HomeMy WebLinkAbout09/21/1999BOOK
AGENDA
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
September 21, 1999
6:00 P.M.
City Council Chambers
Maplewood City Hall
1830 East County Road B
1. Call to Order
2. Roll Call
3. Approval of Minutes:
4. Approval of Agenda
5. Unfinished Business
6. Design Review
a.
b.
C.
July 27, 1999
US West Monopole - Presentation Church, 1725 Kennard Street
Kline Volvo - Highway 61, North of Lexus of Maplewood
Resolution of Appreciation for Marie Robinson
Visitor Presentations
Board Presentations
Staff Presentations
a. CDRB Volunteers for September 28 and October 11 City Council Meetings
10. Adjourn
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WELCOME TO THIS MEETING OF THE
COMMUNITY DESIGN REVIEW BOARD
This outline has been prepared to explain the review process of this meeting. The
review of an item usually follows this format.
1. The chairperson of the meeting will announce the item to be reviewed.
The chairperson will ask the applicant or developer of the project up to the podium
to respond to the staff's recommendation regarding the proposal. The Community
Design Review Board will then discuss the proposed project with the applicant.
The chairperson will then ask the audience if there is anyone present who wishes
to comment on the proposal.
After everyone is the audience wishing to speak has given his or her comments,
the chairperson will close the public discussion portion of the meeting.
5. The Board will then discuss the proposal. No further public comments are allowed.
6. The Board will then make its recommendations or decision.
Most decisions by the Board are final, unless appealed to the City Council. You
must notify the City staff in writing within 15 days to register an appeal.
jw\forms~.,drb.agd
Revised: 11~09-94
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
JULY 27, 1999
CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6 p.m.
II. ROLL CALL
Matt Ledvina Present
Marie Robinson Present
Ananth Shankar Present
Tim Johnson Present
III. APPROVAL OF MINUTES
June 8, 1999
IV.
VI.
Boardmember Robinson moved approval of the minutes of June 8, 1999, as submitted.
Boardmember Johnson seconded. Ayes--all
The motion passed.
June 22, 1999
Boardmember Johnson moved approval of the minutes of June 22, 1999, amended to have
A. 2. b. on page 2 read "showing additional semi-circle windows over the two middle windows..."
and C. 2. b. on page 5 read "have an imprinted brick pattern..."
Boardmember Shankar seconded. Ayes--all
The motion passed.
APPROVAL OF AGENDA
Boardmember Shankar moved approval of the agenda as submitted.
Boardmember Robinson seconded.
The motion passed.
UNFINISHED BUSINESS
There was no unfinished business.
DESIGN REVIEW
A.
Ayes--all
Building Addition--Excel Air Systems, 2075 Prosperity Road
Secretary Tom Ekstrand summarized the staff report. Alma FitzIoff and Garth Ristow were
present representing the applicant. Mr. Ristow said that their plan is to basically enclose the
existing trash dumpster. He explained that the weather had changed the color of the existing
Community Design Review Board -2-
Minutes of 07-27-99
block but the new block will be a "very good match." Mr. Ristow confirmed that it would be
the same product. Boardmember Marie Robinson noted that there were numerous pallets
laying around the property. Mr. Ristow said the addition would provide for more storage and
warehousing inside the facility. This will enable them to clean up the outside area and screen
the trash enclosure.
Mr. Ristow said Excel Air Systems normally operates from 7 a.m. to 3 p.m. He mentioned
that the conditional use permit regulates the business hours and does not allow Saturday
work. Mr. Ristow said this is a heating and ventilation business that specializes in commercial
air conditioning. No one in the audience had any comments on this proposal.
Boardmember Shankar moved the Community Design Review Board:
B. Approve the plans date-stamped June 23, 1999 for the 7,570-square-foot addition to
Excel Air Systems, 2075 Prosperity Road. Approval is subject to the following conditions:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. The applicant shall complete the following before occupying the building:
a. Provide continuous concrete curbing around the perimeter of the proposed
parking lot and driveway.
b. Screen any new rooftop mechanical equipment that would be visible from
residential properties. (code requirement)
c. An inground lawn-irrigation system shall not be required for the landscaping since
the site is landscaped now and is well maintained.
d. Provide site-security lighting as required by the code. The light source, including
the lens covering the bulb, shall be concealed so not to cause any nuisance to
drivers or neighbors. The applicant shall submit a lighting plan to staff for
approval. (code requirement)
e. Install a handicap parking sign for the handicap parking space. The handicap
space must comply with ADA requirements. This space must be van accessible.
f. Construct a trash dumpster enclosure to match the building with a 100 percent
opaque gate. (code requirement)
3. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required
work. The amount shall be 200 percent of the cost of the unfinished work. Any
unfinished landscaping shall be completed by June 1 if the building is occupied in
the fall or winter or within six weeks if the building is occupied in the spring or
summer.
Community Design Review Board
Minutes of 07-27-99
-3-
o
All work shall follow the approved plans.
approve minor changes.
The director of community development may
Boardmember Johnson seconded,
Ayes--all
The motion passed.
B. School Campus Proposal--Waldorf School, 70 County Road B East
Secretary Tom Ekstrand presented the staff report. He said the engineering department
reconsidered the drainage issue on this property and concluded that, if the runoff rates do not
increase, the city does not have a problem with permitting the drainage to run into the pond
on the adjacent property. This would be subject to the city engineer's approval. Mr. Ekstrand
noted that the Maplewood assistant city engineer felt quite comfortable that there would not
be a problem with all the additional rainwater ponds that the applicant is proposing.
Chairperson Ledvina asked for clarification of the portable classroom concept. Mr. Ekstrand
described them as temporary, modular-type structures that would probably only be used until
Phase II of the construction begins. He showed the board brochures of various temporary
buildings that were given to him by the applicant.
Paul May, a principal with Rafferty, Rafferty, Tollefson, Architects (the architect for the
project), and Stuart Nielsen, a parent and chair of the building committee for the Minnesota
Waldorf School, were present for the applicant. Bruce Chamberlain, principal with Hoisington
Koegler Group, Inc. (landscape architects and planners), was also in attendance to answer
any stormwater and planting questions.
Mr. May presented a schematic model of the building. He noted a number of items: (1) this is
a single-story design, (2) the current building will be renovated, expanded and used, (3) it will
have a wood frame and be fully sprinklered, (4) the exterior and interior will be handicap-
accessible, (5) the project would be phased, (6) wood will be the primary exterior material with
board and batten similar to the existing building, (7) the roof will be asphalt shingles with
some metal roof for accent, and (8) glass windows will be added around the front entrance.
Mr. May explained the phases. The first phase will encompass the main building, the first four
classrooms on one wing, the first three on another wing, and two of the three kindergarten
rooms. The second phase will include the gym. These will all be permanent buildings. Mr.
May said they intend to develop the whole site, including the parking area and paths. He
hoped that Phase I could begin this fall and be completed for opening in the fall of 2000.
Phase II will hopefully begin within three to five years.
Bruce Chamberlain, a landscape architect, said one of the goals of the site design is to work
with the existing topography and vegetation on the site. According to Mr. Chamberlain, they
aim to restore the habitat quality. He said there is a lot of erosion along the steep hillside and
that a lot of soil has been added to the site so the grading is "fairly contrived." Much of the
parking lot was placed to the north side of the site to minimize vehicle traffic and reduce the
amount of paved surface. Mr. Chamberlain spoke about the stormwater gardens along the
walk from the parking lot to the building. These gardens will be helpful in controlling
stormwater runoff.
Community Design Review Board
Minutes of 07-27-99
-4-
Mr. Chamberlain said one change to the plans will be the addition of a NURP pond on the
site. All drainage from the site will be incorporated into this pond in an effort to control rate
and quality of the runoff that is entering the wetland at the northeast corner of the property.
Mr. Chamberlain described the service road to the southwest corner as having driving lanes
that would basically accommodate tire tracks with a center portion of turf or groundcover. He
said deliveries will be limited because the school has a maximum of about 250 students and
no hot lunches are served. Boardmember Robinson clarified that the pond was located in the
northeast corner. The applicant had no questions about the conditions in the staff report.
Boardmember Shankar preferred to approve only the site plan at this meeting. He felt the
elevations submitted were too small a scale for a project of this size. He requested that the
applicant return with a larger scale plan. Chairperson Ledvina also asked for samples of the
building material and color.
Mr. Ledvina recognized that the applicant wanted to improve the environmental features of
the site, but he said the board could not approve any activities within a wetland. He
requested a detailed outline of specific projects, i.e. trees and vegetation being removed or
changed, that were planned for the wetland. Mr. Ekstrand said a watershed district is just
being formed to cover this area. He recommended that the Ramsey-Washington Watershed
Board be used for advice and guidance in reviewing this. Mr. Chamberlain said the only
activity planned within the wetland and the buffer is to revegetate with native plant species.
No hydrology changes will be made.
Mr. Ledvina noted that the landscape plan did not address the severe erosion on the slopes
on the south and east side of the site. He felt it was appropriate to incorporate a remedy for
this erosion in the plan.
Boardmember Robinson said she was "still a little bit hung up" on the overall design of the
school. She noted that there was not a playground adjacent to the kindergarten rooms. It
was explained that swings, etc. were not included in the play area for kindergarten students in
the Waldorf School. Emphasis is on imaginative play. Play equipment is intended for grades
one through eight. The main building will be used as a central gathering space for various
activities, a bookstore, administrative area and special subject area.
Chairperson Ledvina shared Ms. Robinson's concerns about the play areas, especially the
area to the southwest. He thought the circular turnaround there was "overdone in terms of
the function." He felt it did not serve a real functional purpose if access is being provided here
for emergency and service vehicles. He was also concerned about mixing play activity and
roadways. He was of the opinion that this should be reconsidered in the design. Mr. Ledvina
didn't feel the two-lane drive was appropriate from a maintenance standpoint. Mr.
Chamberlain said the width of the driveway was 14 feet. He specifically stated that it was not
a two-lane roadwaymit is essentially a single-lane road of tire patches that is without a curb.
The turning radius is based on the requirements for fire trucks.
Boardmember Shankar said that since this was such a large scale project, he would like to
see a plan of some of the sites at a one inch equals 16 feet scale. He suggested that a plan
of a typical classroom could be at an eighth inch. Mr. Shankar also asked for building
elevations as part of a full package.
Community Design Review Board -5-
Minutes of 07-27-99
Chairperson Ledvina thought this was a "wonderful use of this site" and he wanted to see it
happen. Secretary Ekstrand concurred with Mr. Ledvina that the board could consider the site
plan at this meeting and then request additional elevation plans. He said staff was fairly
comfortable with the proposal because it is a hidden site. Mr. Ekstrand also thought the
"quality is going to be there." Mr. May was willing to submit these but was concerned that the
conditional use permit be approved so they could continue working on the project. The board
was just not comfortable approving the building design unless they saw the elevations. It was
clarified that the additional information requested included materials, dimensions, floor plans,
and colors.
Boardmember Robinson moved the Community Design Review Board:
Approve the site and landscape plans date-stamped July 8, 1999, for the proposed
Minnesota Waldorf School campus at 70 County Road B East. Approval is subject to the
following conditions:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Before getting a building permit, the applicant shall:
a. Submit grading, drainage, utility and erosion control plans to the city engineer for
approval.
b. Revise the landscape plan to increase the size of the Quaking Aspen and River
Birch trees to 2 ¼ inches in caliper.
Co
Obtain an off-site drainage easement for storm drainage onto the abutting
neighbor's property adjacent to the northeast corner of the site, or retain their
storm water on their own property.
3. The applicant shall complete the following before occupying the building:
a. Provide continuous concrete curbing around all proposed parking and drive
areas.
bo
The trash-dumpster screening requirement is waived unless the dumpsters would
be visible to the public. In that case, an enclosure shall be provided using the
same materials and color as the building.
c. An inground lawn-irrigation system shall not be required because of the remote
nature of this site.
do
Provide site-security lighting as required by the code. The light source, including
the lens covering the bulb, shall be concealed so not to cause any nuisance to
drivers or neighbors.
e. Install handicap parking sign for handicap parking spaces in compliance with ADA
requirements.
f. Install a stop sign at the exit onto County Road B.
Community Design Review Board
Minutes of 07-27-99
-6-
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
The city receives a cash escrow or an irrevocable letter of credit for the required
work. The amount shall be 200 percent of the cost of the unfinished work. Any
unfinished landscaping shall be completed by June 1 if the building is occupied in
the fall or winter or within six weeks if the building is occupied in the spring or
summer.
5. All work shall follow the approved plans. The director of community development may
approve minor changes.
The applicant shall resubmit the building design, along with elevations and materials
being used, such as floor plan, color schemes, and samples of materials and colors, to
the community design review board for approval.
Boardmember Johnson seconded.
Chairperson Ledvina had some concerns about the landscape plan and made a friendly
amendment to add C.7. Require the applicant to submit a proposal to staff that would repair
the erosion damage to the south and east slopes of the site and revegetate these slopes to
maintain long-term stability. The applicant also shall provide more details on the work that will
be undertaken in the wetland as it relates to revegetating or modifying vegetation in the
northeast corner of the site. Boardmember Robinson changed C. 2. c. to read "Obtain an off-
site drainage easement for storm drainage onto the abutting neighbor's property adjacent to
the northeast corner of the site, retain their storm water on their own property, or maintain the
existing drainage flow by not increasing the rate of runoff into the pond on the adjacent
property.
These amendments to the motion were acceptable to Boardmember Johnson, the seconder.
Secretary Ekstrand summarized the changes by saying that the building elevations and
design (the items in Condition C.6. ) would need to be resubmitted to the community design
review board but the stabilization of the slopes and the wetland area plans would be
submitted for staff review.
The motion passed.
Ayes--all
VII. VISITOR PRESENTATIONS
VIII.
There were no visitor presentations.
BOARD PRESENTATIONS
July 12 City Council Meeting: Chairperson Ledvina reported on this meeting.
Community Design Review Board
Minutes of 07-27-99
-7-
IX. STAFF PRESENTATIONS
A. CDRB Membership Interviews--Applicants: James Cownie and Craig Jorgenson
Secretary Tom Ekstrand said that James Cownie withdrew his application because he is a
candidate for city council and wanted to focus on that. Craig Jorgenson, another review
board candidate, is also running for city council. Jon LaCasse also applied and would like to
be considered for the board. He was present at the meeting and a copy of his application
was given to the board members.
Craig Jorgenson was interviewed first by the board. He said he has been a Maplewood
resident for 7 years and is an instructor for medical assistants and laboratory technicians at
Lakeland Medical Dental Academy. Mr. Jorgenson said he likes the community of
Maplewood and has a personal interest in nature and "lots of green things." The board
members reviewed the time commitment required. This did not present a problem for Mr.
Jorgenson and he had no questions of the board. Mr. Ekstrand said the term would either
expire at the first of next year or the year 2001.
Jon LaCasse said he has worked as an architectural drafter for about nine years. He
expressed a preference for "not too crowded spaces, good landscaping, quality architecture
vs. industrial-type buildings." Chairperson Ledvina outlined the obligations of the design
review board members. Mr. LaCasse thought this sounded reasonable.
The consensus of the board was that both applicants were "valid." Boardmember Robinson
though this might be a good time to offer her resignation from the board. Boardmember
Shankar commented on the enthusiasm of Mr. LaCasse to apply for the board after only
having lived in Maplewood for seven months and, in contrast, another type of enthusiasm
from someone who has lived here for seven years and found things that need to be changed.
Boardmember Robinson would like to take the "thinking of applicant one" and the experience
of applicant two and put them together. She thought this would really complement the design
review board.
Ms. Robinson said, after being on the board for nine years, she was sincere and thought the
presence of these two good applicants would be a good time for her resignation. Mr. Shankar
felt the second applicant had valid experience in some fields but the first applicant appeared
to "have a little bit more passion, especially in landscaping." Boardmember Johnson
preferred Mr. Jorgenson. Mr. Ledvina agreed. Secretary Ekstrand thought both were good
candidates but agreed with the other board members about Mr. Jorgenson's "passion." Ms.
Robinson was willing to remain on the board, if they met in two weeks, until the new members
started.
Chairperson Ledvinda suggested that a recommendation be made to appoint Mr. Jorgenson
to the board at this time and then ask Mr. LaCasse if he would be interested in the event the
other position opened at the end of the year. Ms. Robinson said she would not be staying on
the board until the end of the year. She felt the open position that expires in 2001 should be
offered to Mr. Jorgenson and Mr. LaCasse would get the other position that expires the first of
next year. Ms. Robinson said she would officially be resigning when she knew the applicants
would be going to the city council meeting.
Boardmember Robinson moved the Community Design Review Board accept both applicants.
Community Design Review Board -8-
Minutes of 07-27-99
In order to simplify the process, Ms. Robinson said she was resigning from the review board
effective this date, July 27, 1999.
Boardmember Johnson seconded. Ayes--all
The motion passed.
X. ADJOURNMENT
The meeting adjourned at 8:01 p.m.
CDRB volunteer for the August 9 city council meeting will be Boardmember Shankar.
CDRB volunteer for the August 23 city council meeting will be Boardmember Johnson.
All the board members will be attending the annual Maplewood tour.
MEMORANDUM
TO:
FROM:
SUBJECT:
PROJECT:
LOCATION:
DATE:
City Manager
Ken Roberts, Associate Planner
Conditional Use Permit and Design Review
US West Monopole
1725 Kennard Street
August 23, 1999
INTRODUCTION
Project Description
Kenneth Nielsen, representing US West, is proposing to install a 73-foot-tall monopole for
telecommunications equipment. They want to install this monopole in the parking lot of the
Church of the Presentation of the Blessed Virgin Mary at 1725 Kennard Street. (Refer to the
maps and plans on pages 5-9 and the letter and maps starting on page 10.) There also would
be a 12' x 9.5' x 6' equipment pad near the base of the monopole. US West would landscape the
east side of the monopole and pad area with Blue Spruce trees to help screen the equipment.
Requests
The applicant is requesting that the city approve:
1. A conditional use permit (CUP) for a monopole and related equipment in an R-1 (single-
dwelling residential) zoning district.
2. The design and site plans.
, BACKGROUND
On August 23, 1982, the city council approved a CUP for the church to open a day care center.
This approval was subject to:
1. Correction of all life-safety and building code deficiencies before program start up.
2. If no nuisance conditions exist at the end of one year, the permit may be renewed by the
council.
On September 12, 1983, September 12, 1988, September 27, 1993 and August 24, 1998, the
city council reviewed this CUP.
DISCUSSION
The Federal Communications Commission (FCC) licenses all telecommunications systems. This
licensing requires that the proposed or new telecommunications equipment not interfere with
. existing communications or electronics equipment. If there is interference, then the FCC requires
the telecommunications company to adjust or shut down the new equipment to correct the
situation. Maplewood must be careful to not limit or prohibit this tower (or any other tower)
because of electronic interference. That is up to the FCC to regulate and monitor. The city may
only base their decision on land use and on health, safety and welfare concerns.
The city council should approve this request. This project meets the requirements of the tower
ordinance and the criteria for a CUP. As proposed, the tower would be 140 feet from the north
property line of the site and the base area would be screened by existing and proposed trees.
The site design would be compatible with the adjacent church and parking lot.
COMMISSION ACTION
On August 16, 1999, the planning commission recommended approval of the conditional use
permit for this proposal.
RECOMMENDATIONS
Adopt the resolution on pages 20 and 21. This resolution approves a conditional use permit
to allow a 73-foot-tall telecommunications monopole and related equipment. This approval is
for the property at 1725 Kennard Street. The city bases this approval on the findings required
by the ordinance and is subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
Approve the site and design plans date-stamped July 23, 1999, for a 73-foot-tall
telecommunications monopole and equipment in the parking lot at 1725 Kennard Street.
Approval is based on the findings required by code and subject to the applicant doing the
following:
1. Repeat this review in two years if the city has not issued permits for this project.
Before getting a building permit, provide a grading, drainage, driveway and erosion
control plan to the city engineer for approval. The erosion control plan shall meet all
ordinance requirements.
3. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 150% of the cost of the unfinished work.
4. All work shall follow the approved plans. The director of community development may
approve minor changes.
CITIZENS' COMMENTS
City staff surveyed the owners of the 63 properties within 350 feet of the proposed site. We
received six replies. Two were for the proposal, two objected and two had comments.
For
1. We have no problem with the monopole being erected. (Dana - 1759 Maryknoll Avenue)
2. If this unit will be an asset to this area, I would vote in favor of it. (Mielke - Vadnais Heights)
Against
Why would you waste your time sending this out? Everything that our neighborhood opposes
is rammed down our throats anyway. This is just another but steady erosion of our
neighborhood like the influx of group homes and most recently the homeless shelter.
(Podgorski- 1764 Maryknoll Avenue)
No reason to have it, another eye sore, just for US West's benefit and profits, again, in the
long term, the public will pay for it through minimal rates, etc. Let's stop this nonsense now!!
No to this ridiculous item (and really, by a church)!! (OIson - 1643 Christie Place)
Comments
We could use better reception in this area. Not opposed to it. (J Knutson - Stillwater)
Will the transmissions from the tower interfere with TV reception or cellular phone reception?
I would be very upset if these are interfered with. I live very close to the tower. (Pekarek -
1773 Kennard Street)
REFERENCE INFORMATION
North:
South:
' West:
East:
SITE DESCRIPTION
Site size: 9.4 acres
Existing land use: Church, grade school and day care center
SURROUNDING LAND USES
Single dwellings
Townhomes across Larpenteur Avenue in Saint Paul
East Twins ball field across Prosperity Avenue
Single dwellings across Kennard Street
PLANNING
Land Use Plan designation: C (church) and S (school)
Zoning: R-1 (Single dwelling residential)
Ordinance Requirements
Section 36-606 requires a CUP for a tower in any residential zoning district.
Findings for CUP Approval
Section 36-442(a) states that the city council must base approval of a CUP on nine standards for
approval. Refer to findings one through nine in the resolution on pages 20 and 21.
p:sec15/1725kenn.mem
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Site Plan
4. Site Plan (Enlarged)
5. Elevation - Looking West
6. Applicant's letter dated July 22, 1999
7. Conditional Use Permit Resolution
Attachment I
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PROPOSED ANTENNA
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Attachment 4
EXISTING
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EXISTING LIGHTS
STORM DRAIN
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Attachment 6
July 22, 1999
Mr. Ken Roberts
Associate Planner
City of Maplewood
1830 East Co. Rd. B
Maplewood, MN 55109
CUP Application for a seventy three (73) foot US West Wireless monopole to be
used for PCS services, located at 1725 Kennard Street, Maplewood.
Site No. MIN-285
Dear Mr. Roberts,
This letter is designed to comply with the application procedures for a Conditional Use
Permit to receive approval for a Personal Communications Services (PCS) facility located at
1725 Kennard Street, Maplewood. We have enclosed an authorization letter from the
landowner that grants US West Wireless authority to present this application on their behalf.
see (Exhibit A).
US West Wireless has been granted a license by the Federal Communications Commission
(FCC) and has been providing PCS service to the metro area since July of 1998. To fulfill its
mandate from the FCC, US West Wireless has constructed a grid of antenna throughout its
service area. These facilities are spaced, depending on certain technical and geographical
variables, at intervals ranging from 1/4 mile to six (6) miles and at a height of approximately
fifty (50) to one hundred sixty (160) feet above ground level. It is expected that as more "fill
in" facilities are developed, the average antenna heights will be between sixty (60) and
ninety (90) feet.
The intent of the deployed system is to provide PCS service to all Twin City area
communities. Since US West Wireless intends to utilize PCS as an affordable Wireless
Local Loop service, coverage at the neighborhood level is essential (unlike Cellular, which is
typically a higher-cost mobile service). After several months of investigation, we have
determined that the proposed facility location at 1725 Kennard Street is the most feasible site
available to meet the needs of our PCS network. This is evidenced by our enclosed
Coverage and Capacity Letter. see (Exhibit B).
We believe that US West Wireless is offering to construct the most visually acceptable
monopoles of any of the present providers of PCS service. The most significant
characteristic of the proposed site is the antenna assemble located at the top of the monopole.
The antennas are located in an unobtrusive cylinder measuring a fraction of the diameter of
other carrier designs. Please take time to review the monopole renderings enclosed as
(Exhibit C).
10
PROPOSED USE:
US West Wireless is proposing to replace an existing 35 foot light standard with a 73 foot
galvanized steel monopole in the parking lot of the Presentation of the Blessed Virgin Mary
.Church. The lights are to be reattached to the new pole at their existing levels. At the base
of the pole is a lease area of approximately 12' x 16' to locate the associated ground
equipment for the US West Facility. This equipment is one of the newest designs from
Lucent Technologies and has an extremely small footprint. This site will require single
phase, 208 volt, 100-amp electrical service and a T1 phone line for utilities.
The monopole and accessory equipment will be located in the northwest portion of the
underlying parcel. This parcel measures approximately 600' by 600' and is one of the
largest of any within a ½ mile area. It is this size that uniquely qualifies this property to
provide more than adequate setbacks and screening. The nearest property line is
approximately 140 feet to the north of the proposed location. The church and school screen
the site from the east and existing mature trees screen the site from all other directions.
Although the monopole height will be greater than the height of the existing structures, the
visual focus should continue to be on the individual building and not the proposed facility.
The monopole will not have a direct impact on any of the surrounding areas.
As previously mentioned, this facility is a co-location with an existing light standard and
uses a very low profile antenna. The Maplewood Zoning Ordinance requires that we submit
a letter committing the tower and owner to shared use of this facility in the event reasonable
terms are offered. We do not feel any other additions to this monopole are in the best
interest of the community for the following reasons: (1) This tower is already being proposed
as a co-location with an existing light standard. (2) This facility is only 73 feet tall, which
would put the next opportunity for a user at approximately 55 feet. (Not a very desirable
height) (3) As a quick review of the attached (Exhibit C) would verify, a third user on this
pole would greatly impact its stealth design.
This facility will enhance public safety and welfare because it will enable US West Wireless
to enhance its Code Division Multiple Access (CDMA) wireless technology to the area.
CDMA technology, which did not exist six years ago, now is considered the leading wireless
access technology in the industry. The ability to transmit data such as fax, paging and
computer data transmission will open a whole new way of communicating by business,
individuals and govemment services. Police can use CDMA wireless fax machines as part of
their drug enforcement program to obtain immediate search warrants when illegal activity is
observed without leaving the scene. Firefighters can receive faxed blueprints of a building in
route to fight fires more safely. Ambulances can use it to transmit vital data to emergency
rooms, which allow the emergency rooms to be better prepared to receive injured accident
victims. Motorists will have greater flexibility of wireless phone choices, which will allow
them more security in placing emergency calls as needed. Additionally, CDMA encoding
will virtually eliminate the possibility of phone number cloning and cell number theft.
Zoning Requirements
In compliance with the requirements, we have searched a ½ mile radius from the proposed
facility to identify existing structures for co-location. There were three such structures
identified and a brief discussion of each is included below. A map of the immediate area and
the alternate sites are attached as (Exhibit D). (Exhibit E) identifies the location of all
adjacent US West Wireless facilities. This is very helpful in showing the required spacing
for these facilities.
1743 E. Iowa Apartments.
This 14 story building extends to approximately 150 feet and is simply too tall for the
proposed facility. Signals from this building would shoot too far in all directions and
cause unmanageable interference levels with our adjacent sites. The maximum height on
the southeastern side of the building should not exceed 50 feet at this location.
Church of the Presentation of the Blessed Virgin Mary Church. 1725 Kennard St.
The church roof was evaluated and failed the constructability analysis. Attached as
(Exhibit _F), is a letter from the US West Wireless project manager detailing his
concerns.
East Twins Babe Ruth Ball Park. (Near Prosperity and Larpenteur)
This field has six existing light standards that are approximately 60 feet tall. This site
was not pursued because of its lower ground elevation and the steep in crease in
elevation directly to the east. This steep elevation to the east becomes an obstacle to our
signals. For signals to clear the hill and provide coverage over to White Bear Avenue
would require the existing light standard be raised to approximately 125 feet.
US West Wireless hopes this correspondence and enclosures address all issues. Should you
have additional questions regarding the attached information or would like to discuss PCS
technology further, please contact us at 612/642-6279. Thank you for your time and
consideration of this application.
Kenneth L. Nielsen,
US West Wireless
US WEST Communications. Wireless
PERMIT AUTHORIZATION
To:
Property,Owner:
Please sign and return the letter of authorization below to:
US West Wireless
426 North Fairview Avenue
St. Paul, MN 55104
Attention: Steven Marigold
as soon as possible to assure rapid processing of this site. Any building permit applications
will be made only after the required zoning approval process has been completed.
This letter shall not constitute an agreement to enter a binding lease or Option to lease, and
neither party shall be bound with respect to the leasing of the property until a final Lease
Agreement is negotiated and signed by both parties.
Sincerely,
Kenneth L. Nielsen
US West Wireless
LETTER OF AUTHORIZATION
To Whom It May Concern'
The undersigned hereby authorizes US West Wireless, its attorneys, agents or
representatives, to make application for any necessary zoning petitions including the filing
of building permit applications.
Property Owner ' ~ '-- - ~ Date - Property Owner
Witness
Date
Date:
13
US West Communications - Wireless
July 20, 1999
Mr. Ken Roberts
Associate Planner
City of Maplewood
1830 East Co. Rd. B
Maplewood, MN 55109
Re: Coverage, capacity and interference study for a new US West site MIN285
located at 1725 Kennard Street, Maplewood, MN.
Dear Mr. Roberts:
As you are aware, US WEST Wireless, L.L.C. operates a wireless Personal
Communications Service (PCS) for the Twin Cities and surrounding area. The intent
of the service is to provide ubiquitous wireless service. A new site is planned for
1725 Kennard St., Presentation of the Blessed Virgin Mary Church.
PCS system features differ from conventional cellular service. These differences
include the voice quality, capacity and coverage depth. Utilizing Code Division
Multiple Access (CDMA) technology, the US WEST system voice quality compares
favorably to landline service with site capacity substantially increased over that of a
conventional cell site. In addition, US WEST intends to utilize PCS as an affordable
wireless local loop service. Good signal levels are essential at the neighborhood level
for wireless local loop service.
While choosing an appropriate location for a proposed site, we try to meet the coverage
and capacity objectives of that particular service area. In a typical situation the radio
design engineer applies the knowledge of the terrain and other signal obstructions
caused by buildings and foliage to the site selection process. For the service area
encompassing the Presentation of the Blessed Virgin Mary church the analysis was as
follows:
Coverage: One of the major and most visible differences between PCS and cellular
systems is the area of coverage of an individual cell. Due to the higher frequency of
operation, PCS cells will have considerably smaller coverage areas than Cellular cells.
(For purely coverage, all things except frequency being equal, to cover a given area at
the PCS frequency (1900 MHz) versus the Cellular frequency (850 MHz) requires, 2 - 3
times more cells.) To provide coverage for the area around the church and the adjacent
residential area, a cell site was deemed necessary to be situated at this location. To
14
accomplish these coverage objectives our antennas have been designed to be situated on
a freestanding pole 73 feet in height.
This location was selected through a process of determining where our signals need
enhancement. A search area for a suitable candidate site was established. Several
possible locations were then tested at various heights to determine the proper location.
The church parking lot was tested and was selected as the best location to meet the
coverage criteria. The 73-foot height was tested and found to be the minimum height
capable of providing this coverage.
Capacity: CDMA technology has an inherent capacity advantage over comparable
(current) analog technologies. A conservative calculation puts this capacity advantage
at six times for comparable operating bandwidths. For a 1.23 MHz bandwidth (the
bandwidth utilized by US WEST), about 1000 subscribers per site can be supported
during busy hour (with an acceptable call blocking probability). A reasonable estimate
of initial customer usage puts the traffic carrying requirements for a particular US
WEST site in this vicinity of at least 300 subscribers during busy hour which equates to
at least one PCS cell site.
Interference: US West deploys state-of-the-art sites that comply with all federally
regulated mandates to eliminate interference to all other radio and television services.
Site Selection: The site at 1725 Kennard St.. was selected because: (1) tests using a test
transmitter with a portable tower indicate that this site fulfills all of our coverage
requirements; and (2) mathematical analysis shows that it meets our present capacity
requirements. (3) the property size and use makes it an unobtrusive way to deploy US
WEST service to this area.
US West uses a portable test transmitter to confirm predictive analysis of a given site
selection. This test was performed at various heights twice to determine the
minimum height necessary for coverage of the intended area. It has been determined
that 73 feet is the minimum necessary height.
Maps of the various drive tests can be reviewed with our engineers if necessary.
Please do not hesitate to contact me directly at (612) 272-0040 regarding any
questions about this study.
Sincerely, ~ ....
[ J//D. (Dan) Weisenburger
[//Radio Systems Design Engineer
15
[I . EST®
Advanced PCS"
Min285
Blessed Virgin Mary Church
Maplewood, MN
PRIVATE
Not for disclosure outside of U S W~ST W~reless, L.L.C.
Do not distribute or reproduce without permission from U S W~ST W~reless, LLC.
16
½ Mile Search Radius Map
LEALAND
IELMONT
BURKE AW
IWSBlilO00 Ail 1.
FROST
AVE
MAVE
RIPLEY
KINSSTON
AVE
IEBIIASKA.
:BwoOD
COTTAGE
1. Blessed Virgin Church & School
2. 1743 E. Iowa 14 Story Building
3. East Twins Babe Ruth Ball Park
17
Attachment
Map of Proposed Maplewood Site
and Adjacent US West Sites
Proposed Site
Adjacent Site O
18
U $ ~.ST Commu~icntJa~s
Wireless -
4?.6 N. F~i~w, Rm 101
St. l~ul, MN 55104
Memorandum
To: Ken Nielsen
¢¢: Steve Marigold
Pat Conlin
From:
Date:
Re:
John Thielen- Project Manager~'~.
February 23, 1999
MIN285, Church of the Presentation Of The Blessed Virgin Mary
I have received the drawings of the above mentioned site and have had the opportunity to review them with
our strUctural engineer.
After having looked at the details of the constrUction of the roof of the church, it is our opinion that to attach
antennas to the amhitectural feature supporting the cross on this chumh would not be a sound decision.
The number of roof penetrations we would need to make in this copper clad roof in order to provide an
installation that would not destroy the architectural character, would be excessive. Each of these
penetrations would be in locations at which leakage would have substantial impact on the integrity of the
main strUctural support of the church roof. The potential impact to the church and it congregation could be
disastrous.
If we were to ignore these concems and proceed with the installation it is unlikely that we could construct the
site such that the aesthetic concerns of the church officials and the congregation were addressed.
Please consider this memo our formal rejection of this site for constructability issues.
19
Attachment 7
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Mr. Kenneth Nielsen, representing US West, applied for a conditional use permit
' to install a 73-foot-tall telecommunications monopole and related equipment.
WHEREAS, this permit applies to the property at 1725 Kennard Street. The legal description
is:
Subject to County Road A (Larpenteur Avenue), the South 656 feet of part of the SE 1/4
between Prosperity Road and Kennard Street in Section 15, Township 29, Range 22 in
Ramsey County, Minnesota. (PIN 15-29-22-43-0016)
WHEREAS, the history of this conditional use permit is as follows:
1. On August 16, 1999, the planning commission considered this request but tabled taking
action on the proposal.
The city council held a public hearing on September 27, 1999. City staff published a
notice in the paper and sent notices to the surrounding property owners as required by
law. The council gave everyone at the hearing a chance to speak and present written
statements. The council also considered reports and recommendations of the city staff
and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
conditional use permit, because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the city's Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not
create traffic congestion or unsafe access on existing or proposed streets.
The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools and
parks.
7. The use would not create excessive additional costs for public facilities or services.
2O
8. The use would maximize the preservation of and incorporate the site's natural and scenic
features into the development design.
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1. All construction shall follow the site plan approved by the city.
The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
The Maplewood City Council approved this resolution on September
1999.
2'1
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
MEMORANDUM
City Manager
Thomas Ekstrand, Associate Planner
Conditional Use Permit, Wetland Buffer Variance and Design Review -
Kline Volvo
Highway 61
September 9, 1999
INTRODUCTION
Project Description
Rick Kline, of Kline Auto World, is proposing to build a 14,778.5-square-foot, one-story Volvo
dealership north of Lexus of Maplewood on Highway 61. The proposed building would have an
exterior of rock-face concrete block and the EIFS (exterior insolation finish system) would have a
stucco-look material. There would be 13 car-repair bays and one car-wash bay. Refer to the
maps on pages 11-13.
Requests
The applicant is requesting that the city council approve:
A 75-foot wetland buffer variance. City code requires a 100-foot-wide wetland buffer along
the east edge of this site. The wetland buffer is to protect the adjacent wetland to the sides
and rear of the site. This wetland is classified as a Class 1 wetland by the Ramsey-
Washington Metro District. Class 1 wetlands are those with conditions and functions most
susceptible to human impact, are most unique, have the highest community resource
significance and similar characteristics. The applicant is proposing a 25-foot-wide buffer.
Refer to the letter on pages 15-16.
A conditional use permit (CUP) for a maintenance garage. The sale of new and used
vehicles is permitted. City code, however, requires a CUP for service and maintenance of
cars. Refer to pages 17-19.
3. Architectural, site and landscape plans.
DISCUSSION
Wetland BufferVariance
All setbacks meet code with the exception of the wetland setback. According to Rob Langer of
the Ramsey-Washington Metro Watershed District, the buffer around the wetland is very poor. It
consists primarily of compacted gravel. Even though the required buffer width is proposed to be
only 25 feet wide, the applicant would enhance it's quality over the buffer's current condition. The
watershed district has approved the proposed 25-foot-wide wetland-protection buffer with the
stipulation that the applicant restore the buffer with a native seed mix. They also required the
proposed underground, water-infiltration system for improved water quality. This variance would
be consistent with the 25-foot wetland-buffer variance approved for Lexus of Maplewood.
Conditional Use Permit
The city council should approve the CUP. The proposal would meet the findings for CUP
approval. This proposed auto dealership would be compatible with the neighboring Lexus
dealership.
Design Considerations
The rock-face concrete block and EIFS exterior would be compatible with Lexus of Maplewood
and with the other three auto dealerships south along Highway 61.
Trash Storage
The code requires that all trash containers be kept in screening enclosures with a closeable gate.
The applicant has not shown any area for trash storage. His two auto dealerships south of
County Road C both have outdoor trash storage. It is expected this site will also. Mr. Kline
should revise his site plan showing where he proposes to have his outside trash storage. This
storage should not be in required parking stalls.
Landscaping
The proposed landscaping is acceptable. It would be compatible with the landscaping plan
approved for Lexus of Maplewood to the south. The applicant has not provided a turf restoration
plan, however, for the proposed 25-foot-wide wetland buffer. This plan should be provided for
city and watershed distdct approval before a building permit is issued. Any landscaping and turf
establishment within the highway right-of-way should be subject to MnDOT's approval.
Site-Plan Concerns
Vehicle-Transport Unloading
The applicant has not explained where they intend to unload their vehicle transports. Unloading
on public right-of-way has been a recurring problem with other auto dealerships along Highway
61. Refer to Lieutenant Thomalla's memo on page 20. The only area available on site is within
ddve aisles. Before approving this plan, the applicant should show that they can maneuver a
semi-trailer-sized vehicle transport within the site and be able to exit (cab first) without backing
out onto the highway. Unloading on the highway right-of-way is not allowed.
Parkin0
The applicant must provide 88 parking spaces to meet code requirements for custumers (car
shoppers), for cars awaiting service and for employees. There are only 66 spaces shown on the
site plan. Some of the spaces shown, furthermore, are too narrow. The service-parking stalls
along the south lot line are shown at eight feet wide. The code requires 9 ~ feet. The employee
parking spaces may be nine feet wide as shown, but must have signs identifying them for
employee parking.
The inventory parking spaces are shown at eight feet wide and in two areas are proposed to be
stacked four rows deep. This seems as though it will create operational problems, but this is the
applicants problem if he chooses to stack vehicles in such a manner and in narrow stalls.
As stated, the applicant must provide 88 parking spaces. To comply with ADA (American's with
Disabilities Act) requirements, furthermore, there must also be four handicap-accessible parking
spaces on the site. These must be in locations most accessible to the main show-room entry.
One last concern is that the three customer-parking spaces at the southwest comer of the
building are not served by a 24-foot-wide access-drive aisle (code requirement). The access
aisle is only 23 feet wide. The stalls, furthermore, measure only 16 feet Iongmthe code requires
18 feet. The applicant can correct these deficiencies by deleting the adjacent landscaped island
and aligning these three stalls with the front drive aisle.
Access
The applicant should install a right-turn lane as required for Lexus of Maplewood. This lane
should be subject to MnDOT's approval.
Narrow Drive Aisle
The site plan shows a narrow 15-foot-wide ddve aisle by the southeast comer of the building.
This narrow width does not comply with the city code for two-way traffic--the code requires 24
feet. (Fire Chief, Joel Hewitt, furthermore, requires at least 20 feet. See his comments below.)
The applicant is considering revising this to make it a one-way traffic flow. In this event, it still
must be at least 20 feet wide. Any widening of this drive aisle would reduce the width of the
proposed 25-foot-wide wetland-protection buffer. This is not recommended since the applicant is
already asking for a 75 percent variance. Any adjustment should be toward the inside of the site.
Public Safety Concerns
Fire Chief's Comments
Chief Hewitt has two concerns:
1. The applicant should provide a fire hydrant on site to the rear of the building.
2. The 15-foot-wide drive aisle next to the southeast comer of the building should be widened to
20 feet to meet fire-safety code requirements.
Police
Lieutenant Thomalla expressed two concems--anticipated police responses due to theft and
traffic problems resulting from this proposal. Refer to the memo on page 20.
RECOMMENDATIONS
Adopt the resolution on pages 21-22. This resolution approves a 75-foot wetland buffer
vadance for the proposed Volvo dealership north of 3000 N. Highway 61. Approval is based
on the following findings:
1. Stdct enforcement of the code would cause undue hardship because of circumstances
unique to the property and not created by the property owner. The 100-foot-wide wetland
3
buffer requirement would make development of this site difficult. The difficulty was
created by the new ordinance.
The vadance would be in keeping with the spidt and intent of the ordinance, since the
applicant would improve the quality of the wetland buffer substantially over its present
state.
3. The city council previously approved a 75 foot vadance for the abutting Lexus of
Maplewood dealership.
Approval is subject to the applicant doing the following:
1. Submitting a grading and turf-restoration plan subject to the requirements of the city staff
and the Ramsey-Washington Metro Watershed District for the wetland buffer.
Dedicating a wetland-buffer easement. This easement shall descdbe the boundary of the
buffer and prohibit any building, mowing, cuffing, filling or dumping within the buffer. The
applicant shall record the deed for this easement before the city will issue a building
permit.
3. Installing signs at the edge of the wetland-protection buffer which prohibit any building,
mowing, cutting, filling or dumping within the buffer.
Adopt the resolution on pages 23-24. This resolution approves a conditional use permit for
a maintenance garage at the proposed Volvo dealership north of 3000 N. Highway 61.
Approval is based on the findings required by the code and subject to the following
conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
4. Unloading vehicle transports is prohibited anywhere off of the property.
5. Cars shall only be allowed to be parked on designated paved surfaces.
Approve the plans date-stamped August 27, 1999 for the proposed Kline Volvo automobile
dealership north of 3000 N. Highway 61, based on the findings required by the code.
Approval is subject to the following conditions:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Before getting a building permit, the applicant shall:
Dedicate and record a 25-foot-wide wetland-buffer easement. This easement shall
describe the boundary of the buffer and prohibit any building, mowing, cutting, filling
or dumping within the buffer.
Submit a revised landscape plan for the restoration of the 25-foot-wide wetland-
protection buffer, subject to staff and watershed district approval. This plan must also
show sod in all areas other than in the wetland buffer. The right-of-way shall also be
sodded unless MnDOT requires something different. The right-of-way shall have an
in-ground lawn irrigation system unless prohibited by MnDOT.
c. Revise the site plan for staff approval showing the following revisions:
(1)
88 parking spaces for car-shopping customers, employees and vehicles awaiting
servicing. The customer stalls must be at least 9 % by 18 feet; the employee
spaces must be at least 9 by 18 feet.
(2)
It must be demonstrated that the site has room to receive and unload semi-trailer-
size vehicle transports. It must also be shown that the transport can pull cab first
on to the highway.
(3)
The 15-foot-wide drive aisle at the southeast comer of the building shall be
widened to 20 feet for one-way traffic or 24 feet for two-way traffic. If widened for
one-way traffic, the applicant must install a directional sign indicating such. In
either case, the 25-foot wetland buffer must not be diminished in size.
(4)
The three customer-parking space at the southwest comer of the building shall be
revised to have a 24-foot-wide access ddve. These stalls shall also be
lengthened to 18 feet. The landscaped island in front could be omitted to
accommodate this.
(5) A right-turn-lane into the site, subject to MnDOT's approval.
(6) Four handicap-accessible parking spaces. One of these spaces must be van
accessible.
(7) A fire hydrant on the rear of the site subject to staff's and the fire chief's approval.
(8)
A trash enclosure that matches the building in material. This enclosure shall not
be place in required parking spaces. It must have a 100 percent opaque
closeable gate.
d. Have the site and wetland buffer staked with survey irons and visible lathe for clear
setback identification.
3. The applicant shall complete the following before occupying the building:
a. Replace any property irons removed because of this construction.
5
b. Install a reflectodzed stop sign at the exit and a handicap-parking sign for each
handicap parking space.
Construct a trash dumpster enclosure to meet code requirements.
Install an in-ground lawn irrigation system for the parking lot islands and the sodded
areas between the highway and the parking lot. Lawn irrigation in the right-of-way
may be waived if MnDOT will not allow it. It is also waived in the wetland buffer area.
e. Post signs designating at least 88 customer and employee parking spaces.
f. Install signs at the edge of the wetland-protection buffer which prohibit any building,
mowing, cuffing, filling or dumping within the buffer.
If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 200 percent of the cost of the unfinished work. Any unfinished
landscaping shall be completed by June 1 if the building is occupied in the fall or
winter or within six weeks if the building is occupied in the spring or summer.
This approval does not include the signs. Signage will be reviewed by staff through the
sign permit process.
All work shall follow the approved plans. The director of community development may
approve minor changes.
CITIZEN COMMENTS
staff asked the nine surrounding property owners within 350 feet of this site for their opinion
about this proposal. I received the following replies.
At this time we do not have any objections to the proposed development. However, as a
recent owner who developed property in the area, we are concerned that the city impose at
least the same building requirements imposed on us during our development a short time
ago. For instance, the site plan does not show a holding pond for water run off. The city
required our site to install a holding pond. (Winiecki, 1420 County Road D)
Staff Reply: The developer must install an equivalent system to Mr. Winiecki's holding pond.
The watershed distdct is requiring that the developer install a below-ground water-infiltration
system instead of a holding pond.
2. We would have no objection. It is auto now anyhow. (Rosell, 1037 McKusick Road)
3. All of us at Sparkle Auto Sales would welcome a Volvo dealership to our community. It would
be a great improvement over what is existing there now. (Bohnen, 3065 Maplewood Drive)
'7
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 2.33 acres
Existing land use: Backyard Building Systems shed sales lot and Owner to Owner Car Sales Lot
SURROUNDING LAND USES
North: Wetland and two single dwellings on property zoned M1 (light manufacturing)
South: Venburg Tire
West: Highway 61
East: Wetland
PAST ACTION
This Site
May 28, 1991: The city council approved a vadance waiving the requirement for in-ground lawn
irrigation and approved the site plan for Backyard Building Systems.
June 13, 1994: The city council approved a CUP for a used motor vehicle sales lot.
Other Wetland Setback Variance Approvals
February 26, 1996: The city council approved a 75-foot wetland setback vadance for Lexus of
Maplewood on Highway 61. Code required 100 feet. Lexus was required to provide an
"improved, quality" 25-foot-wide buffer in lieu of the poor-quality 100-foot-wide buffer that was
there.
December 9, 1996: The city council approved a 50-foot wetland setback vadance for Maplewood
Imports on Highway 61. Code required an average of a 100-foot setback from the wetland edge
with a minimum of 50 feet. The council allowed Maplewood Imports to build up to the wetland
edge.
December 9, 1996: The city council approved a 60-foot wetland setback variance for Frank
Winiecki of General Sprinkler. The code required 100 feet.
Apdl 14, 1997: The city council approved a 60-foot wetland setback vadance for National Tire
and Battery on White Bear Avenue. The code required 100 feet.
May 11, 1998: The council approved a 50-foot wetland setback variance for Hill-Murray High
School. The code required 100 feet.
September 28, 1998: The council approved an 80-foot wetland setback vadance for the Ramsey
County Battle Creek Park Aquatic Facility. The code required 100 feet.
May 10, 1999: The city council approved a 55.5-foot wetland buffer variance for Pep Boys
Automotive Center on White Bear Avenue. The code required 100 feet.
PLANNING
Land Use Plan designation: M-1
Zoning: M-1
Ordinance Requirements
Section 36-151(b)(9)(c) requires a CUP for maintenance garages.
Section 36-196(h)(3) of the wetland protection ordinance requires a 100-foot-wide wetland buffer
for the proposed Volvo site.
Section 25-70 of the city code requires that the community design review board make the
following findings to approve plans:
That the design and location of the proposed development and its relationship to neighboring,
existing or proposed developments, and traffic is such that it will not impair the desirability of
investment or occupation in the neighborhood; that it will not unreasonably interfere with the
use and enjoyment of neighboring, existing or proposed developments; and that it will not
create traffic hazards or congestion.
That the design and location of the proposed development is in keeping with the character of
the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive
development contemplated by this article and the city's comprehensive municipal plan.
That the design and location of the proposed development would provide a desirable
environment for its occupants, as well as for its neighbors, and that it is aesthetically of good
composition, materials, textures and colors.
Findings for Variance Approval
State law requires that the city council make the following findings to approve a variance from the
zoning code:
1. Strict enforcement would cause undue hardship because of circumstances unique to the
property under consideration.
2. The variance would be in keeping with the spidt and intent of the ordinance.
"Undue hardship", as used in granting of a variance, means the property in question cannot be
put to a reasonable use if used under conditions allowed by the official controls. The plight of the
landowner is due to circumstances unique to his property, not created by the landowner, and the
variance, if granted, will not alter the essential character of the locality. Economic considerations
alone shall not constitute an undue hardship if reasonable use for the property exists under the
terms of the ordinance.
Criteria for Conditional Use Permit Approval
Section 36-442(a) states that the city council may approve a CUP, based on nine standards.
Refer to the findings in the resolution on pages 23-24.
p:sec3\volvo.cup
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Site Plan
4. Building Elevations
5. Applicant's Narrative Statement for the Vadance Request dated August 16, 1999
6. Applicant's Conditional Use Permit Justification dated August 19, 1999
7. Memo from Lieutenant Thomalla dated September 2, 1999
8. Vadance Resolution
9. Conditional Use Permit Resolution
10. Plans Date-stamped August 27, 1999 (separate attachment)
l0
Attachment 1
VADNAIS HEIGHTS
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LOCATION
11
MAP
Attachment 2
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PROPERTY LINE I ZONING~ MAP 1 .~
Attachment 3
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13
Attachment 4
OEAST ELEVATION
a Volvo of Maplewood o
OWE]ST ELEVATION
ONORTH ELEVATION
QSOU TH ELEVATION
BUILDING ELEVATIONS
Attachment 5
JRyan
Construction, Inc.
6511 Cedar Avenue South · Minneapolis, Minnesota 55423 · (612) 866-4632 · Fax (612) 866-0390
August 16, 1999
City of Maplewood
1830 County Road B East
Maplewood, MN 55109
Attn: Mr. Tom Ekstrand
City Planner
Re: Proposed New Location of Kline Volvo
Dear Mr. Ekstrand:
On behalf of Kline Volvo please consider our request for setback variance from the
wetlands for our proposed new location on Highway 61 for our Volvo franchise. Due to the
limited amount of available visible land in Maplewood and its proximity to our existing
facility and its proximity to our competitors we have chosen this site, although it is not ideal.
The change to the subject property has occurred due to the wetland classification provided
by the Ramsey Washington Metro Watershed District. The subject wetland edge
essentially parallels the north eastern property line of Tracts. The delineation and analysis
was provided by the Watershed staff. The wetland is classified as a Group 1 Wetland.
The City of Maplewood Zoning Code Section 9-196, Wetlands and Streams, Item (h) Buffer
Standards, indicates the average and minimum width of a Group 1 wetland buffer shall be
100 feet. Strict adherence of a 100' wide buffer yard will render Tract C of RLS 525 not
developable to a reasonable use. The buffer yard was imposed onto the subject pareels
when the City adopted the new standards of Section 9-196 in April of 1995. The wetland
in question is completely east of the property line and is under the ownership of the
Ramsey Washington Metro Watershed.
The subject parcel average less than 300' in width and imposition of a 100' foot buffer will
consume 1/3 to 1/2 of the developable area. Due to the setbacks necessary on State
Highway 61, the property cannot be put to a reasonable use under the existing zoning with
a 100' buffer yard classifications.
This site is unique because of the wetland on two plus sides of the property. We have
hired R.J. Ryan Construction, Inc., and Sunde Engineering to work with the Ramsey
Washington Watershed District to design a state of the art dealership for this site, with
15
An Equal Opportunity Employer
keeping in mind the best utilization of the property and still maintaining the regulations of
the Watershed District for ponding and runoff.
Without this variance this site would be deemed unusable for our intentions of constructing
our new facility.
In order to maintain the integrity of the wetland and create an improved buffer edge, the
applicant is proposing a reduced buffer of 25' in width. The 25' buffer will also eliminate
the existing erodable edge condition with a 3 to 1 slope and a selected ground cover of
MN/DOT approved native grass species. The erodable slope will be removed and all
uncontrolled flows will be eliminated. The proposed 25' buffer will enable the parcels to be
developed to a reasonable use and improve the buffer yard over present day conditions.
Please consider our variance request for this site. We look forward to working with the City
of Maplewood and the Ramsey Washington County Watershed District on our attempt to
develop this property. If you have any questions, please do not hesitate to call.
Sincerely,
R.J Ryan Construction, Inc.
Jack Grotkin
Vice President
Attachment 6
RJRyan
Construction, Inc.
6511 Cedar Avenue South · Minneapolis, Minnesota 55423 · (612) 866-4632 · Fax (612) 866-0390
August19,1999
Mr. Tom Ekstrand
City of Maplewood
Associate Planner
1830 East County Road B
Maplewood, MN 53709
Re:
Site plan submittal
Conditional Use Permit
Kline Volvo Dealership State Highway 61
Dear Tom:
On behalf of R.J. Ryan Construction, Inc., & Kline Volvo, the applicant is requesting a
Conditional Use Permit for construction of a Car Dealership and maintenance garage in
association with the site plan approval, variance, and watershed permit approval.
The following responses to the criteria for a conditional use permit are based upon the
site plan package submitted to the City of Maplewood on August 13, 1999 and on the
grading permit plan set submitted to the Ramsey Washington Metro Watershed District
on August 13, 1999.
The use would be located, designed, maintained, constructed and operated to
be in conformity with the City's comprehensive plan and Code of Ordinances.
The Existing zoning is M-1 manufacturing which allows as an outright use
car dealerships and display lots. The majority of car dealerships on
Highway 61 have as a service to their customers a maintenance facility
specifically integrated into the car dealership operation.
The property to the south, Lexus of Maplewood, currently has operational
maintenance garages as does the Toyota Dealership located across
Highway 61. The proposed maintenance garage will occupy
approximately 6,200 sq. ft of the proposed 15,000 sq. ft facility. All
maintenance on the vehicles will occur within the structure as required by
Code. The exterior of the maintenance area will be constructed of the
17
An Equal Opportunity Employer
3
o
same rock-faced concrete masonry units as the showroom and customer
service area, similar to the Lexus Dealership.
The use would not change the existing or planned character of the surrounding
area.
The proposed use would improve the existing land use from a lot selling
wooden sheds to a permanent structure compatible with all applicable
Design Review Committee criteria and building codes.
The use would not depreciate property values.
The improvement to the slope adjacent to the wet land will eliminate the
erodable slope conditions and undesirable ground cover. The proposed
grading plan will improve the water quality, revegetate the slope with
native and appropriate grass species, conducive to an improved wetland
and wildlife habitat.
The use would not involve any activity, process, materials, equipment or
methods of operation that would be dangerous, hazardous, detrimental,
disturbing, or cause a nuisance to any person or property, because of excessive
noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage water run-
off, vibration, general unsightliness, electrical interference or other nuisances.
The proposed will not involve any of the above activities due to its location
in an M-1 district and lack of residential properties nearby. The exterior
lights are down cast cut off fixture at a 24' height and will illuminate the
parking lot and display areas.
The use would generate only minimal vehicular traffic on local streets and would
not create traffic congestion or unsafe access on existing or proposed street.
The proposed site plan will only have access from the northbound lanes of
State Highway 61. Southbound traffic on State Highway 61 will not have
access to the site. The entrance to the site will be coordinated with the
Minnesota Department of Transportation and will require a driveway
access permit. The location of the Volvo dealership was selected based
upon the traffic already on Highway 61 and the surrounding land uses.
The car dealership will not adversely affect the existing traffic on Highway
61 or any local street.
18
The use would be served by adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
The MWCC has been contacted and will allow connection to the sanitary
sewer. Storm drainage from the site has been discussed with the City
and Watershed. A grading permit and plan set has been submitted to the
watershed for approval.
The use would not create excessive additional costs for public facilities or
services.
No expansion of existing public facilities will be required.
The use would maximize the preservation of and incorporate the site's natural
and scenic features into the development design.
The proposed use has been designed to enhance the wetland edge and
provide a buffer yard area between the development and the wetland.
The erodable slopes will be eliminated and a buffer yard at a 3:1 slope will
be created along the entire wetland boundary. The buffer yard improved
at no cost to the watershed district.
9. The use would cause minimal adverse environmental effects.
As stated, all stormwater will be controlled and channeled through outlet
structures with appropriate rip rap and erosional/sedimentation controls in
place. Secondly, the maintenance garage operations will be located
within the proposed structure. All maintenance operations regarding
recycling waste products/oils of the vehicles will be performed to state
building codes and MPC^ regulations.
Thank you for the opportunity you have given us to present this proposal to you.
We look forward to working with the City of Maplewood on this facility. If you have any
questions please don't hesitate to call.
Sincerely,
Jack Grotkin
Vice President
Jg-sg
Jg-kli-let02
19
Attachment 7
MEMO
To:
From:
Subject:
Date:
Tom Ekstrand
Lt. David Thomalla//~
Review of Project Proposal for Kline Volvo
September 2, 1999
I have reviewed the attached plan for the proposed car dealership and have the following
concerns.
Another car dealership will impact the police department by increasing calls for service. Because
of the overnight storage of vehicles for service, these vehicles become a target for thefts. Many of
the other car dealerships in Maplewood experience numerous thefts from vehicle. This location
has undeveloped area to the east (rear) allowing easy access to the lot. A fence may deter some
thefts, however I don't find the plans to reflect a proposed fence. In checking records for calls for
service of two other nearby car dealerships, one dealership generated 15 calls for service, another
created 17 calls, to date in 1999.
The additional driveway onto Highway 61 poses a potential traffic hazard. Vehicles will be
entering a highway with a 55 mile-per-hour speed limit. This hazard is somewhat reduced with no
crossover for vehicles to exit southbound. However, when motorists are faced with the
availability of only one direction, drivers are then forced to look for the next nearest crossover to
make a U-turn, creating another potential hazard.
The proposal does not address an area for unloading new cars offsemi-tmcks. Some of the other
dealerships have tracks unload on the shoulder of Highway 61. This has been the source of
numerous complaints from the public and also creates another traffic safety hazard.
These issues need further consideration, from a public safety standpoint, before this plan is
approved.
Cc Chief Winger
20
VARIANCE RESOLUTION
WHEREAS, Rick Kline, of Kline Auto World, applied for a vadance from the zoning
ordinance.
WHEREAS, this vadance applies to property north of 3000 N. Highway 61. The legal
description is:
Tract C, Registered Land Survey No. 525
WHEREAS, Section 36-196(h)(3) of the wetland protection ordinance requires a 100-foot-
wide wetland buffer.
WHEREAS, the applicant is proposing a 25-foot-wide wetland buffer.
WHEREAS, this requires a variance of 75 feet.
WHEREAS, the history of this vadance is as follows:
1. On , the planning commission recommended that the city council approve
this variance.
The city council held a public headng on City staff published a notice in
the Maplewood Review and sent notices to the surrounding property owners as required
by law. The council gave everyone at the hearing an opportunity to speak and present
wdtten statements. The council also considered reports and recommendations from the
city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
vadance for the following reasons:
1. Strict enforcement of the code would cause undue hardship because of circumstances
unique to the property and not created by the property owner. The 100-foot-wide wetland
buffer requirement would make development of this site difficult. The difficulty was
created by the new ordinance.
The variance would be in keeping with the spirit and intent of the ordinance, since the
applicant would improve the quality of the wetland buffer substantially over its present
state.
3. The city council previously approved a 75 foot variance for the abutting Lexus of
Maplewood dealership.
Approval is subject to the applicant doing the following:
1. Submitting a grading and turf-restoration plan subject to the requirements of the city staff
and the Ramsey-Washington Metro Watershed Distdct for the wetland buffer.
2. Dedicating a wetland-buffer easement. This easement shall descdbe the boundary of the
buffer and prohibit any building, mowing, cutting, filling or dumping within the buffer. The
applicant shall record the deed for this easement before the city will issue a building
permit.
3. Installing signs at the edge of the wetland-protection buffer which prohibit any building,
mowing, cutting, filling or dumping within the buffer.
The Maplewood City Council adopted this resolution on
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Rick Kline, of Kline Auto World, applied for a conditional use permit for a motor
vehicle maintenance garage as part of a new Volvo automobile dealership;
WHEREAS, this permit applies to property north of 3000 N. Highway 61. The legal description is:
Tract C, Registered Land Survey No. 525
WHEREAS, the history of this conditional use permit is as follows:
1. On
this permit.
, the planning commission recommended that the city council approve
On , the city council held a public headng. The city staff published a notice in
the paper and sent notices to the surrounding property owners. The council gave everyone
at the heating a chance to speak and present written statements. The council also
considered reports and recommendations of the city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
conditional use permit based on the building and site plans. The city approves this permit
because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the city's comprehensive plan and code of ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to
any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water
or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference
or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not create
traffic congestion or unsafe access on existing or proposed streets.
o
The use would be served by adequate public facilities and services, including streets, police
and fire protection, drainage structures, water and sewer systems, schools and parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and scenic
features into the development design.
9. The use would cause minimal adverse environmental effects.
23
Approval is subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
2. The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
4. Unloading vehicle transports is prohibited anywhere off of the property.
5. Cars shall only be allowed to be parked on designated paved surfaces,
The Maplewood City Council adopted this resolution on
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
City Manager
Thomas Ekstrand, Associate Planner
Resolution of Appreciation for Marie Robinson
August 10, 1999
INTRODUCTION
Made Robinson resigned from the community design review board on July 28, 1999. Refer to
her letter on page 2. I attached a resolution of appreciation for Made. Made served on the
Maplewood Community Design Review Board for nine years from August 13, 1990 to July 27,
1999.
RECOMMENDATION
Adopt the attached resolution.
p:miscellVobinson.res(6.2)
Attachments:
1. Letter of Resignation from Made Robinson dated July 28, 1999
2. Resolution of Appreciation
Attachment 1
August 3, 1999
Tom Ekstrand
Community Design & Review Board
1830 East County Rd B
Maplewood, MN 55109-2797
Dear Tom:
I have terminated my position on the Maplewood Community Design and Review Board
effective July 28, 1999. Please pass along my thanks for the opportunity to service on
the board these past nine years.
Tom, your direction and insight into the proposed projects has been most helpful. Our
board had the advantage of working with a thorough review of all projects by your staff
before the applicants presented their information.
I will miss the teamwork of our members and yet there are two good candidates for the
vacancies. Good luck in shaping your new Community Design and Review Board.
Yours truly,
Marie Robinson
Attachment 2
JOINT RESOLUTION OF APPRECIATION
WHEREAS, Marie Robinson has been a member of the Maplewood Community Design
Review Board since August 13, 1990 and has served faithfully in that capacity; and
WHEREAS, the Community Design Review Board has appreciated her experience, insights
and good judgement; and
WHEREAS, Marie has freely given of her time and energy, without compensation, for the
betterment of the City of Maplewood; and
WHEREAS, Marie has shown dedication to her duties and has consistently contributed her
leadership and effort for the benefit of the City.
NOW, THEREFORE, IT IS HEREBY RESOLVED for and on behalf of the City of
Maplewood, Minnesota, and its citizens that Marie Robinson is hereby extended our gratitude
and appreciation for her dedicated service and we wish her continued success in the future.
Passed by the Maplewood
City Council on
George Rossbach, Mayor
Passed by the Maplewood
Community Design Review Board
on
Matt Ledvina, Chairperson
Attest:
Karen Guilfoile, Clerk