HomeMy WebLinkAbout12/22/1998BOOK
AGENDA
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
December 22, 1998
6:00 P.M.
City Council Chambers
Maplewood City Hall
1830 East County Road B
1. Call to Order
2. Roll Call
3. Approval of Minutes - December 9, 1998
4. Approval of Agenda
5. Unfinished Business
6. Design Review
a. Ramsey County Family Service Center- Northeast of Ramsey Nursing Home
7. Visitor Presentations
8. Board Presentations
9. Staff Presentations
a. Next CDRB Meeting is January 12.
b. City Council Meeting Reminder: Mary Erickson to attend December 28
Meeting; Need a CDRB Member Volunteer for January 11 Council Meeting.
10. Adjourn
p:com-dvpt~cdrb.agd
WELCOME TO THIS MEETING OF THE
COMMUNITY DESIGN REVIEW BOARD
This outline has been prepared to explain the review process of this meeting. The
review of an item usually follows this format.
1. The chairperson of the meeting will announce the item to be reviewed.
The chairperson will ask the applicant or developer of the project up to the podium
to respond to the staff's recommendation regarding the proposal. The Community
Design Review Board will then discuss the proposed project with the applicant.
The chairperson will then ask the audience if there is anyone present who wishes
to comment on the proposal.
After everyone is the audience wishing to speak has given his or her comments,
the chairperson will close the public discussion portion of the meeting.
5. The Board will then discuss the proposal. No further public comments are allowed.
6. The Board will then make its recommendations or decision.
Most decisions by the Board are final, unless appealed to the City Council. You
must notify the City staff in writing within 15 days to register an appeal.
jw\forms\cdrb.agd
Revised: 11-09-94
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
'1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
DECEMBER 8, 1998
CALL TO ORDER
Chairperson Erickson called the meeting to order at 6 p.m.
II. ROLL CALL
Marvin Erickson Present
Marie Robinson Present
Ananth Shankar Present
Tim Johnson Present
Matt Ledvina Present
II1. APPROVAL OF MINUTES
November 9, 1998
IV.
VI.
Boardmember Ledvina moved approval of the minutes of November 9, 1998, amended to have
paragraph 5 on page 2 read Vice Chairperson Robinson instead of Erickson.
Boardmember Robinson seconded. Ayes--all
The motion passed.
APPROVAL OF AGENDA
Boardmember Johnson moved approval of the agenda as submitted.
Boardmember Shankar seconded. Ayes--all
The motion passed.
UNFINISHED BUSINESS
There was no unfinished business.
DESIGN REVIEW
Archer Heights Apartments Building and Site Improvements, 1816-1854 Beebe Road, The D JR
Group
Scott England, an architect with D JR Architecture, Inc., and Patty St. Pierre, of The Cornerstone
Group (representing the purchaser of the buildings), were present. Mr. England said he reviewed
the recommendations and felt staff basically had approved what the applicant proposed. Secretary
Ekstrand said he wanted to make one addition. At a previous meeting, a Maplewood planning
commissioner suggested that a sidewalk be required along Beebe Road. Mr. Ekstrand pointed out
that the townhomes to the south were directed to put in sidewalk. The commissioner felt that,
because of the amount of bus activity and the number of cars parking in the area, sidewalk would
make this area must safer for the residents.
Community Design Review Board
Minutes of 12-08-98
-2-
Mr. England said the sidewalk is an item they would not be prepared to do since they are presently
over budget. Chairperson Erickson felt it made sense to continue the sidewalk but he questioned
the short notice. Secretary Ekstrand said the board could recommend the sidewalk as a design
element. The city council then could either support the recommendation or reject it. The board
also has an option to just not recommend it. Ms. St. Pierre noted that there are retaining walls and
berming on the southern portion of the property that would make if difficult to place a sidewalk
without doing some extensive grading.
Chairperson Erickson questioned the intent of "piecemealing" the sidewalk. He proposed that, if
the city was concerned about a sidewalk, the city should provide one. Mr. Ekstrand explained that
the city did not have a strong sidewalk policy. He said the city had been requiring it on a
"piecemeal" basis for years. Boardmember Ledvina asked if it would be possible to consider
requiring sidewalk on an extended term. He suggested possibly giving the applicant three years to
install the walk so they could budget accordingly. Mr. Ekstrand said the applicant was proposing
"such nice improvements to the site which needs them." He had mixed feelings about doing
anything that would slow down these alterations.
Ms. St. Pierre said they have already received approval for their funding and adding the sidewalk
would necessitate taking away some other amenity. She thought it was difficult to discuss a period
of time because she had no idea what a sidewalk would cost. According to Ms. St. Pierre,
because these apartment are "affordable housing," they are limited to what they can charge for
rent." She said their goal is to make sure it stays affordable and yet provide good services to the
people who live there.
One of the board members estimated that the cost of the sidewalk would be approximately
$10,000. Ms. St. Pierre said there are money reserves, because of HUD financing, that could
probably used to pay for the sidewalk. She also mentioned a contingency in the project that might
eventually be used to pay for this. Mr. England emphasized that they first had to proceed with the
construction and "find out all those unforseen items that we will encounter with the new
construction." Boardmember Ledvina asked if it would be helpful to expand the time frame to allow
three years to build the sidewalk. Ms. St. Pierre said she would have to check with HUD to see if
the sidewalk is an expense they would approve and could it be withdrawn from the reserve over a
period of time.
Mr. England asked about the overall intent of the sidewalk. Secretary Ekstrand thought it was to
help serve the residents of the apartment complex, as well as to provide off-street walking to
vehicles. Boardmember Robinson said, if a sidewalk is to be added, it should be on the west side
and continuous. She suggested a recommendation to research how feasible it would be to install
a sidewalk. Mr. Ekstrand said this item would not be going to the planning commission, so the
review board could act on the conditional use permit at this meeting. Chairperson Erickson felt
that more research needed to be done. He was of the opinion that, if the city really wanted
developers to put in a sidewalk, they should identify a sidewalk criteria to follow. He was in favor of
considering a bus stop for the residents.
Boardmember Johnson said ideally a sidewalk should go all the way from Larpenteur Avenue to
Holloway Avenue. Boardmember Ledvina would be more inclined to support the sidewalk, even if
it was piecemeal, if a specific location was indicated on the plan by staff. Even though he thought
it was a good idea to separate the cars and pedestrians, but he didn't think it was "necessarily fair
in this instance" to require a sidewalk. Boardmember Shankar did not "see a need to enforce this
additional requirement." He commented on the many improvements being made to the site itself.
Community Design Review Board
Minutes of 12-08-98
-3-
Chairperson Erickson was concerned about a rOof.top unit on the north building. Mr. England said
it was a small HVAC unit for the new addition. He said, when drafting the plans, he was not sure
of the size but the mechanical engineers assured him "it was not a large unit at all." Mr. Erickson
felt this unit was too large to qualify for painting because of its location. He suggested placing it
somewhere else on the building to hide it. Mr. England did not favor the location but stated that a
roof-top unit is less expensive that one located within the building. The ducting required to put this
unit on the upper roof would reduce efficiency such that it would not be a viable option. He also
said there was no ground left where it could be located. There is also one unit in the center of the
upper-level roof.
Boardmember Ledvina asked if it was possible to incorporate the roof-top unit into a design
element. Mr. Shankar thought the problem would be less if the unit was wider rather than as tall as
it is shown. He described it as looking like a "chimney stack." Mr. Erickson agreed that it was a
good idea to disguise the unit as an architectural feature.
Secretary Ekstrand felt there was no benefit in adding additional screening because there are no
neighbors north of the proposed garages. He said there is a stand of woods. Mr. England said the
replacement fence has not been designed but will probably be cedar. Boardmember Robinson
commented that the city council is usually concerned about the design and material of required
fences.
Mr. England said the trash enclosure will be toned, rock-face concrete block on the outside with a
metal cap on the top. He said there will not be doors because of maintenance concerns. There
was a discussion about the features of the current garages. Mr. England described the work on
these existing garages as maintenance. The two new garages of five stalls each will not be
divided because they are not large enough for this requirement. One of the new garages will be
slightly wider to allow for handicap-accessibility.
According to Mr. England, the materials have not been selected yet but he would prefer a "saxon-
size brick, larger than a modular but not as big as an oversize." Brick will also be added at two of
the community rooms and the remainder of the building will be stucco. Meters will be concealed by
landscaping.
Boardmember Robinson moved the Community Design Review Board recommend:
Adoption of the resolution which approves a conditional use permit revision for the Archer
Heights Apartments planned unit development (to be renamed the Maple Pond Homes
Apartments) at 1816 to 1854 Beebe Road. This approval is based on the findings required by
code and subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
Community Design Review Board
Minutes of 12-08-98
-4-
Approval of the plans (stamped November 23, 1998) for the building and site changes to
Archer Heights Apartments (to be renamed Maple Pond Homes Apartments) based on the
findings required by the code. The property owner shall do the following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
Paint the proposed roof-top mechanical unit on the building-entrance addition to match the
roof color and, if possible, the applicant shall apply architectural elements to reduce any
visual impact.
Replace the wooden screening fence with a six-foot-tall, decorative wood fence along the
north lot line between the two rows of garage buildings. This fence shall be at least 80%
opaque. The design for the fencing must be submitted for staff approval.
4. All work shall follow the approved plans. The director of community development may
approve minor changes.
5. The plan shall show two five-unit garage buildings, for a total of ten garages, on the north
side of the site.
Boardmember Ledvina seconded.
The motion passed.
Ayes--all
VII. VISITOR PRESENTATIONS
VIII.
There were no visitor presentations.
BOARD PRESENTATIONS
November 23 City Council Meeting: Boardmember Robinson reported on this meeting.
IX. STAFF PRESENTATIONS
December 22 CDRB Meeting: The proposed Ramsey County Family Service Center, an Acorn
Mini Storage proposed for the old Maple Leaf Drive-In Theatre site, and a second-story office and
small rear storage addition to the Maplewood Auto Service on Minnehaha and Century Avenue
(Ray Muckala) are potential items for this agenda. Boardmember Robinson requested that the
board ask Mr. Muckala to coordinate the colors on his building. Secretary Ekstrand said the
architect was receptive to this suggestion.
December 28 City Council Meeting: Chairperson Erickson will attend this meeting.
X. ADJOURNMENT
The meeting adjourned at 7 p.m.
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
City Manager
Thomas Ekstrand, Associate Planner
Land Use Plan Amendment, Conditional Use Permit and Design Review -
Ramsey County Family Service Center
Northeast of the Ramsey Nursing Home (2000 White Bear Avenue)
December 16, 1998
INTRODUCTION
Project Description
Ramsey County is requesting approval of plans for a 20,000-square-foot, one-story family service
center. This facility would be located next to, and northeast of, the Ramsey Nursing Home at
2000 White Bear Avenue. Refer to the maps on pages 9-12. The proposed facility would be a
21-room, 55-bed shelter and would primarily serve women and children. Refer to the written
narratives on pages 14-18. The proposed building would have a brick exterior.
Requests
The applicant is requesting that the city council approve:
1. A comprehensive land use plan amendment from P (park) to G (government facility) for the
proposed site. This change would add the G classification to the land use plan map for the
proposed family service center site. This proposal needs a land use plan change because one
of the findings required by code for a conditional use permit (CUP) is that the use is in
conformity with the city's comprehensive land use plan.
The city staff is also requesting that the council include the nursing home and county barn in the
proposed G classification. These are not park uses and, therefore, should be reclassified as a
government center the same as the proposed Family Service Center.
2. A CUP for a public building. The city code requires a CUP for "public utility, public service or
public building uses." Refer to the CUP justification on pages 14-15.
3. Building, site and landscape plans.
BACKGROUND
May 19, 1998: The Ramsey County Board of Commissioners decided to build the proposed facility
at this county fairground location in Maplewood.
DISCUSSION
Comprehensive Plan Amendment
The classification of G (government facility), is a bread designation, which could mean any type of
public-built facility. The land use plan has no specific designation for a use like the proposed Family
Service Center, so the G classification must be used. The city council should take this opportunity
to also change the land use plan map to G to include the nursing home and county barn. These are
incorrectly represented on the land use plan as P.
The comprehensive land use plan does not provide any specific findings for approval of a plan
amendment. The plan does, however, give goals and policies for the city to use in making land use
decisions. One of these is the Housing Action Plan. This action plan addresses housing needs for
the citizens of Maplewood. It requires that the city "provide housing and services to meet the needs
of nontraditional households." This applies to those seeking permanent housing as well those in
need of temporary housing as with the proposed Family Service Center.
Conditional Use Permit
We received several comments in opposition to this proposal. The following is in response to them:
Depreciation of residential property values.
Staff does not see any basis for this concern. The proposed facility would be 580 feet away from
the nearest homes on the west side of White Bear Avenue. It would also be virtually hidden from
view from these homes by the county barn, maintenance building and nursing home as well as
existing landscaping and berms. The county assessors office, furthermore, has told us that busy
roadways like White Bear Avenue have more to do with influencing property values than proposed
buildings and site development.
Since there is no visual impact of this facility on any homes, the concem about property values must
be due largely to wordes over the proposed operation and the clientele involved. Residents are
concerned that there would be suspect persons brought into their neighborhood that would diminish
their comfort, peace of mind, and in the worst case, threaten their property and families. This
discussion follows below.
Loitering, shoplifting at neighborhood businesses and making the neighborhood unsafe.
Some neighbors are concerned that residents of this facility would cause increased instances of
loitering, shoplifting, and in general, make the neighborhood unsafe. There is no evidence to
support this concern. In 1997, at the existing shelter, there were only four police calls and one was
for medical assistance.
Perhaps there are misconceptions about the residents of the proposed shelter. This facility would
provide temporary housing for homeless women and children. Single men would not be admitted.
There will not be any admission to the facility on a walk-in basis so there should be no fear of
people wandering the neighborhood hoping for a place to stay the night. Furthermore, there are no
visitors allowed at the proposed center that would encourage additional persons to come to this
area.
Build it in St. Paul, Roseville, Woodbury or other suburban areas. Not here.
This would be a Ramsey County facility. Obviously, it could not be built in Woodbury which is in
Washington County. The county considered 20 other possible sites, but found the proposed site to
be the most appropriate. According to Judy Karon, Economic Development Director with Ramsey
County, the other sites (15 sites in St. Paul, four in Maplewood and one in Roseville) were rejected
for the following reasons:
2
1. High cost of acquisition and/or rehabilitation.
2. Displacement and relocation of long-term residents in existing apartments.
3. Competitiveness with economic development uses of the site.
4. Close proximity to other group facilities within the city of St. Paul and neighborhood opposition.
It is too close to the nursing home.
Some families of nursing home residents are concerned about the proposed facility and some are
supportive. Those that are opposed feel children playing on a site next to the elderly would be
disruptive while others welcome it. Staff does not see any problem with these two facilities side by
side. The outdoor patio for the nursing home would be screened from the proposed complex by the
northeasterly wing of the nursing home so there would be no visual impact and very little noise
impact.
The county has designed the proposed family shelter, furthermore, for conversion to an assisted
living facility or nursing home in the future in case the shelter closes.
The county should not build shelters--churches should.
Catholic Charities is going to operate this facility. Several local churches also are involved in the
facility's operation and have expressed their support for the shelter as well as provide volunteer
help. The current facility, in fact, is supported by 50 active groups participating in the operation of
the shelter--37 of them represent non-catholic parishes.
There are no services to this site.
I am not sure what is meant by "no services." Essential services such as meals and transportation
are available. Meals would be provided at the facility and the site is on a bus line for transportation
needs.
Don't like out-of-town people using this service.
This concern relates to the facility's operational policies. If anyone objects to out-of-town persons
being admitted to the shelter, they should lobby the county to change its rules of admission.
What is the impact on local schools and the cost to taxpayers regarding school use?
There would be some financial impact on the school district because of this facility, but it is not
anticipated to be much. Schooling for children at the shelter would be paid for by Title-One funds,
which is a special fund established for this purpose. Title-One funds are not limited to following
school district boundaries. The funds follow the child wherever he or she would attend school. The
only cost to school-district taxpayers would be bussing the children to their own school if it was
outside of Maplewood.
Children that are presently enrolled in school would continue to attend that school wherever it is in
Ramsey County. This transport would lessen any impact to our local schools.
Building Design and Landscaping
Building Design
The proposed building would be attractive and the site esthetically landscaped. The proposed
center would be an attractive addition to this county campus. Staff is recommending that the lawn-
irrigation requirement be dropped since there are on-site maintenance personnel that could water
the landscaping. The city made this same finding in waiving the lawn-irrigation requirement for the
Edgerton Elementary School and the Carver Elementary School expansion proposals.
SidewalkJTrail Extension
At the December 7 informational meeting, a resident asked if a sidewalk or trail could be provided to
the Gateway Trail north of this site. The applicant is proposing to extend the White Bear Avenue
sidewalk to connect with the Gateway Trail. This sidewalk would extend north from Frost Avenue,
under the trail bridge and to link up with the existing paved trail. The plans do not show the extent
of the trail extension, however. This should be made a condition of plan approval.
Parking Counts and Handicap-Accessible Spaces
Parking is not an issue since city parking requirements would easily be met because of shared
parking with Aldrich Arena and other county facilities. The proposed building would eliminate 61
existing spaces, but 24 would be added. This loss of 37 spaces would not constitute a shortage
since there are 289 existing, unused parking spaces available to the southeast in the adjacent
parking lot. Refer to the site plan.
The Maplewood Seniors and Persons with Disabilities Committee has expressed a concem about
the placement of handicap-accessible parking spaces. The proposed handicap spaces are shown
to be across the drive aisle/drop-off lane. Though this meets ADA (Americans with Disabilities Act)
requirements for parking, the committee feels these spaces should be placed next to the front
sidewalk so a disabled person does not have to cross a traffic lane. This is especially a problem in
the winter when pavement-surface conditions can be bad. The applicant should revise the site plan
to place the two handicap-accessible spaces next to the proposed building's front sidewalk.
RECOMMENDATIONS
A. Adopt the resolution on page 79 amending the comprehensive land use plan from P (park) to G
(government facility) for the proposed Ramsey County Family Service Center (northeast of 2000
White Bear Avenue), Ramsey Nursing Home (2000 White Bear Avenue) and county barn (2020
White Bear Avenue). Approval is because:
This change for the proposed Family Service Center would be consistent with the
comprehensive plan's goals and policies by providing housing and services to meet the
needs of nontraditional households.
This change would correct the land use plan map by incorporating the Ramsey Nursing
Home site and the county barn site into the G classification rather than the current P
classification.
Adopt the resolution on pages 80-81 approving a conditional use permit for the Ramsey County
Family Service Center. Approval is based on the findings required by the code and subject to
the following conditions:
1. All construction shall follow the site plan approved by the city. 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. The council may extend this deadline for one year.
3. The city council shall review this permit in one year.
Approve the plans (stamped November 13, 1998) for the proposed Ramsey County Family
Service Center, based on the findings required by the code. The property owner, Ramsey
County, shall do the following:
1. Repeat this review in two years if the city has not issued a building permit for this project.
2. Before getting a building permit, the applicant shall provide the following for staff approval:
a. A grading, drainage, utility and erosion control plan.
b. A sidewalk/trail plan for the extension and connection to the Gateway Trail.
c. A revised site plan showing the handicap parking next to the front sidewalk.
3. Complete the following before occupying the building:
Construct a trash dumpster enclosure for any outside trash containers. The enclosures
must be 100 percent opaque, match the color of the building and have a closeable gate
that extends to the ground. If the trash container is not visible to the public it does not
have to be screened.
b. Install all required landscaping. An in-ground.lawn irrigation system is not required since
there is county maintenance personnel on site to water landscaped areas.
c. Construct the sidewalk/trail extension and connection.
Screen any roof-top mechanical equipment that would be visible from the IRamsey
Nursing Home. Any other roof-top units that are visible from any other direction must be
painted to match the building.
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 200% of the cost of the unfinished work.
c. The city receives an agreement that will allow the city to complete any unfinished work.
5. All work shall follow the approved plans. The director of community development may
approve minor changes.
5
CITIZENS' COMMENTS
We notified the owners of 68 properties about this proposal. The mailing radius covered every
property within 1000 feet--this included 57 properties. The other 11 were persons who called and
asked to be added to the notification list. The city and county also held an informational meeting
December 7 at the county parks department office about this proposal. We received 60 replies; 58
in writing and two by telephone. Fifty-six written comments were received at the December 7
informational meeting.
Of those 60 persons responding, 42 were in favor, 16 were opposed and two gave miscellaneous
comments. Of the 42 in favor, 35 were Maplewood residents and seven were non-residents. Of the
16 opposed, 14 were Maplewood residents and two were non-residents. Of the two persons who
had miscellaneous comments, one was a Maplewood resident and one was a non-resident. I
summarized the comments below, however all wdtten comments have been included in this report
on pages 19-76.
In Favor
1. Good location. Very appropriate setting.
2. This would pose no danger or threat to the community.
3. This would be a calm and safe setting for children.
4. It would compliment Maplewood by including people from all walks of life.
5. This is a needed service. A community should not disregard people's needs.
6. The building would be attractive.
7. The existing facility in St. Paul has been well run and provides a safe environment.
8. A suburban setting is a plus. It is a healthy environment for needy families.
9. An excellent project and excellent piece of public policy. It is our responsibility to help people.
Opposed
1. Depreciation of residential property values.
2. Loitering and shoplifting at neighborhood businesses and making the neighborhood unsafe.
3. Build it in St. Paul, Roseville, Woodbury or other suburban areas. Not here.
4. It is too close to the nursing home.
5. The county should not build shelters---churches should.
6. There are no services to serve this site.
7. Don't like out-of-town people using this service.
8. What is the impact on local schools and cost to taxpayer regarding school use?
Refer to the letters on pages 77-78 from Rose Ann Bauer and John and Jean Petroske.
Miscellaneous Questions / Comments
1. How will the turnover of children affect my two sons' education at Webster School as well as the
impact on head count per teacher with the strain already felt?
2. Use the old Builders Square building as a law enforcement training center.
REFERENCE INFORMATION
SITE DESCRIPTION
site size (project area): 26 acres
Existing land use: The proposed site is currently a parking lot next to the Ramsey Nursing Home.
SURROUNDING LAND USES (surrounding the proposed facility)
North:
South:
West:
East:
Ramsey County Park Department Headquarters
Aldrich Arena and the Ramsey Nursing Home
Ramsey Nursing Home, maintenance building and County Barn
Goodrich Golf Course
PAST ACTIONS
June 24, 1996: The city council approved a CUP, a ten-foot building setback variance from Ripley
Avenue and the design plans for the golf dome south of Aldrich Arena.
PLANNING
Land Use Plan designation: Existing - P (park);
Zoning: F (farm residence district)
Proposed - G (government facility)
Ordinance Requirements
Section 36-437(1) requires a CUP for public utility, public service or public building uses.
Section 25-70 of the city code requires that the community design review board (CDRB) make the
following findings to approve plans:
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.
That the design and location of the proposed development is in keeping with the character of the
surrounding neighborhood and is not detrimental to the harmonious, ordedy and attractive
development contemplated by this article and the city's comprehensive municipal plan.
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 esthetically of good
composition, materials, textures and colors.
Findings for Land Use Plan Changes
There is no specific criteria for a land use plan change. Any land use plan change shoul(~ be
consistent with the goals and policies in the city's comprehensive plan.
Findings for CUP Approval
Section 36-442 states that the city council must base approval of CUPs on the nine findings
stipulated in the resolution on pages 80-81.
p:sec14\famshelt.cup
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Hillside Neighborhood Land Use Plan
4. Site Plan
5. Building Elevation Reduction
6. Conditional Use Permit Criteria Response
7. Ramsey County Family Service Center Narrative
8. New-Construction Description
9. Fact Sheet
10. Written Comments from the December 7, 1997 Informational Meeting
11. Letter from Rose Ann Bauer
12. Letter from John and Jean Petroske
13. Land Use Plan Change Resolution
14. Conditional Use Permit Resolution
15. Site and Architectural Plans date-stamped November 13, 1998 (separate attachments)
16. Landscape Plan date-stamped November 13, 1998 (separate attachment)
Attachment 1
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10
Attachment 3
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PROPOSED
FAMILY SERVICE
CENTER SITE
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major &rlerial
LAND USE PLAN CLASSIFICATION
EXISTING -- P (PARK)
PROPOSED -- G (GOVERNMENT FACILITY)
NORTH SAINT PAUL
North St. Paul Road ~
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Attachment 4
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PROPOSED
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.... CENTER
RAMSEY NURSING HOME,
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SITE PLAN
12
- ' Attachment 5
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RAMSEY COUNTY
FAMILY SERVICES CENTER
Attachment 6
FAMILY SERVICE CENTER PROJECT SUBMISSION
NOVEMBER 1998
CONDITIONAL USE PERMIT CRITERIA
The City of Maplewood should approve Ramsey County's request for a
Conditional Use Permit for the new Family Service Center because:
The Center will be designed, constructed, operated and maintained
according to the City's Comprehensive Plan and Code of Ordinances. As
part of this submission, the County seeks a Comprehensive Plan
Amendment changing the existing Plan designation of this Project Site
from "Park" to "Government Facility" use. This change would reflect the
de facto status of the property. The proposed building and immediate site
modifications meet the City's Standard Site Desiqn Requirements.
The new Center will not change the existing character of the surrounding
area. Because of its location in the heart of the County's property, this
20,000 square-foot facility will have little effect on the residential,
commercial and institutional properties that border the 27-acre White
Bear Avenue Campus. The Campus will continue to be a multi-purpose
service location offering recreational, educational and social service
programs to County residents.
The Center's presence will not depreciate property values The Center is
a social service provided under the administration of the County's
Community Human Services Department. The County has operated
another social service facility on the Campus for over 40 years- the
Ramsey Nursing Home. Neither social service is seen as detrimental to
property values in the immediate area.
The new Center will not create any dangerous, hazardous, or disturbing
nuisance to the surrounding area. This residential facility will be a secure
building on secure grounds operated by a round-the-clock trained staff.
The Center will not create traffic congestion or unsafe access on existing
local streets. The building is oriented toward Van Dyke Street, an
underutilized existing street that runs through the middle of the Campus.
No visitors will be allowed at the Center and very few residents have
vehicles. Service and staff vehicles will be accessing the Center from
Ripley and Van Dyke Streets. The impact on area traffic (especially along
White Bear Avenue) because of this new facility will be minimal.
CONTINUED...
14
RAMSEY COUNTY PROPERTY MANAGEMENT
FAMILY SERVICE CENTER PROJECT SUBMISSION
NOVEMBER lgg8
CONDITIONAL USE PERMIT cRITERIA...Continued
10.
The Center will be served by adequate public facilities and services. The
Center will connect to existing water and sewer systems used by other
Campus facilities. As shown on the enclosed Grading Plan, the existing
drainage system on the Campus can handle on-site run-off caused by the
new building. As mentioned above, the Center is oriented toward an
underutilized existing roadway, Van Dyke Street.
The Center will not create excessive additional costs for public facilities or
services. Children at the Center will be transported daily to their "home
schools" for classes. Those children who come to the Center from outside
Ramsey County will likely attend lSD 622 schools. Title I federal funding
for educating homeless children is assigned to the child and thus, each
school that accepts a homeless child receives funding for that child.
The Center's design will incorporate the site's natural and scenic features.
The placement of the building on the Campus does not hinder views
across the Campus toward Goodrich Golf Course from any existing
Campus building or from any neighboring property. The plantings shown
on the enclosed Landscape Plan will enhance the Campus' northeast
quadrant by providing a variety of species including City-preferred maple
trees.
The new Center will have a minimal adverse environmental impact. The
building is sited on an existing parking lot, so that no green space is being
taken for the facility. The site is not listed on the National Wetlands
Inventory or any Minnesota Department of Natural Resources protected
lands inventory.
Ramsey County is not requesting any waiver of the usual requirements
associated with a Conditional Use Permit Request for the Family Service
Center. As shown in this submission, this proposed facility meets the
City's requirements for protecting public safety, health and well-being.
15
RAMSEY COUNTY PROPERTY MANA~FMt::IV'I'
Attachment 7
FAMILY SERVICE CENTER PROJECT SUBMISSION
NOVEMBER lgg8
RAMSEY COUNTY FAMILY SERVICE CENTER
The Ramsey County Family Service Center will be a new emergency housing
facility for displaced families. It will take over for the Lowry Family Shelter,
located in downtown Saint Paul and scheduled to close in December 1999.
The new building will be located northeast of the Ramsey Nursing Home along
Van Dyke Street on a 27-acre County-owned parcel that was once operated as
the Ramsey County Poor Farm. Today the County's White Bear Avenue Campus
includes the Nursing Home, Aldrich Arena, the administrative offices of the
County's Parks & Recreation Department, and the joint University of Minnesota-
Ramsey County Extension Service. Goodrich Golf Course, operated by the
County, abuts the Campus to the east.
This site was selected after consideration of over two dozen locations. The
White Bear Avenue Campus Site affords the following project advantages:
· County/Owned Property: No site acquisition costs are involved in the
Project and this particular site has been owned by Ramsey County for most
of this century. Utility services already exist on-site.
· Secluded Location: There will be no view of the new facility from any
neighborhood residence; because the Project Site is embedded in such a
large County-owned tract, the nearest residential property owner is over 400
feet west of the Site.
· 24/7/7 Neighbor. Being adjacent to the Ramsey Nursing Home, minimal
overnight staff at both facilities will be reassured by each other's presence. It
should also be noted that this type of special housing could, in the future, be
easily converted to an assisted-living facility for the elderly. In that
circumstance, its adjacency to the existing nursing home is advantageous.
· County Services On Campus: Lifestyle classes now offered by the
Extension Service (household financial planning and nutrition education) can
easily be provided at the neighboring Family Service Center.
· Available Outdoor Children's Area: As most of the new facility's residents
will be children, the Site is large enough to incorporate a secure exterior play
area for children. No outdoor play area exists at the present Lowry Shelter.
· Available Public Transit. Metro Transit service now operates along VVhite
Bear Avenue and the County has requested that an additional transit stop be
provided along Ripley or Van Dyke Streets to serve the new facility as well as
the other County facilities on the Campus.
· Adequate Parking Area: Because very few residents have vehicles, and no
visitors are allowed in the facility, the Center's limited need for parking by
service providers and staff will easily be met in the large existing lot on
Campus.
· Shared Maintenance: Maintenance staff now assigned to the other Campus
buildings will be available to service the new facility.
16
RAMSEY COUNTY PROPERTY MANAGEMENT
Attachment P
FAMILY SERVICE CENTER PROJECT SUBMISSION
NEW CONSTRUCTION DESCRIPTION
NOVEMBER 1998
The Family Service Center will be a 20,000 square foot single story, slab-on-
grade building. The steel-frame structure will be faced in brick on all four
elevations. One main entrance on the east fa(;:ade will face Van Dyke Street. A
service entrance will open on the south fa(;ade. An entrance on the west
elevation will open onto the outdoor children's play area. Window units will be a
regular feature on all four elevations. The roof will be a pitched metal standing
seam system that hides top-mounted mechanical equipment.
The building interior will be organized into public and private areas. An entry
lobby, reception area and administrative offices will form the initial public space
inside the main entrance. Other public areas include the congregate
dining/meeting room, the children's learning center, and the adults' housing/job
search center. The private portion of the building will be composed of sleeping
rooms with individual bathrooms. The entire building will be sprinklered. The
building and site will be designed to be fully accessible according to the
Americans with Disabilities Act. An electronic security system will be incorporated
and building entry will be monitored 24 hours a day by the staff.
A r. et, eift~g-wa~ fence will enclose the site on the west side of the property.
An outdoor children's play area will be located adjacent to the west side of the
building. This area will be enclosed by fencing. Wall-pack lighting mounted on the
building as well as pole lighting will be added to the site.
Cost of this new facility is estimated at $ 2.5 Million. Construction is anticipated
to begin in April 1999 with completion by mid-December 1999.
17
RAMSEY COUNTY PROPERTY MANAGEMENT
Attachment 9 ' '
FAMILY SERVICE CENTER PROJECT SUBMISSION
NOVEMBER lgg8
FACTS ABOUT...
THE RAMSEY COUNTY FAMILY SERVICE CENTER
The Family Service Center will take over for the Lowry Emergency Shelter, which
is closing at the end of 1999.
1997 PROFILE OF FAMILIES IN THE LOWRY EMERGENCY SHELTER* · 358 Families were served at the Shelter, including 912 children
· 85% of all the children served were 12 years old or younger
· 39% of all the children were 4 years old or younger
· 63% of the families were Ramsey County residents
· 37% of the families came from out-of-state
· 12% of the families had been in the Shelter previously
· 10% of the families had some source of income
· 911 Emergency Service was called to the Shelter 4 times:
one of the four calls was for medical assistance**
* Source: 1997 Wi/der Foundation's Report on Metro Area Shelters
** Source: Catholic Charities 1997 Record of Incident Reports
EMERGENCY HOUSING PROGRAM PARAMETERS: · Capacity estimated at 55 beds
· Length of stay up to 30 days; median stay has been 12 days
· Women and children admitted; men allowed only as part of a
family; single women also admitted
· Intake process requires a personal interview, no walk-ins;
where possible, families are diverted to other, more
appropriate programs (e.g., battered women's shelter)
· Metro area residents from counties other than Ramsey are
referred back to their own county for service
· No visitors in the Center
· 10:30 pm daily curfew
· Center is staffed 24 hours/day, seven days/week
· Children must be with their parent(s) at all times
· All meals served on-site
· Children must attend school; transportation provided for
children to attend their "home" school
· Family must be searching daily for more permanent housing
· Family is responsible for their own transportation to/from
housing and/or employment searches
Preschool Program provided on-site
Tutoring Program provided on-site
18
RAMSEY COUNTY PROPERTY MANAGEMENT
Attachment 10
P. arnseq Countq
PAM bY ~RV CB CBNTUR PROJUCT
Information Open House
Jam
,l~,a Maplewooc~ Resic~ent
P1 a Nursinq Home P. esic~e~'s
iXamilul MemJ~er
13 Othen
P1 a Public Official
l-I an Area [}usin'ess
Owner
( Check all d'~ applut)
YOUR CQMMBNT5 ON TH 5 PRQJBCT:
19
PAMII. Y 5BRV CB CUNT-P, PROdS. C1'
n~ormation Open House
7 l?ecember 1996
I am
~ Maplewood Re,Jclent
P! a Nursincl Home Res ide~'
JXamilut Member
D Other:
I-i a Public Official
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Owner
( Check all t~ appl~i)
YOIJR CQMMBNT5 ON ild15 PRODUCT:
I
Ramse~ County
PAMILY 5URVICU CUNTUR PROJUCT
Information Open House
P, AMSEY COUIVTY
I am
[] a Map ewood Resident
I-i a Nursincl Heine
Pamil~l Member
I-I
I-I a Pub ic Officia
I-I an Area Busin'ess
( Check all ~at appl~)
YQLIR CQMMUNT5 ON THIS PRQJP. CT:
21
Ramse~ Cc~nt~
[:AMITY 51f. RVICU CUNSR PRODUCT
Information Open House
7 [~ecember 998
RAMSEY COUNTY
IZZa Maplewood Resident
Ill a Nursincl Home
Pamil~ Member
D
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I-! a Public Official
I-i an Area f~usin'ess
Owner
( Check ail th~ appl~)
YOLIR CQMMFcNT5 ON T]'t 5 PRODUCT:
Ramsetl CountUl
PAMILY 5[~RVIC[~ CUNTUR PRQJUCI'
nfermetion Open House
7 I~ecember 1995
I am
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rll a lX,]ursinq Home Reside~'
[:ami bi Member
Other:
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¥OL]R COValeNT5 ON TH 5 PROJI~CT:
II llll II Ill
Ramse~ Co~ntbl
PAMILY SBRVICU CBNTUR PRODUCT
I.fermatie. Open He, se
7 [?ecember 1996
RAMSEY COUNTY
l-I a ~ursincl Home Resident's
Pamilct Member
F! a Public OfFicial
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Owner
( Check all ~ applq)
YOIXR COMMUNT5 ON ~ 5 PRODUCT:
Ramseul Ce~ntUl
PA~ bY ~RV CP. CP. NTBR PROJP. CT
nfermation Open Hc~se
7 J?ecember le:)G5
COUNTY
1~1 a Maplewwd Re, ident
PI a NursinCl Heine ResicJeS'
Pami ut ~ember
I-I Other:
5
i-! a Public Official
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YQLIR CQMMIf. NT5 ON TH 5 PRO. IBC'F:
Ramseq Counttl
PAMILY 51~RVIC[~ CI~NT~R PRO Jif. C1'
Informatica Open House
RAMSEY CO(
[ am
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Owner
( Check all that
YQLIR CQMMUNT.S ON THIS PRQJI~CT:
YOUF~ COIYIV~IVF5 ~f~ I~ IklCI. U~£1~ IH TI~ k~COPd~ OF 71-/I.~ O?~kl HOU. q~ Ad££#IVG DVP
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F~£~ k~KIV YOU~ ~OAdA~H~' (~IeP ~'0,~ ~ITY O~ ~OUHTY SI'H~? ?~.~01~. ~HANK YOU
Ramse~ County
PAMII. Y P.P.V CB d~.NTBR PROJBCT
Informetion Open He, se
7 JPecember 1995
)l~a Maplewood Resident
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Owner /d ~ ~o
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YOIJR CQMMP-NT5 ON THIS PROJP-CT:
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?A~ I.Y SI~RV dP. d~.NTBR PRQZCT
7 I~ecember 1995
RAMSEY COUN'rY,
Map ewood Resident
Nursinq Home Resident
Pamil~ Member
I
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Owner
( Cl~eck all ~at applbl)
YQIJR COMMBNTS ON · 5 PRQJP. CT:
Ramseul CountUl
PAM I.¥ S~.RV CP. CP. NI'P.R PRQZCI'
Information Open Ho~se
7 I~ecemloer 1996
'I~ a Maplewood Resident
I-I a NursinOl Home ResictentI
I-I Other:
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Owner
(Check all ~at appl~l)
YOLIR CQMMBklT'5 ON i?I15 PROJP-Cl':
?r£A.~ ~U~N YOU~ CO~N~NT CA~ TO ~ CITY O~ COUNTY ~YAF? ?£~ON, ~JK YOU
nformatien Open House
I am
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Pami ti Member
I-! Other:
5
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( Check all tMt applO
YQI.JR CQMMBNT5 ON TH 5 PROJBCT:
Ramse~ Ccunt~
PAMII. Y SBRVICB dBN~R FRQJBCT
Information Open H~se
l~a Map ewoocJ P, esic~ent
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YQIJR CQMMIP-NTS ON THIS PROJP. CT:
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PAM LY SURV Cf~ C~NT~R PROZCT
Information Open House
7 [~ecember 1995
I am
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YOUR CQMMUN15 ON TH 5 ?RQZCT:
I
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PAM BY 5BRVICB Clf. N17.R PROJBCT
Information Open Heuse
~a Maplewooel Resielent
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I;amiltl Member
I-I Other:
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Owner
( Check all f, hab applq)
YOUR COMMUNT5 ON THIS FROJUCT:
FI.£A~ ~TI~N YOLJF~ ~OI~41~NT CAI~I~ ?0 A ~ITY 01~ CO~INTY.~TA/s? F£1~..~ON, TI-IANE YOlJ
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YOUR COMMUNT5 ON ~15 PRODUCT:
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PAM bY ~RV Cir. Clf. NSR PROJECT
Information Open House
712ecember IC)C?5
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YQLIR CQMMUNT.S ON Tldl.~ PROJF. CT:
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t~'amilcl
I-I Ot~er:
D a Pub ic Off'Joia
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Owner
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YOUR CQMMUNT5 ON TH 5 PRQJUCT:
Ramsetl Countq
FAMILY ~RVICP_. CP_.NI'CR PROJ~C1'
Infermatio~ Open House
ii
I am
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I"!
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YQLIR CQMMUNT5 ON ~15 PRO JIf. CT:
4,14 Y l~ ?I~IVI~t2 ,41' ?IIIZ/~ CI fY ~:Y 114~l. £1,V0012 ?1./l~ lC I~XI~IiV~.
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PAMIL. Y 5~RV C~. CF. NTCR PRO JIf. CT
.formation Open House
7 ~ecem~er [995
I am
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YQLIR COMMF-NI'5 ON ~15 PRODUCT:
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YOUR COMMUNT5 ON THIS PROJUCT:
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PAMILY ~RVICP-. CP..H1T. R FROJP-.Cf
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i~SEY COUNT~
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YQLIR CQMMUNT5 ON THIS FRQJP. CT:
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PAMIBY 5BP. V CB CBNI'BR
nformation Open House
RAMSEY COUN~f
1 am
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YOUR CQ~UNT5 ON TH 5 PROJUCT:
Ramseul Co~ntq
PA/v~ILY ~RV Cir. CIf. NTff. R FRO Jif. CT
Information Open Ho~,e
'7 l~ecember 1995
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Pamilbl Member
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YQI. IR COMMBNT5 ON THIS PROJBCT:
'1
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PA~ UY 5eRV CB CI~NI~R PROJI~CT
Infermatic~ Open Ho~se
7 IJecember 1998
I am
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t::amilbl Member
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YQ~R CQMMUN15 ON I?I15 PRODUCT:
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RAMIFY 51f. RVICP. CIf. NTBR FROJBCT
I.fermetion Open Hc~,e
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PAMILY ~RVICP. CIf. NTIf-R PROJP. CT
Inf'erm~Jo~ Open Ho~,e
"7 [?ecember 995
I a111 '
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t~amilq Member
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YOUR CQMM~N1B ON TH 5 FROJUCT:
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n{'orrrleti~ Open H~
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YOLIR CQMMUNT.S ON THIS PRQJUCT:
Ramsebl Count~t
FAMI[.Y ~RV Cir. Ci?.NSR PROJI?.CT
Infermatim Open House
7 [7ecember 1996
RAMSEY COUNTY,
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Pamilbt ~ember
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Owner
( C~ck all d'~ appl~)
YQLIR CQ~UNT5 OlXl TH 5 PRQJUCT:
Ramsetl Counttl
PAMILY ~RVICU CUNTUR PRQJUCT
Information Ope. House
'7 J~ecemJ~er lC/C/5
I
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YOUR CQMMIf-NT5 ON THIS PRO JIf. CT:
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PAMIbY ~RV dP. CP. IXlTff. R PRO JIf. CT
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? I]ecember 1995
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t:::amil~ Member
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YOLIR CQMMUNT5 01'4 TH 5 PRODUCT:
PAMILY ~RVICP. CIf. NTUR FRQJUCT
Inf'orm~ion Open House
7 ICeceml~er J~2~5
RAMSEY COUNTY
J am
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fami bt Meml~er
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Owner
( Ckeck all d~at applq)
YQLIR CQMMUNT.5 ON THIS FROJF. CT:
?~£~ ~1~ YOUP~ CO~h~H? C~ TO ~ CITY O~ COUH~Y ~?~? ?£~.~01~. ~NK YOU
RarnsetI CountL~
PAM LY S~RVIC~ C~NI~R PROJBCT
Information Open House
'/December IC2¢5
I am
El a Maplewoo& Re,i&ent
l"l a Nursinq Home Resi&ent'
Pamiltt Member
El a Public Official
F-I an Area Pusln'ess
Owner
( C~ek all ~ appIq)
YO~R COMMBNI'.S ON TH .5 FROJBCT:
YOU~ COI~XI~NF~ ~d££ ~ INC£UP£P /h/ T}f~ ~CO~,P O? THIS OF£N HOU.~
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Informatim Open Ho~
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YQIZ CQMMUNTS ON TH 5 FRQJUCT:
ii Jill II I [II I I I II I [ I
Ramsetl Co~nt~
PA~ LY ~RV Cir. Clf. NTF. R PROJ~Cl'
Information Open House
I am
[] a Maplewood Resident
[-1 a ~ursinq Home Resiclent'
Farniltl Member
r-1 Q~er:
I-I a Public Official
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( C~ck all ~ applcI)
YQLIR COMMUNTS ON THIS FROJUCT:
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Rarnsetl Courfra
I¢AMItY ~RVldlf. CUNSR PROJECT
Information Open Hou,e
¢ I~ecember 1995
f
i RAMSEY COUNTY
I am
I~! a Maplewooel Resident
FI a Nursinel Home Resident'
I¢amil~l Member
fa
B a Public Official
I-I an Area I~usin'ess
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YQLIR CQMMUNT5 ON THIS PRO JIf. CT:
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7 I?ecember 1996
COUNTY
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75
I am
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I
Attachment ll
November27,1998
Rose Ann Bauer
1810 East Shore Drive
Maplewood MN 55109
Tom Ekstrand
1830 East County Road B
Maplewood MN 55109
Re: Proposal of Ramsey County Family Service Center
I am writing to you regarding my concerns with the proposal by Ramsey County to locate a
Family Service Center that will be located northeast of the Ramsey Nursing Home along Van
Dyke Street. In order to accomplish this the Maplewood City Council would have to chan~e the
comprehensive landuse plaafrom P (park) to G (Government) for the proposed project site. I
was a member of the Open Space Committee which located, evaluated and recommended parcels
of open space to the Maplewood City Council for preservation. This sudy lead to passage of a
referendum for funding by the citizens of Maplewood to purchase many parcels of land for
preservation. While on the Open Space Committee, I became extremely aware of the high density
of homes and buildings in the section of Maplewood where the proposed building site is located
and also of the limited open space in this area. In fact, the only parcel of land that we found open
and available in the area was a small section of land at the comer of English Street and_Frost
Avenue. The area is also in such close proximity to the Maplewood Community Center, the
recreational walking and bike path and Maplewood City_Hall that I do not believe the area-would
best be served by having the Family Service Center located at this site. Also, the area is not
accessible to shopping, grocery stores and other necessities afresidents who would be living
there.
In conclusion, I am very much opposed to this building site and do believe the limited open space
in this particular area of Maplewood should be lef~ as parkland.
Thank you for your consideration of my letter.
Sincerely,
Rose P, nn Bauer
cc: George Rossbaeh, Mayor
Members, Maplewood City Council
LAND USE PLAN CHANGE RESOLUTION
WHEREAS, Ramsey County applied for a change to the city's land use plan from P (parks) to G
(government facility).
WHEREAS, the city staff proposed a change to the city's land use plan from P (parks) to G
(government facility) for the Ramsey Nursing Home site and the county barn site to bring the land
use plan into conformance with these uses.
WHEREAS, this change applies to the Ramsey Nursing Home (2000 White Bear Avenue), the
proposed Family Service Center northeast of the nursing home and the county barn (2020 White
Bear Avenue). The legal description is:
SUBJ TO AVE THE W 620 FT OF N 438 FT OF SW 1/4 AND W 620 FT OF S 235 8/10 FT OF
NW 1/4 ALSO N 52 FT OF S 287 8/10 FT OF W 160 05/100 SD NW 1/4 ALL IN SEC 14 TN 29
RN 22
AND
SUBJ TO AVES AND ESMTS AND EX W 620 FT OF N 438 FT THE W 810 FT OF N % OF SW
1/4 OF SEC 14 TN 29 RN 22
WHEREAS, the history of this change is as follows:
On December 21, 1998, the planning commission held a public hearing. The city staff
published a hearing notice in the Maplewood Review and sent notices to the surrounding
property owners. The planning commission gave everyone at the hearing a chance to speak
and present written statements. The planning commission recommended that the city
council the land use plan change.
2. On January 25, 1999, the city council discussed the land use plan change. They considered
reports and recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
change because:
This change for the proposed Family Service Center would be consistent with the
comprehensive plan's goals and policies by providing housing and services to meet the
needs of nontraditional households.
This change would correct the land use plan map by incorporating the Ramsey Nursing
Home site and the county barn site into the G classification rather than the current P
classification.
The Maplewood City Council approved this resolution on
,1999.
79
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Ramsey County applied for a conditional use permit for a family service center.
WHEREAS, this permit applies to the site northeast of the Ramsey Nursing Home at 2000 White
Bear Avenue. The legal description is:
SUBJ TO AVE THE W 620 FT OF N 438 FT OF SW 1/4 AND W 620 FT OF S 235 8/10 FT OF
NW 1/4 ALSO N 52 FT OF S 287 8/10 FT OF W 160 05/100 SD NW 1/4 ALL IN SEC 14 TN 29
RN 22
AND
SUBJ TO AVES AND ESMTS AND EX W 620 FT OF N 438 FT THE W 810 FT OF N % OF SW
1/4 OF SEC 14 TN 29 RN 22
WHEREAS, the history of this conditional use permit is as follows:
1. On December 21, 1998, the planning commission recommended that the city council this permit.
2. On January 25, 1999, the city council held a public hearing. City staff published a notice in
the paper and sent notices to the surrounding property owners. The council gave everyone
at the hearing a chance to speak and present written statements. The council also
considered reports and recommendations from the city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
conditional use permit, because:
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 runoff, vibration, general unsightliness, electrical interference
or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not create
traffic congestion or unsafe access on existing or proposed streets.
6. The use would be served by adequate public facilities and services, including streets, police
and fire protection, drainage structures, water and sewer systems, schools and parks.
7. The use would not create excessive additional costs for public facilities or services.
80
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.
Approval is subject to the following conditions:
1. All construction shall follow the site plan approved by the city. 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. The council may extend this deadline for one year.
The city council shall review this permit in one year.
,1999.
The Maplewood City Council approved this resolution on ~