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Home My WebLink About2022 11-15 Planning Commission PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, November 15, 2022 City Hall, Council Chambers 1830 County Road B East A. CALL TO ORDER B. ROLL CALL C. APPROVAL OF AGENDA D. APPROVAL OF MINUTES 1. October 18, 2022, Planning Commission Meeting Minutes E. PUBLIC HEARING 1. Residential Apartment Project, 3090 Southlawn Drive a. Preliminary Plat b. Wetland Buffer Variance 2. Townhome Development, Vacant Land on 11th Avenue a. Comprehensive Plan Amendment b. Rezoning F. NEW BUSINESS 1. Zoning Code – R3, Multiple Dwelling and Parking Requirements Discussion G. UNFINISHED BUSINESS None H. COMMISSION PRESENTATIONS I. STAFF PRESENTATIONS None J. VISITOR PRESENTATIONS – 3 minute time limit per person K. ADJOURNMENT WELCOME TO THIS MEETING OF THE PLANNING COMMISSION This outline has been prepared to help you understand the public meeting process. The review of an item usually takes the following form: 1. The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. 2. Staff presents their report on the matter. 3. The Commission will then ask City staff questions about the proposal. 4. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. 5. This is the time for the public to make comments or ask questions about the proposal. Please step up to the podium and speak clearly. Give your name and address first and then your comments. 6. After everyone in the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. 7. The Commission will then discuss the proposal. No further public comments are allowed. 8. The Commission will then make its recommendation or decision. 9. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. “Welcome to the meeting of the Maplewood Planning Commission. It is our desire to keep all discussions civil as we work through difficult issues tonight. If you are here for a Public Hearing or to address the Planning Commission, please familiarize yourself with the Policies and Procedures and Rules of Civility, which are located near the entrance. At the podium please state your name and address clearly for the record.” Revised: 02/18 D1 October 18, 2022 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, October 18, 2022 City Hall, Council Chambers 1830 County Road B East A. CALL TO ORDER A meeting of the Commission was held and called to order at 7:00 p.m. by Chairperson Arbuckle B. ROLL CALL Paul Arbuckle, Chairperson Present Frederick Dahm, Commissioner Present Tushar Desai, Vice Chairperson Present John Eads, Commissioner Present Allan Ige, Commissioner Present Sheryl Sukolsky, Commissioner Absent Lue Yang, Commissioner Present Staff Present: Michael Martin, Assistant Community Development Director C. APPROVAL OF AGENDA Commissioner Ige moved to approve the agenda as presented. Seconded by Commissioner Desai Ayes – All The motion passed. D. APPROVAL OF MINUTES 1. September 20, 2022 Planning Commission Meeting Minutes Commissioner Dahm moved to approve the September 20, 2022 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Yang Ayes – Dahm, Yang, Arbuckle, Ige Abstain – Desai, Eads The motion passed. E. PUBLIC HEARING None F. NEW BUSINESS None PC Packet Page Number 1 of 93 D1 October 18, 2022 Planning Commission Meeting Minutes 2 G. UNFINISHED BUSINESS 1. Multifamily Residential Project, 1136/1160 Frost Avenue East a. Comprehensive Plan Amendment Resolution b. Conditional Use Permit Resolution Michael Martin, Assistant Community Development Director, presented the Multifamily Residential Project, 1136/1160 Frost Avenue East, and answered questions from the Commission. Ari Parritz, Reuter Walton, addressed the commission and answered questions. Commissioner Desai moved to recommend the denial of the Comprehensive Plan Amendment Resolution and the Conditional User Permit Resolution. Seconded by Commissioner Ige Ayes – All The motion passed. H. COMMISSION PRESENTATIONS None I. STAFF PRESENTATIONS None J. VISITOR PRESENTATIONS None K. ADJOURNMENT Chairperson Arbuckle moved to adjourn the meeting at 7:53 p.m. Seconded by Commissioner Dahm Ayes – All The motion passed. PC Packet Page Number 2 of 93 PLANNING COMMISSION STAFF REPORT Meeting Date November 15, 2022 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Residential Apartment Project, 3090 Southlawn Drive a. Preliminary Plat b. Wetland Buffer Variance Action Requested:  Motion ☐ Discussion  Public Hearing Form of Action:  Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation Policy Issue: Enclave Development proposes to construct a 241-unit, four-story, market-rate apartment building on the property at 3090 Southlawn Drive. To move forward with this project, the applicant requests city council approval of a preliminary and final plat, wetland buffer variance, and design review. Recommended Action: a. Motion to approve a resolution for a preliminary plat. b. Motion to approve a resolution for a 50-foot wetland buffer variance. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $0 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐ Use of Reserves  Other: N/A Strategic Plan Relevance: ☐ Community Inclusiveness ☐ Financial & Asset Mgmt ☐ Environmental Stewardship ☐ Integrated Communication  Operational Effectiveness  Targeted Redevelopment The city deemed the applicant’s application complete on October 17, 2022. The initial 60-day review deadline for a decision is December 16, 2022. As stated in Minnesota State Statute 15.99, the city is allowed to take an additional 60 days, if necessary, to complete the review. Background: Enclave Development proposes to construct a 241-unit, four-story, market-rate apartment building on the property at 3090 Southlawn Drive. If approved, this would be the first redevelopment project in the city’s recently created North End Zoning District. The proposed building will have onsite professional property management and provide a mix of E1 PC Packet Page Number 3 of 93 housing options, including studio, one-bedroom, two-bedroom, and three-bedroom units, all with private balconies. An underground and partially below-ground floor heated parking garage, surface parking stalls, and electric vehicle charging stations will be provided. Building amenities include two rooftop patios, community rooms, fitness and yoga rooms, a game room, a dog wash station, and an outdoor pool. The proposal also includes rooftop solar panels and a variety of landscaping improvements, including a natural pedestrian corridor for public use and enjoyment south of the proposed building. North End Vision Plan and Zoning District September 9, 2019: The city adopted the North End Vision Plan. • Vision Statement: The North End is a local and regional economic activity center characterized by a diverse mix of sustainable land uses where people of all backgrounds can safely and easily come from near and far to gather for purposes of obtaining goods and services, wellness, work, recreation, socialization, learning, and living. • North End Vision Plan Goals: 1. Promote redevelopment that brings people to the North End 2. Enhance multimodal mobility throughout the North End 3. Better connect the North End to the region 4. Strengthen the North End as a hub for healthcare and wellness 5. Create more unique experiences for visitors 6. Capitalize on an increasingly diverse population 7. Create design guidelines for the North End November 22, 2021: The city adopted the ordinance establishing the North End Zoning District and development standards. Preliminary and Final Plat The subject property is currently comprised of two parcels. As part of this proposal, the site would be re-platted into one single parcel, dedicating 40 feet of Right-of-way on the east side of the plat for a future roadway. Given that the road is not established, it will need to be formally identified on the plat. Staff recommends the name of the street to be Van Dyke Street North, the closest road going north and south that generally lines up with where the future street will be located. Wetland Buffer Variance Review and Recommendation The subject property has a Manage C wetland on the south end of the parcel. The existing retaining wall adjacent to the wetland is structurally unstable and needs to be removed and replaced. The existing building, sidewalk, and surface parking on the property are currently between 3 to 11 feet from the delineated wetland edge at various points. City ordinance requires a 50-foot wetland buffer from the edge of the delineated wetland to a structure and prohibits any activity within the buffer. The applicant proposes to restore the wetland buffer with native vegetation, complying with the Ramsey Washington Metro Watershed District’s 25-foot wetland buffer requirement. The resulting development would increase the wetland buffer from currently an average of 7 feet, to 42.9 feet. The applicant submitted a separate narrative outlining this request and illustrating the existing and proposed conditions (attached). E1 PC Packet Page Number 4 of 93 Required Variance findings: (1) The variance is in harmony with the general purposes and intent of the ordinance. (2) The variance is consistent with the comprehensive plan. (3) The applicant establishes practical difficulties in complying with the ordinance. Practical difficulties mean: (1) the proposed use is reasonable, (2) the need for a variance is caused by circumstances unique to the property, not created by the property owner, (3) the proposal will not alter the essential character of the locality Staff reviewed the applicant’s justification for the wetland variance and finds the request meets the required findings to approve a variance. • The proposed development meets the intent of city ordinance standards in the north-end zoning district and is consistent with the goals of our comprehensive plan. • The request is reasonable. Any future improvement on this site will require work within the wetland buffer, and the proposed development will significantly improve the overall site conditions related to the wetland. • The existing conditions on this property are unique and not caused by the property owner. • Overall, the proposed building would complement the surrounding buildings without altering the essential character of the area. The surrounding area has established a mix of housing options, particularly to the west (Legacy Village). The proposed building would be the first redevelopment in this zoning district, which will be unique to previous development patterns directly surrounding the Maplewood Mall. However, the ordinance established in this district is meant to change the historic development pattern in this area of the city. Early on, development staging is required to realize the community’s vision for this area. Department Comments Engineering – Jon Jarosch, Assistant City Engineer Please see the attached engineering review, dated November 2, 2022. Environmental – Shann Finwall, Environmental Planner Please see the attached environmental review, dated November 3, 2022. Building – Randy Johnson, Building Official A demolition permit will need to be obtained prior to the removal of the existing Myth Nightclub building. The proposed new building is required to meet the minimum requirements of the Minnesota State Building Code. Accessible parking spaces and access aisles shall be provided in accordance with the Minnesota Accessibility Code Section 1106. E1 PC Packet Page Number 5 of 93 Board and Commission Review Community Design Review Board November 15, 2022: The community design review board (CDRB) will review this project. Planning Commission November 15, 2022: The planning commission will hold a public hearing and review this project. Environmental and Natural Resources Commission November 30, 2022: The environmental and natural resources commission will review this project. Citizen Comments Staff sent a neighborhood survey and public hearing notice to the surrounding property owners within 500 feet of the proposed development. Staff did not receive any comments. Reference Information Site Description Existing Land Use: Myth Nightclub Surrounding Land Uses North: Commercial – Retail Strip Center East: Becker Furniture/Maplewood Mall South: Maple Hills Senior Living West: Ashley Furniture Planning Existing Land Use: Mixed-Use, Community Existing Zoning: NE, North End Attachments: 1. Preliminary Plat Resolution 2. Wetland Buffer Variance Resolution 3. Overview Map 4. 2040 Future Land Use Map 5. Zoning Map 6. Applicant’s Narrative 7. Applicant’s Wetland Buffer Variance Narrative 8. Preliminary Plat 9. Site Plan 10. Landscape Plan 11. Building Elevations 12. Engineering Review, dated November 2, 2022 13. Environmental Review, dated November 3, 2022 14. Applicant’s Plans, date stamped October 25, 2022 (separate attachment) E1 PC Packet Page Number 6 of 93 PRELIMINARY PLAT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Patrick Brama, of Enclave Development, has requested preliminary plat approval. 1.02 The property is located at 3090 Southlawn Drive and is legally described as: Parcel A: 022922220016 That part of the Northwest Quarter of Section 2, Township 29, Range 22, Ramsey County, Minnesota, lying West of Lot 3,Block 1, Maplewood Mall Addition, and lying Northerly of the following described line: Commencing at the Northwest corner of Lot 6, said Block 1; thence North 46 degrees 08 minutes 30 seconds East, assumed bearing, along the Northwesterly line of said Lot 6 a distance of 47.32 feet; thence Northeasterly 130.22 feet along said Northwesterly line on a tangential curve concave to the Southeast having a central angle of 5 degrees 10 minutes 06 seconds East and a radius of 1,443.54 feet; thence South 89 degrees 33 minutes 44 seconds West 132.86 feet to the West line of said Northwest Quarter; thence North 0 degrees 26 minutes 16 seconds West along said West line 731.18 feet to the point of beginning of the line to be herein described; thence South 89 degrees 32 minutes 06 seconds East parallel with the North line of said Northwest Quarter 508.59 feet to the West line of said Lot 3 and there terminating. Excepting therefrom the Southerly 190.85 feet of the above described property. Parcel B: 022922220017 The Southerly 190.85 feet of the above described property: That part of the Northwest Quarter of Section 2, Township 29, Range 22, Ramsey County, Minnesota, lying West of Lot 3, Block 1, Maplewood Mall Addition, and lying Northerly of the following described line: Commencing at the Northwest corner of Lot 6, said Block 1; thence North 46 degrees 08 minutes 30 seconds East, assumed bearing, along the Northwesterly line of said Lot 6 a distance of 47.32 feet; thence Northeasterly 130.22 feet along said Northwesterly line on a tangential curve concave to the Southeast having a central angle of 5 degrees 10 minutes 06 seconds East and a radius of 1,443.54 feet; thence South 89 degrees 33 minutes 44 seconds West 132.86 feet to the West line of said Northwest Quarter; thence North 0 degrees 26 minutes 16 seconds West along said West line 731.18 feet to the point of beginning of the line to be herein described; thence South 89 degrees 32 minutes 06 seconds East parallel with the North line of said Northwest Quarter 508.59 feet to the West line of said Lot 3 and there terminating. Ramsey County, Minnesota Abstract Property Section 2. Preliminary Plat Standards. 2.01 City ordinance requires that subdivisions and platting within the NE district are subject to the procedures and application requirements established in ch. 34 Subdivisions of the Maplewood City Code, with the following provisions and exceptions: The block, street, and lot requirements of section 44-705, Subdivision E1, Attachment 1 PC Packet Page Number 7 of 93 standards shall supersede any related standards in section 34-8, Minimum subdivision design standards. Section 3. Findings. 3.01 The proposal meets the specific platting standards. Section 4. City Review Process. 4.01 The City conducted the following review when considering this preliminary plat request. 1.On November 15, 2022, the planning commission held a public hearing. The city staff published a hearing notice in the Pioneer Press and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council _______ this resolution. 2. On December 12, 2022, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council Action. 5.01 The city council hereby _______ the resolution. Approval is based on the findings outlined in section 3 of this resolution. __________ by the City Council of the City of Maplewood, Minnesota, on December 12, 2022. E1, Attachment 1 PC Packet Page Number 8 of 93 WETLAND BUFFER VARIANCE RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Patrick Brama, of Enclave Development, has requested approval for a 50-foot wetland buffer variance. 1.02 The property is located at 3090 Southlawn Drive and is legally described as: Parcel A: 022922220016 That part of the Northwest Quarter of Section 2, Township 29, Range 22, Ramsey County, Minnesota, lying West of Lot 3,Block 1, Maplewood Mall Addition, and lying Northerly of the following described line: Commencing at the Northwest corner of Lot 6, said Block 1; thence North 46 degrees 08 minutes 30 seconds East, assumed bearing, along the Northwesterly line of said Lot 6 a distance of 47.32 feet; thence Northeasterly 130.22 feet along said Northwesterly line on a tangential curve concave to the Southeast having a central angle of 5 degrees 10 minutes 06 seconds East and a radius of 1,443.54 feet; thence South 89 degrees 33 minutes 44 seconds West 132.86 feet to the West line of said Northwest Quarter; thence North 0 degrees 26 minutes 16 seconds West along said West line 731.18 feet to the point of beginning of the line to be herein described; thence South 89 degrees 32 minutes 06 seconds East parallel with the North line of said Northwest Quarter 508.59 feet to the West line of said Lot 3 and there terminating. Excepting therefrom the Southerly 190.85 feet of the above described property. Parcel B: 022922220017 The Southerly 190.85 feet of the above described property: That part of the Northwest Quarter of Section 2, Township 29, Range 22, Ramsey County, Minnesota, lying West of Lot 3, Block 1, Maplewood Mall Addition, and lying Northerly of the following described line: Commencing at the Northwest corner of Lot 6, said Block 1; thence North 46 degrees 08 minutes 30 seconds East, assumed bearing, along the Northwesterly line of said Lot 6 a distance of 47.32 feet; thence Northeasterly 130.22 feet along said Northwesterly line on a tangential curve concave to the Southeast having a central angle of 5 degrees 10 minutes 06 seconds East and a radius of 1,443.54 feet; thence South 89 degrees 33 minutes 44 seconds West 132.86 feet to the West line of said Northwest Quarter; thence North 0 degrees 26 minutes 16 seconds West along said West line 731.18 feet to the point of beginning of the line to be herein described; thence South 89 degrees 32 minutes 06 seconds East parallel with the North line of said Northwest Quarter 508.59 feet to the West line of said Lot 3 and there terminating. Ramsey County, Minnesota Abstract Property Section 2. Standards. 2.01 City Ordinance Section 18-221 (d) (1) requires a minimum buffer width of 50 feet from Manage C Wetlands. E1, Attachment 2 PC Packet Page Number 9 of 93 2.02 City Ordinance Section 18-221 (h) (1) provides procedures for granting a variance to the wetland ordinance requirements and refers to the state statute where a variance may be granted when: (1) the variance is in harmony with the general purposes and intent of this ordinance; (2) when the variance is consistent with the comprehensive plan; and (3) when the applicant establishes that there are practical difficulties in complying with the ordinance. Practical difficulties mean: (1) The proposed use is reasonable; (2) the need for a variance is caused by circumstances unique to the property, not created by the property owner; (3) the proposal will not alter the essential character of the locality. Section 3. Findings. 3.01 The proposal meets the specific variance standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this wetland buffer setback variance request. 1. On November 15, 2022, the planning commission held a public hearing. The city staff published a hearing notice in the Pioneer Press and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council _______ this resolution. 2.On November 30, 2022, the environmental and natural resources commission reviewed the request. The environmental and natural resources commission recommended that the city council ______ this resolution. 3. On December 12, 2022, the city council discussed this resolution. They considered reports and recommendations from the planning commission, environmental and natural resources commission, and city staff. Section 5. City Council Action. 5.01 The city council hereby _______ the resolution. Approval is based on the findings outlined in section 3 of this resolution. Approval is subject to the applicant doing the following: 1.Satisfy the requirements set forth in the engineering review authored by Jon Jarosch, dated November 2, 2022. 2.Satisfy the requirements set forth in the environmental review authored by Shann Finwall, dated November 3, 2022. 3.The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. __________ by the City Council of the City of Maplewood, Minnesota, on December 12, 2022. E1, Attachment 2 PC Packet Page Number 10 of 93 3090 Southlawn Drive North - Overview Map City of Maplewood October 5, 2022 Legend !I 0 475 FeetSource: City of Maplewood, Ramsey County Project Site E1, Attachment 3 PC Packet Page Number 11 of 93 3090 Southlawn Drive North - Future Land Use Map City of Maplewood October 5, 2022 Legend !IFuture Land Use - 2040 High Density Residential Mixed-Use - Community Commercial Public/Institutional Employment Park Project Site 0 475 FeetSource: City of Maplewood, Ramsey County E1, Attachment 4 PC Packet Page Number 12 of 93 3090 Southlawn Drive North - Zoning Map City of Maplewood October 5, 2022 Legend !IZoning Multiple Dwelling (r3) Planned Unit Development (pud) Open Space/Park Business Commercial (bc) North End (ne) Project Site 0 475 FeetSource: City of Maplewood, Ramsey County E1, Attachment 5 PC Packet Page Number 13 of 93 A. 1660 S Hwy 100, Suite 502, St. Louis Park, MN 55416 W. enclavecompanies.com September 21, 2022 City of Maplewood Members of the City Council, Planning Commission, and EDA Attn: Michael Martin & Elizabeth Hammond 1902 County Road B E Maplewood, MN 55109 RE: REDEVELOPMENT OF THE MYTH NIGHT CLUB SITE-- CONSIDER VARIOUS LAND USE APPLICATIONS Members of the City Council, Planning Commission, and EDA: Enclave Development is pleased to present this proposal to redevelop the Myth Night Club into a high-quality market-rate apartment development. Included with this proposal are various applications/ requests: 1. Preliminary Plat Application 2. Final Plat Application 3. Community Design Review Board Application 4. Release of agreement recorded against property title in favor of City of Maplewood Doc number: 3917280. Related to Myth Nightclub prior use of site 5. Permission for Construction Located on City ROW Related to new 40’ ROW developer is dedicating to the City on east side of site In summary, this proposed project includes demolition/ clearing of the existing Myth Night Club and construction of a new 241-unit, 4-story, market-rate apartment building. From a timing perspective, Enclave is forecasting construction commencement in March of 2023 and completion in March of 2025. Enclave is grateful for the opportunity to work the City of Maplewood on this exciting project. Your feedback and consideration are appreciated. Thanks, Patrick Brama Enclave Companies C. 763.412.7609 E. patrick.brama@enclavecompanies.com E1, Attachment 6 PC Packet Page Number 14 of 93 GENERAL DESCRIPTION This proposed project includes demolition/ clearing of the existing Myth Night Club and all existing improvements. Enclave is proposing the construction of a new 241-unit, 4-story, market-rate apartment building. The new apartment building will include an extensive amenity package and will be professionally managed by on-site staff. The building will include a partially below ground floor of heated parking. The grounds will be generously landscaped and will include new pedestrian connections. SUBJECT PROPERTY The Subject Property is located on the southeast corner of County Road D and Southlawn Drive in Maplewood, just south of Interstate 694. The Subject property is currently comprised of two parcels: (1) PID 022922220016, 2.81-acres and (2) 022922220017, 2.08-acres. The total property size is 4.89-acres / 213,008 square feet. The current address is 3090 Southlawn Drive, Maplewood, MN 55109. As part of this project, the Subject Property is being re-platted into a new single parcel. The new plat is called Enclave Addition and the legal description for the new parcel will be Lot 1, Block 1, Enclave Addition. As part of this plat, a 40’ wide dedication of land, located on the east side of the plat, is being made to the City for right-of-way. OWNERSHIP Myth Investors LLC is the current property owner. The new property owner will be Maplewood Enclave LLC, a Minnesota limited liability company. Maplewood Enclave LLC will take ownership of the property prior to recording the new plat and any agreement with the City of Maplewood. DEVELOPER, CONTRACTOR, PROPERTY MANAGEMENT Beyond being an owner of this proposed project, Enclave is also the developer, general contractor, and will be the long- term property manager. ARCHITECTURAL DESIGN The developer is utilizing KWA architects to design, draft, and submit building plans, elevations, and visual renderings. Exterior materials are anticipated to utilize a complimentary blend of cultured stone, brick, lap siding, smooth block, and metal/ composite panels. An emphasis will be placed on the exterior of the building, facing public right-of-way, by introducing additional amount of Class A materials. The architectural design implements a series roof-jogs, together with variation of vertical plane (bump-outs) providing visual interest. A variety of complimentary exterior material colors/ materials are proposed to create visual appeal and soften the mass of the building size. Care was taken by the architect to break the building facades into distinct, but also harmonious, sections. DWELLING UNITS This project will offer a variety of market-rate apartment units. Below are current preliminary unit projections. These specs may be slightly modified prior to building permit submittal. Unit Style Quantity % Gross Square Feet Studios 21 9% 581 1-Beds 121 50% 718-728 2-Beds 88 37% 1,068-1,211 3-Beds 11 5% 1,270-1,339 E1, Attachment 6 PC Packet Page Number 15 of 93 FEATURES & AMENITIES This apartment community is anticipated to include the following amenities and features: • Spacious lobby with seating and attractive design • Two separate rooftop patios with individual community rooms • Fitness room, yoga room, club room, game room, coffee bar, dog wash station • Convenience min-mart (apartment residents only) • Outdoor pool and patio (potentially to be swapped with hot tub) • Centralized mail delivery area, with automated parcel handling system • Security and surveillance camera system; controlled access entry system • Extensive pedestrian connections • Professional on-site management Each apartment unit is currently anticipated to be furnished with: • Luxury vinyl plank flooring in kitchen, baths and laundry rooms • Wall-to-wall carpeting in bedrooms • High quality door hardware, light fixtures and faucets • Full appliance package including: dish washer, refrigerator, range/oven, micro-wave, dryer, washer, heat / air conditioning provided by “magic pack” equipment • Window treatments, generous closet space, and private balconies ZONING The Subject Property is currently zoned New North End (NE). The Subject Property’s designation within the City of Maplewood’s 2040 Comprehensive Plan, Future Land Use Map, is Mixed-Use Community. PROPOSED LAND USE Based on Developer’s review and interpretation of the New North End Zoning District and the City’s Comprehensive Plan, this proposed project generally meets City standards. The Developer understands there are two standards contemplated for this project that are subject to City discretion/ interpretation. (1) Building setback requirement along County Road D • City’s minimum setback requirement is 15’ (maximum is 30’). Developer is proposing a 15’ setback along County Road D. • The Developer is highlighting the fact there is a small abnormal angle on the northwest corner of the property--the Developer is not measuring the 15’ setback, along County Road D, from said angle. (2) Maximum building length • A provision within the New North End Ordinance indicates a maximum building length of 250’. Developer is proposing a building length greater than 250’. • It’s the Developer’s understanding the New North End ordinance includes flexibility on said provision. Developer further understands the intent of this provision is specific to the length of a single unbroken façade. • Developer is proposing physical breaks within the building façade every 40-80’, along with various other techniques which provide architectural relief; which, are further described within the architectural section of this document. • This topic was raised by the Developer during the conceptual review process. Based on unofficial feedback from the City to-date, the Developer continues to maintain this assumption. E1, Attachment 6 PC Packet Page Number 16 of 93 DENSITY Based on Developer’s review and interpretation of City Zoning Code, the maximum density for the Subject Property is 50- units per acre. The Subject Property is 4.89-acres; which equates to 244.5-units. The developer is proposing 241-units. BUILDING HEIGHT Based on Developer’s review and interpretation of City Zoning Code, the maximum building height is 6-stories. The Developer is proposing a 4-story building. NOTE: depending on location, a portion of below ground garage is exposed and could push the gross total to between 4/5 stories. PARKING Based on Developer’s review and interpretation of City Zoning Code, a minimum-maximum range of parking stalls exists: 1 to 2.5 per unit. The developer is proposing an overall parking ratio of 1.46 stalls per unit—of which, at least 1 stall per unit is located within the below ground parking garage. VEHICLE ACCESS Vehicle access will come from Southlawn Drive. Internal to the site, care has been placed in the design of the parking lot to allow for the flow and circulation of both residents’ vehicles and larger vehicles; such as fire apparatus and delivery trucks; which allow delivery trucks to safely and efficiently enter the site. FIRE SAFETY An automatic fire suppression system is provided throughout the building, which will be monitored 24 hours a day. The developer will work with Fire Department and Building Official to properly locate a riser room, mechanical room, fire suppression controls/ systems, and a lock box. Fire hydrants will be included within the future detailed design. TRASH/ RECYCLING Trash collection is expected to occur in designated trash rooms located in the underground parking garage. Trash rooms are anticipated to served by trash chutes accessible to all floors of the building. No trash/refuse area will be proposed outside of the building. PEDESTRIAN CONNECTIONS This project will include benefits from existing sidewalks along the north and west side of the Subject Property. This proposed project includes the following two new pedestrian connections: 1. East-to-West 10’ bituminous trail connection on the south side of the site. 2. North-to-South 8’ bituminous trail connection on east side of site. This is a temporary connection, located within 40’ of ROW dedicated to the City as part of this project. This temporary path will be replaced by the City’s typical 80’ ROW roadway plan, as depicted within the New North Ordinance, in the future (which will include sidewalks on both sides of the new road). WATER & SANITARY SEWER Sanitary sewer services are proposed to be accessed from County Road D, on the north side of the proposed apartment building. City water services are proposed to be accessed from County Road D, on the north side of the proposed apartment building. The developer will be utilizing Westwood Professional Services to provide civil engineering/design services. An existing conditions survey is included within this submittal along with a utilities plan. E1, Attachment 6 PC Packet Page Number 17 of 93 STORM WATER & GRADING The site will generally be graded to flow from the north (County Road D) to the south (existing storm pond). The majority of stormwater treatment/ infiltration will occur within a new underground system—located below the proposed surface parking lot. A portion of stormwater treatment will occur within a new stormwater basin, which will be constructed on the southwest corner of the Subject Property. Generally speaking, this redevelopment project will result in less impervious surface that the previous use. Furthermore, the previous use included no stormwater treatment—therefore, this redevelopment project will have a relatively positive impact on the overall stormwater system. The developer will be utilizing Westwood Professional Services to provide civil engineering/design services. A stormwater plan is included within this submittal and the Developer has applied for permit to the Ramsey-Washington Metro Watershed District. DEVELOPMENT FEES Based on Developer’s review and interpretation of City Zoning Code, the developer anticipates paying the following development fees: • Park Dedication: $427,500 • City Sewer Connection Fee: $31,330 • City Water Connection Fee: $68,685 • Metropolitan Council Sewer Fee: $598,885 E1, Attachment 6 PC Packet Page Number 18 of 93 TBPLS Firm No. 10074302 October 24, 2022 City of Maplewood Members of the City Council, Planning Commission, and ENRC Attn: Elizabeth Hammond & Shann Finwall 1902 County Road B E Maplewood, MN 55109 Re: Redevelopment of the Myth Night Club Site – Variance Application for Wetland Setback File 0037066.00 Dear Members of the City Council, Planning Commission, and ENRC: Please find the enclosed variance application related to the Chapter 18, Article V (Environmental Protection and Critical Area) Section 4(a), Minimum Wetland Buffers. The subject of this application is related to the pond located on the south side of the proposed development. Existing Conditions The existing structure, sidewalk, and surface parking have an approximate setback of 3’ to 11’ from the delineated wetland edge. A retaining wall north of the pond is in poor condition and in need of replacement due to structural instability. Existing vegetation is largely composed of invasive species and debris litters the pond’s edge, as seen in the attached images. Regarding stormwater management, the existing site does not address water quality, rate, and volume of stormwater runoff prior to discharge into the pond. Runoff from the site currently discharges directly into the pond without any treatment. Proposed Improvements The proposed redevelopment project includes demolition of the existing structure and parking lot and construction of a residential apartment building. The proposed redevelopment improvements include a natural pedestrian corridor for public use and enjoyment south of the proposed building. This proposed accessible trail will feature overlook benches sourced from recycled materials, native pollinator plants and shrubs, and a tree canopy native to wetland ecosystems. Although this is on private property, signage will be provided to designate the trail for public use. The proposed building will have an average 42.9’ setback from the delineated wetland edge. The development proposes to remove and replace the existing structurally unstable retaining wall. Restoration of the southerly 25’ within the wetland buffer with native vegetation will comply with the Ramsey-Washington Metro Watershed District requirements. This restoration will require grading activity within 3.3’ of the delineated wetland edge to remove the existing pavement and building and establish the area with native vegetation. E1, Attachment 7 PC Packet Page Number 19 of 93 TBPLS Firm No. 10074302 Additionally, the remaining area between the restored native buffer and the building will be established as the previously mentioned natural pedestrian corridor. The proposed redevelopment will significantly increase the wetland buffer setback width of the pond from existing conditions from an average of 7’ to 42.9’. The proposed redevelopment also improves stormwater management on site with volume, rate, and quality improvements intended to meet watershed requirements prior to discharge into the pond. These improvements significantly improve upon the existing conditions and will work towards improving water quality in the pond and flood management in the area. Sustainability initiatives, guided by the City of Maplewood’s 2040 Comprehensive Plan, will be implemented in the proposed redevelopment. Strategies to help mitigate climate concerns include installation of rooftop solar panels, electric vehicle charging stations, and compliance with the City’s Green Building Code throughout demolition. Additionally, the proposed redevelopment improves the overall site pervious surface coverage from approximately 8% to 39%, which helps mitigate the urban heat island effect. The proposed development intends to meet the requirements of the Ramsey-Washington Metro Watershed District rules including the 25’ wetland buffer setback, and project review is in process with the watershed. Additional Information Regarding Development Process Based on historical imagery and existing piped stormwater discharge into the pond, Westwood (Civil Engineer representing the Developer) interpreted that the pond located on the south side of the subject property is a “Stormwater Pond” as defined by City Code. Westwood understood said City “Stormwater Pond” designation would result in a 10’ wetland buffer setback, which is consistent with existing site conditions. As part of the recent permit application at Ramsey-Washington County Watershed, the Watershed requested a wetland delineation to verify classification of the pond. Westwood was notified the Watershed classifies said pond as a “Manage C” Wetland. Based on City Code, “Manage C” would result in the requirement for a 50’ wetland buffer setback; and results in the current proposed building layout not complying with City Code. Accordingly, enclosed is an application requesting a variance to allow for the building setback approximately 40’ from the wetland edge as shown in the table below. City Code Request Wetland Buffer Setback 50’ 25’ Additional Setback to Building 0’ 15’ Gross Total 50’ 40’ Unique Characteristics of Site Development • Based on the New North End Ordinance passed by the City this year, the new property owner (Developer) is required to dedicate approximately 14.3% of its site for City ROW which decreases the overall site buildable area. Additionally, the developer is proposing to E1, Attachment 7 PC Packet Page Number 20 of 93 TBPLS Firm No. 10074302 provide a gross building setback of over 40’ against said pond which decreases the overall site buildable area. The ability to place a building and include sufficient surface parking and circulation will become impractical if additional buildable space is removed. • Based on the New North End Ordinance passed by the City this year, the Developer understands an emphasis exists for urban style development by placing buildings on the exterior of the site, within build-to zones, and covering as much frontage as possible. The developer interprets said design standards as an important component of the essential character of the locality. The developer has attempted to practically meet said design intent via the current proposal. Complying with the City’s 50’ wetland buffer setback and further pushing the southern building facade back from the pond would reduce building frontage along the west and east sides of the project. Additionally, the building is unable to makeup this potentially reduced side frontage by extending the building north due to safety concerns of the building encroaching into the sight line triangle at the intersection of County Rd D and Southlawn Dr. • Westwood has reviewed historical photos of the pond (area the pond currently sits). A 1940 aerial photo shows no ponding in the current location. Westwood believes this pond may have been initially the result of man-made farming runoff. As Maplewood was further developed, this pond took on water from significant areas of untreated impervious surface added nearby. The proposed redevelopment design includes a wetland buffer setback greater than the City’s “Storm Pond” regulations, significantly greater than existing conditions, and slightly less than the City’s “Manage C” regulations. The design includes native restoration with an accessible pedestrian walkway that will provide additional connectivity through the city’s public pedestrian network. This design is in compliance with Watershed regulations. Westwood considers this approach as practical. Thank you for your consideration. Westwood and the Developer are available to answer questions and provide additional information. Sincerely, WESTWOOD PROFESSIONAL SERVICES Shari Ahrens, PE, LEED AP E1, Attachment 7 PC Packet Page Number 21 of 93 TBPLS Firm No. 10074302 Image 1. Debris and invasive species within the existing buffer adjacent to the parking lot. Image 2. Crumbing infrastructure and erosion along the existing parking lot creating safety hazards. E1, Attachment 7 PC Packet Page Number 22 of 93 TBPLS Firm No. 10074302 Image 3. Existing building and parking lot along pond. Image 4. Existing building and sidewalk abutting pond. E1, Attachment 7 PC Packet Page Number 23 of 93 E1, Attachment 7 PC Packet Page Number 24 of 93 E1, Attachment 7 PC Packet Page Number 25 of 93 E1, Attachment 7 PC Packet Page Number 26 of 93 SSFFE=927.06SSEEEEEESEEPUGFOFOFOFOFOFOFOFOFOFOFOFOFOFO8.32.01.7106.210.61.817.9130.2187.127.87.929.213.537.524.335.418.9925925925925925925926926926 926926926926927927927928928928929929 926925926EXISTINGBUILDINGAREA: 22,297 ± SQ. FT.B.M. TNHELEV.=928.87PONDEDGE OF WATERELEV=917.4405/24/2022PID: 022922220017MYTH INVESTORS LLCPID: 022922220016MYTH INVESTORS LLCPID: 022922220014MAPLEWOOD CROSSINGS LLCWEST LINE LOT 3, BLOCK 1,MAPLEWOOD MALL ADDTIONWEST LINE LOT 3, BLOCK 1,MAPLEWOOD MALL ADDTION925923920921925925919918920924 WING WALL926926923 92633.00PID: 022922220010MAPLEWOOD SENIOR LIVING LLCPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOH1/2 INCH PIPE LS 458161/2 INCH PIPE BROKENOFF AT SURFACEMAG NAIL1/2 INCH PIPEAPPARENT R/W LINE,NO DOCUMENTATION PROVIDED62.856.8259.5CANOPYCANOPYGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASSCALED PER PLANSCALED PER PLANSCALED PER PLANSCALED PER PLANS89°47'08"W 508.55S00°12'53"E 497.22N89°47'08"E 516.36PRIVATE SANITARYSEWER & WATERMAINEASEMENT PER DOC.NO. A04547691 (EX. 12)& DOC. NO. 2562800(EX. 16)3030ROW ACCESS & ROADWAY EASEMENT PERDOC. NO. 2105205 (EX.13)33.0033.00ROADWAY & UTILITY EASEMENT PERDOC. NO. 2547128 (EX.14)50.00PONDING EASEMENTPER DOC. NO. 2558675 (EX.15)10101010PEDESTRIAN &UTILITY EASEMENT PERDOC. NO. 3897785 (EX. 18)PUBLIC ROADWAY & UTILITYEASEMENT PER DOC. NO. 3897786 (EX.19)17.0017.00(508.59)ROADWAY & UTILITY EASEMENT PERDOC. NO. 2547128 (EX.14)33.0010.00B.M. TNHELEV.=928.87WEST LINE LOT 3, BLOCK 1,MAPLEWOOD MALL ADDTIONWEST LINE LOT 3, BLOCK 1,MAPLEWOOD MALL ADDTIONAPPARENT R/W LINE,NO DOCUMENTATION PROVIDEDZONE XZONE AZONE XZONE AZONE XZONE AFFE 935.15LFE 923.840' FUTURE ROADWAY DEDICATION XXXXXXXXXXXXXXXT40PROPOSEDBUILDINGPROPOSEDBUILDINGPROPOSEDBUILDINGLOT 1BLOCK 1N01°06'54"W 497.28FUTURE RIGHT OF WAYCOUNTY ROAD DSOUTHLAWN DRIVE2940743344743426434350504040SHEET NUMBER:DATE:DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTAPREPARED FOR:Phone(952) 937-5150 12701 Whitewater Drive, Suite #300Fax(952) 937-5822 Minnetonka, MN 55343(888) 937-5150VERTICAL SCALE:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:N:\0037066.00\DWG\CIVIL\0037066PP01.DWG10/24/2022MAPLEWOOD ENCLAVEC101MAPLEWOOD, MNMAPLEWOODENCLAVEPRELIMINARYPLAT..10/24/2022300 23RD AVE E, SUITE 300WEST FARGO, ND 58078ENCLAVE DEVELOPMENT...09/23/2022© 2022 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com10/10/202210/24/2022...WATERSHED SUBMITTALCITY AND WATERSHED RESUBMITTAL...40'8' or 4'PROJECT NUMBER: 0037066.00PROPERTY LINEEASEMENT LINESITE LEGENDENGINEER AND SURVEYORWestwood Professional Services, Inc.12701 Whitewater Drive, Suite 300,Minnetonka, Minnesota 55343Phone 952-937-5150LOT AREA(ACRE)LEGALDESCRIPTIONSITE DATA CHARTLOT 1, BLOCK 1TOTAL5.849 AC.(NOT TO SCALE)VICINITY MAPSITEThat part of the Northwest Quarter of Section 2, Township 29, Range 22, Ramsey County, Minnesota, lying West of Lot 3,Block 1, Maplewood MallAddition, and lying Northerly of the following described line:Commencing at the Northwest corner of Lot 6, said Block 1; thence North 46 degrees 08 minutes 30 seconds East, assumed bearing, along theNorthwesterly line of said Lot 6 a distance of 47.32 feet; thence Northeasterly 130.22 feet along said Northwesterly line on a tangential curve concave tothe Southeast having a central angle of 5 degrees 10 minutes 06 seconds East and a radius of 1,443.54 feet; thence South 89 degrees 33 minutes 44seconds West 132.86 feet to the West line of said Northwest Quarter; thence North 0 degrees 26 minutes 16 seconds West along said West line 731.18feet to the point of beginning of the line to be herein described; thence South 89 degrees 32 minutes 06 seconds East parallel with the North line of saidNorthwest Quarter 508.59 feet to the West line of said Lot 3 and there terminating.Ramsey County, MinnesotaAbstract PropertyPROPERTY DESCRIPTION4.401 AC.PROPOSED RIGHT OF WAY LINE1.448 AC.FUTURE R/WE1, Attachment 8 PC Packet Page Number 27 of 93 ZONE XZONE AZONE XZONE AZONE XZONE APONDEDGE OF WATERELEV=917.4405/24/2022COUNTY ROAD DSOUTHLAWN DRIVEWEST LINE LOT 3, BLOCK 1,MAPLEWOOD MALL ADDTIONWEST MAPLN01°06'54"W 497.2833.00POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOH(508.59)APPARENT R/W LINE,NO DOCUMENTATION PROVIDEDFFE 935.15LFE 923.840' FUTURE ROADWAY DEDICATION XXXXXXXXXXXXXXXXXXXXT111111120MATCHEX CURBMATCH EX TRAILMATCH EXTRAILENCLAVE APARTMENT241 UNITS347,314 SFFFE=935.15POOL1310732107149' (TYP)18' (TYP)R5'R5'R10'R32'MATCH EXCURBB1922124'R20'R20'R10'R10'R10'6'R5'R5'R5'R10'7'6'7'5'MATCH EX CURB,SIDEWALK, ANDBOULEVARD22MATCH EX CURB,SIDEWALK, ANDBOULEVARD115S.28'40S.13511.24'18.83'24.59'18.83'24.41'4.51'40.00'40.00'4.72'884040A24'CPROPOSED 100-YR HWL20DDD6'25' WETLAND BUFFER SETBACK (WATERSHED)50' WETLAND BUFFER SETBACK (CITY)SHEET NUMBER:DATE:DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAPREPARED FOR:Phone(952) 937-5150 12701 Whitewater Drive, Suite #300Fax(952) 937-5822 Minnetonka, MN 55343(888) 937-5150VERTICAL SCALE:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:N:\0037066.00\DWG\CIVIL\0037066SP01.DWG10/24/2022MAPLEWOOD ENCLAVEC200MAPLEWOOD, MNMAPLEWOODENCLAVESITE PLAN.10/24/2022SHARI LYNN S. AHRENS300 23RD AVE E, SUITE 300WEST FARGO, ND 58078ENCLAVE DEVELOPMENT...09/23/2022NOT FOR CONSTRUCTION© 2022 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com0'30'60'90'1" = 30'10/10/202210/24/2022...WATERSHED SUBMITTALCITY AND WATERSHED RESUBMITTAL...30'6' or 3'PROJECT NUMBER: 0037066.00S.1S.10S.2REFERENCESTOP SIGN 30" X 30"R1-1SIZEMnDOT DESIGNATIONHANDICAP ACCESSIBLE12" X 18"R7-8M1 B612 CURB AND GUTTER8 PRIVATE CONCRETE SIDEWALK13 TRAFFIC ARROW15 HANDICAP ACCESSIBLE SIGNAGE AND STRIPING18 BOLLARD19 PAVEMENT SECTIONS20 BITUMINOUS TRAIL22 SAW CUT CONTROL JOINT35 ORNAMENTAL FENCE40 MODULAR BLOCK RETAINING WALL1xEXISTING ZONING:BC, BUSINESS COMMERCIALxPROPOSED ZONING:R3-B, RESIDENCE DISTRICTxPARCEL DESCRIPTION:LOT 1, BLOCK 1, ENCLAVE ADDITIONxPROPERTY AREA:254,803 SF (5.85 AC)xBUILDING GROSS SIZE:347,314 SFxBUILDING SETBACK PER CODE:15'-30'=MAJOR COLLECTOR10'-25'=LOCAL CONNECTOR5'-10'=REAR (NEIGHBORHOOD MAIN STREET)xPARKING SETBACK:15'=FRONT AND ROW5'=SIDE AND REARxPARKING SPACE/DRIVE AISLE:9.5' WIDE X 18' LONG, 24' AISLExPARKING REQUIRED (CITY OF MAPLEWOOD): MIN 1 STALL PER UNIT/MAX 2.5 STALL PER UNITxPARKING PROVIDED:260 ENCLOSED93 SURFACE353 TOTALSIGN LEGENDSITE DETAILS (SI-0XX)SITE DEVELOPMENT SUMMARY1. BACKGROUND INFORMATION FOR THIS PROJECT PROVIDED BY WESTWOOD PROFESSIONALSERVICES, MINNETONKA, MN, 05/26/2022.2. LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THISPLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITYLOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANY DISCREPANCIES ARE FOUND, THEENGINEER SHOULD BE NOTIFIED IMMEDIATELY.3. REFER TO BOUNDARY SURVEY FOR LOT BEARINGS, DIMENSIONS AND AREAS.4. ALL DIMENSIONS ARE TO FACE OF CURB OR EXTERIOR FACE OF BUILDING UNLESS OTHERWISENOTED.5. REFER TO ARCHITECTURAL PLANS FOR EXACT BUILDING DIMENSIONS AND LOCATIONS OFEXITS, RAMPS, AND TRUCK DOCKS.6. ALL CURB RADII ARE SHALL BE 3.0 FEET (TO FACE OF CURB) UNLESS OTHERWISE NOTED.7. ALL CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISE NOTED.8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFICCONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGGERSAND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OFTHESE DEVICES SHALL BE APPROVED BY THE CITY AND ENGINEER PRIOR TO PLACEMENT.TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS.9. BITUMINOUS PAVEMENT AND CONCRETE SECTIONS TO BE IN ACCORDANCE WITH THERECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER.10. CONTRACTOR SHALL MAINTAIN FULL ACCESS TO ADJACENT PROPERTIES DURINGCONSTRUCTION AND TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TOADJACENT PROPERTIES.11. SITE LIGHTING SHOWN ON PLAN IS FOR REFERENCE ONLY. REFER TO LIGHTING PLAN PREPAREDBY OTHERS FOR SITE LIGHTING DETAILS AND PHOTOMETRICS.GENERAL SITE NOTESPROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTNORMAL DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKTIP-OUT CURB AND GUTTERSITE LEGEND5T35A TRANSFORMER PADB SIDEWALK RAMP AND STAIRC REPLACEMENT CURB, SIDEWALK, AND BRICK BOULEVARD INSTALLED AS PART OF DRIVEWAY REMOVAL SHALL NOT RESULT IN ANY ADDITIONALJOINTS/SEAMS COMPARED TO EXISTING CONDITIONS.DBENCHSITE KEY NOTES1E1, Attachment 9 PC Packet Page Number 28 of 93 1 :(/(9 6 39&5,0 ,196( ,191 ,( 5,0 =21(;=21($=21(;=21($=21(;=21($&2817<52$''6287+/$:1'5,9(0$*1$,/5,0 ,191( ,196 &21 &21 5,0 ,191 ,196 ,19( &215,0 ,19( ,19: &215,0 ,19: ,19( 5,0 ,1916 &215,0 ,196: ,19( 6&$/('3(53/$16&$/('3(53/$15,0 ,196 ,19: 5,0,191 ,19( 6&$/('3(53/$16&$/('3(53/$1)2)2)2)2(((((((6767676666%071+(/(9 321'('*(2):$7(5(/(9 :(67/,1(/27%/2&.0$3/(:22'0$//$''7,21:(67/,1(/27%/2&.0$3/(:22'0$//$''7,21$33$5(175:/,1(12'2&80(17$7,213529,'('MAPLEWOOD MALL ADDITIONLOT 3BLOCK 1RANGE 221257+:(6748$57(52)6(&7,2172:16+,35$1*(5$06(<&2817<&,0:(67/,1(2)7+(1257+:(6748$57(56(&7,2172:16+,35$1*(3,'0<7+,19(67256//&3,'0$3/(:22'&5266,1*6//&3,'0$3/(:22'6(1,25/,9,1*//&,1&+3,3(/6,1&+3,3(%52.(12))$7685)$&(,1&+3,3($HFF'E/LQH%HWZHHQ3RLQWV/DEHO $ HFF/DQG $HFF'E/LQH%HWZHHQ3RLQWV/DEHO $ HFF/DQG )8785(52$':$<'(',&$7,21 '(',&$7('52:)25)8785(52$'3(51257+(1''(',&$7('52:)25)8785(52$'3(51257+(1''(',&$7('52:)25)8785(52$'3(51257+(1''(',&$7('52:)25)8785(52$'3(51257+(1'25',1$1&(25',1$1&(25',1$1&(25',1$1&($3$50(17%8,/',1*$3$50(17%8,/',1*$3$50(17%8,/',1*$3$50(17%8,/',1*6725,(681,76127($//3$5.,1*67$//6$5('(3,&7('$7 [ 40'-0"40'-0")8785(52:'(',&$7,21%<27+(56)8785(52:'(',&$7,21%<27+(56)8785(52:'(',&$7,21%<27+(56)8785(52:'(',&$7,21%<27+(56%8,/',1*(175$1&(*$5$*((175$1&(&20081,7<3$7,2322/67250:$7(55(7(17,21522)723'(&.6,7(3/$1.(<6,7(3/$1.(<6,7(3/$1.(<6,7(3/$1.(<NDDVZLOVRQDUFKLWHFWV (QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV6LWH3ODQ6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 9 PC Packet Page Number 29 of 93 SSFFE=927.06SEEESESTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSTOSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOCOUNTY ROAD DSOUTHLAWN DRIVEN01°06'54"W 497.28POHPOHPOHPOHPOH(508.59)STOSTO STO GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWAT WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFO927.02926.56927.02924.0940' FUTURE ROADWAY DEDICATION XXXXXXXXXXXXXXXXXXXXTECCCCCCCCCCCCCCCCCCCCAAAAAAAAAAAAAABBBBBBBBBTSCADSKJRACSKJCADMUPRACSKJCADSKJRACNHEBLCWHPNPORGDRGDNPOBLCWHPNHESWORIBMIX OF: PBS,PPH,BFI, BES, WBA, AAA, PUC, PPC,YAR, BRG, NJT,BFW,RSG,PDS, BLBPLANTED IN GROUPINGS OF 15, SPECIES EVENLYDISTRIBUTED THROUGHOUT GROUPINGS.DDDDLIMIT OF MAINTENANCE(ONLY 5' STRIP FROM EDGEOF PATH TO BE MOWED)BHSMJJANHBNSDBHKFGDBHMJJAJNMJJDBHMWGKFGAJSIMHVRATCHAFSBNSAJNBNSIRWDGNBNSAJNBOLTAYRUSTAYRUSRGDTAYBNSDGNMJJANHMJJDGNBNSRGDMWPMWPTAYMWPRIBRSGBFIRSGSSCSSCSSCIMHAJNBOLPDSSMSBNSAJNRGDAJNTAYANHTAYANHANHTAYTAYMJJDBHMWPBLCBNSDBHMWPBLCBNSDGNMWPDBHBNSBLCANHBNSMWGMWGBNSANHBNSMWGKFGVRAIRWNPORGDRIBMWPMWGMJJDBHBNSTAYRGDDGNTAYAFSAJNMJJANHIMHCHBTNCSWOIMHSWOTNCNPOCHBTNCCHBSWORSGPPCBLBWBARGDAJSPDSPUCBESBLBBLBVRAPDSAJSBNSANHMJJDGNBNSAJNMJJMJJMJJMJJMJJMJJMJJBLCTAYDGNTAYAJNTAYRGDAJNDGNBLCDGNRGDAJNDGNTAYTAYTAYTAYTAYTAYTAYTAYBLCBNSSHEET NUMBER:DATE:DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTAPREPARED FOR:Phone(952) 937-5150 12701 Whitewater Drive, Suite #300Fax(952) 937-5822 Minnetonka, MN 55343(888) 937-5150VERTICAL SCALE:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:N:\0037066.00\DWG\CIVIL\0037066PL01.DWG10/24/2022MAPLEWOOD ENCLAVEL100MAPLEWOOD, MNMAPLEWOODENCLAVELANDSCAPEPLAN.10/24/2022SHARI LYNN S. AHRENS..10/24/202210/24/2022300 23RD AVE E, SUITE 300WEST FARGO, ND 58078ENCLAVE DEVELOPMENT...09/23/2022..NOT FOR CONSTRUCTION© 2022 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com0'30'60'90'1" = 30'10/10/202210/24/2022...WATERSHED SUBMITTALCITY AND WATERSHED RESUBMITTAL...30'6' or 3'PROJECT NUMBER: 0037066.00B&B4NHE3.5" CAL.B&B4NPO2.5" CAL.B&B4SWO2.5" CAL.B&B3CHB2.5" CAL.B&B3BOL2.5" CAL.B&B4BBE1.5" CAL.B&B2TCH1.5" CAL.3RIB3.5" CAL.B&B2SSC1.5" CAL.B&B2BHS6' HT.4WHP6' HT.--BLC--MJJ4'-0" O.C.--MUP4'-0" O.C.--TAY4'-0" O.C.--ANH4'-0" O.C.--DBH3'-0" O.C.--SMS3'-0" O.C.--PPH18" O.C.--BFI24" O.C.--BLB18" O.C.--BES16" O.C.--WBA12" O.C.--VRA12" O.C.--RSG24" O.C.--BFW18" O.C.--PUC18" O.C.B&B4'-0" O.C.--PBS18" O.C.B&B4IMH3.5" CAL.B&B3TNC2.5" CAL.B&B--KFG24" O.C.--YAR18" O.C.--PPC18" O.C.--PDS18" O.C.--AFS18" O.C.--AJS18" O.C.--RGD4'-0" O.C.--AJN4'-0" O.C.--AAA12" O.C.--DGN4'-0" O.C.--MWG3'-0" O.C.--SKJ5'-0" O.C.--MWP4'-0" O.C.CONT.--BNS3'-0" O.C.TRUE NORTH KENTUCKY COFFEETREENEW HARMONY ELMRIVER BIRCHIMPERIAL HONEYLOCUSTNORTHERN PIN OAKSWAMP WHITE OAKHACKBERRYBOULEVARD LINDENOVERSTORY TREEABBREVIATIONS: B&B = BALLED AND BURLAPPED CAL. = CALIPER HT. = HEIGHT MIN. =MINIMUM O.C. = ON CENTER SP. = SPREAD QTY .= QUANTITY CONT. = CONTAINERNOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY.ORNAMENTAL TREECONIFEROUS TREECONIFEROUS SHRUBDECIDUOUS SHRUBPERENNIALSTHORNLESS COCKSPUR HAWTHORNBLUE BEECHSPRING SNOW CRABBLACK HILLS SPRUCEWHITE PINEBIRD'S NEST SPRUCEMINUTA WHITE PINESKYROCKET JUNIPERMINT JULEP JUNIPERDWARF MUGO PINETAUNTON YEWDWARF BUSH HONEYSUCKLESNOWMOUND SPIREAMINUET WEIGELAANNABELLE HYDRANGEAAMBER JUBILEE NINEBARKDART'S GOLD NINEBARKRED GNOME DOGWOODBLACK CHOKEBERRYPRIARIE BLAZINGSTARPRAIRIE PHLOXBLUE FALSE INDIGOBLACK EYED SUSANWOODS BLUE ASTERALERT ASTERVISIONS IN RED ASTILBEPURPLE CONEFLOWERPALE PURPLE CONEFLOWERCOMMON YARROWBUTTERFLY WEEDAUTUMN JOY SEDUMAUTUMN FIRE SEDUMBLAZE LITTLE BLUESTEM GRASSKARL FOERSTER FEATHER REED GRASSRED SWITCH GRASSPRAIRIE DROPSEED GRASSROOTSIZEBOTANICAL NAMEGYMNOCLADUS DIOICUS 'UMNSYNERGY'ULMUS AMERICANA 'NEW HARMONY'BETULA NIGRAGLEDITSIA TRIACANTHOS VAR. INERMIS 'IMPCOLE'QUERCUS ELLIPSOIDALISQUERCUS BICOLORCELTIS OCCIDENTALISTILIA AMERICANA 'BOULEVARD'CRATAEGUS CRUSGALLI 'INERMIS'CARPINUS CAROLIANAMALUS 'SPRING SNOW'PICEA GLAUCA DENSATAPINUS STROBUSPICEA ABIES 'NIDIFORMIS'PINUS STROBUS 'MINUTA'JUNIPERUS VIRGINIANA 'SKYROCKET'JUNIPERUS CHINENSIS 'MONLEP'PINUS MUGO PUMILIOTAXUS MEDII 'TAUNTON'DIERVILLA LONICERASPIRAEA NIPPONICA 'SNOWMOUND'WEIGELA FLORIDA 'MINUET'HYDRANGEA ARBORESCENS 'ANNABELLE'PHYSOCARPUS OPULIFOLUS 'JEFAM'PHYSOCARPUS OPULIFOLIUS 'DART'S GOLD'CORNUS ALBA SIBIRICAARONIA MELANOCARPALIATRIS PYCNOSTACHYAPHLOX PILOSABAPTISIA AUSTRALISRUDBECKIA HIRTAASTER 'WOODS BLUE'ASTER NOVI-BELGII 'ALERT'ASTILBE CHINENSIS 'VISIONS'ECHINACEA PURPUREAECHINACEA PALLIDAACHILLEA MILLEFOLIUMASCLEPIAS TUBEROSASEDUM X 'AUTUMN JOY'SEDUM X 'AUTUMN FIRE'SCHIZACHYRIUM SCOPARIUM 'BLAZE'CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'PANICUM VIRGATUM 'SHENANDOAH'SPOROBOLUS HETEROLEPISAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNSPACINGSINGLESINGLESINGLESINGLESINGLECLUMPSINGLESINGLEFULLFULL------SINGLESINGLESINGLE--------------------------------------------------------REMARKSPLANT SCHEDULECOMMONCODE QTY2886231361537LANDSCAPE LEGENDSHRUBS OVERSTORY DECIDUOUS TREEORNAMENTAL TREEPERENNIALSEDGERA SHREDDED HARDWOOD MULCH (TYP.)B EDGER (TYP.)C SOD (TYP.)D POLLINATOR SEED MIX (FORBES & GRASSES)E RAIN GARDEN SEED MIXALANDSCAPE KEYNOTES#1 #5 #5 #5 #5 #5 #5 #5 #5 #5 #5 #5 #5 #5 #5 #1 #1 #1 #1 #1 #1 #1 #1 #1 #1 #1 #1 #1 #1 #1 #1 CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.CONT.--RUS18" O.C.RUSSIAN SAGEPEROVSKIA ATRIPLICFOLIA--#1 CONT.--BRG18" O.C.BERGMONTMONARDA FISTULOSA--#1 CONT.--NJT18" O.C.NEW JERSEY TEACEANTHUS AMERICANUS--#1 CONT.--RAC6'-0" O.C.REDWING AMERICAN CRANBERRYBUSHVIBURNUM TRILOBUM 'J.N. SELECT'--#5 CONT.--CAD6'-0" O.C.CARDINAL DOGWOODCORNUS SERICEA 'CARDINAL'--#5 CONT.--BTS4'-0" O.C.BLUE TEARDROP BLACK SPRUCEPICEA MARIANA 'BLUE TEARDROP'--#5 CONT.E1, Attachment 10 PC Packet Page Number 30 of 93 NDDVZLOVRQDUFKLWHFWV(QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV&RQFHSWXDO5HQGHULQJ 1RUWKZHVW&RUQHU6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 11 PC Packet Page Number 31 of 93 NDDVZLOVRQDUFKLWHFWV(QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV&RQFHSWXDO5HQGHULQJ 1RUWKZHVW&RUQHU6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 11 PC Packet Page Number 32 of 93 NDDVZLOVRQDUFKLWHFWV(QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV&RQFHSWXDO5HQGHULQJ 1RUWK(QWU\6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 11 PC Packet Page Number 33 of 93 NDDVZLOVRQDUFKLWHFWV(QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV&RQFHSWXDO5HQGHULQJ 1RUWKHDVW&RUQHU6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 11 PC Packet Page Number 34 of 93 NDDVZLOVRQDUFKLWHFWV(QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV&RQFHSWXDO5HQGHULQJ 6RXWKHDVW&RUQHU6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 11 PC Packet Page Number 35 of 93 NDDVZLOVRQDUFKLWHFWV(QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV&RQFHSWXDO5HQGHULQJ 6RXWKZHVW&RUQHU6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 11 PC Packet Page Number 36 of 93 NDDVZLOVRQDUFKLWHFWV(QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV&RQFHSWXDO5HQGHULQJ 6RXWKZHVW&RUQHU6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 11 PC Packet Page Number 37 of 93 NDDVZLOVRQDUFKLWHFWV(QFODYH(QFODYH(QFODYH(QFODYH0000DDDDSSSSOOOOHHHHZZZZRRRRRRRRGGGG$$$$SSSSDDDDUUUUWWWWPPPPHHHHQQQQWWWWVVVV&RQFHSWXDO5HQGHULQJ &RXUW\DUG(QWUDQFH6'B&RXQW\5RDG' 6RXWKODZQ'ULYH0DSOHZRRG01E1, Attachment 11 PC Packet Page Number 38 of 93 Engineering Plan Review PROJECT: Enclave Apartments (Myth Site Redevelopment) 3090 Southlawn Drive PROJECT NO: 22-30 COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer DATE: 11-2-2022 PLAN SET: Civil plans dated 9-23-2022 REPORTS: Stormwater Management Plan dated 9-26-2022 Traffic Impact Analysis dated 9-24-2022 Geotechnical Report dated 9-6-2022 The applicant is seeking city approval to demolish the existing Myth Nightclub building and associated site amenities in order to construct a proposed 4-story apartment complex. The applicant is requesting a review of the current design. The amount of disturbance on this site is greater than ½ acre. As such, the applicant is required to meet the City’s stormwater quality, rate control, and other stormwater management requirements. The applicant is proposing to meet these requirements via the use of an underground infiltration system and an infiltration basin. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents and calculations for final review. The following are engineering review comments on the design and act as conditions prior to issuing permits. Drainage and Stormwater Management The proposed site meets and surpasses the City’s stormwater management standards, increasing greenspace (pervious areas) onsite by roughly 1.5 acres and reducing runoff volumes significantly for all storm events, including by 84% for the 2-year design event, 63% for the 10-year event, and 36% in the 100-year event. Likewise, pre-treatment devices have been included in the design to remove sediment upstream of infiltration practices. The proposed development should significantly improve the quality of runoff reaching the adjacent pond. 1) The project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All conditions of RWMWD shall be met. 2) A joint storm water maintenance agreement shall be prepared and signed by the owner for the proposed infiltration basin, pretreatment devices, and underground infiltration E1, Attachment 12 PC Packet Page Number 39 of 93 system. The Owner shall submit a signed copy of the joint storm-water maintenance agreement with the RWMWD to the City. 3) The emergency overflow for the infiltration basin shall be properly stabilized/armored to prevent erosion during an overflow event. 4) Pre-treatment of stormwater before discharge into infiltration basins is required. A minimum 3-foot deep sump or similar pre-treatment shall be installed on CBMH-301 to provide pre-treatment and sediment removal upstream of the proposed filtration basin. Grading and Erosion Control 5) All slopes shall be 3H:1V or flatter. 6) Inlet protection devices shall be installed on all existing and proposed onsite storm sewer until all exposed soils onsite are stabilized. This includes storm sewer on adjacent streets that could potentially receive construction related sediment or debris. 7) A double row of heavy-duty silt fencing or approved equal is required long the southern edge of construction (north of the pond) to prevent sediment from impacting the adjacent pond. 8) Adjacent streets and parking areas shall be swept as needed to keep the pavement clear of sediment and construction debris. 9) All pedestrian facilities shall be ADA compliant. 10) The total grading volume (cut/fill) shall be noted on the plans. 11) A copy of the project SWPPP and approved NDPES Permit shall be submitted prior to the issuance of a grading permit. Sanitary Sewer and Water Service 12) The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this project. A SAC determination is required. 13) All modifications to the water system shall be reviewed by Saint Paul regional Water Services. All requirements of SPRWS shall be met. 14) All new sanitary sewer service piping shall be schedule 40 PVC or SDR35. E1, Attachment 12 PC Packet Page Number 40 of 93 Traffic Analysis The developer supplied a traffic impact analysis as part of the overall submittal. The report analyzed the existing traffic patterns and demands in the area and projected demands post development. From the information submitted it appears that the adjacent roadways and intersections will function acceptably in the post-development conditions. Other 15) The existing retaining wall just north of the pond is failing and requires replacement. It is currently shown being replaced in the proposed plans. 16) All work within the Southlawn Avenue right-of-way (ROW) will require a City ROW permit. All requirements of the City’s ROW ordinance shall be met. 17) The project shall be reviewed by Ramsey County. All requirements of Ramsey County shall be met. A Ramsey County ROW permit is required for work along County Road D. 18) The existing sidewalks adjacent to the site shall be protected throughout construction. Damaged portions of the sidewalk shall be replaced with the same materials and at the same thicknesses as are existing. 19) The applicant shall provide a self-renewing letter of credit or cash escrow in the amount of 125% of the proposed site improvements including earthwork, grading, erosion control, site vegetation establishment (sod, seed, etc.), aggregate base, and paving. Public Works Permits The following permits are required by the Maplewood Public Works Department for this project. The applicant should verify the need for other City permits with the Building Department. 20) Right-of-way permit 21) Grading and erosion control permit 22) Storm Sewer Permit 23) Sanitary Sewer Permit - END COMMENTS - E1, Attachment 12 PC Packet Page Number 41 of 93 Environmental Review Project: Enclave Development Date of Plans: Landscape Plan (October 24, 2022) and Tree Preservation Plan (Submitted September 28, 2022 – no date on plan) Date of Review: November 3, 2022 Location: 3090 Southlawn Drive North Reviewer: Shann Finwall, Environmental Planner 651-249-2304, shann.finwall@maplewoodmn.gov Carole Gernes, Natural Resources Coordinator 651-249-2416, carole.gernes@maplewoodmn.gov Project Background: The applicant proposes to redevelopment the Myth Nightclub site at 3090 Southlawn Drive with a 241-unit, 4-story, market-rate apartment building. The applicants must comply with the City’s tree, wetland, solid waste, and green building ordinances and meet all landscape policies. Trees 1. Tree Preservation Ordinance: a. Significant Trees: Maplewood’s tree preservation ordinance describes a significant tree as a healthy tree of the following size: hardwood tree with a minimum of 6 inches in diameter, an evergreen tree with a minimum of 8 inches in diameter, and a softwood tree with a minimum of 12 inches in diameter. b. Specimen Trees: A specimen tree is defined as a healthy tree of any species that is 28 inches in diameter or greater. c. Tree Replacement: If greater than 20 percent of significant trees are removed, tree replacement is based on a calculation of significant trees located on the site and significant trees removed. Credits are given for all specimen trees that are preserved. If less than 20 percent of significant trees are removed, tree replacement is based on a calculation of one 2-caliper inch replacement tree per significant tree removed. d. Tree Replacement: The tree standards require that as many replacement trees be planted on the site as possible. An applicant can pay into the City’s tree fund at a rate of $60 per caliper inch for trees that cannot be planted on site. The City uses the tree fund to manage trees in parks and within the right-of-way. 2. Tree Impacts: The tree plan identifies 52 trees on the site. Eight of those trees are located on the property to the east within the shared parking lot area. Of the remaining trees, the following do not qualify as significant trees: 7 due to size, 1 invasive Siberian Elm, and 18 dead ash trees. The remaining 18 trees are identified as significant trees totaling 138.5 caliper inches. Development of the site will include the removal of all 18 significant trees (100 percent). E1, Attachment 13 PC Packet Page Number 42 of 93 3. Tree Replacement: The landscape plan shows 42 new trees, totaling 105 caliper inches of replacement trees. This is 61 caliper inches less than City code requires. 4. Tree Recommendations: a. Prior to issuance of a grading permit, the applicant must submit the following: 1) Revised Tree Preservation Plan showing: a) Revised tree preservation/mitigation summary showing the correct number of significant trees on the site (removing trees on the adjacent lot, trees that are not 5 caliper inches or larger, Siberian elm invasive species, and dead ash trees). b) Preservation of the 8.5 caliper inch ash tree located on the eastern property (tree #22); or a statement from the adjacent property owner that they approve of the tree removal and the replacement of one 2-caliper inch tree on their site. 2) Tree Protection Plan: The plan should show how the trees located on the adjacent eastern property (within the shared parking lot area) will be protected per the City’s Tree Standards. 3) Escrow: The applicant must submit a tree escrow in the amount of $60 per caliper inch of trees to be replaced on the site. The escrow will be released once the trees are planted with a one-year warranty. 4) Revised Landscape Plan: The revised plan must identify 105 caliper inches of additional tree replacement. Alternatively, the applicant must pay into the City’s tree fund (see below). 5) Tree fund: The applicants must submit a tree fund payment in the amount of $60 per caliper inch of replacement tree that cannot be planted on site. Since 105 caliper inches of trees are proposed to be planted on the site, the applicants would owe the City’s tree fund $3,660 (166.2 caliper inches of required tree replacement – 105 caliper inches of trees planted on the site = 61 caliper inches of trees not planted on the site x $60 = $3,660). Wetland 1. Wetland Ordinance: The City’s wetland ordinance requires a 50-foot minimum buffer be maintained around a Manage C wetland. No mowing, grading, or building is allowed within the buffer. 2. Wetland Buffer Impacts: There is a Manage C wetland located on the south side of the property (50-foot buffer required). The existing Myth structure, sidewalk, and surface parking have an approximate setback of 3 to 11 feet from the wetland. Additionally, there is a retaining wall along the edge of the wetland. There is no green space between the development and the wetland. In E1, Attachment 13 PC Packet Page Number 43 of 93 order to proceed with the project, the structure, sidewalk, and surface parking lot will be removed and the retaining wall will be reconstructed due to structural instability. The building will be constructed with an average setback of 42.9 feet to the wetland and the sidewalk on the south side of the building will come to within 25 feet of the wetland. The applicants are proposing to plant native trees, shrubs, and seed within the 25 feet of green space between the sidewalk and the wetland. In order to remove the existing building, sidewalk, surface parking lot, and retaining wall the applicants must grade up to the wetland, which will require a 50-foot wetland buffer variance. 3. Wetland Buffer Recommendations: a. Prior to issuance of a grading permit the applicant must: 1) Submit a wetland buffer mitigation plan as follows: a) Native Plugs: Include native plugs to be installed within the 25- foot re-established wetland buffer. Currently the landscape plan identifies a pollinator seed mix. Using plants rather than seeds hastens establishment and provides a better chance of successful establishment. The applicants should plant all plugs, or a mix of plugs and native seed mix in this area. b) Seed Mix: 1. Provide information on the percentages and species of native seed mix. 2. Provide information on the maintenance required for the planting year, and years two and three, addressing what maintenance activities will be required and what entity (developer, owner, etc.) will take on the responsibility. c) Wetland Buffer Signs: Identify on the wetland buffer mitigation plan the location of wetland buffer signs. The City of Maplewood supplies wetland buffer signs identifying that no building, mowing, or grading should take place within the buffer. There is a $35 fee per sign. The applicant must install the signs at the newly established wetland buffer edge (25 feet). The signs should be placed every 100 feet at a minimum. d) Public Trail Sign: Identify on the plan the location of two public trail signs to be installed at the entrances to the trail (along Southlawn Drive and County Road D). The City of Maplewood supplies the public trail sign. There is a $35 fee per sign. e) Bench Overlook: Identify on the plan the location of a bench overlooking the wetland along the south trail. The bench will allow pedestrians on the trail an opportunity to sit and enjoy the newly E1, Attachment 13 PC Packet Page Number 44 of 93 established wetland buffer. In addition to the bench, the overlook could incorporate boulders, rocks, and native plants. 2) Install the wetland buffer signs. 3) Sign a wetland buffer mitigation and maintenance agreement with the City requiring that the applicant establish and maintain the required mitigation within the buffer for a three-year period. The City of Maplewood will draft the maintenance agreement once the wetland buffer mitigation plan is complete. 4) Submit a cash escrow or letter of credit to cover 150 percent of the wetland buffer mitigation. The City will retain the escrow for up to three years as outlined in the maintenance agreement to ensure the wetland buffer mitigation is established and maintained. Infiltration Basins 1. Infiltration Basins Proposed: There is a small infiltration basin proposed in the interior of the lot (Basin A) and a large infiltration basin proposed on the southwest corner of the lot (Basin B). 2. City Infiltration Basin Planting Requirements: Large infiltration basins will ideally be planted with deep-rooted native plants. The City requires a portion of the basin to be planted rather than seeded. Using plants rather than seeds hastens establishment and provides a better chance of successful establishment. Basin bottoms and lower elevations almost never establish successfully from seed since the seed is washed away when stormwater flows into the basin. 3. Infiltration Basin Recommendations: a. Provide a detailed landscape plan for the two infiltration basins, including a list of species, container size, spacing, and quantities to be approved by City staff. b. For any area using a native seed mix provide information on maintenance for planting year and growing years two and three, addressing what maintenance activities will be required and what entity (developer, owner, etc.) will take on this responsibility. c. Sign an infiltration basin maintenance agreement with the City requiring that the applicant establish and maintain the infiltration basin plantings for a three-year period. The City of Maplewood will draft the maintenance agreement once the infiltration basin planting plan is complete. Overall Landscaping Review of the overall landscape plan to ensure nonnative and invasive species are avoided, seed mix is appropriate for use in areas proposed, and plantings are climate resilient. Landscaping Recommendation: The tree and plant species proposed meet the City’s requirements. The applicant must submit a detailed seed mix plan for review. E1, Attachment 13 PC Packet Page Number 45 of 93 Green Building Code The Green Building Code applies to Maplewood owned and financed buildings. The goal of the Green Building Code is to safeguard the environment, public health, safety and general welfare through the establishment of requirements to reduce the negative impacts and increase the positive impacts of the built environment on the natural environment and building occupants. The Enclave apartment building must comply with the Green Building Code and ensure sections in the Code are complete including 1) energy conservation, efficiency, and CO2 emission reductions; and 2) material resource conservation and efficiency standards. Solid Waste Ordinance All multi-family properties are included in the City’s recycling program. The City of Maplewood contracts with Tennis Sanitation for multi-family recycling. Tennis Sanitation supplies 95-gallon recycling carts or recycling dumpsters collected weekly. The City of Maplewood adds the recycling fee onto the water bill. Prior to Certificate of Occupancy, the applicant must ensure recycling service is set up through the City’s recycling program. E1, Attachment 13 PC Packet Page Number 46 of 93 PLANNING COMMISSION STAFF REPORT Meeting Date November 15, 2022 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Townhome Development, Vacant Land on 11th Avenue a. Comprehensive Plan Amendment Resolution b. Zoning Map Amendment Ordinance Action Requested:  Motion ☐ Discussion  Public Hearing Form of Action:  Resolution  Ordinance ☐ Contract/Agreement ☐ Proclamation Policy Issue: Kennedy Property Development proposes to change the land use designation of a vacant parcel on 11th Avenue from commercial to residential The request is made to accommodate a future proposed 16-unit residential townhome development. To move forward with this project, the applicant requests city council approval of a comprehensive plan amendment and a rezoning ordinance. Recommended Action: a. Motion to approve a comprehensive plan amendment resolution changing the future land use designation of the vacant land on 11th Avenue (PID 112922240029) from commercial to residential. b. Motion to approve a zoning map amendment ordinance to rezone vacant land on 11th Avenue (PID 112922240029) from limited business commercial to high-density residential. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $0 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐ Use of Reserves  Other: N/A Strategic Plan Relevance: ☐ Community Inclusiveness ☐ Financial & Asset Mgmt ☐ Environmental Stewardship ☐ Integrated Communication  Operational Effectiveness  Targeted Redevelopment The city deemed the applicant’s application complete on October 13, 2022. The initial 60-day review deadline for a decision is December 12, 2022. As stated in Minnesota State Statute 15.99, the city is allowed to take an additional 60 days, if necessary, to complete the review. E2 PC Packet Page Number 47 of 93 Background: Kennedy Property Development proposes to rezone vacant land on 11th Avenue (address unassigned, see overview map) from limited business commercial to high-density residential and amend the city’s comprehensive plan to change the land use designation from commercial to residential. The request is made to accommodate a future proposed 16-unit residential townhome development. If the land use change from commercial to residential is approved, the city must review and approve the townhomes’ final site layout and design. City staff has received inquiries on the subject parcel over the years. A project has not materialized from a development standpoint, likely due to the limited types of uses permitted in the zoning district and the relatively small size of the parcel. From a land use perspective, city staff is supportive of the proposed change from commercial to residential, as the parcel may be better suited to provide an additional transition from the adjacent commercial uses on the west and south to the residential uses on the east and north. In addition, the proposed townhomes would be similar in density to the townhomes directly to the east. Department Comments Engineering – Jon Jarosch, Assistant City Engineer Please see the attached engineering review, dated November 2, 2022. Building – Randy Johnson, Building Official The proposed buildings are required to meet the minimum requirements of the Minnesota State Building Code. The proposed buildings are required to be provided with the following: An automatic sprinkler system in accordance with IBC Section 903.2.8 and Minnesota Rule 1305.0903 Subpart 1b and Accessible, Type A and/or Type B units in accordance with the Minnesota Accessibility Code Section 1107.6. Board and Commission Review Planning Commission November 15, 2022: The planning commission will hold a public hearing and review this request. Citizen Comments Staff sent a neighborhood survey and public hearing notice to the surrounding property owners within 500 feet of the proposed development. Staff did not receive any comments on the proposed land use change. Reference Information Site Description Existing Land Use: Vacant Land Surrounding Land Uses North: Single Dwellings East: Maplewood Townhomes South: Cub Foods E2 PC Packet Page Number 48 of 93 West: Dentist Office Planning Existing Land Use: Commercial Existing Zoning: Limited Business Commercial Attachments: 1. Comprehensive Plan Amendment Resolution 2. Rezoning Ordinance 3. Overview Map 4. 2040 Future Land Use Map 5. Zoning Map 6. Applicant’s Narrative 7. Concept Site Plans 8. Engineering Review, dated November 2, 2022 E2 PC Packet Page Number 49 of 93 COMPREHENSIVE PLAN AMENDMENT RESOLUTION Resolution approving the comprehensive plan amendment re-guiding the vacant property located on 11th avenue from Commercial to High-Density Residential. Be it resolved by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Kennedy Property Development, has requested approval of a comprehensive plan amendment. 1.02 The property is located on 11th avenue and is legally described as: PID 112922240029 Section 11, Township 29, Range 22 except the North 278.94 feet: except the West 96.50 feet and except the East 403.00 feet of Northeast 1/4 of Southeast 1/4 of Northwest 1 in Section 11, Township 29, Range 22,(subject to road) Ramsey County, Minnesota, according to the recorded plat thereof. Section 2. Criteria. 2.01 The 2040 Comprehensive Plan states the document may require amending due to a property owner’s request to change land use designation to allow a proposed development or redevelopment. 2.02 The 2040 Comprehensive Plan amendment process follows the same City identified public hearing process as the major update process used to develop the 2040 Comprehensive Plan. Amendments are required to submit and gain approval from the Metropolitan Council. Section 3. Findings 1.01 The requested amendment would meet various amendment criteria outlined in the 2040 Comprehensive Guide Plan. 1. Enhance existing neighborhoods by encouraging residential neighborhood development and redevelopment to address gaps in the housing mix, ensuring the efficient use of city services and infrastructure, and strengthen neighborhood vitality. 2. Increase development densities/intensities with quality design at appropriate locations to support an increased mix of housing options, viability of neighborhood commercial nodes, and regional transit investments. 3. Ensure the City has a variety of housing types for ownership and rental for people in all stages of their life cycle. Section 4. City Review Process 4.01 The City conducted the following review when considering this amendment request. E2, Attachment 1 PC Packet Page Number 50 of 93 1. On November 15, 2022, the planning commission held a public hearing. The city staff published a hearing notice in the Pioneer Press and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council _______ the comprehensive plan amendment. 2. On November 28, 2022, the city council discussed the comprehensive plan amendment. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 5.01 The above described comprehensive plan amendment is ________ based on the findings outlined in section 3 of this resolution. Approval is subject to, and only effective upon, the following conditions: 1. Review and approval of the Metropolitan Council as provided by state statute. _________ by the City Council of the City of Maplewood, Minnesota, on November 28, 2022. E2, Attachment 1 PC Packet Page Number 51 of 93 AN ORDINANCE REZONING THE VACANT PROPERTY LOCATED ON 11TH AVENUE FROM LIMITED BUSINESS COMMERCIAL TO R3, MULTIPLE DWELLING DISTRICT The City of Maplewood, Minnesota Ordains: Section 1. 1.01 The property located on 11th avenue is legally described as: PID 112922240029 Section 11, Township 29, Range 22 except the North 278.94 feet: except the West 96.50 feet and except the East 403.00 feet of Northeast 1/4 of Southeast 1/4 of Northwest 1 in Section 11, Township 29, Range 22,(subject to road) Ramsey County, Minnesota, according to the recorded plat thereof. 1.02 The property is hereby rezoned from LB, limited business commercial district, to R3, multiple dwelling district. Section 2. 2.01 This ordinance is based on the following findings: 1. The rezoning to R-3, multiple dwelling district would result in a development compatible with the existing surrounding development type and intensity. 2. The rezoning would be consistent with the intent of the zoning ordinance and the comprehensive guide plan. 3. The rezoning would be consistent with public health, safety, and welfare. 2.02 This ordinance is subject to the following condition: 1. Metropolitan Council approval of Resolution No._______ for a comprehensive plan amendment_______ by the Maplewood City Council on November 28, 2022. Section 3. 3.01 This ordinance is effective upon publication in the city’s official newspaper. _________ by the City Council of the City of Maplewood, Minnesota, on November 28, 2022. E2, Attachment 2 PC Packet Page Number 52 of 93 Subject Parcel Vacant Land - 11th Avenue E2, Attachment 3 PC Packet Page Number 53 of 93 Subject Parcel E2, Attachment 4 PC Packet Page Number 54 of 93 Subject Parcel E2, Attachment 5 PC Packet Page Number 55 of 93 1 A Creative Solution for Maplewood’s Growing Housing Needs: A Proposal for 16 New Construction Townhome Units Rezoning 1.1 Acres from Limited Business Commercial to High Density Residential Use on 11th Avenue Proposed by: Rashad Kennedy | Kennedy Property Development & Paige Severson with the Signature Group | Keller Williams Integrity Lakes E2, Attachment 6 PC Packet Page Number 56 of 93 3 Project Description Kennedy Property Development is proposing the City of Maplewood rezone the land on the vacant lot at 11th Ave in Maplewood, PID #112922240029, from Limited Business Commercial (LBC) Use to High-Density Residential (R 3- H) Use and approve our request to build 4, 4 unit, residential row style townhomes at the vacant lot at 11th Ave in Maplewood, PID #112922240029. (See Survey Attached). There would be 16 total three-bedroom, three-bathroom single family dwellings with attached 2 car garages. (See Attached Project Plans for Submission pages ) Requests 1.A change in the City’s land use plan from LBC (limited Business Commercial) to R 3-H (high-density multiple dwellings) along the 11th Avenue frontage. The City has already approved the land to the east of PID #112922240029 for R -3H use,the Maplewood Townhome Development Project, by the Shelter Corporation in ‘94. The aforementioned townhomes were built after that land was successfully rezoned years ago and have since provided convenient and quality housing opportunities for numerous individuals and families in Maplewood in the past several decades after the decision to rezone. 2.Approval of the proposed plans for the townhome development when the land is successfully rezoned. Kennedy Property Development will simultaneously submit/apply for the site and building design approval, along with the land use/rezoning approval, in the hopes to advance our opportunity to collaborate with the City and begin creating more housing opportunities and begin building by 2023. Background 30 years ago, the Planning Commission held a public hearing on the land use plan and zoning on the land directly east of our proposed building site. The hearing was part of a City-wide zoning and land use study. At that time, the Commission recommended that the City Council change the Limited Business Commercial designation to High Density Multiple Dwellings, and we put forward the same proposal for the 1.1 acres of land at 11th Ave in Maplewood, PID #112922240029 for the following reasons: E2, Attachment 6 PC Packet Page Number 57 of 93 4 1. Multiple dwellings may help the City meet regional housing goals.Over the last decade, the rate of new construction on both the national and local level has far under-paced demand. According to the Census, the number of single-family housing units has fallen below the 50-Year Average for the past 14 years. Low housing inventory has largely contributed to the highly competitive real estate market in the twin cities and surrounding suburbs. The demand for homes grossly out-weighs the supply of homes available. With the high demand for housing and low supply, home values have risen considerably and the rate of home appreciation the past two years has been unprecedented. The supply of modest-cost housing, such as townhomes, is particularly low, while demand is strong and steady. – (See figures from the City of Maplewood’s Comprehensive Plan 2040 on the following page, page 4) 2. Multiple dwellings are a practical use of the land.One of the specific goals outlined in the Goals and Policies of the City of Maplewood’s Comprehensive plan (page 57) is to, “Increase development densities/intensities with quality design at appropriate locations to support an increased mix of housing options.” Our proposal includes complete quality design and comprehensive site plan by Todd Ofsthun, Owner & Chief Architect at TCO Design with practical transitions between the land-use on each side of the lot. 3. The change in land use of PID #112922240029 and approval for Kennedy Property Development to move forward with the construction of 16 total residential housing units (4 Buildings, 4 side-by-side 3 bed / 3 bath / 2 car garage units) proposed here provides a solution to a key challenge for the City of Maplewood. From page 31 of the Comprehensive Plan, “Challenges to achieving the values of resilience, equity, health, and age friendliness in Maplewood occur at the individual, neighborhood, and community scale. The following have been identified as challenges that are addressed in the goals, policies, and actions of the Comprehensive Plan: » Institutional biases created through history, systematic racism » Educational attainment rates within the community » Income disparities » Affordable housing and a lack of housing variety” E2, Attachment 6 PC Packet Page Number 58 of 93 5 Discussion A land use plan change should be consistent with the goals and policies in the Comprehensive Plan. Our proposed development is consistent with the goals and policies outlined in the City of Maplewood Comprehensive Plan (2040) Comprehensive Plan and Rezoning Rezoning the land on 11th Ave and building high quality townhomes will help the City meet regional housing goals.“Between 2000 and 2015 the City also saw a drop in the percentage of population that was between 35 and 44, though there was an increase in the percentage between 25 and 34. This is likely due, in part, to the availability of housing options that meet the needs of those starting families versus those just starting in their careers. The City needs to continue to focus on diversifying its housing stock to meet the needs of residents throughout their lives.“ (page 19 of the Comprehensive Plan). Our proposal to rezone the vacant Limited Business Commercial land on 11th Avenue to High Density Residential use addresses this concern directly. By building 16 quality 3 bedroom / 3 bathroom / 2 car garage townhome units, we increase the available housing options in Maplewood that meet the needs of residents in a variety of life stages. By creating available housing that meet the needs of multiple demographics, we hope to draw people back to the city, or into the city for the first time. Multiple dwellings are a practical use of the vacant land on 11th Ave.“While there was an increase in the percentage of attached single family units like row houses and townhomes from 8.7% in 2000 to 13.5% in 2015, single-family detached homes remain the predominant housing type at 58%...The City also saw the number of people per housing units remain steady between 2000 and 2015 at 2.5.” (page 20 of the Comprehensive Plan). Our proposal to rezone the land and build 16 units would help contribute to 9% of the overall unit goal for the city’s Comprehensive Plan for increasing high density residential land use. (16/184=.086) The style of home and our proposed building plans accommodate the city’s people per housing units noted in the plan. Below is a graph of the city’s development goals from the Comprehensive Plan for reference: E2, Attachment 6 PC Packet Page Number 59 of 93 6 Density Back in 1994, the land directly east to our proposed site that was successfully rezoned for High Density Residential Use faced initial concerns from neighbors that thought that the density of housing units would be too high for the area. In this scenario, the developer was proposing townhomes rather than apartment units, which helped build neighborhood confidence in the proposal. Whilte that land was larger, and the developer ultimately built many more townhome units than our proposal, it is important to note that our proposal is in alignment with the density requirements for a 1.1 acre site, where the city allows densities ranging from 10.1 to 25 units per net acre. Similarly, we are proposing townhomes, where there would be fewer units per acre than if we proposed apartments. Apartment units generally produce fewer people per unit than townhome units, so the City allows more apartment units per acre than townhome units per acre. As an example, a developer could build 25 apartment units on the 1.1 acres, however we are proposing 4 buildings, 4 units per building, for a total of 16. Because there are fewer townhome units per acre, townhomes create less building mass and density than apartments. E2, Attachment 6 PC Packet Page Number 60 of 93 7 As cited on page 48 of the City of Maplewood’s Comprehensive Plan 2040: “Maplewood intends the High Density Residential land use for higher housing densities ranging from 10.1 to 25 units per net acre. Housing types in this category would include higher density townhome, condominium and apartment developments in stacked or attached configuration. These housing areas are often located along the freeway and major road corridors and near major shopping and employment areas. Also of importance to the location of High Density Residential is proximity to the parks and open space system, employment, goods and services, and transit.” The land on 11th Ave that this proposal seeks to rezone is an ideal location for High Density Residential land use for all the reasons the city’s comprehensive plan has deemed important. The 16 units in the 1.1 acre lot are also in alignment with city guidelines. (See Appendix C). As noted in previous rezoning proposals, transitions between distinctly different types of land uses should not create a negative economic, social or physical impact on adjoining developments. The land we are proposing to rezone and develop would differ on one side, and match the other (which is the same scenario that took place in ‘94 when the Maplewood Townhomes project was approved and built, where one neighboring side was zoned for residential use, the other limited business commercial.) It’s also said that a change in land use should be in alignment with the city’s goals to include a variety of housing types for all types of residents, regardless of age, ethnic, racial, cultural or socioeconomic background, while protecting the neighborhoods from encroachment or intrusion of land uses by incorporating buffering and separation. Our proposal will match the land use to the east, but still include an appropriate landscape buffering along the lot lines between the High Density Residential land use & limited business commercial use. (See Appendix C). E2, Attachment 6 PC Packet Page Number 61 of 93 8 Traffic/Proximity Below is a breakdown of the proximity of the above mentioned important spaces for considering High Density Residential Land Use to the land this proposal seeks to rezone on 11th Ave: Amenity Location/Destination Distance (Miles) Walk Time (Minutes) Drive Time (Minutes) By Bus (Minutes) Parks & Natural Space Casey Lake Park 1.0 Mile 15 Min.3 Min.16 Min. Parks & Natural Space Tower Park 1.1 Mile 20 Min.5 Min.13 Min. Parks & Natural Space McKnight Field 0.9 Mile 18 Min.5 Min.9 Min. Goods & Services The Home Depot 0.3 Mile 6 Min.3 Min.6 Min. Goods & Services Maplewood Retail Center 0.3 Mile 5 Min.2 Min.5 Min. Grocery Cub - Maplewood East 0.3 Mile 3 Min.2 Min.N/A Hospital Fairview - St. John's Hospital 2.2 Mile 40 Min.6 Min.24 Min. Library Ramsey County Library - Maplewood 1.9 Mile 34 Min.6 Min.15 Min. School Harmony Learning Center 0.5 Mile 10 Min.2 Min.6 Min. Church North Haven Church 0.9 17 Min.4 Min.12 Min. Post Office United States Postal Service - Carrier Annex 0.7 13 Min.3 Min.N/A One of the main goals outlined in the city’s Comprehensive Plan is to “Increase development densities/intensities with quality design at appropriate locations to support an increased mix of housing options, viability of neighborhood commercial nodes, and regional transit investments” (page 57). As the proximity table above reveals, the land we wish to rezone for High Density Residential Use and develop 16 townhome units falls within a favorable/ideal location. Not only does the land offer proximity to the elements important for High Density Residential land use, it’s in alignment with the city’s investment in regional transit – as the bus line is not far from the site, along with shopping centers, natural spaces, and a neighboring community of townhomes. The land directly east to our proposed site for the 16 E2, Attachment 6 PC Packet Page Number 62 of 93 9 townhome units on 11th Ave offers precedent for successfully rezoned land to High Density Residential use that improved housing availability and increased options for Maplewood residents. Opportunity vs. Opposition Before the land to the east of our proposed site on 11th Ave was successfully rezoned for High Density Residential use in 1994, the city and residents questioned how the impact of the new land use would impact traffic, noise, crime, and the neighboring residents in single family homes concerned with their homes being within a close proximity to rental dwellings. The area has since seen robust development in both Goods & Services and High Density Residential use since the rezoning approval and building of townhome dwellings. We do not anticipate experiencing the same opposition, and offer the findings from the previous proposal that was successful in accomplishing our same goal of rezoning the land on 11th and creating housing opportunities in alignment with the city’s Comprehensive Plan. The various studies put forward by the Shelter Corporation that ultimately lead to the city’s decision to approve rezoning and construction of townhomes that lend themselves to our same effort are included in this proposal as precedent and can be found on (See Appendix A). As cited on page 52 of the City of Maplewood’s Comprehensive Plan 2040: “While much of the future development in Maplewood will come from redevelopment there is a small amount of infill and new growth identified as well. Figure 4-3 shows all of land area that is available or likely for redevelopment, infill development, or new development in Maplewood. In planning for future growth, an estimate for when development or redevelopment might occur was made in one of three 10-year increments, through 2020, 2021 to 2030, and 2030 to 2040. This staging plan was used in the development of the Local Sewer Plan. Analysis conducted determined that the City will be capable of serving this new growth when it occurs.” Given the data revealed in the Comprehensive Plan along with the proposal’s site location, the vacant land on 11th Ave has ample capacity for all utilities and SAC/WAC that will be needed for the proposed development. (See Map below from the Comprehensive Plan). E2, Attachment 6 PC Packet Page Number 63 of 93 10 *Above highlighted parcel is the proposed land for rezoning, as a High-Density residential parcel, this use of the land would be in alignment with the Urban Design Principles noted in the Comprehensive plan on page 57. E2, Attachment 6 PC Packet Page Number 64 of 93 11 Housing Demand Dynamics in Maplewood According to the Multiple Listing Service (data pulled September 2022 from market behavior in August 2022 back through 2019), we see a strong level of buyer interest and demand for townhome properties in Maplewood. In August 2022 alone, we see roughly 7 interested buyer individuals/ groups touring every 1 available townhome listing in Maplewood. (Graph below) While the buyer demand for affordable housing that accommodates the 2.5 people per housing units highlighted in the findings within the City of Maplewood’s Comprehensive Plan, the supply of inventory has remained low (See graphs Homes for Sale & Months Supply of Inventory) . Our proposal seeks to create 16 opportunities for quality, affordable housing that accommodates 2.5 people per housing units. E2, Attachment 6 PC Packet Page Number 65 of 93 12 *5-6 Months Supply of Homes for Sale/Inventory indicates a balanced market, where the supply of homes available is aligned with the buyer demand looking to purchase. As you can see, the supply of 1501-2000 sq ft townhomes in the City of Maplewood has remained under 3 months supply of inventory for over 3 years. Our proposal seeks to increase the amount of inventory of this style of home available to purchase to align with buyer demand. E2, Attachment 6 PC Packet Page Number 66 of 93 E2, Attachment 7 PC Packet Page Number 67 of 93 E2, Attachment 7PC Packet Page Number 68 of 93 E2, Attachment 7PC Packet Page Number 69 of 93 E2, Attachment 7PC Packet Page Number 70 of 93 E2, Attachment 7PC Packet Page Number 71 of 93 E2, Attachment 7PC Packet Page Number 72 of 93 E2, Attachment 7PC Packet Page Number 73 of 93 E2, Attachment 7PC Packet Page Number 74 of 93 E2, Attachment 7PC Packet Page Number 75 of 93 Engineering Plan Review PROJECT: 11th Avenue Townhomes PROJECT NO: 22-31 COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer DATE: 11-2-2022 PLAN SET: Site plan dated September 14, 2022 REPORTS: None The applicant is seeking a rezoning and comprehensive plan amendment to construct a 16-unit townhome development on a vacant lot on 11th Avenue. The applicant is requesting a review of the proposed concept. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents and calculations for final review. The following are engineering review comments on the design and act as conditions prior to issuing permits. Drainage and Stormwater Management 1)The amount of disturbance on this site is greater than ½ acre. As such, the project is required to meet the City’s stormwater quality, rate control, and other stormwater management requirements. 2)A stormwater management plan shall be submitted, including hydraulic calculations, to depict how the project is meeting the City and Watershed District’s stormwater management standards. 3)The project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All conditions of RWMWD shall be met. 4)A joint storm water maintenance agreement shall be prepared and signed by the owner for stormwater best management practices utilized to meet the stormwater management standards. The Owner shall submit a signed copy of the joint storm-water maintenance agreement with the RWMWD to the City. Grading and Erosion Control 5)A grading and erosion control plan shall be submitted for review. E2, Attachment 8 PC Packet Page Number 76 of 93 6)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the issuance of a grading permit. Sanitary Sewer and Water Service 7)It does not appear that a water service is stubbed into this property. The applicant shall work with the City and Saint Paul regional Water Services on connecting to the water system while minimizing impacts to the newly reconstructed 11th Avenue. All requirements of SPRWS shall be met. 8)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this project. A SAC determination is required. 9)All new sanitary sewer service piping shall be schedule 40 PVC or SDR35. Other 10) 11 th Avenue was reconstructed in 2022. The applicant shall design the site entrance to minimize impacts to the newly reconstructed street. If intrusions into the street pavement are necessary for the entrance or site utilities, the right-of-way area shall be restored per the City’s right-of-way ordinance. It should be noted that restoration of the street may be significant due to it being recently reconstructed. 11)The drive aisle within the development shall be a minimum of 24-feet in width. 12)There is a discrepancy in where the street easement lies between the survey provided with this proposal and the original survey submitted in 1975 during previous development along 11th Avenue. This discrepancy shall be reviewed and any corrections made prior to issuance of permits. Public Works Permits The following permits are required by the Maplewood Public Works Department for this project should the project move forward. The applicant should verify the need for other City permits with the Building Department. 13)Right-of-way permit 14)Grading and erosion control permit 15)Storm Sewer Permit 16)Sanitary Sewer Permit -END COMMENTS - E2, Attachment 8 PC Packet Page Number 77 of 93 THIS PAGE IS INTENTIONALLY LEFT BLANK PC Packet Page Number 78 of 93 PLANNING COMMISSION STAFF REPORT Meeting Date November 15, 2022 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Zoning Code – R3, Multiple Dwelling and Parking Requirements Discussion Action Requested: ☐ Motion  Discussion ☐ Public Hearing Form of Action: ☐ Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation Policy Issue: Staff and the consultant team, HKGi, have reviewed and proposed updates to the R-3 zoning district and off-street parking regulations for Planning Commission consideration. The attached report from HKGi and attachments will provide information and context for reviewing each of these proposed updates. Recommended Action: No action is requested at this time. Please review the memo attached to this report from HKGi. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $0 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐ Use of Reserves  Other: N/A Strategic Plan Relevance: ☐ Community Inclusiveness ☐ Financial & Asset Mgmt ☐ Environmental Stewardship ☐ Integrated Communication  Operational Effectiveness ☐ Targeted Redevelopment Much of the city’s zoning code has not been updated since 1982 and, by working to update key sections of the code it will ensure Maplewood’s regulations are working to guide and encourage high-quality development in the city. Background: Please review the attached report from HKGi and the other attachments prior to the November 15, 2022, Planning Commission Meeting. Attachments: 1. HKGi Report F1 PC Packet Page Number 79 of 93 2. R-3 Residence District (Multiple Dwelling) 3. Off-Street Parking F1 PC Packet Page Number 80 of 93 DEVELOPMENT CODE UPDATE TO: City of Maplewood Planning Commission FROM: Rita Trapp, Consulting Planners DATE: November 8, 2022 SUBJECT: Review of draft R-3 and off-street parking standards MEETING DATE: November 15, 2022 Staff and the consultant team have reviewed and proposed updates to the R-3 zoning district and off- street parking regulations for Planning Commission consideration. R-3 Zoning District The R-3 Zoning District is intended to accommodate a mix of townhouses and apartments. The R-3 Zoning District has three subdistricts which are classified based on the type of structure and number of units. To improve usability, the R-3 Zoning District has been reorganized with general standards that apply to all of the subdistricts grouped early in the division. Standards for each subdistrict then follow. The following are some highlights of the proposed updates: 1) An inconsistency that was discovered as part of the review pertains to double dwellings. While the code has historically allowed double dwellings, it does not include any standards on how double dwellings would be developed in the R-3 district. It is being recommended that the code be clarified in the use specific standards section to indicate that double dwellings would be allowed as part of a townhouse project, but that individual double dwellings are not allowed. 2) The R-3 district standards requires that at least 35% of the site be retained for and devoted to green space. Currently there is no definition of what is included in green space. Staff is recommending the following definition be considered: “Green space means the area(s) of the site which is not covered by paved surfaces, the principal structure, any accessory structures, and other structures like decks, pools, pergolas, etc. Green space can include landscaping, planting beds, fencing, retaining walls, and similar improvements.” 3) The R-3 district provisions currently include a requirement that each development must provide at least 120 cubic feet of storage space. This type of requirement is not common in other communities. As part of the review process, Planning Commission discussion about whether this requirement should be retained is desired. F1, Attachment 1 PC Packet Page Number 81 of 93 Off-Street Parking Attached are the proposed off-street parking regulations. In the update, the purpose, findings, and goals regarding off-street parking have been removed since they generally reflect the overall code purpose and do not significantly contribute to the administration of the regulations. Clarity has also been added to the regulations pertaining to how off-street parking minimums are determined and what happens in situations such as off-site parking or shared parking. Staff are proposing updates to the minimum parking requirements as well. Additional information about parking and the recommended changes to parking minimums will be presented at the meeting. F1, Attachment 1 PC Packet Page Number 82 of 93 DIVISION 9. R-3 RESIDENCE DISTRICT (MULTIPLE DWELLING) Subdivision I. In General Secs. 44-161. Purpose and intent. (1) The R-3 District is intended to establish, preserve, and enhance neighborhoods that accommodate a mix of townhouses and apartments. (2) The R-3 District shall be further classified into the following subdistricts based on the type of structure and number of units: Classification Structure containing: R-3A Apartment building with 3 to 17 units R-3B Apartment building with more than 17 units R-3C Townhouses (Code 1982, § 36-106) Secs. 44-162. Definitions. (1) The following words, terms and phrases, when used in this division, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: a. Dwelling, multiple means a building on a lot, designed exclusively as a residence for three or more families. Cross reference(s) – Definitions generally, § 1-2. b. Townhouse means a multiple-dwelling structure consisting of at least three attached dwelling units, with no one unit or major portion thereof directly above or below any other unit. Such units are commonly described as row houses, patio homes or quads and are required to conform to this subdivision. (Code 1982, § 36-124) Cross reference(s)—Definitions generally, § 1-2. c. Apartments means multiple-dwelling structures consisting of at least three attached dwelling units having entrances from common hallways. (Code 1982, § 36-107) Cross reference(s)—Definitions generally, § 1-2. Secs. 44-163. Standards for all R-3 subdistricts. (1) The minimum habitable floor area for each dwelling shall be at least: a. 580 square feet per studio or one-bedroom unit; b. 740 square feet per two-bedroom unit; c. 860 square feet per three-bedroom unit; d. 1,040 square feet per four-bedroom unit. e. The minimum habitable floor area for "independent" senior housing shall follow the above room-size requirements. f. The minimum habitable floor area for "assisted-living" and "memory-care" senior housing shall not be less than that required by the Minnesota Department of Health. (Code 1982, § 36-119(b); Ord. No. 945, § 1, 2-23-2015) (2) At least 35 percent of the development shall be retained for and devoted to green area; An adjustment may be allowed under certain circumstances in connection with the F1, Attachment 2 PC Packet Page Number 83 of 93 administration and application of density credits as identified in section 44-300. (Code 1982, § 36-119(c)) a. Where more than one principal use structure is constructed on the same or contiguous lots, yard areas planned for common use by occupants of all dwelling units may be counted in computing green area. (Code 1982, § 36-124(4)) (3) All buildings shall be designed and constructed to have consistent architectural treatment on all building walls to provide four-sided architectural design.. (4) All accessory or ancillary buildings, including garages and carports, shall be designed and constructed to have a compatible exterior surface to the principal use building. (Code 1982, § 36-111) (5) A minimum of 120 cubic feet of storage space, in addition to normal closet space, shall be made available for each multiple-dwelling unit in an R-3 residence district. Such storage space shall be located in the same building as the dwelling unit or in the garage, but shall not be considered as part of the habitable area of a dwelling unit. If located in the garage, it shall be enclosed and shall not be part of the automobile parking area. (Code 1982, § 36-110) (6) An open parking stall shall be a minimum distance of 15 feet from a dwelling-unit window. (7) Where a garage or carport opens to a public street, the width of the driveway into that public street shall not exceed 24 feet in width, and in no event shall a series of garages open directly to that street. Where a series of garages face each other on a private road, the minimum width separating garages shall be 30 feet in order to provide visibility in backing out or turning around. (Code 1982, § 36-109) (8) All trash, recyclable materials, and associated handling equipment must be stored within the principal structure or in a dumpster enclosure, attached or separate from the principal structure, that is constructed of building materials compatible with the principal structure. All containers shall be covered and maintained so as to be inaccessible to insects, vermin or animals and shall be screened so as not to be visible from eye-level height. (Code 1982, § 36-113) Secs. 44-164. Density. (1) All multiple dwelling structures are subject to minimum area standards and shall not exceed the maximum density permitted by the land use classification in the city's adopted comprehensive plan. (2) Additional density above the base density in the comprehensive plan may be allowed using a density credit at the city's sole discretion. (3) The following credits to density standards shall be allowed as follows: a. Underground parking. The net acreage for calculating density may be increased by 300 square feet for each parking space that is provided under the principal structure or in some other manner underground, which will thereby permit use of the grade level outside the building, or above such underground space, for other building, , open yard or recreation space. b. Green area. The net acreage for calculating density may be increased by 100 square feet where 25 percent of the entire development is reserved in one area for recreation play area, or for open land, water or ponding areas, subject to approval by the city council after consideration by the community design review board. F1, Attachment 2 PC Packet Page Number 84 of 93 c. Landscaping. The net acreage for calculating density may be increased by 100 square feet for each dwelling unit where one percent of the construction cost, not including land cost, is allocated to the planting of trees. This does not apply to the sodding or seeding of green areas. d. High-rise. The net acreage for calculating density may be increased by 100 square feet for each dwelling unit above three stories. In order to qualify for this credit, all floors must have elevator service. If this credit, when combined with others available in subsections (1) through (3) of this section, results in a reduction of yard or parking space area below that otherwise required by reason of the dimensions and number of dwelling units in the structure, this credit shall not be allowed. (Code 1982, § 36-114) Secs. 44-165. —44-180. Reserved. Subdivision II. R-3A Multiple Dwellings Secs. 44-181. Lot Area. (1) Except as otherwise modified or specified by terms of this chapter or because of variances properly considered and allowed, the building site for any R-3A multiple dwelling shall consist of an area of at least 15,625 square feet. Secs. 44-182. Percentage for structure. (1) The area covered by the R-3A multiple dwelling shall not exceed 35 percent of the site area. (Code 1982, § 36-119(d)) Secs. 44-183. Front yard requirements. (1) Each R-3A multiple dwelling shall have a front yard of not less than 30 feet in depth facing any road or street. This setback shall apply to yards fronting on both streets where the building is located on a corner lot. (Code 1982, § 36-119(e)) Secs. 44-184. Side and rear yard requirements. (1) The minimum side and rear yard setback requirements for an R-3A multiple dwelling shall be 20 feet. (2) Parking spaces, garages, carports, or like structures shall be set back no less than five feet from a side or rear property line and no less than 15 feet from a public street right- of-way. (Code 1982, § 36-119(f)) Secs. 44-185. Setbacks increased. (1) The minimum front, side and rear yard setbacks for an R-3A multiple dwelling shall be increased, not to exceed 75 feet, by the most restrictive of the following requirements, where the lot abuts a farm residence, residential estate, single dwelling, or double dwelling zoning district: a. Building height. The building setbacks shall be increased two feet for each one foot the building exceeds 25 feet in height. b. Exterior wall area. Where an exterior wall faces residentially zoned property, the setback of the wall shall be increased five feet for each 1,000 square feet or part thereof in excess of 2,000 square feet. (2) A building addition which would encroach into a required setback may be approved by conditional use permit, if such encroachment would be consistent with surrounding property setbacks and screened in a manner acceptable to the community design review board. At least 80 percent of the addition shall be screened from abutting residential property. F1, Attachment 2 PC Packet Page Number 85 of 93 (3) The requirements of this section shall not apply where the residentially zoned property is being used or is designated on the city's land use plan for a nonresidential use. (Code 1982, § 36-119(g)) Secs. 44-186. Height regulation. (1) No R-3A multiple dwelling shall exceed a height of 35 feet or three stories, unless the city council approves a conditional use permit. (Code 1982, § 36-119(h); Ord. No. 791, § 2, 8-24-1998) Secs. 44-187. Two or more structures on one site. (1) Where two or more R-3A multiple-dwelling structures are to be erected on a single site, the following special requirements shall apply to such buildings 36 feet in height or less: a. No building shall be closer to another building than twice the vertical height of the tallest building up to a maximum of 72 feet measured from grade, as shown in figure A that follows. b. No building shall be closer to another building than 36 feet measured from grade. Where both building elevations are windowless, this requirement may be reduced by one-third, as shown in figure B that follows. c. No building shall be closer to another building than 20 feet measured from grade, as shown in figure C that follows. (Code 1982, § 36-120) Secs. 44-188. —44-200. Reserved. Subdivision III. R-3B Multiple Dwellings Secs. 44-189. Minimum land area. (1) The minimum land area for any R-3B multiple dwelling is at least one acre, and the building lot shall have a width of not less than 150 feet. (Code 1982, § 36-122(c)) Secs. 44-190. Building area. (1) Building area for any R-3B multiple dwelling may not cover more than 35 percent of the ground area. (Code 1982, § 36-122(e)) Secs. 44-191. Front yard requirements. (1) The minimum front yard setback for an R-3B multiple dwelling shall be 30 feet. This minimum setback shall be increased according to section 44-328. F1, Attachment 2 PC Packet Page Number 86 of 93 Secs. 44-192. Side and rear yard requirements. (1) The minimum side and rear yard setbacks for an R-3B multiple dwelling shall be 20 feet, unless the lot abuts a farm residence, residential estate, single-dwelling or double- dwelling zoning district. In such case the minimum setback shall be increased according to section 44-300. (2) Regardless of building height or external wall area, the side and rear yard setbacks shall not be required to be greater than 75 feet. (3) Side and rear yard requirements shall be as provided in section 44-327(b). (Code 1982, § 36-122(g)) Secs. 44-193. Height regulation. (1) No R-3B multiple dwelling shall exceed a height of 35 feet or three stories, unless the city council approves a conditional use permit. (Code 1982, § 36-122(h); Ord. No. 791, § 2, 8-24-1998) Secs. 44-194. Two or more structures on one site. (1) Where two or more R-3B multiple-dwelling structures are to be erected on a single site, the following special requirements shall apply to such buildings exceeding 36 feet in height: a. No building shall be closer to another building than twice the vertical height of the tallest building up to a maximum of 100 feet measured from grade, as shown in figure A that follows. b. No building shall be closer to another building than 36 feet, which distance shall increase by one foot for each two feet of height in excess of 36 feet, up to a maximum distance of 75 feet of separation measured from grade. Where both building elevations are windowless, this requirement may be reduced by one- third. Example: 44-foot-high buildings, B = 40 feet of separation. Refer to figure B that follows. c. No building shall be closer to another building than 20 feet, which distance shall increase by one foot for each four feet of height in excess of 36 feet, up to a maximum distance of 40 feet of separation measured from grade. Example: 44- foot-high buildings, C = 22 feet of separation. Refer to figure C that follows. (Code 1982, § 36-123) Secs. 44-195. —44-220. Reserved. Subdivision IV. R-3C Townhouses F1, Attachment 2 PC Packet Page Number 87 of 93 Secs. 44-196. Front yard requirements. (1) Front yard requirements for R-3C multiple dwellings are 30 feet in depth facing any road or street, except that these shall refer to the total site development requirements, and each dwelling unit may be up to its particular property line with a garage or carport abutting a private, not public, road. (Code 1982, § 36-124(5)) Secs. 44-197. Side yard requirements. (1) As applied to the total development site, a side yard for an R-3C multiple dwelling shall be no less than 20 feet in width. (Code 1982, § 36-124(6)) Secs. 44-198. Rear yard requirements. (1) As applied to the total development site, the rear yard for an R-3C multiple dwelling shall be a minimum of 20 feet in width. (Code 1982, § 36-124(7)) Secs. 44-199. Minimum building separations. (1) The minimum separation between detached buildings for R-3C multiple dwellings shall be as follows: a. Dwelling to dwelling: 20 feet. b. Dwelling to accessory building: ten feet. c. Accessory building to accessory building: ten feet. (Code 1982, § 36-124(8)) Secs. 44-221. Height regulation. (1) No R-3C multiple dwelling shall exceed a height of 35 feet or three stories, unless the city council approves a conditional use permit. (Code 1982, § 36-124(1); Ord. No. 791, § 2, 8-24-1998) Secs. 44-222. —44-240. Reserved. F1, Attachment 2 PC Packet Page Number 88 of 93 Sec. 44-17. - Off-street parking. a) The following uses shall provide additional off-street parking spaces as indicated in Table X, unless otherwise authorized by the city council. [Insert Table X] 1) Existing off-street parking facilities shall not be reduced below the requirements of this subsection. If the use being served by an off-street parking facility changes and the demand for off-street parking increases, the city council may require additional parking spaces. 2) All parking spaces shall have proper access from a street or alley and shall be located on or near the lot on which such use is situated. In cases where off-street parking facilities are permitted on land other than the same lot as the principal use, such facilities shall be in the same possession as the lot occupied by the use to which the parking facilities are necessary or a written agreement/easement between property owners is recorded with Ramsey County. 3) When the parking requirement of a use is not specifically identified in Table X, the parking space requirements for a use which is similar shall apply as determined by the community development director. If no similar use is listed, the community development director shall determine the parking space requirements based upon other available references or qualified sources of information to adequately determine parking demand. 4) Two (2) or more uses may provide required off-street parking spaces in a common parking facility less than the sum of the spaces required for each use individually, provided such uses are not operated during the same hours. The following conditions must be met for any shared parking use: a. The proposed shared parking space is within 500 feet of the use(s) it will serve. b. The applicant will show that there is no substantial conflict in the principal operating hours of the two (2) uses for which shared use of off-street parking facilities is proposed. c. A properly drawn legal instrument approved by the City Council, executed by the parties concerned, for shared use of off-street parking facilities shall be filed with the City Clerk. Said instrument may be a three (3) party agreement, including the City and all private parties involved. Such instrument shall first be approved by the City Attorney. b) The following standards shall apply to off-street parking for single-family and two-family residential properties in the RE-40, RE-30, RE-20, F, R-1, R-1S and R-2 zoning districts: 1) Vehicle parking in the front yard setback area (the area between the front of the residential structure and the street right-of-way line) of single-family and two-family residences shall only be on a hard-surface driveway or on improved and designated F1, Attachment 3 PC Packet Page Number 89 of 93 parking areas. Such a hard surface shall include bituminous, concrete, brick, gravel or crushed rock or another hard surface approved by city staff. 2) The city prohibits vehicle parking or storage in the front yard on grass, unimproved areas or areas without a hard surface. 3) Driveways and parking areas shall be at least five feet from a side property line, and parking areas shall not be in the street right-of-way or on other public property. 4) No owner or operator shall park a vehicle that would block a sidewalk. 5) All vehicles parked or stored outside on a residential property shall not be abandoned, as defined in section 18-67, shall have a current license and registration and shall be in operable condition. Also see sections 18-67 and 18-68. 6) The total area in the front yard setback area of a single dwelling lot improved for parking and driveway purposes shall not exceed 40 percent of the front yard setback area. The total area in the front yard setback area of a duplex or double dwelling lot improved for parking and driveway purposes shall not exceed 50 percent of the front yard setback area. 7) The city may approve an increase in front yard driveway coverage, a different driveway setback or a different driveway surface for a single or double dwelling by administrative review of minor construction plans as outlined in section 2-285. The city may approve an increase in front yard driveway coverage, a different driveway setback or a different driveway surface where such approval would meet the standards required by code for unique circumstances and where the above standards do not fit or where they would create a hardship for the property owner. As part of such an approval, the city may require the property owner or applicant to add screening next to or around the parking area or driveway. The city may require such screening to help hide the parking area and vehicles from the view of adjacent residential properties or from the view from the public street. The property owner or applicant may use a privacy fence, additional landscaping or other means to meet the screening requirement. City staff shall approve and inspect all such screening. c) Parking lots in all districts shall meet the following: 1) Parking lots shall be designed to meet the minimum standards of Table X and Illustration A based on the following definitions: a. Customer, high turnover uses shall include shopping centers, retail sales, fast food restaurants, convenience centers and similar uses. b. Customer, low turnover uses shall include offices, industrial schools, churches, research, multiple dwellings, motels, sit-down restaurants and similar uses. Any questions on defining these uses shall be referred to the community design review board for a decision. c. Employee parking with reduced stall widths must be signed for employee parking only. d. Parking stall lengths may be reduced by 2.5 feet for 90-degree parking and two feet for angle parking where the parking space abuts a curb, sidewalk or landscaped area. All overhang (o) areas shall be a hard surface or crushed rock. F1, Attachment 3 PC Packet Page Number 90 of 93 Use S Stall Width (feet) D Stall Length (feet) A Aisle Width (feet) Ninety-degree parking Customer, high turnover 10 18 24 Customer, low turnover 9.5 18 24 Sixty-degree parking Customer, high turnover 10 15.6 22 Customer, low turnover 9.5 15.6 22 Employee only 9.0 15.6 22 Forty-five degree parking Customer, high turnover 10 12.6 22.6 Customer, low turnover 9.5 12.6 22.6 Employee only 9.0 12.6 22.6 F1, Attachment 3 PC Packet Page Number 91 of 93 2) In shopping centers and other large developments, exterior parking closest to the building shall be oriented with the parking drives perpendicular to the building face whenever practicable. 3) Parking stalls shall not be allowed in front of a building entrance if there is no sidewalk in front of the building entrance. 4) All parking lots shall have continuous concrete curbing surrounding the exterior perimeter of the parking lot and drives. a. Park parking lots, that are not used in the winter, and parking lots having 12 spaces or less are exempt from this requirement, unless required by the city engineer for drainage control. b. The community design review board may waive the curbing requirement when the city engineer has determined that sheet drainage over ground would improve stormwater quality. The community design review board may allow continuous bituminous curbing temporarily on a case-by-case basis, subject to the following conditions: 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. 2. 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. 3. Bituminous curbing shall not be permitted if the city engineer requires concrete curbing for drainage control. 4. Bituminous curbing that becomes damaged shall be repaired immediately or as soon as the weather permits. 5. The city may require that the developer provide escrow to cover the replacement of the bituminous curbing with concrete curbing. 5) All parking lots and associated driveways shall have a surface of bituminous material or concrete and striped parking spaces. a. The city council may permit the alternative parking method of reinforced-turf parking when it would meet the following criteria: 1. When the need for overflow parking is infrequent or limited to occasional parking events. 2. Where there is already hard-surfaced parking that provides for handicap-accessible parking needs. 3. Where the turf parking lot would meet setback and screening requirements. 4. Where the parking need is seasonal (non-winter) so snow plowing is not needed. 5. Where there would be an environmental benefit due to stormwater management or meeting shoreland/wetland/floodplain ordinance impact needs. F1, Attachment 3 PC Packet Page Number 92 of 93 6. Where the turf-parking plan meets the approval of the city engineer from the standpoint of using proven construction materials engineered for durability and aesthetics. 7. Where the turf-parking plan meets the approval of the police and fire chief from the standpoint of meeting public safety requirements. b. This parking surface alternative shall not apply to single- and double-dwelling residential properties which are governed under subsection 44-17(j), the residential parking ordinance apply. b) The city may require a ten-foot-wide planter or median strip every three or four parking bays to prevent high speed movement diagonally across the parking lot and to improve esthetics. Refer to the following diagram: c) All parking lots shall be continually and properly maintained. (Code 1982, § 36-22; Ord. No. 795, § 1, 3-8-1999; Ord. No. 806B, § 1, 9-11-2000; Ord. No. 813, § 3, 5-14- 2001; Ord. No. 925, § 1, 7-23-2012) F1, Attachment 3 PC Packet Page Number 93 of 93