HomeMy WebLinkAbout04/08/1997 BOOK
AGENDA
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
April 8, 1997
6:00 P.M.
City Council Chambers
Maplewood City Hall
1830 East County Road B
2.
3.
4.
5.
6.
Call to Order
Roll Call
Approval of Minutes: March 25, 1997
Approval of Agenda
Unfinished Business
Design Review
a. Tires Plus- 1935 County Road D
'b. Precision Tune- 275 North Century Avenue
c. Les's Superette - 2665 White Bear Avenue (Appeal of Staff Decision)
d. U.S. West Telecommunications Tower- 1890 Gervais Court
e. Three Plex - NE Corner of Clark Street and Mt. Vernon Avenue
Visitor Presentations
Board Presentations
Staff Presentations
a. Representative for the April 22 City Council Meeting
10. Adjourn
p:~com_dvpt~,drb.agd
WELCOME TO THIS MEETING OF THE
COMMUNITY DESIGN REVIEW BOARD
This outline has been prepared to explain the review process of this meeting. The
review of an item usually follows this format.
1. The chairperson of the meeting will announce the item to be reviewed.
The chairperson will ask the applicant or developer of the project up to the podium
to respond to the staffs recommendation regarding the proposal. The Community
Design Review Board will then discuss the proposed project with the applicant.
The chairperson will then ask the audience if there is anyone present who wishes
to comment on the proposal.
After everyone is the audience wishing to speak has given his or her comments,
the chairperson will close the public discussion portion of the meeting.
5. The Board will then discuss the proposal. No further public comments are allowed.
6. The Board will then make its recommendations or decision.
Most decisions by the Board are final, unless appealed to the City Council. You
must notify the City staff in writing within 15 days to register an appeal.
jw\forms~cdrb.agd
Revised: 11-09-94
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
MARCH 25, 1997
CALL TO ORDER
Chairperson Erickson called the meeting to order at 6 p.m.
II. ROLL CALL
Marvin Erickson
Marie Robinson
Ananth Vidyashankar
Tim Johnson
Matt Ledvina
Present
Present
Present--arrived at 6:01 p.m.
Absent
Present
III. APPROVAL OF MINUTES
Boardmember Robinson moved approval of the minutes of March 11, 1997, as submitted.
Boardmember Ledvina seconded.
Ayes--all
The motion passed.
IV. APPROVAL OFAGENDA
Boardmember Robinson moved approval of the agenda as submitted.
Boardmember Vidyashankar seconded.
Ayes--all
The motion passed.
V. UNFINISHED BUSINESS
There was no unfinished business.
VI. DESIGN REVIEW
A. Lakes Orthodontic Clinic--Cope Avenue
David Goehring of David Goehring Architects, the architect for this project, offered a few
comments to the staff recommendations. He said they will change their plan and have one
handicap parking stall to meet code. He expects the cost of the project to not exceed
$375,000, with landscaping to be more than $10,600. This landscaping amount would be in
excess of the necessary 2 percent of the project cost required by the provisions of the
Chanhassen Landscaping ordinance.
Mr. Goehring said a catch basin has been placed to catch the water from the parking lot. The
water then goes through a pipe to an existing catch basin on the south property line.
Therefore, the surface drainage is collected on the subject property. Mr. Goehring then
displayed a colored rendition and described the proposed building. He also answered
questions from the board.
Community Design Review Board
Minutes of 03-25-97
-2-
Kevin McLafferty, 1673 Lark Street, expressed concern about the affect of the proposed
raised parking lot on his property behind the parking lot. He said the existing catch basin
floods, causing water to be retained in two adjacent lots. Chairperson Erickson requested
that the city engineer review this drainage problem and determine if it can be corrected. Dan
Haag, 1665 Lark Avenue said the proposed building would replace soil that is now absorbing
some of the water. He felt that rain gutters positioned to direct the water runoff from the roof
to Cope Avenue might be beneficial.
Boardmember Robinson moved the Community Design Review Board recommend approval
of the plans (stamped March 4, 1997) for Lakes Orthodontic Associates, P.A., based on the
findings required by the code. The developer shall do the following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Complete the following before the city issues a building permit:
ao
Provide a grading, drainage, utility and erosion control plan to the city engineer for
approval. The erosion control plan shall be comply with ordinance requirements. The
grading and drainage plan shall show a catch basin near the rear property line. Runoff
from the parking lot and the back part of the site should be directed through a grassy
swale to this catch basin. This catch basin should be connected to the existing one on
the adjacent lot. This shall be subject to the Maplewood city engineer's reassessment
of the water problem in the area.
b. Revise the site plan with the following details for staff approval:
(1) Show the closing of the existing curb cut along Cope Avenue. The applicant shall
sod the boulevard and extend the street curb in this area.
(2) Provide a 15-foot parking lot setback from the Cope Avenue right-of-way line.
(3) Provide an eight-foot-wide loading space between the handicap stalls.
(4)
Show a six-foot-high,'80% opaque decorative wood screening fence adjacent to
1673 Lark Avenue. This fence shall be in addition to the proposed landscaping,
shall match the existing fence behind 1665 Lark Avenue in design and shall be
subject to staff approval.
c. Revise the landscape plan as follows for staff approval:
(1) Substitute the Amur Maples with a native and comparable species.
(2)
Show all over story deciduous trees to be at least 2 % inches in caliper, balled
and burlapped, all coniferous trees to be at least six feet tall, balled and burlapped
and all ornamental trees to be at least 1% inches in caliper, balled and
burlapped.
(3) Show sod in all turf areas.
Community Design Review Board
Minutes of 03-25-97
-3-
d. Colors of building materials, particularly the paint, are subject to staff approval.
Complete the following before occupying the building:
a. Replace property irons that are removed because of this construction.
b. Restore and sod-damaged boulevards.
c. Install a reflectorized stop sign at the exit, a handicap-parking sign for each handicap-
parking space and an address on the building.
d. Construct the trash dumpster enclosure with materials to match the building. The
enclosure must have a 100% opaque closeable gate.
e. Install and maintain an in-ground sprinkler system for all landscaped areas.
f. Install site security lights. Site lights must be designed and installed so that they do
not cause any nuisance for abutting neighbors or drivers.
If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 150% of the cost of the unfinished work.
This approval does not include the signs.
All work shall follow the approved plans. The director of community development may
approve minor changes.
Boardmember Vidyashankar seconded. AyesBall
The motion passed.
3-PiexmNortheast Corner of Clark Street and Vernon Avenue
Richard Schreier, the applicant, spoke about the proposed project. Mr. Schreier questioned
the inground-sprinkler requirement. Secretary Ekstrand said this requirement can only be
waived by the city council. Mr. Ekstrand also said the trees could be a combination of
deciduous and evergreen.
Doug Jones, the owner of adjacent properties, was concerned about the design of the
proposal. He suggested staggering the placement of the units, using brick similar to other
buildings in the area, and adding roof dormers to add interest. Mr. Jones proposed turning
one of the garages so entrance would be from Mt. Vernon Street so the view of the building
Community Design Review Board
Minutes of 03-25-97
would not be six straight garages. He thought there should be a time frame given for
completing the proposed decks.
Marian Salo, president of the Tarry-Towne Village Townhome Owners Association (the town
houses to the east) would prefer to see the driveway exit on Mt. Vernon so that existing curb
space on Clark Street would not be destroyed. She mentioned that snow storage is a
problem in this area. Ms. Salo also thought brick should be used on the 3-plex to blend in
with other townhomes nearby.
Mr. Schreier responded that, while he didn't want to "make trouble with the neighbors," he
was providing adequate parking for his units. He thought the intention of the previous lot
owner was not to leave the lot vacant for storage of neighborhood snow. Mr. Scheier said the
3-plex, as planned, does not lend itself to turning one of the garages to exit to Mt. Vernon.
Boardmember Vidyashankar felt brick should be required on the building, but he also thought
that dormers or brick should be used to break up the top level. He asked to see another
design.
Boardmember Vidyashankar moved the Community Design Review Board recommend that
the plans, addressing the concerns of the board about the front elevations being broken up
and some color samples, be resubmitted to the board for review of the proposed 3-plex at the
northeast comer of Clark Street and Mt. Vernon Avenue.
Boardmember Ledvina seconded.
Ayes--all
The motion passed
Mr. Schreier asked if staff could approve some design changes without returning to the board.
Secretary Ekstrand said that under the current motion, which was passed by the board, it was
necessary to resubmit the changes to the community design review board.
C. Batteries Plus Time Extension
Since the applicant was not at the meeting, Secretary Tom Ekstrand presented the staff
report. He said there is a new potential owner who may, at some time in the future, request
exemption from the roof-top screening requirement. Mr. Ekstrand said substantial screening
will be required on the east and north side of the property.
Boardmember Robinson moved the Community Design Review Board approve a one-year
time extension for a Batteries Plus store at the northeast corner of Radatz and White Bear
Avenues, subject to the April 25, 1995, community design review board conditions and the
June 14, 1996, staff-approval conditions.
Boardmember Vidyashankar seconded.
Ayes--all
The motion passed.
VIII.
Community Design Review Board -5-
Minutes of 03-25-97
VII, VISITOR PRESENTATIONS
There were no visitor presentations.
BOARD PRESENTATIONS
Secretary Tom Ekstrand reported on the March 24 city council meeting.
IX, STAFF PRESENTATIONS
Representative for the April 14 City Council Meeting: Boardmember Vidyashankar will attend,
X, ADJOURNMENT
The meeting adjourned at 7:20 p.m.
TO:
FROM:
SUBJECT:
PROJECT:
LOCATION:
DATE:
MEMORANDUM
City Manager
Ken Roberts, Associate Planner
Conditional Use Permit and Design Review
Tires Plus Store
1935 County Road D
March 27, 1997
INTRODUCTION
Project Description
Ron Fiscus, of Yaggy Colby Associates, is proposing to renovate and expand the car wash
building at 1935 County Road D to make it a Tires Plus Store. This project would include adding
a 960-square-foot addition to the south side of the building for a new showroom. Refer to the
plans on pages 6-12 and project narrative on page 13. The developer also would move the
easterly driveway to the west and add parking in front of the new showroom addition. This Tires
Plus Store would replace their location at 1990 County Road D in the Maplewood Automobile
Mall.
Requests
The applicant is requesting approval of the following:
1. A conditional use permit (CUP) for a maintenance garage in the BC (business commercial)
zoning district. Refer to the map on page 7 and the letter on page 13.
2. The design plans including landscaping, architectural and site plans.
DISCUSSION
Conditional Use Permit
The proposed expansion meets the criteria for a CUP. One primary reason for the addition is to
create a showroom for product display and customer waiting. Showrooms need visibility from the
street. As proposed, the project meets the criteria for approving a conditional use permit.
Neighbors' Concerns
Mr. Houser, the owner of the Midas store east of this site, was concerned that the proposed
height of the addition would be above the present building elevation. As such, he felt that the
addition could affect the visibility of his building. Mr. Houser wants the city to require the owner to
limit the height of the proposed project to the present building elevation.
The proposed addition would put the showroom addition 24 feet closer to County Road D than
the existing car wash building. As proposed, the addition would have a setback of 74 feet from
the County Road D property line and would be 11 feet above the .existing building. The existing
Midas building has a setback of 30 feet from the County Road D property line and is about 18
feet tall. This proposal to expand the building would only affect the visibility of the Midas building
as viewed from the Kinder Care building to the west. The proposed addition would not affect the
visibility of the Midas building from County Road D, the south or from 1-694.
Building Design
As proposed, the building and show room designs are attractive. The developer will paint the
existing building to match the showroom addition. According to Mr. Fiscus, the developer is
proposing to use brown rock-faced concrete block for the showroom addition. This block should
be decorative and should be compatible with the existing block in the building and with the
materials in nearby buildings.
Parking
The number of parking spaceS proposed would meet code requirements. The code requires 26
spaces - the applicant is proposing 32.
RECOMMENDATIONS
Adopt the resolution beginning on page 14. This resolution approves a conditional use permit
to expand and convert the building at 1935 County Road D for an automobile maintenance
garage. The city bases this permit approval on the standards required by ordinance and is
subject to the following conditions:
1 All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
2. The proposed construction must be started within one year of council approval or the
permit shall end. The council may extend this deadline for one year.
3. The city council shall review this permit in one year.
There shall be no outside storage of refuse or vehicle parts of any kind (including tires
and wheels) unless in a screening enclosure. The developer or contractor shall submit
plans for screening enclosures to staff for approval of placement and design. Any outside
storage not in an enclosure shall have city council approval.
5. The owner or operator shall not allow anyone to work on vehicles outside the building. All
employees shall do the vehicle repair and maintenance inside the building.
6. There shall not be any outside display or sales of tires or other materials.
Approval of the plans date-stamped February 27, 1997 and building elevations dated March
20, 1997 for the building expansion and parking lot changes for the new Tire Plus store at
1935 County Road D. Approval is subject to the property owner or developer doing the
following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2
o
Complete the following before the city issues a building permit:
a. Submit a grading, drainage, utility and erosion control plan to the city engineer for
approval. The erosion control plan shall meet all ordinance requirements.
b. Revise the site plan to show the location of in-ground lawn irrigation lines and
sprinklers for the new landscape area in front of the building.
c. Provide a screening plan for any new rooftop mechanical equipment that is visible
from the street or adjacent properties.
d. Revise the building elevations to show rock-faced concrete block and colors that are
compatible with the existing block in the building and with the materials of the nearby
buildings.
The applicant shall complete the following before occupying the building:
a. Replace any property irons removed because of this construction.
b. Install reflectorized stop signs at both exits, a handicap parking sign for each
handicap parking space and an address on the building.
c. Screen and paint all roof-mounted equipment visible from streets or adjacent
properties. (code requirement)
d. Install and maintain an in-ground sprinkler system for the new landscaped area in
front of the building.
e. Repaint the existing building to match the addition with colors approved by city staff.
If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 150% of the cost of the unfinished work.
c. The city receives an agreement that will allow the city to complete any unfinished
work.
Construct the screening walls on all sides of the trash enclosure area to match the
building. The trash enclosure gates shall be 100 percent opaque.
This approval does not include the signs. City staff will review signage through the sign
permit process.
All work shall follow the approved plans. The director of community development may
approve minor changes.
CITIZENS' COMMENTS
City staff surveyed the 25 property owners within 350 feet of the site for comments about this
proposal. I received seven responses. There were four in favor of the proposal, one was
opposed, and two had no comment.
For
1. Hopefully it will be a larger draw of traffic to the area than the car wash. (Manager - 1940
County Road D).
2. This will improve the looks of the building and site. Another retail auto store should help my
traffic and improve my business. (Ziebart of Minnesota - 1955 County Road D)
Opposed
The proposed height of the addition will be above the present building elevation which could
affect the visibility of my adjacent building. Require the owner to limit the height of the project
to the present elevation. (Houser - Edina, owner of Midas Muffler building at 1945 County
Road D.)
4
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 30, 798 square feet (0.71 acres)
Existing land use: Vacant Automobile Wash
SURROUNDING LAND USES
North: 1-694
South: Circuit City across County Road D
West: Kinder-Care Center
East: Midas Automobile repair garage
PAST ACTIONS
On July 8, 1986, the community design review board approved the design plans for the car wash
on the site subject to 16 conditions.
PLANNING
Land use plan designation and zoning: BC (business commercial)
Ordinance Requirements
Section 36-151(b)(9) requires a CUP for any maintenance garage in a BC (business commercial)
zoning district.
Criteria for CUP Approval
Section 36-442(a) states that the city council may approve a CUP, based on nine standards.
Refer to the findings in the resolution on pages 14 and 15.
p:sec35-30\tirepls.mem
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Demolition Plan
4. Site Plan
5. Proposed Grading Plan
6. Landscaping Plan
7. Floor Plan and Building Elevations
8. Applicant's Project Narrative Dated February 26, 1997
9. Conditional Use Permit Resolution
10. Plans date-stamped February 21, 1997 (separate attachment)
5
ROAD
.'W CIR.
F'
Q
AVE.
BEAM
® ~
RADATZ
EDGEHI~ RD. ~ .,,j
DEMONT
AVE.
GRANDVIE~ zz
VIKING ~"
SHERREN AVE. Knu~ead Lake
I~ LARK
CT.
;ASTLE AVE.
COPE AVE. 3% G~,'
Attachment 1
WHITE B~.AR LAKE]
O
WOODLYNN AVE.
AVE.
LOCATION MAP
STANDRIDGE
GALL AVE.
MAPLE VIEW AVE.
or.
0
Z
NORTH SAINT
Attachment 2
DAYTONS
INTERSTATE
HIC_,HWA y 'NO.
694
Attachment 3
U?ILIT¥ LO~.AT I<~'q~
BUILDING
COUNTY ROAD
DEMOLITION PLAN
Attachment 4
INTERSTATE
HICHWAy
694
.- .......... 9.~9 .........
· - .' GREZNSI=,~CE
[L[VA~ON~ ON TH~ ~
OF ~92g.
EXISTING
BUILDING
~N. FL 9~.70
COUNTY ROAD D ~
SITE
PLAN
9
Attachment 5
INTERSTATE
S 8~57'00' £
HIOH~Ay
NO.
694
CONSTRUCTION NOTES
-t
EXISTING
BUlL.DING
FIN. FL. g~.70
~lN. ~'L.rI
3.B.70
SlCtlO~ A - A
REINFORCEMENT
CATCH BASIN
CURB
AT
COUNTY ROAD D ,
Attachment 6
INTERSTATE HIOHWAy NO. 694
EXISTING
z
PLANT SCHEDULE
I1
COUNTY ROAD D
LANDSCAPING PLAN
11
Attachment 7
e
()
F. AItT
FAISRIC AII,NING5
ILIBqE:>I:::XLI FIi~N~IE~ ,il~ll:> [:~O~R: COL. OF;!
· 5T~lt~ ~EAI'I ~IETAL ROOF ATOP
Tile TC~E~
P~PET.~
BUILDING ELEVATIONS
12
FEE: 36 "_a..7 10:11~I"1 "¢F*:Z-,GY E:OLB"¢ R'E;I--;O':i;IF~TE'.=-;
F'. Z
Attachment 8
Proposed Tires Plus Project
1935 East County Road D
Maplewood, Minnesota
Proi_ect Narrative
Tires Plus proposes to renovate and expand the existing building at 1935 East County
Road D, currently occupied by the Sunshine Express Car Care Center, converting the
facility to a Tires Plus retail sales and service facility. A 960 square foot showroom
addition will be constructed on the south side of the building, providing needed sales area
and a fresh, new upscale appearance to thc building.
Tires Plus is a Twin Cities based tire retailer which has, in recent years, expanded to more
than 75 facilities tlxroughout the upper midwest. In this expansion process, the firm has
worked to change the image of tire retailers. Through thc use of attractive buildings., high
quality materials, clean, bright showroom and service areas and excellent service, a new
image has been created which has placed Tires Plus at the leading edge of tire retailing.
Through the care with which it tailors its facility and operation to meet the needs of
neighborhoods. Tires Plus acb_ieved the STAP,.R award from the Minnesota Shopping
Center Association in 1995, for its facility in Apple Valley. The firm's commitment to
service results in its "guests" being treated with the utmost care and concern in a prompt
manner. The absence of exterior tire storage and display and overnight storage of
vehicles has resulted in Tires Plus facilities being welcomed as a high quality addition to
neighborhoods in which they locate.
Tires Plus currently has a facility in Maplewood near this new site. The Maplewood store
has been very successful. In fact, the result has been that the existing facility is
inadequate to handle the amount of business being generated for the site. The result is a
congested facility that is not consistent with Tires Plus' standards. The intent is to replace
the existing facility with this new store, creating a facility that is appropriately sized. As
owners of the new facility, Tires Plus wil} be able to exert greater control over its
function and appearance than is possible in its current leased space. Ample parking and
eight service bays will assure that this needed improvement is accomplished. In the
process, the car wash, auto service facility that has, occasionally, caused traffic problems
will be'replaced with a facility that has lower traffic counts and better accommodates
traffic and customers with its operation and site improvements. This existing building
that. through the years, has become unsightly will be replaced with an attractive new
appearance that will be amply landscaped with less asphalt surfacing covering the site.
As viewed from 1-694 or County Road D, the dramatic improvement in appearance will
provide a substantial enhancement to the neighborhood.
#5372
13
Attachment 9
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Yaggy Colby Associates, representing Tires Plus, applied for a conditional use.
permit to add onto and expand an existing building to open an automobile maintenance garage.
WHEREAS, this permit applies to the property at 1935 County Road D.
The legal description is:
Lot 1, Block 1, Tousley Commercial Park, Ramsey County, MN (PIN 35-30-22-33-0005)
WHEREAS, the history of this conditional use permit is as follows:
On April 7, 1997, the planning commission recommended that the city council approve this
permit.
On , the city council held a public hearing. The city staff published a
notice in the paper and sent notices to the surrounding property owners. The council gave
everyone at the hearing a chance to speak and present written statements. The council also
considered reports and recommendations of the city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
conditional use permit, because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the city's comprehensive plan and code of ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to
any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water
or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference
or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not create
traffic congestion or unsafe access on existing or proposed streets.
6. The use would be served by adequate public facilities and services, including streets, police
and fire protection, drainage structures, water and sewer systems, schools and parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and scenic
features into the development design.
9. The use would cause minimal adverse environmental effects.
10. There would not be a significant affect on the development of the parcel as zoned.
Approval is subject to the following conditions:
1. All construction shall follow the site plan approved by the city, The director of community
development may approve minor changes.
2. The proposed construction must be started within one year of council approval or the permit
shall end, The council may extend this deadline for one year,
The City Council shall review this permit in one year.
There shall be no outside storage of refuse or vehicle parts of any kind (including tires and
wheels) unless in a screening enclosure. Plans for screening enclosures shall be submitted
to staff for approval of placement and design. Any outside storage not in an enclosure shall
have city council approval.
The owner or operator shall not allow anyone to work on vehicles outside the building. All
employees shall do the vehicle repair and maintenance inside the building.
6. There shall not be any outside display or sales of tires or other materials.
The Maplewood City Council adopted this resolution on
,1997.
15
MEMORANDUM
TO:
FROM:
SUBJECT:
PROJECT:
LOCATION:
DATE:
City Manager
Ken Roberts, Associate Planner
Conditional Use Permit and Design Review
Precision Tune Auto Care Store
275 Century Avenue North
March 31, 1997
INTRODUCTION
Project Description
Daniel Dege, of Finn-Daniels, Inc., is proposing to renovate and expand the former auto
insurance claims building at 275 Century Avenue North. The changes are to make the site a
Precision Tune Auto Care Store. This project would include adding a 1,388-square-foot addition
to the west and north sides of the building for additional service bays. Refer to the plans on
pages 7-13 and the project narrative on pages 14-17. The developer also would add a driveway
around the north side of the building and a storm water pond on the west side of the site.
Requests
The applicant is requesting approval of the following:
1. A conditional use permit (CUP) for a maintenance garage in the M-2 (Heavy Manufacturing)
zoning district. Refer to the map on page 8 and the letter starting on page 14.
2. The design plans including architectural, landscaping and site plans.
DISCUSSION
Conditional Use Permit
The proposed expansion meets the criteria for a CUP. This business would be compatible with
the existing development in the area. As proposed, the addition is to provide additional service
bays in the building for the business.
Design Considerations
Building Design and Roof-Equipment Screening
As proposed, the building exterior would have a mix of materials. This would include EIFS and
single score concrete block around the upper part of the building above a neon band. The EIFS
would be on the upper part of the existing building while the addition would have concrete block
above the neon band. Unfortunately, this design makes the addition look like an addition instead
of matching the remodeled existing building. The building, when the contractor is done, should
look like a single harmonious unit. To help accomplish this, the applicant should use EIFS around
all the upper part of the building above the neon band.
The community design review board recently has been waiving the requirement for the screening
of any new roof-top mechanical equipment. The CDRB should require the applicant to paint all
new units to match the building as required by the code. It is the belief of the CDRB that 'roof-top
equipment screening often becomes more noticeable than the equipment and that it becomes
unsightly.
Shoreland and Ponding Area
Section 36-566(!)(a)(3) of the shoreland ordinance allows for up to 70 percent of the site (with
bonus) to have impervious surface. To get the bonus, the developer must provide and maintain
significant facilities for reducing storm water flow or the treatment of runoff. The code also
requires the city engineer to determine whether the proposed plans and management practices
are adequate to warrant the bonus.
To help reduce storm water flow and to treat the runoff, the applicant is proposing a pond on the
west side of the site. They also are proposing to have most of the surface water from the parking
lot run in grass swale (instead of a pipe) before entering the pond. Cliff Aichinger of the Ramsey-
Washington Watershed District suggested that the swale bottom have a non-mowed native grass
mixture to help with the water quality. The proposed plan has about 63 percent of the site area
covered with impervious surface. With the proposed pond and swale, the city engineer is
recommending approval of the impervious surface bonus for this project.
Section 36-570(a)(2)(b) of the shoreland ordinance requires the developers of non-residential
uses in the shoreland area to screen the use from view from the water by vegetation or
topography, assuming summer conditions. The floor level of the building is about 8.5 feet above
the normal water level of Tanners Lake. As such, the developer should provide more and
different landscaping on the east side of the building to help screen it from the lake surface. This
revised plan should include having at least five trees on the east side of their parking lot. The
screening also should include at least three trees between the lake and the driveway on the east
side of the site. (See the notes on the landscape plan on page 11 .) These trees should be a
mixture of the maples, lindens and coniferous trees (Austrian pines) instead of the proposed
Marshall Ash and Skyline Locust. As recommended, the tree species and locations would
provide better screening of the building from the lake than the trees proposed by the applicant.
Landscaping
The applicant needs to revise the landscape plan (date stamped March 17, 1997) to provide
more screening of the building from Tanners Lake. As noted above, the shoreland ordinance
requires the developers of non-residential uses in the shoreland area to screen the use from view
from the water by vegetation or topography. This screening should include evergreen trees.
In addition, the landscape plan needs to reflect the proposed grading plan. Specifically, the plan
shows snow crab trees in the proposed swale on the south side of the site. The developer should
move the trees out of the swale and should show the .non-mowed native grass bottom instead of
sod for the swale on the landscape plan.
On August 12, 1996, the city council directed staff to apply the Chanhassen Landscaping
Ordinance on a trial basis to landscaping proposals we review for the next year. This ordinance
bases the minimum amount of landscaping required on the cost of the proposed construction.
The Chanhassen code requi~es that the developer spend at least 2% of the project cost on
landscaping. (The code requires that the minimum landscape value include only expenditures on
trees and plant materials. It does not include sod, seed, labor and grading.)
Mr. Dege told me that they do not yet have the project cost or landscaping cost estimates. Staff
will attempt to get this data by the time of the meeting. Even with not having this information, the
proposed landscaping, with the changes noted above, should be attractive and acceptable.
Parking
The number of parking spaces proposed would meet code requirements. The code requires 16
spaces - the applicant is proposing 17.
RECOMMENDATIONS
Adopt the resolution beginning on page 18. This resolution'approves a conditional use permit
to expand and convert the building at 275 Century Avenue North for an automobile
maintenance garage. The city bases this permit approval on the standards required by
ordinance and is subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
2. The proposed construction must be started within one year of council approval or the
permit shall end. The council may extend this deadline for one year.
Bo
3. The city council shall review this permit in one year.
There shall be no outside storage of refuse or vehicle parts of any kind unless in a
screening enclosure. Plans for screening enclosures shall be submitted to staff for
approval of placement and design. Any outside storage not in an enclosure shall have city
council approval.
5. The owner or operator shall not allow anyone to work on vehicles outside the building. All
employees shall do the vehicle repair and maintenance inside the building.
Approval of the plans date-stamped March 4, 1997 and the landscape and building elevations
date-stamped March 17, 1997 for the building expansion and parking lot changes for the new
Precision Tune store at 275 Century Avenue North. Approval is subject to the property owner
or developer doing 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. Submit a grading, drainage, utility and erosion control plan to the city engineer for
approval. The erosion control plan shall meet all ordinance requirements.
Revise the site plan as follows:
(1) Show the location of in-ground lawn irrigation lines and sprinklers for the new
landscape area on the south side of the building.
(2) The handicap parking space shall have an 8-foot-wide access aisle on one side
for loading and unloading to meet ADA standards.
c. Revise the building elevations to show the lite grey EIFS around all the upper part of
the building addition instead of the lite grey single score block.
d. Revise the landscape plan as follows:
(1)
The plan shall reflect the proposed grading plan by moving the snow crab trees
out of the swale to other locations on site and shall show non-mowed native grass
in the swale instead of sod.
(2)
Show at least five trees on the east side of the parking lot and at least three trees
between the lake and the driveway on the east side of the site. These trees shall
be a mixture of the maples, lindens and coniferous trees (Austrian pines) to have
a variety of tree heights and screening.
3. The applicant shall complete the following before occupying the building:
a. Replace any property irons removed because of this construction.
b. Install reflectorized stop signs at both exits, a handicap parking sign for each
handicap parking space and an address on the building.
c. Paint or screen all roof-mounted equipment visible from streets or adjacent
properties. (code requirement)
d. Install and maintain an in-ground sprinkler system for the new landscaped area on the
south side of the building.
e. Post signs that say "employee parking only" by the parking stalls on the west side of
the building.
4. If any required work is not done, the city may allow temporary occupancy if:
o
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 150% of the cost of the unfinished work.
c. The city receives an agreement that will allow the city to complete any unfinished
work.
Construct the screening walls on all sides of the trash enclosure area of rockface block to
match the building. The trash enclosure gates shall be 100 percent opaque.
This approval does not include the signs. City staff will review signage through the sign
permit process.
All work shall follow the approved plans. The director of community development may
approve minor changes.
4
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 30, 771 square feet (0.71 acres)
Existing land use: Automobile Insurance Claims Building
SURROUNDING LAND USES
North: Denny's Restaurant
South: Interstate 94 and frontage road
West: 3M property across Century Avenue
East: Tanners Lake and Tanners Lake Marine
PAST ACTIONS
In 1967, Skelly Oil Company built a gas station on the site.
From 1979 to 1981, U-Haul used the site for renting trailers.
In 1981, American Family Insurance remodeled the building to convert it to an American
Insurance drive-in claims center.
PLANNING
Land use plan designation and zoning: M-2 (heavy industrial)
Ordinance Requirements
Section 36-151(b)(9)(c) requires a CUP for maintenance garages.
Section 36-442(a) states that the city council may approve a CUP, based on nine standards.
Refer to the findings in the resolution on pages 18 and 19.
Section 25-70 of the city code requires that the CDRB make the following findings to approve
plans:
That the design and location of the proposed development and its relationship to neighboring,
existing or proposed developments and traffic is such that it will not impair the desirability of
investment or occupation in the neighborhood; that it will not unreasonably interfere with the
use and enjoyment of neighboring, existing or proposed developments; and that it will not
create traffic hazards or congestion.
That the design and location of the proposed development is in keeping with the character of
the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive
development contemplated by this article and the city's cOmprehensive municipal plan.
5
That the design and location of the proposed development would provide a desirable
environment for its occupants, as well as for its neighbors, and that it is aesthetically of good
composition, materials, textures and colors.
p:sec36-29~pretune.mem
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Existing Conditions Survey
4. Site Plan
5. Proposed Landscape Plan
6. Proposed Grading Plan
7. Proposed Building Elevations
8. Applicant's Project Narrative Dated March 3, 1997
9. Conditional Use Permit Resolution
10. Plans date-stamped March 4, 1997 and March 17, 1997 (separate attachment)
6
AVE, n,
MINNEHAHA
MARGARET AVE.
Attachment 1
CONWAY
J2~
FRON
222
Loke
Z
"~ cR~K JAMES,__
u~PER AFRO. RD.
Z
LONDIN CT.
POND CT.
DORLAND IN.
DORLAND DR.
LOWER
MAYER LN.
LOCATION MAP
7
Attachment 2
7
o , ,
;'-'~t 3M~ROPERTY -'- '" ':
._ L
1-94 ~.v
7_ :'.~_~
.3
HOTEL
'-'~_ L~; ~jZ
>. /.,_, DEN NYS',
I/
Attachment 3
/
/
Survey ~rovioe~ By'
,,~
EGAN, FIELD & NOWAK lNG.
SURVEYORS '~'
Te~e(,F..12) 546-(~837
CONDITIONS AND
PR£CI$1Ofl TUNE AUTO CARE
275 Century Avenue North
EXISTING CONDITIONS
Attachment 4
/
$1T[ NOTES
SITE
PLAN
10
PRECISION TUNE AUTO CARE
275 Century Avenue Nor'tt~
0
Attachment 5
INTERSTATE
HIGHWAY 94
'\I J\
,,. ! \
ADD TREES .........
TANNERS
LAKE
SHEET INDEX
PRECISION .TUNE AUTO CARE
94, & CENTURY AVENUE
Attachment 6
Attachment 7
-I
PRECISION TUNE AUTO CARE
G4 & CENTURY AVENUE
PROPOSED BUILDING ELEVATIONS
13
Attachment 8
March 3, 1997
PRECISION TUNE AUTO CARE
275 Century Avenue North
Maplewood, MN
By:
PRECISION TUNE AUTO CARE
6321 Bury Drive
Eden Prairie, MN 55346
REQUESTS:
Conditional Use Permit approval for a commercial site development located
Heavy Manufacturing M-2 zoning district,
Site plan approval for a commercial site development located in the Heavy
Manufacturing (M-2) zoning district.
PROJECT DESCRIPTION:
in the
The proposed Precision Tune Auto Care site development provides a tasteful, efficient
development proposal that matches the envisioned land-use for the site, promotes safe and
orderly traffic flow, and creates a handsome building with proper site orientation and extensive
landscaping.
The site improvements consist of a 1388 square foot retail building addition for a total proposed
building of 2,680 square feet which is planned for one tenant that will serve the local residential
and commercial neighborhood communities. Adjacent to the proposed building are 17 parking
spaces, including 1 accessible stalls,
SUBMII'rAL PACKAGE:
Attached with this narrative are 8 plan sheets which identify the project location, existing
conditions, building architecture, site layout, grading, utilities, landscape, and lighting, The
attached sheets are:
Sheet C1 -
Sheet C2 -
Sheet C3 -
Sheet C4 -
Sheet C5 -
Sheet A-1 -
Sheet A-2 -
Sheet A-3 -
Existing Conditions and Boundary Survey
Removal Plan
Preliminary Site Layout
Grading, Drainage and Erosion Control
General Detail Sheet
Architectural/Landscape Site Plan
Floor Plan
Exterior Elevations
Finn-Daniels Architects/HKS Associates
March 3, 1997
Page 1
14
Conditional Use Permit Submission
for Precision Tune Auto Care
SITE DESCRIPTION:
The site was used as an insurance claims office, better known as the American Family Insurance
Building. The site lies at the northeast corner of Century Avenue and Interstate 94. Access to
Century Avenue (State Trunk Highway 120) and Interstate 94 are controlled by MnDOT.
Easements present on the site are:
1. A utility and drainage easement which borders the inside of the property limits and
accommodates the drainage swale that flows along the vacated Century Avenue
corridor, adjacent to tanner's Lake,
2. A cross-access easement along the eastern portion of the site which allows for traffic
to enter the adjacent development to the north (Denny's).
Adjc~eJEtJ_Qfld Use:
Adjoining the site to the north and south is commercial development. To the east is Tanners Lake
and to the west is the 3M campus, located across Century Avenue.
DEVELOPMENT STANDARDS:
The proposed retail business development is generally designed to meet or exceed the M-2
Heavy Manufacturing zoning district's minimUm standards. The required building size, parking
ratio, and landscaping all fall well within the regulations outlined in the M-2 section of the
ordinance. The building and parking setbacks also meet the requirements associated with the
city's Shoreline Ordinance setbacks for a Class 1 lake. It is proposed that the parking lot and
service drive areas will have a bituminous surface with B612 concrete curb and gutter
throughout.
Many factors were considered in creating an aesthetically pleasing retail business setting. With
the main access from the 1-94 Frontage Road (vacated Century Avenue alignment), it was
important to establish a logical vehicular circulation system and a strong visual presence for the
development along Century Avenue and Interstate 94. It was also important to provide
landscaping which enhances the beauty of each distinct season and create a pleasing setting
for the expanded facility, while maintaining views from the adjacent roads.
The proposed auto care facility will be constructed of color impregnated decorative block (rock
face and single scored). The existing building will be faced with an E.F.I.S. system with colors and
banding to match. Other unique design elements which add character to the building include
the use of a yellow metal canopy, incorporated into the red and yellow prefinished metal
energy strip that rings the building with a single tube of red neon over the red stripe to add
accent lighting in the evening, all which complement the building's color palette of grey tones
with yellow and red accents. The quantity and placement of building signage has been
appropriately sized to conform to the City's Sign Ordinance. We propose to remove the existing
non-compliant three pole pylon sign & replace it with a code compliant single pole sign.
Finn-Daniels Architects/HKS Associates
March 3, 1997
Page 2
Conditional Use Permit Submission
for Precision Tune Auto Care
15
UTILITIES/GRADING
Watermain
Water service for the addition to the existing building is proposed to be supplied by the existing
service.
Sanitary Sewer
Sanitary service for the addition to the building is proposed to be supplied by the existing service,
Storm Sewer
The stormwater for the site will drain overland and be directed to curb cuts along the southwest
side of the site. The stormwater will than be carried in a grass swale to a stormwater detention
basin located on the west side of the site, Stormwater drainage for the building will be collected
by a storm sewer system and carried to the detention basin. The stormwater will than be
discharged to the MN/DOT ditch along the east side of TH 120,
Grading
Stormwater on the eastern one half (by area) of the site flows to the east and eventually to
Tanners Lake, Stormwater on the western one half of the site flows to the west into the MN/DOT
ditch on the east side of TH 120 (Century Avenue). The proposed grading design will direct the
stormwater for the site to the west and to a detention basin located on the west side of the site,
The storm water will be discharged to the ditch along the east side of TH 120. This process of
directing flow and ponding with controlled discharge will enhance the water quality discharged
from the site,
The grades for the site on the east side will be raised approximately 2 feet so that the stormwater
can be directed to the west, This will require that the existing bituminous pavement will be
removed and a new bituminous surface constructed,
Erosion control measures will be placed prior to the start of grading operations and will remain in
place until ail slope stabilization is completed, The stormwater detention basin will be
constructed prior to the start of any other grading operations,
VEHICULAR CIRCULATION:
The site development scheme creates a logical vehicular circulation pattern by clearly defining
the site entry, the parking areas for the project, and by providing a vehicular loop that allows
traffic to enter and exit the site efficiently, Drive aisles and parking stalls have been designed to
meet the City of Maplewood standards for commercial development, and ample turning radii
have been employed at ail intersections.
Finn-Daniels Architects/HKS Associates
March 3, 1997
Page 3
Conditional Use Permit Submission
for Precision Tune Auto Care
16
DEVELOPMENT DATA:
PARCEL AREAS:
Total Lot Area
30,771.0 sq. feet (.706 acres)
PROPOSED STANDARDS:
Front Yard Setbacks
Building 30 feet
Parking 15 feet
Side Yard Interior Lot Line Setbacks
Building 15 feet
Parking 5 feet
Side Yard Side Street Setbacks
Building 30 feet
Parking 15 feet
Tanners Lake Shoreline Setbacks (Class 1 water body)
Building 100 feet
Parking 100 feet
SITE DATA:
L O~C,D&/~_I~ AG~:
Total Parcel Area
Building Area
Existing
Proposed
Total
Parking Lot Area
Landscape Area
Parking
Required
Proposed
Parking Stall Size
Customer
Employee
Accessible
30,771.0 Sq. Ft.
1,292.0
1,388.0
2,680.0
16,770.0
11,321.0
Sq. Ft.
Sq. Ft.
Sq. Ft. (8.7%)
square feet (54.5%)
square feet (36.8%)
17.0 Spaces
17.0 Spaces
10 Ft. x 18 Ft.
9 Ft. x 18 Ft.
8 Ft. x 18 Ft. with a 5 Ft. x 18 Ft. Access Aisle
Finn-Daniels Architects/HKS Associates
March 3, 1997
Page 4
17
Conditional Use Permit Submission
for Precision Tune Auto Care
Attachment 9
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Finn-Daniels, Inc., representing Precision Tune Auto Care, applied for a
conditional use permit to add onto and expand an existing building to open an automobile
maintenance garage.
WHEREAS, this permit applies to the property at 275 Century Avenue North.
The legal description is:
Subject to easements, Highway and vacated avenue accruing, the following; the south 1/2 of
Lots 1 and 2, Block 8, Tanners Lake Outlots, Ramsey County, MN (PIN 36-29-22-44-0003)
WHEREAS, the history of this conditional use permit is as follows:
On April 7, 1997, the planning commission recommended that the city council approve this
permit.
On 1997, the city council held a public headng. The city staff published a notice in
the paper and sent notices to the surrounding property owners. The council gave everyone
at the hearing a chance to speak and present written statements. The council also
considered reports and recommendations of the city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
conditional use permit, because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the city's comprehensive plan and code of ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to
any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water
or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference
or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not create
traffic congestion or unsafe access on existing or proposed streets.
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.
18
8. The use would maximize the preservation of and incorporate the site's natural and scenic
features into the development design.
9. The use would cause minimal adverse environmental effects.
10. There would not be a significant affect on the development of the parcel as zoned.
Approval is subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
2. The proposed construction must be started within one year of council approval or the permit
shall end. The council may extend this deadline for one year.
3. The City Council shall review this permit in one year.
4. There shall be no outside storage of refuse or vehicle parts of any kind (including tires and
wheels) unless in a screening enclosure. Plans for screening enclosures shall be submitted
to staff for approval of placement and design. Any outside storage not in an enclosure shall
have city council approval.
5. The owner or operator shall not allow anyone to work on vehicles outside the building. All
employees shall do the vehicle repair and maintenance inside the building.
The Maplewood City Council adopted this resolution on
,1997.
19
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
MEMORANDUM
City Manager
Thomas Ekstrand, Associate Planner
Les's Superette Remodelling
2665 White Bear Avenue
April 2, 1997
INTRODUCTION
Andy Hanson, representing Les's Superette at 2665 White Bear Avenue, is appealing staff's
denial of their proposal to paint the front and east side of the store. If allowed, the Les's store
would be painted gray. They would not paint the rest of the building, thereby, leaving two
adjacent lease spaces with brick fronts. Refer to the enclosed memo dated March 17, 1997.
BACKGROUND
March 17, 1997: Staff denied this proposal to paint only Les's Superette because it would
break the continuity of the appearance of this building.
DISCUSSION
Project Justification Needed
Staff asked Mr. Hanson to provide the following information to support his request so we may
better evaluate this proposal:
Full-colored building elevations of the entire front of the building showing how they propose
to paint Les's Superette and, more so, how it would look along with the unpainted brick
portion of the building.
2. A letter from the building owner indicating their approval of the partial painting of this
building.
Mr. Hanson also said that a representative of Yokum Oil Company would provide a color
sample of the gray they propose along with a letter of justification as to why they want to paint
Les's Superette. Mr. Hanson did not provide these items by the time of this writing.
Conclusion
Staff's primary concern is creating a building that has two distinctly different colorations. Gray
painted brick is not compatible with the remaining brick facade. Staff would be more ready to
accept this proposal if they painted all of the brick on this building (including Carbone's and Yin
Yang), but not the partial painting as proposed. Full-colored elevations of the entire building
front would help us to evaluate this. Staff told Mr. Hanson that we would accept the painting of
the entire building as an alternative. Mr. Hanson rejected this idea. He prefers only to paint
Les's Superette.
If the review board approves the painting of the building, the applicant should also do the
following:
1. Paint the trash enclosure to match the building, and
Remove the particle board from the east side of the building. This board may be covering
an old window or some building damage. The applicant should make any repairs on this
wall as needed for a uniform appearance.
RECOMMENDATION
Acceptance of the staff recommendation in the memorandum dated March 17, 1997 to deny the
partial painting of the building at 2665 White Bear Avenue containing Les's Superette,
Carbone's Pizza and Yin Yang Restaurant.
Appeals
The applicant may appeal this decision to the city council. To initiate an appeal, the applicant
must notify the planning staff within 15 days of the community design review board's motion.
p:sec2s\les's.des
Attachments:
1. Memorandum dated March 17. 1997
2. Colored copies date-stamped March 28, 1997 of Les's Superette
TO:
FROM:
SUBJECT:
LOCATION:
APPLICANT:
DATE:
MEMORANDUM
Attachment 1,(Memo pages 1 - 5)
City Council, Community Design Review Board, City Manager, Building Official
and John Huenink
Thomas Ekstrand, Associate Planner
Staff Approval - Les's Superette Remodelling
2665 White Bear Avenue
John Huenink of Kraus-Anderson Construction Company
March 17, 1997
INTRODUCTION
On March 17, 1997, I approved the following changes to Les's Superette at 2665 White Bear
Avenue.
1. Replacement of the fuel island canopy with a new one.
2. Replacement of the fuel dispensers with new ones. (They will not increase the number of
pumps.)
I did not approve these proposed changes:
1. Painting of the brick to a light gray color. Staff does not support the painting of the brick
since it would be a departure from the uniformity of building materials and colors established
at Mogren's Corner.
2. Installation of a new red-colored metal fascia on the superette. This proposed red fascia
would not be compatible with the orange/brown-colored brick.
3. The proposed signs. Any new signs since signs are to be reviewed through the sign permit
process.
4. The ad panels on the front and side of the building since these are considered signs by the
code.
CODE REQUIREMENT
City code allows staff to approve minor construction projects. Minor construction projects
include commercial building alterations that are under $150,000 if the community design review
board (CDRB) previously reviewed the building.
APPEALS
The city council, CDRB and the applicant have 15 days to appeal this decision. Please contact
me by April 1, 1997 to begin an appeal. I will then schedule this item for review by the CDRB.
Call me at 770-4563 if you have any questions.
p:15day\les'ssup.stf
Attachments:
1. Location Map
2. Site Plan
3. Elevation Drawings
Attachment 1
'~M/ TE
BEAR
ILMAN
~1 ~'l f//
POND
z
T2gN,,R22W
NORTH
LOCATION MAP
Attachment 2
IIOAD
4
SITE PLAN
[.O~rbone'~ Pizza J
Attachment
aflon
EXACO
~mJ~ ~,~ '~
~J~lljml ~ ~l, JmJ~ J
~lJlll~ ~ jm.r J
t
I J JJllJ J ~
m
n
TO:
FROM:
SUBJECT:
PROJECT:
LOCATION:
DATE:
MEMORANDUM
City Manager
Ken Roberts, Associate Planner
Conditional Use Permit and Design Review
US West Monopole
1890 Gervais Court
March 27, 1997
INTRODUCTION
Project Description
John Hollenbeck of CB Commercial, representing US West, is proposing to install a 90-foot-tall
monopole for telecommunications equipment. They want to install this monopole on the south
side of the US West building at 1890 Gervais Court, just north of Highway 36. (Refer to the
maps and plans on pages 4-9 and the letter starting on page 10.) There also would be 12' x 9.5'
x 6' equipment pad near the base of the monopole. US West would enclose the monopole and
pad area with a 6-foot-high chain link fence.
Requests
The applicant is requesting that the city approve:
1. A conditional use permit (CUP) for a monopole and related equipment in an LBC (limited
business commercial) zoning district.
2. The design, site and fencing plans.
BACKGROUND
On January 13, 1997, the council adopted the commercial use antenna and tower ordinance.
DISCUSSION
Conditional Use Permit
The city council should approve this request. This project meets the requirements of the tower
ordinance and the criteria for a CUP. The site design would be compatible with the adjacent
commercial structures and uses.
Design and Site Issues
Access to the tower would be from the existing parking area on the west and south sides of the
building. As proposed, the monopole would be 236 feet from Gervais Court and about 156 feet
from the east property line along the highway entrance ramp. The site design would fit in with the
nearby commercial buildings.
RECOMMENDATIONS
Adopt the resolution on pages 13 and 14. This resolution approves a conditional use permit
to allow a 90-foot-tall telecommunications monopole and related equipment. This approval is
for the property at 1890 Gervais Court. The city bases this approval on the findings required
by the ordinance and is subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
4. The applicant shall submit a letter to the city showing an intent to allow the collocation
of telecommunications equipment on the proposed tower.
Bo
Approve the site and landscape plans date-stamped March 12, 1997, for a 90-foot-tall
telecommunications monopole and equipment on the south side of the building at 1890
Gervais Court. Approval is based on the findings required by code and subject to the
applicant doing the following:
1. Repeat this review in two years if the city has not issued permits for this project.
Before getting a building permit, provide a grading, drainage, driveway and erosion
control plan to the city engineer for approval. The erosion control plan shall meet all
ordinance requirements.
3. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 150% of the cost of the unfinished work.
4. All work shall follow the approved plans. The director of community development may
approve minor changes.
CITIZENS' COMMENTS
City staff surveyed the owners of the 11 properties within 350 feet of the proposed site. We
received two replies. One reply had a comment. This person said they had no objection to the
proposal.
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 2.73 acres
Existing land use: US West building and parking lots
SURROUNDING LAND USES
North: Redeeming Love Church across Gervais Court
South: Highway 36
West: Vacant lot and Saints North Roller Skating Center
East: Petsmart across White Bear Avenue
PLANNING
Land Use Plan designation: LBC (limited business commercial)
Zoning: LBC
Ordinance Requirements
Section 36-600(5)(b)(1) requires a CUP for a tower in any non-residential zoning district.
Findings for CUP Approval
Section 36-442(a) states that the city council must base approval of a CUP on nine standards for
approval. Refer to findings one through nine in the resolution on pages 13 and 14.
p:secl 1/1890gerv.mem
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Site Plan
4. Site Plan
5. Landscape Plan
6. Elevation
7. Applicant's letter dated December 23, 1996
8. Applicant's CUP criteria statement
9. Conditional Use Permit Resolution
Attachment 1
~APLE VIEW AVE. ~ I
/
~ NORTH SAINT PAUL.
COUN~ J l ~
KOHL~AN J/
Hazel~ W
z~ ~
~ z
~ DEMONT AVE. ~:
~.~oo~ ~ ~.~oo~ ~ ~_ ~ N
' 0 (~ ~ EL~. ~ I
~e AVE. :: ~~X~
r Av~. ~ ~ ~ ~'/ I ~ "~'
K~~ok, ~~ .....
' ~ ~ ~ ,// ~ ~ - z ~u~
OHU~ST _~ ~: *~. ~/ = ~ ~, ~ ~
~Y AN AV ,~'/ / ~/~ ~ , NURSING HOME AND
..... ~ .~/ ,~./ AVE. S. ~g~ F~IR ~ROUNDS '-
LOCATION MAP
4
Attachment 2
, \ I · '~----- --'- -'~~,-nnnnnini ~
ii z \ I.~'I~ ~ "' -- -- '~~-- -- -- -- I n ,; FI FV~NTH
t~ ~ ';---:~ERVAIS AVEUUE ~ m~~mmm~sm
' I~ ~ ,~ ~-'- --' ~-'t~ ~-:= ..... '~ "~ ~ ~ ~' ....' ..... ' .....
I '~ ~ I
~ REBEEMIN6 LOVE CMURCM
~~~~6ERVAIS COURT~-2~~~'~~~ --I- -~
I~" , ...... ',~~ ~ ~ - I
~ ::::::::::::::::::::::::::::::::::::::::::::::::: ~ ~
1790 ~' -.. / ,o,o I !::::`:~ SITE:: ~~ ~ ~ t/~, I~ '
m · .... ~::: US WEST :: ~ .,' ,, . '
-', z m 0 ~ ::::::::::::::::::::::::::::::::::::::::::::::::::::::: ........... ~ ¢"
,,, AM~o' ~Z ~" + ::::::::::::::::::::::::::::::::::: ....... ~ ~ : PETSMART.
/~, ~ / i ~ O~ ~o~ _~ ,~ ..... ~ ~
~ ~ ~ /~' I ,~
= , I ~ ~¢,.;~ m ~ ~ ' .~ ....... I ...... ¢~- t"'~', , ' '
I ' I ~2~
, , ~ HI6HWAY 36 ~ ............
I *'----"
, m .-,-:(= ...... I ~-'--~ ...... =:'-m-:
~ ~ ..~-. ~ ,. ...... - -~ - ~- 4~:~ - -
A~hment 3
,,, GERVAIS AVENUE
.- EAST 252.66 -. R-70.O0
~ . L'!~l.18
!
£. UN£, W. ~2..20 FT.. h'W 1/4..
~t~ 1/4, $£C. 11. T. 2~, R. 22
BUILDING
EAST 121.47-.
, /
·
· o.. 2-, S2'P15'5 I'W
92.66
I ?'7.~5 FND. IRON
FND. HUB AT
OR~UND ELrV. -. 92.9.91
r /-- --~
/ ~.~. ,.o.. , '..~----
/ j....'
R-~7.96
L-106.10
NORTH
SCALE
SITE PLAN
6
L
PROPOSED MONOPOLE
/' ~ITE ~LAN
Attachment 5
16'
0
HOW DISTANCE TO
NEAREST A~U TT1NG
HIGH CHAINUNK
GA'r~ SElf NOT[
SE[ DE
FOR
ON
X/XX
IN~'ORMA TION
IIPMEN T PAD O
~'3.$' STE;IrL EDCER
RY[!RSON OR IrOUAL
SHREADED HARDWO00 IduLCH
ON COMMERCIAL LANOSCAPE FABRIC ~
TYPICAL MONOPOLE LOCATION PLANTING LAYOUT
COMMON NAIdE R0)'J, NICAL NAME' SIZe'
AU~:T~IAN PiN[ PINU$ NICRA 8'HGT. 8&g
8LACK HILLS SPRUCE PmCEA (~AUCA D£NSATA 8'1"1C?. 8z'R
MARS~"IALL S[~'OLF'$$ ASH
II'RAXINU$ PE;NN. 2.5' CAL.
NOTE:S
I~..ANT t0' O.C.
PLANT $0' O.C.
PLACE; AS SHOWN
BUSH HONE;Y~UCKL[ DI[:RVILLA LONICE:RA I.~ POT 'I' O.C.
&Id. HI~-IBUSH CRANSIrRRY ~,ASURNUM TRILO~UId S' R,~I(~
$' 0.C.
0 $ tO 20
SCALE; IN rem:' r
~LOT AT l" -
LANDSCAPE PLAN
Attachment 6
Communications
MINll3
1890 Gervais Ct., Maplewood
Monopole Height: 90'
Attachment 7
CB COMMERCIAL TELECOMMUNICATIONS
2550 University Avenue West
Suite 159S
St. Paul, MN 55114
(612) 603-6129
Fax (612) 645-1526
December 23, 1996
Mr. Kenneth Roberts
City of Maplewood
1830 E. County Road B
Maplewood, MN 55109
RE: US West Site #MIN-113
Dear Mr. Roberts:
This letter accompanies an application for a Conditional Use Permit by US West that will allow the
location of a PCS telephone antenna and cell site on the property at 1890 Gervais Court. CBC has been
authorized by US West to act as their representative for planning and zoning matters.
PROPOSED USE
US West is proposing to construct a steel monopole tower on the noted property. A PCS antenna array will
be placed at the top of the pole.
The foundation for the tower will be a caisson type. The tower steel and foundation will be designed
following specifications as determined by the tower manufacturer. These specifications take into account
soils, local wind loading guidelines and the type of equipment to be attached to the tower. A safety factor
is included in the design parameters resulting in a tower that typically exceeds local building code
requirements. Please reference the enclosed drawings and the specification sheet from Engineered
Endeavors, Inc. Additionally, the cell site will meet both FAA and FCC requirements for the location.
Tower color will be chosen to blend in with the surrounding environment.
An unmanned prefabricated equipment pad measuring approximately 12'-0" x 9'-6" x 6'-0" will be located
at the base of the pole. The drainage of the site will not be changed. Fencing or landscape will be
implemented per the cities requirements. The site will only require single phase 200 amp electrical service
and T1 telephone for utilities. These will be brought in underground. Site photographs, a site plan, and a
zoning drawing are attached.
ZONING AND CONDITIONAL USE STANDARDS
The site meets the City's standards for conditional uses. The antenna will be visually unobtrusive and go
unnoticed by the casual observer.
10
New wireless communication technology has developed rapidly in the past few years and many new
applications are vital to industrial and business uses. Business and industry will be seeking out and
adapting to these new technologies to remain competitive as the new Information Highway becomes a
reality. Having access to these emerging wireless technologies will be an important amenity for the
success of future business.
This site will enhance public safety and welfare because it will enable US West to bring this new CDMA
cellular technology to the area. The ability to transmit data such as fax, paging and computer data
transmission will open a whole new way for business, individuals, and government services to
communicate. Police can use CDMA cellular fax machines as part of their drug enforcement program to
obtain immediate search warrants when illegal activity is observed without leaving the scene. Firefighters
can receive faxed blueprints of a building in route to more safely fight fires. Ambulances can use it to
transmit vital data to emergency rooms which allows the emergency rooms to be better prepared to receive
injured accident victims. At spill sites, hazardous material information can be obtained "on site" by
accessing computer data bases throughout the country with a CDMA cellular modem. Motorists who do
not have the cellular phones are benefited by this system. Passing motorists with a phone can place an
emergency call.
CDMA Cellular radio transmissions are very safe and pose no health risk. It is really nothing more than a
digital low power two-way radio. CDMA Cellular uses low power to insure that the signal stays within the
designated "cell" so it will not interfere with neighboring "cells". The output for PCS cellular is 40 watts.
Television and radio station transmitting towers can range from 50,000 watts to one million watts of power
output. In fact, the output of a PCS antenna array impacts the population at approximately half the output
and associated absorption rate of the microwave oven found in most kitchens.
The question is often asked if the operation of a cellular antenna will affect home radio and television
reception. The use of the frequency spectrum is tightly controlled by the Federal Communications
Commission (FCC). The CDMA cellular system is operated in the 1900 MHz range. This is a higher
frequency on the radio spectrum than home radio and television frequencies. This is important because
higher frequency users cannot interfere with lower frequency users. Since 1984, over 15,000 cellular
antennas have been erected across the Untied States, and there have been no documented instances of
interference with home entertainment equipment. Additionally, CDMA encoding will virtually eliminate
the possibility of phone number cloning and cell number theft.
I respectfully request that we be placed on the next available Planning Commission Agenda. I plan to
attend the hearing to answer any questions or concerns that the committee or public may have.
I appreciate the assistance I have already received from the Zoning Staff. I look forward to working with
you to provide CDMA PCS cellular capability to your area.
John Hollenbeck
Zoning Manager
CB Commercial
Telecommunications Division
11
Attachment 8
City of Maplewood: Application for a Conditional Use
Criteria for Approval of a Conditional Use Permit
1. The City's comprehensive plan does not address PCS telephone towers and antennas.
2. The proposed monopole is designed to blend with the surrounding environment. Landscaping
and screening will hide the base of the tower. The monopole color will be light blue or gray.
3. PCS towers do not reduce property values. In fact, property values have been known to
increase in areas with PCS towers because it will enable US West to bring this new technology
to the community. US West's PCS system will enhance the community's communications
ability yet will not interfere with television, radio, pacemakers or other electronic devices.
4. US West PCS transmissions operate at a very low power level producing no harmful effects
upon the health and safety of residents. PCS transmission is really nothing more than a digital
low power two-way radio. According to the Federal Communications Commission (FCC):
"Measurements that have been made around typical cellular base stations have shown that
ground-level power densities are well below limits recommended by currently accepted RF and
microwave safety standards."
5. The proposed PCS monopole would not increase the amount of vehicular traffic on local
streets. Monopole base stations are serviced only twice each year, thus generating virtually no
additional traffic.
6. The proposed use is currently accessible by city streets. No service by any other public
facility would be required.
7. The proposed use would not create any additional costs for public facilities or services.
8. The proposed use will not adversely affect the surrounding natural environment. The site will
be landscaped to blend with the surrounding vegetation; no trees will be removed.
9. The proposed use will include a tower of 90' and an enclosed Base Transceiver Station (BTS)
for tower equipment that create no adverse environmental effects.
12
Attachment 9
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Mr. John Hollenbeck of CB Commercial, representing US West, applied for a
conditional use permit to install a 90-foot-tall telecommunications monopole and related
equipment.
WHEREAS, this permit applies to the property at 1890 Gervais Court. The legal description
is:
Subject to Gervais Avenue and State Highway 36/118 and except the West 632.2 feet, the
North 864.87 feet of part of the NW 1/4 of the SW 1/4 westerly of White Bear Avenue in Section
11, Township 29, Range 22 in Ramsey County, Minnesota. (PIN 11-29-22-32-0005)
WHEREAS, the history of this conditional use permit is as follows:
1. On April 7, 1997, the planning commission recommended that the city council approve
this permit.
The city council held a public hearing on ,1997. City staff published a notice in
the paper and sent notices to the surrounding property owners as required by law. The
council gave everyone at the hearing a chance to speak and present written statements.
The council also considered reports and recommendations of the city staff and planning
commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
conditional use permit, because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the city's Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets .and would not
create traffic congestion or unsafe access on existing or proposed streets.
The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools and
parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and scenic
features into the development design.
13
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1. All construction shall follow the site plan approved by the city.
2. The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
4. The applicant shall submit a letter to the city showing an intent to allow the collocation of
telecommunications equipment on the proposed tower.
The Maplewood City Council approved this resolution on
1997.
14
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
MEMORANDUM
City Manager
Thomas Ekstrand, Associate Planner
Design Review - Three-Plex
South of 1994 Clark Street
April 1, 1997
INTRODUCTION
Richard Schreier is requesting approval of his revised plans to build a three-plex at the northeast
corner of Clark Street and Mt. Vernon Avenue. Refer to the maps on pages 3-5 and the
enclosed building elevations.
COMMITTEE ACTION
March 25, 1997: The community design review board (CDRB) tabled their approval of
Mr. Schreier's original building design on March 25, 1997. They required him to make the
following changes and to resubmit the plans to them for review:
1. Show brick on the front elevation below the small roof overhang over the garage doors.
2. Wrap the brick around onto the side elevations.
3. Add a small roof over the side doors.
4. Add another window on the side elevations.
5. Show window shutters on the side and front windows.
6. Show raised-panel garage doors.
7. Show decorative shingles, such as a Timberline shingle.
8. Show a "breaking up" of the front elevation using dormers or off-setting the units.
9. Show the colors to be used.
DISCUSSION
Building Materials and Design
The new drawings reflect the changes requested by the CDRB. The board, however, did
not specify the number of dormers to be added. The CDRB should decide if the proposed plan
meets their approval.
Landscaping
The applicant has not shown any additional trees on the landscape/site plan. As specified at the
last meeting, the number of trees should be increased to ten. Red Maples are proposed. This is
acceptable.
Mr. Schreier added four shrubs on the south side of the building. He has not indicated what
types of plantings these would be. He should revise the landscape plan for staff approval before
getting a building permit indicating a specific size and type of planting.
RECOMMENDATION
Approve the plans (stamped March 31, 1997) for the proposed three-plex on the northeast
corner of Clark Street and Mt. Vernon Avenue. The applicant shall do the following:
1. Repeat this review in two years if the city has not issued a building permit for this project.
2. Provide the following for staff approval before the city issues a building permit:
a. A certificate of survey showing the proposed building placement. (code requirement)
b. A landscape plan showing:
(1) Sod on all parts of the yard and boulevard.
(2) Foundation plantings on the south side of the building indicating specific planting
types and sizes.
(3) Ten trees that are at least 2 1/2 inches in caliper, balled and burlapped.
3 Install and maintain an in-ground sprinkler system for all landscaped areas. (code
requirement)
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 150 percent of the cost of the unfinished work.
5. All work shall follow the approved plans. The director of community development may
approve minor changes.
Appeals
Anyone may appeal the CDRB's decision. Appeals must be received within 15 days of the
board's action. The city council will review any appeals.
p:sec17\3-plex.des
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Site Plan
4. Plans date-stamped March 31, .1997 (separate attachment)
Attachment 1
LOCATION MAP
3
Attachment 2
'%.
(?) 3
TARRY TOWN TOWNHOMES J/
V; Ii o~je. of
~.0
~OPOSED
3-PLEX SITE
VERNON AVENUE i ~ ---'
~~ MAPLEWOOD ~~ .
~[~] PONDING AREA ~
Attachment 3
SITE PLAN