Loading...
HomeMy WebLinkAbout04/22/1997BOOK AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD April 22, 1997 6:00 P.M. City Council Chambers Maplewood City Hall 1830 East County Road B 1. Call to Order 2. Roll Call 3. Approval of Minutes 4. Approval of Agenda 5. Unfinished Business 6. Design Review a. Valvoline Signs at Sears Automotive - Maplewood Mall, 3001 White Bear Avenue b. St. Paul Hmong Alliance Church Addition - 1770 McMenemy Street c. St. John's Hospital Expansion- 1575 Beam Avenue d. Batteries Plus Store Building Material Change, Northeast Corner of White Bear and Radatz Avenues 7. Visitor Presentations 8. Board Presentations 9. Staff Presentations a. Representative for the April 28 City Council Meeting 10. Adjourn p:\com_dvpt\cdrb.agd WELCOME TO THIS MEETING OF THE COMMUNITY DESIGN REVIEW BOARD This outline has been prepared to explain the review process of this meeting. The review of an item usually follows this format. 1. The chairperson of the meeting will announce the item to be reviewed. 2. The chairperson will ask the applicant or developer of the project up to the podium to respond to the staff's recommendation regarding 'the proposal. The Community Design Review Board will then discuss the proposed project with the applicant. 3. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. 4. After everyone is the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. 5. The Board will then discuss the proposal. No further public comments are allowed. 6. The Board will then make its recommendations or decision. 7. Most decisions by the Board are final, unless appealed to the City Council. You must notify the City staff in writing within 15 days to register an appeal. jw\forms~rb,agd Revised: 11-09-94 - MEMORANDUM TO: FROM: SUBJECT: PROJECT: DATE: City Manager Thomas Ekstrand, Associate Planner Sign Request Valvoline at Seam Automotive in the Maplewood Mall April 15, 1997 INTRODUCTION Jim Deselms, representing Valvoline Instant Oil Change, is requesting approval to install three wall signs on the Sears Automotive building at the Maplewood Mall. Refer to the the enclosures. BACKGROUND March 31, 1997: Staff approved the addition of two glass-front overhead doors for Valvoline on the west side of the Sears Automotive building. CODE REQUIREMENT Section 36-231 of the sign code requires a comprehensive sign plan for shopping centers. The proposed sign is an addition to the already permitted signs at the Maplewood Mall. The community design review board may approve any changes. DISCUSSION Staff does not have any problem with the proposed signs. RECOMMENDATION Approve the plans date-stamped April 3, 1997 for three Valvoline Instant Oil Change signs on the Sears Automotive building at the Maplewood Mall. p:sec2N\valvolin.sgn Attachments: 1. Site Plan 2. Plans date-stamped Apdl 3, 1997 MAPLEWOOD MALL Attachment 1 Z BEAM AVENUE ---~. SEARS AUTOMOTIVE AND E THREE PROPOSED SIGNS SITE PLAN MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Thomas Ekstrand, Associate Planner Conditional Use Permit and Design Review- St. Paul Hmong Alliance Church 1770 McMenemy Street April 15, 1997 INTRODUCTION Proposal The St. Paul Hmong Alliance Church, at 1770 McMenemy Street, is proposing to build a 2,896-square-foot addition onto the south side of their church. Refer to the maps on pages 7-9. They would use this addition for Sunday school classroom and office space. They are also proposing to add a solarium to the front of the existing building on the south side of the entrance. The Sunday school addition would be brick to match the existing building. The solarium would be glass. Refer to the narrative on page 10 and the enclosed plans. (The building elevations show a Phase II addition as well. The applicant will apply for this expansion in detail at a later time. Staff is not considering Phase II as part of this review since extensive grading and additional parking spaces would be needed and the applicant has not provided those details.) Requests The applicant is requesting: 1. A conditional use permit (CUP) revision for the church expansion. City code requires a CUP for churches. 2. Approval of plans. DISCUSSION Conditional Use Permit This proposal meets the requirements for a CUP. The proposed expansion would be attractive and would be well buffered from any nearby homes by a substantial setback. Also, the city has approved several CUPs for church expansions in the past few years. Landscaping There is no need for any additional landscaping. These additions would not impact any adjacent properties. The only reason for planting any additional trees is if the applicant would remove any of the mature trees in their side yard. The proposed construction may not effect these six trees. If they were removed, however, the woodland alteration ordinance would require that they be replaced with 2 1/2 inch caliper, balled and burlapped trees. The final grading plan should show whether these trees would be removed and, if so, where the church would plant new ones. Grading The applicant did not provide a grading plan. Staff does not feel that there is any concern with grading because of the substantial building setbacks and the fact that no new parking is needed or proposed. The applicant must, however, provide a detailed grading and drainage plan before the city will issue a building permit. Neighbor Concerns Traffic and Parking One neighbor said that this project should be denied because of too much church traffic already. We have not received any traffic complaints and do not anticipate an increase in traffic due to the proposed expansion. The proposed addition is accessory to the church and should not create additional traffic. Also, the Maplewood parking code does not have a parking requirement for classroom space. The city should monitor the parking demand and keep track of any complaints after completion of the expansion. If traffic and parking problems occur, the city council should then require more parking spaces. Building Design, Fence and Grounds-Maintenance Concerns One neighbor does not like the appearance of the church and feels that the addition would hurt the appearance from DeSoto Street. The church has all the elements we look for in building design and materials. The building is attractive and the brick is a preferred exterior material in Maplewood. The roof-line is also interesting and adds to the attractiveness of the building. The proposed would be attractive since it would match the existing church. Three neighbors said that the fence is an eye sore. I would not categorize the fence as an eye sore, but the church should, perhaps, give more attention to scheduled maintenance of the fence and grounds to fix, clean and pick up debris as needed. The city council should schedule annual reviews of this CUP to monitor these issues for complaints. Plan Compliance One neighbor stated that the church did not comply with the approved site and landscape plans. They said there were to be trees planted along with the wooded fence and that the parking lot was to be behind the church, not in front. According to the records of this project, the site has been developed in compliance with the approved plans. Lot Combination On June 24, 1996, the city approved a lot split for the lot to the south so the church could buy the abutting land and enlarge their property. A condition of this split was to combine this new parcel with the existing church property to form one legally-described lot. This did not occur. The applicant should combine these lots before the city will issue a building permit for the proposed expansion. 2 -- RECOMMENDATION Adopt the resolution on pages 13-14 revising the conditional use permit for a church at 1770 McMenemy Street. This permit is based on the standards for approval required by the code and subject to the following conditions (additions to the permit conditions are underlined; deletions are crossed out): All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. A,~. ...... ,.. +~,~...;,~..,~..,..~..~..~ A ..... ~ -~.. 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. City cn;!nccr ........ t ..~ .. ~,....~ ......~; .... .~ ,~...; ..... ,.... Re.qularly maintain the ,qrounds and pick up all debris as well as maintain the decorative wood screening fences along the south and north sides of the parking lot. P-r-evide _'"4d ~ ..~ '-' -~- +. ~-.v~,~, ,,,' '~ ~,'"'~ ,I, 1~ ~., ,~ r''~''''~ ..~ ,-I./; ,,.~ .-,..,, '~ ~,"~"~"' e.~ ,~,-~ P.,~,, ~,,, vv,"' .,.~ .-,,,I.; ,-~ ~..,~_~v s .,.~, ,.. ."~ ,..; ,4 ~..-~ +; ...~ I~,~, ,~.~, I-"P~ .-,,.,, ,~ ~ ,4; ~, ..~1''~' .,~ ..;"~, ~;,I.1~ ~ ~-~,., ,~. thc fcrm v, ~,,,,,,,~ v, 4. The city council shall review this permit in one year. 5. The city council may require additional parking spaces if a parking shortage develops. 6. The plans for Phase II are not approved, The property owner shall submit detailed plans for the city council's approval prior to beginning this phase. Approve the plans date-stamped March 26, 1997, for the Sunday school and solarium additions on the St. Paul Hmong Alliance Church, 1770 McMenemy Street. The property owner shall comply with the following conditions: 1. Repeat this review in two years if the city has not issued a building permit for this expansion. Provide a grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall be comply with ordinance requirements. If the grading plan shows the elimination of any mature trees (eight inches in caliper or more), the applicant shall replace these trees in accordance with the woodland protection ordinance. 3. Resod the lawn that is disturbed by construction activities. 4. If any required work is not done, the city may allow temporary occupancy if' a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. 5. All work shall follow the approved plans. The director of community development may approve minor changes. o Legally combine the original church property with the newly acquired lot to the south. The applicant shall do this before the city will issue a building permit for the proposed expansion. CITIZENS' COMMENTS I surveyed owners of the 31 properties within 350 feet of the church property. Of the 12 replies, three were in favor, four objected, three had no comment and two had a miscellaneous comment. In Favor 1. They are clean people. I have had people dump a lot of junk back there. They also use land for gardens. (Lewis, 1766 McMenemy Street) 2. The church has been a good neighbor. (Schreier, 398 Ripley Avenue) 3. I am in favor of this proposal. It helps the Hmong Christians to reach the unbeliever and to know and love God. (1750 McMenemy Street) Opposed 1. Too much traffic already. (Neidermayer, 425 Ripley Avenue) I object because the added building structure only hurts the appearance from DeSoto Street. I wish that my opinion counted as I own the house and land south of the church, but I'll take the time to give it to you anyhow. (Kramer, 1771 DeSoto Street) Also refer to the letter on page 11.: I object partly because of the way the movement of the property line fence was handled (it is now an eyesore). It seems no thought was given to the "community" that adjoins it. (Green, 406 Ripley Avenue) There isn't enough parking space available at this time. They park all along the driveway to McMenemy. More spaces should be made available to accommodate the new addition. There is plenty of property to add more parking spaces. St. Paul Hmong Alliance Church are a very good neighbor and a good asset to the community. (Albert, 387 Ripley Avenue) Miscellaneous Comment We wish the fence wasn't such a eyesore, and we were told it would be a full privacy fence & tree lined! Also pop cans, apple cores, etc, have been thrown over the fence into yard. (Peterson, 402 Ripley Avenue) 2. Refer to the letter on page 12. (Colvard, 386 Ripley Avenue) REFERENCE INFORMATION SITE DESCRIPTION Lot size: 7.42 acres Existing land use: The St. Paul Hmong Alliance Church SURROUNDING LAND USES North: Single dwellings South: Single dwellings and the undeveloped back yards of deep lots East: DeSoto Street and single dwellings West: The Minnesota Department of Transportation (MnDOT) highway maintenance facility PAST ACTIONS November24, 1986: The December 28, 1987: The May 24, 1988: The December 22, 1988: The December 11, 1989: The April 26, 1994: June 24, 1996: city council granted the CUP. council reviewed the CUP and required a review again in one year. CDRB approved the design plans. council reviewed the CUP and required a review again in one year. council reviewed the CUP and required a review again in five years. The CDRB approved a 32-square-foot ground sign for the church. The city approved a lot split for the lot to the south so the church could buy the abutting land and enlarge their property. PLANNING Land Use Plan designation: C (church) Zoning: F, (farm residence district) Ordinance Requirements Section 36-437(3) requires a CUP for churches. CRITERIA FOR CUP APPROVAL Section 36-442(a) states that the city may approve a CUP, based on the nine standards for approval in the resolution on pages 13-14. sec17~hmong.cup Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Written Narrative date-stamped March 26, 1997 5. Letter from B. Kramer 6. Letter from Keith Colvard 7. CUP Resolution 8. Plans date-stamped March 26, 1997 (separate attachment) 6 Attac~nent 1 LITTLE ~ANA~A' RD "B# SKILLMAN ~ ~ SA IIVT - LOCATION MAP Attachment 2 · ~ --p , ..... ~----i-~BB ~F~.',~ i, ., _ .~_.._------ ,-~?'s~---~q~'4'' " ?~ F _ , ~.., , I [ i ~ RIPLEY AVEU fl RIPL[Y , ~ .. ,176d / ST. PAUL HMONG L: ; ~ ~' ALLIANCE CHURCH - - r' ~ ~) ~ ~ m I ~ I~ N~ ' KINGSTON ~ ~,i · ',~ ' ~ '~r.. ~ i'° , .'~ ST. PAUL HMONG ALLIANCE CHURCH [ PROPOSED SUNDAY SCHOOL ADDITION SITE PLAN 9 Attachment 4 THE INTENDED USE OF THE PROPERTY There are many great needs for us to add another building. The current building has only three offices and nine classrooms. We already have four full-time and one part-time workers. Our senior pastor uses one of the offices, three of our workers share one office, our third office is used by our Sunday School, and one of our employees has no office. Three of our nine classrooms are used by our Nursery Department, and only the othe~ six classrooms are used by our Sunday School. Our Sunday attendance is averaging between 800-900 in two services every Sunday. Furthermore, our current building plays a very important role for education and many other activities. Our Women's band or yoUth band or Church Choir or Children's Choir or other Committees is regularly used our current building at least once a week. Beside the above, we have an ESL class every Tuesday and Thursday nights for people of our church and the community. We allow Relief Time, a program which sponsors by The Greater St. Paul Church Council, teaches a class in our church every Thursday from 2:15-3:00PM. We have a citizen class in the church every Saturday night from 6:00-9:00PM for our members and the community. The church Board or/and other committee(s) usually has/have meeting on one of the weekdays or weekends. It seems that we normally have many things going on at the same time which is hard to keep the noise down. Therefore, it is very important and necessary for us to add the new Sunday School building to our current building. This new building will add another three new offices, fourteen new classrooms, and a new library for our usages. There will be enough offices for our staffs and workers, enough classrooms for our Sunday School, available rooms for conference/meetings, and more quietness for other activities throughout the week. If we do pursue, we will have suitable rooms for future daycare in the church. We strongly believe that the addition of this new building will enhance us to be able to meet the needs of our members and people of the community. 10 Attachment 5 ~ have 1 ired at 17'71 L~esoto street for ten years and have recently put our home on .the ~ar~et. . We have had ~ery l,,itt)e troubt~e ~ith the Hmong . Community as they have ga~nemed ne>it doO~ to us for thru Dam't The church was. constructed after we built Our home. Before the.church was bOil t they had told us the ~uilding ~ou~d be set up close to the road. The'parking !ot'Wootd ther~ be ~ocatmO behind the church. As you ~el! know it ~r~.'+ ~o~:~ out ;.r~at way If you dr~ve down Desoto qtreet ~ii!, my o~imio~ is that it !polls. terri~,!e, I don't know you feet ~hs~ sam~, Please take time to drive Oy-and look at it ~ro~ the [~ms. uto point of view. Evergreen trees shru~,s could help this immensely. Desoto street has great potential and is a beautiful street, despite all of the trees we lost last summer. Will there be a' pt.ay~ro~nd in the back, so there would be more noise? '". F'iease look at this as if it were your neighborhood. Sincerl y, B. Eraser ll Dear Mr. Ekstrand, Attachment 6 4/9/97 I understand the need for additional space that the St. Paul Hmong Church is requesting. Unfortunately, I have a difficult time supporting their request due to present ground appearance and maintenance practices. Specifically, the fence along the north property line. As it was constructed poorly and inconsistently along it's length. (E.G. Different Fence Styles) As well as, the lack of appearance care taken with regards to grounds maintenance. (E.G. Lawnmowing and Debris Removal) As a homeowner, I take pride in my property, as do most of my neighbors. I feel that is not the case with the churches property, Should these issues be addresSed, I would have no problem endorsing any improvement or additions the church proposes. This letter was not intended to discredit or degrade anyone, but was to help maintain a high standard of neighborhood pride and appearance. Thank you for the opportunity to voice my opinions' and concerns. Sincerely, 772-4803 (Home Phone) 12 Attachment 7 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, the St. Paul Hmong Alliance Church applied for a conditional use permit to revised their conditional use permit because of their plans to enlarge their church building by building a solarium and Sunday school addition. WHEREAS, this permit allows the church and Sunday school. WHEREAS, this permit applies to 1770 McMenemy Street. The legal description is: Except South 95 feet of West 167 feet and except East 200 feet; the North 5 acres and except West 167 feet and except East 200 feet; the North 4 feet of South 5 acres; being in North 10 acres of Southwest 1/4 of Southwest 1/4 (subject to road and easements) in Section 27, Township 29, Range 22. And Commencing at a point on'the West line of Section 17, Township 29, Range 22, said point being 166.98 feet South from the Northwest corner of the Southwest 1/4 of the Southwest 1/4 of Section 17; running thence East and parallel with the North line of said quarter quarter Section 1308.4 feet to the intersection with the East line of said quarter quarter Section, thence running South along the East line of said quarter quarter Section 166.98 feet; thence running West and parallel with the North line of said quarter quarter Section 1308.4 feet to. the intersection with the West line of said Section; thence running North along said last named line 166.98 feet to the place of beginning; excepting therefrom the West 342 feet thereof; and except land described in Document No. 2137431. WHEREAS, the history of this conditional use permit is as follows: 1. On November 24, 1986, the city council granted a conditional use permit for a church at this location. 1. On April 21, 1997, the planning commission recommended that the city council approve this permit revision. The city council held a public hearing on _, 1997. City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit revision, because: 1. The use would be located, designed', maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, 13 odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. Regularly maintain the grounds and pick up all debris as well as maintain the decorative wood screening fences along the south and north sides of the parking lot. 4. The city council shall review this permit in one year. 5. The city council may require additional parking spaces if a parking shortage develops. 6. The plans for Phase II shall be submitted to the city council for approval. Adopted ,199_. 14 MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Thomas Ekstrand, Associate Planner Setback Variance, Conditional Use Permit Revision and Design Review - St. John's Hospital 1575 Beam Avenue April 16, 1997 INTRODUCTION Proposal HealthEast is proposing several building additions, site changes and interior renovations to St. John's Hospital at 1575 Beam Avenue. Refer to the maps on pages 8-10. The applicant describes this four-phase expansion project in detail in the narrative on pages 11-15. In summary, the proposed changes include the following work: Phase 1: Construction of a two-level parking deck with a possibility to add two more levels. Expansion of the existing parking lot at the north side of the site. Phase 2: Construct a three-story, 100,000-square-foot Ambulatory Care Center. Make interior renovations in the existing building. Extend St. John's Boulevard to Kennard Street. Phase 3: Construct a 95,000-square-foot Medical Specialty Center Phase 4: Make interior renovations in the existing building. The proposed additions would have a variety of materials (brick, precast concrete, tile and aluminum). The proposed parking deck would be precast concrete. Requests The applicant is requesting: 1. A 25-foot front setback variance for the proposed parking deck. The code requires 30 feet. 2. A conditional use permit (CUP) revision for the hospital expansion. City code requires a CUP for hospitals. 3. Approval of site and building design plans. DISCUSSION Parking Deck Setback Variance The applicant is proposing a substantial reduction to the 30-foot setback requirement from the Hazelwood Street right-of-way. Under normal circumstances, staff would not support this reduction to a five-foot setback. In this instance, however, there is such a wide boulevard along Hazelwood Street that this request becomes feasible. The Hazelwood Street boulevard ranges from 30 to 45 feet wide. The proposed parking deck would have a setback ranging from 35 to 53 feet from the street edge. This results in a similar setback found on most streets with 12-foot-wide boulevards. This wider boulevard creates a setback that would meet the spirit and intent of the ordinance. The shape of the site also creates hardship if the code was met. The right-of-way jogs making it difficult to maintain the standard setback along the westerly frontage of the site. Compliance with a 30-foot setback at the point closest to the right-of-way would result in an odd looking setback further north on the site and would result in a poor use of the available land. Conditional Use Permit The proposal meets the requirements for a CUP. Building Design The proposed building proposals would be attractive. Regular Parking The applicant is proposing a total of 1,072 parking spaces with the proposed construction. The plans do not show how many spaces there are currently. The city does not have any criteria for a facility such as this. The applicant, therefore, applied the St. Paul's parking formulas for parking. It appears as though there would be enough parking available. If there proves to be a shortage, HealthEast should provide more. They have room to do so. Handicap-Accessible Parking Carolyn Peterson, representing the Maplewood Seniors and Persons with Disabilities Committee, is requesting that the site plan be revised to place handicap-parking spaces next to the sidewalks nearest the entrances. The committee has been taking an active role to try to improve existing parking lots that are not truly handicap accessible. The committee feels strongly that disabled persons should not be forced to cross traffic lanes to get to the building entrance. Refer to the letter on pages 16-17. The city council should consider requiring plan revisions to require closer, safer and more accessible handicap parking spaces that are next to the sidewalks in front of the buildings. Street Extension The applicant should extend St. John's Boulevard as part of the Phase 2 construction proposal. This will be needed as another means in and out of the site at the time of the new building construction. RECOMMENDATION A. Adopt the resolution on page 19 approving a 25-foot front setback variance for the proposed parking deck at St. John's Hospital, 1575 Beam Avenue. This variance approval is since: The proposed reduced setback would meet the spirit and intent of the ordinance because of the wide boulevard along Hazelwood Street. The wide boulevard would give the proposed parking deck the appearance of having a 30-foot setback. The shape of the site creates hardship if the code was met. The right-of-way jogs making it difficult to maintain the standard setback along the westerly frontage of the site. Compliance with a 30-foot setback at the point closest to the right-of-way would result in an odd looking setback further north on the site and would result in a poor use of the available land. Adopt the resolution on pages 20-21 approving the conditional use permit for a hospital at 1575 Beam Avenue. This permit is based on the standards for approval required by the code and subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The city council may require that the property owner add more parking spaces is a parking shortage develops. 5. The property owner shall construct St. John's Boulevard to Kennard Street along with the work planned for Phase 2 of the expansion project. Approve the plans date-stamped March 18, 1997, for the proposed phased expansion of St. John's Hospital, 1575 Beam Avenue. Approval is subject to the property owner complying with the following conditions: Repeat this review in two years if the city has not issued a building permit for Phase One of this project. Each subsequent phase shall be started within two years of the completion of the previous phase or the design review must be repeated for the remaining phases. 3 2. Complete the following for staff approval before the city issues a building permit for the parking deck or a grading permit for the proposed parking lot expansion: a. Submit a grading, drainage, utility and erosion control plan to the city engineer for ' approval. The erosion control plan shall comply with ordinance requirements. b. Submit a lawn-irrigation plan to staff showing the location of sprinkler heads. c. Submit a revised site plan that provides for handicap parking spaces next to the sidewalks that are near the front doors of the proposed building entrances. d. Submit a detailed landscape plan for approval by the community design review board. This plan shall include: (1) Plant sizes, species locations and quantities. (2) The dollar amount of the landscaping proposed and the cost of the building cost for all phases of this project. (This is a requirement of the Chanhassen ordinance presently used on a trial basis in Maplewood.) 3. Complete the following before occupying the building: a. Restore and sod damaged boulevards. b. Install reflectorized stop signs at all exits, a handicap-parking sign for each handicap- parking space and an address on the building. Co Paint all roof-top mechanical equipment to match the uppermost part of the building. Roof equipment screening is waived in accordance with recent community design review board action. d. Construct a trash dumpster enclosure(s) as city code requires. The enclosure(s) must match the color of the building and have a closeable, 100% opaque gate. e. Install and maintain an in-ground sprinkler system for all new landscaped areas. f. Construct St. John's Boulevard to Kennard Street along with the work planned for Phase 2 of the expansion project. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. 5. All work shall follow the approved plans. The director of community development may approve minor changes. 5. All work shall follow the approved plans. The director of community development may approve minor changes. CITIZENS' COMMENTS I surveyed owners of the 20 properties within 350 feet of the church property. Of the six replies, two were in favor, two objected, one had no comment and one had some general questions. In Favor I am in favor of this proposal, however, am not too sure about the location of the parking ramp. Possibly more information on the ramp may change my mind. (Maplewood Professional Center) 2. It will be a great asset to the area and the City of Maplewood. (Hajicek, 1700 County Road D) Opposed 1. Hazelwood mustbefourlanes north of Beam to accommodatetrafficflow. (Owner, 1560 Beam Avenue) 2. Refer to the letter on page 18 opposing the proposed parking deck setback variance. (R. Schreier on behalf of DeSoto Associates Limited Partnership) Questions How long will construction take? What will happen to Hazelwood? Widened? Fixed up? What is phasing schedule? When would they build the future road? Any pad for helicopters? (Peterson, 3016 Hazelwood Street) REFERENCE INFORMATION SITE DESCRIPTION Lot size: 35 acres Existing land use: St. John's Hospital SURROUNDING LAND USES North: Single dwellings and undeveloped property zoned F (farm residential) and planned BC (business commercial) South: Beam Avenue and a medical office center East: Maplewood Professional Building, the St. Paul Eye Clinic and Birch Run Station West: Hazelwood Street and undeveloped property zoned M-1 (light manufacturing) PAST ACTION (CUP History) May 20, 1982: May 23, 1983: May 23, 1988: May 22, 1993: The city council approved the CUP. There were no conditions of approval. The city council reviewed the CUP and scheduled review again for 1988. The city council reviewed the CUP and scheduled review again for 1993. The city council agreed not to review the CUP again unless there is a problem. PLANNING Land Use Plan designation: BC Zoning: BC Ordinance Requirements Section 36-437(3) requires a CUP for hospitals. Section 36-28(c)(6)(a) requires a minimum front setback for noncommercial buildings of 30 feet. Criteria for Variance Approval State law requires that the city council make the following findings to approve a variance from the zoning code: 1. Strict enforcement would cause undue hardship because of circumstances unique to the property under consideration. 2. The variance would be in keeping with the spirit and intent of the ordinance. "Undue hardship", as used in granting of a variance, means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls. The plight of the landowner is due to circumstances unique to his property, not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance. Criteria for CUP Approval Section 36-442(a) states that the city may approve a CUP, based on the nine standards for approval in the resolution on pages 20-21. p:sec3\hospital.cup Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Project Narrative (five pages) 5. Letter from Carolyn Peterson dated March 27, 1997 6. Letter from Richard Schreier dated March 28, 1997 7. Variance Resolution 8. CUP Resolution 9. Plans date-stamped March 18, 1997 (separate attachment) HEIGHTS Attachment 1 @1 l'Y RD. D COUNTY ROAD 1. SUMMIT CT. 2. COUNTRYVIEW ClF 3. DULUTH CT. 4. LYDIA ST. BEAM Z KOHLMAN J AVE. ROA~ ~ c Z bJ o AVE. ® ® BEAM RADATZ ~ COURT z ~ ,-, AVE. DEMONT AVE. BROOKS EDOEHILL RD. GERVNS COPE GERVAIS VIKING SHERREN AVE. AVE. Z Lake AVE. AVE. GERVAIS CT. AVE. ~. COPE AVE. ~'~ tB 04`. LOCATION 8 MAP F TO]AL '~ ~.a~. I,~_~ !~'~x~ ~. ~ ~1 _,' Ji,l :,/ J~O~ ',~ CT JOHN'S HOSPITAL J I ~j i:[I PROFESSIONAL~]~ST. PAUL~ ~',z, ". ~l ~i -""' ~,',.,.r,,,~, ~,,,,,' ~/~ '...o.~ BC-M PROPERTY LINE I ZONING MAP Attachment 3 FUTURE PARCEL DEVELOPMENT 10 HealthEast: St. John's Hospital Hospital Addition and Renovation Project DESIGN NARRATIVE PROJECT OVERVIEW Attachment 4 St. John's Hospital, in response to its long-term strategic planning objectives, has embarked on a major building expansion and renovation project, in response to a growing demand for Ambulatory Services within the community. Upon completion of an exhaustive Facility Master Plan Study, St. John's established a set of project directives which created the framework from which the attached Schematic Design Concept was developed. The Final Schematic Design Concept is represented in the following document. The Design Narratives identify the existing conditions and outline the proposed scope of services, as well as a variety of add alternates to the original project scope. The attached drawings have been modified to represent the current strategies with regards to the comprehensive Facility Master Plan. The Building Addition & Renovation Project as defined by the Schematic Design Phase will be the datum line from which the Design Development Phase is based and evaluated. The proposed project will be subdivided into four major phases: Phase 1: Site Master Plan The First Phase of the project, and perhaps the most critical, is the reorganization of the existing site. The expansion of the existing facility will create a significant need to increase the present parking capacity and provide a new organizational scheme which addresses vehicular circulation. Currently, the existing site relies on surface parking which is an issue for both staff and visitors due to the lengthy travel distances from parking lot to hospital entry points. The proposed concept will not only reorganize the site with the separation of vehicular traffic for ambulatory patients, visitors, ER patients, physicians and staff, but also expand the current surface parking. The proposed concept also recommends the construction of a parking deck to be located west of the main entry. The proposed parking deck will provide desperately needed parking adjacent to the hospital entry, as well as provide the separation of visitors, ER, Medical Specialty Center patrons and physician parking areas. The parking deck will also have the capability of two future levels of expansion to accommodate any future building expansion. The development of the comprehensive site plan will involve a well coordinated, multi-faceted work plan with several critical milestones to be monitored in order to insure the overall project success. The Site Master Plan Phase is scheduled to provide an early site package identifying the Guaranteed Maximum Price (GMP) in order to approve the project cost and allow the construction to begin on the site in the summer of 1997. The project team, consisting of St. John's Hospital, HealthEast Corporate, McGough Construction and OSM will work extremely diligently to successfully complete the project within the outlined project schedule. OSM Project No. 96042.00 - March 13, 1997 j :~96042.00~arch~zone.v ar 11 HealthEast: St. John's Hospital Hospital Addition and Renovation Project DESIGN NARRATIVE PROJECT OVERVIEW Phase 2: Ambulatory Care Center The Second Phase will involve the design and construction of a new 3-story 100,000 square foot Ambulatory Care Center. The new outpatient facility will house the expanding services of general Radiology, Mammography, Ultrasound, Angiography, Future Healing Arts Center, Diabetes Resource, GI Lab, Pharmacy, Cardiac Rehabilitation, Lab and a variety of Administrative Support Services. The construction of the new Ambulatory Care Center will provide the campus with a new main hospital entry which will in turn help to organize and strengthen the campus wayfinding system. The Second Phase of the project will be critical in order to create the necessary swing space for the reorganization of the existing facility. The phase will involve moving current hospital programs from the hospital to the new Ambulatory Care Center and renovating the remaining space, as indicated by the new reorganizational scheme. The construction of the new Ambulatory Care Center will be constructed in conjunction with the new Medical Specialty Center. Phase 3: Medical Specialty Center The Third Phase of the project will involve the design and construction of a 95,000 square foot Medical Specialty Center which will be contiguous to the existing Hospital and Ambulatory Care Center. The development of the Medical Specialty Center will allow the expansion of the current physician referral base through the leasing of severely needed medical office space which is adjacent to the existing hospital. The Medical Specialty Center will also house the relocated Watson Education Center, which will primarily function as the St. John's Hospital Conference Center. The first floor of the building will also be planned and designed to accept a 16,000 square foot future Radiation Therapy Center. The second and third floors will house lease space for physician offices. The building design will incorporate the provisions for a future skyway connecting the Medical Specialty Center to the existing Hospital for physician and staff convenience. The Medical Specialty Center will also be connected to the existing hospital via a sublevel tunnel for the ability to be serviced by the existing hospital. As stated previously, the Medical Specialty Center will be constructed in conjunction with the Ambulatory Care Center, but will maintain its own identity and image separate from the hospital. The building orientation will be developed in order to redirect the focus away from the main hospital entry and create a separate entry servicing the Medical Specialty Center and Watson Education Center. OSM Project No. 96042.00 - March 13, 1997 j :\96042.00~arch~zone.v ar 12 HealthEast: St. John's Hospital Hospital Addition and Renovation Project DESIGN NARRATIVE PROJECT OVERVIEW Phase 4: Hospital Expansion Renovation The Fourth Phase of the project will involve a series of significant renovations within the existing Hospital totaling nearly 90,000 gross square feet. The expansion of the medical campus will create a domino effect of sorts, where individual departments will be relocated and renovated to accommodate the reorganization of the existing facility. The areas involved in the hospital renovation will include Surgery, Emergency, Central Services, Nutrition Services, Watson Education Center, as well as a host of building support and administrative functions. The major portion of this phase will involve the relocation of the Watson Education Center to the first level of the new Medical Specialty Center and the relocation and expansion of the Emergency Department to the current education site, located on the ground level of the Maternity Care Center. The desperately needed expansion of emergency services will more than double current space allocation to accommodate the growing patient census. The other significant renovation and expansion projects will involve the total redesign of the existing Surgery Department, excluding the operation rooms; the relocation and expansion of the Inpatient and Outpatient Lab Services; and the expansion of Nutrition Services. These projects will be extremely difficult to execute due to the critical nature of the space, and the fact that the areas must be renovated without major disruption to the existing hospital services. The project team is actively pursuing an accelerated schedule to improve the start date of the Surgery and E.R. expansion projects. However, there are critical issues to be addressed by St. John's administration regarding the relocation of the existing hospital space prior to executing the expansion opportunities. OSM Project Nb. 96042.00 - March 13, 1997 j:\96042.00\arch\zon¢.var ] 3 HealthEast: St. John's Hospital Hospital Addition and Renovation Project DESIGN NARRATIVE CIVIL EXISTING SITE CONDITIONS The existing St. John's Hospital site bordered on the north by undeveloped land, east by Kennard Street, south by Beam Avenue and west by Hazelwood Street consists of an approximate gross of 40 acres, less about 5 acres for street right-of-way. The total site nets about 35 total of developable acres. The site terrain generally slopes from the northeast to the southwest with approximately 75% of the site draining to the southwest. The site currently contains bituminous parking surfaces in each quadrant with the exception of the northeast quadrant which consists of 8.8 acres of undeveloped land. The existing utilities consist of storm sewer, watermain and sanitary sewer systems. The storm sewer system generally directs site drainage to the Beam Avenue/Hazelwood Street for the St. Johns Hospital parcel and east towards Kennard Street from the Maplewood Professional Building parcel. The entire system drains to a trunk sewer located in Beam Avenue and to a sewer located in · Kennard Street. The existing watermain borders the site along Hazelwood Street, Beam Avenue and Kennard Street. The hospital is served by the watermain extending east from Hazelwood Street along St. John's Boulevard to the northeast side of the patient tower building and from the south from Beam Avenue. The professional offices buildings are served from the Kennard Street water system. It appears that the site sanitary sewerage is directed to the Beam Avenue sewer system. Sanitary sewer facilities are also located in Hazelwood Street and Kennard Street for future reference. PROPOSED SITE MASTER PLAN IMPROVEMENTS The proposed project scope will involve significant site modifications that will involve a number of complicated site phasing packages in order to expand the parking capabilities, while at the same time maintaining the operational status. The proposed site design will involve the reorganization of the primary vehicular circulation corridors into and' out of the site. St. John's Boulevard will be relocated to provide a true east / west orientation with a sub road servicing the new hospital entry. The new road alignment for St. John's Boulevard will also establish the frame work for future site development as well as provide the opportunity to complete the preferred road looping of the entire site. The reorganization of the site will also provide the necessary separation of vehicular traffic related to Emergency visitors, staff, patients and services. The southern frontage road will be used for ambulance, E.R. and service entries, while the north service road will provide access for patients, visitors and the Medical Specialty Center. OSM Project No. 96042.00 - March 13, 1997 j:\96042.00~archXzone.var '[ 4 HealthEast: St. John's Hospital Hospital Addition and Renovation Project DESIGN NARRATIVE CIVIL The proposed site design will involve an eastern expansion of the existing north surface parking lot to accommodate additional parking requirements associated with the 215,000 square foot building addition. The southwest parking lot directly west of the main hospital building will be designed to provide a below grade parking deck for physical parking and surface parking deck to maximize the number of available parking spaces for patients and visitors. The parking ramp will be designed to allow for future vertical expansion should it be required. The first level parking deck will extend the entire length of the existing hospital building to align with the south face of the existing Maternity Care Center and provide covered parking for the Emergency Department. Extensive earthwork is anticipated to reduce the size and location of the berm in the NW quadrant occupied by the expanded parking facility. The First Phase of the project will extend St. John's Boulevard from Hazelwood Street to the new Medical Specialty Center. The Second Phase will extend the Boulevard through to Kennard Street. A two tier retaining wall structure will be required between the vehicular drop-off area of the main hospital entry and the lower frontage road for the emergency department. The site earthwork is proposed to balance on site in an attempt to reduce overall project development costs. The existing watermain and storm sewer and sanitary sewer will require relocation to serve the proposed building layout while maintaining service to the existing buildings. Retalnage of stormwater runoff on-site is anticipated and proposed retention sites have been identified on the schematic documents. Watermain service to the existing buildings will need to be relocated to minimize the service routes extending through the proposed building additions. OSM recommends extending the new watermaln service from Hazelwood to Kennard Street completing the loop system. This system may be required by the City of Maplewood, it will also equalize the pressure on the system, provide redundancy, improve fire protection capacity, as well as allow future expansion opportunities with major utility and infrastructure upgrades. Evaluation of the existing sanitary sewer is under review, but it appears that no significant modification will be required and the design for the new building addition can connect into the existing system. The comprehensive site development strategy will expand on the existing conditions of the site relative to current parking locations upon completion of the schematic design phase. A Preliminary Parking Analysis will be completed to evaluate the additional parking requirements. The preferred site development option will maximize the proximity of the proposed parking relative to the building entries. The option will explain the current site arrangements as well as provide for logical growth expansion for future site development. OSM Project No. 96042.00 * March 13, 1997 j :k96042.00~trch~zone.v ar 15 Attachment 5 16 17 Attachment 6 DESOTO ASSOCIATES LIMITED PARTNERSHIP P. O. BOX 17830 ST. PA UL, MN 55117- 7830 (612) 484-0070 March 28, 1997 Thomas Ekstrand City of Maplewood 1830 E. County Road B Maplewood, MN $5109 HealthEast/St. John's Hospital Hospital Addition and Renovation Project Dear Ekstrand, I am in receipt of your March 25, 1997, Neighborhood Survey describing some expansion plans of St. John's Hospital. We own the parcel directly across Hazelwood Street to the west, we would like to strongly object to the variance being requested for the proposed parking ramp set-back from Hazelwood. In fact, it would be best if the parking ramp could be located on another part of the St. John's property or at least set back farther than the thirty (30) feet required. This large proposed parking ramp will be visually de~trimental to.our development: The .,v, ie, w of this extremely large parking ramp will impact any mture use ox our property, l'nere wm oe virtually no view across the street and in fact, the early morning sunshine will be blocked. We have never seen an attractive parking ramp. To break the set-back roles to set the huge parking ramp even closer to us would be vigorously opposed. Please make your best efforts to move the parking ramp to another area where it will not be visually detrimental to its neighbors. Sincerely, On behalf of DeSoto Associates Limited Partnership TMS/kl 18 Attachment 7 VARIANCE RESOLUTION WHEREAS, HealthEast applied for a variance from the zoning ordinance. WHEREAS, this variance applies to (1575 Beam Avenue). The legal description is: The Southwest Quarter of the Northeast Quarter of Section 3, Township 29, Range 22, Ramsey County, MN, except therefrom the South 660 feet of that part of said Southwest Quarter of the Northeast Quarter which lies east of the west 727.75 feet thereof. WHEREAS, Section 36-28(c)(6)(a) of the Maplewood Code of Ordinances requires a minimum front building setback of 30 feet. WHEREAS, the applicant is proposing a front setback for a new four story parking deck with as little as five feet. WHEREAS, this requires a variance of 25 feet. WHEREAS, the history of this variance is as follows: 1. On April 21, 1997, the planning commission recommended that the city council this variance. The city council held a public hearing on ,1997. City staff published a notice in the Maplewood Review and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing an opportunity to speak and present written statements. The council also considered reports and recommendations from the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described variance since: The proposed reduced setback would meet the spirit and intent of the ordinance because of the wide boulevard along Hazelwood Street. The wide boulevard would give the proposed parking deck the appearance of having a 30-foot setback. The shape of the site creates hardship if the code was met. The right-of-way jogs making it difficult to maintain the standard setback along the westerly frontage of the site. Compliance with a 30-foot setback at the point closest to the right-of-way would result in an odd looking setback further north on the site and would result in a poor use of the available land. Adopted on 997. 19 Attachment 8 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, HealthEast applied for a conditional use permit revision to enlarge their hospital campus. WHEREAS, this permit allows a hospital and related medical facilities. WHEREAS, this permit applies to 1575 Beam Avenue. The legal description is: The Southwest Quarter of the Northeast Quarter of Section 3, Township 29, Range 22, Ramsey County, MN, except therefrom the South 680 feet of that part of said Southwest Quarter of the Northeast Quarter which lies east of the west 727.75 feet thereof. WHEREAS, the history of this conditional use permit is as'follows: 1. On May 20, 1982, the city council granted a conditional use permit for the hospital. 2. On April 21, 1997, the planning commission recommended that the city council approve this permit. The city council held a public hearing on _, 1997. City staff published a notice in the paper and sent notices to the surrounding property owners as required b~ law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 20 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The city council may require that the property owner add more parking spaces is a parking shortage develops. 5. The property owner shall construct St. John's Boulevard to Kennard Street along with the work planned for Phase 2 of the expansion project. Adopted ,199_. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Thomas Ekstrand, Associate Planner Building Exterior Change - Batteries Plus Northeast Corner of Radatz and White Bear Avenues April 18, 1997 INTRODUCTION Bill Wilson, the builder of the proposed Batteries Plus store at the northeast Corner of White Bear and Radatz Avenues, is requesting approval of a change from rock-face concrete block to precast concrete wall panels. Staff will have photographs at the meeting showing the proposed changed. BACKGROUND April 25, 1995: The community design review board (CDRB) approved plans for the proposed Batteries Plus. March 25, 1997: The CDRB extended their approval for one year. DISCUSSION Although there is not much difference between these two materials, staff prefers the rock-face block. The rock-face block has a softer look to it because of its texture. The precast panels, furthermore, have expansion joints which give it a more segmented look. RECOMMENDATION Take no action, thereby, adhering to the originally approved building design. p:sec2S\batplus Attachments: 1, Location Map 2. Site Plan · Attachment 1 V/HIT£ B£AR LAK£ 'NN ( I ) IlK#WOOD POND ~r~ ~ co PAUL ~ Knuc*/~ Heo#Lok# CC)~ AV · ~ Attachment 2 LO' B" DJ.m. ~,.:.?_R ;'".:. Ni CE L~,.UJDE ~Ox 4' SITE 3 PLAN