HomeMy WebLinkAbout2022-03-15 CDRB Meeting PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, March 15, 2022
6:00 P.M.
Held Remotely Via Conference Call
Dial 1-888-788-0099 or 1-312-626-6799
When Prompted Enter Meeting ID: 853 2210 8961#
No Participant ID, Enter # When Prompted
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. APPROVAL OF MINUTES
1. February 15, 2022 Community Design Review Board Meeting Minutes
E. NEW BUSINESS
1. Design Review Resolution, Maplewood Assisted Living, 1744 County Road D East
2. Election of Officers (No Report)
F. UNFINISHED BUSINESS
None
G. VISITOR PRESENTATIONS
H. BOARD PRESENTATIONS
I. STAFF PRESENTATIONS
None
J. ADJOURNMENT
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February 15, 2022
Community Design Review Board Meeting Minutes 1
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, FEBRUARY 15, 2022
6:00 P.M.
(THIS MEETING WAS HELD REMOTELY VIA CONFERENCE CALL)
A.CALL TO ORDER
A meeting of the Board was held and called to order at 6:02 p.m. by Chairperson Kempe
B.ROLL CALL
Bill Kempe, Chairperson Present
Jason Lamers, Boardmember Present
Amanda Reinert, Boardmember Present
Ananth Shankar, Boardmember Present
Tom Oszman, Boardmember Present
Staff Present: Michael Martin, Assistant Community Development Director
Elizabeth Hammond, Planner
C.APPROVAL OF AGENDA
Boardmember Lamers moved to approve the agenda as presented.
Seconded by Boardmember Oszman Ayes – All
The motion passed.
D.APPROVAL OF MINUTES
1. Approval of January 18, 2022 Community Design Review Board Meeting Minutes
Boardmember Lamers moved to approve the January 18, 2022 Community Design Review Board
Meeting Minutes as submitted.
Seconded by Boardmember Oszman Ayes – All
The motion passed.
E.NEW BUSINESS
1.Design Review Resolution, Becker Furniture, 1852 County Road D E
Elizabeth Hammond, Planner, gave the report on the Design Review Resolution for Becker
Furniture, 1852 County Road D E and answered questions of the board.
Paul Meyer of Paul Meyer Architects, Inc addressed the board and answered questions.
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February 15, 2022
Community Design Review Board Meeting Minutes 2
Boardmember Lamers moved to approve the design review resolution for a proposed Becker
Furniture Store at 1852 County Road D East based on staff recommendations, with the friendly
amendment that the applicant review the landscape plans with staff to add additional parking lot
trees similar to the mall improvements nearby to carry a cohesive design.
Seconded by Boardmember Shankar, with the friendly amendment that the applicant also submit
paint swatches for all the exterior paints to the City staff for the purpose of comparison with the
final paint scheme on the building.
Ayes – All
The motion passed.
2. Design Review Resolution, McCarrons Water Treatment Plant Improvement Project,
1900 Rice Street North
Michael Martin, Assistant Community Development Director, gave the report on the Design
Review Resolution for McCarrons Water Treatment Plant Improvement Project, 1900 Rice Street
North and answered questions of the board.
William Menkhaus of St Paul Regional Water Services addressed the board and answered
questions.
Roger Scharf of Jacobs Engineering addressed the board and answered questions.
Boardmember Lamers moved to approve the design review resolution allowing Saint Paul
Regional Water Services to construct improvements to its McCarrons Water Treatment Plant at
1900 Rice Street North based on staff recommendations, with the friendly amendment that trees
within Area 3 of the project be preserved within 50 feet of any residential property line.
Additionally, a screening fence in Area 1 and berm in Area 2 shall be added as proposed by the
applicant. At the conclusion of the project, Areas 1 and 2 shall be landscaped as originally
proposed by the applicant.
Seconded by Chairperson Kempe Ayes – All
The motion passed.
This item will go to the city council on February 28, 2022.
3. Election of Officers (No Report)
Boardmember Lamers moved to table item E3 until the next CDRB board meeting.
Boardmember Shankar seconded Ayes – All
The motion passed
F. UNFINISHED BUSINESS
None
G. VISITOR PRESENTATIONS
H. BOARD PRESENTATIONS
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February 15, 2022
Community Design Review Board Meeting Minutes 3
I. STAFF PRESENTATIONS
None
J. ADJOURNMENT
Chairperson Arbuckle adjourned the meeting at 7:09 p.m.
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CDRB Packet Page Number 4 of 26
COMMUNITY DESIGN REVIEW BOARD STAFF REPORT
Meeting Date March 15, 2022
REPORT TO:
REPORT FROM:
PRESENTER:
AGENDA ITEM:
Melinda Coleman, City Manager
Elizabeth Hammond, Planner
Elizabeth Hammond, Planner
Design Review Resolution, Maplewood Assisted Living, 1744 County
Road D East
Action Requested: Motion ☐Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation
Policy Issue:
MX Real Estate, LLC is proposing to construct a residential assisted living facility at 1744 County
Road D East. The proposal includes 20 assisted living units, with a potential phase two that would
include an additional 10 units to be constructed at a later date. The property is currently vacant and
part of the Legacy Village PUD. To move forward with the project the applicant has requested
design review approval and an amendment to the existing PUD that governs the site.
Recommended Action:
Motion to approve a design review resolution for the construction of an assisted living facility to be
located at 1744 County Road D East, subject to certain conditions of approval.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $ 0.00
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves Other: n/a
Strategic Plan Relevance:
☐Community Inclusiveness ☐Financial & Asset Mgmt ☐Environmental Stewardship
☐Integrated Communication Operational Effectiveness ☐Targeted Redevelopment
The city deemed the applicant’s application complete on February 24, 2022. The initial 60-day
review deadline for a decision is April 25, 2022. 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:
Project Overview
MX Real Estate, LLC is proposing to construct a residential assisted living facility at 1744 County
Road D East. The property is currently vacant and part of the Legacy Village PUD. In 2020, the
property had approvals from the City for a Woodspring Suites hotel to be built on the subject
property; however, that project did not move forward. The existing Conditional Use Permit that
governs the approved PUD for Legacy Village will need to be amended to include the proposed
project details.
Legacy Village Planned Unit Development – Front Yard Building Setback
The Legacy Village PUD was originally approved on July 14, 2003, and this site was designated for
use as a “retail/commercial site.” On September 27, 2005, the CDRB approved plans for a strip
shopping center which was going to have a front yard building setback of 15 feet.
On October 27, 2008, the City Council approved an amendment to the approved PUD to allow the
proposed strip shopping center to be setback 83 feet instead of the required 15 feet from County
Road D East. The dormant hotel project approved in 2020 was to have a 68 foot setback. This
project proposes a front yard setback of 32.9 feet which is closer to the intent of the original PUD
approval for this site.
Site Plan
The 17,233 square foot building is proposed to be situated towards the north end of the site near
County Road D East. The building entrance and parking lot are proposed on the south side of the
building, facing the existing residential properties. Access to the site is provided on the east from
Bittersweet Ln and from the west off Flandreau Street. The applicant’s site plan illustrates a
potential expansion of the facility in the future. A building addition will require updated plans to be
reviewed by the city.
Setbacks
The parking lot meets the required minimum of 15 feet from the adjacent right-of-way. The building
is required to be setback 100 feet from an adjacent residential lot line. The building setbacks are
achieved with an exception on the east side of the building where the setback is shown to be 16.3
feet from the adjacent right-of-way. The applicant will be required to move the building to the west
so that a minimum of 25 feet is provided between the building and the street right-of-way. This is in
line with the existing setback from the street right-of-way to the building across the street (Ashley
Furniture) which is 25 feet to the road. The building is setback at least 30 feet from all other street
rights-of-way. An updated plan illustrating this setback must be submitted for staff review prior to
the issuance of a building permit.
Building Elevations
The one-story building at its highest point is shown to be 24 feet in height. The exterior materials
are identified on the elevations and shown as a combination of lapboard vinyl siding, with some
cultured stone veneer on the south elevation and on the bottom of the canopy. Building material
samples will be required to be submitted to staff prior to obtaining a building permit. Staff
recommends that the cultured stone veneer shown at the base of the building on the south
elevation be extended to all sides of the building. Updated elevations shall be submitted illustrating
this addition on the north, east and west elevations prior to the issuance of a building permit.
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Signage
The elevation drawing identifies a monument sign with landscaping to be located on the northeast
corner of the property. Any signage on the property is subject to review by the City and requires a
sign permit, separate from this design review.
Landscaping
The proposed landscape plan shows 9 hackberry deciduous trees to be planted along the south
property line, 24 American cranberry bush shrubs and 31 spirea bushes to be planted around a
patio on the north side of the building, and a monument sign at the northeast corner. Staff
recommends that additional trees and shrubs be planted on the site. The applicant will be required
to work with the City’s Environmental Planner and Natural Resource Coordinator, to update the
landscape plan per their recommendations which are outlined in the attached report.
Parking
City ordinance does not contain specific parking standards for assisted living, or nursing home
facilities. The applicant is proposing 28 parking stalls, which include two (2) handicap stalls. The
parking on site would be used by the employees of the facility and guests visiting residents of the
facility. Staff believes this number is adequate given the number of units and proposed staff on-site
at any time.
Lighting
The applicant submitted a lighting plan illustrating the location and types of lighting that includes a
combination of light poles and wall-mounted lighting on site. A description and manufacturer’s detail
for the lighting was supplied, and a plan illustrating the light spread and foot-candle levels was
submitted. The proposed lighting plan achieves city standards.
Commission and City Council Review
Design Review
The Community Design Review Board will review the project details on March 15, 2022.
Conditional Use Permit (PUD Amendment)
The site is part of the Legacy Village Planned Unit Development, originally approved on July 14,
2003, and was designated for use as a retail/commercial site. The approved planned unit
development was originally for a commercial shopping strip center. It was amended in 2020 to
allow for the hotel to be on the site. The CUP governing the PUD needs to be amended again to
allow for the assisted living facility on the site. Staff believes the proposed use combining
residential units and a commercial/employment use, will complement the existing mix of uses in
the neighborhood.
The conditional use permit and design plans will be reviewed by the Planning Commission on
March 15, 2022.
The City Council will review the project and make the final determination on the conditional use
permit and design plans on April 11, 2022.
Department Comments
Engineering Department, Jon Jarosch
Please see the engineering report, dated March 2, 2022, attached to this report.
Environmental Planner, Shann Finwall and Natural Resource Coordinator, Carole Gernes
Please see the environmental report, dated March 2, 2022, attached to this report.
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Building Department, Randy Johnson
The proposed building will need to be constructed to meet the minimum requirements of the
Minnesota State Building Code. There is one item that is visible on the drawings provided that may
be an issue. The site plan appears to show that there are curbs at the parking access aisle and the
drop-off area at the end of the sidewalk. There is required to be a curb cut or accessible route at the
parking access aisle and the sidewalk at the drop-off area.
Environmental Health, Molly Wellens
The applicant shall obtain a license for the facility from the Minnesota Department of Health. A copy
of the license must be provided to the City.
Reference Information
Site Description
Site Size: 2.04 Acres
Existing Land Use: Vacant
Surrounding Land Uses
North: Commercial
South: Multi-Family Residential
East: Commercial
West: Multi-Family Residential
Planning
Existing Land Use: Commercial
Existing Zoning: PUD
Attachments:
1.Conditional Use Permit Resolution for PUD Amendment
2.Design Review Resolution
3.Overview Map
4.Future Land Use Map
5.Zoning Map
6.Applicant’s Narrative
7.Engineering Report Dated, March 2, 2022
8.Environmental Report Dated, March 2, 2022
9. Design Plans Date Stamped, February 24, 2022 (attached separately)
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CONDITIONAL USE PERMIT RESOLUTION FOR A
PLANNED UNIT DEVELOPMENT AMENDMENT
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 MX Real Estate, LLC has requested approval of an amendment to an existing
Conditional Use Permit that governs the Planned Unit Development (PUD) for the
property.
1.02 The property is located at 1744 County Road D east and is legally described as:
Lot 3, Block 2, Legacy Village of Maplewood, Ramsey County
PIN: 032922110005
1.03 City Ordinance Section 44 – 1092 (6) requires a Conditional Use Permit for Planned
Unit Developments
Section 2. Standards.
2.01 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.
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8.The use would maximize the preservation of and incorporate the site’s natural
and scenic features into the development design.
9.The use would cause minimal adverse environmental effects.
Section 3. Findings.
3.01 The proposal meets the specific Conditional Use Permit standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this conditional use permit
request.
1.On March 15, 2022, 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 April 11, 2022, the City Council discussed this resolution. They considered
reports and recommendations from the planning commission and City staff.
Section 5. City Council
5.01 The City Council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Approval is subject to the following conditions
(additions are underlined and deletions are crossed out):
1.The retail/commercial site is planned in concept only within the PUD and will
come in for design review and approval at a later date, but The use is allowed as
long as the provisions of the BC zoning district and conditions outlined here are
met.
2.The building(s) on the retail/commercial site shall be set back as shown on the
site plan approved by the city council, approximately 68 32.9 feet, from the north
lot line.
3.The applicant shall submit a comprehensive sign plan. A comprehensive sign
plan is approved. The applicant shall submit a sign permit to be reviewed and
approved by staff. One criterion to be established, however, is that pylon signs
shall not be allowed. Monument signs may be allowed, but shall not exceed 12
feet in height. The base of the monument sign must be landscaped.
4.The architectural character and exterior building materials must be in keeping
with the adjacent townhomes and other buildings if present.
5.Access to the site shall be from the side streets.
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CDRB Packet Page Number 10 of 26
6.All ground-mounted and roof-mounted mechanical equipment shall be screened
according to the ordinance.
7.Overstory trees must be planted along the south side of the extension of Street B
(Village Trail) at an average of 30 feet - 40 feet on center.
8.Adequate separation, buffering, and screening must be provided for the
multi-family residential units from the front doors, parking areas, loading areas,
and mechanical equipment of this commercial building.
9.Parking stalls with a width of 9.5 feet are permitted for this site.
10.A parking waiver of 12 stalls is permitted. Applicant must maintain at least 28
parking stalls on site.
11.All construction shall follow the approved plans, date-stamped February 24,
2022. The director of community development may approve minor changes.
12.The proposed construction must be substantially started within one year of
council approval or the permit shall become null and void.
13.The city council shall review this permit in one year.
14.The applicant shall meet the conditions outlined in the design review resolution.
_______________ by the City Council of the City of Maplewood, Minnesota, on April 11, 2022.
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CDRB Packet Page Number 11 of 26
DESIGN REVIEW RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.03 MX Real Estate, LLC has requested design review approval to allow for the
construction of an assisted living facility on the property.
1.04 The property is located at 1744 County Road D East and is legally described as:
Lot 3, Block 2, Legacy Village of Maplewood, Ramsey County
PIN: 032922110005
1.05 On March 15, 2022, 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. Standards.
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. Findings.
3.01 The proposal meets the specific findings for design review approval.
Section 4. City Council
4.01 The City Council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Subject to staff approval, the site must be
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developed and maintained in substantial conformance with the site and design plans
date-stamped February 24, 2022. Approval is subject to the following conditions:
1.Repeat this review again in two years, if the city has not issued a building permit.
2.The applicant shall meet the requirements set forth in the report by the Assistant City
Engineer, Jon Jarosch, dated March 2, 2022.
3.Additional trees and shrubs shall be planted on the site. An updated landscape plan
shall be submitted. The applicant shall meet the requirements set forth in the report by
the Environmental Planner, Shann Finwall, and the Natural Resources Coordinator,
Carole Gernes, dated March 2, 2022.
4.The applicant shall move the building to the west so that a minimum of 25 feet is
provided between the building and the street right-of-way. An updated plan illustrating
this setback must be submitted for staff review prior to the issuance of a building permit.
5.The cultured stone veneer shown at the base of the building on the south elevation shall
be extended to all sides of the building. Updated elevations shall be submitted illustrating
this addition on the north, east and west elevations prior to the issuance of a building
permit. The applicant shall provide building material samples to staff.
6.Two (2) stop signs shall be installed on the property, at each exit of the parking lot.
7.The applicant shall install a sidewalk along the south, east and west rights-of-way.
8.All requirements of the Fire Code and Building Code must be achieved.
9.The applicant shall obtain a license for the facility from the Minnesota Department of
Health. A copy of the license must be provided to the City.
10.All mechanical equipment and trash receptacles shall be screened from view of all
nearby residential properties, per city ordinance standards.
11.The applicant shall restore any public right-of-way, adjacent property or property irons
disturbed by the construction.
12.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.
13.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.
14.If any required work is not done, the city may allow temporary occupancy if:
a.The city determines that the work is not essential to the public health, safety or
welfare.
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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.
15.All work shall follow the approved plans. City staff may approve minor changes.
__________ by the City Council of the City of Maplewood, Minnesota, on April 11, 2022.
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Overview Map - 1744 County Road D East
City of Maplewood February 22, 2022
Legend !I
0 190
FeetSource: City of Maplewood, Ramsey County
Subject Parcel
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CDRB Packet Page Number 15 of 26
Future Land Use Map 1744 County Road D East
City of Maplewood March 1, 2022
Legend !IFuture Land Use - 2040
High Density Residential
Mixed-Use - Community
Commercial
Public/Institutional
Employment
Park
0 390
FeetSource: City of Maplewood, Ramsey County
Subject Parcel
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Zoning Map 1744 County Road D East
City of Maplewood March 1, 2022
Legend !IZoning
Multiple Dwelling (r3)
Planned Unit Development (pud)
Open Space/Park
Business Commercial (bc)
0 390
FeetSource: City of Maplewood, Ramsey County
Subject Parcel
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Maplewood Lot Proposed Development
1744 County Rd D E
Maplewood, MN 55109
Applicant Owner: MX Real Estate, LLC
February 17, 2022
Elizabeth Hammond
City of Maplewood, MN
651-249-2302
Dear Ms. Hammond:
Please allow me to take this opportunity to introduce myself and the facility I represent. I am
Maixia Vang a Registered Nurse, and the managing Director of Nursing for Twin Cities
Nursing Care, located at 1635 Hazel Street N. in St. Paul. Twin Cities Nursing Care was
established in 2015, and provides cares to residents with multiple debilitating disabilities such
as hypertension, diabetes, paralysis, vent dependent and much more.
The goal and purpose of pursuing this land use and related approvals for the development is
to create an assisted living facility that will provide our elderly parents with quality of care and
services, as well as to provide a safe environment for them to live and maintain their quality of
life. As this location is in the heart of Maplewood with many amenities and resources available
nearby; this means easier access to transportation and shorter commute time for residents
when on facilitated or personal outings, or if they'd simply like to enjoy some shopping. It is
not uncommon for elderly residents to become isolated or feel lonely. The close proximity to
nearby shops, parks and communities will promote physical activities and interactions with
those outside of the assisted living facility. This will reduce stress for our residents and in
return will hopefully prolong their way of life. In this fast pace environment that we currently
live in, many residents will need care, comfort and support to preserve a healthy life style free
of stress and anxiety.
The shaded area as shown on the plan, is for future expansion of the project. With many
aging elders retiring and requiring help; I imagine they will need assistance to maintain their
quality of life. Services that will be offered but not limited to; are transfers, walking, personal
hygiene, dressing, bathing, eating, continence care, companionship, household support and
shopping. The facility will also provide several well balanced meals to meet the requirements.
The project currently proposed is a 20 unit building with future expansion of 10 additional
units. Phase 1 of this project is a one level building of approximately 17,000sq ft. with 29
parking spaces for employees, residents and visitors. These will only be assisted living units.
Amenities available consists of common areas for residents to interact and work on
puzzles/games together, conference room for activities, dining room for gathering and eating
and patio area in the back for residents to enjoy the outdoors. The patio space will also offer
outdoor seating's. The County Rd D E. Street side of the building will be primarily for
residential use and set back with requested steel fence for privacy and security. Landscaping
will include trees and brushes to set a nice scenery for group and personal enjoyment.
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At this time, there are no memory care or independent living offered in this project.
Each unit in this proposed assisted living will include a private bathroom and a small
kitchenette area to store and microwave personal food items. Individual units will fit either a
twin or full size bed and a small chair/ sofa for personal use and entertainment purposes.
I will be the main person in charge of managing the building. There will always be a Nurse on
call 24 hrs as well as a staff member onsite 24hrs a day. During the busiest times there will be
two staff members assisting residents, two office staffs, two cooks, a janitor and one to two
nurses, depending on the staff to resident ratio.
I believe the facility will draw in residents and visitors. This project will benefit the city of
Maplewood with annual real estate taxes and will also offer a unique alternative to those
people in need of assisted living. What is more, this project will bring in employment
opportunities.
I am currently working with an excellent team on this project and have come up with great
architectural designs, lightings, stone accents and structure for this building. It is design to
blend in with the surrounding area and the exterior colors of this facility will also be chosen to
attract and complement the neighboring community as well.
In closing, I thank you for your time and consideration. Please do not hesitate to reach out
with anything. I look forward to working with the City of Maplewood in the approval process of
this project.
Sincerely,
Maixia Vang, RN
MX Real Estate, LLC
1744 County Rd D E.
Maplewoood, MN 55109
C: 651-354-8081
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CDRB Packet Page Number 19 of 26
Engineering Plan Review
PROJECT: Maplewood Assisted Living – 1744 County Road D
PROJECT NO: 22-06
COMMENTS BY: Jon Jarosch, Assistant City Engineer
DATE: 3-2-2022
PLAN SET: Engineering plans dated 2-16-2022
The applicant is proposing an assisted living facility and associated site improvements on the
vacant lot at 1744 County Road D. The applicant is requesting design approval.
As this project disturbs more than 1/2 acre, it is required to meet the City’s water quality and
rate control requirements. Stormwater management for the site is proposed to be
accommodated via the use of infiltration basins.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents for final review, along with ratified agreements, prior to issuing building
and grading permits.
The following are engineering review comments on the design and act as conditions prior to
issuing permits:
Drainage and Stormwater Management
1) The project shall be submitted to the Ramsey-Washington Metro Watershed District
(RWMWD) for review. All conditions of RWMWD shall be met.
2) A joint stormwater maintenance agreement with the City and RWMWD shall be signed
by the owner for the proposed underground filtration system, sump structures, and
associated storm sewer system.
3) A stormwater management plan shall be submitted detailing how the project is meeting
the City of Maplewood and RWMWD stormwater management requirements.
4) Rate control for this site was provided as part of the larger Legacy Village PUD. A storm
sewer system was stubbed in to the southwest corner of the site for this purpose. As
such, the proposed site shall have its runoff rate controlled such that it is equal to (or
less than) 3.8 cubic-feet-per-second in the 10-year storm event discharging into this
storm sewer system.
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5) Soil boring information or infiltration test data shall be submitted to support the infiltration
rates utilized in the Stormwater Management Plan.
6) Emergency overflow routes shall be identified on the plans for basins, ponds, and low-
points throughout the site.
Grading and Erosion Control
7) Infiltration basins shall be protected from sedimentation throughout construction.
8) Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils are stabilized.
9) Public and private drives and roadways shall be swept as needed to keep the pavement
clear of sediment and construction debris.
10) All pedestrian facilities shall be ADA compliant.
11) A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
12) All slopes shall be 3H:1V or less steep in slope.
13) The total cut/fill volume shall be noted on the grading plan.
14) Stabilized rock construction entrances shall be installed at all entry/exit points into the
site. If the easterly site entrance is not to be used during construction, the entrance shall
be blocked off with silt fencing, bio-rolls, or other appropriate measures.
Sanitary Sewer and Water Service
15) The proposed sanitary sewer service is shown connecting into a private sanitary sewer
mainline off of Bittersweet Lane. There is an existing sanitary sewer service stubbed in
to the right-of-way along the County Road D frontage. The applicant shall revise the
sanitary sewer plan to connect to the existing stub.
16) Sanitary sewer service piping shall be schedule 40 PVC or SDR 35.
17) The proposed water service modifications are subject to the review and conditions of
Saint Paul Regional Water Services (SPRWS). The applicant shall submit plans and
specifications to SPRWS for review and meet all requirements they may have prior to
the issuance of a grading permit by the City.
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18) The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this phase of the project. Appropriate fees shall be
charged during the permitting process.
Other
19) All work within the right-of-way along County Road D shall be reviewed and approved by
Ramsey County. Work in this area will require a right-of-way permit from the County.
20) Keeping in spirit with the remainder of the Legacy Area PUD, sidewalks shall be
included along all street frontages. The sidewalks along the east and west side of the
property shall be extended the full-length of these frontages. Likewise, a sidewalk shall
also be added along the southerly frontage (Village Trail). A sidewalk shall also be
required along the full length of the easterly frontage (Bittersweet Lane).
21) Pedestrian curb ramps shall be installed at the corners of Flandrau Street at Village Trail
and Bittersweet Lane at Village Trail to tie the onsite sidewalks into the Legacy Area
sidewalk network.
Public Works Permits
The following permits are required by the Public Works Department for this project. The
applicant should verify the need for other City permits with the Building Department.
22) Grading and erosion control permit
23) Sanitary Sewer Permit
24) Storm Sewer Permit
25) Maplewood Right-of-way Permit (ROW Permit also needed from County)
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Environmental Review
Project: Maplewood Assisted Living
Date of Plans: February 16, 2022
Date of Review: March 2, 2022
Location: 1744 County Road C (Legacy Village)
Reviewers: Shann Finwall, Environmental Planner
(651) 249-2304, shann.finwall@maplewoodmn.gov
Carole Gernes, Natural Resources Coordinator
(651) 249-2416, carole.gernes@maplewoodmn.gov
Project Background: MX Real Estate, LLC, is proposing to construct an assisted living
facility on the last vacant lot within the Legacy Village Planned Unit Development (PUD)
at 1744 County Road D East. The development must comply with the Legacy Village
PUD tree replacement requirements, and the City’s overall landscape
ordinance/guidelines and infiltration basin planting policies.
1. Trees
a.Legacy Village Planned Unit Development Tree Replacement
Requirements: The Legacy Village Planned Unit Development approved
by the City Council in 2003 required that developments within Legacy
Village replace trees at a rate of one replacement tree for one tree
removed, with a maximum of 10 trees per acre. Additionally, overstory
trees will be planted along the streets at an average of 30 to 40 feet on
center.
b.Tree Impacts: All trees were removed from this site during the overall
grading of the Legacy Village PUD.
c.Tree Replacement: The site is 2.04 acres in size. According to the
Legacy Village PUD tree replacement requirements, the applicants must
replace at least 20 trees (2.04 x 10 = 20 trees) on the site. There is
approximately 1,000 linear feet of street frontage, requiring approximately
25 overstory trees along the streets. The applicant’s landscape plan falls
short of those tree replacement requirements, showing a total of 9 trees
planted on the site.
d.Tree Replacement Recommendations:
1)Prior to issuance of a grading or building permit the applicant must
submit a revised landscape plan for staff approval with the
following changes:
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a. Addition of at least 16 2-caliper inch trees to ensure there
are at least 25 trees on the site (to meet the minimum tree
replacement of 20 trees and the overstory tree
requirements).
b. Trees to be located 30 to 40 feet on center along the
streets.
c. Increase the diversity of tree species planted. Not more
than 30 percent of replacement trees may be the same
species. Additional recommended species include:
• Bitternut hickory
• Shagbark hickory
• Honeylocust
• White oak
• Dutch Elm Disease Resistant American elm (Prairie
Expedition, New Harmony or St. Croix)
• Swamp white oak
• Eastern redbud
2. Overall Landscaping
a. Landscape Requirements: The City will review the landscape plan to
ensure nonnative or invasive species are avoided, and that the
landscaping meets City ordinance and guidelines.
b. Landscape Recommendations:
1) Prior to issuance of a grading or building permit the applicant must
submit a revised landscape plan for staff approval showing:
a) Increase the diversity of shrub species to at least three
species.
b) Replace the Anthony Waterer Spirea, aka Japanese spirea
(Spirea Japonica) with an alternative. This shrub is
invasive in the Eastern US and has recently been reported
as invasive in Minnesota and Wisconsin. Replacement
species should be native or pollinator supporting such as:
• New Jersey tea, Ceanothus americanus
• Winterberry, Ilex verticillata (need at least one male
plant)
• Ninebark, Physocarpus opulifolius
• Dwarf northern bush honeysuckle, Diervilla lonicera
• Bridal wreath spirea ‘Reeves’, Spirea cantoniensis, (not
Spiraea prunifolia or Spirea aprunifolia)
• Lilac
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c)Foundation plantings around the entire perimeter of the
building.
d)Erosion control blanket must be made of biodegradable
material, not nylon, plastic or other persisting materials.
3.Infiltration Basins
a.Infiltration Basin Requirements: Four infiltration basins are proposed on
the site. The basins are required to be planted, ideally with deep-rooted
native plants. The City requires a portion of the basin to be planted rather
than seeded; typically a minimum of 5,000 square feet of plantings are
required on large basins. Using plants rather than seeds hastens
establishment and provides a better chance of successful establishment.
Basin bottoms and lower elevations almost never establish successfully
from seed since the seed is washed away when stormwater flows into the
basin.
b.Infiltration Basin Recommendations.
1)Prior to issuance of a grading or building permit, the applicant
must submit detailed planting plans for the infiltration basins for
staff approval showing:
a)A landscape drawing for each infiltration basin, including
list of species, MNDOT seed mix, container size, spacing,
and quantities.
b)If proposing seeding the bottom of the basins, provide
explanation of measures that will be taken to ensure seed
does not wash away.
c)For any area using a native seed mix (ex: pond slopes),
provide information on maintenance for planting year, Year
2 and Year 3, addressing what maintenance activities will
be required and what entity (developer, owner, etc.) will
take on this responsibility.
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