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HomeMy WebLinkAbout06/10/1997BOOK _-:-_~ AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD June 10, 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 - May 13, 1997 4. Approval of Agenda 5. Unfinished Business 6. Design Review a. Equipment Building - Watershed District Storm Water Facility, Century Avenue between Margaret Street and Minnehaha Avenue b. Merit Chevrolet Building Addition - 2695 Brookview Drive c. Roof Equipment Screening Waiver- ABRA Auto Body and Glass, 2020 Rice Street d. Ordinance Amendment- Roof-Mounted Equipment Screening 7. Visitor Presentations 8. Board Presentations 9. Staff Presentations a. Representatives for the June 23 and July 14 City Council Meetings 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~cdrb.agd Revised: 11-09-94 MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MAY 13, 1997 CALL TO ORDER Chairperson Erickson called the meeting to order at 6 p.m. II. ROLL CALL III. IV. Marvin Erickson Marie Robinson Ananth Vidyashankar Tim Johnson Matt Ledvina Present Present Present Present APPROVAL OF MINUTES Boardmember Johnson moved approval of the minutes of April 22, 1997, as submitted. Boardmember Ledvina seconded. The motion passed. Ayes--all APPROVAL OF AGENDA Boardmember Robinson moved approval of the agenda as submitted. Boardmember Johnson seconded. Ayes--all The motion passed. UNFINISHED BUSINESS Landscape Plan Review--Rick LaMettry Auto Body Shop and Maplewood Toyota, Highway 61 North of Beam Avenue Rick LaMettry, the applicant, was not present because of a meeting conflict. Secretary Tom Ekstrand handed out revised plans and spoke about the proposal. He said the applicant is using an alternating board fence that will meet the 80 percent opaque requirement if built with a tight overlap pattern. Some additional sections of fence have also been added. A sprinklering plan was included. Boardmember Ledvina pointed out that the revised plan showed the landscaping at the west boundary of the property eliminated. Mr. Ekstrand said he preferred that landscaping be emphasized at the parking lot line. Mr. Ledvina said he saw "real value" in requiring the Colorado spruce and birch trees as a screen at'the northwest corner of the parking lot. Boardmember Ledvina moved the Community Design Review Board recommend approval of the plans date-stamped May 12, 1997, for the LaMettry Auto Body Shop and Maplewood Toyota sites south of Gulden's Restaurant. Approval is subject to the following: Community Design Review Board -4- Minutes of 05-13-97 b. Submit grading, drainage, utility and erosion control plans to the city enginee.r for approval. c. Revise the building elevations for staff approval. The elevations shall have face brick as the predominant material on all four sides. 3. The applicant shall complete the following before occupying the building: a. Install reflectorized stop signs at both exits, a handicap parking sign for each handicap parking space and an address on the building. b. Paint the rooftop mechanical equipment to match the color of the upper part of the building. (code requirement) The community design review board waives the requirement for enclosures around this equipment because of the tall parapet. c. Construct a brick trash dumpster enclosure to match the building with a 100 percent opaque gate. d. Install an in-ground lawn irrigation system for all landscaped areas. (code requirement) e. Install a five-foot-wide concrete sidewalk on the Beam Avenue right-of-way north of the site. f. Screen the wall-pack lighting. 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. This approval does not include the signs. Signage will be reviewed by staff through the sign permit process. 6. All work shall follow the approved plans. The director of community development may approve minor changes. 7. For screening purposes, construct a berm of 3 to 3~ feet on the south side of the property with plantings of evergreen. 8. All wall-pack lighting shall be shielded, Boardmember Ledvina seconded. Ayes--all The motion passed. Community Design Review Board Minutes of 05-13-97 VII. VISITOR PRESENTATIONS There were no visitor presentations. -5- VIII. BOARD PRESENTATIONS Boardmember Robinson reported on the city council meeting of April 28, 1997. IX. STAFF PRESENTATIONS No representative was needed for the May 27 city council meeting since the CDRB will be meeting at this time. X. ADJOURNMENT The meeting adjourned at 7:10 p.m. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Conditional Use Permit and Design Approval Ramsey/Washington Watershed District Water Treatment Site Northwest comer of Century and Margaret Avenues May 27, 1997 INTRODUCTION Project Description Cliff Aichinger, representing the Ramsey/VVashington Metro Watershed District, is proposing to build a storm water treatment facility. This project would be on the northwest comer of Century and Margaret Avenues. (See the location and property line/zoning maps on pages 5 and 6.) The proposed project includes a 20-foot by 20-foot bdck equipment building and excavating a storm water settling pond on the property. (See the project plans on pages 7 - 9 and the applicant's project statement on page 10.) Requests The applicant is requesting that the city approve: 1. A conditional use permit (CUP) for the facility. City code requires a CUP for public utilities, public services or public buildings in the city. 2. The project plans including the site and building design plans. DISCUSSION The city council should grant this CUP. This facility will help improve the quality of the water going into Tanner's Lake. The building is attractive and will not affect any of the neighbors. RECOMMENDATIONS Ao Approve the resolution beginning on page 11. This resolution approves the conditional use permit to build a storm water treatment facility on the northwest comer of Century and Margaret Avenues. The city bases this permit on the findings required by the code and is subject to the following conditions: All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. Approve the plans dated May 19, 1997, for the proposed storm water treatment facility on the northwest comer of Century and Margaret Avenues, based on the findings required by the City Code. The developer shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this structure. 2. Complete the following before the city issues a building permit: ao Submit a grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall be comply with ordinance requirements. b. Submit to city staff a certificate of survey for the property. 3. Complete the following before occupying the building: a. Replace property irons that the construction or contractor removes. b. Restore and sod damaged boulevards. c. Install all required landscaping, paving and an address on the building. 4. If any required work is not done, the city may allow temporary occupancy if: o 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. All work shall follow the approved plans. The director of community development may approve minor changes. Appeals Anyone may appeal the community design review board's (CDRB) decision to the city council. The city must receive any appeals within 15 days of the CDRB's action. 2 REFERENCE INFORMATION SITE DESCRIPTION Site size: 69,762 square feet (1.6 acres) Existing land use: Undeveloped SURROUNDING LAND USES North: Commercial center and McDonalds Restaurant East: Former Harley-Davidson store across Century Avenue in Oakdale South: A house across Margaret Avenue West: Houses on Margaret Avenue PLANNING Land Use Plan designation: OS (open space) Zoning: R1 (single dwelling) ORDINANCE REQUIREMENTS Section 36-437 of the city code requires a CUP for public utilities, public services or public buildings in the city. CRITERIA FOR APPROVAL Section 36-442(a) states that the city council may approve a CUP, based on nine standards. (See findings 1-9 in the resolution beginning on page 11.) Section 25-70 of the city code requires that the CDRB make the following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. p:sec36/alumpond.mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Proposed Site Plan 4. Proposed Grading Plan 5. Building Plans 6. Applicant's statement dated May 19, 1997 7. Conditional Use Permit Resolution 4 Attachment 1 MAGNOLIA AVE, BRAND AVE. E. MINNEHAHA CONWAY 222 L~ke LOCATION MAP Atl~cmlent. l 2730 a,. I- z LEGEND Attachment 3 Z SITE PLAN I 9TH STREET H. Attachment 4 / Attachment 5 ----._. / Attachment 6 City of Maplewood Conditional Use Permit Application Project: Applicant: Contact: Tanners Lake Alum Treatment Facility Building Ramsey-Washington Metro Watershed District Clifton J. Aichinger, Administrator Description: This application is for the construction of a 20 foot square concrete block structure with brick exterior to house the equipment necessary to inject alum into the stormwater runoff. This stormwater is discharging to Tanners Lake. The building is part of a project that also requires the excavation of a settling pond for the stormwater after injection of the alum. Stormwater will exit the site and continue to run to the southwest and into Tanners Lake. This project was recommended in the Tanners lake Diagnostic Feasibility Study completed by the District in 1994. This method of treating the stormwater runoff was found to be the most effective and least costly approach to helping to maintain and improve the water quality of Tanners Lake. This project will result in a 85% to 90% phosphorus removal efficiency. This proposed site is the only available location to house such a facility. The structure is approximately the size of a normal two car garage and similar to normal City well house buildings. The facility will not generate any noise and will resemble a normal stormwater pond and wetland. The building will be located immediately south of an existing strip commercial center and adjacent to Century Avenue. The nearest residential neighbors are apartment residents across Century Avenue in Oakdale (approximately 150 feet) and a single family residence south of the site (approximately 300 feet from the structure). The District is currently in the process of purchasing the site from the current owner. Closing would have been completed at this time except for the need to secure a duplicate title document. A purchase agreement has been signed and closing is expected within the next week. The District has distributed information on the project to all residents of the watershed, including this immediate neighborhood. A public meeting was held on the projects elements in the fall of 1996 and the winter of 1997. No objections were voiced about the proposal. Questions were raised about the use of alum to treat stormwater and its effects on the environment. The District has addressed these issues with the citizens raising the issue and the state agencies that regulate the use of this and other chemicals. The Minnesota Pollution Control Agency has established standards for aluminum which effect this facility and the Minnesota Department of Natural Resources requires a permit for this facility. The District has completed extensive water quality testing to determine the alum dosing requirements and the resulting effects on aluminum levels discharging the settling basin, the PCA and the DNR are satisfied that the project will result in no negative effects on the environment and have issued a permit for the project. The testing results are available to the City or interested residents. In general, the facility will not create any hazardous conditions to area wildlife or humans. The resulting alum flock and sediment is inert and not toxic or hazardous to humans or animals. The pond will be posted for no swimming and thin ice. The District does not plan to fence the pond since to banks will not be steep and should present no difficulty for a child or adult to exit the pond if they happen to wander into the water. 10 Attachment 7 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Cliff Aichinger, representing the Ramsey/Washington Metro Watershed District, has requested a conditional use permit to build a storm water treatment facility. WHEREAS, this permit applies to property on the northwest comer of Century and Margaret Avenues. The legal description is: Lots 9 and 10, Block 2, Farrell's Addition in Section 36, TN 29, R 22. WHEREAS, the history of this conditional use permit is as follows: On June 2, 1997, the planning commission recommended that the city council approve this permit. On June 23, 1997, the city council held a public headng. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the headng a chance to speak and present wdtten statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit based on the building and site plans. The city approves this permit because: o The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. The use would not change the existing or planned character of the surrounding area. 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 mn-off, vibration, general unsightliness, electrical interference or other nuisances. 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. The use The use features The use would not create excessive additional costs for public facilities or services. would maximize the preservation of and incorporate the site's natural and scenic into the development design. 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. The Maplewood City Council adopted this resolution on ,1997. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Tom Ekstrand, Associate Planner Conditional Use Permit and Design Review Merit Chevrolet Addition 2695 Brookview Drive June 3, 1997 INTRODUCTION Project Description Merit Chevrolet is proposing to build a 5,250-square-foot addition onto the southeast comer of their building. Refer to the maps on pages 9-11. Merit would use the additional space for a service write-up area, offices, customer lounge, express lube bays and employee support space. The proposed addition would have an exterior of stucco and rock-face concrete block on the front and metal panels and rock-face concrete block on the south side. Refer to the narrative on pages 12-16. Requests The applicant is requesting approval of: 1. A conditional use permit (CUP) to expand a nonconforming use. Merit Chevrolet is nonconforming because: The code requires motor vehicle service garages to be 350 feet from a residential lot line. The closest point of Merirs service garage (existing and proposed) is set back only 55 feet. The code requires a 100-foot setback from the south lot line. Currently the building is 55 feet from the south lot line. The code requires buildings with extedor wall surfaces of more than 3000 square feet that face residential areas to have at least a 100-foot setback. The south elevation of Merit Chevrolet, with the proposed addition, would be 5,480 square feet in area. The city code requires a six-foot-tall, 80 percent opaque screen for commercial parking lots when next to residential property. Merit Chevrolet has not provided any screening next to the adjacent single dwelling lots. do The code requires that vehicles be parked on paved surfaces. Medt is parking trucks on an unpaved surface at the comer of Century Avenue and Brookview Ddve on the old Video Update site. 2. Architectural and site plans. DISCUSSION Conditional Use Permit/Evaluation of Neighbor's Concerns Screenin,q On November 3, 1967, the Maplewood Village Clerk notified the abutting neighbors that the village required the property owner of the Merit site to install a six-foot-tall redwood screening fence along the west and south lot lines. Refer to the letter to Joseph Korba on page 17 and the agreement dated November 2, 1967 on page 18. The property owner never installed the fence. The abutting neighbors are now requesting that Merit build a ten-foot-tall wooden screening fence. City code now requires six-foot-tall, 80 percent opaque fence. The city council should require that Merit Chevrolet install this long-overdue fence along all parts of the site that abut residential properties. The only exception is behind the long storage building near the west lot line. The screening fence should be placed on top of the slope at the same grade elevation as the parking lot for maximum screening. The city should require that Merit Chevrolet install this fence even if they do not build the proposed addition. Noise Another problem is that the service garage is open until 2 a.m. This is a violation of the maintenance garage requirements in the city code. Since 1989, the city code has not allowed such garages to be open past 11 p.m. The city council should require that Merit change their hours of operation to comply with the ordinance. The city should require that Merit Chevrolet change their closing hours to comply with code, even if they would not proceed with their expansion plans. Other Concerns Vandalism -- Joseph Korba, a neighbor to the south, said that there has been vandalism in the Merit Chevrolet parking lot behind his house. He said that the vandals exit through the undeveloped lot next to him. Mr. Korba feels a screening fence will also help to stop some of this vandalism. One neighbor said that Medt should build the addition on the north side of the building. This is not feasible since the addition is for more service garage space. The service garage is on the south side of the building. 3. There is much litter from Merit Chevrolet that blows into the adjacent yards. A fence will help to contain litter when it blows. CUP Staff does not see a problem with approving a CUP for the expansion. The CUP should be contingent upon the installation of a screening fence and compliance with the 11 p.m. closing time required by code. These two requirements should improve the relationship between Medt Chevrolet and the adjacent neighbors. Design Considerations Building Desi,qn and Roof-Equipment Screening The building design would be attractive and compatible with the existing structure. The community design review board (CDRB) has waived the roof equipment screening requirement for several recent building proposals. The CDRB felt that screening would be more noticeable than the equipment it is meant to hide. Screening eventually needs repairs and becomes unsightly. The board should waive the screening requirement and require the owner or contractor to paint any new equipment to match the building. Parking and Paving There are 520 parking spaces shown on the site plan. Twenty-eight are for customers. The parkin9 on site meets the city code requirements. The applicant should, however, provide two handicap parking spaces to comply with handicap-parkin9 requirements. There is an unpaved parking area in the southeast comer of the site where Medt is parking trucks. This is the "footprint" of the old Video Update building. The applicant should pave this area for parking as code requires. RECOMMENDATIONS ^. Adopt the resolution beginning on page 22. This resolution approves a conditional use permit to expand the auto dealership service garage at 2695 Brookview Drive. This permit is based on the standards required by the ordinance and is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The service garage shall not be open between the hours of 11 p.m. and 6 a.m. The applicant shall change their hours of operation to meet this requirement within one month of this city council action. 5. The property owner or applicant shall install at least a six-foot-tall, 80 percent opaque decorative wood screening fence along the south and west parking lot edges of the site. There is no need for the fence behind the storage building. The owner or contractor must install this fence within two months of this city council action. 6. There shall be no outside storage of refuse, equipment or vehicle parts of any kind unless in a screening enclosure. Plans for screening enclosures shall be submitted to staff for approval of placement and design. Any outside storage not in an enclosure shall have city council approval. 3 The owner or operator shall not allow anyone to work on vehicles outside the building, except intedor work on motor homes. All employees shall do the vehicle repair and maintenance inside the building, except interior work on motor homes. Bo In the event the applicant does not proceed with the proposed expansion plans, they shall still do the following: Change the service garage hours to comply with the code within one month of this city council action. The service garage shall not be open between the hours of 11 p.m. and 6a.m. Install a six-foot-tall, 80 percent opaque decorative wood screening fence along the south and west parking lot edges. There is no need for the fence behind the storage building. The owner or contractor must install this fence within two months of this city council action. Co Approval of the plans date-stamped April 25, 1997 for the Merit Chevrolet service garage addition at 2695 Brookview Drive. Approval is subject to the property owner doing the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Do the following before getting a building permit: a. Submit the fence design plan to staff for approval. The fence shall be a decorative fence made of wood. It shall be at least six-feet-tall and 80 percent opaque. The owner or contractor shall install this fence on the top of the slope at the same grade as the parking lot. The fence shall be placed to buffer the adjacent residential lots to the south and west, except that portion behind Merit's storage building. b. Submit a parking lot paving and striping plan for staff approval showing: (1) Paving and stdping in the unpaved area at the comer of Brookview Ddve and Century Avenue. (2) Two handicap-accessible parking spaces that would meet ADA (Americans with Disabilities Act) requirements. 3. Complete the following before occupying the building: a. Paint all proposed roof-mounted equipment visible from streets or adjacent property. The color must match the building color. (code requirement) b. Aim or shield all exterior site lights as required by code so they are not a nuisance to neighbors. (code requirement) c. Pave and stripe the truck-parking area at the comer of Brookview Ddve and Century Avenue. d. Install the screening fence. 4. If any required work is not done, the city may allow temporary occupancy if: o o 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. This approval does not include the signs. City staff will review signage through the sign permit process. All work shall follow the approved plans. The director of community development may approve minor changes. 5 CITIZENS' COMMENTS I surveyed the 40 surrounding property owners within 350 feet of Merit Chevrolet for their comment about this proposal. Of the 37 replies, five were in favor, 29 were opposed and three had no comment. In Favor 1. Merit has been a good corporate neighbor. (Wolfe, 203 Femdale Street) 2. It will hopefully increase their business. (Roemer and Dreher, 175 Century Avenue) 3. It will enhance the southern and eastern appearance of the Merit building. It will reduce the traffic on the south sides of the building. (Northwest Motor Sales, Inc, 2695 Brookview Ddve) Opposed Twenty nine neighbors are against this proposal, but according to the letter on pages 19-21, it would be acceptable if Merit built a screening fence. 6 REFERENCE INFORMATION SITE DESCRIPTION Site size: 6.9 acres Existing land use: Medt Chevrolet SURROUNDING LAND USES North: 1-94 and 3M Center South: Single dwellings and Brookview Ddve West: Single dwellings East: Century Avenue, the Country Inn and Sinclair PAST ACTIONS August 3, 1967: The village council rezoned the rear portion of the Merit Chevrolet property from R1 (single dwelling) to BC (business commercial). The council required that Mr. Marrone, the developer, install a screening fence as a buffer for the abutting homeowners. November 6, 1975: The city council approved plans for a 25- by 200-foot storage building along the rear lot line. This approval was subject to five conditions. Condition Three required that Merit Chevrolet install a screening fence as a buffer for the abutting homeowners. November 16, 1976: The city council reconsidered the construction of the 200-foot-long storage building and again required that Medt submit a screening fence plan to the city for the south lot line. October 24, 1995: The CDRB approved plans for the exterior remodelling of Medt Chevrolet. PLANNING Land use plan designation and zoning: BC Ordinance requirements: BC Ordinance Requirements Section 36-151(b)(9)(c) of the BC district requirements states that motor vehicle maintenance garages must be at least 350 feet from any property that the city is planning for residential use. Section 36-17(e) requires that no existing building or premises devoted to a use not permitted in the district in which such building or premises is located shall be enlarged, reconstructed or structurally altered, unless: 7 1. Required by law or government order; or 2. There would not be a significant affect, as determined by the city through a conditional use permit, on the development of the parcel as zoned. Section 36-27(b)(4) requires a visual screen that is at least six-feet-tall and 80 percent opaque when a parking lot is constructed next to property that is used or shown on the city's land use plan for single or double-dwelling use. The community design review board may waive this requirement if it determines that screening would not be needed or would not protect surrounding property values. Section 36-151(b)(9)(j) requires that no maintenance garage within 350 feet of a residential lot line shall be operated between 11 p.m. and 6 a.m. Section 36-22(e) requires that all parking lots and associated driveways have a surface of bituminous or concrete and striped parking spaces. Criteria for CUP Approval Section 36-442(a) states that the city council may approve a CUP, based on nine standards. Refer to the findings in the resolution on pages 22-23. p:sec1-28Vnerit, cup Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Applicant's narrative (five pages) 5. Letter to Joseph Korba dated November 3, 1967 6. Agreement with the Village of Maplewood and Donald Marrone dated November 2, 1967 7. Letter and map from the abutlJng neighbors (three pages) 8. Conditional Use Permit Resolution 9. Plans date-stamped April 25, 1997 (separate attachment) 8 Attachment 1 $ ~ I~. ;".: .. 7 Md~LANO CT. * .,: 8000,~f40 Ct'. ~6,MSEY COUHTY LOCATION MAP 9 Attachment 2 '7 I'- Z LU / 17 \ I / , /~ \ / / / , , BROOKVIEW MANOR APTS Attachment 3 OFF--RAMP · x I · T I N O · u I L D I N G I1"1~/'ULI~I MiOOKVIlW I)NIVI SITE PlaN ll Attachment 4 Request for Conditional Use Permit Approval Merit Chevrolet Maple wood, Minnesota I. Introduction For over 48 years Merit Chevrolet has taken pride in itself as a business where customer convenience and satisfaction is their highest priority. For the last 26 years of those 48, Merit Chevrolet has been located at its present location. With this proposed addition, it is Merit Chevrolet's intent to provide their customers service in an environment that is conducive for "dropping off" and "picking-up" their vehicles. Also, to better service their customers Merit Chevrolet proposes to incorporate an Express Lube Facility into this addition. H. Site Development A. Existing Site Condition The present site was opened as an auto dealership in 1971, and has remained an auto dealership under the same ownership ever since. The site is approximately 6.9 acres in area. It is bound to the north by the 1-94 eastbound off ramp, and to the east by Century Ave. adjoining the site to the south and west are single family residential lots. B. Present Land -Use The project site is presently zoned Business Commercial (BC), and has been zoned BC since 1967. The present use is automotive sales and service which is a permitted use. The Conditional Use Permit requirement was incorporated into the city zoning ordinance after Merit Chevrolet occupied the site in 1971. 12 Request for Conditional Use Permit Approval Merit Chevrolet Maplewood, Minnesota C. Proposed Land- Use Since the type of business use of the site is remaining as automotive sales and service, and is a permitted use, no rezoning of the site is required. III. Proposed Project Description A. Proposed Project The proposed project consists of an addition to the existing Merit Chevrolet facility. The addition will provide needed space for: 1. Service Write-up area. 2. Service Department Office Space. 3. Service Customer Lounge. 4. Express Lube Bays. 5. Employee Support Space. The proposed location of this addition is located at the southeast comer of the existing facility. The foot print area of the addition will be approximately 5,250 S.F. B. Building Design The exterior design for the proposed addition will have a clean, interesting, and an aesthetically pleasing design. The design will compliment the present building exterior. The exterior finish materials will consist of synthetic stucco finish material on the east (front) elevation above a two foot high wainscot of "rock face" textured concrete block. The proposed exterior finish materials for the south and west elevations are architectural grade pre- finish metal wall panel with a two foot high wainscot of "rock face" textured concrete block. 13 Request for Conditional Use Permit Approval Merit Chevrolet Maplewood, Minnesota An interior ramp will be included in the design of the addition, providing handicap access between the service to the showroom levels. Exterior building signage will be located on the east (front) elevation directly above the overhead doors. These signs will be illuminated signs that conform to Chevrolet's "Image 2000" signage program, matching the existing building signage. At this time, the mechanical roof top units have not been sized or locations determined. All mechanical roof top units will been screened from adjoining residential zoned property. C. Site Improvements The site improvements associated with this proposed addition is limited to new sidewalks along the east (front) side of the addition. The quantity of existing parking spaces for customers, employees, service, and inventory exceeds the required parking spaces. All new customer parking spaces will be 9.5 feet wide by 18 feet long, and double stripped as required by the City of Maplewood. D. Grading/Drainage Presently the site drains in three general directions. Surface drainage for approximately the west half of the site is collected by catch basins which connect to the city storm sewer system located in lot 12 just south of the subject property. The northeast portion of the. site surface drains to MN DOT right-of ways either 1-94 or Century Ave. The remaining south portion of the site surface drains to Brookview Drive by way of a drainage ditch. The proposed addition will not effect the existing surface drainage patterns. 14 Request for Conditional Use Permit Approval Merit Chevrolet Maplewood, Minnesota E. Site Lighting The present site lighting will remain. For security purposes, wall mounted down lights are proposed on the south side of the addition. F. Site Utilities All existing utility services to the site will remain as is. The addition will require some on site rerouting of sanitary sewer. In accordance with an agreement between the City of Maplewood and Merit Chevrolet an automatic fire sprinkler system will be installed in stages. This will require a new 6" water service be installed. The proposed location of this water line would be from Brookview Drive (next to existing hydrant) extending to the southeast comer of the proposed addition. G. Site Signage All existing site signage (pylon and monument) will remain as is. H. Setbacks The present building setback minimum required for this project is 50 feet. Total area of all exterior walls for this addition that faces residentially zoned property is 2,136 square feet thus requiring the building setback to be increased by 5 feet to a total distance of 55 feet. The actual setback varies because of the property lines and addition configuration, a minimum building setback of 56 feet is proposed. This setback is located at the point where the south wall of the addition abutts the existing building. The minimum setback for parking lots is 20 feet. This requirement is not applicable to this addition, since no modification are being proposed to the existing curb and gutter. 15 Request for Conditional Use Permit Approval Merit Chevrolet Map/ewood, Minnesota IV. Conclusion We respectfully request the approval of this Conditional Use Permit Application for the following reasons: · Allows Merit Chevrolet to maintain satisfied customers, and provide the type of service that customers are requiring. · This project will provide interior service write-up area for at least 7-8 vehicles, thus virtually eliminating long lines of vehicles outside waiting for service, that presently exists.' · Provides handicapped accessibility to the existing showroom by way of an interior ramp. · Proposed project meets all zoning requirements, and is permitted use. Thank you for your favorable consideration to this request. 16 ' PLEWOOD E~~,~ CLERK VILLAGE . 1380 I::ROST AVI::NLJ[ -- IqAPL[WOOD, MINN[$OTA §5109 Attachment 5 JAMES M. HAFNER Village Clerk 777-8131 ~ayor LOUIS P. GILBERT November 3, 1967 E.V. BERGSTROM JOHN C. GREAVU BYRON H. HOLM MARTIN J. JOYGE Joseph A. Korba 2659 BrookviewDrive Maplewood, Minnesota 55119 Dear Mr. Korba: The Maplewood Village Council has approved the.method of screening proposed in the enclosed letter, and has instructed that all o~ners of property abutting the subject property be given copies. In granting this approval, it vas the understanding of the Council that the neighbors had indicated their preference for a redwood fence of the type proposed, over a cyclone or chain-link type fence with shrubbery. Very truly yours, VILLADE OF MAFLK~OOD i ~/Jm~es M. Eafne~' t --- ¥tLlage Clerk , ' 3t~/:J c Attachment 6 Vill&le of Maplewood ~- Stats of Mlmnesota 'Commercial tee, by resolution of the eouncU dl~ed Lots 17 through 22, and Lot 15, all in Block 4, Browsr Park, As part or this resolution, it wa~ p~-o~t~od that an afreement would be entered into between the property owner and the ootmetl rmgardin~ the ' mcree~taf or the property ~long th~ s0~tth and west boun~es of .laid prop~y. ' It in ~mderstood by the OWlter that th~ restrtottml wt]~ be fulftlled by the' srection of n six foot redwomt fence of stellar dt!ll'n &long the ~f'oresatci bounda~ries. M~ 18. Attachment 7 We, the residents surrounding Merit Chev, object to the proposal attached~ however, the proposal will be acceptable to us if: Merit Chev builds a ten foot high wooden privacy fence at the edge of their parking lot (tarmac). See attached high- lighted area on map where we request this fence. Merit Chev installs the fence prior to beginning the proposed construction. Reasons for our objection include at least the following, Increased Noise Increased Traffic Increased Littering Noise at late hours as they are open until 2AM weeknights. Paint and oil smells, air pollutants The fence will protect our neighborhood against the negative side effects that a body shop/automotive maintenance/car dealership produces. We would like to have a clean and quiet area. .ADDRESS 214 EI2~o 204 Cl MERIT CHEVROLET ~ UJ \\ ~ // \ \ / / / BROOKVIEW MANOR AP'IS PROPERTY LINE IZONING MAP 21 Attachment 8 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, the Rinkel Company applied for a conditional use permit to add onto an auto dealership building. The addition would be within 350 feet of a residential lot line. WHEREAS, this permit applies to the property at 2695 Brookview Drive. The legal descdption is: Lots 17-22 and 25, Block 4, Brower Park WHEREAS, the history of this conditional use permit is as follows: 1. On June 2, 1997, the planning commission recommended that the city council approve this permit. On June 23, 1997, the city council held a public headng. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present wdtten 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. 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. 10.There would not be a significant affect on the development of the parcel as zoned. 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 started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The service garage shall not be open between the hours of 11 p.m. and 6 a.m. The applicant shall change their hours of operation to comply with this requirement within one month of this city council action. o The property owner or applicant shall install at least a six-foot-tall, 80 percent opaque decorative wood screening fence along the south and west parking lot edges of the site. There is no need for the fence behind the storage building. The owner or contractor must install this fence within two months of this city council action. o There shall be no outside storage of refuse, equipment or vehicle parts of any kind unless in a screening enclosure. Plans for screening enclosures shall be submitted to staff for approval of placement and design. Any outside storage not in an enclosure shall have city council approval. The owner or operator shall not allow anyone to work on vehicles outside the building, except interior work on motor homes. All employees shall do the vehicle repair and maintenance inside the building, except intedor work on motor homes. The Maplewood City Council adopted this resolution on ,1997. 23 MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Thomas Ekstrand, Associate Planner Roof-Equipment Screening Waiver- ABRA Auto Body and Glass 2020 North Rice Street June 2, 1997 INTRODUCTION Ray Shepard, of ABRA Auto Body and Glass, is requesting that the community design review board (CDRB) waive the roof-equipment screening requirement for the new ABRA shop at 2020 Rice Street. This building is under construction. Refer to the maps on pages 3-5 and the letters on pages 6-7. BACKGROUND September 23, 1996: The city council approved a lot split, a conditional use permit and the design plans for ABRA. The design approval required that the applicant submit a roof-equipment screening plan to the city for approval. CODE REQUIREMENT Section 36-27(b)(3) requires roof-equipment screening where the mechanical equipment would be visible from public streets or adjoining property. The CDRB may waive the screening requirement for mechanical equipment if they determine that screening would not improve the building appearance or protect property values. If the CDRB waives this requirement, they shall require that the mechanical equipment be painted to match the building. When screening is provided, the roof equipment must also be painted to match the building. DISCUSSION The CDRB and city council have waived the screening requirement for several building proposals in the past two years. These projects are Home Depot, Cub Foods (some of the units), Lexus, Maplewood Imports, Maplewood Toyota's proposed service building, LaMettry Auto Body and Collision, Batteries Plus, National Tire Warehouse and Precision Tune. The CDRB has felt that roof-equipment screening is more noticeable than the equipment it is intended to hide-the cure is worse than the disease. Such screens are also a problem since they need regular maintenance (a task often ignored by building owners), they may restrict air flow around the equipment, cause snow-loading problems and create rain leaks when fasteners go through a roof deck. Staff agrees with the applicant's request for waiver of the screening requirement. There would not be any affect on property values and the applicant has agreed to paint the units to match the building. Staff is also proposing a code change (in another report) to drop this screening requirement. RECOMMENDATION Waive the screening requirement for the roof-mounted mechanical equipment on ABRA Auto Body and Glass at 2020 Rice Street, because: 1. It would not improve the building's appearance or affect property values. 2. Painting the units a color to match the building fascia would be less noticeable and obtrusive than building a large enclosure around it. 3. The applicant's structural engineer stated that there would be snow-load problems if the units were screened. This waiver is subject to the applicant painting all of the roof-top equipment to match the building as code requires. p:sec11~abraroof, mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Letter from Ray Shepard of ABRA Auto Body and Glass dated May 7, 1997 5. Letter from Larry G. McMurtry of Clark Engineering Corporation dated April 7, 1997 2 Attachment 1 ~ LITTLE CANADA COUNTY RD, I~T. DOWNS AV. LOCATION MAP Attachment 2 '- COUNTY ROAD SINCLAIR STATION :AR [SCHROEDER .,,MILK 2000 TRI-DISTRICT SCHOOL ABRA SITE DEAN'S TAVERN : I ~r ' ,~ ZIITTEL GREENHOUSES ~t944 '~ / 'CUSTOM RADIO & TAPE AVENUE ' ':" Attachment 3 i I I I SITE PLAN Attachment 4 May 7, 1997 Tom Ekstrand City of Maplewood 1830 E. County Road B Maplewood, MN 55109 li'. MA¥_81997 Dear Mx. Ekstrand: I want to thank you for taking the time to meet with Marge Ostrom, Duane Grace and myself on April 16, 1997. In keeping up with industry standards and current technology, ABRA has decided to add two prep stations to the Maplewood facilit3, in pursuit to deliver our customers the highest quality. product available. I am x~ting you to ask for the city's permission to waive the requirement of rooftop screening for our rooftop mounted equipment. Enclosed please find a copy of our equipment layout drawing along with a copy of a letter from Clark Engineering. The letter states that the building is able to handle the additional weight of the added prep stations and make- up - air units as long as there is no exterior rooftop screening. The highlighted area in the equipment layout drawing indicates where the two make-up-air units will be placed. As a representative of ABRA, I would like offer and ensure that the exposed equipment will be painted to match the front exterior facia. As Ms. Ostrom stated, the facility is under consmsefion and near completion. I will wait to here from you regarding your decision on the roof top screening. If you have questions or require additional information, please call me at 585-6221. Ray Shepard Project Manager cc: Marge Ostrom Duane Grace CORPORATE OFFICE 6601 Shingle Creek Parkway · Suite 200 · Brooklyn Center, MN 55430 (612) 561-7220 · Fax (612) 561-7433 · Alt. Fax (612) 585-6433 6 ENGIHEERING CORPORATION Consulting Engineers Land Surveyors Attachment 5 April7,1997 Mr. Ray Shepard Abra Auto Body 6601 Shingle Creek Parkway Brooklyn Center, Minnesota 55430 Spray Bake Hood & Rooftop Mechanical Unit Abra Auto Body, Maplewood, Minnesota Clark Comm. No. S96183-004 Dear Mr. Shepard, We have reviewed the roof structure (30K10 joists, 16K2 joists and W21xS0 beam) for the Maplewood Abra Auto Body Facility for the Spray Bake Hoods and the 900 pound Rooftop Mechanical Units as shown on Shop Drawing #P-2000-F, dated April 1, 1997. In my opinion, the existing 30K10 joists, 16K2 joists and W21xS0 steel beam are adequate for the 1,500 pound Spray Bake Hood and the 900 pound Rooftop Mechanical Unit. The Rooftop Mechanical Unit shall be suppbrted with C3x5 spanning between the joists and nested in the flutes of the deck. The Spray Bake Hood shall be suspended from eight points. The suspension rods shall be supported from 5" tube sections spanning between the joists and nested in the flutes ofthe deck. If the Rooftop Mechanical Units are placed on the roof without enclosures, in my opinion, no snow drift loads are produced by the units. (Minnesota State Building Code, Chapter 1365, Section .008.) If the Rooftop Mechanical Units must be enclosed in screens to conceal the unit, in my opinion, snow drift conditions will be produced and the roof joists are not adequate. Please call if you have additional questions or comments. ENGINEERING CORPORATION Larry G. McMurtry, P.E. LGM/mo 9~18~_1.doc C: Wemlinger Architecture 621 Lilac Drive North Minneal~lis, MN 55422-4674 Phone (612) 545-9196 Fax (612) 541-0056 Fort Myers Aberdeen Sioux Falls Rapid City Florida South Dakota South Dakota South Dakota MEMORANDUM TO: FROM: SUBJECT: DATE: City Manager Thomas Ekstrand, Associate Planner Sign Ordinance Amendment- Roof Equipment Screening June 3, 1997 INTRODUCTION Staff is requesting that the city council amend the ordinance that requires screening for roof-mounted mechanical equipment. DISCUSSION Present Requirement Section 36-27(b)(3) requires roof-equipment screening where the mechanical equipment would be visible from public streets or adjoining property. The community design review board (CDRB) may waive the screening requirement for mechanical equipment if they determine that screening would not improve the building appearance or protect property values. If the CDRB waives this requirement, they shall require that the mechanical equipment be painted to match the building. When screening is provided, the roof equipment must also be painted to match the building. Recent Waivers The CDRB and city council have waived the screening requirement for several building proposals in the past two years. These projects are Home Depot, Cub Foods (some of the units), Lexus, Maplewood Imports, Maplewood Toyota's proposed service building, LaMettry Auto Body and Collision, Batteries Plus, National Tire Warehouse and Precision Tune. The CDRB felt that roof-equipment screening is more noticeable than the equipment it is intended to hide. In essence, the cure is worse than the disease. Other Cities I surveyed seven nearby cities for their screening requirements. These cities required: city Require Screening Roseville Mounds View North St. Paul Woodbury Plymouth White Bear Lake Oakdale Yes, but encourage roof designs that hide equipment. No. No. Yes, if the roof design or building parapet does not hide the units. Yes, if abutting residential property and the units exceed three feet tall. Yes, but prefer that equipment is set back from roof edge for concealment. No, but equipment should be set back from roof edge and painted to match the structure. Alternatives 1. Do not require any screening, but require that all roof-top equipment be painted to match the building color. Maplewood presently requires painting. Encourage screening by means of a taller building parapet or a roof design that would hide roof-top equipment. City staff typically does this when reviewing development requests with applicants. Sometimes, though, there is nothing that can help hide roof-top equipment. Such was the case with the new Cub Foods and Home Depot stores north of Highway 36 because of the elevated road grade. 3. Require roof-equipment screening if the units abut residential districts but not commercial districts. The City of Plymouth has this requirement. 4. Make no change. The CDRB would continue to review special requests to waive the screening requirement for new businesses. Conclusion The reason for roof-equipment screening is to make the building look better. The trouble is, though, that screening eventually needs repair. Commercial building owners, unfortunately, do not always see the need for such repairs. The screens then look worse than the equipment they were supposed to conceal. In spite of the question of maintenance, the screens themselves are always more noticeable than the equipment. You end up with a bigger box around a smaller box. Two additional problems with screening are restricted air flow and roof damage. Air flow blockage is a problem which has caused some equipment manufacturers to rescind their warranties. Screens can also create snow-loading problems and cause a rain leak potential when fasteners go through roof decks. Staff is recommending that the city council change the code to drop the screening requirement unless the building abuts residential property. The code would still require that applicants paint any visible units to match the building no matter where the building is. There is not any reason to retain the current requirements considering the number of screening waivers granted in the past two years. RECOMMENDATION Adopt the ordinance amendment on page 3. p:ord~roofscrn.cod(5.4) Attachment: Ordinance Amendment 2 ORDINANCE NO. AN ORDINANCE REVISING THE ROOF-EQUIPMENT SCREENING REQUIREMENTS The Maplewood City Council approves the following ordinance: (I have underlined the additions and crossed out the deletions.) Section 1. This section changes Section 36-27(b)(3), Landscaping and Screening, as follows: (b) Screening shall be provided where: (3) Mechanical equipment on the ground or roof would be visible from an adjacent residential lot line· p¢'"".,,v v..v~*-"'c+'',~ ~.-'- =djc!n!ng ,.. ~,.v..,.'"" Mechanical equipment shall not include chimneys, antennas or vents. The city shall not require screening for single dwellings, double dwellings, mobile homes or equipment for individual town house units. E , ,; [,~.~,.~. ~.k,.~(. e,~,-~,~e. ,.~.~,.~,.~ ~.k,.~,-( ~,'~ ~'~,~, k,'~, ,e,n, , ,,-,;~. e.k,.~ll k~ ~,~.,.~,-.,-,~1 The community design review board may waive the screening requirement for mechanical equipment if they determine that screening would not improve the building appearance or protect property values, i~,.., bcc;d .... ; .... '"' ...... ~ .....* ~' .... '~'~" ' ~'"~ '~'" .................... ,.~ ........... , ....· ...... ,"Cq'- -':;C ......... · --~.,-~,-,,-;,-'-' .... ; .... * ~'~' "";'-*~-'~ +" "'"~"~' "'~' ~" ';"~;"" The community desi.cln review board may require screenin,q on all sides of mechanical equipment if the premises abuts a residential lot line· In all instances, mechanical equipment that is visible from any public street or adioininQ property shall be painted to match the buildin,q. Such Screening shall be compatible with the materials and design of the pdr, c!p=! building and subject to staff or design review dc='; board approval AFp;cv=! ~'"" ~, ,;1~;~ Section 2. This ordinance shall take effect after its approval and publication. Approved by the Maplewood City Council on ,1997.