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AGENDA
CITY OF MAPLEWOOD
PLANNING COMMISSION
7:00 P.M. Tuesday, January 21, 2025
City Hall, Council Chambers
1830 County Road B East
A.CALL TO ORDER
B.ROLL CALL
C.APPROVAL OF AGENDA
D.APPROVAL OF MINUTES1.December 3, 2024 Planning Commission Meeting Minutes
E.PUBLIC HEARING1.Conditional Use Permit Resolution for a PUD Amendment, Maplewood Assisted Living, 1744County Road D East
F.NEW BUSINESS1.2024 Annual Report
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
December 3, 2024
Planning Commission Meeting Minutes 1
MINUTES
MAPLEWOOD PLANNING COMMISSION
6:30 P.M. Tuesday, December 3, 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 6:30 p.m. by Chairperson Desai
B.ROLL CALL
Tushar Desai, Chairperson Present
Lue Yang, Vice Chairperson Present
Paul Arbuckle, Commissioner Present – Arrived at 6:32 p.m.
John Eads, Commissioner Present
Allan Ige, Commissioner Absent
Tom Oszman, Commissioner Present
Scott Wullschleger, Commissioner Present
Staff Present: Michael Martin, AICP, Interim Community Development Director
Mike Darrow, Assistant City Manager/HR Director
C.APPROVAL OF AGENDA
Commissioner Eads moved to approve the agenda as presented.
Seconded by Commissioner Oszman Ayes – All
The motion passed.
D.APPROVAL OF MINUTES
1.November 19, 2024 Planning Commission Meeting Minutes
Commissioner Oszman moved to approve the November 19, 2024 Planning Commission Meeting
Minutes as submitted.
Seconded by Commissioner Wullschleger Ayes – All
The motion passed.
E.PUBLIC HEARING
1.An Ordinance Amending Chapter 44, Articles I and II – Cannabis Businesses
Interim Community Development Director Martin, gave the presentation and answered questions.
Chairperson Desai opened the public hearing.
Assistant City Manager/HR Director Darrow addressed the commission, providing a brief outline
of staff and Council’s process leading up to the proposed cannabis ordinance and amendments.
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December 3, 2024
Planning Commission Meeting Minutes 2
Chairperson Desai closed the public hearing.
Commissioner Oszman moved to approve an ordinance amending Chapter 44, Articles I and II –
Cannabis Businesses.
Seconded by Commissioner Eads Ayes – All
The motion passed.
F.NEW BUSINESS
None
G.UNFINISHED BUSINESS
None
H.COMMISSION PRESENTATIONS
None
I.STAFF PRESENTATIONS
Interim Community Development Director Martin thanked the Commissioners for their flexibility in
changing the regularly scheduled meeting from December 17, 2024, to December 3, 2024, to
accommodate the Council’s review of the proposed ordinance on December 9, 2024.
J.VISITOR PRESENTATIONS
None
K. ADJOURNMENT
Chairperson Desai adjourned the meeting at 6:55 p.m.
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PLANNING COMMISSION STAFF REPORT
Meeting Date January 21, 2025
REPORT TO: Michael Sable, City Manager
REPORT FROM: Elizabeth Hammond, Planner
PRESENTER: Elizabeth Hammond, Planner
AGENDA ITEM: Conditional Use Permit Resolution for a PUD Amendment, Maplewood
Assisted Living, 1744 County Road D East
Action Requested: Motion ☐Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Policy Issue:
MX Real Estate, LLC proposes constructing a 20-unit residential assisted living facility at 1744
County Road D East. The vacant property is part of the Legacy Village Planned Unit Development
(PUD). To proceed with the project, the applicant requests design review approval and an
amendment to the existing PUD governing the site. The applicant previously received city approval
for the same project on May 9, 2022, but this approval expired on May 9, 2024, as construction
hasn't begun. The applicant requests that the city approve the proposal again to obtain a building
permit.
Recommended Action:
Motion to approve a conditional use permit resolution for a PUD amendment for constructing a
residential assisted living facility at 1744 County Road D East, subject to certain conditions of
approval.
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 January 2, 2025. The initial 60-day review
deadline for a decision is March 3, 2025. As stated in Minnesota State Statute 15.99, the city can
take an additional 60 days, if necessary, to complete the review.
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Background:
Project Overview
Conditional Use Permit (PUD Amendment)
MX Real Estate, LLC proposes constructing a residential assisted living facility at 1744 County
Road D East. The vacant site is part of the Legacy Village PUD, which was approved initially on
July 14, 2003, and designated as a retail/commercial site. In 2020, it was amended to allow a hotel
to be on-site, but the project did not materialize.
In 2022, the city approved the applicant’s request for a residential assisted living facility to be on the
site, combining residential units with commercial and employment to complement the existing mix of
uses in the neighborhood. However, the applicant experienced delays over the last two years,
preventing the assisted living project from moving to construction. The city approvals expired in May
2024. The applicant requests that the city approve the same plans again to renew the approvals for
the site as they wish to obtain a building permit and begin construction in 2025.
Site Plan
The 17,233-square-foot building is proposed towards the site's north end near County Road D East.
There are 20 units shown, each 318 square feet in size. The building entrance and parking lot are
proposed on the south side of the building, facing the existing residential properties. The parking
spaces are oriented towards the assisted living building, minimizing lighting impacts to the
residential properties to the south. Access to the site is provided from Bittersweet Ln on the east
and Flandreau Street on the west side. The applicant's site plan illustrates a potential expansion of
the facility in the future. A building addition will require updated plans to be reviewed by the city.
Setbacks
The parking lot meets the required minimum of 15 feet from the adjacent right-of-way. The building
must be set back 100 feet from an adjoining residential lot line and is shown to be set back at least
30 feet from all street rights of way. One exception is on the east side of the building, where the
setback is 26.7 feet. This is in line with the development across the street (Ashley Furniture), which
has a setback of 25 feet to the right of way.
Building Elevations
The one-story building is 24 feet at its highest point. The exterior materials are identified on the
elevations and shown as manufactured wood trim, batten, and shingle siding in colors white and
blue. Also, cultured stone veneer wraps around the building, varying in height.
Signage
The elevation drawing identifies a monument sign with landscaping on the northeast corner of the
property. Any signage on the property is subject to review by the city and requires a sign permit,
separate from this design review.
Landscaping and Screening
The proposed landscape plan shows a combination of trees, perennial shrubs, and native plants
that will complement the site's layout, including 26 trees exceeding the required tree replacement
requirement. The plans also show that the trash exterior receptacle and screened roof penetrations
match the building's overall color and material scheme, achieving code requirments. The site plan
shows a generator and transformer near the screened trash enclosure on the northeast corner of
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the building. These are required to be screened. The applicant must submit elevations detailing how
each side will be screened before issuing a building permit.
Parking
The city ordinance requires one parking stall for every three client rooms. The applicant proposes
28 parking stalls, including two (2) accessible stalls. The facility employees and guests visiting
residents would use the parking on site. The number of stalls is adequate given the number of units,
possible visitors, and proposed staff on-site at any time, and it exceeds the code requirement.
Lighting
The applicant submitted a lighting plan illustrating the location and lighting types, including light
poles and wall-mounted lighting on site. Before a building permit can be issued, a description and
manufacturer's details for the fixtures and a plan showing the light spread and foot-candle levels
must be submitted.
Commission and City Council Review
Community Design Review Board
January 21, 2025: The CDRB will review the design plans.
Planning Commission
January 21, 2025: The Planning Commission will hold a public hearing and review the conditional
use permit amendment.
City Council
February 10, 2025: The City Council will review the design plans and the conditional use permit
amendment.
Department Comments
Fire – Jerry Novak, Fire Marshal
None
Building – Randy Johnson, Building Offical
The proposed building will need to be constructed to meet the minimum requirements of the
Minnesota State Building Code.
Environmental Health – Molly Wellens, Environmental Health Offical
The MN Department of Health (MDH) health regulation division licenses assisted living facilities,
including food service areas, operated by the entity that obtains the assisted living license.
However, if a third party is the licensee of food service activities, that third party must obtain the
food license from the MDH environmental health division or the local delegated partner.
Environmental – Shann Finnwall, Environmental Panner
Please see the environmental review dated January 9, 2025 (attached).
Engineering – Jon Jarosch, Assistant City Engineer
Please see the engineering review dated January 3, 2025 (attached).
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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: 2.04 Acres
Surrounding Land Uses
North: Commercial
South: Multiple Dwelling Residential
East: Commercial
West: Multiple Dwelling Residential
Planning
Existing Land Use: Commercial (Vacant Property)
Existing Zoning: PUD
Attachments:
1. Conditional Use Permit Resolution for a PUD Amendment
2. Design Review Resolution
3. Overview Map
4. Future Land Use Map
5. Zoning Map
6. Application Narrative
7. Site and Elevation Plans
8. Engineering Review Dated January 3, 2025
9. Environmental Review Dated January 9, 2025
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CONDITIONAL USE PERMIT RESOLUTION FOR A PUD AMENDMENT
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Mx Real Estate, LLC has requested to amend the Conditional Use Permit that
governs the Planned Unit Development (PUD) for the property at 1744 County Road
D East.
1.02 The property located at 1744 County Road D East is legally described as:
Lot 3, Block 2, Legacy Village of Maplewood, Ramsey County
PIN: 032922110005
1.03 The property is part of the Legacy Village Planned Unit Development, approved on
July 14, 2003, and designated as a retail/commercial site. The CUP governing the
PUD needs to be amended to allow for a residential assisted living facility on the site.
Section 2. Standards.
2.01 General Conditional Use Permit Standards. The City Ordinance 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.
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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 January 21, 2025, 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 allowed everyone to
speak and present written statements at the hearing. The Planning Commission
recommended that the City Council ________ this resolution.
2. On February 10, 2025, 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. The use is allowed as long as the provisions of the BC zoning district and
conditions outlined here are met.
2. The buildings on the site shall be setback as shown on the site plan approved by
the city council, 33 feet from the north lot line.
3. A comprehensive sign plan is approved. The applicant shall submit a sign permit
to be reviewed and approved by staff. Pylon signs shall not be allowed.
Monument signs may be allowed but shall not exceed 12 feet in height. The base
of the monument sign must be landscaped.
4. The architectural character and exterior building materials must be in keeping
with the adjacent townhomes and other buildings, if present.
5. Access to the site shall be from the side streets.
6. All ground-mounted and roof-mounted mechanical equipment shall be screened
according to the ordinance.
7. Adequate separation, buffering, and screening must be provided for the
multifamily residential units from the front doors, parking areas, loading areas,
and mechanical equipment of this building.
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Planning Commission Packet Page 10 of 36
8.Parking stalls with a width of 9.5 feet are permitted for this site.
9.Applicant must maintain at least 28 parking stalls on site.
10.All construction shall follow the approved plans. The director of community
development may approve minor changes.
11.The proposed construction must be substantially started within one year of
council approval, or the permit shall become null and void.
12.The city council shall review this permit in one year.
13.The applicant shall meet the conditions outlined in the design review resolution.
.
E1, Attachment 1
Planning Commission Packet Page 11 of 36
DESIGN REVIEW RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 MX Real Estate, LLC has requested approval of a design review to construct a
residential assisted living facility on the property.
1.02 The property is located at 1744 County Road D East and is legally described as:
Lot 3, Block 2, Legacy Village of Maplewood, Ramsey County
PIN: 032922110005
Section 2. Site and Building Plan Standards and Findings.
2.01 City ordinance requires that the community design review board make the following
findings to approve plans:
1. That the design and location of the proposed development and its relationship to
neighboring, existing, or proposed developments and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
2. That the design and location of the proposed development are in keeping with
the character of the surrounding neighborhood and are not detrimental to the
harmonious, orderly, and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3. That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures, and colors.
2.02 The community design review board reviewed this request on January 21, 2025, and
voted to ________ it.
2.03 The proposal meets the specific findings for design review approval.
Section 3. City Council Action.
3.01 The above-described site and design plans are hereby approved based on the
findings outlined in Section 2 of this resolution. Subject to staff approval, the site
must be developed and maintained in substantial conformance with the design plans.
Approval is subject to the applicant doing the following:
1. If the city has not issued a building permit for this project, repeat this review in
two years.
2. All fire marshal, city engineer, and building official requirements must be met.
E1, Attachment 2
Planning Commission Packet Page 12 of 36
3. Satisfy the requirements in the engineering review by Jon Jarosch, dated
January 3, 2025.
4. Satisfy the requirments in the environmental review by Shann Finwall, dated
January 9, 2025.
5. The applicant shall obtain all required permits from the Ramsey-Washington
Metro Watershed District.
6. The applicant shall obtain a license for the facility from the Minnesota
Department of Health and provide a copy to the city. If the facility has a third
party providing food service activities, the applicant shall also obtain a food
service license from the city.
7. A comprehensive sign plan is approved. The applicant shall submit a sign permit
to be reviewed and approved by staff. Pylon signs shall not be allowed.
Monument signs may be allowed but shall not exceed 12 feet in height. The base
of the monument sign must be landscaped.
8. The applicant shall install two stop signs at each exit of the parking lot on the
property.
9. The applicant shall install a sidewalk along the south, east, and west rights-of-
ways.
10. Per city ordinance standards, all mechanical equipment and trash receptacles
shall be screened from view of all nearby residential properties.
11. Before the issuance of a building permit, the applicant shall submit for staff
approval the following items:
a. The applicant shall provide the city with a cash escrow or an irrevocable letter
of credit for all required exterior improvements. The amount shall be 150
percent of the cost of the work.
b. Staff must review and approve elevation perspectives of the transformer and
generator, showing that both are adequately screened. The elevations must
include all enclosure sides and detail the materials and colors.
c. Additional details to accompany the lighting plan: a photometric site plan with
light levels at the property lines and a description of each luminaire, including
the manufacturer’s catalog cuts and drawings.
d. An updated landscape plan as outlined in the environmental review.
12. The applicant shall complete the following before occupying the building:
a. Replace any property irons that were removed because of this construction.
b. Provide continuous concrete curb and gutter around the parking lot and
driveways.
E1, Attachment 2
Planning Commission Packet Page 13 of 36
c.Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas.
d.Install all required outdoor lighting.
e.Install all required sidewalks and trails.
13.If any required work is not done, the city may allow temporary occupancy if:
a.The city determines that the work is not essential to public health, safety, or
welfare.
b.The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or contractor
shall complete any unfinished exterior improvements by June 1 of the
following year if occupancy of the building is in the fall or winter or within six
weeks of occupancy of the building if occupancy is in the spring or summer.
14.All work shall follow the approved plans. The director of community development
may approve minor changes.
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Planning Commission Packet Page 14 of 36
Subject Parcel
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Planning Commission Packet Page 17 of 36
Maplewood Lot Development
1744 County RD DE
Maplewood, MN 55109
MX Real Estate, LLC
December 19, 2024
Elizabeth Hammond
City of Maplewood,MN
651-249-2302
Dear Ms Hammond:
Please accept the following explanation regarding the Maplewood Assisted Living project at the property
located at 1744 County Rd DE, Maplewood, MN 55109.
I hope this message finds you well. I am writing to formally inform you about the reason behind the delay
in the construction of the Maplewood development.
Due to unforeseen circumstances, the project has been pending approval from the MDH for licensing
since 2022. Additionally, the plan was put on hold due to financing not being in place, and my previous
general contractor was not prepared to move forward at that time.
This time around, I have secured financing and am working with a great general contractor, Steiner
Construction, to move forward with the project. Additionally, I have also received plan approval from
MDH, which allows us to proceed.
Thank you for your understanding and consideration. I look forward to moving ahead and completing this
project.
Sincerely,
Maixia Vang, RN
MX Real Estate, LLC
1744 County Rd DE
Maplewood, MN 55109
C: 651-354-8081
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Engineering Plan Review
PROJECT: Maplewood Assisted Living – 1744 County Road D
PROJECT NO: 25-02
COMMENTS BY: Jon Jarosch, Assistant City Engineer
DATE: 1-3-2025
PLAN SET: Engineering plans dated 7-11-2022
The applicant is proposing an assisted living facility and associated site improvements on the
vacant lot at 1744 County Road D. This is a resubmittal of a proposal approved by the City in
2022.
As this project disturbs more than 1/2 acre, it is required to meet the City’s water quality and
rate control requirements. Stormwater management for the site is proposed to be
accommodated via the use of infiltration basins.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents for final review, along with ratified agreements, prior to issuing building
and grading permits.
The following are engineering review comments on the design and act as conditions prior to
issuing permits:
Drainage and Stormwater Management
1)The project shall be submitted to the Ramsey-Washington Metro Watershed District
(RWMWD) for review. All conditions of RWMWD shall be met.
2)A joint stormwater maintenance agreement with the City and RWMWD shall be signed
by the owner for the proposed underground filtration system, sump structures, and
associated storm sewer system.
3)A stormwater management plan shall be submitted detailing how the project is meeting
the City of Maplewood and RWMWD stormwater management requirements.
4)Rate control for this site was provided as part of the larger Legacy Village PUD. A storm
sewer system was stubbed in to the southwest corner of the site for this purpose. As
such, the proposed site shall have its runoff rate controlled such that it is equal to (or
less than) 3.8 cubic-feet-per-second in the 10-year storm event discharging into this
storm sewer system.
E1, Attachment 8
Planning Commission Packet Page 28 of 36
5)Soil boring information or infiltration test data shall be submitted to support the infiltration
rates utilized in the Stormwater Management Plan.
Grading and Erosion Control
6)Infiltration basins shall be protected from sedimentation throughout construction.
7)Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils are stabilized.
8)Public and private drives and roadways shall be swept as needed to keep the pavement
clear of sediment and construction debris.
9)All pedestrian facilities shall be ADA compliant.
10)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
11)All slopes shall be 3H:1V or less steep in slope.
12)The total cut/fill volume shall be noted on the grading plan.
Sanitary Sewer and Water Service
13) Sanitary sewer service piping shall be schedule 40 PVC or SDR 35.
14)The proposed water service modifications are subject to the review and conditions of
Saint Paul Regional Water Services (SPRWS). The applicant shall submit plans and
specifications to SPRWS for review and meet all requirements they may have prior to
the issuance of a grading permit by the City.
15)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this phase of the project. Appropriate fees shall be
charged during the permitting process.
Other
16)All work within the right-of-way along County Road D shall be reviewed and approved by
Ramsey County. Work in this area will require a right-of-way permit from the County.
Public Works Permits
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Planning Commission Packet Page 29 of 36
The following permits are required by the Public Works Department for this project. The
applicant should verify the need for other City permits with the Building Department.
17)Grading and erosion control permit
18)Sanitary Sewer Permit
19)Storm Sewer Permit
20) Maplewood Right-of-way Permit (ROW Permit also needed from County)
-END COMMENTS -
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Planning Commission Packet Page 30 of 36
Environmental Review
Project: Maplewood Assisted Living
Date of Plans: January 10, 2023
Date of Review: January 9, 2025
Location: 1744 County Road C (Legacy Village)
Reviewers: Shann Finwall, Environmental Planner
(651) 249-2304, shann.finwall@maplewoodmn.gov
Carole Gernes, Natural Resources Coordinator
(651) 249-2416, carole.gernes@maplewoodmn.gov
Project Background: MX Real Estate, LLC, proposed to construct an assisted living
facility on the last vacant lot within the Legacy Village Planned Unit Development (PUD)
at 1744 County Road D East. The City reviewed the original proposal in 2022.
However, the City’s land use approvals have since expired as the developer has not
begun construction. This request is for the renewal of a previous design review and
conditional use permit. The development must comply with the Legacy Village PUD tree
replacement requirements, and the City’s overall landscape ordinance/guidelines and
infiltration basin planting policies.
1. Trees
a.Legacy Village Planned Unit Development Tree Replacement
Requirements: The Legacy Village Planned Unit Development approved
by the City Council in 2003 required that developments within Legacy
Village replace trees at a rate of one replacement tree for one tree
removed, with a maximum of 10 trees per acre. Additionally, overstory
trees will be planted along the streets at an average of 30 to 40 feet on
center.
b.Tree Impacts: All trees were removed from this site during the overall
grading of the Legacy Village PUD.
c.Tree Replacement: The site is 2.04 acres in size. According to the
Legacy Village PUD tree replacement requirements, the applicants must
replace at least 20 trees (2.04 x 10 = 20 trees) on the site. There is
approximately 1,000 linear feet of street frontage, requiring approximately
25 overstory trees along the streets. The updated landscape plan shows
26 2-caliper inch trees, which meets the tree replacement requirements.
d.Tree Replacement Recommendations:
1)The applicants addressed all 2022 environmental review tree
replacement recommendations with their updated plans.
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Planning Commission Packet Page 31 of 36
2
2.Overall Landscaping
a.Landscape Requirements: The City will review the landscape plan to
ensure nonnative or invasive species are avoided, and that the
landscaping meets City ordinance and guidelines.
b.Landscape Recommendations:
1)Prior to issuance of a grading or building permit the applicant must
submit a revised landscape plan for staff approval showing:
a)The applicants addressed all 2022 environmental review
landscape recommendations with their updated plans.
3.Stormwater Basins
a. Stormwater Basin Requirements: Two stormwater basins are proposed
on the site. The basins are required to be planted, ideally with deep-
rooted native plants. The City requires a portion of the basin to be planted
rather than seeded; typically a minimum of 5,000 square feet of plantings
are required on large basins. Using plants rather than seeds hastens
establishment and provides a better chance of successful establishment.
Basin bottoms and lower elevations almost never establish successfully
from seed since the seed is washed away when stormwater flows into the
basin.
b.Stormwater Basin Recommendations.
1)Prior to issuance of a grading or building permit, the applicant
must submit detailed planting plans for the stormwater basins for
staff approval showing:
a)A landscape drawing for each infiltration basin, including
list of species, MNDOT seed mix, container size, spacing,
and quantities. The plan states “Planting Detail (STD Plate
652) on Sheet 8”. No Sheet 8 was included.
b)The MNDOT seed mix 35-221 is a dry prairie mix and it
should work fine in the upper part and slopes of the ponds.
The wet areas should include a seed mix such as MNDOT
33-261 for stormwater.
c)The plan calls for 25 Juncu effusus. The correct spelling is
Juncus effuses.
d)For any area using a native seed mix (ex: pond slopes),
provide a three-year maintenance plan. The plan should
include maintenance for each year, including maintenance
activities that will be required and what entity (developer,
owner, etc.) will take on this responsibility.
E1, Attachment 9
Planning Commission Packet Page 32 of 36
PLANNING COMMISSION STAFF REPORT
Meeting Date January 21, 2025
REPORT TO: Tushar Desai, Planning Commission
REPORT FROM: Elizabeth Hammond, Planner
PRESENTER: Elizabeth Hammond, Planner
AGENDA ITEM: 2024 Planning Commission Annual Report
Action Requested: Motion Discussion ☐ Public Hearing
Form of Action: ☐Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Policy Issue:
Maplewood City Ordinance requires the Planning Commission to review, prepare and make a
report to the city council each year regarding the commission's activities in the past year and
significant projects for the new year.
Recommended Action:
Motion to approve the Planning Commission’s 2024 Annual Report.
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:
☐Financial Sustainability ☐Integrated Communication ☐Targeted Redevelopment
Operational Effectiveness ☐Community Inclusiveness ☐Infrastructure & Asset Mgmt.
The City of Maplewood’s board and commissions report to the City Council their activities for the
past year.
Background
At the January 21, 2024, Planning Commission meeting, staff will present the commission’s 2024
Annual Report and request that the commission take a photo for inclusion in the report. The
Planning Commission’s Annual Report is part of the more extensive Community Development
Annual Report that also includes the annual report for the Community Design Review Board. In
coordination with staff from the Community Development Department, many projects and initiatives
the City and the department work on require and rely on feedback and guidance from multiple
boards and commissions.
F1
Planning Commission Packet Page 33 of 36
Attachments
1. 2024 Planning Commission Annual Report
F1
Planning Commission Packet Page 34 of 36
2024 Planning Commission Annual Report
Members of the Board
Tushar Desai, Chairperson
Lue Yang, Vice Chairperson
Paul Arbuckle
John Eads
Allan Ige
Tom Oszman
Scott Wullschleger
2024 Actions and Activities
Election of Officers
This past year, the commission conducted the annual election of officers. Tushar Desai was elected
Chairperson, and Lue Yang as Vice Chairperson.
Retirement and New Appointment
Fred Dahm retired from serving on the commission. The city council appointed Mr. Dahm to the
Planning Commission on April 27, 2015, and he served until March 19, 2024. Scott Wullschleger, a
new commissioner, was appointed on November 12, 2024.
Major Projects Reviewed in 2024
•Conditional Use Permit, Woodland Hills Church, 1740 Van Dyke Street
•Conditional Use Permit, Mister Car Wash, 3050 White Bear Avenue
•Conditional Use Permit Amendment and Setback Variance, Vehicle Maintenance Garage, 1081
Highway 36 East
•Conditional Use Permit, Sejong Academy, 2410 Stillwater Road East
•Conditional Use Permit, Gladstone Village II, 1880 English Street North – multifamily apartment
project
•Conditional Use Permit, Hampton Companies, 2694 Maplewood Drive North – new commercial
office and warehouse building
•Conditional Use Permit, Harriet Tubman Center East, 2675 Larpenteur Avenue East
•Sign Variance, Mister Car Wash, 3050 White Bear Avenue North
•Setback Variance, Larkin Dance Studio1400 Highway 36 East - expanded parking lot
•Capital Improvement Plan 2025-2029
•An Ordinance Amending Section 44-22 – Reasonable Accommodations, including moving the
section to a new Chapter 2, Article VI, Division 1 and supporting a study to explore the need to
establish a buffer between designated sober homes
F1, Attachment 1
Planning Commission Packet Page 35 of 36
•An Ordinance Amending Chapter 44, Articles I and II – Cannabis Businesses
2024 Summary and Looking Ahead to 2025
In 2024, the Planning Commission met seven times and reviewed 13 items: three variance
requests, seven conditional use permit requests, and two zoning text amendments. This is a slight
decrease from previous years. Still, it is worth noting that 2024 included some exciting new
construction projects, new businesses, expanding community-centered organizations, and a new
school.
On White Bear Avenue, Mister Car Wash completed construction on the north end, and a new
multi-tenant medical clinic is being built on the south. Over on Maplewood Drive, a long-standing
vacant parcel will soon be home to Hampton Companies' new office and warehouse building for the
construction company.
The expansive parking lot area at Birch Run Station was divided to create two new development
parcels within the existing parking lot. The design board approved a new Starbucks coffee shop for
one of the newly created parcels. The property owner plans to develop the other parcel with a multi-
tenant retail building or a drive-through restaurant. The commission will likely be involved in this
future development review.
JB Vang will develop Gladstone Village II, a 56-unit affordable multifamily apartment project at 1880
English Street North, immediately south of Gladstone Village I at 1310 Frost Avenue East, which
was approved in 2023. These projects will provide 121 new homes for existing or new Maplewood
residents when completed.
A new school, Sejong Academy, will operate within Gethsemane Church on Stillwater Road, and
Larkin Dance Studio off Cope Avenue and south of Highway 36 will be working to update its parking
lot, stormwater maintenance, and landscaping. The commission reviewed the City’s Capital
Improvement Plan for 2025-2029 and assisted in updating ordinances related to reasonable
accommodations and cannabis businesses in the city for efficient review of future proposals.
The Commission took special care in reviewing the requests in 2024 to ensure the spirit of the
City’s ordinances was still being applied while allowing property owners to expand and build
reasonably in Maplewood.
Staff will work to coordinate training for the planning commission this year related to their role and
responsibilities. This will also incorporate a training session focused on how the planning
commission’s work relates to the city's broader goals and policies.
Because Maplewood is approximately 95 percent developed and has limited remaining vacant sites
available, in-fill development, redevelopment, and expansion have become the norm for the City.
Due to redevelopment efforts made throughout Maplewood, the types of projects Maplewood will
likely see will be more complex and time-consuming.
Planning Commission Packet Page 36 of 36
F1, Attachment 1