HomeMy WebLinkAbout2024 09-17 Planning Commission PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov
AGENDA
CITY OF MAPLEWOOD
PLANNING COMMISSION
7:00 P.M. Tuesday, September 17, 2024
City Hall, Council Chambers
1830 County Road B East
A.CALL TO ORDER
B.ROLL CALL
C.APPROVAL OF AGENDA
D.APPROVAL OF MINUTES1.July 16, 2024 Planning Commission Meeting Minutes
E.PUBLIC HEARING1.Conditional Use Permit Resolution, Harriet Tubman Center East, 2675 Larpenteur Ave E2.Sign Variance Denial Resolution, Mister Car Wash, 3050 White Bear Ave N3.Setback Variance Resolution, Larkin Dance Studio, 1400 Highway 36 E
F.NEW BUSINESSNone
G.UNFINISHED BUSINESSNone
H.COMMISSION PRESENTATIONS
I.STAFF PRESENTATIONSNone
J.VISITOR PRESENTATIONS – 3 minute time limit per person
K.ADJOURNMENT
WELCOME TO THIS MEETING OF THE
PLANNING COMMISSION
This outline has been prepared to help you understand the public meeting process.
The review of an item usually takes the following form:
1.The chairperson of the meeting will announce the item to be reviewed and ask for the
staff report on the subject.
2.Staff presents their report on the matter.
3.The Commission will then ask City staff questions about the proposal.
4.The chairperson will then ask the audience if there is anyone present who wishes to
comment on the proposal.
5.This is the time for the public to make comments or ask questions about the proposal.
Please step up to the podium and speak clearly. Give your name and address first and
then your comments.
6.After everyone in the audience wishing to speak has given his or her comments, the
chairperson will close the public discussion portion of the meeting.
7.The Commission will then discuss the proposal. No further public comments are allowed.
8.The Commission will then make its recommendation or decision.
9.All decisions by the Planning Commission are recommendations to the City Council. The
City Council makes the final decision.
“Welcome to the meeting of the Maplewood Planning Commission. It is our desire to
keep all discussions civil as we work through difficult issues tonight. If you are here for a
Public Hearing or to address the Planning Commission, please familiarize yourself with
the Policies and Procedures and Rules of Civility, which are located near the entrance. At
the podium please state your name and address clearly for the record.”
Revised: 02/18
July 16, 2024
Planning Commission Meeting Minutes 1
MINUTES
MAPLEWOOD PLANNING COMMISSION
7:00 P.M. Tuesday, July 16, 2024
City Hall, Council Chambers
1830 County Road B East
A.CALL TO ORDER
A meeting of the Commission was held and called to order at 7:01 p.m. by Vice Chairperson
Yang
B.ROLL CALL
Tushar Desai, Chairperson Absent
Lue Yang, Vice Chairperson Present
Paul Arbuckle, Commissioner Present
John Eads, Commissioner Present
Allan Ige, Commissioner Present
Tom Oszman, Commissioner Present
Staff Present: Michael Martin, AICP, Assistant Community Development Director
Elizabeth Hammond, Planner
C.APPROVAL OF AGENDA
Commissioner Ige moved to approve the agenda as presented.
Seconded by Commissioner Eads Ayes – All
The motion passed.
D.APPROVAL OF MINUTES
1. June 18, 2024 Planning Commission Meeting Minutes
Commissioner Arbuckle moved to approve the June 18, 2024 Planning Commission Meeting
Minutes as submitted.
Seconded by Commissioner Ige Ayes – Vice Chairperson Yang,
Commissioners Arbuckle, Ige,
Oszman
Abstain - Commissioner Eads
The motion passed.
E.PUBLIC HEARING
1.Conditional Use Permit Resolution, Gladstone Village II, 1880 English Street North
Michael Martin, AICP, Assistant Community Development Director, gave the presentation and
answered questions from the commission.
Vice Chairperson Yang opened the public hearing.
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July 16, 2024
Planning Commission Meeting Minutes 2
Ashley Bisner, JB Vang, addressed the commission and answered questions.
Vice Chairperson Yang closed the public hearing.
Commissioner Oszman moved to approve a resolution for a conditional use permit approving a
four-story, 56-unit multifamily apartment project to be constructed at 1880 English Street North.
CONDITIONAL USE PERMIT RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Ashley Bisner, of JB Vang, has requested approval of a conditional use permit to
permit a four-story multifamily building.
1.02 The property is located at 1880 English Street North and is legally described as:
PIN: 152922320077. The South 7 feet of Lot 7, and all of Lots 8, 9, 10, 11, and 12, Block
3, Gladstone, Ramsey County, Minnesota.
Abstract Property
Section 2. Standards.
2.01 City Ordinance Section 44-512(4) requires a Conditional Use Permit for the exterior
storage of goods or materials.
2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that
the City Council must base approval of a Conditional Use Permit on the following nine
standards for approval.
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City’s Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would not exceed the design standards of any affected street.
6. The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools and
parks.
7. The use would not create excessive additional costs for public facilities or services.
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July 16, 2024
Planning Commission Meeting Minutes 3
8. The use would maximize the preservation of and incorporate the site’s natural and
scenic features into the development design.
9. The use would cause minimal adverse environmental effects.
Section 3. Findings.
3.01 The proposal meets the specific conditional use permit standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this conditional use permit
request.
1. On July 16, 2024, the planning commission held a public hearing. The city staff
published a hearing notice in the Pioneer Press and sent notices to the surrounding
property owners. The planning commission gave everyone at the hearing a chance to
speak and present written statements. The planning commission recommended that
the city council approve this resolution.
2. On August 12, 2024, the city council discussed this resolution. They considered
reports and recommendations from the planning commission and city staff.
Section 5. City Council
5.01 The city council hereby _______ the resolution. Approval is based on the findings outlined
in section 3 of this resolution. Approval is subject to the following conditions:
1. All construction shall follow the approved plans, date-stamped July 1, 2024. The
director of community development may approve minor changes.
2. The proposed construction must be substantially started within one year of council
approval, or the permit shall become null and void.
3. The city council shall review this permit in one year.
4. A parking waiver of 47 spaces is approved. The project will provide 50 underground
spaces and 15 surface spaces. If a parking shortage develops, the city council may
require the construction of additional parking spaces.
Seconded by Commissioner Ige Ayes – All
The motion passed.
This item will go to the city council on August 12, 2024
2. Conditional Use Permit Resolution, Hampton Companies, 2694 Maplewood Drive North
Elizabeth Hammond, Planner, gave the presentation and answered questions from the
commission.
Vice Chairperson Yang opened the public hearing.
Todd Francis, Hampton Companies, addressed the commission and answered questions.
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July 16, 2024
Planning Commission Meeting Minutes 4
Vice Chairperson Yang closed the public hearing.
Commissioner Oszman moved to approve a resolution for a conditional use permit approving an
office and warehouse building to be constructed at 2694 Maplewood Drive North, subject to
conditions of approval.
CONDITIONAL USE PERMIT RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Hampton Companies LLC has requested a Conditional Use Permit for the property
located at 2694 Maplewood Drive North.
1.02 The property located at 2694 Maplewood Drive North is legally described as:
That part of Tract C, Registered Land Survey No. 477, which lies Southerly of a line
parallel with the South line of Section 4, Township 29, Range 22, and 120.55 feet South of
the Northwest corner of Lot 6, Kohlmans Lakeview Addition.
AND
That part of Tract C, Registered Land Survey No. 477, lying Northerly of the following
described line:
Beginning at the Northwest corner of Lot 6, Kohlman's Lakeview Addition, thence
Southerly along the Westerly line of Lot 6, 120.55 feet to the point of beginning of the line
to: be described; thence Westerly parallel to the South line of Section 4, Township 29,
Range 22, to the Westerly line of Tract C and said line terminating.
Tax Parcel Identification: 042922440044
1.03 City Ordinance Division 14. Section 44-272 requires a conditional use permit for any
building or use in the M1 zoning district within 350 feet of residentially zoned property.
Section 2. Standards.
2.01 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that
the City Council must base approval of a Conditional Use Permit on the following nine
standards for approval.
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City’s Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would not exceed the design standards of any affected street.
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July 16, 2024
Planning Commission Meeting Minutes 5
6. The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools and
parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site’s natural and
scenic features into the development design.
9. The use would cause minimal adverse environmental effects.
Section 3. Findings.
3.01 The proposal meets the specific Conditional Use Permit standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this conditional use permit
request.
1. On July 16, 2024, the Planning Commission held a public hearing. City staff published
a hearing notice in the Pioneer Press and sent notices to the surrounding property
owners. The Planning Commission gave everyone at the hearing a chance to speak
and present written statements. The Planning Commission recommended that the City
Council approve this resolution.
2. On August 12, 2024, the City Council discussed this resolution. They considered
reports and recommendations from the planning commission and City staff.
Section 5. City Council
5.01 The City Council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Approval is subject to the following conditions:
1. All construction shall follow the approved plans stamped July 1, 2024. The Director of
Community Development may approve minor changes.
2. The proposed construction must be started within one year of council approval, or the
permit shall become null and void.
3. The city council will review the permit in one year.
4. The property will meet the requirements of the council-approved design review
resolution dated August 12, 2024.
5. All signs shall meet the City of Maplewood sign ordinance. The property owner will
obtain sign permits as required.
6. All trash receptacles must be located within an enclosure. The trash enclosure must
be designed and installed per city ordinance requirements and maintained on the site
at all times.
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July 16, 2024
Planning Commission Meeting Minutes 6
7. Screening along the property’s east property line adjacent to the residentially zoned
property must be maintained as required by city ordinance.
Seconded by Commissioner Arbuckle Ayes – All
The motion passed.
This item will go to the city council on August 12, 2024.
F. NEW BUSINESS
None
G. UNFINISHED BUSINESS
None
H. COMMISSION PRESENTATIONS
None
I. STAFF PRESENTATIONS
None
J. VISITOR PRESENTATIONS
None
K. ADJOURNMENT
Vice Chairperson Yang adjourned the meeting at 7:55 p.m.
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PLANNING COMMISSION STAFF REPORT
Meeting Date September 17, 2024
REPORT TO: Michael Sable, City Manager
REPORT FROM: Michael Martin, AICP, Assistant Community Development Director
PRESENTER: Michael Martin, AICP, Assistant Community Development Director
AGENDA ITEM: Conditional Use Permit Resolution, Harriet Tubman Center East, 2675 Larpenteur Avenue East
Action Requested: Motion ☐Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation
Policy Issue:
Harriet Tubman Center East requests approval of a conditional use permit to allow an exterior dog
run and expanded use of its commercial kitchen at its building located at 2675 Larpenteur Avenue
East.
Recommended Action:
Motion to approve a resolution for a conditional use permit for Harriet Tubman Center East to allow
an exterior dog run and expanded use of its commercial kitchen located at 2675 Larpenteur Avenue
East.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves Other: N/A
Strategic Plan Relevance:
☐Community Inclusiveness ☐Financial & Asset Mgmt ☐Environmental Stewardship
☐Integrated Communication Operational Effectiveness ☐Targeted Redevelopment
The city deemed the applicant’s application complete on August 7, 2024. The initial 60-day review
deadline for a decision is October 6, 2024. As stated in Minnesota State Statute 15.99, the city is
allowed to take an additional 60 days, if necessary, to complete the review.
Background:
On May 14, 2007, the city council approved a planned unit development for the St. Paul’s Priory,
which included the following on the overall 31-acre Priory site:
•The 40-unit Century Trails Senior Housing apartments by CommonBond Communities.
•The 50-unit Trails Edge Town Houses by CommonBond Communities.
•The new monastery on the north side of the property.
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Planning Commission Packet Page 9 of 68
• The conversion of the former monastery building into the Tubman shelter facility.
Harriet Tubman Center East currently provides services surrounding safety planning; a 24/7 crisis
and resource helpline; emergency domestic violence shelter for 90 people; 12 units of transitional
housing for youth who have experienced violence, trafficking, and/or homelessness; legal services
including orders for protection and attorney representation; mental and chemical health
assessment; parenting education and respite child care; youth outreach and mobile case
management; job readiness and financial education; support groups; community education; and
professional training for service providers.
Conditional Use Permit Request
Exterior Dog Run
The applicant proposes expanding its programming to include space for pets of individuals staying
in its domestic violence shelter. The applicant proposes providing six outdoor dog runs for residents'
pets. Each run will be 4’ wide x 20’ long, with opaque fencing between each run. The runs will be
located on the northwest side of the facility. Pet owners or staff will be with the pets while using the
outdoor space. The applicant is also remodeling space inside the building for the pets to be kept
and for the owners to spend time with them.
Expanded Use of Commercial Kitchen
In late 2023, the applicant completed a feasibility study to determine the best use of its existing but
dormant 7,600-square-foot commercial kitchen space. The study determined that this space should
be used to prepare meals for those experiencing homelessness and to create a small contract
manufacturing site for home-based entrepreneurs seeking to move from at-home production to a
larger kitchen area. The applicant is calling its kitchen space the Tubman Food Innovation Center.
The applicant intends to partner with Involve MN, a nonprofit organization focused on unhoused,
unsheltered, and chronically homeless individuals in the greater Minneapolis and St. Paul area. The
Tubman facility will allow Involve MN to grow its meal operations to more than 12,000 meals per
week. Involve MN will also be the primary food service for on-site Tubman programs. The meal
preparations will occur on weekdays between 5 a.m. and 2:30 p.m., and outreach and delivery
activities will occur until 6 p.m. Up to 12 employees will be on-site, with three meal delivery vehicles
leaving and returning to the site. There is expected to be one supply delivery per week as well.
Use of the commercial kitchen is also proposed for a small co-manufacturing site for up to fifty-five
monthly production shifts. The applicant anticipates that up to 20 food businesses will use the
facility, most with bi-monthly production runs. The applicant estimates that no more than eight
additional vehicles will visit the Tubman site daily. Because facility users will bring their supplies
when they come to the site, there will be limited delivery vehicles.
To support food preparation and manufacturing, the applicant anticipates increasing garbage and
refuse pick-up from two days to three days a week.
Commission Review
September 17, 2024: The planning commission will hold a public hearing and review this project.
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Planning Commission Packet Page 10 of 68
Citizen Comments
Staff sent public hearing notices to the six surrounding property owners within 500 feet of the
subject site and invited owners to provide their opinions about this proposal. Staff has yet to
receive any responses.
Reference Information
Site Description
Campus Size: 7.4 acres
Existing Land Use: Tubman Center East
Surrounding Land Uses
North: St. Paul’s Monastery
East: Century Trails Seniors Apartments and Trails Edge Town Houses
South: Larpenteur Avenue and City of Maplewood open space land
West: Hill-Murray High School and athletic fields
Planning
Existing Land Use: High-Density Residential
Existing Zoning: Multiple Dwelling
Attachments:
1.Conditional Use Permit Resolution
2.Overview Map
3.2040 Future Land Use Map
4.Zoning Map
5.Applicant’s Narrative
6.Site Plan
7.Floor Plan
8. Renderings
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Planning Commission Packet Page 11 of 68
CONDITIONAL USE PERMIT RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Harriet Tubman Center East has requested a conditional use permit to allow an
exterior dog run and expanded use of its commercial kitchen.
1.02 The property is located at 2675 Larpenteur Avenue East and is legally described as:
Century Trails Common Lot 2 Block 1
The PID for the property is 13-29-22-44-0004.
Section 2. Standards.
2.01 City Ordinance Section 44-1092(3) requires a Conditional Use Permit for an
institution of any educational, philanthropic or charitable nature.
2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a)
states that the City Council must base approval of a Conditional Use Permit on the
following nine standards for approval.
1.The use would be located, designed, maintained, constructed and operated to be
in conformity with the City’s Comprehensive Plan and Code of Ordinances.
2.The use would not change the existing or planned character of the surrounding
area.
3.The use would not depreciate property values.
4.The use would not involve any activity, process, materials, equipment or methods
of operation that would be dangerous, hazardous, detrimental, disturbing or
cause a nuisance to any person or property, because of excessive noise, glare,
smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness, electrical interference or other nuisances.
5.The use would not exceed the design standards of any affected street.
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.
E1, Attachment 1
Planning Commission Packet Page 12 of 68
Section 3. Findings.
3.01 The proposal meets the specific conditional use permit standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this conditional use permit
request.
1.On September 17, 2024, the planning commission held a public hearing. The city
staff published a hearing notice in the Pioneer Press and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council _______ this resolution.
2.On September 23, 2024, the city council discussed this resolution. They
considered reports and recommendations from the planning commission and city
staff.
Section 5. City Council
5.01 The city council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Approval is subject to the following conditions:
1.All construction shall follow the site plan approved by the city. Staff may approve
minor changes.
2.The proposed use must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this
deadline for one year.
3. The City Council shall review this permit in one year.
4.This permit allows the Tubman Center East to continue its previously approved
use of shelter housing. It also permits the applicant’s support activities such as a
legal center, offices, counseling services group rooms, child care, playground,
classrooms, community gathering spaces, space for collaborative community
partnerships, community gardens, and bus shelters.
5.This permit approves the expanded use of the site’s commercial kitchen. The
kitchen owner and any operators using the facility shall acquire all necessary
approvals and licenses from the state of Minnesota and the City of Maplewood to
operate the kitchen facility.
6.Trucks making deliveries for the kitchen facility shall be limited to 7 a.m. and 7
p.m.
7.This permit approves the exterior dog run, which shall be maintained and
operated in a manner that does not create nuisances for nearby properties.
E1, Attachment 1
Planning Commission Packet Page 13 of 68
8.All construction—interior and exterior—related to the dog run and commercial
kitchen on the subject property requires a building permit to be submitted for
review and approval by the Building Official.
9.No supplies or materials are permitted to be stored outside.
10.Any trash and recycling receptacles stored outside must be within an enclosure
that meets city requirements.
E1, Attachment 1
Planning Commission Packet Page 14 of 68
Overview Map - 2675 Larpenteur Avenue East
City of Maplewood July 18, 2024
Legend !I
Maplewood City Limits
Subject Parcel
0 490
FeetSource: City of Maplewood, Ramsey County
E1, Attachment 2
Planning Commission Packet Page 15 of 68
Future Land Use Map - 2675 Larpenteur Avenue East
City of Maplewood July 18, 2024
Legend !IFuture Land Use - 2040
Low Density Residential
High Density Residential
Public/Institutional
Utility
Open Space
Subject parcel
0 490
FeetSource: City of Maplewood, Ramsey County
E1, Attachment 3
Planning Commission Packet Page 16 of 68
Zoning Map - 2675 Larpenteur Avenue East
City of Maplewood July 18, 2024
Legend !IZoning
Single Dwelling (r1)
Multiple Dwelling (r3)
Farm (f)
Open Space/Park
Light Manufacturing (m1)
Subject Property
0 490
FeetSource: City of Maplewood, Ramsey County
E1, Attachment 4
Planning Commission Packet Page 17 of 68
The City Council may approve, amend or deny a conditional use permit application, based on the following standards
for approval, in addition to any standards for a specific conditional use found in the zoning ordinance:
A written statement describing the intended use of the property and why the City should approve your request
Tubman plans to expand the current uses of Harriet Tubman Center East to 1) include exterior dog runs for
pets of emergency shelter residents, 2) expand proposed uses of the existing commercial kitchen to include
prepared meals production and light food product manufacturing.
About Tubman
Established in 1974, Tubman provides prevention, crisis, and support services to people of all
ages, gender identities, and cultural backgrounds who have experienced relationship violence,
trafficking, homelessness, mental and chemical health challenges, and other trauma. The agency
was formed from the mergers of Harriet Tubman Center, Family Violence Network, Chrysalis A
Center for Women, and ElderCare Rights Alliance. This year, Tubman anticipates we will lead the
way to hope for more than 17,000 women, men, and youth receiving direct services. Through
our newsletters, website, and social media, thousands more will learn the information they need
to get help or give help.
Tubman’s vision represents the future we want for our clients and the wider community: thriving
people, healthy relationships, and peaceful communities. Our mission is to advance opportunities
for change so that every person can experience safety, hope, and healing. These key strategic
directions guide our work:
•Provide streamlined access to exceptional, relevant services
•Engage the community to take action
•Invigorate organizational culture to lead with equity, wellbeing, and engagement
•Strengthen the agency’s infrastructure to better serve clients and the community
Our values of Integrity, Respect, Innovation, Partnership, and Social Justice fuel our drive to
serve marginalized communities impacted by structural racism.
Current use of Harriet Tubman Center East
Services at Harriet Tubman Center East include safety planning; a 24/7 crisis and resource help line; emergency
domestic violence shelter for 90 people, 12 units of transitional housing for youth who have experienced
violence, trafficking, and/or homelessness; legal services including Orders for Protection and attorney
representation; mental and chemical health assessment; parenting education and respite child care; youth
outreach and mobile case management; job readiness and financial education; support groups; community
education; and professional training for service providers.
Expanded use of Harriet Tubman Center East
Exterior dog runs for pets of emergency shelter residents
Companion animals are both a part of the cycle of violence and a barrier to seeking safety.
Violence towards pets is an often-used weapon used to control and manipulate victims, further
cementing a survivor’s sense of helplessness. 71% of pet-owning survivors report that their
abusive partner had injured, maimed, killed or threatened family pets for revenge or to
psychologically control survivors. It is a much-used tactic of abusive partners to warn survivors
what might happen if they are to leave the relationship. It is estimated that approximately 50%
of survivors of domestic violence say they are unable to escape abusive situations because they
worry about what will happen to their pets should they leave.
E1, Attachment 5
Planning Commission Packet Page 18 of 68
To better support victim survivors of domestic violence, Tubman is expanding our programming to include
space for pets of people staying in our domestic violence shelter. To provide the highest level of safety for our
residents we are providing six outdoor dog runs for residents’ pets to use. Each run will be 4’ Wide x 20’ Long
with opaque fencing between each run. We have located the runs on the northwest side of the facility where
there are no close residential properties. Pet owners and/or staff will be with their pets while using the space.
Expand use of the existing commercial kitchen to include prepared meals production and light food product
manufacturing
In late 2023 Tubman hired Food Works Group and DCN Strategies to complete a feasibility study to determine
the best use of the existing but dormant (last used in 2012) 7,600 square foot commercial kitchen space
located in Harriet Tubman Center East. After engaging with stakeholders from Tubman and the local food
ecosystem, it was determined that there is a critical and immediate need to renovate this space to be used to
1) prepare meals for those experiencing homelessness, and 2) to create a small contract manufacturing site for
home-based entrepreneurs seeking to move from at home production to a larger kitchen area. We are calling
this the Tubman Food Innovation Center (TFIC).
Both the meals production and co-manufacturing programs are well suited for the Tubman site. Neither
program will result in a significant increase in traffic to the site, neither program is loud, and neither program
will pose an increased security risk to Tubman clients, staff, or the surrounding community.
Meal preparation. When TFIC is complete Involve MN will be an anchor tenant. Involve MN is a nonprofit
organization established with a focus on unhoused, unsheltered, and chronically homeless individuals in the
greater Minneapolis and St. Paul area. Involve MN utilizes its commercial kitchen staff and specially trained
outreach team to prepare and deliver more than 8,000 meals per week to those struggling with homelessness.
With a focus on underserved and marginalized communities, Involve MN emphasizes culturally responsive,
supportive services and resource allocation for our most vulnerable citizens. The Involve MN team makes and
distributes 3 hot meals daily, 365 days a year, along with other essentials to preserve the dignity of their
clients. The Tubman facility will allow Involve MN to grow its meal operations to over 12,000 meals per week
in response to the growing needs of the community. Involve MN will also be the primary food service for on-
site Tubman programs.
For prepared meal service, on weekdays, no more than 9 kitchen staff and 3 outreach staff will work on site.
Staff arrive starting at 5:00 AM and most leave by 2:30 PM. Outreach and delivery staff generally work until
4:00 or 6:00 PM. 3 meal delivery vehicles will leave from and return to the site each day as they distribute the
meals to unhoused communities across the Twin Cities Metro area. Additionally, Involve MN operations will
result in 1 supply delivery each week.
Food manufacturing. The commercial kitchen will also be developed into a small co-manufacturing site for up
to fifty-five production shifts per month. We anticipate up to 20 food businesses, most with bi-monthly
production runs, will use the facility. The demand for a facility that allows small-scale food manufacturing is in
high demand in our area. At home food producers who need more space or better food hygiene/cleanliness
than their homes allow, but not enough space typically available with a standard lease arrangement will utilize
the Tubman Food Innovation Center until they gain critical mass to secure their own manufacturing space.
This operation will have minimal impact on the surrounding community. Because of the small nature of the
facility, we estimate there will be no more than 8 additional vehicles visiting the Tubman site daily. We do not
know exact hours, but we anticipate most use to be on all day on weekends and late afternoon or early
evenings on weekdays. Because facility users will bring supplies with them when they come and some may
E1, Attachment 5
Planning Commission Packet Page 19 of 68
leave supplies on-site, there will be a limited number of delivery vehicles. To support both food preparation
and food manufacturing we anticipate garbage and refuse pick-up will increase by 1 day each week, from 2
days to 3 days.
The use would be located, designed, maintained, constructed and operated to be in conformity with the City's
comprehensive plan and Code of Ordinances.
Tubman's use of the existing facility is consistent with the City's Comprehensive Plan. The Comprehensive Plan
goals emphasize that the city minimize conflicts between land uses, prevent overcrowding or overuse of land
(especially when supportive services and facilities are not available), provide a wide variety of housing types,
and integrate developments with open space and significant natural features.
The building and site are already developed, and the project will not disrupt or alter the significant, open space
and natural features of the general area.
The project is buffered from incompatible uses by the significant open space and the adjacent Hill Murray High
School and Saint Paul’s Monastery. The project will not intrude upon or bother already established uses
because it is so well buffered. Tubman is approved to provide temporary housing together with supportive
services and provides space for other nonprofits also serving the community and clients, and administrative
office space. The continued enhancement of Tubman's programs remains consistent with the programs
Tubman has already established. As a result, they, too, will have no adverse effect on the community.
There will not be negative economic, social or physical impacts on adjoining properties. To the contrary, the
adjoining properties will benefit by the additional services close to their homes. The site has adequate facilities
and services, such as streets, utilities, drainage and open space.
The use would not change the existing or planned character of the surrounding area.
Tubman's expansion of services within the existing facility preserves and protects the existing open character
of the area and natural space. Because Tubman's goal is to preserve as much of the historic and architectural
integrity of the facility as possible and still give the facility long-term future use, we hope to maintain as much
of the natural environment as the community will allow.
The use would not depreciate property values.
The expanded use of Harriet Tubman Center East will have no impact on property values. The commercial
kitchen area will be well buffered and within the building. The added feature of outdoor dog runs located on
the west side of the facility is well buffered and with limited visibility from residential properties.
The use would not involve any activity, process, materials, equipment or methods of operation that would be
dangerous, hazardous, detrimental, disturbing, or cause a nuisance to any person or property, because of excessive
noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
Tubman's use will not generate excessive noise or any of the other conditions described above. On the
contrary, continued use of Harriet Tubman Center East much as it is now reduces potential noise, glare, and
increased drainage water runoff, and supports open spaces.
E1, Attachment 5
Planning Commission Packet Page 20 of 68
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.
Tubman’s expanded use of Harriet’s Haven for Pets will only serve current residents, so no additional vehicular
traffic will result. The commercial kitchen area will result in an increase in facility users, but not a substantial
increase in traffic.
For prepared meal service, on weekdays, no more than 9 kitchen staff and 3 outreach staff will work on site.
Staff arrive starting at 5:00 AM and most leave by 2:30 PM, before traditional rush hours and (important to this
area) before Hill Murray High School student drop-off and pick-ups occur. Outreach and delivery staff generally
work until 4:00 or 6:00 PM. 3 meal delivery vehicles will leave from and return to the site each day as they
distribute the meals to unhoused communities across the Twin Cities Metro area. Additionally, Involve MN
operations will result in 1 supply delivery each week.
Because of the small nature of the food co-manufacturing facility, we estimate there will be no more than 8
additional vehicles visiting the Tubman site daily for this purpose. Because facility users will bring supplies with
them when they come and some may leave supplies on-site, there will be a limited number of delivery
vehicles. Garbage and refuse pick-up will increase by 1 day each week, from 2 days to 3 days.
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.
Tubman's full use of the facility will not create excessive additional costs. Municipal utilities are available and
adequately sized to support the proposed development. The use would not create excessive additional costs
for public facilities or services.
The use would not create additional costs for public facilities or services.
There are no anticipated additional costs for public facilities or services.
The use would maximize the preservation of and incorporate the site's natural and scenic features into the
development design.
The site's natural features are substantially preserved within this development plan. The
additional uses allow the site's natural and scenic features to remain in large part intact.
The use would cause minimal adverse environmental effects.
The expanded use of Harriet’ Tubman Center East facility will not cause adverse environmental
effects.
E1, Attachment 5
Planning Commission Packet Page 21 of 68
7XEPDQ&HQWHU(DVW6,7(3/$1
(;,67,1*%8,/',1*1(:'2*5816E1, Attachment 6
Planning Commission Packet Page 22 of 68
E1, Attachment 7Planning Commission Packet Page 23 of 68
E1, Attachment 8Planning Commission Packet Page 24 of 68
7XEPDQ&HQWHU(DVW.,7&+(1&21&(37E1, Attachment 8
Planning Commission Packet Page 25 of 68
PLANNING COMMISSION STAFF REPORT
Meeting Date September 17, 2024
REPORT TO: Michael Sable, City Manager
REPORT FROM: Elizabeth Hammond, Planner
PRESENTER: Michael Martin, AICP Assistant Community Development Director
AGENDA ITEM: Sign Variance Denial Resolution, Mister Car Wash, 3050 White Bear
Avenue North
Action Requested: Motion ☐Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Policy Issue:
Mister Car Wash requests a variance for proposed signs on the subject property that exceed
the maximum allowed signage outlined in the sign code. The applicant submitted proposed sign
renderings for the property and is proposing wall signs on the building and directional canopy signs
that exceed the permitted number and overall size allowed. move forward with this proposal, a sign
variance is required.
Recommended Action:
Motion to deny the sign variance request for Mister Car Wash, located at 3050 White Bear Avenue
North.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $ 0.00
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves Other: n/a
Strategic Plan Relevance:
☐Community Inclusiveness ☐Financial & Asset Mgmt ☐Environmental Stewardship
☐Integrated Communication Operational Effectiveness ☐Targeted Redevelopment
The city deemed the applicant’s application complete on July 25, 2024. The initial 60-day review
deadline for a decision is September 23, 2024. As stated in Minnesota State Statute 15.99, the city
can take an additional 60 days, if necessary, to complete the review.
Background:
Mister Car Wash requests approval of a sign variance to allow signs that exceed the maximum
permitted number and size or height on the property at 3050 White Bear Avenue. The city approved
E2
Planning Commission Packet Page 26 of 68
a conditional use permit and the design plans for a car wash to be constructed on the property on
February 26, 2024, which is currently under construction.
The property is zoned BC – business commercial. The city’s sign code outlines the requirements for
properties based on the zoning designation. The sign drawings submitted by the applicant do not
meet the sign code.
The property can have up to two wall signs and two freestanding signs, which require sign permits.
Additionally, the property can have directional signs that do not require sign permits (exempt),
provided they are under six square feet and six feet tall. Tidal Wave Car Wash has similar
directional signs for entering the car wash, and these signs are limited to six square feet.
Secs. 44-738. Permanent Signs in Non-Residential Districts – BC (business commercial) Wall
Signs and Freestanding Signs.
•For each occupant of a building, one wall sign is allowed for each street upon which the
property has frontage.
•The total size of all wall signage for single-tenant buildings is determined by the gross
square footage of the principal structure on the property. The total coverage area of each
wall sign, including each differentiated business, shall be based on the wall surface to which
the sign is attached.
o Principal Structure Gross Square Feet of Floor Area: Less than 10,000 sq. ft.
o Maximum Size and Coverage Area of Each Sign: 80 sq. ft. or 20% of wall face,
whichever is less
•A wall sign may be attached to an overhanging awning or canopy, instead of the façade of
the building, as long as the wall sign does not exceed 50 percent of the face of the awning
or canopy, or the maximum size specified above, whichever is less.
•One freestanding sign is permitted for each street upon which the property has frontage. For
properties with multiple street frontages, each additional freestanding sign must be located
on a different street and each sign must be separated by more than 100 feet measured in a
straight line between signs, excluding auto dealerships.
•The total size and maximum height of each freestanding sign is determined by the street
classification (as designated in the Maplewood Comprehensive Plan) of the closest street to
which each freestanding sign is located. In the case of signs located at an intersection, the
higher-ranking street classification should be used to determine the maximum height and
size allowable for a freestanding sign.
o White Bear Avenue, Minor Arterial: maximum size - 140 sq. ft., maximum height
(pylon sign) -20 ft., maximum height (monument sign) -12 ft.
o Woodlynn Avenue, Minor Collector: maximum size -100 sq. ft., maximum height
(pylon sign) -15 ft., maximum height (monument sign) -10 ft.
E2
Planning Commission Packet Page 27 of 68
The applicant is proposing the following:
•Two freestanding monument signs and eight freestanding directional signs. The monument
signs and freestanding directional signs meet code requirements for height and size.
Additional information is required to confirm whether the proposed locations for the two
monument and eight directional signs will meet the required setbacks and code
requirements for sight obstructions at intersections. A variance is not required for these
signs.
•Four wall signs and two logos on the building. The wall signs exceed the maximum number
of signs (two are permitted) and the maximum size allowed (80 sq. ft. or 20% of the wall
face).
•Three directional canopy signs. The canopy signs exceed the size permitted for a directional
sign (exempt from permitting if under six sq. ft.) and are shown to be seven square feet and
ten square feet.
Sign Variance
State statute allows variances to be approved when the proposal is in harmony with city goals and
policies outlined in the comprehensive plan and official controls and when practical difficulties exist.
The practical difficulty standard outlines three factors cities must consider on a variance request:
reasonableness, uniqueness, and essential character.
1.Reasonableness – When the property owner proposes to use the property in a reasonable
manner not permitted by the zoning ordinance.
2.Uniqueness – When the plight of the landowner is due to circumstances unique to the
property not created by the landowner.
3.Essential Character – When the variance, if granted, will not alter the essential character of
the locality.
Summary
City staff has reviewed the application and finds the request is not in harmony with city goals and
policies outlined in the comprehensive plan and official controls and does not meet the practical
difficulties standard that must apply. The applicant has not provided a reasonable justification for
the sign variance request, and the existing circumstances are not unique to this property and were
created by the owner. Finally, the applicant’s proposal far exceeds the permitted signage for
commercial properties in this zoning district.
The applicant can have the number of directional canopy signs if the proposed signs are reduced to
sizes that meet the ordinance requirements. The applicant is proposing two additional wall signs
and two logos exceeding what the ordinance allows. Because the applicant has a corner lot, the
ordinance already allows the applicant to have one additional wall sign than its neighboring
properties are permitted. Additionally, all proposed wall signs exceed the ordinance’s size
requirements, and the applicant has not provided sufficient justification for why variances should be
granted.
E2
Planning Commission Packet Page 28 of 68
2017 Sign Variance Request – 3070 White Bear Avenue
In 2017, the property directly to the north of the applicant’s property requested a sign variance to
allow two additional wall signs in addition to the one wall sign the ordinance allows. The city council
denied this request at its November 13, 2017 meeting.
Commission Review
Planning Commission
September 17, 2024: The Planning Commission will hold a public hearing and review the sign
variance request.
Department Comments
No Comments.
Public Comments
Staff sent a public hearing notice and application details to the properties within 500 feet of the
subject property. No public comments were received.
Reference Information
Site Description
Site Size: 0.95 Acres
Surrounding Land Uses
North: Commercial
South: Commercial
East: Commercial
West: Commercial
Planning
Existing Land Use: Commercial
Existing Zoning: Business Commercial
Attachments:
1. Sign Variance Denial Resolution
2.Overview Map
3.Future Land Use Map
4.Zoning Map
5. Applicant Narrative
6.Sign Plans
E2
Planning Commission Packet Page 29 of 68
SIGN VARIANCE DENIAL RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Mister Car Wash has requested a sign variance to allow for signs on the property
that exceed the number, size, and height permitted.
1.02 The property is located at 3050 White Bear Avenue North and is legally described
as:
The South 100.00 feet of the North 1/2 of the Northeast 1/4 of Northwest 1/4, Section
2, Township 29 North, Range 22 West, City of Maplewood, Ramsey County,
Minnesota lying Easterly of White Bear Avenue, except the East 360.0 feet thereof,
AND
The South 1/2 of the Northeast 1/4 of Northwest 1/4, Section 2, Township 29 North,
Range 22 West, City of Maplewood, Ramsey County, Minnesota, lying Northerly of
Woodlyn Avenue and Easterly of White Bear Avenue, except the East 360.0 feet
thereof,
AND
The West 181.87 feet of the East 360.0 feet of the South 100.0 feet of the North 1/2
of the Northeast Quarter of the Northwest Quarter of Section 2, Township 29 North,
Range 22 West, Ramsey County, Minnesota.
AND
The West 181.87 feet of the East 360.0 feet of the South 1 /2 of the Northeast
Quarter of the Northwest Quarter, Ramsey County, Minnesota lying Northerly of
Woodlynn Avenue.
Tax Parcel Identification: 022922210025
Section 2. Standards.
2.01 Variance Standard. City Ordinance Section 44-13 refers to a state statute that states
a variance may be granted from the requirements of the zoning ordinance when: (1)
the variance is in harmony with the general purposes and intent of this ordinance; (2)
when the variance is consistent with the comprehensive plan; and (3) when the
applicant establishes that there are practical difficulties in complying with the
ordinance. Practical difficulties mean: (1) the proposed use is reasonable; (2) the
need for a variance is caused by circumstances unique to the property, not created
by the property owner, and not solely based on economic conditions; (3) the variance
if granted, will not alter the essential character of the locality.
Section 3. Findings.
3.01 The setback variance request does not meet the required standards for a variance.
1.That the need for a variance is caused by circumstances unique to the property,
not created by the property owner, and not solely based on economic conditions;
E2, Attachment 1
Planning Commission Packet Page 30 of 68
2.That the proposed use is reasonable; and
3.That the variance will not alter the essential character of the locality; and
4.That the need for a variance is in harmony with the general purposes and intent
of this ordinance; and
5.That the variance is consistent with the comprehensive plan.
Section 4. City Review Process
4.01 The City conducted the following review when considering the variance requests.
1. On September 17, 2024, the planning commission held a public hearing. The
city staff published a hearing notice in the Pioneer Press and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council _______ this resolution.
2. On September 23, 2024, the city council discussed this resolution. They
considered reports and recommendations from the planning commission and
city staff.
Section 5. City Council
5.01 The city council hereby _______ the resolution. Denial of the application is based on
the findings outlined in section 3 of this resolution.
E2, Attachment 1
Planning Commission Packet Page 31 of 68
E2, Attachment 2
Planning Commission Packet Page 32 of 68
E2, Attachment 3
Planning Commission Packet Page 33 of 68
E2, Attachment 4
Planning Commission Packet Page 34 of 68
July 12, 2024
Community Development Department
1830 County Road B East
Maplewood, MN 55109
RE: Mister Car Wash – 3050 White Bear Ave Maplewood, MN
Mister Car Wash seeks variance approval to install their standard sign package at this location. The
sign package contains 10 wall signs on the main building, 3 signs on the façade of the canopy for lane
designation, 2 freestanding signs, and 8 directional signs. Maplewood’s zoning regulation 44-742(d)(2) limits
the number of wall signs to 1 per street frontage and the table restricts the size of each of those signs to the
lesser of 80 sq. ft. or 20% of the wall face.
The proposed wall signs on the building are important for brand identification and wayfinding. They
are proposed at the proper size and quantity for the building and the number of ingress/egress points to the
site motorists can utilize. To limit the number and quantity of the wall signs to the 1 per street frontage (2
total) would not allow for proper wayfinding for the parcel. This is not a standard retail business model
where the customer comes to the location, parks his/her car, and goes inside to shop. It is a high traffic stay
in your car-type business model where quick wayfinding and decision-making are essential to public safety.
The 3 signs proposed on the canopy (also considered wall signs) are essential to the operation and
wayfinding on the site. They provide necessary lane identification for customers based upon their level of
service (unlimited member vs. cash customer) needed. It is designed in the proper size and scale to be quickly
legible so that they can decide which lane to choose. The code would allow for these signs as directional
signs however it limits these signs to 6 sq. ft. They cannot be that small based on the design of the sign.
They are individual channel letters and to reduce the font size any smaller would not allow the led
illumination source to be installed in the individual letters.
Variance Standards
Reasonableness: The property owner proposes to use the property in a reasonable manner. A car wash is a
reasonable use of the property. Mister Car Wash operated nearly 500 locations throughout the country and
does so in a safe and efficient manner. The proposed signs are essential to the site being run in a safe and
reasonable manner. The city’s code does allow for additional signage on gas station canopies for brand
identification. These signs would be similar to that with the exception that the Mister canopy signs provide
essential wayfinding.
Uniqueness: The property does possess a level of uniqueness since it is on a hard corner with a divided
road on the frontage. It has overhead power lines on the North end and ingress/egress access from an
adjoining parcel. The site lacks adequate access from the public based upon the traffic flow. It is important
to have these Mister signs on the building in multiple locations to add to the visibility of the site.
Essential Character: The essential character of the locality will not be altered, nor will it be out of scale, out
of place, or otherwise inconsistent with the surrounding area. The businesses on the W side of White Bear
have multiple building signs for their location. This location, although zoned differently, will be of similar
character to those sites. The character of the area is essentially the same.
E2, Attachment 5
Planning Commission Packet Page 35 of 68
Harmony with the Intent of the Zoning Ordinance: The ordinance allows for relief from the zoning
requirements when it is uniquely warranted. The request for the signs is uniquely warranted in that a code
compliant package would result in significantly reduced wayfinding for site and a public safety hazard.
Consistent with the Comprehensive Plan: The requested relief is consistent with the comprehensive plan.
The signs proposed allow for the sign to be quickly identified and wayfinding to be quickly established. The
signs aid operations in such manner by maintaining the necessary traffic flows in and around the site.
Sincerely,
Garry Potts, Owner Agent
E2, Attachment 5
Planning Commission Packet Page 36 of 68
Dualite Sales & Service, Inc.
One Dualite Lane
Williamsburg, Ohio 45176
Brand G uide
23-11-24-F-MISTR-Z7
MN 1619 Maplewood, MN, 3050 White Bear Ave, Maplewood, MN, 55109
9-6-2024
Page 1 Customer Approved
E2, Attachment 6Planning Commission Packet Page 37 of 68
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-S4 Customer Approval
Date: 7-12-2024Scale: NTS
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
Page 2 Site Plan
Hollow Sparkle Accent Lighting
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
B
C
D1
D2
40” Mister Channel Letters (Opaque Center Sparkle)
A2 4’- 8” x 7’- 0” DF-CP Sign @ 12’ OAH - 46 sq. ft.
A1 4’- 8” x 7’- 0” DF-CP Sign @ 10’ OAH - 46 sq. ft.10’ Property Line Set Back
10’ Property Line Set Back
7’- 0” x 5’- 7“
2 qty., 3’- 0” x 2’- 0” Directional
3 qty., 3’- 0” x 2’- 0” Directional
D3 1 qty., 3’- 0” x 2’- 0” Directional
D4 1 qty., 3’- 9” x 2’- 0” Directional
D5 1 qty., 3’- 9” x 2’- 0” Directional
NORTH
S
N
EW
Aerial ViewAerial View
ENTUMUMENTUMUM
G G G
1 qty.,16” Enter & 2 qty., 18” Unl. Members
LED Illuminated Waynding Signage - Green indicator DotG
15” EXIT Illuminated Informational SignageE
Indicates Yellow LED Accent LightingH
BC
E
C
EXIT>
EXIT>D2
EXIT>
EXIT>D2
<EXIT
<EXITD2
ENTER>
ENTER>D1
BLANK
<ENTERD5
<ENTER
<ENTERD1
A2
A1 DNE EXITD3
VACS><EXIT>
D4 DNE
B
B B
10’x10’square
10’x10’square
1
0
’
x
1
0
’
s
q
u
a
r
e
E2, Attachment 6Planning Commission Packet Page 38 of 68
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
Page 3 A1
A1
Pylon Sign
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-A1-2 Customer Approval
Date: 8-27-2024Scale: 1/4” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
NOTE:
Lower end of
sign arch to be installed
toward the street.
NEW 4’- 8” x 7’- 0” Sparkle Sign DF-CP Sign @ 10’ OAH - 46 sq. ft. of Sign Area
SIMULATED NIGHT ILLUMINATION
3’-4” x 6’
5” x 4’-2”
16” Mister
Letters
12” Car Wash
Letters
Blue Glow
7’- 0”
4’- 5”
4’- 0”
8”
5’- 4”
~10’- 0”
Routed & Backed
FREE Vacuums
10” x 4’- 8”
Flat Sign Area
Blue Glow
White
Down Light
Shine Cluster2’-4”x 1’-10”Channel Ltr.With Blue Halo Glow
Stand-o Mount
Yellow
Lumiex
Approx.Side View
1’- 8” x 4’- 8”
Block Base
Side 1 Side 2
3’- 8”
6’- 3”90% of the width of the Top Sign
Arlon 140 Grayopaque vinylArlon 140 Grayopaque vinyl
NOTE: Center sparkle in 2’- 4” x 1’- 10” Sparkel Set on Shroud has an
Arlon 140 Opaque Gray Vinyl center to match
the Gray Shroud Area it is mounted to.
Arlon 140 Grayopaque vinylArlon 140 Grayopaque vinyl
E2, Attachment 6Planning Commission Packet Page 39 of 68
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
Page 4 A2Pylon Sign
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-A2-3 Customer Approval
Date: 9-6-2024Scale: 1/4” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
NOTE:
Lower end of sign arch
to be installed
toward the street.
A1 NEW 4’- 8” x 7’- 0” Sparkle Sign DF-CP Sign @ 12’ OAH - 46 sq. ft. of Sign Area
NOTE: Center sparkle in 2’- 4” x 1’- 10” Sparkel Set on Shroud has an
Arlon 140 Opaque Gray Vinyl center to match
the Gray Shroud Area it is mounted to.
5” x 4’-2”
2’-4” x 1’-10“
5” x 4’-2”
SIMULATED NIGHT ILLUMINATION
3’-4” x 6’
5” x 4’-2”
2’-4” x 1’-10“
16” Mister
Letters
12” Car Wash
Letters
Blue Glow
7’- 0”
4’- 5”
4’- 0”
8”
7’- 4”
~12’- 0”
Routed & Backed
FREE Vacuums
11” x 4’- 7”
Flat Sign Area Blue Glow
White
Down Light
Shine Cluster2’-4”x 1’-10”Channel Ltr.With Blue Halo Glow
Stand-o Mount
Yellow
Lumiex
Approx.Side View
1’- 8” x 5’- 3”
Block Base
Side 1 Side 2
5’- 8”
4’- 3” wide Pole Cover
E2, Attachment 6Planning Commission Packet Page 40 of 68
14'-9 1/2"10'-8"T.O. EAVE
±135'-0"
T.O. EAVE
±125'-5"
T.O. RIDGE
±125'-8"
MAIN F.F.E
100'-0"
TUNNEL EXIT F.F.E
99'-9"
B.O. TRELLIS
112'-6"
T.O. EAVE
±118'-7 1/2"
T.O. PARAPET
±122'-3"
B.O. TRELLIS
111'-0"
T.O. PARAPET
±125'-9"
MAIN F.F.E
100'-0"18'-10"8"29'-9 1/2"11'-9"B.O. M.O.
110'-0"11'-3" TYP.12'-6"1/16" = 1'-0"
CAR WASH TUNNEL EXIT ELEVATION - NORTH
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
Simulated Night View
Sparkles should be centered up and down and left to right on the tunnel exit/entrance.
EXIT
• Sparkles: Left Middle, Hollow with a Yellow outline,
2 remaining Sparkles are Yellow
• Black 1” Trim Cap - Black Returns
• LED Illumination - Principal Quick Mod
7100K White LEDs and Power Supplies
3630-125
VINYL
NEW HOLLOW SPARKLE SET
5'- 7"
7'- 0"
Side View
5 /"Letters
HollowCenter
30”x30”
30”x30”
57”x58”
C 7’- 0” x 5’- 7” Sparkle on Tower of Tunnel Entrance - 40 sq ft
Under Eave Yellow Accent Lighting
H
C
E
Page 5 North Exit Elevation
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-B2 Customer Approval
Date: 8-27-2024Scale: 3/16” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
44’- 0”
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
15” Illuminated Exit Letters - 8.4 sq ft
Blue Letters with Black Sides and Trim-Cap, Blue to match Blue Sparkle
Side View
3”
15”
~3’- 9”EXIT
E
E2, Attachment 6Planning Commission Packet Page 41 of 68
T.O. RIDGE
±125'-8"
T.O. EAVE
±135'-0"
T.O. EAVE
±125'-5"
B.O. TRELLIS
111'-0"
MAIN F.F.E
100'-0"
TUNNEL ENTRY F.F.E
99'-6"
B.O. TRELLIS
112'-6"
T.O. EAVE
±118'-7 1/2"
T.O. PARAPET
±122'-3"
T.O. PARAPET
±125'-9"
MAIN F.F.E
100'-0"18'-10"29'-9 1/2"14'-9 1/2"8"B.O. M.O.
110'-0"11'-3" TYP.1/16 = 1'-0"
CAR WASH TUNNEL ENTRY ELEVATION - SOUTH
All Mister Letter Sets on Towers need to be on the same continuous plain (bottoms lined up).
C
Sparkles should be centered up and down and left to right on the tunnel exit/entrance.
7’- 0” x 5’- 7” Sparkle on Tower of Tunnel Entrance - 40 sq ft
• Sparkles: Left Middle, Hollow with a Yellow outline,
2 remaining Sparkles are Yellow
• Black 1” Trim Cap - Black Returns
• LED Illumination - Principal Quick Mod
7100K White LEDs and Power Supplies
3630-125
VINYL
NEW HOLLOW SPARKLE SET
5'- 7"
7'- 0"
Side View
5 /"Letters
HollowCenter
30”x30”
30”x30”
57”x58”
All Mister Letter Sets on Towers need to be on the same continuous plain (bottoms lined up).
Simulated Night View
• Sparkles: Left Middle = Yellow Vinyl with Opaque Vinyl behind, Illuminated Yellow outline, 2 remaining Sparkles are Yellow
Yellow Vinyl over #7328 White Acrylic, LED Illumination
• Mister: White - #7328 White Acrylic, Black 1” Trim Cap - Black Returns, LED Illumination
3630-125 Opaque
VINYL
Under Eave Yellow Accent Lighting
H
B
C
Page 6 South Entry Elevation
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2023 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-C2 Customer Approval
Date: 8-27-2024Scale: 3/16” = 1’- 0”
MM
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
45’- 0”
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
Side View14'- 8"
M40 5’- 0” x 14’- 8” - 73 sq. ft. - NEW OPAQUE CENTER SPARKLE
5'- 0"
40 1/8"30 1/2"
5 /"Letters
11 /"
Opaque Yellow Center
B
E2, Attachment 6Planning Commission Packet Page 42 of 68
3/64" = 1'-0"
BUSINESS / MECHANICAL ELEVATION - EAST
Yellow LED Accent Lighting
Under Eave Yellow Accent Lighting
H
Under Eave Yellow Accent Lighting
H
East Mechanical ElevationPage 7
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-D2 Customer Approval
Date: 8-27-2024Scale: 3/16” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
160’- 0”
All Mister Letter Sets on Towers need to be on the same continuous plain (bottoms lined up).
Simulated Night View
• Sparkles: Left Middle = Yellow Vinyl with Opaque Vinyl behind,
Illuminated Yellow outline, 2 remaining Sparkles are Yellow
Yellow Vinyl over #7328 White Acrylic, LED Illumination
• Mister: White - #7328 White Acrylic,
Black 1” Trim Cap - Black Returns, LED Illumination
3630-125 Opaque
VINYL
B
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
Side View14'- 8"
M40 5’- 0” x 14’- 8” - 73 sq. ft. - NEW OPAQUE CENTER SPARKLE
5'- 0"
40 1/8"30 1/2"
5 /"Letters
11 /"
Opaque Yellow Center
9'-0"4"9'-4 1/2"10'-8"9'-8"14'-8"14'-0"EQ.8'-5"8'-5"
T.O. EAVE
±135'-0"
MAIN F.F.E
100'-0"
B.O. TRELLIS
111'-0"
B.O. TRELLIS
112'-6"
T.O. RIDGE
±125'-8"
T.O. EAVE
±134'-0"
T.O. PARAPET
±122'-3"
T.O. PARAPET
±125'-9"29'-9 1/2"4"9'-4 1/2"19'-5 1/2"4'-4"EQ.EQ.EQ.EQ.EQ.20'-0"8"11'-0"5'-4"29'-9 1/2"10'-8"8"T.O. EAVE
±135'-0"T.O. EAVE
±134'-0"
12'-0"14'-8"14'-0"EQ.2'-0"SV-1
B
E2, Attachment 6Planning Commission Packet Page 43 of 68
Yellow LED Accent Lighting
All Mister Letter Sets on Towers need to be on the same continuous plain (bottoms lined up).
Simulated Night View
• Sparkles: Left Middle = Yellow Vinyl with Opaque Vinyl behind,
Illuminated Yellow outline, 2 remaining Sparkles are Yellow
Yellow Vinyl over #7328 White Acrylic, LED Illumination
• Mister: White - #7328 White Acrylic,
Black 1” Trim Cap - Black Returns, LED Illumination1/4” thick Pin Mount
Aluminum Numerals
Painted Gloss White.3630-125 Opaque
VINYL
3/64" = 1'-0"
TUNNEL WALL ELEVATION - WEST
Under Eave Yellow Accent Lighting
H
Under Eave Yellow Accent Lighting
H
Under Eave Yellow Accent Lighting
H
West Tunnel Elevation
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-E3 Customer Approval
Date: 8-27-2024Scale: 3/16” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
160’- 0”
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109 Page 8
B
Side View14'- 8"
M40 5’- 0” x 14’- 8” - 73 sq. ft. - NEW OPAQUE CENTER SPARKLE
5'- 0"
40 1/8"30 1/2"
5 /"Letters
11 /"
Opaque Yellow Center
J
MAIN F.F.E
100'-0"
B.O. TRELLIS
111'-0"
B.O. TRELLIS
112'-6"
T.O. EAVE
±118'-7 1/2"
T.O. RIDGE
±125'-8"
T.O. PARAPET
±125'-9"
T.O. PARAPET
±122'-3"14'-9 1/2"8"T.O. SILL
104'-0"11'-0"9'-4"2'-8"14'-8"2'-8"4'-8"12'-0"8"6'-5 1/2"17'-8"9'-4"2'-8"2'-8"4'-8"12'-0"8"11'-0"8"29'-9 1/2"14'-9 1/2"8"29'-9 1/2"2'-8"9'-4"14'-8"9'-4"2'-8"2'-0"2'-0"TYP.11'-3" TYP.11'-3" TYP.BB
Final Placement to be determined
by Construction Manager
6” White Pin MountAddress Numerals
Scale: 3/8” = 1’- 0”
6"
~14"3050
30503050
E2, Attachment 6Planning Commission Packet Page 44 of 68
Page 9 D1Directional Sign
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-F2 Customer Approval
Date: 6-6-2024Scale: 3/4” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
3’- 0” x 2’- 0” Directional Sign - 6 sq. ft.
Directional Sign conduit should be stubbed down through match plate and stubbed out towards electrical connection.Sign contractor responsible for connecting wires within 5' of sign.
ENTER
Glow created byinternal illuminationdown light
Glow created byinternal illuminationdown light
Routed Removable Faceinternal illuminationBacked with White and Yellow Translucent SubstrateAluminum Face
Backed with White and Blue Translucent SubstrateAluminum Cabinet
Glow created byinternal illumination
Illumination Shown On for Description Purposes
Pre-Bent SloanYellow Colorline
3’- 0”
1’- 10”
2’- 1 3/4”
3”
1”
1”1 /”
2’- 4 3/4”
2’- 0”8”
1’- 8”
8”
6”
1 /”1’- 3”
ENTER
Simulated Night Illumination - Example
Front View Side View
ENTER
DESCRIPTION
• Yellow Accent light on top Cap arch - both sides - Cap Painted 7665 Dark Gray (Wall Street)
• White LED Glow under top Blue cap of sign - Reveal Painted 7C Cool Gray (Morning Fog)
• Directional Copy and/or Arrows = White Vinyl First Surface Routed and Backed.
• DO NOT ENTER Symbol = Red Vinyl First Surface Routed and Backed.
• Sparkle Logo = Yellow Vinyl First Surface Routed and Backed.
• Inner Sign Body Aluminum (with Routed Direc. Copy) = 7665 Dark Gray (Wall Street) with Vertical Blue Glow
• Outer Cabinet Aluminum = Painted 2995 Blue with White Vertical Glow on Sides
• White LED Glow under Main Sign Body - Reveal Painted 7C Cool Gray (Morning Fog)
• Base = Painted 7665 Dark Gray (Wall Street)E2, Attachment 6Planning Commission Packet Page 45 of 68
Page 10 D2Directional Sign
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-G2 Customer Approval
Date: 6-6-2024Scale: 3/4” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
Directional Sign conduit should be stubbed down through match plate and stubbed out towards electrical connection.Sign contractor responsible for connecting wires within 5' of sign.
3’- 0” x 2’- 0” Directional Sign - 6 sq. ft.
DESCRIPTION
• Yellow Accent light on top Cap arch - both sides - Cap Painted 7C Cool Gray (Morning Fog)
• White LED Glow under top Blue cap of sign
• Directional Copy and/or Arrows = White Vinyl First Surface Routed and Backed.
• DO NOT ENTER Symbol = Red Vinyl First Surface Routed and Backed.
• Sparkle Logo = Yellow Vinyl First Surface Routed and Backed.
• Inner Sign Body Aluminum = Wall Street Gray with Vertical Blue Glow
• Outer Cabinet Aluminum = Painted 2995 Blue with White Vertical Glow on Sides
• White LED Glow under Main Sign Body
• Cabinet Insets Aluminum = Wall Street Gray
• Base = Painted 7C Cool Gray (Morning Fog) - See Illustration to Left
ENTER
Simulated Night Illumination - Example
Glow created byinternal illuminationdown light
Glow created byinternal illuminationdown light
Routed Removable Faceinternal illuminationBacked with White and Yellow Translucent SubstrateAluminum Face
Backed with White and Blue Translucent SubstrateAluminum Cabinet
Glow created byinternal illumination
Illumination Shown On for Description Purposes
Pre-Bent SloanYellow Colorline
3’- 0”
1’- 10”
2’- 1 3/4”
3”
1”
1”1 /”
2’- 4 3/4”
2’- 0”8”
1’- 8”
8”
6”
1 /”1’- 3”
Front View Side View
EXIT EXIT
E2, Attachment 6Planning Commission Packet Page 46 of 68
Page 11 D3Directional Sign
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-H2 Customer Approval
Date: 6-6-2024Scale: 3/4” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
Directional Sign conduit should be stubbed down through match plate and stubbed out towards electrical connection.
Sign contractor responsible for connecting wires within 5' of sign.
3’- 0” x 2’- 0” Directional Sign - 6 sq. ft.
Glow created byinternal illuminationdown light
Glow created byinternal illuminationdown light
Routed Removable Faceinternal illuminationBacked with White and Yellow Translucent SubstrateAluminum Face
Backed with White and Blue Translucent SubstrateAluminum Cabinet
Glow created byinternal illumination
Illumination Shown On for Description Purposes
Pre-Bent SloanYellow Colorline
3’- 0”
1’- 10”
2’- 1 3/4”
3”
1”
1”1 /”
2’- 4 3/4”
2’- 0”8”
1’- 8”
8”
6”
1 /”1’- 3”
Front View Side View
DO NOTENTEREXIT
ENTER
Simulated Night Illumination - Example
DESCRIPTION
• Yellow Accent light on top Cap arch - both sides - Cap Painted 7665 Dark Gray (Wall Street)
• White LED Glow under top Blue cap of sign - Reveal Painted 7C Cool Gray (Morning Fog)
• Directional Copy and/or Arrows = White Vinyl First Surface Routed and Backed.
• DO NOT ENTER Symbol = Red Vinyl First Surface Routed and Backed.
• Sparkle Logo = Yellow Vinyl First Surface Routed and Backed.
• Inner Sign Body Aluminum (with Routed Direc. Copy) = 7665 Dark Gray (Wall Street) with Vertical Blue Glow
• Outer Cabinet Aluminum = Painted 2995 Blue with White Vertical Glow on Sides
• White LED Glow under Main Sign Body - Reveal Painted 7C Cool Gray (Morning Fog)
• Base = Painted 7665 Dark Gray (Wall Street)E2, Attachment 6Planning Commission Packet Page 47 of 68
Page 12 D4Directional Sign
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-I2 Customer Approval
Date: 6-6-2024Scale: 3/4” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
Backed with White and Blue Translucent SubstrateAluminum Cabinet
Glow created byinternal illumination
Pre-Bent SloanYellow Colorline
1 /”
8”
8”
6”
1 /”
Side View
Directional Sign conduit should be stubbed down through match plate and stubbed out towards electrical connection.
Sign contractor responsible for connecting wires within 5' of sign.
3’- 0” x 2’- 0” Directional Sign - 6 sq. ft.
DO NOTENTER
ENTER
Simulated Night Illumination - Example
DESCRIPTION
• Yellow Accent light on top Cap arch - both sides - Cap Painted 7665 Dark Gray (Wall Street)
• White LED Glow under top Blue cap of sign - Reveal Painted 7C Cool Gray (Morning Fog)
• Directional Copy and/or Arrows = White Vinyl First Surface Routed and Backed.
• DO NOT ENTER Symbol = Red Vinyl First Surface Routed and Backed.
• Sparkle Logo = Yellow Vinyl First Surface Routed and Backed.
• Inner Sign Body Aluminum (with Routed Direc. Copy) = 7665 Dark Gray (Wall Street) with Vertical Blue Glow
• Outer Cabinet Aluminum = Painted 2995 Blue with White Vertical Glow on Sides
• White LED Glow under Main Sign Body - Reveal Painted 7C Cool Gray (Morning Fog)
• Base = Painted 7665 Dark Gray (Wall Street)
Glow created byinternal illuminationdown light
Glow created byinternal illuminationdown light
Routed Removable Faceinternal illuminationBacked with White and Yellow Translucent SubstrateAluminum Face
Illumination Shown On for Description Purposes
3’- 0”
1’- 10”
2’- 1 3/4”
3”
1”
1”
2’- 4 3/4”
2’- 0”
1’- 8”
1’- 3”
VACUUMS
EXIT
E2, Attachment 6Planning Commission Packet Page 48 of 68
Page 13 D5Directional Sign
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-J2 Customer Approval
Date: 6-6-2024Scale: 3/4” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
Glow created byinternal illuminationdown light
Glow created byinternal illuminationdown light
Routed Removable Faceinternal illuminationBacked with White and Yellow Translucent SubstrateAluminum Face
Backed with White and Blue Translucent SubstrateAluminum Cabinet
Glow created byinternal illumination
Illumination Shown On for Description Purposes
Pre-Bent SloanYellow Colorline
3’- 0”
1’- 10”
2’- 1 3/4”
3”
1”
1”1 /”
2’- 4 3/4”
2’- 0”8”
1’- 8”
8”
6”
1 /”1’- 3”
Front View Side View
Directional Sign conduit should be stubbed down through match plate and stubbed out towards electrical connection.Sign contractor responsible for connecting wires within 5' of sign.
3’- 0” x 2’- 0” Directional Sign - 6 sq. ft.
ENTER
ENTER
Simulated Night Illumination - Example
DESCRIPTION
• Yellow Accent light on top Cap arch - both sides - Cap Painted 7665 Dark Gray (Wall Street)
• White LED Glow under top Blue cap of sign - Reveal Painted 7C Cool Gray (Morning Fog)
• Directional Copy and/or Arrows = White Vinyl First Surface Routed and Backed.
• DO NOT ENTER Symbol = Red Vinyl First Surface Routed and Backed.
• Sparkle Logo = Yellow Vinyl First Surface Routed and Backed.
• Inner Sign Body Aluminum (with Routed Direc. Copy) = 7665 Dark Gray (Wall Street) with Vertical Blue Glow
• Outer Cabinet Aluminum = Painted 2995 Blue with White Vertical Glow on Sides
• White LED Glow under Main Sign Body - Reveal Painted 7C Cool Gray (Morning Fog)
• Base = Painted 7665 Dark Gray (Wall Street)E2, Attachment 6Planning Commission Packet Page 49 of 68
CANOPY ELEVATION
~40’- 0”
3’- 8”
15’- 8”
Centered Over LaneCentered Over Lane Centered Over Lane
THREE SIDES
NO Border Tubing on SIde Closest to Building
SCALE: 1/2” = 1’- 0”
Side View
44”ACM Fascia
1 3/8” Hat
Bottom Rail
Top Rail
20ga Kicker
Purlin
Deck
Perimeter Gutter8”Gutter12”GreenLightChannel LettersLektronLumiexYellow
18”
16”
6’- 5”BlueShine Star
5’- 10”
LektronLumiexYellow
Side View
3”
Side View
3”
6”
10”
NEW 1-21 CHANNEL LETTER FONT STYLE:
SOLITAIRE MVB PRO HEAVY ITALIC
White Letters with Black Sides and Trim-Cap -
3” deep Centered on 44” tall Canopy -
Under Canopy Mounted Green Lights
2 1/2”New 2022Green Light
WITH GREEN INDICATOR DOT (Under Mount) - YELLOW LED ACCENT LIGHTING
NEW 2021 - 1 qty., 16” ENTER and 2 qty. 18” UNLIMITED MEMBER LANE LETTERS
1/8" = 1'-0"
G
ENT
G
UM
Yellow Accent Lighting
H
Page 14 GLane Channel Letters
PMS 123 C PMS 2955 C
3630-125 3630-8119
Custom Vinyl
Match 3M Color Match 3M Color
PMS
VINYL
FLEX
CORPORATE COLORS:
SW 6255 Morning Fog
Wall StreetSW 7665
In The NavySW 9178
BUILDING COLORS:
This design is exclusive property of Dualite Sales & Service, Inc. • 1 Dualite Lane • Williamsburg, OH 45176
Copyright 2024 Dualite Sales & Service, Inc. All Rights Reserved. Reproduction of this proprietary work without the
permission of Dualite Sales & Service, Inc. will subject the user to liability under the copyright statutes of the United States.
FILE#23-11-24-F-MISTR-K2 Customer Approval
Date: 8-27-2024Scale: 1/4” = 1’- 0”
JY
One Dualite Lane
Williamsburg, Ohio 45176
Note: Dimensions are Approximate and Subject to Change Pending Review by Dualite Engineering.
MN 1619 Maplewood, MN3050 White Bear Ave, Maplewood, MN, 55109
E2, Attachment 6Planning Commission Packet Page 50 of 68
PLANNING COMMISSION STAFF REPORT
Meeting Date September 17, 2024
REPORT TO:
REPORT FROM:
PRESENTER:
AGENDA ITEM:
Michael Sable, City Manager
Elizabeth Hammond, Planner
Michael Martin, AICP Assistant Community Development Director
Michael Martin, AICP Assistant Community Development Director
Setback Variance Resolution, Larkin Dance Studio, 1400 Highway 36 East
Action Requested: Motion ☐Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Policy Issue:
Larkin Dance Studio requests a variance to allow five parking stalls within the required setback. The
parking stalls must be 15 feet from the south property line, and the applicant is requesting a 15-foot
setback variance to allow the five stalls to be right up to the property line. The applicant submitted
proposed plans for the property. A setback variance is required to move forward with this proposal.
Recommended Action:
Motion to approve a resolution for a setback variance for Larkin Dance Studio’s expanded parking
lot at 1400 Highway 36.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $ 0.00
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves Other: n/a
Strategic Plan Relevance:
☐Community Inclusiveness ☐Financial & Asset Mgmt ☐Environmental Stewardship
☐Integrated Communication Operational Effectiveness ☐Targeted Redevelopment
The city deemed the applicant’s application complete on September 3, 2024. The initial 60-day
review deadline for a decision is November 2, 2024. As stated in Minnesota State Statute 15.99, the
city can take an additional 60 days, if necessary, to complete the review.
Background:
Larkin Dance Studio has requested a 15-foot setback variance for five proposed parking stalls. The
five stalls would be incorporated into a parking lot addition that the applicant has been planning,
and that was previously approved through a 15-day minor construction project application. At that
time, the city only approved the additional stalls outside the required setback, noting that the five
E3
Planning Commission Packet Page 51 of 68
stalls in the setback would require approval of a setback variance if pursued. This information is
included as an attachment to this report. The applicant is now submitting a variance application
requesting a 15-foot variance for these five stalls, as shown on the plans on the property line along
Cope Avenue.
City code requires a 15-foot setback from the property line, and when adjacent to residential
properties, screening should be planted in the setback area. The applicant proposes planting trees
to screen the lights from the vehicles from the adjacent residential homes across Cope Avenue to
the south. The trees are shown to be planted in the city right-of-way. City engineering staff has
indicated that if the city council approves the variance, the owner must work with their department
to ensure the plantings do not interfere with underground utilities or sight distance issues. They also
noted that the Living Streets Policy encourages trees within the ROW, when possible, to shade the
street, potentially reducing the urban heat island effect.
Variances
State statute allows variances to be approved when the proposal is in harmony with city goals and
policies outlined in the comprehensive plan and official controls and when practical difficulties exist.
The practical difficulty standard outlines three factors cities must consider on a variance request:
reasonableness, uniqueness, and essential character.
1.Reasonableness – When the property owner proposes to use the property in a reasonable
manner not permitted by the zoning ordinance.
2.Uniqueness – When the plight of the landowner is due to circumstances unique to the
property not created by the landowner.
3.Essential Character – When the variance, if granted, will not alter the essential character of
the locality.
Summary
City staff has reviewed the application and finds the request is in harmony with city goals and
policies outlined in the comprehensive plan and official controls and does meet the practical
difficulties standard that must apply.
The applicant has provided a reasonable justification for the
setback variance request. The existing circumstances are
unique to this property and were not created by the owner.
The variance, if granted, will not alter the essential
character of the locality. Looking at the aerial photo to the
right, the site currently has pre-existing, zero-foot setback,
non-conforming parking spaces on the east side of the site,
as indicated by the red circle. The property to the west
received a 13-foot setback variance in 2022 to have parking
stalls within two feet of the front property line – as indicated
by the yellow circle. The blue circle identifies the site’s prep
work to expand the parking lot as approved by the 15-day
minor construction project in 2023.
Aerial Photo from May 3, 2024
E3
Planning Commission Packet Page 52 of 68
Commission Review
Planning Commission
September 17, 2024: The Planning Commission will hold a public hearing and review the setback
variance request.
Department Comments
No Comments.
Public Comments
Staff sent a public hearing notice and application details to the properties within 500 feet of the
subject property. No public comments were received.
Reference Information
Site Description
Site Size: 2.19 Acres
Surrounding Land Uses
North: Highway 36
South: Low-Density Residential, Single-Dwellings
East: Low-Density Residential, Single-Dwellings
West: Commercial/Industrial
Planning
Existing Land Use: Mixed-Use, Community
Existing Zoning: Light Manufacturing
Attachments:
1. Setback Variance Resolution
2. Overview Map
3. Future Land Use Map
4. Zoning Map
5. Applicant Narrative
6. Site Plans
7. 15-Day Minor Construction (parking lot expansion) Approval
E3
Planning Commission Packet Page 53 of 68
SETBACK VARIANCE RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Larkin Dance Studio has requested a 15-foot setback variance to allow for five
parking stalls within the required 15-foot parking setback.
1.02 The property is located at 1400 Highway 36 and is legally described as:
PARCEL 1:
That part of the North Half of the Southwest Quarter (N1/2 of SW1/4) of Section 10,
Township 29 North, Range 22 West, Ramsey County, Minnesota, described as
follows:
Commencing at the center of said Section 10, thence Southerly along the East line of
the SW1/4 a distance of 848.3 feet to the intersection of the Southerly right-of-way
line of Trunk Highway No. 36; thence Westerly along the said Southerly right-of-way
line a distance of 1,196.20 feet, thence deflecting to the left 90 degrees and along
said right-of-way line a distance of 25 feet, thence deflecting to the right 90 degrees
and along said right-of-way line a distance of 93.46 feet to an iron, said point being
the intersection of West line of the East 39 acres and the said Trunk Highway No. 36
Southerly right-of-way line and the point of beginning; thence Westerly along said
right-of-way line a distance of 233.30 feet, thence Southerly and parallel with the
West line of the East 39 acres a distance of 250.00 feet, thence Easterly and parallel
with the Southerly right-of-way line a distance of 233.30 feet to a point on the West
line of the East 39 acres, thence Northerly along said West line a distance of 250
feet to the point of beginning.
PARCEL 2:
That part of the North Half of the Southwest Quarter (N1/2 of SW1/4) of Section 10,
Township 29 North, Range 22 West, Ramsey County, Minnesota, described as
follows:
Commencing at the center of said Section 10, thence Southerly along the East line of
the SW1/4 a distance of 848.3 feet to the intersection of the Southerly right-of-way
line of Trunk Highway No. 36, thence Westerly along the said Southerly right-of-way
line a distance of 1,196.20 feet, thence deflecting to the left 90 degrees and along
the said right-of-way line a distance of 25 feet, thence deflecting to the right 90
degrees and along said right-of-way line a distance of 93.46 feet, to an iron, said
point being the intersection of West line of the East 39 acres and the said Trunk
Highway No. 36 Southerly right-of-way line, thence Westerly along said right-of-way
line a distance of 233.30 feet, thence Southerly and parallel with the West line of the
East 39 acres a distance of 250.00 feet to the point of beginning, thence continuing
along the same line a distance of 189.15 feet to a point on the South line of said
N1/2 of SW1/4 of Section 10, thence Easterly along the said South line a distance of
233.30 feet to a point on the West line of the said East 39 acres, thence Northerly
E3, Attachment 1
Planning Commission Packet Page 54 of 68
along said West line a distance of 188.86 feet, thence Westerly parallel with the said
Southerly right-of-way a distance of 233.30 feet to the point of beginning.
Tax Parcel Identification: 10-29-22-32-0027
Section 2. Standards.
2.01 Variance Standard. City Ordinance Section 44-13 refers to a state statute that states
a variance may be granted from the requirements of the zoning ordinance when: (1)
the variance is in harmony with the general purposes and intent of this ordinance; (2)
when the variance is consistent with the comprehensive plan; and (3) when the
applicant establishes that there are practical difficulties in complying with the
ordinance. Practical difficulties mean: (1) the proposed use is reasonable; (2) the
need for a variance is caused by circumstances unique to the property, not created
by the property owner, and not solely based on economic conditions; (3) the variance
if granted, will not alter the essential character of the locality.
Section 3. Findings.
3.01 The setback variance request does meet the required standards for a variance.
1.That the need for a variance is caused by circumstances unique to the property,
not created by the property owner, and not solely based on economic conditions;
2.That the proposed use is reasonable; and
3.That the variance will not alter the essential character of the locality; and
4.That the need for a variance is in harmony with the general purposes and intent
of this ordinance; and
5.That the variance is consistent with the comprehensive plan.
Section 4. City Review Process
4.01 The City conducted the following review when considering the variance requests.
1. On September 17, 2024, the planning commission held a public hearing. The
city staff published a hearing notice in the Pioneer Press and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council _______ this resolution.
2. On September 23, 2024, the city council discussed this resolution. They
considered reports and recommendations from the planning commission and
city staff.
E3, Attachment 1
Planning Commission Packet Page 55 of 68
Section 5. City Council
5.01 The city council hereby _______ the resolution. Approval of the application is based
on the findings outlined in section 3 of this resolution. Approval is subject to the
following conditions:
1.All construction shall follow the approved site plan. The Director of Community
Development may approve minor changes.
2.The approval permits a 15-foot variance to construct the parking lot up to the
property line. The applicant cannot encroach into the right-of-way with the
parking lot.
3. The city engineer and environmental staff shall review and approve the final
landscape plan before issuing a grading permit.
E3, Attachment 1
Planning Commission Packet Page 56 of 68
Subject
Parcel
E3, Attachment 2
Planning Commission Packet Page 57 of 68
E3, Attachment 3
Planning Commission Packet Page 58 of 68
E3, Attachment 4
Planning Commission Packet Page 59 of 68
7514 Oliver Ave S, Minneapolis, MN 55423 Phone: (612) 220-0152 www.elliottdesignbuild.com
July 10, 2024
Variance Request: Front yard parking setback to match existing
Site: Larkin Dance Studio, 1400 Hwy 36, Maplewood MN
Larkin Dance Studio has experienced a peak parking demand that exceeds the capacity
of the existing parking lot. We are currently in the process of expanding the parking lot to
help accommodate this demand under a minor construction permit has been approved
for the construction of 19 additional stalls that are located outside of the setback. A
variance is requested to reduce the setback to allow for 5 additional parking stalls for a
total of 24 additional stalls.
Adding more stalls within the setback is reasonable because it mirrors what is currently
built on the site. There are 5 existing stalls in the southeast corner of the property within
the 15’ setback. This site landlocked by the highway to the north, the street to the south,
and neighbors to the east and west. Larkin has maximized the number of parking stalls
within their property. Approval of this variance would reduce the amount of parking
occurring on Cope Avenue during peak events.
Since the site already has parking stalls within the setback and approval of this variance
would not alter the essential character of the site or the locality, as the proposed parking
spaces would also match the same setback as the commercial property directly west of
the Larkin site which has recently been improved.
Currently, there is no landscape screening along the front of the existing 5 parking stalls
in the southeast corner of the site. We propose landscape screening along the front of
both these existing 5 stalls and the proposed 5 parking stalls so in the end, there will be
screening along the entire front of the parking lot.
Sincerely,
Lance Elliott, PE
E3, Attachment 5
Planning Commission Packet Page 60 of 68
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LARKIN
DANCE STUDIO 1400 E HIGHWAY 36 MAPt.EWOOD, MN
PARKING LOT
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DRAWING NUMBER: 11; � i��N g1�TI�E5E�lfflNG I GUY1NG C2 ADDITIONAL ADA STALL AT FRONT ENTRANCE 20 40 60 E3, Attachment 6Planning Commission Packet Page 61 of 68
E3, Attachment 6
Planning Commission Packet Page 62 of 68
MEMORANDUM
TO: Mayor, City Council, City Manager, Community Design Review Board,
Building Official, Assistant City Engineer, Assistant Community
Development Director, Applicant
FROM: Elizabeth Hammond, Planner
DATE: November 8, 2023
SUBJECT: Minor Construction Project Review – Larkin Dance Studio, 1400 Highway
36/Viking Drive East
Introduction
City staff has approved a minor construction project for Larkin Dance Studio located at 1400
Highway 36/Viking Drive East. The applicant intends to build a 19-space parking lot west of the
site’s existing parking lot.
Background
City ordinance allows staff to approve minor exterior projects and renovations when the project
cost does not exceed $200,000. The proposed site improvements would be under that amount.
City ordinance allows the city council and CDRB 15 days to appeal a staff approval. Please get
in touch with staff by November 22, 2023, to begin an appeal. If I receive an appeal, I will
schedule this item for review by the community design review board. I can be reached by phone
at 651-249-2302 or by email at Elizabeth.hammond@maplewoodmn.gov
Conditions of Approval
1.Approval of design plans is valid for two years. This review shall be repeated if the applicant
has not begun construction within two years.
2.All work shall follow the approved plans. The director of the community development
department may approve minor changes.
3.The applicant must satisfy all Building Official and City Engineer requirements before
construction can begin. This includes obtaining permits and supplying project plan
documents as required.
4.The applicant shall obtain grading and parking lot permits from the Public Works
Department.
5.The applicant shall enter into a stormwater maintenance agreement with the city for ongoing
maintenance of the bio-retention basin. This agreement must be coordinated with the
Assistant City Engineer.
6.The applicant shall submit a revised landscape plan showing the following:
E3, Attachment 7
Planning Commission Packet Page 63 of 68
a.Replacing the two 2-caliper inch Japanese Lilac trees with one of the following tree
species: Autumn Brilliance serviceberry, purple prince crabapple, white-haw
(hawthorn), blue beech, or redbud.
b.A landscaped screened area along the south property line within the 15-foot setback
south of the new paved/parking area. The planting screen shall consist of evergreen
plantings. Trees shall be a minimum of 2½ inches in trunk diameter, two feet above
grade. Shrubs may be combined with a berm and shall be a minimum of two feet in
height. Trees and shrubs shall be placed so as to create an 80-percent-opaque
screening at least six feet in height.
7.The applicant shall submit a trash enclosure plan to be approved by the community
development department. Trash container enclosures shall be provided around all trash
containers on site and shall be 100 percent opaque. They shall be protected by concrete-
filled steel posts or the equivalent, anchored in the ground at the front corners of the
structure. If the enclosure is masonry, the protective posts may be omitted. In all instances,
the enclosure must be of a design, material, and color compatible with the building and be
kept in good repair. A gate that provides 100 percent opaqueness shall be provided.
8.This project approval does not include the parking stalls identified in the required setback
along the south property line to the west of the access drive and south of the new proposed
parking lot area. There are stalls along the south property line that previously existed east of
the access drive and are within the required setback. These stalls can remain, but additional
parking stalls within the required setback to the west of the access drive are not permitted.
The applicant indicated that the plans identify these parking stalls should the property owner
decide to proceed with a variance application at a future time. If the applicant would like to
pursue additional parking within the required setback, a variance application must be
submitted to the city for review.
Attachments
1.Overview Map
2.Stormwater Management Report
3.Project Plans
E3, Attachment 7
Planning Commission Packet Page 64 of 68
Subject
Parcel
E3, Attachment 7
Planning Commission Packet Page 65 of 68
5305 Wooddale Ave, Edina, MN 55424 Phone: (612) 220-0152 www.elliottdesignbuild.com
October 29, 2023
RE: Stormwater Management
Larkin Dance Studio
1400 E Highway 36
Maplewood, MN
Watershed: Ramsey-Washington Metro Watershed District: No permit Required, as
project does not exceed one acre
City of Maplewood Stormwater Requirements:
1) Retain 1.1” over new impervious to infiltrate on-site
2) Proposed stormwater runoff rates to not exceed existing for 2-Year, 10-Year, and
100-Year events.
Site Summary
The 2.19 acre site is comprised of an existing commercial building and parking lot. In 2014, the
site was redeveloped with a new parking lot to meet the City of Maplewood requirements. A
future parking lot expansion phase was proposed at that time. The owner would like to construct
the future phase at this time. The proposed improvements include expanding the existing
parking lot to achieve 19 additional parking spaces and upgrade the stormwater infiltration basin.
The project will disturb approximately 15,000 SF (0.34 acres) and will add 10,065 SF (0.23
acres) of new impervious surfaces. A bio-retention basin is designed to collect the stormwater
drainage from the parking lot expansion as well as a significant portion of the existing parking lot
to provide additional treatment. Note that the additional 10,065 new impervious includes 855 sf
of future parking expansion of five parking stalls which requires a variance. In the event these
stalls are constructed in the future, the infiltration basin will already be designed to handle these
parking stalls.
Site Drainage Description
The north half of the site drains to the NW corner of the site to an off-site retention basin. The
south half of the site drains to a flared end section near the SW corner of the site which
ultimately drains to the storm sewer system in Cope Avenue. If this pipe becomes over capacity,
there is an emergency overflow between the building and the west property line draining to the
same area that the north portion drains to.
The parking lot expansion is located in the south half of the site. Existing and Proposed
Drainage Maps are provided on Sheet C3 Stormwater Management Sheet for this drainage area.
In the post-construction condition, all of the new impervious surfaces drain to an improved bio-
retention infiltration basin. A new catch basin structure with beehive grate is proposed to be
placed over the existing flared end section to provide ponding infiltration as well as reducing
proposed runoff rates to be below existing conditions.
While the overall site drainage patterns will remain generally unchanged, the runoff rates will be
less than current conditions and infiltration is provided which exceeds the 1.1” requirement for
new impervious.
E3, Attachment 7
Planning Commission Packet Page 66 of 68
5305 Wooddale Ave, Edina, MN 55424 Phone: (612) 220-0152 www.elliottdesignbuild.com
Rate Control
For rate control, as you will see in the table below (also see the HydroCad report attached), the
proposed runoff rates for the 2, 10, and 100-year events are lower than existing conditions.
Below is a chart showing the proposed runoff rates compared to existing.
2-Year 10-Year 100-Year
Existing Proposed Existing Proposed Existing Proposed
2.8 cfs 2.61 cfs 4.71 cfs 3.69 cfs 9.15 cfs 6.16 cfs
Water Quality
For infiltration storage volume control, the City of Maplewood requires 1.1” from the new
impervious pavements. This computes to 922 cubic feet required for the additional 1065 SF of
impervious. The proposed infiltration basin is designed to retain 1,409 CF for infiltration which is
over 1.5 times the required volume. This provides a factor of safety as sediment may build in the
basin over time. In addition, the retained depth of water is only 6”, which computes to 0.125 in/hr
required infiltration rate to fully drain in 48 hours. It is anticipated that the soils will drain almost
twice as fast. This also provides a factor of safety to ensure the basin will function for many
years in the future.
We hope that you will agree that we have implemented stormwater BMP’s to the fullest extent
possible. The proposed runoff rates are lower than the existing undeveloped conditions both the
proposed quantity and quality stormwater runoff will be improved upon project completion.
Thank you for taking the time to review this stormwater submittal and please contact me if you
have any questions.
Sincerely,
Lance Elliott, P.E.
Civil Engineer
E3, Attachment 7
Planning Commission Packet Page 67 of 68
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Planning Commission Packet Page 68 of 68