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HomeMy WebLinkAbout10/08/2002BOOK AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD October 8, 2002 6:00 P.M. Maplewood City Hall Council Chambers 1830 County Road B East 10. Call to Order Roll Call . Approval of Agenda Approval of the August 27, 2002 Minutes Unfinished Business: · Design Review: a. Jiffy Lube - Maplewood Mall Ring Road (Old Pizza Hut Site) b. Quality Restoration - 1160 Frost Avenue c. Maplewood Imports - Gervais Avenue, West of English Street Visitor Presentations Board Presentations: a. Sustainable Building Design (Chair Ledvina) Staff Presentations: a. Schedule the Cable Casting of the Community Design Review Board Meetings b. Hillcrest Village Redevelopment Area c. Community Design Review Board Representation for the October 28, 2002 City Council Meeting Adjourn 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. 1. The chairperson of the meeting will announce the item to be reviewed. 2. 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. 3. 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 DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, AUGUST 27, 2002 I. CALL TO ORDER Chairperson Ledvina called the meeting to order at 6:00 p.m. I1. ROLL CALL Matt Ledvina Craig Jorgenson Diana Longrie-Kline Linda Olson Ananth Shankar Present Absent Present at 6:07 p.m. Present Present Staff Present: Shann Finwall, Associate Planner Lisa Kroll, Recording Secretary 111~. APPROVALOF AGENDA Board member Olson moved to approve the agenda. Board member Shankar seconded. . The motion passed. tV. APPROVAL OF MINUTES Ayes - Ledvina, Olson, Shankar Approval of the CDRB minutes for August 13, 2002. Board member Olson had a correction on page 4, the third paragraph from the bottom. Delete the word of at the end of the sentence. Board member Shankar moved approval of the minutes as amended for August 13, 2002. Board member Olson seconded. Ayes---Ledvina, Olson, Shankar The motion passed. Community Design Review Board Minutes 8-27-2002 V. UNFINISHED BUSINESS a. Hillcrest Animal Hospital Landscape Plan - 1320 County Road D East Ms. Finwall said the contractor has completed the retaining wall and final grade for the project. The building is currently under construction. The retaining wall appears to be 12 feet high at its highest point. Ms. Finwall said the three existing oak trees help to soften the appearance of the wall from Highway 61. To further soften its appearance, the applicant is proposing to plant five 6-foot-high Colorado green spruce and two 21,~ caliper inch deborah maple trees. Because there is an additional downward slope from the retaining wall to the property line, and the intent of the landscaping is to visually soften the look of the large wall, staff recommends that the Colorado green spruce be increased in height from six feet to eight feet. Ms. Finwall said to help screen the dog run on the north side of the building from County Road D, the applicant is proposing three 6-foot-high balsam fir trees and eight lilac bushes. City code requires that the applicant screen the parking lot from the home to the west by a 6-foot-high, 80 percent opaque screen. The applicant can accomplish this by berming, fencing, plantings, or a combination of these. The applicant is proposing two alternatives to accomplish the required screening. Both alternatives include five river birch trees and seven 6-foot-high blue spruce. The first alternative clumps the spruce trees together on the southwest side of the site with the birch trees planted along the driveway. The second alternative places the spruce trees along the west property line and the birch along the driveway. Staff recommends the second alternative because it creates more screening along the west property line. Ms. Finwall said the applicant is not proposing any changes to the originally submitted building foundation landscape plan. This landscaping includes 53 shrubs of two varieties including spiraea little princess and dwarf Korean lilac. Chairperson Ledvina asked staff if the retaining wall as constructed is different than what was proposed. Board member Olson said she thought the retaining wall seemed smaller than what was proposed. Ms. Finwall said she can't be certain but she thinks it was built to the original plans. Board member Longrie-Kline wondered why staff chose plan B over plan A as a screening alternative on the west property line. Ms. Longrie-Kline said she preferred plan A because the blue spruce would provide more screening year round. The river birch trees will drop their leaves and won't screen the headlights in the winter months when it gets dark earlier. Community Design Review Board Minutes 8-27-2002 Ms. Finwall said plan B offered the required screening from the drive aisle to the residential property to the west. The contractor felt that plan A and the clumping of those trees may help screen the headlights from the parking lot. Dr. Jennifer Bouthilet, 1320 East County Road D, Hillcrest Animal Hospital addressed the board. Dr. Bouthilet said the bioretention area that is marked on the plans. The bioretention area is to filter the water on the site that drains off the parking lot. River birch trees were proposed there because those trees prefer wet soil. The reason there are two plans is because the architect wanted to form a barrier to the homes by clumping the trees together. Chairperson Ledvina asked Dr. Bouthilet if the retaining wall was built as designed. Dr. Bouthilet said she believes the builders made a slight change to the curvature of the southeast side because it was too sharp of a corner. Board member Olson asked Dr. Bouthilet if the retaining wall was built smaller than what was approved. Dr. Bouthilet said she assumes it was built as specified, otherwise the contractor probablY would have asked for more money. She recalls in the documentation a requirement for an in,ground sprinkler system. They are going to have outside spigots on the building and she wonders if she can appeal the in-ground sprinkler system so she could hand water. Ms. FinwalL,said city .code .requires all new construction tO have in-ground irrigation installed, AII~ landscaped areas would require sprinkler systems.. She understands however, that it would be difficult to do irrigation below the retaining wall. Dr, Bouthilet said it would be difficult to have irrigation by the bioretention area. Ms: Finwall said in the past the city has waived the requirement for in-ground irrigation if the applicant signs an agreement that they will hand water. The property owner is required to replace any landscaping that dies. That is something the board could address. Chairperson Ledvina asked Dr. Bouthilet if she is requesting that no irrigation system be installed. Dr. Bouthilet said the areas that would make sense to have an irrigation system would be in front of the building. She would however, prefer to hand water those areas because she does not want water to spray on the stucco building. The other aspect is financial. She said she was not expecting to put in the bioretention area and the bids have come in for $16,000 to $18,000. This was after the bank loan was approved and now she is looking for places she can cut back financially. Chairperson Ledvina asked staff if that seemed reasonable. He asked staff if this was a rainwater garden or a bioretention area and what was the difference between them. Community Design Review Board Minutes 8-27-2002 4 Dr. Bouthilet said it is a bioretention area. The bioretention area will be dug down 4 feet and lined with rock, a drain tile pipe installed, then a mixture of top soil and compost is added and covered with three inches of mulch and any required plantings. It is to collect water on site before it goes into the storm sewer. Chairperson Ledvina asked staff if a bioretention area was used in lieu of a storm water pond. · Ms. Finwall said it is common practice in the City of Maplewood to follow these practices as directed by the Metropolitan Council best management practices for water runoff. With that the city does not require irrigation within the bioretention area. She said most commercial buildings do not have outside spigots on the building. Board member Olson said she understood a rainwater garden was originally presented with this proposal, not a bioretention area. She asked Dr. Bouthilet if she intended to use a soaker hose to water the areas. Dr. Bouthilet said yes that is what she had intended to do. Ms. Finwall said there should also be a condition added that the landscaping in the bioretention area be submitted for approval as well. She said it's normally an engineering requirement but it would be good to address that condition here as well. Chairperson Ledvina said he prefers plan A. Board member Longrie-Kline said she prefers plan A. Board member Shankar said because the trees are going to be removed he prefers plan A, and Board member Olson said she could approve either plan. Board member Olson said she noticed a photometric plan incorporated in the landscaping plan. She asked Dr, Bouthilet if she is proposing three freestanding light fixtures in the parking lot. Dr. Bouthilet said if that is what is on the photometric plan then that is what is proposed. She could not remember off the top of her head. Board member Longrie-Kline moved to approve the retaining wall and dog run landscape plan date-stamped August 21, 2002; the residential screening landscape plan A date- stamped August 21, 2002; including the bioretention area as shown and the building foundation landscape plan date-stamped February 12, 2002, for the Hillcrest Animal Hospital at 1320 County Road D with the following condition: Submit a revised retaining wall landscape plan for city staff approval that shows five, 8-foot-high Colorado green spruce instead of the proposed 6-foot-high trees. In addition Ms. Longrie-Kline recommended to waive the irrigation system, provided the applicant signs the necessary agreements to keep the plantings watered and replace any plantings that may die. (Changes are in bold.) Community Design Review Board Minutes 8-27-2002 Board member Olson seconded. Ayes - Ledvina, Longrie-Kline, Olson, Shankar Chairperson Ledvina made a friendly amendment that the applicant submit a landscaping plan for the bioretention area for approval. The motion passed. VI. DESIGN REVIEW a. Hillcrest Village Design Standards Ms. Finwall said on August 13, 2002, the Community Design Review Board (CDRB) recommended approval of the Hillcrest Village Redevelopment Plan. The CDRB also requested that the city council enable the CDRB to provide input into the architectural and site design standards for the plan. The city council has yet to formally review and adopt the Hillcrest Village Redevelopment Plan. Staff hopes to bring the plan to the city council in the near future. Ms. Finwall said in order to ensure that the city implements design standards for Hillcrest Village by November 13, 2002, staff proposes discussing the item with the CDRB during a series.of meetings in order to receive comment and guidance on the.creation of a new ordinance. The new ordinance will then be presented to the city council before November: 13,. 2002, .deadline for their approval. Ms. Finwall said the city could implement several different tools to create design standards-for Hiilcrest Village. One tool is the creation of an overlay district. An overlay district would be imposed on top of the existing zoning districts. Development of properties within the overlay district must comply with all regulations of the base district in which it was originally ~located plus the overlay district. A second alternative, which is being recgmmended by staff, is the implementation of a new zoning district. Staff recommends that the CDRB review all information included with this staff report and offer recommendations on the implementation of the new Mixed Use Zoning District. Ms. Finwall asked the chair if he thought it would be appropriate to bring some of these issues to the planning commission first to address some of the land issues before coming back to the CDRB. Chairperson Ledvina said yes. Board member Longrie-Kline said she agrees. From her experience working on plans like these on the East Coast, they had to first find out what the purpose and goal of doing this development was, and then once you know what the goal and perspective is, what are you going to do to achieve that. Then decide what the plan is and how you are going to work with that plan and with the lay of the land. She said also, how does the design implement that goal and plan. Ms. Longrie-Kline wonders what the objective is. Is the objective to have this area look like downtown Stillwater, or to look like a homogenous five-block area. Community Design Review Board Minutes 8-27-2002 Board member Olson said she agreed with Ms. Longrie-Kline. It is one thing to say the City of Saint Paul and the City of Maplewood are going to make it look pedestrian friendly. She still sees major areas that are going to have to be dealt with. She is having difficulty seeing what the objective is. She agrees with revitalizing the area but she cannot see wrap around brick on a building when she does not know what the brick would wrap around. Board member Shankar said he thinks some of the issues are for the planning commission and maybe the CDRB should be working together with the planning commission. He said it is not just having some issues for the CDRB and some issues for the PC there needs to be a joint effort. Board member Longrie-Kline said because of the moratorium ending on November 13, 2002, maybe it could be extended. She said there needs to be more time to put this together. Ms. Finwall said she agreed. CDRB members commented on the handouts given to them regarding the Hillcrest Village Design Standards. The members felt it was very informative. Board members shared the parts of the report the board members liked with Ms. Finwall. Board member Olson made a motion that the CDRB take no action on the Hillcrest Village Design plan at this time. Ms. Finwall said staff was not looking for a motion but only looking for comments or direction from the board regarding this plan. Chairperson Ledvina said he would like to recommend having the city manager, assistant city manager, and other city staff, formally develop an outline for getting this done. The goal is to have this plan clarified. Ms. Finwall said the comments made by the CDRB members are: 2. 3. 4. To work on this project hand in hand with the PC and CC. To get more direction from the city manager and other city staff. To find out what areas staff sees the CDRB commenting on and at what times. To get the plan adopted by the city council and see where they are headed with the concept plan. Ms. Finwall said she appreciates the comments made by the board and she will follow up on this. VII. VISITOR PRESENTATIONS No visitors present. Community Design Review Board Minutes 8-27-2002 VIII. BOARD PRESENTATIONS Chairperson Ledvina was the CDRB representative at the August 26, 2002, city council meeting. Chairperson Ledvina reported the only CDRB item was the Keller Lake Golf Course Maintenance Building, Ramsey County staff indicated they were influenced by the CDRB recommendations and it passed ayes--all. Ms. Finwall said the city council voted to have the CDRB meetings cablecast. Ms. Finwall said she would keep CDRB members informed of when it will start. The parks commission, because it meets at the same time that the planning commission does, will not have their meetings taped but will give a summary of their meetings for the public. IX. STAFF PRESENTATIONS There is no CDRB representation needed at the September 9, 2002, city council meeting. b. Reschedule the September 10, 2002, CDRB meeting due to Primary Elections. Ms. Finwall said there will be no CDRB meeting Tuesday, September 10, 2002. Chairperson Ledvina recommended that staff combine any items until the Tuesday, September 24, 2002, meeting. Ms. Finwall said that is fine. X. ADJOURNMENT The meeting was adjourned at 7:30 p.m. TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: MEMORANDUM City Manager Ken Roberts, Associate Planner Conditional Use Permit and Design Approval Jiffy Lube Maplewood Mall Ring Road and Woodlynn Avenue September 30, 2002 INTRODUCTION Project Description Mr. Jim Lee, of RJ Marco Construction, is proposing to build a 3-stall Jiffy Lube auto service facility on the dng road northeast of Maplewood Mall. There is now a vacant Pizza Hut restaurant on the proposed site. Refer to the maps on pages 8-14 and the letter on page 15. If the city approves this proposal, the applicant would tear down the existing restaurant on the site and construct the new facility. The proposed building would be one story tall and would be about 2,500 square feet in area. As proposed, the exterior of the building would have two colors of rock-face concrete block and an aluminum panel with a white strip around the top of the building. Requests Mr. Lee is requesting that the city council approve the following: A conditional uSe permit (CUP) foran aUtomotive maintenance garage. Refer to the ' applicant's letter on pages 16-17. The city code requires a CUP for service and maintenance garages. 2. The site, building and landscape plans. BACKGROUND On June 7, 1979, the city council approved the building and site plans for the Pizza Hut restaurant on the site. DISCUSSION Conditional Use Permit The proposed Jiffy Lube shop meets the criteda for a CUP. (Refer to the applicant's conditional use permit statement on pages 16 and 17). There is commercial development on all sides of the site. There also were no neighboring property owners that objected to this proposal. Design Considerations Parking The city's parking ordinance does not cleady define the parking requirements for an oil change shop. However, using the ratio of two spaces for each service bay, and one space per employee, the code requires Jiffy Lube to have 10 parking spaces. The applicant's site plan shows five parking spaces for employees and five parking spaces for customers (for a total of 10 spaces). Sidewalk The city engineer is recommending that the city require the applicant or property owner add a six- foot-wide concrete sidewalk along the north and east sides of the ring road (along the south and west sides of the property). It is his opinion that such a sidewalk will be a start in making the mall area more pedestrian friendly and would be consistent with the council's directive to add more sidewalks to the commercial areas of the city. Building Design As proposed, the building would have an extedor with aluminum window and door frames with insulated glass, two colors of rock-face concrete block and an aluminum panel with a white strip around the top of the building. It is important that the extedor finish of this site be at a high level and quality as it is a very visible location near Maplewood Mall. All sides of the proposed building will be visible from the mall ring and access roads and from adjacent properties. The adjacent buildings (Marshall Field's, Circuit City, the UA theater and Acapulco) have a vadety of materials and colors. It is the opinion of city staff that the developer should include bdck on at least one-half of the exterior wall area to better fit in with the surrounding buildings. In addition, the plans show the west side of the building as an expanse of rock-face concrete block, giving the appearance of a very plain wall. For this reason, staff recommends that the city require the applicant to add more design elements to the west side. This would include the bdck as I noted above and might include windows or other methods to improve the appearance of the wall. Landscaping The city's tree preservation ordinance requires that all large quality trees removed from the site be replaced one for one up to 10 trees per acre. The site has five large trees, of which the contractor will remove two. Therefore, the applicant is required to plant at least two trees on the site. The proposed landscape plan shows the planting of four new trees (a sugar maple, an ash and 2 spruce) on the site, exceeding the tree preservation requirements. The proposed landscaping is generally acceptable. As I noted above, the west side of the building will be most visible from adjacent roads. The area along the building by the ring road needs more landscaping. The additional materials should include a variety of shrubs and planting beds with perennials between the proposed ash tree and the existing 15-inch maple tree. The applicant has not provided an irrigation plan, however, for the landscape areas. Trash Storage The code requires that all commercial buildings have screening enclosures with a closeable gate for their trash containers. There is an existing enclosure on the north end of the site that the developer wants to use for the trash containers. This enclosure, however, is in poor shape and needs repair, including a new gate that is 100 percent opaque as is required by code. Staff should review the plans for the enclosure and gate before the city issues a building permit for the project. Lighting The lighting plan meets city requirements and includes the existing parking lot pole lights and four wall-pack lights. The maximum light intensity at the edge of the ring road will be 0.3 foot candles. Police Comments None received. Other Comments Engineering: See attached comments on page 18. Fire Marshal: Must provide for the proper storage of all products. Any used oil tanks need proper containment. A fire protection system will be required per Section 1306 of the Code. Meet all current code requirements. Building Official: The location appears OK. Also, a new building must meet 1997 UBC, Chapter 1306 (Fire Protection) and 1341 (Accessibility). The city will do a full plan review when the developer submits plans for the building permit. RECOMMENDATIONS A. Approve the resolution on pages 19 and 20. This resolution is for a conditional use permit for a maintenance garage for the proposed Jiffy Lube along the ring road northeast of Maplewood Mall. The city is basing its approval on the findings required by code. This approval shall be 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. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. Approve the building plans (site, landscaping and architectural) date-stamped September 20, 2002 for a new Jiffy Lube auto service facility on the ring road northeast of Maplewood Mall. The developer shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this project, 2. Before getting a building permit, the applicant must: 3 a. Provide the following for the city engineer's approval: (1) A grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall meet all ordinance requirements. The drainage plan shall include details about the preparation and final design of the rainwater garden. The plans for the water main must be approved by the Saint Paul Regional Water Services (SPRWS). (2) Revised plans showing a six-foot-wide concrete sidewalk along the north and east sides of the ring road (along the south and west sides of the property). This sidewalk should be set back at least five feet from the edge of the dng road and shall have pedestrian ramps where it meets a ddveway or a roadway curb. b. Revise the plans to: (1) Show the sidewalk as required by the city engineer. (2) Show the location of in-ground lawn irrigation lines and sprinklers.. (3) Show bdck on at least 50 percent of the extedor surface areas. (4) Change the west building elevation to show windows and other architectural details to enhance the look of the wall. c. Provide a screening plan for any roof-top mechanical equipment that is visible from the ring road or adjacent properties. d. Submit color schemes and matedal samples to staff for approval. Submit a revised landscape plan for the site to add more materials on the west side of the site. This plan shall show the required sidewalk, and the additional materials should include a vadety of shrubs and planting beds with perennials between the proposed ash tree and the existing 15-inch maple tree. This plan shall be subject to staff approval. Underground irrigation is required for all landscaped areas. Submit plans for the trash enclosure. These plans shall show that the enclosure will match the building in color and that it will have a 100 percent opaque closeable gate. If the trash dumpster is kept inside the building, an outdoor enclosure is not required. 3. Complete the following before occupying the building: a. Replace property irons removed because of this construction. b. Install a reflectodzed stop sign, a handicap-parking sign for each handicap-parking space and an address on the building. c. Screen all roof-mounted equipment visible from the ring road or adjacent property. d. Install and maintain an in-ground sprinkler system for all landscaped areas. e. Construct a trash dumpster enclosure and an opaque gate to meet code requirements, unless trash dumpsters are stored indoors. f. Install an in-ground lawn irrigation system for the landscape areas. g. Post signs identifying the customer and employee parking spaces. h. Install the concrete sidewalk with pedestrian ramps as required by the city engineer. 4. If any required work is not done, the city may allow temporary occupancy if: o a. The city determines that the work is not essential to the public health, safety or welfare. The city receives a 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. The contractor shall complete any unfinished landscaping by June 1 if the building is occupied in the fall or winter or within six weeks 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. This approval does not include signage. All proposed signs must meet the requirements of the city's sign ordinance. The applicant or the contractor must obtain all required sign permits before the contractor installs them. All work shall follow the approved plans. The director of community development may approve minor changes, 5 CITIZENS' COMMENTS I surveyed owners of the 21 properties within 350 feet of the proposed Jiffy Lube site and received one reply. William Mathes of Wedding Day Jewelers said "Do it now - ASAP." REFERENCE INFORMATION SITE DESCRIPTION Site size: gross acreage - 1.8 acres; site size - 0.9 acres Existing land use: a vacant Pizza Hut restaurant and parking lot SURROUNDING LAND USES North: United Artists Theater site (now used as a park and dde lot) South: Mall dng road West: Marshall Field's across mall dng road East: Acapulco Restaurant PLANNING Land Use Plan designation: BC (business commercial) Zoning: BC Ordinance Requirements Conditional Use Permit Section 36-151(b)(9)(c) requires a CUP for maintenance garages. 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 19 and 20. Design Review Section 25-70 of the city code requires that the community design review board 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 aesthetically of good composition, materials, textures and colors. APPLICATION DATE The city received all the necessary application materials for this request on September 20, 2002. As such, the required 60-day deadline for decisions on this proposal is November 18, 2002. p:sec2 (n)/Jiffy-Lube.mem Attachments: 1. Location Map 2. Property Line Map 3. Area Map 4. Site Plan 5. Proposed Grading Plan 6. Proposed Landscape Plan 7. Proposed Building Elevations 8. August 30, 2002 letter from Jim Schafhauser 9. Applicant's statement of justification dated September 19, 2002 10. Chris Cavett's Engineering Plan Review dated September 30, 2002 11. Conditional Use Permit Resolution 12. Plans date-stamped September 20, 2002 (separate attachment) Attachment 1 ST. JOHN'S BLVD. SHERREN AVE. Jl DEMONT AV E. ~ EHILL RD. CT, AVE. IIKn,u~eod Loke /~__.~ LARK 1 1th AVE. ,~ COPE AVE. LOCATION MAP 8 O' 17 0" Attachment 2 $.S0 A~ ~C. 424-79 COUNTY ROAD D 271,07' ~R ARBY'$ 200' 489.75' I 336.64' MAPLEWOOD MALL 1,_csL2ssso. I I ~ ACAPULCO 3035 JS,740 5O. fT, 3094 $088 WOODLYNN __2- PROPERTY LINE MAP ~a N Attachment 3 , i) COUNTY ROAD D MAPLEWOOD MALL AREA MAP AR~ UA THEATER \ ACAPULCO LU Z lO i A%tachment 4 BOLL, ARD TYPE B-612 CONCRETE CURB & GUTTER ENTRANCE; SITE PLAN 11 Attachment 5 TYPICAL SILT FENCE INSTALLATION E N R.A N C E TYPE B-612 CONCRETE CURB & GUTTER Attachment 6 9/4 PLA~T SCHEDULE,, LAI~D$(~APF~ NOTES: ~oOP~YN ENTRANC QELEVATION ELEVATION ELEVATION ELEVATION Attachment 7 t b~-r ~ uzuuz ! t Attachment 8 HEARTLAND AUTOMOTIVE SERVICES, INC. ?379 W 7th Street St. Paul, MN 55116 (651) 699 · 3899 FAX (651) 699 ° 3897 August 30, 2002 From: Jim Schaflaauser, Vice President- Operations Jiffy Lube - Minnesota Region To: City of Maplewood Administration Re: Jiffy Lube location near White Bear Avenue and 694 Good afternoon, My name is Jim Schaflaauser and I am the Vice President of Operations for Heartland Automotive Services, Inc. responsible for the Minnesota Region. And I Would like to thank everyone invOlved in this project for working with us on adding this location to our Minnesota market. As a lifelong resident of the northeast metro area, I grew up in Roseville and now reside in Stillwater, I have seen the Maplewood Mall area develop from it's infancy through the growth pains and now to what I certainly consider a mature and solid commercial area. I have certainly been pleased to see the resurgence of the shopping in this area since I am a frequent visitor to this particular mall. I certainly feel that the addition of our Jiffy Lube location enhances this comer of the mall development with a highly recognized.and respeCted franchise name to go along with the already strong and diversified business base in the area. In addition I believe that having a locally based operator who is actively involved and who lives in the area is a strong plus for the business. I look forward to participating in any processes necessary to bring us to this area~ And all of us here at Heartland Automotive Services, Inc. look forward to a long and prosperous future in the City of Maplewood. If you have any questions or needs please feel free to contact me directly at 651-699-3899 ext. 11. Thank you, 15 Austin · Kansas City · Lincoln · Minneapolis · Omaha · St. Louis · St. Paul · Topeka Attachment 9 Heartland Automotive Services, Inc. 2379 West Seventh Street Saint Paul, Minnesota 55116 651-699-3899 September 19, 2002 S£P 2 0 2002 To: City of Maplewood, City Council Members and staffREc EI VED From: Jim Schaflaauser, Vice President - Operations Re: Jiffy Lube location near 694 and White Bear Avenue To whom it may concern, I have been asked to address the ten criteria for the approval of a conditional use permit for the City of Maplewood. 1. All of our Jiffy Lube buildings are located, designed, maintained, constructed and operated in conformity with each City's comprehensive plan and Code of Ordinances. Our company takes great pride in building a high quality; attractive building that operates within all City guidelines. 2. Adding our Jiffy Lube location to this existing site where a vacant building has stood for several years will not change the existing or planned character of the surrounding area other than to improve the appearance and value of the surrounding properties. 3. By building a new and high quality Jiffy Lube location on this existing abandoned building site the surrounding property values will only increase. 4. The operation of our Jiffy Lube facility does not involve any activity, process, materials, equipment or methods of operation that would be dangerous, 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 m-off, vibration, general unsightliness, electrical interference or other nuisances. The only possible exception to this is the collection and proper disposal of waste oil. Our Jiffy Lube facilities and operations actually improve many of these areas for the community by providing a safe and professional business operation. 16 5. Having a Jiffy Lube facility on this site does not generate any significant vehicular traffic in itself. Most of our business is already in the area for other shopping needs at the mall. By ourselves we are not considered a destination but rather a convenience to being in the area already for shopping. 6. Having a Jiffy Lube on this site is certainly adequately served by all existing public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. I do not believe that having a Jiffy Lube on this site would create any excessive additional costs for any public facilities or services. 8. The facility will incorporate as much of the site's current natural and scenic features as possible into the development design. 9. Having a Jiffy Lube on this location causes no adverse environmental effects and we believe helps the overall environment in the community by providing an appropriate location to have this type of work done and allow for proper handling of the waste products. 10.I don't believe #10 is meant for a use such as ours. I am certainly available to discuss any of these items with anyone who has a question. Please feel free to contact me at 651-260-3911. We look forward to becoming a member of the City of Maplewood in the Maplewood Mall area and to taking this vacant location and making it into a worthwhile part of the City of Maplewood. Sincerely, Vice President - Operations Jiffy Lube- Engineering Plan Review Maplewood Engineering Department Chris Cavett, Assistant City Engineer September 30, 2002 Storm Water Manaeement/Storm Water Treatment: Summary: This site, as well as most all the Mall area, drains to a regional treatment and detention facility known as Markham Pond. The subject site is currently an area of mostly impervious surface and the proposed plan does not significantly change that condition. Where possible and practical, however, the project engineer should include some Best Management Practice (BMP) techniques in the final project plans. The plan now shows a rain garden, but it is quite vague about the area draining into it. 1. Applicant or project engineer should indicate what area is draining to the rain garden and how it is get there. In addition, provide a detail of the preparation of the garden area. 2. As a BMP, the plans should direct roof scuppers into turf and landscape areas only, rather than onto pavement or into storm sewer. Building details shall reflect this requirement. Utilities: Coordinate all water main work with the St. Paul Regional Water Services, (SPRWS), who has private agreements with the Mall Properties management over the private water main in the mall area. 2. Why do the plans show a 6-inch water main being extended from the east when a 12-inch water main already exists near the proposed building? MISC: Construct a six-foot-wide concrete sidewalk along the north and east sides of the ring road, (along the south and west sides of the property) and a minimum of 5-feet behind the curb. The city's long-term comprehensive plan is to add more sidewalks to the commercial areas of the city. This includes the Maplewood Mall and making the mall area more pedestrian friendly. Grading permit required. The applicant or contractor shall provide: a. Name of licensed excavator drawing the permit. b. Area to be disturbed. c. Yardage of earthwork. 3. The applicant or contractor must get a utility permit from Maplewood Engineering. 4. Review the SAC units and possible charges with MCES, (Metro Council of Environmental Services). 18 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. Jim Lee, of RJ Marco Construction, applied for a conditional use permit to build a Jiffy Lube auto service facility and maintenance garage. WHEREAS, this permit applies to the property that now has a vacant Pizza Hut Restaurant that is northeast of Maplewood Mall. The legal description is: Subject to easements, except East 167 feet and except the North 20 feet; Lot 15, Block 1, Maplewood Mall Addition (PIN 02-29-22-21-0014) WHEREAS, the history of this conditional use permit is as follows: 1. On October 7, 2002 the planning commission recommended that the city council approve this permit. The city council held a public hearing on ,2002. City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the headng a chance to speak and present wdtten 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: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehen§ive 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. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. The 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. 3. The city council shall review this permit in one year. The Maplewood City Council approved this resolution on ,2002. 2O TO: FROM: SUBJECT: LOCATION: DATE: MEMORANDUM City Manager Ken Roberts, Associate Planner Conditional Use Permit Revision- Quality Restoration Services Frost Avenue, South of Flicek Field September 30, 2002 INTRODUCTION Project Description Roger McGuire of Quality Restoration Services is requesting a conditional use permit (CUP) revision for an existing outside storage yard. The city originally approved a CUP for Mr. McGuire's operation in 1997, subject to five conditions. Condition 2 said that the permit would expire on September 10, 2002. (See the minutes starting on page 10.) Mr. McGuire is asking the city to extend the length of approval of the CUP for this property so that he may continue to run his current business from the site. (Please see his letter on page 9.) This site is on the south side of Frost Avenue across from Flicek Park. (The site is the former location of Maplewood Auto Clinic, which the city addressed as 1160 Frost Avenue. Maplewood Auto Clinic burned down in 1995.) Refer to .maps and plans on pages 6-8 and the app!icant's letter on page 9. Quality Restoration uses this storage facility for storing their ground restoration equipment such as trucks, trailers and earth,moving machinery: They also keep signs, sandbags and barricades on the site. In addition, there are dirt piles and miscellaneous materials, like cable spools, brought back from a site that Quality keeps on the property for disposal ata later date. Code Requirement City code requires a CUP for a parking lot as a principal use, for trucking terminals and for outdoor storage in an M-1 (light manufacturing) district. DISCUSSION Site Conditions The site is neater than it was when Maplewood Auto Clinic was in operation.. There is a need for more cleanup, restoration and landscaping here, however. I visited the site with Ginny Gaynor, the Maplewood open space coordinator, to review the existing conditions and to get ideas and priorities for the enhancement of the site. It is staffs opinion that Quality Restoration needs to improve the appearance and condition of the property, especially when one views the site from Frost Avenue. Ginny and I identified five actions and areas of the site that need attention and improvement. They are: 1. The ground area on the north side of the north fence is bare. Quality should restore this area with a ground cover. The west 50-75 feet of the north fence and the storage yard near the gate are very visible from the street. The city should require Quality to plant screening trees to better hide the storage yard from Frost Avenue. The screening should include 8-foot-tall Black Hills spruce and white cedar in staggered rows. These plantings should cover the area from the east edge of the gate to a point about 60 feet to the east. Quality may place the screening rows near their fence or on top of the hill closer to Frost Avenue. Closer to Frost Avenue, there are areas of gravel and bare ground left from the previous business that had been on the site. Quality also needs to restore these areas to a more finished condition. This restoration would involve removing the gravel and weeds within about 50 feet of Frost Avenue and restoring the areas with turf, ground cover and landscaping. There are many Sibedan elm trees on the property, especially between Frost Avenue and the fence. The city will soon be removing these invasive species from the adjacent open space property. The city should require 'Quality to remove these trees from their property. The hillside between Frost Avenue and the fence is overgrown with knapweed and sweet clover. When the city restores the open space site to the east, we will be removing these species and other non-native species from the property. When this restoration occurs, Quality should remove and eradicate these species from their property and then restore the hillside with ground cover, landscaping and trees. Potential Concems-Noise, Traffic and Affect on Property Values Staff does not have any major concerns with Quality Restoration's operation. They have been operating from this site since 1997. We have not received any complaints recently from neighbors about their operation. As mentioned above, the site is cleaner and neater than it was. As for affect on property values, the owners have been using this site as a storage yard for many years and want to continue to use the site for such. Staff cannot make the determination that there would be any negative impact on property values, especially since the site is considerably cleaner and more orderly than in the past. Future Building Proposal and Parking Lot Paving The applicant has not yet determined if they will build a permanent building on the site. If they choose to construct a permanent building, the owner must submit the architectural and site plans to the city for a revision to the CUP and to the community design board approval (CDRB) for approval. The back lot and storage area has always been an unpaved parking area ever since its creation as a storage yard. The city code requires paving for new developments, and the city has the opportunity to require paving through the CUP process. Staff, however, does not feel that requiring paving now would serve a purpose. If the owner proposes a building, the city should require the applicant to pave parking spaces. In addition, staff does not believe that it is necessary to have paved spaces for the truck parking at this time. Conclusion The city council should approve this CUP revision subject to Quality making improvements to the site. Quality Restorations has not been a nuisance, and the site is cleaner than it was. RECOMMENDATION Adopt the resolution on pages 13-14. This resolution approves a conditional use permit revision to allow an outdoor storage yard south of Frost Avenue, east of Edward Street (formerly 1160 Frost Avenue). The city is approving this permit based on the findings required by code, subject to the following conditions (I have underlined the additions and struck-out the deletions): 1. All construction shall follow the site plan date-stamped June 11, 1997. The director of community development may approve minor changes. The city council shall review this permit revision in one year. Thc "..cr, d!t!cr.---I use pc,,-m,,lt '.-.ql c×plm 3. The property owner shall submit a plan for staff approval showin.q the followinQ site improvements: a. Restore the .qround area north of the north fence with a .qround cover. Plant screenin.q trees to help hide the stora.qe yard from Frost Avenue. The screening should include 8-foot-tall Black Hills spruce and white cedar in sta.qgered rows. These plantinRs should cover the area from the east ed,qe of the .qate to a point about 60 feet to the east. Quality may place the screenin.q rows near their fence or on top of the hill closer to Frost Avenue. Restore the areas of .qravel and bare,ground near Frost Avenue. This restoration will involve removing the .qravel and weeds within about 50 feet of Frost Avenue and restofin.q the areas with turf, .qround cover and landscapin.q. d. Remove all the Siberian elm trees from the property. When the city restores the open space site to the east, Quality shall remove and eradicate the knapweed and sweet clover from their property and then restore the hillside with .qround cover, landscaping and trees. The applicant or owner shall complete these improvements by June 1, 2003. The temporary storage of work-related materials, such as dirt piles and cable spools, for example, may be permitted. These materials may be kept on site for no more than one month. No more than 25 percent of the site shall be used for the storage of such materials. Normal hours of operation shall be 6:30 a.m. to 7:30 p.m. Monday through Fdday. Exceptions will be allowed to provide emergency service to customers. The city council will need to approve a revision to this permit if the owner wants to put a permanent buildin.q on the site. CITIZENS' COMMENTS In 1997, we had sent surveys to the 15 property owners within 350 feet of this site. Of the eight replies, four were in favor and four objected. (Their comments are below.) Staff did not do a new survey for the proposed permit revision. In Favor 1. The past tenants were not as neat, quiet, or professional as Mr. McGuire. (Snyder, 1890 Phalen Place) I am very well pleased with the way he has fixed it up and cleaned it up. I am happy with what Mr. McGuire is doing there now. I have lived here 27 years and that is the best I've seen it look. (Johnston, 1896 Phalen Place) 3. They have cleaned up the area, and it will improve the business climate. (Lawrence and Johnson, 2067 Mesabi Avenue) 4. It is OK with me. (Kuhlman, 1187 Frost Avenue) Objections 1. There is enough traffic on Frost/English without adding more trucks. Also, how large will the proposed building be to house their corporate office? (Carlson, 1884 Phalen Place) It would look like a junk yard. (Aaughn, 1856 Phalen Place) The current use of vehicles is waking us up between five and six in the morning and we are concerned as to what this will do to our property value. (Coonce, 1904 Phalen Place) 4 REFERENCE INFORMATION SITE DESCRIPTION Site size: 2.35 Acres Existing land use: Storage yard SURROUNDING LAND USES North: Frost Avenue and Flicek Field SOuth: Gloster Park West: Maplewood Marine and single dwellings East: Undeveloped property owned by Maplewood and designated as Open Space PLANNING Land Use Plan designation: M-1 Zoning: M-1 Ordinance Requirements Section 36-151 (b)(4) requires a CUP for extedor storage. Section 36-187 (a)(3) requires a CUP for a trucking yard or terminal in an M-1 district. Section 36-437 (4) requires a CUP for an off-street parking lot as a principal use in an M-1 zone. Findings for CUP Approval Section 36-442(a) states that the city council must base approval of a CUP on nine standards for approval. Refer to findings one through nine in the resolution on pages 13-14. p:sec16\qua12002.cup Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Applicant's letter dated September 12, 2002 5. August 25, 1997 City Council minutes 6. Conditional Use Permit Revision Resolution Attachment 1 1 VIKING DR. L~URIE CT. BURKE AV. BELLWOOD O' Z <INGSTON,(AV~. SAINT PAUL COUNTY ~EXTANT AVE. O) C~BmS ~<[~L[R oo~-f cooRS[ ~ SKILL FROST LOCATION Ro,,,o '~ c GERVNS AVE. JUNCTION MAP BROOKS AVE. SHERREN AVE. od Loke AVF LARK LAURIE AVE. CO. A; ROSEW¢ 1 Attachment 2 - a .~ ,~- LD SE LL PARK --- ~ DRIVEWAY CO. ~. ,-~' ~ ~o,"~'=~,~. [~'~' ~ ~¢s~ av~.u~~____.~...2~~ ~-- PROPOSE · MAPLEWOO~~ ~ UALITY RESTORATIONI ~ t~ ~=' ;' ':'~ ,- ~- ~ ,;~ ~ ~ ~ I~ ?~ '; MAPLEWOOD immmmmmm~.m~ ~, ', OPEN SPACE ~ ~ ,, ' ,~. ~1 ~ , _~. ~ --~ o ,,, ~~3 ~1 ~ ~ ~e ., 7 PROPERTY LINE I ZONING MAP Attachment 3 Truck and Trailer Parking 3ob Trailer (EXISTING) Employee Parking Storage Shed (EXISTING) Yard Entrance FROST AVENUE SITE PLAN 8 ~ UALITY RESTORATION SERVICES, ~ NC. Attachment 4 September 12, 2002 Ken Roberts Associate Planner City of Maplewood 1830 County Road B East Maplewood, MN 55109 RE: 1160 Frost Avenue, Maplewood, MN 55109 Request for Conditional Use Permit Dear Mr. Roberts: As per your request we are happy to provide you with information and our plans for the future for the above-referenced property. We feel that we have been a "good neighbor" in this area Any incidents that may have arisen, and they were minimal, were taken care of immediately. Those two incidents were with respect to snow plowing and we were working late. They were corrected, apologized for and there were no more complaints. We have upgraded the area quite a bit making it more presentable and even installed a new fence. We have not replaced the two portable milers that occupy this yard as we are afraid that we could potentially outgrow the area and that is the reason we have not built a more permanent office-type construction. We still are uncertain as to what our five year plan would be for this area, but our commitment to keep it clean, presentable, safe and as quiet as can be expected remain consistent. We like being in Maplewood. This is a good location for us as it is centrally located in the heart of the area in which we do business. We have even partnered with the City of Maplewood offering our services when requested. At this time I respectfully ask that we be granted the Conditional Use Permit so we can continue to operate from this location. I invite you to contact me at 651-365-7341 if you have any questions or concerns. Sincerely, Presidentt ~EsToI~TION SER)~I~ES, INC. RAM/mrh 3225 Nell Armstrong Boulevard, Suite 400 * Eagan, MN 55121 · 651-224-2424 * Fax 651-224-2220 MINUTES OF MAPLEWOOD CITY COUNCIL 7:00 P.M., Monday, August 25, 1997 Council Chambers, Municipal Building Meeting No. 97-16 Attachment 5 7:40 P.M. (8:12 P.M.): Quality Restoration Services Conditional Use Permit (Frost Avenue) Bo Mayor Bastian convened the meeting for a public hearing regarding a Conditional Use Permit for Quality Restoration Services to have an outside storage yard for their ground restoration equipment, such as trucks and trailers. b. Manager McGuire introduced the staff report. c. Community Development Director Coleman presented the specifics of the report. d. Commissioner Milo Thompson presented the Planning Commission report. e. City Attorney Kelly explained the procedure for public hearings. f. Mayor Bastian opened the public hearing, calling for proponents or opponents. The following persons were heard: Roger McGuire, Quality Restoration Services jim Snyder. 1890 Phalen Place Bob Ballard, Asset Reality Advisors Roger McGuire. second appearance g. Mayor Bastian closed the public hearing. h. Councilmember Rossbach introduced the following Resolution and moved its .. ,adoption- 97 - 08 - 102 CONDITIONAL USE PERMIT - OUTDOOR STORAGE YARD WHEREAS, Mr. Roger McGuire, representing Quality Restoration Services. applied for a Conditional Use Permit to operate an outdoor storage yard. WHEREAS, this permit applies to the property located on the south side of Frost Avenue. formerly addressed as 1160 Frost Avenue. The legal description is: VACATED ALLEY ACCRUING A~D FOLLOWING. LOTS 1 llqRU 10 AND LOTS 16 THRU 20 , BLOCK 1, KAVANAGH AND DAWSON'S ADDITION TO GLADSTONE. AND VACATED ALLEY ACCRUING AND FOLLOWING, LOTS 11 THRU LOT 15, BLOCK 1. KAVANAGH AND DAWSON'S ADDITION TO GLADSTONE. WHEREAS. the history of this Conditional Use Permit is as follows: t. On 8-4-97. the Planning Commission recommended that the City Council approve this permit. 10 8-25-97 2. The City Council held a public hearing on 8-25-97 City staff published a notice in the paper and sent no~ices to the surrounding property owners as required by law. 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 At this meeting, the Council tabled action on this request. NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above- described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous. hazardous, detrimental, disturbing or cause a nuisance to any ~erson or property, because of excessive noise, glare, smoke, ust, odor, fumes, water or air pollution, drainage, water runoff, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or.unsafe access on existing or proposed streets. 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 date-stamped June 11, 1997. The Director of Community Development may approve minor changes. 2. The City Council shall review this permit in one year. The Conditional Use Permit will expire on September 10, 2002. 3. The property owner shall clean the site by removing all vehicles. unused and inoperable equipment, sod piles, unusable dirt piles debris and all other unused/unusable items. 11 8-25-97 4. The temporary storage of work-related materials, such as dirt piles and cable spools, for example, may be permitted. These materials may be kept on site for no more than one month. No more than 25 percent of the site shall be used for the storage of such materials. 5. Normal hours of operations shall be 6:30 a.m. to 7'30 p.m. Monday through Friday. Exceptions will be allowed to provide emergency service to customers. Seconded by Councilmember Allenspach Ayes all 12 · Attachment 6 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Mr. Roger McGuire, representing Quality Restoration Services, applied for a conditional use permit revision to continue to operate an outdoor storage yard. WHEREAS, this permit applies to the property located on the south side of Frost Avenue, formerly addressed as 1160 Frost Avenue. The legal description is: VACATED ALLEY ACCRUING AND FOLLOWING, LOTS 1 THRU 10 AND LOTS 16 THRU 20 , BLOCK 1, KAVANAGH AND DAWSON'S ADDITION TO GLADSTONE, AND VACATED ALLEY ACCRUING AND FOLLOWING, LOTS 11 THRU LOT 15, BLOCK 1, KAVANAGH AND DAWSON'S ADDITION TO GLADSTONE. WHEREAS, the history of this conditional use permit revision is as follows: 1. On October 7, 2002, the planning commission recommended that the city council approve this permit revision. The city council held a public hearing on October 28, 2002. City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the headng a chance to speak and present wdtten statements. The council also considered reports and recommendations of the city staff and planning commission. At this meeting, the council tabled action on this request. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit revision because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardousi 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, electd.cal interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. The 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. ]3 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 date-stamped June 11, 1997. The director of community development may approve minor changes. 2. The city council shall review this permit revision in one year. 'rr, .................... .... ,~.',;,,,,.,, ....... ~. ............ "* "';" e×p~ro' .,., o.,.,,,..,.~.,.. ~n, 2002. 3. The property owner shall submit a plan for staff approval showing the followinq site improvements: a. Restore the ground area north of the north fence with a ground cover. Plant screening trees to help hide the storage yard from Frost Avenue. The screening should include 8-foot-tall Black Hills spruce and white cedar in staggered rows. These plantings should cover the area from the east edge of the gate to a point about 60 feet to the east. Quality may place the screening rows near their fence or on top of the hill closer to Frost Avenue. Restore the areas of gravel and bare ground near Frost Avenue. This restoration will involve removing the gravel and weeds within about 50 feet of Frost Avenue and restoring the areas with turf, ground cover and landscaping. d. Remove all the Siberian elm trees from the property. When the city restores the open space site to the east, Quality shall remove and eradicate the knapweed and sweet clover from their property and then restore the hillside with ground cover, landscaping and trees. The applicant or owner shall complete these improvements by June 1, 2003. The temporary storage of work-related materials, such as dirt piles and cable spools, for example, may be permitted. These materials may be kept on site for no more than one month. No more than 25 percent of the site shall be used for the storage of such materials. Normal hours of operation shall be 6:30 a.m. to 7:30 p.m. Monday through Friday. Exceptions will be allowed to provide emergency service to customers. The city council will need to approve a revision to this permit if the owner wants to put a permanent building on the site. The Maplewood City Council approved this resolution on 2002. ]4 MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: Richard Fursman, City Manager Shann Finwall, Associate Planner New Vehicle Storage Lot Maplewood Imports 11XX Gervais Avenue (north side of Gervais Ave., west of English St.) October 1, 2002 INTRODUCTION Project Description Maplewood Imports of 2780 Highway 61 North is prOposing to construct a new vehicle storage lot on a 2.36-acre parcel located on the north side of Gervais Avenue, east of S. P. Richards and west of English Street. Maplewood Imports will use the parking lot for temporary storage of new vehicles in order to alleviate the frequent excess of vehicles at their Highway 61 dealership. There is no building proposed for the site and the storage lot will have the capacity to store 278 vehicles. Requests To build this storage lot, the applicant is requesting that the city approve the following: A conditional use permit (CUP) for the storage of motor vehicles on a property in the M-1 (light manufacturing) zoning district. Section 36-151(b)(5) of the city code requires a conditional use permit for the storage of motor vehicles in this location. 2. Design review approval of project plans. BACKGROUND February 11, 2002, the city approved a minor subdivision to create three parcels from an 8.3-acre lot located on the north side of Gervais Avenue, west of English Street (see minor subdivision map on page 7). S.P. Richards at 2416 Highway 61 purchased Parcel C for an addition to their building. Maplewood Imports will purchase Parcel B for their proposed motor vehicle storage lot. Parcel A has a Class 1 wetland located within its boundaries. A condition of the minor subdivision was delineation of this wetland. Maplewood Imports has depicted the wetland and the 100-foot- wetland buffer on their plans, which shows that the wetland does not affect their parcel (Parcel B). DISCUSSION Maplewood Import's Dealership Maplewood Import's motor vehicle dealership is located on a 6-acre site at 2780 Highway 61 North, approximately 1% miles to the north of the proposed storage lot. The applicants state that they have reached their maximum capacity on their existing lot. They propose the overflow storage lot on the 2.36-acre parcel on Gervais Avenue in order to alleviate the frequent excess of vehicles at their Highway 61 dealership that results in overflow parking onto the green space and adjacent roads. The applicants state that they will use the storage lot for temporary storage of motor vehicles, with relocation to their Highway 61 dealership for the sale of the vehicles. No motor vehicle sales will take place on the storage lot. Motor Vehicle Storage Zoning Requirements The property is zoned light manufacturing (M-l). City code allows the storage of motor vehicles within this zoning distdct with a CUP, if the property is located at least 350 feet from residential property. In this case, the property is 1,800 feet from the closest residential property to the north. Therefore, the proposed use meets the city code and CUP standards. City code allows for the storage of motor vehicles to ensure that dealers have adequate parking for their new inventory before display. Staff believes that the intent of the code is to allow for storage lots on contiguous sites to a dealership, not on a freestanding lot located miles from the dealership. An example of this is the Maplewood Toyota storage lot approved by the city council last year. The storage lot is located directly across Beam Avenue from the Toyota dealership at 2873 Highway 61. The creation of a parking lot without a building or other attractive amenity .is not a desirable use in any area of the city. However, current language allows for such a use. For this reason, in the near future staff will propose an amendment to the existing code to require that all storage lots be contiguous with a dealership. This amendment, if approved by the city council, will not affect this proposal. Site Improvements Future Buildin.q: The plans show a future 10,000-square-foot building. No proposals have been made at this time. However, the applicants have indicated that the future building would be used for motor vehicle detailing and cleaning. Storage Lot: The storage lot will accommodate the storage of up to 278 motor vehicles. The lot will be constructed of a bituminous surface with curb and gutter. The lot will be set back 5 feet from the sides and rear property line, and 26 feet from the Gervais Avenue right-of-way. These setbacks meet code requirements of 5 feet to the rear and side and 15 feet from the fight-of-way. Gradin,q/DrainaRe: Maplewood Imports submitted a revised grading and drainage plan on September 26, 2002. Because of the insufficient time in which to review the new data, as well as Maplewood Import's request to expedite the proposal, Chris Cavett, Assistant City Engineer, states in his preliminary review (see page 18) of the revised plans that a complete grading and drainage review will be conducted prior to the planning commission and community design review board meetings. Mr. Cavett bdefly outlines some areas of concern in his report including the drainage and pond design, 10-foot-high retaining wall, and grading off-site. The applicants are proposing to grade both their parcel (Parcel B) and the parcel to the east (Parcel A) due to an excess of soil. A temporary grading easement will be required to grade onto Parcel A. The applicants should be required to sod or hydroseed Parcel A within 14 days of completion of the grading. Maplewood Import's Storage Lot 2 October 1, 2002 Landscape/Tree Preservation: The city's tree preservation ordinance requires that all large trees removed from a site be replaced one-for-one, up to 10 trees per acre. Since the applicants are grading both Parcel A and Parcel B, they conducted a tree survey on both lots (refer to tree survey on page 9). The tree inspector found a large population of elm trees on both parcels that are severely infested with Dutch elm disease. The city's forester should follow-up on this report to ensure that all diseased trees are removed. In addition to the elms, there are three large trees on the site, all of which will be removed. For this reason, at least three trees are required to be replaced on the site. The applicants are proposing 8 trees on the front of the property and 52 shrubs scattered throughout the property. Staff finds the landscape plan inadequate for the site for several reasons. First, no substantial landscaping is proposed in front of the 10-foot-high retaining wall located on the southeast corner of the site. There will be a retention pond below the retaining wall. The retention pond will increase in elevation toward the front property line and will level off at approximately four feet below the retaining wall's highest elevation. Staff recommends additional landscaping in front of the retaining wall and around the perimeter of the retention pond to include moisture-tolerant trees and shrubs. Second, the city's parking code allows the city to require landscaped islands within large parking lots. Maplewood Import's storage lot will essentially be a large parking lot and should comply with this requirement. Staff recommends several landscape/tree islands within the storage lot. Fence: The applicants are proposing a 7-foot-high chain-link fence with green slats around the entire perimeter of the lot. The site plan shows two 14-foot-wide sliding gates with roll-top curbs at the opening plus a gated driveway. The applicants state that the fence is for screening and for security. Staff finds the fence unattractive. In addition, it may hinder fire and police access to the site. City code does not require that a storage lot be screened from public view. For this reason, staff recommends that the front fence be constructed of wrought iron with decorative brick columns. This will add some architectural character to the site. Lt. Kevin Rabbett and Fire Marshal Butch Gervais have reviewed the proposal. Lt. Rabbett's comments are found on page 17 and indicate that the driveway gate should be electronically controlled with control codes or devices provided to the police and fire departments. Mr. Gervais states that the fire department should be aware of any gates or chains. In order to address these concerns, staff recommends an electronically controlled wrought iron entry gate to match the fence. Site Li.qhts: Six freestanding lights with cutoff drop lenses are proposed for the site. The city's lighting ordinance allows freestanding lights up to 25 feet in height and requires the maximum illumination from the lights not to exceed .4 foot-candles at all property lines. The lights proposed are 25 feet high with a 2 %-foot base. Photometrics for the site show the illumination exceeding the maximum foot-candle allowed at the property line. For these reasons, a revised lighting plan is required for the site. Maplewood Import's Storage Lot 3 October 1, 2002 SUMMARY While a parking lot without a building or other attractive amenity is not a desirable use in any area of the city, Maplewood Import's proposed motor vehicle storage lot meets the requirements of the code. In order to ensure a more favorable project however, the city should require increased landscaping and a decorative fence. RECOMMENDATIONS Adopt the resolution on pages 19 and 20. This resolution approves a conditional use permit for a motor vehicle storage lot on a lot located on the north side of Gervais Avenue, west of English Street (Legal Description: Lot B, W.H. Howards Garden Lots). Approval is based on the findings required by the code and subject to the following conditions: ao 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. c. Motor vehicle sales or displays are not permitted on the site. d. Loading or unloading of motor vehicles on the public right-of-way is prohibited. e. Motor vehicles can only be parked on designated paved surfaces. f. The city council shall review this permit in one year. Approve the plans (stamped September 26, 2002) for the storage lot located on the north side of Gervais Avenue, east of English Street (Legal Description: Lot B, W.H. Howards Garden Lots). 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: ao Repeat this review in two years if the city has not issued a building permit for this project. b. The "future building" as shown on the plans is not approved at this time. c. Submit the following for staff approval before the city issues a building permit: Final grading, drainage, utility and erosion control plans. These plans shall meet the requirements of the city code and the city engineer. (2) Elevations of the proposed fence and gates. The elevation should include a 7-foot-high wrought iron fence with decorative brick columns and an electronically controlled wrought iron entry gate on the front of the property; Maplewood Import's Storage Lot 4 October 1, 2002 Maplewood Import's Storage Lot and a 7-foot-high chain link fence with green slats on the sides and rear of the property. (3) Revised landscape plan to include: (a) Additional landscaping in front of the retaining wall and around the perimeter of the retention pond. Landscaping to include moisture- tolerant trees and shrubs. (b) Several landscape/tree islands in the center of the storage lot. Location and number of landscape/tree islands to be approved by staff. (4) Revised lighting and photometrics plan. The plan shall show that all freestanding lights do not exceed 25 feet as measured from ground grade to the top of the luminary and the maximum light illumination at all property lines does not exceed .4 foot-candles. (5) A temporary grading easement for grading on Parcel A (Legal Description: Lot A, W.H. Howards Garden Lots). · (6) A cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. Sod or hydroseed Parcel A (Legal Description: Lot A, W.H. Howards Garden Lots) within 14 days of completion of grading. Complete the following before occupying the storage lot: (1) Install all bituminous surface and curb and gutter. (2) Stripe all motor vehicle storage parking spaces. (3) Install the approved fence. (4) Install all required landscaping by June 1 if the storage lot is occupied in the fall or winter, or within six weeks of occupying the storage lot if occupied in the spdng or summer. (5) Install all required exterior lights. 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 an agreement that will allow the city to complete any unfinished work. All work shall follow the approved plans. The director of community development may approve minor changes. 5 October 1, 2002 REFERENCE INFORMATION SITE DESCRIPTION Site Size: 2.35 acres Existing Land Use: Vacant SURROUNDING LAND USES North: South: East: West: Vacant Land (zoned M-1 and planned CO) AA Metcalf Moving and Storage (zoned and planned M-l) Vacant Land (zoned and planned M-l) S.P. Richards Property - Land Obtained for a Future Addition (zoned and planned M-l) PLANNING Existing Land Use Plan: Existing Zoning: Light Manufacturing (M-l) Light Manufacturing (M-l) Criteria for Approval Section 36-442(a) states that the city may approve a CUP, based on nine standards as specified in the CUP resolution on pages 19 and 20. Application Date The city received the complete applications and plans for this development on September 26, 2002. 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 November 25, 2002. Attachments: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. Minor Subdivision Map Conditional Use Permit Letter of Explanation Tree Inventory Letter City Location Map Location Map Zoning Map Land Use Map Grading Plan Landscape Plan Photometric Plan Police Department Comments Engineering Department Comments Conditional Use Permit Resolution Maplewood Import's Storage Lot 6 October 1, 2002 Attachment 1 PROPOSED LOT DIVISION '\ GERVAIS 22 CLIFTON BRUCE ~ FOI. Z 8 A$SOC, ADDITICN Minor Subdivision Kelllson company Real Estate Development and Construction Services Attachment 7300 Hudson Blvd. Suite 200 Oakdale, MN 55128 Office: [651] 730-0100 Fax: [651] 730-0303 www. kellisonco.com 2 September 16, 2002 Director of Community Development Community Design Review. Board City of Maplewood 1830 East County Road B Maplewood~ MN 55109 Please accept the following information as an applic, ation for review by the Community Design Review Board and. as our request fi)r consideration for a Conditional Use Permit. We request that car storage be included as a penr~.'.~ed -use on this property. Maplewood Imports is a solid corporate citizen within the City of Maplewood which has reached their maximum capacity within their existing land. They wi,~h to alleviate the frequent excess of vehicles on their Highway 61 lot resulting in overflow parking onto the green space and the adjacent roads by purchasing the subject land near the intersection of English and Gervais Streets for the purpose of temporao', new-car storage. If the City of Maplewood were to allow for a Conditional Use permit for this proposal, the extra space gained would not only free up nearby space, but also add additional security and safety for the residents in the area of North l!';ghway 61 by removing extra traffic and parked, cars We thank the City of Maplewood for their consideratio_h in advance and look forward to moving forward through this process. ThanldYou, / / ' J. roje Kellison Company 8 Service. The attention you deserve. Quality The building you want. Economy The budget that fits. Attachment 3 PLANNING CIVIL ENGINEERING ~ LANDSCAPE ARCHITECTURE September 26, 2002 Melinda Coleman, Community Development Director City of Maplewood 1830 East County Road B Maplewood, MN 5509 MaPlewood Imports English Avenue, Maplewood, MN PDA Comm. No. 02007 Dear Melinda: I have reviewed the existing trees on the above referenced property and would like to offer the following comments to the City: 1. The species of the trees encountered on the property include a significant quantity of elm and boxelder with a scattering of poplar along the north property line and some occasional cottonwood throughout the southern third of the property. I was able to fmd only one 8 inch ash on the property and two black cherry that were in poor shape. 2. The population of ell is severely infested with Dutch ell disease and should be removed immediately by the owner. This cell of infestation is extremely active. 3. The understory also included scattered concentrations ofbuckthom, which should also be eliminated to minimize the potential infestation of the adjacent properties. It is my professional opinion that any development of this property will eliminate these issues and will be a positive environmental step for the City. Sincerely, ProTerra Design Associates, Inc. Alan A. Kretman, ASLA Director, Planning and Engineering Services /ak Copy: Kellison Company file PDA #02007 I hereby certify that this plan, specification, report and supporting field inspections was completed by me or under my direct supervision and that I am a duly certified Tree Inspector under the laws of the State of Minnesota, Department of Agriculture. Alan A. Kretman Date -' ' Reflistration' No. 7300 HUDSON BLVD. SUITE 220 OAKDALE, MINNESOTA 55128 PHONE (651) 739-8131 FAX (651) 739-0846 www.proterradesign.com 9 Maplewood Imports Little Canada St. Paul Proposed Maplewood Import's Storage Lot St. Paul Attachment 4 City Location Map 10 Attachment 5 ,I Proposed Maplewood Import's Storage Lot S. P. Rilhards GERVAIS AVE E Harvest Park .i ,./ Location Map 11 Attachment 6 GERVAIS AVE E N S ZONING HIGHWAY 61 Light Manufacturing Heavy Manufacturing Neighborhood Commercial Commercial Office Limited Business Commercial Business Commercial Modified Business Commercial Shopping Center Small Lot Single Dwelling Residential Single Dwelling Residential Double Dwelling Residential High Multiple Dwelling Residential High Multiple Dwelling Residential Condo Planned Urban Development 30000 Residential Estate 40000 Residential Estate Farm Zoning Map 12 Attachment 7 GERVAIS AVE E HIGHWAY 61 S LAND USE ~ Heavy Manufacturing ~ Neighborhood Commercial ~ Commercial Office I:~:~ ~ Business Commercial ~ Business Commercial Modified ~ Business Commercial Small Lot Single Dwelling Residential --- Single Dwelling Residmttlal ~ L.ow Multiple Dwelling Residential Medium blultJple Dwelling Residential High Multiple Dwelling Residential 30000 Residential Estate 40000 Residential Estate Park Open Space School c~y Government Ubrary Church Fire Station Land Use Map 13 Attachment 8 ~T ~ / / / re.B2x Cmn'.) / / EX. 40 L.F. 6' N Grading Plan 14 Attachment 9 GERVAIS AVENUE LANDSCAPE MATERIAL SCHEDULE* Landscape Plan 15 Attachment 1( N Photometric Plan 16 Attachment 11 Interoffice Memo Date: To: From: RE: 10/1/02 Shann Finwall, Associate Planner Acting Chief Thomalla Lt. Kevin Rabbett. Maplewood Imports Storage Lot I have reviewed the project review documents for the storage lot. I have some secudty related concerns with the location and design. While the location has a privacy advantage of being non-residential, it is almost too isolated. There will be limited natural surveillance. The site will not be visible from any well-traveled roadway or residences. The few buildings across the street have limited views of the site, and they are not occupied at night or on weekends. The plan mentions a six foot high chain link fence. I would recommend eight feet with a barbed wire top. I assume that there will be a gate across the entrance. In order to facilitate patrol and access by police and tire, I would suggest that the gate be electronically controlled with control codes or devices provided to the police and fire departments. Finally, I would recommend appropriate lighting including motion sensor operated lighting around the perimeter. 10/1/02 17 Attachment 12 Engineering Plan Review PROJECT: Maplewood Imports PROJECT NO: CHECKED BY: Chris Cavett and Erin Schacht Maplewood Engineering Department, October 1, 2002 Our entire review was originally based on an un-dated set of plans with revision dates of 8/15/02 and drainage calculations dated 8/8/02, which did not match the plans. On October 1, 2002 we received a revised set of calculations, which still did not match the plans. Later we discovered that there had been a revised set of plans received by the city on 9/26/02 and had not made it to our department until late 10/01/02, (The date our report was due to for publication in the planning commission agenda packet). We have not had sufficient time to review the plan and therefore our comments are brief and general. We may need more information from the applicant before we can conclude on a recommendation. We will complete our review before the planning commission meeting and revise the report before the proposal proceeds to the city council. Summary: Maplewood Imports proposes to construct a 278-stall parking lot adjacent to Gervais Ave. just west of English St. Storm water will be collected in a storm water collection basin at the southeast comer of the lot. From there it will be discharged into a 15" storm sewer that eventually outlets at Gerten Pond. Areas of basic concern, (where our re-review will concentrate): Drainage and pond design information. Capacity of the down stream system and treatment calculations for the ponding area. Can the dead storage be designed to infiltrate and be landscaped? The emergency over flow is designed to take 1 O-year events and does not require rip rap, only permanent soil stabilization blanket (Enkamat, Merimat, NAG C350), topsoil, seed and straw blanket The retaining wall is approx. 1 O-feet tall and will be periodically submerged, acting as a pond border on two sides. The design of this is extremely critical and requires a special and detailed plan certified by a registered structural engineer in addition to a building permit. 4. Additional landscaping and a native turf establishment plan will be required in and around the pond. 5. Obtain and provide any off-site grading permits/Right-of-entry and provide to the city before a grading permit will be issued. A realignment of the storm sewer and an additional storm manhole will be required in the boulevard to avoid the proposed 60-degree bend, as well as the crossing of what will likely be a future property line. 7. Revise driveway detail. Use city standard plate, #236 for commercial driveway entrance. 18 CONDITIONAL USE PERMIT RESOLUTION Attachment 13 WHEREAS, Maplewood Imports of 2780 Highway 61 applied for a conditional use permit to construct a new motor vehicle storage lot for their dealership. 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 located on the north side of Gervais Avenue, west of English Street. The legal description is: Lot B, W.H. Howards Garden Lots WHEREAS, the history of this conditional use permit is as follows: 1. On October 7, 2002, the planning commission recommended that the city council approve this permit. 2. On October 28, 2002, the city council held a public headng. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the headng 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, becaUse: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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. 19 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. 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 end. The council may extend this deadline for one year. 3. Motor vehicle sales or displays are not permitted on the site. 4. Loading or unloading of motor vehicles on the public right-of-way is prohibited. 5. Motor vehicles can only be parked on designated paved surfaces. 6. The city council shall review this permit in one year. The Maplewood City Council approved this resolution on ,2002. 20 '¸