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HomeMy WebLinkAbout06/12/2007 AGENDA CITY OF MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD Tuesday, June 12, 2007 6:00 P.M. Council Chambers. Maplewood City Hall 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes: May 22, 2007 5. Unfinished Business: a. Costco - North of Beam, South of New County Road D, West of Highway 61, East of Vento Trail 6. Design Review: a. Comforts of Home Design Review Amendment - 2300/2310 Hazelwood Street b. Pond Overlook Town Houses - 2161 County Road D c. Rolling Hills Manufactured Home Park Sales Office - 1316 Pearson Drive 7. Visitor Presentations: 8. Board Presentations: 9. Staff Presentations: a. Representation at the June 25, 2007, City Council Meeting -Items to be discussed include Comforts of Home and Pond Overlook 10. Adjourn DRAFT MINUTES OF THE JOINT MEETING BETWEEN THE COMMUNITY DESIGN REVIEW BOARD AND THE ENVIRONMENTAL AND NATURAL RESOURCE COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, MAY 22,2007 I. CALL TO ORDER Chairperson Olson called the meeting to order at 6:00 p.m. II. ROLL CALL Community Desiqn Review Board Board member John Demko Vice-Chairperson Matt Ledvina Chairperson Linda Olson Board member Ananth Shankar Board member Matt Wise Present Present Present Present Present Staff Present: Shann Finwall, Planner Lisa Kroll, Recording Secretary Environmental and Natural Resource Commission Commissioner James Beardsley Commissioner Margaret Behrens Commissioner Carol Lynne Commissioner Tom Moibi Commissioner Carol Mason Sherrill Commissioner Ginny Yingling Present Present Present Present Present Absent Staff Present for Gladstone Streetscapinq and Savanna Update: Chuck Ahl, Public Works Director Virqinia Gavnor, Open Space Coordinator Presenters: Ron Leaf, SEH Tom Harrinqton, Landscape Architect with Kimley-Hom & Associates, Inc. III. APPROVAL OF AGENDA Ms. Finwall said there is a revised agenda for the joint meeting between the Community Design Review Board and the Environmental and Natural Resource Commission. Board member Ledvina moved to approve the revised agenda. Chairperson Olson seconded. Ayes - Demko. Ledvina, Olson, Shankar, Wise Community Design Review Board Minutes 05-22-2007 2 The motion passed. IV. UNFINISHED BUSINESS None. V. STAFF PRESENTATION Gladstone Streetscaping and Savanna Update Chuck Ahl gave the introductions. Ron Leaf, Engineer with SEH gave the presentation on the Gladstone Savanna Environmental Issues. Virginia Gaynor, Open Space Coordinator, gave the presentation on the Gladstone Savanna Improvements. Tom Harrington, Landscape Architect with Kimley-Hom & Associates, Inc., gave a presentation on the Gladstone Streetscape Study Chuck Ahl opened up the discussion for comments. Commissioner Lynne said there is a park downtown St. Paul by Wacouta and Seventh Street that is very open. They incorporated some of the colors from the buildings into the park using arbors, brick and low lying fences. She likes the idea of going back to the 1800's to 1900's. She thinks the plan looks stark between the buildings and the savanna. Maybe artwork could be added along the residential area. Artwork could be something historical or arbors that could pull things together by using different materials. Commissioner Beardsley said he thinks the streetscaping should incorporate all three themes. He said you can't just have either eco-village, historical, or landscaping. You need to integrate all of these things into the plan. This is such a critical and historical area to the city. By blending these things together it would set precedence for the rest of the development. He said he knows this is difficult from a landscape perspective but it needs to be done for the whole plan to work. Board member Ledvina said he would agree with that. Sustainable techniques should be used and focused on for design option A. Opportunities for historic highlights are obvious as things develop. The residents said they like the trails and recreational features in the city and these are the things that really add to the quality of life in Maplewood. Commissioner Behrens said she saw a slide of testing sites that showed soil samples were taken from the Savanna. She asked if there are soil sample results from the MPCA available? Mr. Ahl said the MPCA supplied the grant for the soil sampling and they are putting the plan together. Maplewood did some preliminary tests and those results are available on the city website or people can get copies from the Public Works Department. Community Design Review Board Minutes 05-22-2007 3 Mr. Ahl said the soil testing indicated that there is higher contamination on the site, which means action needs to be taken, now the MPCA is doing the next round of testing. Commissioner Behrens asked if the remediation is going to affect any of the plans whether it's a historical or eco-friendly plan? Mr. Ahl said at this point in time the city doesn't think so at the levels of lead and arsenic and other things found on the site aren't good but aren't a hazard unless you are digging in it. The city doesn't want to leave the soils that way. The city may have to haul a few truck loads of the contaminated material and dispose of it. In most cases the city thinks we can take uncontaminated material and cover the contaminated soil with three or four feet and we shouldn't have any problems with plantings. This used to be a railroad yard and railroads are flat. We would like a few hills in the area to add some character to the site. In some cases we will have eight foot high hills and other areas we will have flat areas but it shouldn't inhibit the city from doing improvements here. Board member Demko asked where the city was at with the funding for the Gladstone project and if that will determine which theme the city steers towards. Mr. Ahl said the city is still working on that with the developer. The city council still has to decide the levels of the funding. At this point in time the city is trying to develop options. Part of the master plan had some dedicated sources of funding. The developer will have to meet the city's tree ordinance. A lot of trees are being removed from the site and those trees will have to be replaced according to the city's new tree ordinance. The city has identified a budget and the city council will have to determine a range they want the city to spend. Staff will provide a lower-priced project, a mid-priced project and a higher-priced project and that will be a decision the city council will make for the Gladstone area. Commissioner Mason Sherrill asked if there had been a tree survey done on the whole site for heritage trees? Ms. Gaynor said the city did a site analysis on the savanna regarding the vegetation and most of the trees along Frost Avenue are cottonwood trees. There are 2 large oak trees in the comer and the designers are well aware of those trees. As staff, we have called out what we want to see preserved on the site such as the large oaks and the little oak nursery undemeath the big oaks. The developer recently submitted a tree plan to the city and the city is reviewing the tree plan. Commissioner Mason Sherrill said regarding the trash receptacles, the Environmental and Natural Resources Commission has been very involved in recycling. One thing we noted was that the parks have trash receptacles and no recycling receptacles. She said she is pretty sure the commission would want to see some recycling receptacles on the paths for the Gladstone area. Board member Wise said he saw green roofs mentioned during the power point presentation and he asked if the presenters had any details regarding developments using green roofs? Community Design Review Board Minutes 05-22-2007 4 Mr. Ahl said the idea of using green roofs has only been put out there as a possibility and is one theme with the eco-village concept. Currently it's just an idea that the city is going to promote as we go through the process. The first step in the Gladstone development is the senior housing proposal on Lake Phalen called The Shores to be located on the old St. Paul Tourist Cabin Site. Board member Wise said he liked the idea of having a common theme along Frost Avenue. In the area by Wakefield Lake you see a lot of historical nature with 1940's houses and as you transition westward towards the development he thinks it would be important to integrate that into the area. Commissioner Mason Sherrill said regarding the tree issue, experience tells us that developers usually come in and wipe out all the trees because it's easier than working around the trees. Hopefully the city's tree ordinance will protect some of the trees in the Gladstone redevelopment area but she is curious how much consideration will be taken for the trees in this area. It seems like when development occurs people forget about the benefits of having trees near buildings which helps with heating and cooling of the buildings and the social/ psychological impact of trees and she is concemed about the development process and how trees will be incorporated into this development. Mr. Ahl said the city is at the early stage. When we bring up eco-village and green roofs, those are guiding principles for this development. With the city's new tree ordinance it sets a precedent letting developers know that if you remove large trees from the site the new tree ordinance will hit the developer hard financially. Chairperson Olson said she had the privilege of serving on the Gladstone Redevelopment Committee and she wanted to share some ideas that impressed her during the meetings. She said she would like to see two tree species added to the tree list. One is the swamp white oak and the second is the autumn blaze maple. She thinks those particular tree species would really enhance the area. The eco-village, historical, and landscaping themes need to be incorporated into the Gladstone plan. She would like to see more of a historical flavor used with the use of the street lights. The railroad theme kept coming up at the redevelopment meetings and one individual said they were sick of hearing about the railroad theme. She thinks the railroad theme is important for the history of this neighborhood. She said they also discussed having a gazebo or pavers in the area of the old round house. It would be nice to reflect trains in the signage. Another idea was to put a fountain at the deep well location which she understood could be expensive. She said she noticed the mayor was in the audience and the idea of having a fundraiser came up at a recent meeting to incorporate selling Gladstone pavers with people's names on them as an option for enhancing the area, which would be a great idea. Lighting along the savanna is important but because of the dark sky policy the lights shouldn't be tall, overpowering lights. She would like to see two lighting styles used. She would like to see the lights have more of a historical theme rather than a slim, modem, anodized aluminum light fixture along Frost Avenue and then have shorter, friendlier light fixtures for pedestrian lighting along the paths. She said she also liked the idea of using recycled materials for outdoor fumishings for things like benches, trash receptacles, etc. Commissioner Beardsley said regarding the lighting, it would be a great way to introduce some modem technology for the lighting to use some solar-powered lights rather than running electric to the area which would reflect the eco-village concept. Community Design Review Board Minutes 05-22-2007 5 Commissioner Beardsley said with this intense building of housing and commercial buildings there will be runoff concems and the idea of developing cistems to catch rainwater off the buildings would be great if the city can't go with green roofs. At least the city could catch the rainwater in some form and use it to water the landscaping, the savanna and the area. Mr. Ahl thanked the board and the commission for their time and comments. The next step is to put the comments and ideas together and then talk to other committees and the city council and we will back with more information. Commissioner Beardsley thanked Chairperson Olson and the board for the joint meeting. Chairperson Olson thanked Commissioner Beardsley and the commission for joining the meeting and she was glad everyone could attend. The CDRB took a short recess from 7:08 to 7:15 p.m. to clear the city council chambers out and for the Environmental and Natural Resource Commission to move to the Maplewood Room to continue their meeting. VI. APPROVAL OF MINUTES Approval of the CDRB minutes for May 8, 2007. Chairperson Olson had changes to the minutes on page 19, in the third and fifth paragraphs. In the third paragraph, delete the last sentence on the fourth line because that is a repeated statement. In the fifth paragraph, first sentence, after the word apparently, insert the words approved by city staff and delete the words gr:mdfuthorod in. In the last sentence, ninth line, it should read the electronic billboard for Clear Channel was installed with a clear disregard for the existinq city ordinance and thoy misrepresented themselves; that's what the difference is flefe-. without city staff approval. Board member Shankar moved approval of the minutes of May 8,2007, as amended. Board member Ledvina seconded. Ayes --- Ledvina, Olson, Shankar, Wise Abstention- Demko The motion passed. VII. DESIGN REVIEW a. Woodlands Townhouses - Sophia Avenue, east of McMenemy Ms. Finwall said Ms. Lisa Lillestrand, representing Integra Homes, is asking the city to approve the building elevations for a 28-unit town house development called the Woodlands. This project will have 14 detached townhomes and seven twinhomes. This development is on an 8.2-acre site on the east side of McMenemy Street, north of Kingston Avenue and south of the Saint Paul Hmong Alliance Church. A homeowners' association would own and maintain the common areas. Community Design Review Board Minutes 05-22-2007 6 The project plans show that each building would have horizontal-lap vinyl siding, shake siding for accent areas, aluminum soffits and fascia and stone veneer on the fronts. In addition, each unit would have a two-car garage. To proceed with this project, Ms. Lillestrand is requesting that the city approve the building elevations for the single dwellings and for the twin homes. The proposed buildings should be attractive and should fit in with the design of the existing homes in the area. They would have an exterior of horizontal vinyl siding (earth tone, green or grey in color) with a stone veneer on the fronts and the roofs would have asphalt shingles. In addition there would be a mix of 1Yz- story and walk-out units and each unit would have white soffits and accent boards and an attached two-car garage. Staff doesn't have any major concerns about the proposed building elevations since this development will be on cul-de-sacs and would be somewhat isolated. In fact, only the buyers of the town houses would be able to see the fronts of most of the new buildings. The builder is proposing a mix of three front elevations for these units. Having this mix of front elevations will provide more variety within the development. However, as staff noted earlier, none of the proposed plans have side-loaded garages. If some of the units would have side- loaded garages that would help create a variety of looks for the units from the streets. The proposed twin home buildings would have a style and a mix of materials that are very similar to the proposed single dwellings. As such, they also should be attractive and should fit in with the design of the existing and proposed homes in the area. They also would have an exterior of horizontal vinyl siding (earth tone, green or grey in color) with a stone veneer on the fronts and the roofs would have asphalt shingles. In addition, there would be a mix of 1 Yz -story and walkout units and each unit would have white soffits and accent boards and an attached two-car garage. Staff does not have any major concerns about the proposed building elevations since this development will be on cul-de-sacs and would be somewhat isolated. In fact, only the buyers of the town houses would be able to see the fronts of most of the new buildings. The community design review board noted in 2001 concerns about "snout-designed" homes. These dwellings have garages as the dominating street-side feature. The proposed townhomes have this design. The community design review board may want to have the developer change the proposed designs or add features to the buildings to lessen the impact of the garages. This could include additional landscaping in front of the dwelling parts of the buildings, adding covered front porches, using side-loaded garages, enhancing the design of the garage doors or adding decorative light fixtures next to the garages and entrance doors. Board member Ledvina asked if the number of units had changed since the last review of this proposal in 2005? Ms. Finwall said no. Chairperson Olson asked if the footprint of the buildings changed to accommodate the side loaded garages? Ms. Finwall said she was not the staff person that wrote this report but it didn't appear the buildings were shifted, but the applicant can answer that question. Community Design Review Board Minutes 05-22-2007 7 Chairperson Olson asked the applicant to address the board. Ms. Lisa Lillestrand, Integra Homes, 12721 Overlook Road, Dayton, addressed the board. The footprint of the site has not changed. They redrew the plans to fit the existing footprint that was approved in 2005. She said only a few of the lots have side loaded garages. Ms. Finwall said the preliminary plat shows 11 of the 28 units have side loaded garage units. Chairperson Olson asked the applicant if she brought any building samples to show the board? Ms. Lillestrand brought the building material samples to the board to review. Board member Ledvina asked if the applicant would choose which buildings would be a certain color or would you allow the people buying these units to choose the color? Ms. Lillestrand said she will give the potential buyers the option. She will do the architectural review of each building but she doesn't want to see a gray unit next to a gray unit. The buyers can be creative when deciding which shakes and shutters they want but the color palette has to work out too. If she made all the decisions, the buyers could go elsewhere and they could lose the sale, so she wants to give them some options. For instance if someone chooses a gray house she would like to see them use the burgundy or the slate blue shutters and shakes to match. It's to her best interest to make the development look nice or the units won't sell. She knows from the last time she came before the board in 2005 that the board said the City of Maplewood would like to see a little more variety in color used in developments. Board member Ledvina asked why there weren't any building plans showing the side loaded garage units? Ms. Lillestrand said the reason was because blue prints cost so much money and they plan to begin building the units from the street and into the development. The side loaded garage units cost the most to build and they didn't have the funds to get blue prints. The last time the board reviewed the plans in 2005 those plans were from another project they were building at that time and those plans were available. Chairperson Olson said units 21 and 22 are side loaded garage units. Board member Ledvina said units 6, 7, and 8 are also side loaded garage units. Ms. Lillestrand said the side loaded garage units are towards the pond those have to remain that way. Board member Shankar said on page 18 and 19 of the staff report it shows the right and left side elevations of the single family units. He thinks those side elevations could use some embellishing and the window heights don't line up. Ms. Lillestrand said she would ask the board to review the interior plan because sometimes the interior plan dictates where the windows can be set in order to meet the building code. Community Design Review Board Minutes 05-22-2007 8 Board member Shankar said he was referring to the tops of the windows not lining up and he wondered if the larger windows could be at the same height as the two smaller box windows. There are too many different sized windows on the side elevations and he thinks it looks strange that the windows don't line up along the top. Ms. Lillestrand said on the single family units with the right side elevation on page 18, it shows the windows closest to the entrance which is a foyer window, then the two sets of windows in the middle are both bedroom windows and have to be so far off the ground to meet the building code. The windows closest to the deck are above the tub, and the window closest to the ground is a bedroom window and has to meet egress building code requirements. It will be difficult to make the windows all the same height. She said she could possibly change some window sizes or add window shutters to the middle windows. Board member Shankar asked if the top of the windows could at least line up? Ms. Lillestrand said it's possible, but at the price point they are at in Maplewood it might be difficult to do. If they have to do that they would have to do that for all the units and may have to buy taller windows which could price them out of the current market. Board member Shankar asked if there was an alternate way to dress up the windows? Ms. Lillestrand offered to add shutters on the side elevations. Chairperson Olson said she likes that idea. That may be enough to dress the right side of the single family elevation up more. On the left side elevation, she asked what you would do? Ms. Lillestrand said on the left side elevation of the single-family home she would add shutters to the big window in the center and the right hand side elevation she would add shutters to the middle bedroom windows. Board member Shankar said he thought that would be an improvement to that side of the building. He asked if they would be opposed to extending the cultured stone around the side of the building elevations? Ms. Lillestrand said if they had to extend the cultured stone around to the side elevations that the market would price them out of the market because of the additional expense. She said it is a tough market in this area of Maplewood. These units would be priced at $325,000 for the maximum and realtors have told Integra Homes these units should be priced around $280,000. The area is really nice and it's in their best interest to make the units look their best. Integra Homes has been building homes since 1972 and most of Integra's experience has come from upper bracket homes and they plan to bring their building experience into this price point. She said just didn't think she could extend 120 square feet of cultured stone onto the side elevations because of the expense. Chairperson Olson said these units are fairly close in proximity and the windows in the units will look out at their neighbors. She realizes there are a limited number of things to do to the building exteriors but she said she believes shutters will make a world of difference on the side elevations. Community Design Review Board Minutes 05-22-2007 9 Ms. Lillestrand said she spent two days driving around and looking at other town home projects in this price range and she saw townhome units dressed up with shakes, shutters and dowels at the roofline which add architectural elements to the units. Board member Shankar asked the applicant if they could have two colors of vinyl siding on the side of the building elevations? Ms. Lillestrand said if they did use two different colors of vinyl siding on the side elevations that would limit their market. She said you typically see two different colors of vinyl siding in rental housing or in commercial projects but not in units "for sale". A majority of these units will be walk-out units and with a walk out unit you would have one color of siding at four feet in height and then about two feet of the second color of vinyl siding because of the elevation difference. Chairperson Olson asked where the utility meters would be placed? Ms. Lillestrand said the electrical box would be placed on the sides at the 3-foot setback and for the gas meter it would be at a 7 -foot setback from the front and in a year or two the shrubbery would grow to cover the meters. Chairperson Olson asked if there would be roof vents and extrusions extending out the front? Ms. Lillestrand said the vents would run out the back side of the house because we don't want pipes extending out the front. Board member Demko said he noticed fireplace bumpouts shown on the left side elevation for the single family homes but he didn't see that shown on the plans. Ms. Lillestrand said the fireplace bumpout will match the roofline of the house. That may change if the customer wants a double-sided fireplace that would be built between the great room and the master bedroom; then a fireplace bumpout wouldn't be on the building exterior. Board member Shankar said the garage doors show a glass window along the top of the garage door and the three garage door panels underneath the windows show vertical lines on them, he asked what the vertical lines are? Ms. Lillestrand said the garage door is a craftsman-style garage door called a barn door. It's an upgrade from the standard garage door and is a shake style barn door, and is a maintenance free steel vinyl coated door and the color will probably be white to match the soffits and fascia as shown in the photos. Using white gives the front of the units more depth because the shakes and siding will be colored, and the garage door, fascia and soffits will be white. Board member Demko said on page 12 of the preliminary plat there is a circular area off of Edgemont Lane that looks like a cul-de-sac. He asked what that was on the plan because it looks like a round-a-bout or cul-de-sac? Board member Wise said he was at the site this past weekend and that is a turnaround. Chairperson Olson asked if it was solid asphalt and if it had a catch basin in it? Community Design Review Board Minutes 05-22-2007 10 Board member Wise said it does not have a catch basin in it. Ms. Lillestrand said Integra homes has one just like this at their White Bear Lake location and if they aren't laid out just right, large utility trucks, garbage trucks, and the city snow plow doesn't have enough room to turn around, so it's better not to have a catch basin in the center. Board member Ledvina said when he went out to the site he thought the improvements turned out wonderful. He said he really liked the boulder walls, the plantings and the landscaping and he said he thought the applicant has done a wonderful job with this site. He said he had concerns in 2005 when the board originally looked at this proposal. There have been tremendous improvements to this site and a great deal of grading was done on this site, which is unfortunate, but in order to build this and make it a nice development this had to be done. Ms. Lillestrand thanked the board. A lot of time has gone into this plan and we are anxious to get started on this project. She said they wish the market was a little bit better. Board member Ledvina said on page 6, in item j., he wondered if any changes needed to be made for that condition for the side loaded garages? Ms. Finwall said since the board didn't see building elevations for the side loaded garage units those plans should be submitted to the city before the city issues the building permit. That would be up to the CDRB whether they want city staff to approve those or if the board wants to see those elevations. Ms. Lillestrand said because of the overages on the project that came in higher than they anticipated Integra Homes just doesn't have the finances to be investing in blueprints for units they aren't going to be building right now. The side loaded garage units are the most expensive units. Integra Homes plans to build the units from the street and into the site. Board member Ledvina moved to approve the building elevations date-stamped May 10, 2007, for the Woodlands of Maplewood town houses on the east side of McMenemy Street, north of Kingston Avenue. The city bases this approval on the findings required by the code. The developer or contractor shall do the following: (Changes or additions are in bold). 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: a. Have the city engineer approve final construction and engineering plans. These plans shall include: streets, grading, utility, drainage, erosion control, tree, sidewalk and driveway plans. The plans shall meet the following conditions and shall also meet all the conditions and changes noted in Erin Laberee's memo dated September 2, 2005. (1) The erosion control plan shall be consistent with city code. (2) Submit to staff revised plans that show as many of the private driveways as possible at 28 feet wide to allow parking on one side. Community Design Review Board Minutes 05-22-2007 11 (3) The grading plan shall: (a) Include building, floor elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. (b) Include contour information for the land that the construction will disturb. (c) Show sedimentation basins or ponds as may be required by the watershed board or by the city engineer. (d) Show all proposed slopes steeper than 3:1 on the proposed construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. This shall include covering these slopes with wood-fiber blankets and seeding them with a "no mow" vegetation rather than using sod or grass. (e) Show all retaining walls on the plans. Any retaining walls more than four feet tall require a building permit from the city. (f) Show the proposed street and driveway grades as allowed by the city engineer. (g) Show the drainage areas, and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the run-off from the surrounding areas. (h) Show details about the proposed pond fencing including the materials, gate, height and color. (4) The tree plan shall: (a) Be approved by the city engineer. (b) Include an inventory of all existing large trees on the site and shall show where the developer will remove, transplant, save or replace large trees. (c) Show the size, species and location of the transplanted and replacement trees. The new coniferous trees shall be at least eight feet tall and shall be a mix of Black Hills spruce and Austrian pine. (d) Be consistent with the approved grading and landscape plans and shall show no tree removal beyond the approved grading and tree limits. Community Design Review Board Minutes 05-22-2007 12 (e) Show additional tree planting for screening along the south and west property lines of the site. (5) The street, driveway and utility plans shall show: (a) A water service to each lot and unit. (b) The repair and restoration of McMenemy Street and Kingston Avenue (including curbing, street, and boulevard) after the contractor removes the existing driveways, connects to the public utilities and builds the new streets, sidewalks, trails and driveways. (c) The street and the driveways with coniferous concrete curb and gutter except where the city engineer decides that it is not needed. (d) The developer contractor posting the streets and driveways with "no parking" signs to meet city standards. (e) The public streets and private driveways labeled on all plans. (f) The common area labeled as Outlot B on all plans. (g) Areas for proof of parking off the streets wherever possible. (6) The design of the ponding areas and any rainwater garden(s) shall be subject to the approval of the city engineer. The developer shall be responsible for getting any needed off-site utility, grading or drainage easements and for recording all necessary easements. b. Submit a certificate of survey for all new construction and have each building staked by a registered land surveyor. c. Submit a revised landscape plan to staff for approval that incorporates the following details: (1) All lawn areas shall be sodded. The city engineer shall determine the vegetation within the ponding area. (2) The addition of eight-foot-tall trees and/or fencing for screening along the west and south sides of the site. (3) The developer shall install landscaping in the ponding areas to break the appearance of the deep hole and to promote infiltration. Such landscaping shall be approved by the city engineer and shall be shown on the project landscape plans. (4) Showing in-ground irrigation for all landscape areas (code requirement). Community Design Review Board Minutes 05-22-2007 13 (5) The plantings proposed around the front of the units shown on the landscape plan date-stamped February 1, 2005, shall remain on the plan. (6) A concrete walk from the driveway to the door of each unit. (7) The manicured or mowed areas from the natural areas. This shall include planting (instead of sodding) the disturbed areas around the ponding area with native grasses and native flowering plants. The native grasses and flowering plants shall be those needing little or no maintenance and shall extend at least four feet from the ordinary high water mark (OHWM) of the pond. This is to reduce maintenance costs and to reduce the temptation of mowers to encroach into the gardens. Specifically, the developer shall have the natural areas seeded with an upland mixture and lowland mixtures as appropriate. (8) In addition to the above, the contractor shall sod all front, side and rear yard areas (except for mulched and edged planting beds and the area within the ponding area). (9) The contractor shall restore the McMenemy Street and Kingston Avenue boulevards with sod. (10) The adding more evergreen trees (Black Hills spruce or Austrian pines) along the west and south property lines of the site. These trees are to be at least eight feet tall, and the contractor shall plant these trees in staggered rows to provide screening for the houses to the south and west. (11) Shows the in-ground lawn-irrigation system, including the location of the sprinkler heads. (12) Shall be approved by the city engineer before site grading and shall be consistent with the approved grading and landscaping plans. (13) Shows in detail the landscape or ground treatment for the areas between the driveways of the double dwellings. d. Show that Ramsey County has recorded the final plat for this development. e. Get the necessary approvals and permits from the watershed districts. f. Submit a site lighting plan for city approval. This plan shall show the installation of at least seven street lights and how the lighting on the buildings would add to the site lighting. This plan also shall show details about the proposed light fixtures to ensure they are a design that hides the bulb and lens from view to avoid nuisances. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and from adjacent residential properties. Community Design Review Board Minutes 05-22-2007 14 g. Have the Saint Paul Regional Water Services (SPRWS) approve the proposed utility plans. h. The developer or builder will pay the city Park Availability Charges (PAC fees) at the time of the building permit for each housing unit. i. Submit the homeowners' association bylaws and rules to the city for approval by the city staff. These are to assure that there will be one responsible party for the care and maintenance of the common areas, outlots, the private utilities, trails, sidewalks, signs, landscaping and retaining walls. j. The builder or contractor shall submit to city staff for final approval revised building plans and elevations. These shall show or include (but are not limited to) the colors of all materials, side loaded garages on some of the units, which are consistent with the 2005 elevations which showed cultured stone wainscot on the front of the side-loaded. In addition, the applicant should submit revised side elevations for the single-family and twin homes which incorporate shutters on varying windows. The city must approve these revised plans before the city will issue a building permit. k. Provide the city with a letter of credit or cash escrow for all required exterior improvements. The amount shall be 150 percent of the cost of the work. 3. Complete the following before occupying each building: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards and sod all turf areas. c. Complete all landscaping and turf irrigation for that building and its rainwater garden(s). d. Install the required concrete curb and gutter. e. Install a reflectorized stop sign at the exits onto McMenemy Street and addresses on each building for each unit. In addition, the applicant shall install "no parking" signs within the site, as required by staff. f. Install and maintain all required trees and landscaping (including the plantings around each unit and around the pond) and an in-ground sprinkler system for all landscaped areas (code requirement). g. Install on-site lighting for security and visibility that follows the approved site lighting plan. All exterior lighting shall follow the approved lighting plan that shows the light spread and fixture design. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and the nearby homes and residential properties. Community Design Review Board Minutes 05-22-2007 15 h. Install a six-foot-high solid screening fencing or additional trees along the west and south property lines of the site where the vegetation does not adequately screen the town houses from the existing dwelling. These additional materials are to ensure there is at least a six-foot-tall, 80 percent opaque screen on these sides of the site. The location, design and materials of the fence or the additional landscaping shall be subject to city staff approval. i. The developer or contractor shall: (1) Complete all grading for the site drainage, complete all public improvements and meet all city requirements. (2) Place temporary orange safety fencing and signs at the grading limits. (3) Remove any debris or junk from the site. 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 above-required letter of credit or cash escrow is held by the city for all required exterior improvements. The owner or contractor shall complete any unfinished landscaping by June 1 of the next year if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. 5. All work shall follow the approved plans. Staff may approve minor changes. 6. Provide a sign and landscape plan for the entrance and island at McMenemy Street for city staff approval. The monument sign shall be no more than six feet tall and shall have materials that are consistent with and architecturally compatible with the buildings within the development. The landscaping shall be compatible with the extreme conditions of the location and the materials shall need little or no maintenance. 7. Building elevations are not approved with this design review. All final building elevations must be approved by the community design review board. Chairperson Olson seconded. Ayes - Demko, Ledvina, Olson, Shankar, Wise The motion passed. Chairperson Olson thanked Ms. Lillestrand for bringing the building material samples. VIII. VISITOR PRESENTATIONS No visitors present. Community Design Review Board Minutes 05-22-2007 16 IX. BOARD PRESENTATIONS None. X. STAFF PRESENTATIONS Ms. Finwall said she planned to introduce our new planning intern but she noticed that he must have left after the joint meeting with the Environmental and Natural Resources Commission. His name is Michael Johnson; he is the new planning intern at the City of Maplewood and he is graduating from Iowa State with an undergraduate degree in planning. XI. ADJOURNMENT The meeting was adjourned at 8:00 p.m. ADDENDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Tom Ekstrand, Senior Planner Costco Store-Design Revisions Beam Avenue East of Highway 61 June 6, 2007 INTRODUCTION On May 8, 2007, the community design review board (CDRB) reviewed the plans for the proposed Costco store on Beam Avenue. The board tabled this proposal in order for the applicant to provide revised architectural plans and additional data to support the request for taller light poles in the parking lot. In summary, the CDRB gave the applicant the following direction: o Provide justification for the taller light poles. o Provide a revised landscaping plan to indicate the actual amount of plantings the applicant is proposing. o Provide building materials of a better quality than concrete block and concrete precast materials. The board was supportive of the parking waiver. This has been forwarded to the city council for their June 11 meeting. I attached the previous report as background for more detail about this proposal. Action Needed to be Taken The CDRB should review and take action on the following requests: o Building design plan o Landscaping plan o Light-pole height o Comprehensive sign plan DISCUSSION Building Design/Materials The applicant has revised the architectural plan with: . Replacing the split-face concrete block columns with prairie stone. o Raising the height of the split-face wainscot a few courses to make it a more prominent detail. o Replacing precast-concrete aggregate and acid-etched panels with panels having a stucco appearance. o Replacing the concrete block columns on the fuel-island canopy with prairie stone. The applicant's view is that the city does not have any specific design criteria that they must follow. The city code does require as a design minimum, that a proposed structure be compatible with existing buildings in the area. In this instance, the city denied the recently-approved Carmax building that was proposed to be entirely concrete block. That developer then redesigned the Carmax building to be entirely brick. The CDRB should use this as a benchmark for future building quality in this development. Staff feels that the proposed Costco building is attractively designed, but it still needs material enhancements for an improved appearance. Staff is recommending the following revisions: o Replace all the split-face CMU on the west, north and south with face brick. If a standard-sized brick would look too small in proportion to the scale of this building, a larger brick may be used. Landscaping The revised landscaping plan is attractive, has more plantings than the previous plan and would satisfy the requirements of the city's tree-replacement ordinance. Light-Pole Height Request The applicant's two lighting plans, one showing the proposal with 25-foot-tall poles and the other with 35-foot-tall poles (the original proposal was for 37 % foot tall poles), show a comparison of light coverage with the two layouts. With 25-foot-talllight poles, the applicant would need to provide 78 light poles to accomplish the same lighting as 34 poles at a height of 35 feet. The benefit to the applicant is a saving on their electric bill, conserving energy and the cost saving of providing fewer light fixtures and poles. Staff sees these as worthwhile benefits. Some may argue that the taller poles are less attractive. Staffs opinion is that they would not be so far in excess of the ordinance that they would be a problem in a parking lot as large as this one. Both scenarios, however, have places around the perimeter of the site where the light intensity exceeds the maximum allowed of .4 footcandles. The plan should be adjusted to stay within this requirement. Comprehensive Sign Plan The applicant is proposing to install four wall signs on the building and four on each side of the fuel-island canopy fascia. There would not be any freestanding signs. The building signs would include three Costco Warehouse signs and one Tire-Center sign. These all comply with the sign ordinance in terms of quantity and size. The sign 2 ordinance actually allows a total of seven signs on the building based on the building size and the site being a comer lot. The signs proposed on the fuel-island canopy also comply with the sign ordinance in that this site can be considered a stand-alone site, as would another independent fuel station, for which four signs would be allowed-two for each street frontage. RECOMMENDATION Approve the revised building design, site, landscaping, lighting and comprehensive sign plans date-stamped May 31, 2007 for the proposed Costco store on the north side of Beam Avenue, west of Highway 61. The applicant shall comply with the following conditions of approval: 1. This approval is good for two years. After two years, the design review process shall be repeated if the developer has not begun construction. Substantial site grading and site preparation shall be considered to be the beginning of construction. 2. All requirements of the fire marshal and building official must be met. 3. The applicant shall obtain all required permits from the Ramsey/Washington Metro Watershed District and Ramsey County. 4. The proposed lighting plan shall be revised for staff approval to meet the .4- footcandle maximum allowed at the property lines. 5. The architectural plans shall be revised for staff approval before the issuance of a building permit with the following changes: . Replace all the split-face CMU on the west, north and south with face brick. If a standard-sized brick would look too small in proportion to the scale of this building, a larger brick may be used. 6. All driveways and parking lots shall have continuous concrete curbing. 7. The applicant shall comply with all requirements of the Maplewood Engineering Report from Erin Laberee dated April 20, 2007. 8. The applicant shall: . Install reflectorized stop signs at the proposed exits onto Beam Avenue and Country View Drive. . Install and maintain an in-ground lawn irrigation system for all landscaped areas. . Provide an architecturally-compatible trash storage area for any trash dumpsters that will be kept outside. . Provide a decorative fence or guardrail on top of the retaining wall where it exceeds four feet in height. 3 9. The applicant shall provide the city with cash escrow or an irrevocable letter of credit for the exterior landscaping and site improvements prior to getting a building permit for the development. Staff shall determine the dollar amount of the escrow. Typically, the amount of this escrow is 150 percent of the cost of completing this work. 10. The comprehensive signage plan is approved as proposed. Staff can approve changes to this sign plan as long as they comply with the sign ordinance. The applicant must apply for sign permits. 11. The applicant may install site-light poles that are 35 feet in height as requested. 12. All roof-top mechanical equipment shall be painted to match the building unless the equipment is screened from view. 13. All work shall follow the approved plans. Staff may approve minor changes. p:sec 3\Costco CDRB Revision 6 07 Attachments: 1. Plans date-stamped May 31,2007 (separate attachments) 2. Previous Report dated May 1, 2007 4 MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Tom Ekstrand, Senior Planner Costco Store Beam Avenue East of Highway 61 May 1, 2007 INTRODUCTION Project Description Costco Wholesale Corporation is proposing to build a 158,000-square-foot membership warehouse/retail building on the north side of Beam Avenue, at the easterly side of the recently approved Mogren Retail Addition planned unit development (PUD). The proposed store will include a 5,200-square-foot tire center and a 4,000-square-foot liquor store. There would also be a freestanding gasoline station for Costco members in the southwest comer of the site. Refer to the attachments. Requests The applicant is requesting that the city council approve a conditional use permit (CUP) for fuel sales and for the tire-service center. The applicant is also requesting the following approvals to be reviewed by the community design review board: 1. Building design, site and landscaping plans. 2. A parking waiver to have 43 fewer parking spaces than the city code requires. City code requires 776. The applicant is proposing 733 spaces with 32 "proof-of-parking" stalls shown. 3. Increased light-pole height. Forty of the lighting poles in the parking lot would be 37 Y. feet tall. The city code requires a maximum height of 25 feet. 4. A comprehensive sign plan. Refer to the applicant's narrative and the attached plans. BACKGROUND This site has been operated as the Country View Golf Course for many years. Its operation ended three years ago when the County Road D Extension project began. December 18, 2006: The city council approved the Mogren Retail Addition preliminary plat and PUD for the former golf course property. The proposed Costco site was an anticipated part of this PUD. The council also adopted a resolution ordering the public improvements for the development. February 12, 2007: The city council approved the Mogren Retail Addition final plat. DISCUSSION Conditional Use Permits for Fuel Sales and Tire Center The proposed Costco store was an anticipated part of the Mogren Retail Addition development proposal, pending the submittal of their plans for review. The warehouse/retail function is a permitted use in this zoning district. and staff sees no problem with the proposed fuel sales and tire-service center. Both would comply with the findings for approval of a CUP and would fit well within the Mogren Retail Addition PUD. There also are not any residential neighbors nearby that might be disturbed with the activities of either use. Design Considerations BuildinQ DesiQn/Materials The proposed building is attractively designed, but the entire building would be constructed of various forms of concrete block and precast concrete tip-up panels. Staff looked at three existing Costco stores in the Twin Cities. These were stores in St. Louis Park, Maple Grove and Coon Rapids. Each of these stores displayed more decorative exterior materials than the concrete block proposed. St. Louis Park: Predominantly jumbo red-colored brick with mustard-colored rock-face concrete block accents. Maple Grove: Predominantly brick with flag stone columns, rock-face block and EIFS (exterior insulation finish system) Coon Rapids: Predominantly brick with rock-face block. Staff feels that the quality of the building exterior materials should be upgraded to something more decorative than the varieties of concrete block proposed. Staff made the same recommendation with the recently approved Carmax building in this development. Their original building was to be all concrete block. Staff informed Carmax that there would be no staff support for that material, and they then redesigned the building to be brick. Staff feels the same in this case and recommends that the applicant revise the building materials proposed to substantially enhance the building with brick. This should apply to the fuel-island canopy columns which are also proposed to be all split-face concrete block. Trash StoraQe There would be an area for a trash compactor on the north side of the building. If there would be outdoor trash storage in the future, dumpsters must be kept within trash enclosures that meet city screening requirements. 2 Roof-Equipment Screeninq City code requires that roof-top equipment be screened if it is visible from surrounding homes. This is not the case, but perhaps consideration should be given to the view from the Munger Trail to the east. According to the proposed building height (30 feet to the top of parapet) and the height of the trail at the midpoint of the east elevation, the trail grade would be even with the top of the building. A pedestrian would be able to look down onto the top of the roof and see the exposed mechanical units and roof vents. Staff brings this up for discussion and consideration by the review board. Code does require, however, that all visible roof equipment be painted to match the building regardless of any views from homes. Retaininq Walls There is a retaining wall proposed at the base of the Munger Trail on the east side of the site. Part of this retaining wall will be 8 Y. feet tall. The applicant is aware they must apply for a building permit for this wall and submit engineering details. They should also be required to provide a fence or guardrail on top of any part of the wall that exceeds four feet in height. Outdoor Storaqe/Displavs There is no outdoor storage or display proposed. The applicant should be aware that outdoor storage requires a CUP from the city council. Tree Replacement and Landscapinq The proposed Costco site has 26 trees that would be removed. The applicant is proposing to remove them all but will be planting a substantial number of trees, shrubs and rainwater garden plantings. With the extensive landscaping proposed, the proposed planting plan would meet the requirements of the city's new tree-replacement ordinance. Parking Waiver The applicant has stated in its narrative that they need 730 parking spaces for this proposed Costco store. The city code requires 776 for their site. This breaks down as follows (with the proposed 158,000 square feet of building area as stated in the narrative minus the 5,200-square-foot tire-service center which requires three parking stalls for each of the four service bays): Retail Space: 152,800 square feet divided by 200 square feet = Tire Service: four bavs x 3 spaces per bay = Total Parking Required 764 spaces 12 spaces 776 spaces They are proposing 733 parking spaces according to the site plan with the "proof-of- parking" potential of an additional 32 spaces. This would get them within eleven parking spaces of meeting city requirements if they paved the proof-of-parking spaces. With the amount of parking spaces proposed, staff feels that it is a reasonable request to have less than the required number of parking stalls. The nature of the store is not like the typical retail business, being that much of the store space is also used as storage and 3 warehousing. With the provision of the proof-of-parking spaces, should they ever be needed, staff feels that there will be adequate parking provided for this use. Light-Pole Height Request The applicant is proposing to install 40 of their 50 light standards at a height of 37 Y> feet. Ten would be at the code-required maximum of 25 feet. In the applicant's view, these taller light poles would save 10 percent on their energy consumption for site lighting and it results in half the number of lights they feel they would need if the poles were kept to 25 feet in height. The site-lighting ordinance allows the community design review board to "allow taller light poles as part of a design review for nonresidential development, based on appropriateness for a specific proposal." To approve such a request, the board must determine 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; it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and it will not create traffic hazards or congestion." Staff is not against the taller poles if it, in fact, results in fewer light poles as stated by the applicant. They have not shown, however, that this is the case. Staff would like to see evidence by a comparison of photometric detailing for the site showing the light spread with 25-foot-talllight poles and the difference (the benefit) if 37- Y>-foot-talllight poles were installed. Without some further justification such as this, staff cannot make an educated recommendation regarding this request. The applicant has explained that their site-lighting policy is to turn the lights off when the store closes. This is a very good idea. It not only saves energy, but does not unnecessarily light the area. The photometric plan should be revised so that the site lights proposed do not exceed the maximum of .4 footcandles of light intensity pennitted at the surrounding property lines. Comprehensive Sign Plan The applicant is proposing to install four wall signs on the building and four on each side of the fuel-island canopy fascia. There would not be any freestanding signs. The building signs would include three Costco Warehouse signs and one Tire-Center sign. These all comply with the sign ordinance in terms of quantity and size. The sign ordinance actually allows a total of seven signs on the building based on the building size and the site being a comer lot. The signs proposed on the fuel-island canopy also comply with the sign ordinance in that this site can be considered a stand-alone site, as would another independent fuel station, for which four signs would be allowed-two for each street frontage. 4 Building Official's Comments Dave Fisher, the Maplewood Building Official, had these comments: . The city will require a complete building code analysis when the construction plans are submitted to the city for building permits. . A separate building permit is required for Costco and the gas-pump canopy. . All exiting must go to a public way. . Provide adequate fire department access to the building. . Soil conditions are questionable in this area. Corrections and documentation by a registered engineer will be required. . The Costco building must be fire sprinklered. . Provide tire storage information. This may affect the fire sprinkler system. . Retaining walls over four feet in height require a registered Minnesota design professional signature and plans submitted to the building department . Verify codes that are being used on this project. On May 31,2007, the State of Minnesota may have the new codes in effect. o I would recommend a pre-construction meeting with the contractor, the project manager and the city building inspection department. Fire Marshal's Comments Butch Gervais, the Maplewood Assistant Fire Chief, had these comments/requirements: . Proper installation of tanks for the gas station. o Install fire protection and monitor per code. . Minimum width 2Q-foot fire access road. . Install and monitor fire alarm system per code. o Need floor plan posted at main doors for fire department use. . If there is 24-hour gas service, proper code needs to be followed. Police Department Comments Lieutenant Kevin Rabbett has reviewed the plans and has the following comments: "I have reviewed the proposal and have no significant public safety concerns. However, it is difficult to determine if the entrance/exit off of Beam Avenue is "protected" by the existing median divider strip. I would hope that vehicles exiting the lot onto Beam Avenue would be prohibited from turning to go eastbound on Beam. I believe that would be a dangerous condition given the speed of traffic and the sight impediment caused by the bridge and the slight jog in the roadway." 5 Engineering Comments Assistant City Engineer, Erin Laberee, reviewed the Costco plans. Consultant engineer, Ron Leaf, from Short Elliott Hendrickson, also commented on the engineering details of this project. Refer to the attached reports. Sidewalks Residents west of Maplewood Toyota have requested that there be a sidewalk along the south side of the Mogren Retail Addition development (on the north side of Beam Avenue) to get to Costco. Because of wetlands and limited right-of-way width on the south side of the Carmax site, it is not feasible to install a sidewalk from Highway 61 to Country View Drive and Costco. As part of roadway improvements approved for this area, there will be sidewalks provided on the north side of Beam Avenue from Country View Drive to Hazelwood Street and from Beam Avenue to County Road D to the north. There is an existing bituminous trail already on the south side of County Road D from Highway 61 to Hazelwood Street. Therefore, there will be pedestrian access available from the homes west of Highway 61 to this property. Ramsey County Traffic Engineer Dan Solar, traffic engineer with Ramsey County, reviewed the traffic impacts of this proposal along with the Carmax and Mogren Retail Addition PUD review. He has no concern with the proposed Costco. The traffic and driveway elements are in compliance with the approved public improvements to take place with the overall PUD. Other Agencies Ramsev/Washington Metro Watershed District The applicant must obtain all necessary permits from the watershed district before starting construction. Xcel Energy Xcel Energy has determined that their transmission facilities are not affected by this construction project. Citizen Comments/Concerns We received two comments. One was from Hubbard Broadcasting requesting that the city not allow any parking waiver and that there be adequate spill protection in the fuel station area. One resident west of Highway 61 requested a sidewalk to Costco from their neighborhood. Staff Response The assistant fire chief will require all applicable MPCA (Minnesota Pollution Control Agency) safeguard requirements against fuel spillage. The proposed number of parking stalls is very close to the required number. With the addition of the "proof-of-parking" 6 spaces, should they be needed, the applicant would then yet be seven spaces short of meeting code requirements. Staff is not concerned about the parking being proposed and feels that the proposed number of spaces should be sufficient. As stated above, there will be pedestrian access available to this site for the homeowners on the west side of Highway 61. RECOMMENDATIONS A. Adopt the resolution approving a conditional use permit for the tire-service center and fuel station at the proposed Costco store in the Mogren Retail Addition east of Highway 61 on the north side of Beam Avenue. Approval is based on the findings required by the ordinance and subject to the following conditions: 1. The development shall follow the plans date-stamped April 3, 2007, except where the city requires changes. Staff may approve minor changes. 2. The proposed construction must be substantially 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 applicant shall comply with the requirements in the engineer's report dated April 20, 2007. 5. There shall not be any outdoor storage of tires unless they are kept within a decorative screening enclosure approved by the community design review board. 6. The fueling area shall have proper safeguards provided to prevent or contain any fuel spills as required by the Minnesota Pollution Control Agency. B. Approve the building design, site, landscaping, parking waiver and comprehensive sign plans date-stamped April 30, 2007 for the proposed Costco store on the north side of Beam Avenue, west of Highway 61. The applicant shall comply with the following conditions of approval: 1. This approval is good for two years. After two years, the design review process shall be repeated if the developer has not begun construction. Substantial site grading and site preparation shall be considered to be the beginning of construction. 2. All requirements of the fire marshal and building official must be met. 3. The applicant shall obtain all required permits from the Ramsey/Washington Metro Watershed District and Ramsey County. 4. The proposed lighting plan shall be revised for staff approval to meet the .4- footcandle maximum allowed at the property lines. 7 5. All driveways and parking lots shall have continuous concrete curbing. 6. The applicant shall comply with all requirements of the Maplewood Engineering Report from Erin Laberee dated April 20, 2007. 7. The applicant shall: . Install reflectorized stop signs at the proposed exits onto Beam Avenue and Country View Drive. . Install and maintain an in-ground lawn irrigation system for all landscaped areas. . Revise the architectural plans for approval by the community design review board prior to getting a building permit. The applicant shall revise the architectural plans to upgrade the exterior materials of the west, south and north building elevations and fuel-island canopy columns to be predominantly brick. . Provide an architecturally-compatible trash storage area for any trash dumpsters that will be kept outside. o Provide a decorative fence or guardrail on top of the retaining wall where it exceeds four feet in height. 8. The applicant shall provide the city with cash escrow or an irrevocable letter of credit for the exterior landscaping and site improvements prior to getting a building permit for the development. Staff shall determine the dollar amount of the escrow. Typically, the amount of this escrow is 150 percent of the cost of completing this work. 9. The comprehensive signage plan is approved as proposed. Staff can approve changes to this sign plan as long as they comply with the sign ordinance. The applicant must apply for sign permits. 10. The applicant's request to install site-lighting standards that exceed 25 feet in height is prohibited. The applicant may resubmit this request for reconsideration by the community design review board with sufficient justification for consideration. 11. All roof-top mechanical equipment shall be painted to match the building unless the equipment is screened from view. 12. All work shall follow the approved plans. Staff may approve minor changes. 8 CITIZEN COMMENTS Staff surveyed the 14 property owners within 500 feet of this site for their comments. received one survey reply and one telephone message. Survey Reply I have visited other Costco facilities with inadequate parking. I recommend you not drop your requirements via waiver. What spill protection will be required in fueling area to minimize potential impacts to ponding area on our site south of Beam? (Hubbard Broadcasting) Telephone Message We are in favor of the proposed Costco store. Please see if there can be a sidewalk along Beam Avenue from Highway 61 to Costco. (From a Kohlman Lake Overlook resident west of Maplewood Toyota) 9 REFERENCE SITE DESCRIPTION Site Size: 16 acres Existing Use: The former Country View Golf Course SURROUNDING LAND USES North: One vacant commercial site and the County Road D Extension South: Beam Avenue and wetlands East: The Bruce Vento Trail West: Future Country View Drive, a vacant commercial site and the future Carmax site PLANNING Land Use Plan Designation: M1 (light manufacturing) Zoning: PUD (planned unit development) City Code Provision Section 44-512(8)(i) requires a CUP for motor fuel stations and motor-vehicle maintenance garages. Findings for CUP Approval City code requires that to approve a planned unit development, the city council must base approval on the specific findings. Refer to the findings for approval in the attached resolution. APPLICATION DATE We received the complete applications and plans for these requests on April 3, 2007. State law requires that the city take action within 60 days of receiving complete applications for a proposal. City council action would have been required on this proposal by June 2, 2007 but staff extended the review period an additional 60 days as allowed by state statute. The deadline for a city decision on the proposed Costco store is now August 1, 2007. 10 p:sec 3\Costco CDRB 5 07 #2 Attachments: 1. Location Map 2. Zoning Map 3. Land Use Map 4. Applicant's Narrative date-stamped April 3, 2007 5. Mogren Retail Addition Plat Map 6. Costco Site Survey Map 7. Costco Site Plan 8. Costco Landscaping Plan 9. Building Elevations 10. Building Perspectives 11. Engineering Report from Erin Laberee dated April 20, 2007 12. CUP Resolution 13. Plans date-stamped April 3, 2007 (separate attachments) 11 Attachment 12 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Costco Wholesale Corporation applied for a conditional use permit to be allowed to install a fuel station and tire-service center on the recently-approved Mogren Retail Addition, formerly the Country View Golf Course property; WHEREAS, this permit applies to the 16-acre site in the southeast comer of the Mogren Retail Addition planned unit development. The legal description is: LOT 1, BLOCK 2, MOGREN RETAIL ADDITION WHEREAS, the history of this conditional use permit is as follows: 1. On May 1, 2007, the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review 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 conditional use permit revision. 2. The city council reviewed this request on . The council considered the reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council above-described conditional use permit revision because: the 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 generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 12 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. The development shall follow the plans date-stamped April 3, 2007, except where the city requires changes. Staff may approve minor changes. 2. The proposed construction must be substantially 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 applicant shall comply with the requirements in the engineer's report dated April 20, 2007. 5. There shall not be any outdoor storage of tires unless they are kept within a decorative screening enclosure approved by the community design review board. 6. The fueling area shall have proper safeguards provided to prevent or contain any fuel spills as required by the Minnesota Pollution Control Agency. The Maplewood City Council approved this resolution on ,2007. 13 -'i N KOhl;on Par d o - - Q --- ------..- o ob c;::!; ." o = \. , ? -1 , Ji'=-- )L ~ D ~ a o u ,/, 0- f ~- t ;5=o.)/-,r-'0'1.,V') PROPOSED COSTCO SITE "" COUNTY ROAD C 61 --~ ---'in.: . , ~'---"'~" ~rr--'-'",l..-....... ( , ~ ; v) '~l ,.---- ... "' :r "' ::i :..........--CJ -~--_.~ Z W Attachment 1 BEAM AVE ~ ...., ( - 1'1--- /~~ / ) (~ \ \ i '\~ Harvest Park Legacy Park l1;;Od ~ c rJ o o --:;0 ..:; o \] m /? / \ ~ I ~ Location Map ~ N Attachment 2 II ==--Ll i----~ ! '~'" '-.'"". Zoning Map ~ N Attachment 3 Land Use Map ~,...:"'I._~ '. Attachment 4 COSTCO WHOLESALE rn~^: ~3a20~7 ~W Maplewood, MN PROTECT NARRATIVE By The applicant, Costco Wholesale Corporation (Costco) is seeking approval from the Community Design Review Board to permit the construction of a 158,000 square foot membership warehouse retail building that includes a 5,200 square foot accessory tire center and a 4,000 square foot attached liquor sales area. A freestanding fuel facility which is available to Costco members only, is also proposed for the site. The proposed development will be located on a 16 acre site located at the northeast corner of Beam Avenue and Country View Drive. Costco is specifically seeking approvals for site plan, building appearance, parking stall waiver, increased light standard height, building signage, and a conditional use permit for the fueling facility. SITE PLAN The site is approximately 16 acres and contains a 158,000 square foot Costco warehouse, a three island 12 fueling position fueling facility and a parking area containing 730 parking stalls. The typical hours of operation for the warehouse is 10:00 a.m. to 8:30 p.m. Monday - Friday, 9:30 a.m. to 6:00 p.m. Saturday and 10:00 a.m. to 5:00 p.m. on Sunday. The fueling facility hours are typically 6:30 a.m. to 10:00 p.m. daily. Costco will have between 175 to 200 employees at this location. BUILDING APPEARANCE The proposed Costco Wholesale warehouse provides a design that is harmonious in texture, banding and massing throughout and reflects a contemporary theme. The modern style is achieved through simple, yet appropriate architectural massing that utilizes a combination of concrete masonry units (CMU) and integral color architectural pre-cast concrete panels topped with a prefinished metal cornice. The colors selected are warm, natural earth tones. The main building body is articulated with a base of split face masonry units balanced above by pre-cast panels. A smooth, '\-2" deep pre-cast reveal aids in the transition between these materials. For texture variation, three pre- cast panel types have been selected. A water washing technique produces the main pre-cast panel finish exposing the rich texture and color of the aggregate within. A secondary, smoother acid wash finish has been selected to accent the wall and provide signage backdrop. Although, a light beige integral color is maintain for all panels, the acid wash finish provides a definite visual contrast from the more textured water washed panel. Lastly, wide fluted acid wash panels cap the building ends to help anchor the building. A recognizable banding element specific to Costco also helps in the visual articulation of this building. Located higher on the warehouse wall, the red band rings the building bringing the mass to a more human scale and also helps to create a harmonious whole. This "red stripe", the branding element specific to Costco, architecturally breaks the massing horizontally at roughly 2/3 of the overall height. The red stripe is broken at the signs, entry canopy and tire installation, however visually maintains the strength of a continuous element. Strong vertical masonry accents rise out of the split-face base. The vertical accent element is divided at the level of the red stripe with smooth face solider course. This also presents a transition of color and texture. The warm gray split face masonry base makes its transition to the smooth face topping of light terracotta. With a sliver of pre- cast visible, this movement is reminiscent of the triumphal arch while containing the simplicity of modem design. The main entry sign is located on smooth pre-cast panels framed by CMU columns in light terracotta. A dark bronze metal channel above the entry ties this entry piece with the adjacent cart storage. The columns below the channel are a warm gray split face masonry matching the warehouse base. Access is gained through glazed bi-parting entry doors and glass roll-up doors. These doors protect the member during colder conditions while allowing sunlight to enter within. In the warmer months, these doors can be raised to allow cooler cross breezes. The fueling facility design is meant to compliment the warehouse with a strong cornice over textured beige metal panels. The columns mimic the main building vertical wall accents consisting of a warm gray split face masonry base transitioning to the light terracotta smooth face top via solider course. PARKING WAIVER Costco respectfully requests the City consider a parking waiver for the proposed development. The zoning ordinance requires a parking ratio of 5 spaces/l,OOO SF for the proposed use. This results in a parking requirement of 785 stalls. Based on our experience with over 500 warehouses in operation, we believe that 730 parking stalls are sufficient for the warehouse proposed at this location. The site plan delineates 730 parking stalls with an additional 55 shown as proof of parking. Costco seeks approval to initially construct 730 parking spaces of the 785 spaces shown on the site plan. INCREASED LIGHT STANDARD HEIGHT Section 44-20(f) Light pole height maximum states: "The communihj design review board may allow taller light poles as part of a design review for nonresidential development, based on appropriateness for a specific proposal. Staff may review lighting plans under the "minor construction" provisions of section 2- 285." Section 2-285 states: "Before approving the plans, the director must determine that the plans meet all city ordinances and policies, including the design standards in section 2-290(b)." Section 2-290(b) states: "(b) To recommend approval of an application, the board shall make the following findings: (1) 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; it will not unreasonably intelfere with the use and enjmjment of neighboring, existing or proposed developments; and it will not create traffic hazards or congestion. " Costco is proposing to use two heights of light standards. Forty (40) of the standards are proposed at 37'-6" and ten (10) light standards are proposed at 22'-6" (heights include pole and base). Costco seeks approval for the taller light poles because it results in half the number of poles that would be required at the 25' height. This not only saves on installation and maintenance costs, but also will save over 10% on energy used for site lighting. The proposed lights are metal halide, shoebox style fixtures with flat lenses and the proposed lighting levels (foot candles) correspond with the lighting levels that are currently required. Due to the type of light fixture and the location of the subject property, Costco believes no adverse impacts are created by the taller light pole on neighboring properties. SIGN AGE Costco is proposing three (3) "Costco Wholesale" wall signs on the warehouse and four (4) "Costco Gasoline" signs on the fueling facility canopy. The "Costco Wholesale" signs are reversed pan metal lettering and striping and will be externally lit. The "Costco Gasoline" signs are acrylic polished edged lettering and striping and will be externally lit. The warehouse building also contains a "tire center" sign which is reversed pan metal lettering and will not be illuminated. The following table identifies the signage area tabulation: - SIGNAGE AREA TABULATION (WALL SIGNS) QTY. SIGN SIZE AREA (S.F.) EA. TOTAL S.F. 2 Costeo Wholesale 7'uC" 384.38 S.F. 768.76 S.F. 1 Costeo Wholesale 4'-6" IIC" 157.45 S.F. 157.45 S.F. 4 Costeo Gasoline 16' _011 x 1'-8" 25.25 S.F. 101.00 S.F. 1 Tire Center 17' -4" x 1'-9" 30.33 S.F. 30.33 S.F. TOTAL SIGNAGE AREA 1,057.54 S.F. Costco is not proposing any pylon, monument or freestanding sign at this location. CONDITIONAL USE CRITERIA 1. The use would be located, designed, maintained, constructed and operated to be in conformihj with the Cih/s comprehensive plan and Code of Ordinances. The proposed Fueling Facility is designed to meet the requirements of the City's Zoning Ordinance and Building Code. The proposed land use is consistent with general development policies of the City's Comprehensive Plan. 2. The use would not change the existing 01' planned character of the surrounding area. The proposed use is consistent with the adjacent commercial and industrial uses which exist and the Fueling Facility is compatible with the recently approved Carmax which is directly west of the Costco site. 3. The use would not depreciate p1'Operhj values. The proposed Fueling Facility is designed as not to have negative, adverse impacts on surrounding properties and is compatible with the adjacent existing and approved land uses in the immediate area. Based on this, it is Costco's opinion the proposed use will not depreciate property values in the area. 4. The use would not involved any activity, process, materials, equipment 01' methods of operation that would be dangerous, hazardous, detrimental, disturbing 01' cause a nuisance to any person 01' property, because of excessive noise, glare, smoke, dust, odor, fumes, water 01' air pollution, drainage water nm-off vibration, general unsightliness, electrical inteiference, 01' other nuisances. The proposed Costco Fueling Facility provides a significant number of features to reduce and control the potential for environmental health hazards. All systems to be installed are of the latest technology and meet or exceed all local, state and federal regulations. Design features for the fueling facility include: · The underground storage tanks (USTs) are double-walled fiberglass. Fiberglass is used for its corrosion resistance and plasticity. The double- walled storage tank system includes a hydrostatic interstitial space sensor that monitors the primary and secondary tank walls. If a tank wall is compromised, the interstitial sensor will immediately shut down the product delivery system and activate a visual/ audible alarm. . All product piping is non-corrosive and provides three levels of protection. First, all product piping is monitored with pressure line leak detection. Second, all piping is coaxial to provide secondary containment. Third, all coaxial piping is contained in a watertight flexible duct. The product piping is doubled-walled and flexible for corrosion resistance and plasticity. . All piping slopes to the sumps at the USTs. IF a piping leak occurs, the gasoline will flow through the secondary pipe to the sump, where a sensor is triggered to immediately shut down the system and activate an audible/visual alarm. The double-wall product piping is additionally contained within a duct for a third level of protection. . ll1e UST monitoring system incorporates automatic shutoffs. If gasoline is detected in the sump at the fuel dispenser, the dispenser shuts down automatically and an alarm is sounded. If a problem is detected with a tank, the tanle is automatically shut down and an alarm is sounded. If the product piping system detects a failure of the 0.1 GPH test, the line is automatically shut down and the alarm is sounded. . Each fuel dispenser includes several safety devices. Specifically, each dispenser sump is equipped with an automatic shutoff valve to protect against vehicle impact. In addition, each fuel host includes a poppeted breakaway device that will stop the flow of fuel t both ends of the hose in the event of an accidental drive-off. Also, each dispenser is equipped with internal fire extinguishers. Lastly, all dispensers include leak detection sensors connected to the alarm console inside the controller enclosure. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. The proposed Fueling Facility is an ancillary use to the Costco warehouse and will not generate significant new trip generations. 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. All the necessary public infrastructure improvements required for the proposed use are either available or will be provided. 7. The use would not create excessive additional costs for public facilities or services. The proposed use will not create excessive additional costs for City facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. The developer is providing Costco a 16 acre mass graded site which is part of an overall development plan approved by the City. 9. The use would cause minimal adverse environmental effects. In addition to the response to #4 above, other design features utilized to reduce and control adverse environmental effects include: . Costco Wholesale utilizes one of the most durable joint sealers available today to seal the concrete control joints. Costco Wholesale is one of the few, if not only companies, to have a nationwide standard to seal control joints to prevent product spills from reaching the soil. . The storm drainage system for the fueling facility area will be designed in accordance with local standards. Stormwater will be directed to a series of catch basins and processed through an oil/water separator prior to discharge to the downstream system. . The tank and piping monitoring system is programmed to activate visual/ audible alarms in the event of an alarm condition. A visual/audible alarm is located on the outside of the controller enclosure and a visual/ audible alarm is located in the Costco Wholesale warehouse entry / exit area. Further, the monitoring system is designed so that if power is lost to the monitoring console the facility is shut down and will not operate. CONDITIONAL USE NARRATIVE The applicant, Costco Wholesale Corporation (Costco), is seeking a conditional use permit to allow the development of a freestanding members only fueling facility. The Costco Fueling Facility, which functions as an ancillary use to the Costco warehouse, consists of the following features: Islands/Fueling Positions: Three islands with two double-sided gasoline dispensers on each island provide a total of 12 automobile fueling positions. Regular and Premium unleaded grades of gasoline are sold. Canopy: The structure is a steel-framed canopy, with materials, colors and signs coordinated with the Costco warehouse building. Signs: "Costco Gasoline" signs are proposed on each side of the canopy. The signs are acrylic polished edged (Alpolic) signs and measure 16'-0" x 1'-8" or 25.25 SF each. The signs will be externally lit. No freestanding identification signs or price signs are proposed. Controller Enclosure: A 7' x 19'-6" controller enclosure is located near the canopy and underground storage tanks. This houses the main power subpanels, fuel system equipment, tank and piping monitoring system and a restroom. The materials and colors of the enclosure will be coordinated with the Costco warehouse building. Card Reader System on Dispensers: A Costco membership card activates the gasoline dispensers. Payment is by a debit or credit payment card only. No cash is accepted. Self-Serve Facility: The Fueling Facility is designed to operate as an unattended self- serve facility. However, it is Costco's policy to provide a trained employee at the site during all hours of operation to supervise and assist Costco members. Hours of Operation: The Fueling Facility is typically open from 6:00 a.m. to 10:00 p.m. During non-operating hours, dispenser power is turned off and nozzles pad-locked. 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W .....I <( (j) W .....I o I< S~ w O~ U': I-g (j)~ 0::: U~ Attachment 11 EngineeriDl! Plan Review Page 1 of4 PROJECT: 07-10 Costco PROJECT NO: 06-14 REVIEWED BY: Erin Laberee, Assistant City Engineer, City of Maplewood DATE OF REVEW: April20tl" 2007 Costco is proposing to develop the eastern portion of the old Country View Golf Course site. To meet the 1" infiltration requirement the developer is proposing to use rainwater gardens, underground storage and infiltration methods. A mass grading plan has been submitted that details how erosion and sediment will be contained on site. The city's consultant's have provided comments regarding the drainage and site improvements. Comments from Ron Leaf at SEH and Chadd Larson from Kimley Horn are attached and shall be addressed by the developer. The developer shall address the following questions and comments. Drainage 1. See attached comments from Ron Leaf at SEH. 2. 3 foot sumps shall be added to all inlets upstream of treatment facilities. 3. An emergency overflow swale for the rainwater garden shall be noted on the plans. The emergency overflow swale shall utilize an erosion control stabilization blanket such as Enkamat, NAG 305 or an approved equal. 4. The developer and engineer shall continue to work with the city to meet the Ramsey Washington Metro Watershed District's infiltration requirements for the impervious areas created with the addition of Country View Drive and Beam Avenue Improvements. 5. The engineer shall provide calculations for the environment manhole that is proposed for installation near the gas pumps. Mass Grading The developer is planning on mass grading the site prior to preliminary plat approvals. The city has required the developer to grade the roadbed for the new city street within a 0.2 foot tolerance by June 1 st It is necessary to allow the developer to begin grading so the city is able to start constructing the roadway this summer. Erosion & Sediment Control Plan 1. The developer is responsib Ie for maintaining erosion control in Country View Drive and Beam Avenue after the city has paved the new roadways. Wimcos shall be installed in the inlets within Country View Drive and Beam Avenue. 2. Add silt fence around all rainwater garden areas to prevent equipment from compacting soils in the basin area. Agencv Submittals 1. The developer shall obtain a Right of Way permit for work within Ramsey County right of way. Page 2 of 4 Utilities 1. The 6" sanitary sewer service shall be SDR 40. 2. The engineer shall obtain approval for the proposed water service from Saint Paul Regional Water Services prior to utility installation. Miscellaneous 1. The developer shall enter into a maintenance agreement for all treatment methods utilized on site. The city will prepare this document. The developer shall submit a detailed plan on how the treatment facilities will be maintained. 2. The developer shall comply with any tree replacement requirements per Duwayne Konewko's comments. 3. A detailed landscape plan shall be provided for the rainwater garden showing spacing of plugs and potted plants. General Engineering Comments Provided by Chadd Larson at Kim1ey Horn and Associates 1. Driveway entrance locations and geometries on Country View Drive and Beam Avenue appear to match the locations shown on the CarMax/Mogren Addition Improvements, City Project 06-17. Driveway entrances should be confirmed with electronic AutoCAD files from the CarMax/Mogren Addition Improvements project. 2. The proposed grading appears to match the proposed roadway profiles for both Country View Drive and Beam Avenue. Grading should be confirmed with electronic AutoCAD files from the CarMax/Mogren Addition Improvements project. 3. The horizontal alignment for Country View Drive appears to match the CarMax/Mogren Addition Improvements, City Project 06-17. Alignment should be confIrmed with electronic AutoCAD files from the CarMax/Mogren Addition Improvements project. 4. The two eastern-most flared end sections along the north side of Beam Avenue appear to be unused based on the proposed grading and storm sewer system. These two flared end sections should be removed as a part of the proposed improvements. 5. The 8" watermain stub location from Country View Drive appears to match the proposed location shown on the CarMax/Mogren Addition Improvements, City Project 06-17. Watermain stub should be confirmed with electronic AutoCAD files from the CarMax/Mogren Addition Improvements project. 6. The 8" sanitary sewer stub location and invert from Country View Drive appear to match the proposed location and invert shown on the CarMax/Mogren Addition Improvements, City Project 06-17. Sanitary sewer stub should be confirmed with electronic AutoCAD fIles from the CarMax/Mogren Addition Improvements project. Page 3 of 4 ~ SEH MEMORANDUM TO: Erin Laberee, PE Assistant City Engineer City of Maple wood FROM: Ron Leaf, PE Susan Severa, PE SEH DATE: Apri120,2007 RE: Review - CostCo Site SEHNo. A-MAPLE0612.00 City No. 06-17 SEH staff has conducted a review of the site plan for the CostCo Wholesale site, located at proposed Country View Dr and Beam Ave. This memorandum is intended to summarize our findings and identify any general concerns or potential problems with the proposed system. Drainage System Routing and Treatment The submitted drainage area map reflects the general area which will receive rate control and water quality treatment within the City's pond and wetland system in the northern portion of the site. As determined from previous analyses, up to 11.25 acres of developed land can be treated in the existing pond system. Volume control for the City's and Watershed District's requirements will be needed in addition to the treatment provided in the pond system for these 12 acres. One or more rain gardens are proposed between the Costco site and the parcel immediately to the north to address the volume control requirements for this area. The far southwest portion of the site will be routed through a rain garden and the remainder of the site will be treated in an underground detention facility that outlets to an infiltration system. The detailed hydrologic calculations for the rain gardens and underground detention facilities have been reviewed and are consistent with the overall drainage system plan for the area. Based on the modeling submitted, the proposed storm water management facilities will meet the City's rate control and water quality requirements. Detailed plans showing the manhole structures upstream of the StormTrap system, between the StormTrap and infiltration chamber system and downstream of the infiltration system were not provided for review. Geotechnical Is the current plan still consistent with the geotechnical recommendations, given that the design has evolved since the concept planning stages and completion of the geotechnical report for the site. We also suggest that the developer establish (or describe if already established) the process by which subgrade soils will be tested to confirm the assumed design parameters given the variability of the soils throughout the site. We understand that the system will be designed to Page 4 of 4 meet the anticipated vehicle and truck loads, lateral loads and water table conditions and that adequate testing and construction monitoring will take place. Construction Staging The current plans do not appear to address construction staging relative to protecting the rain gardens and underground infiltration systems. In order to help ensure the long-term effectiveness of these systems, we request that the detailed design provide methods or structures to bypass the infiltration systems until the contributing drainage area has become fully stabilized. For the rain gardens, this could be in the form of a diversion structure at the upstream end or an adjustable overflow riser which can be set at a lower elevation during the establishment period and then raised to the final design elevation upon final stabilization. For the underground detention/infiltration system, a similar bypass or diversion should be provided to protect the infiltration chambers from the heavier sediment loads during construction. Based on the current plans, it is also not clear how the larger storm diversionlbypass will work. Operation and Maintenance Like the City has done on other private projects, we suggest establishing and enforcing an operation and maintenance agreement that specifies the frequency of inspections, maintenance and reporting. The Storm water Narrative provides some general comments on O&M, but not sufficient detail to be incorporated into an agreement. At a minimum, we recommend quarterly inspections of the detention and infiltration systems (including the rain gardens and pre-treatment sumps) and maintenance at least twice per year (e.g., spring and late fall). We also request a more detailed description of how the underground system will be maintained. The plans and narrative describe cleanout manholes and the use of a vacuum truck for sediment removal. Will the detention system be dewatered prior to sediment removal and if so to what level and where will the dewatering discharge be routed to? The proposed rain garden system immediately south of the proposed fueling station location will provide volume control for the immediate area. We have a general concern for this area because of the potential for contamination due to fuel spills. rllsls c: Mark Lobermeier, PE - SEH Jon Horn, PE - Kimely-Horn Associates 5:\.~o\m\maplc\D61200\costeorevic\\-'IDemorev2,doc Attachment 12 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Costco Wholesale Corporation applied for a conditional use permit to be allowed to install a fuel station and tire-service center on the recently-approved Mogren Retail Addition, formerly the Country View Golf Course property; WHEREAS, this permit applies to the 16-acre site in the southeast comer of the Mogren Retail Addition planned unit development. The legal description is: LOT 1, BLOCK 2, MOGREN RETAIL ADDITION WHEREAS, the history of this conditional use permit is as follows: 1. On May 1, 2007. the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council approve this conditional use permit. 2. The city council reviewed this request on June 11, 2007. The council considered the reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council above-described conditional use permit because: the 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 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 ceuse minimal adverse environmental effects. Approval is subject to the following conditions: 1. The development shall follow the plans date-stamped April 3, 2007, except where the city requires changes. Staff may approve minor changes. 2. The proposed construction must be substantially 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 applicant shall comply with the requirements in the engineer's report dated April 20, 2007. 5. There shall not be any outdoor storage of tires unless they are kept within a decorative screening enclosure approved by the community design review board. 6. The fueling area shall have proper safeguards provided to prevent or contain any fuel spills as required by the Minnesota Pollution Control Agency. The Maplewood City Council approved this resolution on ,2007. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: Greg Copeland, City Manager Shann Finwall, AICP, Planner Comforts of Home 2300/2310 Hazelwood Street June 6, 2007 for the June 12 CDRB Meeting INTRODUCTION Background The Comforts of Home development is proposed for the southeast corner of Highway 36 and Hazelwood Street (the location of the vacant Auto Glass store and an electrical contractor's office). The project includes 42 assisted living, senior housing units. On June 12, 2006, the city council approved several land use requests for this development including a comprehensive land use plan change from business commercial to high density residential, a conditional use permit for a planned unit development, and design review. (Refer to the June 12, 2006, city council minutes and plans attached.) The Comforts of Homes development will have 42 private suites, a large kitchen, group dining/living/activity areas, and a beauty shop. Each suite has a private bathroom and a separate bedroom/living area. Some of the units would have kitchenettes. The facility will have 24-hour, on-site home care and nursing staff. After city council approvals the applicant, Brian Winges of Comforts of Home, encountered some minor delays in the closing of the land, finalizing the financing, and wrapping up the detailed market studies. In addition, it was discovered that the cost of redeveloping the two properties from their existing uses to the proposed senior housing were more than expected. For these reasons the applicant has not begun development of the project, but would like to do so this summer. The applicant estimates that the construction of the building and site improvements will take approximately seven to eight months, which would bring completion of the project to January/February 2008. Request The applicant is requesting an amendment to the design review conditions to allow for changes to the exterior of the building. DISCUSSION OriQinal Elevations The original building elevations submitted in 2006 included a cultured stone wainscot with brick veneer above on the first floor of all elevations. The second floor included hardipanel board and batten vertical siding. The dormers on the roof were to be treated with hardishingles. Revised Elevation The revised building elevations submitted in 2007 include a cultured stone wainscot with hardipanel above on the first floor of the front and one-half of the side elevations, and vinyl siding on the remaining first floor elevations. The second floor includes two tones of vinyl lap and vertical siding. The dormers on the roof are to be treated with simulated vinyl shingles. Rationale for Revised Elevation The applicant states in his attached correspondence that the changes will save approximately $150,000. They will allocate the savings to a second elevator for additional convenience to the residents and staff, commercial kitchen upgrades for greater flexibility in preparing meals, and mechanical system upgrades to provide better comfort for the residents. There are nine existing Comforts of Homes developed throughout the Twin Cities and western Wisconsin. One of the newest is in White Bear Lake. During the drafting of this memorandum city staff contacted the applicant and owner of Comforts of Home, Brian Winges, to discuss the exterior materials used on these facilities as a comparison. Mr. Winges states that a majority of the original facilities are one story. The first two- story Comforts of Home ever constructed was the White Bear Lake building. Mr. Winges allowed the architects to be creative in their design and use of exterior materials in the White Bear Lake and Maplewood buildings. However, once the White Bear Lake building was well into construction, they discovered that the cost of the additional brick veneer added $300,000 to the project, rather than the $150,000 estimate as specified in the correspondence included in the design review amendment request and mentioned above. The added expense is due to the fact that an extra course of foundation is required to support the brick. Mr. Winges states that they are learning what works and what doesn't work in a two- story assisted living facility from the White Bear Lake building. As an example, they have learned that they need a second staff elevator and staircase to assure that staff has the capability of servicing the second floor as efficiently as the first floor. They feel that the added expense of these amenities can be justified in the reduction of the brick from the exterior. This will ensure that the rates are affordable for the residents. From this experience, they are now proposing their three newest facilities in Columbia Heights, Cambridge, Elk River, and Little Canada with the modified exterior and interior plans. Staff Summarv of Revised Elevation While staff can understand the cost restraints of redeveloping the Maplewood site which has two existing businesses located on it, and the costs associated with the additional brick; it is also important for the city to ensure that whatever is redeveloped on the site is sustainable and that the building materials do not degrade over time. For this reason, staff recommends that the building elevations be revised to include the removal of the brick veneer on all elevations as proposed, but that the remaining elevations remain as originally proposed with the hardipanel and hardishingle rather than the vinyl siding and shingles. In addition, the revised Maplewood floor plan reflects the added staircase to be located in the center of the building, but it is not clear from the plans where the second elevator is located. Revised building plans and elevations should be submitted reflecting the location of the second elevator. The applicant should also submit revised building elevations showing the replacement of the brick veneer with the hardipanel and any new color palettes being proposed. RECOMMENDATION Approve the plans date stamped March 27, 2006, the April 25, 2006, revised grading and drainage plans, tree preservation and landscape plans, and the revised Mav 30, 2007. buildinc elevations for the 42-unit, two-story, assisted living facility (Comforts of Home) to be located at the southeast corner of Highway 36 and Hazelwood Street (currently 2300/2310 Hazelwood Street). (Chances to the oricinal conditions are underlined if added and stricken if deleted.) Approval is subject to the applicant doing the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the following items: a. Revised plans which meet all requirements as spelled out in the May 11, 2006, engineer review including, but not limited to, entering into a development agreement with the city to ensure all construction activities conform to Maplewood's standards and to ensure an escrow is taken by the city for the cost of a 6-foot-wide sidewalk to be constructed along the entire Hazelwood Street frontage during future Hazelwood Street construction. b. Revised landscape plan showing the following: 1) The Colorado blue spruce should be changed to Slack Hills spruce. 2) Plantings should be shown in the infiltration pond and rainwater garden. The plantings should include pre-approved native seed mixtures. 3) The landscape area called out on the main floor plan in front of the entry canopies (sheet A2) should be reflected on the landscape plan. 4) A planting bed should be included in the interior of the loop driveway (in between the driveway and the road). 5) Two additional sugar maple trees should be planted along Hazelwood Street. 6) All landscaping (excluding landscaping within the infiltration basin and rainwater garden) must be irrigated. The landscape plan must reflect the location of all required underground irrigation sprinkler heads. 7) All disturbed areas must be established with turf. 8) The applicant should attempt to save the large oak tree located on the southeast side of the building (Tree #573 - 30" oak) and must take all means necessary to protect all other large trees scheduled to be preserved on the property during construction of the facility. c. Revised site plan which shows the following: 1) Site plan must match the grading and drainage plan and reflect the required berm located on the north side of the property. 2) Future sidewalk to be located along the entire Hazelwood Street frontage. 3) Walking trail to be located on the north side of the property, around the infiltration basin. d. Revised floor plans showing the expansion of the three outdoor patios if possible and the location of a second elevator. e. Revised lighting and photometrics plan which shows that the height of the freestanding lights do not exceed 25 feet (measured from ground grade to the top of the lumen). f. Watershed district approval. g. Revised buildino elevations showinq the replacement of all proposed vinvl sidinq and vinvl shinqles shown on the buildinq elevations date stamped Mav 30.2007, with hardipanel and hardishinqle and anv new color palettes proposed. h.g-, Building material samples. L.f\,- The owner shall combine the two properties into one lot for tax identification purposes before the city issues a building permit. L+- 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. 3. 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 wetland buffer signs which indicate that no mowing, cutting, or building is permitted within the 25-foot buffer. 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 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. 5. Signs are not approved with this design review approval. All signs must be approved by the community design review board before installation. 6. All work shall follow the approved plans. City staff may approve minor changes. p:\com-dev\sec101comforts of home\6-12-07 cdrb Attachments: 1. Applicant's Narrative 2. June 12, 2006, City Council Minutes 3. Location Map 4. Site Plan 5. 2006 Buiiding Elevations 6. 2006 Floor Plans 7. 2007 Buiiding Elevations (Separate Handout) 8. 2007 Floor Plans (Separate Handout) C0111forts Q~.115i11e May 29,2007 To the City of Maplewood: Comforts of Home would like to make some changes to the exterior of our senior conm1U11ity that will be constructed at 2300 Hazelwood in Maplewood. The changes will create a cost savings that can be passed on to the residents in the fom1 of providing additional interior amenities and reasonable rates. The original submittal last year was showing brick at the fIrst level, cementeous siding (Hardi- Siding) on the second level and a two-tone beige color scheme. We are requesting that we substitute a cultured stone base in place of the brick on the front elevation with cementeous siding above at the fIrst level. At the second level, we are requesting that we substitute vinyl siding in place the cementeous siding. We feel that having the vinyl siding at the second story will not affect the visual appearance because it will be up l1igh on the building. Also, Comforts of Home is changing some of the exterior color sections to bring warmer, richer colors into the color scheme. Please review the attached colored rendering of the building exterior showing the proposed changes. All of these changes are a cost savings estimated at $150,000. We will allocate this savings to a second elevator for additional convenience to the residents and staff, commercial kitchen upgrades for greater flexibility in preparing meals and mechanical system upgrades to provide better comfort for the residents. At Comforts of Home, our niche is trying to keep our rates more affordable than our competitors. Any savings we can create is passed on to our residents which helps them out fmancially and can enable them to live in our communities longer. We at CLP Development and Comforts of Home are very excited to have this new senior community in your city and we are excited about the new look and the new amenities. We will be available at the June 12,2007 meeting to answer any questions and to further discuss tl1is request. Thank you. Si"'~"Y'IJR~/ Brian Winges ComfOlis of Home 1245 Gun Club Road Wl1ite Bear Lake, MN 55110 MINUTES MAPLEWOOD CITY COUNCIL 7:00 P.M. Monday, June 12, 2006 Gymnasium, Carver School 2680 Upper Afton Road Meeting No. 06-15 Attachment 2 K. UNFINISHED BUSINESS 1. Comforts of Home Assisted Living Facility (2300 and 2310 Hazelwood Street) Land Use Plan Change (BC to R-3(H)) (4 votes) Conditional Use Permit for Planned Unit Development Design Approval a. Planner Finwall presented the report. b. Mark Paschke, Frisbee Architects, answered council questions. c Commissioner Dierich presented the Planning Commission report. d. Boardmember Olson presented the Design Review Board report. Council member Cave moved to adopt the followinq resolution approvinq the proposed comprehensive land use chanqe resolution. This resolution chanqes the land use plan from business commercial (BC) to hiqh multiple dwellinq residential (R-3H) for the properties at 2300 and 2310 Hazelwood Street: COMPREHENSIVE LAND USE PLAN CHANGE RESOLUTION 06-06-069 WHEREAS, Maplewood Comforts of Home, LLC, applied for a change to the city's land use plan from Business Commercial (BC) to High Multiple-Dwelling Residential (R-3H). WHEREAS, this change applies to the property at 2300 and 2310 Hazelwood Street in Maplewood, Minnesota. WHEREAS, the legal description for the two lots is: Parcel A: The North 200 feet of that portion of Lot 9, E.G. Roger's Garden Lots lying Southerly of the right of way of STH. No. 36-118. Except that portion of the above described tract conveyed to the Village of Maplewood by Quit Claim Deed recorded May 21,1981 as Document Number 1798958, Ramsey County, Minnesota. Parcel B: Lot 9, lying South of centerline of Highway 36 except the North 312.5 feet thereof, E.G. Roger's Garden Lots, subject to a road. WHEREAS, the history of this change is as follows: 1. On May 1, 2006, the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council approve the comprehensive land use amendment. 2. On June 12, 2006, the city council discussed the land use plan change. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council approved the above- described change for the following reasons: City Council Meeting 06-12-06 1. This site is proper for and consistent with the city's policies for high-density residential use. This includes: a) Having a variety of housing types for all types of residents, regardless of age, ethnic, racial, cultural or socioeconomic background. A diversity of housing types should include apartments, town houses, manufactured homes, single-family housing, public-assisted housing and low- to moderate-income housing, and rental and owner-occupied housing. b) Promote a variety of housing types, costs and ownership options throughout the city. These are to meet the life-cycle needs of all income levels, those with special needs and nontraditional households. c) The city will continue to provide dispersed locations for a diversity of housing styles, types and price ranges through its land use plan. d) The city's long-term stability of its tax base depends upon its ability to attract and keep residents of all ages. To do so, the city must insure that a diverse mix of housing styles is available in each stage of the life cycle of housing needs. e) It is located off an arterial street, on a collector. f) It is located near a park, open space, and wetlands. Seconded by Mayor Longrie Ayes-All Council member Cave moved to adopt the followinq resolution approvinq the conditional use permit for Comforts of Home Assisted Livinq Facilitv. This resolution authorizes a conditional use permit for a multiple dwellinq planned unit development within the BC zoninq district. The multiple dwellinq development is a 42-unit assisted Iivinq facility at 2300 and 2310 Hazelwood Street: CONDITIONAL USE PERMIT RESOLUTION 06-06-070 WHEREAS, Maplewood Comforts of Home, LLC, applied for a conditional use permit for a planned unit development to construct a 42-unit, assisted living and memory care, facility within the Business Commercial zoning district for a development known as Comforts of Home. WHEREAS, this permit applies to the properties at 2300 and 2310 Hazelwood Street. WHEREAS, the legal description for the two lots is: Parcel A: The North 200 feet of that portion of Lot 9, E.G. Roger's Garden Lots lying Southerly of the right of way ofS.T.H. No. 36-118. Except that portion of the above described tract conveyed to the Village of Maplewood by Quit Claim Deed recorded May 21,1981 as Document Number 1798958, Ramsey County, Minnesota. Parcel B: Lot 9, lying South of centerline of Highway 36 except the North 312.5 feet thereof, E.G. Roger's Garden Lots, subject to a road. WHEREAS, the history of this conditional use permit is as follows: 1. On May 1, 2006, the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council approve the comprehensive land use amendment. 2 City Council Meeting 06-12-06 2. On June 12, 2006, the city council discussed the land use plan change. They considered reports and recommendations from the planning commission and city staff. 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. 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 runoff, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. Have the engineering department approve final construction and engineering plans. These plans shall comply with all requirements as specified in the city engineering department's May 11, 2006, engineering plan review. 2. All construction shall follow the plans date-stamped March 27, 2006, and with revisions as noted in this approval. The city council may approve major changes to the plans. The Director of Community Development may approve minor changes to the plans. 3. The applicant must provide the city with verification that the assisted living facility will meet state noise standards. This can be accomplished through a study, testing or other documentation. If the noise on this site is a factor, then the applicant will have to construct the facility so it meets the standards. This may be done with thicker walls, heavier windows, requiring air conditioning or other sound-deadening construction methods. 4. The project is approved with a parking reduction of 59 parking spaces (84 parking spaces are required per city code, 25 parking spaces proposed). 5. The project is approved with a 359 square foot floor area reduction in the required unit floor area (580 square foot units are required per city code, 221 to 360 square foot units are proposed). 6. The project is approved with a 0.5-foot parking space width reduction (9.5 foot wide parking spaces are required per city code, 9-foot wide parking spaces are proposed). 7. All signs on the property must be approved by the community design review board. 3 City Councii Meeting 06-12-06 8. The proposed construction must be substantially started within one year of city council approval or the permit shall end. The city council may extend this deadline for one year. 9. The city council shall review this permit in one year. Seconded by Mayor Longrie Ayes-All Mayor Longrie moved to approve the plans date stamped March 27. 2006. and the April 25. 2006. revised qradinq and drainaqe. tree preservation and landscape plans for the 42-unil. two-storv. assisted livinq facilitv (Comforts of Home) to be located at the southeast corner of Hiqhwav 36 and Hazelwood Street (currentlv 2300/2310 Hazelwood Street). Approval is subiect to the applicant doinq the followinq: a. Repeat this review in two years if the city has not issued a building permit for this project. b. Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the following items: 1) Revised plans which meet all requirements as spelled out in the May 11, 2006, engineer review including, but not limited to, entering into a development agreement with the city to ensure all construction activities conform to Maplewood's standards and to ensure an escrow is taken by the city for the cost of a 6-foot-wide sidewalk to be constructed along the entire Hazelwood Street frontage during future Hazelwood Street construction. 2) Revised landscape plan Showing the following: a) The Colorado blue spruce should be changed to Black Hills spruce. b) Plantings should be shown in the infiltration pond and rainwater garden. The plantings should include pre-approved native seed mixtures. c) The landscape area called out on the main floor plan in front of the entry canopies (sheet A2) should be reflected on the landscape plan. d) A planting bed should be included in the interior of the loop driveway (in between the driveway and the road). e) Two additional sugar maple trees should be planted along Hazelwood Street. f) All landscaping (excluding landscaping within the infiltration basin and rainwater garden) must be irrigated. The landscape plan must reflect the location of all required underground irrigation sprinkler heads. g) All disturbed areas must be established with turf. h) The applicant should attempt to save the large oak tree located on the southeast side of the building (Tree #573 - 30" oak) and must take all means necessary to protect all other large trees scheduled to be preserved on the property during construction of the facility. 3) Revised site plan which shows the following: a) Site plan must match the grading and drainage plan and reflect the required berm located on the north side of the property. b) Future sidewalk to be located along the entire Hazelwood Street frontage. c) Walking trail to be located on the north side ofthe property, around the infiltration basin. 4) Revised floor plans Showing the expansion ofthe three outdoor patios if possible. 5) Revised lighting and photometrics plan which shows that the height of the freestanding lights do not exceed 25 feet (measured from ground grade to the top of the lumen). 4 City Council Meeting 06.12.06 6) Watershed district approval. 7) Building material samples. 8) The owner shall combine the two properties into one lot for tax identification purposes before the city issues a building permit. 9) 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. c. The applicant shall complete the following before occupying the building: 1) Replace any property irons removed because of this construction. 2) Provide continuous concrete curb and gutter around the parking lot and driveways. 3) Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. 4) Install all required outdoor lighting. 5) Install wetland buffer signs which indicate that no mowing, cutting, or building is permitted within the 25-foot buffer. d. If any required work is not done, the city may allow temporary occupancy if: 1) The city determines that the work is not essential to the public health, safety or welfare. 2) 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. e. Signs are not approved with this design review approval. All signs must be approved by the community design review board before installation. f. All work shall follow the approved plans. The director of community development may approve minor changes. Seconded by Councilmember Juenemann Ayes-All 5 City Council Meeting 06-12-06 Attachment 3 IT~ Comforts of Home 2300/2310 Hazelwood Street I -I N w E Location Map s 6~~ v,}~ -;;::n ">0 '"0;;:: rr~ . m " ::E~ 0-1 Oul 00 UlOl =i:r: mo "0;;:: rm > z Attachment 4 ul :r: m ;a ;a m z > < m z c m n o "1]) m > < m z c m ---@ -' , , " I'(--~~,-;;.~)l'.'''~ ;~~--_.e--(9~-1 r"\;;:--"~--)~~" .., - --- I 1<.. "'-'-., ~ :' I 1"'<,;:-" I I /'......' I I, ;/ ........' I I /' ',,< 1 f ,/,' .......~...... 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" ~~g ~ l ,~~~ ::t:~g- ~ !~a~~~i "[QJ @ o ! o I ~ !; C ~ @I,)).,A @l -'~ ':[0 .~ [!ij ,\ IW ~~ @q ~ [!ij j .R.I.S.B.I.E ARCHITECTS "'.,,,,,..,,,........._,,,,"'''',,,,,,,,,,.,,','''''', @ ii @ ill!l III, lilt Ii'j ;d ~~ ~ 2 l:~ ~ Q ~ ~ 1, ~~ :I::~a~ I !io~ h"~ ~- ", '" n o z " .. :; o .. ." ~ ~ i ! . , ,"~~,.~ l 0 lQ] , @11~ ~l ! W , ~l 2 ~Jl: , ~I ! g ~ 0 lQ] ,-----@ 1m i @' ., @) .R.!.S.B.!.E ARCHITECTS ,,,".,I,"'''''.'''M'','' ,.",,,.,,,,,,,.., "",.",'" ilij! !M "'1 .'1 II. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Ken Roberts, Planner Pond Overlook 2161 County Road D (new Furness Court, north of County Road D) June 4, 2007 INTRODUCTION Project Description Mr. Doug Andrus, representing Andrus Homes, is proposing to develop 10 town houses on a new cul-de-sac between County Road D and 1-694 in a development called Pond Overlook. It would be on a 1.9-acre site on the property now known as 2161 County Road D. Refer to the applicant's statement on pages 22 and 23 and the maps on pages 24 - 32. A homeowners' association would own and maintain the common areas. Each building would have horizontal-lap vinyl siding, aluminum soffits and fascia and a stone veneer on the front. In addition, each unit would have a two-car garage. (See the elevations on page 36 and the attached plans.) Requests To build this project, Mr. Andrus is requesting several city approvals including: 1. A change to the zoning map. This change would be from F (farm residence) to R-2 (single and double dwellings) for the site. (See the property line/zoning map on page 27.) 2. A conditional use permit (CUP) for a planned unit development (PUD) for a 10-unit housing development. In this case, the site would have a mix of styles of two-unit owner-occupied townhome buildings. Having a PUD gives the city and developer a chance to be more flexible with site design and development details than the standard zoning requirements would normally allow. 3. A preliminary plat for the town house lots and the lots for the common area and an infiltration/ponding area. (See the map on page 30.) 4. The design plans for the site, landscaping and buildings. (See the plans on pages 34 - 36). DISCUSSION Zoning, Land Use and Comprehensive Plans The city has shown this site for single and double dwelling residential development (R-2) on the land use map (see the land use plan map on page 26). Maplewood intends areas designated as R-2 as areas for single dwellings, twin homes or duplexes of up to 5.4 units per gross acre. Maplewood has zoned this property F (farm residence). This zoning designation allows for farming and for single dwellings. The proposed development plan is consistent with the density allowed by the comprehensive plan for the property. Specifically, the 10 new units on the 1.9-acre site means there would be 5.3 units per gross acre. This proposal would meet the density standards outlined in the Maplewood Comprehensive Plan for this site. In addition, the proposed development density would be consistent with the density standards recommended by the Metropolitan Council for housing in first- ring suburbs. This is a good site for twin homes. It is on a collector street (County Road D) and near a major collector street (McKnight Road), and near an arterial street (White Bear Avenue). Zoning Map Change To build the proposed town houses, Mr. Andrus wants the city to change the zoning map for the site. These changes would be from F (farm residence) to R-2 (single and double dwellings). The city intends F areas for farms and for single dwellings on 10,000-square-foot lots. For R-2 areas, the city plans for single dwellings on lots of at least 10,000 square feet of area and for double dwellings on 12,000 square-foot lots. Comoatibilitv Staff does not find a problem with this proposal in terms of compatibility and land use. The proposed town houses would be near other medium and high-density housing to the west, would be on a collector street and would be between a storm water pond and single dwellings. Developers will often build town houses next to single dwellings. Recent examples of this are the Cottagewood project south of Highwood Avenue and the Overview project near McMenemy Street. Another example is the New Century Addition in south Maplewood. The developer, Robert Engstrom, is developing this neighborhood with a mix of single dwellings and townhouses. There are many other examples in Maplewood, such as Afton Ridge, Southwinds, Bennington Woods, Olivia Gardens and the Carriage Homes of Maple Hills where this is the case. Noise This proposal, with its proximity to 1-694, raises concerns about noise from the freeway and its effect on the future residents. To that end, the developer provided city staff with information about how they propose to limit the noise on the interior of the new dwelling units through specific construction techniques and building materials. (See the information about this starting on page 43.) The developer also is proposing language for the neighborhood covenants about the noise and the responsibilities of the city and the state about the noise (see the proposed language for this on page 49). Property Values The Ramsey County Assessor's Office has told us in the past that multiple dwellings adjacent to single dwellings are not a cause for a negative effect on property values. If the owners properly maintain their property, this development should not be detrimental to the neighborhood. The required annual review of the conditional use permit is a built-in safeguard to ensure that the city council will regularly review this development. Traffic Considerations The city engineering department, in their project review starting on page 37. provided information about existing and expected traffic in this area. To summarize, they do not expect the addition of ten town houses in this area to exceed the traffic-handling capacity of County Road D. 2 PLANNED UNIT DEVELOPMENT (PUD) Section 44-1 093(b) of the city code says that it is the intent of the PUD code "to provide a means to allow flexibility by substantial deviations from the provisions of this chapter, including uses, setbacks, height and other regulations. Deviations may be granted for planned unit developments provided that: 1. Certain regulations contained in this chapter should not apply to the proposed development because of its unique nature. 2. The PUD would be consistent with the purposes of this chapter. 3. The planned unit development would produce a development of equal or superior quality to that which would result from strict adherence to the provisions of this chapter. 4. The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owners or occupants of nearby land. 5. The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons." The applicant has applied to the city for a conditional use permit (CUP) for a planned unit development (PUD) for the 10-unit housing development. They have requested a PUD to allow the project to have deviations and more flexibility with site design and development details than the standard city requirements. These would include having a variety of setbacks, having the town houses on smaller lots than code usually allows (in area and in width) and having a narrower public street right-of-way (50 feet instead of 60 feet) for the new street. The developer is proposing a small lot around each townhome unit. A homeowners' association would own and maintain the rest of the land, including the private driveways, water services and the landscaped/green areas. Exchanging the common land for larger lot sizes would not change the location, design or number of units in this development. It is the contention of the applicant that the proposed site design details and code deviations meet the findings in the city code for approval of a PUD. City staff agrees with the applicant that the development as proposed (shown on page 30), with the proposed code deviations, would produce a development of equal or superior quality, that the proposals do not constitute a threat to the area and that the deviations are required for reasonable and practicable development of the site. Having private driveways with reduced town house setbacks will allow for more common area around each building. Density and Lot Size As proposed, the 10 units on the 1.9-acre site means there would be 5.3 units per acre (an average of 8,276 square feet per unit). This is consistent with the density standards in the comprehensive plan for double dwelling residential development and is well above the 6,000-square-foot minimum lot area that the city requires for each unit in a double dwelling. Having a lot under each detached town house unit will allow the developer to sell each unit individually. For a comparison, the comprehensive plan allows developments with single dwellings to have up to 4.1 units per gross acre. As such, on a 1.9-acre site, there could be up to 7 single-family homes. 3 Preliminary Plat The project plans show the lots being 32 to 42 feet wide and ranging in size from 2,562 square feet to 2,823 square feet in area. These lot sizes are typical for what Maplewood sees for each unit in town house developments. If the city approves this proposal, then the developer will be forming a homeowners' association with documents (declarations) specifying the legal responsibility of the association and homeowners for maintenance of the units and common grounds. City Engineering Department Comments The city engineering department has been working with the applicant's engineering consultant and the City of North Saint Paul in reviewing this proposal and plans. The comments of Michael Thompson of the Maplewood Engineering Department are in the attachment starting on page 37. Public Utilities There are both sanitary sewer and water in County Road D to serve the proposed development. The City of North Saint Paul supplies the water to this part of Maplewood. As such, they also will need to approve the utility plans for the development. There is city storm sewer in County Road D in this area. Drainage Concerns The grading plan shows the developer using a new storm water pondlinfiltration basin on the north side of the site near 1-694 within the proposed development to control the storm water. The applicant's engineer has designed the site, with the new pond, to accommodate all the storm water from this site from a 100-year storm. It is not clear to city staff if the MnDot pond west of this site has an outlet. If it does not have an outlet, then the applicant will have to provide the elevation of the pond in the event of back-to-back 1 OO-year storms. The city requires the lowest floor opening of structures adjacent to a no-outlet pond to be at least five feet above the high-water level or two feet above the emergency overflow elevation (depending on the site characteristics). The developer's engineer told me that by using the proposed pond as storm water detention facilities, the development would not increase the rate of storm water runoff from the site. That is, the runoff leaving the site will be at or below current levels. The city should require that the applicant's grading/drainage plan ensures the runoff from his project will not increase the storm water flow onto any adjacent land. The developer's engineer will need to provide the city engineer with information and calculations showing that this project will not increase the amount of storm water running off of the site. Drainage and Watershed District This site is in the Ramsey/Washington Metro Watershed District. They did not have any major concerns about the proposed plans. It is important to remember that the applicant or the contractor must get a permit from the watershed district before starting grading or construction. That is, the watershed district will have to be satisfied that the developer's plans will meet all watershed district standards. 4 The developer also will need to get a Mn/DOT drainage permit since the outlet for the new basin would route water onto the 1-694 right-of-way and then into the pond to the west of the site. Tree Removal/Replacement As proposed, the applicant's contractor would grade most of the property to prepare the site for construction. The proposed plans show the developer saving seven large trees (elm, fir, maple and ash). As proposed on the preliminary landscape plan (page 34), the developer or contractor would plant 39 trees on the site. These include a mix of 12 Black Hills spruce and 5 Austrian pine along the north and south property lines and ash, maple and birch trees within the site. The city recently adopted a new tree preservation and replacement code. In this case, if the developer is to follow and implement the proposed plan, the new code requires the planting of 377 caliper inches of trees. They are proposing to plant 116.5 caliper inches of trees. The developer has prepared a statement about the tree code and how it would affect this site and the project. His comments about this are on pages 50 and 51. The city engineering department has reviewed the tree and planting plans. They have included comments about this plan in their review comments starting on page 37. The developer and city staff will need to negotiate and agree on a final tree planting and preservation plan. This may include adding more trees to the site, increasing the size of the trees that the developer plants on the site, having the developer plant trees else where in the city or having the developer pay into a city-tree planting fund. For comparison, the old city code would have required the developer to have at least 10 trees per acre on the site. For this 1.9-acre site, the previous code would have required there be at least 19 trees on the property after the construction is complete. Landscaping/Screening The proposed project plans show the contractor keeping a few of the existing trees along the east side of the site. As I noted above, the developer is proposing to plant 39 larger trees in the development. These include 12 spruce, 5 pines and a mix of ash, birch and maple trees. The landscape plan (page 34) and the detailed plan on page 35 also show the proposed plantings near the sidewalk and the entrance of each unit. These will include spirea, junipers and daylilies. While the landscape plan is a good start, the developer should add more trees in two primary areas. These additional trees would be for screening along the south side of the site and along the north side of the site. The purpose of these additional plantings is to screen the new town houses from the freeway to the north and to screen this site from County Road D to the south. As for the northwest (near the pond) and south side of the property, planting trees in these areas would improve the looks of the site and should help screen the new town houses from County Road D. The applicant should revise the landscape plan to show additional trees in these areas so they provide screening and so they are consistent with Maplewood ordinance standards (for quantity, size and height). In addition, the applicant needs to provide the city engineering department with a detailed landscape plan for the pond. The project engineer also should show this detail on the final project landscape plans. The plantings proposed around foundations of the units and in the proposed detail areas should remain on the plan. In addition to the above, all yard areas should be sodded (except for mulched and edged planting beds). 5 Design Review Building Design and Exterior Materials The proposed buildings could be attractive and would fit in with the design of the existing homes in the area. They would have an exterior of horizontal vinyl siding, shingle-style siding on part of the front elevation, a stone veneer on the fronts of the garages, and the roofs would have asphalt shingles. There would be a mix of walkout and rambler units and each unit would have an attached two-car garage. (See the proposed elevations on page 36 and the attached project drawings.) The colored drawings show the exteriors of the units in grays, beige or brown. These buildings would be very similar to the town houses built by Masterpiece Homes in the Overview and Gardens developments (just off McMenemy Street). Staff does not have any major concerns about the proposed plans since this development will be on a cul-de-sac and would be somewhat isolated. In fact, only the buyers of the town houses would be able to see the fronts of most of the new buildings. However, it is the opinion of staff that the builder could improve the look of the units by adding more details to the exteriors, including the rear of units 9 and 10 (that face County Road D). To this end, the builder should submit to city staff revised building plans and elevations that show or include (but are not limited to) the colors of all materials, any shutters, window grids, the style and color of the balcony railings, and that provide more detail about the stone accents. The elevations also should show that the town houses would have either brick or stone accents and wainscoting on all of the front elevations (not just on the garage fronts). The community design review board noted in 2001 concerns about "snout-designed" homes. These are dwellings that have garages as the dominating street-side feature. The proposed townhomes have this design. The community design review board may want to have the developer change the proposed designs or add features to the buildings to lessen the impact of the garages. This could include additional landscaping in front of the dwelling parts of the buildings, adding covered front porches, enhancing the design of the garage doors or adding decorative light fixtures next to the garages and entrance doors. Site Lighting The applicant's plans for the development show the installation of one streetlight on the east side of the cul-de-sac to provide lighting along the new street. The city engineer requires all new streetlights to be consistent in style and height with other streetlights in the city. The project plans, however, do not show any detail about the height or style of the pole or about the proposed lighting on the buildings. In addition, the plans should show a streetlight at the intersection of County Road D and Furness Place to help with traffic safety. Parking It should be noted that the city allows parking on one side of 28-foot-wide streets and along both sides of streets that are 32 feet wide. In this case, the developer should construct the new street 28 feet wide and then the city would allow parking along one side of the new street (probably the east side). There is not room on the site to add off-street parking within this development. 6 Other Comments Police Department Lieutenant Kevin Rabbett of the Maplewood Police Department did not note any public safety concerns with this proposal. Fire Marshal Butch Gervais, the Maplewood Fire Marshal, reviewed the project plans. He wants the city to make sure the cul-de-sac is large enough for proper snow removal and for emergency vehicle access. The proposed cul-de-sac meets the minimum size standards the city uses for cul-de-sacs so the proposed design should not be an issue for the fire department. Building Official David Fisher, the Maplewood Building Official, provided staff with the following comments: 1. The contractor will need to construct the units to the current building code. 2. The developer should provide the city with a noise study to verify that the proposed units will meet the state noise standards. 3. The developer should verify that there are no environmental issues. 7 RECOMMENDATIONS A. Approve the resolution on page 52. This resolution changes the zoning map for the Pond Overlook plat on the north side of County Road D and west of McKnight Road. This change is from F (farm residence) to R-2 (single and double dwellings). The reasons for this change are those required by the city code and because the owner plans to develop this property with double dwellings. B. Approve the resolution starting on page 53. This resolution approves a conditional use permit for a planned unit development for the Pond Overlook development on the new cul-de-sac on the north side of County Road D (on the property now known as 2161 County Road D). The city bases this approval on the findings required by code. (Refer to the resolution for the specific findings.) Approval is subject to the following conditions: 1. All construction shall follow the plans date-stamped April 19, 2007, except where the city requires changes. Such changes shall include: a. Revising the grading and site plans to show: (1) Revised storm water pond designs as may be suggested or required by the watershed district or city engineer. The pond shall meet the city's ordinance standards. (2) The developer minimizing the loss or removal of vegetation and large trees. This shall include keeping and protecting as many of the large trees as possible along the east side of the property. (3) The street (Furness Court) must be at least 28 feet wide to allow parking on one side. The city council may approve major changes to the plans. The city planning staff may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. Have the city engineer approve final construction and engineering plans. These plans shall meet all the conditions and changes noted in Michael Thompson's memo dated May 11, 2007, and the plans shall include: a. The grading, utility, drainage, erosion control, streets, driveway, trails, tree preservation/replacement, and parking plans. The cul-de-sac bulb shall have the minimum radius necessary to ensure that emergency vehicles can turn around. b. The following changes for the storm sewer plans: (1) The developer or contractor shall install a four-foot-high, black, vinyl-coated chain-link fence at the top of the retaining wall. (2) Provide for staff approval a detailed storm water management plan. 8 4. The design of the pond(s) shall meet Maplewood's standards and shall be subject to the approval of the city engineer. The developer shall be responsible for gelling any needed off- site pond and drainage easements, if applicable. 5. The developer or contractor shall: a. Complete all grading for the site drainage and the pond and meet all city requirements. b.*Place temporary orange safety fencing and signs at the grading limits. c. Remove any debris, junk or fill from the site. d. Get a demolition permit from the city for the removal of the existing house from the property. This removal shall include all foundation materials, concrete and other related materials from the site. e. Provide the city with verification that the town houses as proposed will meet the state's noise standards. This shall be with a study, testing or other documentation. The contractor will have to build the town houses so that they can meet the noise standards. The contractor or builder may accomplish this with thicker walls, heavier windows, requiring air conditioning or other sound-deadening construction methods. The developer shall provide the city with this documentation before the city will issue a building permit for the town houses. 6. The approved setbacks for the principal structures in the Pond Overtook PUD shall be: a. Front-yard setback (from a public street or a private driveway): minimum - 20 feet, maximum - 35 feet b. Front-yard setback (public side street): minimum - 30 feet, maximum - none c. Rear-yard setback: 20 feet from any adjacent residential property line 7. The developer or builder will pay the city Park Access Charges (PAC fees) for each housing unit at the time of the building permit for each housing unit. 8. The city council shall review this permit in one year. C. Approve the Pond Overlook preliminary plat (received by the. city on April 19, 2007). The developer shall complete the following before the city council approves the final plat: 1. Sign an agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage and public street construction and meet all city requirements. b.* Place temporary orange safety fencing and signs at the grading limits. c. Provide all required and necessary easements. This shall include any off-site easements and ten-foot drainage and utility easements along the front and rear lot lines of each lot and five-foot drainage and utility easements along the side lot lines of each lot. 9 d. Have Xcel Energy install Group V rate streetlights in at least two locations. One light shall be at the intersection of County Road D and the proposed street (Furness Place) and the second near the north or east end of the street near the cul-de-sac. The exact style and location shall be subject to the city engineer's approval. e. Pay the city for the cost of traffic-control, street identification and no parking signs. f. Cap, seal and abandon any wells that may be on the site and remove septic systems or drainfields, subject to Minnesota rules and guidelines. g. Demolish or remove the existing house and driveway from the site, and remove all other buildings, fencing, trailers, scrap metal, debris and junk from the site. 2.* Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, driveway, tree, and street plans. The plans shall meet all the conditions and changes listed in the memo from Michael Thompson dated May 11, 2007, and shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. b. The grading plan shall show: (1) The proposed building pad elevation and contour information for each building site. The lot lines on this plan shall follow the approved preliminary plat. (2) Contour information for all the land that the construction will disturb. (3) Building pads that reduce the grading on site where the developer can save large trees. (4) The street and driveway grades as allowed by the city engineer. (5) All proposed slopes on the construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3: 1. On slopes steeper than 3: 1, the developer shall prepare and implement a stabilization and planting plan. These slopes shall be protected with wood fiber blanket, be seeded with a no-maintenance vegetation and be stabilized before the city approves the final plat. (6) All retaining walls on the plans. Any retaining walls taller than four feet require a building permit from the city. The developer shall install a protective rail or fence on top of any retaining wall that is taller than four feet or as may be required by the city engineer. (7) Sedimentation basins or ponds as required by the watershed board or by the city engineer. (8) No grading beyond the plat boundary without temporary grading easements from the affected property owner(s). 10 (9) Emergency overflow swales as required by the city engineer or by the watershed district. The overflow swales shall be 10 feet wide, one-foot deep and protected with approved permanent soil-stabilization blankets. (10) The drainage areas, and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the run-off from the entire project site and shall not increase the run-off from the site. (11) As little grading as possible east of the proposed cul-de-sac and town houses. This is to keep as many of the existing trees on this part of the site as is reasonably possible. c.' The tree plan shall: (1) Be approved by the city engineer or environmental manager before site grading or final plat approval. The developer and city staff will need to negotiate and agree on a final tree planting and preservation plan. This may include adding more trees to the site, increasing the size of the trees that the developer plants on the site, having the developer plant trees else where in the city or having the developer pay into a city-tree planting fund. (2) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (3) Show the size, species and location of the replacement and screening trees. The deciduous trees shall be at least two and one half (2 %) inches in diameter and shall be a mix of red and white oaks, ash, lindens, sugar maples or other native species. The coniferous trees shall be at least eight (8) feet tall and shall be a mix of Austrian pine, Black Hills spruce and other species. (4) Show no tree removal beyond the approved grading and tree limits. (5) Include for city staff a detailed tree planting plan and material list. (6) Group the new trees together. These planting areas shall be: (a) near the ponding area. (b) along the north and south sides of the site to help screen the development from the freeway to the north and from County Road D to the south. (c) Along the east side of the site to help provide screening of the new construction from the homes to the east. (7) Require the developer to replace any trees that die within one year of planting. The size and species of the new trees shall be subject to city staff approval. d. The street, driveway and utility plans shall show: (1) The street (Furness Place) shall be a 7-ton design with a maximum street grade of eight percent and the maximum street grade within 75 feet of all intersections at two percent. 11 (2) Water service to each lot and unit. (3) The street with continuous concrete curb and gutter except where the city engineer decides that it is not needed for drainage purposes. (4) The coordination of the water service locations, alignments and sizing with the standards and requirements of the North Saint Paul utility department. Fire-flow requirements and hydrant locations shall be verified with the Maplewood Fire Department. (5) All utility excavations located within the proposed right-of-ways or within easements. The developer shall acquire easements for all utilities that would be outside the project area. (6) The plan and profiles of the proposed utilities. (7) Details of the ponds and the pond outlets. The contractor shall protect the outlets to prevent erosion. e. The drainage plan shall ensure that there is no increase in the rate of storm-water run-off leaving the site above the current (predevelopment) levels. The developer's engineer shall: (1) Verify pond, inlet and pipe capacities. (2) Have the city engineer verify the drainage design calculations. 3. Pay the costs related to the engineering department's review of the construction plans. 4. Change the plat as follows: a. Add drainage and utility easements as required by the city engineer. b. Label the new street as Furness Place on all plans. 5. Secure and provide all required easements for the development. These shall include any off-site drainage and utility easements. 6. Sign a developer's agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, rough grading, and the tolerancing of the public road and meet all city requirements. b. * Place temporary orange safety fencing and signs at the grading limits. 7. Submit the homeowners' association bylaws and rules to the city for approval by city staff. These are to assure that there will be one responsible party for the care and maintenance of the common areas, any outlots, private utilities, water services, landscaping and retaining walls. 8. Record the following with the final plat: 12 a. All homeowners' association documents. b. A covenant or deed restriction that prohibits any further subdivision or splitting of the lots or parcels in the plat that would create additional building sites unless approved by the city council. c. A covenant or association documents that addresses the proper installation, maintenance and replacement of any retaining walls. d. A covenant or deed restriction that prohibits any additional driveways (besides the new street shown on the project plans) from going onto County Road D. The applicant shall submit the language for these dedications and restrictions to the city for approval before recording. The city will not issue a building permit until after the developer has recorded the final plat and these documents and covenants. 9. The developer shall complete all grading for overall site drainage and shall rough grade and tolerance the site to prepare for the public street and utility improvements. The city engineer shall include in the developer's agreement all grading that the developer or contractor is to perform before the installation of Furness Place as a public improvement project. 10. Obtain a permit from the Watershed District for grading. 11. Obtain a NPDES construction permit from the Minnesota Pollution Control Agency (MPCA). 12. Obtain the necessary approvals and permits from MnDOT. 13. If the developer decides to final plat part of the preliminary plat, the city staff may waive any conditions that do not apply to the final plat. D. Approve the plans date-stamped April 19, 2007, (site plan, landscape plan, grading and drainage plans and building elevations) for the Pond Overlook town houses on the new cul-de- sac on the north side of County Road D west of McKnight Road. The city bases this approval on the findings required by the code. The developer or contractor shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: a. Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and driveway plans. The plans shall meet the following conditions and shall meet all the conditions and changes noted in Michael Thompson's memo dated May 11,2007. (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. 13 (b) Include contour information for the land that the construction will disturb. (c) Show sedimentation basins or ponds as may be required by the watershed board or by the city engineer. (d) Show all retaining walls on the plans. Any retaining walls more than four feet tall require a building permit from the city and shall have a fence or some other protective barrier along the top of the wall. (e) Show the proposed street and driveway grades as allowed by the city engineer. (f) Show the drainage areas, and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the run-off from the surrounding areas. (g) Show details about the required fence by the pond including the materials, gate, height and color. The contractor shall install the fence above the retaining wall. (3) The tree plan shall: (a) Be approved by the city engineer or by the city environmental manager before site grading or final plat approval. The developer and city staff will need to negotiate and agree on a final tree planting and preservation plan. This may include adding more trees to the site, increasing the size of the trees that the developer plants on the site, having the developer plant trees else where in the city or having the developer pay into a city-tree planting fund. (b) Include an inventory of all existing large trees on the site and shall show where the developer will remove, save or replace large trees. (c) Show the size, species and location of the replacement trees. The coniferous trees shall be at least eight feet tall and shall be a mix of Black Hills spruce and Austrian pine. (d) Be consistent with the approved grading and landscape plans and shall show no tree removal beyond the approved grading and tree limits. (4) The street, driveway and utility plans shall show: (a) A water service to each lot and unit. (b) All private driveways to the units at least 20 feet wide. (c) If the developer wants to have parking on one side of the new street, then it must be at least 28 feet wide. (d) The developer or contractor shall post one side of the street with "no parking" signs to meet the above-listed standards. 14 (e) The new street labeled as Furness Place and County Road D labeled on all plans. (5) The design of the ponding area shall be subject to the approval of the city engineer. The developer shall be responsible for getting any needed off-site utility, grading or drainage easements and for recording all necessary easements. b. Submit a certificate of survey for all new construction and have each building staked by a registered land surveyor. c. Submit a revised landscape plan to staff for approval that incorporates the following details: (1) All lawn areas shall be sodded. The city engineer shall determine the vegetation within the ponding area. (2) The addition of trees along the north and south sides of the site. (3) The developer shall install landscaping in the ponding area that will be attractive and will promote infiltration. Such landscaping shall be approved by the city engineer or city naturalist and shall be shown on the project landscape plans. (4) Having in-ground irrigation for all landscape areas (code requirement). (5) The plantings proposed around the front of the units shown on the landscape plan date-stamped April 19, 2007, shall remain on the plan. (6) A concrete walk from the driveway to the door of each unit. (7) The manicured or mowed areas from the natural areas. This shall include planting (instead of sodding) the disturbed areas around the ponding area with native flowering plants and shrubs and trees. The native flowering plants, shrubs and trees shall be those needing little or no maintenance. The developer shall have the contractor seed the natural areas with an upland mixture and lowland mixtures as is appropriate. (8) In addition to the above, the contractor shall sod all front, side and rear yard areas (except for mulched and edged planting beds and the area within the ponding area). (9) The contractor shall restore the County Road D boulevard with sod. (10) Adding more evergreen trees (Black Hills spruce or Austrian pines) along the north and south property lines of the site. These trees are to be at least eight feet tall, and the contractor shall plant these trees in staggered rows to provide screening for the development. (11) Shows the in-ground lawn-irrigation system, including the location of the sprinkler heads. 15 (12) It shall be approved by the city engineer or by the city environmental manager before site grading and shall be consistent with the approved grading and landscape plans. d. Show that Ramsey County has recorded the final plat for this development. e. Get the necessary approvals and permits from the watershed district. f. Have the North Saint Paul utility department approve the proposed utility plans. g. Present to staff for approval colored building elevations and building material samples of all elevations of the town houses. These plans and elevations shall show or include (but are not limited to) that the colors of the town houses will be tones of brown, gray, ivory and beige-colored vinyl siding, any shutters, window grids, decorative lighting for the front elevations and the style and materials of deck or balcony railings. These elevations also shall show details for the enhancement of the rear elevations for Units 9 and 10 (that face County Road D) and either brick or stone accents on the entire front elevation. The city must approve these plans before the city will issue a building permit. h. The developer or builder will pay the city Park Availability Charges (PAC fees) for each housing unit when they get the building permit for each unit. i. Submit the homeowners' association bylaws and rules to the city for approval by the city staff. These are to assure that there will be one responsible party for the care and maintenance of the common areas, the private utilities, water services, landscaping and any retaining walls. j. Obtain the necessary approvals and permits from MnDOT. k. Provide the city with a letter of credit or cash escrow for all required exterior improvements. The amount shall be 150 percent of the cost of the work. 3. Complete the following before occupying each building: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards and sod all turf areas. c. Complete all landscaping and turf irrigation for that building. d. Install the paved driveway for each unit. e. Install a reflectorized stop sign at the exit onto County Road D and addresses on each building for each unit. In addition, the applicant shall install "no parking" signs within the site, as required by staff. f. Install and maintain all required landscaping (including the plantings around each unit and around the pond) and an in-ground sprinkler system for all landscaped areas (code requirement). 16 g. Install on-site lighting for security and visibility that follows the approved site lighting plan. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and the nearby homes and residential properties. h. Install additional trees along the north, east and south property lines of the site where the proposed or existing vegetation would not screen the town houses from the existing roadways and dwellings to the east. These additional materials are to strive to ensure that there will be at least a six-foot-tall screen on these sides of the site. The location, design and materials of the additional landscaping shall be subject to city staff approval. i. The developer or contractor shall: (1) Complete all grading for the site drainage, complete all public improvements and meet all city requirements. (2) Place temporary orange safety fencing and signs at the grading limits. (3) Remove any debris or junk from the site. 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 above-required letter of credit or cash escrow is held by the city for all required exterior improvements. The owner or contractor shall complete any unfinished landscaping by June 1 of the next year if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. 5. All work shall follow the approved plans. The city staff may approve minor changes to the project plans. 17 CITIZENS' COMMENTS City staff surveyed the owners of the 18 properties within 500 feet of this site and the owners of the properties along County Road D to McKnight Road. The city received one reply to our survey. Comments 1. Thank you for sending me the information about the proposed housing development on County Road D. My wife and I have no problems with what is proposed as long as it does not end up being low-income housing. We will look forward to sitting in on the city council meeting when it is scheduled. (Huebel - 2191 County Road 0) 18 REFERENCE INFORMATION SITE DESCRIPTION Site size: 1.9 acres Existing land use: A single dwelling SURROUNDING LAND USES North: South: West: East: 1-694 Bruentrup Farm across County Road D MnDOT storm water pond Single dwellings along County Road D PLANNING Existing Land Use Plan designation: R-2 (single and double dwellings) Existing Zoning: F (farm residence) Proposed Zoning: R-2 (single and double dwellings) Findings for Rezoning Section 44-1165 of the zoning code requires that the city council make the following findings to rezone property: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. Criteria for Conditional Use Permit Approval Section 44-1097(a) states that the city council may approve a CUP, based on nine standards. (See findings 1-9 in the resolution starting on page 53.) Ordinance Requirements Section 2-290(b) of the city code 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 19 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 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. 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. HOUSING POLICIES The land use plan has eleven general land use goals. Of these, three apply to this proposal. They are: minimize land planned for streets, minimize conflicts between land uses and provide many housing types. The land use plan also has several general development and residential development policies that relate to this project. They are: _ Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. _ Include a variety of housing types for all types of residents, regardless of age, ethnic, racial, cultural or socioeconomic background. A diversity of housing types should include apartments, town houses, manufactured homes, single-family housing, public-assisted housing and low-to- moderate-income housing, and rental and owner-occupied housing. _ Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering and separation. The housing plan also has policies about housing diversity and quality that the city should consider with this development. They are: _ Promote a variety of housing types, costs and ownership options throughout the city. These are to meet the life-cycle needs of all income levels, those with special needs and nontraditional households. _ The city will continue to provide dispersed locations for a diversity of housing styles, types and price ranges through its land use plan. The city's long-term stability of its tax base depends upon its ability to attract and keep residents of all ages. To do so, the city must insure that a diverse mix of housing styles is available in each stage of the life cycle of housing needs. Application Date We received the complete applications and plans for this development on April 19, 2007. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by June 17, 2007, unless the applicant agrees to a time extension or if the city extends the time for approval. 20 p:sec35-30/Pond Overlook - May 2007.mem Attachments: 1 . Applicant's Statement 2. Site Photographs 3. Location Map 4. Land Use Plan Map 5. Property Line/Zoning Map 6. Address Map 7. Site Survey 8. Proposed Preliminary Plat 9. Proposed Grading and Erosion Control Plan 10. Proposed Utility Plan 11. Tree Inventory Listing 12. Proposed Landscape Plan 13. Landscape Plan Details 14. Proposed Building Elevations 15. Engineering Department Comments dated May 11,2007 16. Applicant's Noise Study dated March 15, 2007 (David Braslau) 17. Page 13 of proposed covenants (Paragraph 7.13) 18. Applicant's Tree Replacement Comments 19. Zoning Map Change Resolution 20. Conditional Use Permit Resolution 21. Project Plans date-stamped April 19, 2007 (separate attachments) 21 Attachment 1 ANDRUS HOMES 2440 Charles Street N" Suite 210 North St. Paul. MN 55109 651-777-0111 Fax 651-777-0999 andrusbullt.com 1/-/1-07 Dear Planning Commission and Council Members: Please find enclosed a plat layout for a P.D.D. that we are proposing at 2161 County Road D. The layout is for a ten-unit townhome development consisting of one-level townhomes with full basements. We have been in contact with the city planners and engineers and have drawn several different layouts; and this one seems to work the best using the natural grade of the land for the buildings, water runoff and road design while saving as many trees as possible. I am requesting a zoning change from F (Farm Residential) to R-2 (Double Dwelling) for the property located at 2161 County Road D. As shown on the City land use map, the City has planned this property to be R-2; the proposed development would be consistent with what the City has planned for the property. The property now has a modular home on it, enough parked cars to start a used car lot, and there is miscellaneous junk allover the property. I feel this small townhome development, which is marketed to seniors, will only enhance the neighborhood in the following ways: I) Very attractive-looking homes from the exterior (nice curb appeal). 2) All units nicely landscaped with a sprinkler system to ensure green lawns. 3) Association-maintained grounds to ensure constant upkeep. 4) Marketed to senior residents who take pride in their homes and make great neighbors. In addition, these townhomes will help the senior residents who live in Maplewood now to be able to sell their existing home and buy an affordable one-level townhome and be able to stay in Maplewood. I am enclosing a blueprint of the units I plan to build; each unit is 1,148 sq. ft. on the first floor with a full basement. My goal is to build an affordable one-level townhome for the senior residents of Map1ewood, who are tired of the upkeep on their home, want to sell APPLICANT'S STATEMENT 22 their existing home III Maplewood and buy an affordable one-level townhome III Maplewood. I have done several small townhome developments like this in the past; and what we have found out is that no matter community you are in, the senior people that want to move to a one-level townhome have two top priorities: 1) To stay in the same community that they have lived in for all of their adult life; 2) To be able to sell their existing home and be able to purchase a one-level townhome for the same price or less without having to dip into their retirement funds; if they have to kick in extra money, the majority of the people cannot afford to do so. Based on information from the Regional Multiple Listing Service of Minnesota, Inc., for the year 2006 the average selling price of homes in the Map1ewoodINorth St. Paul area was $238,968. I believe that we can market these townhomes between $229,000 - $239,000, which would make them very affordable for the average senior resident of Maplewood to be able to sell their home and buy a new one-level townhome without dipping into their retirement funds and also being able to stay in the community. Thank you for taking the time to review the proposed plan. Sincerely, Doug Andrus ANDRUS HOMES DA:id Enclosures 23 Attachment 2 ...:;; - 'D r.::) ~ ~ ~ ......~ 'i ":) <:> \.I - TIt~~~~~~'~'~~~=-- . ~....J__.____~~_ -------------.-------, ( ------.-- "IIi II ll\ 1\ II I II 11,\ \1 III 1\ ,II! I, II ~ I I m~_<7 ~I II 1:;\ ]'. 111 H I i.I ~ ~:=:". 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(liLY 1':l . l'X.u>"'r.::r= ,......\l:tx::><. =, Attachment 8 NTsiST A 1E " ' GHwAYNo.694 GRAPIDC SCALE .. I.... ~.,..,,:"""' (llfn:r:) 1!l>:!>_::!1t. i I I _____NORiH ------ /' >:l I ~! Q. 4i 13' .,' liN ~, . -- ~ ~sa ~~rt. ~ --~~~: , ., o h ~ '" Q " '" ;; ~ ~ "' 3~ ....' ,,~;. .. " ~ ~ n ltt~lnv1l::!l ._--------------------------------------------~-------~~~------------------------------------------------------ "e\blr\QJ"y.:h.g 4/S/2007 ~",!9,55:'M CDr . . . . PRELIMINARY PLAT 11 N 30 Attachment 9 '""" j .- .- , ~ " , , , , , , , , , , , , , , , , , , , , , , , , , , , , , s: .' , , , , w' " O"TH -~--- ..... ,- ..~ ,.- E!l-I7.74 ~~a~;;;;:r;;~-~;SnOO7-;~;;~P~CU;--------------------------------------------------~------------~----------------------- SlIlETtOf2 sams 31 11 N GRADING AND EROSION CONTROL PLAN Attachment 10 ;;p;umTIlvszr...nOlltsT~c:;!D.n;:1!lQ01WlY &RIlAN:lOOID:TWAttilNatm. 01!1.l!:\ll'\lolM:TIlI1'OIWlTEllK.Ol.lFovmn.o'If"'T~7.0 It' ~ ~ROI u:. 'il.a..o a c.:t.R:1'AA"Vl/ClW'tX'llU:Fll.1tl'Ijr.l.$llC --------" I \ I J} I.!.) ___________ 7 a~ Ix' ittP (:I 7.!ltx 8 ~/. .. " ,~ N R..."i.o.lH:lIG'ff.o.u. ~~ R!~ao.g::. m: SSUl: It!: S5ll.57 I!:;= J.lt.'il~774 Ell'ilu... ----~~~~~~----------------------------------------------------------~~:~~----- 1moI:lVE=~~ItIPlltl\olO!:O'I' r.ou. rn::u 19 ~I\'ERT ro l:lSlIr.I lllmEl". PROPOSED UTILITY PLAN 32 .-.,,,... _...tn': = "0:>"" ~ =~ = -~ ""''''''1 ~l:4m 1IM':l""= , i ; ~ , ~ ~ i ~ ji n l 11-... i1j; :U$~ !~1"... ~HH" $f:;$::I dB :i1ui' ~;T. ~t~}.\.\1f <;, ~l"f,. ~ e !J"5,s ~ ~ ~ Q ~ . ; g ~ - ~ ~ ~ II I -== -- _==It 1ll:t.,m..lIll= =\<=;).......",. . ~~ .- PlOM D1SIllEBI11Il.mc.. ~== =~ """"-=""=' """""lll:l:ll"'-= ,a!=>!"","""" NORTH @ ,~ I tot ~ =>tl::tT C1 11 N TREE INVENTORY "for" ANDRUS HOMES 2440 Charles Street North North st. Paul, MN 55109 Tele: (651) 777-0111 Attachment 11 -".. .. SHOWING TREES TO &E REMOVED TREE DETAILS Tree's located 1n field by E.G. Rue! &: Son's. Land SuM)' on January 24th. 2007. Mandy Muslelewlc:z: from Vernix Forestry Con:sultant.$ tagged the tree's In field and created tha below tree list. Tree dlameteru and tTee spceie3 ore shown on the lnwntory shoel Vernix Foresty Ph/Fax: (763) 767-1142 T_ """ TrllllNumbo:lrCaml'lll;ClNlme CcI'Idlllcn Sl Greel'lMll FIllt fl29 GnlenAM POClf 8::0 Bamlder PI;tt 832 8I::teld<l' FIlIf E33 ~nAsb Goocl !Gt G/l)atI,a.sh fair a::lS Bc:mkIo=r FI!it 835 Gn!enA&ll Fllll' C37 Amcn:an~ Fatr tl38 Al1'MIlbInet'll Fair ~ B=!:ld!ir Pilar MJ B.u:l:dda' PIla 641~ PCQ' ~ ~ Foil" 643 ~Aafl F8:lt 844 NattJemPtnOO~C4lOpotr 64S 9c:I:cIdl!r FOCI' 84S GnIoenAllI f'Il!r W GrMnMll Flllr Il4iI GreenA#.ll 1'!IIlI' Il50 G/Nl\Alb Poor IlSt HllI\IM!rIIPlnCl\1.k Oak! FelT ll52 !ic:ntlemPino..~ fR=l O:Ikl fair ess Ba:cel~ FaIr efa a=daQ'" F'lllr ll57 B=elclf:r Pilei' ess Nr/Ilnllmf>tl~RRdOG;l:1fl1lr fS] S~\ll!tMm:U Palll' IlSll snWl'MlIdl! I'llill' e;n MIll::lo FfIIr att2. vmtIaSlll\J::ll Gold lllD V\I'NlD$f:'(l.lelI Filii' lla4 Dat(R=:lO;l.lO~ "" ".. '" p= '" ''''' "'" "" ~ IFa- "" """ "'" Tt'taISl~Q:llmdtl'h::tola:e9:l T~SI Ol;unetvI'Y;:l-esRzlTll7led:41:S T<::QJ$ 1=V:0amll!:Ilfn:hl:l;h!ltl!t:llnoc:175 S cies DL:Imdcr Treltmtllt Fr:mnua~ 13 Rema'Wlt Fra::d/ll.I$~9Rl!m:Ml Af:e't1'll!tl\Nl) 16 R=m:Ml Al;6 1~ Rama;1l Fmlnut I\I:lliea ,. . Remlnllt FIllldnua 8 R=mll'l'l Act:f~1I 13 ~ll\e FlltlinUlI~ea1D/A;l1II:lIltl Umu:&m'IIlriclIl'lI 18 1G11t.llttl UmIQ.....n=-. 12 hl:I.In:mn ~ 1I ,. Maln1Ul Act:.ft'l!l 12 ~ PllliUlJs~tol= 15 R:all'llM PollulDde.llll3e$. 1:<B.5&ZJ RtmIM F=~= ,15 QIz=a tllptCl~ 41 N:#1'Cl 12.5 F= , F~~= 15 F~ = 7 FmlI:.=I~1115 IQl.I!mUSdil>:<Cl~ Il.S ~..i_a:I& 51 1A<:er lnJo 13.5 Ae:1:t.... 12 _1'1II :<:0.5416 Qu:JIoo:a... l!::ll!s :J3 Ae<<a.ettlIl:MII\f\'I 17.5 ,,'"'''''''''''''' " A=IllI<lI<l"d~ 2fI " " T5 '5 'OS " " ,... 13.5,14 -- ...... -- """"" -- -- -- """"" -- """"" -- - ,........ ,...... ....... ..- """"" ....... ...- Vemi:c Forestry determined there are 377 caliper Inches of trees which need to be replaced (determined from using the City of Maplewoads tree replacement formula), --- --- --- ------.;;:!.-:::-::=---z_z--.;.. BENCH_R: m. Top Nut of .Hydront located on the north slde of County Rood D. oppro~imately 822:!: feet wesl of the southwest comer of surveyed property. Hydrant is localed adjacent to Harbor Peinte Office Condcimlnlums. Elevation = 958,89 (NGVD 1929) NOTES: FJeld survey was completed by E.G. Rud and Sons, lnc. on December 20, 2006. Bearings shawn ore an. an assumed datum. Curb shots ore token at the top and bock of curb. This survey ~os prepared without the benefit 'of title work. Additional easements. restrictions and/or encumbrances moy e:clst other thon those shown hereon. Survey sub~ct ta revision upon receipt of 0 current title commitment or on attorney's Utle oplnlon. Property description Is flom a Wc;tmmty Deed daled January B, 1996, recorded January 16, 199B as Doeume!1t No. .3035108. VlCINITY_ I\'IAPlEWOOD, MI PROPUTY IBESClUmON: The west 298 feel of ,the Southwesl Quarter of the Southeast Quarter of the Southeast Quarter .of Section .35, TO'l'nsnip 30, Range 22. Ramsey County, Minnesota. except that part os oquired by the Stote of Minnesota by Warreny Deeds recorded a:l Document Nos. 16801B1 and 1660t82. ~1l... 11 N TREE INVENTORY LISTiNG 33 Attachment 12 --.--- ~' ~:-'~'~- JNTtRST" i[ HIGH",,,\, NO, 694 r1' ~ , , 7 ~r~,r,~~~_~~,~~~; --''-''' '--" '_,_ , ! C..,--''''j., / ~_..",-V . i !>~ I l~~;fi " " ,'/ flffi ~.fi 7,_mL,~, , I ' -, , tt , , . S'65 , M , a'55 , , ; S'65 , , ; 2.5"EiB , , ; 2.5'86 , , S'BS , , , , , 2"S8 , 116.5 , , , I Nptl!.s ltlFlLTRAT10ll B.o.S!lI: l)$c.c.d entire. DIeD (lflnnltratlon bulnwllll MnOOT 330 seed mb: at recommeded appllcatlon rate ::!) SlablLte Dollotlnllll,alion bnlnwltll "'0010" blDn~DI .'1~~~1~.,--_.+-----. .-______ , I ' 1.._________..1 , , ~ ~ ~e> ffi~ e> ~ ~ r:f q;; ffi@11 e> e>~~~e> aD N , ~---====-==-=.~-==-"-'--=..~""'._._'== COUNTY RO.;D D ."=~""_"=_-_=_.""=".=.",=,=o=="'"__"=.===_..",..,..."._'..,,.'='= 34 11 N PROPOSED LANDSCAPE PLAN Ul vcdsccrpe PlCl vc Attachment....J 3 optLovcCll UlvcdscClpe pLClVC i'll:l.D CC\mtwtlLed9~~rW"..:otbllrrl.er,~Rl.vtrro:k. '~) :: wo"'" "',,__ ..-~;-';:'~ ~.s-~~ .};,"'-o.". .stH;rw.J~~ :;: ~ , t:>~eU4j'~I:j~'~ CDbrll ~~da~9:r...Ar.......d bIlnitr5:.s RW-JI'll<.k. Sell':;f'te>1.j~#3=<.t. ,,~lWW\ltsr~~l\t. 1:>lI1:jUlt1'Hll'J9tl~'~~ 11 N LANDSCAPE PLAN DETAilS 35 Attachment 14 i \ Q Q Q Q Q t~r! o ,Cl<c<:l'~" I . ~,J;;u;;"'.;mf"'l' ~ .ll<;:> ~~....";:::~ti ""-'.llol. ",""","'u. """T'Rfl ,. " lt~" ...... /,or ~1".lC. c:..-hr~ ! . .,..t ' e.'iau:i:"~ a BEl, '" ~; :'~"'<~'O l , 8, ------------- --------.......,.-, L ' , ", -=.--k.~ J--------- T . _________=:!r -"". h-=. ~<;,~ I ..== l-~--=--=...=. Tif"!c...L 'S'l~ e~....."...,,-.J ~,\I~'~r-:.' ~I<. E;J..~T1c.J ~re:~I'.d c I I I 1____,_- ...t::______ A>-lt:$.JJ~ HoMe~ --"0.1- .n.....:.....t-r- EIe..'V".A."'~' I ~lr4''''!..c ....,...:'?"", PROPOSED BUILDING ELEVATIONS L" .2oM 36 Attachment 15 Page 1 of6 Enl!ineerinl! Plan Review PROJECT: Pond Overlook (2161 County Road D) PROJECT NO: 07-12 REVIEWED BY: Michael Thompson (Maplewood Engineering Department) SUBMITTAL NO: 2 (Concept review on 2/8/07) REVIEW DATE: 5/11/07 Introduction The applicant, Doug Andrus, is proposing to develop the 1.9 acres (approx,) site at 2161 County Road D with five two-unit townhomes, The proposed development would be accessible by a new public street cul-de-sac, The applicant has already petitioned the city to construct the public road and extend utilities into the site, The city is moving forward with the planning for the public improvements for this project. Their final approval and installation will be contingent upon city approval of the applicant's requests for rezoning, preliminary plat, and POO, The developer is proposing to create a homeowners association for the POO that would maintain items such as landscaping, water service lines, retaining walls, and fences, Public Street 1, The submitted project plans should not contain detailed utility information within the proposed public right-of-way (This is because city staff would be doing all of the design in the public right of way, and the design layout of the public street and utilities is not know at this time, For example, the project plans show water main extension but this will not be allowed by North St. Paul as stated below), Tentatively, the public street is planned to be 28 feet wide with an 84-foot diameter cul-de-sac for a safety turnaround (all measured face of curb to face of curb), The submitted plans shall reflect these dimensions, not back of curb dimensions, If this project moves forward, the design and layout will be provided by city staff along with plan and profile sheets of the public street and utilities, The engineer's project plans would have to reflect all as-built conditions of design and layout of the public design portion once completed, 2, The City of North St. Paul has jurisdiction over the water main in this portion of the city, For this proposal, they will not allow the extension of the watermain, Rather, the contractor will tap water services into the watermain in County Road D and extend them to the right- of-way line of the proposed public street. All water services within the right-of-way would be the responsibility of the homeowners association, There is a fire hydrant located at the southeast corner of the property that would adequately provide fire flows for the development according to the City of North St. Paul officials, The distance from the existing hydrant to the furthest proposed structure would be 380 feet. The Maplewood Fire Marshal, via e-mail, stated that the existing hydrant is fine to serve the proposed development. 37 Page 2 of6 Drainage Calculations I, The proposed rate of runoff into the Mn/DOT right-of-way, from the infiltration basin, must be at or below existing rates for the existing 2, 10, and 100 year events, 2, To meet volume reduction and storm water treatment requirements, the project must infiltrate at least I-inch of storm water on-site for all impervious areas added to the site such as road surface, roofs, and driveways. Ponding & Infiltration I, The contractor shall install the rock sumps within the proposed infiltration basin and the detail sheet in the project plans shall include City Plate No, 116, revised January 2007, 2, The project engineer shall show a IS-foot wide maintenance access path from the cul-de-sac to the infiltration basin on the plans. The path shall be clearly called out the project plans and shall extend to a suitable location to enter the basin; not to the retaining walL It appears the existing maintenance path would be located between buildings 6 and 7 where the storm pipe and emergency overflow path are located, The public drainage and utility easement shown dedicated throughout lot II is not wide enough for the maintenance path in this location. It appears Block I, Lot 6 and 7 encroach upon this area, The city will require a IS-foot wide drainage and utility easement over the centerline of pipe, and again Block I, Lot 6 and 7 encroach upon this area, 3, During the staff review of the plans, city staff discovered that the bottom of the proposed 4- foot retaining wall on the south side of the infiltration basin is at an elevation of946,OO and the high water level (HWL) was found to be at 947,50, This is not acceptable, The contractor shall install all parts of all retaining walls above the high water leveL 4, Given the two comments above; city staff is concerned that this site may be too tight and is currently not conducive in providing: . the IS-foot wide maintenance access path to a suitable location to enter the infiltration basin for maintenance purposes . the IS-foot wide clear drainage and utility easement width over the centerline of drainage pipe . an adequate area for the infiltration basin without the use of extensive retaining walls The developer or project engineer shall address the above concerns to make the site acceptable to city staff, Option may include shifting units, adjusting unit sizes, or perhaps eliminating a unit or two, 5, If the Mn/DOT pond is found to be a no outlet pond then the applicant shall provide the elevation of the back-to-back 100-year storm, The lowest floor openings adjacent to a no outlet pond shall be 5 feet above the HWL or 2 feet above the emergency overflow elevation, 38 Page 3 of6 Wetlands 1, The Mn/DOT storm pond is listed on the city wetland classification map as a Class 4 wetland, The city requires a minimum 20-foot buffer with a 25-foot average (no disturb area), The developer will have to ensure that all grading and construction will meet all buffer requirements for the wetland, The Ramsey-Washington Metro Watershed District may have additional comments pertaining to their classification and buffer requirements, The wetland edge needs to be delineated and the delineation line shown on the project plans along with the date of delineation and qualified delineator name, Grading 1. Show a typical detail of the retaining wall on the project plans, 2, Soil borings have been performed by Braun Intertec and the report has been attached as part of this review, Groundwater was not encountered according to the report, 3, The contractor shall excavate the infiltration basin to the final bottom elevation after completing the major site grading, The contractor must take care to avoid compaction of bottom area in order to avoid losing the infiltration characteristics of the soiL If the infiltration basin does not perform as designed, it is the responsibility of the developer's engineer and/or contractor to correct the problem, The city will withhold all escrow monies, and may coordinate with the city building department to withhold certificate of occupancies for buildings on the development site, until the proper functioning of the infiltration basin is restored, The city will take over maintenance of the infiltration basin after a satisfactory inspection to ensure its proper function, This is because public water from the public street would be running into the basin, 4, Since the soils report found slow draining soils in the area of the infiltration basin from elevation 945,5 to 948,0, the contractor will need to excavate and replace these soils with a sand-compost mixture, Below the 945,5 elevation the soils report shows a much better infiltrative material SM (silty sand) as defined in the Braun boring log profile, This soil type typically infiltrates at a rate of 0,60 inches/hour. 5, The developer's contractor shall contact City of Maple wood Engineering Department for inspection during infiltration basin construction and planting activities, Also, see Comment I under Landscaping (below), Erosion & Sediment Control Plan 1. The plan shall identify erosion and sediment protection on slopes and sediment controls at top and toes of slopes and base of stockpiles, 2, Identify the quantity of materials the contractor will be importing or exporting from the site ( cu-yd). 39 Page 4 of6 3, Describe measures (e,g..,sediment basin) taken during the rough grading process to intercept and detain sediment laden run-off to allow the sediment to settle and how the settled stormwater will be de-watered and introduced to the downstream drainage system, 4, The two existing catch basins in County Road D, just west of the rock entrance pad, need to have inlet protection devices installed with side inlet protection such as a WIMCO device or approved equaL This is to prevent sediment from entering the storm sewer system, The project engineer shall clearly call this out on the project plans, 5, Describe measures of onsite dust control (i.e.... water as needed) and provide a sweeping plan for adjacent streets, 6, The following verbiage shall be added to the plan: "Effective erosion and sediment controls shall be in place prior to any storm events, " Failure to have measures in place during a storm event may result in the deduction of escrow funds (the city requires the developer or contractor to post escrow prior to issuance of the grading permit), The city will be ducting funds at the discretion of the city inspector upon notice to the developer or contractor, ifthe improvements are not made, Landscaping 1, According to the city naturalist, the city no longer allows the contractor to seed infiltration basins due to a record of unsuccessful establishment. The project plans should clearly call out trees, shrubs, and perennials that the contractor is to plant in the infiltration basin, The city strongly recommends the use of native plants, especially on the bottom ofthe basin where water-tolerant plants are required, The basin plantings should be low maintenance, For further questions and information on plant species and planting density contact the city's naturalist Ginny Gaynor in Public Works at 651-249-2400, 2. According to the new city tree replacement ordinance, the project plans shall account for a total of 3 77 caliper inches, The developer tree plan shows 117 caliper inches being replanted on the development site, This leaves 260 caliper inches unaccounted for. City staff suggests applying more trees to the site and/or coordinating with staff on a revised tree and shrub planting layout for the site to meet more closely the intentions ofthe new tree replacement ordinance, Agency Submittals L The Ramsey-Washington Metro Watershed District (Tina Carstens) must review and approve the project plans. 2, Plans must be submitted to Mn/DOT for review and approval since drainage will flow into the Mn/DOT right-of-way and into the Mn/DOT storm pond, 3, The City of North St. Paul will review all water related service extensions, 40 Page 5 of6 4, The applicant or project engineer needs to get a general stormwater permit needs to be obtained from the Minnesota Pollution Control Agency (MPCA), 5, Submittals and approvals are not necessarily limited to those mentioned above, Traffic I, The city collected traffic volume and speed data in 2003 just west of the development site on County Road D as tabulated below: Average Daily Traffic (ADT) = 4,627 vehicles AM Peak Hour Volume = 256 vehicles PM Peak Hour Volume = 433 vehicles Posted Speed Limit = 30 mph 85tl1 Percentile Speed = 40 mph (speed separating the slower 85% from the fastest 15%) 50th Percentile Speed = 35 mph (average speed of vehicles) According to The Institute of Transportation Engineers (ITE), a townhome dwelling unit generates 5,86 trips per day. For ten dwelling units, this would amount in 59 vehicle trips per day of increased traffic on County Road D, approximately 1.3% ofthe existing totaL In addition, the proposed development would generate approximately 5 vehicles for both the AM and the PM peak hour. This is negligible compared to the existing AM and PM peak hour volumes of256 vehicles and 433 vehicles, respectively, The greatest peak hour traffic of 433 vehicles plus the additional 5 vehicles per peak hour of new traffic equates to 438 vehicles per peak hour. On County Road D, this equates to about I car every 8,2 seconds during the peak one hour period and a new average daily volume of 4,686 vehicles, To add perspective; County Road D would still operate an acceptable level of service with a 300% increase in peak hour volume and a 300% increase in average daily traffic from the existing conditions, With these findings, the traffic levels on County Road D are now well below the capacity of the road and the proposed development would have a negligible impact on the existing County Road D traffic, For the analysis, it was assumed the units were not limited to seniors, but the developer is proposing senior units, which generally can reflect a 30-40% traffic reduction according to ITE, 2, According to as-built plans, County Road D has a width of 28-feet face of curb to face of curb, with 6,5-foot (approx,) boulevard width sloped at 4% towards the street. There is existing sidewalk and trail on the south side of County Road D, from White Bear Avenue to about 350-feet west ofthe proposed development site, where a bituminous trail begins to extend away from County Road D and extends south of the city farm and continues east to connect to McKnight Road, approximately 410-feet south of County Road D. The city had the trail built in 2002 when the city had County Road D reconstructed, There is no sidewalk on the north side of County Road D between White Bear Avenue and McKnight Road, 41 Page 6 of6 Noise 1, The developer provided the city information about the estimated noise levels for the development site as reference in the report prepared by David Braslau from David Braslall Associates, IncOlporated. For the year 2030, the predicted noise levels at the building sites range from LlO (dBA) = 68.3 to LlO (dBA) = 76.4. For residential areas, the Minnesota State Noise Standards for daytime (7 a,m,-10 p,m,) is LlO (dBA) = 65; and LlO (dBA) = 55 for nighttime (10 p,m,-7 a,m), Thus, the building units must provide noise reduction to be in conformance with Minnesota State Noise Standards, LlO (dBA) is the sound level in decibels which is exceeded ten percent of the time for a one hour survey, The developer is proposing to reduce sound transmission in order to meet Minnesota State Noise Standards by using special construction techniques for the building units in terms of sound transmission class (STC), For example, wall construction would be proposed to meet a STC of 52 because this sound reduction is needed to overcome the lower STC values of windows and doors to achieve an STC 45, The STC of 45 would likely be provided for all building units in order to reduce noise levels by LlO (dBA) = 40, The City's Building Department would need to verify that building plans properly meet special construction standards before issuing a building permit The city encourages berming as a noise reduction technique but this site is not conducive to berming since the property slopes down towards 1-694 and there is a Mn/DOT ditch that serves to transport and hold water along the right-of-way line, In addition, new berming may impede the natural drainage flow from the site into the Mn/DOT right of way, Miscellaneous L The developer or project engineer shall submit a copy ofthe MPCA's construction stormwater permit (SWPPP) to the city before the city will issue a grading permit for this project 2, The owner and project engineer shall satisfy the requirements of all permitting agencies, 3, The developer shall coordinate with the city in provide lighting to the development The city will require a light standard at the intersection of the new street and County Road D and one at the end of the cul-de-sac, The developer will need to coordinate this installation with Xcel Energy when electrical service is extended into the site from the available 3-phase overhead power lines on the north side of County Road D, Also, gas main extension into the development site from the south side of County Road D will be coordinated with XceL 4, The city will prepare a developer agreement that will delineate private work from public work if the city approves this project For example, the city will require the developer to rough grade the development site, construct the infiltration basin, and bring the proposed public road within a O,2-foot tolerance of final grade, 42 Attachment 16 d ' davld braeleu b aeaocla""'a,lncorpora""'d 1313 5th street 8.8. - suite 322 . minneapolis. mn 55414 telephone: 612-331-4571 . fax: 612-331-4572 15 March 2007 MEMORANDUM TO: Doug Andrus Andrus Homes 2440 Charles St N, Suite 210 No, St Paul, MN 55109 FROM: David Braslau Re: Pond Lookout - Exterior Fayade Design to Mitigate Highway Noise This memorandum addresses the exterior fayade design of homes proposed at Pond Lookout to minimize the impact of traffic noise and comply with Minnesota noise rules, Estimated Hil!hwav Noise Levels Noise levels were modeled using the same traffic assumptions used in our traffic assessment for the 1-694 improvement from Rice Street to 1-35W, Distances from the east and west lanes were based on information that you provided as well as highway cross sections and aerial photographs. Traffic noise levels are estimated for the year 2030 but are only several decibels higher than existing traffic since the projected increase in traffic volume is relatively moderate, The site layout and unit numbers are shown on Exhibit 1, Predicted noise L 1 0 noise levels (levels exceeded 10% of the peak hour) are shown in Table L The 6 to 7 am sound levels, which fall under the state nighttime period for noise, are similar to those shown in the table. Table 1 Predicted Traffic Noise Levels (2030) Unit LlO (dBA) I 68.3 2 68.3 3 70.2 4 7L9 5 75.3 6 76,4 7 76,4 8 76,4 An outdoor-indoor noise reduction of 40 dBA ifthe outdoor level L I 0 level is greater than 70 dBA, An outdoor-indoor noise reduction ono dBA is needed if the LIO level is between 65 and 70 dBA, c:\documcms and scttings\administrator\local settings\temporary internet files\contcncie5\hseOs7bk\andrus_0315_mem.doc 43 Doug Andrus on Pond Lookout Exterior Fayade Design 15 March 2007 Page 2 STC values needed to meet a 40 dBA and 30 dBA noise reduction Since the sound transmission loss for building elements is normally specified in terms of STC (sound transmission class) which was developed for speech frequencies, an adjustment factor of 5 dBA is normally used to account for the lower frequencies associated with traffic noise, Therefore, a building fayade with a 40 dBA noise reduction will need to have a composite STC of 45, taking into account the relative areas of the wall, windows, and doors, A building fayade with a 30 dBA noise reduction will need to have a composite STC of35, MethodoloJ?Y for evaluating facade elements The wall, window and door areas for rooms facing 1-694 were determined and used to estimate the composite or overall noise reduction of each wall, based upon the STC of the wall, window and door, A wide range of building elements were reviewed and analyzed, along with our continuing discussions during this process, The recommendations below are the results of this process, Wall construction The best construction identified for an exterior residential wall, for which STC data are available (that does not require exterior brick, stucco, or resilient sound channels) is the following: o Vinyl siding o Two layers of 7/16" OSB . Staggered 3.5" wood studs at 16" o,c, . Fiberglass cavity insulation . Two layers of 112" gypsum board, This wall has a laboratory measured STC of 52, This level of sound reduction is needed to overcome the lower STC values of windows and doors to achieve an STC 45, If an STC 35 is required, a standard 2x6 wall with siding and gypsum interior could be used, although this assessment has not evaluated alternative combinations with that type of wall. Using the same good wall thoughout will ensure that the overall transmission loss can be achieved with available windows and doors, c:\documents and settings\administrator\local settings\tcmpornry internet files\contcntic5\hseOs7bk\andrus_ 0315_ mem.doc 44 Doug Andrus on Pond Lookout Exterior Fayade Design 15 March 2007 Page 3 Patio Doors (assuming an STC 52 wall) The most effective option of providing outdoor access for doors facing the highway is the use of a single swinging door with a storm, With some manufacturers providing swinging doors with appropriate glazing that have an STC 36, addition of a storm will bring this up to STC 40 or STC 41 which, with the STC 52 wall, will provide the needed overall STC 45, Patio doors with an STC of28 to 30 could be used for units where the L 1 0 level is below 70 dBA which would include Units 1, 2, 9 and 10, and units 3 and 4 if a noise fence is used on the highway facing side of the patio. Windows While window dimensions vary somewhat from room to room, it is recommended that windows with STC 40 be used, Windows that provide an STC value within 1 or 2 dB of this value will be satisfactory , Other issues In addition to good wall construction and high STC building elements, it is critical that good building practices be followed such as caulking any potential sound leaks in the walls and around window and doors, providing bends in any through-the-wall or roof vents to avoid direct sound paths and enclosing fireplaces if used. Careful construction practices to ensure that pipes or insulation in the exterior wall not touch both sides of the wall so as to compromise the attenuation capability of the walL Thank you for the opportunity to assist with this project c:\documents and settings\administrator\local scttings\temporary internet filcs\contcntie5\hseOs7bk\andrus_0315_mem.doc 45 Doug Andrus on Pond Lookout Exterior Fayade Design 15 March 2007 Page 4 r GRAPHIC SC.~ 1-........._kJ .. t~~o~~~~~:~._-= . --- -_...._~ i \.- --...- I \..~ i' , \ , , i \-- , I : / l6 / QEj : IF .- J lfftl ; I"" .... I ~; , ~ I ......'" , " , ~I -'>{- ,...:1 t..., 'J I- ' - ~V: ~I ~: " , NTa<STATE I-:Gl-iWA'r "''0. 694 (l"FTl:'r' , "..~ . :':l " "'-" R>.f1:nS.f5 ;!i A-o''Ou'Otr ~ '" * __ 9 ~i", ~""'" Ptonu,;--- ; . .~ .g: ,) &9 '* I "";" '-. u'f',",,'" ." 8 ...--.- . . o . ~ g ~ EXHIBIT 1 c:\documcnts and settings\administrator\local scttings\temporary internet files\contcnt.ic5\vtw4a7vy\nndrus_ 0315 _IDem. doc 46 W:21AM CU2TO~1 mL.LWORK MARVIN W:tNDQW QUOTE NO.891 P.2./7 03(09/C7 *..* ~ION: IT IS RECOMMENDED THAT A ~IMUM OF 1/~ INCH SS ADDED ... ... '1'0 '!'HE ROUGH OPE:N'ING HEIGllT WHEN OSING MA.~'Jnl SILLGlJAR.D ... ... UNIT AVAILABILITY AND PRICE SUBJECT TO CHANGE ... ..~ NET PRICE (in USn) ... fPROJECT: AndJ:11s twin-Homes Marvin S7C 3:) QUOTE: OOOOCOOl QTY: 2 ~~K ON!~ - C O'OH CN 4026 ao 46 3/8" X 60 7/8" IG -' 1 LITE # Mid for featherweight lamina~ed if glass on surface 2 LEA on surface 3 LOW E II W/ARGON 'I'l? SASH LOCK COMBINATION StONE WHITE StmROl.,'m) C:il.RCOAI.. ALUMINUM WIRE NAILING FIN 6 9/J.6" JAMl3S SA PINE INttR.:OR STONE WHITE CLAD EXTERIOR NO CSG 398,63 797.36 TOTAL h"ET PlUCE [~~ 307,19 39.40 0.00 143.58 0.00 0.00 0,00 30.05 0.00 0.00 0.00 514.39 7S,80 0,00 287.16 0,00 0.00 0.00 60.10 0,00 0,00 0.00 918.90 1,837,80 if NON SYSTEM GENERATED PRICING QUOTE! 00000002 Wi: 1 MAlU< ='1' - RO 59 3/4' X 52 7/8" - 2W1H .'*().l C UDH eN 2422 IG - 1 LITE ~ Add for featherweight laminated glass on ~ surface 2 LEA on surface 3 LOW E n W/ARGON 1:1' SASH LOCX COtG~ION S1:0~,,];: WHITE SURRoum: CHARCOAL ALOMINOM WIRE 8.0:' 258,44 'J- --i-i, . , -wiJ-i \ i ..-.,-- 1.73 ' 63 22.04 0.00 110.95 0,00 0.00 "*1;2 C OOR eN 2422 :tG - 1 LITE if Add for featherweight laminated glasm o~ ~ ~urface 2 LEA on aurface 3 LOW S II W/ARGON 'rP SASH LOCK :;lCREEN STOm: WHITE SlJRl!OilllD CHARCOAl:. FIBERGLASS MESH 258.44 173.63 22.04 0.00 24 .04 0,00 0,00 eoN'I'n.'O"'..l:> ON NllX'I' PAG:E: 47 i ''.::/1:A<::j 'i e eE.b '2.)< 4 - I u> II .::. ,c:. S>TUl:>.:S ol-.J '2 ... ~ fl-.t- TE ~ S>:<.T~ c.Ft- ]=-1 N I~ H / ~HoUse ~ ' ~ " '2. l.4""'IER~ 1LI"''' ~XJ. ~EA1l-lI1.J'i ~I..., ~S fl-II FIe.. IN~L, '2. LAys.~l!l 1/1211 C; '(f'.&Lj"':1 ' 4 MIL f'I:=>~1 T~(f"IC,.l>.L E)(.~I~ W.Al...L t::::e.'::l K:ji-J ~ ~ 1','1 '2.11=-11...;;;;,1 48 Attachment 17 on the Property, or otherwise cause any unusual liability, health or safety risk, or expense, for the Association or any Owner or Occupant to the extent this Declaration or the rules or regulations conflict with any codes, ordinances or laws, the more restrictive provision shall apply, 7,10, Alterations, Except for those made by Declarant in consideration of its initial sale of a Unit, no alterations, changes, improvements, repairs or replacements of any type, temporary or pennanent, structural, aesthetic or otherwise (collectively referred to as "alterations") shall be made, or caused or allowed to be made, by any Owner or Occupant, or their guests, in any part of the Common Elements, or in any part of the Unit which affects the Common Elements or another Unit or which is visible from the exterior of the Unit, without the prior written authorization of the Board, or a committee appointed by it, as provided in Section 8 and without the prior written consent of the City, Subject to the rights of the City pursuant to the PUD Agreement, the Board, or the appointed committee if so authorized by the Board, shall have authority to establish reasonable criteria and requirements for alterations, and shall be the sole judge of whether the criteria are satisfied, 7,11. Time Shares Prohibited. The time share fonn of ownership, or any comparable fonn of lease, occupancy rights or ownership which has the effect of dividing the ownership or occupancy of a Unit into separate time periods, is prohibited, 7.12, Access to Units, In case of emergency, all Units and Limited Common Elements are subject to entry, without notice and at any time, by an officer or member of the Board of the Association, by the Association's management agents or by any public safety personneL Entry is also authorized for maintenance purposes under Section 9 and for enforcement purposes under Section 14. 7,13 Land use by Adjacent Landowners, Owners understand that one of the uses of the lands adjoining the Property is for the 694 freeway. Owners further understand that neither the City of Maplewood nor the Minnesota Department of Transportation have any plans to put up a sound barrier wall or any other type ofbarrler wall between the 694 freeway and the Pond Overlook Property. Highway/freeway uses often produce sights, sounds, and smells that some may deem undesirable in residential neighborhoods, Traffic operations take place between early morning and late at night Sights, sounds and smells may be present as a result of traffic, weather, and road conditions, These are protected activities, Nothing in this instrument shall be construed to give any Owner a right to assert any claim or lawsuit against the Declarant or any neighboring landowner, including but not limited to the City of Maplewood and the Minnesota Department of Transportation, arising from lawful use of the freeway, or as a result of any noise, dust, sights and odors associated with freewaylhighway use, SECTION 8 ARCHITECTURAL CONTROL 8,1 Restrictions on Alterations. Subject to paragraph 7,10 hereof; the following restrictions and requirements shall apply to alterations on the Property: 13 49 ANDRUS HOMES Attachment 18 2440 Charles Street N" Suite 210 North St. Paul. MN 55109 651,777,0111 Fax 651,777,0999 andrusbuilt,com Tree Replacement According to the new tree replacement formula, this two-acre site would need 377 inches of tree diameter put back on the site. The tree replacement plan calls for trees that are a minimum 2.5 inches in diameter that would translate into approximately 151 trees, Depending on the species of tree, the install price would be between $200 - $400 for each tree. If we took the average of $300 a tree, that would be a total of $45,300 for just trees on this site, or $4,530 per home (10 townhomes), The new tree ordinance does not take into consideration what type of zoning it is, For example, if you take the same layout and put single family homes on the property, that would give you five (5) homes at a cost of $9,060 per home of trees; or if the property was zoned for apartments and you put a three-story apartment with 40 units, that would work out to $1,132 per unit which seems more reasonable, The new tree ordinance also does not take into consideration how large the parcel is, This site works out to be $22,650 per acre. If this site was 10 acres with the same amount of trees to be replaced, it would then work out to $4,530 per acre or $906 per unit as the site is five times as large, thereby giving you five times as many units (10 x 5 = 50) $45,300/50 = $906. And finally, the new tree ordinance differs from the old ordinance and the other city tree ordinance in that you did not have to include the scrub trees you are removing, which included Box Elder and cottonwood trees. These are trees no one wants in their yard nor will the city let you plant them as a replacement tree. Yet the new tree ordinance makes you count them, As I said in the beginning, according to the new tree ordinance I have to replace 377 inches of diameter or roughly 151 trees. If! was not required to count scrub trees, which I have 198,5 inches or Box Elder and 72,5 inches of Cottonwood for a total of 271 inches using the new tree ordinance formula, the total caliper inches for replacement would be 104 inches or 42 trees, 42 x $300 = $12,600 or $1,260 per unit which seem fair. As you can see from the examples above, I believe the new tree replacement plan needs to take into account how large the parcel is and what type of zoning is it and also why should you have to count scrub trees that everyone in the neighborhood are happy to get 50 rid of and the city will not let you plant, yet they count against you. The tree replacement formula should be used as a guideline with each development looked at individually, Most people wonder why developers cannot develop affordable lots/homes; and the hard facts are that land cost, engineering, and utility installation are all expensive; they cost what they cost, and there is nothing we can do about it but requiring $4,530 per home in just tree replacement (which is equal to 25 percent of the total road, sewer and water installation per unit) makes it very hard to keep these homes affordable. Sincerely, Doug Andrus 51 Attachment 19 ZONING MAP CHANGE RESOLUTION WHEREAS, Doug Andrus, representing the developer and property buyer, applied for a change to the city's zoning map from F (farm residence) to R-2 (single and double dwellings). WHEREAS, this zoning map change applies to property on the north side of County Road D now known as 2161 County Road D East (PIN 35,30-22-44-0011,) WHEREAS, the legal description of the property is: The West 298 feet of the part lying Southerly of Highway 694 of SE % of SE % (subject to Road), in Section 35, Township 30, Range 22, (PIN 35-30-22-44-0011), WHEREAS, the history of this change is as follows: 1, On May 21, 2007, the planning commission held a public hearing, The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners, The planning commission gave everyone at the hearing a chance to speak and present written statements prior to their recommendation, 2, On June _' 2007, the city council discussed the proposed zoning map change, They considered reports and recommendations from the planning commission and city staff, NOW, THEREFORE, BE IT RESOLVED that the city council approve the above- described change in the zoning map for the following reasons: 1, The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2, The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded, 3, The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare, 4, The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection, and schools, 5, The prospective owner is proposing to develop the property with double dwellings. The Maplewood City Council approved this resolution on June ,2007, 52 Attachment 20 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. Doug Andrus, representing Andrus Homes, applied for a conditional use permit (CUP) for the Pond Overlook residential planned unit development (PUD), WHEREAS, this permit applies to property on the north side of County Road D now known as 2161 County Road D East (PIN 35-30-22-44-0011,) WHEREAS, the legal description of the property is: The West 298 feet of the part lying Southerly of Highway 694 of SE ~ of SE ~ (subject to Road), in Section 35, Township 30, Range 22, (PIN 35-30-22-44-0011), WHEREAS, the history of this conditional use permit is as follows: 1, On May 21, 2007, the planning commission held a public hearing, The city staff published a notice in the paper 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 commission also considered reports and recommendations of the city staff, The planning commission recommended that the city council _ the proposed permit 2, On June _' 2007, the city council discussed the proposed conditional use permit They considered reports and recommendations from the planning commission and city staff. 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, 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 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, 53 8, The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design, 9, The use would cause minimal adverse environmental effects, Approval is subject to the following conditions: 1, All construction shall follow the plans date-stamped April 19, 2007, except where the city requires changes, Such changes shall include: a, Revising the grading and site plans to show: (1) Revised storm water pond designs as may be suggested or required by the watershed district or city engineer, The pond shall meet the city's ordinance standards, (2) The developer minimizing the loss or removal of vegetation and large trees, This shall include keeping and protecting as many of the large trees as possible along the east side of the property, (3) The street (Fumess Court) must be at least 28 feet wide to allow parking on one side, The city council may approve major changes to the plans, The city planning staff may approve minor changes, 2, The proposed construction must be substantially started within one year of council approval or the permit shall end, The council may extend this deadline for one year. 3, Have the city engineer approve final construction and engineering plans, These plans shall meet all the conditions and changes noted in Michael Thompson's memo dated May 11, 2007, and the plans shall include: a. The grading, utility, drainage, erosion control, streets, driveway, trails, tree preservation/replacement, and parking plans, The cul-de-sac bulb shall have the minimum radius necessary to ensure that emergency vehicles can tum around, b, The following changes for the storm sewer plans: (1) The developer or contractor shall install a four-foot-high, black, vinyl-coated chain-link fence at the top of the retaining wall. (2) Provide for staff approval a detailed storm water management plan, 4, The design of the pond(s) shall meet Maplewood's standards and shall be subject to the approval of the city engineer. The developer shall be responsible for getting any needed off- site pond and drainage easements, if applicable, 5, The developer or contractor shall: a, Complete all grading for the site drainage and the pond and meet all city requirements, 54 b,.Place temporary orange safety fencing and signs at the grading limits, c, Remove any debris, junk or fill from the site, d. Get a demolition permit from the city for the removal of the eXisting house from the property, This removal shall include all foundation materials, concrete and other related materials from the site, e, Provide the city with verification that the town houses as proposed will meet the state's noise standards, This shall be with a study, testing or other documentation, The contractor will have to build the town houses so that they can meet the noise standards, The contractor or builder may accomplish this with thicker walls, heavier windows, requiring air conditioning or other sound-deadening construction methods, The developer shall provide the city with this documentation before the city will issue a building permit for the town houses, 6, The approved setbacks for the principal structures in the Pond Overlook PUD shall be: a. Front-yard setback (from a public street or a private driveway): minimum - 20 feet, maximum - 35 feet b, Front-yard setback (public side street): minimum - 30 feet, maximum - none c, Rear-yard setback: 20 feet from any adjacent residential property line d, Side-yard setback (town houses): minimum - 20 feet minimum between buildings, 7. The developer or builder will pay the city Park Access Charges (PAC fees) for each housing unit at the time of the building permit for each housing unit 8, The city council shall review this permit in one year. The Maplewood City Council approved this resolution on 2007, 55 MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Planner Design Review Rolling Hills Office Building 1316 Pearson Drive (Rolling Hills Manufactured Home Park) June 4, 2007 INTRODUCTION Mr. Pat McDevitt, representing Willow River Construction, is proposing to construct a new office building in the Rolling Hills Manufactured Home Park, Refer to the applicant's statement on page 5 and the maps and the project plans on pages 6 through 13, The owners are proposing to construct the new office on the site of a former playground and it would measure 24- by 30-feet (720 square feet) in size, Rolling Hills would use this building as a new sales and administrative office for the manufactured home park. The exterior materials proposed for the elevations include vinyl, horizontal lap siding (khaki color), gray shingles and white trim and windows, The owners of the park are proposing to convert the existing office into another residential living unit DISCUSSION Building Design The proposed elevations are somewhat plain and simple, However, the exterior of the building would be compatible with the look of the nearby manufactured homes and the existing storm shelter. The city may want to have the owner add windows and install shutters to give the building a more residential look and an appearance similar to the nearby manufactured homes, Parking The city code usually requires an office building to have one parking space per 200 square feet of gross square feet In this case, the applicants are proposing three off-street parking spaces while the code would require four spaces, Since this office building will be for the use of the park and its residents and not for the general public, the three parking spaces should be enough to meet the parking needs, There also is room on the private streets in the park for overflow parking if there ever is a need for more parking for the office, Landscaping There is minimal landscaping in and around the site and the proposed structure, including the existing line of shrubs along Century Avenue, The applicant is not proposing to remove any of the existing landscaping, as the contractor would be building the structure on the site of the former playground, It would improve the look of the office site and the privacy of the home to the north if the owner added evergreen trees or arborvitaes along the north side of the office building, In addition, it would improve the curb appeal and visual interest of the site if the owner added tree and a perennial garden between the porch and the new parking spaces, Lighting The city code usually requires an applicant for the design approval of a commercial building to submit a lighting and photometric plan with their proposal. This is to ensure any freestanding lights would have a height of 25 feet or less and that the maximum foot candles of illumination at all property lines would not exceed A-foot-candles, In this case, the applicant did not submit a lighting plan for the office building, They did note in their statement that they plan to add lighting near the storm shelter to better illuminate that area and that the new office building would have a wall pack on the building near the front door, Staff should review the details of these new lighting elements before the city issues a building permit for the new office building. As such, the applicant must submit a lighting and photometric plan for staff approval that shows the style of light fixtures they are proposing for the shelter and for the office to ensure compatibility with the buildings and compliance with city lighting requirements, OTHER COMMENTS Police Department: Lieutenant Michael Shortreed states that there are no public safety concems with the proposed building. David Fisher, the Maplewood Building Official, reviewed the preliminary plans and provided several comments. His thoughts are in the memo on page 14. Engineering: The city's engineering department reviewed this proposal for utility and grading/drainage issues, They had no comments at this time, RECOMMENDATION Approve the plans dated May 24,2007, for the new office building in Rolling Hills Manufactured Home Park on the comer of Pearson Drive and Mickey Lane: This approval is subject to the applicant or the contractor meeting the following conditions: 1, Repeat this review in two years if the city has not issued a building permit for this project. 2, Before the city issues a grading or building permit, the applicant must submit to staff for approval the following items: a, If necessary, revised grading/drainage/utility plans that meet all city engineering department requirements, b. A lighting and photometric plan that shows the style of the proposed light fixtures to ensure compatibility with the buildings and compliance with city lighting requirements, c, Revised building elevations Showing additional design elements on the east (back), south and north elevations, Such additional elements could include, but are not limited too, adding more windows and the addition of shutters around all the windows, d, A landscape plan for the site that shows the addition of several evergreen trees (Black Hills spruce or Austrian pines) or arborvitaes along the north side of the office building, These trees are to be at least eight feet tall and are to provide screening between the office 2 building and the home to the north, In addition, the landscape plan shall show the addition of a tree and a perennial garden between the porch and the new parking spaces, e. 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, 3, The applicant shall complete the following before occupying the building: a, Replace any property irons removed because of this construction, b. Provide continuous concrete curbing around the parking spaces, c, Install all required outdoor lighting, d, Restore or replace any disturbed turf areas and landscaping, e, Install the required trees and landscaping, 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 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 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. 5, All work shall follow the approved plans, City staff may approve minor changes, 3 REFERENCE SURROUNDING LAND USES North: South: East: West: Existing manufactured home Existing storm shelter Century Avenue Manufactured homes across Pearson Drive PLANNING Land Use Plan Designation: R-3(M) (medium density residential) Zoning: R-3 (multiple dwelling residential) Criteria for Approval Section 2-290 of the city code 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 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, 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, Application Date The city received the complete application and plans for this proposal on May 24,2007, State law requires the city to take action within 60 days of receiving complete applications for a development proposal. As such, city action is required on this proposal by July 22,2007, unless the applicant agrees to a time extension or unless the city extends the review time period, p: sec24-29\Rolling Hills Office - 2007 Attachments 1, Applicanfs Statement 2, Location Map 3, Area Map 4, Address Map 5, Stte Plan 6, Proposed Front Elevation 7, Rear Elevation 8, Right Elevation 9, Left Elevation 10, Building Official Comments dated May 21, 2007 11, Plans dated May 24, 2007 (separate attachments) 4 Attachment 1 5,22,07 RE: Rolling Hills of Maplewood Manufactured Home Community 1319 Rolling Hills Dr Maplewood MN 55119 City of Maplewood 1830 County Road BEast Maplewood MN 55109 To whom it may concern: The proposed office will replace the existing sales office; it will be occupied by one employee during normal business hours, The location is on the existing property already owned by its current ownership, The new structure will fit in aesthetically with the existing building, it will be vinyl sided and shingled with a 3 tab asphalt shingle, enclosed you will find a color board highlighting proposed colors for the new building colors, Additionally the existing landscape will remain; the amount of excavation required for this project will not affect any current landscaping, Additional lighting near the storm shelter will be installed to better assist tenants trying to seek shelter at night. 1 exterior down directional wall pack will be installed at the front entrance of the building, All in alii believe the new building will add to the existing community, Should there be any questions pleas do not hesitate to call me at our office, 651 7555129, Pat McDevitt Willow River Construction, LLC 655 Gilbert Rd Hudson WI 54016 Enclosed 5 Attachment 2 nnnnn nnmn OOOUD ono~~~ Ilono ~~ODDD iJUUO ~m~o 'l:::::=:J , "", ~ ..-.....;;;-:.., ,~.... ~~~~ . .'1 "i, "t' ';'fI'~<'\ L... z/ ~' \r-n ' \' ,,- """\"~ \\ ill,,(',. 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'-1 ----1 o 1'1336 I ~~D o \ M332 I 11J28 tt3' (~ II '')--,4'~ '-, i ~<4 -----' '-'--Z -", -.............'/ I' 'j ::5::5fl o CJ 3331 D 11329\ I 132511 ' /-------.. /----~--1::r2''r~; '---J ..-t..J .---------- / ' '------Q))>;i Att~chment 4 i13381 1133411 o 11330 I o h326 I o 11322) -, 0:: o 2, ~ rfr' ..J><1 MICKEY LN p'e- \ /6 PROPOSED OFFICE BUILDI~<3 I ~255 u~ I~I I~ I~ -- ..j:::,. 0 &1 ~..J ~ I g I ~D 0 0 l-iJ rri2O~ ----..! IVY AVE r_ 5 o 0:: -l -l :c ~ :2: +~ ADDRESS MAP 8 o ~. UJ ~ >- 0:: ::> f- Z UJ (.) UJ -' <( o '" <( o 11 N OF SURVEY oR CONSTRUCTION -~ L DESCR'PTlON -~ ~- IN LINE LINE ,ON MON, FOUND RON MON. SET 0' OFFSET HUB X'STlNG ELEV, IROPOSED ElEV. OF PROP, 'RAINAGE CONTOURS N ELEVATIONS 'DE ED - reportwOlS pnlllared by me "lamadulyllcensedl..lnd \tlNNESaTA. '1,,, 03-27-07 I , 0 i " I , I , 0 " Si7' : ) :' + ; ~ I " , '9". " I ~ 0 , " \ 0 \ " , , ~, " n~ l1~ ~~ ';" ~~ >~ ~> ~~ ~ , , .- ...:;--==---- Attachment 5 ~ " ~ ~ " ~ ~ " lj "v a. ~'!' ~ ,,0 x ,0 ,,' ,,0 ~;-:.I;; OJ'~'O -6 o~ I 1 l I J." ,,~I x / <s;' I 0\ .".. I ;::j < ' . o 5 I ,-J {J~ DRAlNAGE'- TO eXIST. CB 160' TO '.lIE"ST. d'? ,0 ,0 0' ,0 0" ,0 ocf' , PI2:IVA n: 'VIA TERMAN PRJVArE- SANITARY SEWER EX. SAN. MH ,-, , ' , " RleHT OF WA'( LIN:: --j " IVY AVENUE \ SITE PLAN 9 5-2L{-07 ~ 11 N Attachment 6 12 EEB ! EEB I , , I I [][] P R orosz:..D -;c ;eON / e. L c..v n TIc://\! y 24-07 10 Attachment 7 12 I 15 i I I I I , , I I I I r~---------------------------------------------------------------~ L_____________________________________________________-----------~ REAR ELEV,t>,TIO!\1 5- 21-07 11 Attachment 8 B B I ! , I , , I , , , I , , " LJ , I , , , I , , , I ' ~-------------------------------------------------------------------------------~ L_____________________________________________________---------------------------~ RIGHT ELEVATION I 5-21-07 12 Attachment 9 i , , I , I , I , , I ~-----------------------------------------------------------------------------~~ L_____________________________________________________---------------------------~ LEFT ELEVATION 13 , , I , , I , , , , I , , LJ Attachment 10 MEMO To: Ken Roberts, Planner From: David Fisher, Building Official Re: Office Building - Rolling Hills, at Mickey Lane & Pearson Drive - City Design Review Board review Date: May 21,2007 The following are important comments for the above-referenced project: If the office building is a prefabricated building, it is required to be IBC listed, The information provided by the applicant does not include the IBC listing, This is a Minnesota State Building Code requirement and the city will not issue a building permit for the new structure without the IBC listing, - The city requires a building permit for the installation of the new building, - The city also may charge a SAC (sewer availability charge), WAC (water availability charge) and PAC (park availability charge) with each building permit - The office building is required to meet Chapter 1341 of the Minnesota State Building Code for accessibility, This may include an accessible site approach and an accessible bathroom. - The city will require a foundation under the new structure, - The fire marshal may require smoke detectors and a fire extinguisher in the structure, - The 2000 International Building Code, Table 602, requires a fire- resistance rating of one-hour for all exterior walls that are part of a B (office use) structure when next to an R3 (dwelling) use when they are less than 30 feet apart, This code requirement may apply for the installation of the new structure, - The contractor shall verify the building codes that will be in effect for this project On July 11, 2007, the State of Minnesota should have new building codes in effect 14