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HomeMy WebLinkAbout06/25/2002BOOK 2. 3. 4. 5. 6. AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD June 25, 2002 6:00 P.M. Maplewood City Hall Council Chambers 1830 County Road B East Call to Order Roll Call Approval of Agenda Approval of the June 11, 2002, Minutes Unfinished Business: None Scheduled Design Review: a. Sinclair Gas Station - 223 Larpenteur Avenue East b. Hmong Alliance Church - 1770 McMenemy Street Visitor Presentations Board Presentations Staff Presentations: a. Annual Tour Update b. Community Design Review Board Representation at the July 8, 2002, City Council Meeting c. Upcoming Items: 1) Access Power Office Warehouse Facility - Gervais Court 2) Beaver Lake Townhomes - South of Maryland Avenue, between Sterling Street and Lakewood Drive 10. 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. 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. 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. o 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 II. III. IV. DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, JUNE 11, 2002 CALL TO ORDER Chairperson Shankar called the meeting to order at 6:00 p.m. ROLL CALL Matt Ledvina Craig Jorgenson Diana Longrie-Kline Linda Olson Ananth Shankar Staff Present: Absent Present Present Present Present Shann Finwall, Associate Planner Lisa Kroll, Recording Secretary APPROVAL OFAGENDA Board member Jorgenson moved to approve the agenda. Board member Olson seconded. Ayes - Jorgenson, Longrie-Kline, Olson, Shankar The motion passed. APPROVAL OF MINUTES Approval of the CDRB minutes for May 28, 2002. Board member OIson moved approval of the CDRB minutes for May 28, 2002. Board member Jorgenson seconded. Ayes-Olson, Shankar Abstention- Jorgenson The motion passed. UNFINISHED BUSINESS None. Community Design Review Board Minutes 6-11-2002 VI. DESIGN REVIEW Washington County Bank - 2520 White Bear Avenue Ms. Finwall said Washington County Bank is proposing to locate a branch of their bank to 2520 White Bear Avenue in Maplewood, which is north of Maplewood Dental Specialists and south of Discount Tires. The proposed bank building will be 16,523 square feet in area and will house the bank and two other tenants. On May 10, 1999, the city council approved a wetland setback variance, conditional use permit (CUP) for a maintenance garage, and design for a proposed Pep Boys Automotive Center to be located at 2520 White Bear Avenue. On January 19, 2001, per one of the conditions of the wetland setback variance, Pep Boys recorded a wetland easement on the site. The easement generally encompasses the east half of the site and ensures no building, mowing, cutting, filling or dumping is performed within the easement. On May 10, 2001, Pep Boys Automotive Center's approved CUP for a maintenance garage expired. Ms. Finwall said the Pep Boys development included a 22,300 square foot automotive service garage and an auto parts store. The city council approved a 55.5-foot wetland setback variance for the development. A requirement of the variance was that a wetland easement be recorded on the property. Washington County Bank's development must comply with all of the previous variance conditions and wetland easement requirements. These include no building, mowing, cutting, filling, or dumping within the wetland easement, except for approved watershed district grading. The bank's parking lot will be constructed within 2 feet of the wetland buffer, at its closest point. A storm water detention pond will be constructed within the wetland easement. The Ramsey/Washington Metro Watershed District has preliminarily approved the construction of the detention pond within the easement with a requirement that a native species- planting plan be submitted for the storm water detention pond. The watershed district board will formally review the bank's proposal at their July meeting. The building has many facets of design to include varying roof heights, dormered windows, shutters, columns and the use of a variety of exterior building materials. The building is designed as a colonial-style row building, giving the appearance of several buildings constructed together. The exterior materials include wood, cementitious-type siding, face brick veneer, cedar shakes, aluminum clad windows, and an asphalt roof with cooper standing seams. The building will be an attractive and welcome addition to the area. Community Design Review Board Minutes 6-11-2002 3 Ms. Finwall said the bank would occupy the two-story first floor and basement north end of the building to include 10,342 square feet. Two tenants will occupy the one-story south end of the building to include 6,181 square feet. City code requires 82 parking stalls for this development. The bank proposes 95 parking stalls. There are two driveways proposed for the development, one on the south end of the property and a shared driveway with Discount Tires on the north end of the property. The drive-through bank will be accessed from the south entrance, where vehicles will drive around the backside of the building into the drive-through lanes. This layout will accommodate any vehicle stacking that may occur. Ms. Finwall said exiting the site may prove difficult because of the volume of traffic and width of White Bear Avenue. The city council has required that Pep Boys install "no left turn" signs at their driveways to ensure that the exiting traffic does not crossover oncoming traffic. For safety reasons, this should be a requirement for the bank proposal as well. The city's capital improvement program plans for sidewalks to be constructed along the east side of White Bear Avenue within five years. The portion of White Bear Avenue near the Washington County Bank site has sidewalks on the west side of the road, but not on the east side, in front of the bank. As a starting point for a future sidewalk on the east side of White Bear Avenue, staff is proposing that the applicant construct a 6-foot wide, concrete sidewalk within the White Bear Avenue right-of-way. This sidewalk should run along the western side of the development from the south property line to the north driveway. The sidewalk should be placed eight feet from the White Bear Avenue curb. If the sidewalk, or a portion of the sidewalk, cannot be constructed within the right-of-way, the applicant should construct the sidewalk within the site and record a pedestrian easement on the property. Ms. Finwall said the city's tree preservation ordinance requires that all large trees be replaced one-for-one, not to exceed ten trees per acre. A large tree is defined as any tree with a diameter of 8-inches at a 4-foot trunk height, excluding box elder, cottonwood, and poplar. There are 33 large trees located on this site, all of which will be removed. The landscape plan includes 38 trees planted on the site, which exceeds the tree replacement requirement. The landscape plan also includes foundation plantings of shrubs and flowering perennials. Native plantings are proposed within the graded area of the wetland easement. These plantings must be approved by the watershed district prior to issuance of a building or grading permit. Ms. Finwall said the lighting plan shows nine parking lot lights. This plan must be revised to specify the height of the parking lot lights as well as the illumination from the lights up to the property line. The city's lighting ordinance allows parking lot lights to be a maximum of 25 feet in height, measured from ground grade to the top of the luminary, and the maximum illumination at the property line not to exceed .4-foot candles. Community Design Review Board Minutes 6-11-2002 Ms. Finwall said Chris Cavett, assistant city engineer, reviewed the bank's civil drawings. He outlined his concerns and comments in the report on pages 19 and 20 in the staff report. The review board should require that the applicant submit revised civil-engineering plans for review and approval of the city engineer. Board member Olson asked if she understood the applicant was going to install the sidewalk the entire length of the property and it must be complete before the bank can move in? Ms. Finwall said that is correct as proposed by city staff. Board member OIson said she was sorry to see all the trees go on this site. She asked why none of the trees could have been saved? Ms. Finwall said the engineer could clarify that but she believed it was because of the required grading on the site. Chairperson Shankar asked the applicant to address the board. Mr. John Mulmberg, President of the Washington County Bank, addressed the board. Mr. Mulmberg said their bank is not relocating they are just expanding from their present bank in Oakdale. Because of the size of the lot in Maplewood their plan is to eventually move their operations to the Maplewood location from Oakdale. Washington County Bank is a small neighborhood bank that is three years old. Mr. Mulmberg said he is not opposed to putting the sidewalk in, however it is an expense that they feel they should not have to incur at this point. If they were to put this sidewalk in it would not connect with any other sidewalk. They would not have a problem with this condition if the sidewalk were to connect with something but currently it would go nowhere. This would require snow removal on the bank's part and nobody would be using it because it does not connect to anything. As an alternative they could put a handicapped accessible ramp where the curb cuts are. They could make an easement for the sidewalk in the future when it has something to connect to. Right now it only adds an expense to the bank. Otherwise they have no problem with putting the sidewalk in if it had a useful purpose. It would make more sense to install all of the sidewalks at one time on White Bear Avenue in his opinion. Alan Kretman, engineer with ProTerra Design Associates, Inc., addressed the board. He said unfortunately because of the grade of this property all of the trees had to be removed. Chairperson Shankar asked if the applicant brought any color samples of the building products they will be using. Community Design Review Board Minutes 6-11-2002 Mr. Kretman said they did not bring any building samples with but he encouraged members to go and see the Washington County Bank building in Oakdale. Members could see the windows, roofing, siding etc. It will be a larger building in Maplewood compared to their Oakdale location. It is a colonial style row building. Board member Olson asked who the other tenants will be? Mr. Mulmberg said they have not determined that yet. They have interviewed two possible tenants. It would be on a short-term lease basis because eventually the Washington County Bank in Oakdale will be moving to the Maplewood location. Chairperson Shankar asked how the parking would work? Mr. Mulmberg said the tenants would park on the south side of the parking lot. Chairperson Shankar said this is an attractive looking plan. Using a number of building products on this proposed building helps to break down the massive size of the building. Board member Jorgenson asked if the roofing material is going to be slate gray? Mr. Kretman said it is similar to a timberline shingle and has a multicolored look to it. It almost looks like a cedar shake but it is asphalt. Board member Longrie-Kline said she understands the bank will be on the north end and it will be a two-story building. Mr. Mulmberg said it will be a one-story building with a basement. Board member Longrie-Kline asked how long the bank has owned the property? Mr. Mulmberg said about six weeks. Board member Longrie-Kline said she assumed if the bank was going to have tenants that the bank would be responsible for the upkeep of the commons area. Mr. Mulmberg said that is correct. Chairperson Shankar and other board members agreed this will be a nice addition to the area. Chairperson Shankar said he is unclear regarding the color schemes for the building products that will be used. He would like to see that put in as a condition for the color scheme and building materials to be approved by city staff. Board member Longrie-Kline said she is concerned about the drive through lanes. It appears there would not be enough room to get through the last drive-through lane. Community Design Review Board Minutes 6-11-2002 6 Mr. Kretman said they did put some turning templates on the site plan. It should work out fine. Ms. Finwall said she noticed that the lanes for the drive-through area on the plans are different between the grading and the landscaping plan. Could they clarify which is the correct version? Mr. Kretman said the landscape plan is the correct plan. Chairperson Shankar asked how many drive through lanes there will be? Mr. Kretman said there are 4 drive-through lanes and the 5th lane is the drive through for the ATM machine. Board member Olson moved to approve the plans date-stamped April 26, May 21, and May 31, 2002, for the proposed Washington County Bank at 2520 White Bear Avenue. Approval is subject to the applicant doing the following: (changes are in bold). Repeat this review in two years if the city has not issued a building permit for this project. Before getting a building permit, the applicant must submit to staff for approval the following: Combine the three lots and two vacated street rights-of-way that comprise this site into one parcel for tax identification purposes. b. Dedicate and record cross easements for access between Washington County Bank and Discount Tire if this easement has not yet been established. A survey completed by a registered land surveyor showing the following existing conditions, wetland buffer easement, and location of the proposed building and parking lot. A registered land surveyor must also stake the location of the building and the wetland buffer easement on the property. A revised site plan showing a 6-foot wide concrete sidewalk within the White Bear Avenue right-of-way to be constructed 8-feet from the curb. If the sidewalk, or a portion of the sidewalk, cannot be constructed within the right- of-way, the site plan should show the sidewalk within a pedestrian easement on the site. The pedestrian easement must be recorded on the property prior to issuance of a building permit. A grading, drainage, utility, and erosion control plans to the city engineer for approval. Community Design Review Board Minutes 6-11-2002 A revised landscape plan for the restoration of the grading completed within the wetland buffer. Restoration shall include native plantings and shall be subject to city staff and watershed district staff approval. Underground irrigation is required for all landscaped areas, excluding the wetland protection buffer. gm A trash enclosure plan showing location and materials used. The trash enclosure must be compatible with the building and must have a 100 percent opaque closeable gate. If the trash dumpster is kept inside the building, an outdoor enclosure is not required. h= A revised lighting plan showing photometrics to the property lines and the style and height of parking lot lights. The maximum luminary allowed at the property line is .4-foot-candles and the maximum height of the parking lot lights is 25 feet as measured from ground grade to the top of the luminary. 3. The applicant shall complete the following before occupying the building: Install a 6-foot wide concrete sidewalk along the western side of the site, 8- feet from the White Bear Avenue curb, extending from the south property line to the north driveway. b. Replace any property irons removed because of this construction. Install a reflectorized stop sign at the exits and a handicap-parking sign for each handicap accessible parking stall. d. Post a "no left turn" sign at the southerly curb cut. Construct a trash enclosure to meet code requirements, unless trash dumpsters are stored indoors. Provide continuous concrete curb and gutter around the parking lot and driveways. go Install an in-ground lawn irrigation system for all landscaped areas, excluding landscaping within the wetland buffer. h= Install city approved wetland signs at the edge of the wetland buffer that specifies that no building, mowing, cutting, filling or dumping be allowed within the easement. Community Design Review Board Minutes 6-11-2002 4. If any required work is not done, the city may allow temporary occupancy if: 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. Any unfinished landscaping shall be completed 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. This approval does not include signage. All proposed signs must comply with the city's sign ordinance and the applicant must obtain all required sign permits prior to installation. All work shall follow the approved plans. The director of community development maY approve minor changes. Color samples and building material samples shall be submitted for staff approval prior to issuance of a building permit. Board member Olson said she would like to stress that she feels very strongly that the applicant be required to put the sidewalk in on White Bear Avenue. She would also like to stress to the assistant city engineer, Chris Cavett, the installation of this sidewalk be a motivator for the city sidewalk project to go through from County Road C East to Eleventh Avenue in Maplewood. Ms. Finwall said she would have the minutes reflect that and she would pass the minutes onto the engineers. She stated the sidewalk project is in the capital improvement project that is to be completed in the next five years as well. Board member Olson said five years is way too long to wait for sidewalks. She is also disturbed that Discount Tire was allowed to build without installing a sidewalk. Board member Longrie-Kline seconded. Ayes-Jorgenson, Longrie-Kline, Olson, Shankar The motion passed. VII. VISITOR PRESENTATIONS No visitors present. Community Design Review Board Minutes 6-11-2002 VIII. BOARD PRESENTATIONS Ananth Shankar represented the CDRB at the June 10, 2002, city council meeting. Items that were discussed at the city council meeting were the Lexus addition-passed, Dearborn Meadow town homes-passed, and the Till~ies Medical Buildin~]-passed. IX. STAFF PRESENTATIONS a. New Member Orientation (Welcome Diana Longrie-Kline) Ms. Finwall went through the new member orientation booklet with the board. She said if there were any questions members are welcome to contact anybody on the list of staff provided in their booklet. Ms. Finwall also discussed the city tour. She was going to check whether this year's city tour on July 29, 2002, was only for the planning commission members. Community Design Review Board Representation at the June 24, 2002, city council meeting. Ms. Finwall said because there were no CDRB items to discuss at the city council meeting on June 24, 2002, there is no CDRB representation needed. c. Upcoming Items: 1) Sinclair Gas Station Expansion - Larpenteur Avenue. 2) Hmong Alliance Church Expansion - McMenemy Street and Desoto Street. 3) Access Power Office Warehouse Facility - Gervais Court that is between Saints North roller-skating rink and the Qwest building. X. ADJOURNMENT The meeting was adjourned at 7:10 p.m. TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: MEMORANDUM City Manager Shann Finwall, Associate Planner Sinclair Gas Station Conditional Use Permit and Design Review Sinclair Oil Corporation 223 Larpenteur Avenue East June 19, 2002 INTRODUCTION Project Description Sinclair Oil Corporation is proposing to expand and remodel the Sinclair Gas Station located at 223 Larpenteur Avenue East. The expansion includes a 290-square-foot addition to the convenience store, refacing of the convenience store, and construction of a 50-foot x 56-foot, 2,800-square-foot fuel island canopy. The six existing fuel dispensers 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. The proposed expansion and remodeling will be consistent with Sinclair's Rice Street gas station remodeling that was approved by the city council last October. Refer to Sinclair's letter on pages 10 and 11 and the maps on pages 12 through 20. 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. Design review. DISCUSSION Existing Business Sinclair Gas Station was constructed in the late 1970s. The building is 1,641 square feet in area and houses a small convenience store and three automobile service bays. Budget Towing currently leases the site for their towing and tire operation. They also sell gasoline under the Sinclair name. Sinclair was constructed before the city's requirement that a conditional use permit be obtained for a motor fuel station within the business commercial zoning district. Because of the expansion of their facility, a conditional use permit for the motor fuel station is required. Staff finds that the expanded facility meets the nine requirements for a conditional use permit as specified in the resolution on pages 24 and 25. 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 is located next to residential properties to the west that include three city-owned housing replacement lots on the corner of Larpenteur Avenue and Adolphus Street (see surrounding properties map on page 21). Budget Towing has been operating their business 24 hours a day for the past year. Once the remodeling and expansion of the motor fuel station is complete, Sinclair Oil Corporation proposes to comply with the city's required hours of operation and limit their business from 8 a.m. to 11 p.m. In addition, 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. ^ condition should be added to Sinclair's conditional use permit that limits pay-at-the-pump fueling to the hours of 6 a.m. and 11 p.m. as well. Building Design The three existing automobile service bays will be removed and a 290-square-foot addition will be constructed on the east side of the building. Interior of the building will include a convenience store, office, and restrooms. The existing roofline on the exterior of the building will be refaced with a new fascia system to create a fiat-roof appearance. Exterior building materials include stucco, bdck, and windows. Canopy Design The canopy will be 2,800 square feet in area and 19 feet in height, which is three feet higher than the building. Overhead canopies within a motor fuel station are required to be set back at least 15 feet from the street right-of-way. Sinclair's new canopy will be set back 15 feet from the Larpenteur Avenue right-of-way. 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 be nonilluminated, but signage proposed for the canopy will be illuminated. This proposal does not include signage, which will require separate sign permits and must comply with the city's Sign ordinance. Driveway Access There are two existing driveways located on Larpenteur Avenue. City code specifies that driveways must be set back at least 30 feet from intersecting rights-of-way. Sinclair's westerly driveway is approximately 18 feet from the intersecting Adolphus Street right-of-way. Chds Cavett, Assistant City Engineer, states in his review of the project on page 23 that the west driveway should be eliminated and a new driveway constructed on Adolphus Street. The driveway should be centered on the pump aisle, which is approximately 26 feet from the intersecting rights-of-way, and approximately 50 feet from the intersecting pavement portion of the roads. While the 26-foot setback does not meet city code, the removal and relocation of the westerly driveway will create better traffic operations on the site and a safer traffic environment on the street. Sinclair 2 June 19, 2002 Dan Solar, County Traffic Engineer, also concurs with the proposed ddveway elimination. Mr. Solar states that the west driveway is located too close to Adolphus Street, which hinders traffic exiting the gas station and traffic exiting Adolphus Street onto Larpenteur Avenue. Mr. Solar also recommends that the remaining driveway on Larpenteur Avenue be straightened. Currently the driveway angles from the site to the east. Refer to the proposed driveways map on page 22. The driveway onto Adolphus Street may have an impact on the city-owned housing replacement lots located across the street. The ultimate scenario would be to line up the Sinclair ddveway with a driveway into the redeveloped lots. Because there is no redevelopment plan in place, the city must ensure that any future driveway in the redevelopment lots line up with Sinclair's driveway or that appropriate screening be installed along Adolphus Street. Adolphus Street Right-of-Way Easement Currently the Adolphus Street fight-of-way is only 30 feet wide at the Larpenteur Avenue intersection. In order to ensure that the city maintains the required 60-foot right-of-way in this area, staff is recommending that a 15-foot-wide strip of land along the west side of Sinclair's site be dedicated as a right-of-way easement. Also, an additional 15 feet of right-of-way should be obtained from the city-owned housing replacement lot across the street at 215 Larpenteur Avenue when the lot is developed. Sinclair Oil Corporation is receptive to giving the city a fight- of-way easement and has depicted that easement on their site plan on page 15. Parking Lot Vehicle 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. Sinclair Oil Corporation is proposing eight parking stalls in addition to the eight parking areas in front of each fuel pump. Parking Lot Setback The existing parking lot does not have curb and gutter and is constructed up to the Larpenteur Avenue right-of-way and approximately 12 feet at its closest point to Adolphus Street. City code requires that all parking lots have curb and gutter and be set back 15 feet from street rights-of- way. With the reconstruction of the parking lot, Sinclair is proposing curb and gutter as well as a 10- foot setback to Larpenteur Avenue and a 20-foot setback to Adolphus Street. Increasing the parking lot setback to the required 15 feet on Larpenteur Avenue is not possible because of limited space between the fuel island pumps and the new parking lot curb. The new 10-foot parking lot setback to Larpenteur Avenue will create a more conforming parking lot. For this reason, and because the parking lot will be located 30 feet from the paved portion of Larpenteur Avenue, staff finds the 10-foot pavement setback adequate. Landscaping Landscaping proposed for the site includes 10 evergreen trees and 52 shrubs. This plan is a vast improvement over the current nonexistent landscaping of the site. However, in order to Sinclair 3 June 19, 2002 accommodate the new curb cut along Adolphus Street and ensure some screening from the existing and future residential properties to the west, staff recommends a revised landscape plan be submitted. The revised landscape plan should include moving the five scotch pines proposed on the west side of the site to the north side of the new driveway. These pine trees should be at least six- feet in height, as opposed to the proposed four-foot height. Also, with the removal of the west Larpenteur Avenue driveway, the landscaping proposed on the south side of the site should be expanded to the west property line. Lighting The lighting on the site is a particular concern due to the fact that there are residential properties to the west. The city's lighting ordinance states that exterior lights must not produce glare to adjacent residential properties, must not exceed 0.4-foot candles at the property lines, canopy lights must be a flush-mount type fixtures, and the maximum height of parking lot lights is limited to 25 feet. Lighting proposed for the site includes 16 flush-mount canopy lights and two 16-foot-high parking lot lights. The photometric plan submitted shows the canopy light luminary exceeding the required .4-foot-candles at the Larpenteur Avenue property line. A revised photometric plan must be submitted which shows compliance with the city's lighting ordinance. Trash Enclosure To accommodate the addition, an existing fenced trash enclosure and shed will be removed from the east side of the site. Sinclair proposes to construct a new trash enclosure constructed of six-foot-high chain link fence with white slats. Samples of the fence with slats should be submitted for staff approval in order to ensure that the fence is 100 percent opaque. COMMITTEE ACTION On June 17, 2002, the planning commission unanimously recommended approval of Sinclair's conditional use permit to operate a motor fuel station within the BC zoning district (see attached June 17, 2002, planning commission minutes). OTHER COMMENTS Chris Cavett, Assistant City Engineer: Mr. Cavett's review of the proposed grading and drainage plan for Sinclair's expansion and remodeling are outlined in the report on page 23. Staff recommends that all grading and drainage concerns as outlined in the report be addressed with the city engineering department prior to issuance of a building permit. Lieutenant John Banick: No public safety concerns. Dave Fisher, Building Official'. Sinclair Oil Corporation must obtain two building permits, one for the canopy and one for the remodeling of the convenience store. Butch Gervais, Fire Marshah Sinclair Oil Corporation must submit a letter with information on underground tanks including the age and installation date. The building appears to be under the allowable area for sprinkler requirements, but further information on building size will be needed. Sinclair 4 June 19, 2002 Historical Commission: Project is okay. RECOMMENDATIONS Adopt the resolution on pages 24 and 25 approving a conditional use permit to operate a motor fuel station within the business commercial, BC, zoning district for the Sinclair Gas Station located at 223 Larpenteur Avenue East. 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. bo The applicant shall comply with all requirements of the Minnesota Pollution Control Agency regarding fuel tanks, fuel spillage, monitoring wells, any contaminated soil, etc. All construction shall follow the site plan approved by the city including the removal of the westerly Larpenteur Avenue driveway and relocating the driveway onto Adolphus Street. The director of community development may approve minor changes. do The proposed construction must be substantially started within one year of the city council's approval or the permit shall become null and void. The city council may extend this deadline for one year. e. The city council shall review this permit in one year. Approve the plans date-stamped May 10, May 16, and May 23, 2002, for the building addition, remodeling, and construction of a new canopy and fuel islands for the Sinclair Gas Station at 223 Larpenteur Avenue East. Approval is subject to the following conditions: ao Repeat this review in two years if the city has not issued a building permit for this project. b. Submit the following for staff approval before the city issues a building permit: (1) A revised site plan showing: (a) Removal of the westerly driveway on Larpenteur Avenue and the replacement of all required curb and gutter along Larpenteur Avenue and the parking area. (b) At least a 24-foot-wide driveway entrance on Adolphus Street. The driveway must be centered on the fuel pump islands. (c) The easterly driveway on Larpenteur Avenue widened to 36 feet. Three lanes should be marked with paint and arrows to include an entrance lane, a left-turn exit lane, and a right-turn exit lane. (2) Revised grading, drainage, utility and erosion control plans. June 19,2002 Sinclair 5 Co (3) A revised landscape plan showing the following: (a) Moving the five scotch pines proposed on the west side of the site to the north side of the new driveway. These pine trees should be at least six-feet in height, as opposed to the proposed four-foot height. (b) Expanding the landscaping proposed on the south side of the site to the west property line, due to the removal of the westerly Larpenteur Avenue driveway. (c) Installing in-ground sprinkler system 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. (d) Edging and mulching all planting beds. (4) Revised canopy elevations showing that the lights beneath the canopy are flush mount. The lenses of the lights must not drop below the opaque portions of each lighting fixture. (5) A revised photometric plan showing that the site lighting complies with the city's lighting ordinance. (6) Trash enclosure fence sample must be submitted to staff to ensure the fence is 100 percent opaque. (7) A right-of-way easement covering the westerly 15 feet of the site. The easement must be recorded with Ramsey County prior to issuance of a building permit. Complete the following before occupying the building: (1) Restore and sod damaged boulevards. (2) Install all'pavement, curb, and gutter. (3) Install stop signs at both exits and a handicap-parking sign for the handicap-parking stalls. (4) Widen the eastedy Larpenteur Avenue driveway to 36 feet. Three lanes should be marked with paint and arrows to include an entrance lane, a left-turn exit lane, and a right-turn exit lane. (5) Install the approved trash enclosure. (6) Install all required landscaping. Sinclair 6 June 19, 2002 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 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. 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. 7 June 19,2002 Sinclair CITIZEN COMMENTS I surveyed all owners within 350 feet of this site. Of the 11 surveyed, one responded as follows: Alden Landreville of Champps Americana, 1734 Adolphus Street: "1 feel it would be an asset to the area." Sinclair 8 June 19, 2002 REFERENCE INFORMATION SITE DESCRIPTION Site Size: Existing Land Use: 43,246 square feet Motor Fuel Station/Towing and Tire Business SURROUNDING LAND USES North: West: South: East: Champps Americana Restaurant (zoned BC) Single Family Homes (City-Owned Housing Replacement Lots) (zoned R1) Drainage Area in St. Paul (Open Space) Interstate 35E PLANNING Existing Land Use Plan: Existing Zoning: Limited Business Commercial (LBC) 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 24 and 25. APPLICATION DATE We received the complete applications and plans for Sinclair's proposal on May 23, 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 July 22, 2002. P:Sec18/sinclair Attachments: 2. 3. 4. 5. 6. 7. 8. 9. Sinclair Oil Corporation Letter Date-Stamped May 10, 2002 Location Map Zoning Map Land Use Map Site Plan Grading Plan Landscape Plan Existing Building Elevations Proposed Building Elevations Canopy Elevation Surrounding Properties Map Proposed Driveways Map Assistant City Engineer Comments Conditional Use Permit Resolution Separate Plans Date Stamped May 10, May 16, and May 23, 2002 June 19,2002 Sinclair 9 City of Maplewood 1830 County Road "B" East Maplewood, Minnesota 55109 Site Upgrade and Building Remodel 223 East Larpenteur Ave. Maplewood, MN. Attachment 1, Sinclair Oil Corporation is making an application to the City of Maplewood to continue operating a convenience store with gasoline facilities at 223 East Larpenteur Ave., Maplewood, MN. In general the plan involves a small expansion to the building, remodeling the building interior, changing the building exterior graphics and installing new gas dispensers under a new canopy. Existing site conditions and the proposed plans are indicated on the attached drawings. A convenience store with three, car, service bays currently exist at the site along with the gasoline fueling function. Sinclair Oil Corporation obtained this site in the late 1970's and has operated the gasoline and car service facilities since that time. The facility existed as a gasoline station prior to Sinclair purchasing the property. It was indicated to Sinclair that ten feet of additional Right-of-Way is desired along Adolphus Street. At this time Sinclair management takes no exception to a ten foot easement for Right- of-Way along Adolphus Street. On the Larpenteur Ave. property line, a curb and pavement exists up to and along the property line. The plan is proposing a ten foot pervious area onto the site between the entrances along Larpenteur Ave. With this arrangement a through lane remains available to allow vehicles to freely move around the site. The plan also shows the existing shed, east of the building, to be removed. A trash enclosure is proposed to be installed in that same area. It is proposed to change the high rise sign from the Sinclair trapezoid to a rectangular sign showing the Sinclair trapezoid logo on a green background. The proposed plan closes the service bays and expands the sales area of the convenience store. The basic use of the site remains unchanged and it is proposed to continue to operate as a convenience store with gasoline dispensing. It is Sinclair's opinion that the proposed project will not change the character of the surrounding area and it should not affect adjacent property values. This project will not change the requirements for public utilities and public services from what are in place today. 10 1001 E. CLIFF ROAD · SUITE 201 · BURNSVILLE, MINNESOTA55337 (952) 736-1100 Sinclair Oil Corporation asks for approval of the proposed plan as presented. The proposed plan represents a considerable investment and we plan to remain an active business in the community. If there are any questions, please call me at 952 736 1100 or on a cell phone at 612 791 8216. Thank you for your consideration and review of our proposed project. Sincerely, Lawrence F. Feldslen, PE Engineer SINCLAIR OIL CORPORATION Application attached. 11 Attachment'2 Little Canada 0 (I) St. Paul St. Paul Sinclair Gas Station 223 E Larpenteur Ave 0 0 Location Map_ Attachment 3 . N ZONING ~ 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 ISinclair Gas Station 223 E Larpenteur Ave Zoning Map 13 Attachment 4- . ! N ~ . I ARPENTI:::IJR AVF F LAND USE ~ Light Manufacturing ~ Heavy Manufacturing BIBIB Neighborhood Commercial ~ Commercial Office ~ Limited Business Commercial ~ Business Commercial Modified ~ Business Commercial :~_ Small Lot Single Dwelling Residential [~ Single Dwelling Residential ~ Double Dwelling Residential [~ 7'~ Low Multiple Dwelling Residential ~ Medium Multiple Dwelling Residential ~ High Multiple Dwelling Residential ~ 30000 Residential Estate ~ 40000 Residential Estate ~ Park !-~ -_~_ Open Space ~ School I cit~ ~ Government Library ~ Cemetery I~ Church ~ Fire Station Sinclair Gas Station 223 E Larpenteur Ave Land Use Map 14 Attachment 5 o oO O 0 ii ~[ ~,e s~m~ L J N S 15 Site Plan Attachment 6 LARPENTEUR AVENUE N Grading Plan 16 - Attachment 7 / '1 CONVENIENCE STORE' \ \ \ \ \ ,II 0 00 ',[3 o oo ', LARPENTEUR AVENUE LANDSCAPE SCHEDULE PINUS, SYLVESTRUS "SCOTCH" 10 3-4 FT AusTRIAN PINE L£UCOD£RMUS DWARF2 4-5 PT MUGHO PINE S~S5 MOUNTAIN PiN[ 6 8-24" ROSE, EXPLORER 10 2 GAl-. JUNIPER WlLTNII t~. 2 GAL. YEW, EVERLOW 10 EUONYMUB STATUS STD. "BURNING BUSH" 10 5 GAL .. Landscape Plan Attachment 8 EXISTING FRONT ELEVATION EXISTING REAR ELE-"VATI(]N EXISTING WEST ELEVATION £XlSTING EAST ELEVATIQN Existing Building Elevations _ 18 Attachment 9 FRONT ELEVATION REAR ELEVATION WEST ELEVATION EAST ELEVATION Proposed Building Elevations 19 Attachment 10 56'-0' ~2' ~ 3' PUSH ~'IRU LOGO TYP 3 Pt. CS. BUMPER GUARD FINISH GRADE: ELEVATION CANOPY ELEVATION Canopy Elevation Attachment 11 N Surrounding Properties Attachment 12 _L o O0 o ""8 o I LARPENTEUR AVENUE N Proposed Driveways 22 Attachment 13 Engineering Plan Review Project: Reviewed by: Sinclair Oil Corp. (Larpenteur / Adolphus) Erin Schacht and Chris Cavett Maplewood Engineering Department, June 7, 2002 The Sinclair Oil Corporation is proposing improvements to their site at 223 East Larpenteur. A small expansion to the building along with new gas dispensers and a new canopy are proposed. Curb and gutter and new pavement are included in the design of the site. Currently, there is no management of storm water. The majority of the existing storm water sheet drains untreated out to Larpenteur Avenue. The applicant has not proposed any changes to the on site drainage. Two entrances to Larpenteur Avenue currently exist and the applicant has proposed no changes to those entrances. The applicant shall address the following staff comments and revise plans before grading and utility permits will be issued: Storm Water Management/Storm Water Treatment & Misc, drainaee issues: The drainage design as proposed is not acceptable. Storm water mnoff~ sheet draining directly into Larpenteur Avenue is no longer an option for this site. Best Management Practices, (BMP's) must be incorporated into the storm water drainage design for this site. Storm water runoff shall be treated on site and discharged into an appropriate storm management system. Pollutants, such as oils and fuel must be able to be separated rom storm water before it leaves the site. See the Metro Council website for additional information on best management practices. http://www.metrocouncil.org/enviromentYWatershed/bmpmanual.hm~ Contact Maplewood Assistant City Engineer, Chris Cavett at 651-770-4554, to discuss some viable options. Some options that are described in the BMP manual and which the applicant might consider are: Installing catch basins to capture flow before it is allowed to leave the site. Treating the flow with appropriate storm water treatment structures for this type of site. There is an existing storm sewer catch basin on the north end of the property, located in the parking lot area leased by Champs. "Treated" storm water may be discharged into that system. The applicant shall provide the city their maintenance plan to regularly clean the treatment structure. Submit design information and runoff calculations for the site and the treatment structures proposed to be used. · Consider using Rainwater Gardens in some of the landscape areas to manage storm water from the east side of the site. Miscellaneous: Eliminate the west entrance to Larpenteur Avenue. A second entrance may be constructed offof Adolphus Street. It appears that a driveway centered on the pump aisle will be no more than a 10% grade to Adolphus with no grade changes, but can be reduced more with adjustments to the grades and drainage on the west side of the site. Maintain minimum 3:1 slopes throughout the site, notably at the northeast comer. Proposed contours elevations do not tie into the correct existing contour elevations. The 95 contour ties into the 95.5 contour, etc. Label proposed contours, as they are difficult to follow. 3. Submit the signed Roadway Easement to the City of Maplewood Engineering Department for the Easement shown along Adolphus, and the City will file it with Ramsey County. 23 ATTACHMENT 14 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Sinclair Oil Corporation applied for a conditional use permit to operate a motor fuel station within the BC, Business Commercial, zoning district; WHEREAS, this permit applies to property located at 223 Larpenteur Avenue East. The legal description is: The West 300 feet of the South 290 feet, except the West 30 feet thereof, of the West % of the Southeast % of the Southeast % of Section 18, Township 29, Range 22. WHEREAS, the history of this conditional use permit is as follows: 1. On June 17, 2002, the planning commission recommended that the city council approve this permit. 2. On June 24, 2002, 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 city 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: 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 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. 24 o 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: The fuel station's hours of operation, including pay-at-the-pump fueling, is limited to 6 a.m. toll 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. All construction shall follow the site plan approved by the city including the removal of the westerly Larpenteur Avenue driveway and relocating the driveway onto Adolphus Street. The director of community development may approve minor changes. o The proposed construction must be substantially started within one year of the city council approval or the permit shall become null and void. The city 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 ,2002. 25 MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Conditional Use Permit Revision and Design Review - St. Paul Hmong Alliance Church 1770 McMenemy Street June 11, 2002 INTRODUCTION Proposal The St. Paul Hmong Alliance Church, at 1770 McMenemy Street, is proposing to build an addition onto the south side of their existing parking lot. Refer to the maps on pages 9-16. They also are proposing to add a playground to the east side of the church building and a new driveway from the expanded parking lot to DeSoto Street. Refer to the narrative on page 17 and the enclosed plans. (The plans show a future church addition as well. The applicant will apply for the approval of this expansion later. Staff is not considering the future church addition as part of this review.) Requests The applicant is requesting: A conditional use permit (CUP) revision. Specifically, they want city approval to change the approved site plan to expand their parking lot, to add the new driveway to DeSoto Street and to add a playground. The city code requires a CUP for churches. 2. Approval of project plans. BACKGROUND On May 12, 1997, the city council approved a CUP revision and the design plans for this site. These requests were for the church to expand their building by adding space for Sunday school and a solarium to the front of the church. DISCUSSION Conditional Use Permit Revision - Parking Lot and Playground The church is now meeting the conditions of their CUP and staff is not aware problems, other than the traffic from the site, with the church. The proposed parking lot expansion meets the requirements for the CUP and would fit the site. If approved, the parking lot would grow from 95 spaces to 254 spaces (an increase of 159 spaces). This expansion should meet the parking needs of the church for the next several years. Proper landscaping and screening will ensure that nearby homes are buffered from the parking lot. The proposed playground should be a good fit and should not cause any problems. In addition, the city has approved several CUPs for church expansions in the past few years. Conditional Use Permit Revision - New Driveway The proposed plans show a new driveway from the expanded parking lot to DeSoto Street. The neighbors near the church have mixed reactions to this part of the proposal. Those living on or near McMenemy Street thought the new driveway would be a good idea and those living on or near DeSoto Street thought that the new driveway was a poor or dangerous idea. One neighbor said the city should deny this project because there already is too much traffic from the church. City staff has not received any traffic complaints about the existing church and parking lot layout. We understand, however, that the new driveway to DeSoto Street is a change to the site and the area that is a concern to many of the neighbors. It is their opinion that DeSoto Street, because of its condition and design, could not handle the additional traffic. The neighbors also are concerned that the additional traffic from the church would make DeSoto Street unsafe for pedestrians and for the homeowners on the street. Because of the neighbors' concerns, the church agreed to have a traffic study done. They hired Benshoof and Associates, Inc. to study the existing traffic patterns and to prepare an analysis of what will happen if the church adds the driveway to DeSoto Street. (Please see the traffic study starting on page 23.) This study shows that about 60 additional vehicles would use DeSoto Street between the driveway and Larpenteur Avenue during the church peak hour on a Sunday morning. The study also notes that "the impacts of the volume increase on this segment of DeSoto Street will not be significant, because there are fewer than 10 homes along DeSoto Street south of the proposed driveway location. Also, this volume condition would occur only for a few hours one day per week." The traffic study has three conclusions (see page 27). Specifically, the traffic consultants recommend that the church construct the driveway for three reasons: 1. It will not create adverse impacts on DeSoto Street. 2. It will improve convenience for church users. 3. It will reduce the Sunday traffic volume on McMenemy Street. The city should monitor the parking demand and traffic situation and keep track of any complaints after the church completes the project.. If traffic and parking problems occur, the city council could require the church to close the driveway to DeSoto Street or make other changes to the site. Landscaping The proposed landscaping plan (page 15) shows the applicant planting trees and shrubs around the proposed ponding area and in the islands in the parking lot. The proposed plan, however, does not show additional landscaping along the south side of the new parking lot. Section 36-27(a)(1) of the code says "a landscaped and possible screened area of not less than twenty (20) feet in width shall be provided where a nonresidential use abuts a residentially zoned or planned property." The code also says that the CDRB shall require shrubs or trees in this area (the 20 feet) unless they deem it not appropriate. In addition, Section 36-27(b)(4) of the code says, "screening shall be provided where a parking lot is constructed next to a property that is used for single or double-dwelling use. The CDRB may waive this requirement if they determine that screening would not be needed or would not protect surrounding property values." In this case, there is not a need for screening and landscaping along the entire south property line of the church property. Much of this area abuts the backyards of the houses at 1750 McMenemy Street and 1771 DeSoto Street. There is a need, however, to screen the south side of the parking lot and the new driveway to DeSoto Street when they are next to the adjacent houses. The code requires that such screening be at least six feet tall and be 80 percent opaque. The church may provide such screening with a fence, berming or trees. The applicant should provide a revised landscape plan that shows significant screening and landscaping along the south side of the parking lot and the new driveway to DeSoto Street in the areas next to the adjacent houses. This plan must meet the code requirements and should be subject to staff approval. Grading The applicant provided the city engineer a grading plan. (See the engineering dePartment comments on page 19 and 20.) Staff does not have any major concerns with the proposed grading because of the substantial building setbacks and because there is a need for the additional parking. The applicant must provide, however, additional information before starting the grading. This includes an easement for the grading on the property to the south and a detailed grading and drainage plan that meets the conditions of the city engineer and the watershed district before the city will issue a building permit. RECOMMENDATION Adopt the resolution on pages 37 and 38. This resolution revises the conditional use permit for a church at 1770 McMenemy Street. This permit is based on the standards for approval required by the code and subject to the following conditions (additions to the permit conditions are underlined; deletions are crossed out): All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. This approval includes the parkin.q lot expansion, the new driveway to DeSoto Street and the proposed playground. 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. Regularly maintain the grounds and pick up all debris as well as maintain the decorative wood screening fences along the north side of the site.,~,,,~ ,," "' '"', 4. The city council shall review this permit in one year. 5. The city council may require additional parking spaces if a parking shortage develops. o The plans for the future church addition and future gymnasium are not approved. These P-hase--~ shall be submitted to the City Council for approval of a revised conditional use permit. The city council may require the church to make changes to the site, including closing the new driveway to DeSoto Street, if the council deems it necessary or prudent, during future reviews of the conditional use permit. The church shall provide adequate screening of the new parking lot and the new driveway from adjacent homes by planting, berming or both. Approve the plans date-stamped April 30, 2002, for the parking lot expansion, new driveway and playground additions on the St. Paul Hmong Alliance Church, 1770 McMenemy Street. The property owner shall meet the following conditions: 1. Repeat this review in two years if the city has not issued a permit for this expansion. 2. Before starting the construction of the parking lot and the new driveway, provide for staff approval the following plans: ao A revised landscape plan that shows significant screening and landscaping along the south side of the parking lot and the new driveway to DeSoto Street in the areas next to the adjacent houses. Such screening shall be at least six feet tall and be 80 percent opaque and may be accomplished with a fence, berming or trees. Provide a grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall meet ordinance requirements and all the plans shall meet the requirements of the city engineer. If the grading plan shows the elimination of any mature trees (eight inches in caliper or more), the applicant shall replace these trees in accordance with the woodland protection ordinance. 3. Resod the lawn that is disturbed by construction activities. 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. 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. 5. All work shall follow the approved plans. The director of community development may approve minor changes. CITIZENS' COMMENTS I surveyed owners of the 31 properties within 350 feet of the church property. Of the 15 replies, three were in favor, nine were opposed and three had comments. In Favor 1. As a resident along McMenemy Street, I have no problem with the proposed expansion and particularly the driveway to DeSoto Street to relieve traffic levels along McMenemy Street when the church lets out. (Waegener- 1739 McMenemy Street) A lot expansion is an obvious necessity, also DeSoto Street should be utilized to its utmost, as the church membership doubles, I do not wish to see the post-service procession double by the end of my driveway. The playground is a fine idea. (Dahlquist - 177'4 McMenemy Street) 3. I strongly support the approval of the Hmong Church expansion request due to its current membership. (Vang- 415 Kingston Avenue) Opposed 1. I am against having any driveway coming out onto DeSoto. The street is not designed for a high flow of traffic on its south side, between Ripley and Larpenteur. It is not lit very well at night, it has poor visibility to oncoming traffic and to the driveways. To the north, Ripley to Roselawn, we now have a senior building that exists onto DeSoto, Roselawn traffic does not stop. I do not think there is a good or safe way to exit or entrance the traffic onto DeSoto Street. (Duellman - 1835 DeSoto Street) 2. I feel DeSoto is inadequate for that amount of traffic and there is too much traffic on there now coming from Saint Paul, plus walkers and children playing. I think McMenemy is the primary street to handle (the traffic) rather than DeSoto Street. (Peterson - 1747 DeSoto St.) 3. I do not think the church putting this drive onto DeSoto is a good idea because: if you look at the road texture difference between DeSoto and McMenemy, McMenemy is better built for traffic. Also, since the church has the deed to the property (on McMenemy Street) along side their driveway, they can expand the driveway out to McMenemy to give them better access. (Petterson - 1764 DeSoto Street) 4. I do not agree to let the church open a driveway to DeSoto Street. Currently, this street is small and in bad condition. (Vo- 416 Ripley Avenue) 5. The church parking lot (new) would de-value our property and we would like the church to do more research about the new parking lot. Also, we would like the church to fence the church property so children wouldn't be running around during weekends. (Kong - 1748 McMenemy Street) 5 I do not want to have the driveway come out on DeSoto Street because more people will then, without permission, use the private drive past my house to get to Kingston Street. We do not need any more traffic!! (Kline -1771 Burr Street) Also, see the letter from Julie Knabe on page 29, the letter from the Crosbys on page 30, the letter from the Duellmans on page 31 and the letter from Diana Longrie-Kline starting on page 32. Miscellaneous Comments My only concern is the entrance/exit to DeSoto Street. We do not want to see it used as a thru street. Need to have speed bumps and gates with limited times that they are open. Do not want this exit to DeSoto (if it happens) to be a reason that DeSoto Street is widened in the future. (Pertzsch - 426 Ripley Street) Our property borders the church property on the south and next to where the new holding pond will be. Our concern is that the new road be constructed in a manner so that the water runoff would not end up on our property. Also, when the pond is built that the bank of our property be protected. When we went to the meeting at the church, it was mentioned that some of the landscaping might be done in the future. On the proposed landscape plan, we see no plan for landscaping between the new road and our property. We hope the lighting will be done in a manner that directs the light at the parking lot and not at our house. Also at the church meeting it was said that the access of the new road onto DeSoto would be gated, closed and used only during the time of service. We would be in favor of the access if that idea were carried out. (Nelson - 1771 DeSoto Street) 3. See the letter from Kristi Wheeler on page 28. REFERENCE INFORMATION SITE DESCRIPTION Lot size: 7.42 acres Existing land use: The St. Paul Hmong Alliance Church SURROUNDING LAND USES North: Single dwellings South: Single dwellings and the undeveloped backyards of deep lots East: DeSoto Street and single dwellings West: The Minnesota Department of Transportation (MnDOT) highway maintenance facility PAST ACTIONS November 24, 1986: The December 28, 1987: The May 24, 1988: The December22, 1988: The December 11, 1989: The April 26, 1994: The June 24, 1996: The buy city council granted the initial CUP. council reviewed the CUP and required a review again in one year. CDRB approved the design plans. council reviewed the CUP and required a review again in one year. council reviewed the CUP and required a review again in five years. CDRB approved a 32-square-foot ground sign for the church. city approved a lot split for the lot to the south so the church could the abutting land and enlarge their property. PLANNING Land Use Plan designation: C (church) Zoning: F (farm residence district) Ordinance Requirements Section 36-437(3) requires a CUP for churches. CRITERIA FOR CUP APPROVAL Section 36-442(a) states that the city may approve a CUP, based on the nine standards for approval in the resolution on pages 37 and 38. Application Date We received the complete application materials for this request on May 7, 2002. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, the city council would normally have to act on the proposal by July 6, 2002. However, on May 22, 2002, the applicant agreed to have a consultant do a traffic study with the understanding that the city would process the application as quickly as possible. Because of the delay caused by the traffic study, the city council needs to act on this request by July 8, 2002. sec17\hmong CUP Revision - 2002.doc Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Area Map 4. Existing Site Plan 5. Proposed Site Plan 6. Proposed Grading Plan 7. Proposed Landscape Plan 8. Proposed Site Plan (and proposed parking and paving plan) 9. Written Narrative date-stamped April 30, 2002 10. Engineering Plan Review dated May 12, 2002, revised June 12, 2002 11. May 9, 2002 letter from Ramsey/Washington Metro Watershed District 12. Traffic study dated June 10, 2002 13. Letter from Kristi Wheeler 14. Letter from Julie Knabe 15. May 7, 2002 letter from Crosbys 16. Letter from Duellmans 17. May 12, 2002 letter from Diana Longrie-Kline 18. Conditional Use Permit Revision Resolution 19. Plans date-stamped April 30, 2002 (separate attachment) Attachment 1 2400N co. ~ Pi.~ZA C..IR 2 ALYARN)O DR 3 BELLrCREST D~ RD. B2 Lll-YLE CANADA COUNTY RD. F£NTON-- KINGSTON SKILLMAN AVE. MT. VERNON BELLWOOD HM~R AVl. BELMONT LN, SKILLMAN ROSELAWN LWOOD RIPI /- ST. PAUL LOCATION MAP 9 BELMONT BELLWOOD Attachment 2 1779 1767 1741 1733 THE GARDENS · 1780 1774 RKFn PO_N_ D RIPLEY AVE RIP'LEY AVE 1766 1750~ SAINT PAUL HMONG~, (._q ~177~0 ALLIANCE CHURCH :'1'8Ol 0 ?~. ~... 1765 -" 3 ~ r,,~ / o ~ ,.,~.,:. (1~) KINGSTON ('4-0) ...;~, AVE. (~,~.) '[OBI - Attachment N EXISTING SITE PLAN 12 Attachment 5 N PROPOSED SITE PLAN 13 Attachment 6 N Attachment 7 PROPOSED LANDSCAPE PLAN 15 Attachment 8 1 N 16 · ' Attachment 9 St. Paul Hmong :Alliance Church ~-- ~ 1770 McMenemy Street [] MapJewood Minnesota - ~5~ April 30, 2002 Ken Roberts City of Maplewood 1830 East County Road B Maplewood, MN 55109 APR 3 0 2002 RECEIVED CUP Application Proposed Parking Lot Expansion St. Paul Hmong Alliance Church 1770 McMenemy St. Maplewood, MN 55127 Dear Mr. Roberts, In accordance with our CUP application we are submitting a written description of the project and our reasons that the city should approve the application. The church is seeking approval from the city to expand out current parking lot, add a drive to Desoto Street, and constmct a playground behind the current church. The church currently owns the land to the south of the existing parking lot and land to the east to Desoto Street. We would like to utilize this land to expand our parking and provide an additional drive. The current parking lot provides about 100 parking stalls. Our current attendance at morning service's usually is about 450 people per service not ~cluding children and youth in the Sunday School classes· In the current situation, cars park on McMenemy, along the drive entrance aisle, and in the grass area adjacent to the south side of the existing parking lot. The number of cars can easily reach several hundred. In addition, to help control traffic flows at certain times we would like to construct a drive that connects to Desoto Street on the East. We know that the neighbors may not like this idea, however, we are willing to work with them to come to an agreement that would limit the times the drive would be open. For example, maybe the drive would be used as an exit only and/or the drive could be gated to restrict access. Also this second drive would allow additional access for emergency vehicles. We also want to build a small playground area on the east side of the church building. The church has a large number of children in its membership. Currently children have no area to play other than in areas where cars are parking. We look at this as providing a safe Phone 651-774-7955 17 Fax 651-774-186I place for the children to play during certain times. We anticipate providing adult supervision for the playground area. We feel the city should approve our proposed project since it helps us meet our parking needs, provides better emergency vehicle access and is in the best interest of the neighborhood by reducing the on street parking and congestion. "'~ We feel the parking addition and new drive will allow us to use our current site for many years even as our membership continues to grow. We look forward working with city in the approval process. If you have any questions or need additional information please contact me at Best regards Kao Lee Parking Lot Plan Committee Chair Tel: 612-730-5335 (Cell) Attachment l0 Engineering Plan Review PROJECT: CHECKED BY: DATE: St. Paul Hmong Alliance Church Erin $chacht and Chris Cavett, Maplewood Engineering Department 5/12/02, revised 6/13/02 The St. Paul Hmong Alliance Church is proposing to expand their parking lot and connect a new drive to DeSoto Street. They also are proposing a new pond and to expand the existing pond to compensate for additional runoffdue to an increase in impervious area. As these ponds have no outlets, the engineer has sized them to retain runoff from a large storm event and infiltration can be improved. Unlike the pond at the nearby Gardens Development, we are not recommending a fence due to the fact that slops are not as steep and the depth of the water is not expected to be very great. We recommend the following changes: SHEET C3 - Grading, Drainage & Erosion Control 1) Construct and prepare the ponding areas as infiltration areas. Add a requirement to the pond grading to: Deeply scarify the soils in the bottom of the ponding area following grading and again before planting the native vegetation and landscaping. For more information on bioretention basins please see the Metrocouncil BMP Manual at their web site: http://www.metrocouncil.org/enviromentAVatershed/bmpmanual.htm 2) Provide drainage calculations for the northwest and eastern ponds. 3) A grading easement is required for any grading beyond the property line. 4) Where are the proposed silt fence and other erosion control measures? These items are not clearly marked on the plan. 5) To reduce the likelihood of an erosion problem, we strongly recommend that the drainage coming offthe parking lot be picked up by an adequate number of catch basins and then be allowed to flow into the bottom &the pond through a pipe. Provide an emergency overflow from the low parking lot down into the pond. Line the overflow swale with permanent erosion control blanket, (Enkamat, Miramat, NAG C350 or equal). If the plan is to use curb cuts and spillways instead of catch basins and pipes, provide an exact detail of the spill way on the revised plans. The contractor must construct the spillway to adequately protect the pond slope and to ensure that no erosion takes place. 19 SHEET C4 - Site Plan 1) Provide curb along the entire south and west sides of the parking lot to direct storm water west into the pond. Provide curb openings or catch basins to manage runoff. SHEET L1 - Landscape Plan 1) Provide a native turf establishment plan for the proposed ponding areas and additional landscaping in and around the eastern pond. MISC. - Traffic Study - Staff Comments 1) Staff has reviewed the traffic study by Benshoof & Associates and concurs with its findings. DeSoto Street has relatively low traffic volumes and the traffic volumes that the church would add on Sunday mornings are reasonable for this type of street. In addition, the traffic volumes on Sunday morning would be similar to those experienced on a typical weekday a.m. peak hour. With the eventual reconstruction of DeSoto, (currently listed for 2005 in the CIP), the city can safely address most of the roadway safety concerns with a new street design. 2) Public safety concerns often arise from a level of comfort that a driver experiences on a roadway. In many cases, a lower level of comfort can result in safer traffic conditions because drivers are traveling at lower speeds and are paying more attention to their surroundings. When this is done intentionally, it is referred to as "Traffic Calming". 2O Ramsey-Washington Metro District Attachment 11 1902 East County Road B Maplewood, MN 55109 (651)704-2089 fax: (651)704-2092 emaih office@rwmwd.org 5/9/02 Ken Roberts Maplewood Community Development 0 2002 1830 County Road B East Maplewood, MN 55109 I~ E C E I V E Il Dear Mr. Roberts, This letter is in response to your request for a review on the St. Paul Hmong Alliance Church. This project has been approved by the Watershed Board and is on hold until the special provisions have been met. ! am enclosing a copy of those provisions. Please call me if you have any questions. Sincerely, Karl Hammers District Technician 21 02-23 Special Provisions Low floor elevations shall be provided for all buildings surrounding the property. Calculations shall be submitted for the storm water detention pond. The calculations shall show that the Iow floor elevation of all surrounding buildings is a minimum of 5 feet above the 100-year flood elevation of the pond. The normal water elevation of the detention pond shall be considered as the bottom of the pond (lowest elevation) or the elevation at which mottled soil is encountered, whichever is higher. All storm sewers shall outlet at the bottom of the storm water detention pond. An overflow swale shall be installed from the parking lot to the bottom of the storm water detention pond. The swale shall be 1 foot deep, 10 feet wide and completely lined with permanent synthetic erosion control fabric. HAY ! 0 2002 RECEIVED 22 Attachment 12 · 952 238 1671 P.02/06 ~UN-10-2002 13:44 BENSH00F & ASSOC. BENSHOOF & ASSOCIATES, INC. TRANSPORTATION ENGINEERS AND PLANNERS 10417 EXCELSIOR BOULEVARD, 8UITE TWO I HOPKINS, MN 553431 (952) 23~-16671 FAX (~'~) 238-1871 June 10, 2002 Refer to File: 02-43 MEMORANDUM TO: FROM: Kao Lee, St. Paul ~l~ong Allianc~hurch BenshS~ James A. md Aravind Gottemukkula JUN 1 0 2002 RECEIVED Review of Traffic Feasibility Pertaining to Proposed Church Driveway on Desoto Street PURPOSE AND BACKGROUND This memorandum is to present thc results of our review of the traffic feasibility pertaining to the pwposed Church driveway on Desoto Street. The Church in discussion, called the St, Paul l-hnong Alliance Church, is located between McMcnemy Street and Desoto Street, south of Roselawn Avenue, in the City of Maplewood. The figure on th,,- following page shows the project location. As shown in this figure, one driveway on McMenemy Street presently provides sole access to the Church. Consistent with thc Church's concerns, our observations of Church traffic activity on Sunday, June 2, 2002 indicate that thc existing driveway is experiencing congestion for £cw hours on Sunday mornings. Also, the existing demand for parking spaces exceeds the existing supply. To alleviate congestion at the existing driveway and to effectively meet their parking needs, the Church proposes to construct a new driveway on Desoto Street and increase the number ofparldng spaces on the Church property. EXISTING CONDITIONS ON DESOTO STREET AND l~LANNED IMPROVEMENTS Desoto Street is a 22 fcct wide two-lane residential street. 'The speed limit on Desoto Street is 30 miles per hour. Desoto Street south of Riplcy Avenue has multiple curves and dense vegetation on both sides. Driveways on Desoto Street south of Riplcy Avenue have limited sight distance due to thc dense vegetation along the street. To understand existing traffic patterns on Desoto Street and effectively estimate future changes, we collected two-way traffic voluroe data on Desoto Street just south of Roselawn Avenue on Sunday, June 2, 2002. We observed that 64 vehicles used Desoto Street south of Roselawn Avenue between 10:00 and 11:00 a.m. (peak hour for Church traffic). From our counts, a total of 947 vehicles used Desoto Street south of Roselawn Avenue on the day of our traffic count. 23 $UN-10-2002 13:45 BENSHOOF g ASSOC. 952 238 1671 P.03/06 SKILLUAN AVE. vERNON AVE. DOWNS AVE. BELLWOOO AVE. SUMMER AVl[. LARPE NTEUR WHEELOCK LOW ,N~'PROXlMATE ,SCALE ERT o ~ooo' '!1' EXISTING DRIVEWAY ELD R!IDGE ~ BEI. UONT LA. - SKILLMAN ~ ~ Mt. VER NON ~VE. w ROSELANN ~ RIPLEY AVE ",' PROPOSED DRIVEWAY AVE. CT. Z EY AVE. KINGSTON avE. PRICE ~ AVE. U Eg HOTT CALl IOWA FORNIA HO WONT ***: E. DA BRASKA ARLINGTON AVE. ST. PAUL HMONG ALLIANCE CHURCH TRANIPORTATION ENGINEERS AND PLANNER! REVIEW OF TRAFFIC FEASIBILFTY PERTAINING TO THE PROPOSED CHURCH DRIVEWAY ON DESOTO ST. PROJECT LOCATION 24 ]UN-10-2002 13:45 BENSHOC~ & ASSOC. 952 238 1G?l P.04x0G Mr. Kao Lee -3- June 10, 2002 To address potential impacts of Church traffic on Desoto Street south of the proposed driveway location (north of La~penteur Avenue), we have estimated existing volumes on Desoto Street at this location based on traffic volume information provided by the City and based on our counts on Sunday, June 02, 2002, We estimate that 37 vehicles presently are using Desoto Street north of Larpentcur Avenue between thc hours of 10:00 and 11:00 a.m, on Sunday mornings. A daily total of about 600 vehicles are presently using Desoto Street north of Larpenteur Avenue on a Sunday. As part of their capital improvement program, the City of Maplewood has plans to widen Desoto Street from its current 22 feet to 28-32 feet. This improvement would be accomplished in the next three to five years. The City anticipates no changes in traffic volumes as a result of this improvement. TRAFFIC CHANGES ON DESOTO STREET UPON COMPLETION OF THE PROPOSED CHURCH DRIVEWAY To effectively forecast changes in traffic patterns upon completion of the proposed Church driveway, we collected traffic volumes on the existing Church driveway on Sunday, June 02, 2002. A total of 259 vehicles were recorded during the peak hour for the Church (10:00 - 11:00 a.m.). A daily total of 1,451 vehicles were recorded on the day of the count. We also observed traffic patterns at the Church driveway and at the intersection of McMenemy S~'eet and Larpenteur Avenue. Based on our observations, we determined that the existing Church traffic on a Sunday is distributed in the following manner: · 50 percent to and from the west on Larpentcur Avenue · 18 percent to and from the east on Larpentcur Avenue · 18 percent to and from the south on McMencmy Su'eet · 2 percent to and from the north on McMenemy Street · 8 percent to and from the west on Roselawn Avenue · 2 percent t° and from the east on Roselawn Avenue · 2 percent to and from the north on Desoto Street Next, anticipating that most motorists use thc most convenient mute to get to their destination, wc estimated directional percentages for Church traffic after completion of the proposed driveway on Desoto Street. Wc estimate that the entire 18 percent of vehicles presently to and from the east on Larpenteur Avenue would use the new driveway on Desoto Street. Five percent (of the 18 percent) of the vehicles presently to and from the south on McMenemy Street would use the new Church driveway. Also, the two percent of thc vehicles to and from the cast on Roselawn Avenue, and two percent to and from the north on Desoto Street would use the new driveway. We estimate that all of the remaining vehicles would use thc existing driveway on McMenemy Street upon completion of the proposed driveway on Desoto Street. Based on the directional percentages presented above for Church traffic after completion of the proposed driveway, we determined volumes on Desoto Street south of Roselawn Avenue and north of Larpenteur Avenue, both during the peak hour for the Church and for the whole day on a Sunday. The resultant volumes are shown in the following table. 25 $UN-10-~00~ 1~: ~ Mr. Kao Lee BENSHOOF & ASSOC. -4- 952 238 1671 P.05/86 June l O, 2002 Two-Way Volumes on Desoto Street on a Typical Sunday South of RoseLawn Avenue North of I~t~penteu~r Avenue Time Period Existing With Proposed Existing With Proposed Driveway Driveway Church P_e~_k Hour (10:00-11:00a.m.) 64 74 37 97 _Daily 947 1,005 600 934 COMMENTS REGARDING TRAFFIC FEASIBILITY OF THE PROPOSED DRIVEWAY ON DESOTO STREET Based on thc traffic volume data we collected, our observations at thc site, and review of information presented earlier in this memorandum, wc have established several comments regarding the traffic feasibility of the proposed Church driveway on Desoto Street. All our comments fall under one of thc following three categories: · Traffic Effects on Desoto Street to the North of the Proposed Driveway - Thc peak hour volume of 74 vehicles on Desoto Street (just south of Roselawn Avenue) after completion of thc proposed driveway is less than the existing weekday a.m. peak hour volume of 89 vehicles (our counts on Tuesday June 4, 2002). Thus, the traffic effects on this peak Sunday morning hour will be less than experience during thc typical weekday a.m. peak hour. - Thc daily volume of 1,005 vehicles on a Sunday is within thc typical daily volume range of 400 - !,500 vehicles for local streets ("Rcsidentia! Streets, Third Edition, 200 l'. co-published by thc Institute of Transportation Engineers). · Traffic Effects on Desoto Street to the South of the Proposed Driveway The daily volume of 934 vehicles on a Sunday is within the typical daily volume range of 400 - 1,500 vehicles for local streets (,'Residential Streets, Third Edition, 2001", co-published by the Institute of Transportation Engineers). - The impacts of the volume increase on this segment of Desoto Street will not be significant, because there are fewer than 10 homes along Desoto Street south of thc proposed driveway location. Also, this volume condition would occur only for few hours on one day per week. Traffic Effects at the Proposed Dnveway Intersection on Desoto Street The proposed driveway will reduce delay for Church users by splitting the total Church traffic between the two driveways. In addition, due to the shii~ of a portion of the vehicles to the new driveway, the volume on McMenemy Street will be reduced. To address the subject of safety at the driveway, we measured sight distance to the north and the south of the propoaed driveway location and coordinated our SUN- 10-~00~ 1~: ~6 Mr. Kao Lee BENSHOOF g ASSOC. 952 238 1691 P.06x06 -5- June 10, 2002 measurements with the standards published by the Minnesota Department of Transportation. Our conclusion is that adequate sight distance will be provided at the proposed driveway on Desoto Street. In addition, the existing sight distance likely will be increased in conjunction with the planned rcconslruction of Desoto Street. CONCLUSION Based on thc information presented in this memorandum, we recommend that thc proposed driveway be constructed for the following three reasons: a) The proposed driveway will not create adverse impacts on Desoto Street. b) The proposed driveway improves convenience for Church users. c) The proposed driveway will reduce the Sunday traffic volume on McMenemy Street. TOTAL P.06 Attachment 13 Kenneth Roberts Office of Community Development City of Maplewood 1830 East County Road B Maplewood, MN. 55109 Dear Kenneth Roberts: I appreciated our telephone conversation last week. As I mentioned, a number of families on DeSoto Street have been very concerned about the proposal to add 159 parking spaces as well as another driveway to/from the church with an outlet on DeSoto Street. As you know, DeSoto Street is an old, narrow winding county road. When our family moved there almost 15 years ago, it was a very quiet neighborhood bordered by woods and fields. It was this peaceful character which attracted many of the present families who have young children. Within the last ten years, a new housing development has sprung up west of DeSoto on Ripley Street, the Church was built and then later expanded, and, most recently, a large new senior housing complex has been added at the north end of the street at DeSoto and Roselawn. All this development has changed and greatly increased the traffic flow in the neighborhood and made it far more dangerous for residents to walk along the street -- particularly with children. My own children are grown, but I am now caring for grandchildren. The fact that the church has planned to keep the east gates locked during most of the week has been reassuring, but, for a number of residents across from the driveway, the prospect of trying to back out of our homes into even more oncoming traffic on Sunday mornings would be extremely dangerous and remains a very serious concern. Widening the street in the future would be costly and still not solve this serious safety issue. Thank you for the opportunity to share our views. Sincerely, 1780 DeSoto Street Maplewood, MN. 55117 28 ~.; ~ttachment 14 HAY ! 3 2002 RECEIVED Attachment 15 To: Kenneth Roberts -Associate Planner From: Dale Crosby and Debra Jensen 1801 Desoto St.N. Maplewod, MN. 55117-2407 RE.' Proposed Hmong Alliance Church Expansion May 7, 2002 Dear Mr. Roberts, In regards to the proposal for the expansion of parking, and the addition of a playground for the Hmong Alliance Church. We find these to be appropriate additions for the betterment of the congregation, with little negative impact on the neighborhood. I would only request that the lighting be directed away from the rear of the churches property boardering my lot. This allows our childrens bedrooms located on the West side of my home to be unchanged by the additional lighting. We do strongly object to the addition of the exit directed to Desoto Street. Desoto is a quiet, older street, and simply not modern enough to accomodate the addition of even a portion of the proposed 2000 membership traffic. The proposed access to Desoto creates increased noise, and a danger to the children of the area who can now walk and ride their bikes without the threat of this proposed increased traffic. We enjoy the peace, and quiet atmosphere of Desoto Street. I have lived here for 40 years, safety and quiet are the foremost reasons my family and I choose to live here. We all enjoy the absense of rushing traffic. For our family's safety and for our peace of mind, my family and I al_JI object to the addition of this driveway access to Desoto Street. In a meeting with my neighbors, we all agree against the additional traffic caused by the driveway. The danger to our children greatly outweighs the potental benefit for access to the church. Thank you for your consideration in this matter, Dale Debra Jensen Don Crosby Eric Crosby Alex Crosby ~'5 ) Amber Crosby Sean Cro~ 3O Attachment 16 To Ken ROberts and Associate planners for the city of Maplewood: From: Tom and Audrey Duellman - 1843 Desoto - Maplewood We are concemed about the proposal to make an exit onto Desotl~£C E~IV£9 Street from the church on McMenemy Street. Desoto Street is a small - narrow street that is saturated with traffic now. Additional traffic is not wanted. In the last few years we have added traffic fi.om the north (from the apartments north of Roselawn). From the east the addition of Ripley and Burr and Bellwood houses were added, and Ripley sty. to the west of Desoto, and recently the new apartment on the comer of Desoto and Roselawn. This has created a lot of traffic. We are at our maximum capacity. Another thing, is there is a entrance problem to Larpentuer because of limited vision from the bridge on Larpentuer. Mcmenemy St. is a wide street that does not have a lot of traffic at this point and this has a much better traffic flow than Desoto st. We feel that the church could create a better traffic flow within their property to solve their problem. Maybe a one-way drive - a bigger entrance onto Mcmenemy st. or possibly two driveways. One in and one out to go with a circular one-way road. They have a lot of property to work with and should be able to do something that will not affect the neighbors. I know Desoto St. is going to be redone in a few years but it still will be a small narrow road and. the improvements will be nice but will not warrant additional traffic. Thanks for any consideration and we would like to be informed, of any and all meetings that pertain to this project. Attachment 17 Mr. Ken Roberts City of Maplewood 1830 East County Road B Maplewood, MN 55109 CUP Application Proposed Parking Lot Expansion St. Paul Hmong Alliance Church 1770 McMenemy St. Maplewood, MN 55117 May 12, 2002 Dear Mr. Roberts: As requested in your letter dated May 2, 2002, I am providing my comments and input regarding the CUP application of the St. Paul Hmong Alliance Church to construct a playground, expand their existing parking lot, and develop a driveway to feed onto DeSoto Street. Construction of the playground. I have no comments, constructive suggestions, or objection to the construction of the play ground. As a home owner at 1778 DeSoto for over 18 years, I am happy the church's membership is growing and that the children attend church with their caregivers. Children need a safe place to congregate and play. Expansion of current parking lot. I attended the neighborhood meeting held with regard to the church's proposal and I appreciate their need to expand their parking lot. It is my understanding that often the cars are double parked, parked on the grass, parked along the driveway leading to the church, and parked along McMenemy. While safety, accessibility for emergency vehicles, and increased church membership are cited as the supporting reasons for increasing the existing parking lot, certain questions remained unanswered. How would adding an additional service alleviate the parking problem? What is Maplewood's parking requirement regarding the number of parking spaces per square footage of building or per building capacity? If the church is planning on future expansion as depicted in the plans submitted, what level of parking will be required? How much space is required around the perimeter of a parking field to allow for the accessibility of emergency vehicles to the church? I have no particular objection to the church expanding their parking lot, but I would like to see the above questions addressed. Particularly, I think it is important to know what the objective criteria is for determining what amount of parking is needed today and what level of parking will be required in the future to meet obvious plans to expand the church. In addition to increasing the number of parking spaces, I feel the church may need to provide solutions within their control such as adding more services. 32 Page 2 CUP Application Development of a driveway to feed onto DeSoto Street. I am absolutely opposed to this proposal. Attached to my letter is a copy of the deed to 1768 McMenemy Street, showing the property is owned by the church and my hand drawn additions to the site plan provided in your letter illustrating several of my comments and suggestions that follow. I hope that you have the opportunity to go to the proposed access road location and observe the topography of the land. DeSoto is a very narrow secondary street that can not accommodate the increased traffic to and from the church if the church is permitted to construct a driveway to feed onto DeSoto Street. Additionally, such a development is a safety hazard for those people living on that portion of DeSoto Street affected by the proposal. The homes are close to the road, there are many walkers, joggers and children on bikes. DeSoto Street is half the street McMenemy is. DeSoto has no shoulders, is very narrow, has a couple of tight curves and has a road base designed for a low amount of traffic. Additionally, the proposed location for the access drive to feed onto DeSoto is directly across from a blind private driveway that serves three homes. This private driveway is my private driveway and is right next to my house. The two homes behind me that are also served by this driveway have an address of Burr Street; a street which does not actually exist at this location. One of the homes is actually land locked and has access to DeSoto by virtue of an easement over this blind private driveway. While the private drive does connect DeSoto Street to Kingston, it is down a very steep hill, with two 90 degree curves. Occasionally unauthorized joy riders and people in four wheel drives like to use the driveway to as a "short cut" or an exciting driving experience. A little further to the south of my blind driveway are five other blind driveways. Imagine the safety hazard with cars going to church and leaving church from DeSoto Street and the large number of blind driveways. The topography around this section of DeSoto Street is not flat. Upon close inspection of the site plan, it is easy to see that the church and the proposed church expansion are closer to DeSoto Street than to McMenemy. If the church is having trouble with church members parking on McMenemy and walking to the church, it is a very real possibility we will have problems with them parking on DeSoto Street if an access road to DeSoto is constructed. If anyone has ever driven on Roselawn when the church members of St. Jerome's are parked up and down Roselawn, it is easy to envision the havoc and danger such a situation will create on DeSoto. Furthermore, DeSoto Street will become impassable and unusable each and every Sunday for all of the people who live on DeSoto. In a related side bar, the church suggests that the driveway will only be used on Sundays and will be gated. However, even if they could guarantee this is the only time the access drive would be used by cars and there would be a gate, people attending church functions during the week will park on DeSoto, which has no shoulders, and walk around the gate and up the driveway. 33 Page 3 CUP Application I have attached a copy of the deed to 1768 McMenemy showing that the church owns this property in addition to the property they have included as part of their proposal. I think this is important because I feel it provides the key to solving the issue of increased access to and from the church as well as providing for the safety needs of the people on DeSoto Street. I suggest that the driveway accessing McMenemy be widened to include a turn lane. This solution would require less road construction than developing an entirely new access drive to DeSoto. While the drainage areas along the current driveway and the new drainage area required for the additional parking area may need to be modified, this option should be seriously considered. If Maplewood's staff does not have enough information to fully evaluate this option, I ask that they request the church have their engineers draw plans showing the same. McMenemy is a primary road. McMenemy is designed for heavy traffic. The fire station and the county garage are on McMenemy. If emergency vehicles need to get to the church, it makes sense that they would come from offofMcMenemy Street and not drive a circumvented route to access the church from DeSoto Street. McMenemy is a straight road and the visibility along the street in either direction from the current driveway is much greater than is possible along DeSoto Street. Please call me at my work number, 612-761-1551 if you would like to discuss my comments in greater detail. Sincerely, Diana Longrie-Kline 34 - 35 Individual (.~} to Corporation or Pa~ m0rship No delinquent taxes and transfer entered; Certificate of Real Estste Val~~.~..a2~uired Certificate o f Real~£sta~~ D~,..~,~,~;~f ,,~.~ ~ ST..% DEED TAX DUE HEREON: $. 21 [. 50 Date:., January 6 ,19 88 g? (reserved for e r,'i = data) re.o :uno FOR VALUABLE CONSIDERATION, Frank I. Cincutta and June W. Cincotta, ~qusband and Wife {marital st*tus) , Grantor (s), hereby convey ~,) and warrant ~,s) to Hm0nq Christian and f4issi0narv Alliance Church of the Christian and M~ssionar~ Alliance -- ' , Gr~ee, a Co~por~tion under the laws of M1nnesot~ re~ prope~y in Ramsay County, Minnesota, described ~ follows: The South 95 feet of th* West %7 feet of the N~rth fJve acres of the North ~/~ (ti ~/2) of the Southwest one-quarter (SW ~][) of the Southwest one-quarter (5W q/~) of Section ~7, Township 29, Range according to the U..S. Government survey thereof; subject to McMenemy Street. - Mss Th, North ~ feet of tho West ~6' feet of the South ?ive (5) ~cres of the h'orth ten (~0) acres of the Southwest one-quarter (SW ~][) cF the Southwest one-quarter (SW q/l,) of Section ~7, lo~nship R~n~e ~, according to the U.S. l;ovornment ~urvey thereof; subject to McMenemy Street. CE~ OF~~ATE VALUt (if more s~ace is needed, ~ntinue on beck) toge[he~ with all hereditamonts and appu~enances belonCng thereto, subject to the following exceptions: The foregoing instrument was acknowledged before me this 6th Janus ry by Frank I. Cincotta and June W. Cincotta~ Husband and W~fe dayof NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK) ~; HENNEPIN COLIN'J';t-' t TI:IS INSTRUMENT WAS DRAFTED BY (NAME AND ADDRES$ 8rody & Hickok Suite #220 2~ N. Hamline Ave. Reseville, MN. 55~5 /. ¢¢ii '/ , Gran'~r (s). NATURE OF PERSON TAKI~'IO ACKNOWLEDGMENT Hmong Christian and Missionary Alliance Church ~768 McMenemy Attachment 18 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, the St. Paul Hmong Alliance Church applied for a revision to their conditional use permit because of their plans to enlarge their church parking lot, to add a driveway to DeSoto Street and to add a playground to their property. WHEREAS, this permit allows the church and Sunday school. WHEREAS, this permit applies to 1770 McMenemy Street. The legal description is: Except South 95 feet of West 167 feet and except East 200 feet; the North 5 acres and except West 167 feet and except East 200 feet; the North 4 feet of South 5 acres; being in North 10 acres of Southwest 1/4 of Southwest 1/4 (subject to road and easements) in Section 27, Township 29, Range 22. And Commencing at a point on the West line of Section 17, TOwnship 29, Range 22, said point being 166.98 feet South from the Northwest comer of the Southwest 1/4 of the Southwest 1/4 of Section 17; running thence East and parallel with the North line of said quarter quarter Section 1308.4 feet to the intersection with the East line of said quarter quarter Section, thence running South along the East line of said quarter quarter Section 166.98 feet; thence running West and parallel with the North line of said quarter quarter Section 1308.4 feet to the intersection with the West line of said Section; thence running North along said last named line 166.98 feet to the place of beginning; excepting therefrom the West 342 feet thereof; and except land described in Document No. 2137431. WHEREAS, the history of this conditional use permit is as follows: 1. On November 24, 1986, the city council granted a conditional use permit for a church at this location. 2. On June 17, 2002, the planning commission recommended that the city council approve this permit revision. 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 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 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. 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 37 nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water mn-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: All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. This approval includes the parking lot expansion, the new driveway to DeSoto Street and the proposed playground. 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. Regularly maintain the grounds and pick up all debris as well as maintain the decorative wood screening fences along the north side of the site. 4. The city council shall review this permit in one year. 5. The city council may require additional parking spaces if a parking shortage develops. 6. The plans for the future church addition and future gymnasium are not approved. These shall be submitted to the City Council for approval of a revised conditional use permit. The city council may require the church to make changes to the site, including closing the new driveway to DeSoto Street, if the council deems it necessary or prudent, dudng future reviews of the conditional use permit. 8. The church shall provide adequate screening of the new parking lot and the new driveway from adjacent homes by planting, berming or both. The Maplewood City Council adopted this resolution on ,2002. 35