HomeMy WebLinkAbout2026 01-20 CDRB Meeting PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov
AGENDA
MAPLEWOOD COMMUNITY DESIGN REV IEW BOARD
6:00 P.M. Tuesday, January 20, 2026
City Hall, Council Chambers
1830 County Road B East
Pursuant to Minn. Stat. 13D.02, one or more board members may be participating remotely
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. APPROVAL OF MINUTES
1. November 18, 2025 Community Design Review Board Meeting Minutes
E. NEW BUSINESS
1. Design Review Resolution, Maplewood Auto Mall, 2529 White Bear Avenue North
F. UNFINISHED BUSINESS
None
G. BOARD PRESENTATIONS
H. STAFF PRESENTATIONS
None
I. VISITOR PRESENTATIONS – 3 minute time limit per person
J. ADJOURNMENT
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November 18, 2025
Community Design Review Board Meeting Minutes 1
MINUTES
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
6:00 P.M. Tuesday, November 18, 2025
City Hall, Council Chambers
1830 County Road B East
A.CALL TO ORDER
A meeting of the Board was held and called to order at 6:00 p.m. by Chairperson Kempe
B.ROLL CALL
Bill Kempe, Chairperson Present
Tom Oszman, Vice Chairperson Present
Jason Lamers, Boardmember Present
Amanda Reinert, Boardmember Absent
Ananth Shankar, Boardmember Present
Staff Present: Elizabeth Hammond, Planner
C.APPROVAL OF AGENDA
Boardmember Lamers moved to approve the agenda as presented.
Seconded by Vice Chairperson Oszman Ayes – All
The motion passed.
D.APPROVAL OF MINUTES
1.October 21, 2025 Community Design Review Board Meeting Minutes
Boardmember Lamers moved to approve the October 21, 2025 Community Design Review
Board Meeting Minutes as submitted.
Seconded by Vice Chairperson Oszman Ayes – Chairperson Kempe
Vice Chairperson Oszman
Boardmember Lamers
Abstain – Boardmember Shankar
The motion passed.
E.NEW BUSINESS
1.Comprehensive Sign Plan, Landmark Architectural Signs, 2720 and 2730 Stillwater
Road East
Elizabeth Hammond, Planner, gave the presentation. Steve Spry, Architectural Landmark Signs,
and Jason Herfel, Knowland’s Foods, addressed the board and answered questions. Board
members shared comments.
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November 18, 2025
Community Design Review Board Meeting Minutes 2
Vice Chairperson Oszman moved to approve the comprehensive sign plan for Festival Foods at
2720 Stillwater Road East, including a shared sign with Scooter’s Coffee at 2730 Stillwater Road
East, subject to conditions of approval:
1. This comprehensive sign plan replaces previously approved sign plans for the property at
2720 Stillwater Road and includes the shared sign on the adjacent parcel at 2730 Stillwater
Road.
2. The shared freestanding sign located at the intersection of Century Avenue and Stillwater
Road is to be used for the businesses operating at 2720 Stillwater Road and 2730 Stillwater
Road.
3. The current shared freestanding sign can be maintained, including painting and refacing the
sign copy. The freestanding sign cannot be relocated, changed in type, or altered in size
unless it complies with the sign code and undergoes further review by the city. The
landscaping around the base of the freestanding sign must be consistently maintained.
4. Before the wall signs are installed, the property owner must obtain sign permits as required by
the Community Development Department.
5. Before the city issues sign permits for installation, the property owner must submit a lighting
plan that details the lighting on the property. The plan must show the location of all buildings,
parking lots, and signs with illumination. All illuminated signs must comply with the city's
outdoor lighting requirements outlined in Section 44-20. In addition, illumination for all signs
shall be constant and steady.
6. All signs on both properties must meet the city’s sign ordinance and obtain sign permits as
required. The property owners can request amendments to the sign plan as applicable.
7. All window signage must be removed. If the property owner proposes window signage, it must
be substituted for all or a portion of the allowable wall signage area, and it cannot cover more
than one-third of the window.
8. The illuminated cabinets for graphic images cannot have the capability of a dynamic display.
The images must be
9. The community design review board must review changes to the comprehensive sign plan.
Staff may approve minor changes.
Seconded by Chairperson Kempe Ayes – All
The motion passed.
F. UNFINISHED BUSINESS
None
G. BOARD PRESENTATIONS
None
H. STAFF PRESENTATIONS
None
I. VISITOR PRESENTATIONS
None
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November 18, 2025
Community Design Review Board Meeting Minutes 3
J. ADJOURNMENT
Vice Chairperson Oszman moved to adjourn the meeting at 6:16 p.m.
Seconded by Chairperson Kempe Ayes – All
The motion passed.
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COMMUNITY DESIGN REVIEW BOARD STAFF REPORT
Meeting Date January 20, 2026
REPORT TO: Michael Sable, City Manager
REPORT FROM: Elizabeth Hammond, Planner
PRESENTER: Elizabeth Hammond, Planner
AGENDA ITEM: Design Review Resolution, Maplewood Auto Mall, 2529 White Bear
Avenue North
Action Requested: Motion ☐ Discussion ☐ Public Hearing
Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Summary:
The Maplewood Auto Mall has requested design review for updates to the exterior façade of the
commercial building located at 2529 White Bear Avenue. The project includes raising the roof of the
current vehicle showroom at the front of the building and adding a second floor. The project will not
alter the building’s footprint or the existing uses on the property, which include a vehicle sales and
repair shop. To proceed with the proposal, the applicant requests design review approval.
Recommended Action:
Motion to approve the design plans for exterior façade updates at the Maplewood Auto Mall, located
at 2529 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: Grow a vibrant and resilient buisness community
Background:
The Maplewood Auto Mall has requested design review for proposed updates to the exterior façade
of the building located at 2529 White Bear Avenue, which currently operates as a vehicle sales and
repair business. The project includes raising the roof of the current showroom at the front of the
building and adding a second-floor balcony to the interior of the front portion of the building. The
remodel is designed to enhance the indoor vehicle sales environment and improve the exterior
visibility of the building along White Bear Avenue. The applicant has stated that the remodel will not
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alter the building’s footprint, the existing uses on the property, or increase the number of
employees. If the project is approved, plans to begin construction in the spring of 2026.
Formerly a Super America gas station, the city approved plans for the Maplewood Auto Center in
1988, and the site has since been used as an automotive center offering auto parts, sales, and
vehicle repair services. The site has been permitted for motor vehicle sales and leasing under a
conditional use permit (CUP) since 1999. Over the years, the CUP has been amended and
reviewed, with the last revision in 2015, when the city approved an addition to the rear of the
building and an expansion of the parking lot. Since the proposed project does not involve expanding
the building footprint or introducing new business operations beyond those already permitted, a
revision to the CUP is not required.
Design Review
Site Plan
The project will not alter the building’s footprint, as most of the work will involve interior remodeling
and updates to the building façade facing White Bear Avenue. Site access, utilities, and easements
will remain unchanged. The applicant plans to remove the existing (unused) gas station canopy
located within the parking lot. This has been on the site since it was used as a former gas station.
Inventory vehicles are stored underneath and will continue to be parked there once the canopy has
been removed.
Landscaping and Parking
The applicant submitted the landscape plan and parking plan that was approved in 2015 for
reference. The site’s existing parking and exterior landscape areas will remain unchanged. There
are currently 69 stalls on the site. Since the business operations and building footprint are not
expanding, additional parking and landscaping are not required. The property has existing access
agreements and easements in place with the adjoining property to the south.
Building Elevations
The project includes raising the roof of the current showroom at the front of the building and adding
a second floor. The rear portion of the building, where the service and repair shop will remain, is 22
feet in height. The front portion of the building, where the existing showroom and sales offices are
located, is 18 feet in height. Once the addition is completed, it will be 24 feet in height to the top of
the flat roof. The second floor will feature two offices, a storage room, and a bathroom off a balcony
area. However, the goal of the second-story addition is to enhance the overall design and image of
the building, so most of the addition will remain open to the showroom located on the first floor
below.
The EIFS siding on the rear portion of the building will remain intact but will be repainted with grey
tones. The siding on the front portion will be removed and replaced with insulated metal panels,
which will be metallic in color. The service door and windows will be aluminum. The front and north
facades feature a raised black metal panel sign band with 16-foot-high black aluminum storefront
framing/glazing. The underside of the band is shown to be red, and the applicant proposes a red
LED light accent strip adjacent to the band and at the edge of the storefront glazing.
Signage
All signage must be reviewed with a separate sign permit, in addition to this review. The signage
shown on the plans is not included in the design board’s review and is not approved as shown. The
applicant must submit sign permits as required, and all signs must meet city ordinance
requirements.
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Lighting
The applicant submitted a photometric plan for review. However, upon reviewing the site plan, there
are areas where the lighting on the property lines will exceed 0.4 footcandles. Before the building
permit can be issued, the applicant must resubmit the lighting plan addressing these concerns.
Additionally, if there are lights on the site that are not downcast, they will need to identify those and
either replace or remove them as applicable.
Screening
The existing concrete block trash enclosure will remain in its current location, screened; however,
the applicant has stated that it will be repainted as part of the exterior updates. All rooftop
equipment will be enclosed with steel wall framing and eight-inch metal coping.
Commission Review
Community Design Review Board
January 20, 2026: The CDRB will review the design plans and make a decision on the proposal.
Department Comments
Randy Johnson – Building Official
Before issuing the building permit, the proposed building alterations must meet the minimum
requirements of the Minnesota State Building Code. The building shall be sprinklered throughout
with an NFPA 13 system. The restrooms will need to meet the accessibility requirements of the
Minnesota Accessibility Code. The proposed alterations to the building envelope must meet the
minimum requirements of the 2024 Commercial Energy Code. A demolition permit will be required
for the demolition of the canopy.
Jon Jarosch – Assistant City Engineer
A grading permit will be required before the project begins.
Jery Novack – Fire Marshal
The applicant will submit plans that outline all fire protection measures and make any necessary
modifications.
Public Meeting Notice
Staff sent a public meeting notice and application details to the 13 properties within 350 feet of the
subject property. Staff did not receive public comments in advance of preparing the staff report.
Reference Information
Site Description
Site Size: 1.14 Acres
Surrounding Land Uses
North: open Space/Assisted Living Facility/Commercial/Retail
South: Commercial/Retail
East: Commercial/Retail
West: Open Space/Commercial/Retail
Planning
Existing Land Use: Commercial
Existing Zoning: BC, Business Commercial
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Review Schedule
The city deemed the applicant’s application complete on January 6, 2026. The initial 60-day review
deadline for a decision is March 7, 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.Design Review Resolution
2.Overview Map
3.Future Land Use Map
4.Zoning Map
5.Applicant Narrative
6.Surveys of Existing Conditions and Easements
7. Floorplans and Building Elevations
8.Existing Parking and Landscape Plans
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DESIGN REVIEW RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 The Maplewood Auto Mall has requested design review for updates to the exterior
façade of the commercial building located at 2529 White Bear Avenue.
1.02 The property is located at 2529 White Bear Avenue North and is legally described
as:
Lot I, Block I, Maple Ridge Mall, according to the recorded plat thereof, together with
that part of Lot 2 of said Block I, lying North of the Westerly extension of the South
line of Lot I of said Block I, Ramsey County, Minnesota. Together with an easement
for ingress and egress purposes reserved in Quit Claim Deed dated 7-30-1985, filed
7-31-1985, as Document Nos. 2276480 (A) and 784085 (T) over the South 60 feet of
the North 228.00 feet lying East of the West 524.00 feet, together with the East 50.00
feet of the West 574.00 feet of the North 168.00 feet of the following described
property: That part of Lot2, Block I, Maple Ridge Mall, according to the recorded plat
thereof, lying south of the South line of Lot I of said Block I and the Westerly
extension thereof.
Property Identification Number: 112922220043
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:
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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 shall submit an updated photometric site plan ensuring all site
lighting follows city ordinance requirements. All lights on the building or on the
exterior of the site 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 application. Site lighting cannot be installed
until the lighting plan is approved with the building permit plans.
4.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.
5.All trash receptacles shall be screened entirely inside a trash enclosure as
required by city ordinance and consistently maintained.
6.All employees, customers, and inventory vehicles must be stored within a
marked parking stall. Parking vehicles on an unimproved parking surface, such
as the grass, is prohibited.
7.The applicant will review the existing striped stalls and drive access aisles on the
site and repaint the parking spaces. This work must be completed before a
Certificate of Occupancy is issued. The striping plan must be submitted for
review with the building permit. The restriping cannot occur until the striping plan
is approved with the building permit plans.
8.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.
9.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.
10.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.
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e.Install all required sidewalks and trails.
11.If any required work is not done, the city may allow temporary occupancy if:
a.The city determines that the work is not essential to public health, safety or
welfare.
b.The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or contractor
shall complete any unfinished exterior improvements by June 1 of the
following year if occupancy of the building is in the fall or winter or within six
weeks of occupancy of the building if occupancy is in the spring or summer.
12.All work shall follow the approved plans. The director of community development
may approve minor changes.
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December 18, 2025
Community Design Review Board
Community Development Department
1830 County Road B East
Maplewood, MN 55109
Re: Maplewood Auto Mall Application for review and approval
Dear Board Members,
The Maplewood Auto Mall, located at 2529 White Bear Avenue, is seeking to remodel their showroom.
The thriving vehicle service and sales business enlarged their shop 15 years ago and is proposing a
design to update their building imagery by raising the roof of the current showroom and enhance
customer visibility with exterior materials, forms, color, and storefront glazing.
The remodeling will not modify the existing footprint of the building, nor change any paving or utilities
that service the site. An existing canopy that is the remnant of a Super America station in the past, will
be demolished. All easements in place will remain unchanged. The employee work force will remain
the same as it is now, in a new sales environment.
Timing for the remodeling will commence in the spring of 2026 and business operations will continue
during construction.
In addition, a renewal of an existing Conditional Use Permit is requested for the continuation of auto
sales.
Discussion of the central issues of the proposed remodeling:
ENGINEERED SURVEY: An engineer’s survey is attached to this application, including an adjacent
retail center, the existing Auto Mall building, on-site parking, site boundaries, current easements, and
other site conditions. The existing vehicle canopy of a previous tenant will be demolished.
EXTERIOR ELEVATIONS: Floor plans and cross section views of the current building and proposed
remodeling, as well as colored exterior elevation views are attached to this application. The EIFS siding
on the shop will remain and will be removed from the office/showroom portion of the building.
The shop will be repainted with grey tones and the black trimmed glass overhead doors will remain as-
is. The office/showroom will have metallic colored metal panels and the service door/windows will be
aluminum colored. The front (east) and north facades will have a raise black metal panel sign band and
16 ft high black aluminum storefront framing/glazing. The underside of the band will be red with a timid
633 Robert St So.
St Paul, MN 55107
(651) 329-6966
bmc55105@gmail.com
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CDRB Packet Page 15 of 26
Maplewood Auto Mall
CDRB application
12/18/25
red LED light accent strip, adjacent to the storefront glazing. Signage on the vertical/horizontal band
will be internal-lit acrylic letters.
3D PERSPECTIVE DRAWING: A colored rendering of the building is attached to this application that
depicts the spirit and imagery of business.
LANDSCAPING: The Landscaping Plan from the Service Shop addition is included, however the area
was modified to create a ponding area since then. No site work is anticipated for this project.
GRADING, DRAINAGE, & UTILITY PLANS: Since the proposed remodeling does not change any of
the current sewer, water, grading, or storm water drainage, a civil engineer designed utility plan is not
included in this application package.
TREE PLAN: There are no changes in the current site, so a tree inventory plan is not included in this
application.
ADA STANDARDS: An accessible route will be provided from the parking to the building and any
interior remodeling will comply with the MN Accessibility Code.
ON SITE PARKING: A site plan with a parking study is attached that shows the various types of usage
based on retail, office, and service occupancies.
SETBACKS: The footprint of the building and paved areas of the site will remain unchanged.
SCREENING: The existing concrete block trash enclosure will remain as-is. It will be painted, along
with the exterior of the shop part of the building. Roof top equipment will be screened with light gauge
steel wall framing, and ribbed metal siding, compatible with the character of the new showroom
imagery.
SITE & BUILDING LIGHTING: Free standing site lighting will not exceed .4 foot candles at the
property lines, nor exceed 25 feet in height. The existing wall mounted light fixtures on the shop will
remain as-is. New downward focused wall fixtures will be installed over exterior doors and around the
building to accommodate pedestrian and service areas.
PHOTOMETRIC ANALYSIS: A photometric lighting study of the site is included with this application.
CONCLUSION: The owner of the Maplewood Auto Mall is investing in the favorable Maplewood
commercial retail and service community. We feel that the proposed remodeling of the Maplewood
Auto Mall will enhance the customer’s experience and be an asset to the city of Maplewood.
Thank you for reviewing and considering our proposal and application for approval. If you have any
questions or we can provide any additional information to aid the City, please do not hesitate to contact
me at bmc55105@gmail.com or by phone or text (651) 329-6966.
WE McCrum, Architect
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E1, Attachment 6
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