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HomeMy WebLinkAbout01/12/1999BOOK AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD January 12, 199~ 6:00 P.M. City Council Chambers Maplewood City Hall 1830 East County Road B 1. Call to Order 2. Roll Call 3. Approval of Minutes - December 22, 1998 4. Approval of Agenda 5. Unfinished Business 6. Design Review a. Building Additions - Maplewood Auto Service, 743 N. Century Avenue b. Acorn Mini Storage - Nationwide Group, Old MapleLeaf Drive-in Theater Site c. Bituminous Curbing Variance - Just for Feet, 3090 Southlawn Drive 7. Visitor Presentations 8. Board Presentations 9. Staff Presentations a. CDRB Member Volunteer Needed for the January 25 and February 8 Council Meetings. 10. Adjourn p:com-dvpt~cdrb.agd WELCOME TO THIS MEETING OF THE COMMUNITY DESIGN REVIEW BOARD This outline has been prepared to explain the review process of this meeting. The review of an item usually follows this format. 1. The chairperson of the meeting will announce the item to be reviewed. The chairperson will ask the applicant or developer of the project up to the podium to respond to the staffs recommendation regarding the proposal. The Community Design Review Board will then discuss the proposed project with the applicant. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. After everyone is the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. 5. The Board will then discuss the proposal. No further public comments are allowed. 6. The Board will then make its recommendations or decision. Most decisions by the Board are final, unless appealed to the City Council. You must notify the City staff in writing within 15 days to register an appeal. jw\forms\cdrb.agd Revised: 11-09-94 MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA DECEMBER 22, 1998 CALL TO ORDER Chairperson Erickson called the meeting to order at 6 p.m. I1. ROLL CALL Marvin Erickson Present Marie Robinson Present Ananth Shankar Present Tim Johnson Absent Matt Ledvina Absent III. APPROVAL OF MINUTES December 8, 1998 Boardmember Shankar moved approval of the minutes of December 8, 1998, as submitted. Boardmember Robinson seconded. Ayesmall The motion passed. IV. APPROVAL OF AGENDA Boardmember Robinson moved approval of the agenda as submitted. Boardmember Shankar seconded. Ayes--all The motion passed. V. UNFINISHED BUSINESS There was no unfinished business. VI. DESIGN REVIEW A. Ramsey County Family Service Center--Northeast of Ramsey Nursing Home Julio Mangine, director of property management for Ramsey County, said they had reviewed the staff recommendations and found them to be acceptable. Mr. Mangine introduced Don Leier, of SMMA architects, and Carol Morphew, the project manager. Mr. Leier, the architect in charge of the project, said this would be an L-shaped, 20,000-square-foot, one-story building. He said approximately one-half of the existing nursing home staff parking lot (north of the home) will be used for the new facility. This will be replaced with parking along VanDyke Street and a small ancillary lot to the northeast. One row of parking is also being taken from the Aldrich Arena overflow lot and this area will be restriped. Mr. Leier said the project essentially will consist of two equal portions--21 living units located in a wing that faces toward the nursing home and a wing that contains support functions (a small health clinic, dining area, play space for children, etc.) that will look toward Goodrich Golf Community Design Review Board Minutes of 12-22-98 -2- Course. He said the support services are at the south end of the commons wing and open to the parking area for deliveries, etc. A play yard for the children is in the back court area and will be visible from the nursing home. The proposed building and elevations will be brick veneer masonry on all sides with a metal roof. Mr. Leier said there would be bay windows in all of the sleeping rooms. The design of the roof has been changed to horizontal instead of vertical. According to Mr. Leier, a final brick selection has not been made but colors in the reddish- brown range are being considered. Mechanical equipment will be on the roof and screened by a five-foot parapet wall. The only mechanical device on the ground will be a transformer located near the back support area. The transformer would be adjacent to the dumpster, and screening would encompass both of them. The details of the screening are not available yet. Mr. Leier said there would be double doors at the service entrance that would not be serviced by large semitrailers. Mr. Leier answered questions from the board members. He said there is a bathroom for each of the occupied rooms. The ventilation stacks through the roof will probably be combined into common exhaust vents as part of the ventilation system where fresh air is supplied into every room that is heated or cooled. These units will be screened behind the parapet. Mr. Leier said there is a central commercial kitchen and dining room so there will be no food stored in the room and no meal preparation in them. He also described the color of the brick that will be used as somewhere in between that used on the park building and the nursing home. Dick Faricy, principal in charge with the architectural firm SMMA, compared the color of the precast material that is on the parks building, the three types of brick used on the nursing home, the barn and powerhouse brick and the proposed color for this building. He said the brick used on this new building will blend with those used on the nursing home. The building would have a green roof with beige window trim. Traffic would predominantly enter up Ripley Street and come in off VanDyke Street. Mr. Leier said there are still some details in regard to signage, etc. that need to be worked out. Boardmember Robinson asked about the play area. Mr. Leier said this is proposed to have a five-foot-high fence with play equipment. The sleeping area will also have a similar fence. He said there is no television in the individual units. Carol Morphew emphasized that the existing fence by the nursing home will be maintained, but this ornamental fence will be added. Mr. Leier said there will be freestanding, decorative lights around the perimeter of the building and a mounted fixture on the backside. This is a secured building. Chairperson Erickson asked if there was anyone who had questions or comments. No one in the audience responded. He closed the item for comment from the public. Boardmember Robinson moved the Community Design Review Board: Approval of the plans (stamped November 13, 1998) for the proposed Ramsey County Family Service Center, based on the findings required by the code. The property owner, Ramsey County, shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. Community Design Review Board Minutes of 12-22-98 2. Before getting a building permit, the applicant shall provide the following for staff approval: a. A grading, drainage, utility and erosion control plan. b. A sidewalk/trail plan for the extension and connection to the Gateway Trail. c. A revised site plan showing the handicap parking next to the front sidewalk. 3. Complete the following before occupying the building: Construct a trash dumpster enclosure for any outside trash containers. The enclosures must be 100 percent opaque, match the color of the building and have a closeable gate that extends to the ground. If the trash container is not visible to the public it does not have to be screened. b. Install all required landscaping. An in-ground lawn irrigation system is not required since there are county maintenance personnel on site to water landscaped areas. c. Construct the sidewalk/trail extension and connection along White Bear Avenue. Screen any roof-top mechanical equipment that would be visible from the Ramsey Nursing Home. Any other roof-top units that are visible from any other direction must be painted to match the building. e. The screening referenced in 3.a. and d. shall be subject to staff approval. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 200% of the cost of the unfinished work. c. The city receives an agreement that will allow the city to complete any unfinished work. 5. All work shall follow the approved plans. The director of community development may approve minor changes. Boardmember Shankar seconded. Ayes~all The motion passed. A member of the audience asked to comment on the proposal. Chairperson Erickson said that portion of the meeting had been closed. The gentleman in the audience commented that it was deplorable not to give a person the opportunity to comment. Chairperson Erickson again said that he would have been given the opportunity to speak if he was there when the item was being discussed. At this point, the board had concluded their review and made their motion. VII. VISITOR PRESENTATIONS Community Design Review Board Minutes of 12-22-98 -4- VIII. BOARD PRESENTATIONS There were no board presentations. IX. STAFF PRESENTATIONS A. Secretary Tom Ekstrand spoke about the next CDRB meeting scheduled for January 12, 1999. B.December 28 City Council Meeting: Mr. Erickson will attend this meeting. January 11, 1999 City Council Meeting: Mr. Shankar will attend. X. ADJOURNMENT The meeting adjourned at 6:37 p.m. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Thomas Ekstrand, Associate Planner Conditional Use Permit and Design Review - In & Out Market/Maplewood Auto Service 743 North Century Avenue December 29, 1998 INTRODUCTION Project Description Ray Muckala, owner of the In & Out Market and Maplewood Auto Service, is proposing to build two second-story additions on his building. The larger one (on the south side of the building) would measure 46- by 39-feet (1,794 square feet) and would be used for offices and storage. The smaller one (on the northwest corner of the car wash) would measure 27- by 33-feet (891 square feet) and would be for storage only. Refer to the maps on pages 6-8 and Mr. Muckala's letter on page 9. The proposed additions would not affect the site or the footprint of the building. The smaller addition would have a board and batten exterior to match the back of the building. The larger addition in front would have a metal-panel exterior and would also match the building color. Requests The applicant is requesting: A conditional use permit (CUP) to change a nonconforming use. This repair garage and fuel station is a nonconforming use because it is closer than 350 feet to residentially-zoned property. The city code prohibits "major" motor fuel stations ("major" fuel stations are those having more than two fuel dispensers) within 350 feet of a residential zoning district. 2. Approval of the architectural plans. BACKGROUND September 28, 1992: The city council granted a CUP for Mr. Muckala to remodel the building, enlarge the fuel island canopy and add a fuel-pump island when he began selling Holiday fuel. DISCUSSION Conditional Use Permit The city council should approve the CUP revision for these additions. The purpose of the 350-foot setback in the code is to provide a buffer between major motor fuel stations and residential neighborhoods. The proposed construction, however, would not intensify the applicant's business, but would only help the applicant's operation within the building by providing more office and storage space. Staff would have difficulty recommending approval of a building expansion proposal if it involved enlarging the footprint of the building. The two proposed additions would be visible to the neighbors, but staff does not feel they would be obtrusive. Design Considerations This request by the applicant gives the city the opportunity to improve the appearance of the building. Specifically, the color scheme should be updated to a uniform appearance. In the 1980s, Mr. Muckala made building renovations and developed the red and yellow color scheme shown on the south side of the building. In the early 1990s, he added the red, white and blue Holiday Station colors to the red and yellow. The community design review board has mentioned on occasion a desire for a more unified color scheme for this building. Now is an appropriate time since two new elements are proposed to be added to the structure. The applicant should propose a color scheme for the review board's approval for the total building before obtaining a building permit for either addition. Parking Lot/Site Considerations The applicant is not proposing any parking lot changes at this time. The parking stdpes shown on the site plan were not intended to indicate a proposed restriping plan, but instead, to indicate proof-of-parking. Presently, there are enough parking spaces on site to meet the code. Since the number of parking spaces is not an issue with this request, staff is not proposing any changes. Any site work or on-grade building enlargement the applicant may propose in the future, however, would require the submittal of a fully-developed grading, drainage and paving plan for the westerly parking lot. Outside Storage One of Mr. Muckala's neighbors wrote a letter (see pages 10-11) complaining about "junk" kept in the fenced-in westerly parking lot. While inspecting for this proposal, I found that the northeast comer of this area has a storage pile of old tires and miscellaneous materials. This neighbor wished the city to deny the construction request. Staff feels the city should take this opportunity to require the cleanup of any discarded materials. Any useable materials should be kept inside the building or in a proper screening enclosure--not stored outside. RECOMMENDATIONS Adopt the resolution on pages 12-13 approving a conditional use permit to add two second-story additions on the repair garage and fuel station at 743 N. Century Avenue. Approval is based on the findings required by ordinance and subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. o Before getting a building permit, the property owner shall submit a uniform building-color scheme for approval by the community design review board. The property owner shall not pave the graveled westerly parking lot unless first submitting a fully-developed grading, drainage, paving and striping plan for the city's approval. Before getting a building permit, the property owner shall remove all debris, parts and old tires from the site. Bo Approve the plans and building elevations date-stamped November 23, 1998 fo, r two second- story additions on the Maplewood Auto Service building at 743 N. Century Avenue. The property owner shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Before getting a building permit, the property owner shall submit a uniform building-color scheme for approval by the community design review board. 3. The property owner shall not pave the graveled westerly parking lot unless first submitting a fully-developed grading, drainage, paving and stdping plan for the city's approval. 4. Before getting a building permit, the property owner shall remove all debds, parts and old tires from the site. 5. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 200% of the cost of the unfinished work. 6. All work shall follow the approved plans. The director of community development may approve minor changes. 3 REFERENCE INFORMATION SITE DESCRIPTION Site size: 1.27 acres Existing land use: Maplewood Auto Service and the In & Out Market SURROUNDING LAND USES North: A&W Restaurant and single dwellings South: Minnehaha Avenue and McDonald's Restaurant West: One Single dwelling East: Century Avenue and Freedom Station PAST ACTIONS (Other Stations) The city council has approved CUPs to expand these motor fuel stations which are closer than 350 feet to residential property: April 11, 1988: The HCO Fuel Station at 2228 Maplewood Ddve added a fuel-island canopy. July 22, 1991: Joe Fleming, at 2271 White Bear Avenue, removed his old building, fuel-island canopy and pump islands and built a new facility with a convenience store and service garages. September 28, 1992: Ray Muckala, of the Holiday Express Station at 743 N. Century Avenue, added a pump island, enlarged his fuel-island canopy and remodeled his building. February 14, 1994: John Fleming, at 9 N. Century Avenue south of the proposed SA station, added a new fuel-island canopy and pump islands. Mr. Fleming also received a variance to place his new canopy closer than 15 feet to Century Avenue. March 24, 1997: The Super America station at 11 South Century Avenue removed their old building and fuel island and canopy and built a new facility. PLANNING Land Use Plan designation: BC (business commercial) Zoning: BC Code Requirements Section 36-151(b)(9)(c) prohibits major motor fuel stations within 350 feet of a residential lot line. Section 36-17(e) allows the enlargement of a nonconforming use by CUP. Criteria for CUP Approval Section 36-442(a) states that the city council may grant a CUP, subject to the nine standards for approval. Refer to the resolution on pages 12-13. p:sec25~in&out.cup Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Applicant's letter of CUP request dated November 23, 1998 5. Letter from Shanyn M. Charles dated December 12, 1998 6. CUP Resolution 7. Plans date-stamped November 23, 1998 (separate attachments) I 1440N. I ~J TZtI% RZ2W. AV ' C~ 141 I$ (~ (Z) MYNTIE CT MICKEY Attachment ~650 N. 7 M/CNa EL DDRR REBECCA p/HE TREE DR JlkCHFIEW DR 1440N. 8 120ON. 9 960N. I0 I c~sE ST " 120ON. 960N. I0 720N. '11 · v 720N. II :ii! ,, 480N. 480N. , I~ I~ I. Attachment 2 I~I S 2696 Ii o~ 2700 _m I' ,'Y fit '"' 705 '* 2702 ~ ~J ~ [ ' ~)! I' I~', I I ~ ']--. [~ ' IOi.R J . P~OPE~TY LINE / ZONIN~ ~AP J J SITE Attachment 3 '--- PROPOSED 2ND-STORYADDITIONS STORAGE-ROOM ADDITION · ! IN & OUT MARKET I ~^.L~WO~ii 1 STORAGE-ROOM I I I ~ ~ ~ !. ADDITION MINNEHAHA AVENUE SITE PLAN DEC 1 4 1998Attachment 5 lO Attachment 6 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Ray Muckala applied for a conditional use permit to add two second-story additions on his repair garage and convenience-store. WHEREAS, this permit applies to 743 North Century Avenue. The legal description is: LOTS 15, 16 AND 17, BLOCK 1, CAHANES ADDITION. WHEREAS, the history of this conditional use permit is as follows: 1. On January 4, 1999, the planning commission recommended that the city council approve this permit. The city council held a public hearing on City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the headng a chance to speak and present wdtten statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 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. 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. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. Before getting a building permit, the property owner shall submit a uniform building-color scheme for approval by the community design review board. 5. The property owner shall not pave the graveled westerly parking lot unless first submitting a fully-developed grading, drainage, paving and striping plan for the city's approval. 6. Before getting a building permit, the property owner shall remove all debris, parts and old tires from the site. ,1999. The Maplewood City Council approved this resolution on MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Thomas Ekstrand, Associate Planner Conditional Use Permit and Design Review - Acorn Mini Storage Highway 61 (old MapleLeaf Drive-in Theater property) January 5, 1999 INTRODUCTION Project Description Mr. Ellis Gottlieb, of the Nationwide Group, is proposing to build a five-building, mini-storage facility on the old MapleLeaf Drive-in Theater site. Refer to the maps and drawings on pages 8-12. Mr. Gottlieb has submitted a thorough narrative explaining this proposal. Refer to pages 13-22. In summary, this facility would consist of five buildings. Buildings A, B and E would be built in the first phase of construction in the spring of 1999. Buildings C and D would be built as the market demands, perhaps over the next three to five years. Building C would be added onto the north side of Building B. Refer to the site plan (separate attachment). The proposed building sizes would be as follows: Building A -- Building B -- Building C -- Building D -- Building E -- 3,600 square feet, 1-story 34,000 square feet, 2-story 35,000 square feet, 2-story 5,600 square feet, 1-story 4,200 square feet, 1-story The proposed buildings would have exteriors of rock-face concrete block and standing-seam roof-fascia panels. Buildings B and C, the 2-story buildings, would also have windows. The north elevation of Building B would be finished with rock-face block and windows in case the future addition, Building C, is not built. Outd~ Mr. Gottlieb proposes to provide outdoor storage on a temporary basis in the areas denoted for Buildings C and D. He explained that this is at the neighbors' request since some have RVs and boats they may wish to store there. Requests Approval of a conditional use permit (CUP) because the westerly building would be 218 feet from the residential property to the rear. Code requires a CUP for buildings in an M-1 (light manufacturing) district that would be closer than 350 feet to a residential district. 2. Approval of building design, site and landscape plans. BACKGROUND December 23, 1996: The city council granted a CUP for Heartland Industries to operate a shed-sales business from this site. The council also waived the lawn-irrigation requirement and approved the site plan. Refer to the minutes on page 26. Shed-Sales CUP No Longer Valid Section 36-444 of the city code states that "the proposed construction (for a CUP) must be substantially started or the proposed use utilized within one year of council approval or the permit shall become null and void." Heartland Industries did not begin their shed-sales operation within the first year, nor did they request or obtain a one-year time extension. This CUP, therefore, is no longer in effect. DISCUSSION Conditional Use Permit This proposal meets the requirements for a CUP. This project would have little effect on the adjacent single-family homes to the west due to the 218-foot setback to the closest building. This facility would also screen and buffer the houses from the highway which would be an advantage. The adjacent neighbors, furthermore, have shown their support of this project at informational meetings the applicant has hosted. Building Design The proposed buildings would be attractive and the applicant has met with the neighbors several times to assure that they would be satisfied with the view from their homes. Mr. Gottlieb stated that he gave the neighbors the option to select building colors. He said they have not done so yet, but they would like to see beige or brown tones. Staff asked the applicant to have the color selection ready for discussion at the design review board meeting. Landscaping and Screening The site should be sufficiently screened by the proposed trees and shrubs as well as by the back wall of Building E. There are also two clumps of trees on the westerly side of the site that would provide additional screening. One is on the west side of the existing pond; the. other is south of this first stand of trees. It would be advantageous to preserve these trees for screening purposes if the grading limits allow. The city code requires in-ground lawn irrigation. The applicant should provide this in the front and sides of Building A. The city code requires that the applicant replace quality trees that are eight inches or more in caliper. Poor-quality trees like box elders, cottonwoods and poplar are exempt. The code requires that these trees be replaced up to a density of 10 trees per acre. It is not possible to tell what all the tree varieties are at this time and some may be dead. The applicant should provide a tree survey before getting a building permit which evaluates the types and sizes of trees on the site to determine code compliance and to see if additional trees are needed. Parking The city code does not give a parking requirement for mini-storage facilities. Staff agrees with the applicant that the number of spaces they are proposing should adequately serve their needs. In the event a shortage develops, however, the city could require that the applicant add more spaces. Driveway Encroachment There is an existing driveway for Zuercher We~ Drilling that oveHaps the applicant's site. The applicant plans to remove the encroaching portion of this driveway from his site and sod the area. Mr. Gottlieb will, however, allow a slight encroachment of Mr. Zuercher~s driveway next to Mr. Zuercher~s building to allow him access around the building. Staff has no obiection to this as long as the two neighbors agree. Refer to the letter and enlarged site detail on pages 27-28. Wetland Boundary and Drainage Considerations The applicant is proposing to provide a pretreatment pond to hold storm runoff before discharge into the existing pond. The city engineer has reviewed this plan and accepted them on a preliminary basis. The final plans should be reviewed upon building permit submittal. The city's wetland maps designate the wetland on the site as a Class-5 Wetland. The code does not require a wetland buffer easement. The applicant should, however, dedicate a drainage easement over the wetland and pretreatment pond as a condition of this CUP. COMMISSION ACTIONS January 4, 1998: The planning commission recommended approval of the CUP. RECOMMENDATIONS A. Adopt the resolution on pages 29-30 approving a conditional use permit for a mini-storage facility on the west side of Highway 61 on the old MapleLeaf Drive-in Theater site. This permit is needed because one of the buildings would be closer than 350 feet to a residential district. The city bases the approval on the findings required by code and is subject to the following conditions: 1. All construction shall follow the site plan approved by the city date-stamped November 25, 1998. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The city council may require additional parking in the future if the council determines that there is a need for additional parking on the site. Outdoor storage is permitted on the area proposed for Building C, provided it is screened from the west and north by a six-foot-tall decorative screening fence. The outdoor storage in this area shall be reevaluated when Building C is proposed for construction. The applicant shall dedicate a drainage easement over all wetland areas and the proposed pratreatment pond, subject to the city engineers approval. The hours of operation shall be as proposed by the applicant on page 19 of the staff report. The lighting on the north and south sides of the site shall be post-mounted and shine toward the site. Approve the site and landscape plans date-stamped November 25, 1998, the building elevations date-stamped December 2, 1998 and the site lighting and civil drawings date- stamped December 2, 1998 for the Acorn Mini-Storage Facility on the west side of Highway 61 on the old MapleLeaf Ddve-in Theater site, based on the findings required by the code. The property owner shall: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Provide the following for staff approval before the city issues a building permit: A grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall comply with ordinance requirements. The existing cast- iron sanitary sewer pipe, which served the old house on the property, shall be severed and terminated at the street right-of-way. b. A tree survey identifying quality trees on the site that are eight inches or more in caliper. Staff may require additional trees for code compliance. c. A building-color scheme if not yet approved by the community design review board. 3. Complete the following before occupying the building: a. Replace property irons that are removed because of this construction. Restore and sod damaged boulevards. Restore and seed or sod any and all disturbed ground such as the areas of blacktop removal and the future building pads for Buildings C and D. Remove all old ddveway entrances and restore with sod. c. Install a handicap-parking sign for the handicap-parking space. d. Screen all roof-mounted equipment visible from adjacent residential properties. Such equipment visible on non-residential sides must be painted to match the building. e. Construct a trash dumpster enclosure if there will be any outdoor storage of refuse. The enclosures must match the building in color and materials. There must be a closeable gate that is 100% opaque. f. Install an in-ground sprinkler system for all lawn areas on the front and sides of Building A. g. Provide site-security lighting that is directed or shielded so not to cause any lighting nuisance for adjacent property owners or drivers. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives cash escrow for the required work. The amount shall be 200 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. c. The city receives an agreement that will allow the city to complete any unfinished work. 5. Comply with any requirements of MnDot for access to the frontage road. 6. All work shall follow the approved plans. The director of community development may approve minor changes. REFERENCE INFORMATION SITE DESCRIPTION Site size: 4.46 acres Existing land use: undeveloped SURROUNDING LAND USES North: Zuercher Well Drilling South: Northernaire Motel West: Single dwellings East: Highway 61 PLANNING Land Use Plan designation: M-1 (light manufacturing) Zoning: M-1 Ordinance Requirements Section 36-187(b) states that no building or exterior use, except parking, may be erected, altered or constructed within 350 feet of a residential district without a CUP. Section 36-442(a) states that the city council must base approval of a CUP on nine standards for approval. Refer to findings one through nine in the resolution on pages 29-30. Section 25-70 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. p:sec9~acorn.2 Attach ments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Building Elevation Reductions (2 pages) 5. Applicant's Narrative of Project Description (10 pages) 6. Applicant's Conditional Use Permit Jus'dfication (3 pages) 7. December 23, 1996 Council Minutes (Shed Sales CUP) 8. Letter to Al Zuercher dated December 24, 1998 (2 pages) 9. CUP Resolution (2 pages) 10. Site and Landscape Plan date-stamped November 25, 1998 (separate attachment) 11. Building Elevations date-stamped December 2, 1998 (separate attachment) 12. Civil Drawings date-stamped December 2, 1998 (separate attachment) Attabhment 1 E RD.; AVE. ~-' VIKtNG DR BORKE ~.v. JUNCTION co0;~$~. ~, GOLF SK~LL LOCATION 8 MAP Attachment 2 -r.- MAPLEWOOD ~.~ ~ ....... INDUSTRIAL '~.;,~ ''- .- PARK '' ' -- -- . .. -, ..I .- ,._~. ,,' ~. .- 2522 5 *~- ES' '°~ZUERCHER [~1 ~2506 WELL DRILLINGF · = 2490 ,,::~ ~ ,' I __ ..PROPOSED SITE /,' L~ r 2464 .2474 AVE '~. ~:'~' 2444 NORTHER MOTEL SMILEY'S , DO BU~GERS ' - 2416 - ~ SUNSET REALTY (.~ . / WAREHOUSE  m ,~ s, Attachment 3 I I, SITE PLAN 10 Attachment 4 11 Attachment 5 BACKGROUND The purpose of this background paper is to outline our plans for a proposed phased mini storage facility in Maplewood. Nationwide Group, the developer, has secured an option for a property along the west side of Highway 61, north of Highway 36 having a street address of 2457-71 Maplewood Drive. The site is the former Maple Leaf Drive-In Theater site. This 4.46-acre site is currently zoned M1 which allows for the development of a variety of commercial/industrial/warehouse and other uses. Many of these allowed uses could produce substantially higher traffic counts, have longer operating hours and could have a much more dramatic impact on the surrounding area than the proposed mini storage development. Nationwide has been working with the City and the neighborhood to design an attractive, responsible project with minimal impacts. THE DEVELOPER; NATIONWIDE GROUP Nationwide Group is a Minneapolis based real estate development and property management company. Nationwide manages approximately 940-units of residential housing as well as four Acorn Mini Storage facilities which it developed and continues to own. Douglas M. Head founded Nationwide Group in 1972 and has extensive experience in real estate development and property management. Mr. Head was a member of the Minnesota House of Representatives and served as Attorney General for the State of Minnesota. His public sector experience and commitment for excellence were used to help shape the company he founded and still manages. Nationwide operates Acorn Mini Storage facilities at 8625 SW Point Douglas in Cottage Grove, 2547 5th St NE in Minneapolis, 2935 Lexington Ave in Eagan, and 4652 Lyndale Ave. N. in Minneapolis. Nationwide has been developing and managing mini storage facilities for well over a decade. During this time we have learned many things, perhaps the most important being that a successful development must address the needs and concerns of the surrounding neighbors. We have made every effort to involve the adjoining neighbors in the process and look forward to working with them on outstanding issues. 13 MINI STORAGE CONCEPT Mini storage, also known as self storage, refers to facilities which offer individual storage units rented on a month-to-month or short-term basis. Customers bring their own items to the facility and place them into the rented unit which the customer controls through their own lock and key. These units can either be unheated or heated. Heated units are generally referred to as climate controlled. Prior to the storage industry going self service the storage need was partially fulfilled by warehouses operated by moving and storage companies. These warehouses provide protection against pilferage and burglary, however, the customer was charged for inventorying and handling of goods. If the customer desired to access their goods, they were charged an additional fee. In comparison, the self service storage concept offers convenient storage while offering the consumer substantial cost savings for their efforts. Self storage units are very popular with individuals for the storage of furniture and personal belongings. Businesses use the units for storage of inventory, equipment trade fixtures and business records. CLIMATE CONTROLLED SPACE Heated or climate controlled space refers to self storage units which benefit from a controlled environment which eliminates the extremes of very cold, hot or humid weather. They maintain a temperature range of about 50 degrees to 80 degrees, and a humidity range of 30 percent to 60 percent. This type of unit is popular with businesses seeking to store files, companies and individuals storing electronic equipment or computer files and persons who wish to avoid the temperature extremes when visiting their stored goods. A portion of the second floor of Building B will contain climate controlled space. OUTSIDE STORAGE Outside storage is not an essential part of our business. Some neighbors have expressed an interest in outside storage as a place to park their boats and RVs. We do not plan on offering this type of storage unless approved by the city and the ~. If permitted we would ask that outside storage for boats and RVs be allowed on a temporary basis in areas reserved for Buildings C & D. Once these building were built the outside storage would be eliminated. Outside storage could be granted under a Conditional Use Permit which could be revoked at any time if the neighbors were not satisfied with our ability to screen this type of use. 14 PROPOSED IMPROVEMENTS Development plans call for a phased development. At build out we anticipate a total of 500 to 600 units. The project would consist of four buildings, three of which would be one-story. The two-story building would be set-back from the residential homeowners. The side of the building facing the homeowners would be constructed on architectural masonry with no openings. This one-story building would also serve to screen the other buildings in the development. Phase I which could be constructed as early as the spring of 1999 would consist of Buildings A, B and E. All landscaping would be done in conjunction with Phase I. Phase II (Buildings C & D) would be built when demand warrants. Perhaps over the following three to five years. SECURITY The issue of security is as important to us as it is to the neighborhood. It is perhaps the most important aspects of the mini storage business. If customers do not have confidence in the facility they will not rent space from us. Some survey results show consumers place a greater emphasis on security over price. When designed properly mini storage facilities are as safe and secure as other types of developments. Our Cottage Grove facility which has similar demographics to the proposed Maplewood site has never had a break-in in recent memory despite the fact that it does not have a state-of-the-art security system as proposed for this facility. SECURITY POLICIES & MEASURES Our company invests heavily in security equipment which when combined with our security measures produces the highest possible level of security. Having been in the mini storage business for over a decade, we have gained valuable insight into these security methods. A sampling of our security program is summarized below: Every customer is required to show a valid form of photo identification before we will enter into a lease. A copy of the customer's photo ID is kept in our permanent file. This process discourages persons with bad intentions from renting space as they know their photo ID is on record. The facility will have a state-of-the-art video surveillance system with at least eight closed circuit cameras tied into a 170-hour VCR recorder. Cameras are placed to document all activities. A security camera in the office lets customers know we take security seriously. The office will have a security system continuously monitored by Floyd security services. An electronic front gate tied into a computer keeps a permanent record of each tenant's activities showing the time each customer entered and left the facility. The electronic gate prohibits unauthorized persons from gaining access to the grounds. The electronic gate will be programmed to prohibit anyone, even customers, from gaining access to the facility after hours. Vacant units are kept locked. This practice discourages thieves from checking out what they think are units which customers forgot to lock. The perimeter of the facility will be lit after dark. Special sodium lighting is used to prevent any light and glare spilling onto adjacent properties. Perhaps the most effective, and expensive, security measure is individual door alarms. Each unit will have its own alarm which will me monitored 24-hors a day by a professional security system. In the event of a break-in the police will be notified immediately. As a professional company we are constantly implementing the latest security techniques including retrofitting existing facilities. Our managers receive constant training in security measures. They make daily inspections of the property and monitor all activities within the facility. TRAFFIC According to Institute of Traffic Engineers (ITE) literature, mini storage generates significantly less traffic than other uses permitted in the M1 zone. To better address the issue of traffic we researched traffic counts from our mini storage facility in Minneapolis. This facility is located on a Highway 94. During the studied period the site averaged 29.3 cars per day. With 376 storage 16 units the daily traffic number can also be referenced as 7.8 cars per 100 units. The facility averaged only 28 cars per Saturday and 21 cars per Sunday. This average daily number of 7.8 vehicles per 100 units is consistent with traffic counts supplied by the national mini storage association. Equally as important as total traffic generation are peak period trips between the hours of 4:00 PM and 6:00 PM on weekdays. Our peak period traffic at the Minneapolis facility averages just under 5 cars per day. A nominal portion of the total traffic count would come from moving trucks. The number of trucks entering the facility per month is substantially lower than the truck traffic a warehouse of manufacturing use would generate. TRAFFIC COMPARISON The proposed facility will generate far less traffic than other uses allowed in the M1 zone. The following table compares our estimated traffic numbers to those in the ITE book. Peak Trips Proposed Mini Storage 600-Units (Developer Est.) 7 50,000 SF Manufacturing 25 50,000 SF Office Building 130 35,000 SF Sports Club 45+ 25,000 SF Hardware Store 80+ 48 121 5O0+ 400+ 50O+ 25,000 SF Medical/Dental Clinic 100 600+ DESIGN ELEMENTS Architectural design is an important issue for the City, and for us. We believe an attractive building makes good sense. It tells the customers we are committed to our business and it tells the community we are a good neighbor. 17 Access would be from the southeastern property edge. The front setback will have a 30 to 60 foot wide landscaped area. Building A which faces Highway 61 will not have any doors visible from the highway. The wall facing the highway will be of architectural block with design elements including medallions and columns. This building will serve to screen the doors along the east side of Buildings B & C. The two-story building (Buildings B& C) have been set-back 400 feet from the rear property line. The two-story building will be screened by a one- story building (Building E) with a block wall. This building has been designed to look more like an office building and contains many architectural details including columns, glass, medallions and split-block. Customer parking was designed so that all autos are screened from the view of the residents. The notch in building B screens the parking area. Building E will not have any doors facing the residents. This one-story building will also serve to screen the doors on Building B from the view of the residents. Design features for the rear of the building will mirror those of Building A. LANDSCAPING Our proposed Landscaping Plan includes trees every 30 feet along the rear property line. Bushes along the west wall of Building E will serve to compliment the trees and further screen the property. The existing pond will remain in place. The existing bituminous within the rear 218 feet of the property will be removed and replaced with natural ground cover. We believe this investment shows our commitment to the neighborhood as well as our desire to develop a first class facility. All landscaping will be maintained by the project and we are prepared to submit a landscaping bond ensuring these improvements are made. We would like the adjoining neighbors to help in the selection and location of the proposed trees and bushes along the west portion of the property. 18 7 NEIGHBORHOOD INVOLVEMENT Our commitment to the neighborhood includes designing a project which reflects the needs and concerns of the neighborhood. We used these meetings to design a project which is acceptable to the neighbors and compliments the area. Following are some highlights from this meeting which were incorporated into the proposed design. These items being subject to city approval. 1) The adjacent neighbors will be allowed to select the roof color for any roofs visible to any adjacent neighbor. 2) The adjacent neighbors will be allowed to approve all lighting within 250 feet of the rear property line. In no event will any lighting be allowed to spill over to the neighbors. 3) Gate hours will be: Monday-Friday Saturday-Sunday 7:00 AM to 8:00 PM 8:00 AM to 8:00 PM 4) 5) 6) 7) 8) 9) 10) Office hours will be: Monday-Friday Saturday Sunday 9:00 AM to 6:00 PM 9:00 AM to 4:00 PM Closed The adjoining neighbors will be allowed to select building colors for the buildings facing them. The adjoining neighbors will be allowed to select the door colors for all doors facing them. The facility will not have any outside public address system. The facility will not have anyone living on-site. This will prevent late night traffic onto the site. All blacktopping within 215 feet of the rear property line will be removed and seeded with natural ground cover. The adjoining neighbors will be allowed to select the type and location of the trees and shrubs at the rear of the property from the options supplied by Nationwide. 19 10) The facility will have individual silent door alarms monitored by a private security firm. 11) Electronic gates will be used to restrict customer access after hours. 12) The two-story building shall be no less than 400 feet from the rear property line as shared with the neighbors. 14) 1~) 16) 17) 18) 19) 2o) 21) 22) 23) Building D, the building closest to the neighbors, shall be no less than 215 feet from the rear property line. Building D will be constructed as part of Phase I so as to provide screening. The pond and wetland shall remain in place. The existing trees and berm along the rear property line will not be touched. The neighbors may, or may not, allow outside storage depending on our ability to screen the vehicles from the view of the neighbors. Iron ornamental fencing will be used along the front of the property. Vinyl coated fencing will be used along all other areas. The neighbors may select the color of this fencing. A state-of-the-art security will be installed including: * A minimum of eight security cameras; * A 170-hour VCR to record the camera's activities; * An electronic gate programmed to restrict access hours; * A computerized system which can track and record all persons entering and exiting the site; and, * An alarmed office monitored 24-hours per day. Strict security procedures will be observed. Customer parking areas will be screened from the residents. The two-story building will be set back from the adjacent homeowners. 2O REFERENCES During Nationwide's 25-year history we have earned a reputation of developing and managing quality projects. This includes working closely with cities and residents in the design process. We encourage you to contact other city officials to learn more about how we developed responsible mini storage facilities. * Cottage Grove: * Minneapolis: * Eagan: John Burbank, Planner: 458-2825 Van Vorhis, Zoning Inspector: 673-5813 Mike Ridley, Planner: 681-4690 Nationwide would be pleased to arrange for a tour of our facilities so you could see our facilities for yourself. WHERE DO CUSTOMERS COME FROM? A facility as proposed will draw heavily from the immediate area. It is reasonable to forecast that anywhere from 90 to 95%, or more, of all customers will originate from within five-miles of the site. Our business centers around homeowners and local businesses. We do not cater to "transient" business. It is our experience that transients do not have a need, nor can they afford, mini storage. The majority (70%) of our customers are local homeowners that are seeking to store excess furniture, tools or records. They typically rent for nine to twelve months and visit the site every three months. Some of our customers are store their goods while they are moving remodeling their homes or building new homes. About 30% of our business comes from local businesses seeking to store goods, records and merchandise. Many of these merchants are small businesses such as plumbers and electricians. CUSTOMER PARKING Based on our twelve year's of experience in operating mini storage we have a good understanding of parking requirements. A facility of this size and type will require no more than five customer parking stalls. Because the city code requires substantially more parking we will request a variance. SUMMARY Since the site is actively being marketed it is safe to say the site will be developed in the future. Under the M1 zone a variety of uses are allowed which would not require a project to address local concerns. These potential developments could also have extended hours of operations along with traffic counts some four to 18 21 times greater than that of the proposed development. Furthermore, the neighbors may not have the same degree of input as to screening, landscaping or design. Acorn Mini Storage represents a responsible development option which addresses the needs and concerns of the community: Minimal traffic generation; An attractively designed facility with upgraded building materials; Extensively landscaped areas; Screening of buildings and parking areas; A facility designed with safety in mind; A two-story building which has been set-back. A source of real estate taxes; Limited operating hours; and, A developer that is committed to work with the neighborhood. CONTACT PERSON Should you have any comments or questions or should you desire a tour of our existing facilities, please feel to contact: Ellis Gottlieb, Vice President Nationwide Group 512-7720 11 NATIONWIDE GROUP 1724 Douglas Drive North 0 Golden Valley, Minnesota 55422 612.512.7720 0 FAX 612.512.7723 November 24, 1998 Tom Ekstrand, Associate Planner City of Maplewood 1830 East County Road B Maplewood, MN 55109 PROPOSED ACORN MINI STORAGE HIGHWAY 61, MAPLEWOOD MINNESOTA SUBMITTAL Dear Mr. Ekstrand: Nationwide Group is pleased to submit its application for a proposed Acorn Mini Storage facility to be located along the west side of State Trunk Highway number 61 on the 4.46-acre property having an address of 2457/71 Maplewood Drive. The site is presently undeveloped as was formerly a portion of the Maple Leaf Drive-In Theater site. Our application submittal contains the following: Landscaping Plan Site Plan Exterior Elevations Project Description Package City Fees Geotechnical Report Mailing List Boundary & Topo Survey We are requesting city approval to construct the phased mini storage development as shown on the attached plans and as detailed in the attached literature. 1) The property is currently zoned M1 a designation which allows for mini storage. Surrounding uses are consistent with this zoning. The proposed development is consistent with the comprehensive plan, zoning and surrounding uses. In fact, the proposed use has 23 2) 3) 4) 5) 6) significantly less impacts than almost any other use allowed under the M1 designation. Most impacts have been eliminated or mitigated to fullest extend possible. The proposed use would not change the character of the surrounding character of the area. We have hosted several neighborhood meetings to discuss our development plans and to incorporate the neighbors suggestions and requests into our plans. We believe we have strong neighborhood support for the proposed project as a result of our efforts. The use will not depress property values. As a developer of mini storage facilities for the past decade we are not aware of any responsibly designed mini storage facility which has depressed property values. The nearly two-acre undeveloped area bordering the residential area will adequately screen the property from the residential area. Our building materials and design may in fact set a new design standard for the area. Several residents have remarked that the landscaping in conjunction with the set-backs and the blocking of noise from Highway 61 will be an improvement to the area. The use and operation of the facility will not create or involve any activity, process, equipment that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance. Because the proposed use is for storage, and not manufacturing, there will be no smoke, odor, fumes, pollution, vibration, electrical interference or demand on utilities. The on-site pond will be used for water run-off. The building materials and design will ensure an attractive and complimentary facility. By limiting access to the site we can minimize any noise. Placing Iow-output screened lighting fixtures no less than 250 feet from the neighbors will eliminate any light and glare spilling into the neighbors. As an established operator of mini storage facilities we invite to tour any of our properties to see how we operate and maintain our investments. We sincerely believe the building materials, design and techniques will result in the nicest looking project in the area and will set new standards for not only the mini storage industry but for other types of industrial developments. At buildout the use would generate less than vehicle 50 trips per day with less than 10 peak-period trips. This is dramatically less than almost any other type of use. In fact it could be anywhere from 50% to 90% less than most other allowed uses. With no on-site living quarters and limited office hours our gas and water requirements are minimal. During daylight hours our second floor lighting is regulated by timers on switches which are activated by customers. The one-story building have no daytime lighting. Water run-offwill be handled by an on-site pond. 24 2 The nature of the operation coupled with our state-of-the-art security measures is forecast to place no additional burden on the police or fire departments. The facility will not generate any demand on the school or park system. 7. The proposed use will not create a burden on any public facilities or services. The site will have significant set-backs in the front and especially in the rear of the property. The rear of the site has over 86,304 SF (1.98-acres) of undeveloped area. This alone represents 44% of the entire site. The proposed facility has been designed, and will be operated, so as to negate any adverse impacts. We are further requesting the city grant us a parking variance based on the nature of the development. Our experience, and that of the entire mini storage business, suggests that less that six customer parking spaces are required for this size development. By limiting the number of parking spaces we can design a more attractive development with more landscaped areas. Please free to contact me at 612.512.7720 with any comments or questions you may have. Sincerely, ELLIS GOTTLIEB Vice President 3 Attachment 7 1. All construction shall follow the site plan approved by the City. The Director of Community Development may approve minor changes. 2. The proposed construction must be substantially started within one year of Council approval or the permit shall become null and void. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. If there is not enough parking, the operator or property owner shall provide more spaces. The City staff must approve a plan before paving begins. 5. The operator shall keep the lawn mowed on this site. 6. The number of sheds and garages shall not exceed the number shown on the site plan. 7. Provide a portable bathroom on site for customers and sales persons. 8. The conditional use permit granted on December 23, 1996 will expire on December 31, 2001. The Council hereby establishes a 5-year amortization period on this conditional use permit. Seconded by Councilmember Carlson Ayes - all In-Ground Lawn Irrigation Waiver g. Mayor Bastian moved to waive the in-oround lawn irriaation reouirement. since the applicant has the alternative of usina t~e neiohb~r's water from the 16~ north of this site. This waive~ is conditioned upon getting written permission from this neiohbor statinq that they aoree to provide water f6r lawn and plant watering. The aDolicant sh~llVobtain ~his written agreement before any materials or'~heds are placed or constructed on the property. Seconded by Councilmember Carlson Ayes - all Design Approval h. Mayor Bastian moved to approve the site plan date.stamped October 17. 1996 for a backvard shed'~nd garage sale~ business on t'he west side oI Hiohwav 61 on the old MaDleleaf Drive-In Theater property, subject to th~ applicant doing the followingLL 1) C6~plete the following items or provide cash escrow or an irrevocable letter of credit to the City to guarantee the completion of the following things before the first shed is placed or constructed on the site: a) Install a 24.foot-wide bituminous driveway and parking lot for four cars (one must be handicap-accessible as required by the ADA-Americans with Disabilities Act) This driveway shall follow the alignment of thJ southerly part of the existing gravel driveway. b) Provide parking lot striping including cross-hatching an eight-foot-wide handicap-parking access-aisle and installation of a handicap-parking sign. c) Install site security lighting. 26 12-23-96 Attachment 8 £0'd qWiOl 'GROU ' NATIONWIDE 1724 Douglas Dr/ye North 0 Golden Valley, M/nnesota 55'b22 612.512.7720 0 FAX 612.512.7723 D.c.ml,.,. ~4, 1998 Mr. Al Zuercher 2483 N. Highway 61 St Paul, MN 55109 Dear Mr. Zuercher: Nationwide Group is advancing its efforts to acquire and develop the property immediately south of you. I understand that you have an easement over a podion of this property which may be canceled by either party upon 60-days no!ice, in our previous conversations you indicated that the existing easement ma~ be reconfigured. Please find enclosed a site plan which shows the revised easement area highlighted in yellow. The red line indicates the position of the proposed fence. The revised easement area extends approximately 8 feet into the property we arc seeking to acquire. Please call me at 612.512.7720 so that we may discuss further. Sincerely, ELLIS GOTTLIEB Vice President C: Gerry Herfinger 5150 Central Ave NE Mpls MN 55421 27 ,y ~.-',/~NT'L COATED MOVE FENCE[ UP TO C~RI~ AT EXI.~ . GAI~.A~I~ PRO~'Ei~T'Y' LIN=~ ~0 'd :. I 28 ~no~9 BOI~NOI±UN &0:9~ 865;-SE-3BO Attachment 9 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Ellis Gottlieb, of the Nationwide Group, applied for a conditional use permit to build a mini-storage facility in an M-1 (light manufacturing) district closer than 350 feet to a residential district. WHEREAS, this permit applies to the property to the north of 2441 Highway 61. The legal description is: PARCEL 1' LOT 2, W. H. HOWARD'S GARDEN LOTS, EXCEPT THE WESTERLY 221 FEET THEREOF AND EXCEPT THE SOUTHERLY 90 FEET THEREOF LYING EASTERLY OF THE WESTERLY 221 FEET, SUBJECT TO HIGHWAY. PARCEL 2: THE SOUTHERLY 90 FEET LYING EASTERLY OF THE WESTERLY 221 FEET OF LOT 2, W. H. HOWARD'S GARDEN LOTS, SUBJECT TO RIGHTS ACQUIRED BY STATE OF MINNESOTA FOR HIGHWAY PURPOSES; AND THE WESTERLY 221 FEET OF LOT 2, W. H. HOWARD'S GARDEN LOTS. WHEREAS, the history of this conditional use permit is as follows: 1. On January 4, 1999, the planning commission recommended that the city council approve this permit. The city council held a public hearing on City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 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. 29 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 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. All construction shall follow the site plan approved by the city date-stamped November 25, 1998. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The city council may require additional parking in the future if the council determines that there is a need for additional parking on the site. 5. Outdoor storage is permitted on the area proposed for Building C, provided it is screened from the west and north by a six-foot-tall decorative screening fence. The outdoor storage in this area shall be reevaluated when Building C is proposed for construction. 6. The applicant shall dedicate a drainage easement over all wetland areas and the proposed pretreatment pond, subject to the city engineer's approval. 7. The hours of operation shall be as proposed by the applicant on page 19 of the staff report. 8. The lighting on the north and south sides of the site shall be post-mounted and shine toward the site. The Maplewood City Council approved this resolution on 1999. 3O TO: FROM: SUBJECT: LOCATION: DATE: MEMORANDUM City Manager Thomas Ekstrand, Associate Planner Bituminous Curb Variance - Just for Feet 3090 Southlawn Drive January 6, 1999 INTRODUCTION John Johannson, of Welsh Companies, is requesting a variance from the concrete-curbing requirement for a portion of his Just-for-Feet site. Refer to the maps on pages 4-6. Mr. Johannson edged the future-development site north of Just-for-Feet with bituminous curbing to serve as a temporary curb. Refer to his variance justification on page 7. The city code does not allow bituminous curbing--not even temporarily. BACKGROUND J ust-for-Feet October 14, 1997: The community design review board (CDRB) approved the building design, site and landscape plans. November 12, 1997: The staff approved a lot split to create the future building site north of Just-for-Feet. July 28, 1998: The CDRB approved a comprehensive sign plan for Just-for-Feet and the future- development site to the north. First Evangelical Free Church Curbing First Evangelical Free Church, at 2696 Hazelwood Street, installed bituminous curbing along the edge of their parking lot where they anticipated a future expansion. On July 24, 1995, the city council amended the church's conditional use permit to give them three years to expand their parking lot and remove this curbing. The church complete this work by last summer as required. DISCUSSION Concrete vs. Bituminous Curbing The code requires concrete curbs for esthetics, durability and function (drainage control, traffic control and as a landscape edge). Bituminous curbs do not hold up as long and deteriorate quicker in appearance and usefulness. The applicant's temporary asphalt curb is already damaged with a missing portion along its southerly edge and there are several marred areas. In spite of the easily-damaged nature of bituminous curbing, staff does not feel that it is reasonable to require Mr. Johannson to remove it at this time. The city council should amortize this curb for three years as they did for First Evangelical Free Church in 1995. This deadline for replacement would give Mr. Johannson time to develop the future-development site north of Just-for-Feet. Variance vs. Code Amendment There is no basis to approve this request since the need for the variance is not caused by a characteristic of the property. The need for the variance was created by the applicant which does not justify approval based on state statute. Staff suggests, instead, that the council amend the code to permit bituminous curbs on a temporary basis. The code already allows waiving certain requirements, subject to the discretion of the CDRB or city council. For instance, the CDRB may waive the trash enclosure requirement if trash dumpsters would not be seen. The council may also waive the lawn-irrigation requirement if there are other acceptable methods for watering. Staff recommends that bituminous curbs be allowed temporarily and on a case-by-case basis where, as in this case, a future adjacent development would occur. Three years is an adequate amount of time for any future development to occur, or if not, for a developer to replace the bituminous curbing with concrete curbing. In the meantime, Mr. Johannson should repair any damage of his bituminous curbing. RECOMMENDATION Approve the code change on page 8 allowing the temporary use of bituminous curbing. REFERENCE INFORMATION SITE DESCRIPTION Site size: 5.42 acres (includes both Just-for-Feet and the abutting vacant site) Existing land use: Just-for-Feet SURROUNDING LAND USES North: County Road D and Maplewood Town Center Shopping Center South: Maplewood Best Western Motel West: Southlawn Drive and undeveloped property planned BC East: Toys-R-Us PLANNING Land Use Plan designation: BC (business commercial) Zoning: BC Ordinance Requirement Section 36-22(c) states that all parking lots shall have continuous concrete curbing surrounding the exterior perimeter of the lot and drives. Park parking lots, that are not used in the winter, and parking lots having twelve (12) spaces or less are exempt from this requirement, unless required by the city engineer for drainage control. Variance Findings for Approval State law requires that the city council make the following findings to approve a variance: 1. Strict enforcement would cause undue hardship because of circumstances unique to the property under consideration. 2. The variance would be in keeping with the spirit and intent of the ordinance. "Undue hardship", as used in granting of a variance, means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls. The plight of the landowner is due to circumstances unique to his property, not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance. p:sec2n\justfeet.var Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Variance Justification from John Johannson dated-stamped December 30, 1998 5. Code Amendment 3 HEIGHTS Attachment 1 w/-fl I / t. suMurr CT. 2. COUNTRYVIEW CIR. ~. DULU'n-I CT. 4. LYOIA ST. BEAM KOHLMAN R,*~SEY COUNTY COURT KOHt.MAN WOOOLYNN AV AV~:. V~EW / N ND JUNCTION OEMONT BROOKS AVE:. ,, CT. SHERREN AVl. Knu~d Lake Z~I Aw.. ^vt. ~.. ~ U~K RD. LOCATION MAP 4 Attachment 2 VACANT BUILDING~ TRANSMISSION CMAPLEWOOD TOWN CENTERME RCI ~ SHOPPING CENTER . ~.-~.~,~ ~oo ~''' COUNTY ROAD D ~ UNDEVELOPED PROPERTY MAPLEWOOD PLAZA ! _~ ,. I .~.o4.~. JUST FOR FEET ! ~',~'~°' ,a : MAPLEWOOD 4- MALL PROPERTY LINE i ZONING MAP Attachment 3 COUNTY ROAD D FUTURE BLDG. F.F.E.= 927.0 '1 JUST FOR FEET F.F.E.= 927.0 SITE PLAN EX. BLDG. F,F]£.w931.82 k Variance Request City of Maplewood Just For Feet Project Attachment 4 DEC 0 1.,°98 ii: This correspondence serves as the written request regarding the variance for the Just For Feet project in Maplewood, Minnesota. The variance request relates to the temporary condition of the bituminous paving curbs that have been installed around the future development lot adjacent to the Just For Feet building. The site totals approximately 5.85 acres. Approximately 2.4 acres have been developed in their entirety with the Just For'- Feet building and site improvements. The remaining 3.4 acres is being marketed for build-to-suit opportunities for additional retail users. While we are negotiating with a couple of users, we do not yet have a pending or imminent transaction. The parcel is currently platted as one single parcel, though we have an intention to submit a request for a lot split shortly which would separate the Just For Feet project from the future development parcel. As developer, we made a decision to complete all of the sitework for the entire 5.85 acre site, even though we were only utilizing the 2.4 acres for Just For Feet. This includes all the utilities, parking areas, curb and gutter, parking lot lighting, landscaping, etc., around the entire property. The only portion that is not improved is the future building pad and the sidewalks and curbs directly adjacent to the future building pad. To provide some form and outline for the future building pad, as well as to avoid soil erosion, we installed the bituminous paving curb around the future building area as shown on the attached plans. The city has requested that the bituminous paving curbs be removed and replaced with a poured in place concrete curb. We believe this creates an undue hardship, is not a good use of materials, and should prove the basis for a variance for the following reasons: 1. The future building area will be constructed on a build-to-suit basis to accommodate future, unidentified tenants. As such, the site plan cannot yet be determined - thus the exact placement of the future building, curbs, sidewalks, etc., cannot be determined. Therefore, it is most probable that if we were required to install concrete curbs at this time, that they would have to be removed at a later date and then replaced again with more concrete curbs. This is certainly not a good use of time, money, or natural resources. The site drainage systems and access roads function as designed with the existing bituminous paving curbs. There are no wash out or drainage problems. The developer installed all sitework improvements including the main parking area for the future building area that allows for controlled storm drainage. The estimated cost of removing the bituminous paving curb, patching the blacktop, and replacing it with a concrete curb is $10,500.00 ($21.50 per lineal foot). Upon leasing the future building area to a future tenant, this concrete curb would need to be removed and replaced again. We appreciate your consideration of this request. panles Attachment 5 ORDINANCE NO. AN ORDINANCE AMENDING CURBING REQUIREMENTS The Maplewood City Council approves the following changes to the Maplewood Code of Ordinances: Section 1. This section changes Sections 36-22(c) as follows (additions are underlined): All parking lots shall have continuous concrete curbing surrounding the exterior perimeter of the lot and drives. Park parking lots, that are not used in the winter, and parking lots having twelve (12) spaces or less are exempt from this requirement, unless required by the city engineer for drainage control. The community design review board may allow continuous bituminous curbing temporarily on a case-by-case basis, subject to the following conditions: 1/1). Bituminous curbing may be permitted for phased or staged developments where an adjacent future development phase would be built that would result in the removal of the curbing. ~.) Bituminous curbing shall not be allowed for more than three years from the time of installation, at which time it must be removed due to the construction of a future phase of development or simply replaced with permanent continuous concrete curbing. ~). Bituminous curbing shall not be permitted if the city engineer requires concrete curbing for drainage control. ~ Bituminous curbing that becomes damaged shall be repaired immediately or as soon as the weather permits. Section 2. This ordinance shall take effect after the city publishes it in the official newspaper. The Maplewood City Council approved this ordinance on ,1999. Attest: Mayor City Clerk Ayes - Nays -