HomeMy WebLinkAbout2026 03-17 Planning Commission Meeting PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov
AGENDA
MAPLEWOOD PLANNING COMMISSION
7:00 P.M. Tuesday, March 17, 2026
City Hall, Council Chambers
1830 County Road B East
Pursuant to Minn. Stat. 13D.02, one or more commission members may be participating remotely
A.CALL TO ORDER
B.ROLL CALL
C.APPROVAL OF AGENDA
D.APPROVAL OF MINUTES1.January 20, 2026 Planning Commission Meeting Minutes
E.PUBLIC HEARING1.Conditional Use Permit Amendment, Setback Variance and Parking Waiver Resolution, St.
John’s Hospital Expansion, 1575 Beam Avenue East2.Conditional Use Permit Amendment Resolution, Redeeming Love Church, 2425 White Bear
Avenue North
F.NEW BUSINESS1.2025 Planning Commission Annual Report
G.UNFINISHED BUSINESS
None
H.COMMISSION PRESENTATIONS
I.STAFF PRESENTATIONS
None
J.VISITOR PRESENTATIONS – 3 minute time limit per person
K.ADJOURNMENT
WELCOME TO THIS MEETING OF THE
PLANNING COMMISSION
This outline has been prepared to help you understand the public meeting process.
The review of an item usually takes the following form:
1.The chairperson of the meeting will announce the item to be reviewed and ask for the
staff report on the subject.
2.Staff presents their report on the matter.
3.The Commission will then ask City staff questions about the proposal.
4.The chairperson will then ask the audience if there is anyone present who wishes to
comment on the proposal.
5.This is the time for the public to make comments or ask questions about the proposal.
Please step up to the podium and speak clearly. Give your name and address first and
then your comments.
6.After everyone in the audience wishing to speak has given his or her comments, the
chairperson will close the public discussion portion of the meeting.
7.The Commission will then discuss the proposal. No further public comments are allowed.
8.The Commission will then make its recommendation or decision.
9.All decisions by the Planning Commission are recommendations to the City Council. The
City Council makes the final decision.
“Welcome to the meeting of the Maplewood Planning Commission. It is our desire to
keep all discussions civil as we work through difficult issues tonight. If you are here for a
Public Hearing or to address the Planning Commission, please familiarize yourself with
the Policies and Procedures and Rules of Civility, which are located near the entrance. At
the podium please state your name and address clearly for the record.”
Revised: 02/18
January 20, 2026
Planning Commission Meeting Minutes
1
MINUTES
MAPLEWOOD PLANNING COMMISSION
7:00 P.M. Tuesday, January 20, 2026
City Hall, Council Chambers
1830 County Road B East
A.CALL TO ORDER
A meeting of the Commission was held and called to order at 7:00 p.m. by Chairperson Desai
B.ROLL CALL
Tushar Desai, Chairperson Present
Lue Yang, Vice Chairperson Present
Paul Arbuckle, Commissioner Present
John Eads, Commissioner Present
Allan Ige, Commissioner Absent
Tom Oszman, Commissioner Present
Scott Wullschleger, Commissioner Present
Staff Present: Michael Martin, AICP, Assistant Community Development Director
Elizabeth Hammond, Planner
C.APPROVAL OF AGENDA
Commissioner Arbuckle moved to approve the agenda as presented.
Seconded by Commissioner Oszman Ayes – All
The motion passed.
D.APPROVAL OF MINUTES
1.November 18, 2025 Planning Commission Meeting Minutes
Commissioner Wullschleger moved to approve the November 18, 2025 Planning Commission
Meeting Minutes as submitted.
Seconded by Commissioner Arbuckle Ayes – Chairperson Desai
Commissioner Arbuckle
Commissioner Eads
Commissioner Oszman
Commissioner Wullschleger
Abstain – Vice Chairperson Yang
The motion passed.
E.PUBLIC HEARING
1.Home Occupation License Resolution, Innately Designed, 2155 Prosperity Road North
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Elizabeth Hammond, Planner, gave the presentation and answered questions from the
Commission. Michael Martin, AICP, Assistant Community Development Director, provided
additional information.
Chairperson Desai opened the public hearing.
The following individuals addressed the commission regarding the project:
Samantha Joyer, Innately Designed
Chairperson Desai closed the public hearing.
Commissioner Eads moved to approve a resolution for a home occupation license permitting a
chiropractic and birth doula care office at the residential property located at 2155 Prosperity Road
North, subject to certain conditions of approval.
HOME OCCUPATION LICENSE RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Samantha Joyer is proposing a home-based chiropractic office that serves pregnant and
postpartum women, providing doula care in addition to select pediatric services.
1.02 The property is located at 2155 Prosperity Road North and is legally described as:
PFLUEGER'S ADDITION TO, GLADSTONE SUBJ TO ST; & VAC ALLEY ADJ LYING
...13 & LOTS 14,15 AND LOT 16 BLK 1
Property Identification Number 152922110051
Section 2. Standards.
2.01 Division 2. Section 14-56 outlines the licensing requirements for home occupations on
residential property.
Section 3. Findings.
3.01 The proposal meets the specific home occupation license standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this home occupation license
request.
1.On January 20, 2026, the Planning Commission held a public hearing. City staff
published a hearing notice in the Pioneer Press and sent notices to the surrounding
property owners. The Planning Commission gave everyone at the hearing a chance to
speak and present written statements. The Planning Commission recommended that
the City Council approve this resolution.
2.On February 9, 2026, the City Council discussed this resolution. They considered
reports and recommendations from the Planning Commission and city staff.
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Section 5. City Council Action.
5.01 The City Council hereby _________ the resolution. Approval is based on the findings
outlined in Section 2 of this resolution. Approval is subject to the applicant doing the
following:
1.The applicant must apply to the City Clerk for a business license. This license must
be renewed annually with the City Clerk. No license granted for a home occupation
shall be transferable from one person to another or from one place to another.
2.The applicant is permitted to have one wall sign of not more than two square feet for
the home occupation.
3.Hours of operation for the business are limited to Monday through Friday, between
8:00 am and 7:00 pm.
4.The business will be open by appointment only to customers. If the applicant desires
to have the business open to the public during hours of operation, the applicant will
need to meet the building requirements as a B or business occupancy. This would
trigger the requirement for an accessible entrance and an accessible restroom, as
well as further review for building code compliance.
5.Other than the home occupation license holder, there shall be no other outside
employees.
6.The applicant will adhere to the requirements outlined in the City Code Division 2.
Home Occupations. Section 14-56.
Seconded by Commissioner Arbuckle Ayes – All
The motion passed.
This item will go to the city council on February 9, 2026.
2.Conditional Use Permit Amendment Resolution, Unison Restaurant and Banquet LLC,
1800 White Bear Avenue North
Michael Martin, AICP, Assistant Community Development Director, gave the presentation and
answered questions from the Commission.
Chairperson Desai opened the public hearing.
The following individuals addressed the commission regarding the project:
Touyer Moua, Unison Restaurant and Banquet LLC
Torin Gustafson, 1773 White Bear Avenue
Dave Hulke, 1831 White Bear Avenue
Cynthia Hulke, 1831 White Bear Avenue
Raymond Duran, 1849 White Bear Avenue
Chairperson Desai closed the public hearing.
Commission members shared comments and asked additional questions of staff and the
applicant, Touyer Moua.
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Commissioner Wullschleger moved to approve the conditional use permit amendment resolution
to permit the sports bar, restaurant and banquet hall located at 1800 White Bear Avenue North to
operate until 12 a.m. on weeknights and 2 a.m. on weekends.
CONDITIONAL USE PERMIT AMENDMENT RESOLUTION
Section 1. Background.
1.01 Touyer Moua, on behalf of Unison Restaurant and Banquet LLC, has applied for a
conditional use permit amendment to extend the hours for its banquet hall, sports bar and
restaurant.
1.02 The property is located at 1800 White Bear Avenue North and is legally described as:
PIN: 14-29-22-33-0026. Real property in the City of Maplewood, County of Ramsey, State
of Minnesota, described as follows: Tract B, Registered Land Survey Number 587,
Ramsey County, Minnesota.
Section 2. Standards.
2.01 City Ordinance Section 44-1092 requires a Conditional Use Permit for community center
facilities.
2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that
the City Council must base approval of a Conditional Use Permit on the following nine
standards for approval.
1.The use would be located, designed, maintained, constructed, and operated in
conformity with the City's Comprehensive Plan and Code of Ordinances.
2.The use would not change the existing or planned character of the surrounding area.
3.The use would not depreciate property values.
4.The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5.The use would not exceed the design standards of any affected street.
6.The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools and
parks.
7.The use would not create excessive additional costs for public facilities or services.
8.The use would maximize the preservation of and incorporate the site's natural and
scenic features into the development design.
9.The use would cause minimal adverse environmental effects.
Section 3. Findings.
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3.01 The proposal meets the specific conditional use permit standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this conditional use permit
request.
3.On January 20, 2026, the planning commission held a public hearing. The city staff
published a hearing notice in the Pioneer Press and sent notices to the surrounding
property owners. The planning commission gave everyone at the hearing a chance to
speak and present written statements. The planning commission recommended that
the city council approve this resolution.
4.On February 9, 2026, the city council discussed this resolution. They considered
reports and recommendations from the planning commission and city staff.
Section 5. City Council
5.01 The city council hereby _______ the resolution. Approval is based on the findings outlined
in section 3 of this resolution. Approval is subject to the following conditions (additions are
underlined and deletions are crossed out):
1.The applicant must review the previously submitted plan and submit for staff approval
a an updated plan for traffic control during large banquet events.
2.The applicant must submit to staff a the most recent copy of the executed parking
lease agreement between 1800 White Bear Avenue and 1762 White Bear Avenue.
3.Prior to issuance of a building permit the applicant must:
a.Submit a landscape plan which shows three additional trees and a shrub planting
bed on the intersection of White Bear Avenue and Ripley Avenue.
b.Submit trash and recycling dumpster screening plan.
c.The applicant shall comply with all the requirements set forth in the engineering
report dated September 18, 2018 by Tyler Strong, Civil Engineer I.
d.The applicant shall comply with all requirements set forth in the building report
dated September 19, 2018 by Jason Brash, Building Official.
4.Prior to issuance of a certificate of occupancy the applicant must:
a.Restripe the parking lot.
b.Clear the site of all debris.
c.Construct trash and dumpster enclosure
d.Comply with conditions outlined by Molly Wellens, Environmental Health
Officer as follows:
1)The applicant must go through the plan review process and pay all associated
fees.
2)The applicant must obtain a food license to open, and must maintain the
license annually.
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3.The applicant is required to obtain all applicable licenses for alcohol and food from the
city and must maintain these licenses annually.
4.Any exterior site improvements in the future would be subject to the city’s design
review process. This site is regulated under the mixed-use zoning district which has
specific design standards and landscaping requirements.
5.This permit only allows for a banquet hall, sports bar, restaurant, fitness gym, and
office space at the site. Any additional uses would require city review and approval.
6.All signs require a separate sign permit and must meet city code requirements.
7.The city council shall review this permit in one year.
8.All uses within the building shall be closed for operation no later than 11 p.m. on
Sunday through Thursday and 12 a.m. on Friday and Saturday.
8.The restaurant, bar, and banquet hall shall be closed for operation no later than 12 a.m.
on Sunday through Thursday and 2 a.m. on Friday and Saturday.
Seconded by Vice Chairperson Yang Ayes – All
The motion passed.
This item will go to the city council on February 9, 2026.
F.NEW BUSINESS
None
G.UNFINISHED BUSINESS
None
H.COMMISSION PRESENTATIONS
1.City Council Action on Planning Commission Projects
Commissioner Arbuckle and Commissioner Wullschleger requested that staff explore options for
providing updates to the Commission regarding City Council decisions on items reviewed by the
Planning Commission and later considered by the City Council.
I.STAFF PRESENTATIONS
1.Commission Updates
Michael Martin, AICP, Assistant Community Development Director, addressed the Commission
on the following items:
•Reminded Commission members to RSVP to the Board and Commission Appreciation
Dinner being held in their honor on Thursday, February 5, 2026, at 5:00 p.m.
•Informed Commission members that, in the near future, staff and members will participate
in an education and training session for boards and commissions to outline and/or refresh
expectations and responsibilities associated with their roles.
J.VISITOR PRESENTATIONS
None
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K.ADJOURNMENT
Chairperson Desai adjourned the meeting at 7:52 p.m.
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PLANNING COMMISSION STAFF REPORT
Meeting Date March 17, 2026
REPORT TO: Michael Sable, City Manager
REPORT FROM: Michael Martin, AICP, Assistant Community Development Director
PRESENTER: Elizabeth Hammond, Planner
AGENDA ITEM: Conditional Use Permit Amendment, Setback Variance and Parking Waiver
Resolution, St. John’s Hospital Expansion, 1575 Beam Avenue East
Action Requested: Motion ☐Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation
Summary:
M Health Fairview proposes to expand St. John’s Hospital by approximately 189,600 square feet.
The project includes demolition of an existing parking ramp, construction of a four‑story addition,
site circulation changes, utility adjustments, temporary access modifications and new surface
parking.
Recommended Action:
Motion to approve a conditional use permit, setback variance and parking waiver resolution to
construct four‑story 189,600 square foot addition to St. John’s Hospital at 1575 Beam Avenue East.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0.
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves ☐ Other: N/A
Strategic Plan Relevance:
☐Safety ◊Focus Area:
☐Sustainability ◊ Focus Area:
Development ◊ Focus Area: Grow a vibrant and resilient business community
The expansion strengthens the city’s medical district by modernizing a major regional employer,
supporting long‑term economic stability and attracting complementary health‑related businesses.
The project improves campus access, infrastructure, and public‑facing design, helping sustain a
resilient commercial environment that benefits both patients and the broader business community.
Background:
The existing hospital is approximately 370,000 square feet on an 18.94‑acre parcel zoned Business
Commercial (BC). Hospitals in this district require a conditional use permit. The hospital’s
conditional use permit was originally approved in 1982, with building expansions approved in 1997,
2008, 2021, and 2023.
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The city has received applications from the applicant for a conditional use permit (CUP)
amendment, a setback variance, a parking waiver, and design review to facilitate the expansion at
its site at 1575 Beam Avenue.
The approximately 189,600-square-foot expansion is four stories and has multiple connections to
the existing building. The project will require temporary relocation of the main and emergency
department entrances during construction. There will also be temporary routing for delivery truck
access created from the east via Kennard Street.
Looking at the building from the north, the expansion will be approximately 69 feet in height,
measured from grade to the machine room at the top of the building. Looking at the building from
the south, an additional 14 feet of exposed area will be visible from Beam Avenue.
In addition to the building expansion, the project will include removing the existing structured
parking and relocating a portion of the existing surface parking spaces, replacing a deteriorating
retaining wall along Beam Avenue, and adding and improving pedestrian circulation along St.
John’s Boulevard to address greater foot traffic between the hospital, the parking areas, and the M
Health Clinic at 2945 Hazelwood.
The applicant held a neighborhood meeting on February 4, 2026, and invited property owners
within 500 feet of the site. Attached to this staff report is a questions-and-answers document the
applicant created based on what was discussed at the meeting.
Conditional Use Permit Amendment
The continued use of the site as a hospital campus is allowed by conditional use in the
BC zoning district. The expansion does not alter the area's established character. The proposed
expansion complies with the findings required for CUP approval. Traffic to and throughout the site
will remain the same, and pedestrian connectivity will be improved with new sidewalks. All parking
is proposed to remain on-site, and public utilities will continue to be accessed from Hazelwood
Street. The project complies with the 2040 Comprehensive Plan and applicable ordinances.
Stormwater management upgrades will improve water quality compared to current conditions.
In the past, there have been neighborhood concerns regarding the intersection of Saint John’s
Boulevard, Hazelwood Street, and the M Health Clinic entrance. Given the proposed hospital
expansion and the anticipated increase in traffic, an analysis of this intersection is required to
determine if a change in intersection control is warranted. The applicant will be required to submit a
study to the city engineer and will be responsible for all costs associated with any necessary
intersection control changes resulting from the increased traffic generated by this project.
Setback Variance
City ordinance requires buildings to be set back 30 feet from any front property line. The building
setback along Beam Avenue and Hazelwood Street is 30 feet. The applicant proposes to set back
the building expansion by 20 feet from the Hazelwood Street right-of-way line.
Also, within the required setback along Hazelwood Street, the applicant proposes two electrical
transformers at the property line. The electrical boxes that will be visible above ground will be less
than 50 square feet in size each. They would also be installed within a slight hill and painted green
to limit their visibility.
The area where the variance is requested is where Hazlewood's right-of-way is 15 feet wider than
the rest of the street's right-of-way. This is due to the intersection with Beam Avenue to the south.
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The built road section of Hazelwood Street does not change within the expanded right-of-way. At
this time, there are no plans to expand Hazelwood Street that would require additional right-of-way
in this area.
As background, in 1997, the city approved a 25-foot setback for the existing parking ramp, which
will be demolished as part of the expansion. The proposed 20-foot building setback will reduce the
amount of nonconforming setback towards Hazelwood Street.
Parking Waiver
The existing conditional use permit requires a minimum of 1,252 parking spaces on campus. The
campus includes St. John’s Hospital and the three medical office buildings. Currently, there are
1,594 parking spaces on the campus. The applicant submitted a parking study showing that spaces
are generally available at all times, with some congestion in spaces closer to the hospital entrance
during midday.
Prior to starting the construction project, the applicant will construct 135 additional surface parking
spaces in its parking lot located in the northeast corner of the campus, towards Kennard Street.
These spaces will be permanent. The added spaces will provide more capacity during construction
as spaces become unavailable and will provide additional capacity once the project is complete.
The applicant proposes that, upon completion of the project, it will provide a minimum of 1,440
parking spaces for St. John’s Hospital and the three medical office buildings on the overall campus.
Of the 1,440 parking spaces, 1,185 of the spaces will be dedicated for use at St. John’s Hospital.
The applicant is comfortable with this number of spaces because of how its hospital space is being
programmed and its experience with its other facilities across the region.
To consider this proposal, instead of using the standard Maplewood parking ratio of one space per
200 square feet of floor area, staff reviewed parking requirements for all suburban Twin Cities
communities with hospitals. When applying the various code requirements from around the metro to
this project, the required parking minimums range from 129 to 1,599 parking spaces. Due to this
wide range, staff focused on two communities for comparison – Stillwater and Woodbury.
HealthPartners is currently constructing a new 380,000-square-foot hospital in Stillwater.
Woodwinds Hospital, in Woodbury, is owned by the same entity as St. John’s and is less than a half
mile from the municipal border in Maplewood’s south leg.
Stillwater code requires one parking space for every two beds, plus one space for each employee
on the shift with the maximum number of personnel. Edina and Hudson, Wisconsin, also use this
language for hospital parking requirements. Based on this requirement, the new hospital in
Stillwater must provide 717 spaces. The new hospital will be constructing 804 spaces, exceeding
the required number. The 804 spaces, factored with a new 380,000-square-foot hospital in
Stillwater, result in a ratio of 2.12 spaces per 1,000 square feet. After the proposed St. John’s
expansion is complete, the hospital will be 559,600 square feet and provide 1,185 dedicated
hospital spaces, resulting in a ratio of 2.12 spaces per 1,000 square feet. The two facilities would
have identical parking ratios.
Woodbury uses the following language for its hospital parking requirement: “At least one parking
space for each three hospital beds, plus one space for every four employees (full-time or
equivalent), other than doctors, plus one parking space for each resident and regular staff doctor.”
Applying the St. John’s project to this language would result in the requirement of 655 spaces.
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In summary, although post‑construction parking is lower than the existing level, it exceeds the
previous CUP requirement and comparable minimum requirements in nearby communities and
maintains functionality for hospital operations. Because of this, staff supports approving the
applicant’s proposal of providing a minimum of 1,440 parking spaces for St. John’s Hospital and the
three medical office buildings on the campus. Any changes to this parking count will require city
council approval. If a parking shortage develops, the city council will be authorized to require the
applicant to provide additional parking space.
Design Review
Site Design
The proposed 189,600-square-foot expansion will be constructed to the west of the main part of the
current hospital building. The project will require the removal of the existing structured parking.
Existing access points to the site will remain the same, and post-construction entry points to the
emergency department and the hospital main entrance will be in the same general location. During
construction, temporary changes will be made to both the emergency and main entrances to
facilitate portions of the project.
A deteriorating retaining wall along Beam Avenue will be removed and rebuilt, and additional
sidewalks will be constructed along St. John's Boulevard – a private street – to improve access
throughout the campus.
Architecture
The massing of the proposed addition is focused on the southwest corner of the campus and is
intended to connect with and complement the existing facility to the east. The applicant is working
to complement both the existing hospital building and the surrounding area and buildings. The
expansion will use complementary iron spot brick near points that abut the existing building, and
then stone veneers and panels with metal panel accents are proposed for the portions that extend
south and west on the site. The overall design is attractive and in keeping with the existing campus
and neighboring buildings.
Landscaping and Tree Plans
The applicant’s landscape plans show that most proposed plantings and trees to be removed are
focused on the areas of the building expansion. New plantings will be near the new main entrance,
the surface parking lot nearby along Hazelwood Street, and the new surface parking spaces on the
northeast corner of the campus.
The applicant proposes removing 790.5 caliper inches from 25 percent of the site's significant trees.
The city’s tree preservation ordinance requires that the applicant replace 63.8 caliper inches, or 32
2-caliper-inch trees. The landscape plan shows 51 new trees totaling 113.5 caliper inches,
exceeding the required number.
Lighting
The applicant submitted a photometric plan as part of its application showing that code
requirements are achieved. Site and interior lighting will use full‑cutoff, dark‑sky–compliant LED
fixtures with time‑clock dimming and glare control.
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Signage
All signage must be reviewed separately from this design review. There is an approved
comprehensive sign plan for the campus. Signs must meet the conditions of this plan. The
Community Design Review Board must review any amendments to the plan.
Department Comments
Engineering
Please see Jon Jarosch’s engineering report, dated March 6, 2026, attached to this report.
Environmental
Please see Shann Finwall and Katelyn Bergstrom’s environmental report, dated February 24, 2026,
attached to this report.
Building Official – Randy Johnson
The proposed building must meet the minimum requirements of the Minnesota State Building Code.
Board/Commission & Council Review
Community Design Review Board
March 17, 2026: The community design review board will review this project.
Planning Commission
March 17, 2026: The planning commission will review this project and hold a public hearing.
City Council
April 13, 2026: The City Council will review this project and make a decision.
Public Hearing Notice
Staff sent a public hearing notice and application details to the 309 properties within 500 feet of the
subject property. No comments have been received.
Reference Information
Site Description
Site Size 28 acres
Existing Use: Hospital Campus
Surrounding Land Uses
North: Surface Parking and Heritage Square/Legacy Village
East: Medical Office Buildings and Birch Run Commercial Center
South: Professional/Medical Offices
West: Convenience Store, Professional/Medical Offices
Planning
Existing Land Use: Employment
Existing Zoning: Business Commercial
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Review Schedule
The city deemed the applicant’s application complete on March 6, 2026. The initial 60-day review
deadline for a decision is May 1, 2026. As stated in Minnesota State Statute 15.99, the city can take
an additional 60 days, if necessary, to complete the review.
Attachments:
1.Conditional Use Permit Amendment, Setback Variance and Parking Waiver Resolution
2.Design Review Resolution
3.Overview Map
4.2040 Future Land Use Map
5.Zoning Map
6.Applicant’s Narrative
7.Site Plan
8.Landscape Plan
9.Building Elevations
10.Engineering Report, dated March 6, 2026
11.Ramsey County Public Works Comments, March 6, 2025
12.Environmental Report, dated February 24, 2026
13.Applicant’s Neighborhood Meeting Q and A
14.Applicant’s Plans (separate attachment)
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CONDITIONAL USE PERMIT AMENDMENT, SETBACK VARIANCE AND
PARKING WAIVER RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 M Health Fairview has requested approval of a conditional use permit amendment.
1.02 The property is located at 1575 Beam Avenue East and is legally described as:
PIN: 03-29-22-13-0014. Real property in the City of Maplewood, County of Ramsey,
State of Minnesota, described as follows:
The Southwest Quarter of the Northeast Quarter of Section 3, Township 29 North,
Range 22 West, Ramsey County, Minnesota, according to the Government Survey
thereof except the following parcels:
The East 40.00 feet of said Southwest Quarter of the Northeast Quarter lying
northerly of the South 660.00 feet thereof.
Commencing at the southwest corner of said Southwest Quarter of the Northeast
Quarter, being the center of said Section 3, said point being marked by a Ramsey
County monument; thence along the west line of said Southwest Quarter of the
Northeast Quarter, North 00 degrees 01 minutes 40 seconds East, assumed basis of
bearing, a distance of 703.29; thence on a bearing of East 437.93 feet to the point of
beginning; thence continuing on a bearing of East 264.24 feet; thence on a bearing
of South 124.13 feet; thence on a bearing of West 264.24 feet; thence on a bearing
of North 124.13 feet to the point of beginning.
Subject to easements of record.
Section 2. Standards.
2.01 City Ordinance Section 44-1092(3) requires a Conditional Use Permit for hospitals.
2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a)
states that the City Council must base approval of a Conditional Use Permit on the
following nine standards for approval.
1.The use would be located, designed, maintained, constructed and operated to be
in conformity with the City's Comprehensive Plan and Code of Ordinances.
2.The use would not change the existing or planned character of the surrounding
area.
3.The use would not depreciate property values.
4.The use would not involve any activity, process, materials, equipment or methods
of operation that would be dangerous, hazardous, detrimental, disturbing or
cause a nuisance to any person or property, because of excessive noise, glare,
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smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness, electrical interference or other nuisances.
5.The use would not exceed the design standards of any affected street.
6.The use would be served by adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
7.The use would not create excessive additional costs for public facilities or
services.
8.The use would maximize the preservation of and incorporate the site's natural
and scenic features into the development design.
9.The use would cause minimal adverse environmental effects.
2.03 Variance Standards. City Ordinance Section 44-13 refers to a state statute that
states a variance may be granted from the requirements of the zoning ordinance
when: (1) the variance is in harmony with the general purposes and intent of this
ordinance; (2) when the variance is consistent with the comprehensive plan; and (3)
when the applicant establishes that there are practical difficulties in complying with
the ordinance. Practical difficulties mean: (1) the proposed use is reasonable; (2) the
need for a variance is caused by circumstances unique to the property, not created
by the property owner, and not solely based on economic conditions; (3) the
variance, if granted, will not alter the essential character of the locality.
2.04 Parking Waiver Standards. City Ordinance Section 44-17 states that the City Council
may authorize parking standards that differ from those required by the code.
Section 3. Findings.
3.01 The proposal meets the specific conditional use permit standards.
3.02 The setback variance request does meet the required standards for a variance.
1.That the need for a variance is caused by circumstances unique to the property,
not created by the property owner, and not solely based on economic conditions;
2.That the proposed use is reasonable; and
3.That the variance will not alter the essential character of the locality; and
4.That the need for a variance is in harmony with the general purposes and intent
of this ordinance; and
5.That the variance is consistent with the comprehensive plan.
3.03 The proposal meets the requirements for a parking waiver.
Section 4. City Review Process
E1, Attachment 1
Planning Commission Packet Page 15 of 74
4.01 The City conducted the following review when considering this conditional use permit
request.
1. On March 17, 2026, the planning commission held a public hearing. The city staff
published a hearing notice in the Pioneer Press and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council _______ this resolution.
2. On April 13, 2026, the city council discussed this resolution. They considered
reports and recommendations from the planning commission and city staff.
Section 5. City Council
5.01 The city council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Approval is subject to the following conditions
(additions are underlined and deletions are crossed out):
1.All construction shall follow the approved plans, date-stamped June 2, 2023
dated March 17, 2026. The planning staff may approve minor changes.
2.The proposed construction must be substantially started within one year of
council approval, or the permit shall become null and void.
3.The city council shall review this permit in one year.
4.The property owner shall maintain at least 1,252 parking spaces on the hospital
campus 1,440 parking spaces for St. John’s Hospital and the three medical office
buildings on the campus. Parking spaces shall be at least 9.5 feet wide;
employee parking may be 9 feet wide. Any changes to this parking count will
require city council approval. If a parking shortage develops, the city council will
be authorized to require the applicant to provide additional parking space.
5.The approval permits a 0-foot setback variance to install two electrical
transformers up to the Hazlewood Street property line.
6.The approval permits a 10-foot setback variance to construct the hospital
building, 20 feet from the Hazlewood Street property line. This approval nullifies
the previously approved 15-foot setback for the parking structure, which is being
removed as part of this project.
7.Any retaining walls built as part of this project must be setback at least five feet
from any property line.
8.The vegetation that is being used along Beam Avenue to provide screening from
the hospital's mechanical equipment and trash receptacles must be replaced if
deemed sick and dead.
E1, Attachment 1
Planning Commission Packet Page 16 of 74
DESIGN REVIEW RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 M Health Fairview has requested approval of design review to construct a four‑story,
189,600 square foot hospital building addition.
1.02 The property is located at 1575 Beam Avenue East and is legally described as:
PIN: 03-29-22-13-0014. Real property in the City of Maplewood, County of Ramsey,
State of Minnesota, described as follows:
The Southwest Quarter of the Northeast Quarter of Section 3, Township 29 North,
Range 22 West, Ramsey County, Minnesota, according to the Government Survey
thereof except the following parcels:
The East 40.00 feet of said Southwest Quarter of the Northeast Quarter lying
northerly of the South 660.00 feet thereof.
Commencing at the southwest corner of said Southwest Quarter of the Northeast
Quarter, being the center of said Section 3, said point being marked by a Ramsey
County monument; thence along the west line of said Southwest Quarter of the
Northeast Quarter, North 00 degrees 01 minutes 40 seconds East, assumed basis of
bearing, a distance of 703.29; thence on a bearing of East 437.93 feet to the point of
beginning; thence continuing on a bearing of East 264.24 feet; thence on a bearing
of South 124.13 feet; thence on a bearing of West 264.24 feet; thence on a bearing
of North 124.13 feet to the point of beginning.
Subject to easements of record.
Section 2. Site and Building Plan Standards and Findings.
2.01 City ordinance Section 2-290(b) requires that the community design review board
make the following findings to approve plans:
1.That the design and location of the proposed development and its relationship to
neighboring, existing or proposed developments and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
2.That the design and location of the proposed development are in keeping with
the character of the surrounding neighborhood and are not detrimental to the
harmonious, orderly and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3.That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures and colors.
E1, Attachment 2
Planning Commission Packet Page 17 of 74
Section 3. City Action
3.01 The above-described site and design plans are hereby approved based on the
findings outlined in Section 3 of this resolution. Subject to staff approval, the site
must be developed and maintained in substantial conformance with the design plans
dated March 17, 2026. Approval is subject to the applicant doing the following:
1.If the city has not issued a building permit for this project, repeat this review in
two years.
2.All fire marshal and building official requirements must be met.
3.Satisfy the requirements set forth in the engineering review authored by Jon
Jarosch, March 6, 2026.
4.Satisfy the requirements set forth in the environmental review authored by
Shann Finwall, dated February 24, 2026.
5.The applicant shall obtain all required permits from the Ramsey-Washington
Metro Watershed District.
6.All ground-mounted and roof-mounted mechanical equipment shall be screened
according to the ordinance.
7.Any identification or monument signs for the project must meet the
comprehensive sign plan requirements for this campus and be designed to be
consistent with the project's building materials and colors.
8.Prior to the issuance of a building permit, the applicant shall submit for staff
approval the following items:
a.The applicant shall provide the city with a cash escrow or an irrevocable
letter of credit for all required exterior improvements. The amount shall be
150 percent of the cost of the work.
b.Submit a revised site plan showing the proposed new retaining wall near
Beam Avenue to be setback at least five feet from all property lines.
9.The applicant shall complete the following before occupying the building:
a.Replace any property irons that were removed because of this construction.
b.Provide continuous concrete curb and gutter around the parking lot and
driveways.
c.Install all required landscaping and an in-ground lawn irrigation system for
all landscaped areas.
d.Install all required outdoor lighting.
e.Install all required sidewalks and trails.
10.If any required work is not done, the city may allow temporary occupancy if:
E1, Attachment 2
Planning Commission Packet Page 18 of 74
a.The city determines that the work is not essential to public health, safety or
welfare.
b.The City of Maplewood holds the above-required letter of credit or cash
escrow for all required exterior improvements. If the building is occupied in
the fall or winter, the owner or contractor shall complete any unfinished
exterior improvements by June 1 of the following year or within six weeks of
occupancy if it is occupied in the spring or summer.
11.All work shall follow the approved plans. The director of community development
may approve minor changes.
E1, Attachment 2
Planning Commission Packet Page 19 of 74
1575 Beam Avenue East - Overview Map
City of Maplewood February 18, 2026
Legend !I
Subject Parcel
0 460FeetSource: City of Maplewood, Ramsey County
E1, Attachment 3
Planning Commission Packet Page 20 of 74
1575 Beam Avenue East - Future Land Use Map
City of Maplewood February 27, 2026
Legend !IFuture Land Use - 2040
Low Density Residential
High Density Residential
Mixed-Use - Community
Commercial
Employment
Utility
Open Space
Park
Subject Parcel
0 460FeetSource: City of Maplewood, Ramsey County
E1, Attachment 4
Planning Commission Packet Page 21 of 74
1575 Beam Avenue East - Zoning Map
City of Maplewood February 27, 2026
Legend !IZoning
Single Dwelling (r1)
Planned Unit Development (pud)
Open Space/Park
Light Manufacturing (m1)
Business Comm. Modified (bcm)
Business Commercial (bc)
North End (ne)
0 460FeetSource: City of Maplewood, Ramsey County
E1, Attachment 5
Planning Commission Packet Page 22 of 74
hdrinc.com
1601 Utica Avenue South, Suite 600, St. Louis Park, MN 55416-3400
(763) 591-5400
02/17/2026
City of Maplewood
Community Development Department
1830 County Road B East
Maplewood, MN 55109
RE: MHealth Fairview Maplewood Hospital Expansion
Community Design Review Board, CUP, and Variance
HDR Project #: 10374118 | MHealth Fairview Project #: 02075
Dear Board, Committee, and Council Members,
MHealth Fairview is proposing to expand their existing 370,000 SF hospital by approximately 189,600 SF
to improve and expand care for their patients. As outlined in this narrative we are requesting the
following:
•Community Design Review Board Review and Recommendation
•Conditional Use Permit (CUP)
•Setback Variance
•Parking Waiver
PROJECT DESCRIPTION
The MHealth Fairview hospital is located at 1575 Beam Ave S. in Maplewood, Minnesota (PID:
032922130014). The parcel is approximately 18.94 acres and is currently zoned Business Commercial
(BC).
The existing site includes both surface and structured parking, some of which will be removed as part of
the expansion. Several trees, light poles, wayfinding and regulatory signs, stairs, and sidewalks will be
removed within the extents of proposed work. Temporary provisions will be made at both the primary
hospital entrance and emergency department entrance to ensure continuous access and service
throughout construction. An existing retaining wall along Beam Avenue that is deteriorating will be
replaced and pushed south, closer along the right-of-way to expand useable site area.
Both the entrance to the emergency department and the main entrance from Hazelwood and St. John’s
Boulevard will be preserved after the expansion. With increased usage of the parking lot north of St.
John’s Boulevard, increased pedestrian activity crossing the street is expected/ Pedestrian safe routes
will be provided by adding sidewalks along St. John’s Boulevard to support pedestrians accessing the
hospital from the MHealth Clinic located at 2945 Hazelwood.
Currently there is an access off Hazelwood for entry into the parking ramp. This ramp will be removed as
part of this expansion; however, the access will remain to serve the future mechanical yard. Because
access to the mechanical yard will be infrequent, overall traffic using this access will be reduced. Some
vehicles may be required to back in when entering the mechanical yard.
E1, Attachment 6
Planning Commission Packet Page 23 of 74
Page 2 of 5
One temporary provision requires improvements along a route to Kennard to allow semi trucks and
deliveries access to the hospital loading dock from the east. This will provide long-term redundancy for
hospital use and operations.
The exterior lighting design prioritizes campus safety while strictly adhering to the City of Maplewood’s
'Dark Sky' and light trespass ordinances. This includes high-precision LED optics for all site luminaires,
Specialized Backlight Shields (BLS) for pole-mounted fixtures located near boundary lines,
recessed canopy lighting to prevent horizontal glare, external glare shields for decorative tree up-
lighting, and limiting the height of freestanding site lights in accordance with Code requirements.
General site lighting is programmed by time-clock to dim during late-evening hours, while decorative
accents (such as tree up-lighting) are scheduled for a complete midnight 'curfew' to further reduce
environmental impact. Through the use of full-cutoff optics and architectural shielding, 'hot spots' and
glare are eliminated. Fixture finishes (Dark Bronze/Black) are selected to be unobtrusive and blend with
the landscape character designed by Loucks and HDR. Refer to the provided Photometric Plans for
additional details.
The approximately 189,600 square feet expansion is four stories with multiple connection points to the
existing building via full connection to the existing on Level 00 and walkway links on Level 01 (public
circulation) and Level 02 (public circulation and patient transport and staff).
HDR has mindfully selected design elements for the expansion that complement both the existing
building and the surrounding area and neighboring buildings. Complementary brick and metal panel will
be used on the Level 00 expansion area to tie into the existing building. For the remainder of the
expansion, a stone panel system will be used to create consistency across the existing building and
expansion.
The main entrance will be temporarily relocated from its existing location to the north side of the campus
near the Cancer Center, and the ED entrance will be temporarily relocated southeast of the existing
location while new entrances are under construction. The existing loading dock will also be modified to
add a third door to manage additional materials to serve the expanded hospital.
Interior Lighting design includes high-efficiency LED technology, occupancy sensors with manual
overrides in labs, open and private offices, small and medium conference rooms, work rooms, break
rooms, storage rooms, public restrooms and smaller areas, daylight dimming for all perimeter spaces,
general lighting that is dimmed via time clock in the evening hours with the exception of emergency and
night security lighting, and emergency egress lighting provided on Life Safety power to comply with
Building Code.
As proposed, the expansion meets the intent of the City’s goals of the 2040 Comprehensive Plan and
Code of Ordinances, fits with the character of the surrounding area, does not unreasonably interfere
with the use and enjoyment of the neighboring properties, and will not create traffic hazards or
congestion.
CONDITIONAL USE
We are requesting approval of a Conditional Use Permit (CUP) for the proposed expansion. The existing
hospital is located within a Business Commercial (BC) Zoning District and hospitals are a permitted use
within this district with approval of a CUP.
E1, Attachment 6
Planning Commission Packet Page 24 of 74
Page 3 of 5
The proposed expansion will not depreciate property values or change the existing or planned character
of the surrounding area as it is an existing, operational hospital, and the proposed expansion fits with
the current zoning and land use.
The proposed expansion will not create traffic congestion or unsafe access on existing streets and will
enhance pedestrian access with additional sidewalks. In addition, the parking will remain on-site,
utilities will continue to rely on connections to adjacent public right-of-way in Hazelwood, stormwater
management will remain on-site, and pedestrian connectivity and access will either remain as-is or be
improved. The expanded hospital will be designed, maintained, constructed, and will continue to
operate in conformity with the City’s 2040 Comprehensive Plan and Code of Ordinances.
The expansion is designed to complement the existing building and surrounding area. As designed, the
hospital expansion strengthens its connection to the Maplewood community through warm, inviting site
features and enhanced aesthetics along the Beam and Hazelwood public frontage. A new retaining wall
further unifies the overall design and preserves elements of the site’s identity.
Hazelwood supplies all necessary utilities for the needs of the site and project. Early project phasing will
install provisions to maintain electrical and water services to the existing hospital building to remain.
Required Gopher State One Calling utility locating shall occur with necessary on-site meetings to
confirm protection of existing infrastructure to avoid impacts to service.
The General Contractor will install necessary perimeter controls to prevent non-construction access to
the site. This includes jersey barriers, fence, and screening as necessary. All grading activities will be
monitored for dust control by application of water, and erosion control BMPs will be installed to capture
any sediment runoff prior to leaving the site.
All electrical equipment, including transformers and LED drivers, are solid-state and utilize silent-
operating technology to ensure no excessive noise or vibration at the property line. The outdoor standby
generators are housed in high-performance, sound-attenuated enclosures specifically engineered to
reduce decibel levels in accordance with City of Maplewood noise ordinances and specific project
requirements. This engineered approach is supported by a successful "proof of concept" already
established on the campus, as the existing standby generators at the loading dock area operate with
negligible noise impact. The system is designated for emergency use only, with non-emergency
operation limited to brief, scheduled regulatory testing performed exclusively during standard daytime
business hours to eliminate any potential inconvenience to neighboring properties during evening or
overnight hours. This controlled operational profile, combined with proven sound mitigation and site-
verified performance, ensures that the standby power infrastructure does not create a noise nuisance
or interfere with the harmonious development of the surrounding area. In addition, new mechanical
equipment installed on the exterior of the facility will be evaluated to minimize noise impacts on the
adjacent properties using quiet technology or sound barriers.
The proposed expansion will not create traffic congestion or unsafe access on existing streets or create
excessive additional costs for public facilities or services. As designed, the project limits the impact
within public right-of-way. Where work in right-of-way will occur, restoration measures that meet or
exceed all current standards will be implemented.
Minimal adverse environmental effects are anticipated as a result of the proposed expansion, and in
fact, any downstream waterbody will environmentally benefit from cleaner stormwater runoff as a result
of updating to current stormwater management criteria as part of the expansion.
E1, Attachment 6
Planning Commission Packet Page 25 of 74
Page 4 of 5
The electrical systems are also designed to ensure minimal adverse environmental effects through
transitioning to 100% LED advanced controls, significantly reducing the carbon footprint and mercury
waste, incorporating dark sky preservation to control property line spill, and preserve the local night sky
and minimize impact to local nocturnal wildlife. The exterior lighting was closely coordinated with
Landscape Architecture to protect the existing and proposed systems, ensuring long-term health of the
site’s natural features.
The mechanical systems are designed with newer technologies that reduce the existing energy use index
from the existing building. This includes utilizing natural gas high efficiency condensing boilers to heat
the new addition and new chillers with integrated VFD’s to provide chilled water with higher degrees of
energy efficiency than the existing infrastructure.
SETBACK VARIANCE
We are requesting approval of a Setback Variance where the expansion encroaches on the building
setback; zero (0’) foot setback from property line. This is unique to the site where the Hazelwood right-
of-way widens (15’) as it approaches Beam Avenue. This occurs midway along the expansion. The built
road section of Hazelwood does not change with the adjustment to right-of-way width. It is our
understanding that there is no intended or planned expansion to Hazelwood that would require the
preservation of additional right-of-way setback in this area. Note that the existing parking ramp, which
will be demolished as part of the expansion, currently encroaches farther into the building setback than
the proposed addition; therefore, the requested variance reduces the existing nonconformity.
Approval of this request will allow the property owner to use the property in a reasonable manner and
will not alter the essential character of the locality. The proposed expansion is to an existing hospital
within a zoning district that allows for the use, and the expansion will maintain consistency between the
existing hospital and the surrounding area.
REQUEST FOR APPEAL – PARKING WAIVER
The City of Maplewood’s Code does not provide parking count requirements for Hospitals. Per
discussions with the City of Maplewood, parking count requirements from nearby cities with relevant
parking codes were analyzed to determine an appropriate count for the expanded campus. As part of
the expansion, the existing parking garage along Hazelwood and existing Lot A and ED parking will be
demolished. Prior to the demolition, 135 surface parking spaces will be added at the east side of the
campus to ensure adequate parking. This additional surface parking will remain after construction of the
expansion is complete. Parking counts are outlined below:
•Current Parking Counts: 1,594
•Construction Parking Counts: 1,378
•Post-Construction Parking Counts: 1,440
While the post-construction parking count is slightly lower than the current parking count, it still exceeds
the minimum code requirements that were analyzed when determining the appropriate count.
E1, Attachment 6
Planning Commission Packet Page 26 of 74
Page 5 of 5
Thank you for your consideration of this request to expand the MHealth Fairview Hospital to better serve
patients within and around the Maplewood community.
Sincerely,
HDR Architecture, Inc.
Todd Lampinen
Senior Project Architect
E1, Attachment 6
Planning Commission Packet Page 27 of 74
40534BNCH907.838149LEVEL 1=908.00LEVEL 0=894.00R3.0R15.0R3.0R15.0R3.0R3.0R3.0R15.0R39.0R15.0R15.0R25.0R10.0R15.0R15.0R3.032.018.09.531.916.024.024.024.024.024.024.06.07.0R52.0R25.0R15.0R5.0R18.0R52.034.034.026.0R25.0R25.0R25.030.0R3.0R15.09.59.09.59.59.0E24.0R3.0R76.0R100.0R3.0R118.0R30.0R5.1R3.09.012.05.7R15.030.8R15.010.031.66.06.06.05.06.0NO PARKINGNO PARKINGNO PARKING NO PARKING NO PARKING
NO PARKINGNO PARKINGNO PARKING
NO PARKING
NO PARKINGR21.0R10.0R15.0R5.0R5.0R15.0R6.212.012.02.56.824.0ADA SIGNTYP.STOP SIGNPEDESTRIAN RAMPMAPLEWOOD STDPLATES 250-255PEDESTRIAN RAMPMAPLEWOOD STDPLATES 250-255TYP.B612 CURB &GUTTERB612 CURB &GUTTERB612 CURB &GUTTERB618 CURB &GUTTER ONHAZELWOODDRIVEWAYMAPLEWOOD STDPLATE 235RETAININGWALLDECORATIVEMETAL RAILALTERNATE:SNOW MELT AREAAT MAIN ENTRYBASE:CONCRETE ONLYRESTORE PAVEMENTAFTER UTILITYCONNECTIONSMATCH EX. SECTIONADA SIGNTYP.DROP CURBFOR LOADINGRETAINING WALLTO SUPPORT ELECTRICALTRANSFORMER PADSSUPPORT POLE DURINGWALL INSTALLATIONPHASE CURB & SIDEWALKFOR TEMP ED ENTRANCEPHASE MILL& OVERLAYPEDESTRIAN RAMPMAPLEWOOD STDPLATES 250-255YIELD TO PEDESTRIAN SIGNYIELD TO PEDESTRIAN SIGN5' SIDEWALK6' SIDEWALKNSCALE IN FEET030 60NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A TOPOGRAPHIC SURVEYPREPARED BY LOUCKS, DATED 05/03/2023.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTINGPROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5NOTE:SEE PAVEMENT SECTIONS ON SHEET CC-802 FOR TYPE ANDDEPTH INFORMATION.LIGHT DUTY BITUMINOUS PAVEMENTCONCRETE SIDEWALKHEAVY DUTY BITUMINOUS PAVEMENTCONCRETE PAVEMENTMILL & OVERLAY EXISTING PARKING LOT AND DRIVEGRAVEL AREAPAVERS - 2' x 3' ULTRAFACEPAVERS BY TECTURA DESIGNSCOLOR TO BE UF-20PAVEMENT TYPESB612 CURB & GUTTER (STANDARD)B612 CURB & GUTTER (TIP OUT)FLAT CURB & GUTTER (STANDARD)FLAT CURB & GUTTER (TIP OUT)NOTE:SEE CURB & GUTTER DETAILS ON SHEET CC-802.SURMOUNTABLE CURB & GUTTER (STANDARD)SURMOUNTABLE CURB & GUTTER (TIP OUT)CURB TYPESWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLEDIN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND APPLICABLEGOVERNING AGENCY REQUIREMENTS.2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADASTANDARDS AND APPLICABLE GOVERNING AGENCY REQUIREMENTS.3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.5. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETEADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS ANDSIDEWALKS.6. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.7. REFER TO THE GEOTECHNICAL REPORT PREPARED BY AMERICAN ENGINEERING TESTING, DATEDJANUARY 15, 2026 FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS ANDCONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED TO PAVEMENTS ANDEXTERIOR SLABS.SITE NOTES1. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ONTHIS PLAN.2. CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADINGAISLES WITH WHITE PAVEMENT MARKING PAINT, 4" IN WIDTH.3. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITEPAINT.4. ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHEREREQUIRED.5. ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED AREASTO BE PLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. REFER TODETAIL(S).6. ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED ATTHE STOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOPBARS SHALL EXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB.7. ALL SIGNS TO BE PLACED 18" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.SIGNAGE AND STRIPING NOTESCS-201E1, Attachment 7
Planning Commission Packet Page 28 of 74
2525226622242424243230305318.024.018.0R3.0R15.0R3.0R3.0R15.0R3.022.09.59.515.660°24.0BIOINFILTRATION BASIN5' SIDEWALK5' SIDEWALKRETAININGWALLDECORATIVEMETAL RAILB612 CURB &GUTTERB612 CURB &GUTTER4 STAIRS1 STAIR5653.530.0R15.0R15.0R35.0R25.025.6B612 CURB &GUTTERSTOP SIGNNOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A TOPOGRAPHIC SURVEYPREPARED BY LOUCKS, DATED 05/03/2023.NSCALE IN FEET030 60PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTINGPROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5NOTE:SEE PAVEMENT SECTIONS ON SHEET CC-802 FOR TYPE ANDDEPTH INFORMATION.LIGHT DUTY BITUMINOUS PAVEMENTCONCRETE SIDEWALKHEAVY DUTY BITUMINOUS PAVEMENTCONCRETE PAVEMENTMILL & OVERLAY EXISTING PARKING LOT AND DRIVEGRAVEL AREAPAVERS - 2' x 3' ULTRAFACEPAVERS BY TECTURA DESIGNSCOLOR TO BE UF-20PAVEMENT TYPESB612 CURB & GUTTER (STANDARD)B612 CURB & GUTTER (TIP OUT)FLAT CURB & GUTTER (STANDARD)FLAT CURB & GUTTER (TIP OUT)NOTE:SEE CURB & GUTTER DETAILS ON SHEET CC-802.SURMOUNTABLE CURB & GUTTER (STANDARD)SURMOUNTABLE CURB & GUTTER (TIP OUT)CURB TYPESWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLEDIN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND APPLICABLEGOVERNING AGENCY REQUIREMENTS.2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADASTANDARDS AND APPLICABLE GOVERNING AGENCY REQUIREMENTS.3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.5. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETEADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS ANDSIDEWALKS.6. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.7. REFER TO THE GEOTECHNICAL REPORT PREPARED BY AMERICAN ENGINEERING TESTING, DATEDJANUARY 15, 2026 FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS ANDCONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED TO PAVEMENTS ANDEXTERIOR SLABS.SITE NOTES1. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ONTHIS PLAN.2. CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADINGAISLES WITH WHITE PAVEMENT MARKING PAINT, 4" IN WIDTH.3. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITEPAINT.4. ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHEREREQUIRED.5. ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED AREASTO BE PLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. REFER TODETAIL(S).6. ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED ATTHE STOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOPBARS SHALL EXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB.7. ALL SIGNS TO BE PLACED 18" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.SIGNAGE AND STRIPING NOTESPARKINGCIRCULATIONCS-202E1, Attachment 7
Planning Commission Packet Page 29 of 74
SYMBOLCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERDECIDUOUS TREESAC-A8ACER FREEMANII `AUTUMN BLAZE`AUTUMN BLAZE MAPLEB&B2.5" CALBE-N3BETULA NIGRARIVER BIRCHB&B2.5" CALGY-D4GYMNOCLADUS DIOICAKENTUCKY COFFEETREEB&B2.5"CALOV-I4OSTRYA VIRGINIANAIRONWOODB&B2.5" CALPO-T4POPULUS TREMULOIDESQUAKING ASPENB&B2.5" CALTI-M4TILIA AMERICANA `MCSENTRY`SENTRY LINDENB&B2.5" CALEVERGREEN TREESPI-P5PICEA OMORIKA 'BRUNS'BRUNS SERBIAN SPRUCEB&B7' HGTPR-E5PINUS RESINOSANORWAY PINEB&B7' HGTORNAMENTAL TREESHC-G5MALUS X `HARVEST GOLD`HARVEST GOLD CRABAPPLEB & B1.5"CALSO-D9SORBUS DECORASHOWY MOUNTAIN ASHB&B1.5" CALTREE SCHEDULEBNCH907.83KINGNO PARKINGNO PARKINGKINGARKINGNO PARKINGNO PARKINGARKING PARKINO PARKINGNO PARKING PARKNO PARNO PARKINGNO PARKINGNO PARNO PNO PARKINGNO PARKINGNO NNO PARKINGNO PARKINGNNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO PO PARNO PARKINGNO PARKING PARARKINNO PARKINGNO PARKINGARKINKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNGNO PNO PARKINGNO PARKINGNO PNO PARNO PARKINGNO PARKINGNO PAR PARKINO PARKINGNO PARKING PARKIARKINGNO PARKINGNO PARKINGARKINGKINGNO PARKINGNO PARKINGINGGNO PARKINGNO PARKINGGNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO P PARNO PARKINGNO PARKING PARARKINNO PARKINGNO PARKINGARKINKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNGNO PARKINGNO PARKINGNO PARKINGNO PARKINGNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO P PARNO PARKINGNO PARKING PARARKINNO PARKINGNO PARKINGARKINKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNG NO PARKINGNO PARKINGNO PARKINGNO PARKINGNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO P PARNO PARKINGNO PARKING PARARKINNO PARKINGNO PARKINGARKINKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNG NO PARKINGNO PARKINGNO PARKINGNO PARKINGNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO P PARNO PARKINGNO PARKINGO PARARKINO PARKINGNO PARKINGARKIKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNG
NO PNO PARKINGNO PARKINGNO NO PARNO PARKINGNO PARKINGNO PAR PARKINO PARKINGNO PARKING PARKIARKINGNO PARKINGNO PARKINGARKINGKINGNO PARKINGNO PARKINGINGGNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO P PARNO PARKINGNO PARKING PARARKINNO PARKINGNO PARKINGARKINKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNG
NO PNO PARKINGNO PARKINGNO PNO PARNO PARKINGNO PARKINGNO PAR PARKINO PARKINGNO PARKING PARKIARKINGNO PARKINGNO PARKINGARKINGKINGNO PARKINGNO PARKINGINGGNO PARKINGNO PARKINGGNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO P PARNO PARKINGNO PARKING PARARKINNO PARKINGNO PARKINGARKINKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNGNO PNO PARKINGNO PARKINGNO PNO PARNO PARKINGNO PARKINGNO PAR PARKINO PARKINGNO PARKING PARKIARKINGNO PARKINGNO PARKINGARKINGKINGNO PARKINGNO PARKINGKINGGNO PARKINGNO PARKINGGNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO P PARNO PARKINGNO PARKING PARARKINNO PARKINGNO PARKINGARKINKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNGNO PNO PARKINGNO PARKINGNO PNO PARNO PARKINGNO PARKINGNO PAR PARKINO PARKINGNO PARKING PARKIARKINGNO PARKINGNO PARKINGARKINGKINGNO PARKINGNO PARKINGKINGNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO P PARNO PARKINGNO PARKING PARARKINNO PARKINGNO PARKINGARKINKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNG KINGNO PARKINGNO PARKINGKINGARKINGNO PARKINGNO PARKINGARKING PARKINO PARKINGNO PARKING PARKNO PARNO PARKINGNO PARKINGNO PARNO NO PARKINGNO PARKINGNO NNO PARKINGNO PARKINGNNONO PARKINGNO PARKINGNONO PNO PARKINGNO PARKINGNO PO PARNO PARKINGNO PARKINGO PARARKINO PARKINGNO PARKINGARKIKINGNO PARKINGNO PARKINGKINGNGNO PARKINGNO PARKINGNG
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Planning Commission Packet Page 30 of 74
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E1, Attachment 9
Planning Commission Packet Page 31 of 74
(;7(5,255(1'(5,1*6367-2+1
6(;3$16,21_0+($/7+)$,59,(:9,(:2)(0(5*(1&<(175$1&(6287+:(67&251(52)%8,/',1*9,(:2):(676,'(2)%8,/',1*)520+$=(/:22'679,(:0$,1(175$1&(1257+6,'(2)%8,/',1*E1, Attachment 9
Planning Commission Packet Page 32 of 74
(;7(5,255(1'(5,1*6367-2+1
6(;3$16,21_0+($/7+)$,59,(:9,(:2)1257+:(67&251(52)%8,/',1*)520+$=(/:22'679,(:2):(676,'(2)%8,/',1*)520%($0$9(9,(:1($5(175<1257+6,'(2)%8,/',1*E1, Attachment 9
Planning Commission Packet Page 33 of 74
Public Works Plan Review
PROJECT: Saint John’s Hospital Expansion
1575 Beam Avenue East
PROJECT NO: 26-02
COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer
DATE: 3-6-2026
PLAN SET: Plans dated 3-17-2026
REPORTS: Stormwater Management Plan date 2-17-2026
The applicant is seeking design review for a 189,600 square-foot expansion of the existing
hospital at 1575 Beam Avenue East. Also included with this project are modifications to the
existing parking lots at the northeast corner of the site to accommodate parking stalls lost with
the removal of the existing parking ramp.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents and calculations for final review. The following are engineering review
comments on the design and act as conditions prior to issuing permits.
Stormwater Management
As this project disturbs more than ½ acre of land and creates more than 5,000 square-feet of
new impervious surface, it is required to meet the City’s Stormwater Management Standards.
This includes, among other things, ensuring post-construction runoff rates are equal to or less
than existing rates along with infiltrating the equivalent of 1.1-inches of runoff over all impervious
surface areas. The project proposes meeting the City’s standards through the installation of an
underground infiltration pipe system, along with an infiltration basin.
1)This project shall be submitted to the Ramsey-Washington Metropolitan Watershed
District (RWMWD) for approval. All requirements of RWMWD shall be met.
2)A stormwater maintenance agreement is required between the property owner, the City
of Maplewood, and the RWMWD. This stormwater maintenance agreement shall be
signed by all parties and recorded with Ramsey County prior to the issuance of permits.
3)Pretreatment of stormwater (minimum 3-foot sump) shall be provided at all entry points
into the underground infiltration system, including at STMH #301 and CBMH #401.
Additionally, STMH #101 shall include a 3-foot sump to capture debris in runoff prior to
discharge into the public storm sewer system.
E1, Attachment 10
Planning Commission Packet Page 34 of 74
4)The underground infiltration system consists of perforated corrugated metal pipes.
Corrugated metal pipes are susceptible to corrosion from winter deicing salt. It is
recommended that this system be replaced with an alternative, such as high-density
polyethylene pipe, that is not subject to corrosion.
5)The 100-year high-water level shall be depicted on the plans for the underground
infiltration system and bio-infiltration basin. Adjacent structures shall meet the City and
RWMWD’s freeboard requirements.
Grading and Erosion Control
6)A copy of the site’s NPDES permit coverage is required prior to the issuance of a
grading permit.
7)A double row of silt fencing or other perimeter control measures is required between site
grading and Hazelwood Street and Beam Avenue
8)Slopes shall be a maximum of 3H:1V.
9)Erosion control plan sheets shall be submitted for the parking lot work at the northeast
portion of the site.
10)The site plan depicts 4 steps on the sidewalk near the intersection of Kennard Street and
Saint John’s boulevard. The applicant shall revise the sidewalk layout to eliminate the
need for steps in this location to ensure all users can safely navigate this walkway.
.
Traffic Impacts
11)The City of Maplewood has fielded numerous calls over the years regarding the safety of
the Saint John’s Boulevard/Hazelwood Street/MHealth Clinic entrance intersection. With
the proposed large addition to the hospital and subsequent increase in traffic, the
existing concerns have the potential to be exacerbated. This intersection shall be
analyzed to determine whether or not warrants are met for a change in intersection
control. Costs associated with any necessary intersection control change, due to the
increase in traffic from the hospital expansion, are the responsibility of the applicant.
Sanitary Sewer
12)The project proposes connecting to the existing 12-inch sanitary sewer mainline beneath
Hazelwood Street with a new 10-inch sanitary sewer service for the hospital addition.
The applicant shall review the downstream sanitary sewer system to ensure adequate
capacity is available in the public system prior to making this connection. Upsizing of the
E1, Attachment 10
Planning Commission Packet Page 35 of 74
public mainline may be required to accommodate the flow from this proposed hospital
expansion.
Watermain
13)This project shall be reviewed by Saint Paul Regional Water Services (SPRWS). All
requirements of SPRWS shall be met.
General
14)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to
the improvements proposed with this project. A SAC determination is required.
15)The applicant shall address all comments in the Ramsey County review email dated
March 6, 2026. All conditions of the county shall be met. All work within their right-of-way
require permits from the county.
16)All disturbed areas of Hazelwood Street and Kennard Street right-of-way shall be
restored per the City’s Right-of-Way Ordinance.
-END COMMENTS -
E1, Attachment 10
Planning Commission Packet Page 36 of 74
E1, Attachment 11
Planning Commission Packet Page 37 of 74
1
Environmental Review
Project: Saint John’s Hospital Expansion
Location: 1575 Beam Avenue
Date of Plans: February 17, 2026
Date of Review: February 24, 2026
Reviewer: Shann Finwall, Sustainability Coordinator
651-249-2304, shann.finwall@maplewoodmn.gov
Katelyn Bergstrom, Natural Resources Coordinator
651-249-2416, Katelyn.bergstrom@maplewoodmn.gov
Project Background: The applicant is proposing a 189,600-square-foot expansion to its
existing 370,000-square-foot hospital at 1575 Beam Avenue East. Tree removal and
replacement is proposed with the expansion. The applicant must comply with the City’s tree
ordinance and landscape policies.
Trees
1.Tree Preservation Ordinance:
a.Significant Trees: Maplewood’s tree preservation ordinance describes a
significant tree as a healthy tree of the following size: hardwood tree with a
minimum of 6 inches in diameter, an evergreen tree with a minimum of 8 inches
in diameter, and a softwood tree with a minimum of 12 inches in diameter.
b.Specimen Trees: A specimen tree is defined as a healthy tree of any species
that is 28 inches in diameter or greater.
c.Tree Replacement: If greater than 20 percent of significant trees are removed,
tree replacement is based on a calculation of significant trees located on the site
and significant trees removed. Credits are given for all specimen trees that are
preserved. If less than 20 percent of significant trees are removed, tree
replacement is based on a calculation of one 2-caliper inch replacement tree per
significant tree removed.
d.Tree Replacement: The tree standards require that as many replacement trees
be planted on the site as possible. An applicant can pay into the City’s tree fund
at a rate of $60 per caliper inch for trees that cannot be planted on site. The City
uses the tree fund to manage trees in parks and within the right-of-way.
2.Tree Impacts: The tree plan identifies 3,113 caliper inches of significant tree. The
applicant proposes to remove 790.5 caliper inches, which represents 25 percent of the
significant trees on the site.
3.Tree Replacement Requirements: The City’s tree preservation ordinance requires that
the applicant replace 63.8 caliper inches, or 32 2-caliper inch trees.
4.Tree Replacement: The landscape plan shows 51 new trees, equaling 113.5 caliper
inches, which exceeds the tree replacement requirements.
E1, Attachment 12
Planning Commission Packet Page 38 of 74
2
5.Tree Recommendations:
a.Prior to issuance of a grading permit, the applicant must submit the following:
1)Replace the Autum Blaze Maple species with Swamp White Oak, Pin
Oak, or Burr Oak, or Shingle Oak trees. Maple trees are overabundant in
Maplewood.
2)Replace the Bruns Serbian Spruce species with Douglas Fir or Tamarack.
Spruce trees are overabundant in Maplewood.
3)Tree Protection: Tree protection plan showing how preserved trees next
to grading will be protected per the City’s Tree Standards.
4)Escrow: Tree escrow in the amount of $60 per caliper inch of trees to be
replaced on the site. The escrow will be released once the trees are
planted with a one-year warranty.
Overall Landscaping
Review of the overall landscape plan to ensure nonnative and invasive species are avoided,
seed mix is appropriate for use in areas proposed, and plantings are climate resilient.
Landscaping Recommendation: Prior to issuance of a grading permit, the applicant must
submit a revised landscape plan with the following changes:
1.Sumac: Replace Grow-Low Fragrant Sumac with black chokecherry, snowberry, gray
dogwood, or American highbush cranberry. Sumac is a very aggressive species that
can take over other landscaping.
2. Grasses:
a.Replace Miscanthus Sinensis “Purpurascens” with a native grass species. This
species is considered invasive in some states.
b.Increase the number of grass species used in the landscaping. Use native grass
species that will provide a diverse landscape and more biodiversity such as big
bluestem, little bluestem, prairie dropseed, switchgrass, side-oats grama, Indian
grass, Canada wild rye, buffalo grass, Kalm's brome, bottlebrush grass, fowl
manna grass, tussock sedge.
3.Seed mix: Submit a detailed legend identifying the native seed used on the site.
E1, Attachment 12
Planning Commission Packet Page 39 of 74
Page 1 of 2
Memo
Date: Tuesday, February 17, 2026
Project Name: MHealth Fairview St. John’s Maplewood Hospital Expansion
Project #: HDR: 10374118 | MHealth Fairview: 02075
To: City of Maplewood
From: Todd Lampinen (HDR)
Subject: Community Meeting Q & A
On Wednesday, February 4, 2026, the City of Maplewood hosted a Community Meeting regarding the
proposed expansion at the MHealth Fairview St. John’s hospital. The purpose of the meeting was to
share project details, gather input from the community, and address questions. The compiled
questions and answers (Q & A) from the meeting are provided below.
Q1: Is that where the ramp is located? Where the new building will sit?
A1: Yes.
Q2: I heard St. John’s plans to double in size in the next 10 years. Is this true?
A2: No. There was previously discussed, but that plan has changed. There is shell space for
future.
Q3: How long with this take?
A3: Construction is expected to take approximately 22 months.
Q4: Improve or remodel of the old areas?
A4: There is currently no plan to refresh these areas. That would be more of an operational
project. Right now, only some flooring will be refreshed in select areas.
Q5: The rooms are quite small.
A5: There are many restrictions for renovating, and we are evaluating design options that
comply with applicable codes and patient-safety requirements. One option is using sliding
doors to gain more space in the rooms.
Q6: Would you expand up in the future? Is that the plan?
A6: The building is designed to support the addition of two floors. There is no defined timeline
for future expansion, but it could happen in 10 years.
Q7: Are you doing a helipad?
A7: No helipad is planned.
E1, Attachment 13
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Planning Commission Packet Page 40 of 74
Page 2 of 2
Q8: As you increase in size, that increases traffic flow.
A8: Traffic patterns are not expected to change, and additional parking has been incorporated
into the design. These will both help with traffic flow.
Q9: The parking lots are full. How will this be handled?
A9: Parking closest to the hospital is currently full, while the lots farther out remain fairly open.
The additional parking being added will also help ensure adequate parking. Patient parking
will continue to be reserved in the areas closest to the building.
Q10: Will we be looking at the intersection St. John’s Blvd and Hazelwood and the medical
building.
A10: The City would need to look at that intersection.
Feel welcome to contact Todd Lampinen, Sr. Project Architect, with HDR if you have any questions.
Todd.Lampinen@hdrinc.com
612.524.6055
E1, Attachment 13
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Planning Commission Packet Page 41 of 74
PLANNING COMMISSION STAFF REPORT
Meeting Date March 17, 2026
REPORT TO: Michael Sable, City Manager
REPORT FROM: Elizabeth Hammond, Planner
PRESENTER: Elizabeth Hammond, Planner
AGENDA ITEM: Conditional Use Permit Amendment Resolution, Redeeming Love Church,
2425 White Bear Avenue North
Action Requested: Motion ☐Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Summary:
Redeeming Love Church has requested approval for a building expansion and façade updates for
the existing building at 2425 White Bear Avenue North. The church plans to remove the exterior
stairs on the north side of the building and build an on-grade main entrance. The project will include
removing and reconfiguring a portion of the parking area adjacent to the main entrance expansion.
To proceed with the proposal, the applicant requests to amend the site’s conditional use permit and
design review approval.
Recommended Action:
Motion to approve the conditional use permit amendment resolution for Redeeming Love Church,
located at 2425 White Bear Avenue North, subject to certain conditions of approval.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0.00
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves Other: N/A
Strategic Plan Relevance:
☐Safety ◊Focus Area:
☐Sustainability ◊ Focus Area:
Development ◊ Focus Area: Strenghten human connection and community growth
Background:
Redeeming Love Church proposes to build a 1,260-square-foot addition to the entrance of the
existing 53,400-square-foot building. The project would remove the exterior entry stairs and install
interior stairs within an expanded on-grade entrance to the building. The project will include
removing a portion of the parking area on the north side of the building, which will then be
reconfigured adjacent to the main entrance expansion. The church plans to remodel the sanctuary
and lobby and install new lighting, seating, and flooring. The church plans to begin construction in
June 2026 and complete the project by November 2026.
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Planning Commission Packet Page 42 of 74
Conditional Use Permit
The 8.53-acre site was formerly a Montgomery Ward office building. The City Council approved a
conditional use permit for a religious facility on June 28, 1993. The office building was remodeled at
that time and has since been used as a religious facility. Religious facilities are permitted in any
zoning district with a conditional use permit. The proposed building expansion requires a CUP
amendment.
Design Review
Site Plan
The single-story expansion is on the north side of the building, where exterior stairs currently
provide access. The exterior stairs would be removed and replaced with an expanded on-grade
entrance to the building, with interior stairs and an ADA lift within the addition. Portions of the
parking and drives on the north side of the existing entrance will be removed and replaced with a
reconfigured parking area. The applicant is not proposing other changes to the remaining areas of
the parking lot or site. Site access and existing utilities will remain unchanged.
Parking
City code requires one space for every four people allowed under the maximum building
occupancy. Based on the initial review of the building's individual spaces, the applicant’s narrative
states that the maximum building occupancy is approximately 1,552 persons, requiring 388 parking
stalls. The final occupant load for the building will be provided upon review of the building permit
plans and issuance of the certificate of occupancy.
The applicant’s narrative outlines that there are currently 367 parking stalls on the site. Since the
building's overall capacity and operations are not expanding, additional parking is not required by
code. However, the narrative states that 21 stalls will be removed from the north end of the building
and replaced with 49 stalls, a slight increase, bringing the total to 395.
Staff recommends that the applicant review the existing striped stalls and drive access aisles on the
site and submit a parking plan for review. The plan would identify areas where the applicant will
repaint parking spaces as necessary and repair any areas with deficient pavement. The parking
plan is to be provided with the building permit plans for staff approval.
The city can require a ten-foot-wide planter or median strip for every three or four parking bays to
prevent high-speed movement diagonally across the parking lot and to improve overall aesthetics.
Staff recommends that the applicant include landscape median strips in the parking design, where
practical, to complement the overall site and existing landscaped areas. This is not currently
required, but the concept could be incorporated into the parking plan. An image from the city’s
parking code is provided below for reference. Sec. 44-17. - Off-street parking – Illustration 44-17-B:
E2
Planning Commission Packet Page 43 of 74
Staff seeks direction from the CDRB and the planning commission on their desire to require this
design while providing flexibility to ensure the site provides adequate parking for its operations. If
required, staff would add a sentence to the conditions in the design review and CUP resolutions,
noting the submission of a parking plan and clarifying that this design requirement is to be
incorporated.
Building Elevations
The proposed building addition will be primarily a steel frame structure with a gable roof. The wall
materials are primarily aluminum and glass storefront, with a small amount of prefinished standing-
seam metal fascia and rock-face CMU on the foundation wall. The existing plain concrete fascia
wrapping the building will be refaced with prefinished commercial-grade horizontal siding. The
existing precast concrete panel walls will remain unchanged.
Landscaping and Screening
The applicant submitted a landscape plan showing 15 trees, six shrubs, and 64 grasses to be
planted on the site. The plans do not specify tree removal, so the applicant must submit a tree
removal and replacement plan. City environmental review staff have identified various tree, shrub,
and grass species to replace some of the currently proposed invasive species. The applicant must
update their landscape to reflect the recommended replacement species.
The site’s trash dumpsters are not stored within an enclosure. The applicant will submit a trash
enclosure plan, outline the enclosure's location, and include the proposed materials and
construction details. The trash enclosure plan must be submitted with the building permit plans for
review.
Signage
All signage must be reviewed separately from this design review. The applicant must submit
permits for any signage installed on the site, and sign drawings must meet city ordinance
requirements.
Lighting
The applicant submitted a photometric plan; however, it is not a scalable PDF and is not large
enough to print and view to determine whether the lighting ordinance requirements are met. The
applicant shall submit a new plan for review with the building permit.
The photometric plan shall include the following:
1.Site and architectural plans indicating the location of the types of luminaires proposed.
2.A detailed description of the luminaire, including the manufacturer's catalog cuts and
drawings, including sections.
3.A drawn plan that illustrates the light spread and footcandle levels of the proposed
luminaires.
Department Comments
Randy Johnson – Building Official
The proposed addition and remodeling shall meet the minimum requirements of the Minnesota
State Building Code.
Jon Jarosch – Assistant City Engineer
The applicant will meet the requirements outlined in the engineering review dated March 2, 2026.
Shann Finwall – Sustainability Coordinator
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Planning Commission Packet Page 44 of 74
Prior to issuance of a grading permit, the applicant must submit a tree removal and replacement
plan and a revised landscape plan that removes invasive species and shows replacement species
as recommended by environmental review staff.
Jery Novack – Fire Marshal
The applicant will submit plans outlining all fire protection measures and any necessary
modifications for plan review. The applicant will obtain a permit and ensure the Fire Marshal
conducts all required inspections.
Board/Commission & Council Review
Community Design Review Board
March 17, 2026: The community design review board will review this project.
Planning Commission
March 17, 2026: The planning commission will review this project and hold a public hearing.
City Council
April 13, 2026: The City Council will review this project and make a decision.
Public Hearing Notice
Staff sent a public hearing notice and application details to the 17 properties within 500 feet of the
subject property. Staff did not receive public comments in advance of preparing the staff report.
Reference Information
Site Description
Site Size: 9.19 Acres
Surrounding Land Uses
North: Commercial/Retail
South: Commercial/Office/Warehouse
East: Commercial/Retail
West: High-Density Residential
Planning
Existing Land Use: Institutional
Existing Zoning: LBC, Limited Business Commercial
Review Schedule
The city deemed the applicant’s application complete on February 23, 2026. The initial 60-day
review deadline for a decision is April 24, 2026. As stated in Minnesota State Statute 15.99, the city
can take an additional 60 days, if necessary, to complete the review.
Attachments:
1.Conditional Use Permit Amendment Resolution
2.Design Review Resolution
3.Overview Map
4.Future Land Use Map
5.Zoning Map
6.Applicant Narrative
7.Site Plans
8. Elevation Renderings
9.Engineering Review, Dated March 2, 2026
E2
Planning Commission Packet Page 45 of 74
CONDITIONAL USE PERMIT AMENDMENT RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Redeeming Love Church has requested to amend the Conditional Use Permit for the
property located at 2425 White Bear Avenue North.
1.02 The property is located at 2425 White Bear Avenue North and is legally described as
The Parcel A
All that certain real estate situated in the State of Minnesota, Ramsey County, Village
of Maplewood, and more particularly described as follows:
That portion of the West 1 /2 of the North 1 /5 of the Southwest 1 /4 of the Southeast
1 /4 of the Northwest 1/4 of Section 11. Township 29, Range 22 lying West of White
Bear Avenue, except that part thereof which lies Easterly of a line run parallel with 85
feet Westerly of the following described line: From a point on the West line of said
Section 11, distant 718. 7 feet South of the West 1/4 corner thereof, run Westerly at
an angle of 90 degrees 30 minutes with said West section line
(measured from South to West) for 204 feet; thence deflect to the right at an angle
90 degrees 00 minutes for 37.5 feet to the point of beginning of line to be described;
thence deflect to the right at an angle of 90 degrees 00 minutes for 260.04 feet;
thence deflect to the right at an angle of 3 degrees 12 minutes for 394.21 feet;
thence deflect to the left at an angle of 49 degrees 14 minutes for 308.85 feet;
thence deflect to the right at an angle of 20 degrees 30 minutes for 443.06 feet;
thence deflect to the left at an angle of 37 degrees 32 minutes for 375.94 feet;
thence deflect to the left on a 4 degree 30 minute curve (Delta Angle 24 degrees 48
minutes) for 551.11 feet and there terminating.
Less that portion of property conveyed to the County Ramsey, including the right of
access to White Bear Road, in connection with condemnation action filed by the
County of Ramsey, State of Minnesota vs. Brookille Energy and Properties, Inc., et
al. in the District Court, Second Judicial District, Count of Ramsey, State of
Minnesota - File No. 463842.
Abstract Property
Parcel B
The East 711.88 feet of the South Half of the Southwest Quarter of the Northwest
Quarter of Section 11, Township 29, Range 22, except that part thereof which lies
Easterly of a line run parallel with and distant 85 feet Westerly of the following
described line: From a point on the West line of said Section 11, distance 718. 7 feet
South of the West Quarter corner thereof, run Westerly at an angle of 90 degrees 30
minutes with said West section line (measured from South to West) for 204 feet;
thence deflect to the right at an angle of 90 degrees 00 minutes for 37.5 feet to the
point of beginning of line to be described; thence deflect to the right at an angle of 90
degrees 00 minutes for 260.04 feet; thence deflect to the right at an angle of 3
degrees 12 minutes for 394.21 feet; thence deflect to the left at an angle of 49
degrees 14 minutes for 308.85 feet; thence deflect to the right at an angle of 20
degrees 30 minutes for 443.06 feet; thence deflect to the left at an angle of 37
E2, Attachment 1
Planning Commission Packet Page 46 of 74
degrees 32 minutes for 375.94 feet; thence deflect to left on a 4 degree 30 minutes
curve (Delta Angle 24 degrees 48 minutes) for 551.11 feet and there terminating.
Torrens Property
Property Identification Number: 112922230010
1.03 The conditional use permit allows a religious facility on the property.
1.04 The property owner requests to amend the conditional use permit to allow an
expansion to the building on the property.
Section 2. Standards.
2.01 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a)
states that the City Council must base approval of a Conditional Use Permit on the
following nine standards.
1.The use would be located, designed, maintained, constructed and operated to be
in conformity with the City’s Comprehensive Plan and Code of Ordinances.
2.The use would not change the existing or planned character of the surrounding
area.
3.The use would not depreciate property values.
4.The use would not involve any activity, process, materials, equipment or methods
of operation that would be dangerous, hazardous, detrimental, disturbing or
cause a nuisance to any person or property, because of excessive noise, glare,
smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness, electrical interference or other nuisances.
5.The use would not exceed the design standards of any affected street.
6.The use would be served by adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
7.The use would not create excessive additional costs for public facilities or
services.
8.The use would maximize the preservation of and incorporate the site’s natural
and scenic features into the development design.
9.The use would cause minimal adverse environmental effects.
Section 3. Findings.
3.01 The proposal meets the specific Conditional Use Permit standards.
Section 4. City Review Process
E2, Attachment 1
Planning Commission Packet Page 47 of 74
4.01 The City conducted the following review when considering this conditional use permit
request.
1.On March 17, 2026, the Planning Commission held a public hearing. City staff
published a hearing notice in the Pioneer Press and sent notices to the
surrounding property owners. The Planning Commission gave everyone at the
hearing a chance to speak and present written statements. The Planning
Commission recommended that the City Council ________ this resolution.
2.On April 13, 2026, the City Council discussed this resolution. They considered
reports and recommendations from the Planning Commission and City staff.
Section 5. City Council
5.01 The City Council hereby _______ the resolution. Approval is based on the findings
outlined in section 3 of this resolution. Approval is subject to the following conditions
(additions are underlined and deletions are crossed out):
1.All construction shall follow the plans that the City received on May 3, 1993. The
Director of Community Development may approve minor changes.
2.The proposed construction must have substantially started or the building must
be used for a church within one year of Council approval or the permit shall end.
The City Council may grant up to one one-year extension of the permit.
3.Fill the potholes in the parking lot and driveways.
4.Sweep and restripe the parking lot to current City Code requirements.
5.Remove and clean up the old tires, junk and garbage on the property.
6.The church recording a deed with Ramsey County for five additional feet of right-
of-way for White Bear Avenue at the northeast corner of the site. The church
must record this deed within sixty days of getting fee title of the property. The
County Traffic Engineer must approve this deed before the church records it.
7.Screen any outside mechanical equipment, as required by Code.
8.Remove the curb blocks and construct concrete curb around the parking lot
perimeter, as the City Code requires. The church may complete this work with
Phase II of the construction and shall have it done within three years of City
approval.
9. The City Council will review this permit in one year.
10.The owner will submit a trash enclosure plan for the property with the building
permit plans. Trash enclosures are required around all trash containers or
dumpsters on the property and shall be 100 percent opaque. The enclosure must
meet city ordinance requirements. The enclosure must always be maintained.
11.The applicant will review the existing striped stalls and drive access aisles on the
site, repaint the parking spaces where necessary, and repair any areas with
E2, Attachment 1
Planning Commission Packet Page 48 of 74
deficient pavement. The applicant will provide a parking plan with the building
permit plans for staff approval.
12.All signs shall meet the City of Maplewood sign ordinance. The property owner
will obtain all required sign permits.
E2, Attachment 1
Planning Commission Packet Page 49 of 74
DESIGN REVIEW RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Redeeming Love Church has requested design review for an expansion to the
building and updates to the exterior façade at 2425 White Bear Avenue North.
1.02 The property at 2425 White Bear Avenue North is legally described as:
Parcel A
All that certain real estate situated in the State of Minnesota, Ramsey County, Village
of Maplewood, and more particularly described as follows:
That portion of the West 1 /2 of the North 1 /5 of the Southwest 1 /4 of the Southeast
1 /4 of the Northwest 1/4 of Section 11. Township 29, Range 22 lying West of White
Bear Avenue, except that part thereof which lies Easterly of a line run parallel with 85
feet Westerly of the following described line: From a point on the West line of said
Section 11, distant 718. 7 feet South of the West 1/4 corner thereof, run Westerly at
an angle of 90 degrees 30 minutes with said West section line
(measured from South to West) for 204 feet; thence deflect to the right at an angle
90 degrees 00 minutes for 37.5 feet to the point of beginning of line to be described;
thence deflect to the right at an angle of 90 degrees 00 minutes for 260.04 feet;
thence deflect to the right at an angle of 3 degrees 12 minutes for 394.21 feet;
thence deflect to the left at an angle of 49 degrees 14 minutes for 308.85 feet;
thence deflect to the right at an angle of 20 degrees 30 minutes for 443.06 feet;
thence deflect to the left at an angle of 37 degrees 32 minutes for 375.94 feet;
thence deflect to the left on a 4 degree 30 minute curve (Delta Angle 24 degrees 48
minutes) for 551.11 feet and there terminating.
Less that portion of property conveyed to the County Ramsey, including the right of
access to White Bear Road, in connection with condemnation action filed by the
County of Ramsey, State of Minnesota vs. Brookille Energy and Properties, Inc., et
al. in the District Court, Second Judicial District, Count of Ramsey, State of
Minnesota - File No. 463842.
Abstract Property
Parcel B
The East 711.88 feet of the South Half of the Southwest Quarter of the Northwest
Quarter of Section 11, Township 29, Range 22, except that part thereof which lies
Easterly of a line run parallel with and distant 85 feet Westerly of the following
described line: From a point on the West line of said Section 11, distance 718. 7 feet
South of the West Quarter corner thereof, run Westerly at an angle of 90 degrees 30
minutes with said West section line (measured from South to West) for 204 feet;
thence deflect to the right at an angle of 90 degrees 00 minutes for 37.5 feet to the
point of beginning of line to be described; thence deflect to the right at an angle of 90
degrees 00 minutes for 260.04 feet; thence deflect to the right at an angle of 3
degrees 12 minutes for 394.21 feet; thence deflect to the left at an angle of 49
degrees 14 minutes for 308.85 feet; thence deflect to the right at an angle of 20
degrees 30 minutes for 443.06 feet; thence deflect to the left at an angle of 37
degrees 32 minutes for 375.94 feet; thence deflect to left on a 4 degree 30 minutes
curve (Delta Angle 24 degrees 48 minutes) for 551.11 feet and there terminating.
Torrens Property
E2, Attachment 2
Planning Commission Packet Page 50 of 74
Property Identification Number: 112922230010
Section 2. Site and Building Plan Standards and Findings.
2.01 City ordinance Section 2-290(b) requires that the community design review board
make the following findings to approve plans:
1.That the design and location of the proposed development and its relationship to
neighboring, existing or proposed developments and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
2.That the design and location of the proposed development are in keeping with
the character of the surrounding neighborhood and are not detrimental to the
harmonious, orderly and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3.That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures and colors.
Section 3. Community Design Review Board Action.
3.01 The above-described site and design plans are hereby _______based on the
findings outlined in Section 3 of this resolution. Subject to staff approval, the site
must be developed and maintained in substantial conformance with the design plans.
Approval is subject to the applicant doing the following:
1.Repeat this review in two years if the city has not issued a building permit for this
project.
2.All requirements of the fire marshal, city engineer, and building official must be
met.
3.The applicant will meet the requirements outlined in the Engineering Review
dated March 2, 2026.
4.The applicant will submit updated plans as required by the building official
showing that the proposed addition and remodeling will meet the minimum
requirements of the Minnesota State Building Code.
5.Prior to issuance of a grading permit, the applicant must submit a tree removal
and replacement plan and a revised landscape plan that removes invasive
species and shows replacement species as recommended by environmental
review staff.
6.The applicant shall submit an updated photometric site plan ensuring all existing
and proposed lighting follows city ordinance requirements. All lights on the
building and throughout the parking lot must be downcast. If existing lights do not
meet city requirements, they must be removed or replaced. The lighting plan
must be submitted with the building permit plans.
E2, Attachment 2
Planning Commission Packet Page 51 of 74
7.Rooftop vents and mechanical equipment shall be hidden from view from all
sides of the property, screened as required by city ordinance, and always
maintained.
8.All trash receptacles shall be screened entirely inside a trash enclosure as
required by city ordinance and consistently maintained. The trash enclosure and
gate shall be 100 percent opaque. The gate shall be protected by concrete-filled
steel posts or the equivalent, anchored in the ground at the front corners of the
structure. If the enclosure is masonry, the protective posts may be omitted. In all
instances, the enclosure must be designed, constructed, and painted in a
manner compatible with the building and kept in good repair.
9.The applicant will review the existing striped stalls and drive access aisles on the
site, repaint the parking spaces where necessary, and repair any areas with
deficient pavement. The applicant will provide a parking plan with the building
permit plans for staff approval.
10.This approval does not include signage. Any proposed changes to the site’s
signage must meet the city’s ordinance requirements, and the applicant must
apply for a sign permit before installation.
11.Before the issuance of a building permit, the applicant shall submit for staff
approval the following items:
a.The applicant shall provide the city with a cash escrow or an irrevocable
letter of credit for all required exterior improvements. The amount shall be
150 percent of the cost of the work.
b.The applicant shall provide a tree removal and replacement plan and an
updated landscape plan.
c.The applicant will provide an updated photometric plan.
d.The applicant shall provide a trash enclosure plan.
e.The applicant shall provide a parking plan.
12.The applicant shall complete the following before occupying the building:
a.Replace any property irons removed because of this construction.
b.Provide continuous concrete curb and gutter around the parking lot and
driveways.
c.Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas if not completed or disturbed during construction.
d.Install all required outdoor lighting as approved by city staff.
e.Install all required sidewalks and trails.
13.If any required work is not done, the city may allow temporary occupancy if:
E2, Attachment 2
Planning Commission Packet Page 52 of 74
a.The city determines that the work is not essential to public health, safety or
welfare.
b.The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or contractor
shall complete any unfinished exterior improvements by June 1 of the
following year if occupancy of the building is in the fall or winter or within six
weeks of occupancy of the building if occupancy is in the spring or summer.
14.All work shall follow the approved plans. The director of community development
may approve minor changes.
E2, Attachment 2
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E2, Attachment 3
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E2, Attachment 4
Planning Commission Packet Page 55 of 74
E2, Attachment 5
Planning Commission Packet Page 56 of 74
The Dennis Batty & Associates Group, Inc.
architects & planners
22770 Imperial Avenue North Forest Lake, Minnesota 55025
Phone 651-464-3756 Fax 651-464-3794
Email dennisbatty@dennisbatty.com
January 23, 2026
Revised March 5, 2026
Revisions in italics
Elizabeth Hammond, Director of Planning
City of Maplewood
1830 East County Road B
Maplewood, MN 55109
Re: Application for an Amendment to Conditional Use Permit and
Community Design Review Board Application for
Redeeming Love Church, 2425 White Bear Avenue N, Maplewood, MN
Dear Elizabeth,
The following is a cover and revised narrative letter for submittal of an application and
related submittal items for the proposed addition to existing church facilities for Redeeming
Love Church located at 2425 white Bear Avenue N. Applications and plans are being
submitted to the City of Maplewood Planning Department for the following requested
actions.
1. Approval of an application for an Amendment to the existing Conditional Use
Permit to allow an addition to the existing church building and revision of the
existing parking lot.
2. Approval of a Community Design Review Board Application.
For purposes of this cover letter, the term the “Church” and/or “Property Owner” shall refer
to Redeeming Love Church and their designated leadership team. The term “Architect”
shall refer to the Dennis Batty & Associates Group, Inc., Architects and their appointed
representatives. The term “City” shall refer to the City of Maplewood. The term “Civil
E2, Attachment 6
Planning Commission Packet Page 57 of 74
Redeeming Love Church CUP Application
January 23, 2026
Revised March 5, 2026
Page 2
Engineer” shall refer to Demarc Engineering of Brooklyn Park, MN. The term “CUP” shall
refer to Conditional Use Permit.
SUBMITTALS
The following items are part this submittal:
1. Completed and signed Conditional Use Application form.
2. Completed and signed Community Design Review Board Application form.
3.Complete Legal Description on a separate page.
4. Civil Engineering Drawings
C1 Title sheet
C2 Details
C3 Details
C4 Existing Conditions & Removals
C5 Site Plan
C6 Grading, Drainage, Utility Plan
C7 Stormwater Pollution Prevention Plan
C8 Stormwater Pollution Prevention Plan Notes
5.Stormwater Management Plan (SWP)
6.Landscape Drawings
L1.1 Landscape Plan
L1.2 Landscape Details, Notes & Schedules
7.Architectural Drawings:
A2.0 Floor Plan
A6.0 Colored Exterior Elevations
A6.1 Un-colored Exterior Elevations
Exterior perspective drawings
8.Photometric Site Plan
9. This Coverletter including a Narrative Description of the Project.
Copies and format of drawings being submitted include:
1. One 8.5x11electronic copy of the applications and all required attachments in a
single combined PDF file
2. One 11x17 electronic copy of all required drawings in separate files according to
discipline.
3. One 8.5x11 printed copy of the applications and all required attachments.
4. Five 11x17 printed copies of all required drawings.
SUBMITTAL FEES
Application fees are being paid as follows:
1.Conditional Use Permit Application Fee - $1,650
2. Engineering escrow - $1,000
3.Sign fee - $200
4. Recording fee - $46
5. Community Design Review Board Application - $1,650
E2, Attachment 6
Planning Commission Packet Page 58 of 74
Redeeming Love Church CUP Application
January 23, 2026
Revised March 5, 2026
Page 3
6. Engineering escrow - $1,000
7. Enclosed is Check for $5,546
PROJECT DESCRIPTION/NARRATIVE
Scope
Redeeming Love Church located at 2425 White Bear Avenue N proposes to build a 1,260
square foot single story addition to the existing 53,400 square foot church building on their
8.53 acre site located at 2425 White Bear Avenue North and described by the attached
boundary and topographic survey.
The proposed addition is an expanded on-grade main entrance to the building. The project
will include demolishing the existing exterior open steps and constructing new interior steps
and an ADA lift. The project will also include refacing of the existing plain concrete fascia
that wraps around the building with a prefinished commercial grade horizontal siding.
Also included in the project is remodeling of the existing sanctuary and lobby (interior
spaces). Remodeling will include new ceilings, lighting, seating and flooring in the
sanctuary and the creation of a coffee serving area in the lobby. No changes are proposed to
the seating capacity of the existing sanctuary.
Site Development
The project will include demolishing a portion of the existing parking and drives in front of
the main entrance and providing new drop-off, drives and parking that fit with the addition
of the new entrance. These site changes involve disturbing 53,500 square feet of the
existing 371,567 square foot site for the building addition and parking lot revision. This
works out to be 14.4% of the site.
The proposed new plan calls for demolishing 21 of the existing 367 parking spaces and
constructing 49 new parking spaces in that same area of the site, bringing the total number
parking places to 395. 12 of those spaces are ADA accessible spaces. Number of required
parking spaces is based on providing one parking spaces for each four seats in the main
sanctuary space. The seating plan in the sanctuary as it is currently set up shows 940 seats
plus the stage with an occupant load of 64 bring the capacity of the space to 1,004. At the
one-to-four ratio, 251 parking spaces would be required.
The seating is not fixed in the sanctuary and, even if the occupant load was figured on the
basis of one person per seven square feet plus the stage occupants (listed above), yielding
an occupant load for the space of 1,488 plus 64 equals 1,552 occupants, there is still enough
parking being provided on that basis to meet the one-to-four ratio. The only way to get that
many people in the space would, of course, be to take out he chairs and have everyone
standing.
E2, Attachment 6
Planning Commission Packet Page 59 of 74
Redeeming Love Church CUP Application
January 23, 2026
Revised March 5, 2026
Page 4
Detailed civil engineering drawings prepared by Demarc Engineering of Brooklyn Park, MN
and landscape plans prepared by Calyx Design Group are attached to and a part of this CUP
application. The drawings show the proposed landscaping, grading, paving, utilities,
drainage and stormwater management system along with related details and calculations.
The proposed stormwater management design covers only the disturbed portion of the site.
Building Size and Height
Total area of the proposed new building addition will be 1,260 square feet on a single level.
The existing building area is 53,400 square feet. Total new and existing area is 54,660
square feet. Overall height of the building addition is 29’-8” feet. The existing building is
15’-10” in height. See attached sheet of exterior elevations for vertical building dimensions.
Exterior Building Materials
The proposed new building addition will be a primarily steel frame structure with both
minimal pitch and gable roof surfaces. The exterior wall materials will be primarily
aluminum and glass storefront with a small amount of prefinished standing seam metal
fascia and a small amount of rock face CMU foundation wall.
The project will also include refacing of the existing plain concrete fascia that wraps around
the building with a prefinished commercial grade horizontal siding.
Site Development
Attached are civil engineering drawings showing parking, drives, grading, drainage, storm
water management, and underground utilities for the site. No new utility hook-up are
proposed as a part of this project.
Proposed Construction Schedule for Church Project
The Church proposes to start construction on the new facility on or about June 1, 2026 and
complete the project by November 1, 2026.
(End of Narrative.)
Thank you for opportunity of making this submittal. If you
have questions or need further information please contact me.
Sincerely,
Dennis Batty, AIA
The Dennis Batty & Associates Group, Inc., Architects & Planners
Enc.
E2, Attachment 6
Planning Commission Packet Page 60 of 74
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Planning Commission Packet Page 61 of 74
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8.5X11 PRINT NOT TO SCALEE2, Attachment 7
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E2, Attachment 8
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E2, Attachment 8
Planning Commission Packet Page 68 of 74
The Dennis Batty& Associates Grouparchitects & plannersincorporatedMINNESOTA22770 IMPERIAL AVENUE N.FOREST LAKE, MN 55025EMAIL: info@dennisbatty.comPHONE: 651-464-3756FAX: 651-464-3794DRAWN BY:COMMISSION NUMBER:2024.10ISSUE DATE:PLOT DATE:8-19-24REVISIONS:2024 RENOVATION OFREDEEMING LOVECHURCHMAPLEWOOD, MNEXTERIORELEVATIONSA6.1PRELIMINARYNOT FORCONSTRUCTION1A6.0NORTH ELEVATION3/32" = 1'-0"2A6.0EAST ELEVATION3/32" = 1'-0"3A6.0SOUTH ELEVATION3/32" = 1'-0"4A6.0WEST ELEVATION3/32" = 1'-0"E2, Attachment 8
Planning Commission Packet Page 69 of 74
Public Works Plan Review
PROJECT: Redeeming Love Addition
2425 White Bear Avenue North
PROJECT NO: 26-03
COMMENTS BY: Jon Jarosch, P.E. – Assistant City Engineer
DATE: 3-2-2026
PLAN SET: Plans dated 10-9-2025
REPORTS: Stormwater Management Plan date 10-8-2025
The applicant is seeking design review for a building addition and parking lot reconstruction at
2425 White Bear Avenue North.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents and calculations for final review. The following are engineering review
comments on the design and act as conditions prior to issuing permits.
Stormwater Management
As this project disturbs more than ½ acre of land and creates more than 5,000 square-feet of
new impervious surface, it is required to meet the City’s Stormwater Management Standards.
This includes, among other things, ensuring post-construction runoff rates are equal to or less
than existing rates along with infiltrating the equivalent of 1.1-inches of runoff over all impervious
surface areas. The project proposes meeting the City’s standards through the installation of an
infiltration basin.
1)This project shall be submitted to the Ramsey-Washington Metropolitan Watershed
District (RWMWD) for approval. All requirements of RWMWD shall be met.
2)A stormwater maintenance agreement is required between the property owner, the City
of Maplewood, and the RWMWD. This stormwater maintenance agreement shall be
signed by all parties and recorded with Ramsey County prior to the issuance of permits.
3)The building floor elevation shall be depicted on the plans. This structure shall meet the
City and RWMWD’s freeboard requirements in relation to the high-water level of the
infiltration basin.
4)Soil boring or infiltration test data shall be provided to support the infiltration rates
assumed in the hydraulic calculations.
E2, Attachment 9
Planning Commission Packet Page 70 of 74
Grading and Erosion Control
5)A copy of the site’s NPDES permit coverage is required prior to the issuance of a
grading permit.
6)Slopes shall be a maximum of 3H:1V.
General
7)This project shall be reviewed by Ramsey County. All work within their right-of-way along
White Bear Avenue require permits from the county. All conditions of the county shall be
met.
8)A grading and erosion control permit are required prior to the start of construction.
-END COMMENTS -
E2, Attachment 9
Planning Commission Packet Page 71 of 74
PLANNING COMMISSION STAFF REPORT
Meeting Date March 17, 2026
REPORT TO: Michael Sable, City Manager
REPORT FROM: Elizabeth Hammond, Planner
PRESENTER: Elizabeth Hammond, Planner
AGENDA ITEM: 2025 Planning Commission Annual Report
Action Requested: Motion Discussion ☐ Public Hearing
Form of Action: ☐Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation
Summary:
City ordinance requires the Planning Commission to prepare a report to the city council each year.
Staff will outline the 2025 annual report and request that the commission identify one member to
attend the upcoming April 13, 2026, city council meeting to provide an overview of the attached
report.
Recommended Action:
Motion to approve the Planning Commission’s 2025 Annual Report.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves Other: n/a
Strategic Plan Relevance:
Safety ◊Focus Area: Strenghten regulations and code compliance
Sustainability ◊ Focus Area: Cultivate a connected, engaged community
Development ◊ Focus Area: Strenghten human connection and community growth
Background:
Maplewood city ordinance requires the Planning Commission report to the City Council each year,
outlining the commissions’ actions and activities during the preceding year. The report may include
recommended changes, including but not limited to ordinances and/or procedures. The
commission’s annual report is included in the community development department’s annual report.
The projects and initiatives that city staff work on each year rely on feedback and guidance from
multiple council-appointed boards and commissions.
Attachments:
1. 2025 Planning Commission Annual Report
F1
Planning Commission Packet Page 72 of 74
2025 Planning Commission Annual Report
Members
Tushar Desai, Chairperson
Lue Yang, Vice Chairperson
Paul Arbuckle
John Eads
Allan Ige
Tom Oszman
Scott Wullschleger
Projects Reviewed
•Conditional Use Permit Resolution for a PUD Amendment, Maplewood Assisted Living, 1744
County Road D East
•Conditional Use Permit Resolution, Verizon Wireless Communications Monopole, 1210 Sterling
Street South
•Comprehensive Plan Amendment Resolution, 1300 McKnight Road North
•Saint Paul Police Training Facility, 2621 Linwood Avenue East
o Conditional Use Permit Resolution
o Design Review Resolution
o Wetland Buffer Variance Resolution
•Conditional Use Permit Resolution, Assisted Living Facility, 2615 Maplewood Drive
•Setback Variance Resolution, Community Dental Care, 600 Carlton Street North
•Century Ponds Proposed Development, 601 Century Avenue South
o Comprehensive Plan Amendment
o Ordinance Amendment Rezoning to PUD
o Wetland Buffer Variance
o Public Vacation of an Easement
o Preliminary Plat
•Church of Pentecost, 1701 Gervais Avenue East
o Conditional Use Permit Resolution
o Wetland Buffer and Parking Setback Variance Resolution
•Capital Improvement Plan 2026-2030, Planning Commission
•Conditional Use Permit Resolution, Residential Accessory Structure, 2744 Clarence Street North
Actions and Activities
Meetings
In 2025, the Planning Commission met eight times and reviewed 12 proposed projects. Four of the
regularly scheduled meetings were canceled due to a lack of items to review.
F1, Attachment 1
Planning Commission Packet Page 73 of 74
Election of Officers
This past year, the commission conducted the annual election of officers. Tushar Desai was elected
Chairperson, and Lue Yang as Vice Chairperson.
Board and Commission Roles and Responsibilities Discussion
The Assistant City Manager attended a regular meeting to discuss board and commission roles,
terms of service, and the purpose of each group. The discussion sought input to improve efficiency
and support the work of the various boards and commissions that serve in an advisory capacity to
the Mayor and Council.
Board and Commission Appreciation Dinner
The Mayor, City Council, and City Manager hosted a board and commission appreciation dinner on
Thursday, February 5, 2026. Staff liaisons working regularly with the advisory boards and
commissions also attended. The City Manager led a discussion reflecting on some of the
accomplishments from 2025.
Board and Commission Stipend
In 2025, the city council authorized staff to process a monthly stipend to all city council-approved
board and commission members for attendance at regularly scheduled meetings. Stipend payments
are made by direct deposit after members complete and submit the required documents to the city,
including a signed attendance record. The stipend is paid twice a year in July (for meetings
attended January through June) and in January (for meetings July through December).
Looking Ahead to 2026
Training
Staff will coordinate training for the Planning Commission, tailored to their roles and responsibilities.
This will also include a training session focused on how the commission’s work aligns with the city's
broader goals and policies.
Development Site Visits
Staff will coordinate a group tour and/or individual site visits for the boards and commission in 2026.
The purpose is to review development projects underway or recently completed and understand
areas throughout the city where potential redevelopment sites could occur.
F1, Attachment 1
Planning Commission Packet Page 74 of 74