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HomeMy WebLinkAbout2023 06-20 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, June 20, 2023 City Hall, Council Chambers 1830 County Road B East A.CALL TO ORDER B.ROLL CALL C.APPROVAL OF AGENDA D.APPROVAL OF MINUTES1.April 18, 2023 Planning Commission Meeting Minutes E.PUBLIC HEARING1.Conditional Use Permit Amendment Resolution, Kline Nissan Additions, 3090 Maplewood Drive North2.Conditional Use Permit Amendment Resolution, M-Health Fairview/St. John’s, 1575 Beam Avenue East3.Lot Size and Setback Variance Resolution, 1759 Phalen Place4.Nuway Alliance, 2000 White Bear Avenue Northa.Comprehensive Plan Amendment Resolutionb.Zoning Map Amendment Ordinancec.Conditional Use Permit Resolution F.NEW BUSINESSNone G.UNFINISHED BUSINESSNone H.COMMISSION PRESENTATIONS I.STAFF PRESENTATIONSNone 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 April 18, 2023 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, April 18, 2023 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 7:33 p.m. by Chairperson Arbuckle B.ROLL CALL Paul Arbuckle, Chairperson Present Frederick Dahm, Commissioner Present Tushar Desai, Vice Chairperson Present John Eads, Commissioner Absent Allan Ige, Commissioner Present Tom Oszman, Commissioner Present Lue Yang, Commissioner Present Staff Present: Michael Martin, Assistant Community Development Director Elizabeth Hammond, Planner C.APPROVAL OF AGENDA Commissioner Yang moved to approve the agenda as presented. Seconded by Commissioner Dahm Ayes – All The motion passed. D.APPROVAL OF MINUTES 1.February 21, 2023 Planning Commission Meeting Minutes Commissioner Desai moved to approve the February 21, 2023 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Dahm Ayes – All The motion passed. E.PUBLIC HEARING 1.Conditional Use Permit Resolution, Multiple Residential Dwelling, 2627 Stillwater RoadEast Elizabeth Hammond, Planner, presented the Conditional Use Permit Resolution, Multiple Residential Dwelling, 2627 Stillwater Road East, and answered questions from the commission. Cecilia Chang, Property Owner, addressed the commission and answered questions. Chairperson Arbuckle opened the public hearing. D1 PC Packet Page Number 1 of 84 April 18, 2023 Planning Commission Meeting Minutes 2 The following individuals addressed the commission regarding the project: James Weingartz, 1091 Ferndale St N Chairperson Arbuckle closed the public hearing. Commissioner Desai moved to approve a conditional use permit resolution for a multiple residential dwelling located at 2627 Stillwater Road, subject to certain conditions of approval. CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Cecilia Chang, Property Owner, has requested a Conditional Use Permit for a multiple- dwelling building on the property. 1.02 The property is located at 2627 Stillwater Road East and is legally described as: Lots 26 and 27, Block 5, Midvale Acres No. 2, except that part of Lot 26, Block 5, Midvale Acres No. 2, described as follows: Beginning at the Southeasterly corner of said Lot 26, thence Northwesterly 297.7 feet more or less along the Northeasterly line of Lot 26 to the Northeasterly corner of Lot 26, thence Southwesterly along the Northwesterly line of Lot 26 for the 27.95 feet more or less to the Northwesterly corner of Lot 26, thence South along the West line of Lot 26 for 114.00 feet, thence Northeasterly parallel to the Northwesterly line of Lot 26 for 59.06 feet, thence Southeasterly 200.85 feet more or less to the Southeasterly line of lot 26 at a point that is 53.67 feet Southwesterly from the point of beginning, thence Northeasterly along said Southeasterly line for 53.67 feet to the point of beginning. PID 252922140001 1.03 City Ordinance Sec. 44-512 allows for multiple residential dwellings in the property’s zoning district through a conditional use permit approved by the city council. Section 2. Standards. 2.01 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the City’s Comprehensive Plan and Code of Ordinances. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, D1 PC Packet Page Number 2 of 84 April 18, 2023 Planning Commission Meeting Minutes 3 odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7.The use would not create excessive additional costs for public facilities or services. 8.The use would maximize the preservation of and incorporate the site’s natural and scenic features into the development design. 9.The use would cause minimal adverse environmental effects. Section 3. Findings. 3.01 The proposal meets the specific Conditional Use Permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1.On April 18, 2023, the Planning Commission held a public hearing. 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 approve this resolution. 2.On May 8, 2023, the City Council discussed this resolution. They considered reports and recommendations from the planning commission and City staff. Section 5. City Council 5.01 The City Council hereby _______ the resolution. The conditional use permit resolution approves a residential multiple-dwelling building on the property. Approval is based on the findings outlined in section 3 of this resolution. Approval is subject to the following conditions: 1.The property can have up to ten (10) multiple residential dwelling units. Any proposed increase in residential habitable space will require review by the city and an amendment to the conditional use permit. 2.The applicant will ensure the property meets the requirements of the building official and fire marshal. 3.The applicant must hire a Minnesota-licensed architect to inspect and evaluate the entire building, verify that the construction meets the minimum requirements of the Minnesota State Building Code, and make recommendations where the construction is substandard. A licensed contractor must apply for a building permit for the change of use and any necessary construction alterations. D1 PC Packet Page Number 3 of 84 April 18, 2023 Planning Commission Meeting Minutes 4 4.The applicant must obtain a SAC determination letter from the Metropolitan Council. The applicant will pay any unpaid fees as required by the determination letter. 5.The city must review any exterior improvements to the site. 6.The applicant shall provide a trash enclosure plan for the dumpster on the property. The enclosure must achieve the screening requirements as outlined in the city code. This plan may be reviewed and approved by staff. 7.The applicant must comply with the city’s rental housing licensing program requirements. 8.Code requires two parking stalls for each multiple residential dwelling unit, with one of those being an enclosed stall. The property does not have enclosed parking stalls for the dwelling units. This resolution approves a waiver to the requirement for enclosed parking stalls. 9.The applicant shall submit a parking plan illustrating the number and location of parking stalls provided on the site. The applicant must request a parking waiver if the parking plan does not provide the required stalls. There shall be two stalls provided for each dwelling unit. In addition, commercial uses are required to have parking provided as outlined in Section 44 – 17, based on the type of commercial use. For a commercial office building use, one space is required for every 200 square feet or portion thereof of floor area. 10.The city council shall review this permit in one year. Seconded by Commissioner Ige Ayes – All The motion passed. This item will go to the city council on May 8, 2023. 2.Conditional Use Permit Resolution, Multifamily Residential Project, 1310 Frost Avenue East Michael Martin, Assistant Community Development Director, presented the Conditional Use Permit Resolution, Multifamily Residential Project, 1310 Frost Avenue East, and answered questions from the commission. Justin Fincher, JB Vang Partners, Inc, addressed the commission and answered questions. Chairperson Arbuckle opened the public hearing. The following individuals addressed the commission regarding the project: Donna Borchert, Borchert’s Meat Market, 1344 Frost Ave Dave Borchert, Borchert’s Meat Market, 1344 Frost Ave Chairperson Arbuckle closed the public hearing. Commissioner Ige moved to approve a resolution for a conditional use permit approving a four- story, 65-unit multifamily apartment project to be constructed at 1310 Frost Avenue East. D1 PC Packet Page Number 4 of 84 April 18, 2023 Planning Commission Meeting Minutes 5 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.03 Ashley Bisner, of JB Vang, has requested approval of a conditional use permit to permit a four-story multifamily building. 1.04 The property is located at 1310 Frost Avenue East and is legally described as: PIN: 152922320076. Lots 1, 2, 3, 4, 5, 6, and 7, except the South 7 feet of said Lot 7, Block 3, Gladstone, according to the recorded plat thereof, together with the vacated Ridge Street adjacent, Ramsey County, Minnesota. Abstract Property Section 2. Standards. 2.01 City Ordinance Section 44-359 requires a Conditional Use Permit for multiple dwelling buildings that exceed a height of 35 feet. 2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the City’s Comprehensive Plan and Code of Ordinances. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7.The use would not create excessive additional costs for public facilities or services. 8.The use would maximize the preservation of and incorporate the site’s natural and scenic features into the development design. 9.The use would cause minimal adverse environmental effects. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. D1 PC Packet Page Number 5 of 84 April 18, 2023 Planning Commission Meeting Minutes 6 Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On April 18, 2023, 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 approve this resolution. 2.On May 8, 2023, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 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 following conditions: (additions are underlined and deletions are crossed out): 1.All construction shall follow the approved plans, date-stamped March 31, 2023. 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. 3.The city council shall review this permit in one year. 4.A parking waiver of 27 parking spaces is approved. If a parking shortage develops, the city council may require additional parking spaces to be constructed. Seconded by Commissioner Desai Ayes – All The motion passed. This item will go to the city council on May 8, 2023 F.NEW BUSINESS 1.Zoning Code – Sign Code Regulations Discussion Rita Trapp, HKGi, presented the Zoning Code – Sign Code Regulations Discussion and answered questions from the commission. G.UNFINISHED BUSINESS None H.COMMISSION PRESENTATIONS None I.STAFF PRESENTATIONS None J.VISITOR PRESENTATIONS D1 PC Packet Page Number 6 of 84 April 18, 2023 Planning Commission Meeting Minutes 7 K. ADJOURNMENT Chairperson Arbuckle adjourned the meeting at 9:11 p.m. D1 PC Packet Page Number 7 of 84 THIS PAGE IS INTENTIONALLY LEFT BLANK PC Packet Page Number 8 of 84 PLANNING COMMISSION STAFF REPORT Meeting Date June 20, 2023 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Michael Martin, AICP, Assistant Community Development Director AGENDA ITEM: Conditional Use Permit Amendment Resolution, Kline Nissan Additions, 3090 Maplewood Drive North Action Requested:  Motion ☐Discussion  Public Hearing Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Policy Issue: Kline Nissan is proposing two building additions: one to its service area and one to its parts department. The work on the building’s south side will alter the curb line and add impervious surface, but will still comply with setback requirements in relation to the wetland south of the site. Kline Nissan needs city approval of a conditional use permit amendment and design review to proceed with the project. Recommended Action: Motion to approve a resolution for a conditional use permit amendment approving two building additions to be constructed at 3090 Maplewood Drive North. 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 June 1, 2023. The initial 60-day review deadline for a decision is July 31, 2023. 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: Conditional Use Permit Amendment Article II, Section 44-637 of the city code requires a conditional use permit to construct and operate a motor vehicle maintenance garage in a light manufacturing (M-1) district. In 2002, the city council approved a CUP allowing a motor vehicle maintenance garage. The proposed building additions for E1 PC Packet Page Number 9 of 84 the service and parts departments of the dealership will be built over existing hard surface and will blend in well with the existing building. There are no residential areas nearby that are directly affected by any noise generated by the dealership. The south side addition will require an expansion of the parking lot, bringing the curb line closer to the wetland to the south of the site. A variance was approved in 2002 to allow the Kline Nissan development to come within 50 feet of the wetland on the north and 25 feet on the south. The applicant’s proposed site plan meets the wetland setback requirements, and the project must continue to comply with the variance’s 2002 conditions. Design Review Building Elevations The building additions are oriented towards the rear and will be constructed with rock-faced CMU blocks and painted to match the existing building. No changes are proposed to the front elevation of the building, which was constructed with better architectural finishes. No changes are proposed to the site’s photometric and landscaping plans. Department Comments Engineering Please see Jon Jarosch’s engineering report, dated May 22, 2023, attached to this report. Environmental Please see Shann Finwall’s environmental report, dated June 8, 2023, attached to this report. Building Official – Randy Johnson The proposed building is required to meet the minimum requirements of the Minnesota State Building Code Board and Commission Review Community Design Review Board June 20, 2023: The community design review board (CDRB) will review this project. Planning Commission June 20, 2023: The planning commission will hold a public hearing and review this project. Citizen Comments Staff sent public hearing notices to the 17 surrounding property owners within 500 feet of the proposed site and invited property owners to share their opinions about this proposal. Staff did not receive any comments. E1 PC Packet Page Number 10 of 84 Reference Information Site Description Project Area: 4.69 acres Existing Land Use: Auto Car Sales and Services Surrounding Land Uses North: Undeveloped land East: Manage A Wetland Buffer South: Manage A Wetland Buffer West: Highway 61 Planning Existing Land Use: Commercial Existing Zoning: M1 – Light Manufacturing Previous Approvals On May 28, 2002, the city council approved a conditional use permit (CUP) resolution allowing a motor vehicle maintenance garage to be operated by Kline Nissan at this site. On June 24, 2002, the city council approved a wetland buffer variance ranging from a 50-foot-wide buffer on the northeast side of the property to a 75-foot-wide buffer on the south and southeast sides of the site. November 13, 2017: The city council approved a CUP and design review for a 2,666-square-foot addition to the existing building. The addition was for a car wash and two detail bays. Attachments: 1.Conditional Use Permit Resolution 2.Design Review Resolution 3.Overview Map 4.2040 Future Land Use Map 5.Zoning Map 6.Wetland Map 7.Applicant’s Narrative 8.Site Plan 9.Building Elevation 10.Engineering Report, dated May 22, 2023 11.Environmental Report, dated June 8, 2023 12.Applicant’s Plans (separate attachment) E1 PC Packet Page Number 11 of 84 CONDITIONAL USE PERMIT AMENDMENT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Jack Grotkin, RJ Ryan Construction Inc,. on behalf of Kline Nissan has requested approval of a conditional use permit amendment to construct two building additions associated with the service and parts function of the car dealership. 1.02 The property is located at 3090 Maplewood Drive and is legally described as: PIN: 03-29-22-33-0022 – Tract “A”, Registered Land Survey No. 15, on file in the office of the Registrar of Titles within and for said County, except that part lying easterly of a line beginning at a point on the north line of said Tract 1494.91 feet west of the northeast corner of said Tract; thence southeasterly at an angle of 56 degrees, 43 minutes with said north line 445.39 feet; thence at an angle of 79 degrees 39 minutes to the right 188.7 feet to a point on the south line of said Tract 1303.88 feet west from the southeast corner of said Tract, Ramsey County, Minnesota. Torrens Certificate Number: 171003. Section 2. Standards. 2.01 City Ordinance Section 44-637 requires a Conditional Use Permit for motor vehicle maintenance garages and car washes. 2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the City’s Comprehensive Plan and Code of Ordinances. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. E1, Attachment 1 PC Packet Page Number 12 of 84 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. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On June 20, 2023, 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 July 10, 2023, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 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 following conditions: (additions are underlined and deletions are crossed out): 1.All construction shall follow the site plan approved by the city and date-stamped June 1, 2023. 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 applicant shall not load or unload vehicles on public right-of-way. 4.Cars can only be parked on designated paved surfaces. 5.The City Council shall review this permit in one year. 6.All repair, assembly, disassembly and maintenance shall occur within an enclosed building, except minor maintenance. Minor maintenance shall include work such as tire replacement or inflation, adding oil or wiper fluid replacement. 7.Water from car wash shall not drain onto a public street or access. A drainage system shall be installed, subject to the approval of the city engineer. E1, Attachment 1 PC Packet Page Number 13 of 84 8.All trash, waste materials and obsolete parts shall be stored within an enclosed trash container. 9.The City Council shall review this permit in one year. __________ by the City Council of the City of Maplewood, Minnesota, on July 10, 2023. E1, Attachment 1 PC Packet Page Number 14 of 84 DESIGN REVIEW RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Jack Grotkin, RJ Ryan Construction Inc,. on behalf of Kline Nissan has requested approval design review to construct two building additions associated with the service and parts function of the car dealership. 1.02 The property is located at 3090 Maplewood Drive and is legally described as: PIN: 03-29-22-33-0022 – Tract “A”, Registered Land Survey No. 15, on file in the office of the Registrar of Titles within and for said County, except that part lying easterly of a line beginning at a point on the north line of said Tract 1494.91 feet west of the northeast corner of said Tract; thence southeasterly at an angle of 56 degrees, 43 minutes with said north line 445.39 feet; thence at an angle of 79 degrees 39 minutes to the right 188.7 feet to a point on the south line of said Tract 1303.88 feet west from the southeast corner of said Tract, Ramsey County, Minnesota. Torrens Certificate Number: 171003. Section 2. Site and Building Plan Standards and Findings. 2.01 City ordinance Section 2-290(b) requires that the community design review board make the following findings to approve plans: 1.That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2.That the design and location of the proposed development are in keeping with the character of the surrounding neighborhood and are not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3.That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Section 3. City Council Action. 3.01 The above-described site and design plans are hereby approved based on the findings outlined in Section 3 of this resolution. Subject to staff approval, the site must be developed and maintained in substantial conformance with the design plans date-stamped June 1, 2023. Approval is subject to the applicant doing the following: 3.02 1.Obtain a conditional use permit amendment from the city council for this project. E1, Attachment 2 PC Packet Page Number 15 of 84 2.Repeat this review in two years if the city has not issued a building permit for this project. 3.All fire marshal and building official requirements must be met. 4.Satisfy the requirements set forth in the engineering review authored by Jon Jarosch, dated May 22, 2023. 5.Satisfy the requirements set forth in the environmental review authored by Shann Finwall, dated June 8, 2023. 6.The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 7.Prior to the issuance of a building permit, the applicant shall submit for staff approval the following items: a.The applicant shall provide the city with a cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. b.Elevation drawings of any roof-top or exterior building mechanical equipment for review and approval and, if necessary, the inclusion of required screening. 8.The applicant shall complete the following before occupying the building: a.Replace any property irons removed because of this construction. b. Provide continuous concrete curb and gutter around the parking lot and driveways. c.Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. 9.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 public health, safety or welfare. b.The above-required letter of credit or cash escrow is held by the City of Maplewood for all required exterior improvements. The owner or contractor shall complete any unfinished exterior improvements by June 1 of the following year if occupancy of the building is in the fall or winter or within six weeks of occupancy of the building if occupancy is in the spring or summer. 12.All work shall follow the approved plans. The director of community development may approve minor changes. __________ by the City Council of the City of Maplewood, Minnesota, on July 10, 2023. E1, Attachment 2 PC Packet Page Number 16 of 84 3090 Maplewood Drive North - Overview Map City of Maplewood May 12, 2023 Legend !I 0 475 FeetSource: City of Maplewood, Ramsey County Subject Property E1, Attachment 3 PC Packet Page Number 17 of 84 3090 Maplewood Drive North - Future Land Use Map City of Maplewood May 12, 2023 Legend !IFuture Land Use - 2040 Low Density Residential Medium Density Residential High Density Residential Commercial Utility Open Space Subject Property 0 475 FeetSource: City of Maplewood, Ramsey County E1, Attachment 4 PC Packet Page Number 18 of 84 3090 Maplewood Drive North - Zoning Map City of Maplewood May 12, 2023 Legend !IZoning Single Dwelling (r1) Multiple Dwelling (r3) Planned Unit Development (pud) Light Manufacturing (m1) Subject Property 0 475 FeetSource: City of Maplewood, Ramsey County E1, Attachment 5 PC Packet Page Number 19 of 84 3090 Maplewood Drive North - Wetland Map City of Maplewood May 12, 2023 Legend !IWetlands Manage A Manage C Storm Water Pond Subject Property 0 475 FeetSource: City of Maplewood, Ramsey County E1, Attachment 6 PC Packet Page Number 20 of 84 E1, Attachment 7 PC Packet Page Number 21 of 84 E1, Attachment 8 PC Packet Page Number 22 of 84 E1, Attachment 9 PC Packet Page Number 23 of 84 Engineering Plan Review PROJECT: Kline Nissan Expansion 3090 Hwy 61 North PROJECT NO: 23-10 COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer DATE: 5-22-2023 PLAN SET: Civil plans dated 3-15-2023 REPORTS: None The applicant is seeking city approval for an addition to the existing building at 3090 Highway 61.The applicant is requesting a review of the current design. The amount of disturbance on this site is less than ½ acre, with less than 5,000 square feet of new impervious surfaces being added. As such, the applicant is not required to meet the City’s stormwater quality, rate control, and other stormwater management requirements. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents for final review. The following are engineering review comments on the design and act as conditions prior to issuing permits. Grading and Erosion Control 1)Inlet protection devices shall be installed on all existing and proposed onsite storm sewer until all exposed soils are stabilized. This includes storm sewer on adjacent streets that could potentially receive construction related sediment or debris. 2)Adjacent streets and parking areas shall be swept as needed to keep the pavement clear of sediment and construction debris. 3)All pedestrian facilities shall be ADA compliant. 4)The total grading volume (cut/fill) shall be noted on the plans. 5)A copy of the project SWPPP and NDPES Permit (if required) shall be submitted prior to the issuance of a grading permit. 6)Perimeter control (silt fencing, bio-logs, etc.) shall be installed at the perimeter of exposed soils to contain sediment within the construction zone. E1, Attachment 10 PC Packet Page Number 24 of 84 Sanitary Sewer and Water Service 7)A SAC determination is required if changes to the number of plumbing fixtures at this property occur due to the proposed building additions. The applicant shall be responsible for paying any SAC or WAC charges related to the improvements proposed with this project. 8)All modifications to the water system shall be reviewed by Saint Paul Regional Water Services. All requirements of SPRWS shall be met. Other 9)The plans shall be signed by a civil engineer licensed in the state of Minnesota. 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. 10)Grading and erosion control permit -END COMMENTS - E1, Attachment 10 PC Packet Page Number 25 of 84 Environmental Review Project: Kline Nissan Date of Plans: March 15, 2023 – Site Plan May 5, 2023 – Grading and Drainage Date of Review: June 8, 2023 Location: 3090 Maplewood Drive Reviewer: Shann Finwall, Environmental Planner Project Background: Kline Nissan is proposing two building additions on the north and south side of the building. The south side addition will require an expansion of the parking lot, altering the curb line and adding impervious surface. The altered curb line will come closer to the wetland. There is a Manage A wetland adjacent the site. City code requires a 100-foot wetland buffer adjacent a Manage A wetland. In 2002, the City approved a wetland buffer variance to allow the Kline Nissan development to come to within 50 feet of the wetland on the north side and within 25 feet of the wetland on the south side. The development must comply with the wetland buffer variance conditions approved by the City in 2002. Wetland Requirements 1.Wetland Ordinance: The City’s wetland ordinance requires buffers around wetlands based on their classifications. No mowing, grading, or building is allowed within the buffer. 2.Required Wetland Buffers: City code requires a 100-foot buffer around a Manage A wetland. In 2002 the City approved a 50- to 75-foot wetland buffer variance allowing the Kline Nissan development to encroach within 50 feet of the wetland on the north side and 25 feet of the wetland on the south side of the property. Following are the conditions of approval of the 2002 wetland buffer variance: a.Dedicating a 50-foot wetland protection buffer easement along the northeast lot line and a 25-foot wetland protection buffer easement along the remaining wetland edge. This easement shall be prepared by a land surveyor, shall describe the boundary of the buffer and shall prohibit any building, mowing, cutting, filling or dumping within the buffer. The applicant shall record this easement before the city will issue a building permit. b.Submitting a revised grading plan showing compliance with the required wetland dedications. The grading plan shall include grading to within 10 feet of the wetland edge on the side where the 50-foot buffer is required, with restoration of the remaining 40 feet of wetland buffer consisting of native plantings to be approved by staff and the watershed district. E1, Attachment 11 PC Packet Page Number 26 of 84 c.Submitting a revised landscape plan for the restoration of 40 feet of the wetland- protection buffer on the northeast side of the site and for the 25-foot buffer in the other wetland buffer areas. This plan shall be subject to staff and watershed district approval. Underground irrigation is required for all landscaped areas, excluding the wetland protection buffer. d.Installing signs at the edge of the wetland-protection buffer which prohibit any building, mowing, cutting, filling or dumping within the buffer. e.Submitting a signed maintenance agreement to the Ramsey/Washington Metro Watershed District and the city for maintenance of the subsurface storm water infiltration system that accepts responsibility for any necessary maintenance and upkeep of the system. 3.New Wetland Buffer Impacts: The applicant proposes to remove portions of the parking lot and curb and add impervious surface on the south side of the property. It is unclear if the additional impervious surface will encroach further into the green space. 4.Wetland Buffer Recommendations: a.Prior to issuance of a grading or building permit, the applicant must complete the following: 1) Revised grading and drainage and site plans: The grading plan shows the removal of the pavement and curb on the south side of the property, but does not show how the pavement and curb will be reconstructed in that area. The site plan shows an expansion of the parking spaces, but does not show how close the expansion will come to the wetland edge. The applicant must submit a revised grading and drainage and site plans that detail how close the grading and new curb and parking area will encroach to the edge of the wetland on the south side of the property. 2)Landscape plan: The applicant must submit a landscape plan showing plantings in all green spaces that have been impacted by the modified parking area. The plantings must comply with the City’s landscape policies that will ensure nonnative and invasive species are avoided, seed mix is appropriate for use in areas proposed, and plantings are climate resilient. 3)Wetland buffer sign plan: The 2002 wetland buffer variance required that the applicant install wetland buffer signs depicting no building, mowing, cutting, filling or dumping within the buffer. Some of the existing signs are missing. The applicant must submit a wetland buffer sign plan showing the existing and proposed wetland buffer signs to be installed along the approved wetland buffer on the north, east, and south side of the property. Signs must be a minimum of 100 feet apart. 4)Install the wetland buffer signs. 5)Submit a cash escrow or letter of credit to cover 150 percent of the required landscaping. E1, Attachment 11 PC Packet Page Number 27 of 84 PLANNING COMMISSION STAFF REPORT Meeting Date June 20, 2023 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Conditional Use Permit Amendment Resolution, M-Health Fairview/St. John’s, 1575 Beam Avenue East Action Requested:  Motion ☐Discussion  Public Hearing Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Policy Issue: M-Health Fairview proposes a 7,000 square-foot addition to the existing St. John’s Hospital campus. The 16-bed medical observation unit would provide immediate patient care capacity due to increased patient volumes. To proceed with this project, the applicant requests approval for a conditional use permit amendment and design review. Recommended Action: Motion to approve a resolution for a conditional use permit amendment, approving a 7,000 square foot addition to the existing St. John’s Hospital campus to be constructed at 1575 Beam Avenue, subject to conditions of approval. 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 June 7, 2023. The initial 60-day review deadline for a decision is August 6, 2023. As stated in Minnesota State Statute 15.99, the city can take an additional 60 days, if necessary, to complete the review. Background: The applicant proposes a 7,000-square-foot addition to the existing St. John’s Hospital campus. The project aims to provide immediate patient care capacity due to increased patient volumes. The proposed medical observation unit will have 16 new private patient care spaces and patient and staff support spaces. E2 PC Packet Page Number 28 of 84 Conditional Use Permit Amendment/Previous Actions The property has an existing Conditional Use Permit, and any expansion or changes on the site requires an amendment. May 20, 1982: Approved the original CUP. May 12, 1997: Approved a 25-foot front setback variance for the parking ramp. Approved a 10-foot parking lot setback variance from Hazelwood Street Approved a CUP revision. Approved site and building design plans. November 10, 1997: Approved the proposal for the stand-alone medical building north of the hospital. November 23, 1998: Vacated the former St. John’s Boulevard right-of-way that was not in the location of the eventual road placement. September 22, 2008: Approved CUP amendment and vacations related to an expansion project. January 25, 2021: Approved a 21,000 sq. ft. vertical building expansion at Saint John’s Hospital. Design Review Site Plan The proposed project would not change the existing site access. The new building addition would be accessed from the current parking lot to the east and the adjacent southwest building. The single-level addition is not directly attached to the adjoining building foundation but will have an enclosed at-grade connection. Building Elevations and Screening The proposal includes high-quality and attractive building materials to complement the existing buildings and the overall site. The materials include cedar architectural wall panels with staggered seams in vintage wood espresso color and black aluminum framed insulated window frames with insulated glazing. The building is one level and 12.8 feet in height. A 365-square-foot mechanical system yard is on the south side of the addition. This area is screened with a 10-foot fence with cedar wood slats fastened to steel posts. The horizontal slats are wood, stained to match the building, and installed on alternating sides of the posts to provide airflow to the mechanical equipment. The slats are aligned so there aren’t visible openings, and the screening is effectively 100% opaque. Parking The hospital campus has 1,252 parking spaces and is required to maintain the parking onsite as a condition of the CUP in place currently. Parking capacity on the property will remain the same for this project. Given how this proposed building is intended to be used, staff does not expect a significant increase in parking demand to be generated due to this project or a need to require additional stalls. E2 PC Packet Page Number 29 of 84 Landscaping and Tree Plans Tree removal and replacement, and landscaping are proposed with the project. Before a grading or building permit can be issued, the plans must be updated to achieve the requirements of the tree replacement ordinance – planting additional trees or paying into the city’s tree fund. The applicant must incorporate the landscape recommendations outlined in the attached environmental report and work with the City’s Natural Resources Coordinator to ensure that the species planted are native where possible and climate-resilient. Lighting The applicant submitted a photometric plan as part of its application showing that code requirements are achieved. Department Comments Engineering Please see Jon Jarosch’s engineering report, dated June 9, 2023, attached to this report. Environmental Please see Shann Finwall’s environmental report, dated June 13, 2023, attached to this report. Building Official – Randy Johnson The proposed building is required to meet the minimum requirements of the Minnesota State Building Code. Board and Commission Review Community Design Review Board June 20, 2023: The community design review board will review this project. Planning Commission June 20, 2023: The planning commission will review this project and hold a public hearing. City Council July 10, 2023: The city council will review the project. Citizen Comments Staff surveyed the surrounding property owners within 500 feet of the proposed site. Staff did not receive any comments. Reference Information Site Description Project Area: 28 acres Land Use: Hospital Campus E2 PC Packet Page Number 30 of 84 Surrounding Land Uses North: Surface Parking and Heritage Square/ Legacy Village East: Medical Office Buildings and Birch Run Commercial Center South: Professional/Medical Offices West: Convenience Store, Professional/Medical Offices Planning Existing Land Use: Employment Existing Zoning: Business Commercial Attachments: 1. Conditional Use Permit Amendment Resolution 2. Design Review Resolution 3. Overview Map 4. 2040 Future Land Use Map 5. Zoning Map 6. Applicant’s Narrative 7. Site Plan 8. Landscape Plan 9. Building Elevations 10. Engineering Report, dated June 9, 2023 11. Environmental Report, dated June 13, 2023 12. Applicant’s Plans (separate attachment) E2 PC Packet Page Number 31 of 84 CONDITIONAL USE PERMIT AMENDMENT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 M-Health Fairview has requested approval of a conditional use permit amendment. 1.02 The property is located at 1575 Beam Avenue East and is legally described as: PIN: 032922130014 – The Southwest Quarter of the Northeast Quarter of Section 3, Township 29 North, Range 22 West, Ramsey County, Minnesota, according to the Government Survey thereof except the following parcels: The East 40.00 feet of said Southwest Quarter of the Northeast Quarter lying northerly of the South 660.00 feet thereof. Commencing at the southwest corner of said Southwest Quarter of the Northeast Quarter, being the center of said Section 3, said point being marked by a Ramsey County monument; thence along the west line of said Southwest Quarter of the Northeast Quarter, North 00 degrees 01 minutes 40 seconds East, assumed basis of bearing, a distance of 703.29; thence on a bearing of East 437.93 feet to the point of beginning; thence continuing on a bearing of East 264.24 feet; thence on a bearing of South 124.13 feet; thence on a bearing of West 264.24 feet; thence on a bearing of North 124.13 feet to the point of beginning. Subject to easements of record. Section 2. Standards. 2.01 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 1.The use would be located, designed, maintained, constructed, and operated to be in conformity with the City’s Comprehensive Plan and Code of Ordinances. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment, or methods of operation that would be dangerous, hazardous, detrimental, disturbing, or cause a nuisance to any person or property because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. E2, Attachment 1 PC Packet Page Number 32 of 84 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7.The use would not create excessive additional costs for public facilities or services. 8.The use would maximize the preservation of and incorporate the site’s natural and scenic features into the development design. 9.The use would cause minimal adverse environmental effects. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit amendment request. 1. On June 20, 2023, the planning commission held a public hearing. 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. 2. On July 10, 2023, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 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 following conditions: (additions are underlined and deletions are crossed out): 1.All construction shall follow the approved plans, date-stamped June 2, 2023. The planning staff 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. 3.The city council shall review this permit in one year. 4.The property owner shall maintain at least 1,252 parking spaces on the hospital campus. Parking spaces shall be at least 9.5 feet wide; employee parking may be 9 feet wide. __________ by the City Council of the City of Maplewood, Minnesota, on July 10, 2023. E2, Attachment 1 PC Packet Page Number 33 of 84 DESIGN REVIEW RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 M-Health Fairview has requested design review approval. 1.02 The property is located at 1575 Beam Avenue East and is legally described as: PIN: 032922130014 – The Southwest Quarter of the Northeast Quarter of Section 3, Township 29 North, Range 22 West, Ramsey County, Minnesota, according to the Government Survey thereof except the following parcels: The East 40.00 feet of said Southwest Quarter of the Northeast Quarter lying northerly of the South 660.00 feet thereof. Commencing at the southwest corner of said Southwest Quarter of the Northeast Quarter, being the center of said Section 3, said point being marked by a Ramsey County monument; thence along the west line of said Southwest Quarter of the Northeast Quarter, North 00 degrees 01 minutes 40 seconds East, assumed basis of bearing, a distance of 703.29; thence on a bearing of East 437.93 feet to the point of beginning; thence continuing on a bearing of East 264.24 feet; thence on a bearing of South 124.13 feet; thence on a bearing of West 264.24 feet; thence on a bearing of North 124.13 feet to the point of beginning. Subject to easements of record. Section 2. Site and Building Plan Standards and Findings. 2.01 City ordinance Section 2-290(b) requires that the community design review board make the following findings to approve plans: 1.That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2.That the design and location of the proposed development are in keeping with the character of the surrounding neighborhood and are not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3.That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. E2, Attachment 2 PC Packet Page Number 34 of 84 Section 3. City Review Process and Council Action. 3.01 On June 20, 2023, the community design review board held a public meeting and reviewed this request. Staff sent notice to surrounding property owners. The applicant was provided the opportunity to present information. The board approved the project plans. 3.02 The above-described site and design plans are hereby approved based on the findings outlined in Section 2 of this resolution. Subject to staff approval, the site must be developed and maintained in substantial conformance with the design plans date-stamped June 2, 2023. Approval is subject to the applicant doing the following: 1.Obtain a conditional use permit amendment from the city council for this project. 2.Repeat this review in two years if the city has not issued a building permit for this project. 3.All requirements of the fire marshal, city engineer, and building official must be met. 4.Satisfy the requirements outlined in the engineering review authored by Jon Jarosch, dated June 9, 2023. 5.Satisfy the requirements outlined in the environmental review authored by Shann Finwall, dated June 13, 2023. 6.The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 7.All work shall follow the approved plans. The director of community development may approve minor changes. 8.All rooftop vents and site mechanical equipment shall be screened on all sides. __________ by the City Council of the City of Maplewood, Minnesota, on July 10, 2023. E2, Attachment 2 PC Packet Page Number 35 of 84 Subject Property Project Area E2, Attachment 3 PC Packet Page Number 36 of 84 Subject Parcel E2, Attachment 4 PC Packet Page Number 37 of 84 Subject Parcel E2, Attachment 5 PC Packet Page Number 38 of 84 M-Health Fairview St. John's Campus STAAT MOD Observation Unit 1373-040-00 6/1/2023 Project Narrative The proposed project is a 7,000 SF, 16-bed medical observation unit addition to the existing St. John’s Hospital campus at 1575 Beam Ave, Maplewood, MN 55109. The new unit will have an enclosed building connector adjacent to the existing patient tower with a connection at grade. The until will have 16 new private patient care spaces, along with all required patient and staff support spaces. The goal of the project is to provide immediate patient care capacity due to increased patient volumes. The building will be located northeast of the existing patient tower, southeast of the existing 1600 Medical Building (1600 St. John’s Blvd.), and west of a large surface parking lot. The building will be a single level with two egress doors that will allow occupants to exit the building at grade. The building will be constructed using modular construction techniques, in which large sections will be constructed off-site, then placed via crane onto the prepared concrete foundations. To allow plumbing, electrical, and communications connections, there will be a 4-ft tall crawl space beneath the floor. Two area wells will provide venting to the crawl space through louvers. There will be an exterior mechanical yard at the south end of the building to enclose pad mounted air handling and mechanical equipment, approximately 10’ x 36’ in size. Screening will be provided around the three exposed sides of the mechanical yard using wood boards and align with the height of the building. There will not be roof-mounted mechanical equipment. Site impacts will include utility relocations, sanitary and storm sewer utility installations, tree removals and replacements, a new retaining wall at the west edge of the existing parking lot, and the removal of some sidewalks that serve as building egress paths that will be reconstructed around the proposed building. There will also be a new emergency electrical generator and electrical transformer that will serve the building, which will be located north of the proposed building, near St. John’s Blvd. All site work shown on the site drawings west of the proposed building is due to utility installations and associated reconstruction of surface features (sidewalks, curb & gutter, bituminous pavement, landscaping etc.). Parking capacity on the property will not be impacted, as no parking spaces will be removed, and no new parking is being proposed as part of this project. Please contact HGA with any questions. E2, Attachment 6 PC Packet Page Number 39 of 84 E2, Attachment 7 PC Packet Page Number 40 of 84 E2, Attachment 8 PC Packet Page Number 41 of 84 E2, Attachment 9 PC Packet Page Number 42 of 84 E2, Attachment 9 PC Packet Page Number 43 of 84 Engineering Plan Review PROJECT: Saint John’s Hospital Addition 1575 Beam Avenue PROJECT NO: 23-13 COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer DATE: 6-9-2023 PLAN SET: Civil plans dated 5-5-2023 REPORTS: None The applicant is seeking city approval to construct a 7,000 square-foot addition to the existing Saint John’s Hospital building along with associated site amenities. The applicant is requesting a review of the current design. The amount of disturbance on this site is greater than ½ acre and the amount of new impervious surfacing exceeds 5,000 square feet. As such, the applicant is required to meet the City’s stormwater quality, rate control, and other stormwater management requirements. 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)A stormwater management plan shall be submitted, including hydraulic calculations, to depict how the project is meeting the City’s stormwater management standards. 2)A storm water maintenance agreement shall be prepared and signed by the owner for the proposed storm sewer system and best management practices utilized to meet the City’s stormwater standards. The Owner shall submit a signed copy of the storm-water maintenance agreement to the City. 3)Geotechnical information (soil borings) shall be provided to support infiltration rates utilized in the stormwater design. 4)Emergency overflow locations, for the low-points around the proposed addition, shall be identified on the plans. These overflows shall be properly stabilized to prevent erosion during an overflow event. The finished floor elevation shall be set a minimum of 1-foot above the emergency overflow elevation. E2, Attachment 10 PC Packet Page Number 44 of 84 5) The 100-year high-water level (HWL) shall be identified for the low-points surrounding the proposed addition. The finished floor elevation shall be set a minimum of 2-feet above the 100-year HWL. Grading and Erosion Control 6) All slopes shall be 3H:1V or flatter. 7) 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 access drives and parking areas that could potentially receive construction related sediment or debris. 8) Adjacent drives 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 shall be submitted prior to the issuance of a grading permit. 12) A structural design and building permit will be required for the retaining wall shown along the east-side of the proposed addition. Sanitary Sewer and Water Service 13) The applicant shall be responsible for paying any SAC or WAC charges related to the improvements proposed with this project. A SAC determination is required. 14) All modifications to the water system shall be reviewed by Saint Paul regional Water Services. All requirements of SPRWS shall be met. 15) All new sanitary sewer service piping shall be schedule 40 PVC or SDR35. Other 16) The plans shall be signed by a civil engineer licensed in the state of Minnesota. 17) 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. E2, Attachment 10 PC Packet Page Number 45 of 84 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. 18) Grading and erosion control permit 19) Storm Sewer Permit 20) Sanitary Sewer Permit - END COMMENTS - E2, Attachment 10 PC Packet Page Number 46 of 84 Environmental Review Project: University Health Fairview (St. John’s Hospital) Medical Observation Unit Location: 1575 Beam Avenue Date of Plans: Tree Inventory (May 5, 2023) Site Demolition Plan, Tree Replacement Plan, Landscaping Plan (May 23, 2023) Date of Review: June 13, 2023 Reviewer: Shann Finwall, Environmental Planner 651-249-2304, shann.finwall@maplewoodmn.gov Project Background: The applicant is proposing a 7,000 square feet, 16-bed medical observation unit addition to the existing University Health Fairview (St. John’s Hospital) campus. Impacts for the addition will expand over two of the legal parcels on the campus. Tree removal and replacement is proposed with the addition. The applicants must comply with the City’s tree ordinance and 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: a. Parcel 1: The tree plan identifies 2,505 caliper inches of significant trees on Parcel 1. The applicants propose to remove 21 significant trees, equaling 245.5 caliper inches. This is less than 20 percent of the overall significant trees on this parcel. E2, Attachment 11 PC Packet Page Number 47 of 84 b. Parcel 2: The tree plan identifies 103 caliper inches of significant trees on Parcel 2. The applicants propose to remove three significant trees, equaling 26 caliper inches. This is greater than 20 percent of the overall significant trees on this parcel. 3. Tree Replacement Requirements: a. Parcel 1: If less than 20 percent of the significant trees are removed, the City’s tree preservation ordinance requires the applicant replace one 2-caliper inch tree for each significant tree removed. In this case, 21 new trees are required. b. Parcel 2: If greater than 20 percent of the significant trees are removed, the City’s tree preservation ordinance requires the applicant replace trees based on the tree calculation. The tree calculation reviews the overall number of trees on the parcel versus the number removed. In this case, 1.86 caliper inches are required (1 – 2 caliper inch tree). 3. Tree Replacement: The landscape plan shows 11 new trees, equaling 22 caliper inches. This is 11 trees less than required by the City’s tree preservation ordinance. 4. Tree Recommendations: a. Prior to issuance of a grading permit, the applicant must submit the following: 1) Landscape Plan and/or Tree Fund Payment: Revised landscape plan showing the addition of 11 2-caliper inch trees. The applicant should attempt to plant as many replacement trees on one of the two parcels as possible. If not all required replacement trees can be planted on one of the two parcels, the applicant can pay into the City’s tree fund at a rate of $60 per caliper inch. 2) Tree Protection: Tree protection plan showing how trees to be preserved near grading work will be protected per the City’s Tree Standards. 3) Escrow: 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. 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: Prior to issuance of a grading permit, the applicant must work with the City’s Natural Resources Coordinator to ensure no species planted on the site are invasive, that species planted are native where possible and climate resilient. E2, Attachment 11 PC Packet Page Number 48 of 84 PLANNING COMMISSION STAFF REPORT Meeting Date June 20, 2023 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Lot Size and Setback Variance Resolution, 1759 Phalen Place Action Requested:  Motion ☐Discussion  Public Hearing Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Policy Issue: Jodi Andrews (property owner) proposes removing the existing home at 1759 Phalen Place and rebuilding a new single-dwelling home. To move forward with the project, the applicant requests approval of a lot size and setback variance. Recommended Action: Motion to approve a lot size and setback variance resolution for the property located at 1759 Phalen Place, subject to certain conditions of approval. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $ 0.00 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 June 7, 2023. The initial 60-day review deadline for a decision is August 6, 2023. As stated in Minnesota State Statute 15.99, the city can take an additional 60 days, if necessary, to complete the review. Background: Project Overview Jodi Andrews (property owner) proposes to remove the existing residential home on the property located at 1759 Phalen Place and rebuild a new residential home. The property’s size is nonconforming to current lot size ordinance standards. E3 PC Packet Page Number 49 of 84 The parcel is 4,783.71 square feet. The city’s ordinance for single-dwelling residential properties requires a minimum lot size of 10,000 square feet, a minimum width of 75 feet at the building setback line and 100 feet of street frontage for corner lots. The property was originally platted to be this size and is considered a legal nonconforming substandard lot that can be used for a single residential dwelling. However, due to a provision in the nonconforming ordinance section related to the ownership of the lot and the adjacent lot, the applicant is required to obtain a variance. Nonconforming Lot Size Section 44 – 12 (i) (i)The city shall allow construction on nonconforming lots that do not meet the size, width, frontage, or depth requirements if the lots meet the following requirements: 1)Since becoming substandard, the lots have always been in separate ownership from abutting lands. 2)The lots were of record in the county recorder's office on the effective date of the ordinance from which this section derives. 3)There is no evidence that the lots did not meet the official controls in effect when the city approved the lots. 4)Any sewage treatment system meets the requirements of this Code. 5)The zoning regulations would permit the use. The applicant purchased the property with the intent to build a residential home on the property and presently owns the adjacent property at 1769 East Shore Drive. The applicant was unaware of the ordinance provision (44-12 (i) (1)) on separate ownership from abutting lands. Given this provision, the applicant requests a variance to the lot size standards. Front Yard Setbacks City ordinance requires a minimum front yard setback of 30 feet or in line with the predominant setback for the street. The subject property is a corner lot, so it is considered to have two front yards for setback purposes. City ordinance further allows staff to review and administratively approve, in certain instances, a different front yard setback instead of requiring the residential property owner to apply for a land use variance. Requests for a reduced front yard setback are reviewed when a building permit is applied and does not require the city council's formal variance approval. Section 44-107 (b) (b)The director of community development may allow a different setback if it would not adversely affect the drainage of surrounding properties and if any of the following conditions apply: 1)The proposed setback would not affect the privacy of adjacent homes. 2)The proposed setback would save significant natural features, as defined in section 12-248. E3 PC Packet Page Number 50 of 84 3)The proposed setback is necessary to meet city, state or federal regulations, such as the pipeline setback or noise regulations. 4)The proposed setback is necessary for energy-saving, health or safety reasons. The applicant proposes a different front yard setback, a front yard setback on the east side lot line to be 12.5 feet at the closest point, and a front yard setback on the north lot line to be 14.7 feet at the nearest point. Presently, the setback to the east lot line is 6 feet, and the setback to the north lot line is 14.4 feet. Moving the garage and driveway to the south end of the home, farther away from the street intersection (currently 6 feet setback), improves the visibility along Phalen Place and Sophia Avenue roadways. Staff is comfortable with the proposed positioning of the home. Overall the setback distances are increased, and the proposal meets the intent and conditions under section 44-107 (b). Rear Yard Setback The proposed placement of the new home requires a variance to the rear yard setback requirement. The required rear yard setback is 20% of the lot depth, in this case, 13.5 feet. A small portion of the proposed home on the northwest corner encroaches into this setback, proposed at 9.2 feet. Variance Findings State statute allows variances to be approved when the proposal is in harmony with city goals and policies outlined in the comprehensive plan and official controls and when practical difficulties exist. The practical difficulty standard outlines three factors cities must consider on a variance request: reasonableness, uniqueness, and essential character. Staff has reviewed the application and finds the request is in harmony with city goals and policies outlined in the comprehensive plan and official controls and meets the practical difficulties standard which must be applied. Staff findings are described below. 1. Reasonableness – W hen the property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance. This is correct. While the zoning ordinance does not permit the proposal, the owner’s request is reasonable, given the provision in the city’s nonconforming ordinance section on ownership and the existing size of the lot. The owner could sell the lot, and a new owner could build on the lot without the requirement for a lot size variance. The rear yard setback variance (four feet) is reasonable, considering the existing size and angles of the platted lot. 2. Uniqueness – When the plight of the landowner is due to circumstances unique to the property not created by the landowner. This is correct. The existing circumstances are unique to this property and not created by the owner. Lots of this size are rare in Maplewood, and given that the lot was originally platted to be this size, there are unique circumstances. E3 PC Packet Page Number 51 of 84 3.Essential Character – When the variance, if granted, will not alter the essential character of the locality. This is correct. Replacing the existing residential structure on the property, which would be used for the same purpose (residential dwelling), would keep the neighborhood’s character the same. Commission and City Council Review The Planning Commission will hold a public hearing and review the conditional use permit on June 20, 2023. The City Council will review the application and decide on the conditional use permit on July 10, 2023. Department Comments Building – Randy Johnson, Building Official 1.The proposed building is required to meet the minimum requirements of the Minnesota State Building Code. A building permit is required prior to construction. Engineering – Jon Jarosch, Assistant City Engineer 1. All required permits must be obtained prior to construction. Environmental – Shann Finwall, Environmental Planner 1.Submit a tree preservation plan that shows the location, size, and species of all significant trees on the site. A significant tree is defined as a hardwood tree that is 6 inches in diameter or larger, a conifer tree that is 8 inches in diameter or larger, and a softwood tree that is 12 inches in diameter or larger. The tree preservation plan should show which trees are preserved and which trees will be removed. Tree replacement may be required, dependent on a tree replacement calculation outlined in the City’s tree preservation ordinance. 2.Submit a grading plan which shows the maximum amount of impervious surface does not exceed 30 percent. Alternatively, submit a stormwater management best practice, such as a rain garden, for review by the City’s engineering department to determine if the increased impervious surface is allowed per the City’s Shoreland ordinance. Public Comments Staff sent a public hearing notice and application details to the properties within 500 feet of the subject property. No public comments were received to be included in the report. One phone call was received from a neighbor with questions about the proposal and the ordinance requirements. Reference Information Site Description Site Size: 0.09 E3 PC Packet Page Number 52 of 84 Surrounding Land Uses North: R1, Single Dwelling South: R1, Single Dwelling East: R1, Single Dwelling West: R1, Single Dwelling Planning Existing Land Use: Low-Density Residential Existing Zoning: R1, Single Dwelling Attachments: 1. Lot Size and Setback Variance Resolution 2.Overview Map 3.Future Land Use Map 4.Zoning Map 5.Applicant’s Narrative and Project Overview 6.Site Survey E3 PC Packet Page Number 53 of 84 LOT SIZE AND SETBACK VARIANCE RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Jodi Andrews (property owner) has requested a variance to the required minimum lot size standards and rear yard setback requirement to construct a residential dwelling on the existing property at 1759 Phalen Place. 1.02 A variance is requested to allow a lot area of 4,783.71 square feet and lot widths of 48.66 feet and 86.78 feet. 1.03 A variance is requested to allow a rear yard setback of 9.2 feet. 1.04 The property located at 1759 Phalen Place is legally described as: PIN: 162922430041 Lot 18 and 19, Block 3, Kavanagh & Dawson's Addition to Lakeside Park, Ramsey County, Minnesota, except that part lying Westerly of the following described line: Commencing at a point on the North line of Lot 19, 110 feet East of the Northwest corner of said Lot 19; thence Southerly to a point on Southerly line of Lot 18, 65 feet Northeasterly of Southwesterly corner of said Lot 18. Section 2. Standards. 2.01 Variance Standard. City Ordinance Section 44-13 refers to a state statute that states a variance may be granted from the requirements of the zoning ordinance 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, and not solely based on economic conditions; (3) the variance if granted, will not alter the essential character of the locality. Section 3. Findings. 3.01 The lot size and rear yard setback variance request meet the required standards for a variance. Staff finds: 1.That the need for a variance is caused by circumstances unique to the property, not created by the property owner, and not solely based on economic conditions; 2.That the proposed use is reasonable; and 3.That the variance will not alter the essential character of the locality; and 4.That the need for a variance is in harmony with the general purposes and intent of this ordinance; and 5.That the variance is consistent with the comprehensive plan. Section 4. City Review Process E3, Attachment 1 PC Packet Page Number 54 of 84 4.01 The City conducted the following review when considering the variance requests. 1. On June 20, 2023, 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 July 10, 2023, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 5.01 The city council hereby _______ the resolution. Approval of the application is based on the findings outlined in section 3 of this resolution and is subject to the following conditions of approval: 1.The proposed construction will meet all local, regional, and state requirements. 2.The property owner will submit a tree preservation plan to the environmental planner. 3.The property owner will submit a grading plan to the assistant city engineer and work with the environmental planner, if necessary, to incorporate stormwater management best practices. 4.The property owner shall submit a building permit for the new home to be reviewed by the city prior to construction. __________ by the City Council of the City of Maplewood, Minnesota, on July 10, 2023. E3, Attachment 1 PC Packet Page Number 55 of 84 Subject Property E3, Attachment 2 PC Packet Page Number 56 of 84 Subject Parcel E3, Attachment 3 PC Packet Page Number 57 of 84 Subject Parcel E3, Attachment 4 PC Packet Page Number 58 of 84 May 25, 2023 City of Maplewood Planning Commissioners & City Council Members 1830 County Road B East Maplewood, Mn 55109 Gree�ngs City Planning Commissioners and City Council Members: Topic: 1759 Phalen Place – Seeking Two Lot Variances as summarized below: Introduc�on: Allow us to introduce ourselves, we are Burton Beavers and Jodi Andrews, domes�c partners since 2002, co-owners of 1768 East Shore Drive since 2017. We are very excited for this opportunity to share with you the path – specifically, the path around Lake Phalen -- that led us to fall in love with the small, quirky-shaped lot located at 1759 Phalen Place, as outlined in this leter to you. Background – Lake Phalen family �es: The Lake Phalen area has strong �es for my family. My mother grew up very near Lake Phalen; and our family lived roughly six blocks from Lake Phalen. Swimming, fishing, biking, ice ska�ng, Winter Carnival – there is always something happening at Lake Phalen. Year 2017 -- Purchase of 1768 East Shore Drive: In 2017, the one-story home located at 1768 East Shore Drive, was for sale. With a view to Lake Phalen from every room, we knew we just had to have it! The home was jointly purchased by Burton Beavers and me, as the perfect re�rement home for my older disabled brother who had a severe injury in 1972, which rendered him paralyzed on his right side. As my brother was rehabilita�ng, and learning how to walk again, he logged a lot of miles walking on the path around Lake Phalen. Year 2021 -- Purchase of 1759 Phalen Place: Fast forward to 2021, the home located at 1759 Phalen Place was for sale, located directly next to 1768 East Shore Drive. Again, Burton and I knew, we just had to have it -- to be near my brother in providing care as he grew older. The plan was always to tear down the exis�ng two-story duplex and build a new one-story, single-family home. Please note, we were completely unaware of the provision that a property owner could not own adjoining proper�es. Year 2021 to 2023 -- Uncertain�es during the COVID Pandemic: The 1759 Phalen Place home was purchased during the COVID Pandemic, which introduced significant uncertain�es. As a result, we waited un�l now to put in mo�on the plan to tear down the exis�ng two-story duplex and make-way for a modest one-story single-family home. Non-Conforming Lot Atributes Variance Descrip�on 1. Lot Size Minimum Lot Area: 10,000 sq Actual Lot Area: 4,783.71 S.F 2. Area Variance Backyard, Upper Northwest Corner of Home, facing the Garage of 1768 East Shore Drive E3, Attachment 5 PC Packet Page Number 59 of 84 Reasonableness -- Proposal: Year 2023 – Tear Down Exis�ng Two-Story Duplex & Build New One-Story Home: The 1759 Phalen Place lot is quite unique – with a trapezoid-like shape, and purportedly the second smallest lot in Maplewood, coupled with being a corner-lot with increased set-backs – we have done our best to design a home that “fits” the lot, the character of the area, and sneaks in some views of Lake Phalen to the west. Simplifying life: Proposing to build a modest, 928 square foot, one-story, single-family home with an open kitchen-living room space, one bedroom, one bathroom, an office, mechanical + mudroom area, atached one-car garage, and no basement. Posi�ve Change – Less Impervious Surface -- Slight Improvement 1.6%: a.Exis�ng House, Garage, Gravel, and Concrete is: 1,569 S.F | Percent Impervious: 32.8% b.Proposed One-story home, Garage and Concrete is: 1494 S.F.| Percent Impervious: 31.2 Sustaining the environment – Tree Replacement: We will be partnering with Sean Finwall, Environmental Planner, to ensure measures are taken in selec�ng the proper trees, to replace two trees that need to be removed to make way for the driveway. Street Signage – Dead-End Sign: For your informa�on, a dead-end street sign is currently in the area where the driveway is planned to be located. Nearby Neighbor Informa�onal Mee�ngs: We will be hos�ng nearby neighbor informa�onal mee�ngs at our home located at 1768 East Shore Drive, below are the dates and �mes: June 5 – 8 | June 12 -15 | 4pm to 6pm | Neighbors can also call to schedule an appointment PDF Atachments: Document Descrip�on Document Name PDF Document Instruc�ons to Open Embed Package City of Maplewood: Variance Appeals or Special Agreement Applica�on Andrews 1759 Phalen Place, Variance Applica�on Right Click: 1.Object 2.Ac�vate Contents Open Cer�ficate of Site Survey with Exis�ng Condi�ons and Proposed Site Plan 1759 Phalen Place – Lot Survey 05-09-23 1759 Phalen Place - Lot Survey - 05-09-23. Right Click: 1. Object 2. Ac�vate Contents Open Area Variance: Site Survey with Area Variance Highlighted in Yellow in the Northwest Corner of proposed home 1759 Phalen Place - EXHIBIT - 05-15-23.pd Right Click: 1. Object 2.Ac�vate Contents Open Please feel free to reach out with any ques�ons – Thank you Jodi Andrews and Burton Beavers 1768 East Shore Drive | Maplewood, MN 55109 |651.779.9131 E3, Attachment 5 PC Packet Page Number 60 of 84 Date: May 11, 2023 City of Maplewood Residential Property |New Home Construction | Project Overview: Address: 1759 Phalen Place | Maplewood | MN | 55109 Project: Tear Down Existing Home | Build New Single Story Home Property Contact Information: Contacts: Jodi Andrews | Burt Beavers Address: 1768 East Shore Drive | Maplewood | MN | 55109 Phone: 651.779.9131 | 651.323.3208 email: jodilynnandrews@gmail.com | heyburt@hotmail.com Phase 1: Tear Down Existing Home Tear Down Existing Home | Fill-in Existing Basement | Excavate Property Phase 2: Build New Construction Single Story Home on Slab | No Basement Bedroom |Office/Guest Room|Bathroom |Great Room |Entryway |Mech/Mud Room | 1-Car Garage |Deck Single Level Home: Total Finished Square Feet 928 Mech+Mud Room | Entryway |Great Room | Main Bedroom | Bathroom | Office/Guest Room 68 Sq Ft Mechanical + Mudroom (8' x 8' + 4') 24 Sq Ft Entryway (6' x 4') 436 Sq Ft Great Room (22' x 20' Less 4' bench) 80 Sq Ft Full Bathroom + Mini Bar (10' x 8') 200 Sq Ft Bedroom (12' x 12' -4') + Closet (10' x 6') 120 Sq Ft Office/Guest Room (12' x 10') 928 Total Finished Square Feet Attached Garage: Unfinished Square feet 288 288 Sq Ft Single Car Garage (24'L x 12'W) Driveway: 288 Square Feet 288 Sq Ft Driveway (24'L x 12'W) Front Sidewalk + Stoop: 98 Square Feet 74 Sq Ft Sidewalk (14' x 7' Less 8' x 3' Greenspace) 24 Sq Ft Stoop (6' x 4') Pervious Outdoor Deck: 140 Square Feet 140 Sq Ft Deck (14' x 10') Page 1 of 2 Phase 1: Tear Down Existing Home Fill-in Basement Excavate Property Phase 2: New Construction Single Level Home with Attached Garage No Basement E3, Attachment 5 PC Packet Page Number 61 of 84 New Construction | Single Story Home Floor Plan on Slab | No Basement Home Floor Plan: 928 Finished Square Feet Attached Garage: 200 Unfinished Square Feet 46 44 42 40 38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 28 28 26 26 24 24 2 22 22 4 20 20 6 18 18 8 16 16 10 14 14 12 12 12 14 10 10 16 8 8 18 6 6 20 4 4 22 2 2 24 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 46 44 42 40 38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 Page 2 of 2 North South West East Covered Stoop 6'L x 4'WCloset 10'L x 6'W Main Bedroom 12'L x 12'W (Less 4')TV + ElectricFireplaceTBL W+D 3'x3' Mini Bar 4'2''x2'5" Header over Hallway Entry Closet 3'x3'6" Entryway 6'L x 4'W Bnch+Hks 2'x4" Single Car Garage 24'L x 12'W 8' Garage Door Office/ Guest Room 12'L x 10''W Stove +MW 2'7"W Trash 1'1" DW 2'1" Bench Toilet Bathroom 10L' x 8W'Sofa Hi-Top Tbl + Chairs Storage leveraging ceiling space above Driveway 24'L x 12''W Header over Entry Great Room 20'L x 22'W Kitchen 20'L x 12'W FridgeW:3'5"D:2'9"Pervious Deck with Pergola & Railing 14'L x 10'W Living Room 16'L x10'W 6'W Sliding Glass Door Starirs & Railing 6'W x 3'L To Be Determined 8' High Privacy Fence Along North & South Side of Deck 1768 East Shore Drive Green Space 8'x 3' Sm Strg Pantry 2'x4" Kitchen Island Illustration Acutual Dimensions TBD Mud +Mech 8' x 8' + 4' Mech Room 5'L x 4''W To Be Determined 6' High Privacy Fence Along North & South Side of Deck Sidewalk 14'L x 7''W (Less 8'x3') Pkt Dr Pkt Dr TBLE3, Attachment 5 PC Packet Page Number 62 of 84 E3, Attachment 6 PC Packet Page Number 63 of 84 PLANNING COMMISSION STAFF REPORT Meeting Date June 20, 2023 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Michael Martin, AICP, Assistant Community Development Director AGENDA ITEM: Nuway Alliance, 2000 White Bear Avenue North a.Comprehensive Plan Amendment Resolutionb.Zoning Map Amendment Ordinancec.Conditional Use Permit Resolution Action Requested:  Motion ☐Discussion  Public Hearing Form of Action:  Resolution  Ordinance ☐Contract/Agreement ☐ Proclamation Policy Issue: Nuway Alliance proposes opening an adult residential treatment center in the existing building located at 2000 White Bear Avenue which would serve recovering alcoholics and addicts whose “substance use disorder is in a remissive state.” To move forward, the applicant needs city council approval of a comprehensive plan amendment, zoning map amendment, and a conditional use permit. Recommended Action: a.Motion to approve an amendment to the 2040 Comprehensive Plan’s Future Lane Use Map to re-guide the project parcel located at 2000 White Bear Avenue from Institutional to Commercial. b.Motion to approve an ordinance amending the City’s zoning map to rezone the property from F, farm residence, to CO, commercial office. c.Motion to approve a resolution for a conditional use permit for Nuway Alliance at 2000 White Bear Avenue for an adult residential treatment center. 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 E4 PC Packet Page Number 64 of 84 The city deemed the applicant’s application complete on June 1, 2023. The initial 60-day review deadline for a decision is July 31, 2023. 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: In 2022, Ramsey County closed its Care Center nursing home at 2000 White Bear Avenue. Earlier this year, Ramsey County started seeking a buyer for the building. As a result, the county has agreed to a purchase agreement with Nuway Alliance which would operate an adult residential treatment facility. Also, in 2023, Ramey County received administrative approval from the City of Maplewood to subdivide the property comprising 2000 White Bear Avenue into a standalone parcel of property. Nuway Alliance’s proposed adult residential treatment center would focus on clients in this needing individual clinical resources and would have an average stay of 31 days. The treatment program includes individual counseling, group meetings, case management, and peer support. Nuway expects the initial number of clients in this Maplewood location to be approximately 60, and anticipates increasing the capacity to 120 clients over four years. At the time of its closing, Ramsey County’s Care Center was licensed for up to 146 residents. Comprehensive Plan Amendment The 2040 Comprehensive Plan currently guides the project area as Institutional. The Institutional designation is due to Ramsey County’s ownership and previous use of the property. If the property is to no longer be used by Ramsey County, then a comprehensive plan amendment is justified. Given the applicant’s proposed use and thinking in the future of other reasonable uses for this building and property, staff believes the proper comprehensive plan designation for this site would be Commercial. Zoning Map Amendment The project site is currently zoned F, farm residence. Public uses are allowed in any zoning district in the city with a conditional use permit thus, a zoning map amendment has not been required in the past. Now that Ramsey County is looking to see this property into private ownership, it is appropriate to amend the city’s zoning map to give this property a proper zoning designation. Given the applicant’s proposed use and potential other uses of this property in the future, staff believes the property zoning designation for this site would be CO, commercial office. Conditional Use Permit City ordinance sections 44-473 and 11-1092 require a conditional use permit for the proposed adult residential treatment center located at 2000 White Bear Avenue. Nuway’s facility will be staffed 24 hours daily, 365 days a year, on three shifts. Residents who need to leave the building during their stay for medical and other appointments must obtain a pass to leave the building. All residents will be subject to drug and alcohol screening at staff discretion based on behavioral concerns. Essential to Nuway Alliance's mission is its policy of zero tolerance for alcohol and drug use and criminal behavior among its staff and clientele. Nuway’s proposed use of the property requires no significant alteration to either the interior or exterior of the building. The primary improvements will include shower room modifications, upgraded kitchen equipment, and cosmetic interior remodeling. The proposed use would meet the criteria to approve a CUP. The standards for approval of a conditional use permit are outlined in the resolution included with this report. E4 PC Packet Page Number 65 of 84 Department Comments Engineering – Jon Jarosch If the interior modifications include a change to the number of plumbing fixtures in the facility, a SAC determination by the Metropolitan Council will be required Building Official – Randy Johnson Any interior improvements to the building will be required to meet the minimum requirements of the Minnesota State Building Code. Environmental Health – Molly Wellens Food and lodging licenses from the city are required. Must go through the city’s plan review and licensing procedures for each. Board and Commission Review Planning Commission June 20, 2023: The planning commission will hold a public hearing and review this project. Citizen Comments Staff sent public hearing notices to the 50 surrounding property owners within 500 feet of the proposed site and invited property owners to share their opinions about this proposal. Staff did not receive any comments. Reference Information Site Description Project Area: 8.13 acres Existing Land Use: Vacant, formerly Ramey County Care Center Surrounding Land Uses North: Ramsey County’s Family Service Center and Parks and Recreation buildings East: Ramsey County’s Family Service Center and parking for Aldrich Arena South: Aldrich Arena West: White Bear Avenue and single-family homes Planning Existing Land Use: Institutional Existing Zoning: F – Farm Residential Attachments: 1.Comprehensive Plan Amendment Resolution 2.Zoning Map Amendment Ordinance 3.Conditional Use Permit Resolution 4.Overview Map 5.2040 Future Land Use Map E4 PC Packet Page Number 66 of 84 6. Zoning Map 7. Applicant’s Narrative 8. Site Plan E4 PC Packet Page Number 67 of 84 COMPREHENSIVE PLAN AMENDMENT RESOLUTION Resolution approving the comprehensive plan amendment re-guiding the property 2000 White Bear Avenue North from Institutional to Commercial. Be it resolved by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 John Miller, of Nuway Alliance, has requested approval of a comprehensive plan amendment. 1.02 The property is located at 2000 White Bear Avenue North and is legally described as: That part of the West 620 feet of the North 438 feet of the North half of the Southwest Quarter and of the West 620 feet of the South 235.8 feet of the Northwest Quarter all in Section 14, Township 29, Range 22, Ramsey County, Minnesota, according to the government survey thereof, described as follows: Commencing at the northwest corner of said Southwest Quarter of Section 14, Township 29, Range 22; thence South 0 degrees 11 minutes 56 seconds East, assumed bearing, along the west line of said Southwest Quarter, a distance of 43.00 feet to the point of beginning of the property to be described; thence continuing South 0 degrees 11 minutes 56 seconds East, along said west line, a distance of 395.01 feet to the point of intersection with the south line of the North 438 feet of said North half of the Southwest Quarter; thence North 89 degrees 24 minutes 19 seconds East, along said south line of the North 438 feet, a distance of 620.02 feet to the point of intersection with the east line of the West 620 feet of said North half of the Southwest Quarter; thence North 0 degrees 11 minutes 56 seconds West, along said east line of the West 620 feet, a distance of 358.00 feet; thence North 17 degrees 09 minutes 12 seconds West a distance of 57.00 feet; thence North 27 degrees 03 minutes 22 seconds West a distance of 128.50 feet; thence South 89 degrees 59 minutes 56 seconds West a distance of 62.00 feet; thence North 0 degrees 0 minutes 04 seconds West, parallel with the west line of said Northwest Quarter, a distance of 145.50 feet to the point of intersection with the north line of said South 235.8 feet of the Northwest Quarter; thence South 89 degrees 24 minutes 19 seconds West, along said north line of the South 235.8 feet, a distance of 167.70 feet; thence South 75 degrees 13 minutes 47 seconds West, a distance of 140.91 feet; thence southwesterly a distance of 35.11 feet along a tangential curve concave to the southeast, having a radius of 50.00 feet and a central angle of 40 degrees 13 minutes 47 seconds; thence South 35 degrees 0 minutes 0 seconds West, tangent to the last described curve, a distance of 23.92 feet; thence southwesterly and southerly a distance of 91.63 feet along a tangential curve concave to the southeast, having a radius of 150.00 feet and a central angle of 35 degrees 0 minutes 0 seconds; thence South 0 degrees 0 minutes 04 seconds East, tangent to the last described curve and parallel with the west line of said Northwest Quarter, a distance of 76.72 feet to the south line of said Northwest Quarter; thence South 0 degrees 11 minutes 56 seconds East, parallel with the west line of said Southwest Quarter, a distance of 43.00 feet; thence South 89 degrees 24 minutes 19 seconds West, parallel with the north line of said Southwest Quarter, a distance of 110.00 feet to said point of beginning and there terminating. E4, Attachment 1 PC Packet Page Number 68 of 84 Subject to the rights of the public for White Bear Avenue (C.S.A.H No. 65) and easements of record. Section 2. Criteria. 2.01 The 2040 Comprehensive Plan states the document may require amending due to a property owner 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 the 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 3.01 The requested amendment would meet various amendment criteria outlined in the 2040 Comprehensive Guide Plan. Section 4. City Review Process 4.01 The City conducted the following review when considering this amendment request. 1. On June 20, 2023, 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 July 10, 2023, 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. 2.The development must further comply with all conditions outlined in City Council Resolution No. _______ for a conditional use permit _________ by the Maplewood City Council on July 10, 2023. _________ by the City Council of the City of Maplewood, Minnesota, on July 10, 2023. E4, Attachment 1 PC Packet Page Number 69 of 84 AN ORDINANCE REZONING THE PROPERTY AT 2000 WHITE BEAR AVENUE FROM F, FARM RESIDENCE DISTRICT, TO CO, COMMERCIAL OFFICE DISTRICT The City Of Maplewood, Minnesota, Ordains: Section 1. 1.01 The 2000 White Bear Avenue property is hereby rezoned from F, farm residence district, to CO, commercial office district. 1.02 The property is legally described as: That part of the West 620 feet of the North 438 feet of the North half of the Southwest Quarter and of the West 620 feet of the South 235.8 feet of the Northwest Quarter all in Section 14, Township 29, Range 22, Ramsey County, Minnesota, according to the government survey thereof, described as follows: Commencing at the northwest corner of said Southwest Quarter of Section 14, Township 29, Range 22; thence South 0 degrees 11 minutes 56 seconds East, assumed bearing, along the west line of said Southwest Quarter, a distance of 43.00 feet to the point of beginning of the property to be described; thence continuing South 0 degrees 11 minutes 56 seconds East, along said west line, a distance of 395.01 feet to the point of intersection with the south line of the North 438 feet of said North half of the Southwest Quarter; thence North 89 degrees 24 minutes 19 seconds East, along said south line of the North 438 feet, a distance of 620.02 feet to the point of intersection with the east line of the West 620 feet of said North half of the Southwest Quarter; thence North 0 degrees 11 minutes 56 seconds West, along said east line of the West 620 feet, a distance of 358.00 feet; thence North 17 degrees 09 minutes 12 seconds West a distance of 57.00 feet; thence North 27 degrees 03 minutes 22 seconds West a distance of 128.50 feet; thence South 89 degrees 59 minutes 56 seconds West a distance of 62.00 feet; thence North 0 degrees 0 minutes 04 seconds West, parallel with the west line of said Northwest Quarter, a distance of 145.50 feet to the point of intersection with the north line of said South 235.8 feet of the Northwest Quarter; thence South 89 degrees 24 minutes 19 seconds West, along said north line of the South 235.8 feet, a distance of 167.70 feet; thence South 75 degrees 13 minutes 47 seconds West, a distance of 140.91 feet; thence southwesterly a distance of 35.11 feet along a tangential curve concave to the southeast, having a radius of 50.00 feet and a central angle of 40 degrees 13 minutes 47 seconds; thence South 35 degrees 0 minutes 0 seconds West, tangent to the last described curve, a distance of 23.92 feet; thence southwesterly and southerly a distance of 91.63 feet along a tangential curve concave to the southeast, having a radius of 150.00 feet and a central angle of 35 degrees 0 minutes 0 seconds; thence South 0 degrees 0 minutes 04 seconds East, tangent to the last described curve and parallel with the west line of said Northwest Quarter, a distance of 76.72 feet to the south line of said Northwest Quarter; thence South 0 degrees 11 minutes 56 seconds East, parallel with the west line of said Southwest Quarter, a distance of 43.00 feet; thence South 89 degrees 24 minutes 19 seconds West, parallel with the north line of said Southwest Quarter, a distance of 110.00 feet to said point of beginning and there terminating. Subject to the rights of the public for White Bear Avenue (C.S.A.H No. 65) and easements of record. E4, Attachment 2 PC Packet Page Number 70 of 84 Section 2. 2.01 This ordinance is based on the following findings: 1.The rezoning to CO, commercial office district would result in a development compatible with the 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 conditions: 1.Metropolitan Council approval of Resolution No. _______ for a comprehensive plan amendment _________ by the Maplewood City Council on July 10, 2023. 2.The project must further comply with all conditions outlined in City Council Resolution No. _______ for a conditional use permit _________ by the Maplewood City Council on July 10, 2023. Section 3. This ordinance is effective upon publication in the city's official newspaper. _________ by the City Council of the City of Maplewood, Minnesota, on July 10, 2023. E4, Attachment 2 PC Packet Page Number 71 of 84 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 John Miller, of Nuway Alliance, has requested a conditional use permit to operate an adult residential treatment center. 1.02 The property is located at 2000 White Bear Avenue North and is legally described as: That part of the West 620 feet of the North 438 feet of the North half of the Southwest Quarter and of the West 620 feet of the South 235.8 feet of the Northwest Quarter all in Section 14, Township 29, Range 22, Ramsey County, Minnesota, according to the government survey thereof, described as follows: Commencing at the northwest corner of said Southwest Quarter of Section 14, Township 29, Range 22; thence South 0 degrees 11 minutes 56 seconds East, assumed bearing, along the west line of said Southwest Quarter, a distance of 43.00 feet to the point of beginning of the property to be described; thence continuing South 0 degrees 11 minutes 56 seconds East, along said west line, a distance of 395.01 feet to the point of intersection with the south line of the North 438 feet of said North half of the Southwest Quarter; thence North 89 degrees 24 minutes 19 seconds East, along said south line of the North 438 feet, a distance of 620.02 feet to the point of intersection with the east line of the West 620 feet of said North half of the Southwest Quarter; thence North 0 degrees 11 minutes 56 seconds West, along said east line of the West 620 feet, a distance of 358.00 feet; thence North 17 degrees 09 minutes 12 seconds West a distance of 57.00 feet; thence North 27 degrees 03 minutes 22 seconds West a distance of 128.50 feet; thence South 89 degrees 59 minutes 56 seconds West a distance of 62.00 feet; thence North 0 degrees 0 minutes 04 seconds West, parallel with the west line of said Northwest Quarter, a distance of 145.50 feet to the point of intersection with the north line of said South 235.8 feet of the Northwest Quarter; thence South 89 degrees 24 minutes 19 seconds West, along said north line of the South 235.8 feet, a distance of 167.70 feet; thence South 75 degrees 13 minutes 47 seconds West, a distance of 140.91 feet; thence southwesterly a distance of 35.11 feet along a tangential curve concave to the southeast, having a radius of 50.00 feet and a central angle of 40 degrees 13 minutes 47 seconds; thence South 35 degrees 0 minutes 0 seconds West, tangent to the last described curve, a distance of 23.92 feet; thence southwesterly and southerly a distance of 91.63 feet along a tangential curve concave to the southeast, having a radius of 150.00 feet and a central angle of 35 degrees 0 minutes 0 seconds; thence South 0 degrees 0 minutes 04 seconds East, tangent to the last described curve and parallel with the west line of said Northwest Quarter, a distance of 76.72 feet to the south line of said Northwest Quarter; thence South 0 degrees 11 minutes 56 seconds East, parallel with the west line of said Southwest Quarter, a distance of 43.00 feet; thence South 89 degrees 24 minutes 19 seconds West, parallel with the north line of said Southwest Quarter, a distance of 110.00 feet to said point of beginning and there terminating. E4, Attachment 3 PC Packet Page Number 72 of 84 Subject to the rights of the public for White Bear Avenue (C.S.A.H No. 65) and easements of record. Section 2. Standards. 2.01 City ordinance section 44-473 requires a conditional use permit for convalescent hospitals. 2.02 City ordinance section 44-1092 requires a conditional use permit for state-licensed residential programs. 2.03 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 1.The use would be located, designed, maintained, constructed, and operated to be in conformity with the City’s Comprehensive Plan and Code of Ordinances. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment, or methods of operation that would be dangerous, hazardous, detrimental, disturbing, or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools, and parks. 7.The use would not create excessive additional costs for public facilities or services. 8.The use would maximize the preservation of and incorporate the site’s natural and scenic features into the development design. 9.The use would cause minimal adverse environmental effects. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. E4, Attachment 3 PC Packet Page Number 73 of 84 1. On June 20, 2023, 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 July 10, 2023, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 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 following conditions: 1.Any exterior improvements to the building or site require approval via the city’s design review process and requirements. 2.The proposed use 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.Provide the city with a copy of its state license to operate an adult residential treatment program. 5.Any increase in residents above 120 will require an amendment of this permit. 6.The applicant shall provide on-site staffing 24 hours a day and 365 days a year. 7.Metropolitan Council approval of Resolution No. _______ for a comprehensive plan amendment _________ by the Maplewood City Council on July 10, 2023. __________ by the City Council of the City of Maplewood, Minnesota, on July 10, 2023. E4, Attachment 3 PC Packet Page Number 74 of 84 2000 White Bear Avenue - Overview Map City of Maplewood May 26, 2023 Legend !I 0 630 Feet Source: City of Maplewood, Ramsey County 3URMHFW$UHD E4, Attachment 4 PC Packet Page Number 75 of 84 2000 White Bear Avenue - Future Land Use Map City of Maplewood June 14, 2023 Legend !I Future Land Use - 2040 Low Density Residential Mixed Use - Neighborhood Public/Institutional Park Project Area 0 475 Feet Source: City of Maplewood, Ramsey County E4, Attachment 5 PC Packet Page Number 76 of 84 2000 White Bear Avenue - Zoning Map City of Maplewood June 14, 2023 Legend !I Zoning Single Dwelling (r1) Double Dwelling (r2) Farm (f) Open Space/Park Mixed Use (mu) Project Area 0 475 Feet Source: City of Maplewood, Ramsey County E4, Attachment 6 PC Packet Page Number 77 of 84 E4, Attachment 7 PC Packet Page Number 78 of 84 E4, Attachment 7 PC Packet Page Number 79 of 84 E4, Attachment 7 PC Packet Page Number 80 of 84 E4, Attachment 7 PC Packet Page Number 81 of 84 E4, Attachment 7 PC Packet Page Number 82 of 84 E4, Attachment 7 PC Packet Page Number 83 of 84 E4, Attachment 8 PC Packet Page Number 84 of 84