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HomeMy WebLinkAbout09/25/2001BOOk AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD September 25, 2001 6:00 P.M. City Council Chambers Maplewood City Hall 1830 East County Road B 1. Call to Order 2. Roll Call 3. Approval of Minutes: August 28, 2001 4. Approval of Agenda 5. Unfinished Business 6. Design Review a. Maplewood Toyota Building ^ddition/Expansion - 2783 and 2889 Maplewood Drive b. Salvation Army Church Addition - 2080 Woodlynn Avenue c. Sinclair Station Remodel - 2158 Rice Street 7. Visitor Presentations 8. Board Presentations 9. Staff Presentations a. Reminder: Boardmember Shankar scheduled for city council meeting on September 24. b. CDRB representatives needed for the October 8 and October 22 city council meetings. 10. Adjourn p:com-dvpt~cdrb.agd WELCOME TO THIS MEETING OF THE COMMUNITY DESIGN REVIEW BOARD This outline has been prepared to explain the review process of this meeting. The review of an item usually follows this format. The chairperson of the meeting will announce the item to be reviewed. The chairperson will ask the applicant or developer of the project up to the podium to respond to the staff's recommendation regarding the proposal. The Community Design Review Board will then discuss the proposed project with the applicant. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. 4. After everyone is the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. 5. The Board will then discuss the proposal. No further public comments are allowed. 6. The Board will then make its recommendations or decision. 7. Most decisions by the Board are final, unless appealed to the City Council. You must notify the City staff in writing within 15 days to register an appeal. jw\forms\cdrb.agd Revised: 11-09-94 MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA AUGUST 28, 2001 CALL TO ORDER Chairperson Ledvina called the meeting to order at 6:01 p.m. II, III. ROLL CALL Matt Ledvina Tim Johnson Craig Jorgenson Linda OIson Ananth Shankar Present Absent Absent Present Present Staff Present: Tom Ekstrand, Assistant Community Development Director Shann Finwall, Associate Planner Recording Secretary: Lisa Kroll APPROVAL OF MINUTES August 14, 2001 Chairperson Ledvina noticed a change to Roman Numeral Ill. Approval of Minutes. It should read Board Member OIson moved approval of the minutes instead of Chairperson Ledvina. And it should read Board Member Johnson seconded, instead of Board Member Olson seconded. Board Member Shankar moved to approve the minutes of August 14, 2001. Board Member OIson seconded. Ayes -- Ledvina, Johnson, Olson Abstention -- Jorgenson IV. The motion passed. APPROVAL OF AGENDA The motion passed. Ayes - All Community Design Review Board Minutes 8-28-2001 VI. UNFINISHED BUSINESS 3M Building #255 Building Design Changes (600 Carlton Street) Secretary Ekstrand stated there were proposed changes made to the original plans for the building exterior and landscaping. These include a change in the treatment of the proposed roof detailing and dock area. The dock area is proposed to be painted to match the brick and roof detail added similar to on the main building on the west elevation. The landscaping has changed to six red splendor crab apple trees on the street side, oak trees and a variety of spirea to use on the east side. John Olfelt, representing 3M came forward. Mr. Olfelt brought some samples of the proposed building exterior. He also brought some color schemes to show the Board Members. The color scheme for the roofing has not been decided on yet, but should be within the week. Board members mentioned they liked the samples of color schemes shown but would like to see the final color scheme 3M decides on. Board Member Shankar made a motion that the Community Design Review Board approve the revisions to the previously approved plans for 3M Building #255 at 600 Carlton Street. The approval is based on the new revised elevation submitted by the applicant and the new site plan and landscaping plan date stamped August 20, 2001. With the added clarification that the color of the brick shall be a light tan color as shown by the applicant. One of the color schemes (A) or (B) shown on sheet 9 of the applicants revised plans shall be followed. Board Member Olson seconded the motion. Ayes - All The motion passed. DESIGN REVIEW 5-8 Club (Beau's Food and Spirits) - Food Services, Inc. 2289 Minnehaha Avenue Ms. Finwall reported that Food Services, Inc., has proposed to purchase, remodel, and expand Beau's Food and Spirits. The planning commission did recommend approval of five land use requests associated with the proposal at the August 20, 2001, meeting. Including a comprehensive land use plan amendment, a rezoning, two conditional use permits, and a parking lot setback Community Design Review Board 3 Minutes 8-28-2001 variance. Food Services, Inc., is requesting approval of the proposed architectural and landscaping design. The exterior of the building will remain stucco to be painted a taupe color with wood shutters around the windows to be painted with burgundy accents. There are three major alterations proposed to this building, including a new 620- square-foot deck, relocation of the front door and a walk-out cooler. The deck is proposed on the northwest side of the building towards Stillwater Street. It will extend off the north side of the original building, maintaining the existing nonconforming setback of 15 feet from the north residential property. It will also come within 22 feet of the Stillwater Road right-of-way. Surrounding the deck on the west side will be a 5-foot-high privacy fence with 1 foot of lattice on the top and the north side the deck will be screened windows. The windows will look onto a proposed perennial garden to the north of the deck. The entire deck will be covered with a decorative canopy similar to the Minneapolis 5-8 Club's canopy. The front door of this building will be relocated from the west side towards Stillwater to the south side. The existing front canopy will be removed and a new canopy will be installed to match the proposed deck canopy. The walk-in-cooler is proposed on the east side of the building and will bump out approximately 8 feet towards the east. The cooler will be painted to match the building with lattice and vines on the sides to help screen the cooler. To the south of the cooler is the proposed location of the dumpster enclosure which will be constructed of cedar fencing with a cedar gate. The parking lot will be expanded to the east side of the property and will come within 5 feet of the east property line as well as 5 feet to the north property line. The required setback for parking lot adjacent residential parking is 20 feet. Therefore, variances are required for the expanded parking area. To screen the parking area from the adjacent residential properties, the applicants are proposing a 6-foot high cedar fence to be constructed along the entire east and north property lines. Regarding the landscaping, there are currently two existing large maple trees on the lot. The applicants propose to save those two trees and propose an additional 12 maple trees, 68 shrubs, as well as a perennial garden to the north of the deck. The number of plants and species will vary due to the fact that the Minnesota Department of Transportation must approve the landscape plan prior to the installation, as a majority of the landscaping is in their right-of-way. Community Design Review Board Minutes 8-28-2001 4 The lighting proposed for this project is a unique form of lighting designed to help reduce the glare on residential properties. There will be seven wall lights to be installed around the building and four fence post lights to be installed on the east fence and will be located five feet up along the fencing so they will not extend over the fence. Staff feels that this proposal will be an asset to the community and recommends approval. Ms. Jill Skogheim representing Food Services, Inc., d/b/a 5-8 Club came forward. Ms. Skogheim stated that the landscaping proposed vary because MnDot stated they will not approve the planting of this many trees in the row. The trees may not hang over into the right-hand turn lane because this could be a safety hazard. Because of this they are planning on planting some viburnum hedges and chokeberry bushes. Another concern is the salt spray that comes up from the snowplow in the winter. It was a recommendation from the plant center to plant the viburnum hedges and chokeberry bushes, as these are two hardy plantings to survive conditions in the winter. Chairperson Ledvina asked the applicant if she had any concerns regarding the conditions outlined in the staff report? Ms. Skogheim replied no she did not. Board Member Olson asked if there was only one handicap parking spot in the parking lot? Ms. Skogheim replied, no there were two handicap parking spots in spaces #31 and #32. Ms. Skogheim stated she had a sample of the burgundy color which will be used on the shutters. She also stated she has some additional photos of the Minneapolis location which depict the taupe, burgundy, and forest green colors. Ms. Skogheim added that the enclosure for the cooler and the dumpster will be screened to match the deck. The cedar will be finished with a natural sealer with no color; it will be a natural look. They have also proposed to screen the air conditioners located on the east side of the building with bushes. Board Member Shankar asked Ms. Skogheim how the surface water would come down from the flat roof. Ms. Skogheim deferred that question to the architect. Community Design Review Board 5 Minutes 8-28-2001 Mr. Bruce Knutson, the architect and president of Bruce Knutson Architects, 1128 Harmon Place in Minneapolis came forward. Mr. Knutson responded there are scuppers and drain liters on the flat roof. The existing runoff goes into a catch basin on the southwest corner of the existing parking lot. And the new parking lot will have a water retention area and a slow discharge, so the new parking lot will take care of the water runoff there. Chairperson Ledvina asked if the Board Members had the most recent plan changes? Ms. Finwall stated the last date that revisions were proposed was on August 22, 2001. Mr. Knutson clarified that the drawings were not revised at the same date. August 21,2001, was for sheets A1 through A5, and A6 through A8 were revised on August 22, 2001. Board Member Shankar made a motion to approve the plans date stamped August 21, 2001, sheets A1 through A5, and date stamped August 22, 2001, for sheets A6 through AS. Food Services, Inc., d/b/a 5-8 Club shall do the following. a. Repeat this review in two years if the city has not issued a building permit for this project. b. Prior to issuance of a grading permit for the parking lot expansion, the city engineer must approve a final grading and drainage plan. This plan shall include water retention calculations and the location of all existing trees on the site to be preserved and the means of protecting the trees. c. Prior to issuance of a building permit, the applicant must supply the city with the following: (1) A revised landscape plan to staff for approval that incorporates the following details: (a) Obtain approval from the Minnesota Department of Transportation and Ramsey County to install landscaping within the Stillwater Road and Minnehaha Avenue rights-of- way. Any required landscape revisions in these areas must also be approved by the city. (b) Location of all existing trees on the site to be preserved. (c) Perennial garden details to be located on the north side of the deck. Community Design Review Board Minutes 8-28-2001 do fo (d) An underground lawn irrigation system. (2) (e) In addition to the above, all common grounds shall be sodded (except for mulched and edged planting beds). A revised site plan showing a parking bump out on the north side of the parking lot to accommodate backing up vehicles parked in the two most northerly parking stalls. (3) (4) Trash enclosure details to include at least a 6-foot-high cedar fence enclosure with a cedar enclosable gate or at least a 6-foot-high stucco wall enclosure with a cedar enclosable gate. Elevations and footing details of the proposed 6-foot-high cedar fence. (5) Final exterior walk-in cooler elevations to show the cooler painted to match existing building, lattice runs, with vine plantings. Prior to certificate of occupancy the applicant must: (1) Complete all required exterior improvements including landscaping and underground irrigation, parking lot, screening fence, exterior lighting. (2) Install stop signs at both driveway exits. If any required work is not done, the city may allow temporary occupancy if: (1) The city determines that the work is not essential to the public health, safety or welfare. (2) The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. (3) The city receives an agreement that will allow the city to complete any unfinished work. All work shall follow the approved plans. development may approve minor changes. The director of community Community Design Review Board '7 Minutes 8-28-2001 Board Member OIson seconded the motion. Chairperson Ledvina clarified that there were other plan sheets in this set, plan sheets T1, S1, S2, L1, date stamped August 21,2001, and those are included in this motion as well. The motion passed. Ayes- All Ms. Finwall confirmed to Chairperson Ledvina this will go to the city council September 24, 2001. b. Walgreens (former Burger King) - Semper Development 1706 White Bear Avenue Ms. Finwall stated that Semper Development is proposing to develop a Walgreens at the old Burger King site. The proposal includes demolishing the existing approximately 4,600 square-foot building and constructing a 15,035 square-foot drugstore with a drive-through pharmacy. The building will include a corner entry with stucco finish and glass box tower. The remaining elevations will be constructed of face brick. This design is Walgreens' standard building design as seen constructed in several other cities within the metropolitan area (most recently at 1965 Donegal Drive in Woodbury and 1401 Maryland Avenue East in St. Paul). The city has adopted the White Bear Avenue Corridor Study and the Hillcrest Village Smart Growth Concept. The proposed Walgreens falls within both of these study areas. Both the study and the concept are based on pedestrian- friendly developments with human-scale elements. As Walgreens would be the first development within these areas, care should be given to the design of this building. Staff feels that a Walgreens on this site would be an asset to the area only if the Smart Growth Initiatives are considered. As it stands, however, staff feels that the Walgreens proposal falls very short of that. Therefore, staff is recommending denial of the three requests due to the fact that the proposed building location leads to an auto-oriented development. And that it is setback from the White Bear Avenue right-of-way with parking situated toward the front of the store. The building elevations, staff feels, lack human-scale architectural elements such as pillars, arcades, awnings, and shop windows at eye-level. The design does not reflect the pedestrian-oriented town center concept envisioned in the Hillcrest Village Redevelopment Area. The landscape plan shows scattered landscaping throughout the site, basically as a compliment to the parking area itself. This design does not contribute to the natural environment and the community sense of place as envisioned in the Hillcrest Village Redevelopment Area with features such as street trees with grates and landscaped plaza with seating and bicycle storage. Community Design Review Board Minutes 8-28-2001 8 The signage proposed includes a 25-foot-high freestanding sign. This design detracts from the pedestrian character envisioned in the Hillcrest Village Redevelopment Area. Staff does not feel there are any unique hardships or circumstances that warrant approving the proposed 3-foot parking lot setback variance. Staff recommends denial of Semper Development's proposal to construct a Walgreens drug store at 1706 White Bear Avenue. Board Member OIson asked Ms. Finwall if the primary recommendation was against the building itself or the parking? Ms. Finwall answered the recommendation was to deny the proposal as submitted due to the fact that it does not meet the goals of the Hillcrest Village Redevelopment Area. Chairperson Ledvina asked if anything came out of the White Bear Avenue Corridor Study relating to building design elements? Secretary Ekstrand commented that the study mainly focused on streetscapes and elements such as pedestrian-ways, street lighting, landscaping, street widths, and medians. It didn't get into elements of building placement as much as the Hillcrest Village Redevelopment Area study did. The Hillcrest Village Redevelopment Area encourages buildings close to the street right-of-way with parking in the rear as illustrated on page 25 of the report. Mr. Tim Rood from Calthorpe Associates submitted that design to illustrate the type of layout for Walgreens that would meet the Hillcrest Village Redevelopment Area objectives. Board Member Olson stated that in her opinion the alternative layout is more appropriate for the southern end of Hillcrest. In this particular location it is very automotive-oriented and is not very pedestrian-friendly in this part of the city. Secretary Ekstrand said that is the challenge right now, this is the first opportunity we have had to look at a sight for redevelopment with these objectives in mind. The city council has accepted this concept and has directed staff to go ahead and implement the studies. The points you made are true; the first building we implement will be the toughest and will set the tone for the next buildings developed. Mr. John Kohler, the architect for Semper Development representing Walgreens came forward. Mr. Kohler stated that based on a number of the comments made, Walgreens had some very specific guidelines and criteria that they work with when they design their stores, and the plans in the packet are not really the prototypical Community Design Review Board 9 Minutes 8-28-2001 dimensions for a store. This store was actually narrowed and lengthened to fit on the site. One of the primary criteria that Walgreens has for their buildings is that the parking be adjacent to the front door. It does not need to be between the street and the front door; it needs to be adjacent to the front door. That did not come about from someone's preconception in some corporate office of what might or might not work. It actually came about through stores that Walgreens built. A good example of that would be in Edina at 50th and France Avenue where they built the store right on the street and the parking was behind the store. What they found is that store does not work because of those circumstances. When that lease is up, the building will be a vacant store until somebody else moves in. You are selling a service and a convenience and if you make customers' park in the back of the store and walk all the way to the front, they won't go into the store. People go to a store that is convenient and fast to get in and out of. This is the site plan that Walgreens has approved. They would love to have more room to build a larger store. If they had another piece of property to the north, Walgreens could pull the building up and have the parking to the north. This site does not allow for the building to be closer to the street. Board Member Shankar asked Mr. Kohler why it shows on the site plan to have parking in the back of the store if it did not work at the other store in Edina? Mr. Kohler replied, the architects are trying to get in as many parking spaces possible to meet the city requirements. The parking in the back of the store will probably be used as employee parking. The city ordinance requires 75 spaces for a building this size, but Walgreens would only need about 60. Board Member Olson stated that she agrees with Mr. Kohler, as a customer who is going to get a prescription, she wants to park in the front of the store and get her prescription as quick as possible and leave. She felt that parking in the front of the building is very important for this type of establishment. Board Member Shankar asked Mr. Kohler if there were any Walgreens with two store entrances? Mr. Kohler replied, no there are not, and he suspects the reason would be for loss prevention reasons. Chairperson Ledvina asked how the square footage of this building relates to other Walgreens stores? Mr. Kohler stated this store is slightly larger because it had to be elongated to fit on the site, the store is 15,035 square-feet and most stores are about 14,600 square-feet. A general store would be 105' X 138' in dimension and this store is 97'X 155'. Community Design Review Board Minutes 8-28-2001 l0 Chairperson Ledvina asked Mr. Kohler if the building was set back to meet the 125-foot-deed requirement? Mr. Kohler replied there is a requirement in the title work that sets it back that far. Both the city attorney and the attorney at Semper Development said the expiration is in 2009, and the attorney's feelings are they can most likely get a title insurance company to insure over that because it is so old. That wasn't the driving force for why this building was back that far. It was something that Walgreens thought they had to meet, which they did meet. Walgreens would not have approved the site if the building was way up and the parking was in the back as it was depicted in the previous plan, and it was not received well. Ms. Finwall stated that the convenience of parking in the front of the building would replace a development with a sense of place as envisioned in the Hillcrest Village Redevelopment Area. The convenience could still be achieved by placing the doors toward the rear and front of the building and incorporating architectural features to the White Bear Avenue side which will achieve a more pedestrian- friendly development. This can only happen when developers are willing contributors to the concept. A strong precedent will be set if we allow the first development within the smart growth area to be built with parking in the front. Mr. Raleigh Nelson, one of the two owners of the former Burger King restaurant at 1706 White Bear Avenue came forward. Mr. Nelson said he is a bit shocked at the denial of the Walgreens proposal. He said he knows the area very well running the Burger King for many years. If the building were to be put forward like staff is requesting, it would be great if the other buildings were forward. But it is going to stick out and look intrusive and nobody walks in that location. Once and awhile you may see a kid riding a bike around there. If this proposal does not go through, we are still sitting with a building with parking in the front. He does feel that Walgreens would add to the area and it would certainly be a better building than what is there right now. It would line up and work with the existing buildings that are currently there. Board Member Shankar asked staff what the time frame for the Hillcrest Village implementation for this concept was? Secretary Ekstrand said it is going to be ongoing for many years. St. Paul, which has the Hillcrest Center, has a team of real estate people looking into time- tables. What types of businesses can be supported in this area, and how many residential areas can be supported in this area. This could be a 20-year project. Board Member Olson asked the staff, who put these plans together and how bound are we to these two alternatives? Community Design Review Board Minutes 8-28-2001 Secretary Ekstrand said the met council gave a grant to the City of Maplewood and St. Paul to be part of this. The grant is for architectural and design services. The company that drafted this is a multi-group team. The two main facets, other than the met council who is coordinating this, is a group called Calthorpe and Associates out of California and also one in Minneapolis called HGA. Two of the lead people from those two firms were very interested in submitting their recommendations to the staff on Walgreens proposal to give suggestions on implementing the smart growth objectives. The council has given the staff the go ahead to try to strive to accomplish what is being shown in the plan. Board Member Olson asked staff if they have chosen between the two Hillcrest Village alternative plans given? Secretary Ekstrand replied no they had not. A highbred is going to be decided. Probably in September in their meeting at the met council, they will discuss between Maplewood and St. Paul what alternatives and features of each were liked. The consultant would then put together an alternative plan C with the best parts of each scenario. Board Member Olson asked if there were any comments that she could make as a potential customer in Maplewood regarding the Walgreens proposal and the changes with the Hillcrest Redevelopment Project? Secretary Ekstrand said he has some forms in his office that can be filled out and staff would welcome input from anybody. Board Member Olson stated she has a real problem with one of the plans of blocking off North St. Paul road and felt that would be a real mistake. The idea of pushing businesses forward towards the road and moving parking to the back of the buildings was done in North St. Paul and did a lot of damage to the companies there because of that. The idea of eliminating the parking in the front and forcing parking to the back, will make this a narrow, unfriendly corridor. She also felt putting the entrance of Walgreens at the corner of the building right on White Bear Avenue and having the parking in the back will make for a dangerous area for pedestrians or bike riders. Chairperson Ledvina commented he thinks it is very hard to make the transition from what exists currently to what is envisioned in the future 5-10-15 years down the road. Board Member Olson said she has grown up in this area and feels this is the wrong place to start pushing a new concept plan. She likes the proposed Walgreens site, and she dislikes the Calthorpe alternative. Community Design Review Board Minutes 8-28-2001 Chairperson Ledvina said his thought on how to make the transition is perhaps a compromise in the parking scenario. It is a matter of fitting a proposal to the area and perhaps this proposal does not fit in the area. Board Member Shankar commented he felt the plans lacked landscaping and he is not saying the building has to be pushed all the way to the front of the street, he is willing to compromise but would like to see a site plan with a few different scenarios with parking and landscaping. Chairperson Ledvina said, what is proposed is somewhat spartan for what he would expect for a redevelopment of this site. He would like to see some interesting architectural features put into this design, such as a pitched roof element and maybe a clock tower near the entrance. If proposals were in consideration of potential development of Walgreens at this site, he would like to see those types of elements incorporated into the proposal. Board Member Olson agreed she would like to see some height added to the building, adding some decorative elements, and perhaps reconfigure the entry and make it more side walk friendly. Maybe there are some things that could be done to make the plans more acceptable to everybody so the whole thing would not have to be thrown out. Chairperson Ledvina is also inclined to agree with the staff recommendation from a philosophical standpoint. Mr. Kohler said "this proposal is going to the city council". Board Member Shankar made a motion that the Community Design Review Board deny the following requests associated with Sempler Development proposal to develop a Walgreens at 1706 White Bear Avenue for the following reasons: The city council has endorsed and accepted the smart growth principles as illustrated in the Hillcrest Village Redevelopment Concept plans. These plans were developed by Calthorpe Associates from smart growth workshops held by the Metropolitan Council for the Hillcrest Village. The proposed store is in the Hillcrest Village Redevelopment Area. The objectives of the Smart Growth Redevelopment Concept are to create developments that encourage pedestrian-friendly and pedestrian-accessible projects, where the building is the prominent feature when viewed from the street, not the parking lot. o Semper Development's proposal to develop a Walgreens store at 1706 White Bear Avenue does not meet the above-mentioned smart growth principles for the following reasons: Community Design Review Board Minutes 8-28-2001 bo Co do fa VII. The proposed building location leads to an auto-oriented development in that it is setback from the White Bear Avenue right-of-way with parking situated toward the front of the store. This design does not reflect a pedestrian-friendly environment as envisioned in the Hillcrest Village Redevelopment Concept with buildings constructed closer to the street and parking situated toward the rear of the building. The building elevations lack human-scale architectural elements such as pillars, arcades, .awnings, and shop windows at eye-level. This design does not reflect the pedestrian-oriented town center concept envisioned in the Hillcrest Village Redevelopment Area. The landscape plan shows scattered landscape areas in an attempt to decorate the parking lot. This design does not contribute to the natural environment and to the community's sense of place as envisioned in the Hillcrest Village Redevelopment Area with features such as street trees with grates and landscaped plaza with seating and bicycle storage. The signage proposed includes a 25-foot-high freestanding sign. This design detracts from the pedestrian character envisioned in the Hillcrest Village Redevelopment Area. There are no unique hardships or circumstances that warrant approving the proposed 3-foot parking lot setback variance. The architectural features on the proposed design would need to be enhanced to improve the aesthetics of the site. (Added as an amendment by chairperson Ledvina.) The board would be willing to look at a compromised site plan where the building is moved closer to White Bear Avenue and should also incorporate some pedestrian-friendly features. (Added as an amendment by Board Member Shankar.) Chairperson Ledvina seconded the motion. Ayes - All The motion carried. Ms. Finwall said this item would go to the city council meeting on September 10, 2001. Visitor Presentations No visitors present. Community Design Review Board Minutes 8-28-2001 Board Presentations No board presentations. 14 IX. Staff Presentations ao Matt Ledvina is scheduled for the September 10, 2001 city council meeting as a representative for CDRB. bo Ananth Shankar is scheduled for the September 24, 2001 city council meeting as a representative for CDRB. Due to primary election night the September 11, 2001 CDRB meeting is cancelled and therefore will hold only meeting for the month of September. do Tom Ekstrand introduced an informational article called: An Introduction to Urban Design. ADJOURNMENT The meeting adjourned at 7:57 p.m. MEMORANOUM To: FROM: SUBJECT: pROJECT: LOCATION: DATE: City Manager Ken Roberts, Associate planner and Design conditional Use Permit Revision, conditional Use Permit Review Maptewood Toyota 2873 Highway 61 September 18, 2001 INTRODUCTION ct Description ---=acts for Maplewood Proje ~ ~. .... ,.. ~c nrooosing two p.[ui .,__~,,,,, d To ota · .,. ..... ,,,~r nf Ma lewooa ~uyu~;,~,,-~ ~,~to the existing ~v~p, .... o Y ~, .... McDaniets, u~ ~ .... ,7._~ ,~na three aau~u~, .... additions would be 3,~0 ~t~? ~ ~,~ nroiem ~nvo~w~ ~ ~ pages 12-14.) The an toyota. ~.= ..... "' (See the maps on building at 2873 Highway 61. square feet of showroom space, 1 ,l~.square-feet of sewice area and 375 square feet for employee lounge. Nt of the addi~ns would be one stow tall and would match the existing building. (See the site plan on page 14 and the elevations on page 1 The second proposal is to develop a new parking to,display area across the street from the dealemhiP on the noffhwest corner of Highway 61 and Beam Avenue. (See the maps on pages 14-17 and the applicant's leper on page 19.~ Requests Mr. McDaniels is requesting the following: use. Maplewood Toyota Shoreland Ordinance- They 1 A conditional use permit (,CUP) revision to expand a nonconforming · ordinance allows a maximum is a nonconforming use because they do not meet the current · the area covered by the · ite impervious surface t~s~ e built in 1981 are in the Kohlman Lake shoreland area. The shoreland impervious surface of 40% of the!rs .._ _,...~v exceeds 40 Yo because th Y buildings and paving. Maplewood toyota before the City adopted the shoreland ordinance. The proposed 375.square-foot addition on the northwest corner of the building would · rove a CUP to enlarge a nonconforming u.se. If increase the impervious surface area on this site from 69.2% to 69.5% (a 0.3% increase). · IlowS the City councd to app . he 375 feet that the tThheea~l~icCa~dt~ra(~vides additional green space on their site to replace t addition would cover, then the impervious surface matter would not need city approval· 2. A conditional use permit for the storage of motor vehicles on a property in the M-1 (,light manufacturing) zoning district. Mr. McDaniels is proposing to build a new vehicle sales/display lot for his dealership on the northwest comer of Highway 61 and Beam ction 36-151(,b)(4) of the city code requires a conditional use permit for the Avenue. ~e_c,,~r vehicles in this location, dealership storage o] ~ 3. Approval of project plans· This includes the proposed additions to the existing and the plans for the new salesJdisplay lot. The proposed additions would match the exterior materials and design of the existing attached Plans.) showroom. (See the Plans on pages 14-18 and the BACKGROUND Maplewood Toyota On January 18, 1979, the city COuncil approved a plan amendment, special use permit and project plans for the original Maplewood Toyota building. On January 9, 1995, the city COuncil approved a CUP and the plans for a 1,404 square-foot-add/t/on the north side of Maplewood Toyota. (This approval was subject to four Conditions.) on On January 22, 1996, the COuncil reviewed the only review the permit jfa problem arises. CUP for Map/ewood Toyota. The COuncil decided to Other ApProvals for Impervious-Surface Expansions On December 14, 1992, the City Council granted Maplewood Toyota a CUP to enlarge their parking lot. This expansion increased the impervious surface from 66% to 68.7%. The COde allowed a maximum of 40%. On October 10, 1994, the Council granted Lakeview Lutheran Church a CUP to enlarge their building. This addition increased the impervious surface from 38% to 40%. The Code allowed a maximum of 30% DISCUSSION . EXISTING DEALERSHIP . Building Additions The applicant is requesting approval to put three additions onto the existing Maplewood Toyota building. As I noted above, the additions would be 3,040 square feet of showroom space, 1,144- square-feet of service write-up area and 375 square feet for an employee lounge. All of the additions would be one story tall and would match the existing building. impervious Surface Area The Proposed staff lOUnge on the northwest COmer of the existing building is the only building addition that would increase the amount of impervious surface on the site. This addition would require the removal of a large spruce tree and grass area. This small addition, however, should have little if any effect on the site and on the storm water leaving the site. If the applicant provides additional green space on their site to rePlace the 375 feet that the addition would COVer, then this matter would not need city approval. Loading and Unloading Vehicles In the past, vehicle transport drivers have used Beam Avenue for unloading new vehicles. However, since the Completion of the new repair shop north of Beam Avenue, the transports have been unloading the vehicles in the new parking lot. I am not aware of any Complaints since Toyota built their northedy shop. DISCUSSION - PROPOSED PARKING/DISPLAY AREA Conditional Use Permit The intent of the code, which requires a CUP for land uses in the M-1 (light manufacturing) zoning district when they are closer than 350 feet to a residential district, is to give the city an opportunity to set conditions of operation and require additional buffering to protect homeowners. In this case, the nearest residential district near the proposed new vehicle lot is the west part of the project site with the existing house and detached garage. The nearest residential neighbors house (2898 Duluth Street) is about 200 feet from the proposed parking lot. The proposed plans show a large screening buffer of trees near the west property line of the project site. The code requires the screening to be at least six-feet-tall and 80 percent opaque. The proposed trees, along with the existing trees that will remain along the west property line of the site, would meet this requirement. The proposed parking lot will be compatible with the surrounding land uses. Maplewood Toyota has their main showroom and display lot to the south across Beam Avenue and their new repair and service facility to the north of the site. The parking/display area should not add much, if any, traffic to the streets in the area. The proposed facility will allow Maplewood Toyota to spread out their sales area and increase the number of vehicles they store on their property. They are not proposing to add any employees with this project but want to give themselves and their customers more room. As a land use, the proposed parking lot/display area would have less impact on the neighborhood than if a new office building or restaurant was constructed on the site. An advantage of this plan is that the proposed driveway connection to the existing service facility to the north of the site will allow for better traffic circulation. Maplewood Toyota now has to go east on Beam Avenue, then north on Highway 61 to Guldens and then make a U-tum south to get to their service facility. The proposed parking lot and driveway connection will allow Maplewood Toyota to move vehicles north and south between their facilities without having to go on Highway 61. This should be safer and also will lessen the number of vehicles that will be on Beam Avenue near Highway 61. The city council should consider methods like hours of operation, screening and light-glare control to protect these nearby residents from disturbances. Building Design The proposed site plan shows the location of a possible future building. The applicant is not sure, however, if he wants to construct a building on this site. The applicant should note that the code requires the building be at least 350 feet from the residential zoning district. As such, the applicant would have to move the building closer to Highway 61 if he chooses to construct it. In addition, any building design and site plan changes must be approved by the CDRB before the city could issue a building permit for it. Site Considerations The applicant should provide details when they apply for building permit approval including dimensions for all site-related elements (parking lots, drive aisles, green space, setbacks, buildings). Landscaping Staff has several issues with the proposed landscape plan (page 15). They are as follows: · First, it should be noted that the city code requires the applicant to install an in-ground irrigation system for all landscape areas. For this site, there should be an irrigation system in the landscape areas around all sides of the parking lot and for the on-site frontage along Beam Avenue and Highway 61. · The areas proposed for trees need to be expanded. The proposed landscape shows three areas of tree planting along the right-of-ways and a screening area near the west property line. This plan, however, leaves most of the street frontage with no new landscaping. The applicant should add several ornamental trees and shrubbery along the Highway 61 frontage between the proposed tree planting areas on the comers. · A second area with a similar concem is the site frontage along Beam Avenue. The proposed plan shows the applicant installing 3 Red Pines, 2 Sugar maples and 2 Blaze Maples in this area. It is important to have an attractive street scape here as well. It is important that the plan show a variety of materials to provide a more interesting appearance and some screening of the parking lot from Beam Avenue. To accomplish this, the plan could include shrubs, ornamental trees and planting beds with perennials, along with coniferous trees, along Beam Avenue. As such, staff recommends that the applicant change the plans for the landscape area between the westedy driveway and the highway to show the changes noted above. Site Lights The applicant should provide a lighting plan indicating the light spread and fixture design. The fixtures the contractor installs should have a design that hides the bulb and lens from view to avoid nuisances. The code requires that the applicant design and install site lights so they do not shine into any neighbors' windows or onto a public street. The lighting standards should not be more than 25 feet tall as proposed in the new outdoor lighting ordinance. City Engineer's Review Chuck Ahl, the City Engineer, is generally satisfied with the proposed plans. He is recommending, however, that the applicant not build the driveway nearest to Highway 61. Mr. Ahl is concerned that this driveway could cause traffic safety problems on Beam Avenue since it would be close to the highway. Mr. Ahl recommends that the applicant change the plans for the westerly driveway too so it is 30-36 feet in width to accommodate all the traffic from this site. Shoreland Ordinance This property is within the Kohlman Lake shoreland boundary area. The code allows up to 50 percent impervious-surface coverage, if the applicant provides an on-site method for reducing storm water flow or provides for the treatment of runoff. The applicant is proposing a NURP pond on the west end of the site to satisfy this requirement. To ensure that there will be enough land area to meet the 50 percent impervious-surface requirement, the applicant must combine the two properties to form one parcel for tax and identification purposes. RECOMMENDATIONS ko Adopt the resolution on pages 22-23. This reSolution approves a conditional use permit to expand a nonconforming use and for revisions to Maplewood Toyota at 2873 Highway 61. Approval is based on the findings required by the Code and subject to the following conditions: All construction shall follow the site plan approved by the City. The Director of Community Development may approve minor changes. The proposed construction must be substantially started within one year of Council approval or the permit shall end. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. Beam Avenue shall not be used for loading or unloading of vehicles. Adopt the resolution on pages 24-25. This resolution approves a conditional use permit for a motor vehicle sales and display lot on the northwest corner of Beam Avenue and Highway 61. Approval is based on the findings required by the Code and subject to the following conditions: All construction shall follow the site plan approved by the City. The Director of Community Development may approve minor changes. The proposed construction must be substantially started within one year of Council approval or the permit shall end. The Council may extend this deadline for one year. The City Council shall review this permit in one year. The location of the proposed building on this site is not approved. If the applicant wants to construct this building, it must be at least 350 feet from the residential property line and the plans must be approved by the city. This permit is subject to the property owner combining the two parcels for tax and identification purposes. The applicant shall record the paper work for this combination before the city issues any permits for construction for this project. Approve the plans (stamped August 22, 2001) for three building additions to Maplewood Toyota. This approval is based on the findings required by the city code. The approval shall be subject to the applicant or owner meeting the following conditions: 1. Repeat this review in two years if the City has not issued a building permit for this project. 2. Before the City issues a building permit, the applicant shall: Provide a plan for city staff approval for any roof-mounted equipment that may be added on top of the proposed additions. (code requirement) Provide a lighting plan for city staff approval for any additional exterior security lighting that may be needed. c. Submit the following for staff approval before the city issues a building permit: (1) Final parking lot, grading, drainage, utility and erosion control plans. These plans shall meet the requirements of the city code and the City Engineer. These shall include: (a) Showing all drive aisles at 24 feet in width. (b) Having handicap-parking spaces that meet the requirements of the ADA (Americans with Disabilities Act). (c) All customer and employee parking areas meeting city code standards. 3. Complete the following before occupying the additions: a. Restore and sod damaged boulevards. Paint all rooftop mechanical equipment to match the uppermost part of the building. The owner or contractor shall screen any new roof-mounted equipment that is visible to residential property. (code requirement) c. Stripe any new customer and visitor parking spaces at a width of 9 % feet and the employee vehicle parking spaces at a width of nine feet. d. Install fire protection and alarm systems as required by the fire marshal. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. c. The city receives an agreement that will allow the city to complete any unfinished work. o All work shall follow the approved plans. The Director of Community Development may approve minor changes. Approve the plans (stamped August 22, 2001) for a motor vehicle sales and display lot on the northwest corner of Beam Avenue and Highway 61. This approval shall be subject to the findings required by the Code and is subject to the following conditions: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. The applicant shall get a demolition permit from the city for the house at 2889 Highway 61. The applicant's engineer shall provide the city engineer with the drainage calculations and design cdteda for the proposed NURP pond. ao Before the city issues a grading permit, the applicant shall: Combine the two parcels for tax and identification purposes. The applicant shall record the paper work for this combination before the city approves the permits for this project. Revise the plans for staff approval as follows: (1) Forthe parking lot, show: (a) Paving of the new driveway to the house and garage at 1241 Beam Avenue with bituminous. (b) The elimination of the driveway nearest Highway 61 and revising the westerly driveway so that it is 30-36 feet wide. This driveway on Beam Avenue shall have an entrance lane, a left-turn exit lane and a straight exit. These lanes shall be marked with painted arrows on the pavement depicting the turning movement. (c) All drive aisles at 24 feet in width and all customer and employee parking areas meeting city code standards. The city will not regulate the width of parking spaces for the vehicle sales lot. However, the city will require striped spaces for the neat and orderly parking and storage of vehicles. Submit a photometric-lighting plan that meets the standards of the city lighting code for staff approval. This plan shall show: (1) The light spread and fixture design. The lens covering the bulb shall be concealed or aimed so not to cause a nuisance to drivers or to neighbors. (2) That the site lights will not exceed 25 feet in height. Make changes to the landscape plan for staff approval including: (1) Showing an in-ground irrigation system for all landscape areas. This shall include the landscape areas around all sides of the parking lot and for the boulevards along Beam Avenue and Highway 61. (2) Adding several ornamental trees and shrubbery along the Highway 61 frontage between the proposed tree planting areas on the comers. (3) Showing a variety of materials along Beam Avenue between the westerly driveway and the highway. This should include shrubs, ornamental trees and planting beds with perennials, along with coniferous trees, along Beam Avenue. (4) Showing that the screening on the west side of the proposed NURP pond will be at least six feet tall and at least 80 percent opaque. e. Get a building permit for the proposed retaining wall if any part of the wall is more than four feet tall. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. c. The city receives an agreement that will allow the city to complete any unfinished work. The future proposed building shown in the parking lot is not approved. If the applicant chooses to construct this building, they must submit the plans to the city for approval. All work shall follow the approved plans. The Director of Community Development may approve minor changes. CITIZENS' COMMENTS I surveyed the owners of the 19 properties within 350 feet of the site. Of the two replies, one was against and one had no objection. Against 1. See the letter from James Anderson on pages 20 and 21. Miscellaneous Comments 1. We have no objection to the project. (ABRA Auto Repair) Our greatest concern is the loss of mature trees on the west side of this lot. These trees have provided us a buffer between the residential area and the highway. Without this buffer, my property values may decease significantly. I also have concerns about having a parking lot on this property. It will decrease the esthetic qualities of this area. I personally would rather have a building on this property. A backyard view of a car lot may also decrease our property values. Another concern I have about the landscape plan is the introduction of the pond to the 1241 Beam Avenue lot. This will increase the mosquito population of this area, especially our property. This is a health concern for my toddler as well as other young children in this area. If these development plans are approved, I would like assurances that the berm of Black Hills Spruce are planted as indicated and as many mature trees are saved as possible on the west end of the lot and on 1241 Beam Avenue. Thank you for requesting our input. (Benson - 2898 Duluth Street) REFERENCE INFORMATION SITE DESCRIPTION Site size (south site): 3.94 acres Site size (north site): 2.61 acres Existing land use (south): Maplewood Toyota Existing land use (north): A single-dwelling owned by Maplewood Toyota SURROUNDING LAND USES North: South: West: East: Two houses and Toyota service center KSTP property with radio towers A vacant lot used as a holding pond and houses Highway 61 PLANNING Land Use Plan designation: M-1 (light manufacturing) Zoning: M-1 (light manufacturing) and F (farm residential) Ordinance Requirements: Section 25-70 of the city code requires that the CDRB make the following findings to approve plans: 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. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 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 aesthetical of good composition, materials, textures and colors. Section 36-17(e) allows the City Council to approve a CUP for the enlargement of a nonconforming use. Section 36-566(c)(1)(e) requires that properties in the Kohlman Lake Shoreland Boundary area have no more than 30% impervious surface area. This may be increased to 40% if the property owner provides an on-site method to reduce the storm water flow or to treat the runoff for water pollutants. Maplewood Toyota installed a water-treatment device at the south end of their site when they originally built. l0 Findings for CUP Approval Section 36-442(a) states that the city may approve a CUP, based on the nine standards in the resolution on pages 22-23. Application Date We received the applications for these requests on August 22, 2001. State law requires that the city take action within 60 days of receiving proposals. As such, City council action is required on these requests by October 21, 2001. p:sec4/toyota01.mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Proposed Landscape Plan 5. Proposed Utility Plan 6. Proposed Grading Plan 7. Proposed Building Elevations 8. Applicant's letter dated August 22, 2001 9. Letter from James Anderson dated September 7, 2001 10. Conditional Use Permit Revision Resolution 11. Conditional Use Permit Resolution 12. Plans stamped August 22, 2001 (separate attachment) Attachment 1 VADNAIS HEIGHTS B2 LOCATION 12 MAP Attachment 2 suMMtT CT. GULDEN'S (,,) bou cT. -,~- 2923 / / ,/ ~L , TOYOTA BUILDING / / 2911 / ./ 1190 I.~l ~C ('~o) 2889 BEAM AVENUE :)YOTA SITE 2873~. i ~ irc Attachment 3 ,~lJJiJ ~ iJJJJ F I J SITE PLAN 14 / / Attachment 4 Attachment 5 i t # / t / t ! ,.,.""~"~~~ J STEINER D~OPME~, ~C. / MAP~OOD TOYOTA - "'~"..--., .'~'"",..~' | .~ .wAY m ~ / ~, I ~ ~ ~ ~ ~ ~ WA~Th W ~: ~.. 2001 ~ UT~ PLAN S.U.I. PROJECT NO. 50172-067 SH/~ 2 OF ~ SHE~ Attachment 6 BEAM AVENUE ~.,~ ~"~"'~"' ~ '"F'~-~'~''' '/~~.o~ -- '~ ~~ ' / ~m ~A~ ~ S I J GRA~ D~INAGE & ER08~ ~__~~]~ WAY~T~. ......... ~ ~ CONTROL PLAN S.M.I. PR~E~ NO. 60172-067 SHE~ 1 OF Attachment 7 GWEST ELEVATION '~'~"'"'-----'"'~ J ~ TOYOTA ~ ' M.U'L~oo. I J QWEST LOUNGE ELEV. ELEVATION 08/22/01 13:32 FAX 9524737058 STEINER DEVELOPMENT INC. ~002/002 Steiner Development, Inc. 3610 County Road 101 Wayzata, MN 55391 (952)473-5650 Fax (952)473-7058 August 22, 2001 Attachment 8 RECEIVED AUG 2 2 2001 Tom Ekstrand Associate Planner City of Maplewood 1830 County Road B East Maphwood MN 55109 Re: Maplewood Toyota Conditional Use Permit Dear Tom: In conjunction with the Site Plan review process we are requesting a Conditional Use Permit for thc Maplewood Toyota Expansion Project. The site is zoned M-I Light Industrial, but due to residential within 350 feet a Conditional Use Permit is requffed. The surrounding residential area is separated to the west by wet lands south of Beam Ave and a 40,255 SF buffer lot north of Beam Ave. The buffer lot remains residential and is heavily landscaped in conjunction with being used as a NERP pond. The proposed expansion North of Beam Ave. is to be used as an auto storage area containing 55,576 SF of hard surface area which will store approximately 163 cars and have the ability to add a maxiraurn 4,800 SF future office/support Building. It was determined with staff that the proposed building does meet the City's comprehensive plan, it will not change the character of the surrounding area and the project should improve property values. Maplewood Toyota is expanding theix business by creating vehicle storage north of Beam Ave. which frees up enough space for 6,059 SF of expaasion to the existing Building. The expansion is 3,040 SF of Sales Area 1,144 SF of Service Area, 375 SF of Employee Lounge and approximately 1,500 SF of Mezzanine Storage Area. These uses are the same that is occupying the existing site and will not be hazardous, a nuisance, create excessive pollution or be unsightly. Site access is to be limited to the two existing cuzb cuts on the south side of Beara Ave. and relocation of the two existing curb cuts on the north side of Beam Ave. to align with the east access drive and allow'for the west buffer lot. The expansion should provide no or m/nimal traffic increase on local streets. The site plan indicates substantial new landscaping on the western buffer lot, which is also graded to preserve existing mature trees. The proposed project efficiently utilizes existing city services and does not create any additional public costs. We appreciate your cooperation on this matter. Sincerely, (.,~,'~Vice President 19 Attachment 9. September 7, 2001 Community Development Department City of Maplewood 1830 E County Road B Maplewood, MN 55109 Attn: Kenneth Roberts Dear Mr. Roberts, RE: Maplewood Toyota Additions I have lived in Maplewood my entire life and purchased my home at 2890 Duluth Street about four years ago. I enjoy living in Maplewood and the neighborhood I'm currently in. I have no problem with Maplewood Toyota as they currently exist. They were at that location before our housing development was built. I do have a problem with the current plans to expand and do away with the buffer zone that is between our housing development and highway 61. The trees that are currently there help with the noise from highway 61 during the summer months. It looks like they plan to do away with the residential driveway located at 1241 Beam Avenue and create access to that residential home through the newly designed parking lot. This new plan would also create excess from the dealership through the parking lot to their other buildings off of highway 61. This would create much more traffic and cars crossing Beam Avenue where traffic already backs up every day. This is my home and a place that I have spent a great deal of money and plan to stay for a long time. Please do not take away the current buffer zone that exists between my housing development and highway 61. I would also ask that you do not allow the driveway from the dealership to the other businesses along highway 61. Myself and others in the neighborhood, feel that this would create more traffic and congestion to that intersection. I always thought that house located 1241 Beam was zoned residential and would always help with that buffer zone. It looks like this current plan to expand takes away that residential home site by taking away access of the 20 driveway away and creating the only access through the commercial parking lot. It is my hope that something can be done to keep the buffer zone and that residential home located at 1241 Beam Avenue intact. Thanks for taking the time to read my letter and I will always be available by phone if you have any questions. I love living in Maplewood and the separation of business and Highway 61 bom our housing development is very important to us who live in my neighborhood. Sin ly ~"' / cere , / ? James R. Anderson 2890 Duluth Street Maplewood, MN 55109 Home (651) 483-8954 Work (651) 436-2790 21 Attachment 10 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Steve McDaniels, of Maplewood Toyota, applied for a conditional use permit to add onto an automobile showroom. WHEREAS, Section 36-566(c)(1)(e) of the City Code allows a maximum impervious surface area of 40% for this property. WHEREAS, this permit allows increasing the impervious surface area of the site from 69.2% to 69.5%, making the impervious surface area on the site 29.5% over that allowed by the code. WHEREAS, this permit applies to the property at 2873 Highway 61. The legal description is: Subject to widened STH 61/1, Lot 101 Gardena Addition to Ramsey County, MN. (PIN 04-29-22- 41-0006) WHEREAS, the history of this conditional use permit is as follows: On September 17, 2001, the Planning Commission recommended that the City Council this permit. On ,2001, the City Council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above-described conditional use permit, because: 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. 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 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 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. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The Director of Community Development may approve minor changes. 2. The proposed construction must be substantially started within one year of City Council approval or the Permit shall end. The council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. Beam Avenue shall not be used for loading or unloading. The Maplewood City Council approved this resolution on ,2001. 23 Attachment ll CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Steve McDaniels, of Maplewood Toyota, applied for a conditional use permit to construct a new vehicle sales/display lot for his dealership on the northwest corner of Highway 61 and Beam Avenue. WHEREAS, Section 36-151(b)(4) of the city code requires a conditional use permit for the storage of motor vehicles in this location. WHEREAS, this permit applies to the property at 2889 Highway 61. The legal description is: Subject to road and highway, part westerly of centerline of said highway of South 253 feet of the east 608.4 feet of the NE 1/4 of Section 4, Township 29, Range 22 (PIN 04-29-22-14-0003) WHEREAS, the history of this conditional use permit is as follows: On September 17, 2001, the Planning Commission recommended that the City Council this permit. On ,2001, the City Council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above-described conditional use permit, because: 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. 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 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 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. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 24 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The Director of Community Development may approve minor changes. 2. The proposed construction must be substantially started within one year of City Council approval or the permit shall end. The council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. The location of the proposed building on this site is not approved. If the applicant wants to construct this building, it must be at least 350 feet from the residential property line and the plans must be approved by the city. This permit is subject to the property owner combining the two parcels for tax and identification purposes. The applicant shall record the paper work for this combination before the city issues any permits for construction for this project. The Maplewood City Council approved this resolution on ,2001. 25 MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: City Manager Shann Finwall, Associate Planner Conditional Use Permit Salvation Army Lakewood Temple 2080 Woodlynn Avenue September 19, 2001 INTRODUCTION Project Description The Salvation Army is proposing to expand their building at 2080 Woodlynn Avenue in order to improve their adult day care services. The addition proposed is 3,457 square feet and will house an activity room, beauty shop, laundry facility, office, and storm shelter (see the maps on pages 7 through 11). Requests To construct this addition, the applicant is requesting that the city approve the following: 1. A conditional use permit to expand their adult day care center within residentially zoned land. 2. Design review. DISCUSSION Background On December 22, 1986, the city council approved two conditional use permits associated with the Salvation Army's church and adult day care center (see attached 12/22/86 city council minutes on pages 13 through 17). Adult Day Care The adult day care center caters to older adults with various health problems. The addition will enable the center to increase services for the existing clients, but is not intended to create space for additional clients. The Salvation Army is licensed through the State of Minnesota and Ramsey County for up to 50 adults. In 1986 during the initial CUP process, the city did not condition a maximum number of clients. However, since 1986 the Salvation Army has never serviced more than 38 clients, and do not propose more than 38 clients with the addition. The hours of the adult day care center are 8:30 a.m. to 4:30 p.m., Monday through Friday. There are currently four full-time and four part-time staff at the center. With the addition, three new staff members will be hired. Addition Design The one-story addition proposed is 3,457 square feet and will be located on the southwest corner of the existing building. The addition will be setback 87 feet from the adjacent south residential properties and 73 feet from the Ariel Street right-of-way. The addition will match the exterior materials of the existing building including burnished masonry with glazed masonry units. Parking All clients at the center are transported to and from the site. Therefore, parking for the center is only needed for the employees and guests. The church requires one parking stall per four seats. There are 225 seats within the church, for total required parking of 57 stalls. There are 86 existing parking stalls. Two of them are handicap accessible. The parking is more than adequate for the adult day care center as well as the church. Dumpster Enclosure The existing dumpster enclosure will be replaced with a larger enclosure constructed on the west side of the addition. The enclosure will match the exterior materials of the existing building and will be equipped with a 6-foot high cedar gate. Landscaping Eight birch trees will be displaced by the proposed addition. The birch trees will be relocated on the west and south side of the addition. No new landscaping is proposed for the site. Lighting One additional wall pack light is proposed for security above the dumpster enclosure. CONCLUSION The Salvation Army's adult day care center offers a valuable service to the citizens of Maplewood and surrounding communities. It is one of the few adult day care centers within the area that is housed outside of a nursing home, which is a more desirable environment for many older adults. Staff commends the Salvation Army on their attempts to improve their services at the center and feels that the expansion will prove a positive affect on the surrounding properties. COMMITTEE ACTIONS On September 17, 2001, the planning commission unanimously recommended approval of the Salvation Army's request for a conditional use permit to expand an adult day care facility within a residential zoning district. RECOMMENDATIONS Adopt the resolution on pages 18 and 19 approving a conditional use permit to expand the Salvation Army's adult day care center at 2080 Woodlynn Avenue. Approval is based on the findings required by ordinance and subject to the following conditions: Salvation Army 2 September 19, 2001 a. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. b. 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. Approve the plans date-stamped August 24, 2001, for the construction of an addition to the Salvation Army Lakewood Temple located at 2080 VVoodlynn Avenue. The owner shall do the following: a. Repeat this review in two years if the city' has not issued a building permit for this project. b. Submit grading, drainage, utility, and erosion control plans staff approval before the city issues a building permit. c. Complete the following before occupying the building: (1) Restore and sod damaged boulevards. (2) Relocate the six birch trees which were displaced because of the addition. The trees should be replanted on the west and south side of the addition. d. If any required work is not done, the city may allow temporary occupancy if: (1) The city determines that the work is not essential to the public health, safety or welfare. (2) The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. (3) The city receives an agreement that will allow the city to complete any unfinished work. e. All work shall follow the approved plans. The director of community development may approve minor changes. September. 19, 2001 Salvation Army 3 REFERENCE INFORMATION SITE DESCRIPTION Site Size: Existing Land Use: 151,586 square feet (3.5 acres) Church and Adult Day Care Center SURROUNDING LAND USES North: West: South: East: PLANNING Future Location of the Birch Glen Apartments (zoned PUD) and Vacant Land (zoned F) Plaza 3000 (Zoned SC) Single Family Homes (zoned R-2) Cottages of Maplewood (zoned PUD) Existing Land Use Plan: Church Existing Zoning: Farm (F) CRITERIA FOR APPROVAL Section 36-442(a) states that the city council may approve a CUP, based on nine standards. Refer to the findings in the resolution on pages 18 and 19. APPLICATION DATE We received the complete applications and plans for the Salvation Army's proposal on August 24, 2001. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by October 23, 2001. P:Sec2n/salvation Attachments: 2. 3. 4. 5. 6. 7. 8. 9. Location Map Property Line/Zoning Map Site Plan Landscape Plan Grading Plan Elevations Floor Plan Salvation Army Narrative Dated August 3, 2001 December 22, 1986, City Council Minutes Conditional Use Permit Resolution Plans (Separate Handout) Salvation Army 4 September 19, 2001 Attachment 1 Plaza 3000 W oodt,~ Salvation Army Lakewood Temple 2080 Woodlynn Ave. Avenue Cottages of Maplewood Lydia Avenue N Salvation Army Location Map ~C 329.~1 Attachment 2 WO PUD' -LO T A T ~(~) ~ 0~) 6°) ~ ('/4 PROPERTY LINE/ZONING MAP N Attachment 3 wOODLYNN AV~NU~ L. SITE PLAN 7 N Attachment 4 WOODLYNN AVENUE EXISTING BUILDING LANDSCAPE PLAN 8 N Attachment 5 V~:)O()L~tgqN AVE~ It // ', ~ \ GRADING PLAN Attachment 6 (~ WEST ELEVATION OEAST ELEVATION ELEVATIONS 10 FLOOR P ll Attachment 8 August 3, 2001 Proposed Addition to the Adult Day Care Center for the Salvation Army Lakewood Temple NARRATIVE The reasons for the expansion of our building is to improve our services that we offer to our clie~,ts. Our clients are older adults with various health problems and this expansion will enable us to improve sen, ices such as bathing, laundry, beauty shop, handicap bathrooms and offices. This will also provide additional programming area to relieve crowding and create a more pleasant environment. We also have incorporated a 320 Sq. Ft. storm shelter designed per FEMA specifications that will accommodate 40 to 50 people including those confined to wheel chairs. This amount would adequately handle the Da3, Care facility. This proposed addition of 3457 Sq. Ft. is only 11% of the existing 30,570 Sq. Ft. building and should not adversely affect the neighbors nor the community but in turn will enhance the lives of those that use it. The addition will match the exterior materials of burnished masonry and glazed masonry units and be of the same height as the south section at 14'-0". This addition is set back a distance of 78'-0"+ from the west property line and 85'-0"+ from the south property line. The addition shall be fire protected with an ex'tension of the existing fire suppression system. The main entry to this addition shall be through the existing south entry on the east side which will also receive a canopy like the north entry to help protect the clients during inclement weather. As the clients do not drive and we only anticipate two to three additional staff, there is no need to expand the parking as the parking was designed for Sunday services and is much greater than any needs for the Day Care facility. We proposed to relocate the eight trees on the site that are displaced by the proposed addition and continue with the plantings and flower beds as we currently have around the property. The exterior lighting is existing and we will add security lighting only to the west side at the new trash enclosure. The grading on the site is very minimal and is confined to 15'+ around the ness, addition and the east portion of the west driveway. Thank You. 12 ATTACHMENT 9 7:10 P.M., Plan. Amendment and Conditional Use Permit ':'Ariel and W6odlynn - Salvation Army (4 Votes on Plan Amendment) a. Mayor 'Greavu convened'the meeting for a public hearing regarding the request of Bossardt Christenson Corporation for approval of an amendment of the comprehensive plan from RM, medium density residential to C, church, and approval of a conditional use permit for a church and adult daycare in an F, farm residence district. b. Director of Community Deve!opment Olson'presented the Staff report. c. Commissioner Dave Whitcomb presented the Planning Commission recommendation. d. Mr. john Bossardt, Bossardt Christenson Corporation, spoke On behalf of the Salvation Army proposal. e. Mayor Walt Winters, Salvation Army spoke on behalf of the request. f. Mayor Greavu called for persons who wished to be heard for or against the- proposal. The following expressed their opinions: George Ros~bach, 1406 E. County Road C g. Mayor Greavu closed the public hearing. 12/22 13 h. Councilmember Bastian introduced the following resolution and moved its 9do~tion: (Plan Amendment) 86 - 12 - 214 WHEREAS, Bossardt Christenson Corporation initiated an amendment to the Maplewood Comprehensive Plan from RM, residential medium density to C, church for property located at the southeast corner of Woodlynn Avenue and Ariel Street. WHEREAS, the procedural history of this plan amendment is as follows: 1. The MapleW°od Planning Commission held a public hearing on December 15, 1986, to consider this plan amendment. Notice thereof was published and mailed pursuant to law. Ail persons present at said hearing were given an opportunity to be heard and present written statements. The Planning Commission recommended to the City Council that said plan amendment be ~Dproved. 2. The Maplewood City Council considered said plan amendment on Decem- ber 22, 1986. The Council considered reports and recommendations from the Planning Commission and City staff. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above-described plan amendment be approved on the basis of the following findings of fact: 1. Churches are typically located in residential districts. 2. Woodlynn Avenue is designated as a major collector street. This designation allows for higher volumes of traffic. Seconded by Councilmember Anderson. Ayes - all. i. Councilmember Bastian introduced the following resolution and moved its adoption: (Conditional Use Permit) 86 - 12 - 215 ~EREAS, Bossardt Christenson Corporation initiated a conditional use permit for a Salvation Army Church and adult day-care facility at the following-described property: ~Northwest 1/4 of the Northeast 1/4 the West 165 feet of the South 368 feet Section 2, Township 29, Range 22, and also that part of the North- west 1/4 of the Northeast 1/4 the West 527.26 feet of the East 263.63 feet of the South 320 feet lying south of Woodlynn and east of Ariel all in Section 2, Township 29, Range 22. This property is located at the southeasterly corner of Woodlynn Avenue and Ariel Street. o. WHEREAS, the procedural history of this conditional use permit is as follows:/ 14 12/22 1. This conditional use permit was initiated by Bossardt Christenson Corporation, pursuant to the Maplewood Code of Ordinances. J This conditional use permit was reviewed by the Maplewood Planning Commission on December 15, 1986. The Planning Commission recommended to the City Council that said permit be approved. The Maplewood City Council held a public hearing on December 22, 1986. Notice thereof was pub. lished and mailed pursuant to law. All .persons present at said hearing were given an opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City Staff and Planning Commission; NOW, THEREFORE, BE IT' RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above-described conditional use permit be approved on the basis of the following findings-of-fact: 1. The use is in conformity with the City's comprehensive plan and with the purpose and standards of this chapter. 2. The establishment or maintenance of the use would not be detrimental to the public health, safety or general welfare. ' 3. The use would be located, designed, maintained and operated to be compatible with the character of that zoning district. The use would not depreciate property values. The use would not be hazardous, detrimental or disturbing to present and potential surrounding land uses, due to the noises, glare, smoke, dust, odor, fumes, water pollution, water run-off, vibration, general unsightliness, electrical interference or other nuisances. The use would generate only minimal vehicular traffic on local streets and shall not create traffic congestion, unsafe access or parking needs that will cause undue burden to the area properties. 7. The use would be serviced by essential public services, such as streets, police, fire protection, utilities, schools and Parks. The use would not create excessive additional requirements at public cost for public facilities and services; and would not be detrimental to the welfare of the City. '9. The use would preserve and incorporate the site's natural and scenic features into the development design. 10. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. Adherence to the site plan, dated October 28, 1986, unless a change is approved by the City's Community Design Review Board. e Installation of an adequate landscaping screen along the east and south sides of the parking lot to satisfy the screening-criteria required by code. 15 12/22 Seconded by Councilmember Anderson. Ayes - all. j. Councilmember Bastian moved approval of the site plan dated 10-28-86 for the Salvation Army Church and adult day-care facility, subject to the following conditions: 1. Approval of a land use plan amendment and' conditional use permit by the City Council. 2. Approval of plans by the Community Design Review Board does not constitute approval of a building permit. Any outdoor trash dumpsters shall be stored in screening enclosures with a 100% opaque wooden gate and shall be a color and material compatible with the building. Enclosures shall be protected by concrete-filled steel posts, or the equivalent, anchored in the ground at the front corners of the structure. If the enclosure is masonry, the protective posts may be omitted. e Any exterior building or roof-top equipment shall be decoratively screened and hidden from view. The screening material is subject to Staff approval. a. If any of the structures are damaged, they shall be repaired as soon as possible but in no event longer than 90 days. Se An erosion control plan, acceptable to the City Engineer, shall be submitted prior to the issuance of a building permit for erosion control during construction. Parking areas shall be striped and all bituminous areas shall have continuous concrete curbing. Parking lots shall be kept in a con- tinual state of repair. · 7. If construction has not begun within two years of approval, board review shall be repeated. Site security lighting shall be provided and shall be directed or shielded so not to cause any undue glare onto adjacent properties or roadways. 9. If any adjacent property is disturbed or property irons removed due · to construction of the site, that property shall be restored and irons replaced by the applicant. 10. Grading, drainage and utility plans shall be subject to the City Engineer's approval. 11. The applicant shall provide a monetary guarantee, in a form accept- able to Staff, in the amount of 150% of the estimated cost of any site improvements%hat .are~ n~t ~comp~ete.d by occupancy, 12/22 /12.~ This approval is for the' Site plan only, A landscaping plan and '~_3. building elevations must stall be approved. 13. Landscaping and screening shall be required on the east and south sides of the parking lot to prevent headlight glare and to provide a buffer, Screening shall be done in accordance with City ordi- nance and will provide a buffer consisting of a berm on the east and south property lines and as far as the berm, the C.D.R.B. will specify the actual height and screen plantings on the berm. 14. Stop signs shall be provided at all exits.: 15, Sidewalks shall be installed on Ariel and on Woodlynn up to the parking lot, Seconded by Councilmember Anderson. Ayes - all. ATTACHMENT 10 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, the Salvation Army Lakewood Temple applied for a conditional use permit for the expansion of their church and adult day care center within residentially zoned property; WHEREAS, this permit applies to property located at 2080 Woodlynn Avenue. The legal description is: NW % of the NE % of the W 165 feet of the S 368 feet of Section 2, Township 29, Range 22, and also that part of NVV % of the NE % of the W 527.26 feet of the E 263.63 feet of the S 320 feet lying south of VVoodlynn and E of Ariel all in Section 2, Township 23, Range 22. (Property Identification Number: 02-29-22-12-0043) WHEREAS, the history of this conditional use permit is as follows: On September 17, 2001, the planning commission recommended that the city council approve this permit. On , the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approves the above-described conditional use permit based on the building and site plans. The city approved this permit because: 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. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water runoff, vibration, general unsightliness, electrical interference or other nuisances. o 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. 18 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. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community 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. The Maplewood City Council adopted this resolution on ,2001. 19 MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: City Manager Shann Finwall, Associate Planner Conditional Use Permit Sinclair Oil Corporation 2158 Rice Street September 19, 2001 INTRODUCTION Project Description Sinclair is proposing to remove their existing overhead fuel canopy and fuel islands at 2158 Rice Street and construct a new, larger canopy and fuel islands in the same location. The canopy will cover 2,700 square feet and replace an existing 1,850-square-foot canopy. The six existing fuel pumps will be replaced with four new pumps. These fuel pumps will have two vehicle fueling stations each, for a total of eight, and will allow for payment at the pump. Requests The applicant is requesting that the city approve the following: 1. A conditional use permit to operate a motor fuel station within the business commercial, BC, zoning district. 2. A conditional use permit to reconstruct a fuel canopy with an existing nonconforming setback. 3. Design review. DISCUSSION Existing Business Sinclair fuel station was constructed in 1966. The building is 1,196 square feet and houses a small convenience store with a cashier counter. No automotive service or repair is done or proposed from the site. Sinclair was constructed before the city's requirement that a conditional use permit be obtained for motor fuel stations within business commercial zoning districts. Because of the expansion of their facility, a conditional use permit for the motor fuel station is required. Canopy Design Overhead canopies within a motor fuel station are required to be set back at least 15 feet from the street right-of-way. $inclair's existing canopy is set back three and one-half feet from the Rice Street right-of-way. Because of limited space between the existing building and the street, the new canopy is proposed to be set back five and one-half feet from the fight-of-way, which is nine and one-half feet closer than code allows. The city council may allow the replacement of one nonconforming structure with another, as is the case here, if determined to be of the same or more restrictive nature as the original nonconforming structure. Therefore, a second conditional use permit is required for the expansion of the nonconforming canopy. The existing canopy is 37 feet wide by 51 feet deep, and is approximately 14 feet high. The new canopy will be 54 feet wide by 50 feet deep, and will be 19 feet high. The new canopy will be two feet higher than the building. Four round steel columns will support the canopy. The columns will be painted white to match the underside of the canopy. The canopy fascia will extend to the canopy deck, exposing the underside of the canopy and recessed lights. The fascia itself will be nonilluminated, but signage proposed for the canopy will be illuminated. This proposal does not include signage, which will require a separate sign permit and must comply with the city's sign ordinance. The canopy deck will house 16 recessed lights that are 320 watts each. The lighting is a particular concern due to the fact that there are residential properties to the west of Sinclair's fuel station, across the street in Roseville. The city's lighting ordinance states that canopy lighting must not produce glare to adjacent residential properties, must not exceed 0.4-foot candles at the property line adjacent residential property, must be flush-mount type fixtures, and must not drop beneath the bottom of the canopy. To verify this, a photometric lighting plan must be approved by the city prior to issuance of a building permit. Hours of Operation The city code states that no motor fuel stations within 350 feet of a residential lot line shall be operated between the hours of 11 p.m. and 6 a.m. Sinclair's existing and proposed hours of operation are from 6 a.m. to 10 p.m. With the new style of fuel pumps that allow payment at the pump, many fuel stations have been allowing 24-hour, pay-at-the-pump fueling. Because Sinclair is adjacent residential properties to the west in Roseville, a condition should be placed on Sinclair's conditional use permit that the fuel station, including pay-at-the-pump fueling, is not allowed from the hours of 11 p.m. and 6 a.m. Driveway Access There are three existing driveway accesses into the Sinclair fuel station. Two of the driveways are on Rice Street and one of the driveways is on County Road B. City code specifies that driveways must be set back at least 30 feet from intersecting right-of-ways. Sinclair's northerly driveway on Rice Street is 18 feet from the intersecting right-of-ways. Dan Solar of Ramsey County Public Works reviewed Sinclair's proposal and states that the northern access on Rice Street is located very close to the signalized intersection and causes operational problems during peak hours. For this reason, Mr. Solar and Chuck Ahl, city engineer, agree the northern- most access on Rice Street should be closed. Larry Feldsien, Sinclair representative, states that access in and out of the fuel station can be maintained with two driveways and have agreed to close the most northerly driveway. The ddveway on County Road B is 22 feet from the intersecting right-of-ways. At the September 17, 2001, planning commission meeting, Commissioner Rossbach questioned why staff and the county engineer did not require that the County Road B driveway be relocated eight feet to the east to meet the required 30-foot setback. On review with the county engineer, it was determined that relocation of the driveway further to the east may hinder the flow of traffic into the site as the cars would now be directed toward the building rather than the fuel islands. Sinclair 2 September 19, 2001 In addition, since all of the expansion and remodeling is being conducted along Rice Street, staff felt that requiring the removal of one of the Rice Street driveways seemed warranted. Parking City code requires a motor fuel station to have at least four parking stalls, plus one stall per fuel pump. The parking stalls in front of the fuel pumps count toward the overall parking requirement. Therefore, in addition to the eight parking areas in front of each fuel station, Sinclair is also required to have four parking stalls. There is ample room on the site for four parking stalls, but currently the parking stalls are not striped on the pavement. With the expansion of the station, at least four parking stalls should be striped on the pavement, to include at least one handicap-accessible parking stall. Pavement Setback City code requires that paved areas be set back 15 feet from street right-of-ways. Sinclair's existing pavement has no setback along County Road B and only a three-foot setback along Rice Street. Widening the green space in these areas is not possible because the canopy will come within five and one-half feet of the Rice Street right-of-way and adequate room for driveway access and parking stalls must be maintained on the north side of the building, adjacent County Road B. Therefore, the pavement setbacks are proposed to remain the same as existing. Landscaping The existing landscaping is well maintained, but sparse. Because the canopy comes within five and one-half feet of the Rice Street right-of-way, additional landscaping along the front of the property should be installed to help soften and mitigate the negative impacts of the structure. To accomplish the softening of the canopy, staff had initially recommended to the applicant that the columns on the canopy be constructed of a more aesthetically appealing material such as brick. The applicant was not receptive to this recommendation, as similar type columns at other Sinclair fuel stations have created maintenance problems. Also, because of the exterior materials of the existing building (stucco and stone), brick columns would not be compatible. As an alternative, staff recommends a decorative wrought iron fence with stone columns to match the building. The fence would be constructed on the green space in front of the store. The fence would tie into a landscaped area with Iow maintenance perennial plants and shrubs that extend from the south of the Rice Street driveway to the north driveway on County Road B. This type of decorative fencing and landscaping was recently installed in two of the city's new Super America fuel stations located on White Bear Avenue and Century Avenue. Super America's fencing, however, has brick columns to match their building. Other areas of additional landscaping should include perennial plants and shrubs around the base of the two freestanding signs and on the southwest corner of the lot (location of Dino the Dinosaur). Maintenance The site is clean and well maintained for the most part. However, three areas of concern should be addressed. First, there is a tall freestanding sign located on the northeast corner of the site. The paint on the pole of this sign is chipped and in need of repainting. Second, the trash Sinclair 3 September 19, 2001 enclosure does not have a closable gate and the dumpster is visible. Third, the mechanical equipment located in the back of the building is visible from the street. The repair and maintenance of these items should be complete prior to the building department's final inspection of the canopy. CONCLUSION Due to the building's existing setback to Rice Street of 64 feet, and the need for traffic access to and from the fuel pumps, the new canopy could not be set back further than the proposed five and one-half feet from the right-of-way. As stated above, the city council may approve the replacement of one nonconforming structure for another if it is deemed that the new structure will be the same or more restrictive in nature. Staff feels that this is the case, due to the fact that the new canopy will be set back an additional two feet from the Rice Street right-of-way. Also, the additional landscaping and improvements will enhance the site. COMMITTEE ACTIONS On September 17, 2001, the planning commission unanimously recommended approval of Sinclair fuel station's request for two conditional use permit including operating a motor fuel station within the Business Commercial Zoning District and reconstructing a fuel canopy with an existing nonconforming setback. RECOMMENDATIONS Adopt the resolution on pages 16 and 17 approving a conditional use permit to operate a motor fuel station within the business commercial, BC, zoning district and to reconstruct a canopy with an existing nonconforming setback for the Sinclair fuel station located at 2158 Rice Street. Approval is based on the findings required by ordinance and subject to the following conditions: The fuel station's hours of operation, including pay-at-the-pump fueling, are limited to 6 a.m. to 11 p.m. The applicant shall comply with all requirements of the Minnesota Pollution Control Agency regarding fuel tanks, fuel spillage, monitoring wells, any contaminated soil, etc. Co All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 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. e. The city council shall review this permit in one year. Approve the plans date-stamped August 21, 2001, for the construction of a new canopy and fuel islands for the Sinclair fuel station at 2158 Rice Street. The owner shall do the following: Sinclair ao Repeat this review in two years if the city has not issued a building permit for this project. 4 September 19, 2001 b. Submit the following for staff approval before the city issues a building permit: (1) A revised site plan showing: (a) Removal of the most-northerly ddveway on Rice Street. (b) At least four parking stalls, of which one must be handicap accessible. The handicap accessible stall must meet the Americans with Disability Act (ADA) requirements. (2) A landscape plan showing: (a) A three to four foot high decorative wrought iron fence with stone columns to match the building. The fence will extend from the south driveway on Rice Street to the north driveway on County Road B. (b) A landscaped area in front of the fence to include Iow maintenance perennial plants and shrubs. In addition to city staff approval, the Ramsey County Public Works Department must also approve any landscaping installed within the right-of-way. (c) Perennial plants and shrubs around the base of the two freestanding signs and on the southwest comer of the lot (location of Dino the Dinosaur). (d) In-ground sprinkler for all landscaped areas. If the installation of a sprinkler system is not feasible because of existing pavement, the applicant must submit written agreement to hand water all landscaping. (e) All planting beds must be edged and mulched. (3) Revised canopy elevations showing that the lights beneath the canopy are flush mount. The lenses of the lights must not drop below the canopy. (4) A photometric plan showing that the site lighting does not exceed 0.4 foot candles at the west property line. (5) Plans for a trash enclosure gate that is 100 percent opaque and extends to the ground. The gate shall be compatible with the existing 6-foot-high wood fence. (6) Plans for the screening of the mechanical equipment located on the west side of the building. Complete the following before occupying the building: (1) Restore and sod damaged boulevards. Sinclair 5 September 19, 2001 so (2) Install stop signs at both exits and a handicap-parking sign for the handicap-parking space. (3) Repaint the sign pole on the freestanding sign located on the northeast corner of the site. (4) Install the approved trash enclosure gate. If any required work is not done, the city may allow temporary occupancy if: (1) The city determines that the work is not essential to the public health, safety or welfare. (2) The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1, 2002. (3) The city receives an agreement that will allow the city to complete any unfinished work. This approval does not include the signs. All proposed signs require a separate sign permit and must comply with the city's sign ordinance. All work shall follow the approved plans. The director of community development may approve minor changes. Sinclair 6 September 19, 2001 REFERENCE INFORMATION SITE DESCRIPTION Site Size: Existing Land Use: 35,826 square feet (0.8 acres) Motor Fuel Station SURROUNDING LAND USES North: West: South: East: Highway 36 in Little Canada Single Family Homes in Roseville Cub Foods Parking Lot (zoned BC) Cub Foods Store (zoned BC) PLANNING Existing Land Use Plan: Existing Zoning: Business Commercial (BC) Business Commercial (BC) CRITERIA FOR APPROVAL Section 36-442(a) states that the city council may approve a CUP, based on nine standards. Refer to the findings in the resolution on pages 16 and 17. APPLICATION DATE We received the complete applications and plans for Sinclair's proposal on August 21, 2001. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by October 20, 2001. P:Sec3/sinclair Attachments: 2. 3. 4. 5. 6. 7. 8. 9. Location Map Zoning Map Demolition Plan Site Plan Paving Plan Elevations Lighting Plan Sinclair Oil Corporation Letter Dated August 20, 2001 Conditional Use Permit Resolution Sinclair 7 September 19, 2001 Attachment 1 Little Canada Sinclair County Road B _~hro~ed~er M Sandy Lake N Sinclair Location Map Attachment 2 Little Canada Sinclair County Road B ~ E [BCZonin~//f// I SandyLake N Zoning Districts Business Commercial Single Dwelling Residential Farm Sinclair Zoning District Attachment 3 DEMOLITION PI_A~ 10 Attachment 4 COUNTY ROAD "B" ASPHALT SITE PLAN 11 N PAVEMENT KEY Attachment 5 ~ L Ol~O ,O, t ° It ° / ASPHALT BUILDING ASPHALT PAVING PLAN 12 N Attachment 6 ELEVATION NOTE: CANOPYELEVATION ~'~ ELEVATION CANOPY ELEVATION ELEVATIONS 13 N Attachment 7 SINCLAIR NOTE: SINCLAIR SIGN DETAIL LIGHTINGs4 PLAN i _,1 ' .august 20, 2001 Attachment 8 City of Maplewood City Hall 1830 County Road "B" East Maplewood, MN. 55109 Conditional Use Permit 2158 Rice Street Maplewood, MN Sinclair Oil Corporation is proposing to remove the existing canopy and existing dispensers and construct a new canopy with new dispensers at the existing Sinclair location at 2158 North Rice Street, Maplewood, MN. The new canopy will be rectangular in shape, supported on four columns, and cover four new dispensers. The dispensers will have credit card readers allowing "Payment at the Pump". The new dispensers will be placed along the identical alignment of the existing islands. The dispensers will be placed at a greater spacing which will require a larger canopy. However, it will allow us to provide more comfortable and safer service to our customers. We are requesting a Conditional Use Permit to continue to operate the convenience store with gas service as we have operated for the past many years. To our knowledge the property is zoned for this use. The proposed project does not change any of the dimensions of the paved areas or the dimensions of the store. The character of the site will remain unchanged, preserving the natural features that now exist. It is our opinion that the new canopy and dispensers will not change the neighborhood with respect to planned character, property values, etc. This project will not require any additional public services of facilities and will not change the existing environment. We thank you for your review of our site and request approval of a conditional use permit. If there are any questions, please call me at 952 736 1100. Sincerely, Larry Feldsien Engineer SINCLAIR OIL CORPORATION 15 6602 PORTLAND AVENUE SOUTH * RICHFIELD, MINNESOTA 55423 612/869-2436 ATTACHMENT 9 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Sinclair Oil Corporation applied for conditional use permits to include the operation of a motor fuel station within the BC, Business Commercial zoning district, and to reconstruct a canopy with an existing nonconforming setback; WHEREAS, this permit applies to property located at 2158 Rice Street. The legal description is: The North One Hundred Sixty feet (160') of Tract "A," Registered Land Survey Number 10 on file in the office of the Registrar of Titles within and for said County, and the South One- Half of County Road B extended and the East One-Half of Rice Street extended, adjoining the above described portion of Tract "A," Registered Land Survey Number 10, on file in the office of the Registrar of Titles. WHEREAS, the history of this conditional use permit is as follows: On September 17, 2001, the planning commission recommended that the city council approve this permit. On , the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approved the above-described conditional use permit based on the building and site plans. The city approved this permit because: 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. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water runoff, vibration, general unsightliness, electrical interference or other nuisances. o 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. 16 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. Approval is subject to the following conditions: 1. The fuel station's hours of operation, including pay-at-the-pump fueling, is limited to 6 a.m. toll p.m. 2. The applicant shall comply with all requirements of the Minnesota Pollution Control Agency regarding fuel tanks, fuel spillage, monitoring wells, any contaminated soil, etc. 3. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 4. 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. 5. The city council shall review this permit in one year. The Maplewood City Council adopted this resolution on ,2001. 17