HomeMy WebLinkAbout01/02/20011. Call to Order
MAPLEWOOD PLANNING COMMISSION
Tuesday. January 2, 2001, 7:00 PM
City Hall Council Chambers
1830 County Road B East
BOOK
2. Roll Call
3. Approval of Agenda
Approval of Minutes
a. December 18, 2000
5. Unfinished Business
None
New Business
a. Jehovah's Witness Kingdom Hall Conditional Use Permit (925 Century Avenue North)
b. 2000 Annual Report
7. Visitor Presentations
o
Commission Presentations
a. January 8 Council Meeting: Mr. Frost
b. January 22 Council Meeting: Mr. Ahlness
c. February 12 Council Meeting: Mr. Trippler
Staff Presentations
a. Note: January 15, 2001 meeting rescheduled to Wednesday, January 17, 2001
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.
Staff presents their report on the matter.
The Commission will then ask City staff questions about the proposal.
The chairperson will then ask the audience if there is anyone present who wishes to
comment on the proposal.
This is the time for the public to make comments or ask questions about the 'proposal.
Please step up to the podium, speak clearly, first giving your name and address and
then your comments.
After everyone in the audience wishing to speak has given his or her comments, the
chairperson will close the public discussion portion of the meeting.
The Commission will then discuss the proposal. No further public comments are
allowed.
The Commission will then make its recommendation or decision.
All decisions by the Planning Commission are recommendations to the City Council.
The City Council makes the final decision.
jwlpc~pcagd
Revised: 01/95
MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
'1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
MONDAY, DECEMBER 18, 2000
II.
III.
IV.
CALL TO ORDER
Chairperson Fischer called the meeting to order at 7:04 p.m.
ROLL CALL
Commissioner Lorraine Fischer
Commissioner Jack Frost
Commissioner Matt Ledvina
Commissioner Paul Mueller
Commissioner Gary Pearson
Commissioner William Rossbach
Commissioner Milo Thompson
Commissioner Dale Trippler
Commissioner Eric Ahlness
Staff Present:
Present
Present
Present
Present
Present
Absent
Present
Present
Present
(Arrived at 7:06)
Ken Roberts, Associate Planner
Chris Cavett, Assistant City Engineer
Recording Secretary:
Lori Hansen
APPROVAL OF AGENDA
Commissioner Frost moved approval of the agenda, as submitted.
Commissioner Pearson seconded. Ayes -All
The motion passed.
APPROVAL OF MINUTES
December 6, 2000:
Mr. Roberts distributed a revised copy of the minutes .with corrections made to grammatical
errors, not content.
Mr. Mueller noted that he had left the meeting at 9:00 p.m.
Commission Pearson moved approval of the revised minutes of December 6, 2000 as amended.
Commissioner Thompson seconded the motion. Ayes -7 (Fischer, Mueller, Pearson,
Ahlness, Rossbach, Thompson,
Trippler)
The motion passed.
Abstentions -2 (Ledvina, Frost))
Planning Commission
Minutes of 12-18-00
-2-
Vo
UNFINISHED BUSINESS
None.
VI. NEW BUSINESS
A. Independent Estates--preliminary plat--(Lakewood Drive, north of Maryland Avenue).
Mr. Ken Roberts gave the staff report for the city. Mr. Michael Kolodjski, representing
Independent Realty, Inc., is proposing to develop a seven-lot plat for single dwellings called
Independent Estates. It would be on a 3.26-acre site on the west side of Lakewood Drive, north
of Maryland Avenue.
As proposed, the lots in the plat will range from 15,920 square feet to 19,110 square feet with an
average lot size of about 17,500 square feet. The city requires each single dwelling lot in the R-2
(single and Double dwelling) zoning district to have at least 10,000 square feet. All of the
proposed single dwelling lots would meet or exceed the city's R-1 and R-2 zoning standard.
Staff is recommending approval of the proposal subject to the eight conditions outlined in the staff
report. Mr. Roberts noted condition eight states: "This approval shall constitute the end of the
city's approval of the trucking business that has been on the property and that there shall no
longer be commercial truck, trailers or equipment parked or stored on this site or on the property
at 1262 Mc Knight Road." That business had been grand fathered into the site and at one time
was zoned M-2. Now with the plat coming in, staff feels this would be the time for the end of the
trucking business.
Commissioner Trippler questioned if the lots have 75-feet of frontage as required. Staff clarified
that the code reads there should be 75-feet of width at the front set back line. All of the lots do
meet the minimum standard. He also wanted staff to explain condition nine. Mr. Cavett explained
a ten-foot bench is an area in the pond where the vegetation growth is promoted. In ten feet of
horizontal distance, there is a one foot drop for safety concerns. The pond should not exceed four
feet deep below the normal water level.
Mr. Trippler noticed in surveying the property there is a side walk on Lakewood Drive. He noted
there is no sidewalk provided for people who live on lots 2-6 to get to Lakewood unless they walk
on the cul-de-sac. He felt it would make good sense to have sidewalks on the cul-de-sac that
allowed them to get to the existing sidewalk. Staff responded in saying the city sidewalk policy is
poor and inconsistent, at best. The policy is usually to require a sidewalk when the project is near
a school or a major park. To require a sidewalk with this project would be inconsistent with
requirements for other similar projects in the past.
Mr. Ahlness asked staff if there are any criteria regarding the grading going down to the pond. Mr.
Cavett explained the steepest slope allowed going down toward a pond would be a 3:1 (three-feet
horizontal, one-foot drop) which is what is proposed.
Mr. Thompson noticed two property owners have expressed concerns about an easement that
exists for this property and a landlock issue with another property. Staff stated the easement is a
private matter between the developer, property owners and Feed Products. The landlock issue
with 2313 Maryland may be resolved by incorporating a cul-de-sac and working with the property
owner at 1240 McKnight Road.
Mr. Mueller asked why the city requires commercial companies to install screening, but do not
require residential properties to do the same. Staff's contention was if the commercial property
has a problem with the residential properties and encroachment, it is up to the business owner to
solve the problem, not the city.
Planning Commission
Minutes of 12-18-00
-3-
Mr. Mueller was also concerned there could be mail issues adding a Tilsen Court when there is
already a Tilsen Avenue. Public safety has t°ld staff consistently in the past that they like street
names that line up to be consistent to be able to easily locate a residence.
Mr. Pearson asked if the easement is recorded so a buyer of the property could readily see there
is an easement on that property. Mr. Roberts thought that was the case. It really is not a city
concern unless it is a public easement and it is unknown at this point which this easement is.
Michael Kolodjski, 9330 Inver Grove Trail, the applicant, was present. Mr. Kolodjski addressed
the landlock concern in saying if the owner wanted to develop his property in the future his best
option was using the property to his west.
The easement with Feed Products, he felt, was regarding a 15-foot strip of land was deeded back
to the previous owner, therefore the issue was resolved. He does not believe there is a
permanent easement.
Vern Potter, 1262 McKnight Road N., who Mr. Kolodjski was purchasing the property from, was
present. He felt he was grand fathered in to continue maintaining trucks on the property. Staff
stated when he sells the property, the grand fathering clause is terminated. He would like to be
able to leave the one trailer and two tractors on the property. Staff suggested Mr. Potter submit a
letter to the city explaining what he would like to do, a keep up plan for his property, along with a
time frame. He may be able to obtain a permit to build a detached garage to maintain his truck.
Staff also reiterated the need to keep his property neatly maintained.
Mr. Ledvina wanted to know if staff recalled the intentions of Feed Products to add onto their Main
warehouse. Staff confirmed in 1998 or 1999 they applied for a permit to build an office building,
but have not yet moved forward on their plans.
Mr. Ledvina felt staff was appropriate in disallowing the continuance of the commercial use of the
land. He said the property owner and developer had the right to make a case for some type of
compromise about keeping the trucks.
Mr. Frost moved that the planning commission recommends to the city council to approve the
Independent Estates preliminary plat (received by the city on December 8, 2000). The developer
shall complete the following before the city council approves the final plat:
1. Sign an agreement with the city that guarantees that the developer or contractor will:
Complete all grading for overall site drainage, complete all public improvements
and meet all city requirements.
b.* Place temporary orange safety fencing and signs at the grading limits.
Have NSP install Group V rate street lights in two locations - primarily at street
intersections and street curves. The exact style and location shall be subject to
the city engineer's approval.
Pay the city for the cost of traffic-control, street identification and no parking
signs.
e. Provide all required and necessary easements.
Demolish or remove the existing pole barn from the east side of the 1262
McKnight Road, and remove all other buildings, fencing, trailers, scrap metal,
debris and junk from the site.
Cap and seal all wells on site that the owners are not using; remove septic
systems or drain fields, subject to Minnesota rules and guidelines.
Planning Commission -4-
Minutes of 12-18-00
Complete all the curb and gutters on Lakewood Drive on the east side of the site.
This is to replace the existing driveways on Lakewood Drive, repair the trail
pavement and restore and sod the boulevards.
2.* Have the city engineer approve final construction and engineering plans. These plans shall be
revised to follow the site plan and preliminary plat dated December 8, 2000, and shall include the
grading, utility, drainage, erosion control, tree, trail, sidewalk and street plans. The plans shall
meet the following conditions:
a. The erosion control plans shall be consistent with the city code.
b. The grading plan shall show:
(1)
The proposed building pad elevation and contour information for each
home site. The lot lines on this plan shall follow the approved preliminary
plat.
(2) Contour information for all the land that the construction will disturb.
(3)
House pads that reduce the grading on sites where the developer can
save large trees.
(4) The proposed street and trail grades as allowed by the city engineer.
(5)
All proposed slopes on the construction plans. The city engineer shall
approve the plans, specifications and management practices for any
slopes steeper than 3:1. On slopes steeper than 3:1, the developer shall
prepare and implement a stabilization and planting plan. At a minimum,
the slopes shall be protected with a wood fiber blanket, be seeded with a
no maintenance vegetation and be stabilized before the city approves the
final plat.
(6)
All retaining walls on the plans. Any retaining walls taller than 4 feet
require a building permit from the city.
(7)
Sedimentation basins or ponds as required by the watershed board or by
the city engineer.
(8)
No grading beyond the plat boundary without temporary grading
easements from the affected property owner(s).
(9)
A minimum of a 10-foot-wide, 10:1 bench below the normal water
elevation (NWL) of any pond designed to be a wet pond. The depth of the
pond below the NWL shall not exceed four feet.
(10)
Additional information for the property north of the project site. This shall
include elevations of the existing ditch, culverts and catch basins and
enough information about the storm water flow path from the proposed
pond.
(11)
Emergency overflows between Lots 2 and 3 (into and out of the pond).
The overflow swales shall be protected with permanent soil stabilization
blankets.
Planning Commission
Minutes of 12-18-00
-5-
The street, trail and utility plans shall show:
(1)
The public streets shall be a 9-ton design with a maximum street grade of
eight percent and the maximum street grade within 75 feet of all
intersections at two percent.
(2) All the streets with continuous concrete curb and gutter.
(3) All public street right-of-ways shall be at least 60-feet-wide.
(4)
The removal of the unused driveways and the completion of the curb and
gutter on the east side of Lakewood Drive, the repair or replacement of
the trail pavement and the restoration and sodding of the boulevards.
(5)
The coordination of the water main alignments and sizing with the
standards and requirements of the Saint Paul Regional Water Services
(SPRWS).
(6)
All utility excavations located within the proposed right-of-ways or within
easements. The developer shall acquire easements for all utilities that
would be outside the project area.
(7) The plan and profiles of the proposed utilities.
(8)
A detail of the pond and the pond outlet. The outlet shall be protected to
prevent erosion.
The drainage plan shall ensure that there is no increase in the rate of storm water
run-off leaving the site above the current (pre-development) levels. The
developer's engineer shall:
(1) Verify inlet and pipe capacities.
(2) Submit drainage design calculations.
Change the plat as follows:
Add drainage and utility easements as required by the city engineer. These shall
include:
(1)
A 20-foot-wide easement (10 feet on each lot) for the storm sewer
between Lots 2 and 3.
(2)
An easement over all the area below the overflow elevation of the storm
sewer.
bo
Show drainage and utility easements along all property lines on the final plat.
These easements shall be ten feet wide along the front and rear property lines
and five feet wide along the side property lines.
c. Show all public street right-of-ways at 60 feet wide.
Secure and provide all required easements for the development including any off-site
drainage and utility easements. These shall include, but not be limited to, an easement for
the culvert draining the pond at the northwest corner of the plat.
Planning Commission
Minutes of 12-18-00
-6-
o
The developer shall complete all grading for public improvements and overall site
drainage. The city engineer shall include in the developer's agreement any grading that
the developer or contractor has not completed before final plat approval.
Record a covenant or deed restriction with the final plat that prohibits the driveways on
Lots 1 and 7, Block 1 from going onto Lakewood Drive.
The applicant shall submit the language for these dedications and restrictions to the city
for approval before recording.
Obtain a permit from the Ramsey-Washington Metro Watershed District for grading.
This approval shall constitute the end of the city's approval of the trucking business that
the owner of 1262 McKnight Road has been operating from the site. There shall no longer
be any commercial trucks, trailers or equipment parked or stored on this site or on the
property at 1262 McKnight Road North.
If the developer decides to final plat part of the preliminary plat, the director of community
development may waive any conditions that do not apply to the final plat.
*The developer must complete these conditions before the city issues a grading permit or
approves the final plat.
Mr. Mueller seconded. Ayes-7 (Fischer, Frost, Ledvina, Mueller,
Pearson, Thompson, Ahlness)
Nays-1 (Trippler)
Mr. Trippler nay vote was due to the city not requiring the developer to install sidewalks.
This proposal goes to the city council on January 8th, 2000.
B. Conditional Use Permit Revision and Design Review--Mounds Park Academy (2501
Larpenteur Avenue and 1801 Beebe Road).
Ken Roberts presented the staff report for the city. Mounds Park Academy is proposing to build
an addition between their school and the former school district building to the north. Mounds Park
Academy now owns the northerly building which will be used as an education center. This center
would house counselors' offices and a preschool facility. The proposed addition would have
seven classrooms, a student commons room and a senior lounge. The proposed addition would
be 12,600 square feet in area. It would be predominantly a one-story structure with a 1 Y~-story-
tall roof line over the senior lounge. Mounds Park Academy does not plan an increase in
enrollment or faculty due to these changes. Both city and county staff do not feel any additional
traffic lights or signals are needed with the addition.
Staff is recommending approval of the conditional use permit revision for Mounds Park Academy.
Staff noted on page four, condition number five, the driveway has already been built and has a
chain across it. Mr. Roberts suggested the wording "build a" be changed to "open the".
Mr. Ahlness suggested some type of screening to block residential properties on Beebe Road
would be beneficial, and a good idea to include in the conditions.
Planning Commission
Minutes of 12-18-00
-7-
There were numerous concerns from the commissioners about traffic issues. Mr. Mueller noted
some type of traffic problem with schools is typical, but questioned if there have been injuries or
severe problems filed with the police department. Staff had documented comments from John
Banick, and as of November of 2000, he has no public safety concerns about this project at this
time.
Jack Buxell, the architects for the project, was present for the applicant. The school did add a
piece of fence across the north/south property line. He did feel there were sufficient procedures in
place and staff monitoring of the traffic situation. The one condition the applicant was concerned
about was that the property owner shall provide staff with evidence that the two properties have
been combined into one legally described lot. They plan to apply for their building permit in late
January or early February, and believe it takes 60 to 90 days for processing a plat change in
Ramsey County. Staff responded in saying Ramsey simply requires a one page application be
completed by the property owner. Staff felt that as long as the city is provided with evidence that
the application was submitted to the county, that would be sufficient to apply for the building
permit.
Mr. Frost moved that the planning commission recommend to the city council to adopt the
resolution to approve the addition to Mounds Park Academy, based on the findings required by
the code and subject to the following conditions (additions are underlined and deletions are
crossed out):
All construction must comply with the site plan, date-stamped
November 17. 2000. The city council may approve major changes
director of community development may approve minor changes.
The city council shall review this permit revision one year from the date of
%111 lU
approval, based on the procedure in the c code. Thc,.,,,y ..... ,~ay et .... ,,,o,
............... ' th- P ............ ;f tra~c prob:a,-ns ........
The school shall turn the tennis court lights off by 9:00 p.m. Only the school shall
use the tennis court lights.
The school shall only use the area between the tennis courts and pond and the
west lot line as a track or route for running during fall and spring cross-country
meets.
The ................. eq ' a that the ............... dr' ay
throu ~ o~ ..... district ~ if th~ ~ ~ th~o~,~,~,'
~ The ci~ council may reconsider the need for the school to open the
driveway to Beebe Road from time to time.
o
ncil ay [ a th .... :y ..............
The city cou n~ raqu r at theo,.,,w, ,.,,o,,, ,, ,c waster o,.,.co° far c.c, ,,, ,~
events [f they bec. o,,"~a a proL-,[an~, requires that the school keep the westerly
access at Price Avenue barricaded, except for emergency-vehicle access.
7. The wooden screening fence shall be kept in good repair.
Mr. Pearson seconded.
Ayes-All
Motion carries.
This proposal goes to the community design review board on December 19th, and the city council
on January 8th, 2000.
Planning Commission
Minutes of 12-18-00
-8-
C. Conditional Use Permit--Comfort Bus Company (1870 Rice Street).
The staff report was presented by Ken Roberts. Craig and Lee Rossow, of Comfort Bus
Company are proposing to move their Little Canada bus terminal to the Amusement City site at
1870 Rice Street. They propose to operate their school bus and charter bus business from this
location. They would remove all existing construction from this site and build a two-story office
building, a shop, and dispatch building and a fueling dock. The applicants would submit a
community design review board application with architectural plans if the city council would
approve their conditional use permit. Some of their operation would still be located at the site in
Little Canada.
Staff is recommending that the commission approve the proposal subject to the four conditions
outlined in the staff report.
Mr. Trippler questioned if it was a CUP or a PUD that had to have everything laid out before the
commission can vote on the proposal. Staff did not find that the applicant had to have detailed
plans at this time for a conditional use permit. It does say the plans have to be referred to the
design review board and recommendation, but it does not say they have to have them all at this
point in the application process.
Mr. Trippler was very concerned with the emissions the busses would be emitting while idling.
The contaminants of concerns that he found listed on the EPA web site were volatile organic
carbons (V.O.C.'s's), Carbon Monoxide, and Oxides of Nitrogen. The ordinance reads the fumes
cannot be excessive, and although there will clearly be air pollution because of busses coming
and going, staff does not feel it will be excessive.
Mr. Mueller stated there are three main routes the busses can take from the site and all are
residential. These will add about thirty-three busses to each read each day. He feels the concern
of the residents that live adjacent to the site will be the pooling of fumes and the 40 busses driving
by their home 2 to 3 times per day. That is a significant impact on the community where he lives.
He also commented the picture of the proposed office building does not look like a 10,000 square
foot building. It is a little audacious, but not likely to be the size building on that site.
Mr. Trippler felt in trying to define excessive, staff and the commission might relate it to having
one hundred and nine busses next to your house. A resident may very likely see that as
excessive. Mr. Trippler also did not feel staff is looking at applications as the common man may
look at them.
Lee Rossow, 4416 River Road, applicant was present to answer questions. Mr. Rossow wasn't
sure where the name Comfort Coaches on the agenda came from, and clarified their name is
Comfort Bus Company. The owner of Amusement City plans on operating through August 21 st,
2001. This time line works out well for the applicant to complete his building process. Regarding
the emissions concern Mr. Rossow explained his busses are the newest in the Metro area, and
takes a lot pride in the way they maintain their fleet. They do not idle the busses any longer than
needed to provide for enough warm up to prevent damage. Each bus has an electric connection
warmed up by electricity before starting up.
Planning Commission
Minutes of 12-18-00
-9-
The amount of emissions that will be added here as compared to the Little Canada location is
infinitesimal. The emissions will be virtually the same, just located 2 ~ miles south. The drivers
are allowed to bring up to two toddlers on the busses with them. The new location will have a play
area with a jungle gym for the children. The two major contrects for the company are the
Roseville School District and the St. Paul School District. The busses leave between 6:15 and
7:00 a.m. About half the busses return between 9 and 10:00 a.m., the remainder stay out with
field trips, charters, or kindergarten routes. They are re-dispatch between 1:15 or 2:15 p.m.. The
bulk of the busses return around 5:00 p.m. One quarter of the busses stay out in the evening
doing field trips in the evening. The company is excited about there being a treffic light on
Roselawn and Rice and that there are entrance and off ramps to 1-35E at Roselawn. This will
take a lot of the bus travel off of the small side streets. All maintenance of the busses will be done
on site except overhauling the automatic transmissions. The applicant explained due to being 2 '~
miles closer to the freeway, at least 50 of the busses will save about 5 miles of road travel per trip
which will reduce emissions in the overall scheme. Mr. Thompson calculated it to be about 10
hours of bus time per day.
Mr. Rossow has not considered ponding, nor did he include it on his site plan because he felt the
engineers would take care of that issue for him. He presumes in the process he will have to
provide for run off issues. There are very strict rules with pollution control that the company has
to follow as far as washing busses and where the drippage flows.
Mr. Mueller asked if the applicant is going to do anything with the big "pit" where the monster
truck driving was previously done. There are no current plans for that area at this time.
The applicant would be more than willing to comply with what the commission would like to see for
screening. Mr. Rossow would prefer to use greenery and trees for screening.
Mr. Thompson pointed out the building pictured in the proposal is a four-story structure, and the
proposed building is a two-story structure. Mr. Rossow explained they were simply trying to show
a building that had a rounded entrance which is what they would like their building to look like.
Mr. Ahlness felt the company will be sitting in "a little bowl" and felt the exhaust will pool in that
area, and the residents that live adjacent to the company will be impacted, He asked if the
applicant had any quantifiable numbers as to what the impact would be. The applicant does not,
but stated he is in the same topographic situation in Little Canada. If it is a calm day there may be
a haze that is left when the busses leave on their routes. They are currently located in an
industrial park where there are a lot of other industrial operations. He does not have any hard
data about the possible impacts.
Mr. Mueller felt where the company is currently located is better suited for the applicant than
where they are proposing. It is in an industrial aroa, and far away from residential properties, with
no lake or swimming beach across the street. He feels the city is trying to force a business into a
place that fits a traffic pattern but overall is not suited for the area.
Mr. Trippler read an EPA article that states unless emission reduction is done on large transport
vehicles, the impact could result in a large range of health problems. It also can cause crop
damage, acid rain and visibility impairment. Although the applicant may run a good business,
there is nothing in the proposal that addresses any of these issues. He would like to see the
proposal tabled until these issues are addressed.
In response to Mr. Frost's question, Mr. Cavett states there are about 20,000 vehicles that travel
Rice Street daily. There are about 50,000-60,000 that travel Highway 1-35E daily, and 10,000 on
Larpenteur. Therefore, Mr. Frost is not worried about adding 109 busses to these roads.
Mr. Ahlness reiterated the importance of being conscientious of the effects of the pollution for the
residents in the site area. Until research can be done to ensure it's within reasonable health limits
he finds it is very difficult to appreve the proposal.
Planning Commission
Minutes of 12-18-00
-10-
Mr. Roberts noted condition four talks about pollution control agency requirements. If it would
help the commission, "vehicle repair" could be removed so it would relate to all aspects of their
operation, if may appease some of the fears of the commission.
Mr. Frost moves the planning commission recommend to the city council to adopt the resolution
approving a conditional use permit for motor-vehicle repair as part of a proposed 120 vehicle bus
terminal at 1870 Rice Street. The city bases approval 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.
2. The proposed construction must be substantially started within one year of
council approval or the permit shall become null and void. The council may
extend this deadline for one year.
The city council shall review this permit in one year.
The applicant shall comply with Minnesota Pollution Control Agency requirements
as it relates to all applicable aspects of their operation.
A plan must be developed for screening and approved by the community design
review board.
Mr. Pearson seconded the motion.
Mr. Ledvina noted he was concerned about the proposal was for 119 busses. He asked what is it
to prevent the use of the property for 175 busses? Staff said there is nothing in the conditions at
this time and suggested it be added (as noted in the recommendation for 120 vehicles).
Ayes-5 (Fischer, Frost, Pearson, Ledvina, Thompson)
Nays-3 (Mueller, Ahlness, Trippler)
Motion carries.
Mr. Ledvina moves the planning commission recommend to the city council to adopt the resolution
that terminates the conditional use permit for an amusement center at 1870 Rice Street, effective
August 21, 2001. Termination of this permit is because the site is to be sold for a bus terminal
and will longer be used as an amusement center. This permit shall stay in effect if the owners of
the Comfort Bus Company decide not to purchase this site and move their facility to this location.
Staff will record this resolution of CUP termination with Ramsey County once the owners of
Comfort Bus Company apply for demolition permits.
Commissioner Frost seconded.
Ayes-Ail
Motion carried.
This proposal will go to the city council on January 22nd. Staff recommended the applicant
submit any additional information to staff that he would like to include that may answer any of the
concerns that were raised by the commission.
D. Resolution of Appreciation-Milo Thompson
Mr. Roberts congratulated Mr. Thompson for his six years of serving on the planning
commission.
Mr. Frost moved the commission to approve the resolution of appreciation as included in the
staff report for Milo Thompson.
Planning Commission
Minutes of 12-18-00
-11-
Mr. Pearson seconded.
Ayes-7 (Fischer, Mueller, Ahlness,
Trippler, Pearson, Ledvina, Frost)
Abstention 1-(Thompson)
VII. VISITOR PRESENTATIONS
No visitors were present.
VIII. COMMISSION PRESENTATIONS
A. December 11th Council Meeting:
Ms. Fischer attended this meeting and gave the report. The Affordable Auto proposal was
passed, ayes all. The sign condition was removed since it was determined there was not a
lapse in occupancy, so the signs were grand fathered in.
The Emerald Estates proposal on County Road D was also approved, ayes all,
The methadone center has moved out of Maplewood.
There will be an election in the fall of 2001 for the two city council seats.
B. There will be no December 25th council meeting.
C. Mr. Frost will attend the meeting on January 8th, 2001 and the ATP Monopole proposal will be
on the agenda.
D. Commissioner Ahlness will attend the January 22nd council meeting.
IX. STAFF PRESENTATIONS
Ao The Planning Commission will meet on the 2nd and the 17th in January because of the
holidays.
B. Mary Dierich and Matt Ahlness are the newly appointed planning commissioners.
C. Mr. Frost, Trippler, and Mueller's terms expire the December 31, 2000. Mr. Roberts would like
the commissioners to let him know if they would like to renew their 3 year term. All three
asked to be reappointed to the commission.
X, ADJOURNMENT
The meeting was adjourned at 9:53 p.m.
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
MEMORANDUM
City Manager
Thomas Ekstrand, Associate Planner
Conditional Use Permit and Design Review - Jehovah's Witnesses
Kingdom Hall
925 Century Avenue North
December 26, 2000
INTRODUCTION
Project Description
Gil Shipshock, of the Mounds ParldOakdale Jehovah's Witnesses Kingdom Hall, is proposing to
make the following changes at the Kingdom Hall, 925 Century Avenue North (refer to the maps
and drawings on pages 8-12):
Build a 1,120-square-foot addition onto the west end of the existing building. There would
be a drive-under canopy on the end of the proposed addition as a protected drop-off area.
The proposed addition would be brick to match the building. The canopy would be supported
by wood columns and would have a metal fascia which would conceal rooftop mechanical
equipment.
Build a 24- by 24-foot, two-car garage to replace the small shed on the property. This garage
would be brick with horizontal-lap metal siding on the gable ends above the soffit lines. The
two-car garage would be used as parking for the minister who has a residence in the lower
level of the existing building.
Enlarge the parking lot by adding 17 more spaces south of the existing parking lot. Two
would face west and 15 would face south. This parking lot extension would be curbed
according to code.
Close the southerly driveway into the site. The north entrance would become two-way.
Presently, the church uses the southerly neighbors residential driveway as means to enter
their site.
Requests
The applicant is requesting that the city council approve:
A conditional use permit (CUP) for the church expansion. The city code requires a CUP for
churches in any zoning district. Refer to the applicant's letter on page 13. This CUP would
also allow the continuation of a nonconforming parking lot setback. The existing parking lot is
five feet from the west lot line. The code requires 20 feet.
2. Plans for the project.
DISCUSSION
CUP
The proposed church and parking lot expansion would not cause any negative effect for the
neighbors as long as certain precautions are taken. Neighbors have expressed concern over the
existing site lighting, a possible stormwater runoff increase and parking lot screening.
Site Lighting
The applicant stated, in his letter on page 14, that they propose to replace their parking lot lights
with downward-cast fixtures. This type of fixture would eliminate light overspill onto neighbors
properties. The city code requires that the applicant provide a lighting plan (photometric plan)
since they abut residential property. This plan should show the proposed lighting fixtures, the
light intensity and the range of light cast. Neighbors also stated that the lights are on all night.
The parking lot lights should not be on when they are not needed. The lighting plan should be
submitted and approved by staff before the city issues a building permit.
Stormwater Runoff
The neighbors at 2701 and 2707 Brand Avenue expressed their concerns about stormwater
runoff from the proposed parking lot. Refer to the letter on page 17 and the citizen comments on
page 6. Chds Cavett, Maplewood Assistant City Engineer, met with Ms. Stafsholt (owner of
2707) about her drainage concerns. Mr. Cavett outlined his comments and issues on pages
15-16. Although it appears that the applicant's proposal is an improvement over the existing
runoff conditions, the applicant should revise the plans to address Mr. Cavett's comments and
issues. These are to assure that the neighbors to the south will not be negatively affected by this
proposal.
Parking Lot Screening
Screening is an important concern for the neighbors to the south. The proposed parking lot
would encroach toward their homes and headlight glare can be a nuisance. The city code
requires that parking lots that abut residential properties be screened by landscaping or fencing
that is at least six feet tall and 80 percent opaque.
The applicant is proposing 16 evergreen trees south of the proposed parking lot. These would
not provide the required screening for many years. Staff is recommending that the applicant
install a six-foot-tall decorative wood fence along the entire length of the proposed parking lot
from the west edge of westerly space to the proposed garage. The fence should be designed so
not to impede stormwater runoff. The fence would replace the proposed 16 trees.
One neighbor to the north stated that headlight glare from the existing parking lot is a problem for
them. I looked at the existing screening on the north side of the parking lot. The north edge of
the parking lot has a mature lilac hedge. There are also several mature evergreens in the yards
to the north. The hedge only provides about 40 percent screening in the winter, but would
provide 100 percent screening the rest of the year. Substantial additional screening is not
warranted on the north side of the parking lot. The applicant, however, should look into areas
where supplemental screening could benefit this neighbor at 2704 Harvester Avenue.
Building Design
The proposed addition and garage would be attractive and the brick would match the existing
building.
Parking Spaces, Traffic Flow and Parking Lot Setback
The proposal would meet the city's parking requirements. The city code requires that churches
have one parking space for each four seats in the sanctuary. The floor plans show 144 seats.
This would require at least 36 parking spaces. The applicant is proposing 65.
The parking lot must have at least two handicap-accessible parking spaces. The plans should
show these as well as the elimination of the existing four handicap spaces that are located along
the northerly driveway. These spaces must be omitted since this driveway will become a
two-way drive.
Traffic Flow
The drive aisle under the proposed canopy is only wide enough to allow one-way traffic. The
applicant should either post this as a 'one-way' direction for vehicles or provide a two-way,
24-foot-wide drive aisle between the handicap parking spaces and the median.
Parking Lot Setback
The existing parking lot has a five-foot setback from the west lot line. The code requires 20 feet
from this residential neighbor. The proposed parking lot expansion would maintain the five foot
setback from the west line. Staff sees no problem with this since it would have no impact on the
adjacent property owner. It would abut a back yard and not affect the house. Extending this
nonconformity is allowed through the CUP process as an expansion of nonconforming use. Staff
feels that the applicant should plant three, six-foot-tall evergreen trees in the square-shaped
grass area in the southwest corner of the parking lot. These trees would help soften the view of
the parking lot from neighbor's house on the lot to the west.
RECOMMENDATIONS
Adopt the resolution on pages 18-19 approving a conditional use permit for the Mounds
Park/Oakdale Jehovah's Witnesses Kingdom Hall building and parking lot expansion proposal
at 925 Century Avenue North. Approval is based on the findings required by the code and
subject to:
1. All construction, renovations and improvements shall follow the site plan approved by the
city. The director of community development may approve minor changes.
2. The proposed use must be substantially started within one year of council approval or the
permit shall become null and void. The council may extend this deadline for one year.
3. The city council shall review this permit in one year.
4. Site lights shall only be used when needed at night for services or other church functions.
They shall not be on all night.
Bo
Approve the plans date-stamped November 29, 2000 for the proposed expansion to the
Mounds Park/Oakdale Jehovah's Witnesses Kingdom Hall and parking lot at 925 Century
Avenue North. Approval is based on the findings required by the code and 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 obtaining a building permit for the addition, the property owner shall provide the
following for staff approval:
a. A site-lighting plan show which shows the proposed lighting fixtures (a 'shoe box'
style fixture that fully conceals the lens and bulb is a preferred style), the light intensity
(code limits the maximum light intensity to .4 foot candles at a residential property
line) and the extent of light cast.
b. A revised site and landscape plans showing:
(1) A decorative wood fence to be placed on the south side of the proposed parking
lot. This fence shall run from the west edge of the westerly space to the
proposed two-car garage. The fence must be at least six-feet-tall and 80 percent
opaque according to code. Opening(s) shall be provided at the bottom of the
fence so stormwater runoff is not impeded, if raquired by the city engineer.
The applicant shall also review with staff the need for additional screening on
north side of the parking lot for the home at 2704 Harvester Avenue. The
applicant shall provide any supplemental screening as may be required by staff.
(2) Three six-foot-tall evergreen trees in the grass area in the southwest comer of
the parking lot.
(3) At least two handicap-accessible parking spaces and the elimination of the four
handicap-accessible spaces from the northerly driveway.
(4) A one-way traffic flow beneath the canopy, with signs posted accordingly, or
provide a two-way, 24-foot-wide drive aisle between the handicap parking spaces
and the median.
c. A grading, drainage and erosion control plan for the city engineer's approval. This
plan shall address the comments and issues addressed by Chris Cavett in the staff
report.
3. Complete the following before occupying the building addition:
a. Provide continuous concrete curbing around any new portions of the parking lot.
b. Restore all ground disturbed during this construction and provide all required
landscaping and screening.
4
Provide at least two handicap-accessible parking spaces. One must be van-
accessible with an eight-foot-wide loading aisle. Handicap-parking signs are to be
provided as the ADA (Americans with Disabilities Act) requires.
Construct a trash dumpster enclosure if there will be any outdoor storage of refuse.
The enclosure must match the building in color and materials and shall have a
closeable gate that is 100 percent opaque.
e. Provide site-security lighting as required by the city code and in accordance with the
approved plan. The old site lights must be removed.
f. Screen all new rooftop equipment from residential neighbors as required by the code.
g. Provide a stop sign at the exit drive onto Century Avenue.
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
bo
The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 1% times the cost of the unfinished work. Any unfinished
landscaping shall be completed by June I if the building 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
CITIZEN COMMENTS
I surveyed the 28 surrounding preperty owners within 350 feet of this preperty for their co~nment
about this proposal. Of the 12 replies, four had no comment, six were in favor or expressed
miscellaneous comments and two were opposed.
In Favor/Miscellaneous Comments
Remodeling! It really doesn't bother me if there is a fence on the south side of the preposed
parking lot expansion to reduce car light shinning south. Hopefully a bigger parking lot will
reduce member of cars parking on Brand Avenue. (Piekarski, 2722 Brand Avenue)
2. I see no negative impact. (Picard, 2672 Harvester Avenue)
3. It is ok with me but I wonder about families dght next to them. Might not be to good for them.
Just a thought. (Sandberg, 2708 Harvester Avenue)
I support the efforts of the church to improve their facility. They have indicated to me that the
changes will result in separating our two properties which is very favorable to me. I also
personally saw the wonderful improvements Jehovah's Witnesses made to their church at
270 W. Wheelock Parkway in St. Paul this summer showing the high quality of their work.
(Osborne, 915 Century Avenue North)
o
Is the property zoned for commercial development? A fence is needed as headlights will
shine in my living room. Will the parking lot lights light up my back yard? What is the plan for
water run off? Is there a requirement for number of parking spaces per member? Any
reason why they waited until the previous owners of 2701 and 2707 Brand Avenue moved?
Is relocation an option? They must have pretty deep pockets due to restrictions of their
beliefs. (Deger, Walther, 2701 Brand Avenue)
We live on the west side of the J.W. parking lot. Because the lighting was installed poorly,
our back yard is lit up as much as the parking lot. J.W. plans to cut some large pines which
will increase the light even more. We would suggest ~ installed lighting that
directs the light on the parking lot and is timed to be off when not needed. (Peck, 2695
Brand Avenue)
Opposed
I do not believe this should be approved. The traffic and lights in the parking lot on the
church service times are already a problem. The car lights are constantly shining in our
windows. Also there is a couple of large night lights that are on all night. They are a
nuisance. They shine in our bedroom window all night. How much will our property
depreciate! (Nelson, 2704 Harvester Avenue)
2. Refer to the letter on page 17 from Kevin and Angela Stafsholt.
Neighborhood Meeting Comments
The applicant also held a neighborhood meeting on October 15, 2000. They included comments
received from that meeting. Refer to page 14.
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 1.35 acres
Existing land use: ,Jehovah's Witnesses Kingdom Hall
SURROUNDING LAND USES
The Kingdom Hall property is surrounded by single dwellings with the exception of Century
^venue on the east.
PLANNING
Land Use Plan designation: R1 (single dwelling residential)
Zoning: R1
Ordinance Requirements
Section 36-437(3) requires a CUP for churches in any zoning district.
Criteria for Conditional Use Permit Approval
Section 36-442(a) states that the city council may approve a CUP, based on nine standards.
Refer to the findings in the resolution on pages 18-19.
Application Date
This application was received on November 29, 2000. City council action is required by January
29, 2000 to comply with state 60 day rule.
p:sec25/jJehovahs.cup
Attachments:
1. Location Map
2. Property Line and Address Map
3. Site Plan
4. Building Addition Elevalions
5. Garage Elevations
6. Applicant's Conditional Use Permit Statement
7. Letter from the Applicant Regarding their Neighborhood Meeting
8. Chris Cavett's Notes Describing Engineering Issues
9. Letter from Kevin and Angela Stafsholt dated December 16, 2000
10. Conditional Use Permit Resolution
11. Plans date-stamped November 29, 2000 (separate attachments)
7
J
LOCATION MAP
8
ATTACHMENT 2
[ ..... ~ ...... 967-
JEHOVAH'S
~WITNE$~ES
2669 in~ ~ i ~ Q4f :
.......................... B~ND ST .................................................
2668
t
PROPERTY LINE AND ADDRESS MAP
PARKING LOT
PROPOSED ADDITION ~ \~,
EXISTING CHURCH
/
J
.,. PROPOSED GAUGE
PROPOSED PARKING LOT ~PANSlON
SITE
PLAN
'10
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NORTH ELEVATION
E~tg foce I.'ick
to reread.
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flew foce l~i~k
to match e,tg.
28'-0'
64'-0°
Remove e,tg ~ds. Rep~Qce /new un~ts
Tyl)'l 3 .sides
New Ioce beick
to motch extg.
C~g foce I~ick
to f~ifl.
W~dOW wel
s! c~
SOUTH ELEVATION
S~I L rlIIIE4
18'-0'
EAST SIDE ELEVATION
WEST SlOE ELEVATION
BUILDING ELEVATIONS
11
GARAGE ELEVATIONS
24'-0'
studs · 16'
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4'
slob floor
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24'-0'
GARAGE FLOOR PLAN
ATTACHMENT 6
November 28, 2000
Mr. Tom Ekstrand
Associate Planner
CITY OF MAPLEWOOD
1830 East County Road B
Maplewood, MN 55109
Dear Tom:
N OV 2 0 2000
The remodeling of the Mounds Park/Oakdale Kingdom Hall located at 925 Century Avenue is
being proposed for two primary purposes:
1. To make the facility compliant with all Minnesota Codes for Handicap accessibility. To
accomplish this we need to add rest rooms at grade level. This necessitates the expansion to the
west.
2. To make the facility more energy efficient in terms of HVAC, increased insulation, thicker side
walls, and higher efficiency windows.
We, also, will be adding a rain water garden area in what is now merely an open sodded area on
the southwest portion of the property.
As far as impact, relative to changes to the existing character of the area, we feel this will be
nonexistent. The addition will be of the same Chicago used brick and Colonial architecture will
be retained. The use and frequency of use will not change from what has been occurring for the
last 30+ years. The site will be professionally landscaped and we feel that this will actually add to
the beauty and preservation of the sites wooded nature.
We look forward to working with the City of Maplewood during this remodel process.
Best Regards ---
Gilbert L. Shipshock
Chairman, Kingdom Hall Building Committee
13
ATTACHMENT 7
November28,2000
Mr. Tom Ekstrand
Associate Planner
CITY OF MAPLEWOOD
1830 East County Road B
Maplewood, MN 55109
NOV 2 0 2DO0
Dear Tom:
This letter will serve as a recap of an Open House held at the Mounds Park/Oakdale Kingdom
Hall located at 925 Century Avenue on October 15, 2000 at 4:00 p.m.
The purpose of the Open House was to address any concerns the neighb, ors might have relative to
our proposed remodeling, we Sent invitations to 28 lee'oWners and occupants of the surrOunding
properties. Four individuals responded representing two properties.
one neighbors concern was the amount of light generated by the parking lot fixtures, We planned
to address this by going to new doWnward cast fixtures for the lot. The individuals indicated that
this would be a satisfactory solution.
The second concern was rain water mn off directly to the south of the parking lot. This will be
addressed by the rain water garden and a elevation plan was supplied to the homeoWners' father,
who expressed the concern, that shows the new elevations. This was mailed over three weeks
ago and we have not heard anything back from him.
No invitations were returned as undeliverable, so we are confident that all interested parties were
contacted.
Best Regards ---
Gilbert L. Shipshock
Chairman, Kingdom Hall Building Committee
14
ATTACHMENT 8
KINGDOM HALL - ENGINEERING ISSUES
Chris Cavett
December 15, 2000
Show drainage calculations with infiltration area being treated as a pond. Show
that post-development runoff is not greater than the predevelopment runoff.
Pond shall have an emergency overflow located in the center of the berm to
ensure that any overflowing will be directed to the common property line
between the properties to the south. The overflow swale and flow path shall be
protected with permanent soil stabilization blanket (Enkamat, Miramat of equal).
Spillway into pond shall be protected with geotextile fabric and riprap.
Construct small, gentle diversion swales/berms along the south side of pond to
divert as much runoff area from the south end of the property to the middle of the
south property line, thus directing the drainage to the common property line
between 2701 and 2707 Brand Avenue to the south.
Construction and preparation of the rainwater garden/infiltration area must be
addressed on the plans. From our experience it is very critical how the area and
soils are treated.
First, the basin area should be over excavated to allow for the placement
of 8" to 12" of salvaged insitu topsoil (no salvaged topsoil should be
placed in this area).
Over excavate and scarify the subgrade soils to an additional depth of 12"
to 18".
Place salvage insitu topsoil into basin area and cover with 3" to 4" of
shredded wood mulch.
Note: It is recommended that excavation of the infiltration area be done with a
toothed backhoe. Avoid any activities in the infiltration area that may compact
the soils.
Consider installing rock infiltration sumps below the topsoil elevation. Rock
infiltration sump shall extend approximately 3 feet below the topsoil and be
constructed of 1%" minus clean rock wrapped in Type 5, geotextile filter fabric
(high porosity). Clean compost may be incorporated into the topsoil if topsoil is
somewhat loamy.
Method of vegetation (landscaping in basin area)?
15
o
Currently, runoff from the site flows towards the south, however, there are no
formal drainage easements between the site and Brand Avenue. Because this is
an existing condition, the city will not require an easement but we suggest that
the applicant consider obtaining a 5 foot drainage easement at the common lot
line from each of the two owners at 2701 and 2707 Brand Avenue. At a
minimum, the applicant must obtain an affidavit from the two owners
documenting that they understand drainage will flow from time to time along this
common lot line.
Please improve organization of plan sheets.
Applicant shall submit comments from their geotechnical consultant as to the
likelihood of ground water migration into the basements at 2701 and 2707 from
the rainwater garden.
16
ATTACHMENT 9
D~.ember 16, 2000
Re: Jehovah's Witnesses Expansion
We have the following .comments:
We arc dissatisfied with the site plan that was sent to Brand St. due to the lack of
explanation regardingthe land. We appreciate that Chris met with myself and my father,
to help bring light to some questions we had regarding these p.lans:
We do have some concerns with the.water garden that is P~:oposed.to'be added.on..
the Kingdom Hall land, It is to our understanding that. the rate-of-flow cannot:be
increased from the. Kingdom Hail'property to .the adjacent properties. According la.the
plans we received, the rate-of-flow is being increased.. Another worry is.the saturati0~ of.
the land where the water is planned to be contained in the rain garden. Our concean is.
that this water would.naturally flow towards the. wetland within Mapl~vood Nature"
Center. Since our house is between:the wetland and the rain garden anctour.basea~nt~...
approximately 8-10 feet lower than the rain garden, our fear islhat the water will flow
into our basement creating a new rain garden. Currently, wedo have water problems .in
our basement. We fear that since, the wateris purposely being directed towards our .....
property, the water could cause further damage to our basemen.t. '"-
We do understand that even though we do not agree with the direction of-tl~
water run,offand the increase of slope, we would like to meet-somewhere in the mi~ldle,.
As discussed with Chris, we would like a 6" berm added to the water garden areaon th~
southeast side of the'lot. This would help direct water to flow inbetween 2707 & 2701,"
the proposed area. for over flow water mn of E "
Another concern of ours~is the 12 neC)parking spaces facing directly south
towards 2707 & 2701; We have no dispute with the additional parldng spaces, as long as
there is an 80% solid; 6-foot tall structure on the south side'ofthe lot. To our
understanding, this is code in the city of Maplewood so this should not be a probJem.
There is not existing foliage or a fence currently'on' the south edge of the lot. Ifther~..is'
not an 80% solid; 6 foot tall structure added_to the developmentof the south edge of .tl~
Kingdom Hall !and;.then there should not-be 12.new parking spaces added facing souS!
If these spaces were added-without this'stmoture, the. headlights.of the vehicles parl~l{g
those spaces would-glare directly into the homes of 27.07 &-270t; which, we consider an.
invasion of our privacy..To our knowledge, when the-parkinglot-was done previo, usiYi.:~7
the then owners of 270-1 reXlUest~d that there be no-spaces- facing muth due
illumination from the-vehicles. This was laker[into consideration, hence there being '.n~~
CrU~rent .s.s.s.s~_ces facing so.u. th. We would-like the same-consideration with today's .....
tPo ~Ssoedu~ sa~teA0Sof .m.23tio~,ned before, the best idea would be to add a fence liic~"~Ctur~.
Thank you for. taking the time tolisten to our concerns and we would like to a .g~/~.'._
thank Chris and Tom for answering our questiom,.
Kev/n & Angela Stafsholt
2707 Brand St, "
17
Attachment 10
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Mounds Park/Oakdale Jehovah's Witnesses Kingdom Hall applied for a conditional use
permit for a church including their plans to expand their building and parking lot.
WHEREAS, this permit applies to property located at 925 Century Avenue North. The legal
description is:
LOT 4, BLOCK 3, AND THE WEST 200 FEET OF LOT 5, BLOCK 3, MIDVALE ACRES.
CERTIFICATE OF TITLE ~341392.
PID # 25-29-22-41-0059
WHEREAS, the history of this conditional use permit is as follows:
On January 2, 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 based on the building and site plans. The city council approves this permit because:
1. The use would be located, designed, maintained, constructed and operated to be in conformity with
the city's comprehensive plan and code of ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of operation that
would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or
property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution,
drainage, water runoff, vibration, general unsightliness, electrical interference or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not create traffic
congestion or unsafe access on existing or proposed streets.
6. The use would be served by adequate public facilities and services, including streets, police and fire
protection, drainage structures, water and sewer systems, schools and parks.
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.
18
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1.
The Maplewood City Council adopted this resolution on
All construction, renovations and improvements shall follow the site plan approved by the city. The
director of community development may approve minor changes.
The proposed use 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.
The city council shall review this permit in one year.
Site lights shall only be used when needed at night for services or other church functions. They shall
not be on all night.
,2001.
19
TO:
FROM:
SUBJECT:
DATE:
MEMORANDUM
city Manager
Ken Roberts, Associate Planner
Planning Commission's 2000 Annual Report
January 2, 2001
INTRODUCTION
The city code requires that the planning commission prepare an annual report to the city council
by their second meeting in February. This report should include the commission's activities in the
past year and major projects for the new year.
2000 ACTIVITIES
The commission considered the following:
5 changes to the land use plan
2 changes to the zoning map
6 preliminary plats
3 ordinance changes
21 conditional use permits and revisions
7 variances
6 miscellaneous requests
The commission also worked on the comprehensive plan update and took a tour of development
sites.
2000 LAND USE PLAN CHANGES
The commission considered five changes to the land use plan in 2000.
Changes PC Action
United States Post Office Annex
(1686 Gervais Avenue)
From M-1 (light manufacturing)
to G (government)
Approved
2-7-00
Ma_Dlewood Fire Station
(1955 Clarence Street)
From R-3(H) (residential high density)
to G (government)
Approved
2-23-00
Dearborn Meadow
(Castle Avenue)
From M-1 (light manufacturing) to
OS (single and double dwellings)
Approved
5-15-00
Council Action
Approved
Approved
Withdrawn
Hicjhpoint Ridge
(Highway 61 and County Road D)
From R-1 and R-I(S) to R-3(M)
(residential medium density)
Birch Glen A_oartments
(Ariel Street)
From BC (business commercial)
to RH (residential high density)
Approved
6-19-00
Approved
9-7-00
Approved
(with changes)
Approved
2000 ZONING MAP CHANGES
The commission considered two changes to the zoning map in 2000.
Change PC Action Council Action
Dearborn Meadow
(Castle Avenue)
From M-1 (light manufacturing) to
R-2 (single and double dwellings)
Approved Withdrawn
5-15-00
Ca _roet Court
(Larpenteur Avenue and Arcade Street)
From R-1 (single dwellings)
to BC (business commercial)
Tabled Pending
11-20-00
2000 CONDITIONAL USE PERMITS AND REVISIONS
The commission considered the following conditional use permits and permit revisions in 2000.
PC Action
Council Action
United States Post Office Annex
(1686 Gervais Avenue)
Approved Approved
2-7-00
Maplewood Retail Center
(2271 White Bear Avenue)
Approved Approved
2-7-00
Maplewood Fire Station
(1955 Clarence Street)
Approved Approved
2-23-00
Wheeler Lumber Storage Yard
(English Street and Gervais Avenue)
Approved Approved
3-6-00
Fresh Paint Office/Warehouse
(1055 Gervais Avenue)
Approved Approved
4-17-00
Club FTS
(1351 Frost Avenue)
Approved Approved
4-17-00
2
Forest Products Shop
(Highway 61 and County Road C)
Sprint PCS Monopole
(2500 Hudson Road)
Carver Elementary School Revision
(2680 Upper Afton Road)
Highpoint Ridge PUD
(County Road D and Highway 61)
Goodrich Golf Course Revision
(1820 Van Dyke Street)
Amusement City Revision
(1870 Rice Street)
US West Monopole
(1194 County Road C)
Super America
(1750 White Bear Avenue)
Birch Glenn PUD
(Ariel Street and County Road D)
Emma's Place
(County Road B and Van Dyke Street)
AT&T Monopole
(1745 Cope Avenue)
Affordable Auto
(1930 Rice Street)
APT Monopole
(English Street and Gervais Avenue)
Mounds Park Academy Revision
(2051 Larpenteur Avenue)
Comfort Bus Company
(1870 Rice Street)
Approved
4-17-00
Approved
5-1-00
Approved
5-1-00
Approved
6-19-00
Approved
6-19-00
Approved
6-19-00
Approved
7-6-00
Approved
7-6-00
Approved
9-7-00
Approved
10-2-00
Approved
10-16-00
Approved
11-20-00
Approved
12-6-00
Approved
12-18-00
Approved
12-18-00
Approved
Approved
Approved
Approved
(with changes)
Approved
Approved
Approved
Approved
Approved
Approved
Denied
Approved
Approved
Pending
Pending
3
MEMBERS WHO RESIGNED IN 2000
Michael Seeber
Milo Thompson
MEMBERS WHO WERE APPOINTED IN 2000
Eric Ahlness
Mary Diedch
2000 ATTENDANCE
Name Appointed
Term Expires 2000 Attendance
Lorraine Fischer 1970 12-01 17 out of 18
Jack Frost 12-10-90 12-03 15 out of 18
Gary Pearson 12-10-90 12-02 17 out of 18
William Rossbach 10-10-89 12-02 17 out of 18
Milo Thompson 10-10-94 12-00 15 out of 18
Matt Ledvina 12-08-97 12-01 16 out of 18
Dale Tdppler 6-8-98 12-03 18 out of 18
Michael Seeber 6-8-98 12-01 Resigned
Paul Mueller 7-13-98 12-03 14 out of 18
2001 ACTIVITIES
The following are the possible activities of the planning commission for 2001:
1. Have an annual tour of development and other sites of interest.
Finish the comprehensive plan update and changes as mandated by state law. This shall
include updates to the plan for the Mississippi River Critical Area as required by the
Metropolitan Council and Minnesota Department of Natural Resources (DNR) and possibly
code changes for rural residential zoning in south Maplewood.
3. Have in-service training for the planning commission.
o
Have information (including maps) about the comprehensive plan and commissioners
available at the open house.
Work with the consultants and city staff on any code or land use plan changes that result
from the Hillcrest Area study.
6. Provide input to HRA on housing re-development and program issues and to other pertinent
commissions.
P:~...~miscell~00annrep.mem
. MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
City Manager
Ken Roberts, Associate Planner
Planning Commission's 2000AnnualReport
January2,2001
INTRODUCTION
The city code requires that the planning commission prepare an annual report to the city council
by their second meeting in February. This report should include the commission's activities in the
past year and major projects for the new year.
2000 ACTIVITIES
The commission considered the following:
5 changes to the land use plan
2 changes to the zoning map
6 preliminary plats
3 ordinance changes
21 conditional use permits and revisions
7 variances
6 miscellaneous requests
The commission also worked on the comprehensive plan update and took a tour of development
sites.
2000 LAND USE PLAN CHANGES
The commission considered five changes to the land use plan in 2000.
Changes PC Action
United States Post Office Annex
(1686 Gervais Avenue)
From M-1 (light manufacturing)
to G (government)
Approved
2-7-00
Ma_olewood Fire Station
(1955 Clarence Street)
From R-3(H) (residential high density)
to G (government)
Approved
2-23-00
Dearborn Meadow
(Castle Avenue)
From M-1 (light manufacturing) to
OS (single and double dwellings)
Approved
5-15-00
Council Action
Approved
Approved
Withdrawn
Highpoint Ridge
(Highway 61 and County Road D)
From R-1 and R-I(S) to R-3(M)
(residential medium density)
Birch Glen ADartments
(Ariel Street)
From BC (business commercial)
to RH (residential high density)
Approved
6-19-00
Approved
9-7-00
Approved
(with changes)
Approved
2000 ZONING MAP CHANGES
The commission considered two changes to the zoning map in 2000.
Change PC Action Council Action
De{~rbom Meadow
(Castle Avenue)
From M-1 (light manufacturing) to
R-2 (single and double dwellings)
Approved Withdrawn
5-1 5-00
Caroet Court
(Larpenteur Avenue and Arcade Street)
From R-1 (single dwellings)
to BC (business commercial)
Tabled Pending
11-20-00
2000 CONDITIONAL USE PERMITS AND REVISIONS
The commission considered the following conditional use permits and permit revisions in 2000.
PC Action
Council Action
United States Post Office Annex
(1686 Gervais Avenue)
Approved Approved
2-7-00
Maplewood Retail Center
(2271 White Bear Avenue)
Approved Approved
2-7-00
Maplewood Fire Station
(1955 Clarence Street)
Approved Approved
2-23-00
Wheeler Lumber Storage Yard
(English Street and Gervais Avenue)
Approved Approved
3-6-00
Fresh Paint Office/Warehouse
(1055 Gervais Avenue)
Approved Approved
4-17-00
Club FTS
(1351 Frost Avenue)
Approved Approved
4-17-00
2
Forest Products Shop
(Highway 61 and County Road C)
Sprint PCS Monopole
(2500 Hudson Road)
Carver Elementary School Revision
(2680 Upper Affon Road)
Highpoint Ridge PUD
(County Road D and Highway 61)
Goodrich Golf Course Revision
(1820 Van Dyke Street)
Amusement City Revision
(1870 Rice Street)
US West Monopole
(1194 County Road C)
Super America
(1750 White Bear Avenue)
Birch Glenn PUD
(Ariel Street and County Road D)
Emma's Place
(County Road B and Van Dyke Street)
AT&T Monopole
(1745 Cope Avenue)
Affordable Auto
(1930 Rice Street)
APT Monopole
(English Street and Gervais Avenue)
Mounds Park Academy Revision
(2051 Larpenteur Avenue)
Comfort Bus Company
(1870 Rice Street)
Approved
4-17-00
Approved
5-1-00
Approved
5-1-00
Approved
6-19-00
Approved
6-19-00
Approved
6-19-00
Approved
7-6-00
Approved
7-6-00
Approved
9-7-00
Approved
10-2-00
Approved
10-16-00
Approved
11-20-00
Approved
12-6-00
Approved
12-18-O0
Approved
12-1 6-00
Approved
Approved
Approved
Approved
(with changes)
Approved
Approved
Approved
Approved
Approved
Approved
Denied
Approved
Approved
Pending
Pending
MEMBERS WHO RESIGNED IN 2000
Michael Seeber
Milo Thompson
MEMBERS WHO WERE APPOINTED IN 2000
Eric Ahlness
Mary Diedch
2000 ATTENDANCE
Name Appointed
Term Expires 2000 Attendance
Lorraine Fischer 1970 12-01 17 out of 18
Jack Frost 12-10-90 12-03 15 out of 18
Gary Pearson 12-10-90 12-02 17 out of 18
William Rossbach 10-10-89 12-02 17 out of 18
Milo Thompson 10-10-94 12-00 15 out of 18
Matt Ledvina 12-08-97 12-01 16 out of 18
Dale Trippler 6-8-98 12-03 18 out of 18
Michael Seeber 6-8-98 12-01 Resigned
Paul Mueller 7-13-98 12-03 14 out of 18
2001 ACTIVITIES
The following are the possible activities of the planning commission for 2001:
1. Have an annual tour of development and other sites of interest.
Finish the comprehensive plan update and changes as mandated by state law. This shall
include updates to the plan for the Mississippi River Critical Area as required by the
Metropolitan Council and Minnesota Department of Natural Resources (DNR) and possibly
code changes for rural residential zoning in south Maplewood.
3. Have in-service training for the planning commission.
4. Have information (including maps) about the comprehensive plan and commissioners
available at the open house.
5. Work with the consultants and city staff on any code or land use plan changes that result
from the Hillcrest Area study.
6. Provide input to HRA on housing re-development and program issues and to other pertinent
commissions.
P:\...~miscell~O0annrep.mem