HomeMy WebLinkAbout02/25/2003BOOK
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AGENDA
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
February 25, 2003
6:00 P.M.
Maplewood City Hall Council Chambers
1830 County Road B East
Call to Order
Roll Call
Approval of Agenda
Approval of the February 11, 2003 Minutes
Unfinished Business: None Scheduled
Design Review:
Sibley Cove Apartment Building - South Side of County Road D, East of
White Bear Avenue and West of Adel Street
Visitor Presentations:
Sustainable Building Design - John Carmody, Director of the Center for
Sustainable Building Research
Board Presentations
Mr. Ananth Shankar - February 24, 2003 City Council Meeting
Staff Presentations
a. Representation at the March 10, 2003, City Council Meeting
b. Community Design Review Board Meeting Revised Cablecast Replay
Dates and Times
Adjourn
WELCOME TO THIS MEETING OF THE
COMMUNITY DESIGN REVIEW BOARD
This outline has been prepared to explain the review process of this meeting. The
review of an item usually follows this format.
1. The chairperson of the meeting will announce the item to be reviewed.
The chairperson will ask the applicant or developer of the project up to the podium
to respond to the staff's recommendation regarding the proposal. The Community
Design Review Board will then discuss the proposed project with the applicant.
The chairperson will then ask the audience if there is anyone present who wishes
to comment on the proposal.
After everyone is the audience wishing to speak has given his or her comments,
the chairperson will close the public discussion portion of the meeting.
5. The Board will then discuss the proposal. No further public comments are allowed.
6. The Board will then make its recommendations or decision.
Most decisions by the Board are final, unless appealed to the City Council. You
must notify the City staff in writing within 15 days to register an appeal.
jw\forms\cdrb.agd
Revised: 11-09-94
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DRAFT
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, FEBRUARY '11, 2003
CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6:03 p.m.
ROLL CALL
Matt Ledvina
Craig Jorgenson
Diana Longrie-Kline
Linda Olson
Ananth Shankar
Staff Present:
Present
Absent
Present
Present
Present
Shann Finwall, Associate Planner
Lisa Kroll, Recording Secretary
APPROVAL OF AGENDA
Board member Longrie-Kline moved to approve the agenda.
Board member Olson seconded.
Ayes - Ledvina, Longrie-Kline,
Olson, Shankar
The motion passed.
UNFINISHED BUSINESS
None.
DESIGN REVIEW
a. Ohlson Landscaping - 1949 Atlantic Street
Ms. Finwall said Erik Ohlson and Stephanie Jacques are proposing to construct a 6,528-
square-foot metal building at 1949 Atlantic Street. The building will house two businesses to
include Ohlson Landscaping and Oehrlein Lawn and Landscape, with two office units and two
separate service bays. The development requires two conditional use permits.
Ayes---Ledvina, Longrie-Kline,
Olson, Shankar
The motion passed.
APPROVAL OF MINUTES
Approval of the CDRB minutes for January 14, 2003.
Board member Olson moved approval of the minutes of January 14, 2003.
Board member Longrie-Kline seconded.
Community Design Review Board
Minutes 2-11-2003
2
One CUP is for the metal storage building and the second CUP is for exterior storage withir,
the business. Ms. Finwall said on February 3, 2003, the planning commission reviewed ti'.
applicants' two-CUP requests. The planning commission unanimously recommended approval
of both CUPs, including the CUP for exterior storage. The planning commission felt that denial
of the CUP for exterior storage would cause an undue hardship on a landscape business.
Ms. Finwall said Ms. Stephanie Jacques has provided staff with a revised site and grading
plan, elevation plan and landscape plan date stamped February 11,2003.
Ms. Finwall said the building will be tan with a hunter green vinyl wainscoting along all
elevations. Staff finds that the proposed elevations are acceptable, are consistent and higher
quality than the surrounding buildings in the area. Ms. Finwall said the building is 23-feet, 6
inches in height to the top of the roofline. The exterior of the building will have metal panel
siding and a standing seam metal roof. The building will have three gables added to the roof.
Four paved parking spaces are proposed in front of the building, with five paved parking
spaces on the east side of the lot. The remainder of the lot, excluding landscaped areas, will
consist of rock.
The revised landscape plan included five Austrian Pines proposed at 6 feet in height to be
planted on the north property line adjacent to the Gateway Trail. There will be three
arborvitaes and three crab trees to be planted on the east property line along with the required
rainwater garden with native water tolerant plantings. There will be two additional Austrian
Pines and six arborvitaes planted on the south property line. Staff's original recommendati¢
for revisions to the landscape plan called for native plantings on the north property line
adjacent to the Gateway Trail. This .was a recommendation by the Department of Natural
Resources as well. Because of this, staff recommends the following changes to the landscape
plan date stamped February 11, 2003. In order to screen the metal building from the Gateway
Trail, staff is recommending four eight-foot high spruce trees clustered along the north side of
the metal building, adjacent the Gateway Trail. Ms. Jacques is recommending two Black Hills
Spruce and two Blue Hills Spruce trees in this area. In front of the storage bins on the north
property line, staff recommends planting four dogwoods and three arborvitaes in this area. Ms.
Jacques suggested the Austrian Pines on the south of the lot be altered to Black and Blue
Spruce to be more consistent with the spruce trees that are now added to the north property
line. The remainder of the landscape plan is acceptable to staff.
Ms. Finwall said the Department of Natural Resources had some concerns regarding a fence
along the north property line to avoid any encroachment onto the Gateway Trail. Ohlson
Landscaping currently has a 6-foot high chain-linked fence around a majority of the lot except
for the north property line and the applicant is willing to extend that fence along the north
property line. Staff is recommending an additional condition be added for the extension of the
chain-linked fence along the north property line.
Ms. Finwall said a photometrics plan date stamped February 11, 2003 was submitted this
evening with three 20-foot-high freestanding lights and fourteen wall pack lights. The lightin,',
meets the city's lighting ordinance, however, the photometrics may have to be adjusted
ensure, there is a .4-foot candle at all property lines as stated in the city code.
Community Design Review Board
Minutes 2-11-2003
BOard member Shankar asked staff if they felt the metal building was consistent with the other
buildings in the area?
Ms. Finwall said staff was concerned about the original elevation, which was void of any
design detail because the area is prime for redevelopment. However, it's clear that the revised
building elevation is consistent, if not higher quality than surrounding buildings in the area.
Staff was recommending additional wainscoting in a natural substance like brick or rock, but
the applicant has indicated a significant cost factor. With the proposed wainscoting of the
different color variation staff is satisfied that it is consistent with the existing buildings and they
have added some design elements to the building.
Board member Shankar asked what the colors are for the exterior of the metal building?
Ms. Finwall said the applicant has some colors to show the board. They are proposing tan
walls with hunter green wainscot.
Board member Olson asked staff why the Austrian Pines are being removed from the plan and
replaced with the Black and Blue Spruce trees?
Ms. Finwall said the Austrian Pines were proposed at 6 feet in height. Staff believes an 8-foot
high tree would provide better screening. The Department of Natural Resources wanted to
ensure a native tree was planted. Staff and the applicant also felt the two types of spruce
trees would add a nice color variation.
Board member Longrie-Kline asked staff to clarify the square footage of the metal building?
Ms. Finwall said the final building, footprint, which was submitted today, shows the building at
48 feet wide by 136 feet deep, which brings the building to 6,528 square feet.
Board member Olson asked staff if the C1 drawing was the most current plan?
Ms. Finwall said that is correct.
Board member Shankar asked if staff is comfortable with the screening of the concrete storage
bins with the submitted landscaping plan?
Ms. Finwall said there is quite a bit of natural screening on the Gateway Trail, with the
additional arborvitaes and the dogwoods, staff feels the bins will be adequately screened. The
concrete bins will be approximately four to five feet high. The plantings proposed for that side
of the storage bins would get eight to ten feet high.
Chairperson Ledvina asked if the storage bins would be made of concrete block?
Ms. Finwall said the concrete bins would be smooth faced concrete block. Staff indicated that
the applicant said the concrete storage bins could be painted.
Chairperson Ledvina asked the applicant to address the board.
Community Design Review Board 4
Minutes 2-11-2003
Ms. Stephanie Jacques, CFO and Vice President for Ohlson Landscapes, Inc. who resides at
1706 Barclay Street, Maplewood addressed the board. Ms. Jacques said she has samples,
the exterior colors of the building as well as some photos for the board to review.
Board member Shankar asked what color the garage doors would be?
Ms. Jacques said the garage doors would be tan.
Board member Shankar asked how wide the garage doors will be?
Ms. Jacques said she needs to defer that question to Curtis.
Chairperson Ledvina asked Curtis to address the board.
Mr. Curtis Miers at 14343 Julliard in Columbus Township addressed the board. Mr. Miers is
the District Sales Manager for Walters Buildings representing the applicant in this project. Mr.
Miers said the garage doors will be 12' X 12'. He said the steel panels are one foot on center
and they come in three-foot-wide panels. The lower section of the building is a three-foot
panel that can be easily replaced if it is damaged.
Board member Shankar asked if it would it be possible to line uPthe edges of the garage door
with the edge of the panels?
Mr. Miers said not necessarily because you try to make the doors "start" in a flat and "end" in
flat because the trim that is used for the jams around the door is one piece.
Chairperson Ledvina asked the applicant if they are proposing smooth faced concrete block for
the four concrete storage bins?
Ms. Jacques said she would like Eric to speak regarding that.
Chairperson Ledvina asked the applicant to address the board.
Mr. Eric Ohlson of Ohlson Landscapes, Inc. residing at 1706 Barclay Street, Maplewood,
addressed the board. He said they are proposing to use a large concrete block approximately
four feet long and three feet wide, which stack on top of each other. That way the storage bins
are secure if any type of heavy machinery hits the bins. A smaller concrete block would crush
with any type of contact such as a big piece of equipment.
Mr. Ohlson said the concrete bins are movable because they have a steel wire cable on them
that can be picked up by a machine and stacked on top of each other. The concrete storage
bins are 1,000-pound block and are made by Cemstone.
Board member Shankar asked Mr. Ohlson if he has ever seen these concrete bins painted
before?
Mr. Ohlson said no he's not seen the bins painted but he's sure the concrete could be painted
with concrete paint.
Community Design Review Board
Minutes 2-11-2003
Board member Olson asked if the storage bins would be visible from the Gateway Trail?
Mr. Ohlson said he doesn't think the bins would be visible.
Board member Shankar asked the applicant how they propose to lower the foot-candles from
2.7-foot-candles to .4-foot-candles?
Ms. Jacques said she has left that responsibility up to the lighting company.
Board member Olson asked if the drainage issues have been resolved?
Ms. Jacques said yes the drainage issues have been resolved with the new grading plan.
Board member Shankar said he would like to see the wainscoting brought right up to the edge
of the windows.
Chairperson Ledvina said that is a condition that could be added.
Board member Longrie-Kline asked what color the eyebrow overhang would be?
Ms. Jacques said the eyebrow overhang would be hunter green.
Board member Shankar asked if there is any signage proposed for this building?
Ms. Finwall said there is no signage being proposed, however, it would require a separate sign
permit.
Ms. Jacques said no signage is needed. Ohlson Landscapes, Inc. doesn't want to encourage
any more traffic than necessary to their building. The building is for their use only and because
it is not a retail operation they don't need a sign. They will, however, have the address
numbers posted on the building.
Chairperson Ledvina said he is concerned with the appearance of the concrete storage bins.
He understands the need to have something heavy duty but he wonders if there is a way to
dress the storage bins up such as painting the exterior.
Mr. Ohlson said they could use treated lumber, which may go better with the Gateway Trail.
Mr. Ohlson said the bins would then be 6 feet high and made of brown treated lumber. That
product would stand up to the heavy equipment that would be used around the bins.
Board members thought using brown treated lumber would be an acceptable proposal for the
storage bins and that would blend in better with the Gateway Trail.
Ms. Finwail noted the grading plan date stamped February 11, 2003, has not been approved
by the city engineer. However, the applicant followed the suggestions and guidelines of the
city engineer and approval will be conditioned on approval of the grading plan by the city
engineer.
Community Design Review Board
Minutes 2-11-2003
Board member Shankar moved to approve the plans date-stamped February 11, 2003, for
6,5286,990 square-foot metal building for the Ohlson Landscaping, Inc. business located
1949 Atlantic Street. Approval is based on the following conditions: (changes to the
conditions are in bold and deletions have a strike through them).
Repeat this review in two years if the city has not issued a building permit for this
project.
Provide the following for city staff approval before the city issues a grading or building
permit.
1)
A detailed grading, drainage and erosion control plan and a detailed utility plan,
subject to the city engineer's approval.
2)
A revised site plan '"'-;'-";~; ..... ;*~' *~- ......... '~ ""~'~;""' '"'~; ...... ~ crcdon
.....,"""*'"'~,.,..., ~.,..,"~"", showing a 6-foot high chain-linked fence along the north
property line. The site plan must also show the driveway with a width of at least
20 feet that is paved between the street and the parking lot.
3)
Revised elevations o~'
......... ~ .............. ~. with the wainscoting constructed
up to the window trim.
'-'I
4) Building samples of metal panels, standing seam roof, trim, doors and wainscot.
5)
A detailed photometric plan for all proposed outdoor lighting,
........ ~ shall be revised and resubmitted to conform to the lighting
ordinance subject to staff approval.
6)
Plans for a trash-dumpster enclosure. The gates shall be 100 percent opaque
and the materials and colors of the enclosure shall be compatible with those of
the new metal building. This plan shall be subject to staff approval.
7)
A letter of credit or cash escrow for all required exterior improvements. Th~
amount shall be 150 percent of the cost of the work.
8)
The four storage bins on the north side of the property shall be a maximum
of 6 feet tall and constructed of brown treated lumber.
Community Design Review Board
Minutes 2-11-2003
c) Complete the following before occupying the metal building:
1) Install all required exterior improvements.
d) If any required work is not done, the city may allow temporary occupancy if:
1) The city determines that the work is not essential to the public health, safety
or welfare.
2)
The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or contractor
shall complete any unfinished exterior improvements by June 1 if occupancy
of the building is in the fall or winter, or within six weeks of occupancy of the
building if occupancy is in the spring or summer.
e)
All work shall follow the approved plans. The director of community development may
approve minor changes.
Board member Olson seconded.
Ayes- Ledvina, Longrie-Kline,
Olson, Shankar
The motion passed.
This item goes to the city council on Monday, February 24, 2003.
VII. VISITOR PRESENTATIONS
No visitors present.
VIII. BOARD PRESENTATIONS
Ms Longrie-Kline was the representative at the January 27, 2003, city council
meeting.
The city council discussed the Tillges Medical Office sign setback variance, which was
tabled,
Ms. Finwall said the city council reviewed and approved the revised sign variance for
Mr. Tillges' medical office building at the February 10, 2003 city council meeting. Mr.
Tillges worked with staff to reduce the pillar widths from four feet to two feet. Instead of
the sign face starting at four feet from ground grade, it will start at six feet. This
increased the visibility for oncoming traffic onto Beam Avenue. The sign did not
decrease in height but the pillars and sign face were made smaller. The sign will be
located in the easement
Community Design Review Board
Minutes 2-11-2003
IX. STAFF PRESENTATIONS
a. Community Design Review Board Annual Report
Board member Shankar moved to approve the 2002 Community Design Review Board
Annual Report.
Board member Olson seconded.
Ayes-Ledvina, Longrie-Kline,
Olson, Shankar
The motion passed.
This will go to the city council meeting on Monday, February 24, 2003.
Ms. Finwall said the city council confirmed the reappointment of board members Matt
Ledvina, Diana Longrie-Kline and Linda Olson for another two-year term.
Community Design Review Board Cablecast - Scheduled to begin February 25,
2003.
Ms. Finwall introduced Mr. Brad Karstens who will be doing the cablecast for the CDRB
meetings beginning February 25, 2003. Brad has cablecast experience in doing several
of the city council meetings.
c. CDRB representation at the February 24, 2003, city council meeting.
Board member Shankar will be the CDRB representative at the February 24, 2003, city
council meeting. Ohlson landscaping and the CDRB 2002 Annual Report will be
discussed.
X. ADJOURNMENT
The meeting was adjourned at 7:00 p.m.
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
APPLICANT:
DATE:
City Manager
Ken Roberts, Associate Planner
Sibley Cove
County Road D, between White Bear Avenue and Ariel Street
MWF Properties (David Steele)
February 11, 2003
INTRODUCTION
Project Description
Mr. David Steele, representing MWF Properties, is proposing to build~a 100-unit apartment
building. He is proposing this project on a 7.1-acre site on the south side of County Road D
between White Bear Avenue and Ariel Street. (See the location map on page 21, the property
line/zoning map on page 24 and the site plan on page 27.)
The project would be a 3-story apartment building with underground parking for 100 cars. In
addition, the plans show 100 surface parking spaces and 18 future parking spaces on the site.
The building would have a mix of 86 two-bedroom units and 14 three-bedroom units and a
storm shelter in the garage area of the building. (See the proposed project plans on pages 27-
33 and the developer's project statement starting on page 15.)
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 22 and 23.)
A conditional use permit (CUP) for a planned unit development (PUD) for a 100-unit
apartment development. The applicant is requesting the CUP because the existing BC
(business commercial) and LBC (limited business commercial) zoning districts limit the
uses on the site to commercial, office and retails uses and allows multiple-family residential
uses only with a conditional use permit. (See the property line/zoning map on page 24.)
3. Design approval.
DISCUSSION
Land Use Plan Change
To build the proposed apartment building, Mr. Steele 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 22 and 23.) 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 vadety 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 diffedng 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 vadety 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 pdce ranges through its land use plan.
This is a good site for apartment-style housing. It is on a major collector street (County Road
D) and between two arterial streets (White Bear Avenue and McKnight Road) and is near open
space and, of course, shopping and other services. In addition, this property would not be a
great site for a commercial or retail business as it is hidden from the main commercial area
along White Bear Avenue.
As proposed, the 100 units on the 7.1-acre site means there would be 14.1 units per gross
acre. This project density is less than 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 to meet housing needs.
Traffic
One advantage with this proposal is that an area that the city once thought would be good for
commercial development would become residential. A benefit with the proposed change will be its
effect on traffic. Mr. Steele had a traffic comparison done between the proposed 100-unit
apartment building, and a commercial development for the site. (See the traffic study on pages 34
and 35.) This study showed that the proposed apartment building would generate about 300 fewer
vehicle trips per day than a commercial development on the same property. This reduced amount
of traffic generation will help with the congestion at County Road D and White Bear Avenue.
The city engineer has been working with the city council and city staff to prepare a long-range (10
- 15 year) plan to improve the traffic and congestion situation around Maplewood Mall. This plan
includes the extension of County Road D west to Highway 61 and rebuilding the 1-694/White Bear
Avenue interchange to accommodate more traffic. If the city, county and state are successful in
completing the vadous envisioned street and traffic projects, vehicles will be able to move around
the Maplewood Mall area with more efficiency and with a smoother flow.
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 100-unit apartment development. They are requesting the CUP because the BC
(business commercial) and LBC (limited business commercial) zoning districts limits the uses on
the site to commercial, office and retail uses and requires a CUP for multiple-dwellings.
Section 36-438 of the code lists the city's purpose, intent and requirements for PUDs 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 does not have any code deviations or variances. In fact, the developer has
done a good job in designing the site plan with the building and parking lot while working with and
around the limitations of the site. The shape of the property and the existing power lines and
pipelines limit the building placement and the location of the parking lot. It is important to have
parking spaces and access to the front of the building.
In reviewing the above list of criteria, 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 and the proposal does not have any code deviations or variances.
Compatibility could be a concem with this development proposal. That is, is a 100-unit apartment
building in this location compatible with the nearby land uses, including the commercial uses? In
this case, the nearest residential land uses to the proposed site are the properties to the east
across Ariel Street. Specifically, the east end of the proposed apartment building would be about
145 feet from the west side (front) of the Birch Glen apartment building to the east.
The city should approve the CUP since the proposal meets the criteria for a conditional use permit.
These cdteda include meeting the standards in the comprehensive plan and the city codes, would
not change the character of the area, would not depreciate property values, would lower the
amount of expected traffic on area streets and would generate minimal traffic on local streets.
(See the criteria in the resolution starting on page 39.)
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,
horizontal cement board siding on the first floor, horizontal vinyl siding on the second and third
floors and on the gable ends, and the roof would have asphalt shingles. (See the building
elevation drawings on page 33 and the proposed project plans). The developer has proposed a
mix of building colors - primarily earth-toned rusts and creams (red, brown and tan). This building
style, with the proposed materials and colors, should be compatible with and equal in quality to the
buildings in the area, including the Birch Glen apartments.
City Engineer's Review
Chris Cavett and Erin Schacht of the city engineering department have reviewed the proposed
grading, drainage, utility and landscape plans. I have included their memo with their comments on
pages 36 and 37.
Public Utilities
There are sanitary sewer, storm sewer and water in Ariel Street and County Road D to serve the
proposed development. Specifically, the storm sewer in Ariel Street 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.
Drainage
The developer has designed the storm water drainage for this site to go into a new ponding area
on the southeast comer of the site. In times of large storms, storm water may overflow out of the
pond into the existing city storm water system. The city will not need a drainage and utility
easement over the ponding area, as this will be a private ponding area. This project will need a
permit from the watershed district.
Landscaping
The proposed landscaping plan is a good start but it needs more work. It shows the developer
planting at least 50 new, large trees including red oaks, maple, ash, linden, black hills spruce and
Austrian Pine. In addition, the plans show the planting of a variety of ornamental trees and shrubs
on the site. The proposed plans (pages 27 through 29) show most of the site being graded and the
construction of a storm water pond on the southeast comer of the site. This wilt remove much of
the existing vegetation and many of the existing mature trees on the property. The landscape plan,
however, does not show any landscaping or ground treatment for the ponding area or any
rainwater gardens. The city should require the developer to provide a revised landscape plan that
would include the landscaping treatments for the ponding area and those for any rainwater
gardens that the developer may be including on the site.
The proposed tree plan keeps many of the existing mature cottonwood and box elder trees on the
north and east sides of the site. However, the proposed grading plan does not save many of the
trees in this area. The city should require the developer to preserve most of the existing vegetation
along the north and east sides of the site near the daycare center. This existing vegetation in
these areas will protect existing slopes and will help provide screening of the building.
Site Lighting
The applicant provided a site lighting plan (page 32) that shows the expected light spread from the
proposed parking lot lights. The proposed poles would be 20-feet tall and would have a sharp
cutoff shoebox luminaire with a 250-watt high-pressure sodium light bulb. The city code requires
the light fixtures have a design that hides the bulb and lens from view. This plan, however, does
not show any of the proposed lighting on the building or any lighting in or near the proposed tot lot.
In addition, the proposed plan shows little, if any, lighting where the two driveways on the site
would meet the public streets.
The applicant should revise the lighting plan in several ways. First, the plan should show how the
lighting on the building would add to the site lighting. Secondly, the plan should have additional
lighting near the driveways, where they intersect the public streets, so they are adequately lit.
Finally, the plan should show details about the proposed light fixtures to ensure they are a design
that hides the bulb and lens from view to avoid nuisances.
Sidewalks
Staff is recommending that the developer install a six-foot-wide concrete sidewalk on the west side
of Ariel Street between the existing sidewalk north of Woodlynn Avenue and the south property
line of the daycare center. This sidewalk would provide the residents of this building off-street
pedestrian access to the shopping area and church to the south. 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.
The city installed a new trail along the south side of County Road D in 2002 as part of the County
Road D reconstruction: The city needs, however, a ten-foot-wide permanent easement along the
south side of the right-of-way (on the project site) to cover the area that the trail is on.
Fencing/Screening
This site has commercial properties on three of its sides, including an auto repair mall to the west
and strip center to the south. It would be prudent for and helpful to the residents of the new
apartments if the developer installed screening along the west and south sides of the project to
help ensure that the new residents and their vehicles are separated from the adjacent commercial
properties. This fence should be solid, be constructed of low, maintenance materials and be six-
feet high. In addition, the fence should run along the south and west property lines, subject to staff
approval.
5
Other Comments
Butch Gervais, the Maplewood Fire Marshal, had the following comments:
1. Install a fire protection system in the building per NFPA 13
2, Install a smoke detection system in the main corridors per NFPA 72
3. Install a monitored fire protection system
4. Include a fire department lock box
5. Maintain a minimum of 20-foot-wide driveways for emergency vehicles.
Lt. Kevin Rabbett of the Maplewood Police Department noted that theft from vehicles is a chronic
problem throughout the area. He suggested that the builder install a quality video surveillance
system that would cover the underground garage and its entrance/exit doors.
RECOMMENDATIONS
Ao
Approve the resolution on page 38. This resolution changes the land use plan from BC
(business commercial) to R-3(H) (residential high density) for the 7.1-acre site of the Sibley
Cove housing development. The city bases these changes on the following findings:
1. 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:
a. Creating a transitional land use between the existing residential and commercial
land uses.
b. Being near a collector street, between two artedal streets and would be near open
space and shopping and services.
2. This development will minimize any adverse effects on surrounding properties because:
a. The on-site pond and large setback from Woodlynn Avenue will separate the
apartment building from the properties 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.
c. There should be less traffic from this development than from a commercial
development on the same site.
Approve the resolution starting on page 39. This resolution approves a conditional use
permit for a planned unit development for the Sibley Cove apartment development on County
Road D, west of 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 January 24, 2003. 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. In addition, the applicant shall include:
Changes to th® plans to minimize the loss or removal of natural vegetation including
keeping and protecting as many of the large trees along the north and east property
lines (near the daycare center) as possible.
Revised plans for storm water pond locations and designs as suggested or required
by the watershed distdct or city engineer. The ponds shall meet the city's design
standards and shall include best management practices and rainwater gardens
wherever practical.
c. A storm water management plan for the proposal.
d. All the changes and meet all the conditions noted by the city engineer in the memo
dated February 10, 2003.
The design of the pond shall be subject to the approval of the city engineer. The
developer shall provide the city a 20-foot-wide drainage and utility easement over the
storm sewer pipe between the pond and the Arial Street 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 6-foot-wide concrete sidewalk along the west side of Ariel Street between the
south property line of the daycare center and the sidewalk north of Woodlynn Avenue.
Provide the city with verification that the apartment building will meet the state's noise
standards. This shall be with a study, testing or other documentation. If the noise on
this site is a factor, then the contractor will have to build the apartment building so that
it can meet the noise standards. This may be done with thicker walls, heavier windows,
requiring air conditioning or other sound-deadening construction methods. The
developer shall provide the city with this documentation before the city will issue a
building permit for the apartment building.
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.
Co
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 January 24, 2003 (site plan, landscape plan, grading and
drainage plans and building elevations) for the Sibley Cove apartments. The city bases this
approval on the findings required by the code. The developer or contractor shall do the
following:
1. Repeat this review in two years if the city has not issued a building permit for this project.
2. Complete the following before the city issues a grading permit or a building permit:
a.* Have the city engineer approve final construction and engineering plans. These
plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and
ddveway 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 elevationl water elevation and contour
information. These shall include the normal water elevation and 100-
year high water 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
four feet tall require a building permit from the city.
(f)
Show as little disturbance as possible on the north and east sides of
the site (near the daycare center).
(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.
(4)
(5)
(6)
(7)
(8)
Submit
Submit
Submit
(1)
(2)
(3)
This plan shall include an inventory of all existing large trees on the
site.
(¢) Show no tree removal beyond the approved grading and tree limits.
(d) Be consistent with the approved grading and landscape plans.
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.
All the parking areas and driveways shall have continuous concrete curb
and gutter.
The driveways shall meet the following standards:
24-foot width--no parking on either side and 28-foot width--parking on one
side
The developer or contractor shall post the driveways with no parking signs
to meet the above-listed standards.
The developer shall disturb as little as possible of the area along the north
and east property lines near the daycare center. Change the grading plan
for this part of the site as recommended by the city engineer.
The developer shall install a six-foot-wide concrete sidewalk along Adel
Street between the existing sidewalk north of Woodlynn Avenue and the
south property line of the daycare center.
a lawn-irrigation plan to staff showing the location of sprinkler heads.
a certificate of survey for all new construction.
a revised landscape plan for city staff approval showing:
As much of the existing vegetation (including large trees) remaining along
the northern and eastern property lines (near the daycare center) as
possible.
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
parking lot 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
and lowland mixtures as appropriate.
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.
e. Get the necessary approvals and permits from the watershed district.
Submit a revised site lighting plan for city staff approval. This plan shall show how
the lighting on the building would add to the site lighting, and the plan should have
additional lighting near the driveways, where they intersect the public streets, so the
driveways are adequately lit. This plan also shall show details about the proposed
light fixtures to ensure they are a design that hides the bulb and lens from view to
avoid nuisances. The light fixtures must have concealed lenses and bulbs to
properly shield glare from the adjacent street right-of-ways and from adjacent
properties.
g. The developer shall record the following with Ramsey County:
(1)
(2)
A 20-foot-wide drainage and utility easement over the storm water pipe.
The documentation to combine the properties into one property for tax and
identification purposes.
(3) '
A ten-foot-wide permanent easement for public street right-of-way and
public utility purposes along the south side of the County Road D right-of-
way.
h. Have the Saint Paul Regional Water Services (SPRWS) review and approve the
proposed utility plans.
i. The fire chief shall approve the access to the back (northeast side) of the building
for firefighting needs.
Submit plans for city staff approval for any outdoor trash or recycling containers
and enclosures. If the developer wants to build such facilities, the enclosure shall
have materials that are compatible with the building, and they shall have gates that
are 100 percent opaque.
k. A letter of credit or cash escrow for all required extedor improvements. The
amount shall be 150 percent of the cost of the work.
3. 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 "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)
e. Construct trash dumpster and recycling enclosures as city code requires for any
dumpsters or storage containers that the owner or building manager would keep
10
ko
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 the driveways.
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 on-site lighting for secudty 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
adjacent properties.
Install a six-foot-high solid screening fence along the south and west property lines
of the site. The location, design and materials of the fence shall be subject to city
staff approval.
Install a quality video surveillance system that covers the underground garage and
its entrance/exit doors. This system shall be subject to the approval of the
Maplewood Police Department.
I. 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 debds or junk from the site.
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
The city receives cash escrow or an irrevocable letter of credit for the required
work. The amount shall be 150 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
spdng or summer.
c. The city receives an agreement that will allow the city to complete any unfinished
work°
This approval does not include the signs.
All work shall follow the approved plans. The director of community development may
approve minor changes.
CITIZEN COMMENTS
Staff surveyed the 17 property owners within 350 feet of the site about the proposal.
one reply.
Comments:
1. We have no objections to this project. (Hause - Hill City, MN)
We received
REFERENCE
Site Description
The site is undeveloped.
Surrounding Land Uses
North: Perkins and Emerald Inn across County Road D.
East: A daycare center and Birch Glen apartments across Ariel Street.
South: Commercial businesses on the north side of Woodlynn Avenue.
West: Commercial businesses on the east side of White Bear Avenue.
Reasons for the Requests
This proposal needs a land use plan change because:
State law does not allow a city to adopt any regulation that conflicts with its comprehensive
plan.
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 BC
(business commercial) and LBC (limited business commercial). The BC and LBC zones allow a -
variety of commercial and retail business and multiple dwellings with a conditional use permit
(CUP). 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)
12
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.
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 starting on page 39.
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 vadety 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 vadety 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 the complete application and plans for this proposal on January 24, 2003. 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 March 24, 2003, unless the applicant agrees to a
time extension.
kr/p: Sec 2N/Sibley Cove Apts.doc
Attachments:
1. Applicant's Statement
2. Location Map
3. Existing Land Use Plan Map
4. Proposed Land Use Plan
5. Property Une/Zoning Map
6. Area Map
7. Site Survey
8. Site Plan
9. Proposed Utility Plan
10. Proposed Grading Plan
11. Tree Preservation Plan
12. Proposed Landscape Plan
13. Proposed Site Lighting Plan
14. Building Elevations
15. Applicant's Traffic Study from RLK Kuusisto Ltd.
16. February 10, 2003 memo from city engineering department
17. Resolution: Land Use Plan Change
18. Conditional Use Permit Resolution
19. Project Plans date-stamped January 24, 2003 (Separate Attachments)
3.4
Attachment 1
MWF
roperties
7645 Lyndale Avenue South · Minneapolis, MN 55423 · 612-243'-4639 · Fax: 612-243-5010
TO: City Manger
FROM: Dave Steele, VP of Development
SUBJECT: Sibley Cove Apartments
LOCATION: County Road D and Ariel Street
APPLICANT: MWF Properties, Inc.
DATE: January 6, 2003
INTRODUCTION
Project Description
MWF Properties LLC, represented by David Steele, is proposing to build a 100 unit apartment
building. This apartment building, named Sibley Cove, will occupy approximately 7.12 acres of
vacant prairie located at the southeast quadrant of County Road D and Ariel Street in
Maplewood, MN. The site will front on County Road D and is two blocks south of Interstate 694
and one block east of White Bear Avenue.
It is notable that this project is planned for 100 apartmem units in 2 phases; 80 units in phase I
and 20 units in phase II of the developmem. There will be one parking space per unit located
within the underground parking structure and one surface parking space per unit. These ratios
will also apply to phase II of the project. (See the location map attached.)
The project will be a one building three-story structure with underground parking. The design is
somewhat of an "L" shaped single building, which will provide privacy and security while
maximizing a two+ acre courtyard for the residents and their children's (Tot Lot) play area. The
unit mix will include two- and three-bedroom apartments to meet the demands for work force
family housing. (See the proposed building floor plans attached.)
The project is bordered as follows:
South:
West:
North:
Northwest:
East:
Small Shopping Cemer...Plaza 3000 Shopping Center & Maple Square
· Small commercial uses i.e. Auto repair
County Road D...Perkins restaurant is on the north side of Co Rd D.
Children's WOrld Day Care & Learning Center
Ariel Street... on the east side of Ariel Street is Birch Glen Apts.
APPLICANT'S STATEMENT
15
Requests
MWF Properties, Inc. is requesting 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). 100 Units on 7.12 acres = 14
units/acre.
A conditional use permit (CUP) for a planned trait development (PUD) for a 100-
unit apartment development. The CUP is requested because the current "BC"
(Business Commercial) zoning prohibits multiple-family residential uses.
3. Design approval.
DISCUSSION
Land Use Plan Change
To build Sibley Cove Apartments, MWF Properties requests the city to change the land use plan
for the site. This would be from BC (business commercial) to R-3(H) (residential high density).
(See existing and proposed land use maps attached).
Land use changes should be consistent with city land use goals and policies. The Comprehensive
Plan has eleven general land use goals. Of these eleven, three apply to this proposal. They are:
Provide for orderly development.
Minimize conflicts between land uses.
Provide a wide variety of housing types.
Furthermore, the project maximizes "green space" with over 50% of the site serving
essentially as recreation and garden areas.
The site provides for equal distribution of traffic flow to both Ariel & Co Rd D.
The traffic impact of 100 apartment units will be less than a comparable office building on
this site. According to the trip generation comparison (see attached traffic study) the
proposed revision from a 90,000 square foot office to a 100-unit apartment complex will
reduce the daily site generated traffic by 328 trips.
16
Provides for compatible use and design with Birch Glen Apartments.
The land use plan also has several general development and residential development policies that
relate to this project. The 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, low- 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.
The Sibley Cove site is ideal for apartment-style housing. The from street, County Road D and
the next street to the south, Woodlyn, are major collector streets, while White Bear Avenue and
McKnight Road act as arterial streets. The site is also within three miles of numerous schools,
day care centers, grocery stores, drug stores, banks, and public services. For instance, The
Maplewood Mall is within walking distance of Sibley Cove. Public transportation, another
important component, is also within a few hundred yards of the development.
Also, changing the land use would eliminate a planned commercial area that would have been next
to residential areas (Birch Glen). This would adhere to the Comprehensive Plan by creating a
transitional land use between the existing single family residential (to the east and south) and
commercial land uses.
As proposed, the 100 units on the 7.12-acre site means there would be 14 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.
17
The Sibley Cove development would also add to the long-term stability of Maplewood's tax base
by helping insure that a diverse mix of housing styles is available in the city, thus attracting and
keeping residents of all ages.
In addition, the developer's use of "Smart Growth" principles, such as a
convenient entrance and ample surface and secure parking garages, will create very
little impact on the surrounding areas. A summary of these contiguous properties
is on page 1 of this report.
Conditional Use Permit, Planned Unit Development and Site Plan
MWF Properties has applied for a conditional use permit (CUP) for a planned unit development
(PUD) for the 100-unit apartment development. Developer is requesting the CUP because the
city code allows multi-family dwellings on land that the city has zoned BC conditional use permit.
Section 26-438 of the city's code lists the city's purpose, intent and requirements for planned unit
developments in Maplewood. The code says the intent of this section is to provide a means to
allow flexibility by deviations fi:om 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 fi:om 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 developments and are
not required solely for financial reasons.
The city may 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.
18
DESIGN APPROVAL
Building Design and Exterior Materials
Sibley Cove would have three stories above grade and an underground parking area. A surface
parking lot consisting of 100 spots will also be included in the development. The building exterior
would consist of brick, gables, horizontal vinyl siding and a roof incorporating asphalt shingles.
(See the elevation drawings attached).
Trash dumpsters and recycling enclosures will also be constructed to match the materials and
colors of the building. City code will be followed.
Public Utilities
There is a sanitary sewer in Ariel Street and Woodlyn Avenue to serve the proposed development.
The developer's plans will connect their pipes to the existing sanitary sewer pipes.
Drainage
Instead of storm water ponds, the developer has designed storm water drainage for this site to go
into specially designed rainwater gardens. Besides being visually appealing, these rainwater
gardens help protect local bodies of water from pollution.
The gardens will work as filters. They will collect and hold runoff water while it soaks into the
ground. There, microbes will use the runoff water, which often contains fertilizer, animal waste,
and other harmful substances, as excess fertilizer.
The design of the rainwater gardens shall be subject to the approval of the city engineer.
Developer will be responsible for getting any needed off-site grading or drainage easements and
for recording all necessary easements.
MWF Properties believes these rainwater gardens to be a more environmentally friendly
alternative compared to traditional storm sewers.
Landscaping
The 7.12-acre development is designed for maximum utili?ation of the developable land as "green
space", while incorporating areas that are within utility easements for resident garden plots. The
site configuration lends itself to a "wrapping" building or courtyard design to creme a large area
of privacy, conceal the effects of building mass, and yet remain accessible to the community and
utilize the City's bike and walking path on the north side of the development. The site design
includes 3+ acres (45%) of green space, "rainwater gardens" for storm water detention, and a Tot
19
Lot area in the center courtyard. The Tot Lot area will be designed into the project to create a
sense of community and neighborhood, and will incorporate child safety playground equipmem.
Developer will leave as much of the existing vegetation (large trees) along the northeast property
line and around the wetland preserved as possible. In addition, the developer does not plan to
disturb the boulevard and slope along the south side of County Road D north of the building.
Site Lights
MWF properties will provide a lighting plan indicating the light spread and fixture design. The
lighting code requires a plan when near homes. The fixtures installed will be a design that hides
bulb and lens from view to avoid nuisances.
Sidewalks and Driveways
The developer will install a five-foot-wide concrete sidewalk around the south exterior of the
building that will continue around the entire west exterior of the building. In addition to these
exterior sidewalks, and interior concrete sidewalk will be included in the courtyard area that
connects the apartment building to the Tot Lot Area, which shall be handicap accessible.
Developer shall also install and taper each of the driveways according to city standards.
Ladies and gemlemen, thank you for your time and consideration with this project.
Sincerely,
David T. Steele
Vice President - Real Estate Development
MX)v~F properties
20
CouNTY'
ROAD D
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21
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22
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IsEl= . ,~. = .~. ~. . ......
~ , ~ ;~ .]~ ~~ ~ ~o~o i CENTER /~ ~
~ ~-,, ,.o,~. (~i , ~'~ .~a~
........... ~ '~ !/. S,TE
,~: ..... ,-/
.- 1145 --. ~,
~'
WOODLYNN AVENUE . --
,, ,- ~ ',, 'o
PLAZA3000
F
Attachment 6
..~ ~ 1.694 ~
WOODLYNN AVE
PLAZA3000
I
AREA MAP
25
2091
2075 []
1~o 2OOO
Attachment
PROPERTY DESCRIPTIOI[
PARCEL C
'-1
. DAYCARE
-'~CENiER
239.02
GRAPHIC SCALE
h-_-..:' ;--' T
EXISTING CONDITIONS
SITE SURVEY
26
Attachment 8
-7-
COUNTY ROAD
I
I
DAYCARE CENTER
I
PARCEL
i.~.: .... ~,,~ ,.,~,~
'
TYPICAL TYPICAL
'PARI~YNG STALL~' 'HANDICAP STALLS'
SITE DA TA
BOUNDARY AREA .................. ~$10.120 Scl. Ft.
PROPOSED APARTMENT BUILDING AREA-~-32.230 Sq. Ft.
PROPOSED TOT LO'/' '+900 5q. Ft.
PROPOSED BITUMINOUS PARKING LOT--..~55,452 Sq. Ft.
PROPOSED SIDEWALK. '+7.207 5q. Ft.
TOTAL IMPERVIOUS SURFACE ..+93.769 Sq. Ft.
TOTAL OPEN SPACE~ '+216.551 Sq. Ft.
NUMBER DF PARKING STALLS- --100 SIDI~$
(INCLUDES 2 HANDICAPED STALLS)
SITE PLAN
27
Attachment 9
DAYCARE CENTER
m
i
PARCEL
Attachment l0
DAYCARE CENTER
PROPOSED GRADING PLAN29 1~
Attachment ll
ROAD "D" ~
A~,,~, CO"i"TONWOO0. AND FIOX E. LDE~
LE,~S THAN 8' N ~RUNK DtAME"IER
DAYCARE CENTER
PRESERVATION TREE TOTA[.S
SIGNIFICANT TREETOTAL
s^v~ ~ (~.~)
TOTAL ,4- (100.0~)
NON-SIGNIFICANT TREE TOTAL
TREE REPLACEMENT
(I] ~ ~ ~
(3~ ~ ~ ~
(~] ~' ~ ~
\
\
~OTECTION I~NClr
~"~ PRE:SERvA~ON PLAN
MWF PROPERTIES
TREE PREsERvATION PLAN
30
SIBI KY COVE
Attachment 12
BIT.
~-*~- -
LANDSCAPE
PLAN
LANDSCAPE PLAN
31
Attachment 13
DAYCARE CENTER
I
PROPOSED BUILDING
NG BIT,
SITE LIGHTING PLAN
32
NOt'TH tELI~VATION-tE
~OIJTH
Attachmentl4
>o~o~
A4
III
NOt'TH t~NO ~L~V-A
BUILDING ELEVATIONS33
Attachment 15
Engineering. Planning. Surveying. Landscape Architecture
( KUUSISTO LTD )
January6,2003
RECE ¥ED
Mr. David Steele
7645 Lindale Avenue S.
Minneapolis, MN 55423
Re:
Trip Generation at Ariel Street and County Road D
Dear Mr. Steele:
RLK-Kuusisto, Ltd. has completed our review and assessment of the trip generation potential of
the proposed project located at Ariel Street and County Road D in Maplewood. In particular, a
comparison of the trip generation potential of the proposed 100-unit apartment building has been
compared with the potential of the previously approved 90,000 square foot office building. The
following discussion summarizes the methodology and results of the analysis.
The number of vehicle trips generated by the proposed development were estimated for the peak
hour and daily traffic conditions using the data and methodologies contained in the 6th Edition of
Trip Generation, published by the Institute of Transportation Engineers (ITE). The data
contained within this reference has been compiled for a number of land uses based on specific
characteristics of these uses such as square feet, number of employees, number of dwelling units,
etc. The ITE Land Use Codes used for this assessment were Apartment - Code 230, and General
Office - Code 710, and the generation estimates were based on the number of units in the case of
the apartments, and the square footage for the office. Table I summarizes our findings:
Table 1
Trip Generation Comparison
LAND USE UNITS AM Peak PM Peak DAILY
' I Enter Exit ' -fotai ~ - ' ~ ~ . i
t;nter Exit ~ oral '
Apartment 100-dwell unit 8 45 53 42 20 62 663
Office 90,000 ft.sq 123 17 140 23 111 134 991
Difference I 1-115 I +28 I-87 1+191-9~ I-72 I -328
The information in Table 1 indicates that the proposed change in land use will result in 87 fewer
AM peak hour trips, 72 fewer PM peak hour trips, and approximately 328 fewer daily trips being
generated by the site. It is note that the use change will also result in a variation in peak
directional travel, with a greater number of AM exiting trips and PM entering trips than originally
estimated. However, the substantial reduction in total traffic generated by the site will result in
improved traffic operations on the surrounding roadway network.
In conclusion, the trip generation comparison indicates the proposed rev!sion from a 90,000
square foot office to a 100-unit apartment complex will reduce the estimated site generated
Offices: Hibbing · Minnetonka · Ham Lake · Twin Ports
(952) 933-0972
· 6110 Blue Circle Drive · Suite 100 · Minnetonka, MN 55343 · FAX (952) 933-1153
Equal Opportunity Employer
34
traffic, and therefore, will result in reduced traffic impacts on the surrounding roadway network.
If you have any question or need any additional information, please call Vernon Swing at 952-
933-0972.
Sincerely,
-Kuusisto, Ltd. ~
Senior Transportation Engineer
35
Attachment
Engineerin~ Plan Review
PROJECT: Sibley Cove
PROJECT NO:
REVIEWED BY: Erin Schacht and Chris Cavett
DATE: February 10, 2003
MWF Properties is proposing to construct a 3-story apartment building at the southwest
comer of County Road D and Ariel Street. Drainage from the site would be treated in a
pond at the south end of the property. From there, the storm water would outlet into the
existing storm sewer on Ariel Street. The storm water eventually drains to the
Maplewood Heights Pond at northeast comer of White Bear Avenue and Beam Avenue.
The applicant or his engineer shall address the following comments.
Grading and Drainage plan:
Implement additional storm water BMPs into the design of the storm water
management system &the site or revise the pond to meet city ordinances and to
meet NURP designs standards.
An important BMP suggestion: The applicant is strongly encouraged to include
bio-infiltration basins, (rainwater gardens), around the storm drains north and east
of the proposed building and to direct roof and yard drainage to these areas.
For more information on bioretention basins please see the Metro council BMP
Manual at their web site:
http ://www. metrocouncil, org/enviroment/Wat ershed/bmpmanual, htm
Rock infiltration sumps can be added to the proposed basins to improve
infiltration. The sumps should consist of 1.5" of clean, clear rock wrapped in
Type 5 geotextile filter fabric, (felt). The contractor shall place the top of the rock
infiltration sumps about 12 inches below the finished bottom of the basin. The
project engineer shall provide a detail and description in the plan of how the
contractor will prepare the rock sumps.
The applicant shall also include a landscaping plan for the infiltration basins,
(rainwater gardens) and for the pond.
If the project engineer dOes not include additional BMP's in the drainage design,
then the engineer must revise the design of the NURP pond to meet the
phosphorus removal requirement of 60% and the TSS removal requirement of
80%.
3. The plans shall show the pond slopes. The pond must have a 1 O-foot bench at a
10:1 wet bench below the NWL.
36
4. Include a silt fence on the east side of the site at the tree preservation line.
Revise the proposed grading plan. The proposed plan has an error in the contours
at the N.E. area of the site around the tot lot and catch basin' The grades need
revising, as storm water cannot be trapped on adjacent property as a result of the
grading on this site. (The applicant should consider this area, as well as the nearby
inlet drains, for locations for rainwater gardens).
6. Direct all roof drainage into the turf areas to the north and east of the building.
Install a 3.0' sump manhole in the boulevard before discharging into the pond.
This is so that sediment deposited in the system can be captured and removed
before entering the pond. As an alternative, construct another sediment removal
system for the pond.
In either case, the applicant, as part of the CLIP, must enter into an agreement with
the city that the owner will maintain and dean the sump structure or pond as
needed or applicable. The BMP maintenance agreement must be signed and
executed before the city wig grant final occupancy.
8. Provide the City ofMaplewood a 10-foot wide permanent easement for trails,
drainage and utilities along the County Road D frontage of the property.
9. Construct a 6-foot-wide concrete sidewalk with a minimum 7-foot-wide
boulevard along the Ariel Street frontage.
Utility plan:
1. The contractor shall use the sewer service stub on the County Road D side of the
building, rather than open cutting into Ariel Street.
2. Obtain approvals from St. Paul Regional Water Service (SPRWS) for the
proposed and existing water services on the site.
It is our understanding that the SPRWS will not allow the builder to use the
private water main on the west side of the site. If that is the case, the builder shall
use the water service stubs on County Road D and Ariel Street.
Proved water main or utility easements to SPRWS, as they require.
Landscape plan:
The applicant shall include for city approval a detailed landscaping plan for the
pond. Turf establishment must be with a pre-approved native-grass seed mixture
w/forbes, (for upland and low land areas as appropriate). The plan also must
include trees and shrubbery in the landscaping of the pond and the pond area.
37
Attachment 17
LAND USE PLAN CHANGE RESOLUTION
WHEREAS, David Steele, representing MWF Properties, 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 south side of
County Road D, west of Adel Street and east of White Bear Avenue.
WHEREAS, the history of this change is as follows:
1. On February 19, 2003, the planning commission held a public hearing. The city staff
published a headng notice in the Maplewood Review and sent notices to the surrounding
property owners. The planning commission gave everyone at the headng a chance to
speak and present written statements. The planning commission recommended that the
city council approve the plan amendments.
2. On March ,2003, 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:
1. 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:
a. Creating a transitional land use between the existing residential and commercial
land uses.
b. Being near a collector street, being between two artedal streets and is near open
space and shopping and services.
2. This development will minimize any adverse effects on surrounding properties because:
a. The on-site pond and large setback from Woodlynn Avenue will separate the
apartment building from the properties to the south.
b. Thero 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.
c. There should be less traffic from this development than from a commercial
development on the same site.
The Maplewood City Council adopted this resolution on March ,2003.
38
Attachment
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, Mr. David Steele, representing MWF Properties, applied for a conditional use
permit (CUP) for the Sibley Cove apartment planned unit development (PUD).
WHEREAS, this permit applies to the undeveloped property on the south side of County Road
D between Adel Street and White Bear Avenue. The legal description is:
PARCEL A:
The Easterly 239.00 feet of the Westerly 329.31 feet of the Southerly 428.33 feet of the Northerly 681.33 feet
of the Northwest Quarter of the Northeast Quarter of Section 2, Township 29 North, Range 22 West, Ramsey
County, Minnesota.
PARCEL B:
That part of the Northwest Quarter of the Northeast Quarter of Section 2, Township 29, Range 22, more
completely described as follows:
'Commencing at a point 33 feet South of the North % corner of said Section 2; thence running South
on North and South % line of said Sec'don 2, a distance of 615.15 feet to a point; thence East a
distance of 90.31 feet to a point; thence North a distance of 615.15 feet to a point on the South right-
of-way line of County Road "D"; and thence West, a distance of 90.31 feet to the point of beginning.
PARCEL C:
The North Ten (N 10) acres of the East Twenty (E 20) acres of the North Half (N %) of the Northwest Quarter
(NW %) of Section Two (2), Township Twenty-nine (29) North, Range Twenty-two (22) West, according to
the United States Government Survey thereof, subject to White Bear Avenue and County Road 'D',
excepting the following portions thereof, to wit:
Except the South One hundred (S 100) feet thereof; and
Except that part thereof lying West of the Easterly line of White Bear Avenue; and
Except that part thereof described as follows:
Beginning at the southeast comer of County Road 'D" and White.Bear Avenue; thence running East
along the Southerly line of said County Road 'D', Seventy-five (75) feet; thence running South and
parallel with the West line of said Section 'Two (2), One hundred twenty-five (125) feet; thence West
and parallel with the Southerly line of said County Road "D" to a point on the Easterly line of White
Bear Avenue; thence Northerly along the Easterly line of said White Bear Avenue to the point of
beginning; and
Except that part thereof described as follows: '
Beginning at a point on the Southerly line of County Road "D', a distance of One hundred seventy-
five (175) feet Easterly of the Southeast corner of the intersection of County Road 'D' and White
Bear Avenue; thence running Southerly on a line parallel with the West section line of said Section
Two (2) for a distance of One hundred twenty-five (125) feet; thence Westerly on a line parallel to the
Southerly right of way line of County Road "D' to a point, Seventy-five (75) feet Easterly of the
Easterly right of way line of White Bear Avenue; thence Northerly on a deflection angle of Ninety
(90) degrees to the Southerly right of way line of said County Road 'D"; thence Easterly along said
right of way line to the point of beginning; and
39
Except that part thereof described as follows:
The West One hundred fifty (W 150) feet of the East Three hundred sixty-seven (E 367) feet of the
North Three hundred forty and fifty hundredths (N 340.50) feet thereof, except County Road "D" dght
of way, and
Except that part thereof described as follows:
Commencing at the Southeast corner of White Bear Avenue and County Road UD'; thence Easterly
along the South line of County Road UD" a distance of One hundred seventy-five (175) feet; thence in
a Southerly direction and parallel to the West line of said Section Two (2), a distance of One hundred
twenty-five (125) feet to the point of beginning; thence in a Southerly direction and parallel to the
West line of said Section Two (2), a distance of Ninety-five (95) feet; thence in a Westerly direction
and parallel to County Road "D' to the Easterly line of White Bear Avenue; and thence Northwesterly
along the East line of White Bear Avenue, a distance of Ninety-five and eleven hundredths (95.11)
feet; thence Easterly and parallel to County Road ~D" to the point of beginning; and
Except that part thereof described as follows:
Commencing at a point on the centerline of County Road 'D" and Thirty-three (33) feet East of the
centedine of White Bear Avenue; thence in a Southerly direction along the East line of White Bear
Avenue, a distance of Three hundred forty and eighty-seven hundredths (340.87) feet to the point of
beginning; thence East and parallel with County Road "D", a distance of Three hundred thirteen and
ninety hundredths (313.90) feet; thence South, One hundred fifty-three (S 153.0) feet; thence West
and parallel with County Road "D', a distance of Three hundred eight and sixty-two hundredths
(308.62) feet to the East line of White Bear Avenue; thence in a Northerly direction, One hundred
fifty-three and nineteen hundredths (153.19) feet to the point of beginning; and
Except that part thereof described as follows:
Commencing at a point on the Easterly line of White Bear Avenue, Two hundred twenty and twenty-
six hundredths (220.26) feet Southerly of the Southeast corner of the intemection of County Road ~D'
and White Bear Avenue; thence Easterly on a line drawn parallel to the Southerly right of way line of
County Road "D', a distance of One hundred sixty-seven and six hundredths (167.06) feet; thence
Southerly at an angle of Ninety (90) degrees, a distance of Eighty-seven and fifty hundredths (87.50)
feet; thence Westerly on a line drawn parallel to the Southerly right of way line of County Road aD" to
the Easterly right of way line of White Bear Avenue; thence Northerly along said Easterly line of
White Bear Avenue to the point of beginning; and
Except that part of the following described parcel lying Westerly of the Easterly 114.15 feet thereof;
That part of the North 10 acres of the East 20 acres of the North Half of the Northwest Quarter of
Section 2, Township 29, Range 22, Ramsey County, Minnesota, described as follows:
Beginning at the intersection of the Easterly right-of-way line of White Bear Avenue and the North line
of the South 100 feet of said North 10 acres; thence Easterly along said North line of the South 100
feet, a distance of 309.40 feet; thence Northerly at a right angle, 155.94 feet to a point on a line
parallel with and distant 493.50 feet South of the North line of the Northwest Quarter of Section 2;
thence Westerly along said parallel line to the Easterly right-of-way line of White Bear Avenue;
thence Southerly along said right-of-way line to the point of beginning.
All in the NE 1/4 of Section 2, Township 29, Range 22. (PINs 02-29-22-12-0009, 02-29-22-12-
0010 and 02-29-22-21-0017)
40
WHEREAS, the history of this conditional use permit is as follows:
1. On February 19, 2003, the planning commission recommended that the city council
approve this permit.
On March ,2003, the city council held a public headng. The city staff published a
notice in the paper and-sent notices to the surrounding property owners. The council
gave everyone at the headng 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.
Approval is subject to the following conditions:
All construction shall follow the plans date-stam ped January 24, 2003. 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.
41
Have the city engineer approve final construction and engineering plans. These plans
shall include: grading, utility, drainage, erosion control, streets, sidewalks, tree and
ddveway and parking lot plans. In addition, the applicant shall include:
Changes to the plans to minimize the loss or removal of natural vegetation including
keeping and protecting as many of the large trees along the north and east property
lines (near the daycare center) as possible.
Revised plans for storm water pond locations and designs as suggested or required
by the watershed district or city engineer. The ponds shall meet the city's design
standards and shall include best management practices and rainwater gardens
wherever practical.
c. A storm water management plan for the proposal.
d. All the changes and meet all the conditions noted by the city engineer in the memo
dated February 10, 2003.
The design of the pond shall be subject to the approval of the city engineer. The
developer shall provide the city a 20-foot-wide drainage and utility easement over the
storm sewer pipe between the pond and the Adal Street dg bt-of-way.
5. The developer or contractor shall:
o
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 debds, junk and garbage from the site.
d. Install a 6-foot-wide concrete sidewalk along the west side of Adel Street between
County Road D and Woodlynn Avenue.
Provide the city with verification that the apartment building will meet the state's noise
standards. This shall be with a study, testing or other documentation. If the noise on
this site is a factor, then the contractor will have to build the apartment building so that
'it can meet the noise standards. This may be done with thicker Walls, heavier
windows, requiring air conditioning or other sound-deadening construction methods.
The developer shall provide the city with this documentation before the city will issue a
building permit for the apartment building.
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.
42
*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
2003.
43