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2024 07-16 Planning Commission Packet
Meeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, July 16, 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. June 18, 2024 Planning Commission Meeting Minutes E. PUBLIC HEARING 1. Conditional Use Permit Resolution, Gladstone Village II, 1880 English Street North 2. Conditional Use Permit Resolution, Hampton Companies, 2694 Maplewood Drive North F. NEW BUSINESS None G. UNFINISHED BUSINESS None H. COMMISSION PRESENTATIONS I. STAFF PRESENTATIONS None J. VISITOR PRESENTATIONS – 3 minute time limit per person K. ADJOURNMENT WELCOME TO THIS MEETING OF THE PLANNING COMMISSION This outline has been prepared to help you understand the public meeting process. The review of an item usually takes the following form: 1. The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. 2. Staff presents their report on the matter. 3. The Commission will then ask City staff questions about the proposal. 4. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. 5. This is the time for the public to make comments or ask questions about the proposal. Please step up to the podium and speak clearly. Give your name and address first and then your comments. 6. After everyone in the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. 7. The Commission will then discuss the proposal. No further public comments are allowed. 8. The Commission will then make its recommendation or decision. 9. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. “Welcome to the meeting of the Maplewood Planning Commission. It is our desire to keep all discussions civil as we work through difficult issues tonight. If you are here for a Public Hearing or to address the Planning Commission, please familiarize yourself with the Policies and Procedures and Rules of Civility, which are located near the entrance. At the podium please state your name and address clearly for the record.” Revised: 02/18 June 18., 2024 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, June 18, 2024 City Hall, Council Chambers 1830 County Road B East A.CALL TO ORDER A meeting of the Commission was held and called to order at 7:00 p.m. by Chairperson Desai B.ROLL CALL Tushar Desai, Chairperson Present Lue Yang, Vice Chairperson Present Paul Arbuckle, Commissioner Arrived at 7:01pm John Eads, Commissioner Absent Allan Ige, Commissioner Present Tom Oszman, Commissioner Present Staff Present: Michael Martin, AICP, Assistant Community Development Director C.APPROVAL OF AGENDA Commissioner Oszman moved to approve the agenda as presented. Seconded by Vice Chairperson Yang Ayes – All The motion passed. D.APPROVAL OF MINUTES 1.March 19, 2024 Planning Commission Meeting Minutes Vice Chairperson Yang moved to approve the March 19, 2024 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Oszman Ayes – All The motion passed. E.PUBLIC HEARING 1.Conditional Use Permit Resolution, Sejong Academy, 2410 Stillwater Road East Michael Martin, AICP, Assistant Community Development Director, gave the presentation and answered questions of the Commission. Chairperson Desai opened the public hearing. The following individuals addressed the commission regarding the project: Jay Smigielski, Attorney with Ferdinand F. Peters Esq. Law Firm D1 PC Packet Page Number 1 of 68 June 18., 2024 Planning Commission Meeting Minutes 2 Brad Tipka, Executive Director of Sejong Academy Chairperson Desai closed the public hearing. Commissioner Ige moved to approve a resolution for a conditional use permit for Sejong Academy to operate a school located at 2410 Stillwater Road East. CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Sejong Academy and Gethsemane Church have requested a conditional use permit to allow a school to operate on-site. 1.02 The property is located at 2410 Stillwater Road East, and is legally described as: Tract A, Registered Land Survey No. 582; Tract B, Registered Land Survey No. 582, except the South 319.45 feet of the East 274.50 feet. Subject to Reservation for the State of Minnesota of all mineral and mineral rights. Subject to a temporary easement for highway purposes on part of above property. Subject, however, to an easement covering the Southerly 33 feet of the above described premises for roadway purposes, to be hereafter dedicated for a public highway and to be designated as East Seventh Street. The PID for the property is 25-29-22-31-0036. Section 2. Standards. 2.01 City Ordinance Section 44-1092(3) requires a Conditional Use Permit for an institution of any educational, philanthropic or charitable nature. 2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City’s Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would not exceed the design standards of any affected street. D1 PC Packet Page Number 2 of 68 June 18., 2024 Planning Commission Meeting Minutes 3 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. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On June 18, 2024, the planning commission held a public hearing. The city staff published a hearing notice in the Pioneer Press and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council approve this resolution. 2. On June 24, 2024, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 5.01 The city council hereby _______ the resolution. Approval is based on the findings outlined in section 3 of this resolution. Approval is subject to the following conditions: (additions are underlined and deletions are crossed out): 1. The City Council shall review this permit in one year. 2. The owner/operator of the school shall acquire all necessary approvals and licenses from the state of Minnesota to operate the school facility. 3. The school facility shall be maintained and operated in a manner that does not create nuisances for nearby properties. 4. If any future construction project on the subject property is proposed, a building permit must be submitted for review and approval by the Building Official. 5. Before the first day of school in 2024, the applicant shall submit a traffic plan to staff detailing how the access drives from public roads and the parking lots areas will be utilized to create safe and efficient spaces for pick-up and drop-off areas and school buses. Seconded by Commissioner Arbuckle Ayes – All The motion passed. D1 PC Packet Page Number 3 of 68 June 18., 2024 Planning Commission Meeting Minutes 4 This item will go to the city council on June 24, 2024 F. NEW BUSINESS 1. Resolution of Appreciation for Fred Dahm, Planning Commission Vice Chairperson Yang moved to approve a resolution of appreciation for Planning Commission member Fred Dahm. RESOLUTION OF APPRECIATION WHEREAS, Fred Dahm has been a member of the Maplewood Planning Commission since April 27, 2015, and has served faithfully in that capacity until March 19, 2024; and WHEREAS, the Planning Commission and the City Council have appreciated Fred’s experience, insights and good judgment; and WHEREAS, Fred has freely given of his time and energy, without compensation, for the betterment of the City of Maplewood; and WHEREAS, Fred has shown sincere dedication to his duties and has consistently contributed his leadership, time and effort for the benefit of the City. NOW, THEREFORE, IT IS HEREBY RESOLVED for and on behalf of the City of Maplewood, Minnesota, and its citizens that Fred Dahm is hereby extended our gratitude and appreciation for his dedicated service. Seconded by Commissioner Oszman Ayes – All The motion passed. This item will go to the city council on June 24, 2024 2. Election of Officers (No Report) Commissioner Ige moved to keep the Officers as they are, with Tushar Desai as Chairperson and Lue Yang as Vice Chairperson of the Planning Commission. Seconded by Commissioner Arbuckle Ayes – All The motion passed. G. UNFINISHED BUSINESS None H. COMMISSION PRESENTATIONS The Commission and staff member Michael Martin, AICP, Assistant Community Development Director, had a brief discussion on the status of multiple land use projects that had been approved or discussed in the past. I. STAFF PRESENTATIONS None J. VISITOR PRESENTATIONS None D1 PC Packet Page Number 4 of 68 June 18., 2024 Planning Commission Meeting Minutes 5 K. ADJOURNMENT Commissioner Oszman moved to adjourn the meeting at 7:28 p.m. Seconded by Commissioner Oszman Ayes – All The motion passed. D1 PC Packet Page Number 5 of 68 THIS PAGE IS INTENTIONALLY LEFT BLANK PC Packet Page Number 6 of 68 PLANNING COMMISSION STAFF REPORT Meeting Date July 16, 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: Conditional Use Permit Resolution, Gladstone Village II, 1880 English Street North Action Requested: Motion ☐ Discussion Public Hearing Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation Policy Issue: JB Vang proposes to develop Gladstone Village II, a 56-unit affordable multifamily apartment project located on an approximately 1.15-acre site at 1880 English Street North. The applicant is currently constructing a 65-unit building directly north of this site. To proceed with this project, the applicant requests city council approval for a conditional use permit, public vacation of a utility easement, and design review. Recommended Action: Motion to approve a resolution for a conditional use permit approving a four-story, 56-unit multifamily apartment project to be constructed at 1880 English Street North. 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 July 1, 2024. The initial 60-day review deadline for a decision is August 30, 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. Background: JB Vang proposes to develop Gladstone Village II, a 56-unit affordable multifamily apartment project located on an approximately 1.15-acre site at 1880 English Street North. The project will be a 4-story development providing a mix of 56 one-, two-, three-, and four-bedroom apartments, ground-level resident-use amenities, and one level of underground parking. JB Vang intends to E1 PC Packet Page Number 7 of 68 begin construction in 2025. This project complements the applicant’s other project just to the north. Last year, the city approved a 65-unit affordable multifamily apartment project at 1310 Frost Avenue East. The project will also be a 4-story development; site work has recently begun. The applicant hosted a community open house on June 13, 2024, from 6 p.m. to 8 p.m. at the Wakefield Park Community Building. Invites were sent to all property owners within 500 feet of the project’s site. The night of the open house, the applicant brought poster boards with preliminary renderings for residents to see and comment on if desired. The open house was lightly attended by three adults. The existing site where this project is proposed currently has seven rental housing units occupied. The existing property owners—Midvest LLC and JB Vang—have been meeting with each tenant to inform them of the redevelopment project and to ensure that all relocation benefits that either federal or state law requires are properly allocated. The city does not have a role or any requirements for this aspect of the project. Gladstone Neighborhood Redevelopment Plan The Gladstone Neighborhood Redevelopment Plan outlines nine guiding principles to redevelopment in the area as follows: 1. Design the future of Gladstone as a village. 2. Transform regional trails into celebrated village corridors. 3. Make Gladstone a compelling quality of life choice. 4. Weave natural systems and ecological function into the built and recreational environment. 5. Allow Gladstone’s future to whisper the story of its past. 6. Make walkability the standard. 7. Think of Gladstone as a neighborhood for all stages of life. 8. Make the Gladstone redevelopment plan a model for others to follow. 9. Make multi-modal links between Gladstone and areas beyond. Conditional Use Permit Four-Story Building The MU – mixed-use zoning district requires a conditional use permit for any residential buildings over three stories or 35 feet tall. The applicant’s proposed building will be four stories and typically approximately 46 feet from ground level to the top of the parapet. Isolated areas of the building will encroach 50 feet in height for the roof hatches and the overrun for the elevator shaft. In comparison, Gladstone Village I, to the north of this site, will be 48 feet in height, and the multi- family buildings on the northwest corner of Frost Avenue and English Street, approved as part of the Frost-English Village redevelopment project, are 51 feet tall. Design Review Site Plan The project site would be accessed from a single drive coming off English Street on the southwest corner of the site. The proposed building would be on the site’s north and west sides, with surface E1 PC Packet Page Number 8 of 68 parking to the southeast. The city’s mixed- use district requires surface parking to be to the rear of the building. The mixed-use district also requires a front yard setback for multiple dwelling buildings to be no more than 20 feet, with a minimum of zero feet – from the English Street frontage. There are no side or rear building setback requirements. Parking lots must be setback five feet from the side and rear property lines. All setback requirements are being met. Building Elevations Exterior building walls adjacent to or visible from a public right-of-way or public open space may not exceed 40 feet in width. New buildings of more than 40 feet in width are allowed if the building wall is divided into smaller increments, between 20 and 40 feet in width, through the articulation of the façade. Exterior-building materials shall be classified as primary, secondary, or accent material. Primary materials shall cover at least 60 percent of all façades of a building. Secondary materials may cover no more than 30 percent of all façades of a building. Accent materials may include door and window frames, lintels, cornices, and other minor elements and may cover no more than ten percent of all façades of a building. The community design review board may consider exceptions to the above-mentioned design standards if they uphold the integrity of the guidelines and result in an attractive, cohesive development design as intended by ordinance. The primary materials for the proposed 56-unit multi-family building are brick and glass – with brick being utilized in two different tones of color – and will comprise 66 percent of the elevations. Secondary materials include stucco and masonry, making up 33 percent of the elevations. Accent materials will include black metal panels. The proposed elevations slightly exceed the allowed percentage for secondary materials. Given that the primary materials also exceed the minimum while minimizing accent materials, staff is comfortable with the elevations as presented. The building will be articulated in 20-40 foot segments and meets ordinance requirements. Unit Sizes The ordinance requires minimum unit sizes of 580 square feet per efficiency or one-bedroom units, 740 square feet for two-bedroom units, 860 square feet for three-bedroom units, and 1,040 square feet for four-bedroom units. All units in this project meet these requirements. Parking Waiver Parking spaces in the mixed-use district must be nine feet wide – the applicant’s site plans meet this requirement. City ordinance states that multi-family buildings must provide two parking spaces for each unit, with one parking space covered. This project requires a total of 112 spaces. The applicant is proposing to include 50 underground parking spaces and 15 surface parking spaces for a total of 65 parking spaces. The applicant is seeking a waiver of 47 spaces. The applicant believes the ratio of 1.16 stalls per dwelling unit will be sufficient for the targeted resident population and building’s location. The applicant has submitted a traffic memo that includes a summary of the estimated added traffic from this project and has shared a summary of the parking usage at two other affordable housing properties the developer has built. Landscaping and Screening All land areas not occupied by buildings, parking, driveways, sidewalks, or other hard surfaces must be sodded or mulched and landscaped with approved ground cover, flowers, shrubbery, and trees. Hard-surfaced areas, including sidewalks and patios, must include amenities such as benches, planters, and bike racks. E1 PC Packet Page Number 9 of 68 Perimeter landscape or pedestrian walls are required for all parking lots and shall be established along the road and edges of the parking lot. The landscape treatment or pedestrian wall shall run the full length of the parking lot and be located between the property line and the edge of the parking lot. There are ten significant trees on site, equaling 291 caliper inches. The applicants propose to remove nine trees equaling 279 caliper inches. This represents 96 percent tree removal. City code requires 309 caliper inches of replacement trees on the site (which equals 154 – 2 caliper inches of replacement trees). The landscape plan shows 74 new trees ranging in size from 2 to 2.5 caliper inches, totaling 208.5 caliper inches of replacement trees, which does not meet the tree replacement requirements. The applicant must either plant an additional 100.5 caliper inches of replacement trees or the applicant can pay into the City’s tree fund at a rate of $60 per caliper inch. Lighting The applicant submitted a photometric plan as part of its application. It appears the plan slightly exceeds code requirements along the south property boundary. Before any permits are issued, the applicant must submit a revised photometric plan showing all code requirements being met. Trash Enclosure All trash and recycling containers will be stored in an enclosure on the south end of the parking lot. Public Vacation of an Easement The applicant requests the public vacation of an easement initially taken for utilities on the site's east side as part of a vacation process in 1971 for an unused street right-of-way. This easement was never used for utility placement and currently contains no public utilities. The Engineering Department has no concerns with the proposed easement vacation. When approving public vacations, if a majority of the abutting property owners sign a petition, the city council may approve the vacation by a simple majority vote. Without this petition, the council may only approve the vacation, with at least four of the five members voting to approve it. The proposed easement vacation is entirely within the parcel of 1880 English Street North and does not affect any abutting properties. Ramsey County Regional Rail – the Bruce Vento Trail – owns the abutting property to the east. The Ramsey County Attorney contacted staff to express support for the easement vacation and has no concerns with its approval. However, signing the required petition requires the approval of the full Ramsey County Board. The applicant has elected not to go through that process and requests that the Maplewood City Council approve this request with a four-vote majority as permitted by state statute. Department Comments Engineering Please see Jon Jarosch’ s engineering report, dated July 9, 2024, attached to this report. Environmental Please see Shann Finwall’s environmental report, dated July 8, 2024, attached to this report. E1 PC Packet Page Number 10 of 68 Building Official – Randy Johnson The proposed building is required to meet the minimum requirements of the Minnesota State Building Code. Commission Review Community Design Review Board July 16, 2024: The community design review board will review this project. Planning Commission July 16, 2024: The planning commission will review this project and hold a public hearing. Citizen Comments Staff sent public hearing notices to the 34 surrounding property owners within 500 feet of the subject site and invited owners to provide their opinions about this proposal. Staff has yet to receive any responses. Reference Information Site Description Campus Size: 1.15 acres Existing Land Use: Manufactured Homes Surrounding Land Uses North: Gladstone Village I – under construction East: Bruce Vento Trail and single-family homes South: Vacant land owned by Ramsey County Regional Rail West: English Street and Gladstone Savanna Planning Existing Land Use: Mixed-Use - Neighborhood HD Existing Zoning: Mixed-Use Attachments: 1.Conditional Use Permit Resolution 2.Public Vacation of an Easement Resolution 3.Design Review Resolution 4.Overview Map 5.2040 Future Land Use Map 6.Zoning Map 7.Applicant’s Narrative 8.Site Plan 9.Building Elevations 10.Landscape Plan 11.Engineering Report, dated July 9, 2024 12.Environmental Report, dated July 8, 2024 13. Applicant’s Traffic Memo and Parking Information 14.Applicant’s Plans (separate attachment) E1 PC Packet Page Number 11 of 68 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Ashley Bisner, of JB Vang, has requested approval of a conditional use permit to permit a four-story multifamily building. 1.02 The property is located at 1880 English Street North and is legally described as: PIN: 152922320077. The South 7 feet of Lot 7, and all of Lots 8, 9, 10, 11, and 12, Block 3, Gladstone, Ramsey County, Minnesota. Abstract Property Section 2. Standards. 2.01 City Ordinance Section 44-512(4) requires a Conditional Use Permit for the exterior storage of goods or materials. 2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the City’s Comprehensive Plan and Code of Ordinances. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. 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. E1, Attachment 1 PC Packet Page Number 12 of 68 9.The use would cause minimal adverse environmental effects. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On July 16, 2024, the planning commission held a public hearing. The city staff published a hearing notice in the Pioneer Press and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council _______this resolution. 2. On August 12, 2024, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 5.01 The city council hereby _______ the resolution. Approval is based on the findings outlined in section 3 of this resolution. Approval is subject to the following conditions: 1.All construction shall follow the approved plans, date-stamped July 1, 2024. The director of community development may approve minor changes. 2.The proposed construction must be substantially started within one year of council approval, or the permit shall become null and void. 3.The city council shall review this permit in one year. 4.A parking waiver of 47 spaces is approved. The project will provide 50 underground spaces and 15 surface spaces. If a parking shortage develops, the city council may require the construction of additional parking spaces. E1, Attachment 1 PC Packet Page Number 13 of 68 PUBLIC VACATION OF AN EASEMENT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Ashley Bisner of JB Vang, petitioned the Maplewood City Council to vacate an unused public easement within the site at 1880 English Street North. 1.02 Gladstone, Ramsey Co Minn is the plat that created the lots that comprise 1880 English Street North. 1.03 The utility easement was originally recorded with the vacation of Ridge Street from Skillman Avenue to 320 feet south of Ripley Street on June 3, 1971 with a recording document number of 1801806. 1.04 This resolution vacates the utility easement within the former Ridge Street right-of- way for the property legally described as: The South 7 feet of Lot 7, and all of Lots 8, 9, 10, 11, and 12, Block 3, Gladstone, Ramsey County, Minnesota. 1.05 Hearing notices on the said petition were published in the City of Maplewood’s official newspaper, and a written notice was mailed to the affected property owners. 1.06 On August 12, 2024, the City Council held a hearing on such a petition, at which time all persons for and against the granting of said petition were heard. Section 2. Standards 2.01 Minnesota state statute requires that no vacation shall be made unless it appears in the interest of the public to do so. Section 3. Findings. 3.01 The Maplewood City Council makes the following findings: 1. There is no anticipated public need for the described unused public easement. 2. The vacation is not counter to the public interest. Section 4. City Council 4.01 The city council hereby _______ the resolution. Approval is based on the findings outlined in Section 3 of this resolution. E1, Attachment 2 PC Packet Page Number 14 of 68 DESIGN REVIEW RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Ashley Bisner, of JB Vang, has requested approval of design review to construct a four-story multifamily building. 1.02 The property is located at 1880 English Street North and is legally described as: PIN: 152922320077. The South 7 feet of Lot 7, and all of Lots 8, 9, 10, 11, and 12, Block 3, Gladstone, Ramsey County, Minnesota. Abstract Property 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 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 July 1, 2024. Approval is subject to the applicant doing the following: 1.Obtain a conditional use permit from the city council for this project. 2.Repeat this review in two years if the city has not issued a building permit for this project. 3.All fire marshal and building official requirements must be met. E1, Attachment 3 PC Packet Page Number 15 of 68 4.Satisfy the requirements set forth in the engineering review authored by Jon Jarosch, dated July 9, 2024 5.Satisfy the requirements set forth in the environmental review authored by Shann Finwall, dated July 8, 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 all sides of the property. 8.Any identification or monument signs for the project must meet the city's mixed- use sign ordinance requirements and be designed to be consistent with the project's building materials and colors. 9.Prior to the issuance of a building permit, the applicant shall submit for staff approval the following items: a.The applicant shall provide the city with a cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. b.A revised photometric plan that meets city code requirements. c.A revised landscaping plan that meets the city’s tree replacement requirements or pay into the city’s tree fund. d.Elevations of the proposed trash enclosure that meet ordinance requirements. 10.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. 11.If any required work is not done, the city may allow temporary occupancy if: a.The city determines that the work is not essential to public health, safety or welfare. b.The City of Maplewood holds the above-required letter of credit or cash escrow for all required exterior improvements. If the building is occupied in E1, Attachment 3 PC Packet Page Number 16 of 68 the fall or winter, the owner or contractor shall complete any unfinished exterior improvements by June 1 of the following year or within six weeks of occupancy if it is occupied in the spring or summer. 12.All work shall follow the approved plans. The director of community development may approve minor changes. E1, Attachment 3 PC Packet Page Number 17 of 68 Overview Map - 1880 English Street North City of Maplewood June 18, 2024 Legend !I 0 475 FeetSource: City of Maplewood, Ramsey County Subject Parcel E1, Attachment 4 PC Packet Page Number 18 of 68 Future Land Use Map - 1880 English Street North City of Maplewood June 18, 2024 Legend !IFuture Land Use - 2040 Low Density Residential Medium Density Residential Mixed Use - Neighborhood High Density Public/Institutional Open Space 0 230 FeetSource: City of Maplewood, Ramsey County E1, Attachment 5 PC Packet Page Number 19 of 68 Zoning Map - 1880 English Street North City of Maplewood June 18, 2024 Legend !I Zoning Single Dwelling (r1) Multiple Dwelling (r3) Open Space/Park Mixed Use (mu) 0 230 Feet Source: City of Maplewood, Ramsey County E1, Attachment 6 PC Packet Page Number 20 of 68 Advisory | Management Development | Facilities JB Vang | 1335 Pierce Butler Route | St. Paul, MN 55104 M: 651.645.5500 | F: 651.645.3907 | www.jbvang.com Gladstone Village II – Project Narrative Project Team JB Vang Partners, Inc. (“JB Vang”) is a BIPOC Developer located in the city of St. Paul. JB Vang has developed over 1 million square feet of real estate totaling over $700MM with a wide variety of project types such as extensive commercial experience, educational facilities, retail, office, industrial and housing. In addition to JB Vang, the Project team consists of Urbanworks architecture, Premier property management, Simpson Housing services, Flannery construction and The Landon Group. Project Summary JB Vang, along with the project team, is proposing to develop Gladstone Village II, a 56-unit affordable multifamily apartment project located on an approximately 1.15-acre site at 1880 English Street North in Maplewood, Minnesota. Gladstone Village II (the “Project”) received a funding allocation from Minnesota Housing Finance Agency (MHFA) in the 2023 Consolidated RFP / 2024 Housing Tax Credits Round 1. The Project will be a 4-story development providing a mix of fifty-six (56) one-, two-, three-, and four-bedroom family friendly apartments, ground level resident use amenities, and one-level of resident use underground parking. JB Vang intends to begin construction in early 2025. The Project will consist of a four-story, wood frame building with an elevator, and the building’s exterior consists primarily of brick and stucco with metal accents. It includes 50 underground parking stalls and 15 surface parking stalls, for a total of 65 parking stalls. The code minimum for parking at the Project’s location is 2 stalls per dwelling unit. The Project parking equates to 1.16 stalls per dwelling unit, which is ample for the targeted population and location provided the Project’s adjacency to bus stops. Additionally, there is an ongoing route modification study for the future proposed Bus Rapid Transit (BRT) Purple Line to be located along the White Bear Avenue corridor, roughly 1 mile from the Project site. JB Vang feels comfortable with this parking count given experience with other affordable housing projects they’ve opened in recent years. Additional information regarding anticipated traffic and parking needs for the Project is available upon request. The Project’s amenities, which include a community and co-working room, outdoor grilling and patio area, fitness, and flex spaces, are located on English Street facing south to take advantage of solar access, as well as convenient access to on-site surface parking and Gladstone Savanna Park located on the west side of English Street. The courtyard shaped by the building facing south is utilized as a patio and playground, giving the residents an expansive resident only outdoor space. A second entry point to the Project is proposed at the interior courtyard for those utilizing the bicycle trail and/or surface parking. The interior bicycle storage room has a dedicated door from the exterior for bicyclists’ easy access and bike storage. The Project’s unit mix will encourage family-friendly design by including eighteen (16) three- and nine (9) four-bedroom units. The family-friendly building will have indoor and outdoor gathering areas including community and recreation spaces for residents. E1, Attachment 7 PC Packet Page Number 21 of 68 Advisory | Management Development | Facilities JB Vang | 1335 Pierce Butler Route | St. Paul, MN 55104 M: 651.645.5500 | F: 651.645.3907 | www.jbvang.com The Project provides affordable housing to those making 30%, 50%, and 60% of the Area Median Income (AMI) calculated annually by HUD, and unit sizes range from approximately 700 to 1,500 square feet. A small percentage of units are set aside for people with disabilities (PWD) under the Section 811 housing program and people/families experiencing homelessness. Some units will receive designated housing services and others will receive oversight by the Minnesota Department of Human Services. The building follows the Enterprise Green Communities green building program for affordable housing as amended by MN Housing. In addition, the building is following the B3 Sustainable Building 2030 Energy standard, which sets targets for reducing energy usage. Projects under these programs are required to meet both an energy and carbon standard and utilize renewable energy sources. Strategies include utilizing an improved envelope design with reduced air infiltration, utilizing high-efficiency HVAC equipment, and exploring new technologies for lighting, appliances, and other building features. Access to Nearby Transit and Shopping Metro Transit Route 64, a high frequency Metro Transit bus route, has a stop adjacent to the Project. Route 64 provides access to downtown Saint Paul and major employers including Traveler’s Insurance, EcoLab, Bremer Financial, St. Paul Technical College, Metropolitan State University, and the Pioneer Press. Multiple hospital systems are also accessible by transit including Regions, United, and St. Joseph’s Hospital. To the North, Route 64 provides access to Maplewood Mall, Phalen Regional Park, Maplewood Community Center and many restaurants and small regional employers. The Project’s residents will have access to a wide variety of shopping options nearby including Cub Foods (1.7 miles to the south), several convenience stores, restaurants, and other retailers. Contribution to City and County Future Planning The Project site is in an area of the City of Maplewood promoting redevelopment as demonstrated in multiple area plans including the Gladstone Redevelopment Area Plan and the Maplewood 2040 Comprehensive Plan. The City of Maplewood 2040 Comprehensive Plan calls for increased, new housing stock. The community has expressed concern over the lack of affordable housing. The vacancy rate in Maplewood continues to decrease; in 2010, it was 4.4%, in 2017 it was 2.4%, and it is projected to continue to decrease in the coming years. Specifically, the 2040 Plan states, “As new projects are developed, consideration should be given to the inclusion of affordable options. While there are a number of subsidized options available, it is not enough to meet current, as well as future demands” (6-111). The Project directly addresses the need for additional affordable housing in Maplewood. The addition of 56 new affordable housing units, all set at 30%, 50%, and 60% AMI, will increase the options for the residents of Maplewood, especially families in need of two-, three-, and four-bedroom units. The Metropolitan Council has projected that Maplewood will need to bring 510 new units of housing to the market between 2021 and 2040 to keep up with demand. Over half of these units (345) need to meet affordability rates at or below 50% AMI. The Project will achieve 10.14% of this goal with the addition of 47 new units at or below 50% AMI. E1, Attachment 7 PC Packet Page Number 22 of 68 Advisory | Management Development | Facilities JB Vang | 1335 Pierce Butler Route | St. Paul, MN 55104 M: 651.645.5500 | F: 651.645.3907 | www.jbvang.com Community Engagement JB Vang and our architect team, Urbanworks, hosted a community open house on June 13, 2024, from 6:00pm to 8:00pm at the Wakefield Park Community Building in Maplewood, MN. We sent invites to the addresses provided to us by Michael Martin on May 23, 2024, that included all property owners located within 500 feet of the Project’s site. On the night of the open house, we brought water, snacks, and large posterboards with preliminary renderings, a site plan, and building floor plans for folks to see and comment on if desired. While lightly attended by 3 adults, we received positive feedback on the preliminary designs and were offered verbal support for the Project. I provided my business card to contact us with any questions related to the project and hope to connect with them again soon! 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The applicant is requesting a review of the current design along with the vacation of an existing utility easement. The amount of disturbance on this site is greater than ½ acre. As such, the applicant is required to meet the City’s stormwater quality, rate control, and other stormwater management requirements. The applicant is proposing to meet these requirements via the use of an underground infiltration system. 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 stormwater management plan shall be submitted, including hydraulic calculations, to depict how the project is meeting the City and Watershed District’s stormwater management standards. 2)The project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All conditions of RWMWD shall be met. 3)A joint storm water maintenance agreement shall be prepared and signed by the owner for the proposed infiltration system and pretreatment devices. The Owner shall submit a signed copy of the joint storm-water maintenance agreement with the RWMWD to the City. 4)Geotechnical information (soil borings) shall be provided to support infiltration rates utilized in the infiltration system design. E1, Attachment 11 PC Packet Page Number 29 of 68 5)An emergency overflow for the underground infiltration system shall be identified on the plans. This overflow shall be properly stabilized to prevent erosion during an overflow event. 6)The plans note that the trench drain at the bottom of the parking garage entrance ramp is to be connected to the building. Likewise, it is unclear where the building perimeter drain tile is connected. The plans shall detail the proposed connection point for these systems and ensure they are not connected to the sanitary sewer system. All storm water runoff shall be directed into the storm sewer system. Grading and Erosion Control 7)All slopes shall be 3H:1V or flatter. 8)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 streets that could potentially receive construction related sediment or debris. 9)Adjacent streets and parking areas shall be swept as needed to keep the pavement clear of sediment and construction debris. 10)All pedestrian facilities shall be ADA compliant. 11)The total grading volume (cut/fill) shall be noted on the plans. 12)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the issuance of a grading permit. Sanitary Sewer and Water Service 13)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this project. A SAC determination is required. 14)All modifications to the water system shall be reviewed by Saint Paul regional Water Services. All requirements of SPRWS shall be met. 15)All new sanitary sewer service piping shall be schedule 40 PVC or SDR35. Other 16)An existing utility easement lies within the formerly vacated Ridge Street right-of-way along the east side of the property. There are no known public utilities lying within the requested easement vacation area. Likewise, the Engineering Department does not E1, Attachment 11 PC Packet Page Number 30 of 68 foresee the need to extend public utilities into this easement area in the future. As such, Engineering does not have any concerns with the proposed vacation request. 17)All work within the English Street right-of-way shall be restored per the City’s right-of- way ordinance. Roadway patching shall occur within 48 hours after the completion of utility connections. 18)A public sidewalk easement shall be provided for those portions of the concrete sidewalk along English Street lying outside of the public right-of-way. 19)The plans shall be signed by a civil engineer licensed in the state of Minnesota. 20)The applicant shall provide a self-renewing letter of credit or cash escrow in the amount of 125% of the proposed site improvements including earthwork, grading, erosion control, site vegetation establishment (sod, seed, etc.), aggregate base, and paving. 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. 21)Right-of-way permit 22)Grading and erosion control permit 23)Storm Sewer Permit 24)Sanitary Sewer Permit -END COMMENTS - E1, Attachment 11 PC Packet Page Number 31 of 68 Environmental Review Project: New 56-Unit Apartment Building Date of Plans: June 7, 2024 Date of Review: July 8, 2024 Location: 1880 English Street North Reviewers: 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 proposes to redevelop the existing manufactured home site located at 1880 English Street North with a 56-unit affordable apartment building. The applicant must comply with the Gladstone Area Redevelopment Plan, Green Building Code, solid waste ordinance, tree preservation ordinance, and landscape policies. Gladstone Area Redevelopment Neighborhood The Gladstone Area Redevelopment Plan details guiding principles, implementation initiatives, and key factors for shaping redevelopment of the Gladstone Neighborhood. Environmental items pertaining to the redevelopment of properties located along English Street, south of Frost Avenue include: •Incorporation of rainwater gardens, alternative pavement strategies, shared parking, and other techniques to minimize surface water runoff and provide for treatment of runoff. •Incorporation of recycled building materials, roof top gardens, solar energy systems, and other sustainable building techniques that contribute to the educational and interpretive vision of the Gladstone Savanna. •Development should orient toward the regional trails rather than back up to them. •Building heights should be greatest along English Street. Green Building Code The Green Building Code applies to Maplewood owned and financed buildings. The goal of the Green Building Code is to safeguard the environment, public health, safety and general welfare through the establishment of requirements to reduce the negative impacts and increase the positive impacts of the built environment on the natural environment and building occupants. Green Building Code Recommendation: If the Gladstone Village is approved for the use of Tax Increment Financing, the redevelopment of the site must comply with the Green Building Code and ensure sections in the Code are complete including 1) energy conservation, efficiency, and CO2 emission reductions; and 2) material resource conservation and efficiency standards. E1, Attachment 12 PC Packet Page Number 32 of 68 Solid Waste Ordinance All multi-family properties are included in the City’s recycling program. The City of Maplewood contracts with Tennis Sanitation for multi-family recycling. Tennis Sanitation supplies 95-gallon recycling carts or recycling dumpsters collected weekly. The City of Maplewood adds the recycling fee onto the water bill. Solid Waste Recommendation: Prior to Certificate of Occupancy, the applicant must ensure recycling service is set up through the City’s recycling program. Trees 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: a.Staff review: There are seven significant trees on the lot, and three significant trees on the English Street right-of-way that will be impacted by the development, for a total of 291 caliper inches of trees. The applicants propose to remove all but one tree, for a total of 279 caliper inches. This represents 96 percent tree removal. b.Applicant’s plans: The applicant’s plans are inconsistent with staff’s review. The tree plan identifies 279 caliper inches of trees on the site (including the three trees in the right-of-way), not 291 caliper inches of trees as identified in staff’s review above. 3.City Code Requirements: a.Staff review: Based on staff’s review of the tree impacts above, city code requires 309 caliper inches of replacement trees on the site (which equals 154 – 2 caliper inches of replacement trees). E1, Attachment 12 PC Packet Page Number 33 of 68 b.Applicant’s plans: The applicant’s tree replacement calculation reflects 335 caliper inches of replacement trees. The tree replacement was calculated using the inaccurate information identified in 2.b. above. 4.Proposed Tree Replacement: The landscape plan shows 74 new trees. The size of trees range from 2.5 caliper inches to 12 feet in height. It is difficult to determine overall caliper inches of replacement trees when all tree sizes are not identified in caliper inches. Based on staff’s best estimate of overall caliper inches on the landscape plan, there is a total of 208.5 caliper inches of replacement trees being proposed, which is 100.5 caliper inches less than City code requires. 5.Tree Recommendations: a.Prior to issuance of a grading permit, the applicant must submit the following: 1)Revised tree plan with the following changes: a)Ensure all significant trees removed from the lot and within the English Street right-of-way are listed in the tree legend and tree replacement calculation. 2)Revised landscape plan with the following changes: a)Replace the maple trees with a climate resilient native species. Maplewood's tree canopy consists of over 20 percent each of maple, ash and spruce. To diversify and prevent large future tree losses due to new pests or diseases, the City does not recommend planting trees from these genera. b)Replace the Whitespire Birch, Betula populifolia with River Birch, Betula nigra or Yellow Birch, Betula alleghaniensis which are considered climate resilient for our area. c)Replace the Ponderosa Pine, Pinus ponderosa, with a climate resilient, native White Pine, Pinus strobus. c)Planting an additional 100.5 caliper inches of replacement trees. The applicant should attempt to plant as many replacement trees on the lot as possible. If all required replacement trees cannot be planted on site the applicant can pay into the City’s tree fund at a rate of $60 per caliper inch. 3)Escrow: 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 overall landscape plan to ensure nonnative and invasive species are avoided, seed mix is appropriate for use in areas proposed, and plantings are climate resilient. E1, Attachment 12 PC Packet Page Number 34 of 68 Landscaping Recommendations: 1.Prior to issuance of a grading permit, the applicant must submit a revised landscape plan with the following changes: a.Because the City of Maplewood is a Pollinator-Friendly City, we encourage the planting of native-pollinator-supporting plants. This is especially important on this lot, which is located across the street from the Gladstone Savanna Preserve which is managed as a prairie. Following is a list of native-pollinator supporting plants with a variety of bloom times and colors: 1)Sunny to part shade: Butterfly-weed, Asclepias tuberosa; Meadow blazing star, Liatris ligulistylis; Leadplant, Amorpha canescens; Wild lupine, Lupinus perennis; Cream indigo, Baptisia bracteata; Prairie smoke, Geum triflorum; Prairie phlox, Phlox pilosa; Aromatic aster, Symphyotrichum oblongifolium; Prairie coneflower, Ratibida columnifera; Black-eyed Susan, Rudbeckia hirta; Wild petunia, Ruellia humilis; Wild bergamot, Monarda fistulosa; Purple prairie clover, Dalea purpurea; Dotted blazingstar, Liatris punctata; Large beardtongue, Penstemon grandiflorus; Narrow-leaved purple coneflower, Echinacea angustifolia; and / or Spotted horsemint, Monarda punctata. 2)Shade: False lily of the valley, Jacob’s ladder, wild ginger, wild geranium, blood root, downy yellow violet, wild leek, rue anemone, false rue anemone, Canada violet, woodland phlox, wild strawberry, Maidenhair fern, Early meadow-rue; Round-lobed hepatica, sharp-lobed hepatica, Large-leaf aster, Columbine; Sensitive fern; Royal fern; Solomon’s seal; Trilliums; Virginia waterleaf, Hydrophyllum virginianum; Virginia bluebells, Mertensia virginica; Zig-zag goldenrod, Solidago flexicaulis, Sprengle’s sedge; Carex spengelii; Fringed sedge; Pennsylvania sedge, Carex pennsylvatica; Rosy sedge, Carex Rosii; Star sedge; Jack in the pulpit; Poke milkweed (not the same as pokeweed). b.Replace the Gro-Low sumac with a native pollinator-benefiting perennial such as butterflyweed, Asclepias tuberosa; Leadplant, Amorpha canescens; Butterfly Milkweed, Asclepias tuberosa; and Wild Lupine, Lupinus perennis are also good choices. c.Tree Protection: 1)Oak pruning may only be done during oak wilt safe dates, typically November through February. 2)Do not add 4 inches of shredded wood mulch in the tree protection area. With all of the rain we have had, soils are waterlogged and mulching may lead to root rot. Water the protected trees if drought conditions return. d.Planting Detail Information: 1)Detail Tree Planting: E1, Attachment 12 PC Packet Page Number 35 of 68 o Strike “each tree shall be planted…visible at the top of the root ball. If the root flare is not visible” and replace with planting instructions which conform to the MN DNR Tree Planting Pocket Guide, attached, which was developed to prevent the growth of encircling, strangling roots from incorrect planting depths. Extra soil must be removed from the top of the burlap ball or container, until the top of the first major lateral root is visible. Encircling roots shall be pruned. Root bound trees should be pruned on 4 sides or be box cut. o Strike “expose root flare and set at grade.” The top of the first major lateral root should be visible at grade, not the root flare. o Mulch should be double shredded hardwood mulch in a 3-foot diameter around the tree, at a 3-inch depth, which is kept at least 3 inches away from the base of the trunk. 2)Detail Shrub Planting: o Use organic pre-emergent only. Preen has been shown to negatively affect pollinators. o Container grown material shall have roots hand loosened; add “or box-cut if root bound to prevent growth of encircling, strangling roots”. 3)Detail Perennial Planting: add “cut four sides and bottom of root bound roots and pull outward to prevent circling, strangling root growth.” E1, Attachment 12 PC Packet Page Number 36 of 68 Advisory | Management Development | Construction JB Vang | 1335 Pierce Butler Route | St. Paul, MN 55104 M: 651.645.5500 | F: 651.645.3907 | www.jbvang.com Gladstone Village II Traffic Memo & Comparable Properties Parking Usage Summaries Traffic Memo Summary In June 2024, JB Vang Partners, Inc. (JB Vang) engaged SRF Consulting Group, Inc. (SRF) to conduct a traffic memo based on the existing area (including the estimated increased traffic Gladstone Village I residents) and the addition of the future proposed Gladstone Village II residents. Below is a summary of the traffic memo results. Gladstone Village II is expected to generate approximately 21 new am (7-8am) and 16 new pm (5- 6pm) peak hour trips, and a total of 148 new daily trips (50% in / 50% out). It will not exceed the widely accepted threshold of 100 trips in any 1 hour. These added 148 new daily trips only modestly increases traffic on English by about 3% (as current volume on English street is 4,800). Based on the Institute of Transportation Engineers (ITE) parking demand rates, the proposed Gladstone Village II project would generate an average parking demand of 56 spaces, whereas JB Vang’s proposed design includes 65 spaces. Additionally, when considering the expected site trips from both the Gladstone Village I (currently under construction) and the Gladstone Village II projects, there is an added total of approximately 53 new am (7-8am) and 36 new pm (5-6pm) peak hour trips, and a total of 339 new daily trips (50% in / 50% out) to the network. The two developments combined will not exceed the widely accepted threshold of 100 trips in any 1 hour. The total 339 new daily trips generated by the two developments will only modestly increase traffic along English Street by about 7% (as current volume on English Street is 4,800). Comparable Properties Parking Usage Summary JB Vang currently owns and operates two (2) affordable housing properties in Saint Paul, Minnesota as briefly described below. Also noted below are the count of parking spaces in each building and on average how many stalls are unoccupied. Based on our experience operating affordable housing properties and the results of our traffic memo for Gladstone Village II, we feel confident the 65 parking spaces proposed will be more than sufficient to serve the needs of the resident population at Gladstone Village II. The Parkway Apartments – 1428 7th Street East, Saint Paul, MN 55106 - Total Units/Apartments = 60 - Total Parking Spaces = 47 - Regularly Vacant Spaces = 10+ (or at least 21% of the parking spaces are regularly vacant) Twelve22 Apartments – 1222 University Avenue West, Saint Paul, MN 55104 - Total Units/Apartments = 55 - Total Parking Spaces = 50 - Regularly Vacant Spaces = 25+ (or at least 50% of the parking spaces are regularly vacant) E1, Attachment 13 PC Packet Page Number 37 of 68 THIS PAGE IS INTENTIONALLY LEFT BLANK PC Packet Page Number 38 of 68 PLANNING COMMISSION STAFF REPORT Meeting Date July 16, 2024 REPORT TO: Michael Sable, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Conditional Use Permit Resolution, Hampton Companies, 2694 Maplewood Drive North Action Requested: Motion ☐Discussion Public Hearing Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Policy Issue: Hampton Companies proposes constructing a 4,500-square-foot office and warehouse building at 2694 Maplewood Drive North, a vacant property. The applicant operates a real estate and construction company in White Bear Lake. Their roofing and siding division would use the proposed building as office space, and a portion would be used for storage. To proceed with this project, the applicant requests approval of a conditional use permit and design review. Recommended Action: Motion to approve a resolution for a conditional use permit approving an office and warehouse building to be constructed at 2694 Maplewood Drive North, subject to conditions of approval. 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 July 1, 2024. The initial 60-day review deadline for a decision is August 30, 2024. As stated in Minnesota State Statute 15.99, the city can take an additional 60 days, if necessary, to complete the review and make a decision. Background: Conditional Use Permit Hampton Companies LLC (applicant) proposes constructing a 4,500-square-foot office and warehouse building on the subject property. The applicant operates a real estate and construction E2 PC Packet Page Number 39 of 68 company in White Bear Lake, and the proposed building in Maplewood would be an expansion for the company. Their roofing and siding division would use the building as office space, and a portion would be used for storage. The property is in the M1 light manufacturing zoning district, and the proposed use is permitted. The manufacturing zoning district requires a conditional use permit for any building or use within 350 feet of residentially zoned property. The subject property is adjacent to a single-dwelling residential home and neighborhood to the east. Design Review Site Plan The proposed building would be situated in the center of the parcel, and the site will be accessed off Maplewood Drive. The building is required to be 30 feet from a street right-of-way and 50 feet from a residential lot line. The building is shown to be setback 60 feet from the street ROW along Maplewood Drive to the west and 90 feet from the residential lot line to the east. Parking The parking lot must be 15 feet from the street right-of-way, 5 feet from all other property lines, and 20 feet from a residential lot line. The site plan shows two parking areas, one in front of the building on the west side and one behind the building on the east side of the parcel. Both parking areas are 20 feet from the east and west property lines. The parking area in the rear will be enclosed with a slat gate at the rear northeast corner of the building and used for employees. Parking spaces are required to be 9.5 feet wide and 18 feet long, and the drive aisle must be 24 feet wide. The six stalls in the front parking area are 9.5 feet wide, and the eight stalls in the rear parking area are shown at 9 feet wide. The city’s parking code allows for stall width and length reduction for employee parking, provided the stalls are marked for employees. The parking area is behind the building and will be closed off from general access with a gate. The drive aisles are shown to be 24 feet in width near the parking stalls, but the access drive running across the site’s north end narrows to 16 feet in width. The Fire Marshal reviewed the plans, and the width of 16 feet is approved, providing the building has a fire sprinkler system installed, and the north side of the building near the rear gate has access through the door. Both these items will be achieved. The Fire Marshall further stated that given the size of the building and site, there would not be a need to access the back half of the site with a fire truck. City code requires one stall for every 200 square feet of office space and one stall for every 1,250 square feet of warehouse space. Thus, the site is required to provide 11 stalls overall. The site plan shows 14 stalls provided, meeting this requirement. The applicant has indicated that employees will primarily use the site for this division of their business. Customers may visit the front offices, but this would be less frequent, and the front parking area would be utilized for customers. Building Elevations The proposed building footprint is 4,500 square feet, one story, and divided into two areas. The front portion, 1,740 square feet, would be used as office space for employees, and the back portion, 2,760 square feet, would be used as a warehouse. The building's overall height is 19.8 feet. Above the office area, a 1,740-square-foot future storage area or upper mezzanine is shown; however, this will require further review by the city’s building official if this is pursued in the future to ensure it E2 PC Packet Page Number 40 of 68 meets the building code. The primary exterior building materials combine LP smart siding, and LP shakes with a stone base and architectural shingles. The primary colors will be shades of gray and black. An extensive retaining wall system surrounds the back half of the site, bordering the entire east and apportions the north and south property lines. The applicant proposes a vinyl chain-link fence above the retaining wall. The applicant must submit additional elevation details on the vinyl chain-link fence showing the height, materials, colors, and opaqueness before a building permit is issued. Landscaping and Screening The applicant proposes to plant trees and various shrubs on the site. Overall, the environmental review details inconsistencies with the proposed tree removal and preservation plan, the need for additional tree plantings, preserving some of the trees proposed to be removed, and exchanging some of the proposed tree and shrub plantings for native or pollinator-friendly plantings. The applicant must incorporate the requirements outlined in the environmental review, and submit an updated landscape plan before grading and building permits will be issued. Trash Enclosure The applicant has identified a location for the trash enclosure in the site's northeast corner, but elevation perspectives still need to be included and reviewed. Before issuing a building permit, the applicant must submit elevations of each side of the enclosure detailing the height, materials, colors, and opaqueness. Lighting The applicant submitted a photometric site plan as part of its application. The site plan meets the code requirements for permitted light spread and foot-candle levels. Department Comments Building Official – Randy Johnson The proposed building must meet the minimum requirements of the Minnesota State Building Code, and the plans must be updated to meet the 2024 Commercial Energy Code requirements. Environmental Planner – Shann Finwall, Natural Resources Coordinator – Carole Gernes The applicant must meet the environmental review requirements dated July 5, 2024. Assistant City Engineer – Jon Jarosch The applicant must meet the engineering review requirements dated July 8, 2024. Commission Review Community Design Review Board July 16, 2024: The community design review board will review this project. Planning Commission July 16, 2024: The planning commission will review this project and hold a public hearing. E2 PC Packet Page Number 41 of 68 Citizen Comments Staff sent public hearing notices to the surrounding property owners within 500 feet of the proposed site. Staff did not receive any comments. Reference Information Site Description Project Area: 0.48 Acres Existing Land Use: Vacant Surrounding Land Uses North: Commercial/Retail East: Residential Single Dwellings South: Commercial/Medical Office West: Maplewood Drive/Highway 61 Planning Existing Land Use: Commercial Existing Zoning: M1 – Light Manufacturing Attachments: 1.Conditional Use Permit Resolution 2.Design Review Resolution 3.Overview Map 4.2040 Future Land Use Map 5.Zoning Map 6.Applicant’s Narrative 7.Site and Landscape Plans 8.Building Elevations and Floorplan 9.Site Rendering Perspectives 10.Engineering Review, Dated July 8, 2024 11.Environmental Review, Dated July 5, 2024 12. Applicant’s Plans (separate attachment) E2 PC Packet Page Number 42 of 68 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Hampton Companies LLC has requested a Conditional Use Permit for the property located at 2694 Maplewood Drive North. 1.02 The property located at 2694 Maplewood Drive North is legally described as: That part of Tract C, Registered Land Survey No. 477, which lies Southerly of a line parallel with the South line of Section 4, Township 29, Range 22, and 120.55 feet South of the Northwest corner of Lot 6, Kohlmans Lakeview Addition. AND That part of Tract C, Registered Land Survey No. 477, lying Northerly of the following described line: Beginning at the Northwest corner of Lot 6, Kohlman's Lakeview Addition, thence Southerly along the Westerly line of Lot 6, 120.55 feet to the point of beginning of the line to: be described; thence Westerly parallel to the South line of Section 4, Township 29, Range 22, to the Westerly line of Tract C and said line terminating. Tax Parcel Identification: 042922440044 1.03 City Ordinance Division 14. Section 44-272 requires a conditional use permit for any building or use in the M1 zoning district within 350 feet of residentially zoned property. Section 2. Standards. 2.01 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City’s Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would not exceed the design standards of any affected street. E2, Attachment 1 PC Packet Page Number 43 of 68 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. Section 3. Findings. 3.01 The proposal meets the specific Conditional Use Permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On July 16, 2024, the Planning Commission held a public hearing. City staff published a hearing notice in the Pioneer Press and sent notices to the surrounding property owners. The Planning Commission gave everyone at the hearing a chance to speak and present written statements. The Planning Commission recommended that the City Council ________ this resolution. 2. On August 12, 2024, the City Council discussed this resolution. They considered reports and recommendations from the planning commission and City staff. Section 5. City Council 5.01 The City Council hereby _______ the resolution. Approval is based on the findings outlined in section 3 of this resolution. Approval is subject to the following conditions: 1. All construction shall follow the approved plans stamped July 1, 2024. 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 become null and void. 3. The city council will review the permit in one year. 4. The property will meet the requirements of the council-approved design review resolution dated August 12, 2024. 5. All signs shall meet the City of Maplewood sign ordinance. The property owner will obtain sign permits as required. E2, Attachment 1 PC Packet Page Number 44 of 68 6.All trash receptacles must be located within an enclosure. The trash enclosure must be designed and installed per city ordinance requirements and maintained on the site at all times. 7.Screening along the property’s east property line adjacent to the residentially zoned property must be maintained as required by city ordinance. E2, Attachment 1 PC Packet Page Number 45 of 68 DESIGN REVIEW RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Hampton Companies LLC has requested approval of design review to construct an office and warehouse building on the property located at 2694 Maplewood Drive North. 1.02 The property located at 2694 Maplewood Drive North is legally described as: That part of Tract C, Registered Land Survey No. 477, which lies Southerly of a line parallel with the South line of Section 4, Township 29, Range 22, and 120.55 feet South of the Northwest corner of Lot 6, Kohlmans Lakeview Addition. AND That part of Tract C, Registered Land Survey No. 477, lying Northerly of the following described line: Beginning at the Northwest corner of Lot 6, Kohlman's Lakeview Addition, thence Southerly along the Westerly line of Lot 6, 120.55 feet to the point of beginning of the line to: be described; thence Westerly parallel to the South line of Section 4, Township 29, Range 22, to the Westerly line of Tract C and said line terminating. Tax Parcel Identification: 042922440044 Section 2. Site and Building Plan Standards and Findings. 2.01 City ordinance Section 2-290(b) requires that the community design review board make the following findings to approve plans: 1.That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2.That the design and location of the proposed development are in keeping with the character of the surrounding neighborhood and are not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3.That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Section 3. City Council Action. 3.01 The above-described site and design plans are hereby approved based on the findings outlined in Section 3 of this resolution. Subject to staff approval, the site must be developed and maintained in substantial conformance with the design plans. Approval is subject to the applicant doing the following: E2, Attachment 2 PC Packet Page Number 46 of 68 1.Obtain a conditional use permit from the city council for this project. 2.Repeat this review in two years if the city has not issued a building permit for this project. 3.All requirements of the fire marshal, city engineer, and building official must be met. 4.The Minnesota Department of Transportation (MnDOT) must review the proposed project. The applicant is responsible for meeting any MnDOT review requirements. 5.Satisfy the requirements in the engineering review authored by Jon Jarosch, dated July 9, 2024. 6.Satisfy the requirements set forth in the environmental review authored by Shann Finwall, dated July 5, 2024 7.The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 8.Rooftop vents and any mechanical equipment shall be hidden from view from all sides of the property and screened as required by city ordinance. 9.This resolution approves the 16-foot-wide drive aisle along the site’s north end, as approved by the city’s Fire Marshal. The drive aisle is approved as long as the door, as shown on the plan, remains on the building's north side for fire access and that the building has a fire sprinkler system installed. 10.This resolution approves the site’s east side employee parking stalls in the fenced-in parking lot to be 9 feet wide. This parking area must be signed for employee parking only. 11. This approval does not include signage. Any signs for the project must meet the city’s ordinance requirements, and the applicant must apply for a sign permit before installation. 12.Before the issuance of a building permit, the applicant shall submit for staff approval the following items: a.The applicant shall provide the city with a cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. b.Elevation perspectives of the proposed trash enclosure must be submitted to staff for review. The elevations must include all sides of the enclosure and detail the height, materials, and colors. The enclosure must meet ordinance requirements. c.Before a building permit is issued, the applicant must submit additional elevation details on the proposed fence showing the height, materials, colors, and opaqueness. Staff must also approve the final design and materials. E2, Attachment 2 PC Packet Page Number 47 of 68 d.The applicant must incorporate the requirements outlined in the environmental review and submit an updated tree and landscape plan. 13.The applicant shall complete the following before occupying the building: a.Replace any property irons removed because of this construction. b.Provide continuous concrete curb and gutter around the parking lot and driveways. c.Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. d.Install all required outdoor lighting. e.Install all required sidewalks and trails. 14.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. 15.All work shall follow the approved plans. The director of community development may approve minor changes. E2, Attachment 2 PC Packet Page Number 48 of 68 Subject Parcel E2, Attachment 3 PC Packet Page Number 49 of 68 E2, Attachment 4 PC Packet Page Number 50 of 68 E2, Attachment 5 PC Packet Page Number 51 of 68 PROPOSED OFFICE LOCATED AT 2694 MAPLEWOOD DRIVE, MAPLEWOOD, MN Hampton Companies has learned a few things about business and real estate. We absolutely know that you can’t buy a good reputation, but you do have to work hard at it. For over 20 years we have been committed to developing real estate where we are buying raw land and developing it and broker the real estate projects. The foundation of our company is a reputation for careful planning, attention to detail, and cost control that benefits the landowner, the community, and homebuyers. Currently we are based in White Bear Lake, Minnesota and looking forward to expanding into a new office at 2694 Maplewood Drive, Maplewood, MN. Hampton Companies develops real estate, sells real estate, and has a roofing and siding division which will all be located at the above-listed address. The site is approximately 21,096 sq feet. We are proposing a building footprint of 4,500 square feet with a lower-level office of 1,740 square feet which will take up approx. 21.3% of the property. The driveway, sidewalks and 13 parking stalls take up 9,479sf, approximately 44.9% of the property leaving 7126 sf, approximately 33.8% of green space. The eight parking stalls at the rear of the building will be for employee parking of cars and pickup trucks. The exterior will be a combination of LP smart siding, LP shakes and stone (see attached rendering). Siding colors will be Quarry Gray with black trim, shake color will be Tundra Gray, stone will be Cultured Stone Southern Ledgestone. Shingles will be asphalt architectural style and black in color. The trash area is located in the back North East corner of the property surrounded by three sides of retaining walls with very low visibility. All retain walls over three feet in height will have a chain link fence on top of the wall for safety. Hampton will not be storing any building materials outside, there will be some company vehicles in the back of the property parked overnight in a secured gate area. E2, Attachment 6 PC Packet Page Number 52 of 68 E2, Attachment 7 PC Packet Page Number 53 of 68 55.016.012.0F e n c eO v e r h e a d W i r e sconcrete curbC o n c r e t eLean-ToC u r bC o n c r e t e120.55F e n c eWest line of Tract C, R.L.S. No. 477Westerly line of Lot 6MAPLEWOOD DRIVEWAY No. 61(public right of way - frontage road)concreteH.V.A.ConF e n c econcrete curb8.58.4Power Polew/anchorriser qwestHydrantManhole(sanitary)1-Story Brick Building"Angus Meat Market"GaragePowerPoleriser qwestCatch BasinCatch Basinnholetorm)Manhole(storm)gate valveEXISTING GRADEGUY WIRE WITH WEBBINGFLAGGING- ONE PER WIREPLANTING SOIL MIXTURE (SEE SPEC.)MINIMUM 1/2 WIDTH OF ROOT BALL4"-6" SHREDDED BARKMULCHUNDISTURBED OR STABILIZEDSUBSOILNOTE: GUY ASSEMBLY OPTIONAL BUTCONTRACTOR ASSUMES FULLRESPONSIBILITY FOR MAINTAINING TREEIN A PLUMB POSITION FOR THEDURATION OF THE GUARANTEE PERIODGUY ASSEMBLY- 16"POLYPROPYLENE OR POLYETHYLENE(40 MIL) 1-1/2" WIDE STRAP (TYP)DOUBLE STRAND 10 GA. WIRE, 2-7"ROLLED STEEL POSTS (MnDOT 3401)@ 180° O.C. (SEE STAKING DIAGRAM)COORDINATESTAKING TO INSUREUNIFORMORIENTATION OF GUYLINES AND STAKES2. TRIM OUT DEAD WOOD AND WEAK AND/ORDEFORMED TWIGS. DO NOT CUT A LEADER. DONOT PAINT CUTS.4. PLACE PLANT IN PLANTING HOLE WITHBURLAP AND WIRE BASKET, (IF USED), INTACT.BACKFILL WITHIN APPROXIMATELY 12" OF THETOP OF ROOTBALL, WATER PLANT. REMOVETOP 1/3OF THE BASKET OR THE TOP TWOHORIZONTAL RINGS, WHICHEVER IS GREATER.REMOVE ALL BURLAP AND NAILS FROM TOP1/3 OF THE BALL. REMOVE ALL TWINE.3. SET PLANT ON UNDISTURBED NATIVE SOILOR THOROUGHLY COMPACTED BACKFILL SOIL.INSTALL PLANT SO THE ROOT FLARE IS AT ORUP TO 2" ABOVE THE FINISHED GRADE.6. WATER TO SETTLE PLANTS AND FILLVOIDS.5. PLUMB AND BACKFILL WITHBACKFILL SOIL.7. WATER WITHIN TWO HOURS OFINSTALLATION. WATERING MUST BESUFFICIENT TO THOROUGHLY SATURATEROOT BALL AND PLANTING HOLE.8. PLACE MULCH WITHIN 48 HOURS OFTHE SECOND WATERING UNLESS SOILMOISTURE IS EXCESSIVE.1. SCARIFY BOTTOM AND SIDES OF HOLEPRIOR TO PLANTINGPLAN12"6"2'(MIN.)6"6"8" 2-PLY NYLON STRAPSDOUBLE STRAND 12 GAUGE WIREPAINTED FLUORESCENT ORANGEWHITE FLAGGING (TYP.)TREE WRAPPrimary roots shall be atfinished grade4" HARDWOOD MULCH &4" DEEP SAUCER8' STEEL TEEPOST-3 REQUIRED AT 120°BACKFILL MIX UNDISTURBEDSUBSOILREMOVE BURLAP & ROPE FROMTOP 1/3 OF THE BALLNOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.Planting depth: Trees shall be installed so primary roots are at finished grade. donot plant too deeply or trees shall be rejected and will require corrections.STAKING AND GUYING - IS AT THE decretion OF THE CONTRACTOR UNDER THE WARRANTY PERIOD.2' MIN.TO PAVEDSURFACELCBACKFILL WITH PLANTINGALL SPACE BETWEEN THE PLANTS TO FULL DEPTH.UNDISTURBED SOILFINAL GRADEPOLY EDGER4" DEEP HARD WOOD MULCHSIDEWALK/CURBMIN. 6" (TYP.)MIX 6" AT THE SIDES AND KdE/>ED /hKh^dZ ^< zKDDKEED ^/ ZKKdYdz͘Ϯ͘ϱΗ ϮZDKZED Ed>dZ ^ s Z'Z EdZ ^ϲΖ ϱWŝĐĞĂŐůĂƵĐĂǀĂƌ͘ĞŶƐĂƚĂ,>E^W > ' E;dZ ^Ϳϭ͘ϱΗ ϯ^LJƌŝŶŐĂZĞƚŝĐƵůĂƚĂd>/E^d>>, /',dDdhZ , /',dϭϰΖϱϬΖϴΖϮϬΖϲΖϯϬΖW Z/D d Z>E^W KZW ^dZ/Et>>^Z Z Yh/Z &KZ>>WZ</E'>Kd^E^,>> ^d>/^, >KE'd, ZKE ' ^K&d, WZ</E'>Kd͘d, >E^W dZ dD EdKZW ^dZ/Et>>^,>>ZhEd, &h>>> E'd,K&d, WZ</E'>KdE >Kd dt Ed, WZKW Zdz>/E Ed, ' K&d, WZ</E'>Kd^&K>>Kt^͗ϭ͘ W Z/D d ZWZ</E'>Kd>E^W/E': Edd, ZK^,>> d> ^dd E& d/Et/d,͕Ϯ͘ d, WZ/DZzW>EdDd Z/>^h^ /EW Z/D d ZWZ</E'>Kd>E^W/E': Edd, ZK^,>> Ks Z^dKZzdZ ^͘KZED Ed>dZ ^͕^,Zh^͕, ' ^EKd, ZW>EdDd Z/>^Dz h^ dK^hWW> D Edd, Ks Z^dKZzdZ ^͕hd^,>>EKd d, ^K> KEdZ/hd/KEdK^h,>E^W/E'͘ϯ͘ W Z/D d ZWZ</E'>Kd>E^W/E'>KE'd, Z ZE^/ ^K&WZ</E'>Kd;EKd: Edd, ZKͿ^,>> W>Ed t/d,D/E/DhDK&ϱϬW Z Ed'ZKhEKs ZWWZKs zd, /dzdK,/ s KDW> d Ks Zt/d,/EdtKz Z^͘ϰ͘ d> ^dϭϱW Z EdK&d, ^/d ^,>> >E^W /dzŽĨDW> tKK>E^W K EKZd,tKK^DW> ĐĞƌƌƵďƌƵŵΖEŽƚŚǁŽŽĚƐΖ:WE ^ dZ >/>><,/>>^^WZh l:\00_ dreamscapes\design projects 2024\jim\commercial\hampton\hampton corperate office\02-drawings\cad\hampton campus - landscapSave Date:06/27/24HAMPTON COMPANIESCORPORATE OFFICE2694 MAPLEWOOD DRIVEMAPLEWOOD MN 5510911 JUNE 2024I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECTUNDER THELAWS OF THE NAME:SIGNATURE:DATE:LIC. No:REV DESCRIPTION DATESTATE OF MINNESOTA45071JAMES A. KALKES,ĞŵĞƌŽĐĂůůŝƐΖ^ƚĞůůĂĚΖKƌŽΖ^d >>ΖKZKz>/>zηϭKEd͘^Ͳ ƵŽŶLJŵƵƐĂůĂƚƵƐΖŽŵƉĂĐƚƵƐΖ tZ&hZE/E'h^,ηϱKEd͘Ͳ^,Zh^KdE/>ED < zKDDKEED ^/ ZKKdYdz͘Z DZ<^W Z EE/>^EĞƉĞƚĂdžĨĂĂƐĞŶŝŝΖtĂůŬĞƌΖƐ>ŽǁΖ t>< ZΖ^>KtdD/EdηϭKEd͘t>ͲZŚƵƐĂƌŽŵĂƚŝĐĂΖ'ƌŽͲ>ŽǁΖ'ZKͲ>Kt&Z'ZEd^hDηϱKEd͘'>^ͲηϱKEd͘^D^Ͳ,ĞŵĞƌŽĐĂůůŝƐΖĂũĂΖ :z>/>zηϭKEd͘>Ͳ^ƉŝƌĂĞĂdžďƵŵĂůĚĂΖŶƚŚŽŶLJtĂƚĞƌĞƌΖEd,KEztd Z Z^W/Z ηϱKEd͘Ͳt^^ƉŝƌĂĞĂŶŝƉƉŽŶŝĐĂΖ^ŶŽǁŵŽƵŶĚΖ ^EKtDKhE^W/Z ĂůĂŵĂŐƌŽƐƚŝƐĂĐƵƚŝĨůŽƌĂΖ<Ăƌů&ŽĞƌƐƚĞƌΖ<Z>&K Z^d Z& d, ZZ 'Z^^ηϭKEd͘<&'Ͳ W>EdϮΖK͘͘^ƉŽƌŽďŽůƵƐŚĞƚĞƌŽůĞƉŝƐWZ/Z/ ZKW^ ηϭKEd͘W^ͲW>EdϮΖK͘͘sŝďƵƌŶƵŵƚƌŝůŽďƵŵΖĂŝůĞLJŽŵƉĂĐƚΖKDWdD Z/EZE ZZzh^,ηϱKEd͘Ͳ>E^W > ' E;^,Zh^ͿηϱKEd͘Ͳ'K>&>D ^W/Z ^ƉŝƌĂĞĂdžďƵŵĂůĚĂΖ'ŽůĚ&ůĂŵĞΖϭ͘ϱΖϰΖdžϰΖ/E^d>>, /',dDdhZ , /',dϭΖϮ͘ϱΖdžϱΖϭ͘ϱΖ ϰΖdžϰΖϭ͘ϱΖϯΖdžϰΖϭ͘ϱΖϯΖdžϰΖϭ͘ϱΖϯΖdžϰΖϲΗ ϰΖdžϮΖϲΗϮΖdžϮΖϲΗϮΖdžϭ͘ϱΖϲΗϲΗϭ͘ϱΖdžϭ͘ϱΖϲΗϭΖdžϭΖ'&^WhZW> &>Kt Zz >>Kt&>Kt ZZ &>Kt ZLANDSCAPEPLANL 1.0From the Tree Preservation Plan - add 6 DBH replacement.Ϯ͘ϱ,E2, Attachment 7 PC Packet Page Number 54 of 68 E2, Attachment 7 PC Packet Page Number 55 of 68 E2, Attachment 8 PC Packet Page Number 56 of 68 E2 Attachment 8 PC Packet Page Number 57 of 68 E2, Attachment 9 PC Packet Page Number 58 of 68 E2, Attachment 9 PC Packet Page Number 59 of 68 E2, Attachment 9 PC Packet Page Number 60 of 68 E2, Attachment 9 PC Packet Page Number 61 of 68 Engineering Plan Review PROJECT: Hampton Companies Office and Warehouse Building 2694 Maplewood Drive PROJECT NO: 24-10 COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer DATE: 7-8-2024 PLAN SET: Civil plans dated 6-25-2024 The applicant is seeking city approval to construct an approximately 4,775 square-foot office and warehouse building, along with associated site amenities, at 2694 Maplewood Drive. The applicant is requesting a review of the current design. The amount of disturbance on this site is less than ½ acre and the amount of new or disturbed impervious surfacing is less than 5,000 square feet. As such, the project is not required to meet the City’s stormwater quality requirements. The site as proposed utilizes porous pavement and a rock chamber beneath to keep the site impervious below 5,000 square feet of impervious. 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. Grading and Erosion Control 1)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. 2) Adjacent drives, roads, and parking areas shall be swept as needed to keep the pavement clear of sediment and construction debris. 3)The total grading volume (cut/fill) shall be noted on the plans. 4)The proposed retaining wall exceeds 4-feet in height. As such, this wall will require an engineered design as well as a building permit. Sanitary Sewer and Water Service 5)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. E2, Attachment 10 PC Packet Page Number 62 of 68 6)All modifications to the water system shall be reviewed by Saint Paul regional Water Services. All requirements of SPRWS shall be met. Other: 7)Minimum drive aisle width is 24-feet. The plan currently calls for a 16-foot drive aisle accessing the rear of the property. It is understood that the rear parking area will only be used by employees. The applicant shall provide information depicting the adequacy of the 16-foot drive aisle for the type of vehicles expected to access the rear of the building. 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. 8)Grading and erosion control permit 9)Storm Sewer Permit 10)Sanitary Sewer Permit -END COMMENTS - E2, Attachment 10 PC Packet Page Number 63 of 68 Environmental Review Project: Hampton Companies Date of Plans: June 11, 2024 Date of Review: July 5, 2024 Location: 2694 Maplewood Drive Reviewer: Shann Finwall, Environmental Planner, shann.finwall@maplewoodmn.gov, 651-249-2304 Carole Gernes, Natural Resources Coordinator, carole.gernes@maplewoodmn.gov, 651-249-2416 Project Background: Hampton Companies is proposing to construct an office/warehouse building on a vacant lot located at 2684 Maplewood Drive. The lot is located in the Shoreland Overlay District of Kohlman Lake and includes significant trees. The development must comply with the City’s Shoreland Overlay District ordinance, Tree Preservation ordinance, and landscape policies. Shoreland Overlay District 1.Shoreland Overlay District Ordinance: The lot is located in the Shoreland Overlay District of Kohlman Lake. Kohlman Lake is classified as a Class IV water. The maximum amount of impervious surface allowed on a lot within this district is 30 percent, with bonuses up to 50 percent with the installation of approved stormwater management best management practices. 2.Shoreland Overlay District Impacts: The lot is 21,906 square feet in area. The plans are conflicting: The civil plan identifies the development of the lot to include 13,979 square feet of hard surface including the building, pervious asphalt, and concrete walks (36 percent impervious surface, which is 6 percent over the allowed 30 percent). The project narrative states there will be 44 percent impervious surface (which is 14 percent over the allowed 30 percent). The site plan reflects 8,845 square feet of porous pavement, rather than asphalt pavement as shown on the civil plans, if this is installed it will likely count toward an impervious surface bonus on the lot. 3.Shoreland Overlay District Recommendations: The applicant must submit revised plans which accurately show the impervious surface coverage area on the lot. If the impervious surface is between 31 to 50 percent, the applicant must show stormwater management best practices that meet the City’s impervious surface bonus allowances. Trees 1.Tree Preservation Ordinance: a.Significant Trees: Maplewood’s tree preservation ordinance describes a significant tree as a healthy tree of the following size: softwood tree with a minimum of 12 inches in diameter, an evergreen tree with a minimum of 8 inches in diameter, and a hardwood tree with a minimum of 6 inches in diameter. A E2, Attachment 11 PC Packet Page Number 64 of 68 softwood tree is defined as a box elder, cottonwood, elm, poplar/aspen, silver maple, and willow; an evergreen tree is defined as a woody plant that is a member of the division Pinophyta and at maturity is at least 12 feet or more in height; and a hardwood tree is defined as all deciduous tree species except those listed as softwood deciduous trees. 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: The plans are conflicting: The tree preservation plan identifies 38 trees on the lot, all of which are in “poor” condition, not considered significant trees, and are all scheduled for removal. The tree calculation identifies that 98.4 caliper inches of replacement trees are required, even though the tree preservation plan states that none of the trees are significant. Staff identifies that nine of the trees are defined as significant trees, equaling 151 caliper inches 3.Tree Replacement Requirements: The City’s tree preservation ordinance would require 181.2 caliper inches of replacement trees if staff’s interpretation of the tree plan is accurate. 4.Tree Replacement: The landscape plan shows 10 new trees equaling 19.5 caliper inches. This is 161.7 caliper inches less than required by the City’s tree preservation ordinance. 5.Tree Recommendations: a.Prior to issuance of a grading permit, the applicant must submit the following: 1)Revised tree plan with the following clarifications noted and changes made: a)Ensure all significant trees are reflected accurately per the City’s tree preservation ordinance definition. b)The City will need additional information on trees identified as in “poor” condition or considered a “nuisance” tree. If these trees are unhealthy and not included in the tree replacement calculation, additional information is needed on the health of the trees, whether the trees have a suspected disease or are unhealthy for other reasons. E2, Attachment 11 PC Packet Page Number 65 of 68 c) Identify if the elm trees are Siberian Elm trees. If so, the City’s tree standards identify them as non-native and invasive and they can be removed from the tree replacement calculation. d) Cottonwood trees are not considered invasive trees and should be identified as a significant tree if the tree is healthy and the size is 12 caliper inches or greater. e) The 12-caliper inch walnut tree should be identified as a significant tree, unless the tree is unhealthy. Having a lean to the tree does not qualify the tree as unhealthy. f) Update the tree replacement calculations based on accurate information outlined above. g) The tree plan includes a diagram for tree protection fencing, however, no trees are being preserved. Remove the diagram or identify on the tree list which of the significant trees will be preserved. 2) Revised landscape plan with the following changes made: a) Replace the Northwoods Maple trees with a climate resilient native species. Maplewood's tree canopy consists of over 20 percent each of maple, ash and spruce. To diversify and prevent large future tree losses due to new pests or diseases, the City does not recommend planting trees from these genera. b) Replace the Japanese Tree Lilac with a climate resilient native pollinator-supporting species such as blue beech, serviceberry, hawthorn, Eastern redbud, or American plum. Japanese Tree Lilac trees have recently been found to be invasive in several areas of Minnesota. c) Planting an additional 161.7 caliper inches of replacement trees. The applicant should attempt to plant as many replacement trees on the site as possible. If all required replacement trees cannot be planted on site, the applicant can pay into the City’s tree fund at a rate of $60 per caliper inch. 3) Escrow: 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. Overall Landscaping Review of the overall landscape plan to ensure nonnative and invasive species are avoided, seed mix is appropriate for use in areas proposed, and plantings are climate resilient. Landscaping Recommendations: Prior to issuance of a grading permit, the applicant must submit the following: E2, Attachment 11 PC Packet Page Number 66 of 68 a.Revised landscape plan with the following clarifications noted and changes made: 1)Because the City of Maplewood is a Pollinator-Friendly City, we encourage the planting of native-pollinator-supporting native plants. 2)Tree and shrub planting and staking details: a)All details (A, B and A) should conform to the MN DNR’s Pocket Guide to Tree Planting. Highlights include: 1.Nurseries add extra soil added to pots and ball & burlap trees and shrubs. This extra soil should be removed with a trowel until the top of the first major lateral root is visible. Plant to this level so that the top of the first major lateral root is at grade. Planting deeper than this will promote the growth of encircling, strangling roots. 2.Encircling roots should be pruned with a pruner. 3. Root-bound trees and shrubs should be box-cut using a sharp shovel. 4.Mulch should be double-shredded hardwood mulch, applied in a 3-foot diameter circle around trees, at a 3-inch- depth and kept 3 inches away from the base of the trunk. No mulch volcanoes. 5.Trees and shrubs should not be pruned the first year after planting, except for dead branches. Pruning crossing branches and for structure / form should wait until year two after planting. 6.After placing ball and burlap trees in the hole, remove the top 1/3 of the burlap, along with any wire or string. If burlap is a synthetic material, it all should be removed. 7.Staking with flexible stakes and twine or rope instead of wire will allow some movement in wind, promoting development of strong trunks. Do not use wire to attach tree to stakes. Flexible rubber ties are less likely to damage bark. 8.Do not use duct tape or any other substance to adhere tree wrap onto trees. It will damage the bark. 3) Plantings – replace the following invasive plants with native, non-invasive alternatives: a)Burning bush, Euonymus alatus and its cultivars are listed as Minnesota Noxious Weeds. Replace with a native pollinator- supporting species such as Eastern Wahoo, Euonymus atropurpureus; Ninebark, Physocarpus opulifolius; Hazelnut, Corylus americana; chokeberry, Aronia melanocarpa; or a native dogwood, Cornus racemosa (gray dogwood) or red-osier dogwood Cornus sericea. b)Japanese spirea exhibits invasive tendencies. Replace with a native flowering shrub or a pink-flowered yarrow cultivar, Achillea millefolium. E2, Attachment 11 PC Packet Page Number 67 of 68 4)General Landscape Comments a)Rhus aromatica 'Gro-Low' traps litter and is difficult to maintain. Replace with bush honeysuckle, Diervilla lonicera or blueberry, Vaccinium ssp. b)Karl Foerster grass is overused and provides little benefit to pollinators. Native yellow prairie grass (formerly Indian grass), Sorghastrum nutans; switch grass, Panicum virgatum; big bluestem, Andropogon gerardii; and little bluestem, Schizachyrium scoparium are good native plant alternatives that support pollinators. c)You do not include any native pollinator supporting plants in your perennial plantings. Replace or supplement the catmint and day lilies with one or more of the following native flowering perennials: •Butterfly-weed, Asclepias tuberosa •Meadow blazing star, Liatris ligulistylis •Leadplant, Amorpha canescens •Wild lupine, Lupinus perennis •Cream indigo, Baptisia bracteata •Prairie smoke, Geum triflorum •Prairie phlox, Phlox pilosa •Aromatic aster, Symphyotrichum oblongifolium •Prairie coneflower, Ratibida columnifera •Black-eyed Susan, Rudbeckia hirta •Wild petunia, Ruellia humilis •Wild bergamot, Monarda fistulosa •Purple prairie clover, Dalea purpurea •Dotted blazingstar, Liatris punctata •Large beardtongue, Penstemon grandiflorus •Narrow-leaved purple coneflower, Echinacea angustifolia •Spotted horsemint, Monarda punctate E2, Attachment 11 PC Packet Page Number 68 of 68