HomeMy WebLinkAbout2023 08-15 CDRB Meeting PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
6:00 P.M. Tuesday, August 15, 2023
City Hall, Council Chambers
1830 County Road B East
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. APPROVAL OF MINUTES
1. June 20, 2023 Community Design Review Board Meeting Minutes
E. NEW BUSINESS
1. Design Review, Former Venburg Tire Building Addition, 3001 Highway 61
F. UNFINISHED BUSINESS
None
G. BOARD PRESENTATIONS
H. STAFF PRESENTATIONS
None
I. VISITOR PRESENTATIONS – 3 minute time limit per person
J. ADJOURNMENT
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June 20, 2023
Community Design Review Board Meeting Minutes 1
DRAFT MINUTES
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
6:00 P.M. Tuesday, June 20, 2023
City Hall, Council Chambers
1830 County Road B East
A.CALL TO ORDER
A meeting of the Board was held and called to order at 5:30 p.m. by Chairperson Kempe
B.ROLL CALL
Bill Kempe, Chairperson Present
Tom Oszman, Vice Chairperson Present
Jason Lamers, Boardmember Absent
Amanda Reinert, Boardmember Present – arrived at 5:31 p.m
Ananth Shankar, Boardmember Present
Staff Present: Michael Martin, Assistant Community Development Director
Elizabeth Hammond, Planner
C.APPROVAL OF AGENDA
Boardmember Shankar moved to approve the agenda as presented.
Seconded by Boardmember Oszman Ayes – All
The motion passed.
D.APPROVAL OF MINUTES
1.April 18, 2023 Community Design Review Board Meeting Minutes
Boardmember Oszman moved to approve the April 18, 2023 Community Design Review Board
Meeting Minutes as submitted.
Seconded by Chairperson Kempe Ayes – All
The motion passed.
E.NEW BUSINESS
1.Design Review Resolution, Kline Nissan Additions, 3090 Maplewood Drive North
Michael Martin, Assistant Community Development Director, presented the Design Review
Resolution, Kline Nissan Additions, 3090 Maplewood Drive North, and answered questions from
the Board.
Pam Guilford, Kline Nissan, addressed the board and answered questions.
Jack Grotkin, RJ Ryan Construction, addressed the board and answered questions.
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Community Design Review Board Meeting Minutes 2
Boardmember Shankar moved to approve a resolution for design review approving two building
additions to be constructed at 3090 Maplewood Drive North.
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.
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Community Design Review Board Meeting Minutes 3
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.
10. All work shall follow the approved plans. The director of community development may
approve minor changes.
Seconded by Chairperson Kempe Ayes – All
The motion passed.
2. Design Review Resolution, M-Health Fairview-St. John’s, 1575 Beam Avenue East
Elizabeth Hammond, Planner, presented the Design Review Resolution, M-Health Fairview-St.
John’s, 1575 Beam Avenue East, and answered questions from the Board.
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Danielle Gathje, M-Health Fairview, addressed the board and answered questions.
Kyle Weisman, HGA, addressed the board and answered questions.
Boardmember Oszman moved approve a resolution for design review, 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.
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.
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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 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.
Seconded by Chairperson Kempe Ayes – All
The motion passed.
3. Design Review Resolution, Multifamily Residential Apartment Building, 1375 Frost
Avenue East
Elizabeth Hammond, Planner, presented the Design Review Resolution, Multifamily Residential
Apartment Building, 1375 Frost Avenue East, and answered questions from the Board.
Joan Bennet, Beacon Interfaith, addressed the board and answered questions.
Kate Blum-Wise, Pope Design Group, addressed the board and answered questions.
Trisha Kauffman, Solid Ground, addressed the board and answered questions.
An unidentified Resident addressed the board and spoke on the project.
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Community Design Review Board Meeting Minutes 6
Boardmember Oszman moved to approve a resolution for design review approving a three-story,
40-unit multifamily apartment building to be constructed at 1375 Frost Avenue East, subject to
conditions of approval.
DESIGN REVIEW RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Beacon Interfaith Housing Collaborative has requested approval of a design review to
construct a three-story, 40-unit multifamily building.
1.02 The property is located at 1375 Frost Avenue East and is legally described as:
1.03 PIN: 152922230023, 152922230087, 152922230024, 152922230094
Lots 13, 14, 15, 16, 17, 18 and 19 except the North 15 feet of Lot 19, Block 11, Gladstone,
together with that part of the vacated alley adjacent thereto which accrued thereto by
reason of vacation thereof, Ramsey County, Minnesota; AND (Parcel 1, Per Commitment
66965-1) Lot 4, except the North 14.25 feet thereof, also all of Lots 5, 6, 7, 8, and 9,
Lunn's Rearrangement of Lots 7 to 12, inclusive, Block 11, Gladstone, together with that
portion of vacated alley in Lunn's Rearrangement accruing thereto, and together with that
portion of vacated alley in Block 11, Gladstone, accruing thereto, all according to the plat
thereof on file and of record in the Office of the County Recorder in and for Ramsey
County, Minnesota. (Abstract Property)
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
May 24, 2023. Approval is subject to the applicant doing the following:
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Community Design Review Board Meeting Minutes 7
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. All requirements of the fire marshal, city engineer, and building official must be met.
3. Satisfy the requirements in the engineering review authored by Jon Jarosch, dated
June 6, 2023.
4. Satisfy the requirements and update the site plans as outlined in the environmental
review authored by Shann Finwall, dated June 12, 2023.
5. The applicant shall obtain all required permits from the Ramsey-Washington Metro
Watershed District.
6. Rooftop vents and equipment shall be located out of view from all sides of the property.
7. This resolution approves a parking waiver for (20) parking stalls.
8. This approval does not include signage. Any identification or monument signs for the
project must meet the city’s mixed-use sign ordinance requirements, and the applicant
must apply for a sign permit before installation. The proposed monument sign on the
corner of Clarence Street and Frost Avenue must achieve the sight visibility
requirements for street intersections. Identification or monument signs shall be
designed to be consistent with the project’s building materials and colors.
9. Before 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. A revised landscape plan.
c. A revised tree survey plan and tree protection plan.
d. A detailed community garden plan.
e. A revised existing site and removal plan.
f. A revised photometric plan that meets city code requirements.
g. Additional bicycle parking must be incorporated near the building entrance, patio,
and playground spaces. This should be added to the site plan for staff review.
h. The applicant shall install a stop sign at the exit from the site. This shall be added to
the site plan and reviewed by the city engineer before installation.
i. The applicant shall submit updated elevations and perspective renderings: the
updated plans must identify the percentages of each proposed building material for
all sides of the building. The renderings must illustrate the segment length of the
building façade along the east side of the building.
j. The applicant must provide additional screening and landscaping along the west
and north property line within the setback areas – specifically along the property
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Community Design Review Board Meeting Minutes 8
line directly west of the playground and along the property line directly east of the
community garden space. The updated landscape plan should be submitted to staff
for approval before issuing a building permit.
k. The applicant shall submit to city staff a copy of an executed shared parking
agreement for 21 parking spaces with the Philippine Center of Minnesota, located
at 1380 Frost Avenue.
10. 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.
d. Install all required outdoor lighting.
e. Install all required sidewalks and trails.
11. 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.
Seconded by Chairperson Kempe Ayes – All
The motion passed.
F. UNFINISHED BUSINESS
None
G. BOARD PRESENTATIONS
Chairperson Kempe spoke on the new e-packets and requested print-outs of project
elevations.
H. STAFF PRESENTATIONS
None
I. VISITOR PRESENTATIONS
None
J. ADJOURNMENT
Chairperson Kempe moved to adjourn the meeting at 6:42 p.m.
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Seconded by Boardmember Shankar Ayes – All
The motion passed.
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CDRB Packet Page Number 10 of 26
COMMUNITY DESIGN REVIEW BOARD STAFF REPORT
Meeting Date August 15, 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: Design Review Resolution, Former Venburg Tire Building Addition, 3001 Highway 61
Action Requested: Motion ☐ Discussion ☐ Public Hearing
Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Policy Issue:
Gries Architectural Group, on behalf of Maplewood Toyota, proposes a 2,400-square-foot
building addition at 3001 Highway 61. This building addition would add a photo booth and
service bays to the existing building, which provides overflow vehicle maintenance service for
Maplewood Toyota – located approximately 0.3 miles south. This property is for internal use
only; no general public or customers will be on-site. To move forward, the applicant needs city
council approval of a conditional use permit amendment, a building setback variance and design
review.
Recommended Action:
Motion to approve a resolution for design review approving a building addition at 3001 Highway 61.
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 August 1, 2023. The initial 60-day review
deadline for a decision is September 30, 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 operate a motor
vehicle maintenance garage and to construct a building closer than 350 feet to an adjacent
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residential district within the light manufacturing (M-1) district. In 2004, the city council approved a
CUP allowing Venburg Tire to construct the existing building and operate a motor vehicle
maintenance garage. Since that time, Maplewood Toyota has purchased this building and is
proposing a building addition which would add a photo booth and service bays to the existing
building.
Staff is unaware of any neighborhood concerns regarding the use of this property. Staff did inspect
this property and found that the site’s trash receptacles are not being kept within the enclosure as
required by ordinance. Also, additional screening should be required along the west property line.
As part of the property’s 2004 approvals, screening was required on the west side of the property.
Still, as the vegetation has matured, it is not meeting the ordinance requirements of six feet tall and
80 percent opaque to provide year-round screening. The applicant should be required to keep the
trash receptacles in the enclosure and provide a landscaping plan for staff approval that adds four
coniferous trees near the west property line.
Setback Variance
The proposed building addition will extend 60 feet westward from the existing building coming within
154 to the nearest residential property line. The addition requires a 196-foot variance. In 2004, the
city approved a 130-foot variance.
The site’s size and shape were dictated by the realignment of County Road D in the mid-2000s.
Staff is comfortable with the variance request as the proposal is in keeping with the spirit and intent
of the ordinance, and there are practical difficulties in making reasonable modifications to the site
that are related to the operation of this site.
Design Review
Building Elevations
The building addition is oriented towards the rear and will be constructed with insulated precast
concrete wall panels to match the existing building. No changes are proposed to the front elevation
of the building or to the site’s circulation or access drives. While an existing light pole will be
replaced with building-mounted lighting, there will be no changes to the site’s overall photometric
plan – the applicant will continue to be required to meet the city’s lighting ordinance requirements.
As mentioned earlier in this report, the applicant will be required to submit a landscape plan
showing the addition of four coniferous trees near the west property line.
Department Comments
Engineering – Jon Jarosch
The applicant shall obtain a grading/erosion control permit, along with a storm sewer permit for the
proposed work. All conditions of these permits shall be met.
Building Official – Randy Johnson
The proposed building is required to meet the minimum requirements of the Minnesota State
Building Code
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Board and Commission Review
Community Design Review Board
August 15, 2023: The community design review board (CDRB) will review this project.
Planning Commission
August 15, 2023: The planning commission will hold a public hearing and review this project.
Citizen Comments
Staff sent public hearing notices to the 87 surrounding property owners within 500 feet of the
proposed site and invited property owners to share their opinions about this proposal. Staff received
the following comments.
1.We have six condominiums. That face southeast, overlooking the Vanburg building. We feel
that any addition facing our condo's will take away from any view still left to us. When the
leaves disappear in the fall, what are we left with but the view of buildings. In our opinion,
this parcel of land is too small for an addition to this building. In addition, we will be losing,
much needed, existing green space. If necessary, they could build on the other side of the
building, closer to highway 61. (Mario Cocchiarella, 1256 County Road D East #102)
Reference Information
Site Description
Project Area: 2.14 acres
Existing Land Use: Motor Vehicle Maintenance Garage
Surrounding Land Uses
North: County Road D and Shopping Center
East: Highway 61
South: Maplewood Toyota Storage Lot
West: Townhomes
Planning
Existing Land Use: Commercial
Existing Zoning: M1 – Light Manufacturing
Previous Approvals
On July 12, 2004, the city council approved the CUP for Venburg Tire. The council also approved a
variance to have less than a 350-foot setback from residential properly, a parking lot setback
variance, a lot division and design plans.
Attachments:
1.Conditional Use Permit Amendment and Setback Variance Resolution
2.Design Review Resolution
3.Overview Map
4.2040 Future Land Use Map
5.Zoning Map
6.Applicant’s Narrative
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7.Site Plan
8.Building Elevation
9.Applicant’s Plans (separate attachment)
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CONDITIONAL USE PERMIT AMENDMENT AND SETBACK VARIANCE RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Gries Architectural Group, on behalf of Maplewood Toyota, has requested approval
of a conditional use permit amendment and a setback variance to construct a
building addition.
1.02 The applicant has also requested approval of a setback variance of 196 feet.
1.03 The property is located at 3001 Highway 61 and is legally described as:
PIN: 04-29-22-14-0113 – That part of the north 409.50 feet of the east 500.00 feet of
the South· Half of the Northeast Quarter of Section 4, Township 29, Range 22,
Ramsey County, Minnesota, lying northerly of a line drawn from a point on the east
line of said Northeast Quarter of Section 4 distant 235.77 feet south of the northeast
corner of said South Half of the Northeast Quarter of Section 4 to a point on the west
line of said east 500.00 feet of the South Half of the Northeast Quarter of Section 4
distant 115 .53 feet south of the northwest corner of said east 500.00 feet of the
South Half of the Northeast Quarter of Section 4.
Section 2. Standards.
2.01 City Ordinance Section 44-637 requires a Conditional Use Permit for motor vehicle
maintenance garages and buildings closer than 350 feet to an adjacent residential
district.
2.02 City Ordinance Section 44-512(8) requires auto maintenance garages have a 350-
foot setback from any property the city is planning for residential use.
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.
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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.
2.04 Variance Standard. City Ordinance Section 44-13 refers to state statute which 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.
Section 3. Findings.
3.01 The proposal meets the specific conditional use permit standards.
3.02 The proposal meets the specific variance standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering these conditional use
permit amendment and setback variance requests.
1. On August 15, 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 August 28, 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 that the city stamped February 3, 2004
August 1, 2023. The Director of Community Development may approve minor
changes.
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2.The proposed construction must be substantially started, or the proposed use
utilized 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 applicants shall submit a revised landscape plan, prior to the issuance of a
building permit, providing four additional a six foot tall and 80 percent opaque
landscaped coniferous trees as screening for the abutting property to the west as
required by the code.
5.The applicants shall sign a maintenance agreement with the owners of Gulden's
and the city for the upkeep of the private roadway. A copy of any executed
amendments to the maintenance agreement between the 2999 and 3001
Highway 61 properties shall be submitted to the city.
6. Outdoor tire storage is not allowed by this permit. All tires auto parts and non-
operable vehicles shall be kept inside the building or within a screening
enclosure. Operable vehicles are permitted to be kept in the parking lot within
marked parking spaces.
7.The potential for excessive noise from this business is a concern of neighbors.
The operator shall take care to keep doors closed to prevent nuisance noise from
affecting residential neighbors. The city council shall review this during its
periodic reviews of this permit. The city shall notify the operator of complaints for
corrections should there be noise problems.
8.The property owner shall keep all trash receptacles on site inside the required
enclosure.
__________ by the City Council of the City of Maplewood, Minnesota, on August 28, 2023.
E1, Attachment 1
CDRB Packet Page Number 17 of 26
DESIGN REVIEW RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Gries Architectural Group, on behalf of Maplewood Toyota has requested approval
design review to construct a building addition.
1.02 The property is located at 3001 Highway 61 and is legally described as:
PIN: 04-29-22-14-0113 – That part of the north 409.50 feet of the east 500.00 feet of
the South· Half of the Northeast Quarter of Section 4, Township 29, Range 22,
Ramsey County, Minnesota, lying northerly of a line drawn from a point on the east
line of said Northeast Quarter of Section 4 distant 235.77 feet south of the northeast
corner of said South Half of the Northeast Quarter of Section 4 to a point on the west
line of said east 500.00 feet of the South Half of the Northeast Quarter of Section 4
distant 115 .53 feet south of the northwest corner of said east 500.00 feet of the
South Half of the Northeast Quarter of Section 4.
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 August 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
CDRB Packet Page Number 18 of 26
2.Repeat this review in two years if the city has not issued a building permit for this
project.
3.All fire marshal, city engineer and building official requirements must be met.
4.The applicant shall obtain all required permits from the Ramsey-Washington
Metro Watershed District.
5.Prior to the issuance of a building permit, the applicant shall submit for staff
approval the following items:
a. Submit a landscape plan showing the addition of four coniferous trees near
the west property line.
b.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.
6.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.
7.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.
8.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 August 28, 2023.
E1, Attachment 2
CDRB Packet Page Number 19 of 26
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Overview Map - 3001 Highway 61
City of Maplewood July 19, 2023
Legend !I
0 240
FeetSource: City of Maplewood, Ramsey County
Project Site
E1, Attachment 3
CDRB Packet Page Number 20 of 26
Future Land Use Map - 3001 Highway 61
City of Maplewood July 19, 2023
Legend !IFuture Land Use - 2040
Low Density Residential
Medium Density Residential
Commercial
Open Space
Park
Project Site
0 475
FeetSource: City of Maplewood, Ramsey County
E1, Attachment 4
CDRB Packet Page Number 21 of 26
Zoning Map - 3001 Highway 61
City of Maplewood July 19, 2023
Legend !IZoning
Single Dwelling (r1)
Multiple Dwelling (r3)
Planned Unit Development (pud)
Farm (f)
Open Space/Park
Light Manufacturing (m1)
Project Site
0 475
FeetSource: City of Maplewood, Ramsey County
E1, Attachment 5
CDRB Packet Page Number 22 of 26
VENBURG TIRE BUILDING ADDITION
VENBURG TIRE BUILDING ADDITION
PROJECT NARRATIVE
July 14, 2023 rev. 7/25/2023
Location: 3001 US HWY 61, Maplewood, MN
Applicant: Gries Architectural Group Inc
Owner: Maplewood Toyota
2873 Maplewood Dr., Maplewood, MN 55109
Contact: Steve McDaniels
Zoning: M1 – Light Industrial
Proposal: This project consists of a 2,400 s.f. photo booth and service bay building addition to
an existing building that serves overflow vehicle maintenance service from
Maplewood Toyota approximately 0.3 miles south.
The exterior of the building addition will match the existing building with insulated
precast concrete wall panels and sectional overhead door.
Indoor photo booth area will facilitate the preparation of digital internet display
advertising of its vehicles.
Operations: Site operations will remain similar to existing. This property is for internal use only,
no general public or customers are onsite.
Employment: No additional employees will be added by this building addition.
Signage: No additional exterior signage will be added.
Lighting: Building addition will require removal of one (1) existing light pole, our assumption is
the new building mounted lighting will replace the removed pole mounted fixture.
Building mounted lighting will be in conformance with City of Maplewood Codes.
Parking: No additional parking or changes to current parking are required. Need for parking
is for 10 employees and vehicles in for service which is met with existing parking
arrangement.
Traffic Impacts: Existing curb cuts and site circulation to remain as existing.
Hazards: We do not feel there will be any negative impacts on neighboring properties due to
noise, dust, odors, hazards, or lighting.
Variance: A variance application is submitted to meet an ordinance to have less than a 350-
foot setback from residential property. Apartment/Condo properties west and
southwest of the proposed building addition (across Gulden Road) are 154-feet and
175-feet from the NW and SW corners of the proposed building addition.
E1, Attachment 6
CDRB Packet Page Number 23 of 26
VENBURG TIRE BUILDING ADDITION
Practical difficulties:
The Owner proposes to maintain the existing property and current business
operation in a reasonable manner.
The property/business operation is currently complying with a prior
approved variance to have less than a 350-foot setback from residential
property.
Uniqueness:
Addition to existing building as proposed is the most efficient use of the
property and current business operation. Other areas on the site are
currently utilized for parking and internal site circulation, landscaping, and
setback requirements. There is nothing physically unique to this particular
property aside from maintaining the current business operation and
expanding the building into underutilized/landscape areas contiguous to the
existing building.
Essential character:
The variance if granted will not altar the essential character of the locality.
E1, Attachment 6
CDRB Packet Page Number 24 of 26
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CDRB Packet Page Number 25 of 26
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CDRB Packet Page Number 26 of 26