HomeMy WebLinkAbout2026 05-19 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, May 19, 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 MINUTES 1. April 21, 2026 Planning Commission Meeting Minutes E. PUBLIC HEARING 1. Conditional Use Permit Amendment Resolution, Saint Paul Police Training Facility, 2621 Linwood Avenue East 2. Conditional Use Permit Amendment Resolution, McCarrons Water Treatment Plant, 1900 Rice Street North F. NEW BUSINESS None 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
April 21, 2026
Planning Commission Meeting Minutes 1
MINUTES
MAPLEWOOD PLANNING COMMISSION
7:00 P.M. Tuesday, April 21, 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 7:01 p.m. by Vice Chairperson
Yang
B.ROLL CALL
Tushar Desai, Chairperson Absent
Lue Yang, Vice Chairperson Present
Paul Arbuckle, Commissioner Present
John Eads, Commissioner Present
Allan Ige, Commissioner Present
Tom Oszman, Commissioner Present
Scott Wullschleger, Commissioner Present
Staff Present: Michael Martin, AICP, Assistant Community Development Director
C.APPROVAL OF AGENDA
Commissioner Oszman moved to approve the agenda as presented.
Seconded by Commissioner Ige Ayes – All
The motion passed.
D.APPROVAL OF MINUTES
1.March 17, 2026 Planning Commission Meeting Minutes
Commissioner Arbuckle moved to approve the March 17, 2026 Planning Commission Meeting
Minutes as submitted.
Seconded by Commissioner Wullschleger Ayes – All
The motion passed.
E.PUBLIC HEARING
1.Conditional Use Permit and Setback Variance Resolution, Peach Automotive ServiceGarage, 1770 Gervais Avenue East
Michael Martin, AICP, Assistant Community Development Director, gave the presentation.
Applicants, Michael Paech and Mohammed Nur, addressed the commission and answered
questions. Commission members shared comments.
Vice Chairperson Yang opened the public hearing.
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April 21, 2026
Planning Commission Meeting Minutes 2
There were no speakers on this item.
Vice Chairperson Yang closed the public hearing.
Commissioner Wullschleger moved to approve a conditional use permit and setback variance
resolution for the property at 1770 Gervais Avenue East, subject to certain conditions of approval.
CONDITIONAL USE PERMIT AND SETBACK VARIANCE RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 Paech Properties LLC (property owner) has requested a Conditional Use Permit and a
setback variance for the property located at 1770 Gervais Avenue East.
1.02 The property located at 1770 Gervais Avenue East is legally described as:
The East half of the North half of Lot 16, E.G. Rogers’ Garden Lots, except the South 250
feet thereof.
Tax Parcel Identification: 102922410017
1.03 A vehicle maintenance garage is permitted with a conditional use permit.
1.04 A motor vehicle maintenance garage must be at least 350 feet from any property the city
plans for residential use.
1.05 The property is between 57 and 105 feet when measured from the site’s property line to
the adjacent residential property lines across Gervais Avenue as it curves, and
approximately 92 feet to the residential property line across Gervais Court diagonally.
Section 2. Conditional Use Permit and Variance Standards.
2.01 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.
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April 21, 2026
Planning Commission Meeting Minutes 3
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.
2.02 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.
Section 3. Findings.
3.01 The proposal meets the specific Conditional Use Permit and Variance standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this conditional use permit
request.
1. On April 21, 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 May 11, 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:
1. The City Council will review the conditional use permit in one year.
2. There shall be no exterior storage of vehicles or equipment on the property or on the
adjacent public streets related to the vehicle maintenance garage.
3. All vehicles awaiting repair must be stored inside the building and may not be stored
outside in the parking lot or on public streets. No unlicensed or inoperable vehicles
shall be stored on the premises for more than 48 hours, except in storage areas that
are fully screened from public view.
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April 21, 2026
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4. No motor vehicle maintenance garage within 350 feet of a residential lot line shall be
open to the public between the hours of 11:00 p.m. and 6:00 a.m.
5. All repair, assembly, disassembly, and maintenance shall occur within an enclosed
building, except for minor maintenance. Minor maintenance shall include work such as
tire replacement or inflation, adding oil, or wiper fluid replacement.
6. The parking lot and striped spaces must always be maintained. 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 showing striped stalls for staff approval.
7. Parking shall be limited to paved areas.
8. The owner will construct a trash enclosure for the property as required around all trash
containers or dumpsters, and it shall be 100 percent opaque. The enclosure must
meet city ordinance requirements. The enclosure must always be maintained. The
owner will submit a plan for the trash enclosure to staff for review before installation.
9. Should there be changes to the building's tenant mix, the property owner must submit
these details to the city for review. Before a new tenant occupies the property, the
owner must obtain city approval.
10. All vehicle deliveries and transport unloading shall be done on-site, not along public
streets.
11. All signs shall meet the City of Maplewood sign ordinance. All abandoned signs for
previous businesses on the property must be removed or replaced with updated
signage reflecting the current business operations. The property owner will obtain sign
permits before installation.
12. The property owner must contact the city’s licensing division and obtain a license for a
vehicle repair business on the property.
13. A building permit and architectural drawings are required for any proposed building
alterations.
Seconded by Commissioner Oszman Ayes – All
The motion passed.
This item will go to the city council on May 11, 2026
F. NEW BUSINESS
None
G. UNFINISHED BUSINESS
None
H. COMMISSION PRESENTATIONS
None
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April 21, 2026
Planning Commission Meeting Minutes 5
I. STAFF PRESENTATIONS
1. Commission Updates
Michael Martin, AICP, Assistant Community Development Director, provided an update to the
Commission on the following items:
a. Planning Commission Annual Report – Commissioner Ige will present the annual report
to the City Council at its meeting on Monday, April 27, 2026.
b. Board/Commission Training – A joint training session with the Planning Commission and
the Community Design Review Board (CDRB) is scheduled for Tuesday, June 16, 2026,
at 6:00 p.m. If needed, the Planning Commission will convene its regular meeting
immediately following the training to address any pending business items requiring
approval.
J. VISITOR PRESENTATIONS
None
K. ADJOURNMENT
Vice Chairperson Yang adjourned the meeting at 7:26 p.m.
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PLANNING COMMISSION STAFF REPORT
Meeting Date May 19, 2026
REPORT TO: Michael Sable, City Manager
REPORT FROM: Elizabeth Hammond, Planner
PRESENTER: Elizabeth Hammond, Planner
AGENDA ITEM: Conditional Use Permit Amendment Resolution, Saint Paul Police Training
Facility, 2621 Linwood Avenue East
Action Requested: Motion ☐ Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Summary:
On June 23, 2025, the Maplewood City Council approved plans for the Saint Paul Police
Department to rebuild its training facility at 2621 Linwood Avenue East. Construction has not yet
begun, and the applicant proposes reducing the building's size from 3,196 to 1,224 square feet. To
move forward with the proposal, the applicant requests approval of a conditional use permit (CUP)
amendment and design review amendment.
Recommended Action:
Motion to approve a conditional use permit amendment resolution for constructing a training facility
at 2621 Linwood Avenue East, subject to certain 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: NA
Strategic Plan Relevance:
Safety ◊ Focus Area: Strengthen regulations and code compliance
Sustainability ◊ Focus Area: Advance environmental stewardship initiatives
☐ Development ◊ Focus Area:
The rebuilt classroom training facility will include safety and accessibility upgrades. On the exterior,
the wetland buffer will be improved with permeable paver stormwater systems, native plantings, and
the removal of invasive species.
Background:
The City of Saint Paul Police Department proposes rebuilding its classroom training facility at 2621
Linwood Avenue East. Ramsey County owns the property, and the City of Saint Paul has leased
the property since the mid-1960’s for its police department’s outdoor firearms training. The revised
plans for a smaller classroom training facility will be located at the same site previously reviewed in
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2025. The facility will have an office area for five staff members, an armory, a locker area, a
kitchenette, and ADA-compliant restrooms. With a smaller footprint, the roofline has changed
slightly, but the building materials remain the same.
Conditional Use Permit Amendment
Maplewood city code requires a conditional use permit for public service or public building uses.
When the Saint Paul Police Department began leasing the site from Ramsey County, a CUP was
not required by city ordinance. Minnesota statute 87A, the Shooting Range Protection Act, adopted
in 2005, added protections for existing shooting ranges and limits the city’s ability to regulate the
use and operation. The applicant proposes a new building to be used primarily for training. This
new proposed building requires a CUP.
Design Review Amendment
Site Plan
The 1,224-square-foot classroom training facility will be in the southwest portion of the site and will
be accessed from an entrance off Linwood Avenue. The existing facility uses well and septic
infrastructure, which will be replaced as part of this project. A storage building, two shooting range
areas, and an area with partial structures for tactical training are to remain on the site unchanged.
Wetland
The proposed project will impact two Manage A wetlands. City code requires a minimum of 75 feet
and an average wetland buffer of 100 feet. The project requires a wetland buffer variance, which
the Environmental and Natural Resources (ENR) reviewed and recommended approval on May 19,
2025, and the City Council subsequently approved on June 23, 2025.
The smaller building does not change the encroachment or site grading limits for construction,
which the ENR reviewed. The variance request does not need to be reviewed by the ENR again, as
the details related to the wetland buffer encroachment are not changing. The applicant is proposing
13,613 square feet of buffer improvements, which include the removal of invasive species,
application of native seeding, and a permeable paver stormwater system.
Setbacks
The building and parking area are set back 201 feet from the property line along Linwood Avenue to
the south and 102 feet from the property line to the west. They are entirely screened from the
adjacent public streets and residential properties. Code requires the building to be 30 feet from a
street right-of-way and 50 feet from a residential lot line. Parking areas must be 15 feet from the
street right-of-way and up to 20 feet from residential property. All setbacks are achieved.
Building Elevations
The one-story building varies in height between 12 and 17 feet as the grade changes. The
proposed materials are insulated concrete masonry unit walls with decorative veneer finishes, and
prefinished metal facia, canopy, gutter, and downspout. The building is not visible from the adjacent
public streets or residential properties.
Landscaping and Screening
The applicant proposes planting 18 trees to replace 18 trees that will be removed as part of the site
project. The updated plan will remove and treat invasive growth in specific areas with buckthorn,
honeysuckle, Japanese knotweed, and reed canary grass, which will then be replaced with wetland
seed mix, native plugs, and prairie seed mix.
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Parking
City code does not identify a parking requirement for this use; however, it allows the community and
economic development director to review a similar use to determine the minimum requirements.
The applicant proposes ten parking stalls, including one accessible stall. As a comparison, the code
requires one stall for every 200 square feet of floor area for commercial, office, or recreational
building use. Based on this use, the site would require six parking stalls. The site will continue to be
utilized privately by the City of Saint Paul Police Department for training. The site is not meant for
regular public use, and the number of stalls is adequate.
Lighting
The applicant submitted a lighting plan illustrating the location and lighting types, which includes
wall-mounted lighting on site. Also, a plan showing the light spread and foot-candle levels was
provided, showing that the levels at the property lines meet code.
Signage
Any signage on the property is subject to city review and a sign permit, separate from this design
review.
Department Comments
Jon Jarosch, Assistant City Engineer – Engineering Review, dated May 13, 2026.
Shann Finwall, Sustainability Coordinator – Environmental Review, dated May 13, 2026.
Board/Commission and City Council Review
Community Design Review Board
May 19, 2026: The CDRB will review the design plan amendment.
Planning Commission
May 19, 2026: The planning commission will hold a public hearing and review the conditional use
permit amendment.
City Council
June 8, 2026: The city council will review this project and make the final decision.
Public Hearing Notice
Staff sent public hearing notices to the 40 surrounding property owners within 500 feet of the
subject property. Staff have not received any comments.
Reference Information
Site Description
Site Size: 7.45 Acres
Surrounding Land Uses
North: Park Land/Century Ponds Residential Dwellings (under construction)
South: Residential Dwellings
East: Residential Dwellings in the City of Woodbury
West: Residential Dwellings
Planning
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Existing Land Use: Park
Existing Zoning: Farm Residential
Review Schedule
The city deemed the applicant’s application complete on May 4, 2026. The initial 60-day review
deadline for a decision is July 3, 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 Amendment Resolution
3.Overview Map
4.Future Land Use Map
5.Zoning Map
6.Wetland Overlay Map
7.Application Narrative
8.Design Plans
9.Engineering Review Dated May 13, 2026
10.Environmental Review Dated May 13, 2026
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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 The City of Saint Paul Police Department has requested a Conditional Use Permit
Amendment to build a 1,224 square foot classroom training facility on the property at
2621 Linwood Avenue East.
1.02 The property located at 2621 Linwood Avenue East is legally described as:
The west 600 feet of the South 525 feet of the Southeast Quarter of the Southeast
Quarter of Section 12, Township 28, Range 22, according to the plat thereof on file
and of record in the office of the Register of Deeds in and for Ramsey County,
Minnesota.
PIN: 122822440044
Section 2. Standards.
2.01 General Conditional Use Permit Standards. The City Ordinance states that the City
Council must base approval of a Conditional Use Permit on the following nine
standards for approval.
1. The use would be located, designed, maintained, constructed, and operated to
be in conformity with the City’s Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding
area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods
of operation that would be dangerous, hazardous, detrimental, disturbing or
cause a nuisance to any person or property, because of excessive noise, glare,
smoke, dust, odor, fumes, water or air pollution, drainage, water run-off,
vibration, general unsightliness, electrical interference or other nuisances.
5. The use would not exceed the design standards of any affected street.
6. The use would be served by adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
7. The use would not create excessive additional costs for public facilities or
services.
8. The use would maximize the preservation of and incorporate the site’s natural
and scenic features into the development design.
9. The use would cause minimal adverse environmental effects.
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Planning Commission Packet Page 10 of 72
Section 3. Findings.
3.01 The proposal meets the specific Conditional Use Permit standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this conditional use permit
request.
1. On May 19, 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 allowed everyone to
speak and present written statements at the hearing. The Planning Commission
recommended that the City Council ________ this resolution.
2. On June 8, 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 and property owner must notify the neighborhood within 500 feet or
greater of any scheduled use of the shooting range, including the hours of
operation. The neighborhood notification shall be provided monthly when the
facility and exterior shooting areas are used.
2. The property must adhere to the Environmental Protection Agency's Best
Practices for Lead Management at Outdoor Shooting Ranges and the Shooting
Range Performance Standards outlined in Minnesota Statutes 87A. The
applicant and property owner will complete an Environmental Stewardship Plan
for Management of Lead/Bullets at Outdoor Shooting Ranges. A template is
provided in the EPA’s Best Practices.
3. The applicant and property owner will provide a report detailing the site’s
compliance with EPA’s Best Practices for Lead Management and the
Environmental Stewardship Plan.
4. The property must adhere to the Minnesota Legislature’s noise level standards
and maximum level for shooting ranges as detailed by the Minnesota Pollution
Control Agency and in Minnesota Statute 87A.
5. All ground-mounted and roof-mounted mechanical equipment and trash
receptacles shall be screened according to the ordinance.
6. Adequate separation, buffering, and screening must be provided around the
training facility and exterior training areas. If the city determines additional
screening or buffering is required, the applicant shall ensure this is completed as
notified by the city.
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Planning Commission Packet Page 11 of 72
7.All construction shall follow the approved plans dated April 21, 2026. The director
of community and economic development may approve minor changes.
8.The proposed construction must be substantially started within one year of
council approval, or the permit shall become null and void.
9.The city council shall review this permit in one year.
10.The applicant shall meet the conditions outlined in the design review resolution.
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Planning Commission Packet Page 12 of 72
DESIGN REVIEW AMENDMENT RESOLUTION
BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows:
Section 1. Background.
1.01 The City of Saint Paul Police Department has requested approval of a design review
Amendment to build a 1,224 square foot classroom training facility on the property at
2621 Linwood Avenue East.
1.02 The property located at 2621 Linwood Avenue East is legally described as:
The west 600 feet of the South 525 feet of the Southeast Quarter of the Southeast
Quarter of Section 12, Township 28, Range 22, according to the plat thereof on file
and of record in the office of the Register of Deeds in and for Ramsey County,
Minnesota.
PIN: 122822440044
Section 2. Site and Building Plan Standards and Findings.
2.01 City ordinance requires that the community design review board make the following
findings to approve plans:
1.That the design and location of the proposed development and its relationship to
neighboring, existing, or proposed developments and traffic is such that it will not
impair the desirability of investment or occupation in the neighborhood; that it will
not unreasonably interfere with the use and enjoyment of neighboring, existing or
proposed developments; and that it will not create traffic hazards or congestion.
2.That the design and location of the proposed development are in keeping with
the character of the surrounding neighborhood and are not detrimental to the
harmonious, orderly, and attractive development contemplated by this article and
the city's comprehensive municipal plan.
3.That the design and location of the proposed development would provide a
desirable environment for its occupants, as well as for its neighbors, and that it is
aesthetically of good composition, materials, textures, and colors.
2.02 The community design review board reviewed this request on May 19, 2026, and
recommended that the City Council ________ this resolution.
2.03 The proposal meets the specific findings for design review approval.
Section 3. City Council Action.
3.01 The above-described site and design plans are hereby ________based on the
findings outlined in Section 2 of this resolution. Subject to staff approval, the site
must be developed and maintained in substantial conformance with the design plans.
Approval is subject to the applicant doing the following (additions are underlined and
deletions are crossed out):
1.If the city has not issued a building permit for this project, repeat this review in
two years.
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2. All fire marshal, city engineer, and building official requirements must be met.
3. Satisfy the requirements in the engineering review by Jon Jarosch, dated April 2,
2025 May 13, 2026.
4. Satisfy the requirements in the environmental review by Shann Finwall, dated
May 20, 2025 May 13, 2026.
5. The applicant shall obtain all required permits from the Ramsey-Washington
Metro Watershed District.
6. The applicant shall obtain all required permits from the Minnesota Pollution
Control Agency for demolition and construction.
7. The applicant shall install a stop sign at the property exit on Linwood Avenue.
8. Per city ordinance standards, all mechanical equipment and trash receptacles
shall be screened from view of all nearby residential properties or adjacent public
streets.
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.
b. Additional details to accompany the lighting plan: a description of each
luminaire, including the manufacturer’s catalog cuts and drawings.
c. An updated landscape plan as outlined in the environmental review.
10. 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.
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
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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 dated April 21, 2026. The director of
community and economic development may approve minor changes.
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E1, Attachment 5
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E1, Attachment 6
Planning Commission Packet Page 19 of 72
Community Development Design Review Narrative
Conditional Use Permit Statement of Intent
The proposed project at 2621 Linwood Ave, owned by Ramsey County and leased by the City of
St. Paul, has been operating as the St. Paul police firearms training facility for approximately 50
years. The proposed project is a replacement of the classroom training facility. The existing
building is planned to be demolished due to lack of insulation, severe plumbing issues,
deterioration of the exterior structural walls and critter infestation in the attic. The proposed
building is a simple replacement to house the same staff and functions as the existing facility,
with accessibility and safety upgrades.
Due to the use of the site not changing, no change in adjacent property values would be
expected. With a similar number of staff and trainees, traffic to and from the site should remain
similar to historical trips.
The existing facility utilizes well and septic infrastructure, both of which will be replaced due to
the age of the existing systems. The natural site grading, and the lack of utilities in Linwood
Avenue at this site, do not allow for access to city water and sewer at this time. The site
includes a designated wetland area on site, and one wetland area to the west. Both wetlands
require a 100’ buffer for which this project will require a variance. See separate application for
variance. Site storm drainage will continue to flow to the wetlands with no connection or
change to city sewer services.
The natural grade does provide for visual and acoustical screening of the training ranges. The
grade and tree coverage is to be maintained, with a small percentage of trees replaced to allow
for the new septic field and grading immediately adjacent to the new building.
As the building is a replacement, public service needs will not change for streets, police, fire,
school or parks services.
The proposed new facility will include open office area for five staff, an armory, locker area, a
kitchenette, and ADA-compliant restrooms. Planned materials include Insulated Concrete
Masonry Unit (ICMU) walls with decorative veneer finishes on all exterior walls. This choice will
ensure the building remains well-insulated while providing a comfortable and resilient
environment for occupants while being near the shooting range. Additionally, the bullet-resistant
windows on the north side of the facility will create a secure viewing area overlooking the
shooting range and tactical simulation space.
Overall, we believe that this building will offer the St. Paul Police Department a much-needed
modernized space that fosters the education and development of our community's service
members.
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Planning Commission Packet Page 20 of 72
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1795 St. Clair Avenue | St. Paul, MN 55105 | (651) 696-5186
www.oertelarchitects.com
An Affirmative Action, Equal Opportunity Employer
Subject
Date April 18, 2026
To: Elizabeth Hammond
Shann Finwall
From: Deb Brandwick
RE: 2621 Linwood, Wetland Setback Variance Request
Elizabeth and Shann,
The project in question is the St. Paul Police Training Facility at 2621 Linwood Avenue. The existing site
includes a classroom building that is proposed to be demo’d, a storage building proposed to remain, two
shooting range areas to remain, and an area developed with partial structures for tactical training. The
site has been utilized as a firing range since approximately 1975 (see included lease agreement). The
failure of the existing septic system, disrepair and non-accessibility of the classroom building, and
undrinkable well water have created the need for this proposed project.
The site appears to have been graded in the 1975 era to provide a relatively flat area for the firing ranges,
support buildings and parking. The surrounding bowl was kept intact, if not enhanced, to provide visual
and sound protection for the firing ranges. While the bulk of existing development is between the two
setbacks, the drive lane, tactical training buildings, storage building and gravel pad extend into the buffer
setbacks. Both wetlands are listed as Manage A type, requiring a 100’ buffer/setback area to all
improvements. With the two setbacks and the grading of the bowl, the developable portion of the site is
extremely limited.
Our proposed project will locate a new building between the two buffer setbacks. The parking stalls are
in the area of existing pavement, though repavement is part of the project due to the condition of the
existing pavement, creating ADA accessible slope for access, and the previous request of the City of
Maplewood to add an amount of pervious pavement. The amount of pervious pavement was calculated
per additional requirements from the City of St. Paul sustainability standards. A portion of the parking
stalls do encroach on the 100’ wetland setback, but are within the 75’ setback. This allows the stalls to
be out of the range area for safety without massive regrading of the site.
An area to the NE of the construction extents crosses the 75’ buffer line to allow for connection of the
electrical utility. The area of disruption will be limited to that needed for electrical line only. This area is
within an existing improved hard surface (class V).
The new/replacement septic field is located to the SE of the construction limits, crossing the 100’ and 75’
buffer lines. A memo from the septic designer is attached describing the limited options for location of
the septic field. The pipe between the septic tanks and the field will run between the 100’ and 75’ buffer
lines.
The area west of the proposed new building requires some regrading to allow for building access,
accessible parking and to maintain access to the existing storage building. The amount of grading has
been minimized by utilizing the building wall as a partial retaining wall, though the grading does extend
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1795 St. Clair Avenue | St. Paul, MN 55105 | (651) 696-5186
www.oertelarchitects.com
An Affirmative Action, Equal Opportunity Employer
across the 75’ buffer line. The majority of the area to be regraded is located in an already improved hard
surface area.
Variance Request:
We request the proposed project be approved to encroach into the wetland buffer as shown on the
attached site plans. The dimensions of encroachment vary and are dimensioned on the site plan, and
summarized here:
Encroachment of grading at west edge of building earthwork: 12’ to 16’
Encroachment of septic field: 13’
Enchroachment of electrical utility: 21.5’
Encroachment of regrading at existing driveway: 11.5’ to 29.5’
Variance Reasoning:
A.1 Reasonableness: The City of St. Paul intends to continue the use of property as a police training
and firing range, as it has since 1975. The existing classroom building is in disrepair and not
accessible, the septic system has failed requiring the use of porta-potties on site, and the well
water is currently not drinkable. Thus, to maintain the existing use of the property, a new building
and new utilities are required. The building, well and septic tanks will be outside of the buffer
areas, but due to the tightness of the site, some grading to maintain access to existing features
and create an accessible new building will encroach on the buffers. Please see attached memo
for details relating to the location of the proposed septic field.
The number of trainees utilizing the site is not proposed to change from counts prior to the septic
system failure.
A.2. Uniqueness: The property is largely covered by the main wetland and a steep sloping bowl at the
perimeter. This leaves little flat developable land without encroaching into the sloped grades of
the buffer areas. The workable area between the buffers is fully utilized by the building(s),
parking, shooting ranges and tactical training area. The sloped areas are important to maintain
on this site to buffer the neighboring lots from the visuals and sounds of the firing range. Thus,
the proposed project is utilizing the lower bowl to the extent possible. Due to previous
construction, a large class V pad exists just west of the main wetland. The project proposes
improving a portion of that pad for better site drainage. Part of the improvement is the inclusion
of a pervious pavement system as previously requested by the City of Maplewood.
The lack of City sewer and water creates the need for the septic field and well. Due to regulations
around each of those independent of the wetland regulations, locating outside of the buffer
would require displacing required parking, or regrading a steeper sloped portion of the site and
removal of an additional number of trees.
A.3 Essential Character: Due to the nature of the site grading, 308 inventoried trees, and the
proposed new structure at the bottom of the bowl, the development will not be visible to adjacent
properties, or from Linwood Avenue.
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1795 St. Clair Avenue | St. Paul, MN 55105 | (651) 696-5186
www.oertelarchitects.com
An Affirmative Action, Equal Opportunity Employer
B. A portion of the buffer encroachment is in locations where hardscape improvements have
previously been made. Thus, the current proposed improvements do not diminish the intent of
the buffer ordinance. The unimproved buffer areas where encroachment is proposed have been
minimized by utilizing the building as retaining wall, minimizing extents of construction to actual
utility locations and needs. By minimizing tree removals, providing the required tree
replacements, removing buckthorn from sections of the buffer, and application of native seeding
to improve the buffer areas, the project is intending to meet the requirements to protect and
maintain wetland areas, while maintaining the existing historical use of the site.
Per the April 2025 ENR meeting, we are showing a 10’ enhanced buffer at the perimeter of the east
wetland. Buckthorn, honeysuckle and Japanese knotweed will be removed from this area with a three
year agreement form the City of St. Paul to maintain the elimination those plants. Note that at the east
side of the wetland, we are not noting those removals, as none currently exist, and no additional work is
proposed for the far east side of the site.
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Planning Commission Packet Page 23 of 72
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1795 St. Clair Avenue | St. Paul, MN 55105 | (651) 696-5186
www.oertelarchitects.com
An Affirmative Action, Equal Opportunity Employer
East side of wetland, looking SW
In addition, a fence is proposed at the west edge of the 10’ buffer to prevent any incidental traffic or
snowplowing activities in that area. The fence as proposed is galvanized posts with two chains between
posts. Required wetland signage will be placed at 100’ intervals around the wetland with additional
signage placed on the fence at approximately 25’ intervals.
West side of wetland, looking north
Attachment: Wetland Buffer Variance_Septic
Variance Site Plan
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Engineering Plan Review
PROJECT: Saint Paul Police Firearms Training Facility (Re-Submittal)
2621 Linwood Avenue
PROJECT NO: 25-13
COMMENTS BY: Jon Jarosch, Assistant City Engineer
DATE: 5-13-2026
PLAN SET: Engineering plans dated 4-21-2026
The applicant is proposing to replace the existing classroom training facility at 2621 Linwood
Avenue. In addition, the proposal includes replacing portions of the entrance drive and parking
lot, the septic system, and the onsite well.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents for final review prior to issuing permits. The following are engineering
review comments on the design and act as conditions prior to issuing permits:
Drainage and Stormwater Management
1)The applicant shall verify the total area disturbed by the project along with the total area
of new impervious surfacing. Should the project exceed ½ acre of disturbance or add
more than 5,000 square feet of new impervious surface, the project shall meet the City’s
stormwater management standards.
Water and Sewer Service
2)This project proposes the installation of a new well to provide potable water to the new
classroom facility, as there is currently no water service available adjacent to this site. A
housing development is underway at the adjacent Ponds at Battle Creek property. Water
main will be installed along Linwood Avenue to service the housing development. This
water main could be utilized in lieu of installing a new well at the Saint Paul Police
Firearms Training Facility. The applicant shall coordinate with the developer of the
Ponds at Battle Creek site to determine whether or not connecting to the proposed water
main is a viable solution.
3)A subsurface sewage treatment system (SSTS) permit is required for new septic
systems. All requirements of the SSTS Ordinance shall be met for the proposed septic
system. SSTS submittals will be reviewed as part of the permit process.
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Grading and Erosion Control
4)Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils are stabilized.
5)Public and private drives and roadways shall be swept as needed to keep the pavement
clear of sediment and construction debris.
6)All pedestrian facilities shall be ADA compliant.
7)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the
issuance of a grading permit.
8)All slopes shall be 3H:1V or less steep in slope.
9)The total cut/fill volume shall be noted on the grading plan.
Public Works Permits
The following permits are required by the Public Works Department for this project. The
applicant should verify the need for other City permits with the Building Department.
10)Grading and erosion control permit
11)SSTS Permit
12)Right-of-way Permit (If work is completed within Linwood Avenue right-of-way.)
-END COMMENTS -
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Planning Commission Packet Page 33 of 72
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Environmental Review
Project: St. Paul Police Training Facility
Location: 2621 Linwood Avenue
Date of Plans: January 28, 2026
May 5, 2025
March 18, 2025
Date of Review: Updated Review May 13, 2026
May 20, 2025
Reviewer: Shann Finwall, AICP, Sustainability Coordinator
(651) 249-2304, shann.finwall@maplewoodmn.gov
Background: The St. Paul Police Department is proposing to upgrade their training
facility at 2621 Linwood Avenue East. The City approved plans in 2025, which have now
been revised to include a smaller building. However, overall grading on the site appears
to remain the same. Therefore, no additional variance approvals would be required.
The updated environmental review includes details from the original project and
conditions which still need to be met with the updated 2025 and 2026 projects.
Trees:
1.Tree Preservation Ordinance:
a.Significant Trees: Maplewood’s tree preservation ordinance describes a
significant tree as a healthy tree as follows - 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 which is 28 inches in diameter or greater.
c.Tree Replacement: If less than 20 percent of the overall caliper inches of
significant trees on the site are removed, applicants must replace one 2
diameter inch tree for each significant tree removed. If more than 20
percent are removed, replacement is based on the City’s tree
replacement calculation which includes the overall caliper inches of
significant trees located on the parcel versus the caliper inches of
significant trees removed. Additionally, credits are given for all specimen
trees that are preserved.
2.Tree Impacts: The tree survey identifies 308 significant trees on the site,
however, the overall caliper inches of significant trees are not included. The site
demolition plan shows the removal of 18 significant trees; however, the size and
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Planning Commission Packet Page 34 of 72
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species of the trees are not included. Tree replacement cannot be determined
without additional information, but it is likely that the tree removal is less than 20
percent of the overall caliper inches of trees on the site. In that case the required
tree replacement is 18 – 2 diameter inch trees.
3.Tree Replacement: The landscape plan includes 18 – 2 diameter inch trees.
4. Tree Recommendations:
a.Prior to issuance of a grading permit the following is required:
1)Tree Plan:
a)Identify which trees will be removed on the tree survey and
the size and species on the site demolition plan.
b)Add the City’s tree replacement calculation to the plans.
The tree calculation will include the overall caliper inches
of significant trees on the site versus the caliper inches of
trees removed.
2)Tree Planting Plan: Final tree planting plan to be reviewed and
approved by the City’s Natural Resources Coordinator.
3)Tree 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.
Wetlands:
1.Wetland Ordinance:
a.Wetland Classification and Buffer Requirements: There are two Manage
A wetlands, one adjacent the property on the vacant lot to the west and
one on the east side of the property. The City’s wetland ordinance
requires a 75-foot minimum and 100-foot average wetland buffer around
a Manage A wetland.
b.Wetland Buffer Averaging: The wetland ordinance allows flexibility in
instances where, because of the unique physical characteristics of a
specific parcel of land, the averaging of buffer width for the entire parcel
may be necessary to allow for the reasonable use of the land during a
development or construction project. In such cases decreasing the
minimum buffer width will be compensated for by increased buffer widths
elsewhere in the same parcel to achieve the required average buffer
width. \Averaging is allowed based on an assessment of the following:
1)Undue hardship would arise from not allowing the average buffer,
or would otherwise not be in the public interest.
2)Size of parcel.
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Planning Commission Packet Page 35 of 72
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3)Configuration of existing roads and utilities.
4)Percentage of parcel covered by wetland.
5)Configuration of wetlands on the parcel.
6)Averaging will not cause degradation of the wetland or stream.
7)Averaging will ensure the protection or enhancement of portions of
the buffer which are found to be the most ecologically beneficial to
the wetland or stream.
8)A wetland buffer mitigation plan is required for construction of
development projects that will require averaging. In reviewing the
mitigation plan, the city may require one or more of the following
actions:
a)Reducing or avoiding the impact by limiting the degree or
amount of the action, such as by using appropriate
technology.
b)Rectifying the impact by repairing, rehabilitating, or
restoring the buffer.
c)Reducing or eliminating the impact over time by prevention
and maintenance operations during the life of the actions.
d)Compensating for the impact by replacing, enhancing, or
providing substitute buffer land at a two-to-one ratio.
e)Monitoring the impact and taking appropriate corrective
measures.
f)Where the city requires restoration or replacement of a
buffer, the owner or contractor shall replant the buffer with
native vegetation. A restoration plan must be approved by
the city before planting.
g)Any additional conditions required by the applicable
watershed district and/or the soil and water conservation
district shall apply.
h)A wetland or buffer mitigation surety, such as a cash
deposit or letter of credit, of 150 percent of estimated cost
for mitigation. The surety will be required based on the size
of the project as deemed necessary by the administrator.
Funds will be held by the city until successful completion of
restoration as determined by the city after a final
inspection. Wetland or buffer mitigation surety does not
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Planning Commission Packet Page 36 of 72
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include other sureties required pursuant to any other
provision of city ordinance or city directive.
c.Wetland Buffer Variance: Any deviation from the wetland buffer or
wetland buffer averaging requires a wetland buffer variance. The City
may require the applicant to mitigate wetland buffer impacts with the
approval of a variance, including, but not limited to, implementing one or
more of the strategies listed in the mitigation strategies above.
2.Wetland Impacts:
a.Existing Conditions: The site was originally developed and graded in
approximately 1975, prior to the City’s wetland ordinance and wetland
buffer requirements. The drive lane, tactical training buildings, storage
building, and gravel pad extend into the 100-foot wetland buffers and are
considered pre-existing nonconforming structures and encroachments.
b.New Development: The January 28, 2026, updated grading plans do not
include the setback of the grading work to the wetland edges. The
grading does appear to be the same as the previous plans which reflect
that the new development will have grading to within approximately 53
feet of the eastern Manage A wetland for the extension of a utility line,
parking stall, and septic system. Grading will come to within
approximately 59 feet of the western Manage A wetland for building
earthwork. Other portions of the new development will be located within
the 75-foot minimum buffer. The development requires a 41-foot wetland
buffer variance, wetland buffer averaging, and wetland buffer mitigation
as required by the wetland ordinance.
3.Proposed Wetland Mitigation: To mitigate the wetland buffer impacts the
applicants were originally proposing .15 acres of mitigation strategies to include:
a.Removal of buckthorn and other invasive species in key areas around the
eastern wetland.
b. Removal of 10 to 15 feet of Class 5 surface adjacent the eastern wetland,
and the addition of topsoil and native plants and seeds within a 10-foot
newly established wetland buffer.
c.A wetland buffer protection fence (3.5-feet high galvanized poles with
chains) adjacent the remaining Class 5 surface and the newly established
wetland buffer.
d.Wetland buffer signs at 100-foot intervals around both wetlands and at
25-foot intervals along the new fence.
4.Wetland Buffer Recommendations:
a.Prior to issuance of a grading permit the following is required:
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1)Plan showing the square footage of wetland buffer impacts
(grading and building) beyond the 100-foot required buffers.
2)Plan showing the wetland buffer mitigation strategies equal 2
square feet of mitigation per 1 square foot of wetland buffer
impact.
3)Plan showing the location of the removal of buckthorn and other
nonnative species being proposed within the western wetland
buffer.
4)Fence plan to include the materials, height, and location.
5)Permeable pavement parking stalls. This condition was added by
the City Council during the June 23, 2025, meeting.
6)Revised landscape plan to include:
a)Detailed plan for nonnative plant removal and
maintenance.
b)Native seed mix or native plugs as necessary to fill in the
areas on the north side of the eastern wetland (area called
out as Zone 1A in the May 5 restoration plan) once the
nonnative plants are removed.
c)Detailed plan for new wetland buffers (areas called out as
Zone 1A and Zone 2 in the May 5 restoration plan)
including seed mix species and installation methods, and
location and species of native plant plugs.
d)Final landscape plan to be reviewed and approved by the
Natural Resources Coordinator.
7)Wetland Buffer Sign Plan: Identify the location of wetland buffer
signs to be installed along the approved wetland buffers. The
signs should be placed every 25 feet on the east side of the Class
5 surface, adjacent the new wetland buffer (area called out as
Zone 2 in the May 5 restoration plan) and 100 feet in all other
areas of the approved wetland buffer. The City of Maplewood
supplies wetland buffer signs identifying that no building, mowing,
or grading should take place within the buffer. There is a $35 fee
per sign.
8)Wetland Buffer Sign Installation: Install the wetland buffer signs
prior to grading if feasible
9)Wetland Buffer Mitigation and Maintenance Agreement: Sign a
wetland buffer mitigation and maintenance agreement with the
City requiring that the applicant establish and maintain the
required mitigation within the buffer for a three-year period. The
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City of Maplewood will draft the maintenance agreement once the
wetland buffer mitigation plan is complete.
10)Submit an updated grading plan for the 2026 proposal which
shows the setbacks from the grading work to the wetland edges.
11)Submit a cash escrow or letter of credit to cover 150 percent of
the wetland buffer mitigation. The City will retain the escrow for up
to three years as outlined in the maintenance agreement to
ensure the wetland buffer mitigation is established and
maintained.
Landscape Policies and Recommendations:
Landscape Policies: 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.
Landscape Recommendations: Prior to issuance of a grading permit the final landscape
plan to be reviewed and approved by the City’s Natural Resources Coordinator.
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Planning Commission Packet Page 39 of 72
PLANNING COMMISSION STAFF REPORT
Meeting Date May 19, 2026
REPORT TO: Michael Sable, City Manager
REPORT FROM: Michael Martin, AICP, Assistant Community and Economic Development
Director
PRESENTER: Michael Martin, AICP, Assistant Community and Economic Development
Director
AGENDA ITEM: Conditional Use Permit Amendment Resolution, McCarrons Water
Treatment Plant, 1900 Rice Street North
Action Requested: Motion ☐ Discussion Public Hearing
Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Summary:
Saint Paul Regional Water Services is currently conducting a multi-year construction project to
make significant improvements to its McCarrons Water Treatment Plant located at 1900 Rice
Street. The city council approved the conditional use permit for this project in 2022. As part of those
approvals, the applicant was authorized to use a temporary parking lot on the north side of its
campus for constructing parking and staging. As the construction project enters its final stages, the
applicant is seeking to make this temporary parking lot a permanent feature of the campus.
Recommended Action:
Motion to approve a resolution for a conditional use permit amendment allowing Saint Paul
Regional Water Services to convert a temporary parking lot into a permanent parking lot as part of
its improvements to the McCarrons Water Treatment Plant at 1900 Rice Street North.
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: Maintain and enhance infrastructure and environmental systems
☐ Sustainability ◊ Focus Area:
☐ Development ◊ Focus Area:
Saint Paul Regional Water Services is investing in its treatment plant in Maplewood to continue
providing clean, safe drinking water for Maplewood and other area cities.
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Planning Commission Packet Page 40 of 72
Background:
Conditional Use Permit Amendment
Saint Paul Regional Water Services requests approval of a conditional use permit amendment to
allow the continued use of a previously temporary paved parking lot at the McCarron’s Water
Treatment Plant as a permanent lot for its operational parking and storage area. The lot is located
on the north side of its campus and was constructed in 2022 for temporary construction parking.
The lot will continue to maintain access from Roselawn Avenue. The applicant proposes the
continued use of the 24,972‑square-foot paved area with no expansion of the footprint. The
applicant will be required to meet the city’s parking lot requirements, including adding curbing and
accounting for parking lots in the campus stormwater management requirements.
The lot will support the applicant’s fleet and utility operations and will not be open to the public. Use
is limited to the storage of pickup trucks, vans, trailers, mobile generators, and other operational
equipment used intermittently in the regional water system. In addition, no routine repair, fueling,
maintenance, or processing activities will occur within this area.
The lot will typically be accessed between 6:30 a.m. and 3:30 p.m., Monday through Friday, with
occasional after-hours access for emergency situations. Access to the lot will be controlled by the
plant’s internal gated circulation system, and the Roselawn Avenue entrance will remain locked with
a rolling chain-link gate. Existing and planned screening and landscaping for this area of the
campus will remain in place.
Overall Project Update
The conditional use permit for this project was last reviewed by the city council on April 14, 2025.
The project is now in its second construction phase. This phase of construction primarily consists of
demolishing decommissioned infrastructure, constructing a new water-quality laboratory within an
existing facility, and completing final sitework. The project is expected to be completed by the end
of 2026. Staff do not have concerns about the project’s progress.
Department Comments
Engineering
Jon Jarosch reviewed the project and had the following comment: the parking lot area shall be
accounted for in stormwater-quality volume-reduction calculations. The applicant shall verify
whether the area of this parking lot was previously included in volume-reduction calculations for the
overall project. If volume reduction for this area was not previously accounted for, additional volume
reduction best management practices will be required to satisfy City of Maplewood and Capitol
Regions Watershed District stormwater management requirements. Stormwater calculations shall
be provided to verify that stormwater management requirements have been met.
This requirement is included in the attached resolution.
Environmental
Please see Shann Finwall and Katelyn Bergstrom’s environmental report, dated May 13, 2026,
attached to this report.
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Commission and City Council Review
Planning Commission
May 19, 2026: The planning commission will hold a public hearing and review this project.
City Council
June 8, 2026: The city council will review this project and make the final decision.
Public Hearing Notice
Staff sent public hearing notices to the 30 surrounding property owners within 500 feet of the
proposed project. Staff has not received any comments.
Reference Information
Site Description
Campus Size: 127 acres
Existing Land Use: Water treatment plant
Surrounding Land Uses
North: Single family homes, schools and commercial uses
East: Single family homes
South: Single family homes and Larpenteur Avenue
West: Commercial uses and Rice Street
Planning
Existing Land Use: Institutional
Existing Zoning: Farm Residential
Attachments:
1.Conditional Use Permit Amendment Resolution
2.Overview Map
3.2040 Future Land Use Map
4.Zoning Map
5.Applicant’s Narrative
6.Site/Landscape Plan
7.Aerial Photos
8.Site Photos
9.Legal Descriptions of Parcels Comprising the Saint Paul Regional Water Services McCarrons
Water Treatment Plant
10.Environmental Report, dated May 13, 2026
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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 Saint Paul Regional Water Services has requested approval of a conditional use
permit amendment.
1.02 The property is located at 1900 Rice Street North. The legal descriptions for the
properties comprising the Saint Paul Regional Water Services' McCarrons Water
Treatment Plant can be found in attachment 10 of this report.
Section 2. Standards.
2.01 City Ordinance Section 44-1092(1) requires a Conditional Use Permit for public and
private utilities, public service or public building uses.
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.
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Section 3. Findings.
3.01 The proposal meets the specific conditional use permit standards.
Section 4. City Review Process
4.01 The City conducted the following review when considering this conditional use permit
request.
1. On May 19, 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 June 8, 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.Adherence to the site plan date-stamped January 28, 2022. The director of
community and economic development 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. The council may
extend this deadline for one year.
3.The city council shall review this permit in one year.
4.Design review must be approved by the Community Design Review Board prior
to issuance of a building permit.
5.Prior to any permits being issued for this project, the applicant shall submit a
Construction Management Plan for approval by the City’s Public Works Director.
This plan should include, at a minimum, the following items:
a.SPRW Project Contact info for residents to call/email with questions and
complaints.
b.Hours and days of construction activity.
c.Outline of project communication to the adjacent neighborhood, which
includes:
1.Quarterly newsletter
2.Weekly email updates
3.Up-to-date project website
E2, Attachment 1
Planning Commission Packet Page 44 of 72
d.Construction traffic routing.
1.Including prohibiting construction traffic east of the site along Roselawn
Avenue.
e.Outline of how demolition and excavated material will be handled and stored.
f.A dust mitigation plan.
6.Applicant shall construct and maintain for the duration of the construction project a
temporary 10-foot screening fence for Area 1, a temporary 15-foot berm for Area 2
and the planting of at least 40 new trees, with the preservation of existing trees
within 30 feet of the residential property line, in Area 3. Areas 1, 2 and 3 are
designated by the applicant’s submittal on February 15, 2022. At the completion of
the project, the applicant shall landscape all three areas as approved in the
landscape plan.
7.Approval of this resolution shall terminate the previous conditional use permit
resolutions approved on December 15, 1988, June 10, 1996, August 11, 1997,
December 10, 2001, June 23, 2003 and April 23, 2018.
8.Meet the requirements of the Environmental Report, dated May 13, 2026
9.Submit a revised tree plan and landscape plan for the overall St. Paul Regional
Water Services site showing the required changes outlined in the February 8,
2022, Environmental Review.
10.Approval to convert the temporary parking lot with access from Roselawn Avenue
to a permanent parking and storage lot is granted, subject to the following
restrictions:
a.The use shall be limited to Saint Paul Regional Water Services vehicle, trailer,
and equipment storage.
b.No routine vehicle repair, fueling or maintenance activities shall occur on the
parking lot.
c.All access to the parking and storage lot from Roselawn Avenue shall remain
secured, with after‑hours access limited to emergency water utility response.
d.All vehicles and storage must be on a hard surface. No parking or storage is
permitted in the vegetated areas.
e.Landscape screening and fencing shall be maintained in good condition. Any
dead vegetation must be replaced.
f.The parking lot area shall be accounted for in stormwater-quality volume-
reduction calculations. The applicant shall verify whether the area of this
parking lot was previously included in volume-reduction calculations for the
overall project. If volume reduction for this area was not previously accounted
for, additional volume reduction best management practices will be required to
satisfy City of Maplewood and Capitol Regions Watershed District stormwater
management requirements. Stormwater calculations shall be provided to verify
that stormwater management requirements have been met
E2, Attachment 1
Planning Commission Packet Page 45 of 72
g.No expansion of the paved area or change in drainage patterns is permitted
without city approval. Gravel access drives are not permitted.
h.No additional lighting may be added to the parking and storage lot area without
city approval.
i.The lot must be maintained in a clean, orderly and safe condition at all times.
E2, Attachment 1
Planning Commission Packet Page 46 of 72
1900 Rice Street North - Overview Map
City of Maplewood May 4, 2026
Legend
!IArea of Request
0 480FeetSource: City of Maplewood, Ramsey County
E2, Attachment 2
Planning Commission Packet Page 47 of 72
1895
64
1887
1765
1853
1861
1748
1719
29
1728
1820
1879
63
1867
1845
1736
1726
1958
1896
1901
50
1751 47
1758
1766
1740
1738
1772
37
17271730 1719
1728
5
1735
187316
1870
1930
42
15
173112
1754 49
1908
1765
17361734
1730
1700
1700
30
1900
16 18
13
80
1824 59
1842
81
1818
32
251814
1801
1800
1829
1845
1900 Rice Street North - Future Land Use Map
City of Maplewood May 4, 2026
Legend !I
Maplewood City Limits
Parcels
Future Land Use - 2040
Low Density Residential
Mixed-Use - Community
Public/Institutional
Place Addresses
0 380FeetSource: City of Maplewood, Ramsey County
E2, Attachment 3
Planning Commission Packet Page 48 of 72
1895
64
1887
1765
1853
1861
1748
1719
29
1728
1820
1879
63
1867
1845
1736
1726
1958
1896
1901
50
1751 47
1758
1766
1740
1738
1772
37
17271730 1719
1728
5
1735
187316
1870
1930
42
15
173112
1754 49
1908
1765
17361734
1730
1700
1700
30
1900
16 18
13
80
1824 59
1842
81
1818
32
251814
1801
1800
1829
1845
1900 Rice Street North - Zoning Map
City of Maplewood May 4, 2026
Legend !I
Maplewood City Limits
Parcels
Zoning
Single Dwelling (r1)
Double Dwelling (r2)
Farm (f)
Business Commercial (bc)
Place Addresses
0 380FeetSource: City of Maplewood, Ramsey County
E2, Attachment 4
Planning Commission Packet Page 49 of 72
Conditional Use Permit Amendment Narrative
McCarron’s Water Treatment Plant: Permanent Parking and Storage Lot
Site Address: 1900 Rice Street, Maplewood, MN 55113
Applicant: Saint Paul Regional Water Services (SPRWS )
Original CUP: For McCarron’s Water Treatment Plant, Approved March 21, 2022
Project Summary
Saint Paul Regional Water Services requests approval of a Conditional Use Permit
amendment to allow the continued use of an existing paved parking lot on the
McCarron’s Water Treatment Plant campus as a permanent operations parking and
storage lot.
The lot will be used as a satellite storage area for SPRWS-owned vehicles, trailers, and
utility equipment that are not used on a regular daily basis but are needed to operate,
maintain, and respond to needs within the regional water system. Stored vehicles and
equipment may include pickup trucks, vans, trailers, and mobile generators mounted on
trailers. The lot will not be open to the public and is not intended for retail activity,
customer traffic, or commercial use. Access will be limited to SPRWS staff and
authorized personnel.
The primary use of the lot will be storage. Access is expected to be occasional and
intermittent, generally limited to the retrieval or return of vehicles and equipment. Access
is expected to occur during normal SPRWS fleet staff working hours, generally 6:30 a.m.
to 3:30 p.m., Monday through Friday. Access outside of those hours is not expected as
part of normal operations, but may occur if needed for emergency or urgent water utility
response, such as a significant water main break or similar system need.
Retaining the existing paved lot avoids unnecessary demolition and associated
construction impacts, including noise, dust, hauling, and temporary staging. It also
avoids avoidable public cost by maintaining an existing operational asset rather than
removing and later re-establishing comparable parking and staging capacity to support
ongoing utility operations and future capital maintenance and improvement work.
Existing Conditions and Proposed Use
The paved lot was constructed in 2022 as a temporary construction parking lot to
support improvements at the McCarron’s Water Treatment Plant. SPRWS proposes to
keep the existing asphalt surface in place for long-term operational use. The paved area
is approximately 24,972 square feet. No expansion of the paved footprint is proposed.
E2, Attachment 5
Planning Commission Packet Page 50 of 72
The proposed use is limited to parking, storage, and staging of SPRWS -owned vehicles,
trailers, and utility equipment. No routine repair, fueling, maintenance, material
processing, commercial activity, or public parking is proposed for the lot.
Access, Hours, and Security
The lot will function as a secured storage area within the McCarron’s Water Treatment
Plant campus. Access to the lot will primarily occur through the plant’s existing internal
circulation and secured access points. The Roselawn Avenue access point will be
controlled by a locked rolling chain-link fence gate.
Access is expected to be occasional and intermittent, generally during normal SPRWS
fleet staff working hours of approximately 6:30 a.m. to 3:30 p.m., Monday through
Friday. Access outside those hours may occur when needed for emergency or urgent
water utility response. The lot is not intended to function as a high-turnover parking area
and is not expected to generate regular customer traffic, public access, or frequent
vehicle movements.
Existing light poles will remain. No new lighting is proposed as part of this request.
Screening and Site Appearance
Existing fence screening along the east side of the lot is already in place and will be
retained. The screening helps reduce visibility of the parking and storage area from
adjacent residential properties and supports compatibility with the surrounding area.
SPRWS will maintain the lot in a clean and orderly condition. Vehicles, trailers, and
equipment will be stored in designated paved areas and managed as part of normal
utility operations.
Stormwater and Drainage
An existing ridge divides drainage into two areas, approximately 11,320 square feet
draining north toward Roselawn Avenue and approximately 13,650 square feet draining
south toward on-site ponds. The request does not include regrading or changes to
existing drainage patterns.
SPRWS will comply with applicable stormwater requirements and will implement any
required pretreatment measures or other best management practices for the north -side
discharge as required through City and Watershed review and applicable standards.
E2, Attachment 5
Planning Commission Packet Page 51 of 72
Conditional Use Permit Criteria
Criterion 1: The use would be located, designed, maintained , constructed, and
operated in conformity with the City's comprehensive plan and Code of
Ordinances.
The proposed use is a municipal utility operational function on an established public
utility campus. The existing paved area will be maintained and operated consistent with
the City’s comprehensive plan and Code of Ordinances. Required site improvements
identified through City review will be completed.
Criterion 2: The use would not change the existing or planned character of the
surrounding area.
The request formalizes a low-intensity storage and parking use on an existing utility
campus. The use does not introduce new public -facing activity, commercial operations,
or expanded site intensity. The lot will function primarily as secured storage for SPRWS -
owned vehicles and equipment that are not used on a regular daily basis. Existing east -
side fence screening will be retained.
Criterion 3: The use would not depreciate property values.
The orderly parking and storage of municipal utility assets on a secured, screened, and
maintained site is not expected to negatively affect surrounding property values. The
proposed use continues an existing paved condition and does not expand the developed
footprint.
Criterion 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.
The lot will be used for parking and storage only. No routine repair, fueling,
maintenance, material processing, or overnight idling is proposed on the lot. Activity will
be limited to occasional and intermittent movement of SPRWS vehicles, trailers, and
equipment.
Access is expected during normal fleet staff working hours, generally 6:30 a.m. to 3:30
p.m., Monday through Friday. Access outside those hours may occur when needed for
emergency or urgent utility response, such as a significant water main break or similar
system need. Operations will be managed to avoid nuisance conditions such as
excessive noise, glare, dust, fumes, or other disturbances.
Criterion 5: The use would generate only minimal vehicular traffic on local streets
and would not create traffic congestion or unsafe access on existing or proposed
streets.
The lot is intended for storage rather than a high -turnover parking use. Trips will be
limited to staff and operational needs, with occasional and intermittent movement of
pickups, vans, box trucks, trailers, mobile generators, and similar utility equipment. The
E2, Attachment 5
Planning Commission Packet Page 52 of 72
use will rely on existing internal plant circulation and secured access points and is not
expected to create congestion or unsafe access conditions.
Criterion 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.
The site is already served by adequate public facilities and services, including streets,
police and fire protection, and existing utility and drainage infrastructure. The proposed
use does not create additional demand for schools or parks.
Criterion 7: The use would not create excessive additional costs for public
facilities or services.
Because the lot already exists and the proposed use is limited to storage with occasional
and intermittent staff access, the proposal will not create excessive additional costs for
public facilities or services.
Retaining the existing paved lot also avoids avoidable public cost associated with
demolition now and potential re-establishment of comparable parking and staging
capacity later to support ongoing utility operations and future capital maintenance and
improvement work.
Criterion 8: The use would maximize the preservation of and incorporate the site's
natural and scenic features into the development design.
The request relies on an existing developed paved area and does not expand into
undisturbed portions of the site. Existing vegetation and screening will be preserved
where feasible. Existing fence screening on the east side of the lot will be retained to
help maintain compatibility with adjacent properties.
Criterion 9: The use would cause minimal adverse environmental effects.
No expansion of the paved footprint is proposed. The proposed use does not introduce
new industrial processes, emissions, or discharges. Stormwater has been reviewed by
CRWD under Permit #22-012 and is being addressed through the appropriate
engineering review process. The lot will be operated as a secured storage area with
limited staff access and no routine fueling, maintenance, or overnight idling proposed on
site.
For these reasons, SPRWS respectfully requests approval of this Conditional Use
Permit amendment to allow continued use of the existing on -campus parking lot as a
permanent operations parking and storage area in support of essential public water
utility operations.
E2, Attachment 5
Planning Commission Packet Page 53 of 72
E2, Attachment 6
Planning Commission Packet Page 54 of 72
E2, Attachment 6
Planning Commission Packet Page 55 of 72
Aerial 1: Site context (existing lot highlighted)
Source: Nearmap (screenshot). Date shown on source view: Mon Sep 8, 2025.
E2, Attachment 7
Planning Commission Packet Page 56 of 72
Aerial 2: Existing lot (close-up)
Source: Nearmap (screenshot). Date not shown on source view.Source: Nearmap (screenshot). Date shown on source view: Mon Sep 8, 2025.
E2, Attachment 7
Planning Commission Packet Page 57 of 72
Photo Exhibit
Conditional Use Permit (CUP) - Photo Exhibit
Saint Paul Regional Water Services
Date: February 2026
Included photographs: 10
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 1 of 10
Photo 1: Front Entrance
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 2 of 10
Photo 2: Front East
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 3 of 10
Photo 3: Front West
E2, Attachment 8
Planning Commission Packet Page 58 of 72
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 4 of 10
Photo 4: Front Exit
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 5 of 10
Photo 5: Storm Drain
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 6 of 10
Photo 6: Light Poles
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 7 of 10
Photo 7: North Side Lot
E2, Attachment 8
Planning Commission Packet Page 59 of 72
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 8 of 10
Photo 8: Northeast Lot
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 9 of 10
Photo 9: Northwest Side Lot
Saint Paul Regional Water Services
Conditional Use Permit (CUP) - Photo Exhibit
Prepared for CUP submittal • February 2026 Photo 10 of 10
Photo 10: South Side Lot
E2, Attachment 8
Planning Commission Packet Page 60 of 72
Legal Descriptions of Parcels Comprising the Saint Paul Regional
Water Services McCarrons Water Treatment Plant
(Per Deed Book 115, Page 668)
A strip of land one hundred (100) feet in width, over and across the middle one third of the
Southwest Quarter of Section Na. Eighteen (18) in Township No. Twenty nine (29) North of
Range No. Twenty two (22) West, according to the United States Government survey of said
land and being a strip of land fifty (50) feet in width, on each side of the conduit line of said party
of the second part, as established and adopted by the board of Water Commissioners of said
City of St. Paul and appears by the map thereof on file in the office of the Register of Deeds in
and for said County of Ramsey, Minnesota.
(Per Deed Book 115, Page 670)
A strip of land One Hundred (100) feet wide, over and across the North One Third of the
Southwest Quarter of Section No. Eighteen (18) Township No. Twenty nine (29) North of Range
No. Twenty two (22) West, according to the United States Government survey thereof and being
a strip of land fifty (50) feet in width, on each side of the conduit line as established by the board
of Water Commissioners of said City of St. Paul and appears of record in the office of the
Register of Deeds of said Ramsey County, Minnesota.
(Per Deed Book 115, Page 735)
A strip of land One Hundred (100) feet wide, over and across the South One Third of the
Southwest Quarter of Section Eighteen (18) Township Twenty nine (29) of Range Twenty two
(22), according to the U. S. survey thereof, being a strip of land fifty (50) in width, on each side
of the conduit line as surveyed and adopted by the board of Water Commissioners of said City
of St. Paul and appears of record in the office of the Register of Deeds of said Ramsey County,
Minnesota.
(Per Deed Book 123, Page 93)
A strip of land One Hundred (100) feet wide, over and across (from Northeasterly to a
Southwesterly course) the West half of the Northeast Quarter and the East half of the Northwest
Quarter of Section Number Eighteen ( 18) Township Number Twenty nine (29) North of Range
Number Twenty two (22) West, according to the United States Government survey thereof,
being a strip of land Fifty (50) feet in width on each side of the conduit line as adopted by the
Board of Water Commissioners of said City of St. Paul according to the recorded plat of said
conduit line on record in the office of the Register of Deeds of said Ramsey County, Minnesota.
(Per Deed Book 123, Page 335)
Two certain pieces and parcels of land lying and being in the middle third of the Southwest
Quarter of Section Eighteen (18) of Township Twenty-nine (29) North of Range Twenty two (22)
West of the fourth P. M. The first of said pieces or parcels of land being described as follows:
commencing on the East line of the conduit Right of Way of the said party of the second part
through said section, two hundred and Seventy five (275) feet northerly of the south line of said
middle third; thence East Six Hundred and Eighty (680) feet; thence North Four Hundred and
E2, Attachment 9
Planning Commission Packet Page 61 of 72
Fifty three (453) feet; thence West One Hundred Sixty nine ( 169) feet; thence North One
Hundred and Thirty ( 130) feet; thence West Four Hundred and Forty ( 440) feet to East line of
said conduit Right of Way, thence southerly along said east line to the place of beginning -
Containing eight & 12/100 (8.12) acres of land more or less. - The second piece or parcel
described as follows; Commencing on the west line of said conduit Right of Way above referred
to two hundred Sixty Four (264) feet northerly of the south line of said middle third of said
Section above mentioned; thence west to the west line of said Section Eighteen ( 18) Nine
Hundred and Ninety three (993) feet; thence north on said Section line One Hundred (100) feet;
thence east Five Hundred and Eleven (511) feet; thence north Three Hundred (300) feet; thence
east Five Hundred and Eighteen (518) feet to the west line of said conduit Right of Way, thence
southerly along said west line of said conduit Right of Way to the place of beginning containing
Four & 33/100 (4.33) acres of land more of less according to the Recorded Map of said conduit
Right of Way on Record in the Office of Register of Deeds of said County.
(Per Deed Book 131, Page 257)
That certain piece and parcel of land lying and being in the middle third of the Southwest
Quarter of Section Eighteen (18) of Township number Twenty Nine (29) North of Range number
twenty two (22) West of the fourth (4) P.M. described as follows to wit; Commencing where the
west line of the conduit Right of Way of the party of the second part crosses the north line of the
middle third described above; thence southerly along the west line of the conduit Right of Woy
to the northerly line of land deeded by the parties of the first part dated the Fourteenth day of
March, Eighteen Hundred and eighty four; thence west on said north line above described fifty
feet and thirty nine one hundredths (50.39) to a stone monument; thence northerly and parallel
with the west line of the conduit Right of Way three hundred and Sixteen feet and Eighteen one
hundredths (316.18) to a stone monument on the north line of the middle third described above;
thence East fifty and thirty nine hundredths (50.39) feet to the place of beginning. Containing
Thirty-six hundredths acres (0.36) more or less.
(Per Deed Book 157, Page 130)
Beginning at a point where the west line of Conduit right of way of the party of the second part,
according to the recorded map of said right of way on record in the office of the Register of
Deeds of said Ramsey County, crosses or intersects the south line of the north third, of the
Southwest Quarter of Section Eighteen (18) Township Twenty-Nine (29), Range Twenty-two
(22) West 4 P.M. thence west along said South line Fifty & 39/100 (50.39) feet to a point; thence
northerly and parallel with the west line of the conduit right of way, aforesaid, One hundred and
eighty-five & 92/100 (185.92) feet to a point; thence on the last mentioned line produced forty-
five & 34/100 (45.34) feet more of less to the west line of the conduit right of way; thence
following the west line of the conduit right of way southeasterly and southerly to the place of
beginning; containing Twenty three one hundredths of an acre more or less.
(Per Deed Book 157, Page 131)
A piece of land in the north third of the Southwest Quarter of Section Eighteen (18) Township
twenty nine (29) North, Range twenty two (22) West 4th P.M. described as follows: Beginning at
the point where the east line of the conduit right of way, of the party of the second part.
according to its mop of said right of way on record in the office of the Register of Deeds in and
for said County of Ramsey, crosses or intersects the south line of the north third, above
described; thence east four hundred and fifty ( 450) feet to a point on said south line above
E2, Attachment 9
Planning Commission Packet Page 62 of 72
named; thence due north four hundred and thirty five (435) feet to a point; thence due West,
four hundred and eighty-eight (488) feet more or less to the east line of the conduit right of way,
aforesaid; thence southerly along the east line of said conduit right of way, to the place of
beginning. Containing Four & 78/100 (4.78) acres of land.
(Per Deed Book 314, Page 350)
All that tract, piece or parcel of land lying and being in the County of Ramsey, and State of
Minnesota, described as follows to wit; Commencing at a point on the north line of the middle
one third of the Southwest Quarter of Section 18, Town 29, Range 22, fifty &
39/100 (50.39) feet westerly from the intersection of the said north line and the west line of the
conduit right of way of the party of the second part; thence westerly along the said north line to
the intersection of said north line with the easterly line of the right of way of the Minneapolis, St.
Paul and Sault Ste Marie Railway Company; thence southerly along the easterly line of the right
of way of said Railway Company land conveyed to said party of the second port by the said
party of the first part by deed recorded in Book 123 of Deeds on page 335 of the records of the
office of Register of Deeds of Ramsey County, State of Minnesota; thence east to the
Southwest corner of land conveyed by said party of the first part to the party of the second part
by deed recorded in Book 131 of Deeds page 257 of the records af said office of Register of
Deeds: thence northerly to the place of beginning.
DESCRIPTION OF PROPERTY SURVEYED
(Per Doc. No. 437917 - Book 598 Deeds pg. 571)
Parcel of land lying and being in the middle one-third of the Southwest Quarter of Section 18,
Township 29, Range 22, Ramsey County, Minnesota described as follows:
Commencing at a point on the south line of the said middle one-third of said southwest quarter
where the east line of said second party1s conduit right of way intersects said south line of said
middle one-third; thence north along the east line of said conduit right of way two hundred
seventy-five (275) feet; thence east six hundred eighty (680) feet thence north six hundred three
and five-tenths (603.5) feet to the north line of the middle one-third of said quarter section;
thence west along the north line of the said middle one-third of said quarter section to the east
line of the right of way of the Minneapolis, St. Paul and Sault Ste. Marie Railway Company;
thence south along the east line of the said right of way of said Railway Company to a point
three hundred sixty-one and thirty-four one-hundredths (361.34) feet distant from the south line
of the said middle one-third of said quarter section: thence west to the west line of said quarter
section; thence south one hundred ( I 00) feet; thence east to a point on the east line of the said
Minneapolis, St. Paul & Sault Ste Marie Railway Company1 s right of way two hundred sixty-
one and thirty-four one-hundredths (261.34) feet due north from the south line of said middle
one-third; thence south along the east line of the said Railway Company's right of way to the
south line of the said middle one-third of said quarter section, thence east along the said south
line of said middle one-third of said quarter section to the point of beginning.
AND
(Per Doc. No. 437918 - Book 597 Deeds pg. 558)
E2, Attachment 9
Planning Commission Packet Page 63 of 72
Parcels of land lying and being in the middle one-third of the Southwest Quarter of Section 18,
Township 29, Range 22 described as follows:
Commencing on the east line of the conduit right of way of the said party of the second part
running through said quarter section two hundred
seventy-five (275) feet northerly of the south line of the said middle one-third of said quarter
section, thence east six hundred eighty (680) feet; thence north four hundred fifty-three ( 453)
feet to the place of beginning of land to be hereby conveyed this being the northeast corner of
the first piece or parcel of land described in deed dated March 14, 1884 and recorded in Book
123 of Deeds on page 335; thence north one hundred fifty and five-tenths
( 150.5) feet to the north line of said middle one-third of said quarter section, thence west along
said north line one hundred sixty-nine ( 169) feet: thence south one hundred fifty and five-tenths
(150.5) feet, thence east one hundred sixty-nine (169) feet to the place of beginning.
Commencing at a point on the south line of the said middle one-third of said quarter section
where the west line of the conduit right of way of the party of the second part, running through
said quarter section crosses said south line, thence two hundred sixty-four (264) feet northerly
along the west line of said conduit right of way, thence west four hundred seventy-four (474)
feet to the east line of the right of way of the Minneapolis, St. Paul & Sault Ste Marie Railway
Company; thence southerly on the east line of the said Railway Company's right of way to the
south line of the said middle
one-third of said quarter section, thence east four hundred fourteen (414) feet to the point of
commencement said tracts being situate in Ramsey County, Minnesota.
AND
(Per Quit Claim Deed Doc. No. 692350)
A strip of land Sixty (60) feet wide, adjacent. parallel and to the east of the present right of way
belonging to said Board of Water Commissioners lying in the Northwest Quarter (NW l/4) of the
Northeast Quarter (NE l/4) and in the Northeast Quarter (NE l/4) of the Northwest Quarter (NW
l/4) and in the North Half (N l/2) of the Southeast Quarter (SE l/4) of the Northwest Quarter (NW
l/4) of Section Eighteen (18), Township Twenty-nine (29) North, Range Twenty-two (22) West,
Ramsey County; and a strip of land sixty-five (65) feet wide, adjacent, parallel and to the east of
the present right of way, lying in the South Half (S l/2) of the Southeast Quarter (SE l/4) of the
Northwest Quarter (NW l/4) of said Section Eighteen (18), all containing Five and
31/100ths (5.31) acres, more or less.
AND
(Per Doc. No. 979475 - Conveyance of Forfeited Lands)
(Except Railway) Lots one (I), two (2), eleven (11), twelve (12), thirteen (13) and fourteen (14) in
Block one (I); Lots one (I), two (2) and three (3) and (Except Railway) Lots four (4) and five (5)
in Block two (2); [Lots one (I) two (2), three (3), four (4), five (5), Six (6), seven (7), eight (8),
nine (9), ten (10), eighteen (18), twenty one (21), twenty two (22), twenty three (23), thirty five
(35), thirty six (36), thirty seven (37), thirty eight (38), thirty nine (39), forty (40), forty one (41),
forty two (42), forty three (43), forty four (44), forty five (45) and forty six (46) in Block five (5),]
E2, Attachment 9
Planning Commission Packet Page 64 of 72
all in Eisenmenger and Zaspel 's Lake Park, also Lots five (5) and ten ( I 0) in Block five (5) and
Lot eight (8) in Block ten ( I 0) In St. Aubin and Dion's Rice Street Addition to the City of St.
Paul.
AND
(Per Warranty Deed Doc. No. 953924)
That port of the middle third of the Southwest Quarter (SW l/4) of Section Eighteen (18),
Township Twenty-nine (29), North of Range Twenty-two (22), West, Ramsey County, Minnesota
except the South 242.87 feet thereof which lies between a north and south line produced south
and parallel to the east line of the middle third Southwest Quarter (SW l/4) of said Section 18
from a point thirty (30) feet east of the Northeast corner of the first parcel of and described in a
deed dated April 11, 1913 and recorded on page 558 in Book 597 of deeds in the office of the
Register of Deeds in Ramsey County; and the four following tracts of land; the first parcel
described in Warranty deed dated April 11, 1913 and recorded on page 558 in book 597 of
deeds in the office of the Register of Deeds in Ramsey County. the first parcel described in
Warranty Deed dated March 14, 1884 and recorded on page 335 in book 123 of Warranty
Deeds in the office of the Register of Deeds for Ramsey County, that parcel described in
Warranty deed dated December 5, 1883 and recorded on page 668 in book 115 of Warranty
Deeds In the office of the Register of Deeds in Ramsey County; and those lands described in
quit claim deed dated Apr l I 11, 1913 and recorded on page 571 in book 598 of deeds in the
office of the Register of Deeds in Ramsey County, containing 907 /I 000 of an acre, more or
less, said property being according to the plat on file and of record in the office of Register of
Deeds in and for Ramsey County, Minn.
AND
(Per Warranty Deed Doc. No. 980927)
A triangular piece or parcel of land in the Northwest Quarter (NW l/4) of Section 18, Township
29 North, Range 22 West, County of Ramsey, State of Minnesota, more particularly described
as being bounded as follows, to-wit:
On the east by a line parallel to and 260.00 feet west of the east line of said Northwest Quarter
(NWI /4) of Section 18; on the west by the easterly line of those certain parcels of land
described in a Quitclaim Deed dated September 2, 1925 and recorded on page 382 in Book 763
of Deeds In the office of the Register of Deeds in and for the County of Ramsey; on the south by
the south line of said Northwest Quarter (NW l/4) of Section 18, subject to the existing public
easement for highway purposes over and across the southerly thirty-three (33) feet thereof and
containing seventeen and 95/100 (17.95) acres, more or less.
AND
(Per Quit Claim Deed Doc. No. 986467)
One and eight hundred fourteen one thousandths (I & 814/1000) acres of land, more or less
described as all that part of the North one third (N l/3) of the Southwest one-quarter (SW l/4) of
Section Eighteen (18), Township Twenty-nine (29) North, Range twenty-two (22) West, County
of Ramsey, which lies between a line parallel to and Six hundred seventy-one and eight-tenths
E2, Attachment 9
Planning Commission Packet Page 65 of 72
(671 & 8/10) feet west of the east line of the North one-third (N 1/3) of the Southwest one-
quarter (SW l/4) of said Section Eighteen (18), and those parcels of land described In Warranty
Deed dated October 22, 1924 and recorded on page 513, Book 756 of Deeds in the office of the
Register of Deeds In and for the County of Ramsey, and Warranty Deed dated April 24, 1886,
and recorded on pages 131, 132 and 133, Book 157 of Warranty Deeds In the office of the
Register of Deeds In and for the County of Ramsey, all according to the plat thereof on file and
of record as document 986315 in Book 3 of Water Works Plats. page 14, in the office of the
Register of Deeds in and for Ramsey County, Minnesota. This Indenture is made and given to
correct and supply errors and omissions in that certain Warranty Deed dated the 27th day of
September A D. 1939 and recorded as document 954605 in Book 1038 of Deeds, page 299, in
the office of the Register of Deeds In and for Ramsey County, Minnesota.
AND
(Per Doc. No. 1019985 - Conveyance of Forfeited Lands)
Lots seven (7) and eight (8), Block five (5), Lots four (4), five (5), six (6), seven (7), and nine (9),
Block ten (10), and (Except railroad) lot twenty-five and all of Lot twenty-four (24), Block eight
(8), St. Aubin & Dion1 s Rice St. Addition according to the recorded plat thereof recorded in the
office of the Register of Deeds in and for said county.
AND
(Per Doc. No. 1032167 - Conveyance of Forfeited Lands)
Lots sixteen ( 16) and seventeen ( 17), Block ten ( I 0), St. Aubin and Dion's Rice Street
Addition, Ramsey County, Minnesota.
AND
(Per Warranty Deed Doc. No. 1388921)
All that certain portion of the south 242.87 feet of the north half (N 1/2) of the south two-thirds (S
2/3) of the southwest quarter (SW 1/4) of Section 18 in Township 29 North of Range 22 West in
the County of Ramsey, State of Minnesota which is bounded as follows, to wit: on the east by a
line 166.2 feet west of and parallel to the east line of the southwest quarter (SW 1/4) of said
Section 18 and on the west by the extended easterly line of Block 3 of St. Aubin and Dion1 s
Rice Street Addition to the City of St. Paul, according to the plat of said addition of record in
Book ?? of Plats at page I, in the office of the Register of Deeds in and for said County of
Ramsey, this parcel comprising tract of land measuring approximately 528.6 feet east-west by
242.87 feet north-south and containing 2-96/100 acres of land.
AND
(Per Warranty Deed Doc. No. 1606979)
Lot nine (9), Block five (5), St. Aubin and Dion's Rice Street Addition to the City of St Paul,
Ramsey Co. Minn .. according to the plat thereof on file and of record in the office of the
Register of Deeds in and for Ramsey County, Minnesota.
AND
(Per Quit Claim Deed Doc. Na. 1686654)
E2, Attachment 9
Planning Commission Packet Page 66 of 72
Lots Numbered Three (3), Eighteen ( 18) and Nineteen (19) in Block Numbered Ten ( 10) St.
Aubin and Dion's Rice Street Addition to the City of St. Poul, Ramsey County, Minnesota,
according to the recorded plat thereof on file and of record in the office of the Register of Deeds
of said Ramsey County, Minnesota.
AND
(Per Warranty Deed Doc. No. 1688665)
Lots one (I), two (2), three (3), four (4) and six (6), Block five (5), St. Aubin and Dion's Rice
Street Addition to the City of St. Paul, according to the plat thereof on file and of record In the
office of the Register of Deeds In and for said county.
AND
(Per Warranty Deed Doc. No. 1688666)
Lots one (I) and two (2), Block ten (10), St. Aubin and Dion's Rice Street Addition to the City of
St. Paul, according to the plat thereof on file and of record, in the office of the Register of Deeds
in and for said county.
AND
(Per Warranty Deed Doc. No. 1691806)
Lots one (1), two (2), three (3), four (4) and nineteen (19), Block nine (9), St Aubin and Dion's
Rice Street Addition to the City of St Paul, Ramsey Co. Minn., according to the plat thereof an
file and of record in the office of the Register of Deeds in and for Ramsey County, Minnesota.
AND
(Per Warranty Deed Doc. No. 1747463)
Lots eleven (11), twelve (12), thirteen (13), fourteen (14), and fifteen (15), Block ten (10), St.
Aubin and Dion's Rice Street Addition to the City of St Paul, Ramsey Co. Minn., according to the
plat thereof on file and of record in the office of the Register of Deeds in and for Ramsey
County, Minnesota.
AND
(Per Resolution Doc. No. 1995764)
Resolved, That the Board of Water Commissioners of the City of Saint Paul does hereby accept
the Quit Claim Deed for said land known as Lots 11, 12, 13, 14 and 15, Block 15, Eisenminger
and Zaspel1s Lake Park Addition, according to the recorded plat thereof on file and of record in
the Office of the Register of Deeds in and for Ramsey County, Minnesota and said Board does
agree to pay as the total purchase price for said land the outstanding assessments levied
against Lots 11, 12, 13, 14 and 15, and the taxes due and owing for 1977 and 1978 (including
interest and penalties);
AND
(Per Warranty Deed Doc. No. 4620733)
E2, Attachment 9
Planning Commission Packet Page 67 of 72
The North Half (N I /2) of that part of the South one hundred sixty-two and eighty-seven
hundredths ( 162.87) feet of the North two-thirds (N 2/3) of the Southwest Quarter (SW 1/4) of
Section Eighteen (18), Township Twenty-nine (29), Range Twenty-two (22) lying East of the St.
Paul Water Works right of way (described in Book 115 of Deeds, page 668) and West of o
Northerly projection of the East line of the alley in Block Four (4), St. Aubin and Dion’s Rice
Street Addition to the City of St. Paul, Ramsey County, Minnesota
E2, Attachment 9
Planning Commission Packet Page 68 of 72
1
Environmental Review
Project: St. Paul Regional Water Services
Location: 1900 Rice Street
Date of Plans: January 10, 2022
December 16, 2025
Date of Review: Updated Review May 13, 2026
Previous Review February 8, 2022
Reviewer: Shann Finwall, AICP, Environmental Planner
Katelyn Bergstrom, Natural Resources Coordinator
Project Background
Saint Paul Regional Water Services (SPRWS) is requesting an amendment to its existing
conditional use permit to allow the long-term, permanent use of a previously temporary
construction parking lot at the McCarron’s Water Treatment Plant. The City approved
improvements to the main campus in 2022 which required significant demolition work and the
removal of many trees. The updated environmental review includes details from the original
project and conditions which still need to be met with the 2022 and 2026 projects.
1. Trees
a.Tree Preservation Ordinance: The goal of the Maplewood tree preservation
ordinance is to protect, preserve, and enhance the trees and woodlands of
Maplewood. It encourages a resourceful and prudent approach to development
in the City. Applicants requesting a land use permit must submit a tree
preservation plan. The plan must show all significant trees on the site, and those
being removed. A significant tree is defined as a 6-inch hardwood, 8-inch
conifer, and 12-inch softwood. Preservation of specimen trees is encouraged. A
specimen tree is any healthy tree that is 28 caliper inches or larger. The
ordinance outlines tree replacement based on the number and size of trees on
the site, versus the number and size of trees being removed.
b.Tree Impacts: There were 1,292 significant trees, equaling 19,980 diameter
inches, located on SPRWS property (main campus and the Sandy Lake site).
The applicants removed 384 significant trees, equaling 6,626 diameter inches
from the main campus site (33 percent tree removal). Included in the tree
removal were 35 specimen trees (trees which are 28 caliper inches or larger) and
eight large oak trees. Most of the specimen and oak trees proposed to be
removed are located in the excavated materials stockpile area and temporary
road way located on the east side of the property. The tree replacement
calculation required 1,193 caliper inches of replacement trees.
E2, Attachment 10
Planning Commission Packet Page 69 of 72
2
c.Tree Replacement: The applicants’ tree preservation plan outlined 236 new
trees, which equals 507 caliper inches of replacement trees. This is 686 caliper
inches less than City code requires. The applicant must modify the tree removal
and planting plan to meet City code, or pay into the City’s tree fund at a rate of
$60 per caliper inch of tree that cannot be replaced on site. The current plan
would require the applicant to pay $41,160 into the City’s tree fund.
d.Tree Preservation Recommendations:
1)Prior to release of the escrow, the applicant must submit a revised tree
plan for staff approval with the following changes:
a)Increase the diversity of tree species planted. Not more than 30
percent of replacement trees may be the same species. Refer to
USDA Recommended Minnesota Native or Recommended New
Habitat Climate Resiliant Tree Species for recommended
replacement tree species.
b)Reduce the number of spruce and maple tree species included on
landscape plan December 16, 2025. Suggested alternatives
include:
a.Red Maple Alternatives - hackberry, swamp white oak, bur
oak, ironwood, black cherry, northern red oak, shagbark
hickory, northern pin oak.
b.White Spruce Alternatives - Firs or pines such as jack pine,
red pine, balsam fir, concolor fir.
2.Overall Landscaping
Review of the landscape plan to ensure nonnative or invasive species are avoided, and
that the landscaping meets the City ordinance and guidelines.
a. Landscape Recommendations
1)Prior to release of the escrow, the applicant must submit a revised
landscape plan for staff approval showing:
a)Details on the type of seed mixtures for the pollinator grass and
low maintenance seed mixes.
b)Update the landscape plan dated December 16, 2025, to ensure
the common and scientific name columns reflect the correct
names.
3.Infiltration Basins
All infiltration basins are required to be planted, ideally with deep-rooted native plants.
The City requires a portion of the basin to be planted rather than seeded; typically a
E2, Attachment 10
Planning Commission Packet Page 70 of 72
3
minimum of 5,000 square feet of plantings are required on large basins. Using plants
rather than seeds hastens establishment and provides a better chance of successful
establishment. Basin bottoms and lower elevations almost never establish successfully
from seed since the seed is washed away when stormwater flows into the basin.
a.Infiltration Basin Recommendations.
1)Prior to release of the escrow, the applicant must submit an infiltration
basin plan for staff approval showing:
a)A landscape drawing for each infiltration basin, including list of
species, container size, spacing, and quantities.
b)If proposing seeding the bottom of the basins, provide explanation
of measures that will be taken to ensure seed does not wash
away.
c)For any area using a native seed mix (ex: pond slopes), provide
information on maintenance for planting year, Year 2 and Year 3,
addressing what maintenance activities will be required and what
entity (developer, owner, etc.) will take on this responsibility.
E2, Attachment 10
Planning Commission Packet Page 71 of 72
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