics in a dynamic display must be at least seven inches in
height on a road with a speed limit of 25 to 34 miles per hour, nine inches on a road
with a speed limit of 35 to 44 miles per hour, 12 inches on a road with a speed limit of
45 to 54 miles per hour, and 15 inches on a road with a speed limit of 55 miles per
hour or more.
9.The images and messages displayed must be complete in themselves, without
continuation in content to the next image or message or to any other sign.
10.The sign must be designed and equipped with a means to immediately discontinue
the display if a malfunction occurs.
11.The dynamic display may not change more often than 30 seconds for date, time and
temperature. All other messages must be displayed for at least two minutes.
12.Only one, contiguous dynamic display area is allowed on a sign face.
13.Audio speakers or any audio component is prohibited. The sign may not emit any
sound.
14.The dynamic display cannot be illuminated between 10:00 pm and 6:00 am.
15.Dynamic displays must have an automatic dimmer control to produce a distinct
illumination change from a higher illumination level to a lower level for the time period
between a 1/2-hour before sunset and a 1/2-hour after sunrise.
(Ord. No. 896, § 13, 1-25-2010)
PC Packet Page Number114 of 115
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