Loading...
HomeMy WebLinkAbout10/15/2001BOOK 1. Call to Order MAPLEWOOD PLANNING COMMISSION Monday, October 15, 2001, 7:00 PM City Hall Council Chambers 1830 County Road B East 2. Roll Call Approval of Agenda Approval of Minutes a. September 17, 2001 o Unfinished Business None o New Business a. Hill-Murray School Conditional Use Permit Revision (2625 Larpenteur Avenue) b. Ramsey County Productive Day Golf Course (Century Avenue and Lower Afton Road) 1. Conditional Use Permit (Revision) 2. Conditional Use Permit (Golf Course) 7. Visitor Presentations o Commission Presentations a. September 24 Council Meeting: Mr. Rossbach b. October 8 Council Meeting: Mr. Pearson c. October 22 Council Meeting: Mr. Ahlness d. November 13 (Tuesday) Council Meeting: Mr. Trippler 9. Staff Presentations 10. Adjournment WELCOME TO THIS MEETING OF THE PLANNING COMMISSION This outline has been prepared to help you understand the public meeting process. The review of an item usually takes the following form: The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. 2.' '- Staff presents their report on the matter. o 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. o The Commission will then discuss the proposal. No further public comments are allowed. o The Commission will then make its recommendation or decision. o 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 MINUTES OF THE MAPLEWOO~ PLANNING COMMISSION · '1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MONDAY, SEPTEMBER 17, 2001 I. CALLTO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. I1. ROLL CALL CoMmissioner Eric Ahlness Commissioner Mary Dierich Commissioner Lorraine Fischer Commissioner Jack Frost Commissioner Matt Ledvina Commissioner Commissioner Commissioner Commissioner Paul Mueller Gary Pearson William Rossbach Dale Trippler Present Present Present Absent Absent Present Present Present Absent III. IV. Staff Present: Ken Roberts, Associate Planner Shann Finwall, Associate Planner Recording Secretary: Lisa Kroll APPROVAL OF AGENDA Commissioner Pearson moved approval as amended. Commissioner Mueller seconded. Ayes -- All APPROVAL OF MINUTES Chairperson Fischer noticed on page 1 of the September 4, 2001 minutes, that the commission had moved New Business ahead of Unfinished Business and that the minutes should have reflected the change accordingly. Commissioner Rossbach noticed on page 3 paragraph 7, the question does not correctly match the answer that followed by Ms. Finwall. It should read Commissioner Rossbach asked staffif there are any time constraints when farmers can work? Commissioner Ahlness moved approval of the minutes as amended. Commissioner Dierich seconded. Ayes - Ahiness, Dierich, Fischer, Rossbach Abstention - Mueller, Pearson Planning Commission Minutes of 09-17-01 -2- V. UNFINISHED BUSINESS None VI. NEW BUSINESS a. Salvation Army Church Conditional Use Permit (2080 Woodlyn Avenue) The 'Salvation Army is proposing to expand their building in order to improve their adult day care services. The proposed addition is 3,457-square-feet and will house an activity reom, beauty shop, laundry facility, office, and storm shelter. To construct this addition, the applicants are requesting a conditional use permit to expand the adult day care center within residentially zoned land and design approval. The adult day care center caters to older adults with various health problems. The addition will enable the center to increase services for the existing clients, but is not intended to create space for additional clients. The State of Minnesota and Ramsey County have licensed the center for up 50 adults, but the center has never had nor do they propose more than 38 adults. The hours of the adult day care center are 8:30 a.m. to 4:30 p.m., Monday through Friday. There are currently four full-time and four part-time staff at the center. With the addition, three additional staff members will be hired. The one-story addition proposed is 3,457-square-feet and will be located on the southwest corner of the existing building. The addition will be setback 87 feet from the adjacent south residential properties and 73 feet from the Ariel Street right-of-way. The addition will match the exterior materials of the existing building including burnished masonry with glazed masonry. Commissioner Rossbach asked staff if any surveys were sent out to neighbors for their comments? Ms. Finwall stated a neighborhood survey was not sent out, although they will be notifying the neighbors of the public hearing for the city council meeting on October 8, 2001. Chairperson Fischer asked staff to correct the spelling on page 5 of Aerial Street to Ariel Street. Ms. Finwall replied thank you. Chairperson Fischer asked the applicant to come forward. The architect for the Salvation Army, Ken Nordby of NAI Architects came forward. Mr. Nordby said he would be happy to answer any questions regarding the building additions. Commissioner Rossbach stated he had a question for someone representing the Salvation Army. John Grambush representing the Salvation Army came forward. Planning Commission Minutes of 09-17-01 -3- Commissioner Rossbach asked for clarification in a point in the staff report, it states that the building has the capacity for 50 adults but the plans are not to have more than 38 adults. He asked if that would be limiting the Salvation Army in the future? Mr. Grambush stated 11 years ago when the adult day care center began, they came up with an arbitrary figure of 50 adults and then were approved for that spacing. The Salvation Army operates right now with 38 adults and they don't propose additional clients. Commissioner Rossbach said his concern is that somebody might come back to the Salvation Army down the road and say even though it was said the total would be 38 adults you still have the capacity for 50 adults. He asked Mr. Grambush if he thought the number 38 should be thrown out of the equation and keep the capacity at 50? Mr. Grambush answered they are happy with the total of 38 adults. Commissioner Rossbach asked staff in the lighting portion of the report, it talks about a wall pack light that is proposed for security above the dumpster enclosure. A wall pack to him means that you have a light that is mounted on the wall and shines out from the wall. He asked if the normal lighting concerns reviewed here, or isn't this an issue for this particular site? Ms. Finwall said she has been told that the wall pack will be located on the west side of the building and will be for security reasons only. The city's lighting ordinance only pertains to glare and photometric requirements to residential properties. The shopping center is to the west, so the lighting code would not apply. In addition, the city's community design review board will review this for design conditions. Ms. Finwall also wanted to clarify that in the discussion of the original conditional use permit 11 years ago, it was indicated that the Salvation Army would have 38 adults. A limit, however, was never placed as a condition on the conditional use permit. Therefore, staff did not propose to place the 38 count as a condition on this conditional use permit either. Commissioner Rossbach said thank you. Commissioner Pearson moved to approve the resolution on pages 13 and 14 approving a conditional use permit to expand Salvation Army's adult day care center at 2080 Woodlynn Avenue. ,Approval is based on the findings required by ordinance and subject to the following conditions: ao All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. Commissioner Rossbach seconded the motion. Ayes - All The motion is passed. Chairperson Fischer asked if this goes to the city council meeting on October 8, 20017 Planning Commission Minutes of 09-17-01 Ms. Finwall ~tated that is correct and it also goes to the community design review board meeting on September 25, 2001. b. Sinclair Station Remodeling (2158 Rice Street) Sinclair Oil Corporation is proposing to remove their existing overhead fuel canopy and fuel islands at their station at 2158 Rice Street, this facility is located at the corner of Rice Street and County Road B. The Sinclair fuel station was constructed in 1966 prior to the city's requirement that-.conditional use permits need to be obtained for motor fuel stations within business commercial zoning districts. Because of the expansion of their facility, a conditional use permit for the motor fuel station is now required. The overhead canopies within the motor fuel stations are required to be setback at least 15 feet from the right-of-way. Sinclair's existing canopy is located 3¼ feet from the Rice Street right-of- way. The existing canopy is old and is in need of repair. Sinclair Oil Corporation states that because of limited space between the existing building and the right-of-way, the proposed replacement canopy cannot meet the required 15-foot-setback either and is proposed with a 5¼- foot-setback. For this reason, a second conditional use permit is required for the expansion of this nonconforming canopy. The existing canopy is 37-feet-wide by 51-feet-deep, is approximately 14-feet-high, and covers 1,850-square-feet. The new canopy will be 54-feet-wide by 50-feet-deep, 19-feet-high and this canopy will be 2 feet higher than the building and will cover 2,700-square-feet in area. The six existing fuel pumps will be replaced with four new fuel pumps. The new fuel pumps will allow for payment at the pump. To the west of the fuel station across Rice Street, in Roseville, are residential homes. The city code states that no motor fuel stations within 350 feet of a residential lot line shall be operated between the hours of 11:00 p.m. and 6:00 a.m. With the new type of fuel pumps that allow payment at the pump, many fuel stations have implemented 24-hour fuel pumping with pay-at-the-pump. For this reason, a condition should be placed on Sinclair's conditional use permit that the fuel station including pay-at-the-pump fueling is not allowed between the hours of 11:00 p.m. and 6:00 a.m. There are three existing driveway accesses into the Sinclair station. Two of the driveways are on Rice Street and one is on County Road B. City code specifies that the driveways must be setback at least 30 feet from the intersecting right-of-ways. Sinclair's northerly driveway on Rice Street is only 18 feet from the intersecting right-of-ways. Dan Solar of the Ramsey County Public Works Department has reviewed Sinclair's proposal and states that the northern access on Rice Street is located very close to the signaled intersection and causes operational problems during peak hours. For this reason, Dan Solar as well as the city's engineer, Chuck Ahl, agree that the northern most access on Rice Street should be closed. Ms. Finwall has discussed this with the Sinclair representative and they agree to that condition. However, to accommodate incoming and outgoing traffic, the southerly driveway should be increased in width from 32 feet to 36 feet. The added 4 feet will ensure an entrance lane, a left-turn exit-lane, and a right exit. This condition was not originally stated in the staff report but Ms. Finwall would like to present this to the planning commission for inclusion. Planning Commission Minutes of 09-17-01 -5- The parking 'requirements for a motor fuel station are at least four parking stalls plus one parking stall per fuel pump. On the site there is ample room for the four parking stalls required by code, but currently the parking stalls are not Sti'ilS(~d:(Sn"the pavement. With the expansion of the station, at least four parking stalls should be striped on the pavement to include at least one handicap accessible parking stall. The site generally is clean and well maintained, however, three areas of concern should be addressed. There is a tall free-standing sign located on the northeast corner of the site, the paint on the pole of this sign is chipped and in need of repainting. There is also an existing trash enclosure that does not have a closable gate, which leaves the dumpster visible. The mechanical equipment located in the back of the building is unsightly and is visible from the street. These items are included as conditions to Sinclair's design review request and will be reviewed by the community design review board on September 25, 2001. Staff is recommending approval of the conditional use permit for the motor fuel station within the BC zoning district as well as the conditional use permit to expand the nonconforming canopy subject to the conditions as outlined in the staff report. Chairperson Fischer asked staff if they are requesting that commission members add a condition under the adoption of the resolution to include the width of the southerly driveway from 32 feet to 36 feet? Ms. Finwall stated that she brought that up for the commission members to review and that would be a condition for the community design review board to consider. Mr. Roberts said that looking at the conditions that are currently in the report, it looks like item 2. b. 1. talks about a revised site plan. That would be the place to discuss the condition about the driveway change and it will be an item for the community design review board. Commissioner Rossbach was curious why the engineers felt that the northerly driveway on Rice Street would be worth closing and the driveway on County Road B was not an issue? It seems to be just as close to the intersection. When he was at the Sinclair station he could not exit out of the driveway onto County Road B because vehicles were stopped at the stoplight and the driveway was blocked when he wanted to go left. He was wondering if there should be some discussion about either moving that driveway and or limiting it to right turns only? Ms. Finwall thanked commissioner Rossbach for his thoughts and comments. She would assume that the county, as well as the city engineer, proposed closing the northerly access on Rice Street because there are two accesses on Rice Street, as well as the fact that Rice Street is a busier street. However, staff could take a look at requiring the driveway be relocated further to the east to comply with the 30-foot-setback required for driveways adjacent intersecting roads. Mr. Roberts said that in addition to what Ms. Finwall has stated, most of the demolition and construction work is going to happen near Rice Street along the front of the store. There is not a proposed site change on the County Road B side. So, in fairness to the applicant, staffwas not looking at making that change. Chairperson Fischer asked the applicant to come forward. Planning Commission Minutes of 09-17-01 Mr. McDaniels is requesting the following: -8- 1. A conditional use permit (CUP) revision to expand a nonconforming use. Maplewood Toyota is a nonconforming use because they do not meet the current Shoreland Ordinance. They are in the Kohlman Lake shoreland area. The Shoreland Ordinance allows a maximum impervious surface of 40% of their site. Impervious surface is the area covered by the buildings and paving. Maplewood Toyota already exceeds 40% because they built in 1981 before the city adopted the Shoreland Ordinance. A conditional use permit for the storage of motor vehicles on a property in the M-1 (light manufacturing) zoning district. Mr. McDaniels is proposing to build a new vehicle sales/display lot for his dealership on the northwest corner of Highway 61 and Beam Avenue. The city code requires conditional use permit for the storage of motor vehicles in this location. 3. Approval of project plans. This includes the proposed additions to the existing dealership and the plans for the new sales/display lot. The proposed additions would match the exterior materials and design of the existing showroom. Mr. Roberts stated that in 1979 the city council approved the original Maplewood Toyota building that was completed in 1981. In 1992 the city council granted Maplewood Toyota a CUP to enlarge their parking lot surface from 66% to 68.7%. In 1995 they approved plans for a 1,404- square-foot-addition on the north side of the building. Mr. Roberts said that the additions do not cause any problems for the city other than the 375- square-feet of impervious surface that would be lost with the addition of the employee lounge. However, the applicant stated they are proposing to add some green space on the south side of the building to make up for that. There are not detailed planSto show how that would work at this time. As far as the parking lot and storage on the north side, this use fits in with the neighborhood. Staff recommends that the city require Maplewood Toyota to combine the two parcels together for tax and identification purposes. This is to ensure that if any time in the future, the property, the house, and the NURP pond on the west side does not get split off from the parking lot parcel. This may cause a problem with the shoreland requirements. The proposal as it is now just meets the shoreland standards of having a maximum of 50% impervious surface when the whole site is looked at as a whole. Chairperson Fischer asked staff if item C. on page 5 is for the community design review board? Mr. Roberts answered that is correct. Commissioner Mueller asked staff if the existing driveway at 1241 Beam Avenue is being removed? Mr. Roberts said that is correct, they will construct a new driveway that will connect into the new parking lot. Planning Commission Minutes of 09-17-01 -9- Commissioner Mueller asked if the house is being rented? He asked if the renters would have a problem with their driveway being used like this? Mr. Roberts said that in the past Mr. McDaniels has rented to an employee. The person that rents this house will have to be understanding of the conditions of the use of the driveway and its conditions. Commissioner Rossbach asked staff why the city didn't have a problem with residents being accessed through a commercial parking lot? Mr. Roberts answered that it was not ideal, but it will be under one ownership. He felt it was a better alternative than adding a second driveway for the house and adding more impervious surface on the site. Chairperson Fischer asked the applicant to come forward. Steve McDaniels, the owner of Maplewood Toyota introduced himself. Mr. McDaniels stated Maplewood Toyota is very particular about who they would rent that property to because of the driveway. Currently the renter is the gentleman who had the pumpkin patch on the corner of Beam Avenue and Highway 61. They have no problem with him having access to the parking lot. By taking out the driveway it helps them provide a buffer for the two neighbors affected including the pond and trees. Mr. McDaniels said he spoke with one of the neighbors recently and they went out and walked the property to see where everything would take place and the homeowner was fine with what is being proposed. He is going to write a letter to the council stating this. Commissioner Rossbach asked Mr. McDaniels what he will ~do when the ideal renter is gone? Mr. McDaniels said that they will make sure it is a responsible renter because they are going to be going through that property. Commissioner Rossbach asked Mr. McDaniels if he could tell everyone how you do that? He stated he rents and the best looking people can still destroy property. Mr. McDaniels commented that he rents to and he would agree with that statement. If the renter was not the pumpkin patch man then they would have an employee that needs a place to rent. Commissioner Rossbach asked if it is Mr. McDaniels long-term plans that the piece of property would remain residential and they would not come back in a few years trying to change that zoning from residential to commercial? Mr. McDaniels said he would not do that, he considered that part of the 50%. That is why he acquired both pieces of property, to make that corner palatable for Maplewood Toyota to use. It took a long time to get the property for a reasonable price. Commissioner Pearson stated he thinks this proposal does a lot to clear up that corner and relieve traffic problems. Planning Commission Minutes of 09-17-01 -10- Commissioner Pearson would like to recommend that the city council adopt the resolution on pages 22 and 23. This resolution approves a conditional use permit to expand a nonconforming use and for revisions to Maplewood Toyota at 2873 Highway 61. Approval is based on the findings required by the code and subject to the following conditions: 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 end. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. Beam Avenue shall not be used for loading or unloading of vehicles. Commissioner Pearson would also like to recommend that the city council adopt the resolution on pages 24-25. This resolution approves a conditional use permit for a motor vehicle sales and display lot on the northwest corner of Beam Avenue and Highway 61. Approval is based on the findings required by the code and subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. Beam Avenue shall not be used for loading or unloading of vehicles Commissioner Mueller seconded the motion. Ayes - All The motion is passed. Chairperson Fischer asked staff when does this go to city council? Mr. Roberts answered this will go to the community design review board September 25, and to the city council October 8, 2001. VII. VISITORS PRESENTATIONS None Planning Commission Minutes of 09-17-01 -11- VIII. COMMISSION PRESENTATIONS a. September 10, 2001, Ms. Fischer was present at the city council meeting. Chairperson Fischer reported on the city council meeting. The consent agenda was the final plat approval for Emerald Townhouses on County Road D. Under public hearings Sobriety High School conditional use permit for 2055 White Bear Avenue passed. The proposed Walgreen's at the former Burger King location was tabled until September 24 for city council to have another look at it. City council gave the second reading to the farm residential district code amendment and the rezoning requirement going from a 4-to-1 vote to a 3-to-2 vote. They also gave a deer management update on the south end of Maplewood and other areas that may need deer control, including the Pig's Eye site and the Priory that may need deer eliminated. Mr. Pearson was scheduled to be present at the September 24, 2001, city council meeting. He is unable to attend that meeting so Mr. Rossbach volunteered to replace him. Mr. Pearson will be the representative at the October 8, 2001, city council meeting for Mr. Frost. IX. STAFF PRESENTATIONS Commissioner Mueller commented that he and his wife drove by the newly remodeled Menards and she commented how nice the building turned out with the landscaping and design. Commissioner Rossbach asked staff when do we ask for citizen comments? Ms. Finwall said that staff does neighborhood surveys when it is thought that citizen comments would be beneficial, this depends on the possible impact to the surrounding neighboring properties. Also, sometimes there are time constraints for processing an application that may make the comment process difficult. Commissioner Rossbach commented the reason he asked about citizen comments is that recently in the Maplewood in Motion, all the candidates that were running for various offices said they were running so that the city would pay more attention to the comments of the public. The public perception seems to be that the city doesn't pay enough attention to them. He believes that any time there is a residential area next to a commercial property, he considers it controversial and citizen comments should be asked for. Commissioner Rossbach also said he was curious why the members felt it was not worth while to have a safety issue reviewed by the city staff and community design review board. Commissioner Pearson answered he believed the cliental is pretty much developed at the Sinclair gas station on Rice Street and moving the driveway may make customers take other measures to get out of the parking lot. As a previous owner of gas stations he has experience with this. Commissioner Dierich stated that moving the driveway eight feet and incurring architectural design costs and another curb cut to come within ordinance did not make much sense to her. Commissioner Rossbach commented that if they were building new, the planning commission would not allow them to do this. Planning Commission Minutes of 09-17-01 -12- Commission'er Dierich said they came in under the old conditions and were not proposing any changes to that area. Commissioner Ahlness made a comment to Mr. Rossbach regarding the reason he did not make a second motion for the no right turn for the Sinclair station. He felt that most people do not follow the rule of no right turns during certain times of the day. When the sign says no right turn at all times, people break the rules. Commissioner Mueller said they may just want to take a look at the stop light pattern in that area to eliminate traffic congestion and problems on County Road B and Rice Street. Mr. Roberts stated that the other problem is that the Rice Street bridge is very narrow and this causes problems. He believes that bridge is due to be widened and that would help with the traffic problems. Chairperson Fischer asked staff if they should be looking at alley vacations for the annual report? Mr. Roberts asked the secretary Lisa Kroll to put that item in the notes. Mr. Roberts said at the next city council meeting on September 24, 2001, there will be an important item discussed. This is the Beaver Lake Town Home EAW. The comments have been received, and roughly nine comments from neighbors and agencies came back. This goes to the council for a determination that an ElS is not necessary. The development itself will have to come back through the city council process and he is hopeful there will be a planning commission hearing on this subject. X. ADJOURNMENT The meeting adjourned at 8:06 p.m. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Conditional Use Permit Revision and Design Approval Hill-Murray High School 2625 Larpenteur Avenue East October 8, 2001 INTRODUCTION Project Description Mr. Paul May, of Rafferty, Rafter[y, Tollefson Architects, is requesting city approval of the following for Hill-Murray High School: Revisions to the conditional use permit (CUP). They are proposing changes to the approved plans for the school. The city code requires a CUP for schools. 2. Design approval for an addition to the west side of the school. This includes the architectural, site and landscape plans for the project. Refer to the maps on pages 8-16, the statement on page 17 and the plans (separate attachment). Specifically, they want to: Put an addition onto the west side of the school building for a chapel and a student entrance. This addition would have a total of about 9,000 square feet of space and is to enhance and support the school's religious studies curriculum and to provide a student entrance to the school. ~ In a future phase, add another entrance to the school property from Larpenteur Avenue and 64 parking spaces near their east property line. (The city council approved these changes on June 28, 1999.) Hill-Murray will do the improvements in stages as their funds allow. BACKGROUND On April 8, 1996, the city council approved a conditional use permit (CUP) for Hill-Murray to make changes and improvements to their athletic fields. This approval was subject to ten conditions. On July 14, 1997, the city council reviewed the CUP for Hill-Murray. At this meeting, the council changed Condition 8 of the 1996 approval to read as follows: "Applicant may be required to plant 30 native species of trees for screening between the playing fields and the homes on Knoll Circle, as may be determined at a future hearing on the Conditional Use Permit." On May 11, 1998, the city council approved a wetland buffer setback variance and a conditional use permit revision for the Hill-Murray Athletic Facilities. These requests were to update and revise the plans that the city had approved for the school's athletic facilities in 1996 and in 1997 and were subject to several conditions. On June 28, '1999, the city council approved the following for Hill-Murray High School: Revisions to the conditional use permit (CUP). They proposed several changes to the approved plans for the school. The city code requires a CUP for schools. This approval was for the school to replace and expand the school's main entry, which they have now completed. The school also proposed an expanded parking lot on the east side of the school building. 2. The designs for an addition to the main entry of the school. This included the architectural, site and landscape plans for the project. Refer to the city council minutes starting on page 18. DISCUSSION Conditional Use Permit Revision The proposed chapel addition meets the findings for CUP approval and would be compatible with the existing school and the development in the area. None of the proposed changes nor the addition should cause any problems for the city or for the neighbors. Design Considerations Buildin.q Aesthetics The proposed building addition should be compatible with the existing building. The new chapel area would have skylights and windows and doors with aluminum frames. However, the proposed building elevations (page 16 and in the project plans) show areas of brick color "A" and other areas with brick color "B" in the addition. According to the project architect, they intend brick "B" to match the existing building and brick "A' would be slightly darker than the existing building. They want the chapel to be compatible but slightly distinctive in color from the school. The city should require the brick in the addition to be of a color and style that is compatible with the existing school building. Parkin.q Considerations There are now 84 off-street parking spaces (including four handicap stalls) at the front (south side) of Hill-Murray. In addition, the school has 242 striped spaces in the parking lot west of the proposed addition and another 45 spaces in the lot north of the proposed chapel. As such, there is a total of 381 parking spaces now on the site. The city code does not specify minimum parking requirements for schools, but the number of spaces should be adequate for this facility. The west parking lot, however, is starting to show its age. The council should require the school to sweep and restripe all of this parking lot as part of this project. Landscaping and Tree Removal The proposed plans show the applicant removing four large coniferous trees from the west side of the school. However, the plans show the planting of three new maple trees in the project area. The remaining existing trees in front of the school and around the existing and proposed parking lots would provide sufficient landscaping. 2 Sidewalks The applicant should provide a sidewalk along the west side of the chapel along the east edge of the existing parking lot. This is so a person may walk around the chapel without walking in the parking lot. Roof-Equ pment Screenin,q Roof-top mechanical equipment that is visible from residential properties must be screened from view. New equipment that is visible, but not visible from residential properties, must be painted to match the building color. Fi~'e Marshal Comments The fire marshal noted the following for the addition: 1. It will have to have a fire protection (sprinkler) system. 2. A visual alarm notification system will be required in the chapel. 3. An audible alarm notification system will be required outside the chapel. RECOMMENDATIONS A. Adopt the resolution on pages 22 - 23. This resolution approves revisions for the conditional use permit for Hill-Murray school and athletic fields at 2625 Larpenteur Avenue East. The city bases this approval on the findings required by ordinance. This approval is subject to conditions of approval adopted by the city council on June 28, 1998, subject to the following revisions (I have crossed out the deletions and underlined the additions): 1. All construction shall follow the plans as noted below: a. For the athletic fields, follow the plans date-stamped March 6, 1998. b. For the school and parking lot addition, follow the plans date-stamped May 19, 1999. c_. For the chapel addition, follow the plans date-stamped October 1, 2001. The director of community development may approve minor changes. :Fhe~choo{-~ha~ ,,,~,,,= ,,,= ~,,,.,~,~,o=,~ ,=,,,~,~,,o,~ o,,.,,o~= ,~-,,,~,,,~o ..o ,o, ~w~.y ,,,~,,, th= ..=t~o,,d b..ff,~, oo 2. The proposed construction for the chapel ~ addition ~.nd ,f,r~p-~ff, ~,r~ve must be substantially started within one year of council approval or the permit revision shall end. The council may extend this deadline for one year. $_. The city council shall review this permit annually to monitor the traffic and parking situations related to the use of the athletic fields. ~_. Any new lights shall be installed to meet the city code. This requires that they be screened or aimed so they do not cause any light-glare problems on streets or residential properties. Post and maintain signs on the edge of the wetland-protection buffer prohibiting any building, mowing, cutting, filling or dumping within the buffer. Wetland buffer signs in the mowed area shall be placed at the edge of the lawn. 6_7. That portion of the proposed walking/running path that is within 50 feet of the wetland "'- shall be built with a pervious material. 7_8. Ensure that all bleachers and dugouts are at least 30 feet from the Sterling Street and Larpenteur Avenue right-of-ways. The city may require the applicant to plant 30 native species of trees for screening between the playing fields and the homes on Knoll Circle, as may be determined at a future hearing on the Conditional Use Permit. The school shall prepare for city approval a turf management plan for the athletic fields. This plan shall include the mowing, watering and fertilizing practices that the school will follow in the care of their athletic fields and grounds. The school shall prepare and follow the plan so the practices will minimize the impact of the storm water runoff on by ds p:~. ...... : :-- th .,-~._ _.. ............... L;_ ~. · ; .... ..__ ,- e near wetlan . ,,,~ ,.,,~ ,,,~,o, o~,~,~,v~ ,,,,o n ,.,~,,~,~ ,oo~,,,,~ ~ ,.,~,,,,.,,,,~ perm 1011. Submit a grading and drainage plan for watershed district approval to provide sedimentation control at the stormwater discharge point before it dumps into the south wetland area. 11. The school shall sweep and restripe the west parkin.q I~t before Au.qust 15, 2002. Bo Approve the plans, date-stamped October 1, 2001, for the proposed chapel addition to Hill- Murray High School at 2625 Larpenteur Avenue. The city bases this approval on the findings required by the code and the project shall be subject to the following conditions: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Before getting a building permit, the applicant shall submit the following for city staff approval: a. Grading, drainage, utility and erosion control plans to the city engineer. b. Plans that show: (1) The proposed bdck will be compatible with the bdck on the existing building in color and in style. (2) The trees that the school wants to plant will meet city standards for size and species. 3. The applicant or contractor shall complete the following before occupying the addition: a. Replace property irons that are removed because of this construction. b. Install reflectorized stop signs at all exits, a handicap-parking sign for each handicap-parking space and an address on the building. c. Post a "no left turn" sign at the eastedy curb cut. Paint the roof-top mechanical equipment to match the building color if the units are visible. The applicant shall provide screening enclosures around the units if they are visible from residential properties. Install site-security lighting as required by the code. The light source, including the lens covering the bulb, shall be concealed so the light source is not visible and so it does not cause any nuisance to drivers or neighbors. Install a concrete sidewalk between the west side of the addition and the east edge of the parking lot. This sidewalk shall run from the north end of the existing sidewalk to the sidewalk on the north side of the addition and existing building. g. Sweep and restripe the west parking lot. h. Meet all the requirements of the fire marshal. 4. If any required work is not done, the city may allow temporary occupancy if: The city determines that the work is not essential to the public health, safety or welfare. The city receives a cash escrow or an irrevocable letter of credit for the work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the addition is occupied in the fall or winter or within six weeks if the building is occupied in the spring or summer. All work shall follow the approved plans. The director of community development may approve minor changes. 5 REFERENCE INFORMATION SITE DESCRIPTION Site size: 20 acres (athletic fields) Existing land use: Hill-Murray High School and athletic fields SURROUNDING LAND USES North: South: West: East: Single dwellings and undeveloped property zoned F (farm residential) Larpenteur Avenue and single dwellings Sterling Street, ponds and The Maplewoods Apartments St. Paul Priory PAST ACTION August 24, 1992: Council approved a sign size variance for a 99-square-foot wall sign for Hill-Murray. Code allowed 24 square feet. PLANNING Land Use Plan designation: S (school) Zoning: R-3 (multiple dwelling residential) Ordinance Requirements Section 36-437(3) requires a CUP for schools. Section 36-448(b) requires a CUP to enlarge a use for which a CUP is required. Section 25-70 of the city code requires that the CDRB make the following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. 6 Criteria for Conditional Use Permit Approval Section 36-442(a) requires that the city council base approval of a CUP on ten standards. the standards in the resolution on pages 22 - 23. See p:sec13-29\hillchap.01 Attachments: 2. 3. 4. 5. 6. 7. 8. 9. 10. 12. 13. Location Map Property Line/Zoning Map Site Plan Site Plan (existing conditions) dated 10-01-01 Site Plan (proposed chapel addition) dated 10-01-01 Proposed Grading Plan Ground Floor Plan First Floor Plan Proposed Building Elevations dated 10-01-01 Statement of request dated September 28, 2001 6-28-99 Council Minutes and CUP conditions of approval CUP Revision Resolution Plans date-stamped October 1, 2001 (separate attachments) hV;'--; 0. C 'lrrl(~ ri i AVE:. 7 CITY STREETS COUNTY ROADS STATE HIGH WAYS I. tMRYa3~' IN. ~. 11Elm~ Ay. 4. RIPL[Y AY. NORTH ST. PAUL CIR. WIN Tre~r LOCATION MAP --v' IdEA DOW RIPLEY TA,'T ~E. IDAHO Attachmen~ 2 18!2m C,~,i i (,~ Imr, m m~m, ' [2519 2525 2520 R3 R3 ~ ~2. J3 j 14 = ir. HOYT_ __ 3 ST. PAUL'S PRIORY HILL-MURRAY HIGH SCHOOL ~ m ,ooFo~ ~ 3ENTEUR AVENUE ........ ~t~- - 2580 MAPLEWOOD E3 '~1~' ,7 .... . ,===='=.. OPEN SPACE ------'"'"'"q F I----- I'~, B AVE.. immmmmmm PROPERTY LINE I ZONING MAP 9 N Attachment 3 PI ~POSED CHAPEL PROPOSED PARKING LOT EXPANSION :, ~CENT ENTRY EXPANSION: ',.i' ~ SITE PLAN 10 Attachment 4 Q 51TE DEl'lO I~L~Jq ~ SITE PLAN (EXISTING CONDITIONS AND DEMOLITION PLAN) ll Attachment 5 SITE PLAN SITE PLAN (PROPOSED CHAPEL ADDITION) 12 Attachment 6 N ~o 15 o 3o $o A~tachment 7 i1,,,,~, ~ I I fl- ~:~OLINP FLOOP-, PLAN I/IG" · 1'-0" Attachment 8 iI FIF~ST FLOOf~ PLAN Attachment 9 Attachment 10 MEMO NDUM PROJECT: TO: FROM: SUBJECT: DATE: Hill-Murray Chapel Addition City of Maplewood CUP and CDRB Submittal Project Descdption September 28, 2001 RRT ~r2023.04 OCT 0 1 2001 RECEIVED Attached are applications for the Conditional Use Permit and Community Design Review Board approval processes. Hill-Murray School has been located on its present site since 1959. It has and continues to provide high quality educational program for students from grades 7-12. Over the past 5 years, Hill-Murray School has been undertaking a series of improvements to its campus. Two of these projects, Athletic Fields Upgrades (1996) & Main Entry Addition (1999), required and received CUP approvals from the City of Maplewood. A recent code upgrade project (2001) was fully contained within the existing building and did not require Site Plan Review. This project is the next improvement to the campus, and consists of the addition of a new chapel & new student entrance, totaling approximately 9000 square feet. The addition will support the religious studies emphasis of the curriculum and provide an improved and inviting student entry separate from the recent visitor entry project. The new chapel and student entrance will be located on the west side of the existing school facility. It is situated well back from Larpenteur Avenue, and within the set back requirements of the site. The area for the addition is currently a grass and plaza area adjacent to the student cafeteria. The new addition will not displace any parking, nor require any additional parking due to its focus to serve the current student population. No vehicular changes are proposed, other than the designation of 2 parking spaces near the chapel entrance for disabled use. Materials for the addition will be compatible with the current building. These include brick, aluminum windows, and a metal overhang / canopy. Trees that are being removed will be relocated or replaced in an area directly south of the addition. This exterior area is being reserved as a future memorial garden to be developed jointly with the school. G:~023-04~;orrespondence~CUP memo 092801.doc RAFFERTY RAFFERTY TOLLEFSON ARCHITECTS 253 EAST 4TH STREET SAINT PAUL, MINNESOTA 55101-1632 TEL: 651-224-4831 FAX: 651-2280264 17 MINUTES MAPLEWOOD CITY COUNCIL 7.nn p M Monday, June 28. 1999 Co~I ~h~bers, Municipal Building Meeting No. 99-14 Attachment 11 PUBLIC HEARINGS: 1. 7:18 P.M. Hill-Murray High School (2625 Larpenteur Avenue) - Conditional Use Permit Revision - Design Approval a~- Mayor Rossbach convened the meeting for a public hearing. b. Manager McGuire introduced the staff report. c. Community Development Director Coleman presented the specifics of the report. d. Commissioner Gary Pearson presented the Planning Commission report. e. Boardmember Tim Johnson presented the Community Design Review Board report. f. Mayor Rossbach opened the public hearing, calling for proponents or opponents. The following person was heard: Joseph Peshges, President of Hill-Murray High School. 2625 Larpenteur Avenue g. Mayor Rossbach closed the public hearing. Councilmember Koppen moved/introduced the following resolution approving revisions for the conditional use permit for Hill-Murray school and athletic fields at 2625 Larpenteur Avenue East. The city bases this approval on the findings required by ordinance. This approval is subject to conditions of approval adopted by the city council on May 11. 1998. and moved its adoption: 99-06-50 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Hill-Murray High School requested that the city revise their conditional use permit for a school. WHEREAS. this permit applies to 2625 Larpenteur Avenue East. The legal description is' Part of the S ~ of the SE 1/4 of S 13. T 29N. R22W. Ramsey County. MN (PIN 13-29- 22-43-0001) WHEREAS. the history of this conditional use permit is as follows: 1. On June 7, 1999. the planning commission recommended that the city council approve this revised permit. 18 2. The city council held a public hearing on June 28. 1999. City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW. THEREFORE. BE IT RESOLVED that the city council approve the above-described conditional use permit revision, because' 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding .... ~ '~area. 2. 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, hazardousl detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke. dust. odor. fumes, water or air pollution, drainage, water runoff, vibration. general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems. schools and parks. 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. 10. The_city council may waive any of the above requirements for a public building or utility structure, provided the council shall first make a determination that the balancing of public interest between governmental units of the state would be best served by such waiver. Approval is subject to the following conditions' 1. All construction shall follow the plans as noted below: a. For the athletic fields, follow the plans date-stamped March 6. 1998. b. For the school and entry addition, follow the plans date-stamped May 6. 1999. The director of community development may approve minor changes. The school shall move the proposed temporary storage buildings as far away from the wetland buffer as possible to minimize the variance they will need. 2. The proposed construction for the front entry addition and drop-off drive must be substantially started within one year of council approval or the permit revision shall end. The council may extend this deadline for one year. 19 6-28-99 3 2. The city council shall review this permit annually to monitor the traffic and parking situations related to the use of the athletic fields. 4. Any new lights shall be installed to meet the city code. This requires that they be screened or aimed so they do not cause any light-glare problems on streets or residential properties. 5. Dedicate and record a wetland-protection buffer easement. This easement shall describe the boundary of the buffer and prohibit any building, mowing, cutting. filling or dumping within the buffer. The buffer shall follow the proposed chain- link fence line on the plans for the athletic fields date-stamped March 6. 1998. The part of this wetland buffer area that is already mowed lawn may remain as such. The school shall have the contractor install the fence and swale while doing the adjacent field construction. 6.;~'Post signs on the edge of the wetland-protection buffer prohibiting any building. mowing, cutting, filling or dumping within the buffer. Wetland buffer signs in the mowed area shall be placed at the edge of the lawn. 7. That portion of the proposed walking/running p~th that is within 50 feet of the wetland shall be built with a pervious material. 8. Ensure that all bleachers and dugouts are at least 20 feet from the Sterling Street and Larpenteur Avenue right-of-ways. 9. The city may require the applicant to plant 30 native species of trees for screening between the playing fields and the homes on Knoll Circle. as may be determined at a future hearing on the Conditional Use Permit. 10. The school shall prepare for city approval a turf management plan for the athletic fields. This plan shall include the mowing, watering and fertilizing practices that the school will follow in the care of their athletic fields and grounds. The school shall prepare and follow the plan so the practices will minimize the impact of the storm water runoff on the nearby wetlands. The city must approve this plan before issuing a building permit for the front-entry addition. 11. Submit a grading and drainage plan for watershed~district approval to provide sedimentation control at the stormwater discharge point before it dumps into the south wetland area. Seconded by Mayor Rossbach Ayes - all Councilmember Koppen moved to approve the plans date-stamPed March 19, 1999, for the parking lot changes and proposed front entry addition to Hill-Murray High School at 2625 Larpenteur Avenue. The city bases this approval on the findings required by the code and the project shall be subject to the following conditions' 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Before getting a building permit, the applicant shall submit the following for city staff approval: ... a. Grading. drainage, utility and erosion control plans to the city engineer. 20 6-28-99 o b. The architectural precast concrete shall match the existing Kasota stone on the building. The applicant shall provide samples for staff approval. c. The finalized turf management plan as required by the conditional use permit. o The applicant or contractor shall complete the following before occupying the addition' a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards. c. Install reflectorized stop signs at all exits, a handicap-parking sign for each handicap-parking space and an address on the building. d. Post a "no left turn' sign at the easterly curb cut. e. Install continuous concrete curb and gutter all around the new parking lot and-new driveways. (code requirement) f. Paint the rooftop mechanical equipment to match the building color if the units are visible. (code requirement) g. Install site.security lighting as required by the code. The light source, including the lens covering the bulb. shall be concealed so the light source is not visible and so it does not cause any nuisance to drivers or neighbors. h. Install a six-foot-wide concrete sidewalk along the west edge of the new east parking lot. This sidewalk shall run from the north end of the new parking lot to the sidewalk that connects to the front of the school. If any required work is not done. the cit~ may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. bo The city receives a cash escrow or an irrevocable letter of credit for the work. The amount shall be 200 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June I if the addition is occupied in the.fall or winter or within six weeks if the building is occupied in the spring or summer. All work shall follow the approved plans. The director of community development may approve minor changes. Seconded by Mayor Rossbach Ayes all 21 6-28-99 Attachment 12 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Hill-Murray High School requested that the city revise their conditional use permit for a school. WHEREAS, this permit applies to 2625 Larpenteur Avenue East. The legal description is: Part of the S % of the SE 1/4 of S 13, T 29N, R22W, Ramsey County, MN (PIN 13-29-22-43- 0001) WHEREAS, the history of this conditional use permit is as follows: 1. On October 15, 2001, the planning commission recommended that the city council approve this revised permit. The city council held a public hearing on November ,2001. City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit revision, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials/equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water runoff, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 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. 10. The city council may waive any of the above requirements for a public building or utility structure, provided the council shall first make a determination that the balancing of public interest between governmental units of the state would be best served by such waiver. Approval is subject to the following conditions: 1. All construction shall follow the plans as noted below: o o 10. a. For the athletic fields, follow the plans date-stamped March 6, 1998. b. For the school and parking lot addition, follow the plans date-stamped May 19, 1999. c. For the chapel addition, follow the plans date-stamped October 1, 2001. The director of community development may apprOve minor changes. The proposed construction for the chapel addition must be substantially started within one year of council approval or the permit revision shall end. The council may extend this deadline for one year. The city council shall review this permit annually to monitor the traffic and parking situations related to the use of the athletic fields. Any new lights shall be installed to meet the city code. This requires that they be screened or aimed so they do not cause any light-glare problems on streets or residential properties. Post and maintain signs on the edge of the wetland-protection buffer prohibiting any building, mowing, cutting, filling or dumping within the buffer. Wetland buffer signs in the mowed area shall be placed at the edge of the lawn. That portion of the proposed walking/running path that is within 50 feet of the wetland shall be built with a pervious material. Ensure that all bleachers and dugouts are at least 30 feet from the Sterling Street and Larpenteur Avenue right-of-ways. The city may require the applicant to plant 30 native species of trees for screening between the playing fields and the homes on Knoll Circle, as may be determined at a future hearing on the Conditional Use Permit. The school shall prepare for city approval a turf management plan for the athletic fields. This plan shall include the mowing, watering and fertilizing practices that the school will follow in the care of their athletic fields and grounds. The school shall prepare and follow the plan so the practices will minimize the impact of the storm water runoff on the nearby wetlands. Submit a grading and drainage plan for watershed district approval to provide sedimentation control at the stormwater discharge point before it dumps into the south wetland area. 11. The school shall sweep and restripe the west parking lot before August 15, 2002. The Maplewood City Council approved this resolution on ?.3 ,2001. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Thomas Ekstrand, Assistant Community Development Director Conditional Use Permit and Design Review - Ramsey County Productive Day Golf Course Century Avenue between Lower Afton Road and Linwood Avenue October 10, 2001 INTRODUCTION Project Description Kevin Finley, of the Ramsey County Parks and Recreation Department, is requesting approval of plans for the Productive Day nine-hole golf course. The proposed golf course would be located on property owned by Ramsey County, part of which was previously used for farming and cattle raising by the Ramsey County Correctional Facility to the north. Refer to the maps and building elevations on pages 11-16. The proposed nine-hole golf course would have a 2,200-square-foot clubhouse, a practice range, golf-practice area, a teaching area and a parking lot. The applicant also proposes to build a 7,740-square-foot maintenance building north of Lower Afton Road on the correctional facility's property near their existing maintenance buildings. The proposed golf course would be partially maintained by a staff of inmates. Mr. Finley explained that there would be about ten inmates at any one time working the course. The county would select Iow-risk inmates through a screening process. These persons would be those who are sentenced to the correctional facility for short terms. High-risk, long term inmates would not be eligible to work in this program. A corrections officer would supervise the inmate workers. There will also be a grounds keeper to manage the grounds-keeping operations. Requests The applicant is requesting that the city council approve: 1. A conditional use permit (CUP) for a golf course. Refer to the narrative on pages 17-21. City code requires a CUP for golf courses in an F (farm residence) district. 2. Building, site and landscape plans. DISCUSSION Conditional Use Permit and Land Use Plan Compliance Golf course The proposed golf course would be compatible with the surrounding development and use welcomed by most of the neighbors. Of the 52 replies to our survey, 79 percent (41 neighbors) liked this proposal, 17 percent (9 neighbors) had no opinion but offered comments and 4 percent (2 neighbors) opposed this project. This use would fit the OS (open space) land use designation of the southerly third of the site. The comprehensive plan designates the northerly two thirds of the site as G (government). This category was created to include all types of govemment-owned and operated facilities. It should be noted that if the county ever sold this golf course to a private entity, it would then require a comprehensive plan amendment from G to OS or P (park). Maintenance Buildin,q .As I mentioned above, the proposed maintenance building would be on the correctional facility's site north of Lower Affon Road. Staff is considering this a "minor construction" project for that property. The city code allows minor construction projects--projects under $200,000 in value--to be reviewed by staff. The CUP for that property also allows the director of community development to allow minor changes to the plans. Staff considers the proposed maintenance building a minor change that would not require a revision to the CUP for the correctional facility. Wetlands and Drainage There are 10 delineated wetlands on the site. On October 3, 2001, the Ramsey/Washington Metro Watershed District Board conditionally approved the Productive Day Golf Course proposal pending submittal of final plans. According to Cliff Aichinger, district administrator for the watershed district, "the design does a good job of protecting the wetland buffers where possible and restoring buffer areas where some disturbance is necessary. We believe the county made every effort to avoid the buffer areas.' The proposed plan meets Maplewood City Ordinance requirements for wetland protection. The applicant must dedicate wetland-buffer easements and install wetland-protection signs around each wetland buffer as required by code. The applicant is proposing to construct a holding pond on the site that would handle runoff from the clubhouse roof and the parking lot. There would also be three ponds used to collect water to use for lawn irrigation plus one sediment pond near the intersection of Lower Alton Road and Century Avenue. There would be no runoff from new impervious surfaces going into the existing wetlands. Building Designs Clubhouse The clubhouse would be attractive. The applicant is proposing an exterior of cedar-shake style siding. This siding will actually be a cement-board composite that will be more durable than cedar, yet still have the appearance of cedar shakes. There will be a brick base on all elevations that extends up to the bottom of the windows. The roofing will be asphalt shingles. The building colors will be red and white for a farm-house look to emulate the site's farming heritage. The siding, columns and window trim would be white. The roof and base would be red. Maintenance Buildin!:l Staff finds no problem with the placement and choice of materials for the proposed maintenance building. This building would have a corrugated-metal exterior. The city code allows corrugated metal buildings in farm districts. The applicant chose to place this structure on the correctional 2 facility property so not to detract from the esthetics of the golf course. This building would be set back 300 feet from Lower Alton Road and screened by trees and the berm along the street edge. The applicant has not selected colors for this building. Staff recommends that the applicant provide a marked crosswalk from the maintenance-building driveway to the golf course to clearly alert drivers of this crossing. This crossing should be depicted by signs along the read and crosswalk striping on the street pavement. Site Lights The practice range, parking lot and clubhouse area would be lighted. The practice range would be lit until 10:30 p.m. The main golf course would not be lit. The city code requires that the applicant submit a lighting plan because of the adjacent residential properties. This plan should include pole height, fixture design, light spread and must meet all code requirements. Tree Replacement, Landscaping, Screening and Fencing The city ordinance requires that the applicant replace "significant' trees that would be cut down. Significant trees are over-story trees such as maples, oaks or ash of eight inches in caliper or greater. The largest concentration of such trees is next to the police firing range in the southwest comer of the property. Mr. Finley told me that they intend to preserve as many trees as possible. This includes the tree growth along Century Avenue. There will be no problem meeting the city code for tree preservation/replacement between the trees to be preserved and the 300 new trees the applicant proposes to plant. It should be noted that the applicant would use trees from the correctional facility's nursery stock and would plant the trees over a five-year period. The landscaping proposed within the golf course would be attractive. Screening for the neighboring homeowners to the west and for those across Linwood Avenue is of greatest importance. Many of the neighbors who responded to our survey have specific wishes for how the area behind their property was landscaped. Some wanted a clear view of the golf course while others wanted trees. Some wanted a fence to keep golfers out while others did not want a fence. The county should continue working with the homeowners to provide the amount and type of screening that they would like to have. Fire Marshal's Comments 1. The site plan should be revised to include an access read to the clubhouse. 2. Sprinklers may be required to the buildings. This will be determined at the plan review. 3. If sprinklers are not required, a fire alarm system will need to be installed. Police Comments 1. There is concern with balls hitting cars. 2. Traffic flow onto Century Avenue is a concem but may resolve itself with proper signage. 3 Neighbors' Concerns/Questions Traffic Impact Some neighbors are concerned about traffic congestion at the intersection of Lower Alton Road and Century Avenue. The county traffic engineer said that future signalization at this intersection is likely but there are no plans to install them at this time. In terms of the cause of traffic impact, the need for future signalization would be created more by increases in housing and business-traffic in Woodbury, Maplewood and St. Paul. Golf course traffic should be regulated by scheduled tee times. Staff recommends that the applicant construct a right-turn lane on Century Avenue into the site. Who will pay for the dama.qe if windows .<7et broken and sidin.q .qets dented? The golfers are responsible for any damage that they cause. Mr. Finley said that the county does respond to claims of damage. If golf-ball damage occurs, a homeowner must call the course right away. Golfers are responsible, but the county has aided in settlement. This is handled on a case- by-case basis. Will our property value .qo down? The affect on property values is the opposite. Homes adjacent to golf courses typically increase in value quicker than others. Many new golf courses are built as part of single-dwelling and townhouse developments. Will our taxes .qo up? As house value increases, taxes likewise may increase. Will our homeowner's insurance rates .qo up? Concerned homeowners should check with their insurance agents about this. I asked a representative of State Farm Insurance if their agency would charge a higher rate for insurance to insure a home next to a golf course. They said that they would not. Thero is concern about safety of property and individuals because of inmates workin.q on the course. Mr. Finley explained that there would be ten inmates working on the golf course at one time. They would be supervised, and only trusted, Iow-risk inmates would be allowed for this work on the golf course. Will there be a fence to keep golfers off of ne~qhbors' property? The applicant would like to fence the entire course if their budget allows. They would install a six-foot-tall chain link fence with a black vinyl coating. What (if any) is the overall cost to the city? The proposed golf course is intended to be self-sufficient. Mr. Finley said he expects it to take about three years for this to occur. There is no city involvement or costs to the city with this proposal. RECOMMENDATIONS Ao Adopt the resolution on pages 27-28 approving a conditional use permit for a nine-hole golf course on the west side of Century Avenue between Upper Afton Road and Linwood Avenue. Approval is based on the findings required by the code and subject to the following conditions: 1. All construction shall follow the approved site plan. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. 3. The city council shall review this permit in one year. If Ramsey County sells this golf course to a private individual or company, they must request an amendment to the Maplewood Comprehensive Plan to change the plan for this site from G (government) to P (park) or OS (open space). o The applicant shall dedicate wetland-buffer easements around each wetland on the golf course property. These easements shall describe the boundaries of the buffers and prohibit any building, mowing, cuffing, filling or dumping within the buffers. The applicant shall record the deeds for these easements before the city will issue grading and building permits. (code requirement) The applicant shall check with the city staff for the width of each buffer easement prior to drafting any easement documentation. 6. The applicant shall install wetland buffer signs that prohibit any building, mowing, cutting, filling or dumping within each wetland buffer. (code requirement) 7. The driving range lights shall not be on later than 10:30 p.m. Bo Approve the plans (date-stamped September 13, 2001 and September 20, 2001) for the proposed Productive Day Golf Course on the west side of Century Avenue between Lower Afton Road and Linwood Avenue, based on the findings required by the code. The property owner, Ramsey County, shall do the following: 1. Repeat this review in two years if the city has not issued a permit for this project. 2. Provide the following for staff approval before the city issues grading or building permits: a. A detailed grading, drainage and erosion control plan, subject to the city engineer's approval. 5 A final landscape plan that clearly depicts the perimeter landscaping across from or behind all dwellings. The applicant shall work with all adjacent homeowners to develop this plan to meet citizens' needs. A final, detailed photometric plan for all proposed outdoor lighting. A revised site plan showing a right-turn lane into the site from Century Avenue and a signed and striped crossing area between the maintenance building and the golf course. The dedication of wetland-buffer easements around each wetland on the golf course property. These easements shall describe the boundaries of the buffers and prohibit any building, mowing, cutting, filling or dumping within the buffers. The applicant shall record the deeds for these easements before the city will issue grading and building permits. The applicant shall check with the city staff for the width of each buffer easement prior to drafting any easement documentation. Complete the following before opening the golf course for business and occupying the clubhouse building: a. Install a refiectorized stop sign at the exit from the Century Avenue driveway. bo Construct a trash dumpster enclosure for any outside trash containers for this facility. (code requirement) The enclosures must by 100 percent opaque, match the color of the building and have a closeable gate that extends to the ground. Install all required landscaping around the driveway, parking lot and clubhouse. It is understood that the landscaping of the golf course will take place over a five-year time period. d. Install wetland buffer signs that prohibit any building, mowing, cuffing, filling or dumping within each wetland buffer. (code requirement) If any required work is not done on or around the clubhouse, clubhouse parking lot, maintenance building and maintenance building parking lot, 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 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. c. 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. 6. Signs shall comply with the requirements of the sign code and are not part of this approval. Black vinyl-covered chain link fencing is approved around the golf course. The applicant may install a lesser amount but should attempt to install fencing according to the wishes of abutting property owners. CITIZENS' COMMENTS I surveyed the owners of the 112 properties within 350 feet of the proposed golf course. Of the 52 replies, 41 were in favor, 2 were opposed, 5 indicated "no comment' / 'no objection' and 4 took no position but offered comments/concerns. Many comments were repeated and shared by the respondents. I have included a summary of all of the comments I received and copies of letters that were sent. In Favor 1. Like the idea of maintenance by the inmates. 2. Like that open space is preserved. 3. The layout looks great. 4. Property values will dse. 5. This is good for the county, the city and the homeowners. 6. Good use of the property. 7. Looks like a good neighbor. 8. We hope to have a good view of the course. Keep it open. No fence please. 9. This is better than moro housing. 10. This fills a recreational need and is good for south Maplewood. 11. Wonderful! 12. Excellent concept and excellent use of correctional facility inmates. 13. The county staff has done an excellent job in keeping us informed. Good job! Thank you! 14. Refer to the letter on pages 22-23 from Stuart L. Bestland. Opposed 1. Who will pay for the damage if windows get broken and siding gets dented? 2. Our property value will go down. 3. Homeowner's insurance rates will go up. 4. Will we be compensated if our rates go up? 5. Will our taxes go up? 6. Secudty due to inmates maintaining the grounds is a sedous concern. 7. Refer to the letter on pages 24-26 from the Michele Starkey family. Comments from those neither "for" nor "opposed" to the golf course 1. Preserve trees when possible. 2. Will thero be a fence to keep golfers off of neighbor's property? 3. To what degree are inmates involved? 4. The clubhouse should have cut or natural stone perhaps a "craftsman-style' look. 5. There should be traffic signals at the Lower Afton Road and Century Avenue. 6. What (if any) is the overall cost to the city? 7. Plantings rather than fencing is preferred along the west lot line. Several neighbors offered name suggestions rather than "Productive Day" Singing Hills, Deerwood Ponds, Century Hills, Deerwood Golf Course, Deer Ridge, Liberty Bend, Victory Lane, Turning Point, Patriot's Pride, Maplewood Century Golf Course, Crestview Golf Course, Maplewood Meadows, Century Golf, Crestview Links, Century Dunes, Crestview, Highwood, Deer Run, Battle Creek and Cow Path. REFERENCE INFORMATION SITE DESCRIPTION Site size: 90 acres Existing land use: undeveloped SURROUNDING LAND USES (surrounding the proposed facility) North: South: East: West: Upper Afton Road and the Ramsey County Correctional Facility The St. Paul Police Department shooting range, Linwood Avenue and single dwellings Century Avenue, the Valley Creek Apartments and single dwellings in the City of Woodbury Single dwellings, townhomes and the St. Paul Police Department shooting range PLANNING Land Use Plan designations: G and OS Zoning: F CODE REQUIREMENTS Section 36-52(4) of the city code requires a conditional use permit for golf courses in an F district. Section 36-437(1) requires a conditional use permit for any public service or public building use. APPLICATION DATE These applications were submitted September 20, 2001. State law requires that the city decide on these requests within 60 days. The city council must act on these requests by November 20, 2001. p:sec12-28~prodday.doc Attachments: 1. Location Map 2. Neighborhood Map 3. Site Plan 4. Site Plan Enlargement 5. Clubhouse Elevations 6. Maintenance Building Elevations 7. Golf Course Narrative 8. Letter from Stuart Bestland 9. Letter from Michele Starkey Family 10. CUP Resolution 11. Site Plan and Building Elevations date-stamped September 13, 2001 (separate attachment) 12. Landscape Plan date-stamped September 20, 2001 (separate attachment) l0 Attachment 1 16 1. HUNllNGTON C1'. 17 I. CUISINE: CI'. 3. LAKk'WO0~) CT. MAINTENANCE BUILDING IJ (~) Z :) 0 LOCATION MAP 11 Attachment 2 RAMSEY COUNTY CORRECTIONAL FACILITY t'"1 ~ MAINTENANCE BUILDING SITE DWELLINGS PROPOSED PRODUCTIVE DAY GOLF COURSE CITY OF WOODBURY NEIGHBORHOOD MAP INSET SHOWING LOCATION OF PROPOSED MAINTENANCE BUILDIN/ SITE PLAN 13 Attachment 3 Attachment 4 J SITE PLAN ENLARGEMENT OF PRACTICE RANGE, CLUB HOUSE AND PARKING LOT ~. East Exterior ElevafJon Attachment 5 '~'~ou~h Exterior Elevation I BUILDING ELEVATIONS CLUB HOUSE 15 Attachment 6 ~') soum euevAt~on EAST ELEVATION 16 Attachment 7 Golf Course Narrative / Justification for Conditional Use Permit Productive Day Golf Facility 9 Hole Golf Course and Practice Center 17 RECEIVED SEP 1 3 2001 Golf Course Narrative / Justification for Conditional Use Permit Productive Day Golf Facility is a proposed golf course development on 90 acres of open space in the City of Maplewood south of Afton Road and west of Century Avenue. The golf facility will include a regulation 9 hole golf course, a practice range, golf practice and teaching areas, a clubhouse, a parking lot and maintenance building. Construction of the golf facility will disturb approximately 70 acres. Natural Features The site topography varies from gently rolling to rugged. The property has unusual topographic characteristics with the north half being moderate to flat with the south half varying to rolling to rugged. There are 10 delineated wetlands on the site (refer wetlands report dated June 19, 2001 by Graham Environmental Services). The general character of the site topography will be maintained with some of the more severe slopes softened to address golf course playability. Trees of significant character are minimal on the site. Those significant trees that do exist would remain wherever possible. The golf course design incorporates the natural features of the site. Grading will be in the range of 150,000 yards. The existing wetlands will be maintained in their current configuration. Wetlands buffers have been established in conjunction with the Ramsey Washington Metro Watershed. Improved wetland buffer plant materials will be planted at the direction of the watershed to enhance the quality of the buffer. Land Uses Land use in the vidnity indudes residential on the south, east and west and, the Ramsey County Community Corrections fadlity on the north which includes a large amount of open space (100 acres plus). The use of the property as a golf fadlity will preserve the open space character of the existing site to maintain the character of the surrounding area. All program features will be sited, designed, maintained, constructed and operated in conformance with the City's comprehensive plan. Using the site as a golf course property should not decrease the value of surrounding residential properties as shown by the frequent use of golf courses as a residential development enhancement that increases the value of the residential properties. The golf course maintenance fadlity will be located on the north side of Afton Road on the Ramsey County Corrections property. The location of the maintenance fadlity will minimize any negative impact associated with a maintenance facility. 18 Project Impacts_ Increased traffic to the site would be minimal. Full foursomes with tee times at every 8 minutes would indicate 30 golfers per hour accessing the golf course Adding range users at a maximum of 50 and assuming a turnover of 40 minutes there would be at the most 105 trips per hour to the golf course assuming ail the golfers drove alone. Access to the golf course will be designed and located to be in accordance with County and City safety standards. The entrance drive to the parking lot will be located off of Century Avenue and will be designed to allow for access for police and fire protection. Water and storm sewer lines will be connected to the clubhouse and maintenance facility from existing water and sewer lines. No excessive additional costs for City of Maplewood public facilities or services would be created. Site Soils The soils in the area are predominantly silty and sandy loams with minor pockets of organic soils assodated with the wetlands areas (refer site soils map). Soil Types: .Location____~s Antigo Silt Loam 6-12% Comstock silt loam Duluth silt loam Kingsley Sandy loam Posking Silt Loam Santiago Silt Loam Seeleyvill Muck Urban land - Kingsly Complex 3%-12% slope northwest comer (3 tee area) northern area (range, 1 fairway area) middle part of site, south west comer (no. 6,7,8 far south, southwest (8 tee area, 4 green, 5 tees, 3 green/9 fairway) northwest property (2 green, 3 fairway areas) northern area (practice range, hole 2, 1 green, 3 tees) around wetland E Soils vary from well drained to excessively drained. The site soils are ideal for growing golf course turfgrasses. Topsoil and organic matter appear to be extremely limited in some parts of the site. Erosion control measures during construction will include installing erosion mat on steep slopes. Sod will be installed around key golf course features including tee, green and bunker complexes. Turfgrass germination will occur from 3 to 10 days in irrigated areas. Mature turf should occur within 30 days. Buffer areas designated on the plans will not be disturbed during construction. 19 Project Inform,~tion Owner: Engineering Environmental Consultant Irrigation Consultant Legal Consultant Agronomic Consultant Ramsey County Community Corrections Depat-t-ient 650 Government Center West 50 Kellog Boulevard West St. Paul, MN 55102 -1657 (651) 266 - 2385 fax (651) 266 - 2293 contact: Harley Nelson, Assistant Director Ramsey County Parks and Recreation Department 2015 North Van Dyke Street 50 Kellog Boulevard West Maplewood, MN 55109 - 3796 (651) 777-1707 contact: Greg Mack, Director Gill Miller, Inc. 122 North 2nd Street River Falls, WI 54022 715.425.9511 fax 715.425.2962 contact: Garrett Gill or Paul Miller Hagen, Christensen & MclLwain Architects 212 Third Avenue North, Suite 350 Minneapolis, MN 55401 612.904.1332 fax 612.904.7366 contact: Roger Christensen Loucks Associates 7200 Hemlock Lane, Suite 300 Minneapolis, MN 55369 763.424.5505 fax 763.424.5822 contact: Jeff Shopek Graham Environmental Services, Inc. PO Box 189 Ellsworth, WI 54011 715.647.5110 fax 715.647.5209 contact: Mike Graham Site Design Associates, Inc. 26 Roberts Street, Suite 115 Fargo, ND 58102 701.232.8440 fax 701.232.0644 contact: Rick Keller Mike Kraker 615 Summit Avenue St. Paul, MN 55102-2605 651.686.1914 John Netwal, CGCS 20 Park Avenue Eldridge. Iowa 52748 319.285.6210 20 Construcl:ion Schedule 3. 4. 5. 6. 7. 10. 11. 12. 13. 14. 15. 16. 17. 18. Obtain conceptual plan approval and other applicable permits. Prepare and obtain approval for construction plans including grading and drainage plans, photometric plan, and landscape plan. Stake the tee, green and dogleg points. Hold preconstruction conference one week prior to starting construction. Install temporary gravel construction entrances/exits. Install site erosion control fence. Establish clearing limits, install tree protection. Excavate pond sites to serve as construction sediment basins as the first grading activity. Construct temporary diversions with stable outlets above areas to be graded. Rough grade site, stockpile topsoil, construct channels, install catch basins, culverts and outlet protection, and install sediment fence as needed. Maintain any diversion channels along tops of slope daily. Finish grade non irrigated slopes as soon as rough grading is complete. Seed, disc anchor, mulch or install fabric in non-irrigated areas immediately following finish grading. Install irrigation system in fairways, at tees and greens. Install rock cart paths. Plant trees and shrubs Finish grade golf course features including tees, greens, fairways and bunkers. Install sand and topmix as specified. Seed, disc anchor, mulch or install fabric as specified in tee, green and fairway areas. Erosion and sediment control practices will be inspected weekly and after 1 / 2" rainfall events. Needed repairs will be made immediately. Remove all temporary erosion measures at completion of the maturation grow in period at the direction of the owner. Estimated construction start time to final stabilization is 15 months Attachment 8 September 27. 2001 Mr. Thmnas Ekstrand Assistant Conmmnitv Developmen! Director I appreciate the i~ffonnational mailing regarding the proposed nine-hole golf course. I have a few cormnents conceming the up-coming project. I live northwest of tee box r-4. I have marked an enclosed map. T. he dark red dot is the location of my home. 1 ) Currently the pond behind my home. which extends into the proposed golf course, contains fish, turtles and attracts wildlife. Will care be taken to maintain the water quality of the pond? The tbllowing conunenls rei~r to tile border between my home and the golf course which I have marked with a green line on the enclosed map. 2) There are a few large trees adjacent to tile border I hope would not be removed tbr tile project. 3) Will there be a fence along the border to keep golfers on course property? 4) Will there be a fence along the border to keep me ii'om sneaking on the golf course? The golf course will be a beautiful addition to tile area. I welcome and support the project. I look ~b~ard to bringing family and friends there in the future. Thank you, Stuart L. Bestland 2573 Oakridge Cour~ Maplewood, MN. 55119 H:651-578-8007 22 District Golf Course Submittal Plan Sheet 2 of 4 O O .Z. North Golf Course Plan Golf Course Master Plan Date: August 29, 2001 o t~o ~oo ~o Together We Can September 20, 2001 Lincoln Robert Starkey Michele M Starkey 350 O'Day Street S · Mar)lewood- MN 55119-5538 NEIGHBORHOOD sURVEY - RAMSEy COUNTY PRODUCTIVE DAY GOLF COURSE Attachment 9 This is to get your opinion on an application the city received for property in your neighborhOod. Ramsey CoUnty is proposing to build anine-hole golf course on the undeveloped property previously operated by the Ramses County Correctionai FaCiiibj ~or f~.,,-ning purposes. Thi= proposed golf course would be located along Century Avenue betweeh Lower Afton Road and Linwood Avenue. It would include a club house on the site and a maintenance building across Lower Alton Road on the correctional facility site near the facility's greenhouses. The golf course will be maintained by inmates of the Ramsey County Correctional Facility under the supervision of facility's staff. Refer to the enclosed maps and drawings. I need your opinion to help me prepare a recommendation to the planning commission and city council. Please write your opinion and comments below and return this letter, and any attachments on which you have written comments, in the enclosed postage-paid envelope by October 1, 2001. If you would like further information, please call me at (651) 770-4562 between 8 a.m. and 4:30 p.m. I will send you a notice of any public hearing on this application. Thank you for your · comments. I will give them careful consideration. THOMAS EKSTRAND - ASSISTANT COMMUNITY DEVELOPMENT DIRECTOR · Enclosures: Maps and Drawings I have no COmments: Comments: (Productive Da~ Golf Course, Section 12-28)'-- ' '~ 24 OFFICE OF COMMUNITY DEVELOPkIENT 651-770-4560 · FAX: 651-770-4506 CITY OF MAPLEWOOD · 1830 EAST COUNTY ROAD a · MAPLEWOOD, MN 55109 CONDITIONAL USE PERMIT RESOLUTION Attachment 10 WHEREAS, Ramsey County applied for a conditional use permit to construct a nine-hole golf course. WHEREAS, Section 36-52(4) of the city code requires a conditional use permit for golf courses in an F (farm residence) district and Section 36-437(1) requires a conditional use permit for any public service or public building use. WHEREAS, this permit applies to the property located on the west side of Century Avenue between Lower Afton Road and Linwood Avenue. The legal description is: THE E % OF THE SE % AND THE SE % OF THE NE % OF SECTION 12, TOWNSHIP 28, RANGE 22, RAMSEY COUNTY, MINNESOTA. WHEREAS, the history of this conditional use permit is as follows: On October 15, 2001, the planning commission recommended that the city council approve this permit. On ,2001, the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 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. 27 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 approved site plan. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. 3. The city council shall review this permit in one year. If Ramsey County sells this golf course to a private individual or company, they must request an amendment to the Maplewood Comprehensive Plan to change the plan for this site from G (government) to P (park) or OS (open space). The applicant shall dedicate wetland-buffer easements around each wetland on the golf course property. These easements shall describe the boundaries of the buffers and prohibit any building, mowing, cuffing, filling or dumping within the buffers. The applicant shall record the deeds for these easements before the city will issue grading and building permits. (code requirement) The applicant shall check with the city staff for the width of each buffer easement prior to drafting any easement documentation. 6. The applicant shall install wetlan(tbuffer signs that prohibit any building, mowing, cuffing, filling or dumping within each wetland buffer. (code requirement) 7. The driving range lights shall not be on later than 10:30 p.m. The Maplewood City Council approved this'Tesak~tion on ,2001.