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HomeMy WebLinkAbout10/07/2002BOOK 1. Call to Order MAPLEWOOD PLANNING COMMISSION Monday, October 7, 2002, 7:00 PM City Hall Council Chambers 1830 County Road B East 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. September 4, 2002 5. Public Headng None ' : - ' ~ 6. New Business ..... a. Conditional Use Permit Revision - Quality Restoration Services (1160 FroStAvenue) ' b. Conditional Use Permit- Jiffy Lube (Maplewood Mall Ring Road) Conditional Use Permit - Maplewood Imports (Gervais Avenue, west of English Street) 7. Unfinished Business None 8. Visitor Presentations 9. Commission Presentations a. September 9 Council Meeting: Ms. Dierich b. September 23 Council Meeting: Mr. Rossbach c. October 14 Council Meeting: Ms. Fischer d. October 28 Council Meeting: Mr. Pearson 10. Staff Presentations 11. Adjoumment 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: The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. Staff presents their report on the matter. The Commission will then ask City staff questions about the proposal. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. 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. After everyone in the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. The Commission will then discuss the proposal. No further public comments are allowed. The Commission will then make its recommendation or decision. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. jw/pc\pcagd Revised: 01/95 DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA WEDNESDAY, SEPTEMBER 4, 2002 I. CALLTO ORDER Chairperson Rossbach called the meeting to order at 7:00 p.m. Ii. ROLL CALL III. Commissioner Mary Dierich Present at 7:13 p.m. Commissioner Lorraine Fischer Absent Commissioner Matt Ledvina Absent cornmiss~oner Jackie Monahan-Junek Present Commissioner Paul Mueller Commissioner Gary Pearson Commissioner William Rossbach Commissioner Dale Trippler Commissioner Tushar Desai Present Present Present Present Present Staff Present: Ken Roberts, Associate Planner Lisa Kroll, Recording Secretary Chris Cavett, Assistant City Engineer present at 7:30 p.m. APPROVAL OF AGENDA Mr. Roberts said because there are some engineering issues with the Highwood Farm that Chris Cavett the assistant city engineer should be present for, staff would like to change the order of New Business moving Budget Towing to item a. and Highwood Farm to item b. Mr. Cavett was attending a neighborhood meeting and would not be present until 7:30 p.m. Commissioner Pearson moved to approve the agenda as amended. Commissioner Trippler seconded. Ayes- Monahan-Junek, Mueller, Pearson, Rossbach, Trippler, Desai IV. The motion passed. APPROVAL OF MINUTES Approval of the planning commission minutes for August 19, 2002. Commissioner Trippler moved to approve the planning commission minutes for August 19, 2002. Commissioner Pearson seconded. Ayes - Monahan-Junek, Mueller, Pearson, Trippler, Desai Abstention - Rossbach Planning Commission Minutes of 09-04-02 -2- V. PUBLIC HEARING None. VI. NEW BUSINESS a. Conditional Use Permit - Budget Towing (1291 Frost Avenue) Mr. Roberts said Roy Carlson of Budget Tire of Minnesota, Inc. (Budget Towing and Tire) is proposing to lease the old gas station/repair shop located at 1291 Frost Avenue for a towing and tire repair business. Mr. Carlson is proposing to display 10 tire r. acks, with approximately 180 tires, on the exterior of the property during daytime business hours. Mr. Roberts said the exterior display of goods or materials requires a conditional use permit. Mr. Roberts said Mr. Carlson currently runs two towing/tire repair businesses. One is located at 905 East Seventh Street in St. Paul and the other is located at the Sinclair Gas Station at 223 Larpenteur Avenue East in Maplewood. At both locations Mr. Carlson operates a towing dispatch center and tire repair business. No vehicles are stored on either site. Mr. Roberts said when Mr. Carlson first moved to the Sinclair Gas Station approximately one year ago, he began displaying tires on the exterior of the building. City staff became aware of this and informed Mr. Carlson of the city's ordinance which requires a conditional use permit for this type of display. Mr. Carlson immediately complied with the ordinance and began displaying his tires only on the inside of the building. At that time, however, Mr. Carlson expressed a desire to apply for the conditional use permit in the near future for the display of the tires at that location. Mr. Roberts said soon after this, Sinclair Oil Corporation applied to the city for a conditional use permit to expand the Sinclair Gas Station on Larpenteur Avenue. Sinclair Oil Corporation is preparing to begin that expansion soon, and then Mr. Carlson's lease will terminate. Mr. Roberts said Mr. Carlson proposes to operate the same type of business at 1291 Frost Avenue as he has at the St. Paul site and the Larpenteur Avenue, Maplewood site. The business will consist of a towing dispatch center and tire sales and repair with no overnight storage of vehicles. The hours of operation will be from either 7 a.m. to 7 p.m. or 8 a.m. to 8 pm., depending on traffic flows once the roundabout construction is complete. The business will be open Monday through Saturday and will have two to three tow vehicles in operation during the day, with only one two vehicle stored outside in the back of the building during the evening. Mr. Roberts said the exterior display of tires at a very visible intersection is not the most desired scenario for the city. However, given the problematic background of the property, the improvements proposed, Budget Towing and Tire's clean and reputable business background, and the fact that the situation will be temporary, staff is supportive of the proposal. Planning Commission Minutes of 09-04-02 -3- Commissioner Trippler said the current structure is a real eye sore for that corner so he is happy to see something is going in there. He does have some concerns about the proposal. Mr. Carlson stated that the display of tires is an integral part of the business because unless the customer can see the tires they will not buy them. If that is the case why does he want to put the tires on the west side of the building where the customers can't see them. Why not put the tires on the East side of the building from Frost Avenue and English Street. Mr. Roberts said Mr. Carlson he would prefer to have the tires more visible. It was suggested that the city might not approve the storage of the tires on the east side of the building because of how it might look. The city is trying to make that intersection look better and the thought was to try to make the tires less visible by keeping them on the west side of the building. Commissioner Trippler asked if the applicant is proposing to leave the screened in area where the oil tank is but remove the oil tank and use the screened area for the dumpster. If that screened area stays and the racks are put next to the screened area there will not be 20 feet anymore. The commission did not get a lot line designation with the packet. He said it does not tell members where the property lines are. Mr. Trippler spoke to the owner of the liquor store and the owner is concerned about having enough room for his customers to get through there. Mr. Roberts said the liquor store building is right up to the property line. The property between the buildings goes to the repair building. He would contend that the liquor store has plenty of room on the other sides of the building for his customers to get through. 'Commissi°nerTrippler said the black top around the building is in terrible condition. He did not see anything in the conditions regarding the repair or replacement of the black top. Mr, .Roberts said that could be included as a separate condition. Mr. Roy Carlson, the owner of Budget Towing at 905 East 7th Street addressed, the commission. Mr. Carlson said to answer the question about the black top. The owner will end up doing something with blacktop. Right now he is not sure what. As far as the space between the · buildings and the clearance from the tire racks, the racks are only about five feet wide and the cars should be able to get through. Chairperson Rossbach asked Mr. Carlson if he assumed that the owner of the property would do something with the blacktop. Mr. Carlson said the city is cutting half of the corner off when the round about gets finished. But until the round about is finished he does not know what the owner would end up doing. Chairperson Rossbach asked Mr. Carlson if he could elaborate on some of the things he would be doing to enhance this property. Mr. Carlson said nothing more than paint and signage along with some planters. He wants to make the area look decent. Their intention is to get started before the weather gets bad. Commissioner Desai asked what the term of the lease is. Mr. Carlson said the lease with Mr. Benjamin (the property owner) is good for up to two years. Planning Commission Minutes of 09-04-02 -4- Commissioner Pearson asked if this item would be reviewed by the CDRB. Mr. Roberts said this item would not be reviewed by the CDRB because they are not proposing any major design items. Commissioner Trippler moved to adopt the resolution on pages 15 and 16 of the staff report. This resolution approves a conditional use permit for the exterior display of tires at 1291 Frost Avenue. Approval is based on the findings required by the code and subject to: (changes are in bold). 1. The exterior display of tires is limited to normal business hours (either 7 a.m. to 7 p.m. or 8 a.m. to 8 p.m.). All tires must be stored inside the building during close of business. 2. The exterior display of tires is limited to 10 tire racks that hold 18 tires each. 3. The exterior display of tires is limited to the west side of the building and toward the front of the west garage door. The conditional use permit shall be reviewed for compliance with the required conditions in the event the property is leased to a new business that intends to operate an automobile related business with exterior tire display. 5. If the conditional use permit for exterior display of tires is abandoned and ceases for a continuous period of one year or more, the conditional use permit will become null and void. 6. The conditional use permit for the exterior display of tires shall be reviewed again in one year. 7. The owner shall have the parking lot resurfaced by June 1, 2003., Commissioner Pearson seconded. Ayes- Monahan-Junek, Mueller, Pearson, Rossbach, Trippler, Desai The motion passed. Mr. Roberts said this item goes to the city council on September 23, 2002. b..Highwood Farm (Highwood Avenue East) Mr. Roberts said Mr. Charles Cox, representing CEC Development, Inc., is proposing to develop a ten-lot plat for single dwellings called Highwood Farms. It would be on a 3.71-acre site on the south side of Highwood Avenue, east of Dennis Street. To build this project, Mr. Cox is requesting that the city approve a preliminary plat to create the new street and the ten lots in the development. In addition, city staff is proposing to change the zoning for the site from F(farm residence) to R-l(single dwellings). Planning Commission Minutes of 09-04-02 -5- Mr. Roberts said developing this site into anything more than its current use of a house and accessory building will be a challenge. There are several existing factors including the shape of the property (173 feet wide by 1,100 feet deep), its one access point (on Highwood Avenue) along with its characteristic of generally sloping from west to east that make the development difficult. With the existing conditions on the property, there are not many options for designing a subdivision to fit the site. The proposed preliminary plat, with its street and lot design, raises many issues for the city and for the neighbors. Mr. Roberts discussed the major issues with this proposal. Mr. Roberts said Chapter 30 of the city code (subdivisions) regulates the platting or subdividing of property in Maplewood. The purpose of this part of the code is "to protect and promote the public health, safety and general welfare, to provide for the orderly, economic and safe development of land...". As such, the city must balance many interests when reviewing and considering a subdivision in Maplewood. These include the interests of the property owner, the developer, the neighbors and the city as a whole. To this end, Section 30-6 of the code says that "the planning commission may recommend and the city council may require such changes or revisions of a preliminary plat as deemed necessary for the health, safety, general welfare and convenience of the city." Mr. Roberts said as proposed, the lots in the plat would range from 10,000 square feet to 12,388 square feet with an average lot size of about 10,266 square feet. The city requires each single dwelling lot in the R-1 (single dwelling) zoning district to have at least 75 feet of width at the front setback line and be at least 10,000 square feet in area. All of the proposed lots would meet or exceed the standards in the city code. Mr.' Roberts said the proposed plans show a new street right-of-way along the west property line of the site with walk-outs on the east of the new street. This design, however, puts the new street directly behind the houses on Dennis Street and would in effect create double street frontage for eight existing lots. Section 30-89(f)(6) of the city code says, "double frontage lots shall not be permitted, except where topographic or other conditions render subdividing otherwise unreasonable. Such double frontage lots shall have an additional depth of at least 20 feet in order to allow space for a protective plant screen along the back line." Mr. Roberts said several of the neighbors on Dennis Street have expressed concerns about this design and have questioned why the street is not proposed for the east side of the development. The developer told staff that the proposed design would save at least 20 large trees along the east side of the site and would create nicer lots for houses and they would be walk outs. Chris Cavett noted in his comments that the street as proposed, "would intercept the drainage from the west, which could be treated in a first flush rainwater garden located at the northeast corner of Lot Mr. Roberts said, based on staff's review of this site and the existing conditions, the proposed plans are not unreasonable. The lots on Dennis Street have extra depth (they range from 138 to 229 feet deep) so that the existing houses will not be right on top of the proposed street. Many of these existing homes have fences and landscaping along their east property lines to help provide privacy and separation from the proposed development. If the street was put in on the east side of the site, it would not create double frontage lots but probably would require more grading and tree removal and would create less desirable lots as they would back up to or back into a hill. Planning Commission Minutes of 09-04-02 -6- Mr. Roberts said related to the point about the location of the street right-of-way is the questions possible future platting of the land to the east (the site with the cell phone tower). Several city staff members believe that the owners of the existing cell phone tower will eventually have it removed which would then make the site available for development. If this occurred, staff wants to ensure that any approvals or actions on the applicant's site would not preclude the sensible use of the adjacent property to the east. An initial concern of city staff with this proposal was its possible effect or limiting it would put on the future use of the property with the cell phone tower. That is, would this proposal effectively prohibit or severely limit the possible future development or redevelopment of the adjacent property. Is it necessary to provide a street right-of-way to the cell tower site from this development? To answer these questions, city staff prepared several sketch plans of the area. These plans show what the owners might do for the platting on both properties - if they were platted in a coordinated manner or if the owners develop them separately. Specifically, the plan on page 19 of the staff report shows one cul-de-sac serving both properties with 16 lots. The second sketch plan on page 20 of the staff report shows how the owners of the cell phone tower site might plat their property separately from the applicant's site. This plan has a cul-de-sac entering the property form Highwood Avenue and would have nine lots for houses. The important thing that this plan shows is that the owners of the cell phone tower property should be able to develop their property independently from the applicant's site. Mr. Roberts said page 21 of the staff report has the third plan for the area prepared by city staff. This plan shows a new street on the east side of the applicant's site that would turn east into the adjacent property. The street might continue back out to Highwood Avenue or could possible end in a cul-de-sac in the center of the property with the cell phone tower. This plan would have about 18 lots for houses. Mr. Cavett also had comments about the proposed street, its location and whether the street should be private or public. He noted, "due to the liabilities of one-sided frontage and the considerable amount of retaining wall along the street, public works staff does not feel that a public street at the proposed location is in the public's best interest". Therefore, staff does not recommend a public street along the proposed alignment." Mr. Roberts said as proposed, the contractor for Mr. Cox would grade almost the entire site to create the street right-of-way and the house pads. This grading would remove about 45 large trees and leave about 20 large trees on the 3.71-acre site. In addition, the plans show the planting of 13 ash trees along the new street. Commissioner Pearson asked staff if the cell phone tower is still functioning and if so, is it scheduled to be taken down. Mr. Roberts said it was originally put up by MCI. The city has not heard that the cell phone tower is scheduled to be taken down. Commissioner Trippler asked why the applicant doesn't want to put the road on the east side and put the rainwater gardens along the west. He asked wouldn't that capture more runoff. Planning Commission -7- Minutes of 09-04-02 Mr. Cavett said the way the grades are proposed they have positive boulevards in the front. Potentially the rainwater gardens can capture part of the street. There are a lot of what ifs. The way the drainage is managed will change dramatically whether the street is on the west side or the east side. Commissioner Dierich said she was late because she was stopped by a number of neighbors at the site. The neighbors have a lot. of concerns with the drainage. The people that are downhill from this site and have a well and a septic system. She said as soon as you change the grade on the site you are going to contaminate the wells and septic systems. On Dennis Street the trees are on the outside of the peoples fences. The trees that are going to stay put are on the applicant's side. The beautiful trees are outside the fences as the screening. The residents are irate about the drainage is going to run down hill. Highwood Avenue is already very icy. For six months of the year the road is a skating rink. She counted only one sewer for water to run into. There needs to be more sewer drains added because the amount of water that cascades down will make for a dangerous situation. Ms. Dierich said this site is environmentally sensitive. In this proposal t° put the road in you are going to plow through at street level. The lot itself starts about 10 feet up from the street and then level that area off in order to make a building pad. She is not comfortable nor are the neighbors with changing the site to this degree. Mr. Roberts said condition e. at the bottom of page 6 talks about the applicant submitting a landscaping and screening plan for the areas along the private street. It was the city's intent that the applicant preserve as many trees as possible along the west side of the new street, assuming it goes in on the west side. Condition d. on page 6 talks about drainage and it is always a condition of the city, that any development capture their storm water on site so there is no more drainage leaving the site after the development then there is now. Mr. Roberts said if that means larger rainwater gardens or some other facilities on the site to take care of that problem then the developer and the engineers would need to get together to make that work. That is a common concern and it is very understandable. The rate of water leaving the site will not be greater than what it sits at now. He said he cannot disagree with Ms. Dierich regarding the grading. Commissioner Dierich said her other concern are the mosquito's she encountered standing on the crest of the hill. This proposal is dropping the hillside and adding a rainwater garden. Rainwater gardens are supposed to empty in a short amount of time but if there are that many mosquitoes already you are just adding another issue. She would rather put in city sewer and water and make it a public street. The other issue is noise abatement. She and her husband were standing next to each other on the hill during rush hour and had to scream at each other and there are trees on the site already. She wonders how people are going to buy these lots with that kind of noise. She believes the city should require the developer to install something for noise. These people would never be able to sit out on their decks and have a conversation because it would be so noisy. Chairperson Rossbach said he would like to comment on that. He said people live right on the freeway along the entire metro area. He said for some reason people buy in that area. Commissioner Mueller said the road is an issue. The reason the developer wants the road on the west is because it will have more sellable property when the homes are put in. Planning Commission Minutes of 09-04-02 -8- Mr. Roberts said in his conversations with the applicant and his engineer, they could make the lots work but they would come off the road you would have a little bit of a back yard, and it would go up into a slope. Having lots with walkouts and saving more trees would be a better overall site then having the street on the east side and grading from property line to property line. There aren't lots with play areas but they will have trees and decks. The developer thought this was a better style in the developer's opinion. Commissioner Mueller said the future neighbors are more concerned about the trees next to them then they are about the trees in the proposed neighbors front yards. If the road gets put on the east side, does that mean that all those wonderful evergreen trees will have to be removed to put in the oak trees. Mr. Roberts said no. Commissioner Trippler said his guess is that the mosquito problem is probably from the sixty or so tires that have standing water in them. He said he spoke with a very unhappy resident on Dennis Street she thinks she is going to be squeezed between two streets. He is happy to hear that Maplewood has an ordinance against that from happening. He thinks he would like this proposal better if the street were put on the east side rather than on the west side. The applicant, Mr. Charles Cox of CEC Development, 1111 McKnight Road South, addressed the commission. He said he is disappointed for lack of support of this project. His group spent a lot of time in the design of this project keeping in mind the conditions of the property and what would be best for the neighborhood and not what would be best for the developer. Everyone knows what the real estate, market is doing right now. We should leave the buying of these homes up to the consumer. There are many other developments right on the freeway and he would hope the commission would not use the location for deciding on this proposal. Commissioner Desai said he agrees with the applicant regarding the real estate market being hot right now. However, it leaves a question in his mind that the lot between 1060 and 1242 on Dennis Street is a pretty large lot and it is still sitting empty so if the real estate market is so hot why hasn't that lot been sold already. Mr. Cox said clearly it hasn't been sold because the owner doesn't want to sell it. If they put a for sale sign up it would be sold very quickly. Commissioner Trippler asked Mr. Cox to explain why the road would be better placed on the west rather than on the east. Mr. Cox said standard building practices state that roads go on the high side of the development. He would like to have his engineer come forward to address the commission. Mr. John Farachi of 1296 Hudson Road, the project engineer, addressed the commission. He said if the road is put in on the west side the would have to take out 10 significant trees. If you put the road on the east side, by the time you grade the lots there would be 23 trees taken out. Planning Commission Minutes of 09-04-02 -9- Mr. Farachi said the neighbors with concerns about their septic systems, and wells, it is his understanding that when they bring the sanitary system up to the site they would leave service out for them to get connected. He said the St. Paul Water Department would bring water to the site from the corner. If the people had problems with their wells, perhaps they could get that addressed with the St. Paul Water Department. The way he understands it, the planning commission and the city council are to look at the rules, tree ordinances, minimum lot sizes, drainage, grading, sewer and water. He believes the design with the road on the east side as opposed to the west side is the better design. This is a very hard piece of property to develop. He said any developer would rather have lots on both sides so when the developer sells the lots he doesn't have to pick up the cost of the entire street. Another lot owner shares half the cost of the work. That makes this project expensive to develop along with tying in the cost of the sewer with the street intersection. Commissioner Mueller asked Mr. Farachi what difference it makes to the developer if the street is public or private. Mr. Farachi said with a private road the developer has to maintain the road. That means the neighborhood has an association and they pay dues to have the snow plowed. They hire the lowest bidder and the mailman can't get in, the garbage man can't get in etc. Homeowners are already paying to have their snow plowed. If it is a public road and they had to rebuild the street the homeowner would be assessed for half the street, if it is a private road the homeowners would pay for the street. If it was good to have private roads they would be all over the place like in town home developments. Commissioner Mueller asked Mr. Farachi if you put the road on the east side how would the developer have to take Care of the runoff on the west side. Mr. Farachi said the runoff would go towards the back lot lines and it would get direCted into swales and onto the street. ~ Commissioner Dierich said as a planning commission they have an obligation to talk to the neighbors and read their comments and understand the issues involved. The neighbors were not notified of tonight's meeting. She lives in the neighborhood and she is affected by this development. Saying the developer meets the city code is fine but the planning commission also has the obligation to ask questions. She said if you put the road in on the west side you are going to effect a lot more neighbors then if you put the road in on the east side. Ms. Dierich said regarding the septic systems, the developer has an obligation to not contaminate the well and the septic system. How are those people supposed to afford the hook up for city sewer and water. It may be a good will gesture to hook those people up at the developers cost. The real estate market has nothing to do with this development. Ms. Dierich said there are several of empty lots and homes in the Engstrom Development across the street. She said the planning commission needs to think about how they want to develop this. Whether the real estate market is hot or not has nothing to do with this. She said the planning commission should recommend this based on safety, aesthetics, being environmental correct, traffic and drainage. She said these decisions are for any development in Maplewood not just for this one. Planning Commission Minutes of 09-04-02 -10- Ms. Dierich said the association situation is a real problem for her. She has an association in her neighborhood. After she moved into her home, the rules were not finalized and they still are not finalized. Many times homeowners are not sure of the rules and then they can be unhappy with the rules when its too late. Commissioner Monahan-Junek said after listening to all the comments and reading the neighbors comments, this just reinforces to her that she does not like this plan. She said there should be some more effort to moving the road to the east side of the property instead of on the west side. Mr. Cox said if the proposal was approved as it is now they would work with city staff on screening along the west side to any degree the city would like to satisfy both the neighbors and the city. Chairperson Rossbach said he does not like this plan the way it is and he would move if this were to happen in his backyard. Having the road on the east side would be the best for the drainage situation. It does not make sense to him to put the street where it will be a double frontage lot situation. Eventually the people that live there will have to pay for the street to be replaced whether it is private or public. Chairperson Rossbach said the retaining walls that are going to be holding the street bed up would be a problem for the city. The engineer said however, that would not be the case if the road was on the other side. He would go for the private street. You would not have to have the rainwater gardens in the front yards because they would then be on the other side. The houses can be setback 20 feet from the street. He would think the best thing for the planning commission is to recommend that the road goes on the'east side and make the street a private street. Commissioner Monahan-Junek asked staff if the road were on the east side and it is a private road at any point can the street be made a public street or are you restricted. Mr. ROberts said if it isn't a dedicated right of way on the plat, it would be very difficult to go back later and make it a public street. Commissioner Mueller said he likes having the street on the east side but he does not like having the street a private street. If it were a public street it would take away a lot of the problems for the property owners. Commissioner Pearson said based on this proposal with the road on the west he would not support this proposal. After standing on one of the lots next to the freeway at 1:30 p.m., he cannot see how anyone could stand the existing noise levels. Commissioner Trippler moved to approve the Highwood Farms preliminary plat moving the road to the east property line and making it a public road (received by the city on August 7, 2002). The developer shall complete the following before the city council approves the final plat: (changes are in bold, deletions have a strike through). 1. Sign an agreement with the city that guarantees that the developer or contractor will: Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. Planning Commission -11- Minutes of 09-04-02 b. *Place temporary orange safety fencing and signs at the grading limits. c. Have Xcel Energy install Group V rate streetlights in two locations - primarily at the street intersections and at the cul-de-sac. The exact style and location shall be subject to the city engineer's approval. d. Pay the city for the cost of traffic-control, street identification and no parking signs. e. Provide all required and necessary easements, including any off-site easements. f. Demolish or remove the existing house and garage from the site, and remove all other buildings, fencing, trailers, scrap metal, debris and junk from the site. g. Cap and seal all wells on site that the owners are not using; removing septic systems or drain fields, subject to Minnesota rules and guidelines. h. Complete all the curb and gutter on Highwood Avenue on the north side of the site. This is to replace the existing driveways on Highwood Avenue and restore and sod the boulevards. Commissioner Trippler recommended having the city engineer approve final cOnstruction and engineering plans. The applicant shall have these plans revised to follow the comments of the city engineer and shall include the grading, utility, drainage, erosion control, tree and street plans. The plans shall meet the following conditions: (changes are in bold, deletions have a strike through). ~ '- a. The erosion control plans shall be consistent with the city code. The grading' plan shall show: (1) The proposed building pad elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. (2) Contour information for all the land that the construction will disturb. (3) House pads that reduce the grading on sites where the developer can save large trees. (4) The proposed street grades as allowed by the city engineer. (5) All proposed slopes on the construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. On slopes steeper than 3:1, the developer shall prepare and implement a stabilization and planting plan. At a minimum, the slopes shall be protected with wood-fiber blanket, be seeded with a no-maintenance vegetation and be stabilized before the city approves the final plat. Planning Commission -12- Minutes of 09-04-02 (6) All retaining walls on the plans. (7) Sedimentation basins or ponds as required by the watershed board or by the city engineer. (8) No grading beyond the plat boundary without temporary grading easements from the affected property owner(s). c. The street and utility plans shall show: (1) The street shall be a 9-ton design with a maximum street grade of eight percent and the maximum street grade within 75 feet of the intersection at two percent. (2) The street with continuous concrete curb and gutter, except where the city engineer determines that curbing is not necessary. (3) The removal of the unused driveways and the completion of the curb and gutter on the south side of Highwood Avenue and the restoration and sodding of the boulevards. (4) The coordination of the water main alignments and sizing with the standards and requirements of the Saint Paul Regional Water Services (SPRWS). (5) All utility excavations located within the proposed right-of-ways or within easements. The developer shall acquire easements for all utilities that would be outside the project area. (6) The plan and profiles of the proposed utilities. (7) A detail of any ponds, the pond outlets and the rainwater gardens. The contractor shall protect the outlets to prevent erosion. (8) The cul-de-sac with a pavement radius of at least 42 feet. d. The drainage plan shall ensure that there is no increase in the rate of storm water run-off leaving the site above the current (predevelopment) levels. The developer's engineer shall: (1) Verify inlet and pipe capacities. (2) Submit drainage design calculations. Planning Commission Minutes of 09-04-02 -13- 3. Change the plat as follows: a. Add drainage and utility easements as required by the city engineer. b. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. d. Label any common areas as outlots. e. Label the ffrNete public street as Farrell Street on all plans. f. Move the street to the east edge of the property. 4. Pay for costs related to the engineering department's review of the construction plans. 5. Secure and provide all required easements for the development including any off-site drainage and utility easements. These shall include, but not be limited to, an easement from the culvert draining the pOnd at the northwest corner of the plat. r 6 ' The developer shall complete all grading for public improvements and overall site drainage. Thecityengineer shall include in the developer's agreement any grading that the developer or contractor has not completed before final plat approval. 7. Sign a developer's agreement with the city that guarantees that the develOper or contractor a. ~ Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. b. *Place temporary orange safety fencing and signs at the grading limits. c. Provide for the repair of Highwood Avenue (street, curb and gutter and bouleVard) after the developer connects to the public utilities and builds the private driveway. 8. Record the following with the final plat: b. A covenant or deed restriction with the final plat that prohibits any driveways on Lot 1, Block 1 from going onto Highwood Avenue. c. A covenant or deed restriction that prohibits any further subdivision or splitting of the lots or parcels in the plat that would create additional building sites unless approved by the · city council. Bo PLanning Commission Minutes of 09-04-02 -14- The applicant shall submit the language for these dedications and restrictions to the city for approval before recording. 10. Obtain a permit from the Ramsey-Washington Metro Watershed District for grading. 11. If the developer decides to final plat part of the preliminary plat, the director of community development may waive any conditions that do not apply to the final plat. *The developer must complete these conditions before the city issues a grading permit or approves the final plat. Commissioner Trippler moved to adopt the zoning map change resolution on page 36 of the staff report. This resolution changes the zoning map from F (Farm Residence) to R-1 (Single Dwelling Residential) for the proposed Highwood Farm plat on the south side of Highwood Avenue. The city is making this change because it will: (changes are in bold, deletions have a strike through). 1. Be consistent with the spirit, purpose and intent of the zoning code. Not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. Serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. Have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. 5. Serve the site better as the owner plans to develop this property for lots for single-family houses. Commissioner Trippler moved to allow a reduced setback using a minimum of 20 feet from the right of way setback line. Commissioner Mueller seconded. The motion passed. Ayes - Dierich, Monahan-Junek, Mueller, Pearson, Rossbach, Trippler, Desai Mr. Roberts said this item has not been scheduled yet, however, it may go to the city council on September 23, 2002. Planning Commission Minutes of 09-04-02 VII. UNFINISHED BUSINESS None. VIII. VISITOR PRESENTATIONS XI. -15- None. IX. COMMISSION PRESENTATIONS a. Mr. Ledvina was the planning commission representative at the August 26, 2002, city council meeting. Mr. Ledvina was absent from the meeting so no report was given. b. Ms. Dierich will be the planning commission representative at the September 9, 2002, city council meeting. c. Mr. Rossbach will be the planning commission representative at the September 23, 2002, city council meeting. X. 'STAFF PRESENTATIONS a.~ Meeting with other-first-ring Suburbs at Richfield City Hall - September 9, 7:00 p.m. ~Mr. Roberts said everYone is welCOme to attend the meeting. Mr. Roberts reminded commission members that the appreciation dinner will be at Battle Creek Park at 5:30 p.m. on Thursday, September 5 for all commissions to attend. Mr. Roberts said he would be checking with Melinda Coleman to see if the Maple Grove tour would still be scheduled for September 30, 2002. ADJOURNMENT The meeting was adjourned at 9:13 p.m. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Conditional Use Permit Revision- Quality Restoration Services Frost Avenue, South of Flicek Field September 30, 2002 INTRODUCTION Project Description Roger McGuire of Quality Restoration Services is requesting a conditional use permit (CUP) revision for an existing outside storage yard. The city originally approved a CUP for Mr. McGuire's operation in 1997, subject to five conditions. Condition 2 said that the permit would expire on September 10, 2002. (See the minutes starting on page 10.) Mr. McGuire is asking the city to extend the length of approval of the CUP for this property so that he may continue to run his current business from the site. (Please see his letter on page 9.) This site is on the south side of Frost Avenue across from Flicek Park. (The site is the former location of Maplewood Auto Clinic, which the city addressed as 1160 Frost Avenue. Maplewood Auto Clinic burned down in 1995.) :Refer to maps and plans on pages 6-8 and the applicant's letter on page 9. ~ Quality Restoration uses this storage facility for storing their ground restoration equipment such as trucks, trailers and earth=-m~g machinery. They also~keep-~signs, sandbags and barricades on the Site. In addition, there are dirt piles and miscellaneous materials, like cable spools, brought back from a site that QUality. I~eeps on the property for disposal at a later date. Code Requirement ........ . City code requires a CUP for a parking iotas a principal use, for trucking terminals and for outdoor storage in an M-1 (light manufacturing)district. DISCUSSION Site Conditions The site is neater than it was when Maplewood Auto Clinic was in operation. There is a need for more cleanup, restoration and landscaping here, however. I visited the site with Ginny Gaynor, the Maplewood open space coordinator, to review the existing conditions and to get ideas and priorities for the enhancement of the site. It is staff's opinion that Quality Restoration needs to improve the appearance and condition of the property, especially when one views the site from Frost Avenue. Ginny and I identified five actions and areas of the site that need attention and improvement. They are: 1. The ground area on the north side of the north fence is bare. Quality should restore this area with a ground cover. The west 50-75 feet of the north fence and the storage yard near the gate are very visible from the street. The city should require Quality to plant screening trees to better hide the storage yard from Frost Avenue. The screening should include 8-foot-tall Black Hills spruce and white cedar in staggered rows. These plantings should cover the area from the east edge of the gate to a point, about 60 feet to the east. Quality may place the screening rows near their fence or on top of the hill closer to Frost Avenue. 3. Closer to Frost Avenue, there are areas of gravel and bare ground left from the previous business that had been on the site. Quality also needs to restore these areas to a more finished condition. This restoration would involve removing the gravel and weeds within about 50 feet of Frost Avenue and restoring the areas with turf, ground cover and landscaping. 4. There are many Sibedan elm trees on the property, especially between Frost Avenue and the fence. The city will soon be removing these invasive species from the adjacent open space property. The city should require Quality to remove these trees from their property. 5. The hillside between Frost Avenue and the fence is overgrown with knapweed and sweet clover. When the city restores the open space site to the east, we will be removing these species and other non-native species from the property. When this restoration occurs, Quality should remove and eradicate these species from their property and then restore the hillside with ground cover, landscaping and trees. Potential Concerns-Noise, Traffic and Affect on Property Values Staff does not have any major concerns with Quality Restoration's operation. They have been operating from this site since 1997. We have not received any complaints recently from neighbors about their operation. As mentioned above, the site is cleaner and neater than it was. As for affect on property values, the owners have been using this site as a storage yard for many years and Want to continue to use the site for SuCh. Staff cannot make the determination that there would be any negative impact on property values, especially since the site is considerably cleaner and more orderly than in the past. Future Building Proposal and Parking Lot Paving The applicant has not yet determined if they will build a permanent building on the site. If they choose to construct a permanent building, the owner must submit the arChitectural and site plans to the city for a revision to the CUP and to the community design board approval (CDRB) for approval. The back lot and storage area has always been an unpaved parking area ever since its creation as a storage yard. The city code requires paving for new developments, and the city has the opportunity to require paving through the CUP process. Staff, however, does not feel that requiring paving now would serve a purpose. If the owner proposes a building, the city should require the applicant to pave parking spaces. In addition, staff does not believe that it is necessary to have paved spaces for the truck parking at this time. Conclusion The city council should approve this CUP revision subject to Quality making improvements to the site. Quality Restorations has not been a nuisance, and the site is cleaner than it was. RECOMMENDATION Adopt the resolution on pages 13-14. This resolution approves a conditional use permit revision to allow an outdoor storage yard south of Frost Avenue, east of Edward Street (formerly 1160 Frost Avenue). The city is approving this permit based on the findings required by code, subject to the following conditions (I have underlined the additions and struck-out the deletions): 1. All construction shall follow the site plan date-stamped June 11, 1997. The director of community development may approve minor changes. The city council shall review this permit revision in one year. Thc cc~d!t!c~=! ucc pc,,-m..~t 3. The property owner shall submit a plan for staff approval showinq the following site improvements: a. Restore the ground area north of the north fence with a ground cover. Plant screening trees to help hide the storage yard from Frost Avenue. The screening should include 8-foot-tall Black Hills spruce and white cedar in staR.qered rows. These plantings should cover the area from the east edge of the .qate to a point about 60 feet to the east. Quality may place the screening rows near their fence or on top of the hill closer to Frost Avenue. Restore the areas of gravel and bare ground near Frost Avenue. This restoration will involve re'movih~' the gravel and weeds within about 50 feet of Frost Avenue and restodnR the areas with turf, ground cover and landscaping d. Remove all the Sibedan elm trees from the property. When the city restores the open space site to the east, Quality shall remove and eradicate the knapweed and sweet clover from their property and then restore the hillside with ground cover, landscaping and trees. The applicant or owner Shall complete these improvements by June 1, 2003. The temporary storage of work-related materials, such as dirt piles and cable spools, for example, may be permitted. These materials may be kept on site for no more than one month. No more than 25 percent of the site shall be used for the storage of such materials. 5. Normal hours of operation shall be 6:30 a.m. to 7:30 p.m. Monday through Friday. Exceptions will be allowed to provide emergency service to customers. 6. The city council will need to approve a revision to this permit if the owner wants to put a permanent building on the site. CITIZENS' COMMENTS In 1997, we had sent surveys to the 15 property owners within 350 feet of this site. Of the eight replies, four were in favor and four objected. (Their comments are below.) Staff did not do a new survey for the proposed permit revision. In Favor 1. The past tenants were not as neat, quiet, or professional as Mr. McGuire. (Snyder, 1890 Phalen Place) I am ve~j well pleased with the way he has fixed it up and cleaned it up. I am happy with what Mr. McGuire is doing there now. I have lived here 27 years and that is the best I've seen it look. (Johnston, 1896 Phalen Place) 3. They have cleaned up the area, and it will improve the business climate. (Lawrence and Johnson, 2067 Mesabi Avenue) 4. It is OK with me. (Kuhlman, 1187 Frost Avenue) Objections 1. There is enough traffic on Frost/English without adding more trucks. Also, how large will the proposed building be to house their corporate office? (Carlson, 1884 Phalen Place) 2. It would look like a junk yard. (Aaughn, 1856 Phalen Place) 3. The current use of vehicles is waking us up between five and six in the morning and we are concerned as to what this will do to our property value. (Coonce, 1904 Phalen Place) REFERENCE INFORMATION SITE DESCRIPTION Site size: 2.35 Acres Existing land use: Storage yard SURROUNDING LAND USES North: Frost Avenue and Flicek Field South: Gloster Park West: Maplewood Marine and single dwellings East: Undeveloped property owned by Maplewood and designated as Open Space PLANNING Land Use Plan designation: M-1 Zoning: M-1 Ordinance Requirements Section 36-151 (b)(4) requires a CUP for extedor storage. Section 36-187 (a)(3) requires a CUP for a trucking yard or terminal in an M-1 district. Section 36-437 (4) requires a CUP for an off-street parking lot as a principal use in an M-1 zone. Findings for CUP Approval Section 36-442(a) states that the city council must base approval of a CUP on nine standards for approval. Refer to findings one through nine in the resolution on pages 13-14. p:sec16~ua12002.cup Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Applicant's letter dated September 12, 2002 5. August 25, 1997 City Council minutes 6. Conditional Use Permit Revision Resolution Attachment 1 ~: ~IKING DR. LAURIE CT. BURKE ~¥. BELLWOOD v (INGS'TON.< AVl. ...k SAINT ,,~_.~ '"" COUNT( cg~.o~ ~EXTANT AVE. ROAD NOR GERVNS JUNCTION (1) CHAMJ~ERS ST GOLf' cOuRSE ~ SKILL FROST PAUL DEI~ONT BROOKS AVE. SHERREN Lo ke AVE LARK LAURIE AVE. CO. ROSE'W( LOCATION 6 MAP Attachment 2 F FLICEK FIELD BASEBALL PARK -- FRO--ST AV il ~'~64( BLACKTOP ~ DRIVEWAY CO. -- MARINE, PROPOSED UALITY RESTORATION SERVICES, INC. iTRUCK PARKING SITE i. -i'~ il- MAPLEWOOD '"""AV£"I' i 1I OPEN SPACE ~os~-~. !R3 ..-.-, ~. PHA :_~_,LI,,j~_, ~ · %) c.. I I I"NJ~l ' PROPERTY LINE I~ ZONING MAP 1 .~ i Attachment 3 Truck and Trailer Parking Employee Parking 3ob TrailerI (EXISTING) Storage Shed i (EXISTING) Yard Entrance FROST AVENUE SITE PLAN 8 QUAUTY RESTORAnON SERWCES, INC. Attachment ;Z.;.'~.?---._Y._"_.~..T September 12, 2002 Ken Roberts Associate Planner City of Maplewood 1830 County Road B East Maplewood, MN 55109 1160 Frost 24venue, Maplewood, MN 55109 Request for Conditional Use Permit Dear Mr. Roberts: As per your request we are happy to provide you with information and our plans for the future for the above-referenced property. We feel that we have been a "good neighbor" in this area. Any incidents that may have -_arisen, and they were minimal, were taken care of immediately. Those two incidents -:~were with respect-tO snOw:plowing and we were working late. They were corrected, aPologized for and there were no more complaints. We have upgraded the area quite a bit making it more presentable and even installed a new fence. We have not replaced the two portable trailers that occupy this yard as we are afraid that we could potentia!ly outgrow the area and that is the reason we have not built a more permanent office-type construction. We still are uncertain as to what our five year plan would be for this area, but our commitment to keep it clean, presentable, safe and as quiet as can be expected remain consistent. We like being in Maplewood. This is a good location for us as it is centrally located in the heart of the area in which we do business. We have even partnered with the City of Maplewood offering our services when requested. At'this time I respectfully ask that we be granted the Conditional Use Permit so we can continue to operate from this location. I invite you to contact me at 651-365-7341 if you have any questions or concerns. Since~2~. QU~Y/REST~TION SER)~)2ES, INC. RA1Wmrh 3225 Neil Armstrong Boulevard, Suite 400 · Eagan, MN 55121 * 651-224-2424 · Fax 651-224-2220 9 MINUTES OF MAPLEWOOD CITY COUNCIL 7:00 P.M., Monday, August 25, 1997 Council Chambers, Municipal Building Meeting No. 97-16 Attachment 5 7:40 P.M. (8:12 P.M.): Quality Restoration Services Conditional Use Permit (Frost Avenue) a. Mayor Bastian convened the meeting for a public hearing regarding a Conditional Use permit for Quality Restoration Services to have an outside storage yard for their ground restoration equipment, such as trucks and trailers. b. Manager McGuire introduced the staff report. c. Community Development Director Coleman presented the specifics of the report. d. Commissioner Milo Thompson presented the Planning Commission report. e. City Attorney Kelly explained the procedure for public hearings. f. Mayor Bastian O~ln~withe public hearing, calling for proponents or · ng persons were heard' opponents The Roger McGuire, Quality Restoration Services Jim Snyder. 1890 Phalen Place Bob Ballard, Asset Reality Advisors Roger McGuire. second appearance g. Mayor Bastian closed the public hearing. h. Councilmember Rossbach introduced the following Resolution and moved its ,. ,~doption: 97 - 08 - 102 CONDITIONAL USE PERMIT - OUTDOOR STORAGE YARD WHEREAS, Mr. Roger McGuire, representing Quality Restoration Services, applied for a Conditional Use Permit to operate an outdoor storage yard. WHEREAS, this permit applies to the property located on the south side of Frost Avenue. formerly addressed as 1160 Frost Avenue. The legal description is: VACATED ALLEY ACCRUING AND FOLLOWING. LOTS 1 THRU 10 AND LOTS 16 THRU 20 BLOCK 1, KAVANAGH AND DAWSON'S ADDITION TO GLADSTONE. AND VACATED ALLEY ACCRUING AND FOLLOWING, LOTS 11 THRU LOT 15, BLOCK 1. KAVANAGH AND DAWSON'S ADDITION TO GLADSTONE. WHEREAS. the history of this Conditional Use Permit is as follows: 1. On 8-4-97, the Planning Commission recommended that the City Council approve this permit. 10 8-25-97 2. The City Council held a public hearing on 8-25-97. City staff published a notice in the paper and sent 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 At this meeting, the Council tabled action on this request. NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above- described conditional use permit, because- 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any erson or property, because of excessive noise, glare, smoke, ust. odor, fumes, water or air pollution, drainage, water runoff. vibration, general unsightliness, electrical interference or other nuisances. ' "~5:, The use Would generate only minimal vehicular traffic on local --'~ ......... streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and · .~-~i"-.° sePvices:~ inc'tuding streets, police and fire protection, drainage -~-:~ ' ' structures, water and sewer systems schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions' 1. All construction shall follow the site plan date-stamped June Il, 1997. The Director of Community Development may approve minor changes. 2. The City Council shall review this permit in one year. The Conditional Use Permit will expire on September 10, 2002. 3. The property owner shall clean the site by removing all vehicles. unused and inoperable equipment, sod piles, unusable dirt piles. debris and all other unused/unusable items. 8-25-97 o The temporary storage of work-related materials, such as dirt piles and cable spools, for example, may be permitted. These materials may be kept on site for no more than one month. No more than 25 percent of the site shall be used for the storage of such materials. Normal hours of operations shall be 6'30 a.m. to 7:30 p.m. Monday through Friday. Exceptions will be allowed to provide emergency service to customers. Seconded by Councilmember Allenspach Ayes - all 12 Attachment 6 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Mr. Roger McGuire, representing Quality Restoration Services, applied for a conditional use permit revision to continue to operate an outdoor storage yard. WHEREAS, this permit applies to the property located on the south side of Frost Avenue, formerly addressed as 1160 Frost Avenue. The legal description is: VACATED ALLEY ACCRUING AND FOLLOWING, LOTS 1 THRU 10 AND LOTS 16 THRU 20 , BLOCK 1, KAVANAGH AND DAWSON'S ADDITION TO GLADSTONE, AND VACATED ALLEY ACCRUING AND FOLLOWING, LOTS 11 THRU LOT 15, BLOCK 1, KAVANAGH AND DAWSON'S ADDITION TO GLADSTONE. WHEREAS, the history of this conditional use permit revision is as follows: 1. On October 7, 2002, the planning commission recommended that the city council approve this permit revision. 2. The city council held a public heating on October 28, 2002. City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the headng a chance to speak and present wdtten statements. The council also considered reports and recommendations of the city staff and planning commission. At this meeting, the council tabled action on this request. NOW, THEREFORE, BE tT RESOLVED that the city council approve the above-described conditional use permit revision because: ~ ~ The use-would be located, designed, maintained, constructed and operated to be in conformity with the city's Comprehensive Plan and Code of Ordinances. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water runoff, vibration, general unsightliness, electrical interference or other nuisances. 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. o The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. ]3 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: All construction shall follow the site plan date-stamped June 11, 1997. The director of community development may approve minor changes. The city council shall review this permit revision in one year. Thc ccnd!t!cn=l use pe,,'m,,!'. ';.'!!! e×p!;= The property owner shall submit a plan for staff approval showin,q the following site improvements: a. Restore the Rround area north of the north fence with a ground cover. Plant screening trees to help hide the storage yard from Frost Avenue. The screening should include 8-foot-tall Black Hills spruce and white cedar in sta,q.qered rows. These plantin.qs should cover the area from the east ed.qe of the gate to a point about 60 feet to the east. Quality may place the screenin,q rows near their fence or on top of the hill closer to Frost Avenue. Restore the areas of gravel and bare ground near Frost Avenue. This restoration will involve removing the gravel and weeds within about 50 feet of Frost Avenue and restodn.q the areas with turf, ground cover and landscaping. d. Remove all the Sibedan elm trees from the property. When the city restores the open space site to the east, Quality shall remove and eradicate the knapweed and sweet clover from their property and then restore the hillside with ground cover, landscaping and trees. The applicant or owner shall complete these improvements by June 1, 2003. The temporary storage of work-related materials, such as dirt piles and cable spools, for example, may be permitted. These materials may be kept on site for no more than one month. No more than 25 percent of the site shall be used for the storage of such materials. Normal hours of operation shall be 6:30 a.m. to 7:30 p.m. Monday through Friday. Exceptions will be allowed to provide emergency service to customers. The city council will need to approve a revision to this permit if the owner wants to put a permanent building on the site. The Maplewood City Council approved this resolution on 2002. ]4 TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: MEMORANDUM City Manager Ken Roberts, Associate Planner Conditional Use Permit and Design Approval Jiffy Lube Maplewood Mall Ring Road and Woodlynn Avenue September 30, 2002 INTRODUCTION Project Description Mr. Jim Lee, of RJ Marco Construction, is proposing to build a 3-stall Jiffy Lube auto service facility on the dng road northeast of Maplewood Mall. There is now a vacant Pizza Hut restaurant on the proposed site. Refer to the maps on pages 8-14 and the letter on page 15. If the city approves this proposal, the applicant would tear down the existing restaurant on the site and construct the new facility. The proposed building would be one story tall and would be about 2,500 square feet in area. As proposed, the exterior of the building would have two colors of rock-face concrete block and an aluminum panel with a white strip around the top of the building. Requests Mr. Lee is requesting that the city council approve the following: 1. A conditional b~epermit (CUP) for an automotive maintenance garage. Refer to the applicant's letter on pages 16-17. The city code requires a CUP for service and maintenance garages. 2. The site, building and landscape plans. BACKGROUND On June 7, 1979, the city council approved the building and site plans for the Pizza Hut restaurant on the site. DISCUSSION Conditional Use Permit The proposed Jiffy Lube shop meets the criteria for a CUP. (Refer to the applicant's conditional use permit statement on pages 16 and 17). There is commercial development on all sides of the site. There also were no neighboring property owners that objected to this proposal. Design Considerations Parking The city's parking ordinance does not clearly define the parking requirements for an oil change shop. However, using the ratio of two spaces for each service bay, and one space per employee, the code requires Jiffy Lube to have 10 parking spaces. The applicant's site plan shows five parking spaces for employees and five parking spaces for customers (for a total of 10 spaces). Sidewalk The city engineer is recommending that the city require the applicant or property owner add a six- foot-wide concrete sidewalk along the north and east sides of the ring road (along the south and west sides of the property). It is his opinion that such a sidewalk will be a start in making the mall area more pedestrian friendly and would be consistent with the council's directive to add more - sidewalks to the commercial areas of the city. Building Design As proposed, the building would have an extedor with aluminum window and door frames with insulated glass, two colors of rock-face concrete block and an aluminum panel with a white strip around the top of the building. It is important that the extedor finish of this site be at a high level and quality as it is a very visible location near Maplewood Mall. All sides of the proposed building will be visible from the mall dng and access roads and from adjacent properties. The adjacent buildings (Marshall Field's, Circuit City, the UA theater and Acapulco) have a variety of materials and colors. It is the opinion of city staff that the developer should include bdck on at least one-half of the exterior wall area to better fit in with the surrounding buildings. In addition, the plans show the west side of the building as an expanse of rock-face concrete block, giving the appearance of a very plain wall. For this reason, staff recommends that the city require the applicant to add more design elements to the west side. This would include the brick as I noted above and might include windows or other methods to improve the appearance of the wall. Landscaping The city's tree preservation ordinance requires that all large quality trees removed from the site be replaced one for one up to 10 trees per acre. The site has five large trees, of which the contractor will remove two. Therefore, the applicant is required to plant at least two trees on the site. The proposed landscape plan shows the planting of four new trees (a sugar maple, an ash and 2 spruce) on the site, exceeding the tree preservation requirements. The proposed landscaping is generally acceptable. As I noted above, the west side of the building will be most visible from adjacent roads. The area along the building by the ring road needs more landscaping. The additional materials should include a variety of shrubs and planting beds with perennials between the proposed ash tree and the existing 15-inch maple tree. The applicant has not provided an irrigation plan, however, for the landscape areas. Trash Storage The code requires that all commercial buildings have screening enclosures with a closeable gate for their trash containers. There is an existing enclosure on the north end of the site that the developer wants to use for the trash containers. This enclosure, however, is in poor shape and needs repair, including a new gate that is 100 percent opaque as is required by code. Staff should review the plans for the enclosure and gate before the city issues a building permit for the project. Lighting The lighting plan meets city requirements and includes the existing parking lot pole lights and four wall-pack lights. The maximum light intensity at the edge of the ring road will be 0.3 foot candles. Police Comments None received. Other Comments Engineering: See attached comments on page 18. Fire Marshal: Must provide for the proper storage of all products. Any used oil tanks need proper containment. A fire protection system will be required per Section 1306 of the Code; Meet all current code requirements. Building Official: The location appears OK. Also, a new building must meet 1997 UBC, Chapter 1306 (Fire Protection) and 1341 (Accessibility). The city will do a full plan review when the developer submits plans for the building permit. RECOMMENDATIONS Approve the resolUtion on pages 19 and 20. This resolution is for a conditional use permit for a maintenance garage for the proposed Jiffy Lube along the dng road northeast of Maplewood Mall. The city is basing its approval on the findings required by code. This approval shall be Subject to the following conditions: 1. All cOnstruCtion shall fOllow the site plan approved by the city. The directOr of community development' may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. Bo Approve the building plans (site, landscaping and architectural) date-stamped September 20, 2002 for a new Jiffy Lube auto service facility on the ring road northeast of Maplewood Mall. The developer shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Before getting a building permit, the applicant must: 3 Provide the following for the city engineer's approval: A grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall meet all ordinance requirements. The drainage plan shall include details about the preparation and final design of the rainwater garden. The plans for the water main must be approved by the Saint Paul Regional Water Services (SPRWS). (2) Revised plans showing a six-foot-wide concrete sidewalk along the north and east sides of the ring road (along the south and west sides of the property). This sidewalk should be set back at least five feet from the edge of the ring road and shall have pedestrian ramps where it meets a ddveway or a roadway curb. b. Revise the plans to: (1) Show the sidewalk as required by the city engineer. (2) Show the location of in-ground lawn irrigation lines and sprinklers.. (3) Show brick on at least 50 percent of the exterior surface areas. (4) Change the west building elevation to show windows and other architectural details to enhance the look of the wall. c. Provide a screening plan for any roof-top mechanical equipment that is visible from the ring road or adjacent properties. d. Submit color schemes and matedal samples to staff for approval. e. Submit a revised landscape plan for the site to add more materials on the west side. of the site. This plan shall show the required sidewalk, and the additional materials should include a variety of shrubs and planting beds with perennials between the proposed ash tree and the existing 15-inch maple tree. This plan shall be subject to staff approval. Underground irrigation is required for all landscaped areas. f. Submit plans for the trash enclosure. These plans shall show that the enclosure will match the building in color and that it will have a 100 percent opaque closeable gate. If the trash dumpster is kept inside the building, an outdoor enclosure is not required. Complete the following before occupying the building: Replace property irons removed because of this construction. Install a reflectorized stop sign, a handicap-parking sign for each handicap-parking space and an address on the building. Screen all roof-mounted equipment visible from the ring road or adjacent property. Install and maintain an in-ground sprinkler system for all landscaped areas. Construct a trash dumpster enclosure and an opaque gate to meet code requirements, unless trash dumpsters are stored indoors. f. Install an in-ground lawn irrigation system for the landscape areas. g. Post signs identifying the customer and employee parking spaces. h. Install the concrete sidewalk with pedestrian ramps as required by the city engineer. 4. If any required work is not done, the city may allow temporary occupancy if: 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 percent of the cost of the unfinished work. The contractor shall complete any unfinished landscaping by June 1 if the building is occupied in the fall or winter or within six weeks if the building is occupied in the spdng or summer. c. The city receives an agreement that will allow the city to complete any unfinished work. 5. This approval does not include signage. All proposed signs must meet the requirements of the city's sign ordinance. The applicant or the contractor must obtain all required sign permits before the contractor installs them. 6. All work shall follow the approved plans. The director of community development may approve minor changes. 5 CITIZENS' COMMENTS I surveyed owners of the 21 properties within 350 feet of the proposed Jiffy Lube site and received one reply. William Mathes of Wedding Day Jewelers said "Do it now - ASAP." REFERENCE INFORMATION SITE DESCRIPTION Site size: gross acreage - 1.8 acres; site size - 0.9 acres Existing land use: a vacant Pizza Hut restaurant and parking lot SURROUNDING LAND USES North: United Artists Theater site (now used as a park and dde lot) South: Mall dng road West: Marshall Field's across mall ring road East: Acapulco Restaurant PLANNING Land Use Plan designation: BC (business commercial) Zoning: BC Ordinance Requirements Conditional Use Permit Section 36-151(b)(9)(c) reqUires a CUP for maintenance garages. Section 36-442(a) states that the city council may approve a CUP, based on nine standards. Refer to the findings in the resolution on pages 19 and 20. Design Review Section 25-70 of the city code requires that the community design review board make the following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, ordedy and attractive development contemplated by this article and the city's comprehensive municipal plan. 6 That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. APPLICATION DATE The city received all the necessary application materials for this request on September 20, 2002. As such, the required 60-day deadline for decisions on this proposal is November 18, 2002. p:sec2 (n)/Jiffy-Lube.mem Attachments: 1. Location Map 2. Property Line Map 3. Area Map 4. Site Plan 5. Proposed Grading Plan 6. Proposed Landscape Plan 7. Proposed Building Elevations 8. August 30, 2002 letter from Jim Schafhauser 9. Applicant's statement of justification dated September 19, 2002 10. Chris Cave~s Engineering Plan Review dated September 30, 2002 11. Conditional Use Permit Resolution 12. Plans date-stamped September 20, 2002 (separate attachment) Attachment 1 /~E BEAR LAKE D - .. , ,.. COUNTY ROAD D WOODL','N, · . ST. JOHN'S ~ z ~ ~ ~ ~ -- ~,,.-. ... ,_:. ::.~ ~_ , ~, _._. ,I .~1 ~ ~ II ~ cOURT I/t1~ %~% I = . ~, ~ ~OH~AN lift EHI~ RD. i,-,.: DEtvlONT n.~ -- Eo z <; AVE. ? 1th O' 17 [¢RANDVIEW][ AVE. I CT. 0" 1 .SHERREN AVE. ~ Kn ead Lake AVE. /~--~--¢ I ~ AvE. AVE. COPE AVE. LOCATION 8 MAP Attachment 2 I 27~.07' COUNTY ROAD D 10.6~ AC. 4 MAPLEWOOD MALL FT. I R 210' $.47AC. ~57,¢a~ $0~ FT. 3035 ACAPULCO ! · PROPERTY LINE MAP ARBY'$ 131o? 200' ~ 3100 3094 3088 WOODL'YNN - - t.'YDVk Attachment 3 I/ .J COUNTY ROAD D MAPLEWOOD MALL ~ UA THEATER ,, TE AREA MAP ACAPULCO lO Attachment 4 ~ ..~ ~ ~~ ~ I~ ..., ,.,. . . ~ '~ ~" .~~ ~ ~ ~ / --~ ', ~ :-~'.F:'~..'~ -~ / . "~E  ' BO~ARD' ~ S-6'2 CONCRETE CURLS & GU~ER SITE PLAN 11 Attachment 5 LDT 2 TYPICAL SILT FENCE INSTALLATION .mum - ~, ,,,/ ~. N U E E N T R.A N C E' TYPE B-612 CONCRETE CURB & GUTTER Attachment 6 r PLANT SCHEDULE m ~ ,_,~.,..~ ~- '" ~T' LANDSCAPE NoTE~;: ,i ENTRANC PROPOSED LANDSCAPE PLAN ~3 ELEVATION ELEVATION ELEVATION EL£VATION Attachment 7 Attachment 8 HEARTLAND AUTOMOTIVE SERVICES, INC. 2379 W 7th Street St. Paul, MN 55116 (aS~) 699' 3899 ~AX (65~) 699. 3897 August 30, 2002 From: Jim Schafhauser, Vice President- Operations Jiffy Lube - Minnesota Region To: City of Maplewood Administration Re: Jiffy Lube location near White Bear Avenue and 694 Good aftemoon, My name is Jim Sehafhauser and I am the Vice Presidem of Operations for Heartland Automotive ~ervices, Inc. responsible for the Minnesota Region. And I would like to thank everyone involved ia this project for working with us on adding this location to our Minnesota market. As a lifelong resident of the northeast metro area, I grew up in Roseville and now reside in Stillwater, ! have seen the Maplewood Mall area develop from it's infancy through the growth pains and now to what I certainly consider a mature and solid commercial area. I have certainly been pleased to see the resurgence of the shopping in this area since I am a frequent visitor to this particular mall. I certainly feel that the addition of our Jiffy Lube location enhances this comer of the mall development with a highly recognized and reSPected franchise name to go along with the already strong and diversified business base in the area. In addition I believe that having a locally based operator who is actively involved and who lives in the area is a strong plus for the business. I look forward to participating in any processes necessary to bring us to this area. And all of us here at Heartland Automotive Services, Inc. look forward to a long and prosperous furore in the City of Maplewood. If you have any questions or needs please feel free to contact me directly at 651-699-3899 ext. 11. Thank you, 15 Austin · Kansas City · Lincoln · Minneapolis · Omaha · St. Louis · St. Paul · Topeka Attachment 9 Heartland Automotive Services, Inc. 2379 West Seventh Street Saint Paul, Minnesota 55116 651-699-3899 September 19, 2002 SEP 2 0 2002 To: City of Maplewood, City Council Members and staffa~ E C E I V E O From: Jim Schafhauser, Vice President - Operations Re: Jiffy Lube location near 694 and White Bear Avenue To whom it may concern, I have been asked to address the ten criteria for the approval of a conditional use permit for the City of Maplewood. 1. All of our Jiffy Lube buildings are located, designed, maintained, constructed and operated in conformity with each City's comprehensive plan and Code of Ordinances. Our company takes great pride in building a high quality; attractive building that operates within all City guidelines. 2. Adding our Jiffy Lube location to this existing site where a vacant building has stood for several years will not change the existing or planned character of the surrounding area other than to improve the appearance and value of the surrounding properties. 3. By building a new and high quality Jiffy Lube location on this existing abandoned building site the surrounding property values will only increase. 4. The operation of our Jiffy Lube facility does not involve any activity, process, materials, equipment or methods of operation that would be dangerous, detrimental, disturbing, or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage water mn-off, vibration, general unsightliness, electrical interference or other nuisances. The only possible exception to this is the collection and proper disposal of waste oil. Our Jiffy Lube facilities and operations actually improve many of these areas for the community by providing a safe and professional business operation. 16 5. Having a Jiffy Lube facility on this site does not generate any significant vehicular traffic in itself. Most of our business is already in the area for other shopping needs at the mall. By ourselves we are not considered a destination but rather a convenience to being in the area already for shopping. 6. Having a Jiffy Lube on this site is certainly adequately served by all existing public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. I do not believe that having a Jiffy Lube on this site would create any excessive additional costs for any public facilities or services. 8. The facility will incorporate as much of the site's current natural and scenic features as possible into the development design. 9. Having a Jiffy Lube on this location causes no adverse environmental effects and we believe helps the overall environment in the community by providing an appropriate location to have this type of work done and allow for proper handling of the waste products. 10.I don't believe #10 is meant for a use such as ours. I am certainly available to discuss any of these items with anyone who has a question. Please feel free to contact me at 651-260-3911. We look forward to becoming a member of the City of Maplewood in the Maplewood Mall area and to taking this vacant location and making it into a worthwhile part of the City of Maplewood. Sincerely, Vice President - Operations Jiffy Lube- Engineering Plan Review Maplewood Engineering Department Chris Cavett, Assistant City Engineer September 30, 2002 Storm Water Mana~_ement/Storm Water Treatment. Summary: This site, as well as most all the Mall area, drains to a regional treatment and detention facility known as Markham Pond. The subject site is currently an area of mostly impervious surface and the proposed plan does not significantly change that condition. Where possible and practical, however, the project engineer should include some Best Management Practice (BMP) techniques in the final project plans. The plan now shows a rain garden, but it is quite vague about the area draining into it. 1. Applicant or project engineer should indicate what area is draining to the rain garden and how it is get there. In addition, provide a detail of the preparation of the garden area. 2. As a BMP, the plans should direct roof scuppers into turf and landscape areas only, rather than onto pavement or into storm sewer. Building details shall reflect this requirement. Utilities: Coordinate all water main work with the St. Paul Regional Water Services, (SPRWS), who has private agreements with the Mall Properties management over the private water main in the mall area. 2. Why do the plans show a 6-inch water main being extended from the east when a 12-inch water main already exists near the proposed building? .MISC: Construct a six-foot-wide concrete sidewalk along the north and east sides of the ring road, (along the south and west sides of the property) and a minimum of 5-feet behind the curb. The city's long-term comprehensive plan is to add more sidewalks to the commercial areas of the city. This includes the Maplewood Mall and making the mall area more pedestrian friendly. Grading permit required. The applicant or contractor shall provide: a. Name of licensed excavator drawing the permit. b. Area to be disturbed. c. Yardage of earthwork. 3. The applicant or contractor must get a utility permit from Maplewood Engineering. 4. Review the SAC units and possible charges with MCES, (Metro Council of Environmental Services). 18 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. Jim Lee, of RJ Marco Construction, applied for a conditional use permit to build a Jiffy Lube auto service facility and maintenance garage. WHEREAS, this permit applies to the property that now has a vacant Pizza Hut Restaurant that is northeast of Maplewood Mall. The legal description is: Subject to easements, except East 167 feet and except the North 20 feet; Lot 15, Block 1, Maplewood Mall Addition (PIN 02-29-22-21-0014) WHEREAS, the history of this conditional use permit is as follows: 1. On October 7, 2002 the planning commission recommended that the city council approve this permit. The city council held a public headng 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 heating a chance to speak and present wdtten statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city Council approve the above-described conditional use permit because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's 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. 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. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. The Maplewood City Council approved this resolution on ., 2002. 20 MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: Richard Fursman, City Manager Shann Finwall, Associate Planner New Vehicle Storage Lot Maplewood Imports 11XX Gervais Avenue (north side of Gervais Ave., west of English St.) October 1, 2002 INTRODUCTION Project Description Maplewood Imports of 2780 Highway 61 North is proposing to construct a new Vehicle storage lot on a 2.36-acre parcel located on the north side of Gervais Avenue, east of $. P. Richards and west of English Street. Maplewood Imports will use the parking lot for temporary storage of new vehicles in order to alleviate the frequent excess of vehicles at their Highway 61 dealership. There is no building proposed for the site and the storage lot will have the capacity to store 278 vehicles. Requests To build this storage lot, the applicant is requesting that the city approve the following: 1. A conditional use permit (CUP) for the storage of motor vehicles on a property in the M-1 (light manufacturing) zoning district. Section 36-151 (b)(5) of the city code requires a conditional use permit for the storage of motor vehicles in this location. 2. Design review approval of project plans. BACKGROUND February 11, 2002, the city approved a minor subdivision to create three parcels from an 8.3-acre lot located on the north side of Gervais Avenue, west of English Street (see minor subdivision map on page 7). S.P. Richards at 2416 Highway 61 purchased Parcel C for an addition to their building. Maplewood Imports will purchase Parcel B for their proposed motor vehicle storage lot. Parcel A has a Class 1 wetland located within its boundaries. A condition of the minor subdivision was delineation of this wetland. Maplewood Imports has depicted the wetland and the 100-foot- wetland buffer on their plans, which shows that the wetland does not affect their parcel (Parcel B). DISCUSSION Maplewood Import's Dealership Maplewood Import's motor vehicle dealership is located on a 6-acre site at 2780 Highway 61 North, approximately 1% miles to the north of the proposed storage lot. The applicants state that they have reached their maximum capacity on their existing lot. They propose the overflow storage lot on the 2.36-acre parcel on Gervais Avenue in order to alleviate the frequent excess of vehicles at their Highway 61 dealership that results in overflow parking onto the green space and adjacent roads. The applicants state that they will use the storage lot for temporary storage of motor vehicles, with relocation to their Highway 61 dealership for the sale of the vehicles. No motor vehicle sales will take place on the storage lot. Motor Vehicle Storage Zoning Requirements The property is zoned light manufacturing (M-l). City code allows the storage of motor vehicles within this zoning district with a CUP, if the property is located at least 350 feet from residential property. In this case, the property is 1,800 feet from the closest residential property to the north. Therefore, the proposed use meets the city code and CUP standards. City code allows for the storage of motor vehicles to ensure that dealers have adequate parking for their new inventory before display. Staff believes that the intent of the code is to allow for storage lots on contiguous sites to a dealership, not on a freestanding lot located miles from the dealership. An example of this is the Maplewood Toyota storage lot approved by the city council last year. The storage lot is located directly across Beam Avenue from the Toyota dealership at 2873 Highway 61. The creation of a parking lot without a building or other attractive amenity is not a desirable use in any area of the city. However, current language allows for such a use. For this reason, in the near future staff will propose an amendment to the existing code to require that all storage lots be contiguous with a dealership. This amendment, if approved by the city council, will not affect this proposal. Site Improvements Future Buildin,q: The plans show a future 10,000-square-foot building. No proposals have been made at this time. However, the applicants have indicated that the future building would be used for motor vehicle detailing and cleaning. Stora,qe Lot: The storage lot will accommodate the storage of up to 278 motor vehicles. The lot will be constructed of a bituminous surface with curb and gutter. The lot will be set back 5 feet from the sides and rear property line, and 26 feet from the Gervais Avenue right-of-way. These setbacks meet code requirements of 5 feet to the rear and side and 15 feet from the right-of-way. Gradin.q/Draina~e: Maplewood Imports submitted a revised grading and drainage plan on September 28, 2002. Because of the insufficient time in which to review the new data, as well as Maplewood Import's request to expedite the proposal, Chris Cavett, Assistant City Engineer, states in his preliminary review (see page 18) of the revised plans that a complete grading and drainage review will be conducted prior to the planning commission and community design review board meetings. Mr. Cavett briefly outlines some areas of concern in his report including the drainage and pond design, 10-foot-high retaining wall, and grading off-site. The applicants are proposing to grade both their parcel (Parcel B) and the parcel to the east (Parcel A) due to an excess of soil. A temporary grading easement will be required to grade onto Parcel A. The apPlicants should be required to sod or hydroseed Parcel A within 14 days of completion of the grading. Maplewood Import's Storage Lot 2 October 1, 2002 Landscape/Tree Preservation: The city's tree preservation ordinance requires that all large trees removed from a site be replaced one-for-one, up to 10 trees per acre. Since the applicants are grading both Parcel A and Parcel B, they conducted a tree survey on both lots (refer to tree survey on page 9). The tree inspector found a large population of elm trees on both parcels that are severely infested with Dutch elm disease. The city's forester should follow-up on this report to ensure that all diseased trees are removed. In addition to the elms, there are three large trees on the site, all of which will be removed. For this reason, at least three trees are required to be replaced on the site. The applicants are proposing 8 trees on the front of the property and 52 shrubs scattered throughout the property. Staff finds the landscape plan inadequate for the site for several reasons. First, no substantial landscaping is proposed in front of the 10-foot-high retaining wall located on the southeast comer of the site. There will be a retention pond below the retaining wall. The retention pond will increase in elevation toward the front property line and will level off at approximately four feet below the retaining wall's highest elevation. Staff recommends additional landscaping in front of the retaining wall and around the perimeter of the retention pond to include moisture-tolerant trees and shrubs. Second, the city's parking code allows the city to require landscaped islands within large parking lots. Maplewood Import's storage lot will essentially be a large parking lot and should comply with this requirement. Staff recommends several landscape/tree islands within the storage lot. Fence: The applicants are proposing a 7-foot-high chain-link fence with green slats around the entire'perimeter of the lot. The site plan shows two 14-foot-wide sliding gates with roll-top curbs at the opening plus a gated driveway. The applicants state that the fence is for screening and for security. Staff finds the fence unattractive. In addition, it may hinder fire and police access to the site. City code does not require that a storage lot be screened from public view. For this reason, staff recommends that the front fence be constructed of wrought iron with decorative brick columns. This will add some architectural character to the site. Lt. Kevin Rabbett and Fire Marshal Butch Gervais have reviewed the proposal. Lt. Rabbett's comments are found on page 17 and indicate that the driveway gate should be electronically controlled with control codes or devices provided to the police and fire departments. Mr. Gervais states that the fire department should be aware of any gates or chains. In order to address these concems, staff recommends an electronically controlled wrought iron entry gate to match the fence. Site Li.qhts: Six freestanding lights with cutoff drop lenses are proposed for the site. The city's lighting ordinance allows freestanding lights up to 25 feet in height and requires the maximum illumination from the lights not to exceed .4 foot-candles at all property lines. The lights proposed are 25 feet high with a 2 %-foot base. Photometdcs for the site show the illumination exceeding the maximum foot-candle allowed at the property line. For these reasons, a revised lighting plan is required for the site. Maplewood Import's Storage Lot 3 October 1, 2002 SUMMARY While a parking lot without a building or other attractive amenity is not a desirable use in any area of the city, Maplewood Import's proposed motor vehicle storage lot meets the requirements of the code. In order to ensure a more favorable project however, the city should require increased landscaping and a decorative fence. RECOMMENDATIONS Adopt the resolution on pages 19 and 20. This resolution approves a conditional use permit for a motor vehicle storage lot on a lot located on the north side of Gervais Avenue, west of English Street (Legal Description: Lot B, W.H. Howards Garden Lots). Approval is based on the findings required by the code and subject to the following conditions: All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. c. Motor vehicle sales or displays are not permitted on the site. d. Loading or unloading of motor vehicles on the public right-of-way is prohibited. e. Motor vehicles can only be parked on designated paved surfaces. f. The city council shall review this permit in one year. Approve the plans (stamped September 26, 2002) for the storage lot located on the north side of Gervais Avenue, east of English Street (Legal Description: Lot B, W.H. Howards Garden Lots). This approval is based on the findings required by the city code. The approval shall be subject to the applicant or owner meeting the following conditions: Repeat this review in two years if the city has not issued a building permit for this project. b. The "future building" as shown on the plans is not approved at this time. c. Submit the following for staff approval before the city issues a building Permit: (1) Final grading, drainage, utility and erosion control plans. These plans shall meet the requirements of the city code and the city engineer. (2) Elevations of the proposed fence and gates. The elevation should include a 7-foot-high wrought iron fence with decorative brick columns and an electronically controlled wrought iron entry gate on the front of the property; Maplewood Import's Storage Lot 4 October 1, 2002 and a 7-foot-high chain link fence with green slats on the sides and rear of the property. (3) Revised landscape plan to include: (a) Additional landscaping in front of the retaining wall and around the perimeter of the retention pond. Landscaping to include moisture- tolerant trees and shrubs. (b) Several landscape/tree islands in the center of the storage lot. Location and number of landscape/tree islands to be approved by staff. (4) Revised lighting and photometdcs plan. The plan shall show that all freestanding lights do not exceed 25 feet as measured from ground grade to the top of the luminary and the maximum light illumination at all property lines does not exceed .4 foot-candles. (5) A temporary grading easement for grading on Parcel A (Legal Description: Lot A, W.H. Howards Garden Lots). (6) A cash escrow or an irrevocable letter of credit for all required extedor improvements. The amount shall be 150 percent of the cost of the work. Sod or hydroseed Parcel A (Legal Description: Lot A, W.H. Howards Garden Lots) within 14 days of completion of grading. e. Complete the following before occupying the storage lot: (1) Install all bituminous surface and curb and gutter. (2) Stripe all motor vehicle storage parking spaces. (3) (4) Install the approved fence. Install all required landscaping by June 1 if the storage lot is occupied in the fall or winter, or within six weeks of occupying the storage lot if occupied in the spring or summer. (5) Install all required exterior lights. If any (1) 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. (2) The city receives an agreement that will allow the city to complete any unfinished work. All work shall follow the approved plans. The director of community development may approve minor changes. Maplewood Import's Storage Lot 5 October 1, 2002 REFERENCE INFORMATION SITE DESCRIPTION Site Size: 2.35 acres Existing Land Use: Vacant SURROUNDING LAND USES North: South: East: West: Vacant Land (zoned M-1 and planned CO) AA Metcalf Moving and Storage (zoned and planned M-l) Vacant Land (zoned and planned M-l) S.P. Richards Property - Land Obtained for a Future Addition (zoned and planned M-l) PLANNING Existing Land Use Plan: Existing Zoning: Light Manufacturing (M-l) Light Manufacturing (M-l) Criteria for Approval Section 36-442(a) states that the city may approve a CUP, based on nine standards as specified in the CUP resolution on pages 19 and 20. Application Date The city received the complete applications and plans for this development on September 26, 2002. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by November 25, 2002. Attachments: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 13. Minor Subdivision Map Conditional Use Permit Letter of Explanation Tree Inventory Letter City Location Map Location Map Zoning Map Land Use Map Grading Plan Landscape Plan Photometric Plan Police Department Comments Engineering Department Comments Conditional Use Permit Resolution Maplewood Import's Storage Lot 6 .October 1, 2002 Attachment 1 PROPOSED LOT DIVISION '\ iERVAIS AVENUE N Minor Subdivision Kell son company Real Estate Development and Construction Services September 16, 2002 Attachment 7300 Hudson Blvd. Suite 200 Oakdale, MN 55128 Office: [651] 730-0100 Fax: [651] 730-0303 www. kellisonco.com 2 Director of Community Development Community Design Review Board City of Maplewood '~' 1830 East County Road B Maplewood~ MN 55109 Please accept the following information as an application for review by the Community Design Review Board and as our request fi)r consideration for a Conditional Use Permit. We request that car storage be included as a pen.-'~:.~ed use on this property. Maplewood Imports is a solid corporate citizen within the City of Maplewood which has reached their maximum capacity within their existing land. They wi,~h to alle~date the frequent excess of vehicles on their Highway 61 lot resulting in overflow parking onto the green space and the adjacent roads by purchasing the subject land near the intersection of English and Gervais Streets fbr the purpose of temporary, new-car storage.' If the City of Maplewood were to allow for a ~ ' . ~.on&honal Use permit for this proposal, the extra space gained would not only fi'ee up nearby space, but also add additional security and safety for the residents in the area of North [lighway 61 by removing extra traffic and parked, cars "' We thank the City of Maplewood fi)r their ,"m~iaera*'o"' in . .............. ~ ..n advance and look forward to moving forward through this process. Tha~ou, / ! ' J- roje Kellison Company Scl'v-ice. The attention you deserve. · Quality The building you want. Economy The budget that fits. Attachment PLANNING CIVIL ENGINEERING ~, LANDSCAPE ARCHITECTURE September 26, 2002 Melinda Coleman, Community Development Director City of Maplewood 1830 East County Road B Maplewood, MN 5509 Maplewood Imports English Avenue, Maplewood, MN PDA Comm. No. 02007 Dear Melinda: I have reviewed the existing trees on the above referenced property and would like to offer the following comments to the City: 1. The species of the trees encountered on the property include a significant quantity of elm and boxelder with a scattering of poplar along the north property line and some occasional cottonwood throughout the southern third of the property. I was able to fred only one 8 inch ash on the property and two black cherry that were in poor shape. 2. The population of elm is severely infested with Dutch elm disease and should be removed immediately by the owner. This cell of infestation is extremely active. 3. The understory also included scattered concentrations of buckthom, which should also be eliminated to minimize the potential infestation of the adjacent properties. It is my professional opinion that any development of this property will eliminate these issues and will be a positive environmental step for the City. Sincerely, ProTerra Design Associates, Inc. Alan'A. Kretman, ASLA Director, Planning and Engineering Services /ak Copy: Kellison Company file PDA #02007 I hereby certify that this plan, specification, report and supporting field inspections was completed by me or under my direct supervision and that I am a duly certified Tree Inspector under the laws of the State of Minnesota, Department of Agriculture. Alan A. Kre-tman Date ' ' Re.qistration' No. 7300 HUDSON BLVD. SUITE 220 OAKDALE, MINNESOTA 55128 PHONE (651) 739-8131 FAX (651) 739-0846 www.proterradesign.com Maplewood Imports Little Canada' St, Paul Proposed Maplewood Import% Storage Lot St. Paul l'q City Location Map 10 Attachment 5 Proposed Maplewood Import's Storage Lot S. P. Ric~hards GERVAIS AVE E Harvest Park Location Map 11 Attachment 6 GERVAIS AVE E ZONING Light Manufacturing Heavy Manufacturing Neighborhood Commercial Commercial Office Limited Business Commercial Business Commercial Modified Business Commercial Shopping Center Smell 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 12 Zoning Map Attachment 7 f 61 S LAND USE ~ Heavy Manufacturing ~ Neighbodtood Commercla! ~ Business Commercial Modified - Small Lot Single Dwelling Residential i "Single Dwelling Resideatial IE~ Double Dwelling Residential T~_' Low Multiple Dwelling Residential ~ Medium ~ultiple Dwelling Residential ~ H~h ~uap~ ~Ul.g ~ 30000 Residential Estate ~ 40000 Residential Estate ~ Pa~ [ Open Space ~ c~y ~ Government ii ~ Llbraqt ~ Church ~ Fire Statio~ 13 Land Use Map Attachment 8 / / / I / (SEE X)~mL I/C:,) · ~ \ -- C ~. R ¥ A I ~A V ~ N'~'r~ N Grading Plan 14 Attachment 9 cc(n) N GERVAIS AVENUE LANDSCAPE MATERIAL SCFIEDULE* Landscape Plan 15 Attachment 1( I I N S Photometric Plan 16 Attachment 11 Interoffice Memo Date: To: Cc: From: RE: 10/1/02 Shann Finwall, Associate Planner Acting Chief Thomalla Lt. Kevin Rabbett Maplewood Imports Storage Lot I have reviewed the project review documents for the storage lot. I have some secudty related concerns with the location and design. While the location has a privacy advantage of being non-residential, it is almost too isolated. There will be limited natural surveillance. The site will not be visible from any well-traveled roadway or residences. The few buildings across the street have limited views of the site, and they are not occupied at night or on weekends. The plan mentions a six foot high chain link fence. I would recommend eight feet with a barbed wire top. I assume that there will be a gate across the entrance. In order to facilitate patrol and access by police and tire, I would suggest that the gate be electronically controlled with control codes or devices provided to the police and fire departments. Finally, I would recommend appropriate lighting including motion sensor operated lighting around the perimeter. 17 Attachment 12 Engineering Plan Review PROJECT: Maplewood Imports PROJECT NO: CHECKED BY: Chris Cavett and Erin Schacht Maplewood Engineering Department, October 1, 2002 Our entire review was originally based on an un-dated set of plans with revision dates of 8/15/02 and drainage calculations dated 8/8/02, which did not match the plans. On October 1, 2002 we received a revised set of calculations, which still did not match the plans. Later we discovered that there had been a revised set of plans received by the city on 9/26/02 and had not made it to our department until late 10/01/02, (The date our report was due to for publication in the planning commission agenda packet). We have not had sufficient time to review the plan and therefore our comments are brief and general. We may need more information from the applicant before we can conclude on a recommendation. We will complete our review before the planning commission meeting and revise the report before the proposal proceeds to the city council. Summary: Maplewood Imports proposes to construct a 278-stall parking lot adjacent to Gervais Ave. just west of English St. Storm water will be collected in a storm water collection basin at the southeast comer of the lot. From there it will be discharged into a 15" storm sewer that eventually outlets at Gerten Pond. Areas of basic concern, (where our re-review will concentrate): Drainage and pond design information. Capacity of the down stream system and treatment calculations for the ponding area. Can the dead storage be designed to infiltrate and be landscaped? The emergency over flow is designed to take 1 O-year events and does not require rip rap, only permanent soil stabilization blanket (Enkamat, Merimat, NAG C350), topsoil, seed and straw blanket The retaining wall is approx. 1 O-feet tall and will be periodically submerged, acting as a pond border on two sides. The design of this is extremely critical and requires a special and detailed plan certified by a registered structural engineer in addition to a building permit. 4. Additional landscaping and a native turf establishment plan will be required in and around the pond. 5. Obtain and provide any off-site grading permits/Right-of-entry and provide to the city before a grading permit will be issued. A realignment of the storm sewer and an additional storm manhole will be required in the boulevard to avoid the proposed 60-degree bend, as well as the crossing of what will likely be a future property line. 7. Revise driveway detail. Use city standard plate, #236 for commercial driveway entrance. 18 CONDITIONAL USE PERMIT RESOLUTION Attachment 13 WHEREAS, Maplewood Imports of 2780 Highway 61 applied for a conditional use permit to construct a new motor vehicle storage lot for their dealership. WHEREAS, Section 36-151(b)(4) of the city code requires a conditional use permit for the storage of motor vehicles in this location. WHEREAS, this permit applies to the property located on the north side of Gervais Avenue, west of English Street. The legal description is: Lot B, W.H. Howards Garden Lots WHEREAS, the history of this conditional use permit is as follows: 1. On October 7, 2002, the planning commission recommended that the city council approve this permit. 2. On October 28, 2002, the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approves the above described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, distUrbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 19 The use would not create excessive additional costs for public facilities or services. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. Motor vehicle sales or displays are not permitted on the site. 4. Loading or unloading of motor vehicles on the public right-of-way is prohibited. 5. Motor vehicles can only be parked on designated paved surfaces. 6. The city council shall review this permit in one year. The Maplewood City Council approved this resolution on, ,2002. 20