HomeMy WebLinkAbout07/24/2007
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, July 24, 2007
6:00 P.M.
Council Chambers - Maplewood City Hall
1830 County Road BEast
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes: June 12, 2007
5. Unfinished Business: None Scheduled
6. Design Review:
a. The Shores (Redevelopment of St. Paul Tourist Cabin with Senior Housing) -
940 Frost Avenue
7. Visitor Presentations:
8. Board Presentations:
9. Staff Presentations:
a. Community Development Department Bus Tour Reminder - July 30, 2007, from
5:30 p.m. to 8:30 p.m.
b. Representation at the August 13, 2007, City Council Meeting -Item to be
discussed include The Shores
10. Adjourn
DRAFT
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, JUNE 12, 2007
I. CALL TO ORDER
Vice-Chairperson Olson called the rneeting to order at 6:06 p.rn.
II. ROLL CALL
Board rnernber John Dernko
Vice-Chairperson Matt Ledvina
Chairperson Linda Olson
Board rnernber Ananth Shankar
Board rnernber Matt Wise
Present
Present until 7:21 p.rn.
Present at 6:09 p.rn.
Present
Present
Staff Present:
Shann Finwall, Planner
Lisa Kroll, Recording Secretary
III. APPROVAL OF AGENDA
Board rnernber Shankar rnoved to approve the agenda.
Board rnernber Wise seconded.
Ayes - Dernko, Ledvina, Shankar, Wise
The rnotion passed.
IV. APPROVAL OF MINUTES
Approval of the CDRB rninutes for May 22, 2007.
Board rnernber Wise had a correction to the rninutes on page 14, itern J., fifth line, after the
word side-loaded insert the word garage.
Board rnernber Shankar rnoved approval of the rninutes of May 22, 2007, as arnended.
Board rnernber Wise seconded.
Ayes ---Dernko, Ledvina, Shankar, Wise
The rnotion passed.
V. UNFINISHED BUSINESS
a. Costco - North of Beam, South of New County Road D, West of Highway 61, East
of Vento Trail
Ms. Finwall said on May 8, 2007, the cornrnunity design review board (CDRB) reviewed the
plans for the proposed Costco store on Bearn Avenue. The board tabled this proposal in order
for the applicant to provide revised architectural plans and additional data to support the
request for taller light poles in the parking lot. In surnrnary, the CDRB gave the applicant the
following direction:
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Provide justification for the taller light poles.
Provide a revised landscaping plan to indicate the actual arnount of plantings the applicant is
proposing.
Provide building materials of a better quality than concrete block and concrete precast
rnaterials.
The board was supportive of the parking waiver. This was forwarded to the city council for their
review on June 11, 2007.
The applicant has revised the architectural plan with:
..Replacing the split-face concrete block colurnns with prairie stone.
..Raising the height of the split-face wainscot a few courses to rnake it a rnore prorninent detail.
..Replacing precast-concrete aggregate and acid-etched panels with panels having a stucco
appearance.
..Replacing the concrete block colurnns on the fuel-island canopy with prairie stone.
..Staff feels that the proposed Costco building is attractively designed, but it still needs rnaterial
enhancements for an irnproved appearance. Staff is recornmending the following revisions:
..Replace all the split-face CMU on the west, north and south with face brick. If a standard-
sized brick would look too small in proportion to the scale of this building, a larger brick may be
used.
The applicant's view is that the city does not have any specific design criteria that they rnust
follow. The city code does require as a design rninimum, that a proposed structure be
compatible with existing buildings in the area. In this instance, the city denied the recently-
approved Carrnax building that was proposed to be entirely concrete block. That developer
then redesigned the Carrnax building to be entirely brick.
The CDRB should use this as a benchmark for future building quality in this development. Staff
feels that the proposed Costco building is attractively designed, but it still needs material
enhancements for an irnproved appearance. Staff is recornrnending replacing all the split-face
CMU on the west, north and south with face brick. If a standard-sized brick would look too
small in proportion to the scale of this building, a larger brick may be used.
Board rnember Wise said this is a planned unit development (PUD) and Carrnax was already
approved, and staff thought Costco should relate their building to the Carrnax building; he
wasn't sure what the building colors were on the Carmax building. Before he recommends
Costco use sirnilar building colors due to the location of these two buildings he would need to
know what colors were being used on the Carrnax building.
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Ms. Finwall said thought the Carrnax building would be all brick and the brick colors were in
red tones.
Board mernber Ledvina asked if it was staff's intention that Costco try to match the color of the
Carmax building?
Ms. Finwall said that since this is in a PUD the board should consider that.
Chairperson Olson said this would set a precedence for any other building built in this area?
Ms Finwall nodded yes.
Chairperson Olson asked how Costco's light fixtures would blend in with Carrnax's light
fixtu res?
Ms. Finwall said she is not certain what style of light is being constructed for Carrnax. Carmax
maintained the 25 foot light pole height standard and did not receive a light pole waiver frorn
the city. It should be noted the Costco building is much larger than the Carmax building.
Chairperson Olson said she thought the light poles at Carrnax wouldn't be installed in
landscape islands; they are installed in the parking lot in between vehicles. Chairperson Olson
asked the applicant to address the board.
Mr. Ted Johnson, 2311 West 22nd Street, Oak Brook, Illinois, addressed the board. Regarding
the staff recommendation to switch the split-face CMU to a face brick or smooth face CMU,
Costco agrees to that. He would like to check with the local suppliers to see if jumbo brick is
available in the colors Costco is proposing. Costco will work with staff to make that substitution
as long as there is some leeway with the size of the brick. He isn't sure there needs to be any
consistency between Carmax and Costco. Yes, this is in a PUD but it's not a unified retail
center. Carmax is at the corner of Bearn Avenue and Highway 61. Between Carmax and
Costco there is a large wetland area, then there is the new road (Country View Drive) and then
there is the Costco development. With respect to the light fixtures, he's sure Carmax would
have their lights on most of the time to showcase their vehicles. Costco shuts their lights off
one hour after closing. These are separate commercial users. Costco added 64 additional
trees to the landscape islands to bring the plan up to their standards on two trees per island.
He presented a building materials board to show the board mernbers. The Costco signs will be
wall mounted with the exception of some directional signs.
Board member Wise asked if Costco has evening employees that stock the store and will there
be any security lighting?
Mr. Johnson said there will be shoe box fixtures which are the wall pack lights that down light
the building. There will be minimal lighting at the gas canopy so the cameras can pick up any
motion near the gas pumps.
Board member Shankar asked if they would be replacing all the split-face CMU?
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Mr. Johnson said he wasn't sure. He had not had the chance to discuss the staff
recommendation with Torn Ekstrand and he wasn't clear on that. Costco will work with city staff
regarding that. If staff wants all the split-face CMU switched to smooth-face CMU, they will do
that. He thinks the corners with the split-face CMU would be more attractive because there
would be some shadowing and texture.
Board member Shankar asked if the nurnber 1 utility brick was gone?
Mr. Johnson said if he can get a jumbo brick to use in place of the split-faced CMU he thinks
they may keep the utility soldier course.
Board member Shankar asked if the soldier course brick would be the same color and material
as the jurnbo brick?
Mr. Johnson said he believed it should be.
Board rnember Dernko asked if Costco would try to rnatch the new brick with the rnaterial that
was replaced in the same color?
Mr. Johnson said it would be roughly the same color.
Board member Shankar said Costco shows two colors of EIFS or stucco, are they all at
different planes or are there any conditions where both colors of EIFS are in the sarne plane?
Mr. Johnson said they are in the same plane and there is a dark brown vertical channel that
separates them.
Board member Shankar asked how wide it would be?
Mr. Johnson said according to the drawing it looks like a foot.. Those details haven't been
worked out for the elevations.
Board member Wise said the applicant wrote in the staff report that because the city doesn't
have design standards they shouldn't be required to compare the Costco building to the
Carmax building. Often times you see that with multi-use developrnents where you have
residential that models a retail center. He doesn't think differentiating the uses is justifiable to
elirninate the thought of having some similar architectural aspects or colors used.
Board rnember Ledvina said he thinks the applicant makes a good point that these buildings
are far apart and it's not a unified center. It would be nice to have sorne color schemes that are
similar in the buildings but he doesn't have a strong need to have that happen. He would defer
that to staff and the applicant. He is satisfied with the redesign of the building and the staff
recomrnendations, which is a good requirement in terms of the brick. He thinks for this
development he would agree with the applicant's desire to have the higher light pole standard,
which is more efficient, would require fewer light poles, and it is appropriate with this site.
Chairperson Olson said it would be nice to have the Carmax and Costco building elernents
speak to each other but they do serve different functions. Having similarities is nice and
certainly will set a precedence to what is built next to Costco to the north.
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Chairperson Olson said she's in favor of the taller light pole standards because of the
discussion the board had with the applicant during the last review in regard to allowing for
additional landscaping and turning the lights off when the store is closed.
Board rnernber Shankar said there should be no split-faced CMU at all. Now the applicant is
showing a wainscot of a lighter color split-faced CMU and that is going to be the jurnbo brick
which is fine, but in addition to that, at the corners they show a darker color of split-faced CMU
and he feels that should be replaced with prairie stone. The prairie stone is already used at the
entrance and this would make a nice anchor at the four corners of the building.
Chairperson Olson said she likes the prairie stone, on the columns and under the canopy at
the gas station.
Mr. Johnson said if you want to see what additional prairie stone looks like the Costco building
in Eden Prairie has too much prairie stone in his opinion.. He said the board won't be happy
with that in Maplewood. Prairie stone needs to be used at appropriate locations and he thinks
that is already being done at the entrance and at the fuel canopy.
Board rnernber Shankar said prairie stone is a great material. Maybe he hasn't seen prairie
stone used in a large area. He hasn't seen the Eden Prairie building, so he can't respond to
that comrnon.
Board rnernber Ledvina said these are substantial areas where the prairie stone would be
used.
Board mernber Shankar said if they don't use prairie stone on the corners he asked what the
applicant would want to use?
Mr. Johnson said he would like to use split-face CMU compared to face brick. He would work
with Tom Ekstrand to come up with a type of material that the city would appreciate. The
prairie stone is way too much of one material to use for a building of this mass.
Board member Shankar said in that case, his opinion is that it should be two different types of
brick rather than using split-faced CMU. The applicant can show the two different colors of
brick and work with staff on that.
Board member Wise said he doesn't have a problem with staff reviewing this, he thinks it
would be nice to use comparable building colors if possible but if it's going to compromise
Costco's project he doesn't want them to do this. He would leave it up to staff.
Chairperson Olson said perhaps the CMU could be replaced with brick that is similar in color.
Board rnember Shankar said if they are going to have two different colors of brick on this
building maybe one of those brick colors could match the color of the Carmax building.
Board member Wise said he thinks it would be a mistake if the board doesn't consider having
some common elements or colors when future developments go in so as you drive through,the
area it all blends in nicely.
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Board member Ledvina moved to approve the revised building design, site, landscaping,
lighting and cornprehensive sign plans date-stamped May 31, 2007, for the proposed Costco
store on the north side of Beam Avenue, east of Highway 61. The applicant shall comply with
the following conditions of approval: (changes to the motion are underlined and deletions
are stricken).
1. This approval is good for two years. After two years, the design review process shall be
repeated if the developer has not begun construction. Substantial site grading and site
preparation shall be considered to be the beginning of construction.
2. All requirements of the fire marshal and building official must be met.
3. The applicant shall obtain all required permits from the RamseylWashington Metro
Watershed District and Ramsey County.
4. The proposed lighting plan shall be revised for staff approval to rneet the A-footcandle
maximum allowed at the property lines.
5. The architectural plans shall be revised for staff approval before the issuance of a
building permit with the following changes:
EO Replace all the split-face CMU on the west, north and south with face brick. If a
standard-sized brick would look too small in proportion to the scale of this
building, a larger brick may be used.
6. All driveways and parking lots shall have continuous concrete curbing.
7. The applicant shall comply with all requirements of the Maplewood Engineering Report
from Erin Laberee dated April 20, 2007.
8. The applicant shall:
" Install reflectorized stop signs at the proposed exits onto Beam Avenue and
Country View Drive.
" Install and maintain an in-ground lawn irrigation system for all landscaped areas.
.. Provide an architecturally-compatible trash storage area for any trash dumpsters
that will be kept outside.
.. Provide a decorative fence or guardrail on top of the retaining wall where it
exceeds four feet in height.
9. The applicant shall provide the city with cash escrow or an irrevocable letter of credit for
the exterior landscaping and site improvements prior to getting a building permit for the
development. Staff shall determine the dollar amount of the escrow. Typically, the
amount of this escrow is 150 percent of the cost of completing this work.
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10. The comprehensive signage plan is approved as proposed. Staff can approve changes
to this sign plan as long as they comply with the sign ordinance. The applicant must
apply for sign permits.
11. The applicant may install site-light poles that are 35 feet in height as requested.
12. All roof-top rnechanical equipment shall be painted to match the building unless the
equipment is screened from view.
13. All work shall follow the approved plans. Staff may approve minor changes.
14. The applicant shall work with staff to coordinate similar color usaoe with other buildinos
in the PUD namelv Carrnax.
15. The applicant shall work with staff to coordinate the Iioht pole colors and standards
should be coordinated with the Carmax lioht fixtures if at all possible to be worked with
staff.
Chairperson Olson seconded.
Ayes - Demko, Ledvina, Olson, Shankar, Wise
Board member Demko asked what the status was with the Carmax site?
Ms. Finwall said Carmax has received approval but staff didn't know what the status was with
their building permit.
Chairperson Olson asked Bruce Mogren to address the board regarding this question.
Bruce Mogren, 1801 Gervais Avenue, Maplewood, addressed the board. Mr. Mogren said he
closed the transaction with Carmax so Carmax owns the property now. Carmax doesn't plan
on building until next year or the summer of 2008. Carmax is trying to find another site so they
can build two sites at the same time.
VI. DESIGN REVIEW
a. Comforts of Home Design Review Amendment - 2300/2310 Hazelwood Street
Ms. Finwall said the Comforts of Home development is proposed for the southeast corner of
Highway 36 and Hazelwood Street (the location of the vacant Auto Glass store and an
electrical contractor's office). The project includes 42 assisted living, senior housing units.
On June 12, 2006, the city council approved several land use requests for this development
including a comprehensive land use plan change from business commercial to high density
residential, a conditional use permit for a planned unit development, and design review.
The Comforts of Homes development will have 42 private suites, a large kitchen, group
dining/living/activity areas, and a beauty shop. Each suite has a private bathroom and a
separate bedroom/living area. Some of the units would have kitchenettes. The facility will have
24-hour, on-site home care and nursing staff.
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After city council approvals the applicant, Brian Winges of Comforts of Home, encountered
some minor delays in the closing of the land, finalizing of financing, and wrapping up the
detailed market studies. In addition, it was discovered that the cost of redeveloping the two
properties from their existing uses to the proposed senior housing were more than expected.
For these reasons the applicant has not begun development of the project, but would like to do
so this summer. The applicant estimates that the construction of the building and site
improvements will take approximately seven to eight months, which would bring completion of
the project to January/February 2008.
Board member Shankar asked if he understood that the building would have cultured stone
wainscoting on the lower half of the building, then hard siding in a darker color, then hard
siding in a lighter color, and hard shingles at the top of the building?
Ms. Finwall said that's what staff is recommending, however, Comforts of Home prefers to
have the cultured brick wainscoting, then hard siding on the first level in the dark color and
vinyl siding on the upper level.
Chairperson Olson said there is quite a price difference between vinyl siding and hard siding.
Board member Ledvina asked if staff was concerned about the durability of the vinyl siding?
There are homes built all the time with vinyl siding that seem to hold up fairly well. He asked if
staff was concerned about the product life? It shouldn't be a maintenance issue because the
vinyl siding will be on the upper level and won't be damaged.
Ms. Finwall said in addition to durability, there is the issue of aesthetics and compatibility with
the hardi product and how that will look. As far as the durability issue goes, Board member
Ledvina is correct, vinyl siding is durable to a degree, however, in a hail or windstorm vinyl
siding has a higher chance of being destroyed or damaged compared to the hardi product in
staff's opinion.
Board member Ledvina asked if staff is concerned about the vinyl siding product looking
wavy?
Ms. Finwall said that is another concern of staff.
Chairperson Olson asked the applicant to address the board.
Mark Paschke, Frisbie Architects, 215 North 2nd Street, Suite 204, River Falls, Wisconsin,
addressed the board. He said the vinyl siding they propose to use is roughly 50% of the cost of
the hardi product. By using the vinyl siding on the upper portions of the building it would be
further away and less noticeable with the change in building materials. He believes they have a
very attractive building. Regarding hail damage, that would be an insurance issue to replace
the siding. If you have further questions regarding the vinyl siding and durability, our siding rep
is here to speak. He presented samples of the cultured stone wainscoting, shingle samples,
paint samples, and accent colors to the board.
Board member Shankar asked if they had a hard shingle sample?
Mr. Paschke said he didn't have a sample of the hardi shingle product with him.
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Board member Demko asked if the windows and doors were maintenance free?
Mr. Paschke said yes.
Board member Wise said he would like to hear the applicant's response to staff's
recommendation to use the hardi product rather than using the vinyl product. He said he tends
to rely on city staff regarding the products being used and how they blend or not blend
together.
Mr. Paschke said staffs comments were directed toward durability and aesthetics of the two
building products. He believes they have a building design that would be complimentary using
either the vinyl or the hardi product.
Board member Demko asked what the life span would be for the vinyl siding versus the hardi
product?
Mr. Paschke said he would defer that question to the siding professional.
Terry Gansmer, 9655 Newton Avenue South, Bloomington, representing the manufacturer of
the vinyl siding product, addressed the board. Regarding durability, their company carries a
lifetime warranty on the vinyl product. The vinyl siding is a heavy gauge (44 mill). Both the vinyl
and hardi product are very durable and the vinyl siding has been proven to be a very good
product.
Chairperson Olson asked what color would be used on the building?
Mr. Paschke said the color selection has not been made yet.
Board member Ledvina asked if they propose to keep the cultured stone wainscoting on the
lower half of the building?
Mr. Paschke said yes. They would use the hardi product on the first floor elevation and then
use the vinyl siding product on the second floor. The difference between the two building
materials is, vinyl siding is maintenance free and the hardi product will need to be primed and
refinished every 10 to 15 years.
Board member Shankar asked what mill thickness they propose to use?
Mr. Gansmer said the Great Barrier siding which is the horizontal siding, is 0.44 mill thickness,
the vinyl shingle product is .050 mill thickness, and the board and baton produet is .046 mill
thickness.
Board member Shankar asked what mill thickness they are seeing used in new construction
these days?
Mr. Gansmer said they see vinyl siding with a mill thickness from 0.42 to 0.44. One of the
issues with the vinyl siding product is the way the vinyl product is attached to the wall. When
you use a thicker vinyl product it attaches to the wall better.
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Mr. Gansmer said there will be some waviness to the vinyl product but when you apply a
heavier vinyl siding panel to the wall it will hold a straighter line and the appearance is going to
be much nicer.
Mr. Paschke said to help with the waviness of the vinyl product they will introduce a number of
trim boards, they will change direction with the building products used which will help minimize
that. There will not be long spans of large windowless areas that would be susceptible to that
waviness.
Chairperson Olson asked what colors they have chosen. She heard warmer colors were going
to be used; the colors on the screen don't match what they show in the staff report.
Mr. Paschke said the dark shaded areas in the picture will be a darker color. In the original
design they had red brick wainscoting and then two shades of beige siding with white trim. The
shake would be a darker color such as a shade of brown.
Board member Ledvina said what the applicant has proposed is reasonable and he likes the
cultured stone wainscoting on the lower part of the building and he supports the proposal.
Board member Shankar said vinyl siding is a fairly durable product, especially if they use it on
the upper level. He prefers the colors that were in the photos in the staff report compared to
the photos on the screen.
Board member Wise agreed. Regarding the vinyl siding, being that this is an assisted living
building, vinyl siding is more reasonably priced if it would ever need to be replaced down the
road compared to having to replace the hardi product siding.
Board member Demko said the building is attractive, and he has no problem with the use of
the vinyl siding product.
Chairperson Olson said the vinyl siding product is fine, she is sorry the hardi product won't be
used but she knows there is quite a bit of difference in price. This will be a nice building even if
they use the vinyl siding product and it will not negatively impact the neighborhood.
Ms. Finwall said she wanted to point out that they are proposing to use vinyl siding on half of
the sides and the entire east side of the building facing the pond. The front building elevation
is the only elevation which will have hardi product on the first level and vinyl on the second
level.
Board member Shankar said the drawings in the staff report are marked south and north. The
north facing is really the east side and the south facing is really the west side.
Ms. Finwall said correct.
Board member Ledvina said he is still fine with the plans.
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Board member Shankar moved to approve the plans date-stamped March 27, 2006, the April
25, 2006, revised grading and drainage plans, tree preservation and landscape plans, and the
revised Mav 30.2007. buildinq elevations and the revised floor plans submitted at the June 12.
2007, community desiqn review board meetinq for the 42-unit, two-story, assisted living facility
(Comforts of Home) to be located at the southeast corner of Highway 36 and Hazelwood
Street (currently 2300/2310 Hazelwood Street). (Chanqes to the oriqinal conditions are
underlined if added and stricken if deleted.) Approval is subject to the applicant doing the
following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Prior to issuance of a grading or building permit, the applicant must submit to staff for
approval the following items:
a. Revised plans which meet all requirements as spelled out in the May 11, 2006,
engineer review including, but not limited to, entering into a development
agreement with the city to ensure all construction activities conform to
Maplewood's standards and to ensure an escrow is taken by the city for the cost
of a 6-foot-wide sidewalk to be constructed along the entire Hazelwood Street
frontage during future Hazelwood Street construction.
b. Revised landscape plan showing the following:
1) The Colorado blue spruce should be changed to Black Hills spruce.
2) Plantings should be shown in the infiltration pond and rainwater garden.
The plantings should include pre-approved native seed mixtures.
3) The landscape area called out on the main floor plan in front of the entry
canopies (sheet A2) should be reflected on the landscape plan.
4) A planting bed should be included in the interior of the loop driveway (in
between the driveway and the road).
5) Two additional sugar maple trees should be planted along Hazelwood
Street.
6) All landscaping (excluding landscaping within the infiltration basin and
rainwater garden) must be irrigated. The landscape plan must reflect the
location of all required underground irrigation sprinkler heads.
7) All disturbed areas must be established with turf.
8) The applicant should attempt to save the large oak tree located on the
southeast side of the building (Tree #573-30" oak) and must take all
means necessary to protect all other large trees scheduled to be
preserved on the property during construction of the facility.
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c. Revised site plan which shows the following:
1) Site plan must match the grading and drainage plan and reflect the
required berm located on the north side of the property.
2) Future sidewalk to be located along the entire Hazelwood Street
frontage.
3) Walking trail to be located on the north side of the property, around the
infiltration basin.
d. Revised floor plans showing the expansion of the three outdoor patios if possible.
e. Revised lighting and photometrics plan which shows that the height of the
freestanding lights do not exceed 25 feet (measured from ground grade to the
top of the lumen).
f. Watershed district approval.
g. Revised buildinq elevations showinq tho replacement of all proposed vinvl siEliRf!
aAd vinyl shinqles shown on the buildinq elevations date stamped Mav 30. 2007.
with hardipanel and hard shinqle and an\' new color palettes propeseEl.
The board approves the color scheme showed on the rendered COpy submitted
to the board and not the imaqe shown on the screen.
h. Building material samples.
I. The owner shall combine the two properties into one lot for tax identification
purposes before the city issues a building permit.
J. A cash escrow or an irrevocable letter of credit for all required exterior
improvements. The amount shall be 150 percent of the cost of the work.
3. The applicant shall complete the following before occupying the building:
a. Replace any property irons removed because of this construction.
b. Provide continuous concrete curb and gutter around the parking lot and
driveways.
c. Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas.
d. Install all required outdoor lighting.
e. Install wetland buffer signs which indicate that no mowing, cutting, or building is
permitted within the 25-foot buffer.
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4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or contractor shall
complete any unfinished exterior improvements by June 1 of the following year if
occupancy of the building is in the fall or winter or within six weeks of occupancy
of the building if occupancy is in the spring or summer.
5. Signs are not approved with this design review approval. All signs must be approved by
the community design review board before installation.
6. All work shall follow the approved plans. City staff may approve minor changes.
Board member Demko seconded.
Ayes - Demko, Ledvina, Olson, Shankar, Wise
b. Pond Overlook Town Houses - 2161 County Road D
Ms. Finwall said Mr. Doug Andrus, representing Andrus Homes, is proposing to develop 10
town houses on a new cul-de-sac between County Road 0 and 1-694 in a development called
Pond Overlook. It would be on a 1.9-acre site on the property now known as 2161 County
Road D. A homeowners' association would own and maintain the common areas.
Each building would have horizontal-lap vinyl siding, aluminum soffits and fascia and a stone
veneer on the front. In addition, each unit would have a two-car garage.
Board member Shankar asked if staff had an opinion regarding the townhomes being the
same color or should there be a variety of color schemes?
Ms. Finwall said according to the elevations, it appears the applicant plans to use a variety of
color schemes for the units.
Board member Wise asked staff about the comment in the staff report regarding extending the
wainscoting. He asked if staff meant extending the wainscoting on the front elevation or all four
sides of each building?
Ms. Finwall said staff was recommending the wainscoting continue along the front of the units.
The board may also want to consider additional treatments to dress up units 1, 9 and 10,
considering the rear and sides of those units face County Road D.
Chairperson Olson said the rear of units 5 and 6 open to the new retention pond and it seems
that the grading is steep there, she asked if there was enough space for the backyards to be
used or would the units back up to the grade?
Ms. Finwall said appears to be 10 to 20 feet before the grade drops. She said this is also a
walkout unit. Perhaps the applicant could answer that question better.
Chairperson Olson asked if Highway 694 is higher or lower than this development?
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Chairperson Olson asked the applicant to address the board.
Doug Andrus, 2440 Charles Street, Suite 210, North St. Paul, addressed the board. He said
the site is a natural walkout and the grade goes down towards the freeway. County Road D is
higher in elevation and Highway 694 is lower than this site. Regarding units 5 & 6 and the
pond, there is a two to three foot retaining wall that will level off the backyards of those units
making them less steep.
Board member Demko asked if the applicant intended to save the large trees on the site?
Mr. Andrus said he would save whatever trees he could. The large trees are always near the
road and often times can't be saved in order to access the site. Mr. Andrus said there are
many trees that you don't see on the landscape plan because Maplewood's ordinance only
counts trees over 8 inches in diameter. On the east and west side of the site, on the other side
of the fence, the area is covered with solid trees. He said he has been working with Virginia
Gaynor from Public Works on a new landscaping plan. Mr. Andrus handed the revised
landscape plan out to the board members and staff during the June 12, 2007, CDRB meeting.
He said per staff's recommendation they added trees along Highway 694. Regarding the pond,
Virginia Gaynor said the city doesn't like to seed the ponds anymore because the seed doesn't
take as well. Therefore, she recommended planting bushes around the pond area and in the
corner area. He said he plans to screen units 9 and 10 with more trees and bushes along
County Road D. Those two units sit lower than County Road 0 by about two feet so the
driveway isn't as steep. By planting the trees and bushes they will further block the view of
County Road D. Regarding unit 1 on County Road 0, he also added trees along County Road
D. Virginia Gaynor or somebody from the city will go out to the site when things are further
along.
Board member Demko asked what the shaded area was on the site plan between units 6 & 7?
Mr. Andrus said that shaded area represents the drainage pipe from the cul-de-sac going to
the pond which will be buried.
Board member Shankar asked why he wasn't blocking the view of Highway 694 for unit 8 with
trees and bushes?
Mr. Andrus said there are already trees in that area which we plan to leave as many as
possible. Many of the trees are smaller than 8 inches in diameter and aren't shown. on the
plans because those aren't typically counted but if there is an opening for additional trees we
will add more trees.
Chairperson Olson said she read the applicant's letter regarding the city's new tree ordinance
and the tree replacement plan.
Mr. Andrus said he believes the tree ordinance plan needs to be altered a bit. The tree plan is
too cut and dry but doesn't take into consideration how many acres the site is or what's going
to be built on the site. The majority of the trees on this site are towards the freeway where the
pond is.
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Mr. Andrus said he planned to put the pond higher on the site but the Watershed District didn't
like the location and they requested that the pond be in the corner of the site so he had to take
the trees out. He said he is following the Watershed Districts directions. Many trees to be
removed from the site are "junk" trees such as boxelder and cottonwood trees. If you don't
count them then he actually has more than enough trees to meet the code. There are many
trees in poor condition and if you take the "poor condition" trees out then he has more than
enough trees to replace with the tree ordinance. He said he is willing to work with city staff to
get this plan to work. Virginia Gaynor feels there are as many trees on the plan that will fit on
the site without overdoing it. These are townhomes so you don't want to have too much tree
maintenance on the site by having trees everywhere. There are thin spots between the
buildings and that is why Virginia recommended more bushes in the tree allotment.
Mr. Andrus said if he has to he will pay the city to have trees planted elsewhere in the city as
opposed to overcrowding the site.
Chairperson Olson asked about the color scheme of the units.
Mr. Andrus said he plans to have each building a different color. One will be a lighter tan, one
will be gray, and one may be green. The cultured stone wainscoting will coordinate with each
of the units. All the garage doors and trim will be white. He wants this development to look
more like a housing development and not like a town home development.
Chairperson Olson asked if the applicant could respond to staff's recommendation to extend
the wainscoting around the front of the building?
Mr. Andrus said that would be fine. He handed another building elevation drawing out to the
board that has another view of the units to be shown on the screen.
Chairperson Olson said the board looks at and discourages cookie cutter design developments
because it takes the personality out of a neighborhood.
Mr. Andrus said it's often less expensive to buy all the products in bulk which is why other
developments have done that.
Chairperson Olson asked if he could put carriage lighting by the garage doors?
Mr. Andrus said they will have lighting on the garages; it just isn't drawn on the plan.
Mr. Andrus said he thinks the garages look nice. If you look at the front steps and the roof
overhang, the garage only stands out by about 8 feet.
Chairperson Olson asked where he proposed to put the house numbers?
Mr. Andrus said the house numbers would go on the portion of the garage closest to the front
door.
Chairperson Olson asked where the meters would be located?
Mr. Andrus said the meters would be located on the side of the units, not on the garage side.
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Board member Demko asked if the landscaping in front of the individual units was something
the homeowner will maintain or would the association take care of that?
Mr. Andrus said the homeowner association would maintain the landscape. There are two
different plans and one has a small patio area in front of the units and the landscaping will be
planted around the patio area.
Board member Shankar said the cultured stone is shown on the front of the units but you don't
show the cultured stone wainscoting between the front door and extending around to the
garage door.
Mr. Andrus said wainscoting is a personal preference. He has built plenty of homes and there
are people that don't care for cultured stone wainscoting. How much cultured stone
wainscoting do you use until it's overkill? He said he is trying to keep the units as affordable as
possible. He said the price for the units has been determined to be $239,000. Everything you
add to the development adds more expense such as adding cultured stone wainscoting
compared to using vinyl siding. The front door already hugs the garage and to put more
cultured stone wainscoting on the wall between the front door and the garage may cause a
problem because of the thickness of the sill and could protrude into the door clearance area.
Board member Wise asked what the square footage for the units is?
Mr. Andrus said the units will be 1,048 square feet for the first floor and the homeowner can
chose to finish the basement to add more living space and square footage.
Chairperson Olson said she didn't see a street light within this cul-de-sac area and the only
other light would come from the parking lot across the street.
Mr. Andrus said staff has recommended a light pole on County Road 0 and he will work with
staff on that. He said the lights are purchased from Xcel Energy and he will put the light fixture
wherever staff recommends.
Chairperson Olson said she liked the idea of having the road 28 feet wide in order to have
parking on one side of the road for guest parking.
Mr. Andrus said there is plenty of parking on the site. Each unit will have a two car garage plus
parking in the driveway. The city code requires two parking spaces so he meets the city code.
The driveways are 30 to 40 feet long so an additional two to four cars can park in the driveway.
There won't be much need for parking on the road unless someone has a graduation party.
Chairperson Olson said townhome developments have had issues with not enough parking for
visitors. There doesn't appear to be a lot of room for cars to park along the cul-de-sac. Would it
be practical to extend the width of the road on one side to allow for additional guest parking?
Board member Shankar asked if the road is shown at 24-feet wide.
Mr. Andrus said the plan shows the road at 28-feet wide.
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Board member Demko said the staff report says the city allows parking on one side of the road
for 28-foot wide streets.
Ms. Finwall said Mr. Roberts was recommending that the road be 28-feet wide for parking on
one side of the street.
Mr. Andrus said Mr. Roberts was just reiterating that the road should remain 28-feet wide in
order to allow for additional parking on one side of the street.
Chairperson Olson asked how staff felt about the revised tree plan?
Ms. Finwall said staff received a voice mail from Ms. Gaynor prior to the meeting who said that
Mr. Andrus has been working closely with city staff regarding the tree plantings. Staff feels Ms.
Gaynor will ensure the tree ordinance meets the intent with additional shrubs included in the
tree count so staff is comfortable with this fact.
Chairperson Olson said she finds it interesting that Virginia Gaynor agrees with the applicant
that there isn't enough space on the site to plant additional trees and that she recommended
shrubs be planted instead. She said she is concerned that this is the third proposal the board
has heard an applicant comment on the hardship that the new tree ordinance has put on a
development and that the tree ordinance is over and above what was normally expected. She
asked if this concern should be addressed and asked if the tree ordinance needed some
tweaking? In her opinion, this should raise a red flag with the city. This same concern has
been raised with three developments now, Carmax, Integra Homes, and now with the Pond
Overlook Townhome development.
Ms. Finwall said the tree ordinance was drafted by the Environmental and Natural Resources
Commission and was approved by the city council last September. With any new ordinance,
after working with it you often times find some tweaking needs to be done. Ms. Finwall said
she worked with the Environmental and Natural Resources Commission on this and one intent
of the ordinance is to get the developers to look at a site and not entirely grade the site but to
save the mature trees that are there. By saving trees the developer obviously would not have
to replace them.
Chairperson Olson said the applicant made some valid points. If you are removing junk trees
and scrub trees perhaps that should be taken into consideration.
Ms. Finwall said staff will forward those comments onto the environmental manager.
Board member Wise said when the board looked at the Integra Homes development the board
discussed adding shutters to windows on the building elevations. The trees on County Road 0
should be sufficient for the units along County Road 0 but after the emphasis the board put on
dressing up the side of the town home units he thought this was something the board should
discuss.
Chairperson Olson said she agreed and she also wondered if we should recommend
extending the cultured stone wainscoting around the sides of the town home units but she also
wasn't sure how practical it would be.
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Board member Wise said the board discussed that during the review of the Integra Homes
development but given the grade of the site it didn't make sense and it didn't look rigllt which is
why he asked staff where the cultured stone wainscoting was going to end. He thinks shutters
on the elevation wouldn't be that costly but would add something to the exterior. He would hate
to increase the cost of the units by requiring the applicant to extend the cultured stone
wainscoting and would not want to price the applicant out of the market. He said he is
concerned about the view of the units from Highway 694. If that's not screened you may see 4
units not being purchased.
Board member Shankar said he was going to add that shutters be added to the windows on
units 1, 9, & 10 and add cultured stone wainscoting for the south elevation for those units.
Even though there are many trees along County Road 0 he said he isn't convinced that will
block the view of the units from County Road D. Regarding the shutters, there is only one
window on the front elevation to put shutters on so he doesn't think that is necessary to do.
Board member Demko said the applicant is planting additional trees along County Road 0 and
that should be sufficient. If you put the burden of additional costs on these units that could
price the applicant out of the market in this area and he is okay with the plan as it is proposed.
Chairperson Olson said shutters on the side elevations would be a strong enhancement. You
can't put shutters on all the rear windows but perhaps something could be done to add to the
plainness of the rear elevation.
Board member Wise said that decision could be left up to staff.
Chairperson Olson asked the applicant to address the board to offer feedback.
Mr. Andrus said he could see shutters on the side window but as far as adding shutters on the
rear elevations, he doesn't see shutters on the rear of any house because it doesn't look
appropriate. The trees will do an adequate job of screening the view from County Road D. He
doesn't know where a person can go where you wouldn't see the backs of homes or buildings.
You can look 200 feet down County Road 0 where there is a whole row of townhomes that you
see the rear of the homes and they don't have any exterior enhancements. People sit in the
back yards of their homes and look at their neighbor's home all the time without anything extra
on the home. Maybe the board is over thinking this. He wouldn't mind adding the shutters but
he doesn't think that will make things look nicer, if anything it will look goofy. As far as adding
shutters to the side window for the units that would be fine but he doesn't like shutters on the
rear elevation. There is a patio door upstairs, downstairs and a deck. The other windows are
pretty close together and he thinks that would look awkward. Units 9 & 10 back up to County
Road 0 and are not walkouts. The units will have plenty of tree coverage along County Road 0
too.
Board member Shankar said he thinks the side elevation would look nice with shutters. The
south elevation, even though it is the rear elevation, fronts County Road 0 and he thinks it
would be nice to have the additional design feature such as shutters.
Mr. Andrus said units 9 & 10 will have basements and those windows would be screened by
the trees along County Road D. Those units also will sit two to three feet down.
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Board member Wise asked if staff had plans showing units 9 & 10 without the exposed
basement?
Ms. Finwall said no, but on page 36 of the staff report it shows walkout basements and if you
cover the lower level on the building plan that would give the board all idea of what those units
would look like from County Road D.
Mr. Andrus said basically the lower level is in the ground.
Board member Wise said he wanted to make sure that when the board makes the motion, staff
would have the information they need.
Ms. Finwall said she wasn't sure staff had plans representing that.
Board member Shankar said even if you only see the top floor of units 9 & 10 from County
Road 0, if you put shutters on the two windows in the middle of the units for units 9 & 10 plus
the window on the side elevation that would add quite a bit of detail.
Mr. Andrus said he could do that. If you are going to put shutters on the side window elevation
he would do the same thing for all the units to make it uniform.
Chairperson Olson said the applicant can work out the details of the shutters with staff.
Board member Shankar said the front garage elevation is showing dormers or something at
the peaks of the garages but that isn't shown on the renderings.
Mr. Andrus said the square dormers were drawn on the plans but he didn't like the look of
them so he isn't putting those on and he thinks it looks better without dormers.
Board member Shankar said the staff recommended that perhaps the applicant could dress
the front elevation with dormers.
Chairperson Olson said personally she thinks dormers are not very attractive. She asked
where the vents would be located?
Mr. Andrus said it would be a ridge vent and not visible.
Chairperson Olson asked if the applicant could add some type of detail at the peak above the
garages to dress the area up as staff suggested?
Mr. Andrus said he could put triangle dormers at the peak. He isn't fond of the appearance of
the square dormers.
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Board member Shankar moved to approve the plans date-stamped April 19, 2007, (site plan,
grading and drainage plans and building elevations) and the landscape plan submitted at the
June 12. 2007. CDRB meetinq for the Pond Overlook town houses on the new cul-de-sac on
the north side of County Road 0 west of McKnight Road. The city bases this approval on the
findings required by the code. The developer or contractor shall do the following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Complete the following before the city issues a building permit:
a. Have the city engineer approve final construction and engineering plans. These
plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and
driveway plans.
The plans shall meet the following conditions and shall meet all the conditions
and changes noted in Michael Thompson's memo dated May 11,2007.
(1) The erosion control plan shall be consistent with city code.
(2) The grading plan shall:
(a) Include building, floor elevation and contour information for each
home site. The lot lines on this plan shall follow the approved
preliminary plat.
(b) Include contour information for the land that the construction will
disturb.
(c) Show sedimentation basins or ponds as may be required by the
watershed board or by the city engineer.
(d) Show all retaining walls on the plans. Any retaining walls more than
four feet tall require a building permit from the city and shall have a
fence or some other protective barrier along the top of the wall.
(e) Show the proposed street and driveway grades as allowed by the
city engineer.
(f) Show the drainage areas, and the developer's engineer shall
provide the city engineer with the drainage calculations. The
drainage design shall accommodate the run-off from the
surrounding areas.
(g) Show details about the required fence by the pond including the
materials, gate, height, and color. The contractor shall install the
fence above the retaining wall.
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Minutes 06-12-2007
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(3) The tree plan shall:
(a) Be approved by the city engineer or by the city environmental
manager before site grading or final plat approval. The developer
and city staff will need to negotiate and agree on a final tree
planting and preservation plan.
This may include adding more trees to the site, increasing the size
of the trees that the developer plants on the site, having the
developer plant trees else where in the city or having the developer
pay into a city-tree planting fund.
(b) Include an inventory of all existing large trees on the site and shall
show where the developer will remove, save or replace large trees.
(c) Show the size, species and location of the replacement trees. The
coniferous trees shall be at least eight feet tall and shall be a mix of
Black Hills spruce and Austrian pine.
(d) Be consistent with the approved grading and landscape plans and
shall show no tree removal beyond the approved grading and tree
limits.
(4) The street, driveway and utility plans shall show:
(a) A water service to each lot and unit.
(b) All private driveways to the units at least 20 feet wide.
(c) If the developer wonts to hove porking on one (lide of the new
street, then it must be-ffi-Jeost 28 feet wiEle,
(d) The developer or contractor shall post one side of the street with
"no parking" signs to meet the above-listed standards.
(e) The new street labeled as Furness Place and County Road 0
labeled on all plans.
(5) The design of the ponding area shall be subject to the approval of the
city engineer. The developer shall be responsible for getting any needed
off-site utility, grading or drainage easements and for recording all
necessary easements.
b. Submit a certificate of survey for all new construction and have each building
staked by a registered land surveyor.
c. Submit a revised landscape plan to staff for approval that incorporates the
following details:
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(1) All lawn areas shall be sodded. The city engineer shall determine the
vegetation within the ponding area.
(2) The addition of trees along the north and south sides of the site.
(3) The developer shall install landscaping in the ponding area that will be
attractive and will promote infiltration. Such landscaping shall be
approved by the city engineer or city naturalist and shall be shown on
the project landscape plans.
(4) Having in-ground irrigation for all landscape areas (code requirement).
(5) The plantings proposed around the front of the units shown on the
landscape plan date-stamped April 19, 2007, shall remain on the plan.
(6) A concrete walk from the driveway to the door of each unit.
(7) The manicured or mowed areas from the natural areas. This shall
include planting (instead of sodding) the disturbed areas around the
ponding area with native flowering plants and shrubs and trees. The
native flowering plants, shrubs and trees shall be those needing little or
no maintenance. The developer shall have the contractor seed the
natural areas with an upland mixture and lowland mixtures as is
appropriate.
(S) In addition to the above, the contractor shall sod all front, side and rear
yard areas (except for mulched and edged planting beds and the area
within the ponding area).
(9) The contractor shall restore the County Road 0 boulevard with sod.
(10) Adding more evergreen trees (Black Hills spruce or Austrian pines)
along the north and south property lines of the site. These trees are to
be at least eight feet tall, and the contractor shall plant trees in staggered
rows to provide screening for the development.
(11) Shows the in-ground irrigation system, including the location of the
sprinkler heads.
(12) It shall be approved by the city engineer or by the city environmental
manager before site grading and shall be consistent with the approved
grading and landscape plans.
d. Show that Ramsey County has recorded the final plat for this development.
e. Get the necessary approvals and permits from the watershed district.
f. Have the North Saint Paul utility department approve the proposed utility plans.
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g. Present to staff for approval, colored building elevations and building material
samples of all elevations of the town houses. These plans and elevations shall
show or include (but are not limited to) that the colors of the town houses will be
tones of brown, gray, ivory and beige-colored vinyl siding, any shutters, window
grids, decorative lighting for the front elevations and the style and materials of
deck or balcony railings.
These elevations also shall show details for the enhancement of the rear
elevations for Units 9 and 10 and the south elevation of unit 1 (that face County
Road D) and either bricl( or stone accents on the entire front elevatioo. All units
shall show cultured stone wainscotinq on the entire front elevation per the
revised sketch submitted bv the applicant. The applicant should add shutters to
all side window elevations and on the rear window elevations of units 9 and 10
(that face County Road D). subiect to staff approval. The city must approve these
plans before the city will issue a building permit.
h. The developer or builder will pay the city Park Availability Charges (PAC fees) for
each housing unit when they get the building permit for each unit.
I. Submit the homeowners' association bylaws and rules to the city for approval by
the city staff. These are to assure that there will be one responsible party for the
care and maintenance of the common areas, the private utilities, water services,
landscaping and any retaining walls.
j. Obtain the necessary approvals and permits from MnDOT.
k. Provide the city with a letter of credit or cash escrow for all required exterior
improvements. The amount shall be 150 percent of the cost of the work.
3. Complete the following before occupying each building:
a. Replace property irons that are removed because of this construction.
b. Restore and sod damaged boulevards and sod all turf areas.
c. Complete all landscaping and turf irrigation for that building.
d. Install the paved driveway for each unit.
e. Install a reflectorized stop sign at the exit onto County Road 0 and addresses on
each building for each unit. In addition, the applicant shall install "no parking"
signs within the site, as required by staff.
f. Install and maintain all required landscaping (including the plantings around each
unit and around the pond) and an in-ground sprinkler system for all landscaped
areas (code requirement).
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g. Install on-site lighting for security and visibility that follows the approved site
lighting plan. The light fixtures must have concealed lenses and bulbs to properly
shield glare from the adjacent street right-of-ways and the nearby homes and
residential properties. (The applicant shall submit a new liqhtinq plan.)
h. Install additional trees along the north, east and south property lines of the site
where the proposed or existing vegetation would not screen the town houses
from the existing roadways and dwellings to the east.
These additional materials are to strive to ensure that there will be at least a six-
foot-tall screen on these sides of the site. The location, design and materials of
the additional landscaping shall be subject to city staff approval.
I. The developer or contractor shall:
(1) Complete all grading for the site drainage, complete all public
improvements and meet all city requirements.
(2) Place temporary orange safety fencing and signs at the grading limits.
(3) Remove any debris or junk from the site.
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The above-required letter of credit or cash escrow is held by the city for all
required exterior improvements. The owner or contractor shall complete any
unfinished landscaping by June 1 of the next year if the building is occupied in
the fall or winter or within six weeks of occupancy if the building is occupied in
the spring or summer.
5. All work shall follow the approved plans. The city staff may approve minor changes to
the project plans.
Board member Demko seconded.
Ayes - Demko, Olson, Shankar, Wise
This item goes to the city council on June 25,2007.
c. Rolling Hills Manufactured Home Park Sales Office -1316 Pearson Drive
Ms. Finwall said Mr. Pat McDevitt, representing Willow River Construction, is proposing to
construct a new office building in the Rolling Hills Manufactured Home Park.
The owners are proposing to construct the new office on the site of a former playground and it
would measure 24-by 30-feet (720 square feet) in size. Rolling Hills would use this building as
a new sales and administrative office for the manufactured home park.
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The exterior materials proposed for the elevations include vinyl, horizontal lap siding (khaki
color), gray shingles and white trim and windows. The owners of the park are proposing to
convert the existing office into another residential living unit.
Chairperson Olson asked the applicant to address the board.
Pat McDevitt, Willow River Construction, 655 Gilbert Road, Hudson, Wisconsin, addressed the
board. His only comment is in regards to page 2, item 2. c. which states Revised building
elevations showing additional design elements on the east (back), south and north elevations.
Such additional elements could include, but are not limited too, adding more windows and the
addition of shutters around all the windows.
Mr. McDevitt said this backs up to Century Avenue which becomes a security issue for the
back of the building. Adding windows would make the building appear to look more residential
but they will also be adding trees to the site there.
Board member Shankar asked staff if that recommendation was based upon that side of the
building being visible from Century Avenue and staff wanted to dress that side of the building
up?
Ms. Finwall said that area is heavily screened with evergreen trees and crab apple trees.
Mr. McDevitt said that area is screened but the peak of the building would be the most visible
from Century Avenue.
Board member Shankar asked if he would be opposed to adding some trim pieces?
Mr. McDevitt said he could discuss that with the owner but he thought would be fine.
Board member Shankar said he would prefer trim pieces on each side of the door and maybe
a horizontal trim piece at the height of the eave to break up the khaki siding.
Mr. McDevitt said he wouldn't object to that.
Board member Shankar said ideally he would like the door centered on that back wall but he
understands that affects the workings of inside of the building.
Board member Wise asked if they would be opposed to using two different siding colors?
Mr. McDevitt said no, that would break things up a bit.
Board member Wise asked how many employees they would have in this building?
Mr. McDevitt said one.
Board member Demko asked if they had submitted a lighting plan yet?
Mr. McDevitt said no. As the storm shelter building sits there is no lighting there currently so
the thought was to add security lighting to the storm shelter building and to this building.
Community Design Review Board
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26
Mr. McDevitt said they should have access to the buildings. If there were a storm they need
lighting so they plan is to add a directional light pack.
Chairperson Olson asked if there would be any meters on this building?
Mr. McDevitt said there will be a gas meter which will be located on the back side of the
building and the utilities run around Century Avenue.
Chairperson Olson asked about the roof vents?
Mr. McDevitt said there would be a ridge vent.
Chairperson Olson said she would like to see the front of the building replicated on the rear of
the building facing Century Avenue.
Board member asked if they could add shakes to the rear of the building?
Mr. McDevitt said cost is a factor for the budget for the mobile home park and the community
owners.
Board member Shankar asked if they could add a horizontal trim piece and have two different
colors of siding above and below the trim piece to break things up a bit?
Mr. McDevitt said that wouldn't be a problem.
Chairperson Olson said she was fine with that.
Board member Wise moved to approve the plans dated May 24, 2007, for the new office
building in Rolling Hills Manufactured Home Park on the corner of Pearson Drive and Mickey
Lane: This approval is subject to the applicant or the contractor meeting the following
conditions: (changes to the original motion are underlined if added and stricken if
deleted).
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Before the city issues a grading or building permit, the applicant must submit to staff for
approval the following items:
a. If necessary, revised grading/drainage/utility plans that meet all city engineering
department requirements.
b. A lighting and photometric plan that shows the style of the proposed light fixtures
to ensure compatibility with the buildings and compliance with city lighting
requirements.
c. Revised building elevations showing additional design elements on the east
(back), south and north elevations.
Community Design Review Board 27
Minutes 06-12-2007
Such additional elements could include, but are not limited to, ::ldding more
wffi€lBws aR€l the addition of shutters around all the windows, addinq trim pieces
around the back door and horizontal trim at the heiqht of the eave and the use of
two tone sidinq coloration on the east and west side of the buildinq.
d. A landscape plan for the site that shows the addition of several evergreen trees
(Black Hills spruce or Austrian pines) or arborvitaes along the north side of the
office building. These trees are to be at least eight feet tall and are to provide
screening between the office building and the home to the north. In addition, the
landscape plan shall show the addition of a tree and a perennial garden between
the porch and the new parking spaces.
e. A cash escrow or an irrevocable letter of credit for all required exterior
improvements. The amount shall be 150 percent of the cost of the work.
3. The applicant shall complete the following before occupying the building:
a. Replace any property irons removed because of this construction.
b. Provide continuous concrete curbing around the parking spaces.
c. Install all required outdoor lighting.
d. Restore or replace any disturbed turf areas and landscaping.
e. Install the required trees and landscaping.
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or contractor shall
complete any unfinished exterior improvements by June 1 if occupancy of the
building is in the fall or winter or within six weeks of occupancy of the building if
occupancy is in the spring or summer.
5. All work shall follow the approved plans. City staff may approve minor changes.
Board member Shankar seconded.
Ayes - Demko, Olson, Shankar, Wise
VII. VISITOR PRESENTATIONS
No visitors present.
Community Design Review Board
Minutes 06-12-2007
28
VIII. BOARD PRESENTATIONS
a. Board member Ledvina was the CDRB representative at the June 11, 2007, city
council meeting.
The only CDRB item was the Corner Kick proposal which was approved by the city
council, but due to the late hour of the meeting Matt Ledvina had to leave the meeting
before the item was heard.
b. Board member Wise asked what the status was for the strip mall in the Hillcrest
Village Gateway area on White Bear Avenue where Subway is.
Ms. Finwall said the board reviewed the remodeling project last year. Staff last heard
the architect was working on the building permit and they have two years until they
would need to renew the review with the city.
c. Chairperson Olson asked about the status of the city tour.
Ms. Finwall said the city tour is Monday, July 30, 2007, leaving at 5:30 - 8:00 p.m. there
will be a box lunch at either the Gladstone fire station or the Maplewood Nature Center.
The board should RSVP to the community development office.
Chairperson Olson said she would vote for dinner at the Maplewood Nature Center.
d. Board member Shankar said he enjoyed the Sustainable Building meeting at the
Maplewood Community Center, June 5, 2007.
Ms. Finwall said that meeting was hosted by DuWayne Konewko, the staff person for
the Natural Resource and Environmental Commission.
e. Chairperson Olson spoke about the status with new sign code ordinance.
Chairperson Olson said she sent an email to the Mayor regarding the status of the sign
code ordinance. The Mayor said she is going to be bringing it up with the City Manager.
Ms. Finwall said the City Manager has requested a red lined version of the old sign
code versus the new sign code ordinance. This will take staff some time to do and
hopefully this will proceed forward. Staff said they appreciated the board's comments.
f. Board member Wise commented on the Architecture Design Standards for the
City of Maplewood.
Board member Wise said for future discussion, he heard a comment made regarding
architecture guidance. He is not sure how the city ordinances are in terms of giving
guidance in terms of the applicants but having thoughts of architectural zones in
Maplewood to discuss would be important for the City of Maplewood he thought.
Community Design Review Board
Minutes 06-12-2007
29
Ms. Finwall said in the CDRB annual report the board mentioned additional design
standards and that is something the city will have to work on with the Gladstone
redevelopment area. Currently, Maplewood doesn't have any design standards except
in the Hillcrest Village area.
Board member Wise said he grew up in Milwaukee, Wisconsin. In Brookfield,
Wisconsin, you can tell that city has nice design standards are. It really makes a
difference when a city has design standards and it would be nice to have in Maplewood
as the city gets older and redevelopment occurs.
IX. STAFF PRESENTATIONS
a. CDRB representation at the June 25, 2007, city council meeting.
Board member Demko volunteered to be the CDRB representative.
Items to discuss include the Comforts of Home Design Review Amendment _
2300/2310 Hazelwood Street and the Pond Overlook Town Houses - 2161 County
Road D.
X. ADJOURNMENT
The meeting was adjourned at 8:54 p.m.
MEMORANDUM
LOCATION:
DATE:
Greg Copeland, City Manager
Shann Finwall, AICP, Planner
The Shores Senior Housing Development - St. Paul Tourist Cabin Site
Link Wilson of Kaas Wilson Architects, representing the owner and
developer, Bart Montanari of Dabar Development
940 Frost Avenue
July 17, 2007, for the July 24 Community Design Review Board Meeting
TO:
FROM:
SUBJECT:
APPLICANTS:
INTRODUCTION
Project Description
Bart Montanari of Dabar Development is proposing to redevelop the 7.03 acre St. Paul Tourist
Cabin site (940 Frost Avenue) with a senior housing development to be called The Shores
(previously to be called Lake Phalen Estates). The development will consist of 180 units of senior
housing in a four story building with underground parking. There will be 20 memory care units, 45
assisted living units, 15 transitional care suites, and 100 market rate senior apartments. Rent for
the market rate senior apartments will average $1.40 per square foot, plus services, with a 1,000
square foot unit averaging $1,400 monthly. The Shores development will be the first
redevelopment project within the Gladstone Neighborhood Redevelopment area.
The applicants state in their narrative that the project will create 120 jobs and will be managed by
Walker Methodist who is a partner in the project. The four-story building will be 239,945 square
feet in area. Of that square footage, 100,000 square feet will be dedicated to common space for
the residents including a beauty shOp and spa, general store, bank, deli, club room, two dining
areas, library, computer center, billiard lounge, chapel, craft room, exerciselfitness room, great
room, and movie theater. These spaces will be designed to promote activity and interaction
among the residents, guests, and staff. A community room is also proposed which can be used
by residents and neighborhood groups. The project will also provide three meals a day and
housekeeping to residents of the building.
Requests
To build this development, the applicants are requesting that the city approve the following:
1. Clarification of the Gladstone comprehensive land use plan map change of March 12,
2007 by the city council by incorporating land use definitions from the Gladstone
Neighborhood Redevelopment Plan as follows: Gladstone High -12 to 30 units per acre;
Gladstone Medium - 7 to 12 units per acre; and Gladstone Mixed Use - 20 to 30 units per
acre.
2. The public vacation of 20 feet of right-of-way along East Shore Drive.
3. The public vacation of a sanitary sewer easement located on the west side of the
property.
4. Preliminary plat.
5. A conditional use permit for a planned unit development within the shoreland overlay
district of Phalen Lake.
6. Design review approval.
The planning commission recommended approval of items 1 through 5 at their July 17 planning
commission meeting. The community design review board should review and make a
recommendation on the design of the development including site plan, architectural, lighting, and
landscaping at the July 24 community design review board meeting. Final review of the project
by the city council is currently scheduled for August 13.
BACKGROUND
July 25, 2006, the city council held a public hearing to review the closure of the St. Paul Tourist
Cabin site. This hearing was required by state law to review the impacts that the park closing
might have on the displaced residents and the park owner. At the time of the hearing, there were
only three remaining residents in the park.
December 13,2006, the Metropolitan Council awarded the City of Maplewood a $1.8 million
Livable Communities grant to help fund the proposed Phase I public improvements in the
Gladstone redevelopment area. Public improvements planned are the reconstruction of Frost
Avenue from Highway 61 to Phalen Place which includes a roundabout at the intersection of
Frost Avenue and East Shore Drive, sidewalks, decorative street lighting, and landscaping. In
addition, the grant will help fund the construction of stormwater treatment ponds and devices to
treat stormwater that are currently discharged directly to Lake Phalen without any form of
treatment.
March 12, 2007, the city council approved the Gladstone Neighborhood Redevelopment Plan.
This plan will help guide the redevelopment of the Gladstone area with a mixture of 650 new
housing units and neighborhood retail and commercial uses. The city council also reviewed and
made a motion on the Gladstone comprehensive plan amendment which included changing the
land use designations in the area to Gladstone Mixed, Gladstone High, and Gladstone Medium.
These land uses were created for the Gladstone Neighborhood and reflect uses and densities
envisioned in the Gladstone Neighborhood Redevelopment Plan.
June 11, 2007, the city attorney, Alan Kantrud, gave an opinion on the results of the March 12,
2007, motions made by the city council in regard to the Gladstone comprehensive plan
amendment. In summary, Mr. Kantrud found that the city council approved the Gladstone
Neighborhood Redevelopment Plan and adopted the redevelopment concept land use map as an
amendment to the city's land use map, but did not adopt the rest of the Gladstone Neighborhood
Redevelopment Plan as an amendment.
In order to clarify the redevelopment land use map and legend, the definitions as contained in the
Gladstone Neighborhood Redevelopment Plan should be added to the comprehensive plan as
follows: Gladstone High -12 to 30 units per acre; Gladstone Medium - 7 to 12 units per acre;
and Gladstone Mixed Use - 20 to 30 units per acre.
June 27, 2007, the Metropolitan Council approved the Gladstone Neighborhood Redevelopment
Plan.
2
DISCUSSION
Gladstone NeiQhborhood Redevelopment Plan
The Gladstone Neighborhood Redevelopment Plan (pertinent pages found on Attachments 14
and 15) 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 master plan a model for others to follow.
9. Make multi-modal links between Gladstone and areas beyond.
The Gladstone Neighborhood Redevelopment Plan further outlines development strategies for
the St. Paul Tourist Cabin site as follows:
1. Both the natural and the built environment support multiple family housing on this
property.
2. The existing terrain allows placement of a multistory building within the character of the
existing setting.
3. The site is located in a shoreland zone and will follow shoreland regulations.
4. A four-story, multi-housing development currently lies between this site and Lake Phalen.
5. Redevelopment on the site should fall in a range of 12 to 30 units per acre.
6. Key factors to consider in shaping the redevelopment of this site include:
a. Preserve existing natural vegetation and tree canopy.
b. Access to the site should be coordinated with improvements to Frost Avenue and
the proposed roundabout.
c. Development of the site should consider the notion that this area serves as a
gateway to the Gladstone area.
d. Redevelopment of the site has important financial relationships with the remainder
of the Gladstone neighborhood - actual implementation efforts should explore
ways that this project can provide financial resources to other parts of the master
plan, particularly the improvement of Flicek Park and Frost Avenue.
The Shores senior housing development has the potential of meeting many of the master plan
guiding principles and development strategies for the property.
Comprehensive Land Use
The city council changed the land use designation on the property from Medium Multiple Dwelling
Residential (R-3M) to Gladstone High (G-H) at the March 12, 2007, city council meeting.
However, as stated in the background section above, the definitions for these land use
designations were adopted in the Gladstone Neighborhood Redevelopment Plan, but not
included on the comprehensive plan land use map legend. The definitions describing the
3
Gladstone land use and allowable densities as described in the approved Gladstone
Neighborhood Redevelopment Plan must be added to the city's comprehensive plan as follows:
Gladstone Medium (G-M): Locations with attached housing units with densities ranging
from 7 to 12 units per acre.
Gladstone High (G-H): Locations with stacked housing units with densities ranging from
12 to 30 units per acre.
Gladstone Mixed-Use (G-MU): Locations where it is appropriate to allow commercial and
residential uses on the same site. Residential uses should range from 20 to 30 units per
acre.
This additional language will ensure that the 7.02 acre St. Paul Tourist Cabin site can be
developed with the proposed 180 senior housing units.
Zoninq
Properties located in the core of the Gladstone neighborhood are all zoned with commercial
zoning districts. City staff has drafted the proposed Gladstone zoning district for commission,
board, and city council review in the near future. The proposed zoning district would allow
developments in the core of the Gladstone area to redevelop as envisioned in the master plan.
The St. Paul Tourist Cabin site, however, is currently zoned as multi-family residential (R-3). This
zoning district allows for the development of a multi-family, senior housing complex such as the
proposed Shores development. Therefore, no rezoning is required for this development.
Public Vacations
East Shore Drive right-of-way is currently 120 feet wide. The reconstruction of East Shore Drive
will not require such a wide right-of-way, however, the addition of a roundabout at the intersection
of East Shore Drive and Frost Avenue will require additional right-of-way. The applicant is
therefore proposing to vacate 20 feet of the East Shore Drive right-of-way to the property in
exchange for the additional right-of-way needed at the intersection.
There is an existing sanitary sewer line which runs along the westerly boundary of the property.
That sewer will be abandoned and removed as part of the project. New sanitary sewer will be
installed as part of the public improvements along East Shore Drive. As such, the city should
vacate the existing sanitary sewer easement with this development proposal.
Preliminarv Plat
The applicants are requesting that the property be platted in order to include the redefinition of
the western property line, adjacent Parkview Court Apartments. This redefinition of the lot was
approved last year by the city in order to eliminate property encroachments. Platting is also
required to ensure right-of-way and easement dedications for the reconstruction of Frost Avenue
and East Shore Drive.
Approval of the preliminary plat should be conditioned on the developer dedicating ten-foot-wide
sidewalk and trail, and drainage and utility easements along the entire north property line
adjacent Frost Avenue; drainage and utility easements around all public storm water facilities;
4
and the dedication of additional right-of-way to the city at the southwest corner of Frost Avenue
and East Shore Drive for the construction of the roundabout.
Planned Unit Development
The property is located within the Shoreland Overlay District of Phalen Lake. Within this overlay
district, any structure with over four units per building must be approved as a planned unit
development. A planned unit development will also allow flexibility from the multiple dwelling
residential (R-3) zoning district that requires multi-family housing to have the following:
1. Unit Sizes: Minimal unit sizes of 580 square feet per efficiency or one-bedroom units.
The 100 independent senior housing units will range from 835 to 1,827 square feet in
area, which meets code requirements. The memory care, assisted living, and transitional
suites, however, will range from 439 to 954 square feet in area, which will require flexibility
from the minimum unit size of 580 square feet. Unit size reductions have been approved
by the city council in other assisted living facilities in Maplewood. Most recently the city
council approved unit size reductions for the Comforts of Homes development which will
be located at the southeast corner of Highway 36 and Hazelwood Street.
2. Height: Minimal height requirement of 35 feet or three floors (unless approved as a
conditional use permit). The Shores development is proposed with four floors with a
maximum height of 52 feet at the center of the raised roof, 50-foot average on the
northern end of the building, and a 44-foot average on the south end of the building. The
only other four story, multi-family housing development in Maplewood is the Parkview
Court Apartments, which is located just to the west of the St. Paul Tourist Cabin site.
Parkview Court Apartments was constructed with four floors in 1965, prior to the city's
requirement that all multi-family housing be limited to three stories without a conditional
use permit.
3. Storage Space: Minimal indoor storage space of 120 cubic feet per unit. The Shores
independent senior and assisted living units will exceed this storage area, but the memory
care and transitional units will have a minimum of 48 cubic feet per unit.
4. Parking: Minimal parking requirement of two parking spaces per unit, for a total of 360
parking spaces required for The Shores development. As proposed, however, the
development will have 93 underground parking spaces, 27 surface parking spaces, and
20 proof-of-parking spaces, for a total of 140.
When asked, the applicants and Walker Methodist state that this number of parking
spaces will be adequate for the development indicating that the memory carelassisted
Iivingltransitional care unit residents will not have vehicles, the 100 independent senior
unit residents will have limited drivers, and there will only be 30 employees on the site at
any given time. The applicants will be presenting their parking calculations for the
development at the July 24 community design review board meeting.
Senior housing developments approved by the city since the 1980s have all been
approved with reduced parking. In general, these developments were approved with one
half the required parking for senior independent living and one third the required parking
for assisted living. The city's parking requirements have not been modified to account for
these reduced parking demands in senior housing projects. For this reason, staff and the
planning commission were supportive of a parking reduction.
5
Staff and the planning commission agreed with the applicants' rationale about the memory
care/assisted living/transitional care units and the employee parking demands, but felt that
there should be an increase in the number of parking spaces available to the independent
living units. The planning commission recommended that the development have at least
120 underground and surface and 30 proof-of-parking spaces, for a total of 150 parking
spaces as opposed to 140. This is still a reduction of 210 parking spaces per city code.
5. Parking Space Width: Minimal parking space width of 9.5 feet. The development
proposes 9-foot wide stalls for the surface and the underground parking. The planning
commission, during their review of the planned unit development, expressed concern over
reducing the parking width for parking spaces which would be used primarily for seniors.
The planning commission, therefore, recommended that the applicant rework the plans to
ensure the parking spaces are 9.5 feet wide. The community design review board should
also weigh in on this request as the width of the parking spaces is a part of the site plan
approval.
In 2004 city staff conducted a survey of other parking codes throughout Minnesota and
the country. It was found that the industry standard is 9-foot-wide parking spaces. For
this reason, the city council adopted the Hillcrest mixed use zoning district which allows
for 9-foot-wide parking spaces. City staff is therefore not as concerned with the 9-foot-
wide parking spaces proposed as this width will help reduce the amount of impervious
surface on the site.
6. Front Yard Setback: Minimal front yard setback of 30 feet to the right-of-way. The
development proposes a 20-foot setback to the Frost Avenue right-of-way for the one-
story kitchen facility on the north side of the building. All other setbacks proposed meet
the R-3 zoning requirements.
Shoreland Overlav District
The Shoreland Overlay District allows a property to have a maximum of 40 percent impervious
surface area. The Shores development will consist of 35 percent impervious surface area
including the building, parking lot, sidewalks and trails.
During the planning commission's review of the project, they recommended that the applicant
maximize the use of pervious pavers for the surface parking spaces. Currently the applicant is
proposing pervious pavers on the loading dock area (approximately 5,000 square feet) and the
patio on the northwest side of the building (approximately 450 square feet).
Even though the site meets impervious surface requirements, the applicant should continue to
explore areas on the development where pervious pavers can be implemented. The more
pervious pavers the applicant installs on the site, the less need there will be for rainwater
gardens, which require grading and removal of trees.
The Shoreland Overlay District also requires that a structure be designed to reduce visibility
(under summer conditions) from public waters and adjacent shorelands. This can be
accomplished through the design of the structure, use of vegetation, topography, increased
setbacks, color or other means.
6
Because of the construction of a large pond on the south side of the property, most of the mature
trees will need to be removed. The structure will be located approximately 400 feet from the
Phalen Lake water's edge, but with the removal of the vegetation and the height of the building,
there is a strong likelihood that the structure will be visible from the lake. The landscape plan
calls for three black hills spruce, two oak, three birch, and 18 aspen trees to be planted along the
edges of the southerly pond. Landscaping in this area will need to be drastically increased in
number and size (possibly as large as 15-foot-high evergreen trees) in order to ensure reduced
visibility from the lake. The applicants must submit a revised landscape plan and elevations
showing how this will be accomplished.
Enqineerinq Review
Erin Laberee, assistant city engineer, reviewed the proposed plans. Refer to Ms. Laberee's
review attached (Attachment 16). In summary, Ms. Laberee states that the city is planning
improvements along Frost Avenue and East Shore Drive in conjunction with The Shores
development including: 1) a 2-inch mill and overlay along Frost Avenue from Highway 61 to
Phalen Place; 2) the construction of a roundabout at the Frost Avenue and East Shore Drive
intersection; 3) the installation of street lighting, landscape, urban design enhancements; 4) the
construction of a bus stop along the south side of Frost Avenue along the northerly boundary of
the property; and 5) the construction of a 6-foot-wide concrete sidewalk along the south side of
Frost Avenue and the west side of East Shore Drive, adjacent the property. The developer shall
enter into a developer's agreement with the city which will cover needed assessments for some of
these public improvements in addition to ensuring any public improvements required for their
development are complete per city code requirements.
Ron Leaf and Susan Severa, engineering consultants with SEH, reviewed the plans for storm
water management and wetland impacts. Refer to SEH's review attached (Attachment 17). In
summary, SEH states that the general site layout, including rain gardens and wet ponds, will
provide rate control and water quality treatment for The Shores and a portion of Frost Avenue and
East Shore Drive. No impacts are anticipated to the existing Class 5 wetland located on the east
side of the property. The city should continue to work closely with the developer to ensure the
city and the development's storm water management needs are met.
Doug Stahl of Pioneer Engineering, engineers for the project, has indicated that the applicant is
providing more infiltration on this site than is required by the watershed district. The site is
designed to provide some treatment of water currently flowing from Frost Avenue and East Shore
Drive. For this reason, there could be some adjustments made to the size or quantity of rainwater
gardens used on the site. A reduction in the size or quantity of rainwater gardens will reduce
grading on the site and ultimately help preserve trees.
Desiqn Review
Site Plan
The building will be constructed on the northwest corner of the site. The main entry will face East
Shore Drive. There will be a grand entryway with views through glass windows to the opposite
side of the building, where an outdoor patio and ponding area with a fountain is planned. There
will be two driveways on East Shore Drive. The north driveway will be the main entry, and the
south driveway will be used for underground parking access. The community design review
board should also review the use of 9-foot-wide versus 9.5-foot-wide parking spaces on this site
plan.
7
The loading dock is located on the north side of the building, adjacent Frost Avenue. Trucks
delivering to the site will enter the loading dock through the third driveway along Frost Avenue.
Trucks will pull into the loading dock, and back up to the door. This dock will be screened with a
cultured stone wall.
Trails
There is an 8-foot-wide trail proposed along the entire west side of the building. This trail will
serve as a walkway as well as emergency access for fire, ambulance, and police vehicles. In
addition to this trail, there will be several sidewalks and trails within the site which connect the
building with outside gardens, the parking lot, and the proposed sidewalks along Frost Avenue
and East Shore Drive. Staff recommends that the applicant install a series of benches scattered
throughout the site along these trails and sidewalks.
Sidewalks
As part of the Phase I public improvements in the Gladstone Redevelopment Area, the city will be
constructing a 6-foot-wide concrete sidewalk along the west side of East Shore Drive and the
south side of Frost Avenue, along the entire distance of the property lines of this development.
Concern was expressed by a neighbor located across East Shore Drive that the construction of a
sidewalk on the west side of East Shore Drive would require the removal of even more trees and
screening of the site from East Shore Drive. This neighbor points out that there is an existing trail
located on the east side of East Shore Drive which would serve as pedestrian access for this
development to Lake Phalen to the south.
The construction of sidewalks within the Gladstone area is an important element of the walkability
of the neighborhood, as outlined in the master plan. The public planning process for the Phase I
public improvements in the Gladstone area are scheduled for review by the commission, boards,
and city council in the upcoming months, with most of the construction beginning next year. The
sidewalk placement, as well as design of the streetlights and streetscaping, will be part of that
process. At that time the city should review the sidewalk placement in detail to ensure the
guiding principles of the master plan are accomplished in addition to preserving trees in the area.
Building Elevations
The building is designed to have two fronts, one at the northwest side of the building facing Frost
Avenue, and one at the southeast side of the building facing East Shore Drive. These two
facades will be treated with cultured stone.
The overall Frost Avenue elevation has been designed to serve as a gateway design to the
Gladstone neighborhood. This elevation includes two "light house" elements which will end cap
the east and west side of the building. In addition to cultured stone at the northwest corner of the
building, this elevation will include face brick on the entire first and second floor, face brick in
combination with fiber cement on the third floor, and fiber cement on the fourth floor. There will
also be cement trim, aluminum windows, and asphalt shingles. This elevation will include a
decorative trellislarcade with cement fiber and stone base (for pedestrian cover from the
proposed bus stop along Frost Avenue to the employee entrance) and a stone fence to screen
the loading dock.
The overall East Shore Drive elevation will be similar to the Frost Avenue elevation except that
there will be outdoor decks with aluminum railings added to the east side of the building for the
8
independent units as well as rockface concrete masonry units added to the portion of the garage
which is above-ground at this elevation.
The west elevation, facing the apartment complex and Ramsey County open space, will be
reflective of the east elevation with face brick, fiber cement, and outdoor decks.
The south elevation, facing Phalen Lake, will be dropped to three stories with a small portion of
the garage above-ground at this elevation. This elevation will include face brick, fiber cement,
outdoor decks, and rockface concrete masonry units on the garage elevation.
Property owners across East Shore Drive have expressed concern over the height of the
proposed building. As stated above, The Shores development is proposed with four floors with a
maximum height of 52 feet at the center of the raised roof, 50-foot average on the northern end of
the building, and a 44-foot average on the south end of the building. The applicants have agreed
to supply the community design review board with a sight line perspective of the building from
East Shore Drive and Frost Avenue. This perspective will show what the building will look like
from these perspectives in relation to mature trees, freestanding lights, adjacent buildings, at a
human scale.
Staff recommends two minor changes to the building elevations. The first is to increase the
height of the loading dock screening fence along Frost Avenue. Currently the fence is proposed
at four feet in height. Staff recommends adding design elements proposed on the arcadeltrellis to
increase the height and create more of a screen to the loading dock. The second is to have the
applicant show the proposed northwest patio and entry door on the building elevations. As stated
above, the front of the building will have a grand entry looking through the building onto the
northwest patio. The northwest building elevations do not show the doors or windows for this
grand view.
Tree PreselVation
The city's tree preselVation ordinance describes a significant tree as a hardwood tree with a
minimum of 6 inches in diameter, an evergreen tree of 8 inches in diameter, and a softwood tree
of 12 inches in diameter. A specimen tree is defined as a healthy tree of any species which is 28
inches in diameter or greater. Specimen trees are also considered significant trees. The tree
preselVation ordinance requires any significant tree removed to be replaced based on a tree
mitigation schedule. The schedule takes into account the size of a tree and bases replacement
on that size. In essence, it penalizes developers for removing larger trees by requiring a greater
amount of replacement for those trees.
There are 246 significant trees on the property (3,883 total caliper inches). Of those trees, five
are considered specimen trees (including a large 48-caliper-inch cottonwood tree located on the
north side of the property near Frost Avenue). The plan calls for the removal of 174 significant
trees (79.9 percent). Of those 174 trees removed, all five specimen trees are included in that
removal (including the large cottonwood). With this plan, the developer must replace a total of
2,469 caliper inches of trees (988 trees that are 2.5 caliper inches in size).
The trees scheduled to be preselVed are all located on the northeast corner of the property
(adjacent the intersection of Frost Avenue and East Shore Drive). The removal of so many trees
on the property is due to the extensive grading needed to construct several rainwater gardens
and storm water ponds on the site for rate control and water quality treatment.
9
According to the city's tree replacement program guidelines, replacement trees must be at least 2
caliper inches in size for deciduous trees, 6 feet tall for evergreen trees, or shrubs which are #2 or
#3 container size or larger. The proposed landscape plan calls for 69 deciduous trees, 13
evergreen trees, 75 ornamental trees, 1,215 shrubs, and 1,203 perennial plants. With this plan
the overall tree replacement is 812 caliper inches of trees (allowing for tree and deciduous shrub
replacement). This is 1,657 caliper inches short of the required tree replacement (662 trees that
are 2.5 caliper inches in size).
In reviewing the grading plan it appears that the developer could save additional trees in several
areas as follows:
1. The large cottonwood tree located on the north side ofthe property, adjacent Frost
Avenue (48-inch tree) shall be preserved. This tree is very close to the property line
where limited grading will occur. According to the Historical Preservation Commission,
this tree was included in a published book about Maplewood's Heritage Trees by Joe
Quick and every possible effort should be used to preserve it.
2. Three specimen oak trees and at least ten other significant trees shall be saved on the
northeast corner of the property by moving the most easterly retaining wall to the west.
3. Approximately eight significant trees shall be saved on the north side of the wetland by
moving the retaining wall to the north, toward the building.
4. The applicant shall work closely with the city engineering department to reduce the size or
quantity of rainwater gardens needed on the site in an attempt to reduce grading and
ultimately preserve trees.
The developer should revise the tree preservation plan to include these attempts at saving
additional trees. Once the revised tree plan is submitted, city staff will determine the amount of
replacement trees and shrubs necessary. If the developer is unable to plant the required number
of replacement trees or shrubs on the property, which is very likely, the tree preservation
ordinance allows for the developer to pay into a tree replacement fund at $60 per caliper inch.
These trees could be planted along Frost Avenue and East Shore Drive as part of the city's
efforts to streetscape this area. If no changes were made to the plan, the developer would be
responsible for putting $99,420 in the city's tree fund (1,657 caliper inches x $60 = $99,420).
Landscaping
In addition to the proposed trees, the landscape plan shows landscape details including shrubs
and perennials for the entrance, northwest patio, and first floor balconies or patios. This
landscaping is attractive and will add to the development. Two other areas of detail include the
healing garden, which is the proposed fenced-in outdoor space for the memory care units. The
applicant should submit details on the proposed fence for this garden. The other detail is for all of
the rainwater gardens on the site. The city's naturalist should review and approve the final
rainwater garden details prior to issuance of a building permit.
In addition to changes in the landscape plan mentioned in the tree preservation and shoreland
section of this report, staff also recommends that the applicant submit a revised landscape plan
which shows 1) additional plantings in front of the loading dock; and 2) a plan which shows all
proposed ground mechanical units and attempts at screening these with landscaping.
10
Lighting
The lighting plan shows 12 box-style freestanding lights along the perimeter of the site, 4
decorative freestanding area lights around the parking lot, 6 accent lights mounted on the
building, and 3 down lights under the front entry canopy. City code requires that illumination from
outdoor lighting be limited to .4 foot candles at all property lines and that freestanding lights
maintain a maximum height of 25 feet. In addition, since The Shores will be the first
redevelopment in the Gladstone neighborhood, the city should ensure that the outdoor lighting
proposed on this site is compatible to the street lighting proposed for the Phase I public
improvements along Frost Avenue and East Shore Drive.
The photometrics plan submitted reflects that 10 of the 12 perimeter lights will exceed the
allowable illumination at the property line. In addition, the lighting plan is not clear on the exact
height of all freestanding lights on the property. To ensure compliance with city code and
compatibility with the Phase I Gladstone public improvements, city staff recommends that a
revised lighting and photometrics plan be submitted to the community design review board for
approval following review of the Phase I public improvement lighting plan in the near future.
Dumpster Enclosure
All trash and recycling will be maintained within the building, for pick up through the loading dock.
Because of the size of this building, staff also recommends that there be a trash and recycling
receptacles located throughout the site to ensure residents, visitors, and employees have access
to these containers when walking the trails, etc.
Signage
The applicants are proposing a Gladstone gateway monument sign to be located on the northeast
corner of the property. This sign would be visible to vehicles and pedestrians traveling eastbound
on Frost Avenue, prior to entering the roundabout. Details for this sign should be included in the
Phase I public improvement planning process.
The Historical Preservation Commission, in their review of this development, recommended that
the previous use of this site as the St. Paul Tourist Cabins be noted somewhere on the exterior of
the building or on the interior of the common spaces. No signage reflecting The Shores senior
housing development is shown on the building elevations or site plan. Staff recommends that all
signage, including any interior signage pertaining to the St. Paul Tourist Cabins, be reviewed by
the community design review board.
OTHER COMMENTS
Lieutenant Mike Shortreed, Maplewood Police Department: Refer to Lieutenant Shortreed's
comments attached (Attachment 18). In summary, the Maplewood police department anticipates
that calls for service to the new facility will increase from the call volume at the former site, but the
nature of the calls will be primarily for medical services, opposed to police service.
Dave Fisher, Building Official: Refer to Mr. Fisher's comments attached (Attachment 19). In
summary, Mr. Fisher states that the building must meet the current International Building Code
requirements.
11
Steve Lukin, Fire Chief and Butch Gervais, Assistant Fire Chief/Fire Marshal: Messrs. Lukin and
Gervais have discussed the project and both agree that the fire department would prefer that the
building be three stories due to concerns about limited access on the west side of the building.
Based on the plans submitted, they have the following comments: 1) Need to maintain a
minimum of 20 feet of emergency access; 2) fire protection installed and monitored per code; 3)
fire alarm installed and monitored per code; 4) fire department standpipes located in stairwells
from garage to top floor; 5) fire protection and fire alarm rooms need to be marked; 6) fire
department lockbox located at main entrance; 7) annunciation panel located at main entrance; 8)
any delayed locks shall be tied into the fire panel that will disengage if the alarms are tripped; 9)
room direction on each floor needs to be clearly marked; 10) canopy area shall be no less than
13 feet, 6 inches in height.
Dave Marruffo, Saint Paul Regional Water Services: Regarding the most southerly water
connection _ because of sewer crossing, we need to see plan and profile of water pipe. Remove
gate valve closest to building. Does the fire department want the hydrant on the westerly side of
the building? Can they get to it if the building is on fire at that location? Regarding the most
northerly water connection - because of sewer crossings, we need to see plan and profile of
water pipe. Remove gate valve closest to building, install gate valve on hydrant lead. In general
notes, state that the project will maintain an 8-foot cover and refer to St. Paul Regional Water
Services Standards for water main installation.
Historic Preservation Commission: The Shores development was reviewed by the Historic
Preservation Commission at their May 15 meeting. The commission had two recommendations
as follows: 1) signs indicating the previous long-term use of the property (St. Paul Tourist
Cabins) should be constructed at the entrance or inside the gathering areas of the building; 2)
preserve the large cottonwood tree located along Frost Avenue, adjacent the existing entrance.
This tree was included in a published book about Maplewood's Heritage Trees by Joe Quick.
Molly Wellens, Environmental Health Officer: Ms. Wellens will conduct a full commercial kitchen
and board and lodging review of this facility. Ms. Wellens has requested that the contractor
submit the following plans for review: 1) site, building, floor plans; 2) room and area finishes,
including floors, walls, ceilings, baseboards; 3) equipment layout; 4) equipment specification; 5) a
certified food manager certificate; 6) room size and maximumlproposed occupancy; 7) exits to
hallways or outdoors, fire escapes and window locations; 8) floor and wall finishes; 9) location of
automatic dispensing ice machines; 10) location of laundry facilities and storage areas; 11)
location of any and all remote/miscellaneous kitchens.
Travis Germundson, Minnesota Department of Natural Resources: It appears that the proposed
planned unit development for the four-story building within the Shoreland Overlay District of
Phalen Lake meets the city's shoreland requirements.
Dan Soler, Ramsey County Public Works: Refer to Mr. Soler's letter attached (Attachment 20).
In summary, Mr. Soler states that Frost Avenue and East Shore Drive are both county roadways
that are in the process of being turned back to the city. Traffic improvements to accommodate
this and other development projects in the area have been identified in the Gladstone Area
Redevelopment Master Plan AUAR, of which the county is in agreement with the traffic mitigation
measures proposed.
12
RECOMMENDATIONS
1. Approve the comprehensive land use amendment resolution attached (Attachment 21).
This resolution clarifies the comprehensive land use map with definitions for three new
land use designations as follows:
Gladstone Medium (G-M): Locations with attached housing units with densities
ranging from 7 to 12 units per acre.
Gladstone High (G-H): Locations with stacked housing units with densities ranging
from 12 to 30 units per acre.
Gladstone Mixed-Use (G-MU): Locations where it is appropriate to allow
commercial and residential uses on the same site. Residential uses should range
from 20 to 30 units per acre.
The city approves this comprehensive land use amendment for the following reasons:
a. The land use plan change is based on eight specific Maplewood comprehensive
plan land use and housing goals as follows:
1) Provide for orderly development.
2) Protect and strengthen neighborhoods.
3) Promote economic development that will expand the property tax base,
increase jobs and provide desirable services.
4) Minimize the land planned for streets.
5) Minimize conflicts between land uses.
6) Provide a wide variety of housing types.
7) Provide safe and attractive neighborhoods and commercial areas.
8) Plan multi-family housing with an average density of at least 10 units per
acre.
b. The land use plan change is based on four specific Maplewood comprehensive
plan land use policies as follows:
1) Include a variety of housing types for all types of residents.
2) Disperse moderate-income developments throughout the city near bus
lines.
3) Support innovative subdivision and housing design.
4) Protect neighborhoods from activities that produce excessive noise, dirt,
odors or which generate heavy traffic.
2. Approve the public vacation resolution attached (Attachment 22). This resolution is for the
public vacation of 20 feet of right-of-way along East Shore Drive and the vacation of a
sanitary sewer easement located on the west side of the property at 940 Frost Avenue.
Prior to the city recording this resolution, the applicant must complete the following:
a. The applicant shall grant the city a right-of-entry to complete the sanitary sewer
abandonment work.
13
b. The applicant shall dedicate additional right-of-way to the city at the southwest
corner of the Frost Avenue and East Shore Drive intersection for the construction
of the proposed roundabout.
3. Approve the preliminary plat date stamped April 19, 2007, for The Shores (previously
called Lake Phalen Estates) located at 940 Frost Avenue. Approval is subject to the
following conditions:
a. Have the city engineer approve final construction and engineering plans. These
plans shall comply with all requirements as specified in the city engineering
department's May 22, 2007 review and SEH engineering consultant's May 17,
2007 review.
b. Prior to final plat approval, the following must be submitted for city staff approval:
1) Drainage and utility easement agreements around all public storm water
facilities on the site.
2) Dedication of a ten-foot-wide drainage and utility easement along the south
side of Frost Avenue, along the entire northerly boundary of The Shores
property.
3) Dedication of a ten-foot-wide sidewalk and trail easement along the south
side of Frost Avenue, along the entire northerly boundary of The Shores
property.
4) Rename the plat The Shores.
c. Record all easements agreements with the final plat.
4. Approve the conditional use permit resolution attached (Attachment 23). This resolution
approves the conditional use permit for a 180 senior housing planned unit development
within the Shoreland Overlay District of Phalen Lake.
a. The engineering department shall review and determine approval of all final
construction and engineering plans. These plans shall comply with all
requirements as specified in the city engineering department's May 22,2007,
review and SEH engineering consultant's May 17, 2007 review.
b. All construction shall follow the plans date-stamped April 19, 2007, and with
revisions as noted in this approval. The city council may approve major changes
to the plans. City staff may approve minor changes to the plans.
c. The project is approved with 120 underground and surface parking spaces
(emphasizing the use of underground parking) and 30 proof of parking spaces.
This is a parking reduction of 210 parking spaces (360 parking spaces are
required per city code). The applicant shall maximize the use of pervious pavers
for the surface parking spaces.
14
d. The project is approved with a 141 square foot floor area reduction in the required
unit floor area for the memory care and assisted living units (580 square foot units
are required per city code; 490 to 509 square foot units are proposed).
e. The project is approved with a 20-foot front yard setback along Frost Avenue for
the one-story kitchen portion of the building (30-foot front yard setback required
per city code).
f. The project is approved with storage space of not less than 48 cubic feet for the
memory care and transitional care units (120 cubic feet of storage area per unit
required per city code).
g. The project is approved with four floors.
h. All signs on the property must be approved by the community design review board.
i. The approved landscape plan and tree preservation requirements shall be subject
to monitoring by city staff to assure compliance. Minor modifications to these
plans shall be subject to review by staff while major modifications shall require city
council approval.
J. The proposed construction must be substantially started within one year of city
council approval or the permit shall end. The city council may extend this deadline
for one year.
k. The city council shall review this permit in one year.
5. Approve the plans date stamped April 19, 2007, for the 180-unit, four-story Shores senior
housing development to be located at 940 Frost Avenue. Approval is subject to the
applicant doing the following:
a. Repeat this review in two years if the city has not issued a building permit for
this project.
b. Prior to issuance of a grading or building permit, the applicant must submit to
staff for approval the following items:
1) Verification The Shores plat has been recorded.
2) Have the city engineer approve final construction and engineering plans.
These plans shall comply with all requirements as specified in the city
engineering department's May 22, 2007 review and SEH engineering
consultant's May 17, 2007 review. In addition, the engineering plans
should be revised as follows:
a) Trees Preservation:
1. The revised grading plan shall preserve the large specimen
cottonwood tree (heritage tree) located on the north side of
the property, adjacent Frost Avenue (48-inch tree).
15
2. Revision to the grading plan showing that the most easterly
retaining wall is shifted to the west to make every effort to
preserve the three specimen oak trees and other significant
trees in the area.
3. Revision to the grading plan shifting the retaining wall
located on the north side of the wetland to the north, toward
the building, to make every effort to preserve significant
trees in this area.
b) The applicant shall work closely with the city engineering
department to reduce the size or quantity of rainwater gardens
needed on the site in an attempt to reduce grading and ultimately
preserve trees.
c) The applicant shall work closely with the city engineering
department to explore areas on the development where pervious
pavers can be implemented.
3) Revised landscape/tree replacement/shoreland screening plans showing:
a) Revised building elevations from the center of Phalen Lake showing
compliance with shoreland screening requirements. To ensure
compliance, the applicant shall submit a revised landscape detail of
the southerly ponding area showing a drastic increase in the
number and size of replacement trees (possibly as large as 15-foot-
high evergreen trees) in order to ensure reduced visibility from the
lake.
b) Revised tree preservation plan shall maximize preservation of the
significant/specimen trees on the site. The revised tree plan and
replacement calculation to be approved by staff prior to issuance of
a building permit.
c) Revised landscape plan which shows additional plantings in front of
the loading dock and the location of all proposed ground
mechanical units which are screened by landscaping.
d) Revised rainwater garden plantings based on any grading changes.
Rainwater gardens to be reviewed and approved by the city's
naturalist prior to issuance of a building permit.
e) Revised landscape plan showing the installation of underground
irrigation for the landscaped areas. The applicant should explore
the use of conservation sensor sprinkler devices which will shut off
when it is raining.
4) Revised site plan showing:
a) The location of trash and recycling receptacles throughout the site.
16
b) The location of benches scattered throughout the site, along the
trails and sidewalks.
5) Revised elevations showing:
a) Sight line perspective of the building as seen from East Shore Drive
and Frost Avenue. These perspectives should show the height of
the building in relation to mature trees, proposed lighting, adjacent
buildings, at a human scale.
b) An increase in the height of the loading dock screening fence along
Frost Avenue. This can be accomplished through the use of design
elements proposed on the arcadeltrellis to increase the height and
create more of a screen to the loading dock.
c) The proposed northwest patio and entry door on the building
elevations.
d) The proposed fence around the healing garden.
6) Watershed district approval.
7) Building material samples.
8) Enter into a developer's agreement with the city which will cover the
installation of all public improvements surrounding and within the property.
9) Sign a maintenance agreement for the ongoing maintenance of all required
rainwater gardens and infiltration basins.
10) A cash escrow or an irrevocable letter of credit for all required exterior
improvements. The amount shall be 150 percent of the cost of the work.
c. The applicant shall complete the following before occupying the building:
1) Replace any property irons removed because of this construction.
2) Provide continuous concrete curb and gutter around the parking lot and
driveways.
3) Install all required landscaping and an in-ground lawn irrigation system for
all landscaped areas.
4) Install all required outdoor lighting.
5) Install all required sidewalks and trails.
d. The lighting and photometrics plan is not approved. The applicant must submit a
revised lighting and photometrics plan for community design review board
approval which complies with city code and is compatible with the Phase I
Gladstone public improvements.
17
e. Signage is not approved. The applicant must submit a sign plan for community
design review board approval. The plan must show a monument sign to be
located at the intersection of Frost Avenue and East Shore Drive which announces
the entryway to the Gladstone Neighborhood, interior or exterior signage which
calls out the previous use of the property as the St. Paul Tourist Cabin Site, and
any exterior signage advertising The Shores.
f. If any required work is not done, the city may allow temporary occupancy if:
1) The city determines that the work is not essential to the public health,
safety or welfare.
2) The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or
contractor shall complete any unfinished exterior improvements by June 1
of the following year if occupancy of the building is in the fall or winter or
within six weeks of occupancy of the building if occupancy is in the spring
or summer.
e. All work shall follow the approved plans. City staff may approve minor changes.
18
CITIZEN COMMENTS
I surveyed the owners of properties within 500 feet of this site as required by city code (25
property owners) as well as all property owners within the Gladstone study area (360) and other
properties if requested (approximately 5). Of the 390 surveys sent, the city received 8 responses
as follows:
In Favor
1. Rosemarie McMann, 1880 Manton St N., Maplewood (sent via mail): I like the Phalen
Estates Plan. My huge concern as well as many, many other Gladstone families is; when
will the rest of Gladstone be developed? Are you completing the Estates before you start
moving up Frost? Could we hear or read some timeline for the rest of this Gladstone
project? Our fear is the Gladstone plan, which was so exciting to hear about at first, is no
longer exciting. We need consistent updated information. The word is, it will be years
before the project is completed! How sad, some of us may no longer be living here. Keep
us informed, don't let the project die along the way. Move on, move on!! We're looking
forward to a coffee shOp where we can walk and meet other neighbors.
2. Gloria Hansen, 1872 Phalen Place N., Maplewood (sent via mail): On behalf of my
husband (LeRoy) and myself, we are very excited about the coming senior housing
development. We have lived on Phalen Place 54 years - would like to spend our
remaining years in this very special area. Knowing assisted living units will be available is
a great plus. I guess my main question is - how long will it be until the project is finished?
Concerns
1. Wayne Sachi, 1100 Frost Ave. E., Maplewood (sent via mail): I question whether this
project really needs TIF if it is going to have 100 market rate units. I recall that initially the
project was going to be 150 units total with no TIF.
2. Deleano Benjamin, 4131 Wenzel Avenue, Eagan (owner of the Maplewood Bowl property
at 1955 English Street): Refer to Mr. Benjamin's e-mail (Attachment 24).
3. David Bartol, 1249 Frisbie Avenue, Maplewood: Refer to Mr. Bartol's letter (Attachment
25).
4. Sue Broin, 1221 Ripley Avenue E., Maplewood: Refer to Ms. Broin's e-mail (Attachment
26).
5. Ann Drexler, 1175 Ripley Avenue, Maplewood: Refer to Ms. Drexler's e-mail (Attachment
27).
Opposed
1. John Wegleitner, 1082 Fenton Avenue, Maplewood: Refer to Mr. Wegleitner's letter
(Attachment 28).
19
REFERENCE INFORMATION
SITE DESCRIPTION
Site Size:
Existing Land Use:
7.03 Acres
Vacant - Formeriy a Manufactured Home Park
SURROUNDING LAND USES
North:
South:
East:
West:
Frost Avenue and Gateway Trail and Keller Golf Course Across the Street
East Shore Drive and Phalen Lake Across the Street
Sin91e Family Houses
Four-Story Apartment Complex
PLANNING
Existing Land
Use:
Existing Zoning:
Medium Multiple Dwelling Residential (R-3M)
Gladstone High (G-H)
CRITERIA FOR APPROVAL
Land Use Plan Chanqe: There are no specific criteria for a land use plan change. Any land use plan
change should be consistent with the goals and policies in the city's comprehensive plan.
1. The land use plan has eleven general land use goals. Of these, three apply to this proposal
including minimize land planned for streets, minimize conflicts between land uses and provide
many housing types.
2. The land use plan also has several general development and residential development policies that
relate to this project including:
a. Transitions between distinctly differing types of land uses should not create a negative
economic, social or physical impact on adjoining developments.
b. Include a variety of housing types for all types of residents, regardless of age, ethnic,
racial, cultural or socioeconomic background. A diversity of housing types should include
apartments, town houses, manufactured homes, single-family housing, public-assisted
housing and low- to moderate-income housing, and rental and owner-occupied housing.
c. Protect neighborhoods from encroachment or intrusion of incompatible land uses by
adequate buffering and separation.
3. The housing plan also has policies about housing diversity and quality that the city should
consider with this development including:
a. Promote a variety of housing types, costs and ownership options throughout the city.
These are to meet the life-cycle needs of all income levels, those with special needs and
nontraditional households.
b. The city will continue to provide dispersed locations for a diversity of housing styles, types
and price ranges through its land use plan.
c. The city's long-term stability of its tax base depends upon its ability to attract and keep
residents of all ages. To do so, the city must insure that a diverse mix of housing styles is
available in each stage of the life cycle of housing needs.
20
Criteria for Public Vacations
Minnesota Statutes, Section 412.851 states that the council may by resolution vacate any street right-of-
way on its own motion or on petition of a majority of the owners of land abutting the ri9ht-of-way. When
there has been no petition, the resolution may be adopted only by a vote of four-fifths of all members of the
council. No such vacation shall be made unless it appears in the interest of the public to do so after a
hearin9 proceeded by a two-week published and posted notice.
There are no formal criteria for approval of a public sewer easement vacation. However, the vacation of
the easement should be in the best interest of the public at large.
Criteria for Preliminarv Plats
Section 34-6 states that the city council may require such changes or revisions of a preliminary plat as
deemed necessary for the health, safety, general welfare and convenience of the city in addition to other
conditions as outline in the subdivision ordinance.
Criteria for Conditional Use Permit Approval
Article V, Sections 44-1091 through 44-1105 states thatthe city council may grant a CUP subject to the
nine standards for approval noted in the conditional use permit resolution attached.
Application Date
We received the complete applications and plans for this development on July 23, 2007. State law requires
that the city take action within 60 days of receiving complete land use applications unless the applicant
agrees to an extension. Because of revisions made to the building by the applicant, the applicants have
agreed to extend city review until September 27, 2007.
Attachments:
P\Sec16\St. Paul Tourist Cabin\7-17-07 PC
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
Applicant Narrative
Location Map
Land Use Map
Zoning Map
Architectural Site Plan
Plat Site Plan
Preliminary Plat
Grading and Erosion Control
Utility Plan
Landscape Plan
Landscape Detail
Rain Garden Detail
Building Elevations
Gladstone Neighborhood Redevelopment Plan -
Guiding Principles
Gladstone Neighborhood Redevelopment Plan -
Development Strategies for St. Paul Tourist Cabin
Site
Assistant City Engineer Comments
SEH Engineering Review
Lieutenant Shortreed Comments
16.
17.
18.
19.
20.
Oavid Fisher, Building Official, Comments
Dan Solar, Ramsey County Public Works,
Comments
Comprehensive Plan Amendment Resolution
Public Vacation Resolution
Conditional Use Permit Resolution
Deleano Benjamin Comments
David Bartol Comments
Sue Broin Comments
Ann Drexler Comments
John Wegleitner Comments
21.
22.
23.
24.
25.
26.
27.
28.
21
Attachment 1
April 11 , 2007
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Shann Finwall
City Planning
City of Maplewood
1830 County Road BEast
Maplewood, MN 55109
,
Lake Phalen Estates; Gateway to Gladstone
(proposed project sign age along Frost Ave)
Dear Shann:
Introduction
On behalf of Bart Montanari and Dabar Development (the project owner), please let this letter,
along with the application, serve as the introduction to our submittal for 180 units of senior
housing we call Lake Phalen Estates; proposed on the site of the former Saint Paul Tourist Cabin
site at 940 Frost Avenue.
Application Requests
Knowing that this project has already been approved in your comprehensive plan to have 180
units of senior oriented housing we ask in this application to come before the Planning
Commission, Community Design Review Board and City Council to for the following:
1. Vacation of the existing sewer which is shared between lots and coordination of a new
line to city sewer services.
2. Preliminary Plat Approval
3. Community Design Review Board approval for project function and appearance
4. Conditional use permit for the P.U.D. a planned unit development for the development of
senior housing within the shoreland overlay district.
If preliminary plat is approved; process will flow through the county for recording of the
plat and then a final plat approval would be requested at a public hearing.
Goals of the project
It is the hope of the development team that this project will fulfill many community based goals:
1. Become the Gateway to the Gladstone Neighborhood. The Frost Avenue Fayade with its
Lighthouse Corner and Stone base will be a great asset to the Community (see signage
shown above).
kaas wilson architects 308 18th street east, suite 301, Minneapolis, MN 55404 linkw@kaaswilson.com
2. Clean up a blighted site, that was a nuisance to the police department as well as
uncapped wells and polluted runoff that flowed into Lake Phalen.
3. Senior Housing with services; the best use of the site. If you look at statistics from the
state demographer's office you will see that every large city in Minnesota will have a
significant need for senior housing. Senior Housing with services will help to stem the
health care crisis that is closing in our nation at large.
4. It is the goal of this project to be a place where seniors in the community can come to use
the supervised common spaces within the building. The goal is to make the supervised
common areas of the building a community asset.
5. The project will create over 120 jobs that, with city bus service, could all be locally
supported by Maplewood residents.
6. The project will clean up significant storm water runoff from Frost Avenue and the site
that is currently polluting Lake Phalen.
7. The project will re-align a malfunctioning sewer system that is running adjacent to the
site.
Narrative of the Services
The project will provide 3 meals a day to the residents of the building. There will be 15
transitional care suites in the building to help people who are transitioning out of the hospital. It
will have 20 memory care apartments with secure common areas for people with light dementia.
There will be 45 assisted living units with kitchens in each apartment, but 3 meals a day will be
provided in the spacious dining and cafe spaces. There will be 1 OOindependent living apartments
along with underground heated parking for these residents, although we are finding that most of
these residents no longer drive. There is a covered port couchere at the front entry where a min-
bus can pick up and drop off residents to local shops, clinics and services. However, the building
is somewhat self contained with nearly 100,000 square feet of commons. There will be a beauty
shop and spa, general store, bank and deli. There will be a club room open to seniors in the
community. 2 spacious dining areas, a cafe/deli space, library, computer center, billiard lounge,
spacious chapel, craft room, exercise/fitness room, great room for dance classes, step classes
and similar functions along with a fully functioning movie theater with a popcorn kiosk across the
hall. The spaces are designed to promote activity and interaction amongst guests, clients and
staff. The building will be staffed by Walker Methodist who is a partner in the project and who has
nearly 100 years of service to seniors in the twin cities.
Description of Building Exterior.
From the integrated stone signage marking the entrance to the Gladstone neighborhood to the
stone fa~ade along Frost and the main entry it is the goal that this be a class A facility for the city
of Maplewood. The remainder of the building will be hardi-Panel, hardi-Plank and brick. All facias
and soffits will also be maintenance free.
kaas wilson architects 308 18th street east, suite 301, Minneapolis, MN 55404 Iinkw@kaaswilson.com
Mechanical equipment over the kitchen will be screened along Frost Avenue as well as
residential ground based air-conditioners which will have a landscape screen (there will be a total
of 10 ground based residential sized air-conditioners).
The project will get no closer than 55' from the street except at the one story stone clad kitchen
component that sits 15' off of the Frost Avenue property line. However, it is designed to look like
an accessory building to the project and it also acts as a screen to the loading area as it
intersects with a stone site wall that also hides the loading area.
Project Exceptions
Because of the tremendous water infiltration requirements of a project that sits in the shoreland of
Lake Phalen, the site essentially becomes a large retention basin for water. It will be landscaped
and have a garden feel as trails meander through it. However, upon project completion many of
the existing trees will be removed. We are keeping as many trees as we can at the northeast
corner of the site at the entrance to the Gladstone Neighborhood. The trees however, per city
code will be replaced in kind.
There are storage lockers for 150 residents within the facility. However, for the care suites and
the memory care, their belongings will be kept in one large storage area attended by staff.
Technically every resident has a place to store their excess belongings
City code has a minimum square footage for apartment units, The assisted living efficiency sized
units the memory care and care suites fall under this minimum size. However, all of the
residents in these units are receiving care and mandatory 3 meals a day. This is a very different
living environment than a free standing apartment building with no services. We look forward to
clarifying any questions that staff or citizens have regarding this proposal
Sincerely,
Kaas Wilson Architects
kaas wilson architects 30B 18111 street east, suite 301, Minneapolis, MN 55404 Iinkw@kaaswilson.com
940 Frost
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Attachment 2
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Attachment 3
Phalen Lake
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Open Space (0)
Single Dwelling Residential (R-1)
Gladstone High
High Multiple Dwelling Residential (R-3H)
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Attachment 4
940 Frost Avenue]
Zoned R-3 I
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Attachment 16
Engineering Plan Review
DATE:
Lake Phalen Estates
07-13
Jon Horn (Kimley-Horn & Associates)
Erin Laberee, Assistant City Engineer
May 22, 2007
PROJECT:
PROJECT NO:
REVIEWED BY:
General Engineering Comments
I. The City is planning improvements along Frost Avenue and East Shore Drive in
conjunction with the proposed Lake Phalen Estates development. The improvements are
proposed to include the following:
o A 2" mill and overlay along Frost Avenue from TH 61 to Phalen Place.
.. The construction of a roundabout at the Frost Avenue and East Shore Drive
intersection.
EO The installation of street lighting along Frost Avenue from TH 61 to Phalen Place.
o The installation of landscape/urban design enhancements along Frost Avenue from
TH 61 to Phalen Place.
o The construction of a bus stop along the south side of Frost Avenue along the
nOltherly boundary of the Lake Phalen Estates property.
.. The construction of a 6' wide concrete sidewalk along the south side of Frost Avenue
from East Shore Drive to the west along the nOltherly boundary of the Lake Phalen
Estates property.
o The construction of a 6'wide concrete sidewalk along the west side of East Shore
Drive from Frost Avenue to the south along the east boundary of the Lake Phalen
Estates property.
The proposed site improvements for the Lake Phalen Estates development must be
coordinated with the proposed public improvements along Frost Avenue and East Shore
Drive.
2. The City is planning to construct storm water detention and treatment facilities within the
boundaries of the Lake Phalen Estates property. The developer shall coordinate their site
improvements with the public stormwater improvements to be constructed on the
property by the City.
Traffic
I. The proposed access onto Frost Avenue from the proposed Lake Phalen Estates property
shall be for service access only. The City shall construct the driveway apron for this
I
access as a part of the public improvements on Frost Avenue. The developer shall
coordinate the location and width of the driveway access with City engineering staff.
2. The two proposed driveway entrances onto East Shore Drive are acceptable. The City
shall construct the driveway aprons for these accesses as a part of the public
improvements along East Shore Drive. The developer shall coordinate the location and
width of the driveway accesses with City engineering staff.
Grading and Erosion Control
I. Erosion control measures/inlet protection shall be installed to protect existing storm
sewer structures along Frost Avenue and East Shore Drive during grading operations on
the site.
Utilities
I. The City shall abandon a segment of existing sanitary sewer along the westerly boundary
of the Lake Phalen Estates property. The developer shall grant the City a right-of-entry
to complete the sanitary sewer abandonment work.
2. The City will install sanitary sewer, storm sewer, and watermain service stubs as a part of
the public improvements along East Shore Drive. The developer shall coordinate the
location of the services with City engineering staff.
StOlID Drainage Svstem
See SEH Memorandum dated May 17. 2007 for comments on the proposed stonn drainage
system.
I. The engineer shall ensure that the existing drainage pattern near the apartment complex
entrance is improved and positive drainage is provide away from the entrance.
Landscape Improvements
I. The proposed landscape improvements on the site shall be coordinated with the proposed
public landscape improvements along Frost Avenue and East Shore Drive, including the
type and location of plant materials.
2. The development plans identify the need to install 988 - 2.5" caliper trees to replace
existing trees that will be removed from the site. The landscape plans do not currently
show the installation of the required replacements trees within the boundaries of the
development site. The developer shall work with City staff to identify possible locations
for the replacement trees, including the possible installation of the required trees within
the public right-of-way along Frost Avenue and East Shore Drive.
2
Right ofWav/Easements
1. Drainage and utility easements shall be provided around all public stonn water facilities
on the site. The exact location and extent of the easements shall be coordinated with City
engineering staff. The developer shall provide the City with right-of-entry over Lake
Phalen Estates property to allow for the construction of the public storm water facilities.
2. The developer shall dedicate a 10' wide drainage and utility easement along the south
side of Frost A venue along the entire northerly boundary of the Lake Phalen Estates
property.
3. As shown on the Preliminary Plat, the developer shall dedicate a 10' wide sidewalk and
trail easement along the south side of Frost Avenue along the entire northerly boundary
of the Lake Phalen Estates property.
4. As shown on the Preliminary Plat, the City is proposing to vacate 20' of existing right -of-
way along the west side of East Shore Drive.
5. As shown on the Preliminary Plat, the developer shall dedicate additional right-of-way to
the City at the southwest comer of the Frost Avenue and East Shore Drive intersection
for the construction of the proposed roundabout.
Agreements
1. The developer shall enter into a developer's agreement for any public improvements
required for this development.
2. The developer shall enter into a maintenance agreement for the annual maintenance of
the proposed best management practices.
o
.J
Attachment 17
~
SEH
MEMORANDUM
TO:
Erin Laberee, PE
Assistant City Engineer
City of Maplewood
FROM:
Ron Leaf, PE
Susan Severa, PE
SEH
DATE:
May] 7.2007
RE:
Review - Tourist Cabins Site
SEH No.
SEH staff has conducted a review of the site plan for the Tourist Cabins site, Lake Phalen
Estates, located at the southwest comer Frost Ave and East Shore Drive. This memorandum is
intended to summarize our findings and identify any general concerns or potential problems with
the proposed system.
Drainage System Routing and Treatment
The submitted plans reflect the general site layout including rain gardens and a wet pond which
will provide rate control and water quality treatment for Lake Phalen Estates and a portion of
Frost Ave and East Shore Drive.
From the submitted soil borings and proposed impervious, we have used the Watershed District's
volume reduction worksheet to detetmine that the proposed new impervious from the site can be
treated in the rain garden system. The current layout provides enough area to meet the
Watershed's volume control requirements for the entirety of Lake Phalen Estates, 7.03 acres, as
well as an additional impervious acreage that can be routed to or through the site from Frost Ave
and East Shore Drive.
The general location of the facilities has been reviewed based on the existing contours and
drainage patterns. During a recent discussion with Douglas Stahl, the developer's engineer,
regarding the proposed locations of the rain gardens and wet pond, we suggested moving the
storm water pond from the southern end of the site to the location of the rain garden between the
entry drives. The site for the proposed wet pond at the southern end of the property can then be
used as a large rain garden, and the wet storage pond in the revised location can be used as a pre-
treatment cell prior to flowing into the succeeding rain gardens. Mr. Stahl indicated flexibility
within the site plan for the type of treatment systems proposed.
I
Portions of storm water from the reconstruction of Frost Avenue can be routed into a rain garden
along the north central location of the site. Prior to discharge into this rain garden, a sump
manhole should be installed within the road right of way. Should the wet storage pond be
relocated as described above, water from East Shore drive can be wuted into the pond prior to
receiving enhanced treatment in the downstreanl rain garden system.
According to the submitted plans, no impacts are anticipated to the existing wetland within the
Lake Phalen Estates site. The City may desire to enhance this wetland as part of the larger storm
water management program for the Gladstone area.
It is our intent to continue working closely with the Lake Phalen Estates developer in order to
best meet the proposed development's as well as the City's storm water management needs.
rl/sls
c: Jon Horn, PE - Kimely-Horn Associates
c:\documcnlsnndscllings\sscn:rn\mydoculIlcmsllOurislcabindoc
2
Attachment lS
Maplewood Police Department
Memo
To: Shann Finwall
From: Lt. Mike Shortreed .JYI fJ.J -41{}.77
cc: Chief of Police David Thomalla
Date: May 29, 2007
Re: PROJECT REVIEW - Lake Phalen Estates
After reviewing the attached proposal for the Lake Phalen Estates project, I have the
following comments and suggestions:
1) Construction site thefts and burglaries are a large business affecting many large
construction projects throughout the Twin Cities metro area. The contractor/developer
should be encouraged to plan and provide for site security during the construction
process. On-site security, alarm systems, and any other appropriate security measures
would be highly encouraged to deter and report theft and suspicious activity incidents in
a timely manner.
2) Appropriate security and exterior lighting should be provided and maintained in order to
assure that entry to and exit from the facility is readily recognizable and accessible.
3) Appropriate staffing should always be available to assure that residents with Alzheimer's
disease or dementia do not walk away from the facility, especially with several roadways
and a lake located within walking distance of the facility.
4) The Maplewood Police Department anticipates that calls for service to the new facility
will increase from the call volume at the former site, but the nature of the calls will be
primarily for medical services. As such, it is highly encouraged that all entrances and
exits on the building are clearly marked in order to expedite the arrival of medical
personnel.
If there are any questions or concems regarding these comments or suggestions, please
contact me at your soonest convenience. I can be reached via phone at (651)249-2605 or
via email atmichael.shortreeda.Uci.maolewood.mn.us.
Attachment 19
Memo
To: Shann Finwall, Planner
From: David Fisher, Building Official
Re: The Shores, 940 Frost Avenue - Proposed Public Vacation,
Preliminary Plat, CUP far a PUD & Design Review
Date: May 9, 2007
_ The city will require a complete building code analysis when the
construction plans are submitted to the city for building permits.
- All exiting must go to a public way.
_ Verify the building meets all the requirements for noise based on the
Minnesota Guide to Noise Control in Minnesota from the MPCA.
Provide adequate fire department access to the buildings.
_ The building setbacks must comply with the 2000 IBC for exterior wall
protection.
Retaining walls over 4 feet require engineering and a building permit.
Provide fire sprinklers to NFPA 13.
Building must meet the current IBC requirements. Verify whether the 2000
or 2006 IBC building code has been adopted by the State of Minnesota at
time of building permit application.
I would recommend a pre-construction meeting with the contractor, the
project manager and the city building inspection department.
RAMSEY COUNTY
TO:
FROM:
SUBJECT:
DATE:
Attachment 20
Department of Public Works
Kenneth G. Haider, P.E., Director and County Engineer
1425 Paul Kirkwold Drive
Arden Hills, MN 55112-3933. (651) 266-7100. Fax (651) 266-7110
E-mail: Public.Works@co.ramsey.mn.us
MEMORANDUM
Shann Finwall
City of Maplewood
~-
Dan S61~r \. C>J~
Ramsey C unty Public Works
Former tourist Cabin Site
Frost Avenue at East Shore Drive
May 9,2007
I have reviewed the site plan for the Lake Phalen Estates residential development in the proposed
at the intersection of Frost A venue and East Shore Drive in the City of Maplewood. The County
has the following comments regarding this plan.
I. Frost A venue and East Shore Drive are both county roadways that are in the process of being
turned back to the City of Maplewood. The city will then have jurisdiction over these routes.
2. Traffic improvements to accommodate this and other development projects in the area have
been identified in the Gladstone Area Redevelopment Master Plan AUAR. The County is in
agreement with the mitigation measures identified in the AUAR and will work with the City
on implementation.
Thanks for the opportunity to make comments regarding this site plan. If you have any questions
or need any additional information please give me a call.
Minnesota's First Home Rule County
prinh'il nil fl'ryrktll'aper witli a minimum IIf IIIX pml.{'nn,nI1Wf ("lIlll'nt
~~
Attachment 21
CITY OF MAPLEWOOD
RESOLUTION NO.
COMPREHENSIVE PLAN LAND USE PLAN AMENDMENT
WHEREAS, the city is proposing to clarify the Comprehensive Land Use Map
with definitions for three new land use designations.
WHEREAS, the Gladstone land use designations were created to ensure
developments in the Gladstone area are consistent with the approved March 12, 2007,
Gladstone Neighborhood Redevelopment Plan; which is a plan to guide future
developments in the area with a mixture of 650 new housing units and neighborhood
commercial and retail uses.
WHEREAS, the history of this change is as follows:
1. On March 12, 2007, the City Council amended the Comprehensive Land Use
Plan map to reguide the properties in the Gladstone area from mainly
commercial properties to three new land use designations called Gladstone High,
Gladstone Medium, Gladstone Mixed Use. No subsequent definitions were
adopted for these land use definitions.
1. On July 17, 2007, the planning commission held a public hearing. City staff
published a hearing notice in the Maplewood Review and sent notices to the
surrounding property owners. The planning commission conducted the public
hearing whereby all public present were given a chance to speak and present
written statements. The planning commission recommended that the city council
approve the comprehensive land use plan amendment.
2. On , the city council discussed the comprehensive land
use plan amendment. They considered reports and recommendations from the
planning commission and city staff.
WHEREAS, the city council approved the above-described comprehensive land
use plan amendment for the following reasons:
1. The land use plan change is based on eight specific Maplewood comprehensive
plan land use and housing goals as follows:
a. Provide for orderly development.
b. Protect and strengthen neighborhoods.
c. Promote economic development that will expand the property tax base,
increase jobs and provide desirable services.
d. Minimize the land planned for streets.
e. Minimize conflicts between land uses.
f. Provide a wide variety of housing types.
g. Provide safe and attractive neighborhoods and commercial areas.
h. Plan multi-family housing with an average density of at least 10 units per
acre.
1
2. The land use plan change is based on four specific Maplewood comprehensive
plan land use policies as follows:
a. Include a variety of housing types for all types of residents.
b. Disperse moderate-income developments throughout the city near bus
lines.
c. Support innovative subdivision and housing design.
d. Protect neighborhoods from activities that produce excessive noise, dirt,
odors or which generate heavy traffic.
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of
Maplewood, Minnesota, as follows:
The City of Maplewood adopts the definitions for the Gladstone land use
designations as follows:
Gladstone Medium (G-M): Locations with attached housing units with
densities ranging from 7 to 12 units per acre.
Gladstone High (G-H): Locations with stacked housing units with
densities ranging from 12 to 30 units per acre.
Gladstone Mixed-Use (G-MU): Locations where it is appropriate to allow
commercial and residential uses on the same site. Residential uses
should range from 20 to 30 units per acre.
The Maplewood City Council adopted this resolution on
2
Attachment 22
PUBLIC VACATION RESOLUTION
WHEREAS, Link Wilson, Kaas Wilson Architects Representing the Owner and
Developer, Bart Montanari of Dabar Development, has applied for the vacation of a
portion of the East Shore Drive right-of-way adjacent the property at 940 Frost Avenue
and a sanitary sewer easement located on the west side of the property at 940 Frost
Avenue as follows.
Right-of-Way: The westerly 20-feet of East Shore Drive running the entire length of
the property at 940 Frost Avenue.
Sanitary Sewer Easement: Part of E. 10 acres of the W. 20 acres of Government Lot
2 described as follows: Beginning at intersection of W. line of said 10 acres and S'ly
line of Frost Ave. as now located; thence S. 27"06' E. a distance of 811.06 feet to
intersection of E. line of said 10 acres and N'ly line of East Shore Drive; thence N. on
said E. line 189.3 feet; thence W. at right angles 67.5 feet; thence NW'ly at an angle
of 61 '57' to the right a distance of 613.05 feet to said S. line of Frost Ave.; thence
SW'ly thereon 17.3 feet, more or less to beginning; all in Sec. 16, T. 29, R. 22,
together with that portion of the above described land S. of the previously described
line which lies W. of a line running NW'ly from the SE corner of the said E. 10 acres
of the W. 20 acres of said Government Lot 2 to a point 189.02 feet N. of and 50 feet
W. of said SE corner, which easement shall include the perpetual right of said Village
of Maplewood, its successors or assigns, to construct, maintain, operate and repair
underground sewer mains, pipes and appurtenances over and across the strip of
land hereinbefore described, together with perpetual easement for ingress and
egress, all without additional compensation.
WHEREAS, the history of these public vacations is as follows:
1. On July 17, 2007, the planning commission held a public hearing about the
proposed vacations. The city staff published a notice in the Maplewood Review
and sent a notice to the abutting property owners. The planning commission gave
everyone at the hearing a chance to speak and present written statements. The
planning commission also considered reports and recommendations of the city
staff. The planning commission recommended that the city council approve the
vacation.
2. On ' the city council reviewed this proposal. The city
council also considered reports and recommendations of the city staff and planning
commission.
WHEREAS, after the city approves the vacation of the right-of-way, public
interest in the right-of-way property will go to the following abutting property:
Address: 940 Frost Avenue
Property Identification Number: 162922310024
Existing Legal Description: That part of Government Lot 2, Sec. 16, T. 29, R. 22,
Ramsey County, Minnesota which lies S' of Frost Avenue as described in Document
No. 1999021, W' of Frost Avenue Connection as described in Document No.
1999021, N' of East Shore Drive as described in Document No. 367903, and NE' of a
line described as commencing at the center of said Section 16, thence S 89 degrees
32 minutes 38 seconds W, assumed bearing, along the N line of said Government
Lot 2, 1130.00 feet, to the point of beginning; thence South 27 degrees 23 minutes 03
seconds East, 1121.18 feet to an angle in the north line of said East Shore Drive,
said angle point being 658.56 feet westerly of the East line of said government lot 2
as measured along the N line of said East Shore Drive and said line there
terminating.
New Legal Description (After Platting): Lot 1, Block 1, The Shores
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-
described right-of-way vacation for the following reasons:
1. The city's proposed road improvements along East Shore Drive do not require
such a wide right-of-way, and therefore the vacation of the 20-foot-wide portion of
the right-of-way is in the public interest and will allow the applicant additional land
for development.
2. Installation of sanitary sewer along East Shore Drive is part of the public
improvements planned in connection with the development. As such, the existing
sanitary sewer line located on the west side of the property will be abandoned and
removed. The sanitary sewer easement will no longer be needed and therefore
the vacation of the easement is in the public interest.
Prior to the city recording the vacation of the right-of-way and sanitary sewer easement
the applicant must complete the following:
1. The applicant shall grant the city a right-of-entry to complete the sanitary sewer
abandonment work.
2. The applicant shall dedicate additional right-of-way to the city at the southwest
corner of the Frost Avenue and East Shore Drive intersection for the construction
of the proposed roundabout.
The Maplewood City Council adopted this resolution on
,2007.
P:\com-dev\sec16\st. paul tourist cabins\public vacation resolution
Attachment 23
CONDITIONAL USE PERMIT RESOLUTION NO.
WHEREAS, Link Wilson, Kaas Wilson Architects Representing the Owner and
Developer, Bart Montanari of Dabar Development, applied for a conditional use permit
for a planned unit development to construct a 180-unit senior housing complex known as
The Shores.
WHEREAS, this permit applies to the following property:
Address: 940 Frost Avenue
Property Identification Number: 162922310024
Existing Legal Description: That part of Government Lot 2, Sec. 16, T. 29, R. 22,
Ramsey County, Minnesota which lies S' of Frost Avenue as described in
Document No. 1999021, W' of Frost Avenue Connection as described in Document
No. 1999021, N' of East Shore Drive as described in Document No. 367903, and
NE' of a line described as commencing at the center of said Section 16, thence S
89 degrees 32 minutes 38 seconds W, assumed bearing, along the N line of said
Government Lot 2, 1130.00 feet, to the point of beginning; thence South 27 degrees
23 minutes 03 seconds East, 1121.18 feet to an angle in the north line of said East
Shore Drive, said angle point being 658.56 feet westerly of the East line of said
government lot 2 as measured along the N line of said East Shore Drive and said
line there terminating.
New Legal Description (After Platting): Lot 1, Block 1, The Shores
WHEREAS, the history of this conditional use permit is as follows:
1. On July 17, 2007, the planning commission held a public hearing. City staff
published a notice in the paper and sent notices to the surrounding property owners.
The council gave everyone at the hearing a chance to speak and present written
statements. The planning commission also considered reports from the city staff.
2. On , the city council reviewed this request. The city council
also considered reports and recommendations of the city staff and planning
commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-
described conditional use permit, because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the city's comprehensive plan and code of ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water runoff, vibration, general
unsightliness, electrical interference or other nuisances.
1
5. The use would generate only minimal vehicular traffic on local streets and would not
create traffic congestion or unsafe access on existing or proposed streets.
6. The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools
and parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and
scenic features into the development design.
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1. The engineering department shall review and determine approval of all final
construction and engineering plans. These plans shall comply with all requirements
as specified in the city engineering department's May 22, 2007, review and SEH
engineering consultant's May 17, 2007 review.
2. All construction shall follow the plans date-stamped April 19, 2007, and with revisions
as noted in this approval. The city council may approve major changes to the plans.
City staff may approve minor changes to the plans.
3. The project is approved with 120 underground and surface parking spaces
(emphasizing the use of underground parking) and 30 proof of parking spaces. This
is a parking reduction of 210 parking spaces (360 parking spaces are required per
city code). The applicant shall maximize the use of pervious pavers for the surface
parking spaces.
4. The project is approved with a 141 square foot floor area reduction in the required
unit floor area for the memory care and assisted living units (580 square foot units
are required per city code; 490 to 509 square foot units are proposed).
5. The project is approved with a 20-foot front yard setback along Frost Avenue for the
one-story kitchen portion of the building (30-foot front yard setback required per city
code).
6. The project is approved with storage space of not less than 48 cubic feet for the
memory care and transitional care units (120 cubic feet of storage area per unit
required per city code).
7. The project is approved with four floors.
8. All signs on the property must be approved by the community design review board.
9. The approved landscape plan and tree preservation requirements shall be subject to
monitoring by city staff to assure compliance. Minor modifications to these plans
shall be subject to review by staff while major modifications shall require city council
approval.
2
10. The proposed construction must be substantially started within one year of city
council approval or the permit shall end. The city council may extend this deadline
for one year.
11. The city council shall review this permit in one year.
The Maplewood City Council adopted this resolution on
3
Page 1 of2
Attachment 24
Shann Finwall
From: Deleano [deleanob@msn.comj
Sent: Saturday, July 07, 2007 3:30 PM
To: Will Rossbach; Tom Ekstrand; Kathleen Juenemann; Shann Finwall; Diana Longrie; Chuck Ahl
Cc: Peter Fischer; David Gageby: Addie W. Benjamin
Subject: Tourist Cabin Plans & more
Dear Friends,
Since I may not be available for the open meeting on this issue, I feel compelled to make a few comments
and recommendations regarding the current plans for the old Tourist Cabins site.
. The plans appear attractive and well designed. The developer(s) obvously have experience.
. I question the proposed 4 story height. We had proposed a 4 story complex long ago but had been
discouraged, if not downright forbidden in the Master Plan and its followup, even though we perceived
this height as necessary for economic viability as well as a proper anchor for the primary corner of Frost
& English. Anything less on our corner would result in much higher risk, and severely diminishe the
odds for an anchor project on our corner suitable to the new Gladstone concept.
. The overriding purpose of the Master Plan has always been to provide 'convenience and walkability' to
Gladstone commercial products & services, most especially for seniors.
. It strikes me that the tourist cabin site proposal flies in the face of years of intense planning by so many
of the Gladstone's most prominent citizens ... not to mention actual business stakeholders.
. How many seniors will be able to walk that distance from the tourist cabin site, even in the summertime,
much less winter?
. A seniors-housing market at the tourist cabin site would severly dilute the likelihood of a financially
viable seniors-oriented site on our corner, where many of the residents needs could be addressed right
at the bottom of their elevator ... or within easy walking distance.
. Seniors at the tourist cabin site would find the enhanced Savanna anything but convenient. Certainly
not compared to having it right across the street. Of course, the same would hold true for access to
their needed products and services.
. It would seem to me the tourist cabin site would be far more logical... and significantly more
profitable ... were that site devoted to residents of all ages who wish to live near, take full advantage of,
and are willing to pay the price for proximity to a beautiful lake. This new tourist cabin site complex
could make easy lake access within financial reach to many who cannot afford such access as currently
exists (or is simply not available).
. There has never been a time since the very beginning of the new Gladstone proposal that it wasn't clear
to everyone involved that one of the primary purposes of all this effort and expense would be to
conveniently service our seniors, as well as existing nearby residents. On Frost & English, seniors
would be close to new stores & services, literally across the street from a beautiful new Savanna, only a
block away from the trails, enjoy underground parking, and they would enjoy a level of walkability
warmly embraced all over Europe, but rarely seen in the U.S.
In essence, I am recommending:
1. The tourist cabin developers be 'encouraged' to pursue the logical and more profitable market of 'Easy
Lake Access for All Ages." It just makes sense.
2. That the city follow up the Master Plan by opening the doors to Addie and I, or purchasers of our
property; for building the financially-viable, 4 story, seniors-oriented, mixed-use complex of which the
Gladstone, the nearby neighborhoods, and the City of Maplewood, could be justifiably proud.
7/9/2007
Page 2 of2
3. This prestigious anchor could then serve as the motivation and prototype for ongoing improvements to
the Gladstone business community, its surrounding citizenry, and the city's tax base.
After all; the city, the Gladstone neighbors, the business community (stakeholders), David Gageby, Gene
Holland, Addie & I, and other developers waiting in the wings, all clearly recognize the Gladstone business
community is in a rapidly declining rut. And need I remind anyone, that the only difference between a rut and
a grave ... is the depth.
Waddaya say? Is our Maplewood leadership bold enough, courageous enough, and far-sighted enough to
return to the position of actually 'leading' the Gladstone bandwagon onto the road of progress?
Let's face it. Communities all over the Twin Cities are leaving Maplewood in their dust. Give us 'economic
viability' ... plus genuine progress on the Savanna & city improvements ... and Addie and I will jump right back
into the process I personally instigated over FOUR years ago. Without economic viability, and visual
progress on the Savanna, we feel our hands have been tied.
Deleano Benjamin
deleanob@msn.com
7/9/2007
Attachment 25 111-
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Page 1 of 1
Attachment 26
Shann Finwall
....."".......'.___...__ .."._.__._..,._____,,_ ."~.__,~._.___.__'_'"m___..._m__~.'_'~_"_____'__"'___" _._...._""_._._...._._m.m_""._.....,._._._.____..'._.._.____'-'---
From: sue-me1@juno.com
Sent: Friday, May 25, 2007 12:40 PM
To: Shann Finwall
Subject: The Shores Development Proposal
Shann-
While I'm in favor of a senior housing development like the one proposed by Mr. Montanari, I do not support
establishing a TIF district for the former St. Paul Tourist Cabin Site area as a way for Mr. Montanari and his group
to increase their profit margin.
Didn't Mr. Montanari and his group at one time represent to the City Staff and Maplewood City Council that they could
redevelop this site without TIF? Why the change?
Sue Broin
5/25/2007
Attachment 27
Shann Finwall
From:
Sent:
To:
Subject:
Ann Drexler [anndrexler@yahoo.com]
Friday, May 25, 2007 1 :47 PM
Shann Finwall
Lake Phalen Trailer Court
Sir: I donlt understand why that valuable land should have our taxes to develop it.
Ann Drexler 1175 Ripley Ave. Gladstone
1
Attachment 28
.,e"IVED
._ "~ c.
MAY ]. 7 Z007
To: Shann Finwall, AICP - Planner
,..~~..~...A.AAAQ~
From: John Wegleitner, Gladstone Resident 9~ tJ.e.~
Date: May 15,2007
Subject: Montanari Housing Project
I am very concerned about the addition of any senior development
with assisted living and memory loss services in our neighborhood.
I live at 1082 Fenton which is a stone's throw from your proposed
development. I have rarely, if ever voiced my concerns to elected
officials. You could say that I am just one of the silent tax payers
who goes to work, pays taxes, and leaves your offices alone.
However, for the first time ever (46 years), I feel compelled to
express my deepest concern to you.
When you look around the 10 mile radius of the proposed site, you
will see a plethora of "For Rent" signs and vacancies at all of the
condos, townhouses, multi-housing facilities around Maplewood
and the surrounding communities. Quite simply, there is too much
supply and not enough demand for this type of housing. I believe
strongly that local government should stay out of the multi-unit
housing business. I believe that if such a facility is built, it will
remain vacant like most of the other multi-unit housing in the ten
mile radius of your proposal. It is my belief that the market should
"drive" development and not government subsidies. For this
reason, I do not support tax increment financing (TIF) for this
project or any other housing project. Originally, Montanari said he
was able to proceed with his project without TIF - now he is telling
us that because of the downturn in the market he needs "support"
in the way ofTIF. If the market can not support and drive this
development, then why should the government? Government
subsidized (TIF) housing and commercial mixed use development
projects have as much potential (ifnot more) to be vacant once
they are built.
I believe that once the Montanari High Rise is built it has a high
potential for vacancy like most of the other multi-unit housing in
the area. The supply and demand imbalance is an iron law of
economics. Eventually, the standards and definitions of who is
allowed to live in the Montanari High Rise will be eroded and
lowered. Down the line, this could look like the St. Paul and
Minneapolis multi-unit high rises and housing projects with
landlords, owners, and developers all too happy to fill their
vacancies with any warm body regardless of their age or condition.
If you can fog a mirror, your in. The pure economics of profit and
fear of lawsuits will drive, erode, then eventually lower the
standards for entry into the Montanari High rise. I have seen it
over and over. It is real. Senior housing is a warm and fuzzy
concept today, but what about twenty years down the line? Look
to St. Paul and Minneapolis to see how this housing project will
look in the future. The citizens of Maple wood deserve better.
If there must be development, than mavbe single family homes.
Montanari has experience in this area, but little experience in the
way of multi-unit housing.
As far as goals of the project, 1.) We could care less if this
becomes a gateway to the Gladstone Neighborhood. This is pure
rhetoric. Who cares.
2.) The former owners of the Tourist Cabins should cap the wells
per Maplewood code. The pollution and problems of the trailer
park are gone and so are the problems. Fire and ambulance
services will be heavily used if this project goes forward. This
draws and competes from the available services. If the Police and
Paramedics and fIrefighters are bogged down dealing with memory
loss patients/Seniors in the Montanari's project, then they won't be
available to service taxpayers calls for Police and Fire when we
need them. You will need to hire more police and fIre personnel if
this is built. I think of this as a geriatric version of the Myth
Nightclub. That wasn't suppose to be any problem either before
that project was jammed down our throats. Talk to any
paramedic/cop or fIrefIghter about high rises and the volume of
calls they generate. Leave well enough alone.
3.) Most seniors prefer to stay in their own home. There is plenty
of vacancies for housing around town. The iron laws of supply
and demand and the free market should dictate: not government
TIP dollars. There are plenty of "For Rent" signs all around town.
This is not the voters and taxpayers of Gladstone's problem. By
the way, what has this got to do with a health care crisis?
4.) We have the Community Center a few miles away to come
together in supervised common spaces. We don't need any more.
5.) Aside from the initial construction jobs, what kind of jobs is a
high rise/nursing home likely to produce? Nurse's aides and food
service job and other low wage service sector jobs are what we are
talking about. Either way, the unemployment rate in the Metro
area is very low. Again, this is not a issue or concern of the
Maplewood Gladstone area or a net community benefit. Let the
free market take care of that. Yes, this project will generate some
minimum wage jobs but all of these densely packed people will
create far more noise, congestion, concerns and public safety
issues. The few minimum wage jobs do not offset the potential
problems.
6.) The owners and former owner should clean up the run-off.
Montanari should have known about the run-off problems before
he purchased the land. He calls himself a developer. Most likely,
the purchase price of the land was discounted accordingly. Also,
how will adding 180 more people to this small area (plus their care
givers) put less strain on the water supply, the environment and the
eventual run off? I can't see it.
7.) The Water Department should re-align the sewer system if that
is a problem. That is what they are paid to do. If that is a project
that serves the common good, then it should be addressed by local
government and government services. Montanari's proposed
"community based goals" will unjustly enrich the developers,
burden the local community, and create potential problems down
line.
Also, Walker Methodist is a non-profit organization, so what real
value does this Montanari high rise add to the local tax base of
Maplewood? If your financial analysts do the math, this project
just doesn't add up and add value to the tax base of Maple wood.
Single family homes would generate real taxes for Maplewood. My
first choice would be to leave this area (basically low land which
borders a cattail swamp) as open space -- as a natural,
environmentally friendly open space that protects the run-off that
all ends up in Phalen Lake. The Montanari High Rise would
contribute to the run off, pollution, noise, lighting problems, and
congestion in the area. Right now, all of the local taxpayers and
voters are happy just the way things sit today with the trailer park
and tourist cabins gone. Please leave well enough alone! It is a
rare and beautiful balance to have the local taxpayers happy. If
you tabled this project forever you would be a hero.
For all of these reason please stop the madness.