HomeMy WebLinkAbout07/06/2000BOOK
1. Call to Order
MAPLEWOOD PLANNING COMMISSION
Thursday, July 6, 2000, 7:00 PM
City Hall Council Chambers
1830 County Road B East
2. Roll Call
3. Approval of Agenda
Approval of Minutes
a. June 5, 2000
b. June 19, 2000
o
New Business
a. US West Telecommunications Monopole Conditional Use Permit (1194 County Road C)
b. Super America (1750 White Bear Avenue)
1. Conditional Use Permit
2. Parking Reduction Authorization
6. Visitor Presentations
Commission Presentations
a. June 26 Council Meeting: Mr. Thompson
b. July 10 Council Meeting: Mr. Rossbach
c. July 24 Council Meeting: Ms. Fischer
Staff Procreations
9. 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
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 ther; 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.
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Revised: 01/95
MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
MONDAY, JUNE 5, 2000
CALL TO ORDER
Chairperson Fischer called the meeting to order at 7 p.m.
II. ROLL CALL
Commissioner Lorraine Fischer
Commissioner Jack Frost
Commissioner Matt Ledvina
Commissioner Paul Mueller
Commissioner Gary Pearson
Commissioner William Rossbach
Commissioner Milo Thompson
Commissioner Dale Trippler
Present
Present
Present
Present
Present
Present
Present
Present
III.
APPROVAL OF AGENDA
Commissioner Frost moved approval of the agenda, amended to add 7.d. Sensible Land Use
Coalition, 8.b. Maplewood Night Out, and 8. c. Annual City Tour.
Commissioner Pearson seconded. Ayes--all
The motion passed.
IV. APPROVAL OF MINUTES
May 1, 2000
Commissioner Frost moved approval of the minutes of May 1, 2000, as submitted.
Commissioner Ledvina seconded. Ayes--all
The motion passed.
May 15, 2000
Commissioner Frost moved approval of the minutes of April 17, 2000, amended to include the
statement that Mr. Roberts had not received official, written notice of Mr. Seeber's resignation
but was advertising for a new commissioner based on verbal information received from
Mr. Seeber. The two statements about a commissioner's job were also deleted from the record.
These c~rrections were in VII. D. on page 9.
Commissioner Ledvina seconded. Ayes--all
The motion passed.
NEW BUSINESS
A. Zoning Code Chango Business Commercial (BC) Zoning District
Ken Roberts, associate planner, presented the staff report. Commissioner Rossbach compared
the remodel of the Hesley office on White Bear Avenue, where an addition was inc~rporated
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Minutes of 06-05-00
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into an existing house that made it look like one building, and the Fresh Paint building on
Gervais. This building did not resemble the house in any manner. Mr. Rossbach felt the staff's
recommendation would not have redevelopment "blend in more." He suggested a change that
would permit a single family residence designed into a commercial building for use of an
occupant who is an employee of the business. He also thought it could be specified that the
design blend with the existing building.
Commissioner Trippler advocated deleting the phrase "when in sight of or structurally connected
to" and insert "a dwelling unit for one family may be included in the structure when it is an
integral part of the principal building for a business use." Commissioner Frost thought this
wording also was debatable and ambiguous. Mr. Roberts suggested taking out the portion of
the staff proposal that said "or structurally connected to" and leave "when in sight of the principal
building of a business use." Mr. Rossbach did not want to have a commercial building and an
old house sitting on the same lot. Commissioner Ledvina agreed with Mr. Rossbach.
Commissioner Thompson speculated about the need for this change if White Bear Avenue is
updated. Mr. Rossbach clarified that he thought a sb:ucture could be used either as a
commercial building or as part of a commercial building but it should be incorporated so that it
looks like the rest of the project. Two different styles of building should not be on the same lot.
Mr. Roberts confirmed that an applicant would be allowed to retain the appearance of his home
and use it as an office if it met the building code. He could also live in this home. Mr. Roberts
proposed that a sentence saying "the dwelling unit may not be in a separate building from the
business use" could be added. Commissioner Trippler suggested "the dwelling unit for one
family may be located in the principal building of a business use. The dwelling unit and the
principal business building must be located in the same structure."
Commissioner Rossbach said a lot of consideration was being given to living in the structure but
not about it being architecturally tied into the proposal. The board discussed various areas
where an existing house could potentially have a commercial structure added in the future.
They also discussed a business having an office on the second level that is converted to living
space.
Commissioner Frost moved the Planning Commission recommend approval of the ordinance
changing Section 36-151 (Business Commercial) District as follows:
(1)
A dwelling unit for one family when inside the principal building of a business use. The
dwelling unit may not be in a separate building from the business use.
There was no second.
Commissioner Rossbach moved the Planning Commission table this item until the next meeting
to allow staff and the commission to consider it further and get better verbiage.
Commissioner Pearson seconded. Ayes--all
The motion passed.
Bo
Zoning Code Change--Limited Business Commercial (L.C. Zoning District)
Ken Roberts, associate planner, presented the staff report. He then answered questions about
the staff report. Commissioner Ledvina felt the words noxious and hazardous referred more to
wastes and air quality. He suggested saying "not detrimental to the public safety, health, and
welfare." Commissioner Mueller thought the words "nuisance-causing" would also fit in this
instance. Commissioner Tfippler said, in his office, noxious is used for air emissions and
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Minutes of 06-05-00
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hazardous for solids, liquids or anything that pertains to hazardous waste. He did not have a
problem with either term. Commissioner Thompson suggested adding something about sound
because it can be disturbing to a neighbor. Commissioner Rossbach was in favor of saying that
it could not be a nuisance to the community around it.
Bob Tilles, of Tilles Certified Orthotic Prosthetic, Inc., was present at the meeting. During the
last nine years that he has had his business, he has addressed numerous OSHA guidelines in
regard to noise and hazardous waste issues. A safety compliance committee also assessed his
facility.
Mr. Roberts said there have been no complaints from Mr. Tilles' current location but there were
some from a previous location. These related to fumes from one of the processes. Mr. Tilles
said the complaints were from psychologists on the second floor of his facility. He maintained
that, after complete investigation, it was determined that his business was in compliance with the
requirements at that time.
Commissioner Rossbach moved the Planning ComMission recommend a change in the L.C.
District Regulations as follows:
Section 36-154(a) Permitted Uses. Offices, medical or health-related clinics and day-care
centers. Uses similar to those above are allowed if they are not a nuisance nor noxious or
hazardous. Uses that are not clearly similar shall be reviewed by the city council for a
determination of compatibility.
Commissioner Frost seconded.
Ayes--all
The motion passed.
VI. VISITOR PRESENTATIONS
There were no visitor presentations.
VII. COMMISSION PRESENTATIONS
B.
C.
D.
May 22 Council Meeting: Mr. Mueller reported on this meeting.
June 12 Council Meeting: Mr. Ledvina will attend this meeting.
June 26 Council Meeting: Mr. Thompson will attend this meeting.
Sensible Land Use Coalition: Mr. Rossbach reported on this seminar about the "total cost of
transportation."
Chairperson Fischer mentioned the Midsummer Night Celebration article in the Maplewood in Motion
and encouraged the commissioners to attend one of these events.
Viii. STAFF PRESENTATIONS
Reschedule July 3 Meeting: The concensus of the commission was to reschedule the July 3,
2000, meeting to July 6, 2000.
Maplewood Night Out: Ken Roberts asked for volunteers from the commission to attend this
event. Volunteers would receive a free t-shirt. Commissioner Rossbach, Ms. Fischer and Mr.
Thompson indicated that they would attend.
Ken Roberts mentioned that the city is trying to get a coach bus, instead of a school bus, for the
annual city tour.
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Minutes of 06-05-00
IX. ADJOURNMENT
The meeting adjourned at 8:16 p.m.
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MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
MONDAY, JUNE 19, 2000
I. CALL TO ORDER
Chairperson Fischer called the meeting to order at 7 p.m.
I1. ROLL CALL
Commissioner Lorraine Fischer
Commissioner Jack Frost
Commissioner Matt Ledvina
Commissioner
Commissioner
Commissioner
Commissioner
Commissioner
Paul Mueller
Gary Pearson
William Rossbach
Milo Thompson
Dale Trippler
Present
Present
Present
Present
Present
Present
Absent
Present
III. APPROVAL OF AGENDA
Commissioner Frost moved approval of the agenda, as submitted.
Commissioner Pearson seconded.
Ayesmall
The motion passed.
IV. APPROVAL OF MINUTES
There were no minutes.
V. PUBLIC HEARING
Highpoint Ridge (County Road D and Highway 61): Comprehensive Plan Changes-R-1 (single
dwellings), R-lS (single dwellings - small lot) and M-1 (light manufacturing) to R-3(M) (residential
medium density) and drop planned minor collector street; Conditional Use Permit (CUP) for a
planned unit development (PUD); Preliminary plat; and No parking for one side of private streets
and driveways
Ken Roberts, associate planner, presented the staff report. He answered questions about
proposed traffic signals at Lydia and Highway 61 and anticipated traffic patterns in the area. The
developer has not presented design plans for the apartment complex. Mr. Roberts thought the
density and unit count was important but Commissioner Frost was concerned about the "mass of
buildings."
Commissioner Tdppler commented on the extensive amount of traffic currently at County Road D
and Highway 61. Ken Haider, city engineer, said the basis of a long-term plan is to combine the
County Road D and 1-694 ramp traffic into one intersection that crosses Highway 61. He felt
additional development at the Maplewood Mall would be the impetus to start this traffic-control
project. Mr. Haider spoke about the allowance of u-turns on streets.
Mr. Roberts answered questions from Commissioner Mueller on parking for the apartment
complex and the affect of an apartment building on property values. He pointed out that the
proposed apartment building was fairly well isolated from the existing homes in the area.
Frank Frattalone, the developer of the project, described his proposal. He said their traffic plans
were submitted to the state for Highway 61 and the county for County Road D and were approved
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by both. He pointed out that, even though it sounds like a lot of homes, it is "not real dense" for
this large of an area.
Commissioner Pearson asked if Mr. Frattalone had considered a horseshoe coming down Duluth
Street with a cul-de-sac on the west end of Lydia to better distribute traffic. Ken Haider said the
basis of the design presented in the area was additional emergency access to the existing
development south of this.
Mr. Frattalone confirmed that the apartment complex would be two, three-story units. He showed
a rendering of the buildings. Mr. Frattalone introduced Todd Arness who is affiliated with Bruce
Mogren and would be one of the owners of the apartment project. Mr. Frattalone was not very
receptive to the idea of turning the apartment complex into single-family homes, primarily because
of the elevations on the site and the proximity to Highway 61.
Todd Arness said this apartment would be "a little bit of an upgrade" from the unit built on Gervais
Avenue, west of White Bear Avenue and would have the same ownership. He noted that there will
be about 20 one-unit, 80 two-unit, and 20 three-unit apartments with a rent range of $900-$1200.
He projected that parking required would be a little more than one car per unit. One underground
and one surface parking area would be provided for each apartment. Mr. Frattalone stated that an
annual income of $41,000 for a family of four would be necessary to qualify for these units.
Melinda Coleman, director of community development, cautioned the commission that their role
was not to take income of proposed tenants into account when making their decisions. She also
said that there was no evidence to indicate that apartment buildings lower property values.
According to information she received from the county assessor, a lower value in neighborhoods
was more contingent on the age and maintenance of the structures and on the presence of blight,
such as junk vehicles.
The hearing was opened for public participation. Jeff Bradt, 1236 Summit Court, was disappointed
in the staff recommendation. He felt it was "insulting" and "arrogant" for staff to write that this
development would be beneficial to the nearby existing residential properties. Mr. Bradt had a
major concern about the future traffic impact and spoke about the situation that now exists. His
apprehension was not about property values but the impact on the "quality of life."
Brent Jorgenson (1235 Summit Court), Joyce Lambert (2986 Duluth Street), Klm Esch (2993
Carey Heights Drive), Valerie Bradt (1236 Summit Court), E. Barrett (1176 County Road D), Doug
Huntley (3020 Edward Street), Dan Jurgens (1225 Summit Court) and the occupant of 1245
Summit Court spoke about traffic concerns, the impact of the apartment complex on the area. The
public hearing portion of the meeting was closed.
A short break in the meeting was taken.
Commissioner Rossbach moved the Planning Commission recommend the residential
development to the west of the existing line between the M-1 zone and the R-1 zone be allowed to
occur using a street pattern that would not access Highway 61. It was further recommended, due
to traffic access problems to Highway 61, that the existing M-1 zone be maintained or another Iow-
traffic volume development be proposed, ff Frank Frattatone, the applicant, wishes to alter the line
between the existing M-1 and R-1 zones so that it removes the jog towards the north end, the
Planning Commission would agree with that change.
Commissioner Pearson seconded.
Commissioner Rossbach clarified that his motion meant their would be no access from the
residential area through the M-1 zone to Highway 61. The traffic would go down through Duluth
Street or Carey Heights Drive. The M-1 line would be straight north/south and would not jog. He
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Minutes of 06-19-00
confirmed that there would be no R-1 on the south end of the M-1 zone. This proposal says that a
development, very similar to the one that is proposed which is to the west of the M-l/R-1 line,
would be allowed.
Ayes--all
The motion passed.
There was a question as to whether there would be motions on the other items. Mr. Roberts
thought there could be action taken on the part of the plat that was west of the "line."
Commissioner Frost moved the Planning Commission recommend approval of Recommendations
B, C, and D to be consistent with the motion in A.
B. Approve the resolution which approves a conditional use permit for a planned unit
development for the Highpoint Ridge housing development. The city bases this approval on
the findings required by code. (Refer to the resolution for the specific findings.) Approval is
subject to the following conditions:
1. All construction shall follow the plans date-stamped May 26, 2000, except where the
city requires changes. The city council may approve major changes. The director of
community development may approve minor changes.
2. The proposed construction must be substantially started within one year of council
approval or the permit shall end. The council may extend this deadline for one year.
3.* Have the city engineer approve final construction and engineering plans. These
plans shall include: grading, utility, drainage, erosion control, streets, trails, tree and
driveway and parking lot plans.
4. The design of the ponds shall be subject to the approval of the city engineer. The
developer shall give the city an easement for this pond and shall be responsible for
getting any needed off-site pond and drainage easements.
5. The developer or contractor shall:
a. Complete all grading for the site drainage and the pond, complete all public
improvements and meet all city requirements.
b.* Place temporary orange safety fencing and signs at the grading limits.
c. Remove the debris, junk, garbage and travel trailers from the site.
6. This approval does not include the final design approval for the duplexes, townhomes
or for the apartment buildings. The developer shall submit the final building, landscaping
and site plans ~or these to the community design review board (CDRB) for approval by
the CDRB.
7. The city shall not issue any building permits for construction on an outlot (per city code
requirements). The developer must record a final plat to create buildable lots for any
outlot in the preliminary plat before the city will issue a building permit.
8. The city council shall review this permit in one year.
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Co
Approve the Highpoint Ridge preliminary plat (received by the city on May 26, 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.
Have NSP install Group V rate street lights in at least nine locations - primarily at street
intersections and street curves. The exact style and location shall be subject to the city
engineer's approval.
d. Pay the city for the cost of traffic-control, street identification and no parking signs.
e. Provide ail required and necessary easements.
f. Demolish or remove the existing house and garage at 1170 County Road D, and all
other buildings, scrap metal, debris and junk from the site.
Cap and seal all wells on site that the owners are not using; remove septic systems or
drainfields, subject to Minnesota rules and guidelines. Within one year of the contractor
installing the sanitary sewer, the owners of the existing houses on Carey Heights Drive
shall connect their houses to the sanitary sewer.
Complete all the curb and gutter on Duluth Street and on Carey Heights Drive on the
south side of the site. This is to replace the temporary cul-de-sac, repair the cul-de-sac
pavement and restore and sod the boulevards.
I. For the trails, complete the following:
(1)
Construct an eight-foot-wide paved walkway and two-rail split-rail fencing between
Lots 4 and 5, Block 1, between the street and the proposed east/west trail in Block
3, and along the north side of the lots in Block One (in the easement area) as shown
on the plat date-stamped May 26, 2000. The developer shall extend the west end
of the trail in Lot 3, Block One into the city park to connect to the existing park trail.
All trails between lots shall be in a 18-foot-wide trailway or pedestrian way or in
easement areas.
(2) The developer shall install a two-rail split-rail fence on both sides of each trail and
posts at the end of the trails to prevent motorized vehicles from using the trail.
(3) The developer shall build the trails and fencing with the streets.
(4) Tile city engineer must approve these plans.
j. Install signs where the driveways for the twin homes and for the town houses intersect
the public streets indicating that they are private driveways.
Have the city engineer approve final construction and engineering plans. These plans
shall include grading, utility, drainage, erosion control, tree, trail, sidewalk and street
plans. The plans shall meet the following conditions:
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Minutes of 06-19-00
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a. The erosion control plans shall be consistent with the city code.
bo
The grading plan shall show:
(1) The proposed building pad elevation and contour information for each home site.
The lot lines on this plan shall follow the approved preliminary plat.
(2) Contour information for all the land that the construction will disturb.
(3) House pads that reduce the grading on sites where the developer can save large
trees.
(4) The proposed street and trail grades as allowed by the city engineer.
(5) All proposed slopes on the construction plans. The city engineer shall approve the
plans, specifications and management'practices for any slopes steeper than 3:1. On
slopes steeper than 3:1, the developer shall prepare and implement a stabilization
anti p~anting plan. At a minimum, the slopes shall be protected with wood fiber
blanket, be seeded with a no maintenance vegetation and be stabilized before the
city approves the final plat.
(6) All retaining walls on the plans. Any retaining walls taller than 4 feet require a
building permit from the city.
(7) Sedimentation basins or ponds as required by the watershed board or by the city
engineer.
(8) No grading beyond the plat boundary without temporary grading easements from the
affected property owner(s).
(9) A minimum of a 10-foot-wide, 10:1 bench below the normal water elevation (NWL)
of any pond designed to be a wet pond. The depth of the pond below the NWL shall
not exceed four feet.
c.* The tree plan shall:
(1) Be approved by the city engineer before site grading or final plat approval.
(2) 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.
(3) 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, ash, lindens and sugar maples. The coniferous trees shall be at
least eight (8) feet tall and shall be a mix of Austrian pine and other species.
(4) Show no tree removal beyond the approved grading and tree limits.
(5) Include for city staff a detailed planting plan and material list.
(6) Be revised to group the new trees together. These planting areas shall be around
the ponding areas, on the steep slopes, along the common property lines between
residences and along all of the proposed trails. The developer may use the tree
groupings to separate the different types of residences.
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(7) Show the planting of at least 242 trees after the site grading is done.
d. The street, trail and utility plans shall show:
(1
) Paved walkways and two-rail split-rail fences in a trailway or pedestrian way as
shown on the proposed plans. This shall include the trail between Lots 4 and 5,
Block 1, in Block 3 (as revised), between Block 1 and Block 3 (under the power
lines), connecting to the existing park trail to the west of the site and on the east side
of English Lane (Ridge Lane) to connect to the proposed apartment site. The parks
and recreation director shall approve their locations and design.
(2)
The public streets shall be a 9-ton design with a maximum street grade of eight
percent and the maximum street grade within 75 feet of all intersections at two
percent.
(3) All the streets, parking areas and driveways with continuous concrete curb and
gutter.
(4) All public street right-of-ways shall be at least 60-feet-wide.
(5)
The completion of the curb and gutter on the north end of Duluth Street and the
existing Carey Heights Drive cul-de-sac, the repair or replacement of the cul-de-sac
pavement and the restoration and sodding of the boulevards around the cul-de-sac.
(6)
A connection between the proposed water main in Block 3 and the proposed water
main system on the southerly part of the plat. The developer also shall make a
connection between the proposed water main on Lydia Avenue at Highway 61 and
the existing water main on the west side of Highway 61, south of Guldens.
(7)
The coordination of the water main alignments and sizing with the standards and
requirements of the Saint Paul Regional Water Services (SPRWS). Available fire
flow analysis shall be determined for the water system at the proposed apartment
complex as well as through the existing 8-inch and 12-inch crossings of Highway 61
at Beam Avenue. Fire flow requirements shall be verified with the Maplewood Fire
Department.
(8)
All utility excavations located within the proposed right-of-ways or within easements.
The developer shall acquire easements for all utilities that would be outside the
project area.
(9)
A reduced number of sanitary and storm sewer manholes and water main bends by
"cutting corners" with the utility alignments. The developer's engineer shall verify with
the SPRWS the acceptable water main alignments and crossings. Manholes may be
offset from the street centefline if the result lessens the number of structures.
(10) Provisions for public utilities and service(s) 'to the vacant or undeveloped properties
on the south side of the proposed Lydia Avenue.
e. The drainage plan shall ensure that there is no increase in the rate of storm water run-off
leaving the site above the current (predevelopment) levels.
3. Change the plat as follows:
a. Add drainage and utility easements as required by the city engineer.
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Minutes of 06-19-00
b. Show drainage and utility easements along all property lines on the final plat. These
easements shall be ten feet wide along the front and rear property lines and five feet
wide along the side property lines.
c. Revise the lot lines in Block One and Block Three so there is a 18-foot-wide trail or
pedestrian way between Lots 4 and 5, Block One and between Lots 6 and 7 or between
Lots 8 and 9, Block Three to accommodate the proposed trails.
d. Show the existing pipeline and the NSP and pipeline easements on the final plat.
e. Show all public street right-of-ways at 60 feet wide.
f. Make as many of the property lines as is reasonably possible radial to the cul-de-sacs
or perpendicular to the street right-of-ways.
g. If necessary, increase the lot widths for the lots next to the pipeline to ensure that the
house pads will be at least 100 feet away from the pipeline. (code requirement)
Change the street names as follows:
1. Carey Heights Drive shall be used only in Block 2 (Phase One) of the project. The
north/south street between Outlot A and Outlot B shall be Duluth Street.
2. Highpoint Court shall be called Ridge Place.
3. English Lane shall be called Ridge Lane.
4. The cul-de-sac in Block 3 shall be called Highridge Court.
I. Show the extra ten-feet of street right-of-way for County Road D.
Secure and provide all required easements for the development including:
o
a. Any off-site drainage and utility easements.
b. Any necessary easements for the dedication and construction of Lydia Avenue.
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.
6. Record the following with the final plat:
a. All homeowners association documents.
b. A deed restriction prohibiting the construction of a dwelling or its attachments within 100
feet of the Williams Brothers pipeline. This affects Lots 3 through 6, Block 1 and Lots 7
through 18, Block 3 of the proposed preliminary plat the city received on May 26, 2000.
The developer also shall notify the purchasers of the pipeline location.
c. A deed dedicating 10 feet of additional right-of-way along County Road D for future
street widening with the final plat. The applicant shall submit the language for this
dedication to the city for approval before recording.
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d. A covenant or deed restriction with the final plat that prohibits the driveways on
Lots 1, 23, 24, 25, 26, and 36, Block 3 from going onto County Road D.
A covenant or deed restriction that prohibits any further subdivision or splitting of the lots
or parcels in the plat that would create additional building sites unless approved by the
city council.
The applicant shall submit the language for these dedications and restrictions to the city for
approval before recording.
7. Obtain a permit from the Ramsey-Washington Metro Watershed District for grading.
o
The owners of the properties at 1174 and 1176 County Road D shall change the addresses
of their properties to Carey Heights Drive addresses within 30 days of the contractor
installing the base bituminous course for the new public street in front of their homes.
If the developer decides to final plat part of the preliminary plat, the director of community
development may waive any conditions that do not apply to the final plat.
*The developer must complete these conditions before the city issues a grading permit or
approves the final plat.
Adopt the resolution which is for the on-street parking standards and no on-street parking
requirements for the Highpoint Ridge PUD south of County Road D and west of Highway 61.
Commissioner Rossbach seconded.
Ayes--all
The motion passed.
VI. NEW BUSINESS
A. Goodrich Golf Course Clubhouse Conditional Use Permit (1820 Van Dyke Street)
Ken Roberts, associate planner, summarized the staff report. Commissioner Rossbach asked at what
point the county would be told about the possibility of eliminating a section of North St. Paul Road so
that this street would turn onto the Ripley Avenue alignment. He pointed out that this would affect the
proposed area where golf cads will be stored. Mr. Roberts felt that, since North St. Paul Road is a
county road, the county would be involved "early on in the planning process." Ken Haider, city
engineer, said there are "some things in the works" that would make this possible realignment more
difficult.
Kevin Finley, director of operations of the Ramsey County Parks and Recreation Department, offered
some history about the proposed project. He indicated that the carts would be stored closer to the
building and would not be on the comer.
Commissioner Frost moved the Planning Commission recommend:
Approval of the resolLrtion which approves a conditional use permit for the Goodrich Golf Course
and clubhouse expansion at 1820 Van Dyke Street. The council bases the permit on the
findings required by code and it is subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
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2. The applicant must begin construction within one year after the council approves this permit
or the permit shall end. The city council may extend this deadline for one year.
3. The city council shall review this permit in one year.
Commissioner Pearson seconded.
Ayes--all
The motion passed.
Amusement City Conditional Use Permit Revision (1870 Rice Street)
Ken Roberts, associate planner, presented the staff report. Commissioner Trippler asked about the
chemical make-up of the paintballs that will be used. He was concerned because the paintball field
is adjacent to the wetland and these could have a detrimental affect. Commissioner Pearson
commented on the current condition of the dumpster site and said it was a "pig-sty." Commissioner
Mueller voiced his concern about the cars that are kept on the site. He felt this site was an "eyesore"
and did not look nice.
Dan Betts, the applicant, said the paintballs were made of a gelatin substance. He indicated that the
dumpster was full because they have recently had many large groups at the facility. Mr. Betts also
noted that there were only six or seven cars left on the site now, as compared to almost forty in the
past. There was some discussion on the paintball field.
Carolyn Peterson, 1999 Jackson Street, said some people in the vicinity of this facility have
complained about the noise, particularly from loudspeakers and often later at night. Mr. Roberts could
not find a condition that addressed the hours of operation. Ms. Peterson wondered where people
would walk when going from the parking area or Rice Street to the paintball field. Mr. Betts indicated
the path. Ms. Peterson also pointed out that the paintball operation is currently operating without city
permission. She said this facility has a history of not following the rules or being a good neighbor. Ms.
Peterson was concerned about adequate parking being provided, particularly handicapped parking.
Ken Roberts suggested that the commission might want to add a condition about hours of operation.
Commissioner Mueller thought the loud noise could be considered a nuisance. Mr. Betts said the
hours of operation were 10 a.m. to 10 p.m., seven days of the week.
Commissioner Pearson moved the Planning Commission deny the resolution which would revise the
conditional use permit for Amusement City at 1870 Rice Street on the basis of past history,
noncompliance and current condition of the property.
Commissioner Mueller seconded.
Commissioner Rossbach asked if it was the staff's opinion that there was a history of noncompliance.
Mr. Roberts said there were a lot of problems when the driving range was operating on the site. Other
than that, the biggest problem since then has been the parking of cars for storage or sale. Mr.
Rossbach suggested that denying this request would not t'D( anything. He felt it would be better to
specify what the commission desired and give the applicant a timeframe to accomplish it.
Ayes--Pearson, Ledvina, Trippler, Mueller
Nays--Fischer, Frost, Rossbach
The motion passed.
Mr. Rossbach voted nay because he felt it would not accomplish anything. Mr. Mueller said he
needed to see "more positive movement" before he was willing to recommend approval of anything
VII.
VIII.
IX.
Planning Commission -10-
Minutes of 06-19-00
that would increase the operation at this site. Mr. Pearson felt it would be rewarding poor behavior,
poor relationships with neighbors and poor upkeep of the property to allow expansion.
UNFINISHED BUSINESS
Zoning Code Change--Business Commercial (BC) Zoning District
Ken Roberts, associate planner, presented the staff report. Commissioner Rossbach said he didn't
like staff's proposed wording.
Commissioner Rossbach moved the Planning Commission approve the code change which clarifies
the use of dwelling units with business uses as follows:
(1) A dwelling unit for one family is permitted with a business use.
principal business must be in the same structure.
Commissioner Frost seconded.
The motion passed.
VISITOR PRESENTATIONS
There were no visitor presentations.
COMMISSION PRESENTATIONS
A.
B.
C.
The dwelling unit and the
Ayes--Frost, Ledvina, Mueller, Pearson, Rossbach,
Trippler
Nay--Fischer
June 12 Council Meeting: Mr. Ledvina reported on this meeting.
June 26 Council Meeting: Mr. Thompson is scheduled to attend this meeting.
July 10 Council Meeting: Mr. Rossbach will attend this meeting.
IX STAFF PRESENTATIONS
Ken Roberts, associate planner, mentioned that Tine Thevenin will give a site lighting presentation to the
Community Design Review Board at their July 11 meeting. He invited the commissioners to attend if they
were interested.
X. ADJOURNMENT
The meeting adjourned at 10:17 p.m.
MEMORANDUM
TO:
FROM:
SUBJECT:
PROJECT:
LOCATION:
DATE:
City Manager
Ken Roberts, Associate Planner
Conditional Use Permit and Design Review
US West Wireless Monopole
1194 County Road C
June 28, 2000
INTRODUCTION
Project Description
Dale Casper, representing US West Wireless, is proposing to install a 75-foot-tall monopole for
telecommunications equipment. They want to install the monopole to replace an existing light
pole that is west of the existing parking lot and south of the existing building at 1194 County
Road C (Lakeview Lutheran Church). (Refer to the maps and plans on pages 6-10 and the
re also would be equipment boxes on a pad near the base
statements on pages 11 and 12.) The ..... .~_ At ,~,, base area with a six-foot-tall brick
of the monopole. US West would screen me east ~u~ u. ,,,~
screening wall and enclose the remainder of the area with a chain-link fence.
Requests
The applicant is requesting that the city approve:
1. A conditional use permit (CUP) for a monopole and related equipment in an M-1 (light
manufacturing) zoning district.
2. The design and site plans.
BACKGROUND
October 10, 1994: The council approved a CUP to expand the church. This approval was
subject to three conditions.
August 12, 1996: The council again reviewed the CUP for the church.
January 13, 1997: The city council adopted the commercial use antenna and tower ordinance.
DISCUSSION
The 1996 Federal Telecommunications Act does not allow cities to prohibit the installation of
telecommunications facitities and equipment. Because of this taw, local governments may only
regulate, but may not prevent, the installation of monopoles or other telecommunications
facilities. As such, the city may only base thei~ decision about'this request (or any other simila~'
request) on land use and on health, safety and welfare concerns.
The Federal Communications Commission (FCC) licenses all telecommunications systems. This
licensing requires that the proposed or new telecommunications equipment not interfere with
existing communications or electronics equipment. If there is interference, then the FCC requires
the telecommunications company to adjust or shut down the new equipment to correct the
situation. Maplewood must be careful to not limit or prohibit this tower (or any other tower)
because of electronic interference. That is up to the FCC to regulate and monitor.
As part of their site selection process, US West noted that they could not find an existing
structure within one-half mile of this site that would meet their needs. In fact, the proposed site
appears to fill-in a gap in their coverage area. (See the map on page 13.) The city council should
approve this request. This project meets the requirements of the Maplewood tower ordinance
and the criteria for a CUP. As proposed, the tower would be about 100 feet from the northeast
corner site (the southwest corner of the property at 1200 County Road C). The city code requires
at least a 100-foot setback from a property used for residential purposes and a setback of at
least 30 feet from a street right-of-way. Much of the base area and the lower portion of the
monopole would be screened by the existing building and by the proposed screening wall.
The applicant is not proposing to add any trees to help to screen the base area from the house to
the northeast. The city should require the applicant to plant trees on top of the hill that is to the
north and east of the existing church parking lot to help screen the base area from view from the
homes that are northeast of the site. (See the site plans on pages 8 and 9.) The site design, with
the additional tree planting, would be compatible with the adjacent church and parking lot.
It is important for the city council, when reviewing this or similar applications, to balance the
interests of the applicant, the property owner (the church), the neighbors and the city as a whole.
The proposed location maximizes the use of existing trees on the church and neighbors
properties and the church building to help screen the proposed tower from the homes to the
north and east. In addition, the proposed location provides some screening of the site (especially
the base area) from the north. The proposed site balances the interests of the church and US
West Wireless in having a tower site on this property and the neighbors who want the tower
screened from all their views.
In addition, the city has approved similar monopole facilities at three other churches in Maplewood
that are near residential neighborhoods. These include Christ United Methodist on Hudson Place,
Presentation Church on Kennard Street and Trinity Baptist Church at 2220 Edgerton Street, just
south of Highway 36. I am not aware of any complaints about the monopoles after their owners
installed them.
Church Conditional Use Permit
When the city approved the conditional use permit and the design plan for the church in 1994, they
required the church to build a trash enclosure and restripe the parking lot. The church has not yet
completed these two items. The city should require the church or the applicant to complete these
items as part of this request. In fact, the church should complete these items even if US West
does not build the monopole. If the applicant does not proceed with the monopole, or if the city
council denies the CUP, the church still needs to build the trash enclosure and restripe the parking
lot.
RECOMMENDATIONS
A. Adopt the resolution on pages 14 and 15. This resolution approves a conditional use permit to
allow up to a 75-foot-tall telecommunications monopole and related equipment. This approval
is for the property at 1194 County Road C. The city bases this approval on the findings
required by the ordinance and is subject to the following conditions:
1. All construction shall follow the site plans dated May 26, 2000, as approved by the city. The
director of community development may approve minor changes.
2. The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
4. The applicant or owner shall allow the co-location of other providers' telecommunications
equipment on the proposed tower with reasonable lease conditions.
5. Any antenna that is not used for a year shall be deemed abandoned and may be required
to be removed.
6. The applicant or US West shall post a bond or other guarantee with the city to ensure
proper removal of the antenna and monopole and the restoration of the site.
7. Before the city issues a building permit for this monopole, the church shall build a trash
enclosure (as required by the 1994 CUP approval for the church ) and restripe the parking
lot.
Approve the site and design plans date-stamped May 26, 2000, for up to a 75-foot-tall
telecommunications monopole and equipment to the property at 1194 County Road C.
Approval is based on the findings required by code and subject to the applicant doing the
following:
1. Repeat this review in two years if the city has not issued permits for this project.
2. Before the city issues a building permit, city staff must approve a landscaping plan for the
property. This plan shall show the planting of a mix of Austrian Pine and Norway Pine trees
to the northeast of the existing church parking lot on the hill. These trees are to help
screen the base area from the homes along County Road C. These trees shall be at least 8
feet tall, balled and burlapped and shall be planted in staggered rows.
3. If the landscaping or trees are not installed by the completion of the tower, the city shall
require the applicant to provide a cash escrow or an irrevocable letter of credit forthe
required work. The amount shall be 200 percent of the cost of the unfinished work. Any
unfinished landscaping shall be com,pleted within six weeks of occupancy.
4. All work shall follow the approved plans. The director of community development may
approve minor changes.
3
CITIZENS' COMMENTS
City staff surveyed the 12 property owners within 350 feet of the proposed site.
reply that said "no problem."
We received one
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 1.66 acres
Existing land use: Church and child care center
SURROUNDING LAND USES
North:
South:
West:
East:
Future Forest Products Shop across County Road C
Kline Auto Dealership
Vacant property and Park and Ride Lot across Highway 61
Single dwellings on the south side of County Road C
BACKGROUND
September 8, 1977: The city council approved a CUP for an addition to the church.
August 14, 1989: The council approved a CUP for a day care facility at the church.
August 13, 1990 and August 14, 1995: The council reviewed and renewed the CUP for the day
care and required another review in five years.
PLANNING
Land Use Plan designation: C (church)
Zoning: M-1 (light manufacturing)
Ordinance Requirements
Section 36-607 requires a CUP for a communications tower in any zoning district other than
residential. The ordinance allows a maximum height of 175 feet, however, the tower must be
setback from any adjacent residential property the height of the tower plus 25 feet.
Findings for CUP Approval
Section 36-442(a) states that the city council must base approval of a CUP on nine standards for
approval. Refer to findings one through nine in the resolution on pages 14 and 15.
Application Date
The city received all the application materials for this request on May 26, 2000. State law requires
the city to take action on this request by July 25, 2000, unless the applicant agrees to a time
extension.
p:sec9/1194ctyc, mem
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Site Plan
4. Site Plan (Enlarged)
5. Proposed Elevation
6. Applicant's statement dated May 11, 2000
7. Letter dated June 13, 2000 from Dale Casper
8. Nearby and Proposed US West Wireless Site Map
9. Conditional Use Permit Resolution
10. Project Plans date-stamped May 26, 2000
5
~ttachment 1
AVF..
(~.) ~ sr
LOCATION
MAP
iIIIIIII
CITY OPEN SPACE
FUTURE FOREST,-.
F~6DdcT's S~F~
TIMBER & TURF
COUNTY ROAD C
Attachment 2
2617
.I
N
JPOhID!NGI
AREA
3R~
OU 1'LO 1'
WET
Z
LAND
PROPERTY LINE / ZONING MAP
WOOO£O AREA
EAST CO.U, NTY R___OAD C
EXISTING SIGN-~
PL ~
i~-- EXISTING
CONCRETE
PAD
- EXISTING MANHOLE (TYP.)
e,,~-- EXISTING TELCO
PEDESTAL
-- EX~STING OVERHEAD
ELECTRIC (TYP.)
PLAY ARE, A
BUILDING
EXISTING BUILDING
:XISTING ROOF
OVERHAN¢ (TYP.',
US WEST EQUIPMENT
EXISTING FENCE
BALLFI£L0
BACKSTOP
EXISTINC
BALLFIELD
~--- PL , PL...~ PL
PROPERTY LINE
OSITE PLAN
SCALE: !"-50'-0"
~'~ PL PL
WOOD
US WEST ANTENNAS
· US WEST UETAL POLE
EXISTING BITUMINOUS
PARKING LOT
PL - - PL --~
SITE PLAN
8
Attachment 4~
US WEST £QUIPMENTj
LANDSCAPE PAVERS
EXISTING
~LLFIEL0
x7-
EXiSTiNG CHAIN LINK
EIALLFIEL0 BACKSTOP
ENLARGED SITE PLAN
SCALE: 1/4'- 1'-0"
EOGE OF EXISTING
BITUUINOU~
PARKINC LOT
O' 4' 8'
(ENLARGED)
9
" At~nchm~nt 5
75'-0'
fUS WEST METAL POLE,
BEYOND EXISTING
WOOD POLE
~-INSTALL EXISTING LUMINAIRE ON NEW MAST ARM
AT EXISTING HEIGHT
MOVE EXISTING
WOOD POLE
- BRICK WALL.
BEYOND BUILDING
-US WEST EQUIPMENT.
BEYOND BUILDING
ANTENNA
;TING
SIGN
;TING
BUILDING
II
XISTING GRADE
AT EGUiPMENT
EXISTING
CONCRETE
CURB
~ EAST COUNTY ROAD C
EXISTING
SHRUBS
(~P.)
NORTH r:l k"VATION
SCALE: 1/8'=1'-0'
13' 8' liS'
PROPOSED ELEVATION
l I ltl~
I II)
U S WEST Wireless, L.L.C.
426 North Fairview Avenue Room 101
St. Paul, MN 55104
Attachment 6
lile'~ better here
May 11,2000
City of Maplewood
Director of Community Development
1830 County Road B East
Maplewood, Mn. 55109
Dear Zoning Department:
U S West Wireless L.L.C. is proposing to replace an existing light pole on property owned by
Lakeview Lutheran Church and construct a seventy-five foot (75') high metal communicator pole with
an attached PCS antenna array and accompanying equipment cabinets. The existing luminaire will be
installed on a new mast arm at the existing height and mounted on the new pole. The equipment
cabinets will be recessed under an indentation in the church building and surrounded by a wooden
fence on the south side to screen the equipment from sight.
This proposed communication facility site should be approved by the City of Maplewood because this
request falls within the city ordinances for Telecommunication Antennas, Towers and related
equipment The communications facility is proposed on a primary land area for tower requiring CUP and
there is no other tower or building within a one-half mile radius that U S West Wireless can co-locate on
or attach to.
If you have any questions or comments, I can be reached at (612) 250-8624 or by fax at (651)642-6942
incere~y.~
Dale Casper \, ~
Site Acquisition Coordina~r
USA
Proud Sponsor
36USC380
U S WEST Wireless, gL.C.
426 North Fairview Avenue Room 101
St. Paul, MN 55104
Attachment 7
file's better here'
June 13, 2000
Mr. Kenneth Roberts
City of Maplewood
Community Development
1830 County Road B East
Maplewood, Mn. 55109
Dear Kenneth:
Per your request I am forwarding 16 copies of a map which shows previously existing U S West
Wireless sites and our proposed site at Hwy 61 & County Rd. C. The purpose of this map is to help the
Planning Commission, City Council and Community Development staff better understand our need for
the proposed site at this location. Our objective is simply to fill in a coverage gap that exists in our
system. The proposed site is centrally located between the existing sites and will give our network
continuous coverage which we now do not have.
If you have any questions or comments, I can be reached at (612) 250-8624 or by fax at (651)642-6942
~nc rely;
Dale Casper
Site Acquisition Coordinator
USA
o. o
Proud Sponso~
36USC380
12
Attachment 8
USWEST SITES AROUND MIN442 MAPLEWOOD
CONDITIONAL USE PERMIT RESOLUTION
Attachment 9
WHEREAS, Mr. Dale Casper, representing US West Wireless, applied for a conditional use
permit to install up to a 75-foot-tall telecommunications monopole and related equipment.
WHEREAS, this permit applies to the property at 1194 County Road C. The legal description
is:
Speiser's Arbolada, subject to road and vacated road accruing, Lots 1, 2 and 3, Block 1, in the
north one-half of Section 9, Township 29, Range 22 in Ramsey County, Minnesota. (PIN's 09-29-
22-11-0050, 0051,0052)
WHEREAS, the history of this conditional use permit is as follows:
On July 6, 2000, the planning commission recommended approval of this request.
The city council held a public hearing on July 24, 2000. City staff published a notice in the
paper and sent notices to the surrounding property owners as required by law. The council
gave everyone at the hearing a chance to speak and present written statements. The
council also considered reports and recommendations of the city staff and planning
commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
conditional use permit, because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the city's Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance
to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes,
water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical
interference or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not create
traffic congestion or unsafe access on existing or proposed streets.
The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools and
parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and scenic
features into the development design.
14
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1. All construction shall follow the site plans dated May 26, 2000, as approved by the city. The
director of community development may approve minor changes.
The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
4. The applicant or owner shall allow the collocation of other providers' telecommunications
equipment on the proposed tower with reasonable lease conditions.
5. Any antenna that is not used for a year shall be deemed abandoned and may be required
to be removed.
6. The applicant or US West Wireless shall post a bond or other guarantee with the city to
ensure proper removal of the antenna and monopole and the restoration of the site.
Before the city issues a building permit for this monopole, the church shall build a trash
enclosure (as required by the 1994 CUP approval for the church ) and restripe the parking
lot.
The Maplewood City Council approved this resolution on
,2000.
15
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
MEMORANDUM
City Manager
Thomas Ekstrand, Associate Planner
Building Setback Variance, Conditional Use Permit, Parking Waiver
and Design Review- SuperAmerica
1750 White Bear Avenue
June 28, 2000
INTRODUCTION
Project Description
SuperAmedca (SA) is proposing to demolish their convenience store, fuel islands and fuel island
canopies at 1750 White Bear Avenue and build a new facility. The proposed store would be a
3,086-square-foot, one-story bdck building with a hip roof. The proposed station would have six,
single-island fuel dispensers beneath a new canopy that would serve up to 12 cars. Refer to the
maps and drawings on pages 10-14. (The present station has a 2,376 square-foot convenience
store with two rows of pumps. There are eight fuel dispensers in each row. SA can currently
fuel 12 to 16 cars at a time.)
Requests
The applicant is requesting:
Approval of a 15-foot building setback vadance for the proposed 15-foot setback from the
North St. Paul Road dght-of-way. The code requires a 30-foot setback. Refer to the letter on
page 16.
A conditional use permit (CUP) to change a nonconforming use. This station is a
nonconforming use because it is closer than 350 feet to residential property, its fuel vent
stacks are closer than 200 feet to residential property and the pavement setbacks are
insufficient. Refer to the letter on page 15.
3. A parking waiver to have seven fewer parking spaces than the code requires. The code
requires 16 parking spaces---the applicant proposes nine.
4. Approval of site, landscape and architectural plans.
BACKGROUND
On March 24, 1997, the city council approved a similar request by SA for their station at 11 South
Century Avenue. SA demolished their building, fuel islands and canopy and rebuilt a new
convenience store, canopy and fuel pump island. Like the current proposal, the council approved
a CUP because the site was also closer than 350 feet to residential property. The council also
approved a parking waiver permitting 11 parking spaces instead of the required 15 spaces.
DISCUSSION
Building Setback Variance
Staff does not agree with the proposed building setback variance. Even though the site is oddly
shaped, there is reom to provide a 30-foot setback from North St. Paul Road. Any parking lost
on the north side of the proposed building can be added in front of the store. The existing
building, furthermore, meets the required setbacks. It is difficult, therefore, to say that the lot
shape ~necessitates' a variance.
Conditional Use Permit
350-Foot Proximity to Residential Property
In spite of the code requirement for a 350-foot setback from a residential lot line, the proposed
fuel station and convenience store would be a huge improvement over the existing facility. There
would be two fewer fuel dispensers (six instead of eight) so the amount of activity would not
increase. The pumps would also be arranged in a more functional manner than the two existing
pump rows. The existing rows create conflicting cross traffic within the site. Customers also
presently park in the center of the site between the two pump islands further hindering
traffic flow.
24-Hour Operation
This SA station is presently open 24 hours. The applicant proposes to keep these hours. The
city code says that major motor fuel stations must be closed between 11 p.m. and 6 a.m. The
code allows the council to approve stations to stay open longer as part of a conditional use
permit.
Staff does not object to SA's hours. Their current 24-hour operation has not been a source of
complaints. Staff does not see any benefit in restricting their hours since they have been
functioning a long time without problems.
Fuel Vent Stacks
The code requires that tank vents be at least 200 feet from a residential lot line. The existing
ones are 100 feet away from the residential lot lines across White Bear Avenue. The new vents
would be 185 feet away--an increase of 85 feet. The new vents would also have a vapor-
recovery system that would provide a safeguard to prevent fumes. Even though they would not
be set back 200 feet, the new vent stacks would be an improvement.
One neighbor I spoke to said that she can smell gasoline fumes sometimes when the tankers fill
the station's tanks. The proposed increased setback and vapor-recovery system should improve
this occasional nuisance.
Pavement Setbacks
City code requires that paved areas be set back 15 feet from street right-of-ways. Currently,
there is no setback along White BearAvenue and only four feet along the North St. Paul Road
frontage. The applicant would be widening the on-site green area to up to 30 feet (for the
building) along North St. Paul Road and five feet along White Bear Avenue.
2
Parking Waiver
As with the remodeled SA station at 11 South Century Avenue, there is basis for a parking
waiver. Fuel station/convenience stores do not need as much parking as a store by itself since
most customer vehicles are already parked at the pumps. Coming as close as possible to
meeting code, of course, is preferable. The applicant could add possibly three more spaces than
shown on the site plan by adding spaces in front of the building. Staff recommends that the
applicant revise the site plan to add three spaces (or as many as would fit) in front of the
building. The applicant would still need a parking waiver for 12 spaces instead of the required
16.
Site Plan Comments
Staff recommends approval of the site plan with the changes already suggested: increasing the
building setback to meet the code and adding more parking in front of the building. There is one
additional issue raised by Dan Solar, the Ramsey County Traffic Engineer. Mr. Solar
recommends that the city permit only one curb cut along White Bear Avenue, not the two
proposed. Refer to the letter on page 17. The community design review board (CDRB)
recommended one curb cut as suggested by the county.
Design Considerations
The proposed building would be attractive. The elevations drawings do not show the trash
enclosure, however. Staff recommends that the applicant build a bdck enclosure to match the
proposed building.
Landscaping
The proposed landscaping would be attractive. The wrought iron fence proposed worked out
nicely at the SA station at 11 South Century Avenue.
Neighbor Concerns
Two neighbors across White Bear Avenue asked about the status of the monitoring wells on
their's and SA's property. I asked Mike Cronin, the applicant's representative about this.
Mr. Cronin is looking into this and will address this question at the CDRB meeting.
One neighbor is concerned about the sign on the canopy gladng in their windows all night. An
option may be to place signs on the ends of the canopy instead of the front (west) side.
White Bear Avenue Corridor Study
During late 1999 and early this year, the City of Maplewood was involved in the White Bear
Avenue Corridor Study. This was a joint study with the City of St. Paul, the City of Maplewood
and the White Bear Avenue J3usiness Association. The consultant in charge of this study
prepared a report regarding the 'Avenue' with specific goals and guiding principles for the
corridor. The SA proposal meets these principles since the plan would:
· Improve connectivity between land uses and districts along the avenue.
· The new building would contribute to the overall character of the street.
· Build on existing strengths.
· Create a safer street.
3
The proposed renovated site would sustain these goals and principles by providing an increased
green area with appealing landscaping and wrought iron fencing, an attractive building and a
more functional site plan.
COMMITTEE ACTIONS
June 27, 2000: The CDRB recommended approval of the 15-foot building setback variance, the
parking authorization and the plans.
RECOMMENDATIONS
A. Deny the 15-foot building setback variance for SuperAmerica's proposed convenience store
at 1750 White Bear Avenue. Denial is based on the following reasons:
There are no circumstances that are unique to the property that warrant the proposed
setback variance. The applicant can adjust the site plan to meet the required 30-foot
building setback from the North St. Paul Road right-of-way.
2. The existing building meets all required setbacks without the need for a variance.
The proposed reduced setback would not meet the spirit and intent of the code since
visibility would be obscured from the adjacent property to the northeast at their North St.
Paul Road driveway.
Adopt the resolution on pages 19-20 approving a conditional use permit to rebuild and
enlarge a motor fuel station at 1750 White Bear Avenue. Approval is based on the findings
required by ordinance and subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of community
development may approve minor changes.
The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void. The council may extend this deadline
for one year.
3. The city council shall review this permit in one year.
4. The applicant shall comply with all requirements of the Minnesota Pollution Control
Agency regarding fuel tanks, fuel spillage, monitoring wells, any contaminated soil, etc.
Approve a parking-reduction waiver to allow fewer spaces than the code requires provided
that the applicant add as many spaces as they feasibly can in front of the building, subject Jo
staff approval. Approval is because:
1. Most of the customers that would be in the store at a given time are fuel customers who
would leave their cars at the pump islands.
2. A reduction in the parking requirements is justified to create more efficient traffic flow
within the site.
Approve the plans date-stamped June 1, 2000, for the redevelopment of the SuperAmerica
fuel station and convenience store at 1750 White Bear Avenue. The owner shall do the
following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Submit the following for staff approval before the city issues a building permit:
a. Grading, drainage, utility and erosion control plans.
Plans for the design and placement of the trash enclosure. The trash enclosure shall
be large enough for refuse containers and any recycling containers the applicant may
use. The trash enclosure shall have gates that are 100 percent opaque and extend to
the ground.
c. A revised site plan showing:
(2)
A 30-foot building setback from the North St. Paul Road right-of-way.
As many parking spaces in front of the building that can feasibly be provided.
Parking spaces shall be 10 feet wide (code requirement). The handicap-
accessible space must be eight feet wide with an adjacent eight-foot-wide loading
space.
(3)
One driveway access on White Bear Avenue instead of two. This single driveway
shall be 36 feet wide to accommodate an entrance lane, a left-turn exit lane and a
right-turn exit. These lanes shall be marked with painted arrows on the pavement
depicting the turning movement. The landscaping and fence plan shall be revised
accordingly.
3. Complete the following before occupying the building:
a. Restore and sod damaged boulevards.
b. Install reflectodzed stop signs at all exits and a handicap-parking sign for the
handicap-parking space.
c. Install and maintain an in-ground sprinkler system for all landscaped areas.
d. Screen the roof-top mechanical equipment as proposed.
The site lights shall not exceed the maximum light intensity required by code. The
lights beneath the canopy shall be flush mount. The lenses must not drop below the
bottom of the canopy.
5
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The city receives a cash escrow or an irrevocable letter of credit for the required work.
The amount shall be 150% of the cost of the unfinished work.
5. The director of community development may
All work shall follow the approved plans.
approve minor changes.
CITIZENS' COMMENTS
I surveyed the 33 property owners within 350 feet of this site. Of the 13 replies, six were in favor,
two had no comment and five neighbors had comments.
In Favor
1. The SA station is a good neighbor. The updates will be good. (Minnhealth PA, 3220 Bellaire
Avenue)
2. Sounds nice. No problem. (Staff of HealthSouth, 1812 North St. Paul Road)
3. It is a positive change. (Knutson, 9235 Knollwood Ddve)
4. It would be an improvement for the area. (Meister Investments, 1977 6th Street)
5. Anything that improves the area is great with me. Sounds like a better improved convenience
store which is a good thing. (1735 Van Dyke Street)
6. We are for the plan. (Owner, 1834 North St. Paul Road)
Miscellaneous Comments
Got Milk? (Bottari, 1789 White Bear Avenue)
Any pollution issues for old tanks? Any effect on the monitoring well that is already in our
yard? Where will the new driveways be? Where will the garbage area be and will it be totally
enclosed? Where will the new lighting be in relation to current site and will there be any
increase or decrease in the level of lighting or brightness? Any traffic or noise changes as a
result? Is it coming closer to White Bear Avenue? The vapor recovery system sounds good
if it will reduce the fumes when they're filling the tanks. We're immediately across the street
from the north side of SA and wonder how the proposed changes might affect what we see,
hear and smell from SA or if it will become more challenging to get out of our driveway.
Thanks for asking! We look forward to more information with interest. (Sturm, 1759 White
Bear Avenue)
3. We can do without the 2 foot by 23 foot illuminated sign shining all night through our home. I
would also like to be informed about the results of samples taken from the monitoring well on
our boulevard. When we bought our home, the realtor said that the well would only be there
about six months. Well we've been here six years and it is still there. They even added
another one up the street. We have never received any information about the monitoring well
and I would sure like to know what is going on. (Smith, 1733 White Bear Avenue)
4. Since 1993 an environmental company has been testing the so~ around SuperAmerica. !
located at 1721 White Bear Avenue want to know the amount of contaminants that have
leaked from spillage of gasoline from tank leakage onto my property address this issue and
clean up the first damage before going on to a new adventure. (Tschida, 1721 White Bear
Avenue)
o
Refer to the letter on page 18 from Howard Heller, Kin Properties, Inc.
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 35,284 square feet (.81 acres)
Existing land use: SuperAmerica Station
SURROUNDING LANDUSES
North: Gruber's Hardware and the former Mid America Bank
South: North St. Paul Road and Blockbuster Video
West: White Bear Avenue and single dwellings
East: Parking lot for the former Mid America Bank
PAST ACTIONS (Other Stations)
The city council has approved CUPs to expand these motor fuel stations which are closer than
350 feet to residential property:
April 11, 1988: The HCO Fuel Station at 2228 Maplewood Drive added a fuel island canopy.
July 22, 1991: Joe Fleming, at 2271 White Bear Avenue, removed his old building, fuel-island
canopy and pump islands and built a new facility with a convenience store and service garages.
September 28, 1992: Ray Muckala, of the Holiday Express Station at 743 N. Century Avenue,
added a pump island, enlarged his fuel-island canopy and remodeled his building.
February 14, 1994: John Fleming, at 9 N. Century Avenue, added a new fuel-island canopy and
pump islands. Mr. Fleming also received a vadance to place his new canopy closer than 15 feet
to Century Avenue.
March 24, 1997: SuperAmefica, at 11 South Century Avenue, removed the old building, fuel-
island canopies and pump islands and built a new facility with a convenience store.
PLANNING
Land Use Plan designation: BC (business commercial)
Zoning: BC
Code Requirements
Section 36-151 (b)(9)(c) does not allow motor fuel stations witch 350 feet of a ~c-ntial tot line.
Section 36-I?(e) allows the enlargement of a nonconfo~Tning use by CUP if it would not affect
the development of the parcel as it is zoned.
Section 26-22(a)(9) requires that a motor fuel station have four parking spaces plus one for each
200 square feet floor space for the store. (We consider the spaces at the pumps to serve as the
first four spaces.)
Section 36-22(b)(5) requires that parking spaces for ~high customer turnover' use be 10 feet
wide. Convenience stores fit this category.
Criteria for Variance Approval
State law requires that the city council make the following findings to approve a vadance from the
zoning code:
1. Strict enforcement would cause undue hardship because of circumstances unique to the
property under consideration.
2. The vadance 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
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.
Criteria for CUP Approval
Section 36-442(a) states that the city council may grant a CUP, subject to the nine standards for
approval. Refer to the resolution on pages 19-20.
p:sec14~sa-remod.2
Attachments:
1. Location Map
2. Property Line/Zoning Map
3. Site Plan
4. Building Elevations
5. Canopy Elevations
6. Applicant's CUP request dated May 19, 2000
7. Applicant's variance request dated May 19, 2000
8. Letter from Dan Solar of Ramsey County dated June 19, 2000
9. Letter from Howard Heller dated June 20, 2000
10. CUP Resolution
11. Plans date-stamped May 19, 2000 (Separate Attachment)
Attachment 1
LOCATION
10
MAP
Attachment 2
05)
SOUl ~o.
~ICHINA
MID AMERICA
BANK
! *GRU
(~) (~) 1753 A :
-- ~ (~z~ z~ 1721 = ..
~' z9~7~ iz) 16
~-~ 0') ~j 1717 : BLOCKBUSTER. 15
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~ . . ..~= ....... '. _~ ~L.-,~t.~, D~
~s ~ (1~) z - , KIN~ I 7 ~'~t~ ~,J_v too
PROPERTY LINE ! ZONING MAP1 ~
11
Attachment 3
~EA R
SITE
PLAN
12
Attachment 4
F~A PA,~. ~'ITH
33
JUN
0 1 2000
A301
I
Attachment-'~
14
Attachment
ATFACHMENT TO THE APPLICATION OF
SPEEDWAY SUPER:AMERICA LLC
TO REBUILD ITS PRESENT CONVENIENCE STORE AT
1750 WHITE BEAR AVENUE
6
Speedway SuperAmerica is proposing to build a new store and fuel dispensers at its present 36,649
sf wedge shaped site at the intersection of White Bear Avenue and North St. Paul Road. The
existing 2376 sf store would be demolished and a new, 3086 sf store would be built in the northeast
corner of the site. The new store will provide service 24 hours each day, seven days a week. The
new store would have a hip roof, be all earth tone brick with a basket weave soldier course, and a
matching masonW trash enclosure. The rooftop equipment will be located in an alcove cut into the
hip roof and the open edge will be screened. The present dual pump islands, one parallel with
White Bear Avenue, one parallel with North St. Paul Road, will be combined into a single "T"
shaped canopy parallel to White BeaK' Avenue. The present eight tandem dispensers will be
replaced by six pzu-allel dispensers.
Eight parking spaces and the handicapped accessible space will be provided in front of the store,
and twelve spaces are provided at the pump islands. In our experience his arrangement provides
more than adequate parking at similar sites allowing cxmfident approval of any neces~ry parking
waiver. The existing four driveways will be retained, but relocated away from the White Bear
Avenue / North St. Paul intersection. The 35 ft width of the northerly drive to North St. Paul and
the 36 ft southerly drive to White Bear Lake allows service to the relocated underground tanks.
The underground tanks will be moved from the north part of the site to .south. They will be
reoriented from perpendicular to White Bear to parallel to White Bear and the intake vent pipes will
be relocated from at the White Bear property line to the North St. Paul property line, 85 ft fi'om
White Bear Avenue. Most important, a Stage One Vapor recover); system will be installed, creating
a closed system between the tanker and the underground tanks during filling.
Landscaping will be greatly enhanced at the site. First, the mature trees along North St. Paul Road
will be presets,ed. Along White Bear we are proposing a masonry and wrought iron fence where
there is no green space or bullet now. The fence will be identical to the fence installed at our store
kxzated at Century and Upper Alton. This fence has worked well as an alternative to the a green
strip at small, and in this case a wedge shaped, sites. The fence will be carried around into the
"point" lbrmed by the intersection of White Bear and North St. Paul. This area, now only sod,
will be enhanced with a backdrop of Crab trees, and a planting bed of Day Lilies, Juniper and
Spirea. A group of Crabapple trees will anchor the northwest corner of the site, and Mugo pines
will be extended alone the blank wall of our neighbor's building. Norway Pines and Amur Maples
will enhance the Northeast corner along North St. Paul. All green areas, approximately 20% of the
site, will be irrigated.
The following sign package is proposed:
Building:
1. Integrated into the fascia, 2, 1.5 flx 15 ft non illuminated "SA SuperAmerica" 45 sf
2. Above doorway, SA logo, illuminated, 2.5 x 3.5 sf 9 sf
3. On Building, face 4 fl x 6 ft "SuperMom's" 24 d
Canop~
4. Long side to White Bear Avenue, 2 ftx 23 ft illuminated "SA SuperAmefica" .43 sf
Freestanding
5. One, 26 ft tall 112 sf
May 19, 2000
15
Attachment~Z.~
ATTACHMENT TO THE APPLICATION OF
SPEEDWAY SUPERAMERICA LLC FOR CERTAIN VARIANCES
TO PERMIT REBUILDING OF ITS PRESENT CONVENIENCE STORE AT
1'750 WHITE BEAR AVENUE
Reduction in building setback from 30 ft to 15 to 19 ft along North St. Paul Road as shown on
the site plan
a. The requested variance will allow Speedway SuperAmefica LLC to demolish the present
building and dispenser islands, construct a new and compefitve building, reorganize and
improve cimulation and traffic flow on the site and install significant landscaping and other
features and continue the present um of the site. Absent this variance this new investment
could not be made.
b. The request is necessitated by the unique wedge shape of this site, and our inability to
privately acquire additional area to expand. The most efficient design places the building
and then the dispenser islands in the widest part of the site. Even with the building at the
widest part of the site a variance is needed to accommodate and maintain a sate and efficient
relationship of the building to the dispensers to the roadways.
c. The requested variance is the minimum necessa]3' to allow redevelopment of the site. It
will effect 57 ft (3%) of the 2500 North St. Paul Frontage and will not create conflicts or
precedents for the adjacent developed and commercially used site.
Approval of the requested variance would be in keeping with the spirit and intent of the Code by
allowing reinvestment in this uniquely shaped site to allow the present use to continue and improve.
It will gain the City the benefits of a site rebuilt to mode,'n standards, including appem'ance,
circulation and relocation of the underground tanks and filler vents.
2. Reduction in the required spacing of the underground tank filler vents from 200 ft to
approximately 185 ft from the nearest residential property.
Presently the vent pipes are located on our White Bear Avenue property line just west of the store,
100 ft ( the width of the right of way) from the nearest residences.
a. The hierarchy of the organization of our site places the store in the widest pa]t, the
dispensers and their circulation needs in the next, and then the underground tanks in the
remaining portion. The vent filler pipes must be proximate to the tanks. The conforming
location of the tanks would be under the dispenser island and perhaps a part of the store.
Neither a possible location. The vents have been relocated zm far as possible from the
residences under these constraints.
b. The underlying problem is the wedge shape of the site.
c. The new location will improve the essential character of the area by allowing the vent
pipes in a location mo~e in conformance with the Code.
d. In -addition to moving the vent pipes approximately 85 ft Ilarther from the residences, a
Stage One Vapor recovery system will be installed, creating a closed system between the
tanker and the underground tanks during filling. This eliminates the dispersion of 'almost
all vapors in the air, addressing the intent of the spacing requirement.
May 19, 2000
16
Department of Public Works
Paul L. Kirkwold, P.E., CounW Engineer
Daniel G. Schacht, P.E., Acting Director
ADMINISTRATIONfbAND SURVEY
50 West Kellogg Blvd., Suite 910
St. Paul, MN 55102 * (651) 266-2600 * Fax 266-2615
E-mail: Public.Works@co.ramsey.mn.us
Attachment 8
ENGINE ERING/OPERATIONS
3377 N. Rice Street
Shoreview, MN 55126
(651) 484-9104 * Fax 482-5232
TO:
k-~OM:
SUBJECT:
MEMORANDUM
Tom Ekstrand
City of Maplewood
Dan Soler~t::~-
Ramsey County Public Works
Speedway Super America
White Bear Avenue at North Saint Paul Road
DATE: June 19,2000
The Ramsey County Public Works Department has reviewed the proposed conditional use permit
and site plan for Super America at White Bear Avenue and North Saint Paul Road. Ramsey
County has the following comments regarding this proposal.
The existing Super America site has four access points, two on White Bear Avenue and two
on North Saint Paul Road. The proposed site plan also identifies four access points, two on
each road. White Bear Avenue is an "A" minor arterial on the County system. Because of the
nature of this roadway the County is attempting to limit the number of direct access points.
Ramsey County will allow one access point onto White Bear Avenue. This one driveway
should be located as far north as possible. The County will allow both access points onto
North Saint Paul Road.
The proposed project will require a permit from Ramsey County for the reconstruction of the
access points onto County right of way. The project will also require a permit for the
installation of sanitary sewer and storm sewer on county right of way.
Thanks for the opportunity to make comments regarding this issue. If you have any questions or
need any additional information please give me a call.
17
Minnesota's First Home Rule County
printed on r~n:l~d paler with a mlaimam of 10~c po~l.-~aaan~ mnlmll
HOWARD E. HELLER
GENERAL COUNSEL
KIN PROPERTIES, INC.
77 TARRYTOWN ROAD
SUITE [00
WHITE PLAINS, NEW YORK 10607-1620
Attachment 9
TELEPHONE: (914) 683-8080
FAX: (914) 683-8088
June 20, 2000
BY MAIL & FAX 651-770-4506
Thomas Ekstrand-Associate Planner
Office of Community Development
City of Maplewood
1830 East County Road B
Maplewood, MN 55109
Re: Our Property #347 - 1804 North St. Paul Road, Maplewood, MN
Dear Mr. Ekstrand:
Reference is made to a letter which you have prepared as of June 8,
2000 concerning an application which the City has received from
SuperAmerica. The application calls for the demolition of the existing
store and gas pumps and reconstruction of a new convenience store, gas
pump islands and canopy.
The above-captioned property is located across the street from the
property subject to the application. There was an environmental
discharge at the property subject to the application. As part of
determining the extent of the contamination plume, it was necessary for
consultants retained by SuperAmerica to install a monitoring well on
the above-captioned property.
Based upon the preexisting environmental issues, please note that the
owner of the above-captioned property opposes the granting of the
application in question unless as part of any approval it is mandated
that SuperAmerica complete the clean up at its location and fully
remediate any contaminated soils and ground water. If SuperAmerica
wishes to pursue new development, it should only occur if it has cured
the problems which have arisen in the past.
Very '~- yours,
HEH:dp
F:~DATA\WP DOCS'~CORRESPUun2000U UN-20.HH 18
Attachment 10
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, SuperAmedca Group, Inc. applied for a conditional use permit to enlarge their
fuel station and convenience store.
WHEREAS, this permit applies to 1750 White Bear Avenue. The legal description is:
ALL OF LOT EIGHT (8) EXCEPT THAT PART LYING NORTH OF AND NORTHEAST OF
THE FOLLOWING DESCRIBED LINES: BEGINNING AT A POINT ON THE WEST LINE OF
SAID LOT EIGHT (8), 3.22 FEET SOUTH OF THE NORTHWEST CORNER THEREOF;
THENCE EAST ON A LINE 3.22 FEET SOUTH OF AND PARALLEL WITH THE NORTH
LINE OF SAID LOT EIGHT (8) TO THE POINT OF INTERSECTION OF A LINE 3.53 FEET
SOUTHWEST OF AND PARALLEL WITH THE NORTHEASTERLY LINE OF SAID LOT
EIGHT (8); THENCE SOUTHEASTERLY ON SAID LINE 3.53 FEET SOUTHWEST OF THE
NORTHEASTERLY LINE OF SAID LOT EIGHT (8) TO THE SOUTHEASTERLY LINE OF
SAID LOT EIGHT (8), SAID LINE BEING THE NORTHWESTERLY LINE OF THE NORTH
ST. PAUL ROAD, IN BLOCK ONE (1), MEISTER'S HIGHLANDS, RAMSEY COUNTY,
MINNESOTA.
WHEREAS, the history of this conditional use permit is as follows:
1. On July 6, 2000, the planning commission recommended that the city council approve
this permit.
The city council held a public headng on ,2000. City staff published a
notice in the paper and sent notices to the surrounding property owners as required by
law. The council gave everyone at the headng a chance to speak and present wdtten
statements. The council also considered reports and recommendations of the city staff
and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described
conditional use permit, because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City's Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would generate only minimal vehicular traffic on local ~-eeL~ and would not
create traffic congestion or unsafe access on existing or proposed streets.
The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools and
parks.
19
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and scenic
features into the development design.
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1. There are no circumstances that are unique to the property that warrant the proposed
setback variance. The applicant can adjust the site plan to meet the required 30-foot
building setback from the North St. Paul Road right-of-way.
2. The existing building meets all required setbacks without the need for a variance.
3. The proposed reduced setback would not meet the spirit and intent of the code since
visibility would be obscured from the adjacent property to the northeast at their North St.
Paul Road driveway.
4. The applicant shall comply with all requirements of the Minnesota Pollution Control
Agency regarding fuel tanks, fuel spillage, monitoring wells, any contaminated soil, etc.
,2000.
The Maplewood City Council approved this resolution on
2O
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HE ~'WlN CITIES
Metro
Edition
· New data shoW
sprawl not as
bad as-clamed
Met Council land assessment
is best look yet, Mondale says
By David Peterson been inventoried in the past,
Star Tribune Staff Writer which cuts down on sprawl be-
After years of painstaking ef-
fort, the Metropolitan Council
announced Wednesday that it is
able to say for the first time with
great precision how land is be-
Among the ~imj= t~e aew
set aside for such thln~ a~
parks, open space and golf
courses than had previously
been known, and the inventory
~- Far less farmland is being
lost to development annually
than the federal government
and anti-sprawl advocates have
claimed.
)- There is much more
multi-family housing than had
cause it uses land more effi-.
ciently than single-family
homes. This trend is expected to
continue as the population ages
and needs less space.
The newly released assess-
ment as of 1997 is "the most
comprehensive land-me inven-
tory of the metro area we've eve~
had,' said Met Council Chair-
man Ted Mondale. Until now,
analysts have done a lot of guess-
ing based on ael'lal flyovers, but
advances in technology have
allowed them to determine with
far more precision what's hap-
pening on the ground.
-- 12,000 acres of vacant or agri-
cultural land are developed
every year in the metro area~
't
'AGE A24 · STAR TRIBUNE * THURSDAY, JUNE.8 · 2000
Data will help
tetermine how
uch land can
be developed
The new data do not seem to
rapport warnings that sprawl has
rapidly accelerated over the past
~-0 years and is consuming huge
quantities of land.
Last winter newspapers across
the country carried stories claim-
ing -- based on U.S. Department
ofAgriculture (USDA) data-- tha~
the rate of conversion of farmland,
natural areas and other open
spaces for homes and other uses
had more than doubled in the
1990s compared with the 1980s.
The anti-sprawl group 1,000
Friends of Minnesota issued warn-
ings, based on that data, that
62,260 acres of open space across
Minnesota were lost each year
flora 1992 to 1997. compared with
23,560 acres per year in the pre-
ceding decade. In other words, the
group said, an area the size of
Minneapolis was being lost about
every seven months.
The new data from the Met
Council, the regional planning
agency, indicate that within the
seven-county metro area --
where, officials say, at least half of
the state's development occurs--
about 12,000 acres of vacant or
agricultural land is being devel-
oped annually. An acre is slightly
smaller than the size of a football
The USDA has since admitted
that it erred in its estimates. Scott
Elkins, director of ~ and
orga~i~ for. 1,000 Friends of
Minnesota, said he is awaiting all
update from the federal govern-
ment and noted that according to
a notice on Its Web site, its previ-
ous numbers will not be 'signifi-
candy affected."
Pinpointing changes
One problem with this first set
of precise data, Met Council offi-
cials say, is that where huge
changes turn up from past statis-
tics, it's hard to determine to what
extent they represent actual
changes and to what extent
they're just more accurate.
Land use in the metro area
New data for the seve~county Twin Cities area show strong growth in
land used for mu~fam~ housing and in acquisition of parkland and
open space, according to the Metropolitan Council.
1980-84 1984-90 1990~97'
homes 11~3 32.377 30~96
Multi4amly 2.490 4.751 8~16
Commercial 1.419 4~30 52.70
IndusbiM 1.733 4~75 5.374
Pa~ks and recreatkm 854 8,535 23,973
hi.ways 929 22.33 12.21
* off~:ials caution that the 1990-97 changes reflect more-sophisticated datagather-
lng methods as well as actual change~
Source: Metropolitan Council
Star Tribune graphic
Case in point: The area's in-
ventory of parks and open space
soared by nearly 24,000 acres
since the last such assessment in
1990. There is no doubt there has
been an increase, analysts say, but
not by quite that much. The new
data pick up, among other things,
lots of smaller city parks that were
not previously recognized.
Elkins, soon to take over as
director of the Minnesota chapter
of the Sierra Club, said he thinks
that reflects an upsurge in open-
space acquisition by suburbs --
not always in an intelligent way.
'People feel that if they could
just turn that undeveloped area
near them into a park, they could
slow down sprawl," he said. 'But it
doesn't. People are protecting
their back yards, but the amount of
land being urbanized is still going
up. Maybe it creates fnore open
space within the ~ area,
but it's not slowing the rate of
development and the impact that
has on the broader landscape.'
Tom McElveen, the Met Coun-
cil's development director, said
the council favors open-space
setasides and hopes that by cre-
ating denser development around
transit corridors, it will help avoid
having those open spaces simply
push sprawl farther out.
Builders interested
The new Met Council data wiil
help determine how much land is
available for development in the
Twin Cities area -- and whether,
as area home builders say, land
prices are soaring because the Met
Council isn't releasing land for
development fast enough. The
council oversees the furnishing of
sewer and other services in an
effort to guide orderly devel-
opment.
McElveen said the new data
show that the supply of vacant
land "appears to be sufficient" for
the area's needs through 2020.
John Shardlow, president of
Dahlgren, Shardlow & Uban, con-
sulting planners and landscape
architects in Minneapolis, said he
remains skeptical. Shardlow has
worked with Twin Cities-area
home builders on analyzing the
land supply.
"Having this information avail-
able is a great start," he said. 'But
we need to take it to another level
of detail and really see how much
of the land that looks vacant and
available really is.'
Home builders point out, for
example, that a parcel that looks
available fo~ future home building
may in fact be held by a church fo~
its own future expansion.
McElveen said that he 'shares the
home builders' concern" and that
the council will do further analy-
sis.
The data -- for the region as a
whole or for individual commu-
nities -- can be obtained on the
Internet at http:l/www, metro-
council.org/metroarea/gis-
main.hun.
The council also is selling large
maps of cities, towns and coun-
ties, and will issue CD-ROMs con-
taining the data by the end of
June.
'
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