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Home My WebLink About05/01/2007 MAPLEWOOD PLANNING COMMISSION Tuesdav, May 1, 2007, 7:00 PM City Hall Council Chambers 1830 County Road BEast 1 . Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. April 3, 2007 5. Public Hearings 7:00 Conditional Use Permit - Costco (North Side Beam Avenue, west of Bruce Vento Trail) 7:20 Conditional Use Permit Revision - Keller Lake Convenience (2228 Maplewood Drive) 7:45 Conditional Use Permit Revision - Corner Kick Soccer Center (1357 Cope Avenue) 6. New Business None 7. Unfinished Business None 8. Visitor Presentations 9. Commission Presentations April 9 Council Meeting: Mr. Yarwood April 23 Council Meeting: Mr. Trippler May 7 Special Council Meeting: Mr. Yarwood May 14 Council Meeting: Mr. Walton June 11 Council Meeting: ?? 10. Staff Presentations Third South Maplewood Study Area Meeting: May 10, 2007 (Carver Elementary School) Annual Tour Date: July 30, 2007?? 11. Adjournment DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, APRIL 3, 2007 I. CALL TO ORDER Chairperson Fischer called the rneeting to order at 7:00 p.m. II. ROLL CALL Vice-Chairperson Tushar Desai Chairperson Lorraine Fischer Commissioner Harland Hess Commissioner Gary Pearson Comrnissioner Dale Trippler Cornmissioner Joe Walton Commissioner Jeremy Yarwood Present Present Present Present Present Absent Present Staff Present: Dave Fisher, Building Official Ken Roberts, Planner Lisa Kroll, Recording Secretary III. APPROVAL OF AGENDA Commissioner Pearson moved to approve the agenda. Commissioner Hess seconded. Ayes - Desai, Fischer, Hess, Pearson, Trippler, Yarwood The motion passed. IV. APPROVAL OF MINUTES Approval of the planning commission minutes for March 20, 2007. Commissioner Trippler had corrections to the minutes on pages 11, 18, 23, 27,32. On page 11, second paragraph, 11th line, the sentence should read Without insult to all the others who are going to be speaking tonight, he is sorry he has to leave. and he if: wrrj. On page 18, third paragraph, third line, fifth word, delete J:lave. And in that same paragraph, on the fifth line, change the word €lees to do. On page 23, first paragraph, fourth line, the sentence should read We had one person that disagreed with us while we were talking about this proposal as we went house to house. On page 27, second paragraph, first line, it should read He said he is !:lis here as a Maplewood resident but espocially also as a representative of the Social Justice Ministry at Transfiguration Church. On page 32, first paragraph, ninth line, change the word iettef to Mavor. Planning Commission Minutes of 04-03-07 -2- Chairperson Fischer had corrections to pages 13, 24, 27,28,29,31. On page 13, first paragraph, sixth line, change oblites to obl!!tes. On page 24, third paragraph, fourth line, change participateEi to participating. On page 27, third paragraph, third line, change license to licenseQ. On page 28, first paragraph, change Iillie to lily. On page 29, fourth paragraph, seventh line, delete the word flet. On page 31, sixth paragraph, second line, change the word sail to caller and the words tI:lat were to but was. Commissioner Pearson had corrections to page 31 and 34. On page 31, last paragraph, ninth line, change the word \ffifaif to unconscionable. On page 34, tenth paragraph, change embanking to banking. Commissioner Yarwood had a correction to page 21. On page 21, sixth paragraph, change the last word in the last sentence from prospective to perspective. Commissioner Pearson moved to approve the planning commission minutes for March 20, 2007, as amended. Commissioner Yarwood seconded. Ayes - Desai, Fischer, Hess, Pearson, Trippler, Yarwood V. PUBLIC HEARING Peterson Dental Clinic (1670 Beam Avenue) (7:12 -7:39 p.m.) Mr. Roberts said the prospective new owners of the former Ramsey County Library at 1670 Beam Avenue are proposing to convert the building into a dental clinic and office space. Dr. Vacaharee Peterson, representing the new owners, is proposing changes to the city land use plan and zoning maps to allow for the reuse of the property as a clinic and office building. The library site is actually two separate properties (for tax and identification purposes). Unfortunately, the existing building sits overthe existing property line and each parcel now has a different land use designation and a different zoning. While it is true that this proposal would change the land use designation forthe southerly parcel from OS to BC-M, in reality the southern parcel of this site has always been part of the library site and the city probably should have changed the land use designation for the parcel to L (library) in 1992 after the county built the library. This current request, along with the proposed zoning map change, will clean up the maps and will reflect the actual use of all the property. The city does not have specific criteria for comprehensive land use plan changes, but any such change should be consistent with the goals and policies in the comprehensive plan. In this case, there are six land use goals and seven development policies in the plan that the city should consider when reviewing this request. Chairperson Fischer asked if staff was sure this proposal covers the full site? Mr. Roberts said yes. Commissioner Trippler said he couldn't believe the city allowed the library building to be built in the wrong place to begin with but since that happened, he is concerned with changing the OS(open space designation) to BC-M(business commercial modified). He asked if the parcel that is to the east of the open space is "all" open space? Planning Commission Minutes of 04-03-07 -3- Mr. Roberts said yes. Commissioner Trippler asked if the city changed the designation from OS(open space) to BC- M(business commercial modified) does that mean the applicant could fill in the land and the land could then be constructed on? Mr. Roberts said in theory that sounds nice, but with the large wet land area and the ditch running through the property, staff doesn't see that as a practical possibility. Commissioner Trippler asked why the city wouldn't just ask the applicant to redo the lot? He asked why the applicant couldn't move the property line to the east and extend the line across the property in order to change the whole property to BC-M(business commercial modified)? Mr. Roberts said that's certainly an option but staff would like to recommend that the applicant combine the two parcels into one parcel for tax identification purposes since the applicant would be purchasing both parcels and would have control of the full 6 acres. There shouldn't be a property line running through the middle of a building anyway. That would be the proper way to remove where the current property line runs now. If that's the recommendation of the planning commission, staff could forward that recommendation to the city council. With the wetland area and the ditch running through the property, it seemed like a moot point. It's easier to have one property, one ownership, and one designation, for both the land use and the zoning on a property. Commissioner Trippler asked what guarantee the city has that the applicant won't fill in the wetland? Mr. Roberts said there is no guarantee, just like any other site. Commissioner Trippler said if it was designated OS(open space) and if the applicant started filling in the wetland, the city would have recourse to make the property owner return the property to its original status. Mr. Roberts said staff would argue that the city would do that either way. The Watershed District and the Maplewood engineering staff would get pretty excited no matter what the land use designation was if someone were to fill in a wetland. Chairperson Fischer said the city used to require permits to move dirt around. She asked if that was still a requirement? Mr. Roberts said correct. Commissioner Trippler said staff said the city and the Watershed District would get excited if someone started filling in a wetland but the building appears to be built in the wetland area anyway and apparently the city didn't get too excited when that happened then. Mr. Roberts said the library building was built in 1991 and staff would hope the city would be more careful today ensuring that a building wasn't built in the wrong location again. Commissioner Trippler said he would like to think so too. Planning Commission Minutes of 04-03-07 -4- Commissioner Hess said regarding the zoning of the other parcels adjacent to this property. What about the other two parcels that is directly south of this and the other property that's in between the F(farm) property and the OS(open space) property? Mr. Roberts said the entire area shown in white on the map is zoned F(farm) all the way to the new townhomes on South lawn Drive. The BC-M(business commercial modified) property is along Beam Avenue. Commissioner Hess said he agreed with Commissioner Trippler. The old library building was built over the property line which changes the zoning designations. If we could move that property line south like Commissioner Trippler described, that might be a good solution. He said he was hoping to keep some of that property as a buffer and open space between Hazelwood Park and that whole area. The back of the building has a pretty severe drop off from the parking lotto the ravine and it looks like you couldn't do much to develop that area anyway. He would like to see that put in writing as a condition to keep that area zoned as OS(open space) so that the applicant can't build in that buffer area between Hazelwood Park. He read the comments from the Building Official and he wondered if there was an elevator in this building or not? Chairperson Fischer said there is an elevator in the old library building that goes down to the basement. Chairperson Fischer asked what the zoning was on the west side of the street and to the south of the BC-M (business commercial modified) property? Mr. Roberts said the zoning is F(farm) but the land use is OS(open space). Chairperson Fischer asked the applicant to address the commission. Dr. Vacaharee Peterson, 1184 Orange Avenue East, St. Paul, addressed the commission. She would like the city to approve the proposal to be used as BC-M (business commercial modified). She didn't realize that the south lot was F(farm) and it's a very beautiful lot and she would like to see that the land is not built on because she is an environmentally conscience type of person. The property sits very beautifully the way it is. She would ask that the city approve the plan as requested by staff. She would like to thank the commission and the staff so very much for their hard work on this proposal and she also thanked Mr. Roberts for his letter. Chairperson Fischer asked if Dr. Peterson had any questions for the planning commission or for staff? Dr. Peterson said no and she thanked the commission. Chairperson Fischer asked if anyone wanted to come forward regarding the proposal? Planning Commission Minutes of 04-03-07 -5- Mr. Ron Cockriel, 943 Century Avenue, Maplewood, addressed the commission. He said when he saw this item on the agenda he became interested. He thanked Commissioner's Trippler and Hess for their questions regarding how the library building could be built with the property line running through it and regarding the potential change being requested from OS(open space) to the BC-M(business commercial modified). He asked what the tax impact on the properties would be if those changes were made? He asked if the applicant would be taxed at a higher rate then with these changes? If so, that could pressure the applicant to develop the buffer area if the decision was to keep half the property OS(open space) and half the property BC-M(business commercial modified). That would be a nice balance because the open space aspect would still be there. Mr. Roberts said staff doubted that would happen. Staff assumes the applicant would be taxed on the value of the land and the structure based on what the applicant purchased the property for and the improvements they put into the building. However, staff hasn't asked Ramsey County or the assessor's office that question. Mr. Cockriel said just the thought that it says open space for the future is a great way to keep open space in the city. He said he appreciates the commission's time. Chairperson Fischer closed the public hearing. Commissioner Hess asked if the commission split the zoning designation to the south and kept the open space area, how would the commission determine where the line would be measured from the current property line and how far south would the property line have to be moved? Mr. Roberts said the commission would trust staff to figure that out. (Mr. Roberts pointed out on the overhead how staff would determine that). Mr. Roberts said the applicant could get a survey done but that would cost money. With a simple legal description you want to keep the property line going east and west. Commissioner Hess said he thought there was a building code that stated the property line has to be a certain number of feet away from a structure? Mr. Roberts said staff is going to recommend that these two parcels be combined into one property. The line would simply designate the difference between land use and zoning designations and wouldn't be considered a property line. The property line becomes a moot point when they combine the two properties. Chairperson Fischer asked if that concerned the commission if the two properties were combined into one property? (The commission nodded their head no.) Commissioner Trippler said he felt a little uncomfortable changing the land use designation of the lower portion of the property to BC-M(business commercial modified) and he would rather leave it zoned as OS(open space). The placement of the library building was a mistake and it should have been corrected after the footings were placed incorrectly 16 years ago but that didn't happen. He asked staff if the commission should put something in the motion regarding that? Planning Commission Minutes of 04-03-07 -6- Mr. Roberts said his recommendation was to change the whole property so if the commission wants to revise the recommendation then the commission needs to change recommendation A and B in the staff report. Commissioner Trippler moved to recommend adoption of the comprehensive land use plan amendment starting on page 16 (Attachment 8 in the staff report). This resolution changes the comprehensive land use plan from L(library) and OS(open space) to BC-M(business commercial - modified) for the reuse of the former library building at 1670 Beam Avenue into a dental clinic and an office building. (the southern extent of BC-M(business commercial modified) would extend from Beam Avenue south to a line drawn from the south limit of the BC-M (business commercial modified) property to the east.) The city is making this change because it will: 1. Provide for orderly development. 2. Protect and strengthen neighborhoods. 3. Promote economic development that will expand the property tax base, increase jobs and provide desirable services. 4. Minimize the land planned for streets. 5. Minimize conflicts between land uses. 6. Prevent premature use, overcrowding, or overuse of land especially when supportive services and facilities, such as utilities, drainage systems, or streets are not available. 7. Help to implement the goals of the comprehensive plan including: 1) The city will not approve new development without providing for adequate facilities and services, such as street, utilities, drainage, parks and open space. 2) Safe and adequate access will be provided for all properties. 3) Transitions between distinctly differing types of land uses should not create a negative economic, social, or physical impact on adjoining developments. 4) Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers. 5) The city coordinates land use changes with the character of each neighborhood. 6) Group compatible businesses in suitable areas. 7) Avoid disruption of adjacent or nearby residential areas. Planning Commission Minutes of 04-03-07 -7- Commissioner Trippler moved to adopt the rezoning resolution on page 18 (Attachment 9 in the staff report). This resolution changes the zoning map from F(farm residence) to BC-M(business commercial modified) for the south one-half of the former Ramsey County Library site at 1670 Beam Avenue. (The extent of BC-M (business commercial modified) will coincide with that of part 6jThe city is making this change because: 1. This change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. 5. The applicant is proposing to use the property in question for a dental clinic and an office building and not for farming or residential purposes. Commissioner Trippler moved to adopt the conditional use permit termination resolution on page 19 (Attachment 10 in the staff report). This resolution ends the conditional use permit for Ramsey County to have a public library on the property at 1670 Beam Avenue. The city is approving this termination based on the findings and procedures required by the city code and because the use of the property as a library is no longer in effect. Commissioner Pearson seconded. Ayes - Desai, Fischer, Hess, Pearson, Trippler, Yarwood The motion passed. This item goes to the city council on April 23, 2007. Mr. Roberts said he would change the land use resolution to coincide with the motions that were made this evening by the commission. Commissioner Trippler asked staff if someone were to call the city and say they think someone is building something in the wrong spot, what would the city do? Mr. Dave Fisher, Building Official, addressed the commission. Mr. Fisher said typically placement of a structure would be inspected during a footing inspection. The building inspector would check for the property corner pins, check the setbacks and where the building is supposed to be located. If the footings were placed incorrectly the building inspector would tell the builder they need to move the footings to the right location so the building is placed correctly. Planning Commission Minutes of 04-03-07 -8- Mr. Roberts said the city requires a survey with all new construction and that is supposed to give the dimensions of the building and its location on the site. The building inspector needs that information in the field when they check the footings. Mr. Fisher said in some cases when the property owner owns both properties like this, which could have been the case here, there can sometimes be a written agreement that can supersede things that is tied to the property deeds stating you can over build over a property line. So there are things that can be done to make the situation work. Mr. Roberts said there have also been occasions where people have had to do a lot split after the fact and people have had to move property lines rather than tearing the structure down. VI. NEW BUSINESS a. 2007-2008 Comprehensive Plan Update, 2030 Regional Framework, Maplewood System Statement Mr. Roberts said the Metropolitan Council is requiring all municipalities in the metro area to update their comprehensive plans by December 2008. To meet this schedule, the city will need to submit a complete plan update to the neighboring cities, the watershed district, affected school districts and to the Met Council by June 2008. On March 20, 2007, the planning commission started discussing the background information that staff had provided for them to read and study. Because of the late hour of the meeting, the planning commission asked staff to prepare an overview of the 2030 Regional Development Framework and the System Statement for Maplewood as prepared by the Metropolitan Council. The commission wanted staff to do the reviews and comment on the most important parts of the documents and how these elements will affect Maplewood and its comprehensive plan update efforts. Chairperson Fischer said time and again the report refers to the regional water supply which is not specifically designated as one of the four systems, are they working their way into that? Mr. Roberts said he didn't know for sure and wasn't sure if that referred to the drinking water, storm water or all of the above. That's something Chuck Ahl, Maplewood Public Works Director will get involved with and can clarify. If it's the drinking water they are referring to, Maplewood doesn't have much control of that since St. Paul Water controls most of the water supply in Maplewood. A small section of Maplewood has North St. Paul water. If it is the storm water, then yes, there are a lot of requirements that they are expecting and Chuck Ahl may be aware of those already. Chairperson Fischer said trying to minimize water flow off of the site she asked if will we be okay with the restrictions we now have in place? Mr. Roberts said staff believes so. He remembered reading about surface water management and the best practices and management and Maplewood has been recognized as a leader with the rainwater garden program with its policies and practices for the last 8 to 10 years that the Watershed District and the City of Maplewood haye been implementing. Planning Commission Minutes of 04-03-07 -9- Chairperson Fischer said regarding transportation, will direction be given to the planning commission regarding what they think will be happening in the future or does the planning commission have to guess if they are on track or not? Mr. Roberts said MnDOT expects that in the next 20 years both Highway 35E and Highway 694 will be expanded at some point. They want the city to recognize that those are major freeway systems that go through Maplewood. Another thing they want the city to recognize is the map of the transit ways which calls out the Rush Line corridor that has been studied for a few years which is the Bruce Vento Trail. Council member Rossbach sits on a committee for that which is something the city has to be aware of. They have identified that as a transit corridor which could mean a rail service, bus service, or it may end up meaning nothing at all. Chairperson Fischer said that could affect land uses in that area too. Mr. Roberts said yes. That's something we have to be aware of that down the line we have land use change opportunities near that corridor as a transit way that may change that from strictly being a trail system to being used as public transit system. Commissioner Trippler said on page 19 of the 2030 Regional Framework, under Ramsey County, you will notice all the cities that are considered "developed communities" and on page 22, under Ramsey County, North Oaks is the only city listed and North Oaks is surrounded by many fully developed communities. He asked if North Oaks has sewer systems? Mr. Roberts said no. Commissioner Trippler asked if North Oaks would remain listed as a "developing community"? Mr. Roberts said that may be due to the large amount of undeveloped land in North Oaks. Commissioner Trippler asked what staff sees as the most efficient way the commission should be working on this? City councilmember Will Rossbach came to speak to the commission and said the planning commission should learn everything they can about the Met Council plan. The commission should know everything about the surrounding city's around Maplewood, and once the commission knows all of that information they should proceed with what the City of Maplewood wants to do. Mr. Roberts said the difficulty with that is if the other cities are going through the same process they might be making changes to their comprehensive plan that Maplewood wouldn't know about. Staff expects there will be changes in the Maplewood Comprehensive Plan. Planning Commission Minutes of 04-03-07 -10- Mr. Roberts said for example, if Woodbury were to change a land use near the border, unless they were to propose something controversial such as a rendering plant, staff doesn't see anything that would have that large of an impact on Maplewood. The biggest thing staff could see that would have an impact on Maplewood is a major road change. For example, when Lake Road was constructed in Woodbury and Century Avenue was changed down by the new golf course, those were important changes that affected Maplewood. There were negotiations with our engineers and the county engineers regarding how to have the least amount of impact on Maplewood. Any major changes like that a city would have to notify Maplewood and then the City of Maplewood would have a chance to comment on that through the planning commission and the city council. The next step may be to have a workshop or joint session with the city council which would be beneficial for everyone. Commissioner Trippler said based on the current makeup of the city council, most decisions seem to be coming from the top - down, not from the bottom - up. He thinks the commission would be wasting their time to try to figure out what the commission thinks should be done because the city council is going to make their own decision. He said he thought the planning commission would review the individual neighborhoods in Maplewood and would go through the land use and zoning maps to make sure all the changes for the 14 neighborhoods were done. Mr. Roberts said he expects that's something the commission will be doing. If there are significant changes to any of the policies or goals in the text of the comprehensive plan, that might affect the decisions the city makes on land use changes we want to make to the zoning map. In theory, the map changes should reflect the current goals and policies of the city so if there are changes that may change the commission's view on a particular map change. It may simply be a matter of doing some housekeeping so to speak. Commissioner Trippler said because of the controversy regarding the R-1 zoning verses the R-1 land use the city has had in south Maplewood he would like to see an upgrade in the comprehensive plan to make sure the zoning and land use classifications that the city has on the books are reflected and up to date. This plan is supposed to be used for the next ten years and should reach into the next 20 to 30 years. He thinks it's going to be difficult to project out 20 to 30 years where the city wants those types of restrictions. Chairperson Fischer asked how it's determined how many years this plan should extend because we know 15 years out there may be different conditions. Mr. Roberts said the plan is for the next 8 to 10 years but it's called a 2030 plan so there will be changes required by then. For planning purposes, population estimates and transportation planning, they are saying 2030 is the window for this planning process. Commissioner Trippler asked if staff had a discussion with the city council regarding when we could all have a joint training session? Mr. Roberts said no. If the commission thinks that is important, staff could discuss that with the city manager. Commissioner Trippler asked if the commission could get someone from the Metropolitan Council to come in and lead a discussion? Planning Commission Minutes of 04-03-07 -11- Mr. Roberts said staff would have to ask that question, we would have to find a date that works for the city council and then contact the Met Council to see what could be worked out. Commissioner Trippler said we need to establish our goals and policies before the commission starts getting too involved in making land use changes. We need to hear from the city council whether they are looking for guidance from the commission or whether the council is going to tell the commission what the goals and policies are for the city. Commissioner Yarwood said he concurs with what has been said that the commission needs "some direction" by the city council before we can start working on this. Chairperson Fischer said sometimes you think you know which direction to go you end up not going in the right direction. Rather than waste eyeryone's time it would be nice to hear from the city council since this is such a large and important project. Commissioner Yarwood said there are also fundamental decisions we have to make regarding what we want Maplewood to look like, what demographics we want to target, if we want to target them and how that all fits into the comprehensive plan. Those things will have to be established before the commission can do a detailed analysis to work on the comprehensiye plan. VII. UNFINISHED BUSINESS None. VIII. VISITOR PRESENTATIONS Ron Cockriel, 943 Century Avenue, Maplewood, addressed the commission. He said he was waiting to speak regarding the Regional Development 2030 Framework plan. For the last several years he has been involyed with the Sierra Club on their land use and transportation commission. He said for the last 2 years we have studied this document as a bible. From a metropolitan perspective he has been involved with several communities that are going through the same process to identify objectives and how you want to go through this process. We all know everything leads back to this which is the driving force and a development process. It wasn't too long ago the issue was about "sprawl" and then we adopted "smart growth" and now we are into a "sustainability" issue which he thinks is a national progression as people understand the demands, the needs, and desires of the different communities. When you look at chapter 2 of the Regional Development Framework 2030 it has 4 policies. That document shows the idea to prioritize the needs and desires the city has for this community. The Fish Creek initiative with the south leg moratorium is an example of this. It's forcing the city to take a look at and prioritize, what we want to do, offer the different types of housing options, protect what the city has, and go through the transportation issues. He said ultimately with the Fish Creek initiative the outcome is hopefully that the city has already taken a step towards the 2030 plan. As you take a look at the land needs in south Maplewood, the desires of the community in that location are the same as the needs of the overall city. He said he thinks the commission is heading towards the right direction. Planning Commission Minutes of 04-03-07 -12- Mr. Cockriel said the four policies shown in the document is a good start to the framework regarding how to address this situation. He said he has had an opportunity to meet with different planners and people with the met council regarding how they are steering this whole process and knows some names of people the city may want to touch base with in the near future. Those people may be able to come in and address some of the commission's questions. The information is regional, general and non specific. He said he isn't willing to apply for a position on the planning commission itself because he is involved with too many other things but he is willing to step up to the plate and offer suggestions. He thanked the commission for their time. IX. COMMISSION PRESENTATIONS a. Ms. Fischer was the planning commission representative at the March 26, 2007, city council meeting. The only planning commission item to discuss was the CUP forthe Ramsey County Correctional Facility at 297 Century Avenue South, which was passed by the city council. b, Mr. Yarwood was scheduled to be the planning commission representative at the April 9,2007, city council meeting. The only planning commission item to discuss was the St. Paul's Monastery Redevelopment plan at (2675 Larpenteur Avenue East) for a conditional use permit for a Planned Unit Development and a Preliminary Plat (Century Trails Commons). Due to the large volume of interest in this proposal, the Mayor has scheduled a special council meeting for May 7,2007, at 7:00 p.m. at the Maplewood Community Center theatre to discuss this proposal. Mr. Yarwood will attend that meeting as the planning commission representative. There is no need for a planning commission representative at the April 9, 2007, city council meeting. c. Mr. Trippler will be the planning commission representative at the April 23, 2007, city council meeting. The only planning commission item is the Peterson Dental Clinic, 1670 Beam Avenue, Maplewood for a Land Use Plan Change - L(library) and OS (open space) to BC-M(business commercial modified), Zoning Map Change - F(farm residence) to BC-M(business commercial modified) and Conditional Use Permit Termination. d. Mr. Walton will be the planning commission representative at the May 14, 2007, city council meeting. It is unknown at this time which items will be discussed. e. Training Sessions Commissioner Trippler attended the training session regarding being a Planning Commissioner. This was an entry level course that he had taken several years ago. Because he couldn't attend the comprehensive plan course he decided to take this session a second time as a refresher course. Planning Commission Minutes of 04-03-07 -13- Commissioner Trippler said a lot of good information was provided at this session and he highly recommended it. He has the materials from the course if anyone would like to read through them. Commissioner Joe Walton attended this course as well. Mr. Roberts said if commission members were interested, staff could copy the information forthe commissioners. f. Commissioner Hess spoke regarding the Trunk Highway 49 (Rice Street) meeting. Mr. Hess is a member of the Trunk Highway 49 Task Force and he attended the meeting to discuss the Trunk Highway 49 (Rice Street Corridor Redevelopment Plan) on March 21,2007, at the City of Arden Hills, Public Works Building. There were 20 to 25 people at the meeting including Public Works Director, Chuck Ahl and city councilmember Kathleen Juenemann. There were four aerial maps laid out on tables showing areas from Larpenteur Avenue to County Road I. People from Shoreview, Maplewood, North Oaks and other city's were there and were given post it notes to write down their concerns and to place them on the maps. At the next meeting we are going to address those concerns that are most prominent. Commissioner Trippler asked what was going to be done at these meetings? Commissioner Hess said the concerns that people wrote on post it notes such as Schroeder Milk had a concern with the roadway turning out on to Rice Street. There were bridge and utility concerns, the possibility of widening the roadway came up and what would be affected by that etc. Commissioner Trippler asked if this would be for reconstruction of Rice Street and where would the reconstruction start and end? Mr. Hess said Rice Street would be reconstructed from Larpenteur Avenue to County Road I in Shoreview which is a fairly wide area. Mr. Roberts said Public Works Director, Chuck Ahl had said initially they envisioned the finished roadway to look a lot like Highway 96 in Shoreyiew. The task force will be identifying the issues and the things that need to be addressed through the reconstruction process while in these groups. Commissioner Trippler asked when that process would begin? Mr. Roberts guessed the reconstruction would begin 4 to 6 years down the road. X. STAFF PRESENTATIONS None. XI. ADJOURNMENT The meeting was adjourned at 8:25 p.m. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Tom Ekstrand, Senior Planner Costco Store Beam Avenue East of Highway 61 April 25, 2007 INTRODUCTION Project Description Costco Wholesale Corporation is proposing to build a 158,OOO-square-foot membership warehouse/retail building on the north side of Beam Avenue, at the easterly side of the recently approved Mogren Retail Addition planned unit development (PUD). The proposed store will include a 5,200-square-foot tire center and a 4,OOO-square-foot liquor store. There would also be a freestanding gasoline station for Costco members in the southwest comer of the site. Refer to the attachments. Requests The applicant is requesting that the city council approve a conditional use permit (CUP) for fuel sales and for the lire-service center. The applicant will also be requesting these approvals which will be reviewed by the community design review board: 1. Building and site-design plans. 2. A parking waiver to have 39 fewer parking spaces than the city code requires. City code requires 772. The applicant is proposing 733 spaces with 32 "proof-of-parking" stalls shown. 3. Increased light-pole height. Forty of the lighting poles in the parking lot would be 37 11! feet tall. The city code requires a maximum height of 25 feet. 4. A comprehensive sign plan. Refer to the applicant's narrative and the attached plans. BACKGROUND This site has been operated as the Country View Golf Course for many years. Its operation ended three years ago when the County Road 0 Extension project began. December 18, 2006: The city council approved the Mogren Retail Addition preliminary plat and PUD for the former golf course property. The proposed Costco site was an anticipated part of this PUD. The council also adopted a resolution ordering the public improvements for the development. February 12, 2007: The city council approved the Mogren Retail Addition final plat. DISCUSSION Conditional Use Permits for Fuel Sales and Tire Center The proposed Costco Store was an anticipated part of the Mogren Retail Addition development proposal, pending the submittal of their plans for review. The warehouse/retail function is a permitted use in this zoning district and staff sees no problem with the proposed fuel sales and tire-service center. Both would comply with the findings for approval of a CUP and would fit well within the Mogren Retail Addition PUD. There also are not any residential neighbors nearby that might be disturbed with the activities of either use. Building Official's Comments Dave Fisher, the Maplewood Building Official, had these comments: . The city will require a complete building code analysis when the construction plans are submitted to the city for building permits. . A separate building permit is required for Costco and the gas pump canopy. . All exiting must go to a public way. . Provide adequate fire department access to the building. . Soil conditions are questionable in this area. Corrections and documentation by a registered engineer will be required. . The Costco building must be fire sprinklered. . Provide tire storage information. This may affect the fire sprinkler system. . Retaining walls over four feet in height require a registered Minnesota design professional signature and plans submitted to the building department. . Verify codes that are being used on this project. On May 31, 2007, the State of Minnesota may have the new codes in effect. . I would recommend a pre-construction meeting with the contractor, the project manager and the city building inspection department. 2 Fire Marshal's Comments Butch Gervais, the Maplewood Assistant Fire Chief, had these comments/requirements: . Proper installation of tanks for the gas station. . Install fire protection and monitor per code. . Minimum width 20-foot fire access road. . Install and monitor fire alarm system per code. . Need floor plan posted at main doors for fire department use. . If there is 24 hour gas service, proper code needs to be followed. Police Department Comments Lieutenant Kevin Rabbett has reviewed the plans and has the following comments: "I have reviewed the proposal and have no significant public safety concerns. However, it is difficult to determine if the entrance/exit off of Beam Avenue is "protected" by the existing median divider strip. I would hope that vehides exiting the lot onto Beam Avenue would be prohibited from turning to go eastbound on Beam. I believe that would be a dangerous condition given the speed of traffic and the sight impediment caused by the bridge and the slight jog in the roadway." Engineering Comments Assistant Engineer, Erin Laberee, reviewed the Costco plans. Consultant engineer, Ron Leaf, from Short Elliott Hendrickson, also commented on the engineering details of this project. Refer to the attached reports. Sidewalks Residents west of Maplewood Toyota have requested that there be a sidewalk along the south side of the Mogren Retail Addition development (on the north side of Beam Avenue) to get to Costco. Because of wetlands and limited right-of-way width on the south side of the Carmax site, it is not feasible to install a sidewalk from Highway 61 to Country View Drive and Costco. As part of roadway improvements approved for this area, there will be sidewalks provided on the north side of Beam Avenue from Country View Drive to Hazelwood Street and from Beam Avenue to County Road D to the north. There is an existing bituminous trail already on the south side of County Road D from Highway 61 to Hazelwood Street. Therefore, there will be pedestrian access available from the homes west of Highway 61 to this property. Ramsev County Traffic Enaineer Dan Solar, traffic engineer with Ramsey County, reviewed the traffic impacts of this proposal along with the Carmax and Mogren Retail Addition PUD review. He has no concem with the proposed Costco. The traffic and driveway elements are in compliance with the approved public improvements to take place with the overall PUD. 3 Other Agencies RamsevlWashinaton Metro Watershed District The applicant must obtain all necessary permits from the watershed district before starting construction. Xcel EnerQv Xcel Energy has determined that their transmission facilities are not affected by this construction project. Citizen Comments/Concerns We received two comments. One was from Hubbard Broadcasting requesting that the city not allow any parking waiver and that there be adequate spill protection in the fuel station area. One resident west of Highway 61 requested a sidewalk to Costco from their neighborhood. Staff Comments The assistant fire chief will require all applicable MPCA (Minnesota Pollution Control Agency) safeguard requirements against fuel spillage. The proposed number of parking stalls is very close to the required number. With the addition of the "proof-of-parking" spaces, should they be needed, the applicant would then yet be seven spaces short of meeting code requirements. Staff is not concerned about the parking being proposed and feels that the proposed number of spaces should be sufficient. As stated above, there will be pedestrian access available to this site for the homeowners on the west side of Highway 61. RECOMMENDATION Adopt the resolution approving a conditional use permit for the tire-service center and fuel station at the proposed Costco Store in the Mogren Retail Addition east of Highway 61 on the north side of Beam Avenue. Approval is based on the findings required by the ordinance and subject to the following conditions: 1. The development shall follow the plans date-stamped April 3, 2007. except where the city requires changes. Staff may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The applicant shall comply with the requirements in the engineer's report dated April 20, 2007. 4 5. There shall not be any outdoor storage of tires unless they are kept within a decorative screening enclosure approved by the community design review board. 6. The fueling area shall have proper safeguards provided to prevent or contain any fuel spills as required by the Minnesota Pollution Control Agency. 5 CITIZEN COMMENTS Staff surveyed the 14 property owners within 500 feet of this site for their comments. received one survey reply and one telephone message. Survey Reply I have visited other Costco facilities with inadequate parking. I recommend you not drop your requirements via waiver. What spill protection will be required in fueling area to minimize potential impacts to ponding area on our site south of Beam? (Hubbard Broadcasting) Telephone Message We are in favor of the proposed Costco store. Please see if there can be a sidewalk along Beam Avenue from Highway 61 to Costco. (From a Kohlman Lake Overlook resident west of Maplewood Toyota) 6 REFERENCE SITE DESCRIPTION Site Size: 16 acres Existing Use: The former Country View Golf Course SURROUNDING LAND USES North: One vacant commercial site and the County Road D Extension South: Beam Avenue and wetlands East: The Bruce Vento Trail West: Future Country View Drive, a vacant commercial site and the future Carmax site PLANNING land Use Plan Designation: M1 (light manufacturing) Zoning: PUD (planned unit development) City Code Provision Section 44-512(8)(i) requires a CUP for motor fuel stations and motor-vehicle maintenance garages. Findings for CUP Approval City code requires that to approve a planned unit development the city council must base approval on the specific findings. Refer to the findings for approval in the attached resolution. APPLICATION DATE We received the complete applications and plans for these requests on April 3, 2007. State law requires that the city take action within 60 days of receiving complete applications for a proposal. City council action is required on this proposal by June 2, 2007. 7 p:sec 3\Costco CUP 4 07 PC Attachments: 1. Location Map 2. Zoning Map 3. Land Use Map 4. Applicant's Narrative date-stamped April 3, 2007 5. Mogren Retail Addition Plat Map 6. Costco Site Survey Map 7. Costco Site Plan 8. Costco Landscaping Plan 9. Building Elevations 10. Building Perspectives 11. Engineering Report from Erin Laberee dated April 20, 2007 12. CUP Resolution 13. Plans date-stamped April 3. 2007 (separate attachments) 8 c. COUNTY ROAD C :I: K~1n 0 0 Q V J 0 0 . ,", Harvest I oc., Park d [) O~m.._.' ~ N =' ) 1- o PROPOSED COSTCO SITE ... ., :I: !! z w Attachment 1 Leg:lCf Park BEAM AVE ~I H d Park @ ~~ Location Map 9 ~ N Attachment 2 II r1 ~c:; Zoning Map 10 ..\ N Attachment 3 Land Use Map 11 Attachment 4 COSTCO WHOLESALE Irv~ @ ~ 0 W ~ ~ lill ~ PR 032007 @i ~aplevvood,~~ PROTECT NARRATIVE By The applicant, Costco Wholesale Corporation (Costco) is seeking approval from the Community Design Review Board to permit the construction of a 158,000 square foot membership warehouse retail building that includes a 5,200 square foot accessory tire center and a 4,000 square foot attached liquor sales area. A freestanding fuel facility which is available to Costco members only, is also proposed for the site. The proposed development will be located on a 16 acre site located at the northeast corner of Beam A venue and Country View Drive. Costco is specifically seeking approvals for site plan, building appearance, parking stall waiver, increased light standard height, building signage, and a conditional use permit for the fueling facility. SITE PLAN The site is approximately 16 acres and contains a 158,000 square foot Costco warehouse, a three island 12 fueling position fueling facility and a parking area containing 730 parking stalls. The typical hours of operation for the warehouse is 10:00 a.m. to 8:30 p.m. ~onday - Friday, 9:30 a.m. to 6:00 p.m. Saturday and 10:00 a.m. to 5:00 p.m. on Sunday. The fueling facility hours are typically 6:30 a.m. to 10:00 p.m. daily. Costco will have between 175 to 200 employees at this location. BUILDING APPEARANCE The proposed Costco Wholesale warehouse provides a design that is harmonious in texture, banding and massing throughout and reflects a contemporary theme. The modern style is achieved through simple, yet appropriate architectural massing that utilizes a combination of concrete masonry units (CMU) and integral color architectural pre-cast concrete panels topped with a prefinished metal cornice. The colors selected are warm, natural earth tones. The main building body is articulated with a base of split 12 face masonry units balanced above by pre-cast panels. A smooth, v.," deep pre-cast reveal aids in the transition between these materials. For texture variation, three pre- cast panel types have been selected. A water washing technique produces the main pre-cast panel finish exposing the rich texture and color of the aggregate within. A secondary, smoother acid wash finish has been selected to accent the wall and provide signage backdrop. Although, a light beige integral color is maintain for all panels, the acid wash finish provides a definite visual contrast from the more textured water washed panel. Lastly, wide fluted acid wash panels cap the building ends to help anchor the building. A recognizable banding element specific to Costco also helps in the visual articulation of this building. Located higher on the warehouse wall, the red band rings the building bringing the mass to a more human scale and also helps to create a harmonious whole. This "red stripe", the branding element specific to Costco, architecturally breaks the massing horizontally at roughly 2/3 of the overall height. The red stripe is broken at the signs, entry canopy and tire installation, however visually maintains the strength of a continuous element. Strong vertical masonry accents rise out of the split-face base. The vertical accent element is divided at the level of the red stripe with smooth face solider course. This also presents a transition of color and texture. The warm gray split face masonry base makes its transition to the smooth face topping of light terracotta. With a sliver of pre- cast visible, this movement is reminiscent of the triumphal arch while containing the simplicity of modern design. The main entry sign is located on smooth pre-cast panels framed by CMU columns in light terracotta. A dark bronze metal channel above the entry ties this entry piece with the adjacent cart storage. The columns below the channel are a warm gray split face masonry matching the warehouse base. Access is gained through glazed bi-parting entry doors and glass roll-up doors. These doors protect the member during colder conditions while allowing sunlight to enter within. In the warmer months, these doors can be raised to allow cooler cross breezes. The fueling facility design is meant to compliment the warehouse with a strong cornice over textured beige metal panels. The columns mimic the main building vertical wall accents consisting of a warm gray split face masonry base transitioning to the light terracotta smooth face top via solider course. 13 PARKING WAIVER Costco respectfully requests the City consider a parking waiver for the proposed development. The zoning ordinance requires a parking ratio of 5 spaces/l,OOO SF for the proposed use. This results in a parking requirement of 785 stalls. Based on our experience with over 500 warehouses in operation, we believe that 730 parking stalls are sufficient for the warehouse proposed at this location. The site plan delineates 730 parking stalls with an additional 55 shown as proof of parking. Costco seeks approval to initially construct 730 parking spaces of the 785 spaces shown on the site plan. INCREASED LIGHT STANDARD HEIGHT Section 44-20(f) Light pole height maximum states: "The community design review board may allow taller light poles as part of a design review for nonresidential development, based on apprapriateness for a specific praposal. Staff may review lighting plans under the "minor construction" provisions of section 2- 285." Section 2-285 states: "Before approving the plans, the director must determine that the plans meet all city ordinances and policies, including the design standards in section 2-290(b)." Section 2-290(b) states: "(b) To recommend approval of an application, the board shall make the following findings: (1) The design and location of the praposed 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; it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed develapments; and it will not create traffic hazards or congestion. " 14 Costco is proposing to use two heights of light standards. Forty (40) of the standards are proposed at 37'-6" and ten (10) light standards are proposed at 22'-6" (heights include pole and base). Costco seeks approval for the taller light poles because it results in half the number of poles that would be required at the 25' height. This not only saves on installation and maintenance costs, but also will save over 10% on energy used for site lighting. The proposed lights are metal halide, shoebox style fixtures with flat lenses and the proposed lighting levels (foot candles) correspond with the lighting levels that are currently required. Due to the type of light fixture and the location of the subject property, Costco believes no adverse impacts are created by the taller light pole on neighboring properties. SIGNAGE Costco is proposing three (3) "Costco Wholesale" wall signs on the warehouse and four (4) "Costco Gasoline" signs on the fueling facility canopy. The "Costco Wholesale" signs are reversed pan metal lettering and striping and will be externally lit. The "Costco Gasoline" signs are acrylic polished edged lettering and striping and will be externally lit. The warehouse building also contains a "tire center" sign which is reversed pan metal lettering and will not be illuminated. The following table identifies the signage area tabulation: SIGNAGE AREA TABULATION (WALL SIGNS) QTY. SIGN SIZE AREA (S.F.) EA. TOTAL S.P. 2 Costco Wholesale 7' uC" 384.38 S.F. 768.76 S.F. 1 Costco Wholesale 4'-6" "e" 157.45 S.F. 157.45 S.F. 4 Costco Gasoline 16'-0" x 1'-8" 25.25 S.F. 101.00 S.F. 1 Tire Center 17'-4" x 1'_9" 30.33 S.P. 30.33 S.P. TOTAL SIGNAGE AREA 1,057.54 S.P. Costco is not proposing any pylon, monument or freestanding sign at this location. 15 CONDITIONAL USE CRITERIA 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. The proposed Fueling Facility is designed to meet the requirements of the City's Zoning Ordinance and Building Code. The proposed land use is consistent with general development policies of the City's Comprehensive Plan. 2. The use would not change the existing or planned character of the surrounding area. The proposed use is consistent with the adjacent commercial and industrial uses which exist and the Fueling Facility is compatible with the recently approved Carmax which is directly west of the Costco site. 3. The use would not depreciate property values. The proposed Fueling Facility is designed as not to have negative, adverse impacts on surrounding properties and is compatible with the adjacent existing and approved land uses in the immediate area. Based on this, it is Costco's opinion the proposed use will not depreciate property values in the area. 4. The use would not involved 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. The proposed Costco Fueling Facility provides a significant number of features to reduce and control the potential for environmental health hazards. All systems to be installed are of the latest technology and meet or exceed all local, state and federal regulations. Design features for the fueling facility include: · The underground storage tanks (USTs) are double-walled fiberglass. Fiberglass is used for its corrosion resistance and plasticity. The double- walled storage tank system includes a hydrostatic interstitial space sensor that monitors the primary and secondary tank walls. If a tank wall is compromised, the interstitial sensor will immediately shut down the product delivery system and activate a visual/audible alarm. · All product piping is non-corrosive and provides three levels of protection. First, all product piping is monitored with pressure line leak detection. Second, all piping is coaxial to provide secondary containment. Third, all 16 coaxial piping is contained in a watertight flexible duct. The product piping is doubled-walled and flexible for corrosion resistance and plasticity. · All piping slopes to the sumps at the USTs. IF a piping leak occurs, the gasoline will flow through the secondary pipe to the sump, where a sensor is triggered to immediately shut down the system and activate an audible/visual alarm. The double-wall product piping is additionally contained within a duct for a third level of protection. · The UST monitoring system incorporates automatic shutoffs. If gasoline is detected in the sump at the fuel dispenser, the dispenser shuts down automatically and an alarm is sounded. If a problem is detected with a tank, the tank is automatically shut down and an alarm is sounded. If the product piping system detects a failure of the 0.1 GPH test, the line is automatically shut down and the alarm is sounded. · Each fuel dispenser includes several safety devices. Specifically, each dispenser sump is equipped with an automatic shutoff valve to protect against vehicle impact. In addition, each fuel host includes a poppeted breakaway device that will stop the flow of fuel t both ends of the hose in the event of an accidental drive-off. Also, each dispenser is equipped with internal fire extinguishers. Lastly, all dispensers include leak detection sensors connected to the alarm console inside the controller enclosure. 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. The proposed Fueling Facility is an ancillary use to the Costco warehouse and will not generate significant new trip generations. 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. All the necessary public infrastructure improvements required for the proposed use are either available or will be provided. 7. The use would not create excessive additional costs for public facilities or services. The proposed use will not create excessive additional costs for City facilities or services. 17 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. The developer is providing Costco a 16 acre mass graded site which is part of an overall development plan approved by the City. 9. The use would cause minimal adverse environmental effects. In addition to the response to #4 above, other design features utilized to reduce and control adverse environmental effects include: . Costco Wholesale utilizes one of the most durable joint sealers available today to seal the concrete control joints. Costco Wholesale is one of the few, if not only companies, to have a nationwide standard to seal control joints to prevent product spills from reaching the soil. . The storm drainage system for the fueling facility area will be designed in accordance with local standards. Stormwater will be directed to a series of catch basins and processed through an oil/water separator prior to discharge to the downstream system. . The tank and piping monitoring system is programmed to activate visual! audible alarms in the event of an alarm condition. A visual! audible alarm is located on the outside of the controller enclosure and a visual/ audible alarm is located in the Costco Wholesale warehouse entry/exit area. Further, the monitoring system is designed so that if power is lost to the monitoring console the facility is shut down and will not operate. 18 CONDITIONAL USE NARRATIVE The applicant, Costco Wholesale Corporation (Costco), is seeking a conditional use permit to allow the development of a freestanding members only fueling facility. The Costco Fueling Facility, which functions as an ancillary use to the Costco warehouse, consists of the following features: Islands/Fueling Positions: Three islands with two double-sided gasoline dispensers on each island provide a total of 12 automobile fueling positions. Regular and Premium unleaded grades of gasoline are sold. Canopy: The structure is a steel-framed canopy, with materials, colors and signs coordinated with the Costco warehouse building. Signs: "Costco Gasoline" signs are proposed on each side of the canopy. The signs are acrylic polished edged (Alpolic) signs and measure 16'-0" x 1'-8" or 25.25 SF each. The signs will be externally lit. No freestanding identification signs or price signs are proposed. Controller Enclosure: A 7' x 19'--6" controller enclosure is located near the canopy and underground storage tanks. This houses the main power subpanels, fuel system equipment, tank and piping monitoring system and a restroom. The materials and colors of the enclosure will be coordinated with the Costco warehouse building. Card Reader System on Dispensers: A Costco membership card activates the gasoline dispensers. Payment is by a debit or credit payment card only. No cash is accepted. Self-Serve Facility: The Fueling Facility is designed to operate as an unattended self- serve facility. However, it is Costco's policy to provide a trained employee at the site during all hours of operation to supervise and assist Costco members. Hours of Operation: The Fueling Facility is typically open from 6:00 a.m. to 10:00 p.m. During non-operating hours, dispenser power is turned off and nozzles pad-locked. Fuel Tanker Deliveries: Costco Fueling Facilities typically receive 3-4 tanker deliveries per week. The fuel depot vendor determines the delivery schedule to the facility. 19 ':] ~~. {):; !i~:~; N:~~"';idGN 1J1!:.eS ___ '&1 :'~i:~ \,: ' .. ,~, ..w.,--_ --oIh&--_ '" w Ct: WCl) (/)0 00 CL.... o (I) tt::0 CL.O ~ E ~Q~~ .. ". ." .- . ~ ~ ~ ~ ~rfi!/f II$' , ~p !~ 3; c ,/ ( Q ... ! ~ \ .. I ~ , ~ .1: i l~ 'Q I" .. , I . -, I if 1 .. 1 I I > , :I.:,-'.f.'l" r' .~ ---..- ......,..- N --.- - I I I i "tIo , , I .. II: i j! ,I I~ II , ! : ~ I! :'1 ! : :i : ~r ' b , ~ : ~I ! ii' , .. , , : .. I , , , " , -r ; ~ 1lI ~ '::;\:" '! 'c 1.-91::';":; f ,,:~!.~J v C ~ ----~"2['----T, ~~i ~ ~i~/'! ,3 -C0 wen, l:!i~': I'i~;;;" , > >< " : J~' --1l: i i' ... .. 0 < ~, ~ ".....,_ - - ,'~. ~ I "" ~ . 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G Fi iff{ g "'''<I- IX "S89044'33"E 533.74 POINT Of BEG:lNNINC PROPOSED COSTCO SITE ,- -- 818.76 N89"48'35"W -~ L BEAM AVENUE I -., ~~ LANDFORM eetl!iQ.. 100 North Sixth Street ~ Bu~er Square. Suite 800C 'I ~ Minneapolis, MN 55403 www.landfonnmsp.net Job No. proposed castca 1010/ By: JNP SHEET 2 OF 2 21 Jill ,4 ~ i ! c o ;1 .,t if o o t t iill I. i ~ , '-'",.,:,,;.. ,1 ""'c.; t Mi "',0';';. n (j ~. "' y \" '\ \" \ \ \U I \ ,L'J, \. ' \ '. \ \ , \ i \ \ \ \ \ \ \ I i _.~ ~,.. o "[t;J,l. ~ l_:, f i ;, i...' ,'f,.~ t t L I~I 1.1 Attachment 7 , ! ~; ....~ !~!II~I!ll~( :1'; ~ _ ~ ~ ~~ 11!11' ..lia I u ~ 3 IIfi : ~ ~ ~ I i ~,~ ,: b ~ ~ ;' g:, ~ O' .. ~ ~ m~:6 0 o' . & ., ~ 0 , "Cl <<0, ~ g ~~~I ~ ~ ~~;,6 ~ o 0 Q ~ ; ~'i . ,! i! J , !s 811 1111 z -< -I a.. w .... - U) 22 Attachment 8 II ~ ~l O~ i II~ 'I I ~'I ~~I "l. ~ U g ~o,l,illl~;:J " i' >:t . f- ell I ~, i I h ,,~ ~ Ul ~ " "; 0' ~ "'r I~ ~ i.i W 1111 ~ Ii I i U; ,"I. 'I u i ,'I ~ ,:,(.\\~(" ::>~",O '~;;;4 ,~~" .,~ t5 ~}' . \,~:-/-" ~ '----.::-'t-.:~!'.~/,:~~.:_._~~~\C~) '~:~)CC; , 0 ~ ,- II I- I ,I " 'I. 'I' : l! Iii' . : :') '-_.r' .! ! I ,. -z~I.(' ,. .1, 1,.1 II! ~ I)' o ;.~-,-' U-- i I,': .jQ'~ ~~ < ., , '" :~ o Q~O <W.:~ i ! I ~ ~ ~ ! < ....~. - o Q o "i ;.( 0-., Q ~<~ . Q o Q' &;:~ Q In...,.,' o lJ ''';r:w -c' o J .,-, Ii .,.-.. I' . '1_ ..' ">.Iii.', . ), f:-~""\'R::;::L____ ...---- olF"'\i (,....I I 1 \~:.)! , l'i il(i C:l 00 :_"u ',i c: Cl 0 23 r z <C ...J Q. (!) Z - Q. <C o t/) c z <C ...J ; w ~ ; z ~ !2 f '" ~!, ii i't ~ I ~- i ~S ~ 1 Attachment 9 11'11] I 11111 ~nn! ~ . ~, c i -. . -I' < i 5 " . ~. . ; ! ~ '< i ~ . , I r!'1 . -- w ~ z !2 'l~ ~~ z i e~ ~ 'fil!!. f ~ ~ '" l,I- ~ z ~lil ~ ~! , 0_ ~ " i ~l ~I 0 ~l '" i5 ;= . <( !~ >~ , w i ~ ~ 6~ "'. "....&,. g i 1It;;I~- 0 o -~ i! ~ :i~i~ 0 n~~ 0 cn~ ZN 0; -u 1-", <(~ > W ...J W l- ll.. W () Z o () W ...J <( (f) W ...J o I~ ~~ z o~ ()~ I-g (f)" O~ ()~ 24 Attachment 10 II' I ii j ~ o z <{ U >- a:: I- z w z o ~ > W ...J W l- f/) W ~ 2 ~ ;; ~a~ ~ ~~ si B en~ W~ >:: _ I ~" <..>~ w ll.. en 0::: w ll.. ~ ll.. W () Z o () ~ ::::; (3 <{ u.. ...J W ::;) u.. W ...J <( en w ...J o I~ ~~ O~ () "'. ~~ en~ O~ ()~ 25 Attachment 11 Page I of4 EOl!ineeriol! Plan Review PROJECT: 07-10 Costco PROJECT NO: 06-14 REVIEWED BY: Erin Laberee, Assistant City Engineer, City of Maplewood DATE OF REVEW: April 20th, 2007 Costco is proposing to develop the eastern portion of the old Country View Golf Course site. To meet the I" infiltration requirement the developer is proposing to use rainwater gardens, underground storage and infiltration methods. A mass grading plan has been submitted that details how erosion and sediment will be contained on site. The city's consultant's have provided comments regarding the drainage and site improvements. Comments from Ron Leaf at SEH and Chadd Larson from Kimley Horn are attached and shall be addressed by the developer. The developer shall address the following questions and comments. Drainage 1. See attached comments from Ron Leaf at SEH. 2. 3 foot sumps shall be added to all inlets upstream of treatment facilities. 3. An emergency overflow swale for the rainwater garden shall be noted on the plans. The emergency overflow swale shall utilize an erosion control stabilization blanket such as Enkamat, NAG 305 or an approved equal. 4. The developer and engineer shall continue to work with the city to meet the Ramsey Washington Metro Watershed District's infiltration requirements for the impervious areas created with the addition of Country View Drive and Beam Avenue Improvements. 5. The engineer shall provide calculations for the environment manhole that is proposed for installation near the gas pumps. Mass Grading The developer is planning on mass grading the site prior to preliminary plat approvals. The city has required the developer to grade the roadbed for the new city street within a 0.2 foot tolerance by June I". It is necessary to allow the developer to begin grading so the city is able to start constructing the roadway this summer. Erosion & Sediment Control Plan 1. The developer is responsible for maintaining erosion control in Country View Drive and Beam Avenue after the city has paved the new roadways. Wimcos shall be installed in the inlets within Country View Drive and Beam Avenue. 2. Add silt fence around all rainwater garden areas to prevent equipment from compacting soils in the basin area. Agency Submittals 1. The developer shall obtain a Right of Way permit for work within Ramsey County right of way. 26 Page 2 of 4 Utilities 1. The 6" sanitary sewer service shall be SDR 40. 2. The engineer shall obtain approval for the proposed water service from Saint Paul Regional Water Services prior to utility installation. Miscellaneous 1. The developer shall enter into a maintenance agreement for all treatment methods utilized on site. The city will prepare this document. The developer shall submit a detailed plan on how the treatment facilities will be maintained. 2. The developer shall comply with any tree replacement requirements per Duwayne Konewko's comments. 3. A detailed landscape plan shall be provided for the rainwater garden showing spacing of plugs and potted plants. General Engineering Comments Provided by Chadd Larson at Kimley Horn and Associates 1. Driveway entrance locations and geometries on Country View Drive and Beam Avenue appear to match the locations shown on the CarMax/Mogren Addition Improvements, City Project 06-17. Driveway entrances should be confirmed with electronic AutoCAD files from the CarMax/Mogren Addition Improvements project. 2. The proposed grading appears to match the proposed roadway profiles for both Country View Drive and Beam Avenue. Grading should be confirmed with electronic AutoCAD files from the CarMax/Mogren Addition Improvements project. 3. The horizontal alignment for Country View Drive appears to match the CarMax/Mogren Addition Improvements, City Project 06-17. Alignment should be confirmed with electronic AutoCAD files from the CarMaxlMogren Addition Improvements project. 4. The two eastern-most flared end sections along the north side of Beam Avenue appear to be unused based on the proposed grading and storm sewer system. These two flared end sections should be removed as a part of the proposed improvements. 5. The 8" watermain stub location from Country View Drive appears to match the proposed location shown on the CarMax/Mogren Addition Improvements, City Project 06-17. Watermain stub should be confrrmed with electronic AutoCAD files from the CarMax/Mogren Addition Improvements project. 6. The 8" sanitary sewer stub location and invert from Country View Drive appear to match the proposed location and invert shown on the CarMax/Mogren Addition Improvements, City Project 06-17. Sanitary sewer stub should be confirmed with electronic AutoCAD files from the CarMax/Mogren Addition Improvements project. 27 Page 3 of 4 Jt.. SEH MEMORANDUM TO: Erin Laberee, PE Assistant City Engineer City of Maplewood FROM: Ron Leaf, PE Susan Severa, PE SEH DATE: April 20, 2007 RE: Review - CostCo Site SEHNo. A-MAPLE06l2.00 City No. 06-17 SEH staff has conducted a review of the site plan for the CostCo Wholesale site, located at proposed Country View Dr and Beam Ave. This memorandum is intended to summarize oUr findings and identify any general concerns or potential problems with the proposed system. Drainage System Routing and Treatment The submitted drainage area map reflects the general area which will receive rate control and water quality treatment within the City's pond and wetland system in the northern portion of the site. As determined from previous analyses, up to 11.25 acres of developed land can be treated in the existing pond system. Volume control for the City's and Watershed District's requirements will be needed in addition to the treatment provided in the pond system for these 12 acres. One Or mOre rain gardens are proposed between the Costco site and the parcel immediately to the north to address the volume control requirements for this area. The far southwest portion of the site will be routed through a rain garden and the remainder of the site will be treated in an underground detention facility that outlets to an infiltration system. The detailed hydrologic calculations for the rain gardens and underground detention facilities have been reviewed and are consistent with the overall drainage system plan for the area. Based on the modeling submitted, the proposed storm water management facilities will meet the City's rate control and water quality requirements. Detailed plans showing the manhole structures upstream of the StormTrap system, between the StormTrap and infiltration chamber system and downstream of the infiltration system were not provided for review. Geotechnical Is the current plan still consistent with the geotechnical recommendations, given that the design has evolved since the concept planning stages and completion of the geotechnical report for the site. We also suggest that the developer establish (or describe if already established) the process by which subgrade soils will be tested to confirm the assumed design parameters given the variability of the soils throughout the site. We understand that the system will be designed to 28 meet the anticipated vehicle and truck loads, lateral loads and water table conditions and that adequate testing and construction monitoring will take place. Page 4 of 4 Construction Staging The current plans do not appear to address construction staging relative to protecting the rain gardens and underground infiltration systems. In order to help ensure the long-term effectiveness of these systems, we request that the detailed design provide methods or structures to bypass the infiltration systems until the contributing drainage area has become fully stabilized. For the rain gardens, this could be in the form of a diversion structure at the upstream end or an adjustable overflow riser which can be set at a lower elevation during the establishment period and then raised to the final design elevation upon final stabilization. For the underground detention/infiltration system, a similar bypass or diversion should be provided to protect the infiltration chambers from the heavier sediment loads during construction. Based on the current plans, it is also not clear how the larger storm diversion/bypass will work. Operation and Maintenance Like the City has done on other private projects, we suggest establishing and enforcing an operation and maintenance agreement that specifies the frequency of inspections, maintenance and reporting. The Storm water Narrative provides some general comments on O&M, but not sufficient detail to be incorporated into an agreement. At a minimum, we recommend quarterly inspections of the detention and infiltration systems (including the rain gardens and pre-treatment sumps) and maintenance at least twice per year (e.g., spring and late fall). We also request a more detailed description of how the underground system will be maintained. The plans and narrative describe c1eanout manholes and the use of a vacuum truck for sediment removal. Will the detention system be dewatered prior to sediment removal and if so to what level and where will the dewatering discharge be routed to? The proposed rain garden system immediately south of the proposed fueling station location will provide volume control for the immediate area. We have a general concern for this area because of the potential for contamination due to fuel spills. rVsls c: Mark Lobermeier, PE - SEH Jon Horn, PE - Kimely-Horn Associates s:lko\mImaple\061200\c0stc0revii:wem0rev2.doc 29 Attachment 12 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Costco Wholesale Corporation applied for a conditional use permit to be allowed to install a fuel station and tire-service center on the recently-approved Mogren Retail Addition, formerty the Country View Golf Course property; WHEREAS, this permit applies to the 16-acre site in the southeast comer of the Mogren Retail Addition planned unit development. The legal description is: LOT 1, BLOCK 2, MOGREN RETAIL ADDITION WHEREAS, the history of this conditional use permit is as follows: 1. On May 1, 2007, 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 this conditional use permit revision. 2. The city council reviewed this request on . The council considered the reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council above-described conditional use permit revision because: the 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 generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 30 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. The development shall follow the plans date-stamped April 3, 2007, except where the city requires changes. Staff may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The applicant shall comply with the requirements in the engineer's report dated April 20, 2007. 5. There shall not be any outdoor storage of tires unless they are kept within a decorative screening enclosure approved by the community design review board. 6. The fueling area shall have proper safeguards provided to prevent or contain any fuel spills as required by the Minnesota Pollution Control Agency. The Maplewood City Council approved this resolution on ,2007. 31 MEMORANDUM TO: FROM: SUBJECT: PROJECT: OWNER: LOCATION: DATE: City Manager Ken Roberts, Planner Conditional Use Permit Revision Keller Lake Convenience Roger Logan 2228 Maplewood Drive April 23, 2007 INTRODUCTION Project Description Roger Logan, the owner of the Keller Lake Conyenience store, is proposing a reyision to the conditional use permit (CUP) for the property at 2228 Maplewood Drive. This permit allows a motor fuel station to be within 350 feet of a residential zoning district. The proposed revision to this permit is for the expansion of a nonconforming use. This station is nonconforming because it is within 350 feet of a residential property. The proposed permit revision is necessary to allow the LP (liquid propane) retail dispensing facility that is on the property to remain on the site. Please see the maps and plans on pages seven through ten for more information about this property and facility. The city approved a permit for the installation of the LP dispensing facility about one year ago. As shown on the attached site plan on page ten, the contractor installed the tank about 15 feet from the east property line of the site (exceeding the ten-foot setback requirement of the state fire code). Unfortunately, the city issued the permit for the tank in error since the city code requires the owners or contractors that install such tanks to usually keep them at least 350 feet from a residential property. City staff is working with the owner/operator of the store, Mr. Logan, to resolve this matter. Requests To keep the LP dispensing facility on this property, Mr. Logan and city staff are asking the city to approve a CUP revision for the property. This revision would be for the enlargement of a non- conforming use. Specifically, the CUP revision would be to allow the LP dispensing facility to stay on the property as an accessory use to the motor fuel station and convenience store. City Code Provisions Section 44-512 (8) of the city code allows motor fuel stations in the BC (business commercial) zoning district with the city approval of a CUP if the site is at least 350 feet from a residential lot line. The city has zoned this site M-1 (light manufacturing) and many of the city zoning regulations for the M-1 district come from the BC zoning district This motor fuel station has been in operation for many years and was in place before the city changed the code in 1992 to require the 350-foot spacing between motor fuel stations and residential land uses. The site, however, is next to property that the city has planned and zoned for residential use. As such, it is now a nonconforming use in the M-1 zoning district. Section 44-12 of the city code provides standards and guidance to the city about nonconforming buildings and uses in Maplewood. Specifically, Section 44-12 (e) (2) of the city code allows the city to approve the enlargement, reconstruction or structural alteration of an existing building or use that is not permitted in the zoning district (nonconfonning) if the city detennines that there would not be a significant effect, as detennined through a conditional use permit, on the development of the parcel as zoned. The proposal to keep the LP (liquid propane) dispensing facility to an existing, legal, nonconfonning motor fuel station is an enlargement of a nonconforming use. Background Fuel Station April 11 , 1988: The city council approved this CUP. August 14, 1989: The city council moved to increase the height of the screening fence to eight feet. November 27, 1989: The city council reviewed this CUP and scheduled review again in two years. December 28, 1992: The city council reviewed this CUP and scheduled review again in five years. October 27, 1997: The city council reviewed this CUP and scheduled review again in five years. November 13, 2002. The city council reviewed this pennit and agreed to review it again in five years. Citv Code Chances On December 23, 1985, the council adopted a code amendment about the zoning and licensing requirements for LP gas dispensing facilities. This code amendment made LP gas dispensing facilities a pennitted use in the BC and M-1 zoning districts. On July 13, 1992, the city council adopted a zoning code update for all the commercial zoning districts including their pennitted and conditional uses. This code amendment required all motor fuel stations to be at least 350 feet from a residential property line and kept LP gas dispensing facilities as a pennitted use in the BC and M-1 zoning districts (with the additional requirement that they also be at least 350 feet from a residential land use). DISCUSSION Conditional Use Pennit The contractor for the LP tank installed the tank in 2006 in compliance with state fire safety requirements (which requires at least a ten-foot setback from a residential property line). The Maplewood Code, however, now requires a 350-foot setback for motor fuel stations and for LP distribution facilities from a residential property line. Unfortunately, in this case, the city issued the penn it for the LP tank in error, as city staff was not aware of the 350-foot spacing from a residential use requirement in the city code. While it is true that the city code usually requires a 350-foot setback for an LP sales facility from a residential property, the primary concern with such a facility should be that of public safety. The state fire code, according to the fire marshal, requires a 1D-foot setback for such a tank from a property line. In comparison, one could consider the city's 350-foot setback requirement as excessive and not necessary to keep the publiC safe from such a facility. In this case, the house to the east of the site is about 130 feet from the tank location. (Please see the aerial photograph on page nine.) 2 CUP for Expansion of a Non-Conforming Use The city requires a conditional use permit for all new commercial buildings in the M-1 zoning district if they would be within 350 feet of a residential district. In this case, the city has planned and zoned the properties adjacent to the site to the east for single-family dwellings. The city should assure through the CUP review and approval process that the commercial building and associated site activities would not be harmful to the nearby residents. As I discussed above, staff is confident that with the existing screening and the proposed conditions of approval that this proposal can be compatible with the nearby residential properties. When reviewing a request such as this, it is important for the city to consider the health, safety and welfare of the residents. As I noted earlier, the setback from the east property line exceeds the states requirements. In addition, the tank is at least 130 feet from the house to east of the site - thus providing separation and a level of safety for the occupants of that home. These factors, along with the existing screening fence that is in place and the lack of concem from the Maplewood police and fire personnel for this facility, provide the city a level of assurance that this facility does not pose a public health, safety or welfare risk. Potential Outdoor Sales Concerns Possible Nuisances - The city always is concerned when a property owner wants to expand or intensify and commercial business when it is near an existing residential district. As such, the city will want to ensure that this expanded facility, if approved by the city council, will not cause any problems or nuisances for the neighbors. Ughting - The owner is not planning to add any outdoor lighting with this proposal. If the owners want to install outdoor lighting in the future, they would have to submit to city staff for approval a lighting plan. This would be to ensure that any freestanding lights would not exceed 25 feet in height, including the base of the light, and that the light illumination at all property lines would not exceed .4 foot candles. Public Safety - Lieutenant Rabbett reviewed the current proposal and states that there are no significant public safety concems. He suggested limiting the hours of operation to ensure no noise complaints from the adjacent residential properties. Fire Safety - Butch Gervais, Fire Marshal, stated that the contractor followed all state guidelines and regulations with the installation of the LP tank and that he does not have any concerns with it being on this site. Screening - In this case, city does not have any major concerns with the addition of the LP sales tank to the site. There is an existing screening fence between the site and the residential property to the east that limits the visibility of the commercial property from the adjacent residential property. The small number of employees and trucks and the limited hours of operation should ensure that this proposal could be compatible with the nearby residential area. 3 RECOMMENDATION A. Adopt the resolution starting on page 11 (Attachment 5). This resolution approves a conditional use permit revision for the existing motor fuel station and for a LP (liquid propane) distribution facility on the properly at 2228 Maplewood Drive. The city bases the approval of the permit revision on the findings required by the code. This permit shall be subject to the following conditions (the deletions are crossed out and the new conditions are underlined): 1. AaReranse Ie the site f3lan f3rasentea at the J\f3FiI 11, 1988 Cellnsil R'leetinll, Ilnless a Ghanlle is af3f3r:G'.'eEl lay the City's CemR'lllnily Desilln Re\'iew Beard. ^ oof3Y of IRis plan sRall lae filea wilR IRe CeR'lmllnity Oevelef3ment DepartmeAt. 1. All construction and activities on the site shall follow the site and oroiect clans as aooroved by the city. City staff may aoorove minor chances to these clans and the city council must aoorove maior chanaes to the aooroved olans. 2. TRe site shall be kef3t flee of Neble, JUAk, jllAk Gars anEl parts aAEI EleeFis. NeAf3a'/ea areas sRallee kept mewea aAa f3lanlea '.IIiIR Ilrass, iAGlllaiAIl ooule\'ards. 2. The owner or ooerator shall keeo the orooerty free of iunk. iunk or inooerable motor vehicles and debris and they shall keeo the non-oaved areas olanted with arass and mowed on a reaular basis. 3. Thera sRall lae Ae IiIlRt er Illara eAte the heme te lhe east. 3. The owner or ooerator shall ensure that there is no Iicht or Iiaht clare from the site on the residential orooerty to the east. If the owner or oD6rator wants to add Iiahts or make any chanaes to the exterior liahtina on the site, they shall submit to the city a detailed site-liahtina clan that includes fixture desicn. Dole heiahts and Iicht-soread intensities at residential lot lines. This clan shall ensure that residential neichbors cannot see any liaht bulbs or lenses directly and that liaht intensity and liaht soread meet the oarameters of the city's liahtina ordinance. The owner or ooerator shall submit this olan to the city for staff aooroval. 4. AAY sellAa f.reR'l elEteFier sf3eaker-s sRall net be allElilale althe easteFly f3r:Gf3er-ty liAe. 4. The owner or ooerator shall ensure that any sound from exterior soeakers is not audible at the easterly orooerty line of lhe sileo 5. There shall lae Ae lias aeli':eFies laef9ra 7:00 AM er after 10:00 PM. 5. There shall be no motor fuel. propane or other deliveries to the site between 10:00 PM and 7:00 AM. €i. CenslA.lGlien of a six wet RigR teAse aleng tRe east siEle ef IRe site. 6. The owner or aoolicanl maintain a screenina fence that is at least six-feet-tall and 100 percent ooaaue around the east and north sides of the orooerty. The owner shall maintain and reoair the fence so that it remains in aood condition and so it is 100 percent ooaaue. 7. l-lelllS eperalieA sRallee fraRl €i:OO AM 19 11 :OQ PM. 4 7. The hours oDeration for the store and business shall be limited to the hours between 6:00 AM and 11:00 PM. 8. The city council shall review this Dermit revision in one vear. 5 REFERENCE INFORMA liON SITE DESCRIPTION Site Size: 13,068 square feet (.30 acres) Existing Land Use: Keller Lake Convenience Store SURROUNDING LAND USES North: South: East: West: Menards Keller Golf Course across County Road B Single dwellings planned and zoned R-1 Frontage Road and Highway 61 PLANNING Land Use Plan: Zoning: M-1 (light manufacturing) M-1 (light manufacturing) ORDINANCE REQUIREMENTS Section 44-512 (8) of the city code allows motor fuel stations in the BC (business commercial) zoning district with the city approval of a CUP if the site is at least 350 feet from a residential lot line. Section 44-512(4) requires a CUP for the exterior storage of goods or materials. Section 44-637(b) requires a CUP for any building or exterior use within 350 feet of a residential district. CRITERIA FOR APPROVAL Criteria for Conditional Use Permit Approval Section 44-1097(a) states that the city council may approve a CUP, based on nine standards. (See findings 1-9 in the resolution on pages 11 and 12.) P: Sec 9/ Keller Lake Convenience - 2007 Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Aerial Photograph 4. Partial Srte Plan 5. Resolution for a Condrtional Use Permit Revision 6 ~J ~ "'~7::~ ~---- ~__~:-:-_-.. 0... " _ fc;:j ~ .~ JJJ/~~ '!t~ 11ft /</ ~ ~_: ----~/;:;;i;~;..(. -',: ~//::::/ III /:::-'" \'L i - <;:. ;:;};;;~;;;.;g~j"\/. ~~:\\~\ -.....~.:::-......"- _/ ;'-//:;;r ,,' I \ ',./" \l '<:' ", '--~::::=-:_::; /;"/:;:> t.~ I / II ""::, "'...... -- _ -----~/ ~ ~. ~~_ /~l _ t <::.,::~-- - - 00 ....7"" 1',,_. ... <..~~.~C Ii '"j ~~~~? \~'1" ,J~~I V~.u~/;#!!!;;/ II/I // ,...- I. // // I t. // / ~; fJY~ J .';) I'll o ~.(._ L , 1/~\\ tl ''j " I h.......... :ASI" ~h\'\ ./ _ . . YP il _ IJ 'II//' -- " II II II .---' . . Keller Coif Course . , .Q . . , LOCATION MAP 7 Attachment 1 u (J j ~ \ ( l .. 'GER\IAT!rAVE' .. 'if , !I , ,.... - , \ , . - 0 , IL \ 0 . - \ ~ ~j~ I r. l Ii , :! ti 1\ ! --- ". "- iE6JIlllr 1- i I'l.. I I: :1 iittHHB----- i;:: " - II - 'I_ II, ): - - I ...,.... - , ..~r -: "'"'~-:""'-' _, f-D/^\'U\,;'- I /, ; - 1__//./ 1,1: - - . '11--- -Il~' - - n ~ "-~~;- -.?<. -' - =.:, \ :! .E , " I " 11 N [Jq I"- o ...- D o r1 d 00 o ...- ...- o ...- ...- ., , , \ \ \ \ \ \ \ \ \ \ \ \ \ 00 o o o ( I \ \ \ \ \ \ Keller Golf Course \ \ \ \ \ \ \ I \ I \ I \ I I' " I I \ '...... I I '\ "- / (,.....-) '....., // ..../ .....------, " ~/'"........ '\ \ '/ /,,/" '\ \ // \ \ / \ I // 1 1 / f) J ( I I / I ( I / ( / 1 5 Attachment 2 00 U) Q N ...- ...- ...- ...- N 00 N ...- ...- ...- o ...- c= o G; ...- ...- - TELANO-RO o. il~~ PROPERTY LINE I ZONING MAP 8 11 N Attachment 3 9 \f N AERIAL PHOTOGRAPH . ~ , ) ,. <> I \ \ Attachment 4 I- EP /57 ~ {Y ~ (,) ~ 00 cP ---5!l 2228 1r N /- . 0' C"J (? -"'5/ r'...""" > COUNTY ROAD B ~ PARTIAL SITE PLAN 10 Attachment 5 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Mr. Roger Logan, representing the Keller Lake Convenience Store, requested a reyision to a conditional use permit (CUP) to expand a nonconforming use. WHEREAS, this permit applies to property at 2228 Maplewood Drive. WHEREAS, the legal description of the property is: The South 100 feet of the part of the SE Yo of the SW Yo lying easterly of TH 61 and lying north of County Road B in Section 9, Township 29, Range 22, Ramsey County, Minnesota. (PIN 09-29- 22-34-0002) WHEREAS, the history of this conditional use permit is as follows: 1. On May 1, 2007, the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The planning commission gave persons at the hearing a chance to speak and present written statements. The commission also considered reports and recommendations of the city staff. The planning commission recommended that the city council approve the conditional use permit. 2. On ,2007, the city council discussed the proposed conditional use permit revision. 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 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 run-off, 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. 11 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. .'\EU'lereRSe to the site plaR presenteEl at tRe f.pnl 11, 1988 CouRsil FReetiAg, unless a shaAge is appreveEllly tRe City's CeFRFRuAity DesigR Revie...: Boam. A soPY Elf tRis plaA shalllle fileEl with tRe CeFRFRuRity De'.'elepFRent DepaltmeRt. 1. All construction and activities on the site shall follow the site and proiect plans as approved by the city. City staff may approve minor chances to these olans and the city council must aoorove maior chances to the aooroved olans. 2TRe site sl'lalllle kept free af FUllllle, junk, jlJRk Gars aRs parts aRs sellns. NeRf38'.'eEl areas shall lie kept FRe.....es aRs plantes \'lIilh grass, insllJsiRg llellle'/ar-as. 2. The owner or operator shall keep the propertv free of lunk. iunk or inooerable motor vehicles and debris and they shall keeo the non-oayed areas olanted with arass and mowed on a recular basis. 3. There sl'lalllle ne ligl'lt er glare eRle tl-1e RaFRe le the eaat. 3. The owner or ooerator shall ensure that there is no licht or licht clare from the site on the residential orooerty to the east. If the owner or ooerator wants to add lichts or make any chanaes to the exterior lichtina on the site. they shall submit to the city a detailed site-liahtina plan that includes fixture desian. Dole heiahts and liaht-soread intensities at residential lot lines. This olan shall ensure that residential neiahbors cannot see any Iicht bulbs or lenses directly and that liaht intensity and liaht spread meet the parameters of the city's liahtina ordinance. The owner or ooerator shall submit this plan to the city for staff aooroval. 4. ARY SelJREl freFR &lEteFier speakers sl'lall net lie alJElillle at tRe easteFly pl'9peFly line. 4. The owner or ooerator shall ensure that any sound from exterior soeakers is not audible at the easterly orooerlY line of the site. 5. There sl'lalllle Ae gas Elelivenesllefere 7:00 AM ar after 10:00 PM. 5. There shall be no motor fuel. oropane or other deliveries to the site between 10:00 PM and 7:00 AM. 6. CeRstl'llGlieR Elf a sill feet l-1igR teRse aleRg tRe east siEle Elf tRe site. 6. The owner or aoplicant maintain a screeninc fence that is at least six-feet-tall and 100 oercent ooaaue around the east and north sides of the oroperlY. The owner shall maintain and reoair the fence so that it remains in aood condition and so it is 100 D8rcent ooaaue. 7. F/ellrs epeFatien sRalllle fFGFR 6:00 AM te 11 :gg PM. 12 7. The hours oDe ration for the store and business shall be limited to the hours between 6:00 AM and 11:00 PM. 8. The city council shall review this Dermit revision in one Year. The Maplewood City Council approved this resolution on 13 2007. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Planner Conditional Use Permit Revision and Design Review Comer Kick Soccer Center 1357 Cope Avenue April25,2007 INTRODUCTION Project Description Mr. Ryan Manning, representing Comer Kick Soccer Center, is proposing an expansion and several changes for the soccer center at 1357 Cope Avenue. (See the architect's project statement on pages 13 and 14, the applicant's project statement on pages 15 and 16, the maps and plans on pages 17 through 19 and the other maps and plans on pages 20 - 35.) Requests To make the changes to the site and the facility, Mr. Manning is asking that Maplewood approve: 1.A conditional use permit (CUP) revision. The site now has a CUP because of its proximity to residential land uses. The proposed addition and expansion require city approval of a CUP revision. Specifically, the Maplewood City Code requires a CUP for any business or land use in the M-1 (light manufacturing) zoning district that is within 350 feet of a residential land use. (Refer to the statements on pages 13 through 16.) 2. The design plans for the project, including the site, building and landscaping plans. (Please see the separate project plans.) BACKGROUND On September 18, 1984, the CDRB approved the project plans for the soccer center. On April 10, 1995, the city council approved a conditional use permit and the design plans for a 3,000- square-foot addition on the front of the soccer center. This approval was subject to three conditions of approval. DISCUSSION Conditional Use Permit Revision As noted in the project statements from the architect and the applicant, the proposed soccer expansion area includes a regulation-sized soccer field and other interior improvements, 12,000 square feet of retail space and the addition of 83 off-street parking spaces to the site (including 27 underground parking stalls). The proposed soccer center and retail building additions and parking lot expansion will meet the city's findings of approval for a conditional use permit. As noted by the city engineer, they do not expect the increase in people on the site to pose a problem for the neighbors or cause additional treffic issues on the nearby streets. However, they are doing treffic counts and a treffic analysis to verify the traffic situation with this proposal. The applicant is not proposing any changes to the hours that the soccer center will be open after the completion of the project. According to the applicant's project statement, they are open for business longer hours in the winter (when residents have their doors and windows closed) than in the summer (when soccer players want to be outside). As long as the users of the facility are respectful when using the parking lot, the proposed project should not cause any additional disturbance to the nearby residents. Parking, Site Access and Vehicle Circulation The applicant, in his project statement, provided an explanation of uses and activities in the facility and the parking needs he expects for the site after the completion of the project. It is his opinion that the existing and proposed parking lots should be adequate to handle the parking needs of the facility. There are now 106 parking spaces on the site. The proposed plans show 189 parking spaces on the property (an increase of 83 parking stalls) after the completion of the project. The proposed project plans show the two entrances and exits for the soccer center remaining in their existing locations. The plans also show new parking spaces on the north side of Cope Avenue between the addition and the street. Because of this design, it will be important for the soccer center to screen the parking areas from the houses to the south with bermings or plantings or both. The city should require the soccer center to post all the driveways for no parking to ensure that there would not be cars parked in areas that would hinder site access and vehicular circulation. Traffic A concem of one of the neighbors near the site is the increase in traffic that this proposal could bring to the area. The city designed and built English Street and Cope Avenues as collector streets. These roads are to move traffic from neighborhoods and businesses to arterial streets and highways. The city engineering department is now doing traffic counts in the area to determine how many vehicles a day travel on Cope Avenue near the facility. At this point they do not expect a large enough traffic increase from this proposal to cause traffic problems or add enough additional traffic to exceed the capacity of Cope Avenue or English Street. Dan Soler, the Ramsey County Traffic Engineer, told me that he had no comments about the proposal as there are no county roads near the facility. The city engineering department noted in their project review (starting on page 36) that status of the Highway 36/English Street intersection It is important to note that city staff and MnDOT have had preliminary discussions about the conversion of the Highway 36/English Street intersection into an interchange. Such a project would involve the removal of the traffic signals and building some type of interchange for access to and from Highway 36 from English Street. While there are no definite or approved project plans or funding sources set for such a project (and thus no set timeline), it must be noted that such a project could impact the site of the soccer center - including the need for the city or the state to acquire property in the area to build such a project. Life Safety and Building Code Concerns Butch Gervais, the Maplewood Fire Marshal, had several comments about the proposal. They included that he will require upgrading the fire protection system (monitored) and emergency lights and exits for the facility, the owner providing a 20-foot-wide fire access road near the building, and the owner or contractor installing a monitored fire alarm system throughout the center. 2 David Fisher, the Maplewood Building Official, also has comments and corrections that the soccer center will need to address. They include meeting the requirements of the accessibility code (parking, providing access routes and possibly changing the bathrooms) and that there must be a fire sprinkler system throughout the building. Mr. Fisher also recommended that the architect, contractor and city staff have a pre-construction meeting. (Please see his memo on page 42). It is important to note that the city will require building permits for any remOdeling of the existing space and that the city will not allow the soccer center to use or occupy the space until the minimum life safety and building code standards are met. In addition, one should remember that the soccer center is asking for a land use approval and that building code and life safety issues are typically reviewed and handled by city staff after the city council acts on the conditional use permit request. Furthermore, the city council would annually review the conditional use permit to check on the facility, its compliance with the conditions and any issues or matters that may arise. Public Utilities There are sanitary sewer, storm sewer and water in Cope Avenue that serve the soccer center. Specifically, the city designed and built the storm sewer in Cope Avenue to accommodate drainage from a large area near the soccer center. The developer's plans will connect their pipes to the existing storm and sanitary sewer pipes. In addition, there are water mains in Cope Avenue and in English Street to provide water to the facility. Watershed District The Ramsey/Washington Metro Watershed District is now reviewing the proposal and expects to issue the soccer center a permit for the proposal. Drainage Concerns Two of the neighbors of the soccer center expressed concern over the potential for increased runoff and flooding due to this project. The city engineering department has reviewed the project plans. (Please see the comments from Michael Thompson starting on page 36.) The city should require that the grading/drainage plan would not increase the storm-water flow onto any neighbors land. The city engineering department review also raised several concems about the project plans - especially the erosion and sediment control plan. They also had comments about the proposed ponding areas, storm sewer and landscaping. Design Review Building Design As noted by the project architect in his statement, they are proposing to use a variety of materials and colors with this project to make it attractive and compatible with the existing building. The proposed materials include rock-faced block, EIFS, prefinished metal siding and roofing and face brick columns and accents. As proposed, the colors would include tan dryvit or stucco, beige metal wall panels, two brown colors of rock-faced block, a dark red face brick and black store fronts and metal roof sections. (Please see the separate project plans for more details about the proposed building exterior.) Staff agrees that the proposed building additions would be generally attractive and would be compatible with the design and materials of the existing soccer center. However, it also is important 3 to note that the west and north sides of the building will be very visible from English Street and from Highway 36. As such, the design of these elevations and their view from the public streets is critical. Staff is recommending that the project architect add more features and details to these elevations to help give these elevations more character and to break up the large wall areas. Such changes could be, but should not be limited to, adding windows or skylights (as shown on the south wall), vertical columns of brick or rock-faced block, additional horizontal banding and the planting of more or taller trees in the landscaping. Tree Removal/Replacement and Landscaping The proposed plans show the removal of 24 large trees (ash, maple, box elder and elm), primarily from the area along the north side of Cope Avenue. The plans also show the soccer center keeping three of the existing trees that are on the perimeter of the site. The proposed landscape plan shows the developer planting 50 spruce trees, 65 white pine trees and a variety of ornamental trees on the site. Specifically, these include groups of Black Hills spruce along the south property line (between the parking lots and Cope Avenue) and at the southeast comer of the site near the Bruce Vento Trail. As proposed, the plans show the white pines primarily along the west side of the site (between the new soccer field and English Street) and along the east side of the existing building (between the building and the trail). The proposed landscape plan also shows new shrubbery plantings near the building. The applicant should revise the landscape plan to add plantings in the ponding area (consistent with the requirements of the city engineer) so it would be consistent with Maplewood ordinance standards. The plans should provide details on the sizes and types of shrubs that are proposed for the areas near the building and shall show the spruce and pine trees at least 8 feet tall at the time of planting (not 2 Y.z inches in caliper, balled and burlapped) as noted on the landscape plan. In addition to the above, the city code requires all landscape areas to have underground irrigation, and turf areas should be sodded (except for mulched and edged planting beds). Lighting Plan The applicant submitted a proposed lighting plan for the parking area (page 26). This plan shows that the new lights will provide no more than .4 foot-candle of light at the property lines (the maximum allowed by the city code) of the site. In fact, the plan shows that the lighting at most of the property lines will be at .1 or zero foot-candles. other Comments Police Department Lieutenant Michael Shortreed of the Maplewood Police Department reviewed the proposal for Comer Kick. I have included his comments on page 43. 4 RECOMMENDATIONS A. Adopt the resolution on pages 46 - 48. This resolution approves a revision for the conditional use permit for Comer Kick Soccer Center at 1357 Cope Avenue. Maplewood bases this permit revision on the findings required by the code and it is subject to the following conditions (the additions are underlined and the deletions are crossed out): 1. All SSRstFYstieR sllall fellew tile sile plaR appro'led by tile sit)'. Tile Dirosler ef CemmllRily DevelepAl8At fRay appFe':e miAer GhaRges. 1. All construction shall follow the oroiect plans date-stamoed Aoril 6. 2007. The city council mav aoorove maior chanlles to the plans and citv staff mav aoorove minor chanlles to the olans. Such chanaes shall include: a. Revisina the oroiect olans to meet all the conditions of the city enllineer (includinll the addition of a sidewalk alona CoDe Avenuel and city staff. b.Revisina the buildina elevations as may be reauired bv staff or the Community Desian Review Board (CORBI. 2. The pr-epesed ooRstFYstieR mllst lie sllllstaiRtially staFted witlliR eRe year ef OOllRsil appro'lal er the peFmit sllalllleseme RlllI aRd '..eid. Tile OOllRsil may elEteAd tllis deadliRe fer eRe year. 2. The owner or contractor shall start the construction for this permit revision within one year of city council aooroval or the Dermit revision shall end. The city council may extend this deadline for one vear. ~. TAe City Cal::lAsil shall FaviaV': this permit ill eRe year. 3. The city council shall review this permit revision one veer from the date of aooroval. 4. The owners/ooerators of the soccer center. the fire marshal and the city buildina official shall aaree on a plan for the soccer center to make the reauired life safety and buildina imorovements to the existina buildina. This plan shall include the installation of: a. The reauired fire orotection (sorinkler) svstems. b. An earlY wamina fire orotection sYStem (smoke detection and monitorinal. c. Additional emeraencv liahls and exit sians (if necessaryl. d. The necessary chanaes to meet the handicaooed accessibility code reauirements. e. A proper address on the buildina. f. Anv other chanaes the fire marshal or the buildina official deem necessary. 5. Have the city enaineer aoorove final construction and enaineerina olans. These plans shall meet all the conditions and chanlles that the enaineer noted in the memo dated Aoril 23. 2007. includina the installation of the sidewalk alona CoDe Avenue. 6. The owner or ooerator shall be responsible for the maintenance and clean UP of the pondina areas on their property. 7. The owner or operator shall post the driveways and drive aisles as no parldna zones. 5 8. The owner or operator of Comer Kick shall ensure that visitors or users of the facility do not cause disturbances or make unreasonablv loud noise in the parkin!! lot that disturb nearbv residents. B. Approve the plans date-stamped April 6, 2007 (site plan, landscape plan, grading and drainage plans and building elevations) for Corner Kick Soccer Center. The city bases this approval on the findings required by the code. This approval is subject to the applicant or contractor doing the following: 1. Repeat this review in two years if the city has not issued a grading permit or a building permit for this project. 2. Complete the following before the city issues a grading or building permit: a. Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, retaining wall, tree, sidewalk, driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation, water elevation and contour information. These shall include the normal water elevation and 10o-year high water elevation for the ponds. (b) Include contour information for all the land that the construction will disturb. (c) Show sedimentation basins or ponds as may be required by the watershed board or by the city engineer. The ponds or basins shall meet the city's design standards and shall include best management practices and rainwater gardens wherever practical. (d) Show all proposed slopes steeper than 3:1 on the proposed construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3: 1. This shall include covering these slopes with wood-fiber blankets and seeding them with a "no mow" native vegetation rather than using sod or grass. (e) Show all retaining walls on the plans. Any retaining walls more than four feet tall require a building permit from the city and a fence on the top to help prevent falls. (f) Show the required sidewalk along Cope Avenue. (3) The tree plan shall: (a) Be approved by the city engineer before site grading or tree removal. (b) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. 6 (c) Show the size, species and location of the replacement trees. The spruce and pine trees shall be at least eight feet tall (not two and one half (2 1/2) inches in diameter). (d) Show no tree removal beyond the approved grading and tree limits. (4) All the parking areas and driveways shall have continuous concrete curb and gutter except where the city engineer decides that it is not needed. (5) The project engineer shall submit to the city a storm water management plan, including drainage and ponding calculations, for the proposal. (6) Make all the changes and meet all the conditions as required by the city engineer and as noted by Michael Thompson in the memo dated April 23, 2007. b. Submit a certificate of survey for all new construction. c. Submit a revised landscape plan to staff for approval that incorporates or shows the following details: (1) The manicured or mowed areas from the natural areas. The native grasses and flowering plants shall be those needing little or no maintenance. Specifically, the developer or contractor shall have the natural areas seeded with an upland mixture and lowland mixtures as appropriate. (2) The location of all large trees on the site. (3) That all new trees would be consistent with city standards for size, location and species. (4) The planting (instead of sodding) the disturbed areas around the ponding areas with native grasses and native flowering plants. The native grasses and flowering plants shall be those needing little or no maintenance and shall extend at least four feet from the ordinary high water mark (OHWM) of the pond. This is to reduce maintenance costs and to reduce the temptation of people mowing into the pond. (5) The plantings proposed around the building shown on the landscape plan date- stamped April 6, 2007 shall remain on the plan. (6) In addition to the above, the contractor shall sod all front, side and rear yard areas (except for mulched and edged plantings or tree beds). (7) No landscaping being put in the Cope Avenue boulevard. The contractor shall restore the boulevard with sod. (8) The adding of more evergreen trees (Black Hills spruce or Austrian pines) along the south side of the site. These trees are to be at least eight feet tall, and the contractor shall plant these trees in staggered rows wherever possible. The contractor shall place the trees to reduce the effects of motor vehicle headlight glare onto adjacent residential properties. (9) An underground irrigation system for all landscape areas. 7 d. Submit revised building elevations, material samples and color schemes for the building addition to staff for approval. The revised building elevations for the west and north sides should include more features and details to help give these elevations more character and to break up the large wall areas. Such changes could be, but should not be limited to, adding windows or skylights (as shown on the south wall), vertical columns of brick or rock-faced block, additional horizontal banding and the planting of more or taller trees in the landscaping. All building materials and windows (including the frames and glass) shall be compatible with the existing building. e. Get the necessary approvals and permits from the watershed district. f. If necessary, get any approvals and permits from Ramsey County. g. Get the necessary approval and permits from MnDOT. h. Provide design details (height, depth and materials) about the proposed retaining walls, including any fencing for those that are more than four feet tall. i. The owner shall combine all three properties into one at Ramsey County for tax and identification purposes and provide the city with documentation of this action. j. Submit a letter of credit or cash escrow for all required exterior improvements. The amount of the escrow shall be 150 percent of the cost of the work. 3. Complete the following before using the new parking lots or before occupying the building addition: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards. Sod all landscaped areas, except for the ponding areas, which may be seeded. c. Install continuous concrete curb and gutter along all interior driveways and around all open parking stalls. d. Install a handicap-parking sign for each handicap-parking space and an address on the building. In addition, the applicant shall install "no parking" signs along all the driveways and drive aisles within the site and elsewhere, as may be required by staff. e. Paint any visible roof-top mechanical equipment to match the uppermost part of the building. (code requirement) f. Install on-site lighting for security and visibility that follows the approved site lighting plan. All exterior lighting shall follow the approved lighting plan that shows the light spread and fixture design. All light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and from adjacent properties. g. The developer or contractor shall: (1) Complete all grading for the site drainage and meet all city requirements. (2) Place temporary orange safety fencing and signs at the grading limits. 8 (3) Remove any debris or junk from the site. (4) Install the curb and gutter, parking lots, sidewalk and retaining walls as shown on the approved project plans. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The above-required letter of credit or cash escrow is held by the city for all required exterior improvements. The owner or contractor shall complete any unfinished landscaping by June 1 if the contractor finishes the new parking lot in the fall or winter or if the building additions are occupied in the fall or winter, or within six weeks of occupancy if the building additions are occupied in the spring or summer. 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. 6. This approval does not include signage. All proposed signs must comply with the city's sign ordinance, and the applicant must obtain all required sign permits before the installation or relocation of signs. 9 CITIZENS' COMMENTS City staff surveyed the owners of the 78 properties within 500 feet of the site of the project site. Of the eight replies, one was for the project, one objected and six expressed comments or concerns. For Sounds like a great addition for the city of Maplewood and the surrounding community. (MGD Partnership -1387 Cope Avenue) Opposed I feel this is too large for the site. We already get music in our home from there in the summer and the lights are a concern. (Mallet - 2231 Ide Court North) Comments/Concerns/Questions 1. Just make sure you have enough parking - otherwise it is OK with us. It is a nice looking building. Good luck. (Weigleitner - 1252 Cope Avenue) 2. I, at 1282 Cope and my neighbor at 1276 Cope Court agree that we will view the ugly "chicken coop" end of the building. A brick fascia would give it a more stadium look to us and to traffic on English Street. 15-foot to 20-foot spruce trees along English would be a compromise - small spruce will not hide the ugliness. When the Sherwood strip (SW comer of English Street and Highway 36) was built in about 1988, concem about the English Street intersection with Highway 36 would present a problem for the state. It was agreed at that time that this would not occur for 20 years. How close are we now (to having an interchange)? 10 years at the most. Is the state being kept up-to-date? This will increase their acquisition costs when and if they do a project. Thank you. (Franz- 1282 Cope Avenue) 3. We are very concerned since our home is on a hill that the view of the parking lot be totally screened. We only see a few ornamental trees across from our lot. Will there be a berm to block our view of the parking lot? (Cleland - 1308 Cope Avenue) 4. Will the new addition provide funds to maintain the landscaping? The current state of the exterior and the land is poor. We wondered if they were going out of business. Also, will the new parking lot be rented out to semis and moving trucks too? We are also concerned about increased traffic at English and Cope. (Elliott - 2245 Ide Court) 5. Also see the letter on page 44 from Truck Utilities. 6. See the e-mail on page 45 from Kathy Walters. 10 REFERENCE INFORMATION SITE DESCRIPTION Site size (existing): 3.64 acres Site size (proposed) 6.86 acres Existing land use: Existing indoor soccer center building and parking lot SURROUNDING LAND USES North: South: West: East: Highway 36 Single and double dwellings across Cope Avenue Commercial center across English Street Bruce Vento Trail PLANNING Zoning: M-1 (light manufacturing) Land Use Plan: M-1 ORDINANCE REQUIREMENTS Section 44-637(b) requires a CUP for any building or exterior use in the M-1 zoning district if it is within 350 feet of a residential district. Section 44-1097(a) states that the city council may approve a CUP, based on nine standards. See numbers 1 - 9 in the resolution beginning on page 46. Section 2-290(b) of the city code requires that the CDRB make the following findings to approve plans: 1. That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. 11 APPLICATION DATE The city received all the materials for a complete application for this request on April 6, 2007. State law requires that the city council act on requests within 60 days. The council must act on this request by June 4,2007, unless the applicant agrees to a time extension or unless the city extends the time limit. p:sec1 O/Corner Kick Soccer Center revision - 2007 Attachments: 1. Architect's Project Statement 2. Applicant's Project Statement 3. Location Map 4. Address Map 5. Property LinelZoning Map 6. Site Survey 7. Proposed Site Plan 8. Proposed Grading Plan 9. Preliminary Utility Plan 10. Tree Protection Plan 11. Proposed Landscape Plan 12. Photometric Plan 13. Addition Floor Plan 14. Central Area Floor Plan 15. West End Field Level Floor Plan 16. Proposed Building Elevations 17. Elevation Details 18. Elevation Details 19. Building Perspective 20. Building Corner Perspective 21. Building Perspective 22. Engineering Department Comments dated April 23, 2007 23. Building Department Comments dated April 12, 2007 24. Police Department comments dated April 12, 2007 25. Letter dated April 18, 2007 from Truck Utilities 26. E-mail from Kathy Walters dated April 15, 2007 27. Conditional Use Permit Revision Resolution 28. Project Plans (separate attachments) 12 Attachment 1 ARCHNET ARCHITECTIJRE . PLANNING INTERIORS' CONSTRUCTION mE ARCHlTECllJRAL NElWORX, me 12445 55'" Street Suite A Lake Elmo, MN 55042 Phone: 6511430-0006 Fax: 6511430-0180 email: arohnet@archnetusa.com March 19, 2007 City of Maple wood 1830 County Road B East Maplewood, MN 55109 Office: (651) 249-2000 SUBJECT: Narrative describing the proposed expansion of the Comer Kick Soccer indoor building facility. Dear City of Maple wood, Our proposal as submitted respectfully, requests the approval for an expansion on the Comer Kick Soccer Facility located on 1357 Cope Avenue, in Maplewood, Minnesota. The project expansion will also include handicap accessible updates, as well as code compliant updates. Our proposal requests an expansion (of the current facility) located to the west of the current facility. This building will be designed to accommodate a regulation size field, as well as amenities to the program. In addition to the field expansion, we are proposing a 12,000 square foot neighborhood retail building, located at the southwest comer of the field. This retail building will also include underground parking of27 stalls. The current facilities entrance will be redesigned to accommodate handicap accessibility, as well as associated offices and spectator viewing areas. Weare proposing both handicap restrooms, as well as an elevator to negotiate all floor levels. (existing and proposed) The new facility will be designed to accommodate an additional 83 parking stalls. As the city does not reflect a parking count requirement for this facility, we have outlined our intent to accommodate the new parking load, based upon the owner's hours of operation and team turnover. (please see Ryan's parking analysis) Please note that the existing parking accommodates 106 stalls and the proposed accommodates 189. We have designed the parking lot to both accommodate proper screening and hiding stalls where possible. The parking garage will house 27 stalls as well as the lower parking lot (adjacent) 32 stalls. These 59 stalls will be obscured from view, by both building and retaining wall systems. We feel this design restricts the neighboring properties as well as enhancement of the traffic circulation. The new facility as well, will be generously landscaped to accommodate the city ofMaplewood tree migration and preservation requirements. These requirements have been accounted for in our proposal. This landscaping requirement will screen our parking lots, as well as create a harmonious site that reflects the architecture of our project, and engages the land. This accommodation is reflected in the use of both coniferous and deciduous tree. We also are proposing a generous amount of shrubbery against our building as well as sidewalk openings. The proposal also outlines our intent to light (exterior) the parking lot, with respect to the existing surroundings. (please see photometric plan) ARCHITECT'S PROJECT STATEMENT 13 Our proposal also includes updating the current facilities fa~e, and integration of new building materials and fenestration. The design reflects the use of rock-face concrete masonry, exterior insulation and finish system, (EIFS) and face brick columns and accents. The soccer facility will also include pre-finished metal siding and roofing to match existing facility, joining the two facades together. We have proposed various metal canopies to reflect proportion as well as articulation of the facade interest. These canopies also reflect sun angles and energy conservation. Our mechanical systems will be accommodated internally, as well as rooftop mounted equipment. These units will be screened from view by the construction of raised building parapets. We strongly feel the proposed facility enhances the site by the use of these c1ass- A materials, along with proportion and articulation. The retail end-cap, as well as the Comerkick entrance, will also include a standing seam hip roof system. This will create a sense of entry, and will also engage into the fall-back structures. Our color palate will be one that reflects a timeless scheme; (please see color board) earth-tones, blacks, and ironspot type bricks. The parapet caps also indicate the use of crown moldings and fascia reveals. Our retail portion will also include fabric awnings. In closing, we feel our submittal reflects a project that both, enhances the existing property, as well as takes into account neighboring properties. We respectfully ask for your approval and comments, and we thank you for your time. Please feel free to call or email with any questions or concerns. Sincerely, MICHAEL HOEFLER, AlA, cm THE ARClflTECTURAL NETWORK, INC. cc: File, 14 Attachment 2 Apri16,2007 Summary of current and future parking lot usage for Corner Kick Indoor Soccer Corner Kick Indoor Soccer now has 106 existing parking spaces, and the parking will grow to 189 spaces with the proposed expansion. In order to understand the parking needs for the expanded facility, it is very important to understand how foot traffic within the facility currently works and how it will work with the proposed expansion. Traffic and parking needs are directly related to the number of fields within the facility (as opposed to the square footage of the facility). Corner Kick currently houses three fields, two training areas and a pro shop. The expansion will add one additional "outdoor" sized field, a conference room and additional offices along with the external retail element. The conference room and offices will simply create space for activities and employees that already exist, so these will not add additional traffic. The size of the new field is much larger than our current fields; however, the number of kids rostered on each team or the number of teams per field does not increase proportionately with the size of the field. A team with 15 players does not change with the size of the field on which they are playing; it simply becomes a different style of game. The new field will cater to a different demographic - mainly the premier level teams. This brings us to the next point - traffic also is related to how the teams are using each field. Teams are now using our current fields mainly for games (as opposed to training). Parents, family and mends will stay around to watch games; however, they will normally drop players off if they are only going to be training or practicing. The vast majority of teams that will use the new field will be doing so for training purposes. We will continue to operate our leagues on the fields as they are presently in use. Currently, at any given hour, we could potentially have 6 teams playing, two teams training and shoppers within the pro shop. This makes 8 teams+, at any given time within our facility. With the proposed addition, we are expecting to add two teams with the possible potential for four at any given hour within our facility. Our additional traffic will increase by less than 50"10 at the absolute maximum; however, we are increasing the parking by 79"10. It is with this reasoning that we believe our parking layout to be more than adequate for the proposed expansion. In regards to the hours of operation or traffic impact, Corner Kick will not be changing the hours that we have operated under for the past 20 years. We currently have a busy season and a slow season. The hours we open vary by these seasons. November through April we generally are open from 9am - 12am Monday - Thursday with some rare exceptions, and 6am - lam Friday - Sunday. It is during these months that the APPLICANT'S PROJECT STATEMENT 15 traffic flow and usage is the highest at our facility. From May through October, our office hours are generally llam - 8pm Monday through Friday, 12pm - 6prn on Saturday, and 12pm - 4pm on Sundays; however, traffic flow during these months is virtually non-existent. Because of the nature of the business at Corner Kick, we need to maximize our hours as much as possible during the winter months as it is during these months that we do 95% of our business. In essence, we have 6 months out of the year to make enough revenue to last 12. However, this is a nice trade off for our neighbors since there are 6 months out of the year when our parking lot is virtually empty. Some of the neighbors have even used the lot to park cars or boats, which we have never had a problem allowing them to do. The hours for the retail portion of our facility will depend on the tenants who we sign to the leases; however, their proportionate share of the traffic as compared to the entire complex will be very small. I believe the impact from this part of our property will be virtually unnoticed, as their parking will be screened from the neighbors view. The additional traffic flow through the neighborhood also should have very little impact compared with our current situation. The entrance and exits to our facility will remain the same, which means that the orientation of headlights that leave will be no different than they have always been. Since the vast majorities of our customers enter and exit Hwy 36 via English St., this means that only 5 houses will actually be affected by increased traffic. One of the things we will do to address this traffic increase in the 6 months of the year where it might be an issue is to have each field running on different time intervals. This will help ensure that we will not have mass exits and entrances to and from our site. Thank you for your time and consideration about the parking and traffic at Corner Kick. I welcome any questions or concerns regarding this matter. Sincerely, Ryan Manning Owner - Corner Kick Indoor Soccer 16 '"= ,---' , , ' I' , _ ~.~=~~tE , r~c~fti AVE _' . ~ , ': I I ~ii II 11II ,{ I : "BR:ID31 I I I IJiBHrttEl1 r ~~~ I ~~A{' = Co I ,.. -' - I ,I _' I ,Ie __ __ _ ___~ ,: I~-=- \ =fc. ~, . __ ~ ITlIlJD:;J:[]IIIIIDI ~~"'~!- 'U ' ~~i.i~~~ -]/ 0>1 d I ~~>~ =i~ D II ~ ] /, t - - " ' -"-. ~,-,=, ,.,.......... w --(, - - Keller Coff Course - - - -, L Attachment 3 L. 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L@mu.um~----~ -:~ 0'C>ItYVJT~T5'1t1'1!S5= ~l'ne~lHl~ @i~T"''l!:~I',o.a!lRlet:: ""-"..... @~u.w:rr!ll.tlfG/lfBl @;.oJ>>olKM5Tl:l11Zl'llONtI'l'I' 'l'el.PJ"Ia:>~ ~TEl..EYATION -.,.... @'~.....5T,t.,Nt>IM&~ IlQGII"lNIS(W.TI'E:~ @i~OOOR.-~"-"II 0,=,:~ 0!1lOOO'H:;E~M.'6OI<<l' """"" 0iMIlRIC_~~- ="""" ~Ta.ev"TlON ..,...,..,. PROPOSED BUILDING ELEV A liONS 30 KEY NOTES @~~lWlOIRf ......, 0:z.o~~.oMlIN6_1lOClP' (P"'TIlJCINl~ @ ~~Re"~ ,~.... @_~~"""c,H' ~.."""'" @~1'E.D1lCI'.eI!1'LOOll ~"''llOlI-_'C" @~I'_IN61'\..D01l esz..'ATIOM-_'.Q' @Al.lMtD1l!1mWt:1!!W'51&IPII ~&l.A5S-~f'LJIIl @ ~TN~~ l!L/:lGIi:".....N'I'TOHl\'!'CHtel ~-, @EXl5TINiS2-4M5T~"_ _N"""'" o ~T1I6I'I.O(III.IUV"''T1CN- 1l'l2'.o' @~~~ ~""'T1OIl-_'-O" @ ~1Ma._'<!!EIle"~ (!JCI$T1N6_T,o.ll,I @8I11"l8tNtl~-TO ~....._~ @Otl~DO:lItTtl~ ,~ @~IIlETAlLI'LOOlla.v"'1IOII' ~.~ @~5T_I'ROMLOl'eR 1'~-TOIlCT~1'I..OOII. ...... @1t(lC.l(I',"GeGOlCll!1!lNQIIl'I' 1lCTAlMlMlSMI.I./IrNWlA.lT.D1l. e._'-C" 11 N Attachment 17 ~;..,. ELEVATION "'T RETAIL ~ aEV....TlON AT RETAIL ....,'<1" ~ aEVAT10N AT CORIER KICK ENTRl' ~.~ ELEVATION DETAILS 11 N 31 Attachment 18 ~-- "------- -----------..----. ~:.ELEVATlON.....T RETAI~ 6-AA.A6f. . <///. II , ,'II' I ; II " : i II', ' , 'I Ii, @NORTI-I a.EV""TION AT ~~ON Tie-IN ....."<'" ELEV A liON DEl AILS 1r N 32 Attachment 19 a ,:~ ;i?1-.-:.t'i 1///,/;/ . \ . '!I:3'Cf j.../..'0. ../'., ///.'l-.".":/"J..'.-~ . / jJ!' :."~ . . . - , . . J' .'~ _/~. ( .'" .#,' - - ~ ....~.-:-/_-~~/~.. ~ / ".-J~I \ - - ~/-.. '\ . \ -\..- \ , ,. , i, ' .J , ~. I;. jY. ;' . I ~ "., r--, ~. : ! . / " . , ~ " . / . . @~TIV!:"'Tc.oRNE!RKlaEN'!R"" -~ BUILDING PERSPECTIVE 1; N 33 Attachment 20 ~----~- - ,,'1---. --...-----..-.-~----~-.. , " /~~-------- ,------- //~ --------.---------" @~TIVE AT GORN!R I<:IGK RET....Il.. -- BUILDING CORNER PERSPECTIVE 'fr N 34 Attachment 21 / / ~./ .--/ /-.- " .'. "--~_.__._._--- -,~.-._------- , A:; \ ,:;:"1 )V"C;\;_ t-. '- ". @~T1VE A.TRfT"'11.I~6.4.IV6E .- BUILDING PERSPECTIVE 1) N 35 Attachment 22 Page lof6 Enl!ineerinl! Plan Review PROJECT: Corner Kick Soccer Expansion; 1357 Cope Avenue PROJECT NO: 07-09 REVIEWED BY: Michael Thompson (Maplewood Engineering Department) SUBMITTAL NO: 1 DATE OF REVIEW: 4/23/07 Ryan Manning, owner of Corner Kick Soccer, is proposing an addition on the west side of the existing soccer facility. The addition generally consists of a regulation size indoor soccer field and retail space. DrainalZe Calculations 1. Both the City and the Ramsey Washington Metro Wl\tershed District require storm water volume reduction (infiltration) for such a project. Tb.e developer's engineer shall provide the city with a plan and storm water calculations reflecting how the proposed project will meet or exceed the I" infiltration volume (over new or disturbed impervious areas). Ponding I. The project engineer shall show the pond overflow location and elevation on the plans. 2. The project engineer shall design the pond to reflect a 10-foot safety shelf at I-foot below the normal water elevation. If this design is not possible, the engineer may consider or require the installation ofa four-foot-tall black vinyl..coated safety fence (with a gate) around the pond. 3. The drainage structure just upstream of the pond must have a minimum 3-foot sump in order to collect sediment and other pollutants. The project engineer and the contractor shall locate the sump structure so it is easily accessible by a jet vacuum truck. Grading! Soils 1. The project engineer shall provide the city with soil borings for the all proposed infiltration locations once they have determined their final locations. 2. The project engineer shall provide a benchmark elevation and location description on each civil plan sheet. Erosion & Sediment Control Plan 1. The project engineer shall incorporate an "erosion and sediment control" plan sheet into the plan set to address the issues I have noted below. 36 Page 20f6 2. The plans shall clearly identify disturbed area by delineation and they shall provide a numerical value of disturbed acreage. Any disturbance of one acre or more necessitates a National Pollutant Discharge Elimination System permit from the Minnesota Pollution Control Agency (MPCA). The approved grading and; erosion & sediment control plans shall be incorporated into the SWPPP. 3. The applicant or the project engineer shall include a maintenance schedule for all erosion and sediment control devices that the contractor will use throughout the phases of construction (including building construction). 4. The project plans shall identify erosion and sediment protection on slopes and sediment controls at top and toes of slopes and base of stockpiles. 5. Post construction requires the stabilization of all disturbed soils. The plans shall specify the methods that the contractor will use to accomplish the stabilization. 6. The project plans shall identify the locations for equipment/material storage, debris stockpiles, vehicle/equipment maintenance, fueling, and washing areas. The plans also must show the contain area and specify that all materials stored on site shall have proper enclosures and/or coverings. 7. The project plans shall identify the locations and provide details for concrete washouts. 8. Identify (on the plans) the quantity of materials that the contractor will be importing to or exporting from the site (cu-yd). 9. The project plans or their details shall describe the measures (e.g... temporary sediment basin, etc) the contractor will use during the rough grading process to intercept and detain sediment-laden run-otTto allow the sediment to settle, They also must describe how the contractor will dewater the settled storm water and it will be introduced to the public drainage system. 10. The plans shall describe the measures the contractor will use for onsite dust control (i.e.... water as needed). The plans also shall provide a sweeping plan for adjacent streets. 11. The project engineer shall add the following verbiage. to the erosion and sediment control plan: "Effective erosion and sediment controls shall be in place prior to any storm events. " Failure do such shall result in the deduction of escrow funds (the city requires the developer or contractor to post escrow prior to issuance of the grading permit). The funds will be deducted at the discretion of the city inspector upon notice to the developer or contractor. 12. The developer and contractor shall phase the project to leave existing bituminous parking lot in place for as long as possible to act as an erosion prevention device. 37 Page 3 of6 13. The contractor will need to place additional silt fence or bio-logs need in the swale on the west side of the development. 14. If construction traffic uses the east entrance, then the city will require a rock pad entrance at that entrance for sediment control purposes. The contractor shall wash off all construction equipment before it exits onto Cope Avenue. 15. The erosion and sediment control plans should refer to Maplewood Plate No.350 for approved methods of erosion and sediment control. LandscllPingl Retaining Walls I. The landscape plan shall clearly show how the contractor will establish all disturbed areas (i.e.... sod, seeding, hydroseed). The plans shall clearly detail the seeding and plantings for the pond area. The city encourages the liIse of native seeding such as Mn/DOT seed 310 NWT. 2. A guard rail fence is required on top of the wall on the north side of the retail parking ramp. The contractor shall use a MnfDOT approved method for this fence (i.e. W-Beam Guard Rail, 3 Cable Fence, etc.). The city also may require a fence at the top the wall (as determined by the building department) due to the height of the retaining wall. The project engineer shall incorporate this information into the revised plans for resubmittal to the city. 3. The project plans shall clearly show all retaining walls and they shall show the top and bottom elevations of the walls. The city requires the contractor to get a building permit for all retaining walls over 4-feet in height and a licensed professional shall design any such walls. Storm Sewer 1. The existing drainage pipe in Cope Avenue, also located along the east property line running to the Mn/DOT right of way, shall show pipe' size, type, and slope. 2. The project engineer shall show on the plans the drainage pipe running from catch basin 6 to catch basin manhole 5 nearer the center of driveway. It appears now that the pipe is very close to the parking lot ramp retaining wall near ,catch basin manhole 5. The drainage pipe must be kept clear of the wall and shall have adequate separation. SanitllI)' Sewer 1. The project plans shall show the existing sanitllI)' sewer service to the existing building including the invert elevations. 38 Page 4 of6 2. The plans shall include general information regarding the sanitary sewer getting from the field elevation up to the sanitary sewer service elevation. Agencv Submittals 1. The applicant shall submit plans to Ramsey-Washinglon Metro Watershed District (Tina Carstens) for review and approval. 2. The applicant shall also submit plans to Saint Paul R{1gional Water Services (Mike Anderson) for review and approval of all water main and water services. 3. The applicant shall submit plans to Mn/OOT for review and approval since the proposal would alter the drainage of the site and because the plans show a drainage pipe going into the Mn/DOT right of way. 4. Agency submittals are not necessarily limited to those mentioned above. The owner and project engineer shall get all necessary permits and shall satisfy the requirements of all permitting agencies. StreetsfTraffic 1. The developer or developer's engineer shall provide the city with an estimated average daily traffic trips for the existing condition and for the proposed condition (for busy season). This information should be provided prior to the city council meeting. 2. On 4/20/07, city staff requested the applicant to provide average daily vehicle trips to the existing facility and also average daily vehicle trips for the proposed developed condition. As of 4/23/07, city staff has not received that information. 3. City engineering staff is collecting the traffic speed and volume data shown below. This information will be updated once an accurate one week count is collected (beginning today, 4/23/07). The city's traffic consultant will write a brief impact statement using the updated traffic counts and information provided by the applicant regarding average daily trips. After it is completed, city staff will provide this information to the planning commission and to council. Enl!lish Street (50' north of Cope Avenue) Speed Limit 30 mph Counters on Street - 6/13/05-6/15/05 Northbound: Southbound: 85th Percentile 28 mph 31 mph Volume: Dailv Average 3,155 vehicles 2,765 vehicles Notes: Updated traffic data is currently being collected for the week of 4/23-4/27 so the data represents traffic increases from 2005. 39 Page 5 of6 Cone Avenue (In front of proposed project site) Speed Limit 30 mph Counters on Street - 4/19/07-4/20/07 Volume: Dailv Average EastboundlWestbound Combined: 2,982 vehicles Notes: The city street sweeper damaged the counter tubing on 4/20/07 and an incomplete count was the result. Also, due to the incident, speed was not calculated. City staff is currently collecting additional data for the week of 4/23- 4/27 to provide an accurate reflection of current conditions. 4. With the completion of the improvements to TH 36 between White Bear Avenue and Century Avenue in 2007, TH 36 will have a freeway design between 35W and Century Avenue with the exception of the segment between TH 61 and White Bear Avenue. Mn/DOT has commented to the city numerous times about the removal of the signal system at English Street, along with the removal of the right in - right out turn movements at Atlantic and Hazelwood. While no timetable has been set, it is not without precedent that this would occur within the next 3 - 5 years. This action by Mn/DOT, in which the City would.have little control, would result in significant traffic impacts to the area businesses as well as likely unwanted traffic patterns into the surrounding residential areas. In 2005, the City attempted to work with MnIII>OT and Ramsey County to develop a plan for a new interchange at TH 36 and English. A concept plan was developed that provided for this type of improvement. Mn/DOT staff'is currently reviewing this concept, but it is just a local concept and there are no Mn/DOT plans or approval of our approach. It is likely that the City would need to proceed similar to North St. Paul's approach on TH 36 between White Bear Avenue and Century Avenue and take the lead in implementing an improvement project at the English - TH 36 intersection. This lead approach would involve requesting federal transportlition funds for an interchange at English - TH 36. The application for those funds is due in July 2007 for funds to be used in 2010 or 2011. There is no guarantee that the City would be successful in securing that funding and it is unlikely that a project could begin any sooner that 2011 due to the necessary environmental and planning studies. It is noted that North St. Paul has been working on the TH 36 improvement project within their community since the mid - 1990's. Given these likelihoods, the proposed use of this site seems appropriate. Any interchange at this intersection will likely require the acquisition of this business by the implementing government agency; however, it does not appear a high probability that the interchange is likely within the next 8- 10 years. The city should not use this long-range transportation planning matter as a basis for approval or denial of this proposed site use. However, staff is providing this information as background information for the applicant, the planning commission and City Council. 40 Page 6 of6 Miscellaneous 1. The developer or project engineer shall submit a copy of the MPCA's construction stormwater permit (SWPPP) to the city before the city will issue a grading permit for this project. 2. The owner shall sign a maintenance agreement, prepared by the city, for all stormwater treatment devices (list devices i.e....sumps, basins, )>Qnds, etc). The city shall prepare this agreement. This document would have to be signed prior to the building department issuing a certificate of occupancy for the expansion. 3. The city should require the installation ofa 6-foot wide sidewalk along Cope Avenue from English Street to the eastern property corner. The project engineer shall show the sidewalk on the project plans and it should conform to City of Maple wood Plate No.II O. 4. The project engineer shall show all existing utility and drainage easements within the existing and proposed development site. There is a trUnk drainage pipe located between the trail and existing soccer building. The proposed civil plan does not show the existing permanent drainage easement that is in this area of the site. 41 Attachment 23 Memo To: Ken Roberts, Planner a~ From: David Fisher, Building Official 4Z-- Re: Corner Kick Soccer, 1357 Cope Avenue - CUP Revision & CORB Review Date: April 12, 2007 Require a building tour prior to the building permit application. The city will require a complete buUding code analysis when the construction plans are submitted to the city for building permits. All building exiting must go to a public way. Provide adequate Fire Department access to the buildings. Verify the soil conditions before construction. The building is required to be fire sprinklered. Retaining walls over 4 feet in height require a registered Minnesota design professional signature and plans submitted to the building department. Verify codes that are being used on this project. On May 31, 2007, the State of Minnesota may have the new codes in effect. I would recommend a pre-construction meeting with the contractor, the project manager and the city building inspection department. The building is required to meet Minnesota State Building Code for accessibility. This may include, but is not limited to, an accessible site approach, door hardware, bathrooms and elevator. There may be a SAC (sewer availability charge), WAC (water availability charge) and PAC (park availability charge) required for the expansion of the building. 42 Attachment 24 Maplewoodl Police Department Memo To: Ken Roberts, Planner From: Lt. Michael Shortreed /fY1P~tl9.77 Date: April 12, 2007 Re: PROJECT REVIEW - Comer Kick Soccer After reviewing the attached proposal for the Corner Kiok Soccer project, I have the following comments and suggestions: 1) Appropriate security lighting should be incorporated into the project plan. The photometric plan that is proposed does an excellent job of covering all of the public parking and entry areas. However, there is no proposal for security lighting around the east, north, and west sides of the facility. Due to the location of the facility and recent incidents of graffiti on the current building, it is suggested that security lighting be improved to minimize the potential for property damage to the facility. 2) Construction site thefts and burglaries are a large business affecting many large construction projects throughout the Twin Cities metro area. The contractor should be encouraged to plan and provide for site security during the construction process. On-site security, alarm systems, and any other appropriate security measures would be highly encouraged to deter and report theft and suspicious activity incidents in a timely manner. 3) The primary access to this project will obviously occur off of Cope Avenue. As a result, past history has shown that there will probably be construotion debris deposited on the roadway. The contractor should be encouraged to clean up this debris on a routine basis (preferably daily) in order to avoid complaints from existing residents in the neighborhood. 4) The applicanfs project statement regarding the parking situation appears to be very well thought out, and I concur with this summary. It is suggested that appropriate signs (i.e. stop signs and directional signs) be placed In the parking lot and at the exits in order to minimize the number of motor vehicle crashes that occur in lhe parking lot. If there are any questions or concerns regarding these comments or suggestions, please contact me at your soonest convenience. I can be reached via phone at (651 )249-2605 or via email atmichael.shortreedta!cLmaDlewood.mn.us. 1 43 Attachment 25 TRUCKe UTlLIIIES INC. 2370 English Street al Higl,way 36 51. Paul, Minnesota 55109.2098 (6511484-3305 Fax: 16511 484.0076 April 18. 2007 City ofMuplewood Olliee of Communi I)' Development 1830 County Road B Easl MnplewooJ. MN 55109 Allenlion: Kenneth Roberls Re: Neigllborhood Survcy: Comer Kiek So""cr Center Expansion Proposal - 1537 Cope Avenue. Muplcwoou W'e do not huv..." any issue \v1Ul prnj.ect in gcncral~ but \VC' have scrinl.Jl,S concern about water run orf (See aUuched leller duted Muy 6. 2(03). I r \\'<; had a I'roblem allhut tim. ,..hat is going to be done wiLh all th. run "If lhat will be generaled now'! Wc arc ulso concerned about fUlUre lranic on English Slreel down 10 sloplight on Ilighwa)' .16 ilS already backed up 10 the lop of tllC hill pas! Cope :\ venue, Also concerned tlboul I\!lure of llighway 36 upgrooe when English and Highway 36 access is changed to coincide with project through Nonh Suinl Paul. '~-hT are our ~?nc..ms. d;;o 4f;<t't~( Leo Capcdcl Presidenl. Truck Utilities, Inc. YDur truck equipment specialists _.IPuckutllltl.s.cam 44 Page 1 of 1 Attachment 26 Ken Roberts From: kwal50@comcasl.net Sent: Sunday, April 15, 2007 8:42 PM To: Ken Roberts Subject: Comer Kick Soccer Center Expansion Dear Mr. Roberts: Thank you for the opportunity to voice concerns regarding the Corner Kick Soccer Center Expansion that is being planned, ,.. Quite frankly, I think this will finally improve that property because the owners have leI it get into a horrible stale of disrepair. They don't cuI the grass and/or take care of the weeds or just plain don't maintain the property very well at all and it's been an eyesore for quite some time now. So, if they plan on making these improvements it can only improve the visual that we all have 10 look at. However, my concern lies with the increased traffic this will bring. Cope is only a one lane road and it carries a lot of traffic now, so where will this increased traffic go? There will be more cars speeding down the road and ignoring the crosswalk for the trail, endangering lives, which happens on both Cope and County Road B, but I envision this getting much worse wilh this expansion, I am also conoerned with the intersection al Cope and English, as you take your life in your hands many times now trying to cross over English, staying on Cope, because of the amount of traffic heading 10 and from Hwy 36, so now whal? Also, cars back up all the way up the hill now on English, waiting for the lighllo change to get onlo Hwy 36, and let me tell you, if you've not experienced the wait at that interseclion - you should give it a try some time. I swear you wait there for 5 mins waiting for lhe light to change on 36 so you can gel across from there, Forgel about taking a right turn most of the time, but during any peak periods of the day, you have to wait for the light because there is so much traffic heading East on 36. So what are the plans, if any, for these lraffic areas that will be impacted by this? English and 36 sib widened al that light, and a right turn lane, a lane for going straight and a left tuIll1 signal/lane sib put in, and thaI would help alleviate the back up a little bit, bul the timing on that light nee<ls to seriously be checked .... I don't think when it was set the Engineer realized how much traffic there is on English that has to wait there for lhat length of time. Then, when it comes to English and Cope, how will traffic get across on Cope with this increased traffic? I go that way a lot, because I come from East on Cope to cross over English and get to my Vet's office thaI is just Wesl of English - and it's a hairy situation at times to try to get across because cars come screaming off the Hwy, turning right onto English and heading South, and you just can't time it to get across a lot of the time. My concerns also lie of course with the lrail crossing righl n ear lh at building too. There are a lot of kids on bikes, older people, and just plain people with Dogs, etc try to cross there all day long in the Summer, and it's a little dangerous now, so I can't imagine an increase in the amount of cars heading through there wilh the new Retail part oflhis plan going in. ... Don't get me wrong, if it's stores or places fm interested in going to, it will be great and very convenient for me, but I do hope the traffic patterns, roads, intersections, etc will be looked at carefully before this is approved. Thank you. Kathy Walters 2251 Ide Court No. Maplewood, MN 55109 4/16/2007 45 Attachment 27 CONDITIONAL USE PERMIT REVISION' RESOLUTION WHEREAS, Mr. Ryan Manning, representing Corner Kick Soccer Center, has requested a revision to the conditional use permit for the soccer center. WHEREAS, this permit applies to the existing soccer center property at 1357 Cope Avenue and the vacant properties to the west of the existing soccer center. The legal descriptions are: CORNER KICK LEGAL DESCRIPTION #1 Existing - 1357 Cope Avenue 10-29-22-32-00-14 IN SECTION 10, TOWNSHIP 29, RANGE 22, EXCEPT WEST 398 FT; THE PARTS OF HWY 36 & WEST RAILROAD RfW (Bruce Vento Trail) OF THE NW Y. OF SW 14 (SUBJECT TO ROAD) CORNER KICK LEGAL DESCRIPTION #2 10-29-22-32-00-17 SECTION 10, TOWNSHIP 29, RANGE 22, THAT PART OF WEST 398 FT OF SW Yz OF NW Y. OF SW Y. NORTHEASTERLY OF FOLLOWING DESCRIBED LINE; COMMENCING AT SW CORNER OF SOUTH Yz OF NW Y. OF SW y.; THE EAST 344' FEET ALONG THE SOUTH LINE OF SAID SOUTH Yz OF NW Y. OF 3 WEST Y. TO POINT OF BEGINNING, THEN N 91.86 FT PARALLEL TO WEST LINE, SAID SOUTH Yz CORNER KICK LEGAL DESCRIPTION #3 10-29-22-32-00-18 SECTION 10, TOWNSHIP 29, RANGE 22, THAT PART OF THE WEST 398 FT OF THE SW Yz OF NW Y. OF SW Y. SOUTHWESTERLY OF FOLLOWING DESCRIBED LINE; COMMENCING AT SW CORNER OF SOUTH Yz OF NW Y. OF SW y.; THE EAST 342 FT ALONG SOUTH LINE OF SAID Yz OF NW Y. OF SW Y. TO POINT OF BEGINNING; THEN NORTH 91.86 FEET PARALLEL TO WEST LINE SAID SOUTH Yz WHEREAS, the history of this conditional use permit revision ils as follows: 1. On May 1, 2007, the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The planning commission gave persons at the hearing a chance to speak and present written statements. The commission also considered reports and recommendations of the city staff. The planning commission recommended that the city counCil approve the conditional use permit revision. 2. On , 2007, the city council discussed the proposed conditional use permit revision. 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 conditional use permit revision for the following reasons: 46 1. The use would be localed, designed, maintained, CQnstructed and operated to be in conformity wilh lhe City's Comprehensive Plan and Code of Ordinances. 2. The use would not change lhe existing or planned oharacter of lhe surrounding area, 3, The use would not depreciale property values. 4. The use would nol involve any activity, process, materials, equipment or melhods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of exdessive noise, glare, smoke, dusl, odor, fumes, waler or air pollution, drainage, water run-off, vibralion, general unsighlliness, electrical inlerference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streels and would nol create lraffic congeslion or unsafe access on exislihg or proposed slreels. 6. The use would be served by adequale public facilities and services, including slreels, police and fire proteclion, drainage struclures, walar and sewer systems, schools and parks, 7, The use would not creale excessive additional cosls for public facilities or services, 8. The use would maximize the preservation of and incorporale lhe site's natural and scenic features inlo lhe developmenl design. 9, The use would cause minimal adverse environmental effects. Approval is subject to the following condilions: 1..^.1I SGAstNGtieA shall fellev..' tRe site pleA appfe\'ed by tl::\eGity. The OiF8Gter af Camml::lAity De'/elapmeAl may appr-9~:e miAer et-laAges. 1. All conslruction shall follow the oroiect Dlans dale-slamD~d Aoril 6. 2007. The cilv council mav aDorove maior chances to lhe olans and cilv staff may aporove minor chances 10 lhe olans, Such chances shall include: a, Revisinc lhe oroiect Dlans to meel alllhe conditions <If lhe citv enaineer (includina the addilion of a sidewalk alonc CODe Avenue) and cilv staff, b. Revisina the buildinc elevalions as may be reQuired qv slaff or the Communilv Desian Review Board (CORB). 2. Tl=le pFepe8ed aeAstrl::lGtiaA mysl Be sl:iIsstaiAtially 6taR~Et v:ithiA eRe year of e9t.1ASil appr9val ar tl'la lleFRlit sl'lallllesama RlllI aRd 'laid. Tile sallRsil R'iay exteRdll'lis deadliRe far aRe year, 2. The owner or contractor shall slart the conslruction for ~his oermit revision within one year of cilv council aODroval or the oenmit revision shall end. Tille cilv council may extend lhis deadline for one vear, 3. TAe City CSYReil st:tall F9vi&':: tRis permit iA aRe year. 3.The cilv council shall review lhis oenmil revision one vear from lhe date of aDoroval. 47 4. The owners/ocerators of the soccer center. the fire ma~hal and lhe citv buildina official shall aaree on a Dlan for the soccer center to make the reauiilld life safelv and buildina imcrovemenls 10 lhe exisljna buildina. This Illan shall in~lude the inslallalion of: a, The reauired fire Drotection (sDrinkler) svstems, b. An earlY wamina fire crolection system (smoke delection and monitorina), c. Addilional emeraencv liahls and exit sians (if neces~arv). d. The necessarv chanaes to meel the hahdiceDDed llFcessibility code reauirements, e, A DrODer address on the buildina, f, Anv olher chanaes lhe fire marshal or lhe buildina official deem necessarv, 5, Have the cilv enaineer aDDrove final conslryction and e~aineerina clans. These Dlans shall meet all the condilions and chanaes lhallhe enaineer npled in the memo daled Acril 23. 2007. includina the installalion of the sidewalk alona Cope Avenue. 6. The owner or oDerator shall be resconsible for lhe mainl~nance and clean uc of lhe Dondina areas on their DroDerty. 7, The owner or oDeralor shall cost the driveways and driVEl aisles as no carkina zones. 8. The owner or ocerator of Comer Kick shall ensure that visitors or users of the faeililv do not cause dislurbances or make unreasonablv Iloud noise il11he Darkina lot that disturb nearby residenls. The Maplewood City Couneil adopled this resolulion on ,2007, 48