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2026 04-21 CDRB Meeting Packet
Meeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 6:00 P.M. Tuesday, April 21, 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. March 17, 2026 Community Design Review Board Meeting Minutes E. NEW BUSINESS 1. Design Review Resolution, Café Zupas, 3069 White Bear Avenue F. UNFINISHED BUSINESS None G. BOARD PRESENTATIONS H. STAFF PRESENTATIONS None I. VISITOR PRESENTATIONS – 3 minute time limit per person J. ADJOURNMENT THIS PAGE IS INTENTIONALLY LEFT BLANK March 17, 2026 Community Design Review Board Meeting Minutes 1 MINUTES MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 6:00 P.M. Tuesday, March 17, 2026 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 6:02 p.m. by Chairperson Kempe B.ROLL CALL Bill Kempe, Chairperson Present Tom Oszman, Vice Chairperson Present Jason Lamers, Boardmember Present Ananth Shankar, Boardmember Present (attended remotely via Zoom) 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 (via roll call) The motion passed. D.APPROVAL OF MINUTES 1.January 20, 2026 Community Design Review Board Meeting Minutes Boardmember Lamers moved to approve the January 20, 2026 Community Design Review Board Meeting Minutes as submitted. Seconded by Vice Chairperson Oszman Ayes – All (via roll call) The motion passed. E.NEW BUSINESS 1.Design Review Resolution, St. John’s Hospital Expansion, 1575 Beam Avenue East Elizabeth Hammond, Planner, gave the presentation. Danielle Gathje, Vice President of Hospital Operations for M-Health Fairview St John’s Hospital, addressed the board and answered questions. Representatives from HDR, Inc., the Project Architect, provided building materials for the board to review. Board members shared comments. Chairperson Kempe moved to approve a design review resolution to construct a four‑story 189,600 square foot addition to St. John’s Hospital at 1575 Beam Avenue East, with the friendly amendment to Section 3.01, Item 6 to remove the requirement for rooftop-mounted equipment to be screened: ground-mounted equipment shall be screened per city ordinance; the design board has waived the requirement for rooftop-mounted equipment. D1 March 17, 2026 Community Design Review Board Meeting Minutes 2 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. Section 3. City Action D1 March 17, 2026 Community Design Review Board Meeting Minutes 3 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. Roof-mounted mechanical equipment is not required to be screened but shall be painted to match the building. 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: a. The city determines that the work is not essential to public health, safety or welfare. D1 March 17, 2026 Community Design Review Board Meeting Minutes 4 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. Seconded by Boardmember Lamers Ayes – All (via roll call) The motion passed. This item will go to the city council on April 13, 2026 2.Design Review Resolution, Redeeming Love Church, 2425 White Bear Avenue North Elizabeth Hammond, Planner, gave the presentation. Brad Stamp, Redeeming Love Church, and Dennis Batty, Dennis Batty & Associates Group, Inc, addressed the board and answered questions. Board members shared comments. Vice Chairperson Oszman moved to approve the design review resolution for exterior facade updates and a building expansion to Redeeming Love Church, located at 2425 White Bear Avenue North, subject to certain conditions of approval. A friendly amendment by Chairperson Kempe: at this time, the design board does not recommend landscaped islands in the lot. A friendly amendment by Boardmember Lamers: the applicant will work with staff to identify if a bird nesting can be achieved on the beam of the front entrance. 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 D1 March 17, 2026 Community Design Review Board Meeting Minutes 5 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 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 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. Approval is subject to the applicant doing the following: D1 March 17, 2026 Community Design Review Board Meeting Minutes 6 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. 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. D1 March 17, 2026 Community Design Review Board Meeting Minutes 7 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: 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. Seconded by Chairperson Kempe Ayes – All (via roll call) The motion passed. This item will go to the city council on April 13, 2026 3.2025 CDRB Annual Report Elizabeth Hammond, Planner, gave the presentation and answered questions from the Board. This item will go to the City Council on April 13, 2026, and Chairperson Kempe will attend to represent the CDRB. 4.Election of Officers (No Report) Elizabeth Hammond, Planner presented the item. Vice Chairperson Oszman nominated Chairperson Kempe as Chairperson of the Community Design Review Board for 2026. Chairperson Kempe nominated Vice Chairperson Oszman as Vice Chairperson of the Community Design Review Board for 2026. Boardmember Lamers moved to elect Chairperson Kempe as Chairperson and Vice Chairperson Oszman as Vice Chairperson of the Community Design Review Board for 2026. D1 March 17, 2026 Community Design Review Board Meeting Minutes 8 Seconded by Boardmember Shankar Ayes – All (via roll call) The motion passed. F.UNFINISHED BUSINESS None G.BOARD PRESENTATIONS None H.STAFF PRESENTATIONS None I.VISITOR PRESENTATIONS None J.ADJOURNMENT Chairperson Kempe adjourned the meeting at 7:04 p.m. D1 COMMUNITY DESIGN REVIEW BOARD STAFF REPORT Meeting Date April 21, 2026 REPORT TO: Michael Sable, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Michael Martin, AICP, Assistant Community Development Director AGENDA ITEM: Design Review Resolution, Café Zupas, 3069 White Bear Avenue Action Requested: Motion ☐Discussion ☐ Public Hearing Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Summary: Interplan, LLC, on behalf of Café Zupas, proposes constructing a new 2,886-square-foot building at 3069 White Bear Avenue. This building will replace the existing restaurant building at this site. The new building will be finished with brick, glass and fiber-cement boards and will be painted to match the restaurant’s branding. The site will include a drive-through and a trash enclosure. Recommended Action: Motion to approve a resolution for design review approving a restaurant with a drive-up food and beverage window to be constructed at 3069 White Bear Avenue, subject to conditions of approval. 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 A new restaurant in the city's North End contributes to the growth of a robust local business environment by attracting visitors, increasing commercial activity and stimulating complementary investment. This addition enhances community vibrancy and economic resilience through job creation and strengthening the area’s commercial identity. Background: The property at 3069 White Bear Avenue is currently developed with two commercial buildings: a quick serve automotive service center and a restaurant. The applicant is proposing to demolish the existing restaurant building and construct a new building with the drive through for a Café Zupas to be the occupant, while the existing quick-service automotive center will remain unchanged and continue operating without modification. A restaurant with a drive-up food and beverage window is a E1 permitted use within the city’s North End Zoning District and does not require any additional zoning approvals outside of design review. Design Review Site Design The proposed 2,886-square-foot restaurant building will be located in the southeast corner of the site – roughly where the existing building sits. Access to the site will remain the same via a private, shared drive off the Maplewood Mall ring road. The property does not have any frontages that abut a public road. Architecture The proposed building is single-story. However, the building will be 23 feet in height, giving it the appearance of a taller structure. A two-story commercial building typically ranges in height from 24 to 30 feet. Exterior materials include brick, glass and fiber cement panels. A variety of complementary exterior colors and materials are proposed to create visual appeal. The proposed exterior building materials achieve the required primary, secondary, and accent material standards of the North End district. Parking The parking stalls and drive aisles meet the required sizes. City ordinance requires 1 to 5 parking stalls per 1,000 square feet. The proposed building is 2,886 square feet, thus requiring between three and 15 parking spaces. The applicant’s site plan largely retains the site's existing layout and will provide 82 parking spaces. The city’s parking requirements are being met. The building official has reviewed the plans and stated the site plan meets ADA requirements for accessible parking spaces, but not Minnesota’s accessible parking requirements. The applicant will be required to amend its parking plan to meet Minnesota’s accessibility requirements. Landscaping The applicant proposes to plant trees and various shrubs, perennials and grasses throughout the site. The landscape plan includes four new 2.5 caliper inch trees. The project site currently has one tree, which will be preserved throughout construction. Trash Enclosure The applicant has identified a location for the trash enclosure in the site's southwest corner, adjacent to the building. The enclosure will match the color of the lower portion of the building and will be constructed of complementary materials. Signage All signage must be reviewed separately from this design review. Signs must meet the requirements of the city’s sign ordinance. Design Standard Exceptions Section 44-704 (C). Exceptions to the design standards may be considered by the community design review board, or city council if appropriate if they uphold the integrity of the North End E1 Vision Plan and Comprehensive Plan, and result in an attractive, cohesive development design as intended by this division. • The south side of the building faces a neighborhood internal private street, which has a maximum building setback of 25 feet. The site has an irregular shape and does not abut any public streets. o The applicant proposes a setback to private streets of approximately 49 feet to the south 235 feet to the west. The project meets the minimum 40 percent street- frontage coverage. • The North End Zoning Code requires a minimum street frontage coverage of 40 percent for a neighborhood internal street. o The subject property is a double lot with multiple uses on it and has an irregular shape, which causes the applicant to not be able to meet this standard. • Buildings fronting neighborhood internal streets are required to have a minimum of two stories. o The applicant is proposing a single 23-foot-tall building. Of the 23 feet, the top 4 feet are dedicated to parapet space to increase the structure's height and screen mechanical equipment. • Businesses in the North End Zoning District require a minimum of 1 parking space per 1,000 square feet and a maximum of 5 parking spaces per 1,000 square feet. o The applicant proposes utilizing 82 existing parking spaces. This project will not increase the parking area's size. Staff is comfortable with the exceptions to the design standards outlined above, particularly given that this is not a wholesale redevelopment of the overall site or area. The exception section of this ordinance was included to assist with bridging the gap between investing in existing properties and the complete redevelopment of a site. Overall, this infill development, utilizing existing parking lot space, maintains the integrity of the vision plan, the comprehensive plan, and the zoning ordinance. Public Meeting Notice Staff sent a public meeting notice and application details to the 17 properties within 350 feet of the subject property. No comments have been received. Reference Information Site Description Site Size 1.89 acres Existing Use: Restaurant and Oil Change buildings Surrounding Land Uses North: Commercial Buildings East: Commercial Building South: Woodlynn Avenue and Commercial Building West: Maplewood Mall and Mall Ring Road Planning Existing Land Use: North End Existing Zoning: North End E1 Review Schedule The city deemed the applicant’s application complete on April 13, 2026. The initial 60-day review deadline for a decision is June 12, 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 3.2040 Future Land Use Map 4.Zoning Map 5.Applicant’s Narrative 6.Site Plan 7.Landscape Plan 8.Building Elevations 9.Applicant’s Plans (separate attachment) E1 DESIGN REVIEW RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Interplan, LLC has requested approval of design review to construct a 2,886 square foot Café Zupas restaurant building with a drive-up food and beverage window. 1.02 The property is located at 3069 White Bear Avenue North and has a PIN number of 02-29-22-21-0014. 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. 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 18, 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, city engineer, and building official requirements must be met. 3. A grading permit is required. 4. The applicant shall obtain all required permits from the Ramsey-Washington Metro Watershed District. 5. Rooftop vents and any mechanical equipment shall be hidden from view from all sides of the property and screened as required by city ordinance. E1, Attachment 1 6. This approval does not include signage. Any signs for the project must meet the city’s ordinance requirements, and the applicant must apply for a sign permit before installation. 7. Prior to the issuance of a grading or building permit, the applicant shall submit for staff approval the following items: a. Revised landscape plan showing the following: I. Replace the Green Velvet Boxwood shrub with a native shrub such as winterberry, snowberry, dwarf bush honeysuckle, wolfberry, American Hazelnut silverberry. Boxwood is suspectable to Boxwood Blight. II. Replace the Gro-Low Sumac with a native shrub such as those listed above. Sumac can be very aggressive and take over if not maintained properly. b. Submit a revised site plan showing that both the ADA and Minnesota accessible parking standards are being met. c. 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. 8. 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. 9. 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 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. 10. All work shall follow the approved plans. The director of community development may approve minor changes. E1, Attachment 1 3069 White Bear Avenue - Overview Map City of Maplewood April 7, 2026 Legend !I Subject Parcel 0 480Feet Source: City of Maplewood, Ramsey County E1, Attachment 2 3035 3035 3035 3035 3035 3035 3035 3035 3035 3085 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3073 3087 3069 3081 3065 3035 3045 3001 3095 3097 3035 3069 White Bear Avenue - Future Land Use Map City of Maplewood April 7, 2026 Legend !IFuture Land Use - 2040 Mixed-Use - Community Commercial 0 190Feet Source: City of Maplewood, Ramsey County E1, Attachment 3 3035 3035 3035 3035 3035 3035 3035 3035 3035 3085 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3035 3073 3087 3069 3081 3065 3035 3045 3001 3095 3097 3035 3069 White Bear Avenue - Zoning Map City of Maplewood April 7, 2026 Legend !IZoning Business Commercial (bc) Shopping Center (sc) North End (ne) 0 190Feet Source: City of Maplewood, Ramsey County E1, Attachment 4 9 INTERPLAN March 23, 2026 City of Maplewood Planning Department 1830 County Road B East Maplewood, MN 55109 Reference: Cafe Zupas -SanTan Village IP# 2025.0825 Dear Ms. Elizabeth Hammond, 220 E. Central Pkwy, Ste 4000 Altamonte Springs, FL 32701 r i1 r_ 1 Cafe Zupas is a Sandy, UT (Salt Lake City area) based company, which currently owns and operates 81 restaurants in Utah, Arizona, Nevada, Idaho, Illinois, Wisconsin and Minnesota. By year's end 2025 they will have 90 company owned restaurants. Cafe Zupas has been in business since 2004 when they opened the Provo, UT restaurant. They are well known for their house made, fresh soups, salads and sandwiches. All of Cafe Zupas delicious soups, salads, sandwiches, & desserts, are made on-site in their kitchen every single day. Each menu item is created using chef-crafted recipes and quality-sourced ingredients in each location, every single day. It's more than just fresh -it's House-Made, and it's what makes them different. Each location is equipped with a state-of-the-art kitchen. They wouldn't dream of warming a soup from a bag, and they would never settle for bottled dressings or sandwich spreads. They make them in each restaurant every day. No strange ingredients, and no preservatives. It's an extra mile, but they're happy to take it to bring you a fresh House-Made meal that is simply delicious. Typical stores operate Monday-Saturday during the hours of 11 am and 8pm, and usually a little longer on Friday and Saturday, but are closed on Sundays. They are not open for breakfast, and do not sell alcohol. Their current layout expects to have 60 seats and will have a max number of 12 employees at their peak period and a total of 40 new hires. Please accept the following as a narrative of the scope of work for the proposed Cafe Zupas at 3069 White Bear Ave, Maplewood, MN 55109. lnterplan LLC I AR99238 I CA 8660 Serving Restaurant and Retail Brands Nationwide s ince 1972. E1, Attachment 5 I) INTERPLAN 220 E. Central Pkwy, Ste 4000 Altamonte Springs, FL 32701 407-645-5008 The current site is occupied by a Mexican restaurant. The plan involves demolishing the existing building to facilitate the construction of a new structure that will be better suited for Cafe Zupas. The exterior of the new building is planned to be painted in accordance with Cafe Zupas' prototypical design, creating a cohesive brand appearance. Additionally, the building will feature a drive-thru pick-up window to enhance customer service. The site itself will undergo repairs and modifications to accommodate the new building's dimensions and layout. External site features will include an ordering kiosk for convenient ordering, a dumpster enclosure for waste management, and height bars for vehicle clearance control. All site elements, including parking arrangements, will be adjusted as specified in the Civil package to ensure proper integration with the new construction. Sincerely, INTERPLAN LLC lnterplan LLC I AR99238 I CA 8660 Serving Restaurant and Retail Brands Nationwide since 1972. E1, Attachment 5 C2.0SITE DIMENSION PLANRAFAR03-2026CHECKED:PROJECT NO:DATE:REVISIONSNO DATE REMARKSDRAWN:SEAL:CAFE ZUPASCZ MAPLEWOOD MN3069 White Bear Ave NorthMaplewood, MN 551092025.0825INTERPLAN LLCARCHITECTUREENGINEERINGPERMITTING220 E. CENTRAL PKWY, STE 4000ALTAMONTE SPRINGS, FL 32701407.645.5008THIS DOCUMENT IS NOTCOPYRIGHT © 2026 INTERPLAN LLC RESERVES COPYRIGHT & OTHER RIGHTS RESTRICTING THESE DOCUMENTS TO THE ORIGINAL SITE OR PURPOSE FOR WHICH THEY WERE PREPARED. REPRODUCTIONS, CHANGES OR ASSIGNMENTS ARE PROHIBITED.PARKING SPACE TOTALSDETAIL NUMBERSHEET NUMBERTRAFFIC DIRECTIONAL ARROWCONCRETE PAVEMENTASPHALT PAVEMENTOVERHEAD CANOPYLEGENDLBATSE1972DEHS I1" = 20'TRAFFIC CONTROL & SIGNAGES 89°47'13" W 303.84N 00°12'47" W 232.0331.23N 40°23'04" E 58.50S 67°02'24" W MAPLEWOOD MALL DRIVEMAPLE W O O D M A L L D RI V ENORTH LINE OF LOT 15, MAPLEWOOD MALLR=395.00L=78.53R=50.00 =90°00'00"R=403.67L=20.75R=13.84=85°53'09"L=58.15R=109.17=30°31'00"L=186.93=27°06'55"L=158.81=22°3 2' 2 9"concretesignconcreteConcrete CurbConcrete CurbElectric Transmission Easementas shown on record plat20' Access EasementConcrete CurbConcrete CurbNot locatedCatch Basinrim=942.72LightPoleETransformerCatch Basinrim=941.56LightPoleCatch Basinrim=941.02CcpedTtpedCatch Basinrim=945.00Catch Basinrim=945.95Catch Basinrim=947.12Gate ValveGate ValveCcped942.23TccbCatch Basinrim=941.66Hydranttnh944.21LightPoleETransformerGGasMeterA/CTtpedLightPolefdc942.9EElec.MeterSManholerim=941.26Catch Basinrim=940.07DStorm Manholerim=943.74Catch Basinrim=943.70DStorm Manholerim=944.82LightPoleCatch Basinrim=947.46SITE NOTESLIGHT POLE #1EXISTING LIGHT POLELIGHT POLE #3EXISTING LIGHT POLELIGHT POLE #5EXISTING LIGHT POLELIGHT POLE #2EXISTING LIGHT POLELIGHT POLE #4EXISTING LIGHT POLEFACPI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. SIGNATURE:________________________ PRINTED NAME: STUART ANDERSON DATE: 06/30/2026 LICENSE NUMBER: 51754ROXALV - 03/18/2026 4:55:21 PM MINNESOTA. .AA.A.A...AAMM_______________________________________________________Digitally signed by Stuart A AndersonDate: 2026.03.19 17:18:43-04'00'Digitally signed by Stuart A AndersonDate: 2026.03.19 17:19:40-04'00'E1, Attachment 6 E1, Attachment 7 /(9(/ 75866%($5,1* 723$5$3(7 $$$&72$:1,1*6 $): 6)0)&%$72522)'(&. : )))))))))/(9(/ 723$5$3(7 $$$$72$:1,1*6 ))%2),;785( %2),;785( ::)&%)&%006)6)%2522)'(&. :)))))(;7(5,250$7(5,$/),1,6+(6&$/&8/$7,216)&%%5,&.%5,&.3$77(51('3$77(51('1,&+,+$3$1(/ $5&+,7(&785$/:$//3$1(/61,&+,+$3$1(/ $5&+,7(&785$/:$//3$1(/602'(51%5,&.0,'1,*+7*&723$,17720$7&+02'(51%5,&.0,'1,*+7*&723$,17720$7&+&&%(1-$0,10225(,&,1*217+(&$.(&&%(1-$0,10225(,&,1*217+(&$.()&%),%(5&(0(17),%(5&(0(17%2$5'%2$5'1,&+,+$02'(516(5,(6 78))%/2&.3(:7(51,&+,+$02'(516(5,(6 78))%/2&.3(:7(5&2/25 %(1-$0,1(0225(&$3(0$<&2%%/(6721(&2/25 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