HomeMy WebLinkAbout05/23/2000BOOK
AGENDA
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
May 23, 2000
6:00 P.M.
City Council Chambers
Maplewood City Hall
1830 East County Road B
1. Call to Order
2. Roll Call
3. Approval of Minutes: May 9, 2000
4. Approval of Agenda
5. Unfinished Business
6. Design Review
a. Woodland Hills Church, 1740 Van Dyke Street
b. New Century Town Homes, Highwood Avenue and Century Avenue
c. Dearborn Meadow Double Dwellings, Castle Avenue
d. White Bear Avenue Corridor Study Discussion
7. Visitor Presentations
8. Board Presentations
9. Staff Presentations
a. Reminder: CDRB Volunteer for June 12 City Council Meeting is Ananth.
10. Adjourn
p:com-dvpt~cdrb.agd
WELE~OME TO THIS MEETING OF THE
COMMUNITY DESIGN REVIEW BOARD
This outline has been prepared to explain the review process of this meeting. The
review of an item usually follows this format.
1. The chairperson of the meeting will announce the item to be reviewed.
The chairperson will ask the applicant or developer of the project up to the podium
to respond to the staff's recommendation regarding the proposal. The Community
Design Review Board will then discuss the proposed project with the applicant.
The chairperson will then ask the audience if there is anyone present who wishes
to comment on the proposal.
After everyone is the audience wishing to speak has given his or her comments,
the chairperson will close the public discussion portion of the meeting.
5. The Board will then discuss the proposal. No further public comments are allowed.
6. The Board will then make its recommendations or decision.
Most decisions by the Board are final, unless appealed to the City Council. You
must notify the City staff in writing within 15 days to register an appeal.
jw\forms~drb.agd
Revised: 11-09-94
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
'1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
MAY 9, 2000
CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6 p.m.
II. ROLL CALL
Matt Ledvina Present
Ananth Shankar Present
Tim Johnson Present
Jon LaCasse Present
Craig Jorgenson Present
III. APPROVAL OF MINUTES
April 11, 2000
Boardmember LaCasse moved approval of the minutes of April 11,2000, as submitted.
Boardmember Shankar seconded. Ayes--Ledvina, Shankar, LaCasse, Jorgenson
Abstain--Johnson
IV.
The motion passed.
APPROVAL OF AGENDA
Boardmember Johnson moved approval of the agenda as submitted.
Boardmember Shankar seconded.
Ayes--all
The motion passed.
V. UNFINISHED BUSINESS
There was no unfinished business.
VI. DESIGN REVIEW
Sprint PCS Monopole, 2500 Hudson Place
Secretary Tom Ekstrand presented the staff report. Chairperson Ledvina asked, with the
revised location of the pole, if there was a concern for the residents to the west. Mr. Ekstrand
said the trees were quite thick on that side. Since the homes in this area are at a lower
elevation, ground screening would not be a benefit. Mr. Ekstrand said this installation is a 30
x 30, fenced-in site with a monopole and ground equipment.
David Huihui, a representative of Sprint's consultant group, reviewed the staff report and had
no questions or concerns about the conditions. A couple of the boardmembers expressed
concern about the barbed wire proposed for the top of the fence. Mr. Huihui maintained that
the barbed wire served a security function and it was "pretty much a standard thing on all of
the compounds." Because the height of the fence has been shortened to six feet, this was
Community Design Review Board
Minutes of 05-09-2000
-2-
even more of a consideration. Staff suggested that an angled bare wire at the top of the
chainlink fence might make the barrier sufficiently difficult to cross. Various options were
discussed by staff and the board.
Terry DeGraw, chairman of the board of trustees at Christ United Methodist Church, had
similar concerns about the barbed-wire fence. He viewed ten different monopole sites and
only two had fences. Mr. DeGraw was "led to believe" that the barbed wire could possibly be
dropped. Secretary Ekstrand reminded the board that conditional use permits are reviewed
after one year. If there was just cause, the applicant could choose to add the barbed wire
after this year review. He also suggested that the recommendation could be worded such
that the applicant could add the barbed wire if trespassing or vandalism occurred before the
one-year time. Boardmember LaCasse strongly recommended an angled top wire instead of
the barbed wire.
Boardmember Johnson moved the Community Design Review Board:
Bo
Approve the site and design plans date-stamped April 26, 2000, for up to a 100-foot-tall
telecommunications monopole and equipment to the property at 2500 Hudson Place.
Approval is based on the findings required by code and subject to the applicant doing the
following:
1. Repeat this review in two years if the city has not issued permits for this project.
Before the city issues a building permit, city staff must approve a landscaping plan for
the property. This plan shall show the planting of a mix of Austrian Pine and Norway
Pine trees to the west of the existing garage, on the north side of the proposed lease
area and northeast of the existing church building. (These are the areas noted for
additional tree planting on the plans date-stamped May 15, 2000.) These trees are to
help screen the base area. These trees shall be at least 8 feet tall, balled and
burlapped and shall be planted in staggered rows as shown on the proposed plans.
3. The access drive between the tower lease area and the existing parking lot shall be
paved with bituminous.
If the landscaping or trees are not installed by the completion of the tower, the city
shall require the applicant to provide a cash escrow or an irrevocable letter of credit for
the required work. The amount shall be 200 percent of the cost of the unfinished
work. Any unfinished landscaping shall be completed within six weeks of occupancy.
5. All work shall follow the approved plans. The director of community development may
approve minor changes.
6. The chainlink fence shall be 6-feet-high with no barbed wire.
7. The monopole shall be placed as shown on page 9 of the May 3, 2000, staff report.
Boardmember LaCasse seconded.
Ayes--all
The motion passed.
Community Design Review Board
Minutes of 05-09-2000
-3-
B. Birch Run Station Sign Plan Revision for JoAnn Etc., 1725 Beam Avenue
Secretary Tom Ekstrand presented the staff report. Staff, after viewing the JoAnn etc. store
in Woodbury, felt the six additional signs were excessive. If the board denied the proposed
sign plan, the applicant would have the option of using the JoAnn sign with the words
"experience the creativity" close to it or simply use the Joann, etc. sign alone as they did in
Woodbury. Mr. Ekstrand said, if the applicant decided to drop the six small signs, he would
approve it.
John Rieter of Arrow Sign Company was present representing Laura Berjon (of Advance Sign
Group) and JoAnn Fabrics. He said the trend in signs is to list their services or supplies in the
signage. Mr. Rieter also pointed out that this is a big store and the owner wanted it to look
like such--not like an empty store. He noted other stores in the metropolitan area that have
the same type of signage that is being requested.
Chairperson Ledvina agreed with the staff recommendation and thought too much extra
signage was "visual pollution." He also suggested that the board act on this request in a
"positive way" and felt "JoAnn etc." with "experience the creativity" was acceptable.
Boardmember Shankar was not in favor of allowing the line "experience the creativity." He
thought there were too many long malls that look "after five o'clock like an abandoned
warehouse." Mr. Shankar said allowing a few of the ancillary signs helps "to bring life to the
whole strip malt." He summarized by saying he was in favor of deleting the line "experience
the creativity," but keeping the other six signs.
Another boardmember agreed with Mr. Shankar that "experience the creativity" was too
much. He also felt it would be a long empty-looking space without the additional signs.
Mr. Ekstrand said he was most concerned with the issue of precedence to avoid excessive
signage. He preferred the large JoAnn sign with "experience the creativity" immediately
under it.
Boardmember Shankar moved the Community Design Review Board amend the staff's
recommendations for JoAnn etc. at Birch Run Station to allow the applicant six additional
signs as shown on the sign plan dated May 1, 2000, and require deletion of the line
"experience the creativity." The applicant will be allowed to incorporate this sentence into the
JoAnn sign as constructed at another project. The approved sign would then be as shown on
the sign plan dated April 7, 2000. If the square footage of the JoAnn, etc. store is reduced in
the future, the community design review board retains the right to reduce the number of
ancillary signs approved at this meeting.
Boardmember LaCasse seconded.
Ayes--Shankar, LaCasse, Johnson
Nays--Jorgenson, Ledvina
The motion passed.
VII.
VISITOR PRESENTATIONS
There were no visitor presentations.
Community Design Review Board
Minutes of 05-09-2000
VIII. BOARD PRESENTATIONS
Chairperson Ledvina spoke about an article in the May 6, 2000, Minneapolis Star and Tribune.
He said Portland, Oregon has ordinances which look at the aesthetics of single-family residential
housing. The whole concept of the article related to residential designs which incorporate
garages as the prominent feature from the street.
Mr. Ledvina had some comments on the New Century planned unit development. He thought the
developer had done a very good job in designing this plat. Tom Ekstrand said he saw a preview
of the plans and thought it looked "wonderful--like a very attractive development."
IX. STAFF PRESENTATIONS
A. CDRB Volunteer for May 22 City Council Meeting: Mr. LaCasse will attend this meeting.
CDRB Volunteer for June 12 City Council Meeting: Mr. Shankar will attend this meeting.
B. Site Lighting Presentation by Tine Thevenin is Scheduled for July 11
Ms. Thevenin is scheduled to give a site lighting presentation at the July 11 review board
meeting. Tom Ekstrand discussed changing the agenda so she could give her presentation
at the beginning of the meeting.
X. ADJOURNMENT
The meeting adjourned at 7:05 p.m.
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
City Manager
Thomas Ekstrand, Associate Planner
Landscape Plan and Entry Vestibule Review - Woodland Hills
Church
174o van Dyke Street
May 12, 2000
INTRODUCTION
On December 20, 1999, the city council approved a conditional use permit and a comprehensive
plan amendment for Woodland Hills Church at 1740 Van Dyke Street, formerly Builder's Square.
Refer to the maps on pages 3-5. The applicant is requesting approval of site plan revisions,
vestibule addition plans and the landscape plan. They also are proposing two entrance
vestibules on the front of the building. Refer to the plans. The proposed Phase 1 changes
include:
· Full parking lot improvements in front of the building including the medians and islands.
· Patching and seal coating the parking lot on the balance of the site.
· All perimeter site landscaping.
· Removal of the broken fence behind the building.
· Repair of the concrete steps behind the building.
· Painting the building (earth-tone colors).
· Closing of five curb cuts, realigning two and adding one.
· Construction of the two front vestibules. The building exterior would be glass in a concrete
block structure.
Proposed Phase 2 changes would include:
· Interior sanctuary construction.
· Construction of the larger front entry addition and associated site plan changes.
BACKGROUND
December 20, 2000: The city council approved the church. Refer to the minutes on pages 6-8.
The council required that the applicant do the following with the first phase of their remodeling:
overlay and restripe the parking lot on the west side of the building, patch pot holes in the parking
lot on the remainder of the site, remove all litter, damaged items and debris, remove the wooden
fence and restore the grass.
The council also required that the applicant submit the landscape plan and the building addition
plans for approval by the community design review board (CDRB):
DISCUSSION
The proposed landscaping, building and site improvements are welcome changes to this property
and the community.
RECOMMENDATION
Approve the plans (stamped April 24, 2000) for the proposed landscaping plan, Phase 1 building
exterior changes and site plan revisions at Woodland Hills Church, 1740 Van Dyke Street.
Approval is based on the findings required by the code and subject to the property owner doing
the following:
1. Repeat this review in two years if the city has not issued a building permit for this project.
The large addition on the front of the building proposed in Phase 2 is not approved at this
time. The applicant shall submit plans for this addition to the community design review board
for their approval.
3. All work shall follow the approved plans. The director of community development may
approve minor changes.
p:sec14\woodland.des
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Site Plan
4. Council Minutes dated December 20, 1999
5. Plans date-stamped April 24, 2000 (separate attachment)
Attachment 1
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LOCATION MAP
3
Attachment
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PROPOSED
WOODLAND HILLS
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Attachment 3
EXIT. I'REE~ TO REMAIN
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VAN DYKE ST.
1
PHASE 1 INTERIM PHASE 2
OCCUPIED AREA 67,875 S.F. t09,035 S.F. 146,535 S.F.
SANCTUARY SIZE 1,400 2,000 2,500
PARKING REQUIRED 350 500 625
PARKING PROVIDED 461 724 t,033
SITE PLAN
5
may apply for an earlier change to the comprehensive plan. Attachmen~': 4
The Maplewood City Council approved this resolution on January 10, 2000.
Seconded by Councilmember Allenspach Ayes - Mayor cardinal, Councilmembers Allenspach,
Collins and Wasiluk
Nays - Councilmember Koppen
Councilmember Koppen introduced the following Conditional Use Permit Resolution and moved for its
adoption:
00-01-006
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Woodland Hills Church applied for a conditional use permit for a church.
WHEREAS, this permit applies to properties located at 1740 Van Dyke Street and 1847 Larpenteur
Avenue. The legal description is:
Parcel I:
That parcel of land lying in the County of Ramsey and State of Minnesota, described as follows, to wit:
All that part of the Northwest Quarter of the Southwest Quarter (NW 1/4 of SW 1/4) of Section Fourteen
(14), Township Twenty-nine (29), Range Twenty-two (22), lying Southerly of the North St. Paul Road and
lying Southwesterly of the following described line:
Commencing at the Southeast comer of said Northwest Quarter of the Southwest Quarter (NW 1/4 of SW
1/4); thence West One Hundred Twenty (120) feet along the South line thereof to the place ofbegiiming of
the line herein to be described; thence along a line bearing North Forty-seven (47) degrees, Twenty-two
(22) minutes West to the Southerly right-of-way line of the North St. Paul Road and there terminating.
Also:
That part of the East Half of the Southwest Quarter of the Southwest Quarter (E ~A of SW 1/4 of SW 1/4) of
Section Fourteen (14), Township Twenty-nine (29), Range Twenty-two (22), lying Southeasterly of North
St. Paul Road (so-called); except that part of the South Two Hundred Thirty-three (233) feet lying East of
the West One Hundred Eighty-three (183) feet; and further excepting that part of said East Half of the
Southwest Quarter of the Southwest Quarter CE ½ of SW 1/4 of SW 1/4), lying Northwesterly of the
following described line:
Commencing at a point on the East line of said Southwest Quarter of the Southwest Quarter (SW 1/4 of
SW 1/4), One Hundred Ten (110) feet South of the Northeast comer thereof; thence running to a point on
the North line of said Southwest Quarter of the Southwest Quarter (SW 1/4 of SW 1/4), One Hundred
Twenty (120) feet West Of the Northeast comer thereof. Subject to public easements over the East Thirty-
three (33) feet thereof for North Hazel Street; the West Thirty-three (33) feet thereof for Van Dyke Street,
and the South Thirty-three (33) feet of the West One Hundred Eighty-three (183) feet thereof for
Larpenteur Avenue; further subject to the rights of the County of Ramsey for highway over That part of th
10
6
West 183 feet of the South 233 feet of the East Half of the Southwest Quarter of the Southwest Quarter of
Section 14, Township 29 North, Range 22 West, Ramsey County, State of Minnesota (hereinafter to be
referred to as Parcel X), enclosed within the area described as follows:
Beginning at the Southeast comer of Parcel X; thence Northerly along the East line thereof, a'distance of
62.42 feet; thence Northwesterly to a point 70.38 feet West of the East line and 65.37 feet North of the
South line of Parcel X; thence West parallel to the So. uth line of Parcel X, a distance of 40 feet; thence
Northwesterly to a point 45 feet east of the West line and 74 feet North of the South line of Parcel X;
thence Northwesterly to a point on the East right-of-way line of Van Dyke Street that is 102 feet North of
the South line of said Parcel X; thence West parallel to the South line of Parcel X, a distance of 33 feet to
its intersection with the West line of Parcel X, thence South along the West line, a distance of!02 feet, to
the Southwest comer of Parcel X; thence East along the South line of 183 feet to the place of beginning.
Excepting therefrom such right-of-way heretofore dedicated to the public or otherwise acquired for
highways, all according to the United States Government Survey thereof. (PIN 14-29-22-33-0001)
WHEREAS, the history of this conditional use permit is as follows:
1. On December 20, 1999, the planning commission recommended that the city council approve this permit.
2. On January 10, 2000, the city council held a public heating. The city staff published a notice in the paper
and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to
speak and present written statements. The council also considered reports and recommendations of the city
staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional
use permit based on the building and site plans. The city approves this permit because:
1. The use would be located, designed, maintained, constructed and operated to be in conformity with the
city's comprehensive plan and code of ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of operation that would
be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of
excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water runoff, vibration,
general unsightliness, electrical interference or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not create traffic
congestion or unsafe access on existing or proposed streets.
6. The use would be served by adequate public facilities and services, including streets, police and fire
protection, drainage structures, water and sewer systems, schools and parks.
7. The use would not create excessive additional costs for public facilities or services.
7 11
The use would maximize the preservation of and incorporate the site's natural and scenic features into the
development design.
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1. All constnlction shall follow the site plan ap/~roved by the city. The director of community
development 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. The applicant shall do the following immediately with the Phase 1 improvements: overlay and
restripe the parking lot on the west side of the building, patch pot holes in the parking lot on the
remainder of the site, remove all litter, damaged items and debris, remove the wooden fence and
restore the grass.
5. The landscape plan shall be submitted to the community design review board for approval before
any landscaping is added.
6. Plans for any changes to the building exterior, other than painting or repairs, shall be submitted to
the community design review board for review and approval.
The Maplewood City Council adopted this resolution on January 10, 2000.
Seconded by Councilmember Collins Ayes - all
Councilmember Collins introduced the following Ordinance (first reading) Amending the Regulations for On-
Sale and Off-Sale Liquor Licenses and moved for its adoption:
ORDINANCE NO. 807
AN ORDINANCE AMENDING THE REGULATIONS
FOR ON-SALE AND OFF-SALE LIQUOR LICENSES
The Maplewood City Council approves the following changes to the Maplewood Code of Ordinances:
Section 1. This section adds Section 5-38(d) as follows (additions are underlined):
Section 5-38.
( c ) No "on-sale" license may be issued under this article for premises located within one hundred (100)
feet of a church or school building located in the city, and no "off-sale" license shall be issued for premises
12
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
MEMORANDUM
City Manager
Tom Ekstrand, Associate Planner
New Century Town Homes
Highwood Avenue, West of Century Avenue
May 17, 2000
INTRODUCTION
Robed Engstrom, of Robed Engstrom Companies, is proposing to develop a 55-acre residential
development called New Century on the north side of Highwood Avenue, west of Century
Avenue. Refer to the maps on pages 6-9. The plans show 93 units of town homes with New
Century. Architectural plans have been submitted for 84 of them in the main town house portion
of the project. The nine additional units nearer to Century Avenue would consist of two double
dwellings and a row of five town homes. These nine are conceptual and will be reviewed at a
later date. Refer to the plans.
Mr. Engstrom is proposing two styles of town homes in the grouping of 84 units. Units A-F
would be of one design and Units G-H would have another. Refer to the plans. Both styles of
buildings would have vinyl shakes, vinyl siding, asphalt shingles and stone veneer.
DISCUSSION
The proposed town homes would be attractive and the site nicely landscaped. Staff has the
following concerns with the plans, however:
The only space available for visitor parking, once the driveways in front of a garage are
occupied, is along four street edges. Refer to the map on page 10. It is necessary to have
parking areas spaced throughout the town home development for visitors. There will be
occasions (Mothers Day, holidays, etc) warranting more parking than is available in front of
the garage doors. The only space suitable for visitor parking is in the green area in the middle
of the town house area. The applicant's architect told me that they are revising the plans to
show visitor parking for the town homes.
It should be noted that parking along the internal streets is not feasible since they are only 24
feet wide. Parking on only one side of the 28-foot-wide streets was allowed by the city
council during the conditional use permit review.
The plans do not show any lot lines. I cannot, therefore, verify that setbacks would be met. I
have discussed the code requirement for a 30-foot front setback with the architect. As a
condition of this approval, the CDRB should require that the 30-foot setback requirement be
met.
There is a future multiple-dwelling area northeast of the proposed town house site east of
Pinkspire Lane. This area is not proposed at this time. The applicant must still submit these
plans for review by the CDRB.
The deciduous, over-story trees are shown to be two inches in caliper. The code requires 2 %
inches in caliper.
The town homes cannot be built on Outlot A until the site is replatted--the code does not
allow construction on an outlot. The architect said that their surveyor is currently working on
the plat drawings for this town house subdivision.
RECOMMENDATION
Approve the site, building and landscaping plans (date-stamped April 24, 2000 and May 16,
2000) for the proposed New Century Town Homes. Approval is based on the findings required
by the code and subject to the property owner doing the following:
1. Repeat this review in two years if the city has not issued a building permit for this project.
2. Before getting a building permit for the town homes, the property owner shall:
(1)
(2)
Revise the site and landscape plans for staff approval showing that:
The town homes are setback at least 30 feet from street right-of-way lines.
Visitor-parking areas have been added around the town house development. Parking
stalls must be at least 9 % by 18 feet in size.
(3) The deciduous, over-story trees must be 2 % inches in caliper, balled and budapped.
b. Submit the grading, drainage, utility and erosion control plans to the city engineer for
approval.
c. Obtain approval of the watermain layout by the St. Paul Regional Water Board. The
applicant also provide any utility easements that may be required.
d. Provide any fire hydrants on the plans as may be required by the Maplewood Fire Marshal.
3. All parking areas and drives must have continuous concrete curbing.
4. All landscaped areas shall be sodded, except for areas that would have landscape mulch. All
damaged boulevards must be sodded.
5. All landscaped areas shall have an automatic in-ground irrigation system.
6. The future multi-family area east of the Pinkspire Lane looped street is not included in this
approval. The applicant must submit site, landscaping and architectural plans for this area.
2
7. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The
amount shall be 200 percent of the cost of the unfinished work. Any unfinished
landscaping shall be completed by June 1 if the building is occupied in the fall or winter or
within six weeks if the building is occupied in the spring or summer.
8. All work shall follow the approved plans. The director of community development may
approve minor changes.
REFERENCE INFORMATION
SITE DESCRIPTION
Development size: 55 acres
Existing land use: Currently under development with single dwellings.
single dwelling on the proposed town home site.
There is also one older
SURROUNDING LAND USES
North:
South:
West:
East:
Houses on the south side of Linwood Avenue
Houses across Highwood Avenue
Residences on Ferndale Street and Schaller Drive, Maplewood open space
Houses on the west side of Century Avenue
PAST ACTIONS
On July 12, 1999, the city council approved the following for the New Century PUD:
1. Changes to the comprehensive plan. These changes were from R-1 (single dwellings) and
OS (open space) to R-1 (single dwellings), RH (residential high density) and OS (open
space) for the site.
2. A conditional use permit (CUP) for a planned unit development (PUD) for a 178-unit housing
development.
3. Street right-of-way and easement vacations.
4. A code variation for a substandard cul-de-sac where Schaller Drive meets the developer's
west property line.
5. Reduced building setbacks for the existing houses at 2610 and 2611 Schaller Drive.
6. A variation from the city code to reduce the required street right-of-way width. The developer
wanted to reduce some of the public street right-of-ways from 60 feet to 50 feet.
7. A variation from the city code to reduce the required street pavement width. The developer
asked to reduce the streets from 32 feet to 28 feet, 24 feet and 20 feet from gutter to gutter.
A preliminary plat to create the lots in the single-dwelling portion of the development.
No parking for both sides of some of the streets and no parking for one side of other streets.
Starting the construction of up to four model homes before the city approves the final plat.
9.
10.
PLANNING
Existing Land Use Plan designations:
high density)
Existing Zoning: F (farm residence)
R-1 (single dwellings), OS (open space) and RH (residential
p:sec13-28/newcentr.des
Attachments:
1. Location Map
2. Property Line/Zoning Map
3,. Town House Site Plan
4. New Century Preliminary Plat
5. Visitor Parking Options
6. Landscape Plan date-stamped April 24, 2000 (separate attachment)
7. Building Elevations date-stamped April 24, 2000 (separate attachment)
8. Town House Layout/Grading Plan date-stamped May 16, 2000 (separate attachment)
9. Floor Plant date-stamped May 16, 2000 (separate attachment)
5
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Attachment 2
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TOWN HOMES
Attachment 3
FUTURE PHASE OF
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PRELIMINARY PLAT
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OUTLOT D
ADDITIONAL VISITOR PARKING
SHOULD BE ADDED IN THIS AREA
OUTLOT A
~.T.H. 100 - 117 (HIGHWCXX) AVENU£) ,~
ON-STEET VISITOR-PARKING OPTIONS
VISITOR PARKING OPTIONS
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TO:
MEMORANDUM
FROM:
SUBJECT:
LOCATION:
DATE:
City Manager
Ken Roberts, Associate Planner
Dearborn Meadow
Castle Avenue, north of Cope Avenue
May 16, 2000
INTRODUCTION
Project Description
Mr. Mike Ackerman is proposing to develop five twinhomes (ten units) in a development called
Dearborn Meadow. It would be on a 2.11-acre site on the south side of Castle Avenue, north of
Cope Avenue. Refer to the maps on pages 13-19. A homeowners' association would own and
maintain the common areas. Each building would have horizontal-lap vinyl siding, aluminum
soffits and fascia and brick veneer on the fronts. In addition, each unit would have a two-car
garage. (See the elevations on page 20 and the enclosed plans.)
Requests
To build this project, Mr. Ackerman is requesting that the city approve:
A change to the comprehensive plan. This would be from M-1 (light manufacturing) to R-2
(single and double dwellings) for the site. (See the existing and proposed land use maps on
pages 15 and 16.)
2. A change to the zoning map. This would be from M-1 (light manufacturing) to R-2 (single and
double dwellings) for the site. Refer to the property line/zoning map on page 14.
Lot-area and lot-width variances for each lot. The city code requires that each lot have 12,000
square feet and 85 feet of width. The proposed lots would be 5,200 square feet and would
have 80 feet of width at the building line.
4. A preliminary plat for ten lots for the five twin homes. (See the map on page 17.)
5. The design plans for the site, landscaping and buildings.
City staff also is proposing to change the zoning and land use plan designations for two areas
next to the proposed development. These changes would be from M-1 (light manufacturing) to
R-2 (single and double dwellings).
BACKGROUND
On July 22, 1985, the city approved a plan amendment and a rezoning for the property between
Castle and Cope Avenues, east of the property at 1930 Castle Avenue. The land use plan
change was from RL (Iow-density residential) to BVV (business warehouse) and RM (medium-
density residential). The zoning map change was from R-1 (single dwellings) and BC (business
commercial) to M-1 (light manufacturing) and R-2 (single and double dwellings). These changes
were required by the district court after Hillcrest Development sued the city to overturn a zoning
map change from BC to R-1 that the council made on September 12, 1983. The court decision is
the basis for the current land use and zoning designations in the area.
On April 17, 2000, the planning commission considered Mr. Ackerman's requests. The
commission tabled action on the proposed plans to allow the developer's engineer to review the
drainage patterns in the area. This was to insure that the proposed development would not
increase storm water run off onto adjacent properties.
DISCUSSION
Land Use Plan and Zoning Map Changes
To build the proposed plat, Mr. Ackerman wants the city to change the land use plan and zoning
map for the site. These changes would be from M-1 (light manufacturing) to R-2 (single and
double dwellings). (See the existing land use plan map on page 15 and the proposed land use
plan map on page 16.) The city intends R-2 areas for small-lot (7,500 square-foot) single
dwellings and for double dwellings. For M-1 areas, the city plans for offices, clinics, day care
centers, retail businesses, warehousing and light manufacturing operations.
Land use plan changes do not require specific findings for approval. Any change, however,
should be consistent with the city's land use goals and policies. There are several goals in the
Comprehensive Plan that apply to this request. They include:
· Provide for ordedy development.
· Minimize conflicts between land uses.
· Provide a wide variety of housing types.
· Whenever possible, changes in types of land use should occur so that similar uses front on
the same street or at borders of areas separated by major man-made or natural barriers.
Include a variety of housing types for all residents.., including apartments, town houses,
manufactured homes, single-family housing, public-assisted housing, Iow- and moderate-
income housing, and rental and owner-occupied housing.
· Transitions between distinctly differing types of land uses should not create a negative
economic, social or physical impact on adjoining developments.
· The city coordinates land use changes with the character of each neighborhood.
· Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate
buffering and separation.
One advantage of this proposal is that an area that the city once thought would be good for
commercial or light industrial development would become residential. This is especially beneficial
to the existing nearby residential properties. Having twin homes near existing residences should
be better neighbors than a commercial or a manufacturing use that the existing land use and
zoning designations would allow.
As proposed, the 10 units on the 2.11-acre site means there would be 4.7 units per acre. This is
consistent with the density standards in the comprehensive plan for medium density residential
development. In addition, the proposed change would expand the residential uses on a street
that is now primarily used by the existing homes in this area. Thus, the proposal meets the goals
in the comprehensive plan by having similar uses fronting on the same street.
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Lot Area and Width Variances
The city should approve these variances. The developer is proposing a small lot around each
dwelling unit. A homeowners' association would own and maintain the rest of the land, including
the private driveway. Exchanging the common land for larger lot sizes would not change the
location, design or number of units in this development. In addition, the city approved similar
variances in 1993 and 1994 for the Holloway Pond developments at Holloway Avenue and Beebe
Road.
Preliminary Plat
Density and Lot Size
As proposed, the 10 units on the 2.11-acre site means there would be 4.7 units per acre (an
average of 9,191 square feet per unit.) This is consistent with the density standards in the
comprehensive plan for medium density residential development and is well above the 6,000
square-foot minimum lot area that city requires for each double dwelling unit.
Maplewood has zoned the properties on the north side of Cope Avenue R-2 (single and double
dwellings). This is the zoning proposed with this request for undeveloped land between Cope and
Castle Avenues. The city requires each single dwelling lot in this zoning district to have at least
60 feet of frontage and have at least 7,500 square feet. Double dwellings in this district are to
have 120 feet of street frontage and be at least 12,000 square feet in area. The existing lots on
the north side of Cope Avenue meet or exceed these standards.
Public Utilities
There are sanitary sewer, storm sewer and water in Castle and Cope Avenues to serve the
proposed development. Specifically, the storm sewer in Cope Avenue was designed to
accommodate drainage from a large area north of Cope Avenue. The developer's plans will
connect their pipes to the existing storm and sanitary sewer pipes.
Tree Removal/Replacement
Maplewood's tree ordinance requires there be at least ten trees per gross acre on the site after
grading. For this 2.11-acre site, the ordinance requires that at least 21 large trees remain.
The plans show the removal of 35 large trees (ash, oak and elm), but they would preserve 17
existing trees and plant 10 maple trees. Refer to the landscaping plan. (As a point of
clarification, there would be more than 35 trees removed. Other than the 35 "quality" trees, the
applicant would remove many box elder and cottonwoods.)
Wetland Ordinance
The Ramsey/VVashington Metro Watershed District has reviewed the development proposal.
(See their comments in the memo on page 21.) They have classified the wetland on proposed
Outlot A as a Class Five Wetland. These are the wetlands that humans have impacted the most
and have the least diverse types of vegetation and the least community resource significance.
This wetland classification does not require a buffer area. However, the building foundations
must be at least ten feet from the edge of the wetland. The proposed grading plan would meet
the wetland ordinance requirements.
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Drainage Concerns
Several neighbors expressed concern over the potential for increased runoff and flooding due to
this development. The city should require that the applicant's grading/drainage plan ensures that
the runoff from his project will not increase the storm water flow onto any neighbor's land. Since
the last planning commission meeting, the developer's engineer provided the City Engineer with
information and calculations showing that this project will actually reduce the amount of storm
water running off of the site.
Building Design
The proposed buildings would be attractive and would fit in with the design of the existing homes.
They would have an exterior of horizontal vinyl siding with brick veneer on the fronts and the roof
would have asphalt shingles. (See the drawings on page 20.)
Landscaping
The proposed plans keep many of the existing trees around and near the wetland on the site. As
proposed, the developer would plant ten maple trees on the site, primarily at the front corner of
each unit near the driveway. The landscaping plan (page 19) also shows the proposed plantings
around each unit which will include a rose bush, day lillys and arborvitaes.
The applicant should revise the landscape plan to be consistent with Maplewood Ordinance
standards. The maple trees must be at least 2 % inches in caliper, balled and burlapped. The
plantings proposed around foundations of the units should remain on the plan. In addition to the
above, all yard areas should be sodded (except for mulched and edged planting beds).
Mr. Ackerman also is proposing to build a six-foot-high wood privacy fence along the entire south
property line. This will provide screening between the existing and proposed homes.
RECOMMENDATIONS
Ao
Approve the resolution on page 23. This resolution changes the land use plan for the
Dearborn Meadow plat and two adjacent properties on the south side of Castle Avenue,
north of Cope Avenue. This change is from M-1 (light manufacturing) to R-2 (single and
double dwellings). The city is making this change because:
1. It would be consistent with the goals and objectives of the comprehensive plan.
2. This area would eliminate the planned commercial area that would have been between
two residential areas.
3. This site is proper for and consistent with the city's policies for medium-density
residential use. This includes:
a. Creating a transitional land use between the existing Iow density residential and
commercial land uses.
b. It is on a collector street and is near an arterial street.
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c. Minimizing any adverse effects on surrounding properties because there would be
no traffic from this development on existing residential streets.
4. It would be consistent with the proposed zoning and land uses.
Approve the resolution on page 24. This resolution changes the zoning map for the
Dearborn Meadow plat and two adjacent properties on the south side of Castle Avenue,
north of Cope Avenue. This change is from M-1 (light manufacturing) to R-2 (single and
double dwellings). The reasons for this change are those required by the city code and
because the owner plans to develop this part of the property for double dwellings.
Co
Approve the resolution on page 26. This resolution approves lot area and lot width
variances for each lot in Dearborn Meadow. The city is approving these variances because:
There is an unusual hardship. A homeowners' association will own and maintain the
land that the developer would normally use to meet the lot area and frontage
requirements.
2. This variance would meet the intent of the ordinance since the project would meet the
city's density requirement.
3. Maplewood has approved the same variance for the Holloway Pond Town House
developments at Holloway Avenue and Beebe Road.
Do
Approve the Dearborn Meadow preliminary plat (received by the city on March 31,2000).
The developer shall complete the following before the city council approves the final plat:
1. Sign an agreement with the city that guarantees that the developer or contractor will:
a. Complete all grading for overall site drainage, complete all public improvements and
meet all city requirements.
b.* Place temporary orange safety fencing and signs at the grading limits.
c. Pay the city for the cost of traffic-control, street identification and no-parking signs.
Provide all required and necessary easements (including ten-foot drainage and utility
easements along the front and rear lot lines of each lot and five-foot drainage and
utility easements along the side lot lines of each lot).
e. Cap and seal any wells on site.
Have NSP install a street light at the intersection of Castle Avenue and the proposed
private driveway (Castle Place). The exact location and type of light shall be subject
to the city engineer's approval.
go
Install permanent signs around the edge of the wetland buffer easement. These
signs shall mark the edge of the easements and shall state that there shall be no
mowing, vegetation cutting, filling, grading or dumping beyond this point. City staff
shall approve the sign design and location before the contractor installs them. The
developer or contractor shall install these signs before the city issues building permits
in this plat.
h. Install survey monuments along the wetland boundaries.
2.* Have the city engineer approve final construction and engineering plans. These plans
shall include grading, utility, drainage, erosion control, tree, and street plans. The plans
shall meet the following conditions:
a. The erosion control plans shall be consistent with the city code.
b. The grading plan shall:
(1)
Include proposed building pad elevation and contour information for each home
site. The lot lines on this plan shall follow the approved preliminary plat.
(2) Include contour information for all the land that the construction will disturb.
(3) Show housing pads that reduce the grading on sites where the developer can
save large trees.
(4) Show the proposed street grades as allowed by the city engineer.
(5) Include the tree plan which:
· Shows where the developer will remove, save or replace large trees. This
plan shall include an inventory of all existing large trees on the site.
· Shows no tree removal beyond the approved grading and tree limits.
Show drainage areas and the developer's engineer shall provide the city
engineer with the drainage calculations. The drainage design shall
accommodate the run off from the surrounding areas. The undeveloped parcel
to the east of this site shall have unrestricted access to the storm sewer with a
capacity to accommodate post development run off.
c. The street and utility plans shall show the:
(1) Water service to each lot and unit.
(2) Repair of Castle Avenue (street and boulevard) after the developer connects to
the public utilities and builds the private driveways.
(3)
Design of the sanitary sewer allowing for the unrestricted access to the sanitary
sewer in the development from the undeveloped properties adjacent to the site
(primarily to the east).
3. Paying for costs related to the engineering department's review of the construction
plans.
4. Change the plat as follows:
a. Add drainage and utility easements as required by the city engineer.
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o
b. Show drainage and utility easements along all property lines on the final plat. These
easements shall be ten feet wide along the front and rear property lines and fivefeet
wide along the side property lines.
c. Label the private street as Castle Place and label Castle Street as Castle Avenue on
all plans.
d. Label the common area as Outlot A.
e. Provide easements to allow for unrestricted access to the storm sewer, sanitary
sewer and water main in the development from the undeveloped parcel to the east.
Secure and provide all required easements for the development including any off-site
drainage and utility easements.
The developer shall complete all grading for public improvements and overall site
drainage. The city engineer shall include in the developer's agreement any grading that
the developer or contractor has not completed before final plat approval.
If necessary, obtain a permit from the Ramsey-Washington Metro Watershed District for
grading.
If the developer decides to final plat the preliminary plat, the director of community
development may waive any conditions that do not apply to the final plat.
Submitting the homeowner's association bylaws and rules to the director of community
development. These are to assure that there will be one responsible party for the
maintenance of the private utilities, driveways and common areas.
*The developer must complete these conditions before the city issues a grading permit
or approves the final plat.
Approve the plans date-stamped March 31, 2000 (site plan, landscape plan, grading and
drainage plans and building elevations) for Dearborn Meadow. The city bases this approval
on the findings required by the code. The developer or contractor shall do the following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Complete the following before the city issues a building permit:
Have the city engineer approve final construction and engineering plans. These
plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and
driveway and parking lot plans. The plans shall meet the following conditions:
(1) The erosion control plan shall be consistent with city code.
(2) The grading plan shall:
(a) Include building, floor elevation and contour information.
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(b) Include contour information for the land that the construction will
disturb.
(c) Show sedimentation basins or ponds as may be required by the
watershed board or by the city engineer.
(3)* The tree plan shall:
(a) Be approved by the city engineer before site grading or tree removal.
(b)
Show where the developer will remove, save or replace large trees.
This plan shall include an inventory of all existing large trees on the
site.
(c)
Show the size, species and location of the replacement trees. The
deciduous trees shall be at least two and one half (2 ~) inches in
diameter and shall be a mix of red and white oaks and sugar maples.
(d) Show no tree removal beyond the approved grading and tree limits.
(4) All the parking areas and driveways shall have continuous concrete curb and
gutter except where the city engineer decides that it is not needed.
(5)
There shall be no parking on either side of the 24-foot-wide driveway (Castle
Place). The developer or contractor shall post the driveways with no parking
signs to meet the above-listed standard.
b. Submit a certificate of survey for ail new construction and have each building staked
by a registered land surveyor.
c. Submit a revised landscape plan to staff for approval which incorporates the following
details:
(1) All trees would be consistent with city standards for size, location and species.
(2)
Planting (instead of sodding) the disturbed areas around the wetland with native
grasses and native flowering plants. The native grasses and flowering plants
shall be those needing little or no maintenance and shall extend at least four
feet from the ordinary high water mark (OHWM) of the pond. This is to reduce
maintenance costs and to reduce the temptation of mowers to encroach into the
pond.
(3) The maple trees must be at least 2 % inches in caliper, balled and burlapped.
(4) The plantings proposed around the front of the units shown on the landscape
plan date-stamped March 31, 2000, shall remain on the plan.
(5)
In addition to the above, all front side and rear yard areas shall be sodded
(except for mulched and edged planting beds and the area within the wetland
easement).
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(6) No landscaping shall take place in the Castle Avenue boulevard and the
boulevard shall be restored with sod.
d. Present a color scheme to staff for approval for each building.
3. Complete the following before occupying each building:
a. Replace property irons that are removed because of this construction.
b. Restore and sod damaged boulevards. Sod all landscaped areas except for the area
within the easement which may be seeded.
c. Install continuous concrete curb and gutter along all interior driveways and around all
open parking stalls.
d. The developer or contractor shall:
(1) Place temporary orange safety fencing and signs at the grading limits.
(2) Remove any debris or junk from the site.
e. Put addresses on each building for each unit.
f. Provide driveway turn arounds for Lots 1 and 2 on Castle Avenue.
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
The city receives cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 200 percent of the cost of the unfinished work. Any unfinished
landscaping shall be completed by June 1 if the building is occupied in the fall or
winter, or within six weeks of occupancy if the building is occupied in the spring or
summer.
c. The city receives an agreement that will allow the city to complete any unfinished
work.
5. All work shall follow the approved plans. The director of community development may
approve minor changes.
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CITIZENS' COMMENTS
I surveyed the owners of the 30 properties within 350 feet of this site.
the proposal, 1 objected and 1 had comments.
Of the 3 replies, I was for
For
1. Agree that duplexes are better than manufacturing. Heavy traffic in the neighborhood now,
keep the entrance to the new development in Castle. Are these rentals? Would prefer non-
rentals.
Objections
1. No - please see in your files about drainage problems and building over a natural holding pond
- you have all previous maps and letters - also please see your topo maps. (Themnes - Castle
Avenue)
Also see the letter from Jack Swenson on page 22 for additional comments.
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REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 2.11 acres
Existing land use: Vacant
SURROUNDING LAND USES
North:
South:
West:
East:
Home Depot across Highway 36
Single and double dwellings on Cope Avenue
Houses on Castle Avenue
Houses on Castle Avenue
PLANNING
Existing Land Use Plan designation: M-1 (light manufacturing)
Existing Zoning: M-1 (light manufacturing)
Proposed Land Use and Zoning: R-2 (single and double dwellings)
Findings for Rezoning
Section 36-485 of the zoning code requires that the city council make the following findings to
rezone property:
1. The proposed change is consistent with the spirit, purpose and intent of the zoning code.
The proposed change will not substantially injure or detract from the use of neighboring property
or from the character of the neighborhood, and that the use of the property adjacent to the area
included in the proposed change or plan is adequately safeguarded.
3. The proposed change will serve the best interests and conveniences of the community, where
applicable, and the public welfare.
The proposed change would have no negative effect upon the logical, efficient, and economical
extension of public services and facilities, such as public water, sewers, police and fire protection
and schools.
Findings for Variance Approval
State law requires that the city council make the following findings to approve a variance from the
zoning code:
1. Strict enforcement would cause undue hardship because of circumstances unique to the property
under consideration.
2. The variance would be in keeping with the spirit and intent of the ordinance.
"Undue hardship," as used in granting of a variance, means the property in question cannot be put
to a reasonable use if used under conditions allowed by the official controls. The plight of the
landowner is due to circumstances unique to his property, not created by the landowner, and the
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variance, if granted, will not alter the essential character of the locality. Economic considerations
alone shall not constitute an undue hardship if reasonable use for the property exists under the
terms of the ordinance.
Application Date
The city received all the application materials for this request on March 31, 2000. State law requires
the city to take action on this request by May 31,2000, unless the applicant agrees to a time
extension.
p:sec 1 l\dearborn.mem
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Land Use Ptan (Existing)
4. Land Use Plan (Proposed)
5. Proposed Preliminary Plat
6. Proposed Utility Plan
7. Proposed Landscape Plan
8. Building Elevations
9. Watershed District Comments
10. Letter from Jack Swenson date-stamped 4-3-00
11. Land Use Plan Change Resolution (M-1 to R-2)
12. Rezoning Resolution (M-1 to R-2)
13. Lot Area and Lot Width Variance Resolution
14. Project Plans (separate attachments)
12
Attachment 1
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NORTH SAINT` PAUL
O' 1700' 3400'
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LOCATION MAP
13
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NORTH SAINT PAUL
Attachmen~.2
-1~411'~4~ ~--~-~-~- COPE AVENUE
APPLICANT'S SITE
--17
AVE -~-- re_m!
--'
o~ , Zll
KEY
= SINGLE DWELLINGS
, R2 = SINGLE AND DOUBLE DWELLINGS
R3 = MULTIPLE DWELLINGS
BC -- BUSINESS COMMERCIAL
= LIGHT MANUFACTURING
LAURIE
PROPERTY LINE / ZONING MAP
.;.;;,..,; STAFF PROPOSED ZONING AND LAND USE PLAN CHANGE
14
y 36
.Frost
I
~ch&n
rincipal
M-1
~'~)'-' m".'.- C6unt
KEY
,
R1 = SINGLE DWELLINGS
R2 = SINGLE AND DOUBLE DWELLINGS
R3(M) -- MEDIUM DENSITY
RESIDENTIAL
R3(H) = HIGH DENSITY RESIDENTIAL
LBC = LIMITED BUSINESS COMMERCIAL
IVll = LIGHT MANUFACTURING
W = WATER
LAND USE MAP
(EXISTING)
15
Attachment 3
arterial
Attachment 4
~jar
y 36
.Frest~
"l-
e~'chan
G 3¢
rincipal
M-1
R2
arterial
O
I-2 ·
'~ KEY
.---_ Ri = SINGLE DWELLINGS
~* R2 = SINGLE AND DOUBLE DWELLINGS
~u R3(M) = MEDIUM DENSITY RESIDENTIAL
' R3(H) = HIGH DENSITY RESIDENTIAL
LBC = LIMITED BUSINESS COMMERCIAL
M1 = LIGHT MANUFACTURING
~ W = WATER
Attachment-.5
56
GRAPHIC SC ALIt.
T:',',:! T r 'l i
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Attachment 6
HIGHWAY 36
ASTLE STREET
1.<
17 18
6
5
3
25 26
17 18 I
.... ~' Attachment 7
LIJLI JLI]
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19
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Attachment 8
ii":
MIKE ACKERMAN CONST.
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20
PJ,P.
Attachmnet 9
Date:
Applicant:
Re:
Michael Ackerman
Dearborn Meadows
Permit No. 00-12
Dear Applicant:
Thank you for submitting your grading and erosion control plan to the District for review. The Watershed District
staff has reviewed the plans for consistency with the policies and goals of the Watershed District. The following are
changes to your plans which the staff feels are necessary for your project. The staff will be recommending these
changes to the Watershed Board in the form of special provisions to your permit. If approved by the Board, these
changes will be required.
Special Provisions
1. All iow floors of structures adjacent to the existing wetland shall be a minimum of two feet above the
l O0-year flood elevation for that wetland. Drainage calculations supporting this elevation shall be
submitted to the District for review. All Iow floor elevations shall also be a minimum of 1 foot above the
overland overflow elevation of the wetland.
2. Identify the path and final destination of any overflows from the wetland. The wetland shall contain all 100
year flows without overtopping
cc~t~
21
Attachment 10
April 2, 2000
Kenneth R. Roberts, Associate Planner
Office of Community Development
City of Maplewood
1830 East County Road B
Maplewood, MN 55109
Dear Mr. Roberts
This letter is a follow-up to our brief meeting on March 30, 2000 about changing the zoning on
Castle Avenue to allow a high density residential development.
I have met with some of the surrounding homeowners and the Director of Maplewood Care
Center. We have concerns about the potential danger to pedestrians on Castle Avenue. There
are children using the street every day now, either walking or on bicycles. The residents of
Maplewood Care Center also use it. They are old and walk with canes and walkers.
Wheelchairs are common on Castle Avenue in the summer time. There are no sidewalks for
them to use and the roadway is very narrow. There are no present plans to provide sidewalks
either.
We also have concerns about introducing ten families in such a small location, with no
provisions for providing recreational areas for children. There are no parks in that area. There
will only be a fenced swamp.
Creating this dense of a situation where there is potentially twenty cars or more using a dead end
street approximately 300 feet long and ending at Castle Avenue, raises concerns about child
safety that are unlgnorable. We believe any change in zoning should only allow single-family
homes.
I will attempt to schedule a meeting with you at your convenience to discuss our other concerns.
Any written correspondence you have on this subject should be sent to Jack Swenson at 5241 -
130th Street North, White Bear Lake, Minnesota 55110. The telephone number is (651) 429-
8231. We thank you for any consideration you give this matter.
ack E. Swenson
930 Castle Avenue
Maplewood, MN 55109
22
Attachment 11
LAND USE PLAN CHANGE RESOLUTION
WHEREAS, Mike Ackerman and Maplewood City Staff proposed a change to the city's land use
plan from M-1 (light manufacturing) to R-2 (single and double dwellings).
WHEREAS, this change applies to:
Lots 16 and 17, Block 6, Lots 27, 28, 29 and the east half of Lot Z6, Block 7, Lots 1, 2, and 3,
Block 10, Lots 14 and 15, Block 11, all in Dearborn Park, together with adjacent alleys and
streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to
be known as Lots 1-10 of the proposed Dearborn Meadow)
2. Lots 18 through 22, Block 6, Lots 9 through 13, Block 11, all in Dearborn Park, together with
adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County, MN.
3. Lot 4 and the east half of Lot 5, Block 7, all in Dearborn Park, in Section 11, Township 29,
Range 22, Ramsey County, Minnesota
WHEREAS, the history of this change is as follows:
On April 17, 2000, the planning commission held a public hearing. The city staff published a
hearing notice in the Maplewood Review 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 tabled action on this request until a later meeting.
On May 15, 2000, the planning commission again considered this request. The planning
commission gave everyone at the meeting a chance to speak and present written statements.
The planning commission recommended that the city council . the plan amendment.
3. On ,2000, the city council discussed the proposed land use plan change. They
considered reports and recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described change
for the following reasons:
1. It would be consistent with the goals and objectives of the comprehensive plan.
2. This area would eliminate the planned commercial area that would have been between two
residential areas.
3. This site is proper for and consistent with the city's policies for medium-density residential use.
This includes:
a. Creating a transitional land use between the existing Iow density residential and commercial
land uses.
b. It is on a collector street and is near an arterial street.
c. Minimizing any adverse effects on surrounding properties because there would be no traffic
from this development on existing residential streets.
4. It would be consistent with the proposed zoning and land uses.
The Maplewood City Council adopted this resolution on
,2000.
23
Attachment 12
RESOLUTION: ZONING MAP CHANGE
WHEREAS, Mike Ackerman proposed a change to the zoning map from M-1 (light
manufacturing) to R-2 (single and double dwellings).
WHEREAS, Maplewood City Staff proposed a change to the zoning map from M-1 (light
manufacturing) to R-2 (single and double dwellings) for two undeveloped parcels adjacent to the
proposed development.
WHEREAS, these changes apply to the undeveloped property on the south side of Castle
Avenue, north of Cope Avenue.
WHEREAS, the legal description of these properties are:
Lots 16 and 17, Block 6, Lots 27, 28, 29 and the east half of Lot 26, Block 7, Lots 1, 2, and 3,
Block 10, Lots 14 and 15, Block 11, ali in Dearborn Park, together with adjacent alleys and
streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to
be known as Dearborn Meadow)
Lots 18 through 22, Block 6, Lots 9 through 13, Block 11, all in Dearborn Park, together with
adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County.
Lot 4 and the east half of Lot 5, Block 7, all in Dearborn Park, in Section 11, Township 29,
Range 22, Ramsey County, Minnesota.
WHEREAS, the history of this change is as follows:
1. On May 15, 2000, the planning commission recommended that the city council this
change.
2. On .., 2000, the city council held a public hearing. The city staff published a notice in
the Maplewood Review and sent notices to the surrounding property owners. The council gave
everyone at the headng an opportunity to speak and present written statements. The council
also considered reports and recommendations from the city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
change in the zoning map for the following reasons:
1. The proposed change is consistent with the spirit, purpose and intent of the zoning code.
2. The proposed change will not substantially injure or detract from the use of neighboring
property or from the character of the neighborhood, and that the use of the property adjacent
to the area included in the proposed change or plan is adequately safeguarded.
3. The proposed change will serve the best interests and conveniences of the community, where
applicable, and the public welfare.
The proposed change would have no negative effect upon the logical, efficient, and
economical extension of public services and facilities, such as public water, sewers, police
and fire protection and schools.
24
5. The owner plans to develop this property for double dwellings.
The Maplewood City Council adopted this resolution on
,2000.
25
Attachment 13
LOT AREA AND LOT WIDTH VARIANCE RESOLUTION
WHEREAS, Mike Ackerman of Mike Ackerman Construction applied for variances from the
zoning ordinance.
WHEREAS, these variances apply to the Dearborn Meadow development plan the city received
on March 31, 2000. The legal description is:
Lots 16 and 17, Block 6, Lots 27, 28, 29 and the east half of Lot 26, Block 7, Lots 1, 2, and 3,
Block 10, Lots 14 and 15, Block 11, all in Dearborn Park, together with adjacent alleys and
streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to
be known as Lots 1-10 of the proposed Dearborn Meadow)
WHEREAS, Section 36-88 of the Maplewood Code of Ordinances requires that each double
dwelling lot have at least 12,000 square feet of area and at least 85 feet of lot width.
WHEREAS, the applicant is proposing lots with an area of 5,200 square feet and lot widths of 80
feet.
WHEREAS, the history of these variances is as follows:
1. On May 15, 2000, the planning commission recommended that the city council
variance.
this
The city council held a public hearing on ,2000. City staff published a notice in the
Maplewood Review and sent notices to the surrounding property owners as required by law.
The council gave everyone at the hearing an opportunity to speak and present written
statements. The council also considered reports and recommendations from the city staff and
planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
variances for the following reasons:
1. There is an unusual hardship. A homeowners' association will own and maintain the land
that the developer would normally use to meet the lot area and frontage requirements.
2. This variance would meet the intent of the ordinance since the project would meet the city's
density requirement.
3. Maplewood has approved the same variances for the Holloway Pond Town House
developments at Holloway Avenue and Beebe Road.
The Maplewood City Council adopted this resolution on
,2000.
26
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
Community Design Review Board
Thomas Ekstrand, Associate Planner
White Bear Avenue Corridor Study
May 16, 2000
INTRODUCTION
Enclosed is the final copy of the White Bear Avenue Corddor Study. Please review the
document for a discussion about possible implementation steps for the community design review
board and city council. We are asking the planning commission to do the same. Once
completed, staff will sham this information with the city council.
p:miscel~hortmem.4
Table Contents
Defining the Character
Structure 0f the Sereec
Conneaions and Linkages
Design Elements
l~enty-fiv® Year Vision
Background
The V/s/on
Gateways
Inst/~ Zones
Commerc/o/Nodes
H/stor/c D/str/m
Redevelopmem Study Areas
Sign Recmmmendati4ms
Architectural Reeommendatimns and Facade Studies
Corridor Plans
The XVhite Bear Business Association would lle to thank all those who provided the photograph:~
used/n this study The MapL-,wood Ar~ Histor/ca/Socie~, The M/nnesota H/story Center,
Blessed Sacrament Church, Bill Bruentmp, Jean T~ggs Gregory, John E. Mueller,
Joan Lyon Spies, Paula Smcek..
white
)eor ovenue study
Introducti n
Process and Approach
This conceptual planning process was funded through the White Bear Avenue
Business Association (WBABAI, with additional funds from the City of/~aplewood.
At the core of this process was a volunteer steering committee representing the
business association, residents, the City of/~aplewood planning staff, the city of
St. Paul planning staff (representing the small area plan task forcel, with assistance
from the Ramsey County traffic engineers. The committee joined with the consultant
team in meetings and workshops to review and contribute to all phases of the work.
To include the broader cgmmunity into the process, ~vo neighborhood open houses
were held, one at the early stages of the process and one near the end. The first
open house was held to gain an understanding of the biggest issues facing the
people who live and work along the corridor, providing an opportunity for those
people to shape the direction of the emerging project. The second open house
presented more refined concepts and gave community members another chance
to respond to design proposals.
The consultant team then consolidated the ideas and feedback into a conceptual
approach for the White Bear Avenue corridor.
white bear avenue study
2
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Goals and Principles
The White Bear Avenue Corridor Study seeks solutions that strengthen the businesses,
institutions and residential neighborhoods of the corridor, improves the driving and
walking experience along the avenue and enhances the physical appearance of the
street. A number of goals were established at the outset of the design study:
· Respond to the unique and variable qualities of the avenue
('~ walk through time...")
· Make the street more pedestrian-friendly and 'soften' the edges
Farmhouse moving from its original location
on White Bear Avenue in Maplewood.
Vintage architectural style typical of much
of White Bear Avenue's buildings.
The Maplewood Community Center - new
construction along the avenue.
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· Celebrate gateways and transitional spaces as 'icons' on the avenue
· Strengthen the functional and aesthetic character of the commercial areas
and improve their relationships to residential areas and transit
· Work with Ramsey County, St. Paul and Maplewood to improve
unsafe intersections
· Provide prototypical facade studies to assist businesses with
redevelopment ideas
· Improve signage, especially at the Hillcrest area
· Improve lighting and landscaping throughout the corridor
· Develop urban design recommendations for the Hillcrest/Builder's
Square area and for the 80 acre
site west of Maplewood Mall
Commercial activin' is a sign of a healflm/street.
Pedestrian comfort needs to be addressed.
Muchlof the commercial development along
the a~,enue is found in close proxim~ to
resid~tial areas.
on ~ car and ignores the pedestrian realm.
white bear avenue study ·
3
The following guiding principles (adapted to this corridor) from the St. Pac
Framework Plan are appropriate to the study of White Bear Avenue in both St. Pac
and Maplewood:
· Evoke a strong sense of neighborhood identity
· Invest in the public realm to spur private investment
· Improve connectivity between land uses and districts along the avenue
· New or renovated buildings should contribute to the overall character of the
street
· Build on existing strengths
· Preserve and enhance heritage resources
· Improve transit and multi-modal options for movement
· Create a safer street
white bear avenue study
4
Defining the Character
Structure of the Street
White Bear Avenue changes dramatically in character as one travels from Interstate
94 on the south to Interstate 694 on the north. In St. Paul, the road reflects an
ealier era, when traffic was lighter, lanes were narrower and the streetcar system
was alive and well. The Commercial nodes that are characteristic of this older
section of White Bear Avenue generally grew up around the
places where the streetcar lines intersected. The residential
community surrounded the commercial nodes, including
between nodes along White Bear Avenue. There was a
comfortable relationship between the two land uses, as each
was dependent upon the other. Land uses mixed, also, as
businesses and apartments typically occupied the second floor
above the retail establishments at grade. The street itself handled
far fewer vehicles each day, and speeds were typically slower.
East 7th Street and White Bear Avenue in 1955.
The dismantling of the streetcar system and the incremental
increase in automobile traffic forever changed the once easy-
going ambience of the older sections of White Bear Avenue.
Traffic now moves quickly and purposefully along the corridor,
connecting to freeways and major east-west routes. White Bear
Avenue is a major north-south arterial road, yet it still has narrow
lanes and residences lining it in St. Paul. It is a classic example of
how increased mobility - not with mass transit but the use of the
automobile combined with demographic and land use
changes, can forever change the nature of a street.
White Bear Avenue through St. Paul has a largely residential
and enclosed quality tol it.
As one proceeds north, the character of the avenue begins to respond to the
impact of the automobile. The Hillcrest development, state-of-the-art in the late
1950s, faces onto wider lanes and establishes a more suburban physical model,
with parking lots now set in front of commercial strip centers. There is more room ~,~ ~
for left turn lanes and land uses move further back to accommodate the increased
impact of traffic. The sidewalk lies between the street and the parking lot, often
without a landscaped buffer, creating an abysmal pedestrian experience along the
street. The message of this environment is clear: this is a place for cars, not people
on foot. White Bear Avenue near Cty Rd C.
at the turn of the century.
white bear avenue study
5
The character of White Bear Avenue ~ansforms
suburbon mc~:lel as it moves into Mo~lewood.
Moving further north, into suburban Maplewood, the
character of the street changes yet again, and again it is in
response to the impact of the car. Lanes get still wider, turn
lanes are now commonplace, sidewalks come and go, and
accommodations for landscaped edges appear, in an effort
to at least partially ameliorate the effects of high traffic
volumes and greater speeds on the street. Most of the
buildings in this section of the avenue were construded after
1980, and the sure signs of an automobile-dominated
~nvironment are apparent: parking lots are in front, lighting
is auto=oriented, buildings are set farther back from the road
and have larger signs to be seen from a greater distance, the
into a wider, morenumber and quality of transit stops is limited, and travelling
from one commercial establishment to another almost
necessitates having a car.
The charaderistics and issues at the two ends of White
Bear Avenue are, in some respeds, as different as night
and day. One is a modem suburb, with a thriving
commercial distrid. The other is an older model, struggling
to remain competitive in a mobile society. In between, at
the line between the cities, lies the hybrid environment,
also struggling to compete, but also needing, perhaps, to
re-in~nt itself and discover a new identity that will work for locals and visitors alike. Without
a dobbt, businesses and residents along the avenue share one thing in common: an
autorflobile-dominated environment and the wide variety of issues that comes with it.
Maplewood Mall prior to construction.
white bear avenue study
·
Mogren's comer, White Bear Avenue and County Rd C.
Connections and Linkages
White Bear Avenue is a primary north-south arterial through the east side of St. Paul
and Maplewood, linking Battle Creek Park at the south end to the City of White
Bear Lake at the north. The: section studied in this planning effort runs from 1-94 on
the south to 1-694 on the north. The avenue accommodates truck traffic, buses,
and high volumes of automobile traffic. In St. Paul, the street's role as a unifying
element - a "Main Street" for adjacent and nearby neighborhoods - has evolved
over time into a barrier that divides rather than unites the bordering
communities. In Maplewood, the road is designed for high traffic volumes, and
pedestrian use is minimal.
The intersections with east-west thoroughfares are extremely important components
of the avenue. The interstate crossings and Highway 36 are grade-separated, and
hostile pedestrian environments. They provide, however, opportunities to create
"gateway icons," which can inform people about the presence of the avenue and
introduce them to the character of the road and neighborhoods.
The at-grade intersections in the corridor vary in scale and type, but Ramsey County
and the St. Paul Small Area Plan is intent on improving the safety of the major
crossings in St. Paul, such as Minnehaha and White Bear Avenue, by adding turn
lanes and improving traffic control. The addition of turn lanes at these intersections
will assist traffic flow, but because of the narrow rights-of-way the widening will
require improvements on the sidewalks and at building facades, and possible
demolition of some structures.
There are other important crossings as well, such as the
Gateway Trail and the bridge over the rail lines just south
of Hazel Park Junior High School. These bridges are
dramatic punctuations along the avenue, and have
tremendous potential as Nplaces of orientation.'
Railroad bridge near Hazelwood Junior High, ca. 1928
white bear avenue study
ign Elements
Lantern s~le light f~ures similar to
the St. Paul standard.
White Bear Avenue was traditionally an important 'Main Street' for several east
side St. Paul communities. It served a number of roles successfully, accommodating a
mix of land uses, and modes of transportation. The street was an active place for
pedestrians as well. Today, those who live and work in the St. Paul portion of the
corridor are interested in calming traffic and creating a more pedestrian and
bicycle-friendly environment. There is a desire to restore some of the positive qualities
that characterized the street decades ago, a desire to create a "place" rather than
a thoroughfare.
In Maplewood, White Bear Avenue has never had the qualities of a traditional main
street. Rather, it has always been as much about movement as it has been about
creating a "place.' Land uses are more consolidated and the fabric of the road is
more disconnected. The scale and design of the roadway requires a different
design response, much more about the landscape and much less about the more
traditional "urban" streetscape elements, such as fencing, historic lighting, walls
and so forth. The "place" in Maplewood is linear, more about movement and the
automobile experience.
Many elements must work together to make the street safer, more comfortable and
inviting. The following elements and guidelines for their use are recommended for
White Bear Avenue:
Lighting is one of the most important components in a successful roadway corridor.
Lights provide safety and security and help define the character of the street. They
are especially important during the winter months. In the "urban" sect/on (St. Paul)
the light fixtures should:
· Retiect the urban, more historic character of the neighborhood
(recommended fixture is the "St. Paul Lantern" fixture)
· Relate to human scale (lower and more numerous fixtures)
* Help animate the street (visually interesting poles and optional multiple vs. single
fixtures on each pole.)
white bear avenue study
Fences are common elements along the road. Fencing helps define an area and
controls movement. It can 'effectively separate public from semi-public or private
space. The quality of fences has a significant impact on the character of the road:
chain link is functional and affordable but too often unattractive; ornamental iron is
more expensive but more timeless and visually pleasing. Fencing on White Bear
Avenue should:
· Reflect the character of the neighborhood it is passing through
(urban vs. suburban)
· Act as a unifying element on the street (commercial and residential designs
should relate but not be identical)
· Be adaptable: fencing might sit on a wall or be free-standing
A durable, high quality parking lot screen.
An example of high quality fencing
appropriate for institutional areas.
Fencing appropriate for residential
applications.
· Be constructed of high-quality and Iow maintenance materials Bridges and
bridge railings have tremendous potential as icons along the corridor. Typically
very utilitarian, the treatment of bridge facades and railings provides an opportunity
to create "gateways" into the community and "accents" along the roadway. Bridges
and railings offer the chance to involve artists in the project, and use the elements
to help identify the road and the neighborhoods along it. Bridges and railing
improvements should:
· Be well designed and constructed of durable, quality materials
· Involve local artists where feasible
· Include the interstate and Highway 36 bridges as well as the Gateway Trail
bridge and the bridge over the railroad tracks in Hazel Park
white bear avenue study
Specially paved crosswalks
increased safet? at intersections.
Paving makes the corridor safer and can add texture and character to the street. It can
help define areas for movement and resting, identify street crossings, and can clarify
public versus private space. While paving design can definitely improve the physical
environment, it is noteworthy that many great streets have no special paving patterns
at' all. Paving design should:
· First and foremost, enhance safety, such as at crosswalks and behind the
curb of the street (in the boulevard)
· Help define different spaces along the road, such as transit stops
· Be simple and easy to. maintain (snow removal, etc.)
· Be construded of "genuine" materials (brick pavers or specially scored
concrete as opposed to faux stamped concrete in a brick pattern which will
not hold up over time.)
Walls are often required where changes in grade occur and there is no room for
creating a sloped transition between ~levels. There are many types of walls available,
from pre-cast concrete systems to natural stone. Walls are very visible in the
environment; they should be:
· Constructed of high quality, . Iow maintenance materials. Longevity is important.
· Compatible with the surrounding context
· Adaptable to a range of conditions on the street
· Capable of being integrated with fencing and landscape materials
Perennial planting can be more succ~sflJI
than bluegrass in boulevards.
Street trees and landscaping help soften the urban environment and bring color,
texture and seasonal interest to the street. It is critical to design with the long-
term health of plants in mind; the corridor environment is harsh and the goal
is to have plants thrive, not just survive. Street trees will be the primary element
added to the corridor. Trees and landscaping should:
· Be hardy, primarily native
· Bring continuity, color and variety to the street
· Be more "urban" in the St. Paul portion of the road: hardy boulevard
plantings behind the curb, trees used in a more traditional boulevard
pattern
· Be more aggressively applied in the "suburban" areas: twin rows of trees
where space allows, masses of shrubs and perennials, "framed" views
of natural openings, ponds, and so forth
· Be planted in generous planting beds rather than isolated in tree grates
white bear avenue study
10
Transit stops are active public spaces. Significant bus use along White Bear
Avenue suggests that careful attention should be paid to public transportation
systems and the character, comfort and safety of transit stops. Transit stops
should be:
· Well lighted and furnished with benches, trash receptacles, etc.
· Protected from inclement weather
· Integrated with the surrounding landscape and streetscape
· Durable, well-designed and well-maintained
· Clearly identified, providing neighborhood identification (signage) and
transit schedules
Signage is an important consideration for White Bear Avenue, especially in
commercial areas. A good sign system will contribute to the friendliness and
legibility of the community. Such a system should:
· Provide a unified framework for the sign systems of the various
commercial districts (e.g. Minnehaha and White Bear, Hillcrest District, etc.)
· Standardize and codify important features of the district systems, such as
size, setback, orientation and location of signs
· Be appropriate to the district (signs on the older buildings in St. Paul
should relate to pedestrians as well as passing motorists)
· Be well designed (understated): the sign system has the potential to add
character and identification to the various districts
· Phase out old signage with new property owners and developments.
· Business owners requesting public funding for improvements will be
required to comply with signage design guidelines
.Custbm bus shelter design - Federal
Reserve Bank, Mpls.
CustOm bus shelter design - Nicollet Mall,
Exaniples of signage integrated into the
architecture of the structure.
An example of high quality signage on the
Avenue.
white bear avenue study
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Banners add color and texture to
streets.
Site furnishings and visual amenities beautify the corr/dor and provide the added
comfort that makes a place inviting and livable. Places to sit, park the bike, toss a
wrapper and buy a paper should be integrated into the design. Colorful elements
such as banners can help identify the neighborhood or commercial area.
Furnishings should:
· Be durable and well designed
· Unify and add character to the street
· Be well located to provide real benefit for those using the area
Attention to street amenities and bicyde use will improve the experience of travelling on White Bear Avenue.
Bicycle connections are important for n~ighborhood access to White Bear Avenue.
Bicycles are a serious mode of transportation for most children and teenagers.
Bicycle movement and parking should be considered and integrated into the
overall streetscape design. Design for bicycles should include:
· Development of bicycle parking areas
· Widened sidewalks to accommodate safe bicycle movement wherever possible
Maintenance, while not a design element, is perhaps the single most important
component in creating a successful public environment. A well-maintained area is
subject to far less vandalism and degradation than an area with poor maintenance.
A coordinated maintenance effort should be a high priority for the entire corridor.
Options for maintenance could include:
· Development of a Special Sen, ice District
· Funding through WBABA revenues
· Adopt-a-Block strategies with concerned neighborhood groups
12
white bear avenu~ study
The 25
r Vision
Bm:k 'oaM
White Bear Avenue is a complex street, passing through a diverse mix of
neighborhoods and land uses as it moves from 1-94 north to 1-694. The common
thread on the avenue is traffic - and lots of it. Although many comment on the
negative impact of traffic, people who live and work in the neighborhoods along
the corridor have come to rely on the road as the prime north-south route that links
them to the major crossroads. As well, traffic is an important asset to merchants
along the avenue. The avenue is used heavily by both truck traffic and transit and
the livability of the street has been slowly eroded over several decades. In
Maplewood, in contrast, the avenue successfully fulfills its role as a major arterial
route through the city serving primarily commercial uses along its edges.
The Vision
The story of White Bear Avenue is one of diversity and change. It will continue to
evolve in the future, but focused and directed change can restore and revitalize
those elements that historically made the avenue a welcoming place for those who
live and work nearby.
The vision for White Bear
Avenue describes an adive,
thriving street. Traffic will
continue to move through
the corridor, but the design
treatment of the edges of
the road in the St. Paul sec-
tion will focus on calming the
traffic and creating a
much safer and more
inviting pedestrian realm.
Sidewalks will be wider,
where possible, and boulevard strips (between the sidewalk and curb) will contain
well-tended landscaping (or decorative paving in commercial areas), new trees, as
well as historic lighting, improved signage and comfortable transit stops. Street
crossings at the major intersections are designed to make the intersection safer and
more attractive.
white
rear avenue study
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In Maplewood, the
avenue will become
much more parkway-like,
less defined by the parking
lots and mix of land uses
(strip malls to "big-box"
retail to residential) at its
edge and more defined
by the landscape elements
and lighting that reinforce the lineadty of the street itself. Boulevard trees (in
double rows where space allows), new lighting, large masses of shrubs and perennials
at key intersections, combined with framed views into the "natural" pockets along
the road will create a much more beautiful driving experience. Well designed transit
stops and an improved "bbb" at Maplewood Mall will encourage use of the bus.
The sidewalks will be continuous along the avenue and well-connected back into
the adjacent neighborhoods and commercial districts.
Public and private re-investment in the corridor will
bring new life to the older commercial nodes in
St. Paul, through such approaches as facade
improvements, coordinated, well designed sign systems,
lighting, paving, and shared parking strategies. In
the residential areas, the use of terraced walls, well-
detailed fences, new lighting, planted boulevards
and improved landscaping will bring a softer, more
residential quality to the street.
In the transitional commercial areas, such as
Hillcrest, land use changes will combine with new
signage strategies, lighting and landscaping to
create a much more intimate - and less auto-dominated
- physical environment. The car will be accommodated,
but new commercial buildings will be built closer to the street, with parking and
other land uses, such as offices, occupying the space behind.
Re-establishing an inviting and safe pedestrian realm, which is absent from Hillcrest
today, will transform this site into a more distinctive shopping district.
white bear avenue study
14
The concept for White Bear Avenue responds to the range of personalities of
the roadway. The following elements comprise the concept plan:
Gateways
This study has identified several gateways, located at the south end of the
study area (at Interstate 94), the intersection with Minnesota State Highway
36, the north end (at Interstate 1-694) and the bridge over the train tracks at
Ames Street. All gateways occur at bridges or viaducts. The bridges all have
very utilitarian designs and are lacking unique identities. All sites have
significant area available for landscape improvements.
The concept calls for re-developing the gateway bridges as major features in
the corridor. Redesigned concrete walls and piers, railings and lighting can
combine to create more meaningful, elegant and engaging pieces of public
infrastructure. In downtown St. Paul, bridges over i-94 were re-designed with
much more a~tention to detailing, giving them a more refined appearance
and a "sense of place" in the Capitol district. In Minneapolis, older freeway
bridge railings are being replaced with new railings that reflect the historic
"wave" railings found in the city. The re-design of the "gateway" bridges should
recall the history of White Bear Avenue and the neighborhoods that exist
along it. They are an excellent opportunity for the involvement of public artists
from the area, who can contribute meaningful ideas and designs to these
important public infrastructure elements.
One ~f three highway bridges along the cor-
ridor, i
Existirfg bridges are strictly utilitarian, lacking
in chfiracter.
Ci~/df Minneapolis' standard bridge railing.
white bear avenue study
15
Imtitut/ona/Zones
Two districts in the corridor have been identified as Institutional Zones. The first,
located at the intersection of White Bear Avenue and 3rd Street, is actually a mix
of institutional and commercial uses framing the intersection. A large open lot with
a high fence serves as a recreational area. The intersection lacks cohesiveness and
a sense of place.
The plan calls for strengthening the presence and visual' attractiveness of this
node using double headed pedestrian scale light fixtures (the St. Paul Lantern)
a block north and south of the intersection, as well as east and west for one
block on 3rd Street. Additional streetscape elements, including segments of
fencing and landscaping will soften the parking lots at the commercial buildings.
Modifications to the high fence are also recommended. Public artists should
be engaged to participate in the design development.
The second institutional zone is located in the Hazel Park neighborhood,
including Ames School to the south and Hazel Park Junior High to the north
and includes Blessed Sacrement Church and School, and the Masonic
Temple. The railroad bridge climbs in elevation, visually and physically
separating the two areas.
The plan suggests that the entire zone should be unified, using a variety of
approaches. First and foremost, it calls for the use of the double fixture
pedestrian-scale light fixture from Ames on the south to Maryland on the north.
The bridge itself should be perceived as an important icon on the road, a point of
transition and a unifier rather than a dividing element. The accent lighting should
cross the bridge, highlighting its form and celebrating its structure. New railings
and side walls could add still another level of detail and interest to the bridge.
The two schools have available land for improved landscaping and an integrated
"artsign," which would identify the institutions in a very unique and engaging way.
The landscape/sign combination could involve public artists and students from the
schools.
white bear avenue study
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In many respects, the commercial nodes are the most important visual and
structural components of White Bear Avenue. As noted earlier (see "Structure of the
Streel"), the character of the commercial nodes changes as one moves along the
avenue. The small, "streetcar" districts in St. Paul have all suffered from varying
degrees of disinvestment as larger strip malls and shopping areas have been
developed. The larger shopping center in the St. Paul area, at Hillcrest, has
become dated and less able to compete as some of the important tenants have
moved on and as the newer, state-of-the-art suburban retail areas have come
online.
The Maplewood segment of White Bear Avenue is heavily dominated by commercial
uses and, with the exception of some of the more dated strip malls, is a reasonably
successful single-use district.
The plan addresses several commercial districts. The
first, at Minnehaha Avenue and White Bear Avenue,
is sbted for widening to include blt turn lanes on
White Bear. The plan responds to the heavy traffic
at the intersection as well, suggesting the double
fixture St. Paul Lantern, well designed crosswalks,
interchangeable fabric banners that provide
neighborhood identification as well as color and
movement, iron fencing for added pedestrian safer,/
and use in conjunction with plantings to screen
parking, and brick paving in the boulevard areas
where there is not enough width for tree planting. Adding
street trees where gaps exist is also recommended.
Intersection of White Bear Avenue add Minnehaha with redeveloped florist
on northeast comer and expanded p~. rking for Italian Oven
At Seventh Street, a similar palette of materials should be used. In addition, a parking
strategy should be developed that encourages shared parking for all businesses in
the area, to consolidate and beautify the node, make it easier to park and shop at
the stores, and to reduce the visual impact of surface parking on the area.
The Hillcrest commercioJ distrid is an auto-oriented shopping center, and a much
larger node, stretching from Sherwood Avenue at the south to Larpenteur Avenue
at the north. The district is a hybrid, with some stores fronting diredly onto the
sidewalk, while others are set back, creating a potentially pedestrian-friendly "front
yard" space that accommodates landscaping, seating areas, and so forth.
The Hillcrest Center evolved as a series of separate buildings joined in a mall-like set-
white
Hillcrest Shopping Center, ca. 1958
~ear avenue study
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Hillcrest Center before improvements.~
Hillcrest Center after improvements.
ting, but with separate entries and
identities. Parking is located between
the mall and the street, ~/pical of similar
commercial developments built in the
late 1950s and 1960s. The west side
of White Bear Avenue contains a varie~/
of commercial uses, including a former
restaurant, but the combination of
varying setbacks from the street,
interspersed surface parking lots and
competing signage result in a poor
street edge and a visually chaotic
environment.
The plan recommends the use of double
Across Hillcrest Center before improvements. Across Hillcrest Center after improvements, fixture lighting, improved landscaping,
colorful banners identifying the shopping district, added street trees and well-
developed pedestrian crosswalks. Screening of parking, and separating parking
from the sidewalk as much as is feasible, is also recommended to create a more
comfortable pedestrian zone.
'Natural window' south of Gateway
Natural ' X/indow s
Trail 'Natural window" north of Gateway Trail
There are a number of sites in
Maplewood that provide the unique
opportunity to observe wildlife,
wetlands, natural vegetation and so
forth. The plan suggests that these
areas are important facets of the
avenue, and should be celebrated and
accented. Where the opportunities
occur, landscape strategies should "frame" key views and augment the existing
landscape with additional plantings. Such sites occur just north the Gateway Trail
Bridge, on both sides of the road, and north of County Road C, on the east side
of White Bear.
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Suburban Edges
The physical, cultural and visual character of White Bear Avenue changes as one
move north into Maplewood. The road itself was designed to handle much greater
volumes of traffic, and does so very successfully. The experience is a linear one,
most often experienced by the driver heading to a store, theater, restaurant, etc.
The views are of buildings (or the mall) set back from the road, with parking in the
foreground. In some cases, a berm has been developed to soften the transition
between the road and the commercial districts.
The plan recognizes the innate
q uo,i o, W
strong design response that is ':~ ~.i
essentially dependent upon light .~. ' ' '
and landscape. New light fixtures,
with a more contemporary charader
than those used south of Larpenteur, should create a unique character and "mood"
along the avenue. Aggressive landscaping, including boulevard trees (hardy
maples) - in double rows where space allows - and a variety of shrub masses to
screen parking areas, wil~ enhance the linearity of the driving experience. Where
feasible, median plantings should be introduced. Raised planters with prairie grasses
and wildflowers are suggested due to their durability and beauty. Other elements
could augment the landscape foundation for the street, including Iow stone walls.
In addition to the bridges that have been identified as important opportunities for
re-design, there are other icons that should be identified and celebrated along
White Bear Avenue. Two, in particular, provide major ~oca~ points. The Ramsey
County Farmstead is an historic complex that has ~ong been an important landmark
on the avenue. It speaks to the history of the road, but also of the entire area. The
farmstead must be protected and celebrated, and remain accessible, both visually
and physically, from the avenue.
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Ramsey County farm ca. 1935.
Gas Station at White Bear Avenue andi7th St.
ca. 1936
The second important feature, located just north of the farmstead, is the
Gateway Trail, also known as the Willard Munger Trail after the Minnesota
legislator who saw the potential for converting this abandoned rail corridor
into a regional recreational trail. Munger worked tirelessly for its development.
The trail, which will eventually connect St. Paul to Duluth, symbolizes the
interconnectedness of communities across the state and the ingenuity of
adapting one system of movement to another ("rails to trails"). The crossing
point of the trail could be better identified and celebrated.
Historic Distr ts
White Bear Avenue connects many neighborhoods as it moves through
Maplewood and St. Paul. As mentioned earlier, travelling north from 1-94 is
an experience of moving through time. There are many jewels along the
Avenue that should be preserved and highlighted. Among these jewels is the
Hazel Park Neighborhood.
The Hazel Park Neighborhood was an original commuter rail suburb, named
for the wild hazel bushes that grew in the area. The district is home to buildings
such as Ames School, the former Hazel Park commercial club, presently home
to the Camel Club, and many traditional turn of the century homes including
the Schneider house. The Schneider house is listed on the National Register
of Historic Places.
The Owen Residence near Ames Street.
ca. 1906.
1023 White Bear Avenue today.
As part of the White Bear Avenue improvements, this district could be identified
in a special way. Banners could be used to identify the area. Small hanging
signs could be designed to attach to the street signs in the area, identifying
it as a district. Also, as open lots occur along the Avenue, they could be
planted into gardens, and the hazel bush could be highlighted and used as
a district-wide landscaping theme.
There have been historical accounts about the once-suburb turned city over
the years. Celebrating this history will add to the overall enrichment and
experience of the Avenue.
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Redevelopment Study Areas
Two large sites were studied in greater detail as part of this
project. Both are located in Maplewood, but one, the Builder's
Square site, is located on the border with St. Paul, and is
arguably a part of the Hiilcrest commercial node.
The site once housed a Builder's Square store in a very large
building with an equally large parking lot. The building
appears completely incompatible with the adjacent community
just to the east especially because the service side of the building
faced the neighborhood. Ironically, residents actually appreciate
how the structure reduced the impact of White Bear Avenue
and its commercial establishments on their neighborhood.
The long range recommendation for the site suggests that
North Saint Paul Road would be diverted along Ripley,
eliminating the angled intersection with White bear Avenue
and creating more developable blocks north of Larpenteur.
These more developable blocks would contain commercial
that is oriented towards White Bear Avenue. The former
Builders Square building is slated for re-use as a church with
~ possible accessory community uses including children's day
..... care, and classrooms. Other possible uses include a book-
store or small cafe owned by the church.
Over time, the commercial areas currently existing along
White Bear Avenue and North St. Paul Road are redeveloped
to focus on the avenue. This creates a contiguous corridor of
commercial use that works together from the Hillcrest
Shopping Center, to the newly developed commercial north of
Larpenteur. The commercial and residential uses along
Larpenteur Avenue, east at White Bear Avenue mirror each
other block by block. This knits these two districts together,
creating a more understandable neighborhood that supports
community living.
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{Larger image viewable on pages 38,39).
The second site is located immediately northwest of Maplewood Mall. An 80 acre
parcel, this study area is currently occupied by an old homestead, with two ponds
and extensive stands of evergreens and deciduous trees. The site is lovely, and valuable
because it is zoned for commercial use and because of its proximity to the mall.
The recommendation suggests that the site is a pivotal piece of property in the
community. There have been commercial failures in the area, and the site actually
presents a unique opportunity to develop a mixed-use district,
with housing, office use and commercial development.
A concurrent market study corroborates the high potential of
the site for a blend of uses. This study recommends the
development of housing (varying types, for varying incomes and
populations) on the western and northern portions of the site,
extending west into the adjacent 80oacre parcel. Commercial
and office uses would be developed to the south and east,
relating to existing land uses. The large pond would be
retained as an amenity for the office workers. New streets
would link the mall to Hazelwood Avenue on the west, providing
a new network of roads to access and depart the mall. A new
north south street, already visible between the hospital/clinic site and the commer-
cial strip mall just to the east, would connect north to County Road D. The system
of streets would provide reasonable access throughout the new district. The location
of an expanded new park and r~de facility on the southwest corner of Maplewood
Mall will further transit connections to the broader community.
A transmission line crosses the site, and standard procedure suggests that the area
within this easement should not be developed. The opportunity exists, however, to
develop a marvelous open space corridor that would have a trailhead close to the
mall and extend west to the trail that will eventually link to White Bear Lake, Hugo
and points north with the Gateway Trail to the south. This immediate access to a
regional trail system is becoming an important selling point for new housing,
whether for seniors, young, entry level home buyers, or renters. The site cleady
presents a wonderful opportunity for the development of an integrated, mixed-use
community.
This redevelopment will impact the existing traffic congestion at White Bear Avenue
and Interstate 694. Further study needs to be done on possible linkages to Highway
61 and County Road D. This connection 'to Highway 61 is imperative to the
success of any further development on this site.
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I
i ign
', mmendations
Visitors to White Bear Avenue are bombarded by a cacophony of signs. With their
dissonant colors, shapes, heights, and lettering, the avenue's signs lose their
readability and function. Business owners and residential neighbors alike have
concluded sign guidelines are necessary to improve the avenue's character and the
unique spatial and architectural conditions of its commercial districts.
A good sign system will contribute to the friendliness and legibility of the community.
Such a system should:
· Provide a unified framework for sign systems ot the various commercial districts
le.g. Minnehaha and White Bear, Hillcrest District, etc.);
· Standardize and codify important features of the district systems, such as size,
setback, orientation and location of signs;
· Be appropriate to the district (signs on the older buildings in St. Paul should
relate to pedestrians as well as passing motorists);
· Be well designed (understated): the sign system has the potential to add to the
character and identification of the various districts; and
· Provide clear identification of the avenue's businesses.
The White Bear Avenue Signage Guidelines have been developed to support these
objectives:
Corridor Wide Guideline ....
· Design banners with a common shape along the corridor, patterns could be
reflective of neighborhood designation
· Use Business signs to inform customers of the types and locations of businesses,
not to advertise products.
Sign Placement Guidelines...
· Design new buildings so that signage is integral or has a specific place on the
building
· Never cover windows or architecturally significant details with signage
· Orient only one sign per business to the street
white
Kroger Foods, sign incorporated into
building
MidAmerica Bank - reuse of sign
Hillcrest State Bank, integrated into
building
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Sign Guidelines by Type ....
Roof Signs
* Use roof signs only to match rooflines and unify signbands on adjacent
buildings. Roof signs should not be used for advertising
Grouped Signs
· Use grouped signs to identify businesses that have no direct access from the side
walk. Place signs within a common framework.
Painted Signs
· Painted permanent window signs should occupy no more than 10 percent of the
window area.
° Signs painted directly on buildings are prohibited.
Temporary Signs
· Do not use temporary or trailer signs.
Pole Signs
· Use pole signs only with buildings that are occupied by a single business and
that have a setback from the street right-of-way greater than 35 feet. Pole signs
should use as little structure as possible. Structural elements of the sign should
be painted black and the highest point on a pole sign shall be no more than 20'
above grade.
Ground Signs
· Use ground signs only when a building is set back from the street right-of-way
more than 35 feet. Place ground signs parallel to the street.
· Ground signs should only be used for institutional, professional and industrial
buildings.
· Bench signs are prohibited.
While these guidelines may form the basis for revisions to the sign ordinance for
White Bear Avenue, community organizations can apply them now in decisions
regarding funding for facade improvements and businesses can incorporate them
in the design of new and replacement signs. As old signs are phased-out during a
normal business cycle and replaced with more fitting signs, White Bear Avenue's
image will become more orderly and gracious.
White Bear Avenue
de Studi
The architectural evolution of White Bear Avenue has closely followed the changes
in commercia~ activity and transportation during the twentieth century. White Bear
Avenue showcases everyday examples of the building forms and styles indicative of
this evolution and offers a linear tour of this evolution in popular culture. The five
facade studies focus on existing buildings representative o~ these changes and are
examples of recommendations developed for the renovation of existing buildings
on White Bear Avenue.
At the turn of the century, commercial establishments served the immediate
residential neighborhood and clustered around street intersections convenient to
streetcar stops and other generators of neighborhood activity, such as churches
and schools. These commercial intersections were focal points of daily life for their
neighborhoods. Sonny Heck's store at the corner of Case Avenue was a
commonplace building constructed in the early twentieth century as a dry . ~.
goods store with an upstairs meeting room, where - for a period of time o
church services were held. The original facade has been greatly altered
and a one story wing was added along the White Bear Avenue front in
the 1950s. The building is currently used as a convenience store with apart-
ments on the second floor; its original features are obscured by signs and
by alterations. The proposed renovation retums the building and its addition
to their original character. Inspired by an early photograph of the building,
the tum-of-the-century building would have new windows and storefront
designs and would be re-sided with clapboard siding and trimboards in
keeping with its original character . The 1950s addition is shown with
clerestory windows to flood the interior with natural light and a new, more
welcoming entry. While the two buidings have little in common, they can
comfortably co-exist, if the renovation sets up a sensitive relationship
between their proportions, lines, materials, and colors.
951 White Bear Avenue presently
Sonny Hecks ca, 1916
Existing convenience store.
~roposed facade renovation
Jerry's Drive-In ca, 1950's
By the middle of the century, the automobile had become "king of the
road" and White Bear Avenue responded with auto-oriented businesses.
Possibly the most memorable of these is Jerry's Drive-In, which has
operated south of Larpenter Avenue since the late 1940s. Originally
Jerry's D~ive-ln with proposed improvements.
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Existing view at Jerry's Drive-In
Minnehaha Tavern as it currently exists
Proposed improvements to Minnehah~a Tavern
Hillcrest Shopping Center, ca. 1950's~
white bear avenue study
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constructed of stone and glass with a simple, streamlined canopy,
Jerry's was a destination for the neighborhood and a place to see
and be seen. Over the years, as the interest in drive-ins waned,
the front canopied parking area was filled-in to accommodate
restaurant seating. The concrete block facade of this in-fill
presents a rather forbidding face to the avenue. With current
nostalgia for the Fifties, now is the time for a return to the open
appearance of the canopy. The illustration shows a restoration of
the open canopy for car service with a smaller walk-up
dining/take-out area. Another option would be to enclose the
canopied area in glass curtainwalls or glazed garage doors so
that year-round use of the space is possible. The remodeling of
Jerry's should recognize the Fifties kitsch element in form, detail,
lighting, and color.
During the 1970s, as Jerry's enclosed its drive-in area and as our
love affair with the automobile fell victim to a general malaise
about raising energy costs and conspicuous consumption,
Minnehaha Tavern was constructed at the intersection of White
Bear Avenue and Minnehaha. Its windowless concrete masonry
facade was a response to the era, but offers little to the street or
to the patrons silting inside. Concurrent with this study, the city
and county are considering proposals to widen White Bear
Avenue at this intersection to create safer traffic conditions. This
roadway widening will necessitate the redesign of the tavern's front
facade. This redesign presents an opportunity to reorient the
building entrance off of White Bear Avenue, to blend the building
with its landscape, and to introduce windows into the dining area.
This would enhance the dining experience while creating a more
open relationship to the street and improving on the image of the
building without obscuring its original character.
Hillcrest Shopping Center spans several decades in its construction ~
and commerce. Starting at the far-reaches of the growing suburbs ~
in the 1950s and built one storefront at a time, Hillcrest became J'"'
the retail magnet on White Bear Avenue. As times and the
development passed it by, Hillcrest has proved the adage, "Left JJJ~
alone, the Mall dies." With increasing commercial development ~
further north in Maplewood and especially with the success of
Maplewood Mall, Hillcrest could no longer compete for major
retailers. Although, in recent years, it has undergone a cosmetic
facelift to reposition it in the retail market, Hillcrest cannot be successful
without major surgery. Hillcrest is composed of large, deep lease-
holds, which are neither expansive enough for contemporary "big
box" national retailers nor small enough for intimate, locally-owned
shops. The study Ioob at short and long term redevelopment options
for Hillcrest. The short-term redesign of Hillcrest proposes selectively
demolishing portions of the shopping center to create retail
courtyards surrounded by shallow leasehold spaces wi~ greater
exterior surface for display and visibility. This short-term approach
would also allow for the re-use of the east side of the shopping
center buildings for additional retail space or for office uses. Three
retail courtyards are proposed with signs at White Bear'Avenue
identifying the shops surrounding each courtyard and pedestrian
ways leading from the avenue through the parking lots and courtyards
to a greenway conneding into the neighborhoods along Gary Place.
The character of the redesigned shopping center would be intimate
and carefully landscaped to enhance the shoppers' experience as
they move from the parking areas through the varied shopping
courts. The storefronts around the courtyard should be highly
articulated and create an environment that draws shoppers to explo, re.
The long-term proposal calls for the demolition of Hillcrest in its
entirety and the redevelopment of its site for a mix of uses.
Free-standing retail structures are proposed along White Bear
Avenue. Viewing from the avenue between these smaller buiJdings,
passersby would see an open plaza extending the length of the new
development. Fronting the east side of the plaza, three larger buildings
are proposed, which include a mix of retail, office, and residential
space. These buildings would be three stories in height and would
wrap around parking structures serving the redevelopment area. The
feasibility of this aggressive redevelopment of the Hillcrest site is
dependent on increased residential and commercial development
on adjacent site~.
Hillcrest section~
(Larger image v~iewable on page 37).
IL ,
~ · ~ L ,. I U
Hillcrest plan - short term imp~.
(Larger image viewable on page 36).
~' :'ti If
Hillcmst plan- ~ term im~.
(Larger image ~ewable on page 36).
View of back ofiHillcrest - Gary Place - as it currently
exists
Proposed improvements to Gary Place and Hillcrest.
white bear avenue study
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Notwithstanding the ebbing of Hillcrest and other similar shopping malls, strip
malls have continued to be constructed north on White Bear Avenue into
Maplewood. These retail facilities thrive on being the newest places in the best
location. Therefore, the competition to keep pace with changing trends is intense
and the need to be "new and improved" is foremost in maintaining the competitive
edge of an existing strip mall. The study looks at the existing strip mall at the
intersection of White Bear Avenue and Beam Avenue. The proposed alterations
reorganize the signs on the building's storefronts by supporting them off a horizontal
roof element over the sidewalk. The roof gives a feeling of enclosure to shoppers
as they walk along the storefronts and visually adds depth to the building facade.
Landscaping would be integrated into the facade treatment and into the parking
lots to soften the appearance and make the shopping center more inviting. Vertical
elements making entry points, such as a clock tower and ornamental trees, act as
counterpoints to strong horizontal orientation of the building form. Lighting of the
facade and parking lots would add to the pedestrian scale and to a more unique
image.
Maplewood strip mall at Beam and V~ite Bear Avenue
Because shopping streets such as White Bear Avenue
continually evolve in response to market trends and
simply to remain fresh in shoppers' minds, the buildings
on the avenue will necessarily change their image over
time. As this occurs, these remodelings and new buildings
need to .respect the avenue's rich architectural character
while incorporating the best of contemporary retail
design to create a festive, connected shopping
experience that adds to the sense of community evident
in the neighborhoods it serves.
Proposed changes to moll facade
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rridor
ans
white bear avenue study
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WNITB BEAR AVENUE CORRIDOR
/-94 TO STILLW,4TER A~NUE
WHITE BEAR AVENUE OORRIDOR
ST/LLWA~r.R AI~. TO SHERW000 AYE.
white bear avenue
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32
white bear avenu, study
WHITE BEAR AVENUE CORRIDOR
~',~/~IYE. T0 A/.~/~AR~
I
I
I
I
!
!-
t
~ ............ WHFI'E BEAR AVENUE OORRIDOR
t~ /RO~AVENIJE TO HIW.
white
33
34
WHITE BEAR AVENUE CORRIDOR
white bear avenue study
~ .......... vw,IrrE BEAR AVENUE COFIFIIDOR
~ BEAMAVE. TO HWY. 694
white bear
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35
Pedestrian Way
Office Courtyard
Service Access/Parking Intedor
Leasehold Space
Retaff Courtyard
Leaehold Space
Parking
Signs
Strip
I L.
Pedestrian Greenway
Service Parking Drive
Office or Residential o 2-3 stories
Structured Parking
L_
Freestandi
Grouped Sigm
n Mall
- 2-3 stories
· whit. I~enr nvenu~, stu. dy
36
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