HomeMy WebLinkAbout05/15/2000BOOK
1. Call to Order
MAPLEWOOD PLANNING COMMISSION
Monday, May 15, 2000, 7:00 PM
City Hall Council Chambers
1830 County Road B East
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes
Public Headng
a. 2001 - 2005 Maplewood Capital Improvement Plan
6. Unfinished Business
ao
Dearborn Meadow (Castle Avenue)
1. Comprehensive plan change - M-1 (light manufacturing) to R-2 (single and double
dwellings)
2. Zoning map change - M-1 (light manufacturing) to R-2 (single and double dwellings)
3. Lot-area and lot-width variances
4. Preliminary plat
b. White Bear Avenue Corridor Study
7. Visitor Presentations
o
o
Commission Presentations
b. May 8 Council Meeting: Mr. Trippler
c. May 22 Council Meeting: Mr. Mueller
c. June 12 Council Meeting: Mr. Ledvina
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:
o
o
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
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
City Manager
Ken Roberts, Associate Planner
Capital Improvement Plan
May 5, 2000
INTRODUCTION
I have enclosed the proposed 2001-2005 Capital Improvement Plan. The city updates this report
each year. The Capital Improvement Plan is part of the Maplewood Comprehensive Plan. State
law requires the planning commission to review all changes to the comprehensive plan. The
purpose of this review is to decide if the proposed capital improvements are consistent with the
comprehensive plan.
RECOMMENDATION
Approve the 2001-2005 Capital Improvement Plan.
krlp:miscell/cipmemo.mem
Enclosure (PC only): Capital Improvement Program
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
City Manager
Ken Roberts, Associate Planner
Dearborn Meadow
Castle Avenue, north of Cope Avenue
May 10, 2000
INTRODUCTION
Project Description
Mr. Mike Ackerman is proposing to develop five twinhomes (ten units) in a development called
Dearborn Meadow. It would be on a 2.11-acre site on the south side of Castle Avenue, north of
Cope Avenue. Refer to the maps on pages 13-19. A homeowners' association would own and
maintain the common areas. Each building would have horizontal-lap vinyl siding, aluminum
soffits and fascia and brick veneer on the fronts. In addition, each unit would have a two-car
garage. (See the elevations on page 20 and the enclosed plans.)
Requests
To build this project, Mr. Ackerman is requesting that the city approve:
1. A change to the comprehensive plan. This would be from M-1 (light manufacturing) to R-2
(single and double dwellings) for the site. (See the existing and proposed land use maps on
pages 15 and 16.)
o
A change to the zoning map. This would be from M-1 (light manufacturing) to R-2 (single and
double dwellings) for the site. Refer to the property line/zoning map on page 14.
Lot-area and lot-width variances for each lot. The city code requires that each lot have 12,000
square feet and 85 feet of width. The proposed lots would be 5,200 square feet and would
have 80 feet of width at the building line.
4. A preliminary plat for ten lots for the five twin homes. (See the map on page 17.)
5. The design plans for the site, landscaping and buildings.
City staff also is proposing to change the zoning and land use plan designations for two areas
next to the proposed development. These changes would be from M-1 (light manufacturing) to
R-2 (single and double dwellings).
BACKGROUND
On July 22, 1985, the city approved a plan amendment and a rezoning for the property between
Castle and Cope Avenues, east of the property at 1930 Castle Avenue. The land use plan
change was from RL (Iow-density residential) to BW (business warehouse) and RM (medium-
density residential). The zoning map change was from R-1 (single dwellings) and BC (business
commercial) to M-1 (light manufacturing) and R-2 (single and double dwellings). These changes
were required by the district court after Hillcrest Development sued the city to overturn a zoning
map change from BC to R-1 that the council made on September 12, 1983. The court decision is
the basis for the current land use and zoning designations in the area.
On April 17, 2000, the planning commission considered Mr. Ackerman's requests. The
commission tabled action on the proposed plans to allow the developer's engineer to review the
drainage patterns in the area. This was to insure that the proposed development would not
increase storm water run off onto adjacent properties.
DISCUSSION
Land Use Plan and Zoning Map Changes
To build the proposed plat, Mr. Ackerman wants the city to change the land use plan and zoning
map for the site. These changes would be from M-1 (light manufacturing) to R-2 (single and
double dwellings). (See the existing land use plan map on page 15 and the proposed land use
plan map on page 16.) The city intends R-2 areas for small-lot (7,500 square-foot) single
dwellings and for double dwellings. For M-1 areas, the city plans for offices, clinics, day care
centers, retail businesses, warehousing and light manufacturing operations.
Land use plan changes do not require specific findings for approval. Any change, however,
should be consistent with the city's land use goals and policies. There are several goals in the
Comprehensive Plan that apply to this request. They include:
· Provide for orderly development.
· Minimize conflicts between land uses.
· Provide a wide variety of housing types.
· Whenever possible, changes in types of land use should occur so that similar uses front on
the same street or at borders of areas separated by major man-made or natural barriers.
Include a variety of housing types for all residents.., including apartments, town houses,
manufactured homes, single-family housing, public-assisted housing, Iow- and moderate-
income housing, and rental and owner-occupied housing.
· Transitions between distinctly differing types of land uses should not create a negative
economic, social or physical impact on adjoining developments.
· The city coordinates land use changes with the character of each neighborhood.
· Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate
buffering and separation.
One advantage of this proposal is that an area that the city once thought would be good for
commercial or light industrial development would become residential. This is especially beneficial
to the existing nearby residential properties. Having twin homes near existing residences should
be better neighbors than a commercial or a manufacturing use that the existing land use and
zoning designations would allow.
As proposed, the 10 units on the 2.11-acre site means there would be 4.7 units per acre. This is
consistent with the density standards in the comprehensive plan for medium density residential
development. In addition, the proposed change would expand the residential uses on a street
that is now primarily used by the existing homes in this area. Thus, the proposal meets the goals
in the comprehensive plan by having similar uses fronting on the same street.
2
Lot Area and Width Variances
The city should approve these variances. The developer is proposing a small lot around each
dwelling unit. A homeowners' association would own and maintain the rest of the land, including
the private driveway. Exchanging the common land for larger lot sizes would not change the
location, design or number of units in this development, in addition, the city approved similar
variances in 1993 and 1994 for the Holloway Pond developments at Holloway Avenue and Beebe
Road.
Preliminary Plat
Density and Lot Size
As proposed, the 10 units on the 2.11-acre site means there would be 4.7 units per acre (an
average of 9,191 square feet per unit.) This is consistent with the density standards in the
comprehensive plan for medium density residential development and is well above the 6,000
square-foot minimum lot area that city requires for each double dwelling unit.
Maplewood has zoned the properties on the north side of Cope Avenue R-2 (single and double
dwellings). This is the zoning proposed with this request for undeveloped land between Cope and
Castle Avenues. The city requires each single dwelling lot in this zoning district to have at least
60 feet of frontage and have at least 7,500 square feet. Double dwellings in this district are to
have 120 feet of street frontage and be at least 12,000 square feet in area. The existing lots on
the north side of Cope Avenue meet or exceed these standards.
Public Utilities
There are sanitary sewer, storm sewer and water in Castle and Cope Avenues to serve the
proposed development. Specifically, the storm sewer in Cope Avenue was designed to
accommodate drainage from a large area north of Cope Avenue. The developer's plans will
connect their pipes to the existing storm and sanitary sewer pipes.
Tree Removal/Replacement
Maplewood's tree ordinance requires there be at least ten trees per gross acre on the site after
grading. For this 2.11-acre site, the ordinance requires that at least 21 large trees remain.
The plans show the removal of 35 large trees (ash, oak and elm), but they would preserve 17
existing trees and plant 10 maple trees. Refer to the landscaping plan. (As a point of
clarification, there would be more than 35 trees removed. Other than the 35 "quality" trees, the
applicant would remove many box elder and cottonwoods.)
Wetland Ordinance
The Ramsey/VVashington Metro Watershed District has reviewed the development proposal.
(See their comments in the memo on page 21.) They have classified the wetland on proposed
Outlot A as a Class Five Wetland. These are the wetlands that humans have impacted the most
and have the least diverse types of vegetation and the least community resource significance.
This wetland classification does not require a buffer area. However, the building foundations
must be at least ten feet from the edge of the wetland. The proposed grading plan would meet
the wetland ordinance requirements.
3
Drainage Concerns
Several neighbors expressed concern over the potential for increased runoff and flooding due to
this development. The city should require that the applicant's grading/drainage plan ensures that
the runoff from his project will not increase the storm water flow onto any neighbor's land. Since
the last planning commission meeting, the developer's engineer provided the City Engineer with
information and calculations showing that this project will actually reduce the amount of storm
water running off of the site.
Building Design
The proposed buildings would be attractive and would fit in with the design of the existing homes.
They would have an exterior of horizontal vinyl siding with brick veneer on the fronts and the roof
would have asphalt shingles. (See the drawings on page 20.)
Landscaping
The proposed plans keep many of the existing trees around and near the wetland on the site. As
proposed, the developer would plant ten maple trees on the site, primarily at the front corner of
each unit near the driveway. The landscaping plan (page 19) also shows the proposed plantings
around each unit which will include a rose bush, day lillys and arborvitaes.
The applicant should revise the landscape plan to be consistent with Maplewood Ordinance
standards. The maple trees must be at least 2 % inches in caliper, balled and burlapped. The
plantings proposed around foundations of the units should remain on the plan. In addition to the
above, all yard areas should be sodded (except for mulched and edged planting beds).
Mr. Ackerman also is proposing to build a six-foot-high wood privacy fence along the entire south
property line. This will provide screening between the existing and proposed homes.
RECOMMENDATIONS
Ao
Approve the resolution on page 23. This resolution changes the land use plan for the
Dearborn Meadow plat and two adjacent properties on the south side of Castle Avenue,
north of Cope Avenue. This change is from M-1 (light manufacturing) to R-2 (single and
double dwellings). The city is making this change because:
1. It would be consistent with the goals and objectives of the comprehensive plan.
2. This area would eliminate the planned commercial area that would have been between
two residential areas.
3. This site is proper for and consistent with the city's policies for medium-density
residential use. This includes:
a. Creating a transitional land use between the existing Iow density residential and
commercial land uses.
b. It is on a collector street and is near an arterial street.
4
Bo
Co
Do
c. Minimizing any adverse effects on surrounding properties because there would be
no traffic from this development on existing residential streets.
4. It would be consistent with the proposed zoning and land uses.
Approve the resolution on page 24. This resolution changes the zoning map for the
Dearborn Meadow plat and two adjacent properties on the south side of Castle Avenue,
north of Cope Avenue. This change is from M-1 (light manufacturing) to R-2 (single and
double dwellings). The reasons for this change are those required by the city code and
because the owner plans to develop this part of the property for double dwellings.
Approve the resolution on page 26. This resolution approves lot area and lot width
variances for each lot in Dearborn Meadow. The city is approving these variances because:
There is an unusual hardship. A homeowners' association will own and maintain the
land that the developer would normally use to meet the lot area and frontage
requirements.
2. This variance would meet the intent of the ordinance since the project would meet the
city's density requirement.
3. Maplewood has approved the same variance for the Holloway Pond Town House
developments at Holloway Avenue and Beebe Road.
Approve the Dearborn Meadow preliminary plat (received by the city on March 31, 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:
a. Complete all grading for overall site drainage, complete all public improvements and
meet all city requirements.
b.* Place temporary orange safety fencing and signs at the grading limits.
Pay the city for the cost of traffic-control, street identification and no-parking signs.
Provide all required and necessary easements (including ten-foot drainage and utility
easements along the front and rear lot lines of each lot and five-foot drainage and
utility easements along the side lot lines of each lot).
e. Cap and seal any wells on site.
Have NSP install a street light at the intersection of Castle Avenue and the proposed
private driveway (Castle Place). The exact location and type of light shall be subject
to the city engineer's approval.
go
Install permanent signs around the edge of the wetland buffer easement. These
signs shall mark the edge of the easements and shall state that there shall be no
mowing, vegetation cutting, filling, grading or dumping beyond this point. City staff
shall approve the sign design and location before the contractor installs them. The
developer or contractor shall install these signs before the city issues building permits
in this plat.
5
h. Install survey monuments along the wetland boundaries.
2.* Have the city engineer approve final construction and engineering plans. These plans
shall include grading, utility, drainage, erosion control, tree, 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:
(1)
Include proposed building pad elevation and contour information for each home
site. The lot lines on this plan shall follow the approved preliminary plat.
(2) Include contour information for all the land that the construction will disturb.
(3) Show housing pads that reduce the grading on sites where the developer can
save large trees.
(4) Show the proposed street grades as allowed by the city engineer.
(5) Include the tree plan which:
· Shows where the developer will remove, save or replace large trees. This
plan shall include an inventory of all existing large trees on the site.
(6)
· Shows no tree removal beyond the approved grading and tree limits.
Show drainage areas and the developer's engineer shall provide the city
engineer with the drainage calculations. The drainage design shall
accommodate the run off from the surrounding areas. The undeveloped parcel
to the east of this site shall have unrestricted access to the storm sewer with a
capacity to accommodate post development run off.
c. The street and utility plans shall show the:
(1) Water service to each lot and unit.
(2)
(3)
Repair of Castle Avenue (street and boulevard) after the developer connects to
the public utilities and builds the private driveways.
Design of the sanitary sewer allowing for the unrestricted access to the sanitary
sewer in the development from the undeveloped properties adjacent to the site
(primarily to the east).
3. Paying for costs related to the engineering department's review of the construction
plans.
4. Change the plat as follows:
a. Add drainage and utility easements as required by the city engineer.
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. Label the private street as Castle Place and label Castle Street as Castle Avenue on
all plans.
d. Label the common area as Outlot A.
e. Provide easements to allow for unrestricted access to the storm sewer, sanitary
sewer and water main in the development from the undeveloped parcel to the east.
5. Secure and provide all required easements for the development including any off-site
drainage and utility easements.
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.
If necessary, obtain a permit from the Ramsey-Washington Metro Watershed District for
grading.
If the developer decides to final plat the preliminary plat, the director of community
development may waive any conditions that do not apply to the final plat.
Submitting the homeowner's association bylaws and rules to the director of community
development. These are to assure that there will be one responsible party for the
maintenance of the private utilities, driveways and common areas.
*The developer must complete these conditions before the city issues a grading permit
or approves the final plat.
Approve the plans date-stamped March 31, 2000 (site plan, landscape plan, grading and
drainage plans and building elevations) for Dearborn Meadow. The city bases this approval
on the findings required by the code. The developer or contractor shall do the following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Complete the following before the city issues a building permit:
Have the city engineer approve final construction and engineering plans. These
plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and
driveway and parking lot plans. The plans shall meet the following conditions:
(1) The erosion control plan shall be consistent with city code.
(2) The grading plan shall:
(a) Include building, floor elevation and contour information.
7
(b) Include contour information for the land that the construction will
disturb.
(c) Show sedimentation basins or ponds as may be required by the
watershed board or by the city engineer.
(3)* The tree plan shall:
(a) Be approved by the city engineer before site grading or tree removal.
(b)
Show where the developer will remove, save or replace large trees.
This plan shall include an inventory of all existing large trees on the
site.
Show the size, species and location of the replacement trees. The
deciduous trees shall be at least two and one half (2 ~) inches in
diameter and shall be a mix of red and white oaks and sugar maples.
(d) Show no tree removal beyond the approved grading and tree limits.
(4) All the parking areas and driveways shall have continuous concrete curb and
gutter except where the city engineer decides that it is not needed.
(5)
There shall be no parking on either side of the 24-foot-wide driveway (Castle
Place). The developer or contractor shall post the driveways with no parking
signs to meet the above-listed standard.
b. Submit a certificate of survey for all new construction and have each building staked
by a registered land surveyor.
c. Submit a revised landscape plan to staff for approval which incorporates the following
details:
(1) All trees would be consistent with city standards for size, location and species.
(2)
Planting (instead of sodding) the disturbed areas around the wetland with native
grasses and native flowering plants. The native grasses and flowering plants
shall be those needing little or no maintenance and shall extend at least four
feet from the ordinary high water mark (OHWM) of the pond. This is to reduce
maintenance costs and to reduce the temptation of mowers to encroach into the
pond.
(3) The maple trees must be at least 2 '~ inches in caliper, balled and burlapped.
(4) The plantings proposed around the front of the units shown on the landscape
plan date-stamped March 31, 2000, shall remain on the plan.
(5)
In addition to the above, all front side and rear yard areas shall be sodded
(except for mulched and edged planting beds and the area within the wetland
easement).
8
(6) No landscaping shall take place in the Castle Avenue boulevard and the
boulevard shall be restored with sod.
d. Present a color scheme to staff for approval for each building.
3. Complete the following before occupying each building:
a. Replace property irons that are removed because of this construction.
b. Restore and sod damaged boulevards. Sod all landscaped areas except for the area
within the easement which may be seeded.
c. Install continuous concrete curb and gutter along all interior driveways and around all
open parking stalls.
d. The developer or contractor shall:
(1) Place temporary orange safety fencing and signs at the grading limits.
(2) Remove any debris or junk from the site.
e. Put addresses on each building for each unit.
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.
The city receives cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 200 percent of the cost of the unfinished work. Any unfinished
landscaping shall be completed by June 1 if the building is occupied in the fall or
winter, or within six weeks of occupancy if the building is occupied in the spring or
summer.
c. The city receives an agreement that will allow the city to complete any unfinished
work.
5. All work shall follow the approved plans. The director of community development may
approve minor changes.
9
CITIZENS' COMMENTS
I surveyed the owners of the 30 properties within 350 feet of this site. Of the 3 replies, 1 was for
the proposal, 1 objected and 1 had comments.
For
1. Agree that duplexes are better than manufacturing. Heavy traffic in the neighborhood now,
keep the entrance to the new development in Castle. Are these rentals? Would prefer non-
rentals.
Objections
No - please see in your files about drainage problems and building over a natural holding pond
- you have all previous maps and letters - also please see your topo maps. (Themnes - Castle
Avenue)
Also see the letter from Jack Swenson on page 22 for additional comments.
10
· REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 2.11 acres
Existing land use: Vacant
SURROUNDING LAND USES
North:
South:
West:
East:
Home Depot across Highway 36
Single and double dwellings on Cope Avenue
Houses on Castle Avenue
Houses on Castle Avenue
PLANNING
Existing Land Use Plan designation: M-1 (light manufacturing)
Existing Zoning: M-1 (light manufacturing)
Proposed Land Use and Zoning: R-2 (single and double dwellings)
Findings for Rezoning
Section 36-485 of the zoning code requires that the city council make the following findings to
rezone property:
1. The proposed change is consistent with the spirit, purpose and intent of the zoning code.
The proposed change will not substantially injure or detract from the use of neighboring property
or from the character of the neighborhood, and that the use of the property adjacent to the area
included in the proposed change or plan is adequately safeguarded.
3. The proposed change will serve the best interests and conveniences of the community, where
applicable, and the public welfare.
The proposed change would have no negative effect upon the logical, efficient, and economical
extension of public services and facilities, such as public water, sewers, police and fire protection
and schools.
Findings for Variance Approval
State law requires that the city council make the following findings to approve a variance from the
zoning code:
1. Strict enforcement would cause undue hardship because of circumstances unique to the property
under consideration.
2. The variance would be in keeping with the spirit and intent of the ordinance.
"Undue hardship," as used in granting of a variance, means the property in question cannot be put
to a reasonable use if used under conditions allowed by the official controls. The plight of the
landowner is due to circumstances unique to his property, not created by the landowner, and the
11
variance, if granted, will not alter the essential character of the locality. Economic considerations
alone shall not constitute an undue hardship if reasonable use for the property exists under the
terms of the ordinance.
Application Date
The city received all the application materials for this request on March 31, 2000. State law requires
the city to take action on this request by May 31, 2000, unless the applicant agrees to a time
extension.
p:sec 1 l\dearborn.mem
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Land Use Plan (Existing)
4. Land Use Plan (Proposed)
5. Proposed Preliminary Plat
6. Proposed Utility Plan
7. Proposed Landscape Plan
8. Building Elevations
9. Watershed District Comments
10. Letter from Jack Swenson date-stamped 4-3-00
11. Land Use Plan Change Resolution (M-1 to R-2)
12. Rezoning Resolution (M-1 to R-2)
13. Lot Area and Lot Width Variance Resolution
14. Project Plans (separate attachments)
12
Attachment 1
O' 1700' 3400'
'~'~ / 0" 1" 2"
I SCALE
RIPIIYA~..
PAUL
LOCATION MAP
13
Attachment 2
IRIE
4. ~ f55 '~
Sso~'.'- ~'~.o? "1 '
! ,-(;o_i '~'0~ ,-J
'~ 22721 I m
,_J: , , -,,*-tt-qo,
KEY
RI = SINGLE DWELLINGS
R2 -- SINGLE AND DOUBLE
R3 -- MULTIPLE DWELLINGS
= BUSINESS COMMERCIAL
= LIGHT MANUFACTURING
LAURIE
R
PROPERTY LINE i ZONING MAP
APPLICANT'S SITE
;.... ,; STAFF PROPOSED ZONING AND LAND USE PLAN CHANGE
~jor
y 36
.Frost__
I
~chan
'1 rincipal
I
! '?' C6unt'
M-1
Attachment 3
arterial
KEY
R1 -- SINGLE DWELLINGS
R2 -- SINGLE AND DOUBLE DWELLINGS
R3(M) -- MEDIUM DENSITY RESIDENTIAL
R3(H): HIGH DENSITY RESIDENTIAL
LBC = LIMITED BUSINESS COMMERCIAL
M1 -- LIGHT MANUFACTURING
W = WATER
LAND USE MAP
(EXlSTiN?5)
Attachment 4
.Hi
y 36
.~- .~-
~rchan
rincipal
M-1
R2
Freat
': I ".?' ~aun'
arterial
I
KEY
R1 = SINGLE DWELLINGS
R2" SINGLE AND DOUBLE DWELLINGS
R3(M) = MEDIUM DENSITY RESIDENTIAL
R3(H) = HIGH DENSITY RESIDENTIAL
LBC = LIMITED BUSINESS COMMERCIAL
M1 = LIGHT MANUFACTURING
, W = WATER
Attachment 5.
I=I~EI=IPIINAI~Y' F'I=AI'/with t=rel. &ra~lln~
GR&PHIC SCALE
T .... ~ ~ T T ~
6060 50TN SIR'EET N. /'2
OaKO~L£. MN. $5~28
I\
HIGHWAY 36
~'T L R E E T
.;," 1%
I
:': :'! I :!:"
Attachment 6
-T-
i ~
[
] !
CAT,~D
HIGHWAY .36
ASTLE STREET
I
29
"'0
I
5
17 18 1,<
, :='~ - - ~ r... ~- -~. ~/~- -ir - - ~- -
',', .~.-.-~~ ~.~---~ , , ,
I
I
[ ~m lu~ m m m
I
__L _. I _ J__~l___~J__~ __1___~. m__
IC OPE A~JNIU [
...... , ....
Attachment 7
LIJLIJLIJ
19
Attachment 8
L
I: ',,?. i~
i
D
13
O
D
MIKE ACKERMAN CONST.
2O
Attachmnet 9
Date:
Applicant:
Re:
Michael Ackerman
Dearborn Meadows
Permit No. 00-12
Dear Applicant:
Thank you for submitting your grading and erosion control plan to the District for review. The Watershed District
staff has reviewed the plans for consistency with the policies and goals of the Watershed District. The following are
changes to your plans which the staff feels are necessary for your project. The staff will be recommending these
changes to the Watershed Board in the form of special provisions to your permit. If approved by the Board, these
changes will be required.
Special Provisions
1. Ali Iow floors of structures adjacent to the existing wetland shall be a minimum of two feet above the
l O0-year flood elevation for that wetland. Drainage calculations supporting this elevation shaft be
submitted to the District for review. All Iow floor elevations shall also be a minimum of 1 foot above the
overland overflow elevation of the wetland.
2. Identify the path and final destination of any overflows from the wetland. The wetland shall contain all 100
year flows without overtopping
21
I
Attachment l0
April 2, 2000
Kenneth R. Roberts, Associate Planner
Office of Community Development
City of Maplewood
1830 East County Road B
Maplewood, MN 55109
--
Dear Mr. Roberts
This letter is a follow-up to our brief meeting on March 30, 2000 about changing the zoning on
Castle Avenue to allow a high density residential development.
I have met with some of the surrounding homeowners and the Director of Maplewood Care
Center. We have concerns about the potential danger to pedestrians on Castle Avenue. There
are children using the street every day now, either walking or on bicycles. The residents of
Maplewood Care Center also use it. They are old and walk with canes and walkers.
Wheelchairs are common on Castle Avenue in the summer time. There are no sidewalks for
them to use and the roadway is very narrow. There are no present plans to provide sidewalks
either.
We also have concerns about introducing ten families in such a small location, with no
provisions for providing recreational areas for children. There are no parks in that area. There
will only be a fenced swamp.
Creating this dense of a situation where there is potentially twenty cars or more using a dead end
street approximately 300 feet long and ending at Castle Avenue, raises concerns about child
safety that are unignorable. We believe any change in zoning should only allow single-family
homes.
I will attempt to schedule a meeting with you at your convenience to discuss our other concerns.
Any written correspondence you have on this subject should be sent to Jack Swenson at 5241 -
130a' Street North, White Bear Lake, Minnesota 55110. The telephone number is (651) 429-
8231. We thank you for any consideration you give this matter.
~ i~cerely,
/liCk E. Swenson
930 Castle Avenue
Maplewood, MN 55109
22
Attachment 11
LAND USE PLAN CHANGE RESOLUTION
WHEREAS, Mike Ackerman and Maplewood City Staff proposed a change to the city's land use
plan from M-1 (light manufacturing) to R-2 (single and double dwellings).
WHEREAS, this change applies to:
Lots 16 and 17, Block 6, Lots 27, 28, 29 and the east half of Lot 26, Block 7, Lots 1, 2, and 3,
Block 10, Lots 14 and 15, Block 11, all in Dearborn Park, together with adjacent alleys and
streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to
be known as Lots 1-10 of the proposed Dearborn Meadow)
2. Lots 18 through 22, Block 6, Lots 9 through 13, Block 11, all in Dearborn Park, together with
adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County, MN.
3. Lot 4 and the east half of Lot 5, Block 7, all in Dearborn Park, in Section 11, Township 29,
Range 22, Ramsey County, Minnesota
WHEREAS, the history of this change is as follows:
On April 17, 2000, the planning commission held a public hearing. The city staff published a
hearing notice in the Maplewood Review and sent notices to the surrounding property owners.
The planning commission gave everyone at the hearing a chance to speak and present written
statements. The planning commission tabled action on this request until a later meeting.
On May 15, 2000, the planning commission again considered this request. The planning
commission gave everyone at the meeting a chance to speak and present written statements.
The planning commission recommended that the city council the plan amendment.
3. On ,2000, the city council discussed the proposed land use plan change. They
considered reports and recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described change
for the following reasons:
1. It would be consistent with the goals and objectives of the comprehensive plan.
2. This area would eliminate the planned commercial area that would have been between two
residential areas.
3. This site is proper for and consistent with the city's policies for medium-density residential use.
This includes:
a. Creating a transitional land use between the existing Iow density residential and commercial
land uses.
b. It is on a collector street and is near an arterial street.
c. Minimizing any adverse effects on surrounding properties because there would be no traffic
from this development on existing residential streets.
4. It would be consistent with the proposed zoning and land uses.
The Maplewood City Council adopted this resolution on
,2000.
23
Attachment 12
RESOLUTION: ZONING MAP CHANGE
WHEREAS, Mike Ackerman proposed a change to the zoning map from M-1 (light
manufacturing) to R-2 (single and double dwellings).
WHEREAS, Maplewood City Staff proposed a change to the zoning map from M-1 (light
manufacturing) to R-2 (single and double dwellings) for two undeveloped parcels adjacent to the
proposed development.
WHEREAS, these changes apply to the undeveloped property on the south side of Castle
Avenue, north of Cope Avenue.
WHEREAS, the legal description of these properties are:
Lots 16 and 17, Block 6, Lots 27, 28, 29 and the east half of Lot 26, Block 7, Lots 1, 2, and 3,
Block 10, Lots 14 and 15, Block 11, all in Dearborn Park, together with adjacent alleys and
streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to
be known as Dearborn Meadow)
Lots 18 through 22, Block 6, Lots 9 through 13, Block 11, all in Dearborn Park, together with
adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County.
Lot 4 and the east half of Lot 5, Block 7, all in Dearborn Park, in Section 11, Township 29,
Range 22, Ramsey County, Minnesota.
WHEREAS, the history of this change is as follows:
1. On May 15, 2000, the planning commission recommended that the city council this
change.
2. On ,2000, the city council held a public hearing. The city staff published a notice in
the Maplewood Review and sent notices to the surrounding property owners. The council gave
everyone at the headng an opportunity to speak and present written statements. The council
also considered reports and recommendations from the city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
change in the zoning map for the following reasons:
1. The proposed change is consistent with the spirit, purpose and intent of the zoning code.
2. The proposed change will not substantially injure or detract from the use of neighboring
property or from the character of the neighborhood, and that the use of the property adjacent
to the area included in the proposed change or plan is adequately safeguarded.
3. The proposed change will serve the best interests and conveniences of the community, where
applicable, and the public welfare.
4. The proposed change would have no negative effect upon the logical, efficient, and
economical extension of public services and facilities, such as public water, sewers, police
and fire protection and schools.
24
5. The owner plans to develop this property for double dwellings.
The Maplewood City Council adopted this resOlUtion on
,2000.
25
Attachment 13
LOT AREA AND LOT WIDTH VARIANCE RESOLUTION
WHEREAS, Mike Ackerman of Mike Ackerman Construction applied for variances from the
zoning ordinance.
WHEREAS, these variances apply to the Dearborn Meadow development plan the city received
on March 31, 2000. The legal description is:
Lots 16 and 17, Block 6, Lots 27, 28, 29 and the east half of Lot 26, Block 7, Lots 1, 2, and 3,
Block 10, Lots 14 and 15, Block 11, all in Dearborn Park, together with adjacent alleys and
streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to
be known as Lots 1-10 of the proposed Dearborn Meadow)
WHEREAS, Section 36-88 of the Maplewood Code of Ordinances requires that each double
dwelling lot have at least 12,000 square feet of area and at least 85 feet of lot width.
WHEREAS, the applicant is proposing lots with an area of 5,200 square feet and lot widths of 80
feet.
WHEREAS, the history of these variances is as follows:
1. On May 15, 2000, the planning commission recommended that the city council
variance.
this
2. The city council held a public hearing on ,2000. City staff published a notice in the
Maplewood Review and sent notices to the surrounding property owners as required by law.
The council gave everyone at the hearing an opportunity to speak and present written
statements. The council also considered reports and recommendations from the city staff and
planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
variances for the following reasons:
1. There is an unusual hardship. A homeowners' association will own and maintain the land
that the developer would normally use to meet the lot area and frontage requirements.
2. This variance would meet the intent of the ordinance since the project would meet the city's
density requirement.
3. Maplewood has approved the same variances for the Holloway Pond Town House
developments at Holloway Avenue and Beebe Road.
The Maplewood City Council adopted this resolution on
,2000.
26
MEMO
To~
From:
Subject:
Date:
Planning Commission
Melinda Coleman ~
White Bear Avenue Corridor Study
May 10, 2000
INFORMATION
Enclosed is the final copy of the White Bear Avenue Corridor Study. Please review the document
and be prepared to discuss possible implementation steps for the planning commission and city
staff. We are asking the Community Design Review Board to the same. Once completed, staff
will share this information with the city council.
I
~rchltfcrur~
Table o~ Contents
I~m~bdlen
Process
II~li~iI~ll ~ CbImi~
Structure of ~ $~'~
I)e~ign ~
Ins~ Zones
H/smr/c D/stricts
R~ Stud:~ Areas
Cen, ider Plans
Blessed Sacramen~ Church, Bil~ Bmentrup, Jean Tsggs Gregory, John E. Mueller,
Joan L~on Sp/es, Paula
white
bear avenue study
Introduction
white bear avenu
Process and Approach
This conceptual planning process was funded through the White Bear Avenue
Business Association (WBABA), with additional funds from the City of Maplewood.
At the core of this process was a volunteer steering committee representing the
business association, residents, the City of h4aplewood planning staff, the city of
St. Paul planning staff (representing the small area plan task force), with assistance
from the Ramsey County traffic engineers. The committee joined with the consultant
team in meetings and workshops to review and contribute to all phases of the work.
To include the broader co. mmunity into the process, two neighborhood open houses
were held, one at the early stages of the process and one near the end. The first
open house was held to gain an understanding of the biggest issues facing the
people who live and work along the corridor, providing an opportunity for those
people to shape the direction of the emerging project. The second open house
presented more refined concepts and gave community members another chance
to respond to design proposals.
The consultant team then consolidated the ideas and feedback into a conceptual
approach for the White Bear Avenue corridor.
study
( oals and Principles
The White Bear Avenue Corridor Study seeks solutions that strengthen the businesses,
institutions and residential neighborhoods of the corridor, improves the driving and
walking experience along the avenue and enhances the physical appearance of the
street. A number of goals were established at the outset of the design study:
· Respond to the unique and variable qualities of the avenue
('A walk through time...')
· Make the street more pedestrian-friendly and 'soften' the edges
Farmhouse moving from its original location
on White Bear Avenue in Maplewood.
Vintage architectural style typical of much
of White Bear Avenue's buildings.
· Celebrate gateways and transitional spaces as 'icons' on the avenue
· Strengthen the functional and aesthetic character of the commercial areas
and improve their relationships to residential areas and transit
· Work with Ramse¥ Courtly, St. Paul and Maplewood to improve
unsafe intersections
· Provide prototypical facade studies to assist businesses with
redevelopment ideas
· Improve signage, especially at the Hillcrest area
· Improve lighting and landscaping throughout the corridor
· Develop urban design recommendations for the Hillcrest/Builder's
Square area and for the 80 acre
site west of Maplewood Mall
The/~aplewood Community Center - new
construction along the avenue.
Muchlof the commercial development along
the a~enue is found in close proximity to
residential areas.
Commerdal act~ is a sign of a healthy street. Most 6on'mercial ao~ty dong ~ avenue f~cuses
Pedestrian comfort needs to be addressed, on ~ car and ignores the pededrian maim.
white bear avenue stud,/
The following guiding principles (adapted to this corridor) from the St. Pac
Framework Plan are appropriate to the study of White Bear Avenue in both St. Pac
and Maplewood:
· Evoke a strong sense of neighborhood identity
° Invest in the J~Obli~: ~eOlm to spur private investment
· Improve connectivity between land uses and districts along the avenue
· New or renovated buildings should contribute to the overall character of the
street
· Build on existing strengths
· Preserve and enhance heritage resources
° Improve transit and multi-modal options for movement
· Create a safer street
white bear avenu~ study
Defining the Character
Structure the Street
White Bear Avenue changes dramatically in character as one travels from Interstate
94 on the south to Interstate 694 on the north. In St. Paul, the road reflects an
ealier era, when traffic was lighter, lanes were narrower and the streetcar system
was alive and well. The Commercial nodes that are characteristic of this older
section of White Bear Avenue generally grew up around the
places where the streetcar fines intersected. The residential
community surrounded the commercial nodes, including
between nodes along White Bear Avenue. There was a
comfortable relationship between the two land uses, as each
was dependent upon the other. Land uses mixed, also, as
businesses and apartments typically occupied the second floor
above the retail establishments at grade. The street itself handled
far fewer vehicles each day, and speeds were typically slower.
East 7th Street and White Bear Avenue in 1955.
The dismantling of the streetcar system and the incremental
increase in automobile traffic forever changed the once easy-
going ambience of the older sections of White Bear Avenue.
Traffic now moves quickly and purposefully along the corridor,
connecting to freeways and major east-west routes. White Bear
Avenue is a major north-south arterial road, yet it still has narrow
lanes and residences lining it in St. Paul. It is a classic example of
how increased mobility - not with mass transit but the use of the
automobile - combined with demographic and land use
changes, can forever change the nature of a street.
White Bear Avenue thr6ugh St. Paul has a largely residential
and enclosed quality t~ it.
As one proceeds north, the character of the avenue begins to respond to the
impact of the automobile. The Hillcrest development, state-of-the-art in the late
1950s, faces onto wider lanes and establishes a more suburban physical model,
with parking lots now set in front of commercial strip centers. There is more room
for left turn lanes and land uses move further back to accommodate the increased
impact of traffic. The sidewalk lies between the street and the parking lot, often
without a landscaped buffer, creating an abysmal pedestrian experience along the
street. The message of this environment is clear: this is a place for cars, not people
on foot.
White Bear Avenue near Cry Rd C.
at the turn of the century.
white bear avenue study
The character of White Bear Avenue ~ansforms into a wider, more
suburban model as it moves into Ma~lewood.
Moving further north, into suburban Maplewood, the
character of the street changes yet again, and again it is in
response to the impact of the car. Lanes get still wider, turn
lanes are now commonplace, sidewalks come and go, and
accommodations for landscaped edges appear, in an effort
to at least partially ameliorate the effects of high traffic
volumes and greater speeds on the street. Most of the
buildings in this section of the avenue were constructed after
1980, and the sure signs of an automobile-dominated
~nvironment are apparent: parking lots are in front, lighting
is auto-oriented, buildings are set farther back from the road
and have larger signs to be seen from a greater distance, the
number and quality of transit stops is limited, and travelling
from one commercial establishment to another almost
necessitates having a car.
The characteristics and issues at the two ends of White
Bear Avenue are, in some respects, as different as night
and day. One is a modem suburb, with a thriving
commercial district. The other is an older model, struggling
to remain competitive in a mobile society. In between, at
the line between the cities, lies the hybrid environment,
also struggling to compete, but also needing, perhaps, to
re-invent itself and discover a new identity that will work for locals and visitors alike. Without
a dobbt, businesses and residents along the avenue share one thing in common: an
autor ~obile-dominated environment and the wide variety of issues that comes with it.
Maplewood Mall prior to constmdion.
white bear avenue study
·
Mogren's comer, White Bear Avenue and County Rd C.
Connections ang Link, aries
White Bear Avenue is a primary north-south arterial through the east side of St. Paul
and Maplewood, linking Battle Creek Park at the south end to the City of White
Bear Lake at the north. The section studied in this planning effort runs from 1-94 on
the south to 1-694 on the north. The avenue accommodates truck traffic, buses,
and high volumes of automobile traffic. In St. Paul, the street's role as a unifying
element - a '/Vtain Street' for adjacent and nearby neighborhoods - has evolved
over time into a barrier that divides rather than unites the bordering
communities. In ~aplewood, the road is designed for high traffic volumes, and
pedestrian use is minimal.
The intersections with east-west thoroughfares are extremely important components
of the avenue. The interstate crossings and Highway 36 are grade-separated, and
hostile pedestrian environments. They provide, however, opportunities to create
"gateway icons,' which can inform people about the presence of the avenue and
introduce them to the character of the road and neighborhoods.
The at-grade intersections in the corridor vary in scale and type, but Ramsey County
and the St. Paul Small Area Plan is intent on improving the safety of the major
crossings in St. Paul, such as Minnehaha and White Bear Avenue, by adding turn
lanes and improving traffic control. The addition of turn lanes at these intersections
will assist traffic flow, but because of the narrow rights-of-way the widening will
require improvements on the sidewalks and at building facades, and possible
demolition of some structures.
There are other important crossings as well, such as the
Gateway Trail and the bridge over the rail lines just south
of Hazel Park Junior High School. These bridges are
dramatic punctuations along the avenue, and have
tremendous potential as 'places of orientation.'
Railroad bridge near Hazelwood Junior High, ca. 1928
white bear avenue study
ign Elements
White Bear Avenue was traditionally an important 'Main Street" for several east
side St. Paul communities. It ~n~od a number of roles successfully, accommodating a
mix of land uses, and modes of transportation. The street was an active place for
pedestrians as well. Today, those who live and work in the St. Paul portion of the
corridor are interested in calming traffic and creating a more pedestrian and
bicycle-friendly environment. There is a desire to restore some of the positive qualities
that characterized the street decades ago, a desire to create a "place" rather than
a thoroughfare.
In Maplewood, White Bear Avenue has never had the qualities of a traditional main
street. Rather, it has always been as much about movement as it has been about
creating a "place.* Land uses are more consolidated and the fabric of the road is
more disconnected. The scale and design of the roadway requires a different
design response, much more about the landscape and much less about the more
traditional "urban" streetscape elements, such as fencing, historic lighting, walls
and so forth. The "place" in Maplewood is linear, more about movement and the
automobile experience.
Many elements must work together to make the street safer, more comfortable and
inviting. The following elements and guidelines for their use are recommended for
White Bear Avenue:
Lighting is one of the most important components in a successful roadway corridor.
Lights provide safety and security and help define the character of the street. They
are especially important during the winter months. In the "urban" sect/on (St. Paul)
the light fixtures should:
· Reflect the urban, more historic character of the neighborhood
(recommended fixture is the "St. Paul Lantern" fixture)
· Relate to human scale (lower and more numerous fixtures)
· Help animate the street (visually interesting poles and optional multiple vs. single
fixtures on each pole.)
Lantern style light fixtures similar to
the St. Paul standard.
white bear avenue study
Fences are common elements along the road. Fencing helps define an area and
controls movement. It can 'effectively separate public from semi-public or private
space. The quality of fences has a significant impact on the character of the road:
chain link is functional and affordable but too often unattractive; ornamental iron is
more expensive but more timeless and visually pleasing. Fencing on White Bear
Avenue should:
· Reflect the character of the neighborhood it is passing through
(urban vs. suburban)
· Act as a unifying element on the street (commercial and residential designs
should relate but not be identical)
· Be adaptable: fencing might sit on a wall or be free-standing
A durable, high quality parking lot screen.
An example of high quality fencing
appropriate for institutional areas.
Fenci.~g appropriate for residential
appli~.ations.
· Be constructed of high-quality and Iow maintenance materials Bridges and
bridge railings have tremendous potential as icons along the corridor. Typically
yen/utilitarian, the treatment of bridge facades and railings provides an opportunity
to create "gateways" into the community and *accents" along the roadway. Bridges
and railings offer the chance to involve artists in the project, and use the elements
to help identify the road and the neighborhoods along it. Bridges and railing
improvements should:
· Be well designed and constructed of durable, quality materials
· Involve local artists where feasible
· Include the interstate and Highway 36 bridges as well as the Gateway Trail
bridge and the bridge over the railroad tracks in Hazel Park
white
)ear avenue study
Specially paved crosswalks
increased safe~? at intersections.
Paving makes the corridor safer and can add texture and character to the street. It can
help define areas for movement and resting, identify street crossings, and can clarify
public versus private space. While paving design can definitely improve the physical
environment, it is noteworthy that many great streets have no special paving patterns
at' all. Paving design should:
· First and foremost, enhance safety, such as at crosswalks and behind the
curb of the street (in the boulevard)
· Help define different spaces along the road, such as transit stops
· Be simple and easy to~ maintain (snow removal, etc.)
· Be constructed of "genuine" materials (brick pavers or specially scored
concrete as opposed to faux stamped concrete in a brick pattern which will
not hold up over time.)
Walls are often required where changes in grade occur and there is no room for
creating a sloped transition between levels. There are many types of walls available,
from pre.cast concrete systems to natural stone. Walls are very visible in the
environment; they should be:
· Constructed of high quality,.Iow maintenance materials. Longevity is important.
· Compatible with the surrounding context
· Adaptable to a range of conditions on the street
· Capable of being integrated with fencing and landscape materials
Perennial planting ~an be more succ~r~ful
than bluegrass in boulevards.
white bear
·
Street trees and landscaping help soften the urban environment and br/ng color,
texture and seasonal interest to the street. It is critical to design with the Iongo
term health of plants in mind; the corridor environment is harsh and the goal
is to have plants thrive, not just survive. Street trees will be the pr/mary element
added to the corridor. Trees and landscaping should:
· Be hardy, primarily native
· Bring continuity, color and variety to the street
· Be more "urban" in the St. Paul portion of the road: hardy boulevard
plantings behind the curb, trees used in a more traditional boulevard
pattern
· Be more aggressively applied in the "suburban" areas: twin rows of trees
where space allows, masses of shrubs and perennials, "framed" views
of natural openings, ponds, and so forth
· Be planted in generous planting beds rather than isolated in tree grates
avenue study
10
Transit stops are active public spaces. Significant bus use along White Bear
Avenue suggests that careful attention should be paid to public transportation
systems and the character, comfort and safety of trans/t stops. Trans/t stops
should be: ~
· Well lighted and furnished with benches, trash receptacles, etc.
· Protected from inclement weather
· Integrated with the surrounding landscape and streetscape
· Durable, well-designed and well-maintained
· Cleady identified, providing neighborhood identification (signage) and
transit schedules
Signage is an important consideration for White Bear Avenue, especially in
commercial areas. A good sign system will contribute to the friendliness and
legibility of the community. Such a system should:
· Provide a unified framework for the sign systems of the various
commercial districts (e.g. Minnehaha and White Bear, Hillcrest District, etc.)
· Standardize and codify important features of the district systems, such as
size, setback, orientation and location of signs
· Be appropriate to the district (signs on the older buildings in Si. Paul
should relate to pedestrians'as well as passing motorists)
· Be well designed (understated): the sign system has the potential to add
character and identification to the various districts
· Phase out o~d signage with new property owners and developments.
· Business owners requesting public funding for improvements will be
required to comply with signage design guidelines
Cust".om bus shelter design - Federal
'Rese".~e Bank, Mpls.
CustOm bus shelter design - Nicollet Mall,
Exar~ples of signage integrated into the
architecture of the structure.
An example of high qual~ signage on the
Avenue.
white bear avenue study
11
Banners add color and texture to
streets.
Site furnishings and visual amenities beautify the corridor and provide the added
comfort that makes a place inviting and livable. Places to sit, park the bike, toss a
wrapper and buy a paper should be integrated into the design. Colorful elements
such as banners can help identify the neighborhood or commercial area.
Furnishings should:
· Be durable and well designed
· Unify and add character to the street
· Be well located to provide real benefit for those using the area
Attention to street amenities and bicyc~le: use will improve the experience of travelling on White Bear Avenue.
Bicycle connections are important for n~ighborhood access to White Bear Avenue.
Bicycles are a serious mode of transportation for most children and teenagers.
Bicycle movement and parking should be considered and integrated into the
overall streetscape design. Design for bicycles should include:
· Development of bicycle parking areas
· Widened sidewalks to accommodate safe bicycle movement wherever possible
Maintenance, while not a design element, is perhaps the single most important
component in creating a successful public environment. A well-maintained area is
subject to far less vandalism and degradation than an area with poor maintenance.
A coordinated maintenance effort should be a high priority for the entire corridor.
Options for maintenance could include:
· Development of a Special Service District
· Funding through WBABA revenues
· Adopt-a-Block strategies with concerned neighborhood groups
12
white bear avenue, study
Vision
White Bear Avenue is a complex street, passing through a diverse mix of
neighborhoods and land uses as it moves from 1-94 north to 1-694. The common
thread on the avenue is traffic - and lots of it. Although many comment on the
negative impact of traffic, people who live and work in the neighborhoods along
the corridor have come to rely on the road as the prime north-south route that links
them to the major crossroads. As well, traffic is an important asset to merchants
along the avenue. The avenue is used heavily by both truck traffic and transit and
the livability of the street ~as been slowly eroded over several decades. In
Maplewood, in contrast, the avenue successfully fulfills its role as a major arterial
route through the city serving primarily commercial uses along its edges.
The V/s/on
The story of White Bear Avenue is one of diversity and change. It will continue to
evolve in the future, but focused and directed change can restore and revitalize
those elements that historically made the avenue a welcoming place for those who
live and work nearby.
The vision for White Bear
Avenue describes an active,
thriving street. Traffic will
continue to move through
the corridor, but the design
treatment of the edges of
the road in the St. Paul sec°
tion will focus on calming the
traffic and creating a
much safer and more
inviting pedestrian realm.
Sidewalks will be wider,
where possible, and boulevard strips (between the sidewalk and curb) will contain
well-tended landscaping (or decorative paving in commercial areas), new trees, as
well as historic lighting, improved signage and comfortable transit stops. Street
crossings at the major intersections are designed to make the intersection safer and
more attractive.
white bear avenue study
13
In Maplewood, the
avenue will become
much more parkway-like,
less defined by the parking
lots and mix of land uses
(strip malls to "big-box"
retail to residential) at its
edge and more defined
by the landscape elements
and lighting that reinforce the linearity of the street itself. Boulevard trees (in
double rows where space allows), new lighting, large masses of shrubs and perennials
at key intersections, combined with framed views into the "natural" pockets along
the road will create a much more beautiful driving experience. Well designed transit
stops and an improved "hOb" at Maplewood Mall will encourage use of the bus.
The sidewalks will be continuous along the avenue and well-connected back into
the adjacent neighborhoods and commercial districts.
Public and private re-investment in the corridor will
bring new life to the older commercial nodes in
St. Paul, through such approaches as facade
improvements, coordinated, well designed sign systems,
lighting, paving, and shared parking strategies. In
the residential areas, the use of terraced walls, well-
detailed fences, new lighting, planted boulevards
and improved landscaping will bring a softer, more
residential quality to the street.
create a much more intimate - and less auto-dominated
- physical environment. The car will be accommodated,
but new commercial buildings will be built closer to the street, with parking and
other land uses, such as offices, occupying the space behind.
Re-establishing an inviting and safe pedestrian realm, which is absent from Hillcrest
today, will transform this site into a more distinctive shopping district.
In the transitional commercial areas, such as
Hillcrest, land use changes will combine with new
signage strategies, lighting and landscaping to
white bear avenue study
14
The concept for White Bear Avenue responds to the range of personalities of
the roadway. The following elements comprise the concept plan:
( ate a ys
This study has identified several gateways, located at the south end of the
study area iat Interstate 94), the intersection with Minnesota State Highway
36, the north end (at Interstate 1-694) and the bridge over the train tracks at
Ames Street. All gateways occur at bridges or viaducts. The bridges all have
very utilitarian designs and are lacking unique identities. All sites have
significant area available for landscape improvements.
The concept calls for re-developing the gateway bridges as major features in
the corridor. Redesigned concrete walls and piers, railings and lighting can
combine to create more meaningful, elegant and engaging pieces of public
infrastructure. In downtown St. Paul, bridges over 1-94 were re-designed with
much more attention to detai~ing, giving them a more refined appearance
and a "sense of place" in the Capitol district. In/Vlinneapolis, older freeway
bridge railings are being replaced with new railings that reflect the historic
"wave" railings found in the city. The re-design of the "gateway" bridges should
recall the history of White Bear Avenue and the neighborhoods that exist
along it. They are an excellent opportunity for the involvement of public artists
from the area, who can contribute meaningful ideas and designs to these
important public infrastructure elements.
One ~ three highway bridges along the car-
Existir~g bridges are strictly utilitarian, lacking
in ch6racter.
City ~f Minneapolis' standard bridge railing.
white rear avenue study
I
15
Imtitut/onal Zones
Two districts in the corridor have been identified as Institutional Zones. The first,
located at the intersection of White Bear Avenue and 3rd Street, is actually a mix
of institutional and commercial uses framing the intersection. A large open lot with
a high fence serves as a recreational area. The intersection lacks cohesiveness and
a sense of place.
The plan calls for strengthening the presence and visual' attractiveness of this
node using double headed pedestrian scale light fixtures (the St. Paul Lantern)
a block north and south of the intersection, as well as east and west for one
block on 3rd Street. Additional streetscape elements, including segments of
fencing and landscaping will soften the parking lots at the commercial buildings.
Modifications to the high fence are also recommended. Public artists should
be engaged to partic~ipate in the design development.
The second institutional zone is located in the Hazel Park neighborhood,
including Ames School to the south and Hazel Park Junior High to the north
and includes Blessed Sacrement Church and School, and the Masonic
Temple. The railroad bridge climbs in elevation, visually and physically
separating the two areas.
The plan suggests that the entire zone should be unified, using a variety of
approaches. First and foremost, it calls for the use of the double fixture
pedestrian-scale light fixture from Ames on the south to Maryland on the north.
The bridge itself should be perceived as an important icon on the road, a point of
transition and a unifier rather than a dividing element. The accent lighting should
cross the bridge, highlighting its form and celebrating its structure. New railings
and side walls could add still another level of detail and interest to the bridge.
The two schools have available land for improved landscaping and an integrated
"artsign," which would identify the institutions in a very unique and engaging way.
The landscape/sign combination could involve public artists and students from the
schools.
white bear avenue study
16
!
In many respects, the commercial nodes are the most important visual and
structural components of White Bear Avenue. As noted eadier (see 'Structure of the
Street~'), the character of the commercial nodes changes as one moves along the
avenue. The small, "streetcar# districts in St. Paul have all suffered from varying
degrees of disinvestment as larger strip malls and shopping areas have been
developed. The larger sh.opping center in the St. Paul area, at Hillcrest, has
become dated and less able to compete as some of the important tenants have
moved on and as the newer, state-of-the-art suburban retail areas have come
online.
The Maplewood segment of White Bear Avenue is heavily dominated by commercial
uses and, with the exception of some of the more dated strip malls, is a reasonably
successful single-use district.
The plan addresses several commercial districts. The
first, at Minnehaha Avenue and White Bear Avenue,
is slated for widening to include left turn lanes on
White Bear. The plan responds to the heavy traffic
at the intersection as well, suggesting the double
fixture St. Paul Lantern, well designed crosswalks,
interchangeable fabric banners that provide
neighborhood identification as well as color and
movement, iron fencing for added pedestrian safet~
and use in conjunction with plantings to screen
parking, ond brick paving in the boulevard areas
where them is not enough width for tree planting. Adding
street trees where gaps exist is also recommended.
Intersection of White Bear Avenue arid Minnehaha with redeveloped florist
on northeast comer and expanded p~. rking for Italian Oven
At Seventh Street, a similar palette of materials should be used. In addition, a parking
strategy should be developed that encourages shared parking for all businesses in
the area, to consolidate and beautify the node, make it easier to park and shop at
the stores, and to reduce the visual impact of surface parking on the area.
The Hillcrest commercia~ dis~ct is an auto-oriented shopping center, and a much
larger node, stretching from Sherwood Avenue at the south to Larpenteur Avenue
at the north. The district is a hybrid, with some stores fronting directly onto the
sidewalk, while others are set back, creating a potentially pedestrian-friendly 'front
yard" spacethat accommodates landscaping, seating areas, and so forth.
The Hillcrest Center evolved as a series of separate buildings joined in a mall-like set-
Hillcrest Shopping Center, ca. 1958
white bear avenue study ·
17
Hillcrest Center before improvements.~i
Hillcm~ Center after improvements.
ting, but with separate entries and
identities. Parking is located between
the mall and the street, typical of similar
commercial developments built in the
late 1950s and 1960s. The west side
of White Bear Avenue contains a variety
of commercial uses, including a former
restaurant, but the combination of
varying setbacks from the street,
interspersed surface parking lots and
competing signage result in a poor
street edge and a visually chaotic
environment.
The plan recommends the use of double
Across Hillcrest Center before irnprov~ments. Across Hillcrest Center after improvements, fixture lighting, improved landscaping,
colorful banners identifying the shopping district, added street trees and well-
developed pedestrian crosswalks. Screening of parking, and separating parking
from the sidewalk as much as is feasible, is also recommended to create a more
comfortable pedestrian zone.
'Natural window' south of Gateway 'J'rail
Natural Windows
'Natural window' north of Gateway Trail
There are a number of sites in
Maplewood that provide the unique
opportunity to observe wildlife,
wetlands, natural vegetation and so
forth. The plan suggests that these
areas are important facets of the
avenue, and should be celebrated and
accented. Where the opportunities
occur, landscape strategies should "frame' key views and augment the existing
landscape with additional plantings. Such sites occur just north the Gateway Trail
Bridge, on both sides of the road, and north of County Road C, on the east side
of White Bear.
· white bear avenue study
!
Sut,urban Edges
.[he physical, cultural and visual character of White Bear Avenue changes as one
move north into Maplewood. The road itself was designed to bundle much greoter
volumes of traffic, and does so very successfully. '[he experience is o linear one,
most often experienced by the driver heading to o store, theater, restaurant, etc.
1'he views ore of buildings {or the moll) set bock from the road, with parking in the
foreground, in some cases, a berm has been developed to soften the transition
between the road ond the commercial districts.
The plan recognizes the innate
quality of suburban White Bear
Avenue, and suggests a soft, ~t
strong design response that is
essentially dependent upon light
and landscape. New light fixtures,
with a more contemporary character
than those used south of Larpenteur, should create a unique character and "mood"
along the avenue. Aggressive landscaping, including boulevard trees (hardy
maples) - in double rows where space allows - and a variety of shrub masses to
screen parking areas, wi[~ enhance the ~inearity of the driving experience. Where
feasible, median plantings should be introduced. Raised planters with prairie grasses
and wildflowers are suggested due to their durability and beauty. Other elements
could augment the landscape foundation for the street, including Iow stone walls.
~¢0/~
In addition to the bridges that have been identified as important opportunities for
re-design, there are other icons that should be identified and celebrated along
White Bear Avenue. Two, in particular, provide major foca~ points. The Ramsey
County Farmstead is an histo~c complex that has long been an important landmark
on the avenue. It speaks to the history of the road, but also of the entire area. The
farmstead must be protected and celebrated, and remain accessible, both visually
and physically, from the avenue.
white bear avenue study ·
19
Rarnsey County farm ca. 1935.
Gas Station at White Bear Avenue andi7th St.
ca. 1936
The second important feature, located just north of the farmstead, is the
Gateway Trail, also known as the Willard Munger Trail after the Minnesota
legislator who saw the potential for converting this abandoned rail corridor
into a regional recreational trail. Munger worked tirelessly for its development.
The trail, which will eventually connect St. Paul to Duluth, symbolizes the
interco~nectedness of communities across the state and the ingenuity of
adapting one system of movement to another ("rails to trails"). The crossing
point of the trail could be better identified and celebrated.
H to c
White Bear Avenue connects many neighborhoods as it moves through
Maplewood and St. Paul. As mentioned eadier, travelling north from 1-94 is
an experience of moving through time. There are many jewels along the
Avenue that should be preserved and highlighted. Among these jewels is the
Hazel Park Neighborhood.
The Hazel Park Neighborhood was an original commuter rail suburb, named
for the wild hazel bushes that grew in the area. The district is home to buildings
such as Ames School, the former Hazel Park commercial club, presently home
to the Camel Club, and many traditional turn of the century homes including
the Schneider house. The Schneider house is listed on the National Register
of Historic Places.
The Owen Residence near Ames Street.
ca. 1906.
As part of the White Bear Avenue improvements, this district could be identified
in a special way. Banners could be used to identify the area. Small hanging
signs could be designed to attach to the street signs in the area, identifying
it as a dish'ict. Also, as open lots occur along the Avenue, they could be
planted into gardens, and the hazel bush could be highlighted and used as
a district-wide landscaping theme.
1023 White Bear Avenue today.
There have been historical accounts about the once-suburb turned city over
the years. Celebrating this history will add to the overall enrichment and
experience of the Avenue.
white bear avenue study
2O
Recle e[opment Study Areas
Two large sites were studied in greater detail as part of this
project. Both are located in Maplewood, but one, the Builder's
Square site, is located on the border with St. Paul, and is
arguably a part of the Hillcrest commercial node.
The site once housed a Builder's Square store in a very large
building with an equally large parking lot. The building
appears completely incompatible with the adjacent community
just to the east especially because the sen~ice side of the building
faced the neighborhood. Ironically, residents actually appreciate
how the structure reduced the impact of White Bear Avenue
and its commercial eslablishmenls on their neighborhood.
The long range recommendation for the site suggests that
North Saint Paul Road would be diverted along Ripley,
eliminating the angled intersection with White bear Avenue
and creating more developable blocks north of Larpenteur.
These more developable blocks would contain commercial
that is oriented towards White Bear Avenue. The former
Builders Square building is slated for re-use as a church with
possible accessory community uses including children's day
care, and classrooms. Other possible uses include a book-
store or small cafe owned by the church.
Over time, the commercial areas currently existing along
White Bear Avenue and North St. Paul Road are redeveloped
to focus on the avenue. This creates a contiguous corridor of
commercial use that works together from the Hillcrest
Shopping Center, to the newly developed commercial north of
Larpenteur. The commercial and residential uses along
Larpenteur Avenue, east at White Bear Avenue mirror each
other block by block. This knits these two districts together,
creating a more understandable neighborhood that supports
community living.
II
white bear avenue study
21
(Larger image viewable on pages 38,39).
The second site is located immediately northwest of Maplewood Mall. An 80 acre
parcel, this study area is currently occupied by an old homestead, with two ponds
and extensive stands of evergreens and deciduous trees. The site is lovely, and valuable
because it is zoned for commercial use and because of its proximity to the mall.
The recommendation suggests that the site is a pivotal piece of property in the
community. There have been commercial failures in the area, and the site actually
presents a unique opportunity to develop a mixed-use district,
with housing, office use and commercial development.
A concurrent market study corroborates the high potential of
the site for a blend of uses. This study recommends the
development of housing (varying types, for varying incomes and
populations) on the western and northern portions of the site,
extending west into the adjacent 80-acre parcel. Commercial
and office uses would be developed to the south and east,
relating to existing land uses. The large pond would be
retained as an amenity for the office workers. New streets
would link the mall to Hazelwood Avenue on the west, providing
a new network of roads to access and depart the mall. A new
north south street, already visible between the hospital/clinic site and the commer-
cial strip mall just to the east, would connect north to County Road D. The system
of streets would provide reasonable access throughout the new district. The location
of an expanded new park and r~de facility on the southwest corner of Maplewood
Mall will further transit connections to the broader community.
A transmission line crosses the site, and standard procedure suggests that the area
within this easement should not be developed. The opportunity exists, however, to
develop a marvelous open space corridor that would have a trailhead close to the
mall and extend west to the trail that will eventually link to White Bear Lake, Hugo
and points north with the Gateway Trail to the south. This immediate access to a
regional trail system is becoming an important selling point for new housing,
whether for seniors, young, entry level home buyers, or renters. The site cleady
presents a wonderful opportunity for the development of an integrated, mixed-use
community.
This redevelopment will impact the existing traffic congestion at White Bear Avenue
and Interstate 694. Further study needs to be done on possible linkages to Highway
61 and County Road D. This connection 'to Highway 61 is imperative to the
success of any further development on this site.
white bear avenu~ study
22
mendati
Visitors to White Bear Avenue are bombarded by a cacophony of signs. With their
dissonant colors, shapes, heights, and lettering, the avenue's signs lose their
readability and function. Business owners and residential neighbors alike have
concluded sign guidelines are necessa~/to improve the avenue's character and the
unique spatial and architectural conditions of its commercial districts.
A good sign system will contribute to the friendliness and legibility of the communih/.
Such a system should:
· Provide a unified framework for sign systems at the various commercial districts
le.g. Minnehaha and White Bear, Hillcrest District, etc.);
· Standardize and codify important features of the district systems, such as size,
setback, orientation and location of signs;
· Be appropriate to the district (signs on the older buildings in St. Paul should
relate to pedestrians as well as passing motorists);
· Be well designed (understated): the sign system has the potential to add to the
character and identification of the various districts; and
· Provide clear identification of the avenue's businesses.
The White Bear Avenue Signage Guidelines have been developed to support these
objectives:
Corridor Wide Guideline ....
· Design banners with a common shape along the corridor, patterns could be
reflective of neighborhood designation
· Use Business signs to inform customers of the types and locations of businesses,
not to advertise products.
Sign Placement Guidelines...
· Design new buildings so that signage is integral or has a specific place on the
building
· Never cover windows or architecturally significant details with signage
· Orient only one sign per business to the street
'gn
Kroger Foods, sign incorporated into
building
MidAmerica Bank - rause of sign
Hillcrest State Bank, integrated into
building
white bear avenue study
23
Sign Guidelines by Type ....
Roof Signs
· Use roof signs only to match rooflines and unify signbands on adjacent
buildings. Roof signs should not be used for advertising
Grouped Signs
.· Use grouped signs to identify businesses that have no direct access from the side
walk. Place signs within a common framework.
Painted Signs
· Painted permanent window signs should occupy no more than 10 percent of the
window area.
· Signs painted directly on buildings are prohibited.
Temporary Signs
· Do not use temporary or trailer signs.
Pole Signs
· Use pole signs only with buildings that are occupied by a single business and
that have a setback from the street right-of-way greater than 35 feet. Pole signs
should use as little structure as possible. Structural elements of the sign should
be painted black and the highest point on a pole sign shall be no more than 20'
above grade.
Ground Signs
· Use ground signs only when a building is set back from the street right-of-way
more than 35 feet. Place ground signs parallel to the street.
· Ground signs should only be used for institutional, professional and industrial
buildings.
· Bench signs are prohibited.
While these guidelines may form the basis for revisions to the sign ordinance for
White Bear Avenue, community organizations can apply them now in decisions
regarding funding for facade improvements and businesses can incorporate them
in the design of new and replacement signs. As old signs are phased-out during a
normal business cycle and replaced with more fitting signs, White Bear Avenue's
image will become more orderly and graCious.
white bear avenu~ study
White Bear Avenue
Studi
The architectural evolution of White Bear Avenue has closely followed the changes
in commercial activity and transportation during the twentieth century. White Bear
Avenue showcases everyday examples of the building forms and styles indicative of
this evolution and offers a linear tour of this evolution in popular culture. The five
facade studies focus on existing buildings representative of these changes and are
examples of recommendations 'developed for the renovation of existing buildings
on White Bear Avenue.
At the turn of the century, commercial establishments served the immediate
residential neighborhood and clustered around street intersections convenient to
streetcar stops and other generators of neighborhood activity, such as churches
and schools. These commercial intersections were focal points of daily life for their
neighborhoods. Sonny Heck's store at the corner of Case Avenue was a
commonplace building constructed in the early twentieth century as a dry
goods store with an upstairs meeting room, where - for a period of time o
church services were held. The original facade has been greatly altered
and a one story wing was added along the White Bear Avenue front in
the 1950s. The building is currently used as a convenience store with apart-
ments on the second floor; its original features are obscured by signs and
by alterations. The proposed renovation retums the building and its addition
to their original character. Inspired by an early photograph of the building,
the tum-of-theocentury building would have new windows and storefront
designs and wou~d be re-sided with clapboard siding and trimboards in
keeping with its original character . The 1950s addition is shown with
clerestory windows to flood the interior with natural light and a new, more
welcoming entry. While the two buidings have little in common, they can
comfortably co-exist, if the renovation sets up a sensitive relationship
between their proportions, lines, materials, and colors.
951 White Bear Avenue presently
Sonny Hecks ca, 1916
Existing convenience store.
JeT's Drive-In ca, 1950's
By the middle of the century, the automobile had become "king of the
road" and White Bear Avenue responded with auto-oriented businesses.
Possibly the most memorable of these is Jerry's Drive-In, which has
operated south of Larpenter Avenue since the late 1940s. Originally
Jerry's D~ive-ln with proposed improvements.
white bear avenue study
25
Existing view at Jerk's Drive. In
Minnehaha Tavem as if currently exists
Proposed improvements to Minnehahb Tavern
Hillcrest Shopping Center, ca. 1950'~:
white bear avenue, study
26
constructed of stone and glass with a simple, streamlined canopy,
Jerry's was a destination for the neighborhood and a place to see
and be seen. Over the years, as the interest in drive-ins waned,
the front canopied parking area was filled-in to accommodate
restaurant seating. The concrete block facade of this in-fill
presents a rather forbidding face to the avenue. With current
nostalgia for the Fifties, now is the time for a return to the open
appearance of the canopy. The illustration shows a restoration of
the open canopy for car service with a smaller walk-up
dining/take-out area. Another option would be to enclose the
canopied area in glass curtainwalls or glazed garage doors so
that year-round use of the space is possible. The remodeling of
Jerry's should recognize the Fifties kitsch element in form, detail,
lighting, and color.
During the 1970s, as Jerry's enclosed its drive-in area and as our
love affair with the automobile fell victim to a general malaise
about raising energy costs and conspicuous consumption,
Minnehaha Tavern was constructed at the intersection of White
Bear Avenue and Minnehaha. Its windowless concrete masonry
facade was a response to the era, but offers little to the street or
to the patrons sitting inside. Concurrent with this study, the city
and county are considering proposals to widen White Bear
Avenue at this intersection to create safer traffic conditions. This
roadway widening will necessitate the redesign of the tavern's front
facade. This redesign presents an opportunity to reorient the
building entrance off of White Bear Avenue, to blend the building
with its landscape, and to introduce windows into the dining area.
This would enhance the dining experience while creating a more
open relationship to the street and improving on the image of the
building without obscuring its original character.
Hillcrest Shopping Center spans several decades in its construction
and commerce. Starting at the far-reaches of the growing suburbs
in the 1950s and built one storefront at a time, Hillcrest became
the retail magnet on White Bear Avenue. As times and the
development passed it by, Hillcrest has proved the adage, "Left
alone, the Mall dies." With increasing commercial development
further north in Maplewood and especially with the success of
Maplewood Mall, Hillcrest could no longer compete for major
retailers. Although, in recent years, it has undergone a cosmetic
facelift to reposition it in the retail market, Hillcrest cannot be successful
without major surgery. Hillcrest is composed of large, deep lease-
holds, which are neither expansive enough for contemporary "big
box" national retailers nor small enough for intimate, locally-owned
shops. The stud? looks at short and long term redevelopment options
for Hillcrest. The short-term redesign of Hillcrest proposes selectively
demolishing portions of t~e shopping center to create retail
courtyards surrounded by shallow leasehold spaces with greater
exterior surface for display and visibility. This short-term approach
would also allow for the re-use of the east side of the shopping
center buildings for additional retail space or for office uses. Three
retail courtyards are proposed with signs at White Bear'Avenue
identifying the shops surrounding each courtyard and pedestrian
ways leading from the avenue through the parking lots and courtyards
to a greenway connecting into the neighborhoods akx~g Gary Place.
The character of the redesigned shopping center would be intimate
and carefully landscaped to enhance the shoppers' experience as
they move from the parking areas through the varied shopping
courts. The storefronts around the courtyard should be highly
articulated and create an environment that draws shoppers to explore.
The long-term proposal calls for the demolition of Hillcrest in its
entirety and the redevelopment of its site for a mix of uses.
Free-standing retail structures are proposed along White Bear
Avenue. Viewing from the avenue between these smaller buildings,
passersby would see an open plaza extending the length of the new
development. Fronting the east side of the plaza, three larger buildings
are proposed, which include a mix of retail, office, and residential
space. These buildings would be three stories in height and would
wrap around parking structures serving the redevelopment area. The
feasibility of this aggressive redevelopment of the Hillcrest site is
dependent on increased residential and commercial development
on adjacent sites.
Hillcrest section,
(Larger image ~iewable on page 37).
Hillcmst plan - short term ~orovemer~
(Larger image viewable on page 36).
(Larger image ~ewable on page 36).
View of back ofiHillcrest - Gan/Place - as it currently
Proposed impro~ments to Gan/Place and Hillcrest.
white bear avenue study
27
Notwithstanding the ebbing of Hillcrest and other similar shopping malls, strip
malls have continued to be constructed north on White Bear Avenue into
Maplewood. These retail facilities thrive on being the newest places in the best
location. Therefore, the competition to keep pace with changing trends is intense
and the need to be 'new and improved' is foremost in maintaining the competitive
edge of an existing strip mall. The study looks at the existing strip mall at the
intersection of White Bear Avenue and Beam Avenue. The proposed alterations
reorganize the signs on the building's storefronts by supporting them off a horizontal
roof element over the sidewalk. The roof gives a feeling of enclosure to shoppers
as they walk along the storefronts and visually adds depth to the building facade.
Landscaping would be integrated into the facade treatment and into the parking
lots to soften the appearance and make the shopping center more inviting. Vertical
elements making entry points, such as a clock tower and ornamental trees, act as
counterpoints to strong horizontal orientation of the building form. Lighting of the
facade and parking lots would add to the pedestrian scale and to a more unique
image.
Maplewood strip mall at Beam and g~hite Bear Avenue
Because shopping streets such as White Bear Avenue
continually evolve in response to market trends and
simply to remain fresh in shoppers' minds, the buildings
on the avenue will necessarily change their image over
time. As this occurs, these remodelings and new buildings
need to .respect the avenue's rich architectural character
while incorporating the best of contemporary retail
design to create a festive, connected shopping
experience that adds to the sense of community evident
in the neighborhoods it serves.
Proposed changes fo mall facade
white bear avenu~ study
28
ridor
ns
white bear avenue study
29
~m ~1 r Ave~e GonMor.
white bear avenu, study
30
WHITE BEAR AV~NUI~ OORRIDOR
~ TOSTILLW,4TERA~ENUE
dM# IIdu,~ m
wHn'B BEAR AVENUE OORRIDOR
STILLWA~.R AVE. TO ~ AYE.
bear avenue study
white -
3!
32
white bear avenun study
· meM.
WHITE BEAR AVENUE CORRIDOR
If i I I ' ' 1 T
!
I
i
I
I
i
i___
!
I
"!
white
33
34
I-.--.----- WHIT~ BEAR AVENUE (XIRRIDOR
~ 3~ T0 BEN, AVE.
white bear avenue study
i
INHITE BEAFI AVENUE BEAM AVE. 70 flWY.
white bear avenue study
&
· 35
Pedestrian Way
Office Courlyard i ~
Service Access/Parking Interior
Leasehold Space
Retail Cour~ard
...._Retail~Leaehold Space
Parking
Signs
Strip
L
Pedestrian Greenway
Service Parking Drive
Grouped
n Mall
Office or Residential - 2-3 stories
Structured Parking
- 2-3 stories
L_
white bedr avenue, stuod¥
36
white bear avenue study
Xpnt$ ofluo^o JOOq o;!~A~
u
white bear avenue study
39