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2024 05-21 CDRB Meeting Packet
Meeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov AGENDA CITY OF MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 6:00 P.M. Tuesday, May 21, 2024 City Hall, Council Chambers 1830 County Road B East A.CALL TO ORDER B.ROLL CALL C.APPROVAL OF AGENDA D.APPROVAL OF MINUTES 1.April 16, 2024 Community Design Review Board Meeting Minutes E.NEW BUSINESS 1.Design Review Resolution, MnDOT Materials and Road Research Laboratory Building Addition, 1400 Gervais Avenue East 2.Comprehensive Sign Plan Amendment, Birch Run Station, 1715 Beam Avenue East F.UNFINISHED BUSINESS None G.BOARD PRESENTATIONS H.STAFF PRESENTATIONS None I.VISITOR PRESENTATIONS – 3 minute time limit per person J.ADJOURNMENT THIS PAGE IS INTENTIONALLY LEFT BLANK April 16, 2024 Community Design Review Board Meeting Minutes 1 MINUTES MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 6:00 P.M. Tuesday, April 16, 2024 City Hall, Council Chambers 1830 County Road B East A.CALL TO ORDER A meeting of the Board was held and called to order at 6:00 p.m. by Chairperson Kempe B.ROLL CALL Bill Kempe, Chairperson Present Tom Oszman, Vice Chairperson Present Jason Lamers, Boardmember Present Amanda Reinert, Boardmember Absent Ananth Shankar, Boardmember Present Staff Present: Michael Martin, AICP, Assistant Community Development Director Shann Finwall, Environmental Planner C.APPROVAL OF AGENDA Boardmember Lamers moved to approve the agenda as presented. Seconded by Vice Chairperson Oszman Ayes – All The motion passed. D.APPROVAL OF MINUTES 1.January 16, 2024 Community Design Review Board Meeting Minutes Boardmember Lamers moved to approve the January 16, 2024 Community Design Review Board Meeting Minutes as submitted. Seconded by Vice Chairperson Oszman Ayes – All The motion passed. E.NEW BUSINESS 1.Design Review Resolution, Multi-Tenant Medical Clinic Building, 1706 White Bear Avenue North Michael Martin, AICP, Assistant Community Development Director, gave the presentation. Ronald Touchette of Rock Solid Companies and Doctor G, LLC addressed the board and answered questions. Boardmember Lamers moved to approve a resolution for design review approving a multi-tenant medical clinic building to be constructed at 1706 White Bear Avenue North, adding friendly amendments to Sec. 3, Item 10b to require a revised photometric plan addressing poles heights and intensity and accommodate adjacent property, and the addition of Item 10c to require that the D1 CDRB Packet Page Number 1 of 46 April 16, 2024 Community Design Review Board Meeting Minutes 2 Northeast corner shall incorporate building materials on the corner or within the elevations that break up the elevations as they approach the northeast corner of the building. DESIGN REVIEW RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Ronald Touchette of Rock Solid Construction and Doctor G, LLC, has requested approval of design review to construct a medical clinic office building. 1.02 The property is located at 1706 White Bear Avenue North and is legally described as: All that part of Lots 6, 7, 8, 9 and 14, Block 2, Meister's Highlands described as follows: Beginning at a point on the Westerly line of said Block 2, 350 feet North of the South line of Block 2, measured at right angles; thence East parallel with said South line 329.68 feet more or less to the intersection of the East line of Lot 9, Block 2 said addition extended Northerly to a point 350 feet North of the South line of said Block 2; thence South on the extended East line of said Lot 9, 175 feet to a point 175 feet North of the South line of said Block 2; thence West parallel with the South line of said Block 2, 374.75 feet more or less to the West line of said Block 2 and the East line of North St. Paul Road; thence Northerly along the Westerly and Northwesterly line of said Block 2 and along the Easterly and Southeasterly line of North St. Paul Road on a curve to the right with a radius of 524.19 feet an arc distance of 183.54 feet more or less to the point of beginning, subject to an easement over the East 20 feet thereof. Subject to an easement over the East 20 feet thereof, as created in doc. No. 409682. Together with an easement over the easterly and northeasterly 20 feet of the following described property: All that part of Lots 4, 5, 6, 7, 8, 9, 14, 15 & 16, Block 2, Meister’s Highlands, described as follows: Beginning at a point on the westerly line of said Block 2, 350 feet North of the South line of said Block 2, measured at right angles; thence East parallel with said South line to the intersection of the East line of Lot 9, Block 2, said addition, extended northerly to a point 350 feet North of the South line of said Block 2; thence deflect 89 degrees, 52 minutes, 45 seconds left 172.40 feet; thence deflect 39 degrees, 47 minutes, 45 seconds left 133.38 feet more or less to the northwesterly line of said Block 2; thence southwesterly on said northwesterly line of said Block 2 to the point of beginning.” Together with an easement over the East 20 feet of the South 175 feet of Lot 9, Block 2, Meister’s Highlands. The PIN is 14-29-22-33-0014. Section 2. Site and Building Plan Standards and Findings. 2.01 City Ordinance Section 44-512(4) requires a Conditional Use Permit for the exterior storage of goods or materials. City ordinance Section 2-290(b) requires that the community design review board make the following findings to approve plans: D1 CDRB Packet Page Number 2 of 46 April 16, 2024 Community Design Review Board Meeting Minutes 3 1.That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2.That the design and location of the proposed development are in keeping with the character of the surrounding neighborhood and are not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3.That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Section 3. City Action 3.01 The above-described site and design plans are hereby approved based on the findings outlined in Section 3 of this resolution. Subject to staff approval, the site must be developed and maintained in substantial conformance with the design plans date-stamped March 22, 2024. Approval is subject to the applicant doing the following: 1.All construction shall follow the site plan approved by the City. 2.Repeat this review in two years if the city has not issued a building permit for this project. 3.All fire marshal and building official requirements must be met. 4.Satisfy the requirements set forth in the engineering review authored by Jon Jarosch, dated April 4, 2024. 5.Satisfy the requirements set forth in Shann Finwall's environmental review, dated April 8, 2024. 6.Satisfy the requirements set forth in the Ramsey County’s review, dated April 5, 2024. 7.The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 8.Rooftop vents and equipment shall be located out of view from all sides of the property. 9.Any identification or monument signs for the project must meet the city’s mixed-use sign ordinance requirements. Identification or monument signs shall be designed to be consistent with the project’s building materials and colors. 10.Prior to the issuance of a building permit, the applicant shall submit for staff approval the following items: a.The applicant shall provide the city with a cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. D1 CDRB Packet Page Number 3 of 46 April 16, 2024 Community Design Review Board Meeting Minutes 4 b.A revised photometric plan that meets city code requirements for light intensity and pole heights. 11.The applicant shall complete the following before occupying the building: a.Replace any property irons that were removed because of this construction. b.Provide continuous concrete curb and gutter around the parking lot and driveways. c.Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. d.Install all required outdoor lighting. e.Install all required sidewalks and trails. 12.If any required work is not done, the city may allow temporary occupancy if: a.The city determines that the work is not essential to public health, safety or welfare. b.The above-required letter of credit or cash escrow is held by the City of Maplewood for all required exterior improvements. The owner or contractor shall complete any unfinished exterior improvements by June 1 of the following year if occupancy of the building is in the fall or winter or within six weeks of occupancy of the building if occupancy is in the spring or summer. 13. All work shall follow the approved plans. The director of community development may approve minor changes. Seconded by Boardmember Shankar Ayes – All The motion passed. 2.Climate Mitigation Plan – Steering Committee Discussion Shann Finwall, Environmental Planner, gave the presentation on the Climate Mitigation Plan. Boardmembers Shankar and Lamers volunteered to participate on the committee on behalf of the Community Design Review Board. F.UNFINISHED BUSINESS None G.BOARD PRESENTATIONS None H.STAFF PRESENTATIONS None I. VISITOR PRESENTATIONS None D1 CDRB Packet Page Number 4 of 46 April 16, 2024 Community Design Review Board Meeting Minutes 5 J.ADJOURNMENT Vice Chairperson Oszman moved to adjourn the meeting at 6:48 p.m. Seconded by Chairperson Kempe Ayes – All The motion passed. D1 CDRB Packet Page Number 5 of 46 THIS PAGE IS INTENTIONALLY LEFT BLANK CDRB Packet Page Number 6 of 46 COMMUNITY DESIGN REVIEW BOARD STAFF REPORT Meeting Date May 21, 2024 REPORT TO: Michael Sable, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Michael Martin, AICP, Assistant Community Development Director AGENDA ITEM: Design Review Resolution, MnDOT Materials and Road Research Laboratory Building Addition, 1400 Gervais Avenue East Action Requested: Motion ☐Discussion ☐ Public Hearing Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Policy Issue: Minnesota Department of Transportation (MnDOT) proposes a 9,400-square-foot building addition to its Materials and Road Research Laboratory at 1400 Gervais Avenue. The addition will include classrooms, training labs, and support spaces to teach students and provide space for continuing education for the existing testing staff around the state. The site’s visitor parking lot would be expanded to accommodate more students. MnDOT established this facility in Maplewood in the late 80s as the metro area location for research and support for highway construction. Recommended Action: Motion to approve a resolution for design review approving a building addition and site plan changes to be constructed at 1400 Gervais Avenue East. Fiscal Impact: Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐Use of Reserves Other: N/A Strategic Plan Relevance: ☐Community Inclusiveness ☐Financial & Asset Mgmt ☐Environmental Stewardship ☐Integrated Communication Operational Effectiveness ☐Targeted Redevelopment The city deemed the applicant’s application complete on May 10, 2024. The initial 60-day review deadline for a decision is July 9, 2024. As stated in Minnesota State Statute 15.99, the city is allowed to take an additional 60 days, if necessary, to complete the review. E1 CDRB Packet Page Number 7 of 46 Background: On May 9, 1988, the city approved a conditional use permit and project plans for MnDOT’s Materials and Road Research Laboratory at 1400 Gervais Avenue East. This proposed 9,400- square-foot building addition is the most significant change to the site since the original approval. The use of the site is not changing, so only the design plans for the building addition need to be reviewed and approved by the city. Design Review Site Plan Access to the site from Gervais Avenue will not change with this project. The 9,400-square-foot building addition will occur on the northwest corner of the existing building. The visitor parking lot to the north of the building is being expanded on the site, and the driveway to the staff parking to the south of the building has been shifted due to the new addition, with additional parking added. A stormwater pond will be added in the site's northwest corner to handle site drainage. The proposed building addition is required to be setback at least 30 feet from Gervais Avenue. The parking lot must be set back 15 feet from Gervais Avenue. All building and parking lot setback requirements are being met. Building Elevations The building addition’s exterior is proposed to be composed of precast panels, with colors to complement the existing building’s brick. The precast panels will have a darker base, lighter main body, and mid-tone top in shades of reddish brown. The aluminum storefront windows around the addition will be dark bronze to match the existing windows. The overhead garage doors, which provide access to storage areas and the center lab will be white or tan. The applicant proposes that the new entry stand out from the remainder of the building. The lobby is mainly glass, with a light-colored metal panel above it to distinguish it from the brick and precast adjacent. The canopy over the entry will be painted a light gray/silver to contrast with the dark bronze lettering identifying the training area. Parking The site had met parking requirements as part of its 1988 approval. The 9,400-square-foot building addition alone would require 47 parking spaces. The applicant proposes adding 78 spaces, bringing the site total to 214 parking spaces. The applicant’s plans meet ordinance requirements. Landscaping and Screening There are 29 significant trees on the site, totaling 410 caliper inches. The applicants propose to remove 12 significant trees, totaling 180 caliper inches. City ordinance requires 64 caliper inches of replacement trees on the site (which equals 32 – 2 caliper inch replacement trees). The landscape plan shows 14 new 2.5-caliper-inch trees, totaling 35-caliper-inch replacement trees. This does not meet the City’s tree replacement requirements. The applicant can add 29 additional caliper-inch replacement trees to the landscape plan or pay into the city’s tree fund. E1 CDRB Packet Page Number 8 of 46 Lighting The applicant submitted a photometric plan as part of its application. The plan meets the ordinance requirements along all property lines. New 20-foot light poles are being added to the parking lot areas to the north and west areas of the building. The new poles meet ordinance requirements and will cast the light downward. Trash Enclosure All trash and recycling will be maintained within the building and near the rear loading dock. No changes in trash handling due to this building addition. Department Comments Engineering Please see Jon Jarosch’s engineering report, dated May 7, 2024, attached to this report. Environmental Please see Shann Finwall’s environmental report, dated May 10, 2024, attached to this report. Citizen Comments Staff sent public meeting notices to the 37 surrounding property owners within 500 feet of the proposed site. Staff received one comment below. 1. Thank you for informing us of the proposed addition at 1400 Gervais Avenue. We have only one comment regarding the proposal: Will the pole lights that are being updated to provide safe entrance be designed to focus the light downward to the ground and not upward to the sky? This will reduce light pollution yet still meet your objectives. Sorry to lose some of the crabapple trees, their blooms are often quite glorious but glad to see that the Kentucky Coffee tree variety is seedless. Please make sure the ginkgo trees are male (male and female are separate plants). The fruit of the female ginkgo smells quite bad, very much like dog waste. (Jeff and Karla Gunsolus, 2408 Barclay Street North) Reference Information Site Description Campus Size: 10.54 acres Existing Land Use: Materials and Road Research Laboratory Surrounding Land Uses North: Gervais Avenue and Harvest Park East: Barclay Street and single-family homes South: Highway 36 West: Bruce Vento Trail E1 CDRB Packet Page Number 9 of 46 Planning Existing Land Use: Mixed-Use - Community Existing Zoning: Light Manufacturing Attachments: 1.Design Review Resolution 2.Overview Map 3.2040 Future Land Use Map 4.Zoning Map 5.Applicant’s Narrative 6.Site Plan 7.Landscaping Plan 8.Building Elevations 9.Engineering Report, dated May 7, 2024 10.Environmental Report, dated May 10, 2024 11.Applicant’s Plans (separate attachment) E1 CDRB Packet Page Number 10 of 46 DESIGN REVIEW RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 MnDOT, has requested approval of design review to construct a building addition and expand its parking lot. 1.02 The property is located at 1400 Gervais Avenue East and is legally described as: SECTION 10 TOWN 29 RANGE 22 EX PT TAKEN FOR RD & EX RR/R/W; PART OF ...IN SW 1/4 OF SEC 10 TN 29 RN 22 The PIN is 10-29-22-32-0023. Section 2. Site and Building Plan Standards and Findings. 2.01 City Ordinance Section 44-512(4) requires a Conditional Use Permit for the exterior storage of goods or materials. City ordinance Section 2-290(b) requires that the community design review board make the following findings to approve plans: 1.That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2.That the design and location of the proposed development are in keeping with the character of the surrounding neighborhood and are not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3.That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Section 1. City Action 3.01 The above-described site and design plans are hereby approved based on the findings outlined in Section 3 of this resolution. Subject to staff approval, the site must be developed and maintained in substantial conformance with the design plans date-stamped May 10, 2024. Approval is subject to the applicant doing the following: 1.All construction shall follow the site plan approved by the City. 2.Repeat this review in two years if the city has not issued a building permit for this project. 3.All fire marshal and building official requirements must be met. E1, Attachment 1 CDRB Packet Page Number 11 of 46 4.Satisfy the requirements outlined in the engineering review authored by Jon Jarosch, dated May 7, 2024. 5.Satisfy the requirements outlined in the environmental review authored by Shann Finwall, dated May 10, 2024. 6.The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 7.Rooftop vents and equipment shall be located out of view from residential properties. 8.Prior to the issuance of a building permit, the applicant shall submit for staff approval the following items: a.The applicant shall provide the city with a cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. 9.The applicant shall complete the following before occupying the building: a.Replace any property irons that were removed because of this construction. b.Provide continuous concrete curb and gutter around the parking lot and driveways. c.Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. d.Install all required outdoor lighting. e.Install all required sidewalks and trails. 10.If any required work is not done, the city may allow temporary occupancy if: a.The city determines that the work is not essential to public health, safety or welfare. b.The above-required letter of credit or cash escrow is held by the City of Maplewood for all required exterior improvements. The owner or contractor shall complete any unfinished exterior improvements by June 1 of the following year if occupancy of the building is in the fall or winter or within six weeks of occupancy of the building if occupancy is in the spring or summer. 11.All work shall follow the approved plans. The director of community development may approve minor changes. E1, Attachment 1 CDRB Packet Page Number 12 of 46 Overview Map - 1400 Gervais Avenue City of Maplewood April 26, 2024 Legend !I 0 460 FeetSource: City of Maplewood, Ramsey County Project Site E1, Attachment 2 CDRB Packet Page Number 13 of 46 Future Land Use Map - 1400 Gervais Avenue City of Maplewood April 26, 2024 Legend !IFuture Land Use - 2040 Low Density Residential Mixed-Use - Community Commercial Open Space Park Project Site 0 460 FeetSource: City of Maplewood, Ramsey County E1, Attachment 3 CDRB Packet Page Number 14 of 46 Zoning Map - 1400 Gervais Avenue City of Maplewood April 26, 2024 Legend !IZoning Single Dwelling (r1) Double Dwelling (r2) Planned Unit Development (pud) Farm (f) Open Space/Park Light Manufacturing (m1) Project Site 0 460 FeetSource: City of Maplewood, Ramsey County E1, Attachment 4 CDRB Packet Page Number 15 of 46 MnDOT Materials & Road Research Laboratory Technical Certification Center Addition The current MnDOT Materials & Road Research Laboratory was established in Maplewood in the late 80’s as the Metro Area location for research and support for highway construction. Staff at this facility are testing the materials that compose the bridges, roads, and support facilities that connect the community. The proposed Technical Certification Center Addition is being added to better train additional personnel in materials testing techniques. The addition is planned to be just over 9,400 sf and includes classrooms, training labs and support spaces to teach students and provide space for continuing education for the existing testing staff around the state. The addition’s exterior is to be composed of precast panels, with colors to complement the existing brick. Precast will have a darker base, lighter main body and mid-tone top in shades of reddish brown. The aluminum storefront windows around the addition will be dark bronze to match the existing windows. Overhead ‘garage’ doors to storage and accessing the center lab will be white or tan, depending on manufacturer. This is a sprawling one-story building, so it was important to MnDOT’s engineers at the site that the entry stand out from the remainder of the building, so that the new students would have a clear understanding of where to go. So, the lobby/break is largely glass, with a light colored metal panel above to distinguish from the brick and precast adjacent. The canopy over the entry will be painted a light gray/silver to contrast with the dark bronze lettering identifying the training area. On the site, the visitor parking lot is being expanded to accommodate more students. The driveway around to the rear staff parking has been shifted due to the new addition, with additional parking along its length. A stormwater pond was added in the NW corner of the site to handle site drainage. Pole lights at the visitor parking are being updated and added to so as to provide a safe path to the entrance for a building that operates 24/7 during the peak of summer construction. Trees needed to be removed along Gervais to expand the parking lot. Replacement trees have been added to equal those removed. Utilities are already serving the building. Those that are located under the addition are being rerouted or replaced, but most of the work is within the property line. One catch basin connection in the public right-of-way is required for the stormwater pond. E1, Attachment 5 CDRB Packet Page Number 16 of 46 / / ///////////////////////////////////////////////////////////+&*:’++:&%’.35+’’++.35C C77:O(&MO(&M+:O(&M8B35.&&(&MK:7O(&MB35.3.B3."3.3C+:O(&MC3C%&&C3C"?"<*O(&M&&O(&MK:7O(&M0<B33353";?.3C?.3C&+5+<*O(&M+O(&M+O(&M:CCO(&M:O(&MO(&M+O(&M=9N+&O(&MN833<B3333<"3"B333 333.B3.?.(C=53C3; 0<..C33C53".*O(&M"B3"H3333C"33&+.3333.?D3333335333C3?5+O(&M.),.3335?3333:;<3.?8333?33B3D5’&+D5&+D5+&+68=9B3’*333-:33+%333 .C%33335(N-33(C:33).C3,3$3C.3?<9A >$$#!4!$ $ $ 0$#$ $909##;49!9! #$9A!# $!$ 9$6$ !!>9;9#@!4>9!99;9;9A## # >969>#0$$49!9!C$6!!>99$ >$$#!4!$$9!$6!!6$ !49$$!$9A;!4;99$#$#!4!#>$## A;06 0; !$6#$ 90 6;!$ !9!6 9>$4934"$!9! > !$60A-’&%>5;@!9!2 5;+’% 5&%DD+&+% !E"#$"%&’(%*+’--+-’- !9!66# E>>>2 !0%DD+&+%77"F$$F6;F( !9!66# F!60$F+-+’G""#> $AG+&+’G’G6;:8+-+’!9!4! #)#+&+%@!H(7+&+&.<"+%(%&:%+""$= $!9A;D’+MKO(&M&3&O:O*O’+O’"<338$$Lightpoles replacing existingAdditional light polesinstalled in scope of projectAdditional light polesinstalled with projectscopeWallpack lightsRecessed can lightsunder entry canopyE1, Attachment 6 CDRB Packet Page Number 17 of 46 PLANT SCHEDULETREESQTYBOTANICAL NAME COMMON NAME SIZECONTAINERTOTAL CAL. INCHESCO 3 CELTIS OCCIDENTALIS COMMON HACKBERRY 2.5" CAL.B&B7.5"GB 4 GINKGO BILOBA MAIDENHAIR TREE 2.5" CAL.B&B10"GD 3GYMNOCLADUS DIOCIA'ESPRESSO'KENTUCKY COFFEETREE 2.5" CAL.B&B7.5"TA 4 TILIA AMERICANA AMERICAN LINDEN 2.5" CAL.B&B10"TOTAL = 35"(1) CO(1) GB(1) CO(1) GD(1) TA(1) GB(1) CO(1) TA(2) GDNEW PARKING LOT(1) GB(1) TA(1) GD(1) TAGERVAIS AVENUEEXISTING BUILDINGEXISTING RIGHT OF WAYEXISTING RIGHT OF WAYThe above drawings, specifications and ideas, design and arrangements represented are and shall remain the property of the Architect, and no part shall be copied, disclosed to others, or used in connection with any other project for which they they have been prepared and developed without the written permission of the Architect. Visual contact with these drawings or specifications shall constitute conclusive evidence of these restrictions.I hereby certify that this plan, specification, or report was prepared by me or under my directsupervision, and that I am a duly Licensed Engineer under the laws of the State of Minnesota.Engineer: Jason W. Cook, P.E.© 2019 Kodet Architectural Group, Ltd.License Number: 47541DateDate:Drawn By:Project No.:Checked By:1234 5DCBA03/07/2024KODET ARCHITECTURAL GROUP15 Groveland Terrace | Minneapolis, MN 55403-1154612.377.2737Bolton-Menk, Inc. | www.kodet.com03/07/20249/25/2023 12:00 PMH:\KODET_PR\0R1130937\CAD\C3D\112723TJHJWCTechnical Certification Center AdditionProject ID TZ-92020, FY PUMA 24-140842MnDOT Materials & Road Research LaboratoryRevisions4/3/2024FEETSCALE03060RLandscapingPlanL1.03LANDSCAPE PLANTING NOTES:1. MASTER PLANT SCHEDULE: ALL TREES ARE LISTED IN THE MASTER PLANT SCHEDULE. IFTHERE IS A CONFLICT BETWEEN THE QUANTITIES SHOWN ON THE DRAWINGS AND THEQUANTITIES SHOWN IN THE PLANT SCHEDULE, THE PLAN QUANTITIES SHALL PREVAIL.2. PROVIDE PLANT MATERIAL OF SIZE, GENUS, SPECIES AND VARIETY SHOWN AND COMPLYINGWITH REQUIREMENTS OF 2014 ANSI Z60.1 "AMERICAN STANDARD FOR NURSERY STOCK." ALLPLANTING MATERIALS SUBJECT TO APPROVAL BY OWNER OR OWNERS REPRESENTATIVE.3. PLANTING LAYOUT: STAKE ALL TREE LOCATIONS AND OBTAIN APPROVAL OF THE OWNER OROWNERS REPRESENTATIVE PRIOR TO PLANTING. PROPOSED TREE LOCATIONS ARE BASED ONTHE LOCATION OF EXISTING SIGNIFICANT TREES TO BE PRESERVED. IF PROPOSED TREELOCATIONS CONFLICT WITH NON-SIGNIFICANT TREES NOT INCLUDED IN TREE SURVEY, OBTAINAPPROVAL OF THE OWNER'S REPRESENTATIVE FOR ALTERNATE TREE LOCATIONS PRIOR TOPLANTING.4. ALL TREES SHALL RECEIVE A 3" LAYER OF SHREDDED HARDWOOD MULCH 18" FROM THETRUNK (36" DIA. RING) IN ALL DIRECTIONS.5. WHERE ADJACENT TO A PAVED SURFACE, FINISHED TREE RINGS SHALL BE FLUSH WITHSURROUNDING PAVEMENT.6. SEE SHEETS L1.01 - L1.02 FOR INFORMATION ON EXISTING SIGNIFICANT TREES.LEGEND:BUILDING EXTENSIONPROPERTY BOUNDARYEXISTING TREE TO REMAINE1, Attachment 7 CDRB Packet Page Number 18 of 46 E1, Attachment 8 CDRB Packet Page Number 19 of 46 .."<333:+.??<33:’+.B333(<$.3.&&O(&M""3B3?"3+O(:M"’+3+&O(&M5<&+O(&M5<+O(+M.3".3.3".3?.".3"3.3<3"<B33<.3"3.3:M"3B35?+??-?-57<333<3"3?".35<3"%(5’O(&M3553".3B3.35&%O(*M.3.&&O(&M&+’%7+&%’%+5’+773+&O(&M5<&+O(&M7’5<+O(+M5’’++(%.3".3.3".3?"3.3<3"<B33<.3"3.3<33?’?*?-?-?-?%?%?%?%?%7757<%-51?%&7O(*D+M333<C.?33C.?33C.?33.B3<D%++D%++%7<333<".35<3":MC<3<O(&M35?C3C3%O(&MD+++D5&+C.?3??3.3".3B35<+O(&M33C3O33D++3"3?+++3553"3553"B35B?5<N NO(’MN NO(’M.3"?3335.3":’<5&%O(*M.3.&&O(&M"’+3+&O(&M-(?%?%?&.3".3333<-57<51?%&7O(*D+M".35<3":’+<+’++++3"’7%7<B35B?5<O(&M O(&MO(’M.B3<+O(M+O(+M.<.3CC*MB&MB’D:MC"5333?3.3.&&O(&M&"3B3?"3+O(:M775<+O(+M5’’+.3".3<B33<.3".3?B3577333<57<.3"3.3"3.3<3"?%7+7’&+O(*MO(MO(*M.3"?3335<B335<33.3.&&O(&M"3B3?"3+O(:M%+3+&O(&M’+:(+333<33.3".3%-:MC<3<57<35?C3.B3O(’MD5&+3553"’73".$9; .3".3?3.33.33533.3??3’’’B35’’’’9A >$$#!4!$ $ $ 0$#$ $909##;49!9! #$9A!# $!$ 9$6$ !!>9;9#@!4>9!99;9;9A## # >969>#0$$49!9!C$6!!>99$ >$$#!4!$$9!$6!!6$ !49$$!$9A;!4;99$#$#!4!#>$## A;06 0; !$6#$ 90 6;!$ !9!6 9>$4934"$!9! > !$60A-’&%>5;@!9!2 5;+’% 5&%DD+&+% !E"#$"%&’(%*+’--+-’- !9!66# E>>>2 !0%DD+&+%7+:"F$$F6;F( !9!66# F!60$F+-+’G""#> $AG+&+’G’G6;:8+-+’D!9!4! <4 $ %!! #+&+%@!H(7+&+&.<"+%(%&:%+""$= $!9A;D:MKO(&M’CD:MKO(&M’?3CD:MKO(&M’3CD:MKO(&M’’3CD:MKO(&M’’3C3*56 ;&O%O:O*O&O%O:O*O&O%O:O*O&O%O:O*O&O%O:O*O$$Preliminary Precast Color SampleStorefront Dark Bronzeto match exist.Roof Screen Prefinished MetalFrame and Acrylic Slats - Tanto match main precastPrecast w/ 3 finishesSectional Doors Prefinished WhiteFlashing Prefinished Metal TanE1, Attachment 8 CDRB Packet Page Number 20 of 46 Engineering Plan Review PROJECT: MnDot Lab Addition 1400 Gervais Avenue PROJECT NO: 24-08 COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer DATE: 5-7-2024 PLAN SET: Civil plans dated 3-7-2024 REPORTS: Stormwater Management Report dated 3-21-2024 The applicant is seeking city approval to construct an approximately 9,400 square-foot addition to the existing MnDot Materials and Road Research Laboratory, along with associated site amenities, at 1400 Gervais Avenue. The applicant is requesting a review of the current design. The amount of disturbance on this site is greater than ½ acre and the amount of new or disturbed impervious surfacing exceeds 5,000 square feet. As such, the applicant is required to meet the City’s stormwater quality, rate control, and other stormwater management requirements. The site, as proposed, meets the City’s stormwater management requirements via the use of an infiltration basin and other best management practices. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents and calculations for final review. The following are engineering review comments on the design and act as conditions prior to issuing permits. Drainage and Stormwater Management 1)A storm water maintenance agreement shall be prepared and signed by the owner for the proposed storm sewer system and best management practices utilized to meet the City’s and Ramsey-Washington Metro Watershed District’s stormwater standards. The Owner shall submit a signed copy of the joint storm-water maintenance agreement with the City and Watershed to the City. Grading and Erosion Control 2)Inlet protection devices shall be installed on all existing and proposed onsite storm sewer until all exposed soils onsite are stabilized. This includes storm sewer on adjacent access drives and parking areas that could potentially receive construction related sediment or debris. E1, Attachment 9 CDRB Packet Page Number 21 of 46 3) Adjacent drives and parking areas shall be swept as needed to keep the pavement clear of sediment and construction debris. 4)The total grading volume (cut/fill) shall be noted on the plans. 5)A copy of the project SWPPP and NPDES Permit shall be submitted prior to the issuance of a grading permit. Sanitary Sewer and Water Service 6)The applicant shall be responsible for paying any SAC or WAC charges related to the improvements proposed with this project. A SAC determination is required. 7)All modifications to the water system shall be reviewed by Saint Paul regional Water Services. All requirements of SPRWS shall be met. 8)It is recommended that the water service lines be insulated at crossing points with the storm sewer pipe between MH-1 and MH-2. Public Works Permits The following permits are required by the Maplewood Public Works Department for this project. The applicant should verify the need for other City permits with the Building Department. 9)Grading and erosion control permit 10)Storm Sewer Permit 11)Sanitary Sewer Permit -END COMMENTS - E1, Attachment 9 CDRB Packet Page Number 22 of 46 Environmental Review Project: MNDOT Materials and Road Research Laboratory Date of Plans: April 3, 2024 Date of Review: May 10, 2024 Location: 1400 Gervais Avenue Review er: Shann Finwall, Environmental Planner 651-249-2304, shann.finwall@maplewoodmn.gov Carole Gernes, Natural Resources Coordinator 651-249-2416, carole.gernes@maplewoodmn.gov Project Background: The applicant is proposing an addition to the MnDOT Materials & Road Research Laboratory. The addition will require stormwater and grading improvements, as well as tree removal. The applicant must comply with the City’s tree preservation ordinance and other landscape policies. Tree Preservation Ordinance 1.Tree Preservation Ordinance: a.Significant Trees: Maplewood’s tree preservation ordinance describes a significant tree as a healthy tree of the following size: hardwood tree with a minimum of 6 inches in diameter, an evergreen tree with a minimum of 8 inches in diameter, and a softwood tree with a minimum of 12 inches in diameter. b.Specimen Trees: A specimen tree is defined as a healthy tree of any species that is 28 inches in diameter or greater. c.Tree Replacement: If greater than 20 percent of significant trees are removed, tree replacement is based on a calculation of significant trees located on the site and significant trees removed. Credits are given for all specimen trees that are preserved. If less than 20 percent of significant trees are removed, tree replacement is based on a calculation of one 2-caliper inch replacement tree per significant tree removed. d.Tree Replacement: The tree standards require that as many replacement trees be planted on the site as possible. An applicant can pay into the City’s tree fund at a rate of $60 per caliper inch for trees that cannot be planted on site. The City uses the tree fund to manage trees in parks and within the right-of-way. 2.Tree Impacts: There are 29 significant trees on site for a total of 410 caliper inches. The applicants propose to remove 12 signif icant trees for a total of 180 caliper inches (44 percent tree removal). 3.City Code Requirements: City code requires 64 caliper inches of replacement trees on the site (which equals 32 – 2 caliper inch replacement trees). E1, Attachment 10 CDRB Packet Page Number 23 of 46 4.Proposed Tree Replacement: The landscape plan shows 14 new trees that are 2.5 caliper inches, totaling 35 caliper inches of replacement trees. This does not meet the City’s tree replacement requirements. 5.Tree Preservation Ordinance Recommendations: a.Prior to issuance of a grading permit, the applicant must submit the following: 1) Revised tree removal and replacement plan showing the following: a)Tree replacement calculations. Staff calculated the tree replacement from the plans submitted. The applicant should add the number of significant trees on the site and number removed into the City’s tree replacement calculation to verify staff’s review. 2)Revised landscape plan showing the following: a)Replace the Maindenhair trees with a native species. b)Addition of 29 caliper inches of replacement trees, or pay into the City’s tree fund at a rate of $60 per caliper inch of tree that cannot be planted on site. 3)Submit a tree escrow in the amount of $60 per caliper inch of trees to be replaced on the site. The escrow will be released once the trees are planted with a one-year warranty. Landscape Policies Review of the landscape plan to ensure it meets City landscape policies to ensure nonnative and invasive species are avoided, seed mix is appropriate for use in areas proposed, and plantings are climate resilient. Landscaping Recommendations: a.Prior to issuance of a grading permit, the applicant must submit the following: 1)Revised landscape plan showing the following: a)Plant material proposed in the new stormwater pond. E1, Attachment 10 CDRB Packet Page Number 24 of 46 COMMUNITY DESIGN REVIEW BOARD STAFF REPORT Meeting Date May 21, 2024 REPORT TO: Michael Sable, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Comprehensive Sign Plan Amendment, Birch Run Station, 1715 Beam Avenue East Action Requested: Motion ☐Discussion ☐ Public Hearing Form of Action: ☐Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Policy Issue: Ross Dress for Less (applicant) has requested a comprehensive sign plan amendment for 1715 Beam Avenue East—Birch Run Station Shopping Center. The applicant proposes installing a wall sign on the exterior of the building that exceeds the maximum height currently allowed in the site’s comprehensive sign plan. This report includes additional details on the proposal. To proceed with this project, the applicant requests approval of a comprehensive sign plan amendment. Recommended Action: Motion to deny the comprehensive sign plan amendment for Ross Dress for Less at Birch Run Station, located at 1715 Beam Avenue East. Fiscal Impact: Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐Use of Reserves Other: N/A Strategic Plan Relevance: ☐Community Inclusiveness ☐Financial & Asset Mgmt ☐Environmental Stewardship ☐Integrated Communication Operational Effectiveness ☐Targeted Redevelopment The city deemed the applicant’s application complete on April 30, 2024. The initial 60-day review deadline for a decision is June 29, 2024. As stated in Minnesota State Statute 15.99, the city can take an additional 60 days, if necessary, to complete the review. Background: Ross Dress for Less (applicant) has requested a comprehensive sign plan amendment for 1715 Beam Avenue. A comprehensive sign plan is required for all multi-tenant sites. Birch Run Station Shopping Center has an existing sign plan initially approved in 1989, which has been through multiple revisions over the subsequent years. The last revision was in 2022, and it was reviewed with the current facade updates and parking lot reconfiguration. E2 CDRB Packet Page Number 25 of 46 The applicant proposes installing a wall sign on the exterior of the building façade for the business that exceeds the maximum copy height currently allowed in the site’s sign plan. Ross Dress for Less requests increasing the copy heights up to 60 inches, with a second row of sign copy up to 36 inches in height. The request is only for type 1 tenants, described in the applicant's narrative and supplemental plans. Currently, building tenants are permitted to have one wall sign on the front fascia of the canopy. The copy height cannot exceed 42 inches and must be a minimum distance of 18 inches from the edges of the sign to either side of the tenant's storefront. Larger tenants with more prominent facades can have an additional line of copy so long as the height does not exceed 42 inches, and smaller tenants are regulated to one line due to the size of the storefront facades. In addition to the individual storefront signs, there are three freestanding signs, two along Beam Avenue and one on Southlawn Drive. Additionally, tenant identification wall signs are permitted on the east wall facing Southlawn Drive. Staff reviewed the proposal and does not recommend approving the increased sign copy height as the applicant needs to make a compelling or clear case. As the façade updates have been completed, many tenants have installed storefront signs that comply with the plan requirements. Finally, the documents submitted as part of the application are misleading or unclear in outlining the measurements for existing and proposed tenant facades and identifying type one tenants. The sign plan is in place to provide consistent guidance on the site’s signage over time. It’s important that any approved changes to the sign plan can be interpreted by city staff, the board, and current and future building tenants. Citizen Comments Staff surveyed the surrounding property owners within 350 feet of the proposed site. Staff did not receive any comments. Reference Information Site Description Project Area: 26 acres Land Use: Commercial Retail Shopping Center Surrounding Land Uses North: Assisted Living Facility/Ramsey County Library East: Commercial Buildings/Maplewood Mall South: Commercial Buildings West: St. John’s Hospital/Medical Offices Planning Existing Land Use: Mixed-Use, Community Existing Zoning: North End Attachments: 1.Overview Map 2.2040 Future Land Use Map 3.Zoning Map 4.Existing Sign Plan 5.Applicant’s Narrative 6.Applicant’s Proposed Sign Plans E2 CDRB Packet Page Number 26 of 46 Subject Parcel E2, Attachment 1 CDRB Packet Page Number 27 of 46 E2, Attachment 2 CDRB Packet Page Number 28 of 46 E2, Attachment 3 CDRB Packet Page Number 29 of 46 E2, Attachment 4 CDRB Packet Page Number 30 of 46 DESIGN REVIEW AND COMPREHENSIVE SIGN PLAN RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. 1.01 1.02 Section 2. 2.01 Background. Dan Noyes, of Blumentals Architecture, has requested approval of site and design plans for improvements at the Birch Run Station shopping center. The property is located at 1715 Beam Avenue East with PIDs of 03-29-22-14-0006 and 03-29-22-14-0015. Site, Building and Sign Plan Standards and Findings. City ordinance Section 2-290(b) requires that the community design review board make the following findings to approve plans: 1.That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2.That the design and location of the proposed development are in keeping with the character of the surrounding neighborhood and are not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3.That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. 2.02 City ordinance Section 44-738 requires a comprehensive sign plan shall be provided for business premises with five or more tenants on the premises and all multiple story buildings with two or more tenants in the building. Section 3. 3.01 Such a plan, which shall include the location, size, height, color, lighting and orientation of all signs and/or murals, shall be submitted for preliminary plan approval by the city. Exceptions to the sign ordinance of this article may be permitted for sign areas, densities, and dynamic display changeover rates for the plan as a whole if the signs are in conformity with the intent of this article, results in an improved relationship between the various parts of the plan, encourages and promotes the removal of nonconforming signs through the use of shared signs, and in the case of long-term exemptions to temporary window and banner signs show that there are unusual circumstances with the request. In addition, murals must be tasteful, in keeping with the business premises and surrounding properties, and not contain any defamatory, obscene, treasonous expressions or opinions, including graffiti. Community Design Review Board Action. The above-described site, design and sign plans are hereby approved based on the findings outlined in Section 3 of this resolution. Subject to staff approval, the site E2, Attachment 4 CDRB Packet Page Number 31 of 46 must be developed and maintained in substantial conformance with the design plans date-stamped November 1, 2022. 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.All requirements of the fire marshal and building official must be met. 3.Meet all requirements of the City Engineer, which includes pulling grading and erosion control permits. 4.Meet all requirements in the environmental report, dated November 4, 2022. 5.The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 6.Prior to the issuance of a building permit, the applicant shall submit for staff approval the following items: a.The applicant shall provide the city with a cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. 7.The comprehensive sign plan is approved for this site per the following conditions: a.The conditions of this resolution replace and supersede any and all previous comprehensive sign plan approvals for this site. b.As allowed by the city council on November 8, 1993, the 70-foot-tall, 720- square-foot, "V shaped pylon sign is allowed at the Southlawn Drive entrance to Birch Run Station. c.A 17-foot by 25 -foot, 425 -square-foot monument sign fronting on Beam Avenue is allowed. d.Signage for the outlets shall be subject to CDRB approval upon submittal of those individual sign proposals. Staff may approve revisions if they comply with the original approval for those properties. e.The wall signage for the five original anchor stores are approved as described in the memorandum dated September 5, 1989. The Office Max wall sign is approved as described in the October 7, 1993 staff memo. Changes to the anchor store signs may be approved by staff, based on code compliance and proper design. f.Tenants shall be limited to one sign on the front fascia of the canopy. These signs shall be neon or constructed of individual letters mounted on a raceway. Copy height shall not exceed 42 inches. Signs shall not be closer than 18 inches to either side of the tenant's store front. E2, Attachment 4 CDRB Packet Page Number 32 of 46 g.Business identification signs for the west and north sides of the shopping center shall be subject to approval by the CDRB if proposed in the future. h.A single 124-square-foot wall sign on the east side of the building facing Southlawn Drive is allowed. i.For the Health East Spine Clinic bu ilding which is an outlet to the Birch Run Shopping Center the following signs are allowed: i.A 93 -square-foot wall sign on the north elevation. ii.A 93 -square-foot wall sign on the south elevation. iii.A 150-square-foot free standing monument sign along the Beam Avenue frontage. 1.This sign would identify the Health East Spine Clinic at the top of this sign with space for four additional tenants below. The spaces for the four additional tenant signs may be used for tenants of Birch Run Station or the new HealthEast building. 2.The proposed sign panels on the monument sign may identify tenants in the Health East Spine Clinic or tenants in the main shopping center building. They may not identify any of the existing outlet developments which have their own freestanding signs. 8.All work shall follow the approved plans. The director of community development may approve minor changes. _____ by the Community Design Review Board of the City of Maplewood, Minnesota, on November 15, 2022. E2, Attachment 4 CDRB Packet Page Number 33 of 46 Birch Run Sta�on MSP Amendment Ross Dress for Less is respec�ully reques�ng to amend the Birch Run Sta�on MSP to allow for a leter height of 60” for the primary row of copy and 36” allowed for the secondary row of copy for all Type 1 Façade tenants (called out on eleva�on drawings). This request will only affect the Type 1 Façade Tenants as they are setback from each right-of-way approximately 1000’. From that distance, motorists travelling through the commercially zoned corridor will be scanning their environment to safely maneuver to their des�na�on. Freestanding signs will alert motorists to the general loca�on of each tenant, but to find the appropriate parking spaces, motorists require wayfinding via building signage to safely and efficiently reach their des�na�on. Ros Dress for Less and other main anchor tenants are a draw and need to be visually represented appropriately within the commercially zoned corridor. In no way is Ross Dress for Less reques�ng more than what is required, but they are reques�ng signage that can be seen from the necessary roadways and allows for safe and efficient maneuvers for motorists entering the property to spend no-load, taxable dollars. E2, Attachment 5 CDRB Packet Page Number 34 of 46 SHEETdrawn127 72 6&$/(9,&,1,7< 0$3127 72 6&$/(6,7( 3/$1K08/15/2023#2637 MAPLEWOOD, MNBirch Run StationNWC Beam Ave & Southlawn Dr.Maplewood, MN 55109TK-EM31S11M11M21E2, Attachment 6 CDRB Packet Page Number 35 of 46 SHEETdrawnROSS/DFLS1Code:NTE 10% OF WALL AREA, COPY HEIGHT NTE 42"109'-4 3/4" x 35'-2" = 3847.0910% OF 3847.09 = 384.71 SFMSP AMENDMENT REQUIREDNOTES:60"H INDIVIDUAL "ROSS" PAN CHANNEL LETTER-LOK LOGO LETTERS:FACES: .177 PLASKOLITE OPTIX LD (LIGHT DIFFUSING) 2406 WHITE WITH 3M 3730-167L BLUE VINYL FILM OVERLAYRETURNS: 8"D ALUM. W/ WHITE FINISHTRIM CAP: 2" WHITE JEWELITELETTER BACKS: ALUMINUMLEDS: PRINCIPAL TRUE WHITE QWIK MOD 3 (7100K)MOUNTING: 1/4"-20 GALV. THRU BOLTSPEG OFF: 1/2" SPACERSTYPICAL ROSS BLUE IDENTITY BANDS BY LANDLORDN/ASIGN FASCIA BY LANDLORD, SEE NOTES/"FROSTED WINDOW FILM BY LANDLORDTWO (2) SETS OF FIVE (5) EYE-BOLTS FOR BANNER ATTACHMENT BY LANDLORD/"N/A36"H INDIVIDUAL "DFL" LOGO LETTERS:ALL CALLOUTS SAME AS "ROSS" EXCEPT:RETURNS: 5"D ALUM. W/ WHITE FINISHTRIM CAP: 1" WHITE JEWELITE• ADEQUATE ACCESS BEHIND LOGO LETTERS AND CABINET FOR INSTALLATION AND MAINTENANCE, PER ARTICLE 600 OF THE N.E.C.• ONE (1) 2O AMP 120V ISOLATED SIGN CIRCUIT AND JUNCTION BOXES TO AREA BEHIND SIGN LETTERS CONNECTED TO THE ENERGY MANAGEMENT SYSTEM.• AT LEAST 1/2" THICK PLYWOOD BACKING BEHIND ALL E.I.F.S. WALL SYSTEM FOR SIGN AND BANNER SUPPORT.SIGN FASCIA TO BE FREE OF JOINTS & REVEALS, AND OF A LIGHT COLOR (MINIMUM 80% L.R.V.) TO PROVIDE HIGH CONTRAST AND VISIBILITY FOR THE SIGN.ALL COLORS ARE SUBJECT TO ROSS STORES, INC. REVIEW AND APPROVAL. COLOR APPEARANCE MAY BE ALTERED BY PRINTING, SEE APPROVED FINAL CONSTRUCTION DRAWINGS FOR COLOR SPECIFICATIONS.IF ANY SIGNAGE PROPOSED IN THIS EXHIBIT IS ALTERED BY LOCAL GOVERNMENT AUTHORITIES, ROSS STORES INC. RESERVES THE RIGHT TO, AT NO COST, ADJUST ARCHITECTURAL FEATURES TO BEST ACCOMMODATE THE ALTERED SIGNAGE.LANDLORD TO PROVIDE:08/15/2023#2637 MAPLEWOOD, MNBirch Run StationNWC Beam Ave & Southlawn Dr.Maplewood, MN 55109TK-ESCALE: 3/32" = 1'-0"1SCALE: 3/32" = 1'-0"STOREFRONT • EAST • SOUTHLAWN DR • ELEVATION3-6"3-6"8-6"8-6"35'-2"109'-4 1/2" LEASE LINE TO LEASE LINE48'-2"24'-10"15'-11"14'-8"0'-0"FIN. FLR8-6"8-6"8-6"8-6"8-6"8-6"12'-1"12'-1"1'-4 1/2"1'-4 1/2"10'-8 1/2"10'-8 1/2"RS1-3017 RS1-2468 RS1-0960 8-6"8-6"45%45%55%55%36"36"60"60"19'-4" ROSS19'-4" ROSS8'-4"8'-4"EQEQEQEQ8'-4"8'-4"33"33"53"53"17'-8"17'-8"30"30"E2, Attachment 6 CDRB Packet Page Number 36 of 46 ! ! !!!!! ! ! ! ! " # $ % %" #% # % & # % & # && && $ % ! ! E2, Attachment 6 CDRB Packet Page Number 37 of 46 '! ! ! ! !!! !!!!" # #&%"&" ' ' "'' ' ' "'' ' ' E2, Attachment 6 CDRB Packet Page Number 38 of 46 ( ) ( )* * ! ! ! ! !!! !!! E2, Attachment 6 CDRB Packet Page Number 39 of 46 6001 Nimtz PkwySouth Bend, IN 46628phone 888.276.7107 fax 574.237.6166Birch Run StationNWC Beam Ave & Southlawn Dr.Maplewood, MN 55109April 23, 2024E2, Attachment 6 CDRB Packet Page Number 40 of 46 SITE ENHANCEMENT SERVICES | 6001 Nimtz Pkwy | South Bend, IN 46628 | phone 888.660.1838 | fax 574.237.6166AERIAL MAPE2, Attachment 6 CDRB Packet Page Number 41 of 46 Wall Sign 1: 2'-10" x 18'-0": 51 SFWall Sign 3: 2'-0" x 12'-10": 25.7 SFWall Sign 2: 3'-1" x 12'-4": 38 SFSITE ENHANCEMENT SERVICES | 6001 Nimtz Pkwy | South Bend, IN 46628 | phone 888.660.1838 | fax 574.237.6166ROYAL DRAGON - LIBERTY HOME - MIRACLE EAR2'-10"2'-0"1'-9"1'-9"14"12"6"E2, Attachment 6 CDRB Packet Page Number 42 of 46 SITE ENHANCEMENT SERVICES | 6001 Nimtz Pkwy | South Bend, IN 46628 | phone 888.660.1838 | fax 574.237.6166LAKESHORE LEARNING - HOME CHOICE - SHOE DEPT.Wall Sign 4: 4'-6" x 19'-6": 87.8 SFWall Sign 6: 36" x 35'-0": 105 SFWall Sign 5: 4'-3" x 26'-8": 113.3 SF3'-0"2'-10"4'-0"10"12"3'-0"6"E2, Attachment 6 CDRB Packet Page Number 43 of 46 SITE ENHANCEMENT SERVICES | 6001 Nimtz Pkwy | South Bend, IN 46628 | phone 888.660.1838 | fax 574.237.6166Wall Sign 7: 3'-2" x 16'-4": 51.7 SFWall Sign 9: 3'-6" x 37'-10": 132.4 SFWall Sign 8: 24" x 27'-6": 55 SFSALLY BEAUTY - AMERICA'S BEST - DOLLAR TREE3'-2"3'-6"2'-0"2'-0"7"12"E2, Attachment 6 CDRB Packet Page Number 44 of 46 SITE ENHANCEMENT SERVICES | 6001 Nimtz Pkwy | South Bend, IN 46628 | phone 888.660.1838 | fax 574.237.6166BURLINGTON - OCTAPHARMA - FAMOUS FURNITUREWall Sign 10: 5'-0" x 23'-0": 115 SFWall Sign 12: 3'-6" x 20'-6": 71.8 SFWall Sign 11: 3'-2" x 31'-3": 99 SF10"12"24"3'-9"2'-6"E2, Attachment 6 CDRB Packet Page Number 45 of 46 SITE ENHANCEMENT SERVICES | 6001 Nimtz Pkwy | South Bend, IN 46628 | phone 888.660.1838 | fax 574.237.6166Wall Sign 13: 3'-4" x 23'-9": 79.2 SFWall Sign 14: 10'-0" x 38'-3": 382.5 SFFIVE BELOW - JOANN3'-4"8'-4"5'-2"16"5'-8"E2, Attachment 6 CDRB Packet Page Number 46 of 46