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HomeMy WebLinkAbout09/07/2000BOOk 1. Call to Order MAPLEWOOD PLANNING COMMISSION Thursday. September 7, 2000, 7:00 PM City Hall Council Chambers 1830 County Road B East 2. Roll Call 3. Approval of Agenda Approval of Minutes a. July 6, 2000 o Public Hearing a. Birch Glen (Ariel Street) 1. Land Use Plan Change (BC to R-3(H)) 2. Conditional Use Permit for Planned Unit Development New Business a. AT & T Monopole Conditional Use Permit (1745 Cope Avenue) b. White Bear Avenue Corridor Study- Summary Recommendations Visitor Presentations o Commission Presentations a. July 10 Council Meeting: Mr. Rossbach b. July 24 Council Meeting: Ms. Fischer c. August 14 Council Meeting: Mr. Trippler d. August 28 Council Meeting: Mr. Frost e. September 11 Council Meeting: ?? (was to be Mr. Seeber) f. September 25 Council Meeting: Mr. Trippler 9. Staff Presentations 10. Adjoumment WELCOME TO THIS MEETING O.1= 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 there is anyone present who wishes to comment on the proposal. This is the time for the public to make comments or ask questions about the 'proposal. Please step up to the podium, speak clearly, first giving your name and address and then your comments. After everyone in the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. The Commission will then discuss the proposal. No further public comments are allowed. The Commission will then make its recommendation or decision. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. jw/pc~pcagd Revised: 01/95 I. CALLTO ORDER MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA THURSDAY, JULY 6, 2000 Chairperson Fischer called the meeting to order at 7:02 p.m. II. ROLL CALL III. Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Lorraine Fischer Jack Frost Matt Ledvina Paul Mueller Gary Pearson William Rossbach C0mm~ss~oner Milo Thompson Commissioner Dale Trippler Present Present Absent Absent Present Present Present (arrived at 7:27 p.m.) Present APPROVAL OF AGENDA Commissioner Frost moved approval of the agenda as submitted. Commissioner Pearson seconded. Ayes--all The motion passed. APPROVAL OF MINUTES June 5, 2000 Commissioner Frost moved approval of the minutes of May 1, 2000, amended to correct the spelling of Bob Tillges' name on page three. Commissioner Pearson seconded. Ayes--alL The motion passed. June 19, 2000 Commissioner Frost moved approval of the minutes of June 19, 2000, as submitted. Commissioner Rossbach seconded. Ayes--all The motion passed. NEW BUSINESS A. U.S. West Telecommunications Monopole Conditional Use Permit (1194 County Road C East) Ken Roberts, associate planner, presented the staff report. He then answered questions from the commissioners. Dale Casper, the site coordinator for U.S. West Wireless, had no additional comments but thanked staff for the presentation. He said the KSTP site would not work for an antenna because of interference with the AM towers. Planning Commission Minutes of 07-06-2000 -2- The engineer for U.S. West Wireless stated that there was no way they could collocate on the KSTP tower because AM towers are electrified. He said they are required by the FCC to work with the two nearby stations so as not to interfere with the signals. According to the engineer, the 150-foot tower could cover a range of 3 miles, depending on the population (number of users), and the topography of the area. Commissioner Pearson moved the Planning Commission recommend: Adopt the resolution which 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. 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. 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. Commissioner Frost seconded. Commissioner Rossbach commented that there were other areas on the site that would be better suited for location of the antenna, such as the "tongue area" or the back of the building near the existing trees. He felt the location chosen was most convenient for U.S. West to service the antenna and shelter their equipment. Ken Roberts replied that one reason this site was chosen was so that the monopole with a new light attached could replace the existing telephone pole. Ayes--Fischer, Frost, Pearson Nays--Rossbach, Trippler Abstention--Thompson Commissioner Thompson arrived at the meeting at 7:27 p.m. and abstained from voting on this item. The motion passed. Planning Commission Minutes of 07-06-2000 -3- SuperAmerica (1750 White Bear Avenue): Conditional Use Permit and Parking Reduction Authorization Ken Roberts, associate planner, gave the commissioners revised plans that were received from SuperAmerica on Wednesday, July 5, 2000. He noted that the driveway layout on White Bear Avenue was changed from two openings to one and the parking in front of the building was rearranged. Mr. Roberts then summarized the staff report. He said the community design review board disagreed with the staff and recommended approval of the 15-foot setback variance. Chairperson Fischer invited the members of the planning commission to make a separate motion on this variance if they agreed or disagreed with the staff report and the review board recommendation. Mr. Roberts mentioned that Commissioner Ledvina (who was not in attendance at this meeting) called to speak about his concern in regard to outdoor storage. Mr. Roberts thought there might be a way to limit storage outdoors but said it was very difficult to prohibit it. Michael Cronin was present representing SuperAmerica. Gary Gerlach, the district manager and manager of the this store, also was present. Mr. Cronin said they would like to reserve the right to have some outdoor cabinets for storage. Products would not be displayed or sold outside. Mr. Cronin then addressed the contamination that was found during an underground tank replacement project in 1993. Eleven monitoring wells were installed, nine on-site and two off-site, to monitor this pollution. The result has been that the pollution is not moving, has not gone away, and is not off the site. He said that the reconstruction and moving the tanks to the other end of the site would allow SuperAmerica to then treat or remove the contaminated soil. Mr. Cronin said the main reason for the 15-foot building setback variance request is to try to improve the internal vehicle circulation on the site and maintain "some kind of relationship between the store, where the cashier's are, and the canopy." Commissioner Trippler suggested contacting the two residents that have the monitoring wells on their property to let them know that whatever transpires with their wells is not contingent on this construction happening or not happening. Commissioner Thompson asked if Maplewood was unrealistic in their parking requirements because of the number of parking reduction requests. Mr. Cronin that 1:200 is a fairly tight ratio because typical ratios are 1:250 or 1:300. He said that most of SuperAmerica's customers use the pump islands as parking. Various cities recognize the parking at the pumps as part of the parking requirement. Mr. Cronin's impression was that Maplewood required more parking per site than most surrounding communities and did not count parking at the pumps in their parking requirement. Commissioner Frost moved the Planning Commission recommend: B. Adopt the resolution which approves 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. 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. Planning Commission Minutes of 07-06-2000 -4- 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. C. Approve a parking-reduction waiver to allow 11 parking spaces (five fewer than the code requires). The city is approving this request 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. Commissioner Rossbach seconded. The motion passed. Ayes--all VI. VISITOR PRESENTATIONS There were no visitor presentations. VII. COMMISSION PRESENTATIONS VIII. Ao June 26 Council Meeting: Mr. Thompson reported on this meeting. July 10 Council Meeting: Mr. Rossbach is scheduled and Mr. Trippler will be a back-up. July 24 Council Meeting: Ms. Fischer will attend this meeting. Commissioner Rossbach commented on the proposed Highpoint Ridge project that was considered at a previous meeting. In retrospect, he felt that the commission should have tabled this project. Mr. Rossbach thought it should be suggested to the city council that they table this project if the plans are not complete. STAFF PRESENTATIONS Ken Roberts said it was doubtful if there would be a meeting on July 17. He reminded the commissioners of the city tour on July 31, 2000. IX. ADJOURNMENT The meeting adjourned at 8:20 p.m. TO: FROM: SUBJECT: LOCATION: APPLICANT: DATE: MEMORANDUM City Manager Ken Roberts, Associate Planner Birch Glen Ariel Street, between Woodlynn Avenue and County Road D Specialty Development Corporation (Bob Bankers) August 30, 2000 INTRODUCTION Project Description Mr. Bob Bankers, representing Specialty Development Corporation, is proposing to build a 60- unit apartment building. He is proposing this project on a 3.2-acre site on the east side of Ariel Street between Woodlynn Avenue and County Road D. (See the location map on page 14 and the property line/zoning map on page 15.) The project would be a 3-story apartment building with underground parking for 66 cars. There also would be a detached garage with nine parking stalls and 64 surface parking spaces on the site. The building would have a mix of about 48 two-bedroom units, 12 three-bedroom units, and a storm shelter in the garage area of the building. (See the proposed building floor plans and the developer's project statement on page 23 and 24.) Requests To build the development, the applicant is requesting that the city approve the following: A change in the city's land use plan. This change would be from BC (business commercial) to R-3(H) (residential high density). (See the existing and proposed land use plan maps on pages 16 and 17.) A conditional use permit (CUP) for a planned unit development (PUD) for a 60-unit apartment development. The applicant is requesting the CUP because the F (farm residence) zoning district limits the uses in the district to single dwellings and farm activities and prohibits multiple-family residential uses. (See the property line/zoning map on page 15.) 3. Design approval. DISCUSSION Land Use Plan Change To build the proposed apartment building, Mr. Bankers wants the city to change the land use plan for the site. This change would be from BC (business commercial) to R-3(H ) (residential high density). (See the existing and proposed land use maps on pages 16 and 17.) The city intends R-3(H) areas for a variety of housing including double dwellings, town houses or apartments of up to 16.3 units per gross acre. For BC (business commercial) areas, the city plans for offices, clinics, restaurants, day care centers and retail businesses. Land use plan changes do not require specific findings for approval. Any change, however, should be consistent with the city's land use goals and policies. There are several goals in the Comprehensive Plan that apply to this request. Specifically, the land use plan has eleven general land use goals. Of these, three apply to this proposal including: Provide for orderly development. Minimize conflicts between land uses. Provide a wide variety of housing types. The land use plan also has several general development and residential development policies that relate to this project. They include: Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. The city coordinates land use changes with the character of each neighborhood. Include a variety of housing types for all residents.., including apartments, town houses, manufactured homes, single-family housing, public-assisted housing, Iow- and moderate- income housing, and rental and owner-occupied housing. Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering and separation. The housing plan also has policies about housing diversity and quality that the city should consider with this development. They are: Promote a variety of housing types, costs and ownership options throughout the city. These are to meet the life-cycle needs of all income levels, those with special needs and nontraditional households. The city will continue to provide dispersed locations for a diversity of housing styles, types and price ranges through its land use plan. This is a good site for apartment-style housing. It is near a major collector street (County Road D) and between two arterial streets (White Bear Avenue and McKnight Road), open space and, of course, shopping. One advantage of this proposal is that an area that the city once thought would be good for commercial development would become residential. This should be beneficial to the existing nearby residential properties. Having apartments near existing residences should be better neighbors than commercial or retail uses that the existing land use designation would allow. In addition, this property would not be a great site for a commercial or retail business. It is too far away and hidden from the main commercial area along White Bear Avenue to make it desirable for a commercial or retail business. As proposed, the 60 units on the 3.2-acre site means there would be 18.75 units per gross acre. However, with the density credits as allowed by Section 38-114 of the code (for underground parking and open space), the developer could add 0.64 acres to the site. This brings the site total to 3.84 gross acres which calculates to a project density of about 15.7 units per gross acre. This is consistent with the maximum density standard (16.3 units per acre) in the comprehensive plan for apartment buildings with more than 50 units. The city's long-term stability of its tax base depends upon its ability to attract and keep residents of all ages. To do so, the city must insure that a diverse mix of housing styles is available in each stage of the life cycle of housing needs. Conditional Use Permit, Planned Unit Development and Site Plan The applicant has applied for a conditional use permit (CUP) for a planned unit development (PUD) for the 60-unit apartment development. They are requesting the CUP because the F (farm residence) zoning limits the uses to single dwellings and farm activities. Section 36-438 of the city code lists the city's purpose, intent and requirements for planned unit developments in Maplewood. Specifically, the code says that the intent of this section is to provide a means to allow flexibility by deviations from provisions of this chapter, including uses, setbacks, height and other regulations. Deviations may be granted for planned unit developments provided that: (1) Certain regulations contained in this chapter should not apply to the proposed development because of its unique nature. (2) The PUD would be consistent with the purposes of this chapter. (3) The planned unit development would produce a development of equal or superior quality to that which would result from strict adherence to the provisions of this chapter. (4) The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owners or occupants of nearby land. (5) The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons. The proposed site plan has two areas with deviations from the code standards - the building setback from the east property line and the parking lot setback from Ariel Street. Section 36- 28(c)(6) of the city code requires a commercial or multiple-family residential building with a wall area of more than 3,000 square feet to have a 100-foot setback from a residential lot line. In this case, the east property line of the site is a residential lot line. This is because the adjacent property has a single dwelling on it and because the city is planning it for residential (R-2) uses. The developer is proposing that the apartment building have a 50-foot setback from the east property line and has shown the proposed building on the largest buildable part of the property. The shape of the property (165 feet by 831 feet) and the existing pipelines and power lines across the middle of the site limit the location and shape of what one might build on this property. This unique shape, along with the pipeline and power line easements, provides a basis for approval. Staff also supports the proposed parking lot layout. As with the building, the shape of the lot limits the building placement and the location of the front parking lot. It is important to have parking spaces and access to the front of the building. The part of the parking lot that would encroach into the 15-foot setback by Ariel Street should not cause any problems on this site or to the neighbors. In reviewing the above-list of criteria for deviations, the proposed PUD would meet these criteria. Specifically, the proposal would be consistent with the purposes of this chapter, it would produce a development of equal or superior quality, the deviations would not constitute a significant threat to the neighbors and the deviations would be reasonable and are not for financial purposes. Compatibility is a concern with this development proposal. That is, is a 60-unit apartment building in this location compatible with the nearby land uses, including the residential uses? In this case, the nearest areas that the city has planned residentially to the site are the properties to the east and to the south across Woodlynn Avenue. Specifically, the proposed apartment building would be about 225 feet from the nearest house to the east. The city council should consider methods such as screening and light-glare control to help protect these nearby residents from possible disturbances. The city should approve the CUP since the proposal meets the criteria for a conditional use permit. These criteria include conforming with the comprehensive plan and codes, would not change the character of the area, would not depreciate property values and would generate minimal traffic on local streets. (See the criteria in the resolution on page 27.) Design Approval Building Design and Exterior Materials The proposed building would be attractive and would have three stories above grade and an underground parking area. As proposed, the building would have an exterior of face brick, gable ends with shakes, horizontal vinyl siding and the roof would have asphalt shingles. (See the elevation drawings on pages 21 and 22 and the proposed project plans). The developer has proposed a mix of building colors with earth-toned rusts and creams (red, brown and herringbone (tan)) with white trim and accents. Public Utilities There are sanitary sewer, storm sewer and water in Ariel Street and Woodlynn Avenue to serve the proposed development. Specifically, the storm sewer in Woodlynn Avenue was designed and installed to accommodate drainage from a large area north of Woodlynn Avenue. The developer's plans will connect their pipes to the existing storm and sanitary sewer pipes. Wetland and Drainage The project plans show a wetland on the southeast corner of the site. This wetland serves as a natural storm water collection and absorption area for this site and for some of the surrounding area. The RamseyANashington Metro Watershed District classified this wetland as a Class Five (highly impacted) wetland. These are the wetlands that humans have impacted the most and have the least diverse types of vegetation and the least community resource significance. Maplewood's wetland protection ordinance does not require a buffer around a Class Five wetland. However, the building foundations must be at least ten feet from the edge of the wetland. The proposed grading plan would meet the wetland ordinance requirements. The developer has designed the storm water drainage for this site to go into the wetland. In times of large storms, storm water may overflow out of the wetland into the existing city storm water system. The city will need a drainage and utility easement over the wetland area. This project will need a permit from the watershed district. Landscaping The proposed landscaping plan looks very nice and shows at least 84 new trees including red oaks, birch and Austrian Pine. The proposed plans (pages 19 and 20) show most of the site being graded. This will remove much of the existing vegetation and many of the existing mature trees on the property. However, the proposed plans keep many of the existing mature cottonwood and aspen trees on the north end of the site. The city should require the developer to preserve most of the existing vegetation along the north side of the site near County Road D and near the wetland on the southeast corner of the property. This existing vegetation in these areas will protect existing slopes, are in and near the wetland and will help provide screening of the building. Site Lights The applicant should provide a lighting plan indicating the light spread and fixture design. The lighting code requires a plan when near homes. The fixtures installed should be a design that hides the bulb and lens from view to avoid nuisances. Sidewalk Staff is recommending that the developer install a five-foot-wide concrete sidewalk on the east side of Ariel Street between Woodlynn Avenue and County Road D. This sidewalk would provide the residents of this building off-street pedestrian access to the shopping area and church to the south and to the business on County Road D. A sidewalk along Ariel Street also would provide a pedestrian link to the existing sidewalk along Woodlynn Avenue and to the sidewalk along Ariel Street south of Woodlynn Avenue. RECOMMENDATIONS Approve the resolution on page 25. This resolution changes the land use plan from BC (business commercial) to R-3(H) (residential high density) for the 3.2-acre site of the Birch Glen housing development. The city bases these changes on the following findings: This site is proper for and consistent with the city's goals, objectives and policies for high-density residential land use in the comprehensive plan. This includes: ao Creating a transitional land use between the existing residential and commercial land uses. It is near a collector street, open space and shopping and is between two arterial streets. This development will minimize any adverse effects on surrounding properties because: The on-site pond and large setback from Woodlynn Avenue will separate the apartment building from the residences to the south. There should be no significant traffic increase from this development on existing local residential streets. The existing street pattern keeps the apartment traffic separate from the existing single dwellings and other residences. This change would eliminate a planned commercial area that would have been next to residential areas. Approve the resolution starting on page 26. This resolution approves a conditional use permit for a planned unit development for the Birch Glen apartment development on Ariel Street. 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: All construction shall follow the plans date-stamped August 15, 2000. The city council may approve major changes. The director of community development may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. .* Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, streets, sidewalks, tree and driveway and parking lot plans. The design of the pond shall be subject to the approval of the city engineer. The developer shall provide the city an easement for this pond that shall cover at least all the area within the 942 contour. The developer also shall provide the city a 20- foot-wide drainage and utility easement over the storm sewer pipe between the pond and the Woodlynn Avenue right-of-way. 5. The developer or contractor shall: 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 any debris, junk and garbage from the site. Install a 5-foot-wide concrete sidewalk along the east side of Ariel Street between County Road D and Woodlynn Avenue. 6. There shall be no outdoor storage of recreational vehicles, boats or trailers. Residents shall not park trailers and vehicles that they do not need for day-to-day transportation on site. If the city decides there are excess parking spaces available on site, then the city may allow the parking of these on site. The developer shall provide an on-site storm shelter in the apartment building. This shelter shall be subject to the approval of the director of emergency preparedness. It shall have a minimum of three square feet per person for 80% of the planned population. 9. The city council shall review this permit in one year. *The developer must complete these conditions before the city issues a grading permit or a building permit. Approve the plans date-stamped August 15, 2000 (site plan, landscape plan, grading and drainage plans and building elevations) for Birch Glen. The city bases this approval on the findings required by the code. The developer or contractor shall do the following: Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation, water elevation and contour information. These shall include the normal water elevation and 100-year highwater elevation. (b) Include contour information for the land that the construction will disturb. (c) Show sedimentation basins or ponds as required by the watershed board or by the city engineer. (d) Show all proposed slopes steeper than 3:1 on the proposed construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. This shall include covering these slopes with wood fiber blankets and seeding them with a "no mow" vegetation rather than using sod or grass. (e) Show all retaining walls on the plans. Any retaining walls more than 4 feet tall require a building permit from the city. (3)* The tree plan shall: (a) Be approved by the city engineer before site grading or tree removal. (b) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (c) Show no tree removal beyond the approved grading and tree limits. (d) These plans shall be consistent with the approved landscape plan. '7 (4) The design of the storm water pond shall be subject to the approval of the city engineer. The developer shall be responsible for getting any needed off-site grading or drainage easements and for recording all necessary easements. (5) All the parking areas and driveways shall have continuous concrete curb and gutter. (6) The driveways shall meet the following standards: 24-foot width--no parking on either side and 32-foot width--parking on one side The developer or contractor shall post the driveways with no parking signs to meet the above-listed standards. (7) The developer shall not disturb the boulevard and slope along the south side of County Road D north of the building. (8) The developer shall install a five-foot-wide concrete sidewalk along Ariel Street between Woodlynn Avenue and County Road D. (9) The developer's engineer shall verify that the catch basin in Woodlynn Avenue is sized large enough to receive a 30-inch pipe. As an alternative, consider constructing a new catch basin manhole on Woodlynn Avenue directly south of the pond. Submit a lawn-irrigation plan to staff showing the location of sprinkler heads. Submit a certificate of survey for all new construction. Revise the landscape plan for city staff approval showing: (1) As much of the existing vegetation (including large trees) along the northern property line and around the wetland preserved as possible. (2) The manicured or mowed areas from the natural areas. This shall include planting (instead of sodding) the disturbed areas on the south side of the apartment building around the storm water pond with native grasses and native flowering plants. The native grasses and flowering plants shall be those needing little or no maintenance. This is to reduce maintenance costs and to reduce the temptation of mowers to encroach into the pond. Specifically, the developer shall have the natural areas seeded with an upland mixture above the 942 contour and shall use a lowland mixture below the 942 contour. (3) The planting of native grasses and flowering plants around the proposed storm water pond shall extend at least four feet from the ordinary high water mark (OHWM) of the pond. Get the necessary approvals and permits from the watershed district. Submit a site lighting plan for city staff approval showing the light spread and fixture design. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and from nearby homes. The developer shall record with Ramsey County: (1) A drainage and utility easement for the proposed ponding and wetland area. This easement shall be for all property within and below the proposed 942 contour and shall be subject to the approval of the city engineer. (2) A 20-foot-wide drainage and utility easement over the storm water pipe between the pond and the VVoodlynn Avenue right-of-way. Have the Saint Paul Regional Water Services (SPRWS) review and approve the proposed utility plans. The fire chief shall approve the access to the back of the building for firefighting needs. Complete the following before occupying the building: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards. Install reflectorized stop signs at each exit, a handicap-parking sign for each handicap-parking space and an address on the building. In addition, the applicant shall install wetland buffer and no parking signs within the site, as required by staff. Paint any roof-top mechanical equipment to match the uppermost part of the building. Screen all roof-mounted equipment visible from streets or adjacent property. (code requirement) Construct trash dumpster and recycling enclosures as city code requires for any dumpsters or storage containers that the owner or building manger would keep outside the building. Any such enclosures must match the materials and colors of the building. Install and taper the concrete sidewalk along Ariel Street to match each of the driveways. g. Install and maintain an in-ground sprinkler system for all landscaped areas. Install continuous concrete curb and gutter along all interior driveways and around all open parking stalls. Install a storm shelter in a central location in the apartment building. This shelter shall be subject to the approval of the Maplewood director of emergency preparedness. It shall have a minimum of three square feet per person for 80% of the planned population. Install on-site lighting for security and visibility that follows the approved site lighting plan. All exterior lighting shall follow the approved lighting plan that shows the light spread and fixture design. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and from nearby homes. k. The developer or contractor shall: (1) Complete all grading for the site drainage, complete all public improvements and meet all city requirements. (2)* Place temporary orange safety fencing and signs at the grading limits. (3) Remove any debris or junk from the site. (4) Post the west side of the driveway to the front door with no parking signs. If any required work is not done, the city may allow temporary occupancy if' The city determines that the work is not essential to the public health, safety or welfare. The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 200 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. The city receives an agreement that will allow the city to complete any unfinished work. All work shall follow the approved plans. The director of community development may approve minor changes. l0 CITIZEN COMMENTS Staff surveyed the 13 property owners within 350 feet of the site about the proposal and received no responses. REFERENCE Site Description The site is undeveloped. Surrounding Land Uses North: First Financial office building and two single dwellings across County Road D. East: A single dwelling and city open space. South: Salvation Army worship center and Cottages of Maplewood across Woodlynn Avenue. West: Day care center, undeveloped property and the Rock across Ariel Street. Reasons for the Requests This proposal needs a land use plan change because: 1. State law does not allow a city to adopt any regulation that conflicts with its comprehensive plan. 2. One of the findings required by code for a CUP is that the use is in conformity with the city's comprehensive plan. The land use plan shows this site for BC (business commercial) uses, which do not include multiple-family housing. The developer is applying for a CUP because the zoning on this site is F (farm residence). The F zone allows single dwellings and farm uses. The developer chose to apply for a CUP, rather than a zone change. A CUP for a PUD is only for a specific use and site plan. A rezoning to R-3 (multiple dwelling residential) would allow a variety of multiple-dwelling uses and plans. Planning Considerations Existing Land Use Plan Designation: BC (business commercial) Proposed Land Use Plan Designation: R-3(H) (residential high density) CRITERIA FOR APPROVAL Land Use Plan Change There are no specific criteria for a land use plan change. Any land use plan change should be consistent with the goals and policies in the city's comprehensive plan. 3_3_ 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 26 and 27. Criteria for Design Approval Section 25-70 of the city code requires that the CDRB make the following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. HOUSING POLICIES The land use plan has eleven general land use goals. Of these, three apply to this proposal. They are: minimize land planned for streets, minimize conflicts between land uses and provide many housing types. The land use plan also has several general development and residential development policies that relate to this project. They are: Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. Include a variety of housing types for all types of residents, regardless of age, ethnic, racial, cultural or socioeconomic background. A diversity of housing types should include apartments, town houses, manufactured homes, single-family housing, public-assisted housing and Iow- to moderate-income housing, and rental and owner-occupied housing. Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering and separation. The housing plan also has policies about housing diversity and quality that the city should consider with this development. They are: Promote a variety of housing types, costs and ownership options throughout the city. These are to meet the life-cycle needs of all income levels, those with special needs and nontraditional households. _ The city will continue to provide dispersed locations for a diversity of housing styles, types and price ranges through its land use plan. The city's long-term stability of its tax base depends upon its ability to attract and keep residents of all ages. To do so, the city must insure that a diverse mix of housing styles is available in each stage of the life cycle of housing needs. Application Date We received this application on August 15, 2000. State law requires that the city take action within 60 days of receiving complete applications for a proposal. City council action is required on this proposal by October 15, 2000, unless the applicant agrees to a time extension. kr/p: Sec 2N/birchgln. 2 Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Existing Land Use Plan Map 4. Proposed Land Use Plan 6. 7. 8. 9. 10. 11. Site Plan Proposed Grading Plan Proposed Landscape Plan Building elevations (2 pages) Developer's statement date-stamped August 15, 2000 Resolution: Land Use Plan Change Resolution: CUP for PUD Project Plans date-stamped August 15, 2000 (,Separate Attachment) 3.3 NORTH SAINT PAUL Il AVE. O' 1700' 3400' 0 1 2" 14 Attachment 2' o , . 1-694 ' ~: , AMOCO -~ . ..~. " ~ ..... ,.. ~ ' m · 2075 : ~COUN.T~ : ~ __ DAY CARE 2090 FARM A F ~,',, o-,." 2170 (40) ,,- 4.,"~a ~ ,,, PIPELINES POWERLINES ~ ' WOODLY~ N ~ODLY~N AVENUE SALVATION ARMY ~ .... *? ~' OHUROH ~' OOTTA~E8 15 interchange Coun[y H' D Lydia arterial R-1 R-3(M) P White Bear Lake ~ttachment 3 694 Be~ P LAND USE MAP (EXISTING) North St Paul KEY P = PARK C = CHURCH OS = OPEN SPACE R-1 = SINGLE DWELLINGS R-2 = SINGLE OR DOUBLE DWELLINGS R-3(M) = MEDIUM DENSITY RESIDENTIAL R-3(H) = HIGH DENSITY RESIDENTIAL BC = BUSINESS COMMERCIAL 16 Attachment 4 interchange arterial White Bear Lake R-1 694 Coun[y D Lydia R-3(M) P ~ Be, North St Paul KEY P = PARK C = CHURCH OS = OPEN SPACE R-1 = SINGLE DWELLINGS R-2 = SINGLE OR DOUBLE DWELLINGS R-3(M) -- MEDIUM DENSITY RESIDENTIAL R-3(H) -- HIGH DENSITY RESIDENTIAL BC = BUSINESS COMMERCIAL LAND USE MAP (PROPOSED) N 17 SITE PLAN 18 Attachment 5 Attaci,ment 6 19 ~ttachment 7 PROPOSED LANDSCAPE PLAN 20 Il¸ jl I i!h i ) ,,.iii I! 21 Attachment 9 11 'I 22 Attachment 10 Specialty Development Corporation 1725 Tower Drive West, Suite #160 Stillwater, MN 55082-7512 651-430-0711 Fax 651-450-0807 Birch Glen Apartments Maplewood Minnesota Project Overview /! AUG 1 5 2000 : We are proposing to construct a market rate three story 60 unltTal)artment building with underground garages. The site consists of 3.2 acres running along Ariel Street from County Road D to Woodlyn Ave. BUILDING The building will be constructed to resemble two 30 unit buildings connected by a common three story atrium area containing the main entrance and elevator. This main entrance area will feature an expanded covered porch with a railing system to create a casual atmosphere. The basement level will be heated and consist of a parking garage for 64 cars as well as the mechanical rooms and storage areas. The building makeup will consist of two and three bedroom units with approximately 80% of the units containing two bedrooms. All units will contain high speed intemet access, balconies, two baths, laundries, ducted heating and air conditioning, and other modern conveniences. The exterior of the building will start with brick on the ground level and transition to vinyl siding at differing heights depending on the location. The colors will be earth toned rusts and creams for which samples have been provided. The grounds will be extensively landscaped with additional emphasis given to Pine and Birch trees to produce an "up- north" feel. LOCATION The building will sit on the northern half of the property. The southern half will contain additional surface parking and surface garages. There will be 12 additional garages and 64 surface parking stalls. For a total of 140 parking spaces. This area also contains a small wetland ( approximately 3,000 square feet ) which, at the request of city staff'will be dug approximately 4 ft deeper to enhance water quality but will not otherwise be disturbed. The wetland will be incorporated into the landscaping plan as is. Approximately 54% of the site will be left green with an extensive landscaping plan to maximize the tranquil nature of the site. 23 MARKET In researching Maplewood we discovered that, ( excluding housing for the elderly), there have been no new market-rate apartment buildings built in the area for over 10 years. A resent study of the area conducted for us by a market research finn showed a vacancy rate of less than 1%, or virtually nonexistent. Since the last apartments were built the area has grown substantially. Employment in the Hospital, Maplewood Mall, and the surrounding businesses has greatly increased with no comparable increase in rental housing. There also is a segment of the local population" empty nesters" who no longer want the maintenance associated with home ownership, but are not ready for a senior housing complex. These people are looking for units with elevators, two baths, in unit laundries, high speed internet access, and other amenities which are not available in the area. These along with other factors have produced a need for this type of housing. We believe there is a strong demand in this area for the many amenities that have become standard in new properties over the last ten years. By providing these amenities along with exceptional exterior finishes, and large ( 54% of the lot ) extensively landscaped green space, we feel that Birch Glen will be an asset to the community. CHANGES This property is listed on the long range plans as BC, we are requesting a change to R- 3H. We have owned this land for several years and have looked at many uses during that time, including a hotel, strip mall, offices and a restaurant. After consideration we feel this use is both the most needed and the most compatible with the surrounding area. Our property is the transition piece from business commercial uses across the road to the West to the residential use adjoining the property to the East. The commercial uses on the West side of the Ariel are very low in intensity. They consist of the side yard ora daycare center and the outlot of a bar/restaurant parking lot. At, er our building is built we feel it will create a smoother transition to the residential use planned to the East than would have been encountered if this property were used as commercial. This zoning change also allows us to leave over half the lot as green space which will create a more desirable neighborhood. The lot is 894 feet long and only 165 feet wide. The East elevation of the building we are proposing will occupy only 392 feet of the 894 foot lot length. The remaining 502 feet will not have buildings at the East setback. Because of this unusual shape we are requesting a setback of 50 feet in the rear yard area behind the building and would like to position our from drive on the front property line. We would build a four foot high brick and metal fence in front of the front drive and, with city approval, landscape the area in front of the fence. We have also proposed to install extensive plantings of trees to act as a screen between this building and the neighboring properties. Allowing these changes will enable us to produce a nicer development more compatible with the neighborhood and with much more open green space. Being able to leave over half the property as green space adds immensely to the project desirability. Attachement 11 LAND USE PLAN CHANGE RESOLUTION WHEREAS, Mr. Bob Bankers, representing Specialty Development Corporation, applied for a change to the city's land use plan from BC (business commercial) to R-3(H) (residential high density). , WHEREAS, this change applies to the undeveloped property located on the east side of Ariel Street between Woodlynn Avenue and County Road D. WHEREAS, the history of this change is as follows: On September 7, 2000, the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council approve the plan amendments. On ,2000, the city council discussed the land use plan change. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described changes for the following reasons: This site is proper for and consistent with the city's goals, objectives and policies for high- density residential land use in the comprehensive plan. This includes: Creating a transitional land use between the existing residential and commercial land uses. It is near a collector street, open space and shopping and is between two arterial streets. 2. This development will minimize any adverse effects on surrounding properties because: The on-site pond and large setback from Woodlynn Avenue will separate the apartment building from the residences to the south. There should be no significant traffic increase from this development on existing local residential streets. The existing street pattern keeps the apartment traffic separate from the existing single dwellings and other residences. This change would eliminate a planned commercial area that would have been next to residential areas. The Maplewood City Council adopted this resolution on 2000. Attachment 12 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. Bob Bankers, representing Specialty Development Corporation, applied for a conditional use permit (CUP) for the Birch Glen apartment planned unit development (PUD). WHEREAS, this permit applies to the undeveloped property on the east side of Ariel Street between Woodlynn Avenue and County Road D. The legal description is: That part North of the centerline of Woodlynn Avenue of the East 197.958 feet of the West 527.268 feet (subject to roads and pipe line easement) in the NE 1/4 of Section 2, Township 29, Range 22. (PIN 02-29-22-12-0007) WHEREAS, the history of this conditional use permit is as follows: 1. On September 7, 2000, the planning commission recommended that the city council approve this permit. On ,2000, the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. 26 Approval is subject to the following conditions: All construction shall follow the plans date-stamped August 15, 2000. 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. Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, streets, sidewalks, tree and driveway and parking lot plans. The design of the pond shall be subject to the approval of the city engineer. The developer shall provide the city an easement for this pond that shall cover at least all the area within the 942 contour. The developer also shall provide the city a 20-foot-wide drainage and utility easement over the storm sewer pipe between the pond and the Woodlynn Avenue right-of-way. 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 any debris, junk and garbage from the site. d. Install a 5-foot-wide concrete sidewalk along the east side of Ariel Street between County Road D and Woodlynn Avenue. 6. There shall be no outdoor storage of recreational vehicles, boats or trailers. Residents shall not park trailers and vehicles that they do not need for day-to-day transportation on site. If the city decides there are excess parking spaces available on site, then the city may allow the parking of these on site. The developer shall provide an on-site storm shelter in the apartment building. This shelter shall be subject to the approval of the director of emergency preparedness. It shall have a minimum of three square feet per person for 80% of the planned population. 9. The city council shall review this permit in one year. *The developer must complete these conditions before the city issues a grading permit or a building permit. The Maplewood City Council approved this resolution on 2000. TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: MEMORANDUM City Manager Ken Roberts, Associate Planner Conditional Use Permit and Design Review AT & T Wireless Monopole 1745 Cope Avenue August 31, 2000 INTRODUCTION Project Description Julie Townsend, representing AT & T Wireless, is proposing to install a 125-foot-tall monopole and an equipment building for telecommunications equipment. They want to install the monopole and building in the southwest corner of the existing parking lot south of the existing Taste of India building at 1745 Cope Avenue. (Refer to the maps and plans on pages 6-12 and the statements on pages 13, 14 and 15.) 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 On 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 facilities and equipment. Because of this law, local governments may only regulate, but may not prevent, the installation of monopoles or other telecommunications facilities. As such, the city may only base their decision about this request (or any other similar 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 monitor and regulate. As part of their site selection process, AT & T noted that they could not find an existing structure within one-half mile of this site that would meet their needs. In fact, they claim they need this site to fill-in a gap in their coverage area. (See the statements on page 14 and 15.) The city council should approve this request. This project meets the requirements of the Maplewood tower ordinance and the criteria for a CUP. The applicant is not proposing to add any trees to help to screen the base area. The city may want to require the applicant to plant trees on the south side of the site to help screen the base area from view from the south. (See the site plan on page 8.) However, staff cannot determine the exact location of the south property line next to the proposed lease area. The existing landscaping and green area south of the Taste of India parking lot and south of the proposed lease area may be on the neighboring property. This existing green area would be a location that the applicant could add trees to the area. The city should require the applicant to verify by survey the location of the property lines and existing site features around the proposed lease area to see if there is room for additional trees. The site design would be compatible with the adjacent businesses and the 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 neighbors and the city as a whole. The proposed location maximizes the use of existing buildings to help screen the proposed tower from near by properties. The proposed site balances the interests of the property owner and AT & T Wireless in having a tower site on this property and the neighbors who want the tower screened from all their views. RECOMMENDATIONS A. Adopt the resolution on pages 16 and 17. This resolution approves a conditional use permit to allow up to a 125-foot-tall telecommunications monopole and related equipment. This approval is for the property at 1745 Cope Avenue. 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 plans dated August 14, 2000, as approved by the city. The director of community development may approve minor changes. The applicant shall verify the location of the property lines and existing site features around the proposed lease area with a certificate of survey. 2. If the site survey shows room on the Taste of India property, then the applicant shall add at least three eight-foot-tall, balled and burlapped evergreen trees on the south side of the lease tract and Taste of India parking lot. These trees are to help screen the base area. 3. 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. 4. The city council shall review this permit in one year. 5. The applicant or owner shall allow the collocation of other providers' telecommunications equipment on the proposed tower with reasonable lease conditions. 6. Any antenna that is not used for a year shall be deemed abandoned and the city may require that it be removed. 7. The applicant or AT & T 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. Approve the site and design plans date-stamped August 14, 2000, for up to a 125-foot-tall telecommunications monopole and equipment building on the property at 1745 Cope Avenue. 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 the following: (a) ^ certificate of survey for the project area that shows the location of the property lines and existing site features around the proposed lease area. (b) If the site survey shows room on the Taste of India property, then the applicant shall prepare for staff approval a landscape plan for the project site. This plan shall add at least three eight-foot-tall, balled and burlapped evergreen trees on the south side of the lease tract and Taste of India parking lot. These trees are to help screen the base area. 3. The color of the proposed equipment building shall match the color of the Taste of India building. 4. If the required 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 for the required work. The amount shall be 200 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed within six weeks of occupancy. 5. Before final inspection of and use of this facility, the applicant shall complete the following: (a) Paint the equipment building to match the color of the Taste of India building, as approved by city staff. (b) Install the trees along the south side of the project site following the approved plan. (c) Restripe the parking spaces in the Taste of India parking lot to city code standards. 6. All work shall follow the approved plans. The director of community development may approve minor changes. 3 CITIZENS' COMMENTS City staff surveyed the 25 property owners within 350 feet of the proposed site. we received, two were against and two had comments. Of the four replies Against I do not own a cell phone and do not intend to buy one. What I have to say about it would do no good. I think you will give them a go ahead anyway, so why send out these papers, a waste of money. But I will have to look at the tower every time I sit on my deck about 300 feet away. (Adler - 1739 Lark Avenue) I do not want this in my neighborhood. It would be directly out my back door and the most visible there from my deck. My cellular service is just fine without this monstrosity facing my backyard. Taste of India restaurant is selling out to AT & T because it cannot make it on their own. (Esala- 1745 Lark Avenue) Comments 1. We have no concerns. (Dave Meyer- Specialty Engineering) Will this tower interfere with phone lines and Musak music which we currently have? This was a problem we had at a building in Shoreview whereby the WCCO radio overpowered our Musak on our phone lines. (Anderst - 1700 Gervais Avenue) REFERENCE INFORMATION SITE DESCRIPTION Site size: 1.18 acres Existing land use: Taste of India restaurant (about 3120 square feet with 70 parking spaces) SURROUNDING LAND USES North: South: West: East: Taste of India restaurant and Highway 36 Monson Insurance building and Cope Avenue Vacant property planned and zoned M-1 (light manufacturing) Strauss Skates and Specialty Engineering PLANNING Land Use Plan designation: M-1 (light manufacturing) 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 set back 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 16 and 17. Application Date The city received all the application materials for this request on August 14, 2000. State law requires the city to take action on this request by October 13, 2000, unless the applicant agrees to a time extension. p:sec10/1745cope, mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Partial East Elevation 5. Partial North Elevation 6. Partial West Elevation 7. Partial South Elevation 8. Applicant's statement dated July 25, 2000 9. Letter from Joe Beck of AT & T 10. Applicant's statement for criteria of approval 11. Conditional Use Permit Resolution 12. Project Plans date-stamped August 14, 2000 5 Attachment 1 (~) ~ sT && LOCATION MAP 6 Attachment 2 I' HIGHWAY 36 (Fl, I " ¢ .... ? ..... 4 ~ ...... ,, ........... 6 ...... I :_': '-'-"Ii: .... -.-.-~'~';I ~,-,'"' .... ~--- PROPOSED I..... TASTE OF INDIA ..... | COPE AVENUE PROFESSIONAL BUILDING )NS o NORTHWEST PROFESSIONAL CENTER INSTITUTE OF FACIAL SURGERY LARK AVENUE 7 Attachment 3 EXISTING TREELINE 8,00'-- 0,50' CURB TYP -' LEASE TRACT ~ 80' x 48' --~/ PROPOSED 122'-/ AT&T MDNDPDLE TASTE DF INDIA I I EXISTING TRANSFORMER EXISTING POWER PDLE--,~ PROPOSED AT&T 11'-7" xP7'-7" SHELTER _ r--w/ x4 STDDP .oo' LANDSCAPING EXISTING BUILDING EXISTING/ TELCD PED. ASPHALT SURFACE EXISTING BUILDING "~'--CDPE AVE,'--"- 0 85 50 100 i I IL'~71 -~ i i I I "1i'"./] Attachment 4 AWS ANTENNA : PENDING RF ' ENGINEERING DESIGN i~L~~ U PROPOSED ! NEW POLE Z C~ ~ EXISTING PROPOSED AWS 11'-7"x27'-7" SHELTER W/ BROOM FINISH TO MATCH TASTE OF INDIA BLDG, FEXISTING F-EXISTING rEXISTING ~UILDING POWER POLE -- --III1_= -- ~ ~ """ '"-'-'".'.'.'.'.'.'-'-'-'-'-'-'- ...... =,,,,,,,_=,,,_-- _-,,,,,,~,,L_= m=-=-ml-= Ik---_~lm TASTE OF IN DIA III---=-Illl= PARTIAL EAST ELEVATION 0 10 20 40 DC~C.,.T,O. AT&T WIRELESS SERVICES OF MINNESOTA, INC. ~,c,,vc ~c^L£ AS SHOWN 36/HAZLEWOOD SITE MI-g6 - ELEVATION ~.E~E^EY ULTEIG ENGINEERS, INC.,-~.. D.^v. M. MILLER B20! EABT RIVER ROAD www. ultelg, com ~ DATE DR^~,/[NG NO. s~r~ mom 14 JULY O0 9 Attachment 5 t~[ ' ,i A\4S ANTENNA / I l:i 2000 ti PENDING RF IIIIII ~ EX~STING "'"'~'" MONSON PARTIAL NORTH ELE ATIBN 0 10 20 40 ,~c.~,~m. AT&T WIRELESS ~ERVICE~ OF MINNESOTA. INC. ~:~v, ~:~ ~S SHDVN 36/HAZLEWOOD SITE MI-96 - ELEVATION ULTEIG ENGINEERS, INC.~ ~1 EASt RI~ RO~ www. ultel~.com ~ ~,~us. ~OT, ,~, c~[. C. PEDERSD 00-5838-P5 Ph'O~ ~3l ~0 F~ ~) 10 Attachment 6 PROPOSED AWS 11'-7"x27'-7" SHELTER W/ BROOM FINISH TO EXISTING-~ MATCH TASTE DF INDIA BUIL~DING S BLDG. FEXISTING ~POWER ~""~'" TASTE OF INDIAm~ PARTIAL WEST ELEVATION 0 10 20 40 AT&T WIRELE~ ~ERVlCE~ OF MINNESOTA, INO. ~c~v~ sc~ AS SHOWN 3~/HAZLEWOOD SITE MI-96 - ELEVATION u..~.~ sc~ UL~ ~N~N~~, fNO.~ ~,~v. M. MILLER 14 JULY O0 ll Attachment 7 EXISTING ~ ~TREELINE ~z PRrlPDSED AWS ANTENNA PENDING RF ENGINEERING DESIGN PROPOSED NEW POLE PROPOSED AWS 11'-7"x87'-7" SHELTER W/ BRDDM FINISH TD MATCH TASTE DF INDIA BLDG ]NG TRANSFORMER ;TING BUILDING ~(ISTING POWER POLE II1--:_=--IIII- -= TASTE OF INDIA":: PARTIAL SOUTH ELEVATION 0 10 80 40 D~-SC.,'Tm" AT&T WIRELESS SERVICES OF MINNESOTA. INC. 36/HAZLEWOOD SITE M1-96 - ELEVATION ULTEIG ENGINEERS, INC. B20! EAST RIVER ROAD www. ultelJ~.com SUITE 30~ MINNEAPOLIS. MSOTA ~1 ~ONE (~3) BXl~BO0 F~ (~3) ~t~ ACT~V= SC^L~ AS SHOWN DRAVN DATE CHECKED M, MILLER IKvIsI"" , 14 JULY 00 c, PEDERSoNIOO'5838-P2 12 Attachment 8 WSS Wireless Site Specialists 2515 - 24th Ave S Minneapolis, MN 55406 3ulie Townsend 612-819-9569 July 25, 2000 City of Maplewood Tom Ekstrand, Associate Planner 1830 East County Road B Maplewood, MN 55109 RE: Application for Condition Use Permit Dear Mr. Ekstrand, This letter accompanies an application for Conditional Use Permit by AT&T Wireless Services (AWS) that will allow a 125-foot monopole at 1745 Cope Ave East. Currently AWS is lacking wireless coverage on a large portion of Highway 36 and this particular area of Maplewood. By installing the monopole at the above reference property, the issue of inadequate coverage will be resolved. PROPOSED USE AWS is proposing to install a 125-foot monopole, painted of a color acceptable by the city. Please reference the enclosed drawings for additional details. The property in question is located in an area zoned M-l, which allows for monopoles and accessory buildings as a conditional use (Section 36.600). An unmanned prefabricated equipment shelter measuring approximately 12 feet by 28 feet will be located at the base of the monopole. The site will require single-phase 200-amp electrical service and telephone line for utilities. These will be brought in from the nearest source. The shelter will be designed in color and material to match the existing building on the property. ZONING AND CONDITIONAL USE STANDARDS The site meets the City's standards for Conditional Use. The proposed telecommunications equipment could not accommodated on other existing structures within a ½ mile radius. Two exiting sites were located, reviewed and rejected; please see the attached letter from Joe Beck, Radio Frequency Engineer. This monopole will be accommodating to other carriers if they so desire. Please see the attached letter of intent. I will be representing AWS during the application process and will be attending all meetings regarding the application. Please contact me for any additional information you may need. I can be contacted at 612-819- 9569. Sincerely, T~wn~ ~r, AT&T Wireless Services Encl. 13 Attachment 9 ATmT Cellular Division AT&T Wireless Services 2515 24th Avenue South Minneapolis, MN 55406 612 721-1660 FAX 612 721-4770 I have been asked to examine two potential existing sites for the AT&T 36th & Hazlewood site. The two locations in question are an existing water tower and an existing US West monopole. Neither location will allow us to meet the objectives of this site. The reasons are as follows... US West Site: Existing antennas for US West on this site are at 75, 67, and 87 feet. This is only a 90-foot monopole. This means that AT&T would only be able to locate antennas at the 57-foot elevation and below. This will not allow us to provide the amount of coverage that we need in order to justify building a site at this location. Water Tower: The water tower is outside of the search area. Simply put, this means that this location will not fit in well with the rest of the network. The bigger problem however is the potential interference and re-use concerns that would be created by locating our antennas on the water tower. The water tower has an additional 60 feet of ground elevation which makes the site simply too high for us to be able to manage the re-use from this location. AT&T now has too many customers for us to be building sites on this high of ground above local terrain with in the 494-694 metropolitan loop. Sincerely, J~o'~ R. Beck RF Engineer AT&T Wireless Services ~:~ Recycled Paper 14 Attachment 10 Criteria for approval of Conditionni Use Permit 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. Comment: True, this application meets the requirements as listed in section 36.600 2. The use would not change the existing or planned character of the surrounding area. Comment: True 3. The use would not depreciate property values. Comment: True, it is not proven telecommunications equipment depreciates property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing, or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, runoff, vibration, general unsightliness, electrical interference or other nuisances. Comment: True, telecommunications carders are under strict guidelines to have and maintain the safest equipment. All equipment is regulated. 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. Comment: True, a technician will visit the site only about one time every 4 to 6 weeks. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. Comment: True, there are adequate facilities currently in existence. 7. The use would not create excessive additional costs for public facilities or services. Comment: True 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. Comment: True. No existing vegetation should have to be removed/disturbed and the shelter will be designed to match the existing area structures. Additional landscaping would be difficult to add to the site because the area AT&T is leasing is bituminous. 9. The use would cause minimal adverse environmental effects. Comment: True, telecommunication carders are under strict guidelines they must follow to avoid any potential negative environmental effects. 15 CONDITIONAL USE PERMIT RESOLUTION Attachment 11 WHEREAS, Ms. Julie Townsend, representing AT & T Wireless, applied for a conditional use permit to install up to a 125-foot-tall telecommunications monopole and equipment building. WHEREAS, this permit applies to the property at 1745 Cope Avenue. The legal description is: Except the West 146.5 feet and except 38.8 feet: the North 285.5 feet of part lying South of Highway 36, of Lot 15. Also subject to avenue & except West 231.56 feet and except the East 38.8 feet; part of said lot lying South of first described part of Lot 15, E. G. Rogers' Garden Lots in Section 10, Township 29, Range 22 in Ramsey County, Minnesota. (PIN 10-29-22-41-0012) WHEREAS, the history of this conditional use permit is as follows: 1. On September 7, 2000, the planning commission recommended approval of this request. The city council held a public hearing on September 25, 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. 3.6 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: All construction shall follow the plans dated August 14, 2000, as approved by the city. The director of community development may approve minor changes. The applicant shall verify the location of the property lines and existing site features around the proposed lease area with a certificate of survey. If the site survey shows room on the Taste of India property, then the applicant shall add at least three eight-foot-tall, balled and burlapped evergreen trees on the south side of the lease tract and Taste of India parking lot. These trees are to help screen the base area. 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. 4. The city council shall review this permit in one year. 5. The applicant or owner shall allow the collocation of other providers' telecommunications equipment on the proposed tower with reasonable lease conditions. 6. Any antenna that is not used for a year shall be deemed abandoned and the city may require that it be removed. 7. The applicant or AT & T 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. The Maplewood City Council approved this resolution on ,2000. MEMORANDUM TO: FROM: SUBJECT: DATE: City Manager Community Development Director White Bear Avenue Corridor Study- Summary Recommendations August 15, 2000 BACKGROUND The White Bear Avenue Corridor Study was completed the first quarter of this year. The study was undertaken to find solutions to strengthen the businesses, institutions and neighborhoods along the corridor, to improve the driving and walking experiences along the avenue and to enhance the physical appearance of the street. A number of goals were established at the start of the study and were addressed in the final document. The planning commission and design review board reviewed the final document and developed recommendations on which goals and principles they thought would be incorporated into their work. INFORMATION The Design Review Board made the following recommendations: Consider creating an overlay district which would have separate zoning regulations for design standards, signage, etc. to create a more unified corridor. Start small with costs of improvements paid through or by development projects. Assessments for improvements would not likely be supported at this time. The Planning Commission made the following recommendations; Encourage lighting fixtures that are lower and more numerous to create a more human scale on streets and sidewalks. Require fences that are durable and that separate spaces and provide screening of parking lots. Require perennial plantings in boulevards instead of grass. Use shrubs to hide parking and soften the look of parking lots and spaces between vehicles and buildings. Encourage planting of street trees. Establish gateways with appropriate city signage at major entry points(694/White Bear Ave., Hwy. 36 and Gateway Trail, Larpenteur and White Bear Ave.) Establish a partnership with the city of St. Paul to seek grants or other funding sources for the redevelopment of the I-Iillcrest area. Continue planning/marketing efforts for the 80 -acre property near Maplewood Mall. -Understand that tratfic issues and connection to Hwy. 61 must be addressed prior to any development. Review sign ordinance and try to encourage consistency along the corridor. Concentrate on things that the city can do or legislate easily. Put together an educational piece for the Maplewood in Motion and business owners on White Bear Avenue. RECOMMENDATION Staff recommends that the city council adopt the recommendations as prepared by the CDRB and PC with any additions or changes you may have. These items will serve as a guideline and policy directive in the development review process and help us plan for improvements along the corridor. 2