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HomeMy WebLinkAbout07/21/1997BOOK MAPLEWOOD PLANNING COMMISSION Monday, July 21, 1997 7:00 PM City Hall Council Chambers 1830 County Road B East Call to Order Roll Call Approval of Agenda New Business a. Saint Paul Water Utility Conditional Use Permit - Building Additions (1900 Rice Street) b. Saint Paul Water Utility Conditional Use Permit - Lagoon Rehabilitation Mining Co Haller's Woods (Sterling Street) 1. Subdivision code variation - long dead-end streets 2. Preliminary plat 3. Permanent relaxed urban street design 4. Subdivision code variation - street right-of-way width 5. Zoning map change - F (farm residence) to RE-40 (residential estate 40,000) 6. Front and rear yard setbacks 7. No-parking for both sides of the streets o Visitor Presentations Commission Presentations a. June 23 Council Meeting: Ms. Fischer b. July 14 Council Meeting: Ms. Coleman c. July 28 Council Meeting: Mr. Rossbach d. August 11 Council Meeting: Ms. Ericson 7. Staff Presentations 8. Adjournment WELCOME TO THIS MEETING OF THE PLANNING COMMISSION This outline has been prepared to help you understand the public meeting process. The review of an item usually takes the following form: The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. Staff presents their report on the matter. The Commission will then ask City staff questions about the proposal. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. This is the time for the public to make comments or ask questions about the proposal. Please step up to the podium, speak clearly, first giving your name and address and then your comments. After everyone in the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. The Commission will then discuss the proposal. No further public comments are allowed. The Commission will then make its recommendation or decision. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. jw/pc~3cagd Revised: 01/95 TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: MEMORANDUM City Manager Chad Bergo, Community Development Intern Conditional Use Permit Saint Paul Water Utility Building Expansion 1900 Rice Street North July 14, 1997 INTRODUCTION Project Description The Saint Paul Water Utility is proposing to expand the water treatment plant at 1900 Rice Street North. (See the location and property line maps on pages 4 and 5 and the site plans beginning on page 6.) They are proposing to build three new chemical buildings and piping work. The buildings will be used to house the Water Utility's existing and anticipated future chemicals, chemical handling equipment and chemical storage tanks. The piping work will provide the Utility with redundancy in flow control. Requests The applicant is requesting: Approval of the conditional use permit (CUP) for the addition. City code requires a CUP for public utilities, public services or public buildings in the city. 2. Approval of site and building design plans. BACKGROUND On December 15, 1988, the city council approved a CUP to construct a clear-water pond south of the solids dewatering facility, west of Sylvan Street and north of Larpenteur Avenue. On June 10, 1996, the city council approved the CUP and design plans for the expansion of the solids dewatering facility. The permit was subject to three conditions which were fulfilled. DISCUSSION Conditional Use Permit The city council should grant this CUP. The proposed addition is needed for the water treatment facility and does not impact any neighboring property. Exterior Building Material Kou Vang described the exterior building material as a fiber-cement coating which is attached to the insulation of the building. The exterior will encompass the proposed buildings and the existing buildings that are being expanded. Mr. Vang said that the buildings would be a whitish color with tan striping. The buildings are attractive and well within the water utility's property. RECOMMENDATION Ao Approve the resolution beginning on page 14. This resolution approves the conditional use permit to build three new chemical buildings at 1900 Rice Street North. The city bases this permit on the findings required by the code and 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. 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. Approve the building elevations (stamped July 19, 1996 ) and the site plan (stamped June 19, 1997) for the building expansions at 1900 Rice Street North. The developer shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: a. Provide a grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall comply with ordinance requirements. The drainage plan shall include replacing the bituminous swale with a pervious material. 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. c. The city receives an agreement that will allow the city to complete any unfinished work. All work shall follow the approved plans. The director of community development may approve minor changes. REFERENCE INFORMATION SITE DESCRIPTION Site Size: 35.93 Acres Existing land use: St. Paul Water Utility SURROUNDING LAND USES The proposed addition is in the center of the water utility property. by the applicant's property. The building is surrounded PLANNING Land Use Plan designation: Zoning: F (Farm) OS (Open Space) and W (Water) ORDINANCE REQUIREMENTS Section 36-437 of the city code requires a CUP for public utilities, public services or public buildings in the city. CRITERIA FOR CUP APPROVAL Section 36-442(a) states that the city council may approve a CUP, based on nine standards. (See findings 1-9 in the resolution beginning on page 14.) p:sec18\watexp.cup Attachments: 1. Location Map 2. Property Line Map 3. Site Plan-Rapid Mix Building 4. Site Plan-Central Chemical Building 5. Site Plan-Chlorine/Ammonia Building 6. Overall Site Plan 7. Building Elevations-Rapid Mix Building 8. Building Elevations-Central Chemical Building 9. Building Elevations-Chlorine/Ammonia Building 10. CUP Application Statement 11. Conditional Use Permit Resolution 12. Plans date stamped June 19,1997 (separate attachment) Attachment 1 LITTLE COUNTY RD. CANADA Lake SKI~ AV~. I~r. VERNCM4 DOWNS AVE. AVE. SUMMER AVE. SKIU~MAN 'SELAWN RIPLEY AVE. ~^VE. AVE.( GSTON PRICE ~® LOCATION MAP A~ghm~nt 2 ~__~-~_..L_~. ROSE LAWN AVE N U E AMUSEMENT CITY AMUSEMENT ST. PAUL WATER UTILITY PROPERTY I (,) , IIII ~(?) AVE. 'CROWN PLAZA . .SHOPPING CENTER ~mm~ PROPERTY LINE I ZONING MAP Proposed Building ' ' ~iil l, !{i.-, " ,lu 1 t · · ~ ~- ~- _ - . -{.~ - ~ ~ -' ~ /-' Ii;~k~"; ~" v - - ;' ~-- ~/ / ' ,.~ . ~ , ~-~ ~ ... I "-.. ~ Attachment 3 ! ! SITE PLAN Rapid Mix/Chemical Building 6 Attachment 4 Proposed Building Existing Tanks SITE PLAN Central Chemical Building Attachment 5 Proposed Building SITE PLAN Chlorine/Ammonia Building 8 Attachment 6 SYLVAN STREET t .- ;' ; 'l / Overall Site Plan Proposed Buildings 9 Attachment 7 r/////, /////,4 II 10 Attachment 8 ® BUILDING ELEVATIONS Central Chemical Building 11 Attachment 9 / BUILDING' ELEVATIONS Chlorine/Ammonia Building 12 Attachment l0 FILING REQUIREMENTS Listed below is the written statement required under filing requirements item #2 for the Conditional Use or PUD Application. The St. Paul Water Utility is planning to make improvements to it's McCarron Water Treatment Plant located at 1900 N. Rice Street. In the past, the McCarron Plant has been used to produce potable water for the City of St. Paul and other surrounding communities and will continue to be used as such. However, with changing governmental rules and regulations, it is important that the McCarron Plant be kept up to date with these changes. The Chemical Handling and Storage Improvements is a part of the Water Utilit,,'s overall plant modification plan. The Chemical Handling and Storage Improvements will improve the safety of work areas, make the plant more efficient, and provide redundancy in some operations. The Chemical Handling and Storage Improvements involve the construction of three new chemical buildings and piping work. The buildings will be used to house the Water Utility's existing and anticipated future chemicals, chemical handling equipment and chemical storage tanks. The piping work will provide the Utility redundancy in flow control. It is important that this project be done so that the Water Utility can continue to serve it's customers with clean potable water at an affordable cost. 13 Attachment 11 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, the Saint Paul Water Utility has requested a conditional use permit to construct chemical handling and storage building at the water treatment plant. WHEREAS, this permit applies to 1900 Rice Street North. The legal description is: SECTION 18, TOWNSHIP 29, RANGE 22 IN THE VILLAGE OF MAPLEWOOD REVISED DESCRIPTION NUMBER 175 A SPECIFIC PART OF SEC 18, TN 29, R 22. WHEREAS, the history of this conditional use permit is as follows: On July 21, 1997, the planning commission recommended that the city council approve this permit. On ,1997, the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit based on the building and site plans. The city approves this permit because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. o 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. ]4 Approval 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. 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. Passed by the Maplewood City Council on ,1997. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Chad Bergo, Planning Intern Conditional Use Permit - Mining Lagoon Rehabilitation Project North of Roselawn Avenue, East of Railroad Tracks July 8, 1997 INTRODUCTION Project Description The Saint Paul Water Utility is proposing to rehabilitate the four small lagoons north of Roselawn Avenue, east of the railroad tracks. (See the location and property line maps on pages 4 and 5 and the site plan on page 6.) The utility would use these lagoons to pretreat process waste streams from the water treatment plant before being recycled to the plant or discharged to Trout Brook. There are no new structures proposed with this request. This rehabilitation would include mining and removing lime residuals from the lagoons. The project will be completed in four phases. Time required for each phase will be approximately 45 days of lagoon mining and cleaning operations and 15 days of lagoon rehabilitation. The proposed schedule would rehabilitate one lagoon each year beginning in 1997 and ending in the year 2000. Requests The applicant is requesting approval of a conditional use permit (CUP) for the mining. Section 36-585 of the city code requires Council approval of a CUP to authorize mining and hauling activities. BACKGROUND On February 27, 1989, the city council approved the CUP to remove up to 130,000 cubic yards of spent lime per year for a five-year period. The CUP was subject to 14 conditions. See 2-27- 89 council minutes starting on page 9. On June 10, 1996, the city council approved the CUP and design plans for the expansion of the solids dewatering facility. The permit was subject to three conditions which were fulfilled. DISCUSSION The city council should grant this CUP. The proposed project is needed for the water treatment facility, would not impact any neighboring property and should improve the appearance of the area. RECOMMENDATIONS Adopt the resolution on pages 13 and 14. This resolution approves a conditional use permit to allow mining and hauling of the extracted material from the four small lagoons north of Roselawn Avenue and east of the railroad tracks. Approval is based on the findings required by the ordinance and is subject to the following conditions: 1. The water utility and contractor shall follow the requirements in Article IV (Mining) of Chapter 36 of the City Code. Trucks entering this site shall enter the property from County Road B and follow the road along the west side of the property to the loading area. Trucks leaving this site shall exit the property and travel west on Roselawn to Rice Street. The operator or contractor shall get a mining permit approved by the City Engineer each year. No work shall be done without an annual permit. This permit shall state the amount of material that can be removed each year. The operator or contractor shall submit a Site plan each year, including grading, drainage and erosion control information. The grading plan shall include contours of the existing and final grades. The erosion control plan shall be consistent with the Ramsey Soil and Water Conservation District Erosion and Sediment Control Handbook. All work shall follow the annual plan and permit. 4. There shall be no explosive detonations of any kind on the site. The contractor or operator shall install, maintain and use a suitable structure or method to remove excess dirt or other material from trucks and trailer tires before entering a public street from the site. The contractor/operator shall submit a plan for this structure to the City Engineer for approval. 6. The permit holder is responsible for acquiring any permits from other agencies. 7. This permit shall end on December 1, 2001. 8. The City Council shall not review this permit again unless there is a problem. REFERENCE INFORMATION SITE DESCRIPTION Site size: 18.08 acres Existing land use: Water Dewatering Lagoons SURROUNDING LAND USES North: South: West: East: Residential Residential and water treatment plant Residential Railroad tracks PLANNING Land Use Plan designation: OS (Open Space) Zoning: F (Farm) Ordinance Requirements a. Section 36-437 allows the city council to issue a conditional use permit for mineral extraction in any zoning district. bo Section 36-583 allows the city council to issue a material extraction and hauling permit in any district allowing mineral extraction. Co Section 36-588 allows the city council to grant a permit for up to five (5) years for an overall plan. Implementation of the overall plan will be by means of renewable annual permits. Section 36-442 (c) states the city council, in granting a CUP, may attach to the permit such conditions and guarantees as may be necessary for the protection of the public health, safety, and welfare. p:sec18\watermin.cup Attachments: 1. Location Map/Zoning 2. Property Line Map 3. 7-3-97 Site Plan 4. Applicant's CUP Statement dated 7-3-97 5. 2-27-89 Council Minutes 6. CUP Resolution 7. Site plans date stamped July 3, 1997 (Separate Attachment) Attachment LITTLE CANADA COUNTY RD. ~ndy Lake SKI~ AVE. MT. VERNON DOWNS AVE. BELLWOOO SUMMER AVE. ;KIL.LMAhl MT. VERNON AV AVE. SUMMER RIPLEY AVE:.( PRICE ~® LOCATION MAP N Attachment 2 , J . F E I ,...5 E N roi F_. R G £ R ' ,S G A R D [- N L. S. 447 BC~ BC 't J BC ,) -1 IIIBIIIIIIBIBII H 0 -'~',~SK4L~Lt~AN - - COUNTY RD ' B' SKILLWAN AVE Attachment 3 Roselawn Avenue SITE PLAN 7- 3-q-7 Attachment 4 ~e Saint Paul Water Utili~ intends to rehabili~te ~e fo~ small lagoons ~o~ of Rosela~ Avenue. These lagoons would be used to pretreat process w~te strems ~om ~e water ~eatment pl~t before being recycled to ~e pl~t or disch~ged to Trom Brook. During normal operation of the lagoons, process waste streams will be discharge into Basin 4. Water will flow by gravity from Basin 4, to Basin 3, to Basin 2, to the chemical mix chamber and back to the head of the plant for treatment. The water level in the basins will be maintained between two and eight feet below the top of the dike. The solids in these waste streams are minimal. Lagoon capacity will be large enough so that a lagoon solids removal'project would not be required for the next 40 years. Basin 1 will be reserved for annual clean out water and emergency discharges. Water levels in this basin will be maintained between two and eight feet below the top of the dike all year. This permit does not cover the large field (Basin No. 5). The final use of this land will be determined by the Saint Paul Board of Water Commissioners after the Small Lagoons have been rehabilitated. A separate conditional use permit application will be submitted for this land after Maplewood and the surrounding communities have reviewed the proposed land use. A chemical storage and mix chamber may be required to pretreat water before being recycled to the plant or discharged to Trout Brook. This structure will be included in a separate conditional use permit application. Design of this structure, if necessary, will begin in 1998 after Phase I of the lagoon rehabilitation have been completed and water quality tests have been completed. There are no new structures included in this conditional use permit application. Work required to rehabilitate these lagoons will include removing the water treatment residuals in the existing small lagoons. Work will be done by a contractor using a pumping method to remove the solids. The contractors work hours will be limited to 7:00 A.M. - 5:00 P.M., Monday - Friday. MINING PERMIT APPLICATION Project: Contact Name: Address: Phone: Saint Paul Water Utility Lagoon Rehabilitation Brad Eilts 1900 N. Rice Street Maplewood, MN 55113 489-9447 The lagoon rehabilitation project will require the removal of approximately 150,000 cubic yards of Water Treatment Lime Residuals currently stored in the small lagoon basins. The dry composition of the water treatment residuals is 80-90 percent calcium carbonate, 7- 10 percent magnesium hydroxide, 3-7 percent aluminum hydroxide, with various trace elements. o o 10. The ground water table at the lagoon site is approximately 847 feet based on the Ramsey County Geologic Atlas. Piezometer readings of the ground water table taken in 1989 ranged from 845.8 to 849.3. There is no overburden on the site. Materials to be removed are water treatment residuals deposited by the Saint Paul Water Utility. The project will be completed in four phases. Time required for each phase will be approximately 45 days of lagoon cleaning operations and 15 days of lagoon rehabilitation. The proposed schedule would rehabilitate one lagoon each year beginning in 1997 and ending in the year 2000. A pumping operation will be used to remove the solids from the lagoons. Trucks will be loaded on the west side of the lagoons near the existing road. Approximately 40 trucks per day will be loaded at the site. A cable connected to equipment positioned on opposite sides of the lagoon will be used to move the pump as required. Trucks will be required to enter the property from County Road "B," follow the road along the west side of the property to the loading area and exit unto Roselawr,. All trucks exiting the site will be required to travel west on Roselawn to Rice Street. The Saint Paul Water Utility does not anticipate any extra measures to be required to control drainage, erosion, site security, and dust. The site is currently secured with a perimeter fence. Water will be used to minimize dust if it becomes a problem. Eight copies of the lagoon rehabilitation plan have been included with the permit application. Two foot contours of the existing site are shown on the plan. Basins 1, 2, 3 and 4 will be excavated to an elevation of 176.0 Saint Paul Datum. This elevation is equivalent to 870.1 feet which is 23.1 feet above the ground water table. Lagoon rehabilitation will include removal of existing vegetation, piping improvements, installing rip rap above the water line on the interior of the lagoons, repairing class 5 roads on top of dikes and establishing a grass area on the outside slope of the dikes. The Saint Paul Water Utility has already made a substantial investment to screen this site from the neighboring properties. This project should not require any additional screening. Attachment 5 3. The propose~ange will serve the best interests and conveniences of the communit~,~.~here applicableS'the public welfare. ~. ~ne proposed change wo6/~. ~e no negative effect upon the logical, efficient, and economi~ 'ewt.ension of public services and facili- ties, such as publi~water, seQ~s~_police and fire protection and schools. Seconded by C3~cilmember Juker. Ayes - all. 5. 7:40 P.M., Conditional Use Permit: Roselawn Avenue - St. Paul Water Utility a. Mayor Greavu convened the meeting for a public hearing regarding the request of the St. Paul Board of Water Commissioners for a conditional use permit to remove up to 130,000 cubic yards of spent lime per year over a five-year period. b. Manager McGuire presented the Staff report. c. Assistant City Engineer Irish explained the specifics of the proposal. d. Mayor Greavu called for persons who wished to be heard for or against the proposal. The following were heard: Roger Moore, representing the St. Paul Wate~ Board located at 1900 North Rice Street Steve Letheran, 193 E. Mount Vernon Brian McCuen, 91E. Skillman Caroline Peterson, 1999 Jackson, representing the Advisory Committee Tom Mogren, General Manager of the Water Utility Bud Swanson, 155 E. Skillman LeRoy Betts, 2030 W. Eldridge, owner of L. B. Amusement City, 1870 Rice Street Bill Langman, 94 E. Roselawn Clarence Osen, 50 E. Roselawn e. Mayor Greavu closed the public hearing. f. Councilmember Bastian introduced the followin8 resolution and moved its adoption: 89 - 2 - 24 WHEREAS, St. Paul Board of Water Commissioners initiated a conditional use permit for material extraction and hauling at the following-described property: The east 1/2 of the northwest 1/4 lying east of the St. Paul Water Works and the northwest 1/4 of the northeast 1/4 lying south of the St. Paul Water Works, Section 18, Township 29, Range 22. And the north 130 feet of the southwest 1/4 of the northeast 1/4, and the north 270 feet of the east 442.68 feet of the southwest 1/4 of the northeast 1/4, Section 18, township 29, Range 22. The North 900 feet of the northeast 1/4 of the northeast 1/4 lying west of Highway 10-62. 2/27/~ A strip of land 60 feet wide adjacent, parallel and to the east of the present right-of-way belonging to said Board of Water Commis- sioners lying the northwest 1.4 of northeast 1/4 and in the Northeast 1/4 of Northwest 1/4 and in the North 1/2 of southeast 1/4 of northwest 1/4 of Section 18, Township 29, Range 22, and a strip of land 65 feet wide, adjacent, parallel, and to the east of the present right-of-way, lying in the south 1/2 of southeast 1/4 of northwest 1/4 of said Section 18, Township 29, Range 22. A strip of land 100 feet wide over and across (from northeasterly to the southwesterly course) the west 1/2 of the northeast 1/4, and the east 1/2 of the northwest 1/4 of Section 18, Township 29, Range 22, according to U.S. survey thereof. Being a strip of land 50 feet in width on each side of the conduit line as adopted by the board of Water Commissioners of said City of Saint Paul. That part of County Road B from the west line of McMenemy to the east line of St. Paul Water Works right-of-way. And that part of Roselawn Avenue from the west line of Highway 10-62 to the East line of Minneapolis-St. Paul Saulte Ste. Marie. That part of County Road B 800 feet east of Rice Street to 100 feet west of DeSoto Street. WHEREAS, the Maplewood City Council held a public hearing to consider this revision on February 27, 1989. Notice thereof was published and mailed pursuant to law. Ail persons present at said hearing were given an opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City Staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above-described conditional use permit be approved on the basis of the fol- lowing findings-of-fact: 1. The use is in conformity with the City's comprehensive plan and with the purpose and standards of this chapter. 2. The establishment or maintenance of the use would not be detrimental to the health, safety, or general welfare. 3. The use would be located, designed, maintained, and operated to be compatible with the character of that zoning district. The use would not depreciate property values. The use would not be hazardous, detrimental, or disturbing to present and potential surrounding land uses, due to the noises, glare, smoke, dust,, odor, fumes, water pollution, water runoff, vibration, general unsightliness, electrical interference, or other nuisances. Tne use would generate only minimal vehicular traffic on local streets and shall not create traffic congestion, unsafe access or parking needs that will cause undue burden to the area proper- ties. 2/27 10 The use would be serviced by essential public services, such as streets, police, fire protection, utilities, schools, and parks. The use would not create excessive additional requirements at public cost for public facilities and services, and would not be detrimental to the welfare of the City. The use would preserve and incorporate the site's natural and scenic features into the development design. 10. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. Compliance with Article X, material extraction and hauling ordinance. 2. Adherence to the site plans for dike construction and screening. 3. The top of any dike shall be at or below Elevation 895 MSL. 4. Dike construction shall be accomplished starting on the north and proceeding southerly. 5. Installation of the screening shall begin before or concurrently with any other work. Nois~f~-em-any-e~6ip~7-~hines, or other activity is permitted fr~m-7:00 A.M. to 5:00_~P_M~Monday through Friday. No noise is Permitted'on'Saturday, Sunday, or legal holidays. Dust shall be controlled on and off the site utilizing the following techniques or whatever other measure may be appropriate to avoid a nuisance: a. Sweep paved areas on and off site with a pick-up type sweeper on a regular basis. b. Unpaved roads shall be oiled or treated with a wetting agent such as calcium chloride as needed to control dust. c. Other dust control measures may be employed for specific activities. Conduct a particulate monitoring program of long duration to establish background levels prior to commencing operations and continuing monitor throughout the time there is activity on the site. The results of this program will be made available for review on a regular basis. If specific questions arise con- cerning this program the utility, at their expense, will contract with an independent testing firm to verify results. 2/27 The utility shall engage an independent testing firm to conduct a vibration monitoring program. This program shall establish background vibration levels, recommend reasonable vibration standards based on accepted industry criteria, and monitor vibration during activities on the site to insure compliance. 10. The utility shall provide a contact person or persons that has the authority to resolve problems and is available to address citizen concerns. 11. All written material and plans submitted with the utility's application are part of the permit unless specifically altered by these conditions. . 12. The applicant shall prepare a landscape design plan for the entire site surrounding Sandy Lake and present it to the advisory council for its review and comment. The plan will include an implementation schedule which shall begin in 1990. 13. The water utility shall maintain and repair, when necessary, the landscape wall, fill and plantings. Any plantings dying on appli- cant's property shall be replaced. Plantings on neighboring private property shall be replaced if they die within two years of the planting. 14. Condition 10 will be brought back before the Council in an effort to work out between the City Attorneys on the damage clause which would be reviewed by Council. Seconded by Councilmember Anderson. Ayes - all. Mayor Greavu recessed ~mee~h~g -a'f-I0.~D-$-P~M~ Mayor Greavu reconvened the~meeting at 10:15 P.M. 6. 7:50 P.M., Street Vacation: Cope Avenue and Duluth Street (4 Votes For Recommendation 2) a. Mayor Greavu convened the'meeting for a public hearing regarding the request of Peter O. Schmelz to ~acate the Cope Avenue right-of-way between the west right-of-way line of Atlantic Street and the center line of Duluth Street, and the unimproved northerly, 1.27 feet of the East half of the Duluth Street right-of-way, south of the so~h right-of-way line of Cope Avenue. b. Manager McGuire presented the/Staff r~'port. c. Director of Community ~lopment Olson p~es~nted~the specifics of the proposal. // · d. Mayor Greavu calle~Zfor persons who wished to be h~ for or against the proposal. The~lowing were heard: / 2/27 Attachment 6 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. Brad Eilts, Saint Paul Water Utility, applied for a conditional use permit to mine four small dewatering lagoons. WHEREAS, this permit applies to the property on the north of Roselawn Avenue, east of the railroad tracks. Subject to avenue; except the South 15 feet; of the East 320 feet of the West 1790 feet of the Northwest 1/,~, excluding part in James 1st Addition part of subdivision, Northwest 3, Southeasterly of waterworks right-of-way in Section 18, Township 29, Range 22 in Ramsey County, Minnesota. (PIN 18-29-22-24-0024) WHEREAS, the history of this conditional use permit is as follows: 1. On July 21, 1997, the planning commission recommended that the city council approve this permit. The city council held a public hearing on 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. At this meeting, the council tabled action on this request. 3. The city council continued discussion about this request on NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: The use would be located, designed, maintained, constructed and operated to be in conformity with the city's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water runoff, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. ]3 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. The use would not create excessive additional costs for public facilities or services. 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: The water utility and contractor shall follow the requirements in ,Article IV (Mining) of Chapter 36 of the City Code. Trucks entering this site shall enter the property from County Road B and follow the road along the west side of the property to the loading area. Trucks leaving this site shall exit the property and travel west on Roselawn to Rice Street. The operator or contractor shall get a mining permit approved by the City Engineer each year. No work shall be done without an annual permit. This permit shall state the amount of material that can be removed each year. The operator or contractor shall submit a site plan each year, including grading, drainage and erosion control information. The grading plan shall include contours of the existing and final grades. The erosion control plan shall be consistent with the Ramsey Soil and Water Conservation District Erosion and Sediment Control Handbook. ,All work shall follow the annual plan and permit. There shall be no explosive detonations of any kind on the site. The contractor or operator shall install, maintain and use a suitable structure or method to remove excess dirt or other material from trucks and trailer tires before entering a public street from the site. The contractor/operator shall submit a plan for this structure to the City Engineer for approval. The permit holder is responsible for acquiring any permits from other agencies. This permit shall end on December 1, 2001. The City Council shall not review this permit again unless there is a problem. The Maplewood City Council approved this resolution on. 1997. 14 TO: FROM: ,SUBJECT: DATE: MEMORANDUM City Manager Ken Roberts, Associate Planner Haller's Woods July 11, 1997 INTRODUCTION Project Description Tollefson Development is proposing to develop lots for 23 single-family homes. They call this development Haller's Woods. It would be on a 38.4-acre property east of Sterling Street, south of Fish Creek and north of the city boundary with Newport. Refer to the maps on pages 12 - 14. Requests To build this project, Tollefson Development is requesting that the city approve a: Subdivision code variation for long dead-end streets. The proposed development would have one street about 1,200 feet long and another that would be 1,350 feet long. The city code allows developers to plat cul-de-sacs up to 1,000 feet in length, unless no alternative is possible. (See the letter from Terra Engineering on page 17.) 2. Preliminary plat for 23 house lots. (See the maps on pages 14 - 16.) Permanent relaxed urban street design for the streets in the development. Section 29- 52(a)(5) of the city code allows the city council to approve relaxed urban streets for developments with lots larger than one acre. The relaxed urban streets would have a 24-foot- wide asphalt surface with gravel shoulders and drainage ditches on both sides of the street. These streets would not have concrete curb and gutter. Code variation to have sixty-foot-wide right-of-ways with the relaxed urban street design. Section 29-52(a)(5) of the city code requires eighty-foot-wide right-of-ways for relaxed urban streets. 5. Change to the zoning map from F (farm residence) to RE-40 (residential estate 40,000) for the house lots in the proposed plat. Refer to the property line/zoning map on page 13. City staff also is requesting approval of no-parking for both sides of the streets and approval of a variety of front and rear yard setbacks for the development. BACKGROUND On February 3, 1997, the council decided not to buy this property for open space. DISCUSSION Open Space and Parks The Maplewood Open Space Committee called this property Site 173. They ranked this site 24th out of the 66 they rated and first out of the two they rated in this neighborhood. Maplewood has not included this site in its park or open space acquisition plans. Many neighbors prefer to keep this property for open space or a park. Maplewood or Ramsey County would have to buy this property to keep it as open space. Ramsey County and the city have no plans to buy the property. There is no shortage of open space in this area. Ramsey County has open space along much of Fish Creek on both sides of Sterling Street, north of Carver Avenue and west of 1-494. Maplewood recently bought the Grandview and Steilow open space on Carver Avenue and Sterling Street (26 acres). Subdivision Code Variation - Long Dead-End Streets The city code states that in no case shall cul-de-sacs exceed 1,000 feet in length, unless no alternative is possible. The intent of the code is to limit the number of houses on a dead-end street. As proposed, the two cul-de-sacs are about 1,200 and 1,350 feet long from Sterling Street and would have 22 houses using the new streets for access. If the lots were 80 feet wide as in a typical R-1 subdivision a developer could fit about 23 80-foot-wide lots on a 1,000-foot- long cul-de-sac, depending on topography. With the proposed large lot development and minimum lot width of the proposed RE-40 zoning, the number of proposed house lots is similar to the number of lots in a I=,-1 development. There is one alternative that would not require the long cul-de-sac. This alternative connects the cul-de-sac at the south end of Street A to Sterling Street with a street extension between Lots 17 and 18. This plan would add one more lot to the plat but would require the developer to do extensive additional grading, have a pipeline crossing and add about 500 more feet of public street. (See the letter from the applicant's engineer on page 17.) In addition, the grading that the city engineer would require to make the street connection safe would drastically change the existing slope east of Sterling Street. The decision on this code variation is a choice between improving traffic circulation versus grading and possible additional tree loss. Denying the variation would eliminate the long cul-de- sac and would improve traffic circulation, but would result in more grading, street construction and more tree removal. Preliminary Plat Density and Lot Size Several neighbors thought that there were too many lots in this plat and that they were too small. As proposed, the lot sizes range from 1.0 acres to 3.03 acres with an average lot size of 1.62 acres. The 19 residential lots near this site on Steding Street (from the property at 1450 Sterling Street south to Newport) range in size from 0.84 acres to 9.7 acres with an average size of 4.05 acres. The city code requires at least 40,000 square feet above a drainage easement and 140 2 feet of width at the building setback line in the RE-40 zoning district. All the proposed lots meet or exceed the RE-40 standards. Maplewood cannot reduce the number of lots or require larger lot sizes if the proposed plan meets the city's ordinances. Maplewood also requires that each lot with on-site sanitary sewer systems have enough room for two drainfields, the house pad and setbacks. The proposed grading plan shows the proposed lots, percolation test sites, proposed house pads and the proposed drainfield locations. All proposed lots have enough room for a house pad, setbacks and two drainfields. Relaxed Urban Street Design The developer is proposing to build permanent relaxed urban streets in the development. Section 29-52(a)(5) of the city code allows the city council to approve relaxed urban streets for developments with lots greater than one acre. All the lots in the proposed development are at least one acre in size. The relaxed urban streets would have a 24-foot-wide asphalt surface with gravel shoulders and ditches on both sides of the street. The city should approve the relaxed urban street design for this development. While this development will be a new plat in the city, it will have a rural character and individual on-site sanitary facilities and wells. As proposed, the relaxed urban streets will fit the character of the area and of the development. Section 29-52(a)(5) of the code requires both sides of relaxed urban streets to be posted for no parking. The city council should adopt a resolution requiring the no parking designation for both sides of the streets in the new plat to formalize this requirement. Trees As proposed, Tollefson Development would grade the street right-of-way and parts of the nearby lots (including some house pads) where it is necessary to provide safe slopes. This grading would disturb about 15 to 20 percent of the 38-acre site. The builders would locate the houses on the lots and then grade the lots as would be necessary for storm water drainage and for the drain field. With the proposed lot sizes and grading plan, many of the natural features (including many large trees) would remain after the developer finishes their proposed grading. Before grading the site, the city should require the developer to submit a detailed tree plan to staff for approval. Maplewood's tree ordinance requires there be at least ten trees per gross acre on the site after grading. For this site, the ordinance requires that at least 384 large trees remain. If the developer cannot keep that many large trees, the ordinance requires him to plant replacement trees. This would be up to a maximum of ten trees per gross acre so there are at least 384 trees on site. The applicant has designed the plat to preserve the main tree groupings on the site. As proposed, the applicant is exceeding the required minimum of ten trees per acre as the code requires. On the grading plan (separate attachment), the developer's engineer notes that there would be at least 402 large trees left after the developer finishes the grading. The ordinance does not apply to trees under eight inches in diameter or box elder, cottonwoods or poplar trees. 3 Wetlands and Stream According to information from the developer's wetland consultant, there are no wetlands on this site. However, the site drains to the west to Sterling Street and south to a wetland area behind the house at 1630 Sterling Street. Maplewood should require a wetland buffer easement to protect the wetland to the south of the site. The wetland protection ordinance requires a 100-foot-wide wetland buffer around the wetland. Building foundations must be at least 110 feet from the wetland. In addition, the code does not al!ow any ground disturbance within the 100-foot buffer. As proposed, the plans meet these requirements. The contractor should place the silt fence so it protects this buffer during grading and construction. There also is a stream running from the wetland to Sterling Street along the north property line of Lot 16. The wetland ordinance also requires at least a 50-foot-wide buffer area along both sides of a stream to help protect it from development. There should be a buffer easement on both sides of the stream as a condition of plat approval. Drainage - Watershed District A concern of several neighbors with this proposal is storm water drainage. Most of the site drains to the west across Sterling Street toward 1-494. The developer's engineer told me that by using ditches and culverts in the development the project will not increase the storm water runoff from the site. That is, the runoff leaving the site will be at or below current levels. The city should make such a standard a condition of the plat approval. The Ramsey/Washington Metro Watershed District received the proposed project plans. Pat Conrad, of the watershed district, has reviewed the proposed plans and has given them preliminary approval. Tollefson Development or the contractor must get a permit from the watershed district before starting grading or construction. Street Right-of-way Code Variation As proposed, the developer wants to plat the relaxed urban streets with sixty-foot-wide right-of- ways. Section 29-52(a)(5) of the city code, however, requires eighty-foot-wide right-of-ways for relaxed urban streets. As such, this proposal needs council approval of a code variation. The council may allow variations from the code when the variations do not affect the general purpose of the code. The proposed sixty-foot-wide right-of-ways will not affect the general purpose of the code. The proposed street section on the grading plan shows how the developer will build the street, shoulders and ditches within the 60-foot-wide right-of-way. Having 20 additional feet of right-of- way is not necessary to build the street and ditches. Sterling Street Concerns Several neighbors expressed concerns about adding more traffic to Sterling Street. It is their fear that adding more traffic from these houses will make driving on Sterling Street less safe. The developer's engineer designed the new street to connect to Sterling Street at a peak in the hill. 4 This will provide the vehicles leaving the site with the safest views to see both north and south on Sterling Street. The amount of traffic on Sterling Street also is a concern of the neighbors. Having 23 more houses will add about 230 vehicles trips per day to Steding Street. In 1995, there were about 1,000 vehicles per day on Sterling Street, south of Carver Avenue. The 1992 Comprehensive Plan designates Sterling Street as a minor collector street. These streets typically have 1,000 to 7,000 vehicle trips per day. The city engineer told me that 230 additional vehicle trips per day on Sterling Street will not cause traffic problems on Sterling Street. Zoning Map Change As proposed, the development would have lots that are at least 1 acre (43,560 square feet) in size. The developer is asking the city to change the zoning map for the site from F (farm residence) to RE-40 (residential estate 40,000). This change would accomplish several things. It would make the zoning consistent with the comprehensive plan and with the proposed development. This change also would ensure a larger minimum lot size than other residential zoning districts and would eliminate the possibility of farm activities in the plat that could be disruptive to the single-family homes in the area. Front and Rear Yard Setbacks This proposal is unique in the city with its relaxed urban street design and large lots with on-site sanitary systems and wells. With the proposed lot sizes, layouts and site topography, the developer has shown a variety of house locations on the proposed grading plan. The proposed front and rear yard setbacks shown on the grading plan do not meet the standard setbacks the city usually requires in the R-1 zoning district. These are the setbacks that would apply to the lots in the RE-40 zoning district. With this plat, having a variety of setbacks will allow for less mass grading and more individual house styles. RECOMMENDATIONS A. Adopt the resolution on page 20. This resolution approves a code variation for the long cul- de-sac streets in the Haller's Woods preliminary plat. The city approves this variation because: 1. The variation will lessen the amount of grading, ground disturbance and street construction in the development. 2. The city has approved similar code variations for cul-de-sacs in the Budd Kolby and Oak Ridge Additions. B. Approve the Haller's Woods preliminary plat (received by the city on June 10, 1997). 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. 5 b.* Place temporary orange safety fencing and signs at the grading limits. c. Have NSP install street lights in two locations, primarily at street intersections. The exact location and type of lights shall be subject to the city engineer's approval. d. Install permanent signs around the edge of the wetland and stream buffer easements. These signs shall mark the edge of the easements and shall state there shall be no mowing, vegetation cutting, filling, grading or dumping beyond this point. City staff shall approve the sign design and location before the contractor installs them. e. Install survey monuments along the wetland boundaries. f. Provide all required and necessary easements. g Pay the city for the cost of traffic-control, street identification and no-parking signs. h. Demolish or remove the existing house, building and junk from the site. Abandon any unused wells or septic systems within the plat, subject to the Environmental Health Official's approval. 2.* Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, tree, trail and street plans. The plans shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. b. The grading plan shall: (1) Include building pad elevation and contour information for each home site. (2) Include contour information for the land that the construction will disturb. (3) Show sedimentation basins as required by the watershed board. (4) Show housing styles that reduce the grading on sites where the developer can save large trees. (5) All proposed slopes steeper than 3:1 shall be identified on the proposed construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. · (6) Show all retaining walls on the plans. Any retaining walls more than 4 feet tall require a building permit from the city. (7) Show street grades as allowed by the city engineer. (8) Show how the contractor will clean up and stabilize the stream and channel on Lot 17 between the pipeline and the 27-inch culvert under Sterling Street. 6 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 1/2) inches in diameter and shall be a mix of red and white oaks 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. d. The streets shall be a 9-ton design with a maximum street grade of 8 percent and the maximum street grade within 75 feet of a street intersection of 2 percent. e. If approved by the city council, the streets shall be permanent relaxed urban design as outlined in Section 29-52(a)(5) of the city code with no parking on both sides. 3. Change the plat as follows: Add and change drainage and utility easements as required by the city engineer. This shall include having a 30-foot-wide drainage and utility easement centered on the stream that follows the north property line of Lot 16. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. c. Show Sterling Avenue as Sterling Street, Street A as Hailer Lane and Street B as Hailer Court on the final plat and construction plans. d. Show the wetland boundaries on the final plat as approved by the watershed district. e. Move the common property line between Lots 14, 15, 17 and 16 so that it follows the center of the stream. 4. Provide all easements required by the city engineer. These shall include: Wetland easements over the wetlands and any land within 100 feet surrounding a wetland. The easement shall prohibit any building or structures within 100 feet of the wetland or any mowing, cuffing, filling, grading or dumping within 100 feet of the large wetland or within the wetland itself. bo A stream buffer easement that is at least 50 feet wide on each side of the stream that is along the north line of Lot 16. The easement shall prohibit any building, structures or any mowing, filling, cutting, grading or dumping within 50 feet of the ordinary high water mark (OHWM) of the stream. 7 The purpose of these easements is to protect the water quality of the wetlands and the stream from fertilizer and runoff. They also are to protect the wetland habitat and the stream from encroachment. 5. The developer shall complete all grading for public improvements and overall site drainage. The city engineer shall include in the developers agreement any grading that the developer or contractor has not completed before final plat approval. 6. Record the following with the final plat: a. A deed dedicating a 100-foot-wide wetland buffer easement surrounding any wetland. b. A deed dedicating a 100-foot-wide (50 feet on center) stream buffer easement for the stream that follows the north property line of Lot 16. A deed restriction prohibiting the construction of a dwelling or its attachments within 100 feet of the Williams Brothers pipeline. This affects Lots 16, 17 and 18 of the proposed preliminary plat the city received on June 10, 1997. The developer also shall notify the purchasers of the pipeline location. d. A covenant or deed restriction that prohibits driveways on Lots 1, 17, 18 and 23 from going onto Sterling Street. e. A covenant or deed restriction requiring all wells be (~rilled to the Saint Peter Sandstone formation (typically 85 to 150 feet deep.) The applicant shall submit the language for these dedications and restrictions to the city for approval before recording. Show the wetland boundaries on the plat as delineated on the site. A trained and qualified person must delineate the wetlands. This person shall prepare a wetland delineation report. The developer shall submit this wetland information to the Watershed District office. The Watershed District must approve this information before the city approves a final plat. If needed, the developer shall change the plat to conform to wetland regulations. 8. The driveway for Lot 16 shall have a turn around with the house. 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. C. Approve using permanent relaxed urban streets in Haller's Woods. D. Adopt the resolution on page 21. This resolution approves a code variation to have 60- foot-wide street right-of-ways in the Haller's Woods development. The city should approve this code variation because: 8 Eo Fo 1. The variation will lessen the amount of grading and ground disturbance in the development. 2. The additional right-of-way is not necessary for public health, safety, welfare or convenience. Adopt the resolution on page 22. This resolution changes the zoning map from F (farm residence) to RE - 40 (residential estate 40,000). This rezoning is for the property proposed as Haller's Woods development east of Sterling Street, north of 1630 Sterling Street. The city bases this rezoning on the findings required by the code and because the developer wants to develop the site with large lot single dwellings. Approve flexible front and rear yard setbacks for the Haller's Woods development. The setbacks shall be as follows: 1. Front yard setback - minimum - 30 feet - maximum - none 2. Rear yard setback - minimum - 50 feet - maximum - none 3. Side yard setback - as the zoning code requires Adopt the resolution on page 23. This resolution approves having no parking on both sides of the streets in the Haller's Woods development, east of Sterling Street. CITIZENS' COMMENTS I surveyed the owners of the 16 properties within 350 feet of this site. Of the 11 replies, one had no comment and 10 objected. (I have summarized the objections due to the large number and duplication of replies.) Objections There were several letters and comments in opposition. The main objections or concerns were: 1. Storm water drainage and possible effects on properties across Sterling Street. 2. Proposed lot sizes not consistent with size of lots in the area. There will be too many lots - the lots would be too small, make the lots larger. 3. Loss of wildlife habitat and loss of trees. 4. Puffing more traffic on Sterling Street from 23 new houses will make driving on the street more dangerous. The current speed limit (35 MPH) should be lowered. Can the bridge over Fish Creek handle the traffic and construction equipment? 5. What about sewer and water - are these going in and will I be assessed? 6. Possible ground water contamination and depletion. 7. The schools in south Maplewood are crowded. 8. The city or the county should buy the property for open space. Also see the letters on pages 18 and 19. These represent the comments staff received. 10 REFERENCE INFORMATION SITE DESCRIPTION Site size: gross acreage - 38.40 acres Existing land use: a house and accessory buildings at 1530 Sterling Street SURROUNDING LAND USES North: South: West: East: Houses on Sterling Street Houses on Sterling Street Houses across Sterling Street Bailey Nursery property PLANNING Land Use Plan designation: R-1 (single dwellings) Zoning: Existing - F (farm residence) Proposed - RE-40 (residential estate 40,000) p:sec 24-28/hallersw. mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Proposed Preliminary Plat 4. Proposed Plat with Grading and Tree Plan 5. Proposed Grading Plan 6. 6-30-97 letter from Terra Engineering, Inc. 7. 7-7-97 letter from John Bailey 8. 7-3-97 letter from Michael and Joseph Bailey 9. Long Cul-de-sac Code Variation Resolution 10. Street Right-of-Way Width Code Variation Resolution 11. Zoning Map Change Resolution 12. No Parking Resolution 13. Plans date-stamped June 10, 1997 (separate attachment) 11 720S 17 1. CURRIE CT. 2. V '.NJ,,EY VIEW CT. ,3. LAKEWOOD CT. 960S :~HY[..IS CT. LSNWOOD ~MBL~ H~HWOOD Art.. Attachment 1 17 1 18 OAK CREST AVE. 18 1200S 1440S 19 iOXWOOD AV. C~RV£R C~R. T~I Loke 19 20 2O 1680S K LOCATION 12 MAP L 1491 1525 F; 0 7 $o,~- Attachment 2 1530 F ,,," qo'~i ' "4 · 'N ,, ~,, ~ 13 PROPERTY LINE I ZONING MAP Attachment 3 PROPOSED PRELIMINARY PLAT ~ Existing tree location 14 Attachment 4 ~- PROPOSED ~i Existing Tree Location PRELIMINARY PLAT Trees lost from Grading ~ Grading Limits 15 Attachment 5 PROPOSED GRADING 16 PLAN $UN--30--97 MON 83:48 PM TERRA P.01 Attachment 6 TERRA I~NGINEERIN~ij lINC. I III CIVIL. ENGINEERING · I.AND PLANNING · CONSULTING June 30, 1997 Ken Roberts City of Maplewood 1830 E. Co. Rd. B Maplewood, MN $ $109 (770-4506 fax) Re: Haller's Woods Maplewood, MN eO01 Olenwood Ave, Mlnneapoill, Minnesota 5542~. (phons/fax) 59a-9325 As you requested, thc following arc our reasons for not extendiag the Street "A" cul-de-sac west to Sterling St. We understand that the maximum cul-d.e-sac ien~h is 1000 feet, unless there are legitimate reasons why a longer cul-de-sac is appropfiatc. * Our propoint Street 'W' cul-de-sac is about 1300 feet long, which is not sigaificently lonser than thc 1000 foot maximum length. * The extension of Street "A" would require proposed street grades of about 11% which is sig~ificantly 8rearer than the City allowed maximum grade of 8%. * The extension of S~'eet "A" would require the crossing, and possible lowering, of the exlstin~ gas pipeline along Sterling St. Our plan would not dislurb any of the area within the gas pipeline easement. * Even though the Gfadlr~ Plan does not show any major tree masses in this area, them would be a number of smaller trees and brush that would be removed ii'the cul-de-sac were extended. * We are proposing only 7.68 acres of disturbed area for this project (20.0% of the site). The extension of Street "A" would require an additional disturbed area of about 1.40 acres. The Watershed District and City Zoning Ordinance both encourage the minimization of disturb~ areas on a site to minimize erosion. * The sight distances at the proposed intersection of Sterling St. and the Street "A" cul-de-sac meet the 30 mph design requirements. We would anticipate though that the sight distance (to the right) at the extension of Street "A" and Sterling St. would not meet a 30 mph design. If'you have any questions, please call. Sincerely, IS~ter J, Kn~eb e Terra Engineering, Inc. 17 JUL 07 '9? 02:35PM BAILEY MURSERIES ' L /Bailey Nurseries Inc E~ab~b~h~d 1~05 P.2 Attachment 7 1325 BAILEY ROAD, ST. PAUL, MINNESOTA 55119-6199 PHONE (612).459-9744/1-800-829-8898 FAX (612) 459-5100/.1-800-829-8894 July 7, 1997 Kenneth Roberts City of Maplewood 1830 E. County Road B Maplewood, MN 55109 Ken, We are strongly against having the property at 1530 Sterling Ave. developed as it has been proposed. First, the lot sizes do not at all fit in with the area. The surrounding area, or the better part of a square mile, is primarily either farm land or large lots of at least 5 acres. Several homeowners in the area have been told that their lots could be no smaller than 5 acres. It would seem that a precedent was set, even if it tums out that these r~gulations apparently are not ia writing. We feel that this commitment should be upheld. Second, there is no sewer and water to the area. This would be needed to handle the large volumes of water that would no longer n~ta'ally enter the ground due to the roads, driveways, and homes causing excessive runoff. Third, Sterling Ave. would also seem to be inadequate to handle all the additional tra~c. It is a narrow and h~Ily stretch that cma already be hazardous to gain access to and fi:om the residential driveways. It does not make any sense to put this type of high density development ia the middle of this area. Absolutely no variance should be considered that would alter what the intended use of this area has been, which is the 5 acre minimum. The city and the county have ia the past talked about doing more to promote the existence of some areas of open space. Not every piece of land needs to be packed with houses. There are very few pieces of land like this left in Maplewood. There will no longer be any if you do not begin to take the steps now to make this happen. As a community, you need to take a long term view of what makes up the character of an area. Aeqtth-ing this type of property has already been identified as a goal. This property would fit precisely fit into those plans. We would recommend that the city and county work together to preserve this property in i~s existing state. This should be the number one goal for the use of this site. Sincerely, Bailey Nurseries, Inc. 18 FF~3M~:~.J&MBAILEY PHONE NO, : 612 714+8346 I: ,' 1 199-/ Ken, -- lhls morning i spoke to you of some of my concerns as to why my hus~lobiect to th}s propo,al. We ~tmngly oble~ ~o the pro~ed development ¢alled Halle~ ~o~. are n~ in su~ff ~ deve~me~ d ~ magnum in 1MW a~llll ~ur ~ o~ecffon~ This project will totally change the character of this nelgh~rhood, small a~-~ one ~ t~ ~w rural ne~hbo~o~ ~fl. W~en we moved here we were told, an~ ~ were our neighbor, t~at this area was zoned for 5 acre plots. Although you mentioned that it wasn't, we were never notified of t~e change. Seventeen yea~ ago we bought the land in good faith. We were to~ a~ ~ ~ a 5 acre minimum ~ bul~ on for well a~ septic. We like this minimum, that was one of t~e reasons we want~ to build ~ere. ff ~n~ ~ir to cha~e ~llc~ ~r ~ple have Inv~ a~ bulff ~eir hom~ In w~at they think is a rural neighborhood wit~ some Green space, Our ne~ ob/oct/on; ~e o~oe~i~ ~ ~m~ (23) ~ ~ ~W on ~ *~ ~c sy~ a~ wel~ for w~er. It was told to us DY the cl~ that the fi acre mlnlm~ was enforced becau~ it was need~ or was optimum for ~pt~ ~o~ and wells, We con.der this change of poltcv irr~po~lb~, Our next obiecflo_~ We are yew concerned about the w~r run ~ a~ ~m~. There is already a water run off problem from that area, Tho water now rushes down our ddveway washing tt oO Qulte often, and frequent~ funnels down to our front door during heaw rains, We are by the creek and in the ~th of the water making its way to the fiver, it ap~ars that building 23 houms ac~ the ~reet b going to turn this marginal problem into a majo~ problem, ~ur ne~ oblectioD;T~! I know you ~ld ~e engineers repod~ that Sterling Av, S. could handle this Project. But the engineers don't live here. We have 17 years of experience that real, not paper calculations that are th~fle,, As this area has grown the i~e ' ~ grown, Sterling is ever increasing as a cut through for 3M employees and drivers going to Hw~.~61 and ~494. It is not a ~ffer of juffi ~flent~ wa~ing during the rush hour to get out of the drivewaV .... fl ~ dang~om b~ame ~ t~ hlla. We afc at the bofl~ of two hills on either ~de, Often when we pull out, cam appea~ out of the blue from over the hill d~lving fa~ upon us, It is scoW. AI~ that riffle b~ge over Fish Creek will ceflalnly ~come a problem. With the addition of 23 houms the Incr~se In traffic on this ~11 road will be tr~endous. This factor alone brings great risk to our ne~hbor~ood. Our ne~ oblecflon; Adding 23 ho~ will n~iv~y e~ ~ wlal~, I~ wildlife ~ quic~ running outer green way. We Bave much d~r, fox, wo~chucks and other wildlife that should be con~e~ed, I have noticed that the many deer cr~ dlr~tly fr~ our land and the nelghbom next to us over to the land tn question, That ~ their main m~e to connect wlth the nurse~ p[ope~ on the o~ef ~de. As the surrounded areas have ex~od~ populo~on the green space has shrunk. It is our ~esponabiliW In ouf co~unW to have a high enough vtsion to p~e~e a ~lan~ ~~n he~lng a~ ~That~ e~ ~o~r b~l~ ~ aor~ ~r o~n ,~. Open s~ce vew important for the qual~ of the afc of Maplewo~s citizens; there ~ not mucB ~etaln the character of thb ama and keep from d~roCng to movement of wildlife In their habitat, If you will not con~ef b~lng ff for o~n space, than ho~r your B.ae~ minlffium ~l~y. ~;,~2~hat, at .asr, to ~ your .~mlbli~ to. m cfzem ~ the C~ Thank you, Michael an~o~ail.y~ 1615 S. Sterling Av'~ ~ Attachment 8 Jul. 03 ~.997 03:44PH P3 Attachment 9 SUBDIVISION CODE VARIATION RESOLUTION - LONG CUL-DE-SACS WHEREAS, Tollefson Development, Inc. requested two variations from the subdivision code. WHEREAS, this code variation applies to the Haller's Woods development that would be east of Sterling Street and north of Newport. WHEREAS, the legal description for this property is: The South 1/2 of the NW 1/4 of the SE 1/4; and the N 1/2 of the SW 1/4 of the SE 1/4 of Section 24, Township 28, Range 22, Ramsey County, Minnesota. WHEREAS, Section 30-8(b)(3) of the Maplewood City Code of Ordinances requires developers to limit cul-de-sacs to 1,000 feet in length, unless no other alternative is possible. WHEREAS, the applicant is proposing cul-de-sacs 1,200 feet long and 1,350 feet long. WHEREAS, this requires variations of 200 feet and 350 feet. WHEREAS, the history of these variations is as follows: 1. On July 21, 1997, the planning commission recommended that the city council approve the change. On August ,1997, the city council held a public hearing. The city staff published a notice in the Maplewood Review and sent notices to the surrounding property owners. The council gave everyone at the hearing an opportunity to speak and present written statements. The council also considered reports and recommendations from the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described variations because: 1. The variation will lessen the amount of grading, ground disturbance and street construction in the development. 2. The city has approved similar code variations for cul-de-sacs in the Budd Kolby and Oak Ridge Additions. The Maplewood City Council approved this resolution on August ,1997. 20 Attachment l0 SUBDIVISION CODE VARIATION RESOLUTION - STREET RIGHT-OF-WAY WIDTH WHEREAS, Tollefson Development, Inc. requested a variation from the subdivision code. WHEREAS, this code variation applies to the Haller's Woods development that would be east of Sterling Street and north of Newport. WHEREAS, the legal description for this property is: The South 1/2 of the NW 1/4 of the SE 1/4; and the N 1/2 of the SW 1/4 of the SE 1/4 of Section 24, Township 28, Range 22, Ramsey County, Minnesota. WHEREAS, Section 29-52(a)(5) of the Maplewood City Code of Ordinances requires developers to have 80-foot-wide street right-of-ways in developments with permanent relaxed urban streets. WHEREAS, the applicant is proposing 60-foot-wide street right-of-ways. WHEREAS, this requires a variation of 20 feet. WHEREAS, the history of these variations is as follows: 1. On July 21, 1997, the planning commission recommended that the city council approve the change. On August ,1997, the city council held a public hearing. The city staff published a notice in the Maplewood Review and sent notices to the surrounding property owners. The council gave everyone at the hearing an opportunity to speak and present written statements. The council also considered reports and recommendations from the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described variation because: 1. The variation will lessen the amount of grading and ground disturbance in the development. 2. The additional right-of-way is not necessary for public health, safety, welfare or convenience. The Maplewood City Council approved this resolution on August ,1997. 21 Attachment RESOLUTION: ZONING MAP CHANGE WHEREAS, Tollefson Development applied for a change in the zoning map from F (farm residential) to RE-40 (residential estate 40,000). WHEREAS, this change applies to the property on the east side of Sterling Street that is proposed as Haller's Woods. The legal description is: The South 1/2 of the NW 1/4 of the SE 1/4; and the N 1/2 of the SW 1/4 of the SE 1/4 of Section 24, Township 28, Range 22, Ramsey County, Minnesota. WHEREAS, the history of this change is as follows: 1. On July 21, 1997, the planning commission recommended that the city council approve the change. On August ,1997, the city council held a public hearing. The city staff published a notice in the Maplewood Review and sent notices to the surrounding property owners. The council gave everyone at the hearing an opportunity to speak and present written statements. 'The council also considered reports and recommendations from the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described change in the zoning map for the following reasons: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. 5. The developer is proposing to develop the site with large lot single dwellings. The Maplewood City Council approved this resolution on August ,1997. 22 Attachment 12 NO PARKING RESOLUTION WHEREAS, Maplewood has approved the preliminary plat known as Haller's Woods. WHEREAS, the developer wants to have permanent relaxed urban streets in this development. WHEREAS, the city has approved the use of permanent relaxed urban streets in the development. WHEREAS, Section 29-52(a)(5) of the city allows permanent relaxed urban streets if both sides of the street are posted for no parking. o NOW, THEREFORE, IT IS HEREBY RESOLVED 'that Maplewood prohibits the parking of motor vehicles of both sides of all streets in the Haller's Woods development (Hailer Lane and Hailer Court) east of Sterling Street, north of Newport in Section 24-28-22.. The Maplewood City Council approved this resolution on August ,1997. 23