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HomeMy WebLinkAbout12/05/1994MAPLEWOOD PLANNING COMMISSION December 5, 1994 7:00 P.M. City Hall Council Chambers 1830 East County Road B 1. Call to Order 2. Roll Call 3. Approval of Minutes: November 21, 1994 4. Approval of Agenda 5. Public Hearings a. Land Use Plan Change---Open Space Site 153A (Larpenteur and Century Avenues) b. Land Use Plan Change--Open Space Site 103C (County Road D) 6. New Business a. Lot-Width Variance and Lot Division: 666 Co. Rd. B & 669 Eldridge Ave. b. Conditional Use Permit: 2873 Beam Avenue (Maplewood Toyota) 7. Visitor Presentations 8. Commission Presentations a. November 28 Council Meeting: Mr. Kittridge b. December 12 Council Meeting: Mr. Pearson? c. December 19 Council Meeting: Ms. Fischer 9. Staff Presentations 10. Adjournment WELCOME TO THIS MEETING OF THE PLANNING COMMISSION This outline has been prepared to help you understand the public meeting process. The review of an item usually takes the following form: 1. The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. 2. Staff presents their report on the matter. 3. The Commission will then ask City staff questions about the proposal. 4. The chairperson will then ask the audience ff there is anyone present who wi_shes to comment on the proposal. 5. This is the time for the public to make comments or ask questions about the proposal. Please step up to the podium, speak clearly, first giving your name and address and then your comments. 6. After everyone in the audience wishing to speak has given his or her comments, the chairperson will dose the public discussion portion of the meeting. 7. The Commission will then discuss the proposal. No further public comments are allowed. 8. The Commission will then make its recommendation or decision. 9. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. kd/misc\pcagd Revised: 6-18-93 MAPLEWOOD PLANNING COMMISSION November 21, 1994 7 P.M. City Hall Council Chambers 1830 East County Road B CALL TO ORDER Chairperson Axdahl called the meeting to order at 7 p.m. II. ROLL CALL Commissioner Lester Axdahl Commissioner Lorraine Fischer Commissioner Jack Frost Commissioner Kevin Kittridge Commissioner Dave Kopesky Commissioner Mary Martin Commissioner Gary Pearson Commissioner William Rossbach Commissioner Todd Sandell Commissioner Marvin Sigmundik Commissioner Milo Thompson III. APPROVAL OF MINUTES IV. Ao Present Present Present Present Present Absent Absent Present Present Absent Present November 21, 1994 Commissioner Frost moved approval of the minutes of November 7, 1994, as submitted. Commissioner Fischer seconded. The motion passed. APPROVAL OF AGENDA Ayes-all Commissioner Fischer moved approval of the agenda as submitted. Commissioner Sandell seconded. Ayes-all The motion passed. Planning Commission Minutes of 11-21-94 -2- V. PUBLIC HEARINGS A. Land Use Plan Change~Open Space Site #140 Ken Roberts, Associate Planner, presented the hearing notice and staff report. The public hearing was opened for comments. Harlan Johnson, secretary for the Maplewood Moose Lodge, said the lodge could use some recreational space on this site. In response to a question by Commissioner Rossbach, Gretchen Maglich, Assistant City Manager, listed the four properties currently before the City Council that have a purchase price of approximately $2.76 million. She also spoke about negotiations on the remaining top-ten sites that have a potential price of about $1.7 to $2.3 million. Richard Long, owner of Site 140, asked for clarification on the land use plan change. Since there were no further comments, the public hearing was closed. Commissioner Fischer moved, if the City Council decides to purchase Site #140 for open space, the Planning Commission recommend adoption of the resolution which changes the land use plan from R-2 (single and double dwellings) to OS (Open Space) for Site 140. The City should make this change because: The City plans to buy this site for open space. This parcel is at the crossing of two regional trails. The woods on this parcel screen the State trail from English Street. Commissioner Kittridge seconded. Commissioner Frost stated he was leery of buying the site at this time and would prefer to have all the other potential sites purchased first. He felt, because this parcel wasn't particularly great and it was close to another large parcel being purchased at English and Frost for open space, it was too early in the buying process to purchase the land. He also thought the land would be more appropriate for a park. Commissioner Fischer said her motion wasn't meant as a recommendation for buying, but only to change the land use plan if the purchase was made by the City. Another Commissioner stated he would second Commissioner Frost's comments if the Planning Commission had the authority to make the decision on purchasing this property. Ayes-all The motion passed. Planning Commission Minutes of 11-21-94 VI. NEW BUSINESS -3- Ao Conditional Use Permit Revision: 1255 Cope Avenue (Northern Hydraulics) Secretary Olson presented the staff report. John Rose, representing Northern Hydraulics, answered a question on the outdoor storage. Commissioner Frost moved the Planning Commission recommend: 1. Review of the CUP for 1255 Cope Avenue in one year. 2. Adoption of the resolution which revised the conditional use permit for 1255 Cope Avenue. The revisions are as follows: a. All construction must comply with the site plan, received by the City on September 24, 1990. The Director of Community Development may approve minor changes. The City Council may approve major changes. b. There shall be no outside storage of goods, materials or trash. c. The canopy shall not be illuminated. d. The hours of operation shall be from $ a.m. to 8 p.m. Monday - Friday, 8 a.m. to 5 p.m. Saturdays, and 10 a.m. to 4 p.m. on Sundays. e. There shall be no overnight parking of tracks. Ayes-all Commissioner Fischer seconded. The motion passed. B. 2410 Stillwater Road (Gethsemane Lutheran Church) Secretary Olson presented the staff report. Jeremy Bork of Trossen Wright Architects spoke for Gethsemane Lutheran Church. Commissioner Thompson asked Mr. Bork to define the parking area and the bus-traffic plans. Commissioner Rossbach moved the Planning Commission recommend: Ao Adoption of the resolution which approves a conditional use permit to expand a church and parking lot at 2410 Stillwater Road. Approval is based on the findings required by the Code and subject to the following conditions: Planning Commission Minutes of 11-21-94 -4- All construction shall follow the site plan approved by the City. The Director of Community Development may approve minor changes. The proposed construction must be substantially started within one year of Council approval or the permit shall end. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. Bo Adoption of the resolution which approves an 8-foot, 3-inch side yard setback variance for a proposed classroom addition at Gethsemane Lutheran Church, 2410 Stillwater Road. Approval is based on the following: Meeting the Code would cause the applicant undue hardship. The side lot line runs at a diagonal to the existing building. This makes it hard for the church to add on and still meet a 50-foot setback. The variance would meet the intent of the ordinance for the following reasons: ao The proposed setback variance is minimal. Only a small comer of the addition would encroach into the setback area. bo The addition would not affect the adjacent neighbor's privacy or create a crowding problem. Co The addition would be next to the neighbor's back yard and not near his house. Existing trees on the neighbor's property screen his house from the school. e. The adjacent neighbor has signed a letter agreeing to the setback. Commissioner Fischer seconded. Ayes-all The motion passed. 1929 Edgerton Street (Edgerton Elementary School) Secretary Olson presented the staff report and answered a question from the Planning Commission Minutes of 11-21-94 -5- Commission. Dick Daniels and Diana Bellgowan, RSP Architects, represented the school district. Mr. Daniels explained the planned construction schedule. Ms. Bellgowan expressed a concern of the school that they be included in the planning when the north site (the old Heritage Center) is developed so the walkway from that site doesn't conflict with their playground. Commissioner Kittridge moved the Planning Commission recommend: Adoption of the resolution which revised the conditional use permit to expand the school. The permit is based on the findings required by the Code and subject to the following conditions: All construction shall follow the site plan (stamped August 29, 1994) approved by the City except that the pump house will remain and a seventh parking stall will be added to the west parking lot. The Director of Community Development may approve minor changes. The proposed construction must be substantially started within one year after Council approval or the permit shall end. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. The City may require additional parking if needed. The School District shall provide for evening car parking in the bus- loading area. The access drives to this parking area shall be open during the evenings. o The School District shall allow the City to construct a walkway from the City's property to the north parking lot. Adoption of the resolution which ends the 36.5-foot side yard setback variance for the gymnasium on the west side of Edgerton Elementary School. The school district is no longer proposing this addition. Adoption of the resolution which approves a five-foot setback variance for the gymnasium addition to Edgerton Elementary. School. The variance is based on the following findings: It would meet the spirit and intent of the ordinance for the following reasons: Planning Commission Minutes of 11-21-94 ao -6- The closer setback would not effect the houses across the street. The nearest house would be 150 feet from the proposed gymnasium. The typical minimum separation is 120 feet (a 30-foot setback on each side of the street and a 60-foot-wide fight of way). The closer setback would not effect the adjacent properties on the west side of Edgerton Street. Strict enforcement of the Code would cause undue hardship. The School District cannot move the gymnasium further back and still meet the size needed by the City. This variance is less than the previously approved 36.5-foot setback variance. Commissioner Frost seconded. The motion passed. Ayes-all D. Planning Fees Ordinance Secretary Olson presented the staff report and answered questions. Commissioner Rossbach moved the Planning Commission recommend: Approval of the revisions in Community Development Department license/permit fees and services charges effective January 1, 1995. 2. Approval of the first reading of an ordinance to increase the planning fees. Commissioner Kittridge seconded. The motion passed. Ayes-all VII. VISITOR PRESENTATIONS There were no visitor presentations. VIII. COMMISSION PRESENTATIONS A. November 14 Council Meeting: B. November 28 Council Meeting: Mr. Frost and Mr. Olson reported on this meeting. Mr. Kittridge will attend. Planning Commission Minutes of 11-21-94 -7- IX. STAFF PRESENTATIONS There were no staff presentations. Secretary Olson discussed the updated traffic study on the Maplewood Retail Addition and said Ramsey County was agreeable with the final study. X. ADJOURNMENT Meeting adjourned at 8:25 p.m. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Land Use Plan Change--Open Space Site #153A Southwest Comer of Larpenteur and Century Avenues (Priory Property) November 30, 1994 INTRODUCTION The City Council directed the Planning Commission and Parks and Recreation Commission to review the purchase of a property for open space. Maplewood's Open Space Committee has numbered this site 153A. It comprises 39 acres that are south of Larpenteur Avenue and west of Century Avenue. (See the maps on pages 3 and 4.) The City staffhas negotiated a price of $1,200,000. State law requires that the Planning Commission advise the Council whether proposed public acquisitions follow the Comprehensive Plan. The City has not shown all this site on the land use plan for open space, so we have scheduled a public hearing to consider changing the land use plan. The changes would be from R-3(M) (multiple dwellings-medium density), R-1 (single dwellings), OS (open space) and M-1 (light manufacturing) to OS and R-1. (See the maps on pages 7 and 8.) The staff is recommending that the City drop Hoyt Avenue between Sterling Street and Century Avenue as a collector street on the land use plan. Neither the City nor the property owner to the south plan to build Hoyt Avenue as a collector street. BACKGROUND On November 2, 1993, the voters approved the open space referendum. The voters authorized the City to sell up to $5 million in general obligation bonds to purchase land for open space. The Open Space Committee recommended that the City Council consider buying open space from a list of nineteen sites. The list included the fourteen top-rated sites in Maplewood and five additional sites that the Committee has rated top in their respective neighborhoods, but not City- wide. Since then, the City has narrowed the list to nine properties. (See the list on page 5 and the map on page 6.) These are the properties that the owners have expressed an interest in selling. The City Council has authorized the staffto negotiate the purchase of one of these sites--Site 142 (Frost Avenue and English Street). The City should close on this site by December 1, 1994. On September 19, 1994, the Parks and Recreation Commission reviewed the purchase of Site 153A. They made the following observations: · The site would be a connecting link to Jim's Prairie. · The site would have advantages to the Nature Center for outreach programs. · The site would have good accessibility. · The Comprehensive Plan includes this site in a study area for a new neighborhood park. RECOMMENDATION Adopt the resolution on page 9. This resolution changes the land use plan for the area south of Larpenteur Avenue and west of Century Avenue. The changes are fi:om R-3M (residential medium density), R-1 (single dwellings), OS (open space) and M-1 (light manufacturing) to OS (open space) and R-1 (single dwellings). This resolution also drops Hoyt Avenue as a collector street between Sterling Street and Century Avenue. The City should make these changes because: 1. The City plans to buy this site for open space. 2. The City's Open Space Committee ranked this site first out of the 67 sites they studied. 3. This site would expand the open space corridor that the City has planned in this area. The purchase would preserve a variety of natural features on this site, including upland grass and a wetland. Neither the City or property owner to the south plan to build Hoyt Avenue as a collector street. The City shall not make these changes until the City closes on the property. p:scc24-29/openlan3 .gwo Attachments: 1. Location Map-Site 153A 2. Property Line/Zoning Map-Site 153A 3. List of Top-Rated Sites 4. Map of Top-Rated Sites 5. Existing Land Use Map-Site 153A 6. Proposed Land Use Map-Site 153A 7. Land Use Plan Change Resolution 2 Attachment 1 NORTH SAI~ PAUL · ' :': -. .... :.'./'% /'. '-:.,-.' ' ........... ~ ~ .~' '1'"' ':' / ,.I ., '~C ~ tR '. ~.'. '.. .~. ~ ?.-. : : . r. '~: · .,:.. : :.. ~ · '~l.; ' f''''c::i f ..'::~1 -~1~ ~..~~ ~, .,~=. ~."1 o~ .~1 .~1 1:"2 e~cc~ ~ 1440N13 :':'~' '~'"~' '~'~ -- "' ':1 _ ~ ..... ~ I '1 '1 tl a':..''~ '~"~ ~ ~ · 1200N~ LOCATION MAP Attachment 2 HILL-MURRAY . I ~,RPENTEUR AVENUE ~,) 2600 2s~o ~F PRIORY AVE. - IDAHO ^v£. R1 t ~O~OSED OA~ ~IDGE DEV£LO~MENT NSP \ Attachment 3 TOP NINE OPEN SPACE SITES FROM THE OPEN SPACE COMMITTEE'S RECOMMENDED OPEN SPACE LIST Open Space Rankin~ City_ ~D# ~ 153A 1 151 6 142 6 I61B 6 108 9 116 13 173 21 140 38 103C 57 Property_ Location-Owner Priory East of Rice, South ofB---Zittel & Oren English and Frost South of Linwood Ave., East of Sterling St.- Kayser Hazelwood and Beam--Pearson 8 Near Spoon Lake. Kuslieh & Pillsbury 32 Sterling, south of Carver 40 Crossing of Trails, N. of Frost on English 2 Between County Road D and Woodlynn 23 Acres ~ 39 $1,200,000 29 + 24 $827,000 30 * q- + $80,000 $655,000 + Total estimate to buy these four sites is $1.7 million * Appraisels being done, but may be difficult to acquire because of legal complications. Attachment 4 132 156 IVlaplewood OPEN SPACE Top Rated Areas THE TOP SITES ARE CIRCLED 6 ~'H SAINT rth St. P&uI Ro&d ~ collector Lirl:)enteur REVISED 06/22/93 m,,] ,r irteri&i R-1 R-~(M) OS lc Knight Attachment 5 OS Attachment 6 14ORTH SAINT St. P&ul Ro~d P ¢oll,¢tor ~y OS L,~rpenteur or &rterial R-1 I~.~(M) REVISED 06/22/93 OS lc Knight Attachment 7 LAND USE PLAN CHANGE RESOLUTION WHEREAS, the Director of Community Development is proposing a change to the City's land use plan. The change is from R-3(M) (multiple dwellings-medium density), OS (open space) and M-1 (light manufacturing) to OS (open space) and R-1 (single dwellings) and to drop Hoyt Avenue between Sterling Street and Century Avenue as a collector street. WHEREAS, this change applies to the area south of Larpenteur Avenue and west of Century Avenue. WHEREAS, the history of this change is as follows: 1. On December 5, 1994, the Planning Commission held a public hearing. The City staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The Planning Commission gave everyone at the hearing a chance to speak and present written statements. The Planning Commission recommended that the City Council approve the plan amendment. 2. On , the City Council discussed this land use plan change. They considered reports and recommendations from the Planning Commission and City staff. NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above-described changes for the following reasons: 1. The City plans to buy this site for open space. 2. The City's Open Space Committee ranked this site first out of the 67 sites they studied. 3. This site would expand the open space corridor that the City has planned in this area. 4. The purchase would preserve a variety of natural features on this site, including upland grass and a wetland. 5. Neither the City or property owner to the south plan to build Hoyt Avenue as a collector street. The City shall not make these changes until the City closes on the property. The Maplewood City Council adopted this resolution on ,1994. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Land Use Plan Change--Open Space Site 103C Between Woodlyun and County Road D, west of McKnight Road December 1, 1994 INTRODUCTION The City Council directed the Planning Commission and Parks and Recreation Commission to review the purchase of a property for open space. Maplewood's Open Space Committee has numbered this site 103C. It comprises 23 acres that are between Woodlynn Avenue and County Road D, west of McKnight Road. (See the maps on pages 4 and 5.) The staff has negotiated a price of $655,000. State law requires that the Planning Commission advise the Council whether proposed public acquisitions follow the Comprehensive Plan. The City has not shown this site on the land use plan for open space, so we have scheduled a public hearing to consider changing the land use plan for this area. The changes would be from R-2 (single and double dwellings) and R-3M (multiple dwellings-medium density) to OS (open space). (See the existing and proposed land use plan maps on pages 6 and 7.) BACKGROUND On November 2, 1993, the voters approved the open space referendum. This vote authorized the City to sell up to $5 million in general obligation bonds to buy land for open space. The Open Space Committee recommended that the City Council consider buying open space from a list of nineteen sites. This list included the fourteen top-rated sites in Maplewood and five additional sites that the Committee has rated top in their respective neighborhoods, but not City- wide. Site 103C was one of the five additional sites. Since then, the City has narrowed this list to nine properties. (See the list on page 8 and the map on page 9.) These are the properties that the owners have expressed an interest in selling. The City Council has authorized the staff to negotiate the purchase of one of these sites-Site 142 (Frost Avenue and English Street). The City should close on this site by December 1, 1994. On September 19, 1994, the Parks and Recreation Commission reviewed Site 103C. The Commission made the following observations: · The power line service damages the area. · Maintenance of the easements disrupts the area. · Williams Brother's Pipelines at the site. (Note that the pipeline is Standard Oil rather than Williams Brother's) · A nice stand of oak trees is on the site. · The site is close to Joy Park. Over 60 acres is proposed to be conveyed from the County. (Since the Parks and Recreation Commission meeting, the County has withdrawn their offer to transfer County park land to the City.) · This site is possible for prairie grass and wildflowers. · Planning Area 5 currently has about 25% of the City park land. Most of the rest of the City areas have 1%, 3% and 4%. It would be beneficial for the City to spread the open space into the neighborhoods that do not have as much park land. Planning areas 1, 2 and 3 (all the land west of Highway 61) have very little park and open land. DISCUSSION The Open Space Committee ranked this site 57 out of 67 sites, but first of the sites in this neighborhood. The open space ranking is the lowest of the top nine sites. (See the chart on page 8.) This site has several advantages: · While this neighborhood has a high percentage of park land, it could use more open space. This neighborhood has 500 acres. The City is planning 100 acres of open space or 20% of the total acreage in the neighborhood. The average median percentage for all neighborhoods is 27%. Adding the 23 acres of Site 103C would increase the percentage of open space to about 25%. (Note that the OS acreage includes lakes.) · The power lines and pipelines through this site make it more suitable for open space than development. The City requires a 100-foot setback to a pipeline. The City requires a disclaimer on truth-in-housing reports around high-voltage power lines to advise about potential health risks. We received two letters in support of the City buying this site. (See the letters on pages 10-12.) The main disadvantage to this site is its low open-space ranking compared to the other top nine sites and the relatively high price. The City estimates that the cost to buy eight of the top nine 2 sites is $4,462,000 to $5,062,000. (The ninth site is the Kayser site. The City may not be able to buy this site because of legal problems.) The City has about $4.7 million to spend on property. If the City spends $655,000 on Site 103C, there may not be enough money to buy higher-ranked sites. While Site 103C has open space value, the City should buy open space based on the rankings developed by the Open Space Committee. The RECOMMENDATION City Council should take one of the following actions: Table this decision until thc City decides not to buy one of thc higher-ranked sites. If the City Council decides to buy Site 103C, they should adopt thc resolution on page 13. This resolution changes the land usc plan fxom R-2 (single and double dwellings) and R-3M (multiple dwellings-medium density) to OS (open space). Thc City should make this change because: 1. Maplewood plans to buy this site for open space. 2. This neighborhood has less planned open space than thc average neighborhood. 3. Thc pipelines and high-voltage power lines through this site make it more desirable for open space than development. Thc City shall not make these changes until thc City closes on thc property. p:sec2-29/openlan4.gwo Attachments: i. Location Map 2. Property Line Map 3. Existing Land Use Map-Site 103C 4. Pwposed Land Use Map-Site ! 03C 5. List of Top-Rated Sites 6. Map of Top-Rated Sites 7. Letter from Chat Brookcr 8. Letter from Mm-gm'et Kohring 9. Land Use Plan Clam~e Resolution Attachment 1 COUt'~rY ROAD D oo WOODLYNN BEAM GERVAIS GERVAIS AVE. "'.. CT. Attachment 2O90 A (40) '"~" COUNTY ROAD D ".-.-. 103C LINES~) 2' I_WOODLY' · 1,1~4. . .,,.' ....... MAP 1 Attachment 3 REVISED interchange White Bear Lake R-1 County D B8 North 8t Paul EXISTING LAND USE PLAN 6 Attachment 4 County D Lydia Be Interchange REVISED White Bear Lake North St Paul PROPOSED LAND USE PLAN 7 Attachment 5 City_ ID# 153A 151 142 16lB TOP NINE OPEN SPACE SITES FROM THE OPEN SPACE COMMITTEE'S RECOMMENDED OPEN SPACE LIST Open Space Ranking (67 Sitcs~ l 6 Estimated Cost $1,200,000 6 English and Frost $827,000 6 South of Linwood Ave., East of Sterling St.- * Kayser .. 108 9 Hazelwood and Be. mn---Pearson 8 + 116 13 Near Spoon Lake--Kuslich & Pillsbury 32 + 173 21 Sterling, south of Carver 40 + 140 38 Crossing of Trails, N. of Frost on English 2 $80,000 103C 57 Between County Road D and Woodlynn 23 $655,000 + Total estimate to buy these four sites is $1.7 million · Appraisals being done, but may be difficult to acquire because of legal complications. Property_ Location-Owner Priory East of Rice, South ofBmZittel & Oren Acres 39 29 24 3O Attachment 132 156 Maplewood OPEN SPACE Top Rated Areas THE TOP SITES ARE CIRCLED An Evaluation of the Natural Features of the Woodlynn Avenue and County Road D Site - The acreage here is evolving from its previous use as a working grazed over farm to an open meadow with oak stands. The presence of high power lines is an advantage in this meadow environment because of the use by raptors. During migrations and during the summer, hawks use the high perches to locate prey and to rest. There is a significant breeding population of pheasants. Songbirds which are on the decline because of habitat destruction of open meadows are increasing in number as the meadow evolves. Field sparrows, clay colored sparrows, fox sparrows, and meadowlarks have taken up residence. Eastern kingbirds, cardinals, swallows, purple martins, goldfinches, pine siskins, as well as the more common chickadees and nuthatches utilize the meadow for breeding and food supplies. .The Minnesota Department of Natural Resources has visited this site over the past two years when told of several reports of Loggerhead Shrike sitings. This Shrike is endangered in Minnesota. It is possible that migrating Shrikes may nest in this habitat as more meadows get developed. They eat insects, rodents, and occassionally small birds. The habitat of brush, old fence posts, and meadow is ideal. The MN DNR will continue to monitor this site. This site would be ideal for several bluebird trails. The site is part of a natural bird corridor that starts at Lakewood Community College, to the YMCA property, to this site, and over to Silver Lake or Kohlman Lake. There have been successful'fox dens and woodchuck dens in the past three years. The area could be enhanced with more perch sites, keeping the brushy areas, introducing native prairie grasses, and oak regeneration. 10 r T H E TRUST r UBLIC LAND 21 November 1994 Attachment 8 \ ' Gretchen Maglich Assistant City Manager City of Maplewood 1880 E. County Road B Maplewood, M]q 55109 Dear Gretchen, On behalf of the Trust for Public Land, I would like to recommend that the City of Maplewood acquire the Conklin and Wesleyan Church tracts as part of the Maplewood Open Space Acquisition Program. My recommendation is based on the location of the property in the City, the natural values of the land, the price and the willingness of the landowners to sell. If any part of Maplewood needs open space it is the area around the Maplewood Mall. The Conklin property provides a natural buffer to the neighborhood from the mall buildings, lights and traffic. As the vegetation continues to mature, there will soon be a complete vegetative barrier for the neighborhood. The majestic trees on the property provide homes for many animals and the meadow is a splash of color as the summer wildflowers bloom. Despite the commercial location, a walk on the Conklin property provides the feeling that one is far from the City. The day I visited the property a red-tailed hawk circled lazily around and swooped down to pounce on what looked like a mouse. How many cities can say there is this much wildlife in their city? It is remarkable that both Mr. Conklin and the Wesleyan Church have agreed at the same time to sell their properties ensuring that the City of Maplewood will have a large open space unit. Both of these landowners have waited for the selection and approval process to be completed, with the understanding that the properties were on the approved acquisition list. The Trust for Public Land _Midwest Region '0 No~h Fifxh Street aite 865 Minneapolis, MN 55401 (612) 338-8494 F~x (612) 338-8467 ~,~ 11 21 November 1994 Page 2 The appraisals for both properties are discounted because of the power line crossing the properties making this acquisition a good value for the City of Maplewood. Based on the reasonable price, the open space values, the willingness of the landowners and the beauty of the land, I urge you to approve the acquisition of the Conklin and Wesleyan Church properties. Sincerely, Margaret A. Kohring Special Projects Attachment 9 LAND USE PLAN CHANGE RESOLUTION WHEREAS, the Director of Community Development proposed a change to the City's land use plan l~om R-2 (single and double dwellings) and R-3M (multiple dwellings-medium density) to OS (open space). WHEREAS, this change applies to the undeveloped property located between Woodlynn Avenue and County Road D west of McKnight Road. WHEREAS, the history of this change is as follows: On December 5, 1994, the Planning Commission held a public hearing. The City staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The Planning Commission gave everyone at the hearing a chance to speak and present written statements. The Planning Commission recommended that the City Council approve the plan amendment. 2. On December 12, 1994, the City CouncU discussed this land use plan change. They considered reports and recommendations f~om the Planning Commission and City staff NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above-described change for the following reasons: 1. Maplewood plans to buy this site for open space. 2. This neighborhood has less planned open space than the average neighborhood. 3. The pipelines and high-voltage power lines through this site make it more desirable for open space than development. The City shall not make these changes untU the City closes on the property. The Maplewood City Council adopted this resolution on ,199 . MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Lot-Width Variance and Lot Division 666 County Road B and 669 Eld.ridge Avenue December 1, 1994 INTRODUCTION Thc City and County Employees Credit Union is thc fee owner of the property at 666 County Road B. They are requesting that the City approve: A lot-width variance for the neighboring property at 669 Eldridge Avenue. The City Code requires interior lots to be at least 75 feet wide at the building setback line. They are proposing to reduce the lot width from 120 feet to 60 feet by moving a side lot line. This requires a 15-foot variance. A lot division to move the property line between 666 County Road B and 669 Eldridge Avenue. They want to move this property line so it would go around the existing swimming pool, following the existing fence. Moving the property line would put the swimming pool on the property of 666 County Road B (the house that it goes with). (See the maps on pages 5-7 and the statement on pages 8-9.) BACKGROUND In October 1978, thc City issued a building permit to James Shannon of 666 County Road B for a swimming pool. This permit was for thc swimming pool that is now between the houses. In August 1981, the owners of thc property at 666 County Road B (the Sharmons) and the owners of thc property at 669 Eldridgc Avenue (thc Taylors) signed an casement agreement. This agreement was for access and maintenance of the swimming pool. However, this agreement did not give thc property at 666 County Road B ownership of thc swimming pool. (See the agreement starting on page 10.) RECOMMENDATIONS Adopt the resolution on page 15. This resolution approves a lot-width variance for the property at 669 Eldridge Avenue. The City should approve this variance because: 1. The problem is due to circumstances unique to the property that the current owner did not came. 2. The variance would not alter the neighborhood character since it would not change the appearance of the lots. 3. The variance is in keeping with the spirit and intent of the ordinance. Bo Approve the lot division to move the property line between 666 County Road B and 669 Eldridge Avenue as shown on the map on page 7 of the staff report. This approval shall be subject to the owner recording the deeds for the lot division within one year, unless the City approves a time extension. REFERENCE Site Description Existing lot sizes: Proposed lot sizes: Property owners: Union 666 County Road B = 15,510 square feet 669 Eldridge Avenue = 13,585 square feet 666 County Road B = 19,038 square feet 669 Eldridge Avenue = 10,026 square feet 666 County Road B is owned by the City and County Employees Credit 669 Eldridge Avenue is owned by Gregory and Kathy Carlson Zoning and Land Use Plan Designations R- 1 (single dwellings) Variances State law requires that the City make two findings before granting a variance. 1. Strict enforcement of the City ordinances would cause undue hardship because of circumstances unique to the property. Undue hardship means that: a. A person cannot put their property to a reasonable use under City ordinances. b. The problem is due to circumstances unique to the property that the owner did not cause. c. The variance would not alter the character of the area. Economic considerations alone are not an undue hardship if reasonable use for the property exists under the ordinance. 2. The variance would be in keeping with the spirit and intent of the ordinance. 3 4 C 24.00N ®1 3 ~ VIK1N¢ DR. PALM Attachment 1 COUNTY BELMONT L~ E:I. MOKIT SKI~ SK1LLI4AN AV. SK ~ RIPLLry AV~:. ~WOOD /~ ~ AVl[. BELL.WOOD NTON A ~ ) GSTON ~ AV~...AV~:. :.';3' Attachment F ~3; ; 2173 625 ,.? (,~)_ 647 636 ,~ 2191 ~90' 2183'~,'s2 2172 .R.O~. O.S ' ' 688 ~l 21,', tS ',~ / 21o5 ~0 -~OPERTY LINE / ZONING MAP 6 ¢ I Attachment 3 PROPOSED LOT L EXISTING PROPERTY. LINE SITE PLAN N , & COUNTY EMPL O YEES CREDIT UNION 144E. Ilth STREET · ST. PAUL, MINNESOTA55101 Attachment 4 September 28, 1994 City and County Employees Credit Union is requesting a variance of Lot 13 for the following reasons: There is already an existing easement agreement between the owners of Lot 12 and Lot 13. This easement was drafted in December 1980, and a copy of it is enclosed. As it exhibits, this agreement allows the owner of Lot 12 the right to maintain and use the pool, but does not grant ownership. The liability of the pool rests with the owners of Lot 13, and the owners of Lot 13 wish to divest themselves of the liability. The current owners of Lot 13 purchased the lot on September 24, 1984 and were not aware of the situation until after they purchased the property. The variance would not alter the essential character of the area. We are not establishing new construction, but rather we are dealing with a situation already in existence. Approval would not result in a physical change to either site. 4. The owners of both lots have reached an agreement for the transfer of Lot 12 should this variance be approved. 8 & COUNTY EMPL O YEES CREDIT UNION 144 E. Ilth STREET · ~T. PAUL, ~$OTA 55101 · (6~2) 224-4754 Attachment 5 September 28, 1994 City and County Employees Credit Union is requesting a lot split between Lot 12 and Lot 13, Block 6S, Littles Third Addition. This request is based upon the following information: Lots 12 and 13 were once owned by James and Mildred Shannon. City and County Employees Credit Union has held various mortgages on Lot 12 dating back to February 17, 1958. Lot 13 was purchased by the Shannons on August 26, 1970. The Shannons then sold Lot 13 in December of 1980. The Shannons were at that time granted an easement for the pool, which they had built behind their home, at an earlier date. Lot 13 was purchased by the current owners on September 24, 1984. These owners were unaware of the easement until they attempted to sell the property. Prior to that, they had no idea that they in fact owned the area where the Shanons had built their pool. The requested lot split is essential to the character of each property. It involves no physical change to either property, and simply provides a means for both parties to sell their respective properties. 9 ?HIS AG~E~T, made as o! this 8th day of December, 1980, by and between Bradley S. Taylor and Teri C. Taylor, .husband &nd wife, of 15G4 E~erton, Ct%y of St. Paul, County of Ramsay, State of Minnesota, p~rttes of the first part, and 3&ues J. Shannon &nd Kiidred ~. Shannon, husb0nd and wife, of 666 East County Road B, ¢ic¥ of ~plewo,,,t, County of Ranse¥, State or ~lnneaota, parties WII~KEAS, pn:Lle, o~ the ~l~u~ parL arq ovnoro o~ ~ho to'laY- Ramsay, State o~ ~tnnesota, described aa follows, to-wit= ~ot 33, e]~ck S, t. ittles ?bird Addition, and ~ER~AS, pa:lies of the second part are owners of the follow- ing desc:ibed ;arcel of land lying and being in the County of Ramsay, State o~ ~innesots described as follo~s~ to-wit= Lot Il, Block 5, ~lttles Third Addition, and ~E~EAS, il is the intention of the parties hereto to create an easement affe~-in9 the above premises for the purpose of access to anti ~a~ntena~ce of a swimming pool. NOW, THEREFORE~ I? IS HEREBY AGREED: Tha: the ;ar[ies hereto~ in consideration of the sum of One Dollar ($~.00) ~cd other 9sod and valuable consideration~ receipt of ~hich is here=y acknowledged, do hereby aqree as ~. That ~arties of the first part hereby 9rant unto parties of the second F.~rt~ their heirs~ successors and assigns a ~ent easement f:r the access to and maintenance of the pool c~nstructe! on the following described parcel ~f land lyinq and being in t~e County of Ra~sey~ State of ~lnneaota~ described as follows0 SO5.00 - ~ Attachment 6 That part of Lot 13, Block 5, Litcles Third Addition, lying ~es~erl¥ and Northerly of the following described lines: Co~nencing at the most northerly corner of said Lot 1'3! thence $ 72'49'28" M along the Northwesterly line of said l. ot 13 a distance of 64 feet to the point of qinfling of the lines to be herein described~ thence S 0°10'32° E 58 feet; thence S $9°36'47= W 41.06 feetT mor. e or !ess, to s point o~ the curved Southwesterly line of said l, ot 13, said point being ?$ feet, aa measured along said curve, Northwesterly of ~he most Southerly corner of said Lot 13, and there terminating. 2. Any liability of the parties for personal injury to any workmen' employed to make repairs under this agreement, or ~o third persons, as vel1 as any liability of the parties for damage to the propert7 of any such workmen, or of any third person, as · result of or arislnq out of use and maintenance of the swimming pool 3. In the event that property taxes are higher on premises o~ned by parties o~ the first part as a result of the ~imming oool than they ~ould be ~ithout such poo~, parties of the second part agree to pay the excess, upon 10 days notice in ~rlcing to parties of the first part. 4. T~,at this easement is for th.e exclusive benefit of the part~es of the second part, their guests and tnvitees, their heirs and assigns. 5. ~arties of the second part, for themselves, theiF heirs, and assigr, b0 covenant with parties of the first ~rt, their heirs, and assigns, that .~arties of the second part~ from t~ne to time, and at a?* times hereafter~ at their own cost and expense, repair and maintain, in a proper, substantial, end workmanlike manner, the above-deacTibed swimming pool, and the premises des- cribed in paragraph ! above. 6. Tr.~s gran~ of easement shall run with the land and shall be binding on and shall inure to the benefit of the parties h~re- to, their ~.eirs, iuccelaors, or alaigns. 11 ?. Delivery of ~ny ~otl~e provided for herein, shall be deemed complete if and when deposited in the United States uail8, poataqe prepaid and addressed to owners at their above mentioned addresses, or when delivered personally to owners. IN WITNESS WHEREOF, the ~rties have executed this agreement as of the day and year ~irnt above vr/tten. Bradley ~/ Tayl~<~ Terl C. Taylor ~ildred E. Shannon STATE OF M!N;]ESOTA ) )SS. COUNTY OF RAMSEY ) On this 8th day of December, 1980, before me, a~otary Public within and for said County, pmrsonally appeared ~.%ADLEY S. TAYLOR and TER! C. TAYLOR, husband and wife,' to me known to be the per- sons described in, and who executed the foregoing instrument and acknowledged that they executed the same as their free act and 12 -L STAT£ OF MINNESOTA COUNTY OF RAMSEY On this 8th d&y of December, 1980, before me, a Notary ~lic, vithin and for said County, personally appeared J~ES J. SHANNON and MILDRED E. SHANNON, husband and wife, to me known ~e the persons described in, and who executed the foregoing strument and acknowledged that they executed the same as their free act and deed. This Instrun~ent Drafted By: £rneet £. Cutting Attorney At Law 1240 Northwestern Bank Building Saint Paul, Minnesota 551C~ 'l 13 14 Attachment 7 VARIANCE RESOLUTION WHEREAS, the City and County Employees Credit Union applied for a variance from the zoning ordinance. WHEREAS, this variance applies to the property at 669 Eldridge Avenue. The legal description is: Lot 13, Block 5, Little's Third Addition WHEREAS, Section 36-69 of the Maplewood Code of Ordinances requires a minimum lot width of 75 feet at the building setback line for single dwellings. WHEREAS, the applicant is proposing to move a property line to make the lot 60 feet wide at the building setback line. WHEREAS, this requires a variance of 15 feet. WHEREAS, the history of this variance is as follows: On December 5, 1994, the Planning Commission recommended that the City Council this variance. On December 19, 1994, the City Council held a public hearing. The City staff published a notice in the Maplewood Review and sent notices to the surrounding property owners. The Council gave everyone at the heating an opportunity to speak and present written statements. The Council also Considered reports and recommendations from the City staff and Planning Commission. NOW, TI-IEREFORE, BE IT RESOLVED that the City Council approve the above-described variance for the following reasons: the that the did 1. The problem is due to circumstances unique to property current owner not cause. The variance would not alter the neighborhood character since it would not change the appearance of the lots. 3. The variance is in keeping with the spirit and intent of the ordinance. The Maplewood City Council adopted this resolution on ,1994. 15 MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Thomas Ekstrand, Associate Planner Conditional Use Permit and Design Review Maplewood Toyota Addition 2873 Highway 61 December 1, 1994 The Planning Commission should review the conditional use permit. The Community Design Review Board should review the design plans. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Thomas Ekstraud, Associate Planner Conditional Use Permit and Design Review Maplewood Toyota Addition 2873 Highway 61 December 1, 1994 INTRODUCTION Project Description Steve McDaniels is proposing to add to the north side of Maplewood Toyota. (See the maps on pages 6-7.) Mr. McDaniels owns Maplewood Toyota. The addition would be 1,404-square-feet and one story. (See the site plan on page 8.) Requests Mr. McDaniels is requesting the following: A conditional use permit (CLIP) to expand a nonconforming use. Maplewood Toyota is a nonconforming use because they do not meet the current Shoreland Ordinance. They are in the Kohlman Lake shoreland area. The shoreland ordinance allows a maximum impervious surface of 40% of their site. Impervious surface is the area covered by the buildings and paving. Maplewood Toyota already exceeds 40% because they built before the City adopted the shoreland ordinance. The proposed addition would increase the impervious surface area from 68.7% to 69.2% (a 1/2 % increase). The City Code allows the City Council to approve a CUP to enlarge a nonconforming use. (See the letter on page 9.) 2. Approval of plans. The proposed addition would match the exterior materials and design of the existing showroom. (See the attached plans.) BACKGROUND Other Approvals for Impervious-Surface Expansions On December 14, 1992, the City Council granted Maplewood .Toyota a CLIP to enlarge their parking lot. This expansion increased the impervious surface from 66% to 68.7%. The Code allowed a maximum of 40%. On October 10, 1994, the Council granted Lakeview Lutheran Church a CUP to enlarge their building. This addition increased the impervious surface from 38% to 40%. The Code allowed a maximum of 30%. DISCUSSION Impervious Surface Area The proposed increase in the impervious surface area will not be a problem. The City engineer and Molly Shodeen of the Department of Natural Resources feel that a 1/2% impervious surface area increase would not have a significant affect on the runoff from this site. Loading and Unloading Vehicles Vehicle transport drivers sometimes use Beam Avenue for unloading new vehicles. City streets are intended for traffic use, not as an adjunct to a commercial property. Loading and unloading on Beam Avenue may obstruct traffic or cause safety hazards. Mr. McDaniels told me that the drivers pull into the site during business hours. After business hours, however, they unload vehicles in the street. Mr. McDaniels said that he will make arrangements with the drivers to stop using the street for loading and unloading. RECOMMENDATION A. Adopt the resolution on pages 10-I 1. This resolution approves a conditional use permit to expand a nonconforming use. Approval is based on the findings required by the Code and subject to the following conditions: 1. All construction shall follow the site plan approved by the City. The Director of Community Development may approve minor changes. 2. The proposed construction must be substantially started within one year of Council approval or the permit shall end. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. Beam Avenue shall not be used for loading or unloading. B. Approve the plans (stamped September 26, 1994) for a 1,404-square-foot addition to Maplewood Toyota, subject to the findings required by the Code. Approval is subject to the following conditions: 2 1. Repeat this review in two years if the City has not issued a building permit for this project. 2. Before the City issues a building permit, the applicant shall: Provide a plan for Board approval for any roof-mounted equipment that may be added on top of the proposed addition. (code requirement) Provide a lighting plan for the Police Chief's approval for any additional exterior security lighting that may be needed. 3. Before the City issues a certificate of occupancy, thc following work must be completed: Install any roof-top equipment screens and new exterior lighting that may be required. b. Secure any roof access ways. c. Remove any obstructions to windows that hinder police surveillance. 4. If any required work is not done, the City may allow temporary occupancy if: ao The City determines that the work is not essential to the public health, safety or welfare. b. The City receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. c. The City receives an agreement that will allow the City to complete any unfinished work. All work shall follow thc approved plans. The Director of Community Development may approve minor changes. CITIZENS' COMMENTS I surveyed the owners of the 20 properties within 350 feet of Maplewood Toyota. Of the four replies, three were in favor and one had no comment. In Favor Comments 1. It would help Maplcwood Toyota become a stronger dealer in our area. Keeping tax base lowered by businesses. (Maplewood Fridley Partnership, Minneapolis) 2. It would not interfere with anything we are doing. (occupant, 2806 Maplewood Drive) 3. Business growth is good for our community. (occupant, 2792 Maplewood Drive) REFERENCE INFORMATION SITE DESCRIPTION Site size: 3.94 acres Existing land use: Maplewood Toyota SURROUNDING LAND USES North: South: West: East: Beam Avenue and two houses KSTP property with radio towers a vacant lot used as a holding pond and houses Highway 61 PLANNING Land Use Plan designation: M-1 (light manufacturing) and OS (open space) Zoning: M-1 (light manufacturing) and F (farm residential) Ordinance Requirements: Section 25-70 of the City Code requires that the CDRB make ~e following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the City's comprehensive municipal plan. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetical of good composition, materials, textures and colors. Section 36-17(e) allows the City Council to approve a CUP for the enlargement of a nonconforming use. Section 36-566(c)(1)(e) requires that properties in the Kohlman Lake Shoreland Boundary area have no more than 30% impervious surface area. This may be increased to 40% if the property owner provides an on-site method to reduce the storm water flow or to treat the runoff for water pollutants. Maplewood Toyota installed a water-treatment device at the south end of their site when they built. Findings for CUP Approval Section 36-442(a) states that the City may approve a CUP, based on the nine standards in the resolution on pages 10-11. p:sec4/toyola.ffwo Attachments: I. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Applicant's letter dat~l September 24, 1994 5. Resolution 6. Plans stamped September 26, 1994 (segarate attachment) 5 VADNAI$ H£1GHT$ CO RD " I /. :-:,~.i~. BEAM , N3L~T'~I'OOD CR ( CO RD "C' AV I..- GERVAIS PKWY KOHLMAN (I) CONNOR AV AV m coPE Keller ~ CO I- POND GERVAIS Knuck/~ Heocl L .__~. -:HILL RD iO ,.r COUE CT Attachment 1 m I I I I I,~4 ec- 2889 PROPERTY LINE / ZONING MAP 7 Attachment 2 BEAM AVENUE PROPOSED SHOWROOM ADDITION. SITE PLAN 8 N Attachment 3 i MAPLEWOOD TOYOTA Steve MeDmids Maplewood Toyota 2873 Highway 61 N. September 24, 1994 Mr. To~ Ekstmnd City of Maplewood 1830 E. Cotmty Road B Dear Tom, Enc. losed is the eon~ ~ to ptoo~ out application for a ~:mdifioml use Permit Please try to expedite this for us. As I lmve Mevioudy stated, I believe lhe project will beamifY the property with no tiffs improvement we w~ install a oomplete spflnkler system at a oo~t of approximately $60,000. llmve spoken to Molly at the ~ of Nattmd Reaming. 8he stat~ to me timt she bas no problem with the proposed addition relative to any eeaoems the DNR wok~d lmve. This project affeots a minuscule amount of green area on otv property. We are planning the addition to provide our curr~ sales staff'with a mo~e oomfortab~ professional woe:king enviranment Cunen~, the~ each share a wodmation. add/fion would nllow tbun to enjoy a workstation by themsdves. Tom, I have ~-viewed the cfim/a fo~ approval of a cond/fional me Petm/t Nc~e of the criteria crea2 any problems for the propo~i project mafl2tphce, W'~h/nthelastlwoyea~ fweofsevenToyotadeak~inthe'lVfinC/tks~major Thank you very mud~ for your nttenl/on W thk matter. 9 Attachment 4 2873 Highway 61 N.' Maplewood, MN 55109' 612482-1322 · FAX: 612-482-9556 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Steve McDaniels, of Maplewood Toyota, applied for a conditional use permit to add onto the automobile showroom. WHEREAS, Section 36-566(c)(1)(e) of the City Code allows a maximum impervious surface area of 40% for this property. WHEREAS, this permit allows increasing the impervious surface area of the site from 68.7% to 69.2%, making the impervious surface area on the site 29.2% over that allowed by the Code. WHEREAS, this permit applies to 2873 Highway 61. The legal description is: Subject to widened STH 61/1, Lot 101 Oardena Addition to Ramsey County, MN WHEREAS, the history of this conditional use permit is as follows: 1. On December 5, 1994, the Planning Commission recommended that the City Council this permit. On December 19, 1994, the City Council held a public hearing. The City staff published a notice in the paper and sent notices to the surrounding property owners. The Council gave everyone at the hearing a chance to speak and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. l0 Attachment 5 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the City. The Director of Community Development may approve minor changes. 2. The proposed construction must be substantially started within one year of Council approval or the permit shall end. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. Beam Avenue shall not be used for loading or unloading. The Maplewood City Council approved this resolution on ,199 .