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HomeMy WebLinkAbout04/22/2003~ooL 2. 3. 4. 5. 6. 8. 9. 10. AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD April 22, 2003 6:00 P.M. Maplewood City Hall Council Chambem 1830 County Road B East Call to Order Roll Call Approval of Agenda Approval of the March 25, 2003 Minutes Unfinished Business: None Scheduled Design Review: a. Maplewood Auto Mall - 2525 White Bear Avenue b. Beam Avenue Retail'- 1800 Beam Avenue Visitor Presentations: None Scheduled Board Presentations Staff Presentations 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 II. III. IV. DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY. ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, MARCH 25, 2003 CALL TO ORDER Chairperson Ledvina called the meeting to order at 6:02 p.m. ROLL CALL Matt Ledvina Craig Jorgenson Diana Longrie-Kline Linda Olson Ananth Shankar Present Absent Present Present Absent Staff Present: Shann Finwall, Associate Planner Lisa Kroll, Recording Secretary APPROVAL OF AGENDA Board member Olson moved to approve the agenda. Board member Longrie-Kline seconded. Ayes - Ledvina, Longrie-Kline, Olson The motion passed. APPROVAL OF MINUTES Approval of the CDRB minutes for February 25, 2003. Board member Olson moved approval of the minutes of February 25, 2003. Board member Ledvina seconded. Ayes---Ledvina, Olson Abstention - Longrie-Kline The motion passed. Approval of the CDRB minutes for March 11, 2003. Chairperson Ledvina had changes to the minutes on pages 4, 13, and 18 of the March 11, 2003, minutes. On page 4, in the first paragraph, it should read the boo, rd city council action should not sway them either way. On page 13, in the eighth paragraph, it should read, the parapet, walls to benefit from the screening from of the walls. On page 18, item e. (2) it should read, as close to the parapet walls as ~, ................ ~ ....... ~ ........ or as appropriate to provide the best screening possible. Community Design Review Board Minutes 3-25-2003 Board member Longrie-Kline moved to approve the minutes for March 11,2003, with changes. Chairperson Ledvina seconded. Ayes - Ledvina, Longrie-Kline Abstention - Olson The motion passed. V. UNFINISHED BUSINESS None. VI. DESIGN REVIEW Van Dyke Village Townhomes - West Side of Van Dyke Street, North of County Road B. Ms. Finwall said Mr. Bruce Mogren is proposing to build a 24-unit town house development on the vacant property on the west side of Van Dyke Street, north of County Road B. This development, called Van Dyke Village, would be primarily for work force housing for Iow and moderate-income families. There would be on-site management to help monitor and run the property. Ms. Finwall said the proposal would have four, six-unit townhouse buildings. Each town house. would have an attached garage and a patio area. There also would be 30 open parking spaces. The buildings would have exteriors of horizontal-lap steel siding with cedar trim boards and vinyl-clad windows, and the roof would have asphalt shingles. The developer has not yet proposed colors for the buildings. Staff recommended that the colors of the buildings be primarily earth-toned rusts and creams (red, brown and tan) to closely match those of Emma's Place. Staff is recommending approval of the design review of the Van Dyke Village Townhomes with several conditions. Board member Olson asked staff if the board would be wasting time in reviewing this design if the planning commission denied this proposal? Ms. Finwall said no, the planning commission helps guide the city council's decision and the planning ,commission has recommended denial with concerns regarding the density. The city council will take the planning commission's and all other recommendations into consideration when they make their final decision. Chairperson Ledvina said the charge of the CDRB is to review the proposal despite what other commissions have recommended or denied. He asked staff about the existing trees on the site. He knows it's a condition to save as many trees as possible. He asked if staff knew where the grading limits were and where the construction fence would be placed to ensure th~'. the most trees are saved? He also said the landscape plan shows the placement of new vegetated material where existing trees are located in the northwest corner of the site. Community Design Review Board Minutes 3-25-2003 Ms. Finwall said in the revised landscape and grading plan, staff should require that the developer indicate the exact area of vegetation to remain and install the required fencing to ensure no grading is done in that area. Chairperson Ledvina asked staff where the dumpsters will be located on the property? Ms. Finwall said she would have to defer that question to the applicant. Board member ©lson asked staff if the site drainage is going to be diverted into the city storm sewer? She does not see any ponds established on the site and it seemed it is a wet site. Ms. Finwall said she would refer board member Olson to the engineering report on page 32 of the staff report. She knows there are rainwater gardens proposed on the site, but without the benefit of having an engineer to answer the question she would refer to the engineering report for more information. Board member Olson said there was a question from the engineering staff on page 32 of the staff report regarding the drainage from the Goodwill site and she believes that is something that needs to be addressed. Ms. Finwall said prior to issuance of a grading or building permit a revised grading plan would have to be submitted and approved by the engineering department. Chairperson Ledvina asked staff about the fence that is proposed along the north and west property boundaries. He asked what staff's opinion was regarding the use of a six-foot fence compared to using a berm and planted material for screening? Ms. Finwall said staff would be concerned with a berm on the west side of the property because of the trees they are trying to save. However, a berm on the north property line is something the applicant could explore. She said fencing is something you have to maintain, where as a berm and landscaping is something that once it's established, it would reqiore less maintenance. Board member Olson said she feels a six-foot fence is more appropriate for the site. There will be on-site management there to take care of the property including the fence. Chairperson Ledvina asked the applicant to address the board. Mr. Bruce Mogren, Mogren Development Company at 1801 Gervais Avenue, Maplewood addressed the board. Mr. Mogren said the planning commission recommended denial for this proposal because of the concerns with the proposed density. Mr. Mogren said he understood that the major reason the planning commission denied this proposal was because he requested 24 units' verses 22 units. However, the staff recommended the site plan with 24 units. Chairperson Ledvina asked Mr. Mogren if he has any problems with the staff conditions that have been outlined? Community Design Review Board Minutes 3-25-2003 4 Mr. Mogren said many of the conditions are fine. No final decisions regarding the color scheme have been made. He said although the project is on the same street as Emma's Place, it is a totally different project. He would like to distinguish this project from Emma's Place. He said he likes to go with quality, durable products. This building will have children and will endure more wear and tear. They are looking at using steel on the bottom half of the building and vinyl on the top half of the building, but nothing has been finalized yet. He and his architect will come up with a product board consisting of all the products and colors used for this project. Board member Olson asked Mr. Mogren if he would be coming back to the CDRB with his final products that are chosen? Mr. Mogren said it may be easier to work with staff on the final products. Chairperson Ledvina asked staff to comment on a condition that may exist regarding building colors and materials for staff approval? Ms. Finwall said on page 12 of the staff report, it mentions a revised building plan. The board could add to the condition that the colors and building materials be approved by staff prior to issuance of a building permit. Another option would be to table this proposal until it was finalized and bring it back to the CDRB. Chairperson Ledvina asked Mr. Mogren to describe how the trash will be enclosed? Mr. Mogren said originally they planned for a trash enclosure and then they decided each unit would have their own garbage container. Chairperson Ledvina asked Mr. Mogren if he had any comments regarding the staff's proposal for fencing? Mr. Mogren said they have looked at the fencing condition and they are not sure what materials they would use at this time. His development includes mainly senior housing where he has used berms and landscaping for screening instead of fencing. In this proposal he thinks the fencing is probably necessary for safety and security issues. Board member Longrie-Kline asked Mr. Mogren if he had to construct 24 units in order to get his MHFA financing? Mr. Mogren said having 24 units helps them bring on-site management. He said dedicating on-site management to 22 units is very uncommon for something that size. Board member Longrie-Kline asked Mr. Mogren if he thought he would qualify for the MHFA financing regardless if it is 24 units or 22 units? Mr. Mogren said he would have to check with his finance attorney on that. Board member Longrie-Kline said the reason she is asking is if there were 22 units instead of 24 units the building elevations would change. She is trying to get a broader view of the project. Community Design Review Board Minutes 3-25-2003 Board member Longrie-Kline said if Mr. Mogren doesn't qualify for financing for the 22 units verses the 24 units he may have to change the proposal. Mr. Mogren said this proposal lays into the site pretty well. His assistant lives in a building with this exact plan in Stillwater. He said it is a very attractive building and is built as four, six-unit buildings. He said he couid've proposed building four bedroom units but he chose to build two and three bedroom units for more room. Regarding the financing question he would have to defer that to the finance attorney. Board member Longrie-Kline said she would like to know more about the materials and colors he plans to use, a more developed landscaping plan, and a more developed design and feel for the project. She feels that if this proposal gets passed onto the staff for the final decision, the CDRB will not get to see the finalized plans. She said staff does a good job making the final decision on things but staff can't always take the responsibility of doing it all. She feels that if the board allows proposals to come before them with half of the project formulated it is requesting too much of city staff to follow up on all of the conditions. Board member Olson asked Mr. Mogren if he feels he did a good job of addressing the neighbors' concerns? Mr. Mogren said yes. He had a neighborhood meeting and addressed many of the neighbors' concerns. He said most of the concerns are regarding Emma's Place. Emma's Place is a different type of housing than Van Dyke Village. He is sure that any concerns that the neighbors still had would be voiced at the city council meeting when the final decision is made. Board member Olson asked Mr. Mogren if it would be practical to reduce the number of units to 22? Mr. Mogren said he would have to defer the question of reducing the number of units to the finance attorney to see what kind of affect that would have on the financing. Board member Longrie-Kline said she thinks what board member Olson is trying to say is if the number of units were reduced that would change the elevations the board is reviewing. Mr. Mogren said he would have to defer question that to the architect. He is not sure how the reduction in units would affect the elevations. Chairperson Ledvina suggested a recommendation be added that states if the elevations are changed due to the reduction in the number of units that the proposal should come back to the CDRB for review. Board member Olson said she thinks the CDRB should table this proposal. She said the board would be recommending approval on the condition that a revised site plan, a revised landscape plan, a revised lighting plan, and a revised grading plan be submitted. She feels nothing is "final" in this proposal. She stated there are eight pages of staff recommendations in the report. Chairperson Ledvina said his opinion is staff has done a good job in detailing the conditions in the staff report. If the applicant follows the conditions, it should meet the board's needs. Community Design Review Board Minutes 3-25-2003 6 Chairperson Ledvina said he does not have any issues with the staff conditions and he is comfortable moving this proposal forward by allowing staff to make the final decision. Chairperson Ledvina said a condition could be added that if the applicant changes the number of units from 24 to 22 units that it will be required to come back to the CDRB for review. Board member Longrie-Kline said if there were small changes that needed to be finalized, she would be comfortable having staff make those. She feels there is a large amount of revisions being recommended. There are no final building materials or colors, there are lighting questions, the soil is very poor and there are a number of grading questions and issues to be discussed as well. Board member Olson said she would like to add a few minor changes. She recommends a solid fence be built around the whole property. She believes the neighbors would appreciate that. She would recommend that the building colors not match Emma's Place. She would like to see more of a distinction between Emma's Place and the Van Dyke Village development because these are two different projects. She thinks if the building colors are too similar to Emma's Place, the stigma that already exists for Emma's Place is going to be carried over into this development, she would prefer not to see that happen. She would like to see the revised grading plan and the engineer's comments because of the soil conditions and grading problems as well as the revised lighting plan. Mr. Mogren said they have taken four major soil borings plus twenty other borings on the site He said they are studying this problem intensely. There were comments about the Goodwil, site draining water onto this site. The Goodwill has to either solve that problem or work with him regarding the drainage. He thought the grading plan was presented to the board in their report as part of the submittal. Ms. Finwall said there was a grading plan submitted and the city engineering department looked at that and submitted a report with some revisions. Board member Olson said none of the grading information is in her staff report. Chairperson Ledvina said he agreed with the earlier comments from the board that the colors should not match Emma's Place. They are two totally different areas and should not look similar. He did not see a strong need to cantilever the building out one foot. He would like to see some brick elements added to this building. The brick wainscoting could be added up to the window height. The applicant said there would be children living there so product durability is a concern. He recommends Mr. Mogren consider using brick. It is a very durable material and it adds aesthetics to the project. Board member Longrie-Kline said she agrees. Board member Olson asked where the house numbers would be placed, where the mailboxes would be located and where the utility meters would be located? She asked if the resident,~ have to keep their garbage containers inside their one-car garage? She asked if there wouk, be enough space for the storage of the garbage can with a car in there? She stated none of this is indicated on the plans. Community Design Review Board Minutes 3-25-2003 7 Board member Olson moved to table this proposal until there are more comprehensive plans for the board to review. Board member Longrie-Kline seconded. Ayes - Longrie-Kline, Olson Nay- Ledvina The motion is tabled until further information is provided to the board. This item will go to the city council on April 14, 2003, and will come back to the CDRB on Tuesday, April 22, 2003. Chairperson Ledvina said he voted nay because he felt there was enough information to make a recommendation on. He understands the board's concerns but felt comfortable allowing staff to make the final decisions. b. Hillcr.est Village Redevelopment Area (Mixed-Use Zoning District) Ms. Finwall said last October the Maplewood city council extended a development moratorium for the Hillcrest Village redevelopment area so that staff could draft zoning and design standards based on smart-growth development principles. Ms. Finwall said staff's goal is to have an ordinance submitted to the city council for their acceptance before the moratorium ends on October 28, 2003. To accomplish this, staff proposes a series of meetings with the planning commission and to receive comments and guidance from each committee in the preparation of these standards. Ms. Finwall said the Metropolitan Council and the cities of Maplewood and St. Paul created the Hillcrest Village Redevelopment Plan in order to implement smart-growth principles within the Hillcrest Shopping Center area. The goal is to help guide changes within the area in order to create a village center with an active street life that mixes shops, workplaces, housing passive recreation and civic uses. Ms. Finwall said the Hillcrest Village Redevelopment Plan consists of 98 townhouse units, 291 apartment units, 10 single dwellings, 36,400 square feet of office space, and 151,300 square feet of commercial space. In Maplewood there would be 15 townhouse units, 129 apartment units, 36,400 square feet of office space and 76,000 square feet of commercial space. Ms. Finwall said an alternative is to create an entirely new zoning district. This district would allow for a mixture of land uses and would promote the development/redevelopment of an urban center with compact, pedestrian-oriented commercial and residential developments. The city could implement the new zoning district in the Hillcrest Village redevelopment area and other areas of the city, such as the Gladstone neighborhood, where there is a need for redevelopment to create a revitalized, urban village. Ms. Finwall said staff favors the creation of a new zoning district that could be tailored to meet the special land use and design standards of Hillcrest Village and other future urban village areas within the city. The objective of the new zoning district would be to create a zoning district that allows a broader range of land uses than the existing zoning districts, while establishing physical design standards for these uses. Community Design Review Board Minutes 3-25-2003 Ms. Finwall said the new zoning district will cover the permitted, conditional, accessory and non-conforming uses; lot area and lot width; setbacks; signage; landscaping; and minimum design guidelines. Ms. Finwall said St. Paul's city council has not formally adopted the Hillcrest Village Redevelopment Plan. Because St. Paul is including their section of the Hillcrest Village redevelopment area in their Riverview Corridor Busway Plan, St. Paul city staff indicated that it might not be reviewed by their city council until next August. In order to develop consistent design standards for both sections of the Hillcrest Village redevelopment area (Maplewood and St. Paul), the City of Maplewood should work closely with the City of St. Paul in developing these standards. Ms. Finwall said to implement the plan; the city of St. Paul adopted two overlay districts. These overlay districts specify uses allowed in the area, in addition to uses allowed in the underlying zoning district, and go into some design elements for the area. Ms. Finwall said once the St. Paul City Council adopts the Hillcrest Village Redevelopment Plan, or a version of the plan, the city will likely drop the overlay districts and rezone the area entirely. She said the most likely scenario is the adoption of a recently drafted mixed-use zoning ordinance. The City of St. Paul and their consultants drafted this ordinance last year, after a yearlong planning project. The project was funded by the Metropolitan Council and was undertaken to support urban village redevelopment, such as the Hillcrest Village redevelopment area. Ms. Finwall said the St. Paul City Council has not formally adopted the new ordinance, but St. Paul city staff foresees the adoption of this ordinance this spring, before the city adopts the Hillcrest Village Redevelopment Plan. Ms. Finwall said St. Paul's proposed zoning district is titled Traditional Neighborhood (TN) and is broken down into three different levels of intensity: TN1 would function mainly as a transition zone between higher-intensity commercial and residential; TN2 would be used at pedestrian - and transit-oriented nodes where a diversity of land uses and some intensification of use would be appropriate; and TN3 is the most intense district intended primarily for the larger urban village redevelopment sites. St. Paul city staff has indicated that they will recommend that the St. Paul portion of the Hillcrest Village redevelopment area be rezoned to the new TN2 zoning district once adopted. Therefore, St. Paul's TN2 zoning district should be used by the City of Maplewood as a guide in developing our new zoning ordinance. Ms. Finwall said the first area of review proposed with the CDRB is signage. The City of Maplewood's sign code specifies permitted business signs within each zoning district. Because we are proposing a new zoning district, sign requirements for the Mixed-Use zoning district must be addressed. In addition to business signs, the city's sign code specifies the temporary, political, real estate and other miscellaneous signs allowed throughout the city The new Mixed-Use zoning district would also be bound by these requirements. As such, these types of signs will not be addressed in this discussion. It's staff's intent to discuss the signage issue during one or two CDRB meetings in order to obtain guidance in drafting the new Mixed-Use zoning district and associated sign requirements. Community Design Review Board Minutes 3-25-2003 Ms. Finwall said signs are important for any business. However, since signs influence the overall character and appearance of the streetscape, the city should ensure that they are designed to complement the architecture of the Hillcrest Village redevelopment area and other mixed-use developments. She said setting high standards for signs within the Mixed-Use zoning district would set a good precedent when the city revises the city's existing outdated sign code. Ms. Finwall said staff recommends that the CDRB offer comments and guidance on signage proposed within the Hillcrest Village' redevelopment area. Staff will use this feedback to draft sign requirements for the new Mixed-Use zoning district. Board member Olson asked staff if they considered awning signs? Ms. Finwall indicated she thought it should be considered part of a businesses wall sign. However, awning signs have maintenance issues. Board member OIson said she likes awnings but personally she would not like to see printing on the awnings. Board member Longrie-Kline said awnings can look quaint and add character but on the other hand if they are not maintained they become an eyesore. She wouldn't like to see printing on the awning. She asked staff if they would allow reader boards either electronically or the kind you can place letters and numbers on? Board member Longrie-Kline said in her opinion she is not a fan of reader boards. The purpose of the reader board is to advertise the sales of the week or the products and not the business itself. Ms. Finwall said many cities allow permanent reader boards as a certain percentage of a sign or they can be prohibited entirely. Board member Olson asked staff how she felt about prohibiting permanent reader boards in the new zoning district. Ms. Finwall said her only concern is signage for a convenience store with gasoline sales. These types of uses depend on the reader board to advertise gasoline prices. She said currently the city's ordinance does not prohibit reader board signs it is just based on the amount of wall signs. Chairperson Ledvina said overall he would agree with the concepts. There is way too much signage clutter and with the more intense mixed-use scenario the current sign ordinance would be unacceptable. He said there is a requirement for a comprehensive sign plan review and he would like to see a sign review on all site plans, not just necessarily on the comprehensive sign plan for a certain number of businesses in a development. He said within this new multi-use zone he thinks it is appropriate that signs be considered architectural elements and that the CDRB review all signage. Board member Longrie-Kline asked if he was referring to multi-tenant buildings? Community Design Review Board Minutes 3-25-2003 l0 Chairperson Ledvina said he was referring to all initial signs within the zoning district. Board member Longrie-Kline said she agreed with the chair's comments. Ms. Finwall said her concern with that is if a business is initially constructed and they don't have their signage in place until months later, they would be required to come back to the board for approval. Board member Longrie-Kline said in commercial developments like shopping centers, typically when one developer has to provide development plans or elevations to an approving site the signage is included as part of the elements and design and is subject to approval. The Hillcrest Area is going to be a model development so why shouldn't the signage be considered as part of a design element. That is the way it is at commercial shopping centers all over the nation. She said in areas where they are looking at smart growth they incorporate the signage as part of the design element of the elevations. Board member Olson said she agrees. Chairperson Ledvina said he believes the initial sign should come before the board. The signs should be addressed together with the proposal. Board member Longrie-Kline said most of the people that come before the board are sophisticated developers and it is not uncommon when submitting plans somewhere else that they are cognizant of all the things they need to put together with their plan. She said it will no. be the mom and pop businesses that come before the board in the mixed-use zoning district, but more sophisticated developers with the experience to know what to submit. Board member Olson said even with a single-owner business signage is something that needs to be researched as part of the whole comprehensive plan. Ms. Finwall said as the staff person that deals with signage every day, she foresees many problems requiring signs as part of the design review board approval. Businesses change and require change of copy on signs. She said if these.things had to come before the board it would take a lot of time and effort. She thinks if there were strict controls in place, these controls would have to be followed and be monitored by staff. Board member Olson said she agreed with staff there is no reason the board has to review the content of the sign but they should review the initial architectural elements of signs. Chairperson Ledvina said with the comprehensive sign review, the board looks at the height of the sign, the placement, the architectural features and the base. The board is not looking at copy if all of those things stay the same. He said when new tenants change usually the position of the sign and the structure itself does not change either. The board is not saying every time the copy changes on the sign that they want to see it come before the board, it just allows more control over the signage. He supports the staff's recommendation on the othe~ types of signs allowed and prohibited in the new district. Ms. Finwall said she will take the comments into consideration and do some research on how other cities are handling signage. Community Design Review Board Minutes 3-25-2003 --vii. VISITOR PRESENTATIONS No visitors present. VIII. BOARD PRESENTATIONS None. IX. STAFF PRESENTATIONS Board member Shankar will be the CDRB representative at the March 31, 2003, city council meeting. Board member Olson will be the CDRB representative at the April 14, 2003, city council meeting. The Van Dyke Village proposal will be discussed. Ms. Finwall said the Hartford Group (Legacy Village proposal) is moving ahead. She said Phil Carlson of DSU has some great ideas on some changes he would like to see to the preliminary plans. Because of the timeline, the CDRB will not see the initial design review of the townhouses and the senior housing until sometime in May. Chairperson Ledvina said he asked Tom Ekstrand if there were other areas in the metropolitan area that the board could go and see what this new urban area would look or feel like. He said he heard there is an area in Burnsville that he is going to get some information on. He said the Legacy Village proposal is a huge project for the board to review. He is basically trying to find out as much information as possible so he can understand how this project would look. X. ADJOURNMENT The meeting was adjourned at 7:43 p.m. MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: Richard Fursman, City Manager Shann Finwall, Associate Planner Maplewood Auto Center's Comprehensive Sign Plan Amendment and Design Review Change Brian Pellowski of PBK Investments and Kerd Burder of Lawrence Sign 2525 White Bear Avenue April 14, 2003 INTRODUCTION Project Description Brian Pellowski of PBK Investments, Inc. is proposing sign changes for the Maplewood Auto Center at 2525 White Bear Avenue. The Maplewood Auto Center is a multi-tenant mall with two buildings including several auto-related tenants in one building and the Super America gas station in another building (refer to the maps and pictures attached on pages 8 through 14). Sign changes include allowing cabinet-style wall signs for the auto-related tenants and sign changes for the Super Amedca gas station. In addition, the proposal includes painting the Super Amedca building from green and ivory to white and light grey with red trim. Requests Brian Pellowski is requesting that the Community Design Review Board (CDRB) approve a comprehensive sign plan amendment and a design review change for the Maplewood Auto Center at 2525 White Bear Avenue. BACKGROUND March 22, 1988: The CDRB approved architectural, site, and landscape plans and a comprehensive sign plan for the Maplewood Auto Center at 2525 White Bear Avenue (refer to attached 3/22/88 CDRB minutes and associated conditions of approval on pages 15 through 20). October 11, 1988: The CDRB approved a comprehensive sign plan amendment to permit a second pylon sign for the center (refer to the attached 10/11/88 CDRB minutes on pages 21 and 22). September 12, 1989: The CDRB approved a comprehensive sign plan amendment to include wall signs and canopy signs for the Super America gas station (refer to the attached approved plans on page 23). DISCUSSION Comprehensive Sign Plan Amendment In January 2002, one of the auto-related tenants applied for a sign permit for a cabinet-style sign. Staff reviewed the Maplewood Auto Center's comprehensive sign plan and found that cabinet- style signs were prohibited. Staff also found that three cabinet-style signs had already been installed at the center. At that point, staff contacted PBK Investments to inform them that the center did not meet the required comprehensive sign plan. PBK Investments is now working with Lawrence Sign on the proposed comprehensive sign plan amendment. Refer to Lawrence Sign's correspondence dated March 4, 2003, attached on pages 24 through 28, which outlines the proposed sign changes. Lawrence Sign's proposed sign changes and staff comments follow: Buildin,q A (Auto-Related Tenants): Lawrence Sign is proposing to allow 30-inch-high cabinet- style signs for the auto-related tenants, instead of the originally required 24-inch-high channel letters. Existing signs located on Building A include two 28-inch-high channel letter signs located above the tenant space facing White Bear Avenue on the east side of the building (Sparks); three 24- inch-high cabinet-style signs, one plywood sign and several banners above tenant spaces on the westem side of the building. Staff recommends that the tenant space facing White Bear Avenue retain their 28-inch-high channel letters in order to remain consistent with the Super Amedca gas station. However, since the western tenants are less visible from White Bear Avenue and since there are already three cabinet-style signs in place, staff recommends that these tenant spaces be allowed the requested cabinet-style signs. The requested height of the cabinet-style signs at 30 inches should be modified to match the existing cabinet-style signs, which are 24 inches high. These signs should be centered in the recessed area above the tenant space. Approval of the comprehensive sign plan amendment should also include the relocation of Northeast Import's cabinet-style sign to the center of the recessed area above their space, refacing the two cabinet-style signs that have been defaced, and removal of the plywood sign and banners and replacement with the allowed 24-inch-high cabinet-style signs. Building B (Super America Gas Station): Lawrence Sign proposes to remove the "SA" logo on the east side of the canopy and replace it with 24-inch-high Super America channel letters, remove the "SA" logo on the storefront and replace it with a readerboard, remove the striping on the storefront, and retain the 28-inch-high channel letters on the storefront. Staff finds these proposed changes acceptable. Pylon Si.qns: No changes are proposed to the pylon signs except occasional sign face changes. Design Review Change Super America is requesting that their building (Building B) be repainted to conform to their new colors of white and red. The proposal includes painting the top decorative block from green to white, the middle block from ivory to light grey, and the top flashing from green to red. Refer to Lawrence Sign's correspondence dated March 4, 2003, attached on pages 24 through 28, which Maplewood Auto Center 2 April 14, 2003 outlines the proposed design change. PBK Investments has indicated that they are not proposing to paint Building A to match the paint changes in Building B. Staff finds this proposal unacceptable. The Maplewood Auto Center was originally designed with compatible buildings and pylon signs all constructed of green and ivory dryvit panels, brown rock- face block, and green aluminum tdm and doors. Altedng just one of the buildings, and not the second building and two pylon signs, would take away from that compatibility. Also, Building A is in need of repainting as it has faded and has chipped paint on the aluminum tdm and wall lights. Therefore, staff recommends that approval of the requested design change be conditioned on both Buildings A and B and both pylon signs being repainted the requested colors. In'addition to the faded and chipped paint on Building A, there are several other maintenance issues which need to be addressed at the' center as follows: 1) the parking lot is in poor repair with potholes in the bituminous surfa .ce, crumbling concrete curb, and faded striping; 2) the landscaping is poody maintained with some dead plant material; 3) the dumpsters are rarely stored within the dumpster enclosure; 4) many of the tenants on the western side of the building have extedor storage; 5) there is trash accumulation on the lot, especially on the west side of the lot adjacent the drainage ditch; 6) there are several unlicensed vehicles stored on the property. The above-mentioned maintenance issues have been addressed with PBK Investments in the past. PBK Investments states that because of the secluded nature of the western side of the lot, people will dump items in the dumpsters and on the lot, and many of the tenants are not willing to cooperate with clean up. Staff finds that all of these maintenance issues could be resolved with more consistent owner and management supervision. In addition, the owner should look into hidng a commercial contract cleaner and landscaper to maintain the center on a weekly basis, as is the case at the adjacent Maple Ridge Shopping Center. Staff recommends that approval of the requested design change be conditioned on all above-mentioned maintenance issues being corrected. RECOMMENDATIONS Approve Brian Pellowski's request for a comprehensive sign plan amendment for the Maplewood Auto Center at 2525 White Bear Avenue subject to the following conditions (deletions are stricken and additions are underlined to reflect changes to the odginal comprehensive sign plan conditions): Wall Si,qns for Tenants of Building A Exterior tenant signage shall consist of store identification only and copy shall be restricted to the tenant's proper name and major product or service offered. Corporate Iogos, emblems, shields, and similar identifying devices shall be permitted .....~.. v.,.~.;'~"'~ ,k.. ,--~ .........-, ~ ~.. ,,.,, ,~.~'""~ ':.":thin *k..., ,~ ";""~,~,,, b'''''~-,.. -, .... ...., upon approval of the landlord. bo The signs shall be located in the recessed area above the tenant windows and ~aracle bays ~""'~'""'-~"'~ ' Maplewood Auto Center 3 April 14, 2003 Tenants located on the western side of the building are allowed use of cabinet- style si_ana_cle ir, div!d'.-'c! i!!umir, ctcd !e,",ers only and the tenant located on the eastern side of the building, facing White Bear Avenue, is allowed individual illuminated channel letter si,qna.qe only. These must fcllc';; thc detail or, Thc fsces cf the !crt. ers m'~'st 3U be 3/I~ inch PIex!~I3s. Tcn3nt s!;n3gc ".,clcr must Maximum size of cabinet-style si.qna,qe for tenants located on the western side of the buildin,q shall not exceed 24 inches in hei,qht and shall be centered in the recessed area above the tenant windows and ,qara.qe bays. Maximum size of channel letter si.qna.qe for the tenant located on the eastern side of the building, facin,q White Bear Avenue, shall not exceed 28 inches in hei,qht and must maintain at least an 18-inch mar,qin at both ends. Prior to approval of the April 22, 2003, comprehensive si.qn plan amendment, Northeast Import's cabinet-style si,qn must be relocated to be centered in the recessed area above the tenant space. Electrical connections and junction box with circuit breaker will be located in the tenant space. Access panels will be provided on the backside of the signage panel. The landlord will provide one 20-amp circuit to the center of each storefront and it will be the responsibility of the installing company to provide secondary wiring to face of canopy and provide final hookup. Tenant may, if desired, place name and suite number on service doors. Signage for service doors to read the same as the signage used on the tenant's storefront. Signage on service doors shall be of 3-inch block Helvetica lettering. Tenant signage shall be properly maintained and kept in safe condition. Any signage that is unsafe, deteriorated or defaced shall be repaired or removed by tenant. Prior to approval of the April 22, 2003, comprehensive si,qn plan amendment, the two defaced cabinet-style si,qns will be removed or faced with tenant si.qna.qe. Any type of signage other than those specified in this document shall be prohibited. These include: (1) Any type of illuminated sign or sign composed of electrical components other than thus listed, especially those with components which flash, revolve, rotate, or make noise. /')% · M .~ kj {,.,v v, ... .. (2)(-~ Any type of plaque signage. Maplewood Auto Center 4 April 14, 2003 (3)(4) Signs employing molded or formed letters, or letters with no returns or exposed fastenings. (4)(5) Cloth, wood, paper or cardboard signs, stickers, decals or signs, letters, symbols, or identification painted directly on the surface of the premises. Auxiliary signage, such as that used for grand openings and sales may be subject to landlord and city approval. Materials such as these may not cover more than 25 percent of total window area. Prior to approval of the April 22, 2003, comprehensive sign Plan amendment, the plywood sign and all banners that have been used as permanent signs will be removed and replaced with the required cabinet-style signage. (5)(6) Any exposed neon sign. Wall Signs for Tenants of Building B (Super Amedca Gas Station) Wall siRnage is limited to two signs including one of individual channel letters not to exceed 28-inches high and one readerboard si.qn not to exceed 24 square feet. Both signs to be placed on the east side of the building. Canopy s~nage is limited to one individual channel letter si.qn not to exceed 24 inches high. Canopy siRnage is limited to the east side of the canopy. Pylon Signs Two pylon, signs are allowed for the site as approved by the community design review board on March 22, 1988 and October 11, 1988. All work shall follow the approved plans. The director of community development may approve minor chan.qes. Approve Bdan Pellowski's request for a design review change for the Maplewood Auto Center at 2525 White Bear Avenue to include painting the Super America building from green and ivory to white and light grey with red trim subject to the following conditions (deletions are stricken and additions are underlined to reflect changes to the original design review conditions): Approval of plans by the Community Design Review Board does not constitute approval of a building permit. All trash dumpsters shall be stored in screening enclosures with a 100 percent opaque wooden gate and shall be a color and material compatible with the building. Enclosures shall be protected by concrete-filled steel posts, or the equivalent, anchored in the ground at the front corners of the structure. If the enclosure is masonry, the protective posts may be omitted. Pdor to approval of the April 22, 2003, design change, all dumpsters must be stored within the approved dumpster enclosure. Any exterior building or roof-top equipment that is not adequately screened by the parapet shall be additionally screened and hidden from view. Maplewood Auto Center 5 April 14, 2003 jo ko mo Parking areas shall be striped and all bituminous areas shall have continuous concrete curbing. Parking lots shall be kept in a continual state of repair. Prior to approval of the April 22, 2003, design change, the applicant must resurface and restdpe the entire parking lot to include repair or replacement of all concrete curbing. This work must be done pdor to issuance of sign permits for the Super Amedca sign changeover, or after submittal of a letter of credit or escrow in the amount of 150 percent of the required work If construction has not begun within two years of approval, board review shall be repeated. Site security lighting shall be provided and shall be directed or shielded so not to cause any undue glare onto adjacent properties or roadways. If any adjacent property is disturbed or property irons removed due to construction of the site, that property shall be restored and irons replaced by the applicant. Grading, drainage and utility plans shall be subject to the city engineer's approval. Any erosion control plan, acceptable to the city engineer, shall be submitted prior to the issuance of a building permit for erosion control during construction. The curb cut along White Bear Avenue shall properly blend in to match the sidewalk grade. Prior to issuance of a grading permit or building permit, the applicant shall obtain approval from Ramsey County for the curb cut and for the realignment of the drainage ditch. The exit to White Bear Avenue shall have only one exit lane, a no left turn sign and stop sign. All grass areas along the south and east lot lines shall be sod, not seed. Those areas adjacent to the ditch shall be sod or seed. All required landscape areas shall be continually and properly maintained. Pdor to approval of the Apdl 22, 2003, design change, the applicant must ensure that all previously required landscaping-is installed and/or maintained. The city will retain the Au.qust 24, 2001, letter of credit for the required landscaping until such work is complete. All required plant materials that die shall be replaced by the owner within one year. Reflectorized stop signs and handicap parking signs shall be provided. All public boulevards that are disturbed due to this construction shall be restored and resodded. The applicant shall provide a monetary guarantee, in the form acceptable to staff, in the amount of 150 percent of the established cost of any site improvements that are not completed by occupancy. Maplewood Auto Center 6 April 14, 2003 The parking stall depth and drive aisle widths north and south of Building B shall be 19 feet and 24 feet. There shall be no outside storage or displays of products or merchandise. Prior to approval of the April 22, 2003,. design change, all outside storage and unlicensed vehicles must be removed from the site. Pdor to approval of the April 22, 2003, design change, both Buildings A and B and both pylon signs must have compatible colors. Colors include white on the top decorative block, garage doors, window tdm, bollards and wall lights; light Qrev on the middle section of the block; and red on the top flashing. Elevations showing the above-described colors for both Buildings A and B and both pylon signs must be approved by staff. Both Buildings A and B and beth pylon signs must be repainted the above-described colors pdor to issuance of sign permits for the Super America si.qn changeover, or after submittal of a letter of credit or escrow in the amount of 150 percent of the required work. Ail work shall follow the approved plans. The director of community development may approve minor changes. P:Sec 11Wlaplewood Auto Center Attachments 2. 3. 4. 5. 6. 7. Location Map Site Plan Site Pictures 3/22/88 CDRB Minutes 10/11/88 CDRB Minutes 9/12/89 Super Amedca Sign Plan Approval Correspondence from Lawrence Sign Dated 3/4/03 Maplewood Auto Center 7 Apd114, 2003 Attachment 1~ Maplewood Auto Center 2525 White Bear Mapleridge Center Bachman's ~ I , Washington County Bank 11th Avenue ,_ Iq Location Map 8 Attachment 2 lq Site Plan S Attachment 3 10 11 14 Attachment 4 Community Design Review Board Minutes 3-22-88 dated=stamped March 4, 1988 for Tom Thumb at the Hillside Shopping Center, and al so for the tenant signage as fol lows: i. Each tenant shall be allowed one silk-screened sign on the canvas canopy and one 15-inch sign on the tower. 2. The pylon sign shall be subject to staff approval and shall meet all size, height and setback requirements. Board Member Erick'son seconded Ayes--all  Design Review - Mapl ewood Auto Center White Bear Avenue Michael Wilkus, an architect with Weiss Companies, was present representing the applicant. He said he was in agreement with the conditions of recommendation. The board questioned him on the architecture and materials to be used for the proposed building. Board Member Kochsiek moved approval of site, landscaping, architectural and~signage plans date-stamped February 22, 1988, for the Maplewood Auto Center, subject to: 1. Approval of plans by the Community Design Review Board does not constitute approval of a building permit. 2. All trash dumpsters shall be stored in screening enclosures with a 100% opaque wooden gate and shall be a color and material compatible with the building. Enclosures shall be protected by concrete-filled steel posts, or the equivalent, anchored in the ground at the front corners of the structure. If the enclosure is masonry, the protective posts may be omitted. 3. Any exterior building or roof-top equipment that is not adequately screened by the parapet shall be additionally screened and hidden from view. 4. An erosion control plan, acceptable to the city engineer, shall be submitted prior to the issuance of a building permit for erosion control during construction. 5. Parking areas shall be striped and all bituminous areas shall have continuous concrete curbing. Parking lots shall be kept in a continual state of repair. 6. If construction has not begun within two years of approval, board review shall be repeate,d. 15 Community Design Review Board Minutes 3-22-88 ?. Site security 1 ighting shall be provided and shall be directed or shielded so not to cause any undue glare onto adjacent properties or roadways. 8. If any adjacent property is disturbed or property irons removed due to construction of the site, that property shall be restored and irons replaced by the applicant. 9. Grading, drainage~ and utility plans shall be subject to the city engineer's approval. i(Z~. The curb cut along White Bear Avenue shall properly blend in to match the sidewalk grade. 11. Prior to the issuance of a grading permit or building permit, the applicant shall obtain approval from Ramsey County for the curb cut and for the realignment of the drainage ditch. 12. The exit to 'White Bear Avenue shall have only one exit lane, a "no left turn" sign and stop sign. 13. All grass areas along the south and east lot 1 ines shal 1 be sod, not seed. Those areas adjacent to the ditch shall be sod or seed. 14. All required landscape areas shall be continually and properly maintained. 15. All required plan~materials that die shall be replaced by the owner within one year. 16. Reflectorized stop signs and handicap parking signs shall be provided. 17. All public boulevard that is disturbed due to this construction shall be restored and resodded. 18. The applicant shall provide a monetary guarantee, in the form acceptable to staff, in the amount of 150% of the established cost of any site improvements that are not completed by occupancy. 19. The parking stall depth and drive aisle widths north and south of Building B shall be 19 feet and 24 feet. 2(~. There shall be no outside storage or displays of products or merchandise. Board Member Erickson seconded Ayes~-all M~PLEWOOD AUTO CENTER TENANT SIGNAGE CR SIGNAGE CRITERIA This Criteria establishes the exterior sign program for the Tenants of the Maplewood Auto Center, Maplewood, Minnesota. Described within is the individual variations allowed in Tenant signage which will preserve the crucial uniformity of the sign system which is well-designed and well- constructed. ~oreover, this Criteria has been developed to insure the mutual benefits to Tenants and Landlord which result from documenting signage detail and from acticulating the responsibilities of each with regard to a project's sign program -- a sign program which is designed to meet Both economic and aesthetic needs. On the one hand, economics require that signage be func- tional and cost effective.. Unnecessary costs to the Tenant should be avoided by guidelines which prevent the cost of removal of inappropriate signs and the duplicated cost of sign replacement. On the other hand, aesthetics require that signage compliment the architecture of the complex and contribute to an environment which is attractive not only to customers but also to potential retail and office Tenants. SPECIFICATIONS Exterior tenant signage shall consist of store identification only and copy shall be restricted to the Tenant's proper name and major product or service offered. Corporate logos, emblems, shields, and similar identifying devices shall be permitted provided they are confined within the sign band area, upon approval of the Landlord. The signs shall be located in the desiRnated sign band area found on elevation drawings attached. Any deviations from these drawings must be approved by Land]~ord and the City of Maplewood. Tenants are allowed use of individual illuminated letters only. must follow the detail on construction. These The faces of the letters must all be 3/16" plexiglas. Tenant signage color must be approved by Landlord. Sides, top and bottom surface shaI1 be of prefinished bronze. Maximum letter height is 24", including descenders. A margin of 18" must be maintained 0~ each e~d of the Tenant signage. This margin is already deducted from measurements on the enclosed elevation drawings. These dimensions may vary with prior approval of the Landlord. MAPLEWOOD AUTO CENTER TENANT SIGNAGE CRITERIA Electrical connections and junction box with circuit breaker will be located in the tenant space. AcCess panels will be provided on the back side of the signage panel. The Landlord will provide one (1) 20 amp circuit to the center of each store front and it will be the responsibility of the inStalling company to provide secondary wiring to face of canopy'and provide final hookup. Tenant may, if desired, place store name and suite number on service door(s). Signage for service door(s) to read the same as the signage used of the Tenant's store front. Signage on se~zice door(s) shall be of 3" black helvetica lettering. Tenant signage shall be properly maintained and kept in safe condition. Any signage that is unsafe, deteriorated or defaced'shall be repaired or removed by Tenant. 18 MAPLEWOOD AUTO CENTER TENANT SIGNAGE CRITERIA PROHIBITED SIGNS Any type of signage 'other than those specified in this document shall be prohibited. These shall include': Any type of illuminated sign or sign composed of electrical components other than those listed, especially those with components which flash, revolve, rotate, or make noise. Anytype of individual cabinet s!gnage. Any type of plaque signage. Signs employing molded or formed letters, or letters, with no returns or exposed fastenings. '~ Cloth, wood, paper or cardboard signs, stickers, decals or signs, letters, symbols, or identification painted directly on the surface of the premises. Auxiliary signage, such .as that used for grand openings and sales, may be subject to Landlord and City approval. Materials such as these may not cover more than 25% of total window area. 6. Any exposed neon sign. 19 MAPLEW00D AUTO CENTER TENANT SIGNAGE CRITERIA SIGN APPROVALS Tenant shall submit three sets of detailed sign drawings to Landlord for approval. Drawings to be prepared by licensed signage contractor. The drawings shall clearly show location of sign on the elevations, graphics and color. J The Landlord shall return one (1) set of sign drawings, in a timely manner, to the Tenant. The drawings will be marked either "Approved", "Approved Based on Landlord's Modifications", or "Disapproved". Disapproved signs will contain an explanation in detail as to what did not satisfy the criteria. Sign drawings that have been "Approved Based on Landlord's Modifications" are to be returned to the Landlord bearing the Tenant's. approval, or are to be redesigned and resubmitted for Landlord's approval within seven (7) days of receip~ by Tenant. Sign drawings that have been "Disapproved" are to be redesigned and resub- mitted to the Landlord for approval also within seven (7) days of receipt by Tenant. /021288 2O Attachment 5 Community Design Review Board Minutes 10-11-88 --3-- ~ VII . VIII. Board Member Erickson seconded Ayes--all C. Sign Plan Revisions - Mapl ewood Auto Cente~ Robert Fields of Croix Oil , the tenant in this structure, was present at the meeting. Mr. Fields said he would 1 ike to el iminate the sign on the canopy and put it on the convenience center facing east toward White Beam Avenue. The stripes on the canopy would remain. Board Member Beans moved approval of a sign plan amendment for the Mapl ewood Auto Center to permit a ~s_econd pylon sign as shown on plan dated 10-10-8[l and on(_= building-mounted sign with individual letters and individual l y-1 it stripes for the Minuteman/Finamart convenience store, subject to the pylon sign being placed in the location shown on the site plan dated October 6, 1988, and also that it match the center's primary pyl'on sign in design, construction and colors. Board Member Kochsiek seconded Ayes--all VISITOR PRESENTATIONS BOARD F'RESENTATIONS IX. STAFF PRESENTATIONS X. ADJOURNMENT Meeting adjourned at 8:27 p.m. 21 "TENAN~ SI~3N \1 Approved Second Pylon Sign 22 ILLUMINATED: LOGO:..~ Attachment 6 2529 Super America Signs 9/12/89 23 Attachment 7 March 4, 2003 Shann Finwall City of Maplewood 1830 East County Road B Maplewood, MN 55109 Lawrence Shann, We propose the following to be amended for Maplewood Auto Center's Comprehensive Sign Plan. "SPECIFICATIONS" Tenants are allowed use of illuminated, cabinet style signage not exceeding 30" in height. The cabinets must be located in the recessed areas of the sign band. Any business which currently has individual channel letters will be allowed to remain until a copy change occurs. Maximum letter height is 30", including descenders. A margin of 18" must be maintained on each end of the tenant signage. This margin is already deducted from measurements on the enclosed elevation drawings. These dimensions may vary with prior approval of the Landlord. Items 1, 2, 4, 5, 7, 8, and 9 shall remain as written. "PROHIBITED SIGNS" 1. Signs may not flash, revolve, rotate, make noise, or have moving parts. Delete Item 2 from the Comprehensive Sign Plan Items 3, 4, 5, and 6 shall remain as written. No changes to "SIGN APPROVALS". In regards to Superamerica, we propose the usage of illuminated channel letters on two canopy elevations with the inclusion of striping on all elevations. These letters will be 24" in height and not to exceed 20% of the canopy elevation. The current 28" Superamerica channel letters above the main entrance would remain. The addition of one 4' x 6' illuminated, reader board with changeable copy to be installed in place of a current "SA" logo. The Superamerica building will be permitted to alter the look of their building by painting the following: 1. "Ivory" block to a Light grey 2. "Green" block to a White 3. the flashing from a "Green" to Speedway Red We will also remove the Red striping from the front of the building. Superamerica's pylon will have new faces installed to conform to the current Speedway colors. The structure will not be altered. Sincerely, Kerri Burrier Enclosures 945 PIERCE BUTLER ROUTE · ST. PAUL, MINNESOTA 55104 · 651.488.6711 · FAX 651.488.6715 www. lawrencesign.com IIi1' 25 28 MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: Richard Fursman, City Manager Shann Finwall, Associate Planner Beam Avenue Retail Azure Properties 1800 Beam Avenue April 16, 2003 INTRODUCTION Project Description Azure Properties, representing the owner of the property, Richard Schreier, is proposing to develop a retail/office center at 1800 Beam Avenue called Beam Avenue Retail. The proposal includes three buildings that will encompass a total of 19,776 square feet and will house retail and/or office tenants. The buildings will be constructed on the same 3.16-acre lot as the existing Chili's Restaurant. Refer to the maps and elevations attached on pages 7 through 11. Requests Azure Properties is requesting that the community design review board (CDRB) approve the design elements for the new retail/office center. BACKGROUND On March 27, 1990, the CDRB approved design review of a 4,580-square-foot restaurant (Chili's Restaurant) and a 24,540 retail stdp mall (Maplewood South Shopping Center) to be located at 1800 Beam Avenue. Refer to the site plan attached on page 12 and the March 27, 1990, CDRB minutes attached on pages 13 through 16. On Apdl 9, 1990, the city council approved a conditional use permit for the Chili's Restaurant and amended some of the CDRB design recommendations specified above. Refer to the Apdl 9, 1990, city council minutes attached on pages 17 through 21. DISCUSSION Zoning The property is zoned Business Commercial - Modified (BC-M). The intent of the BC-M zoning district is "to provide for the orderly transition between more intensive commercial uses and Iow or medium-density residential areas. Restriction on, but not limited to, building height, setbacks, orientation, parking lot location, or loCation of building entrances may be required to ensure compatibility with abutting residential uses." Permitted uses within this zoning district include, but are not limited to, retail and office uses. Restaurants require a conditional use permit in this zoning distdct because of the proximity to residential uses. Proposed Tenants Because of the proximity to St. John's Hospital and other medical offices on Beam Avenue, the applicants foresee a strong market for medical offices to locate into the center. Other tenants may include retail. No additional restaurants, besides the existing Chili's Restaurant, are proposed for the site. As stated above, the city council must approve a CUP for any future restaurant proposed for the site. Parking The site currently has 120 parking spaces. The proposal includes an additional 80 parking spaces, for a total of 200 parking spaces on the site. The city's parking code for restaurants and retail space is as follows: restaurants - 1 parking space for each 50 square feet of floor space devoted to patron use; retail - 1 parking space for each 200 square feet of floor area. Chili's Restaurant has approximately 2,794 square feet of floor space devoted to patron use, and is required to have 55 parking spaces. The added retail space will encompass 19,776 ~sq[iare feet of floor area, and is required to have 98 parking spaces. Therefore, total parking required on the site per city code is 153. There will be 47 more parking spaces than required by code. Lieutenant Kevin Rabbett of the police department has expressed concem over parking on the site in his memorandum attached on page 22. Lieutenant Rabbett states that the parking lot west of Chili's Restaurant can fill up to near capacity dudng their peak hours. He is concerned that there may be overflow parking onto Southlawn Drive if the new businesses located within the center have the same peak hours. As stated above, proposed businesses for Beam Avenue Retail are medical offices and retail uses, which have peak hours dudng the day, rather than in the evening during Chili's peak hours. Because of this, as well as the additional 47 parking spaces over code requirement being proposed by the applicant, the site as proposed should not experience a parking shortage or overflow parking onto Southlawn Drive. Site Plan Chili's Restaurant currently has a drive aisle located on the south side of their building. This drive aisle is used to direct traffic from the west parking lot to their carry-out door located on the east side of their building. Retail Center C is proposed to be constructed onto the south side of Chili's Restaurant, and will therefore remove the drive aisle. Chili's carry-out traffic can easily be redirected to the south side of the new buildings. This can be accomplished with on-site directional signs, which should be a condition of design approval. Building Design The front and sides of the three buildings will be constructed of a brick wainscot, rock face concrete block, EIFS and windows. The rear elevations will be constructed of rock face concrete block and EIFS. Staff finds the buildings incompatible to the surrounding buildings Beam Avenue Retail 2 April 16, 2003 such as Outback Steakhouse and U.S. Bank, which are constructed mainly of bdck. For this reason, staff recommends revised building elevations be submitted for staff approval that show face bdck as the predominant building material on all sides of the three proposed buildings. Roof Equipment Screening City code requires that all roof-mounted mechanical equipment be screened from the view of residential properties. The three buildings have a parapet wall located on all sides that should hide the mechanical equipment. Staff will vedfy this screening requirement with final building plans. Sidewalk The city required the Ramsey County Library and Outback Steakhouse to install a concrete sidewalk in front of their site along their Beam Avenue frontages. Chds Cavett, assistant city engineer, recommends in his attached engineering review on page 23 that this site should also have a sidewalk extending along the entire Beam Avenue frontage. The sidewalk should be six feet in width and should be installed seven feet behind the back of the curb. Landscape/Screening A landscape plan for Chili's Restaurant was approved by the CDRB in 1990. Required landscaping included foundation plantings around the building as well as 11 trees along Beam Avenue, in front of the parking lot. It appears that some of this landscape material may have died or has been removed. Approval of Beam Avenue Retail should be conditioned on all required landscaping for Chili's Restaurant being re-established. City code requires an 80 percent opaque screen when a commercial property abuts residential property, as is the case here. The applicant is proposing 19, six-foot-high evergreen trees to be planted 20 feet on center along the south property line to achieve this screening. While mature evergreen trees could achieve the required screening, six-fOot-high evergreen trees will not. For this reason, staff recommends that the applicant construct a six-foot-high fence along the entire south property line to achieve this screening. There is an existing six-foot-high fence located on a portion of the south property line. This fence was constructed as screening for the duplex located on Southlawn Ddve. Richard Schreier, owner of the Chili's/Beam Avenue Retail site, is also the owner of the duplex. The fence is in disrepair and has mature evergreen trees growing through it. Staff recommends that this fence be removed and replaced with the above-mentioned fence. In addition to the 19 evergreen trees, the applicant proposes three green ash and two skyline locust in the landscape plan. This landscaping is inadequate for the following reasons: there is no landscaping proposed for the rainwater garden and there are no foundation plantings proposed. Staff recommends that a revised landscape plan be submitted which addresses these inadequacies. Also, because of the requirement for a fence, the applicant may wish to relocate some of the evergreen trees from the south of the lot to other areas of the lot. Beam Avenue Retail 3 Apd116, 2003 Dumpster Enclosure Chili's Restaurant has a brick dumpster enclosure located on the south side of their building. Retail Center C is proposed to be built to accommodate this dumpster enclosure. A new dumpster enclosure to be shared by the three new buildings is proposed on the southeast corner of the lot. Because of the proximity to residential properties, staff recommends that this dumpster enclosure also be located behind the Chili's Restaurant or directly behind Retail Center C. This will alleviate noise and odor problems which may be created by the dumpster enclosure adjacent residential properties. A dumpster enclosure plan showing the location and design should be submitted for staff approval. Lighting There are freestanding lights located in the existing parking lot. New exterior lights proposed include nine wall pack lights to be installed on the south sides of the buildings. Staff is concerned that these lights will shine into the residential properties creating light glare. For this reason, staff recommends that lighting in this area be addressed with freestanding lights to be located on the south side of the parking lot, shining in toward the buildings. The freestanding lights should not exceed 15 feet in height and should have sharp cutoffs to ensure the light is directed away from the residential properties. RECOMMENDATION Approve the plans date-stamped February 26, 2003, for the proposed Beam Avenue Retail center at 1800 Beam Avenue. Approval is subject to the following conditions: 1. Repeat this review in two years if the city has not issued a building permit for this project. The applicant must submit the following items to staff for approval prior to issuance of a building permit: Revised grading, drainage, utility, and erosion control plan which addresses all of the assistant city engineer's concerns as outlined in his March 31, 2003, engineering plan review. b. Revised site plan showing: (1) Curb and gutter around the new parking lot. (2) Location of a sidewalk along the entire Beam Avenue frontage. The sidewalk shall be six feet wide, have pedestrian ramps, and be installed seven feet behind the back of the curb. (3) One on-site directional sign to be located on the south curb cut on Southlawn Drive directing Chili's carry-out traffic around the south side of the new buildings to the east side of Chili's building. The directional sign shall not exceed four square feet in area. Beam Avenue Retail 4 April 16, 2003 do (4) The dumpster enclosure.relocated from the southeast corner of the lot to behind Chili's Restaurant or directly behind Retail Center C. A six-foot high screening fence located on the south property line. (6) Location of any proposed retaining walls. Revised elevations showing: (1) Building elevations of all three buildings with face brick as the predominant material on all four sides. Fence elevations to include a six-foot-high, maintenance-free fence. Dumpster enclosure constructed of materials compatible to the buildings, including a 100 percent opaque gate. (4) Retaining wall details. Revised landscape plan showing: (1) Landscaping for the entire site, including Chili's Restaurant. Any required landscaping removed from the Chili's Restaurant site must be replaced. (2) Turf establishment plan. (3) Landscaping for the ponding areas and the area labeled "rainwater garden" on the grading plan. The ponding areas and rainwater garden should include revegetation with native grasses and forbes. The mix design must be pre-approved by the city in advance of seeding. In addition, shrubbery and trees should be incorporated around the high water level of the impounding areas. (4) Plans for an underground lawn irrigation system for all landscaped areas, excluding the ponding areas and the rainwater garden. Revised lighting plan showing: (1) Removal of all wall-pack lights on the south side of the buildings. (2) Location and design of freestanding lights on the south side of the parking lot. These lights must not exceed 15 feet in height and must be equipped with sharp cutoffs to ensure no light glare onto adjacent residential properties. Photometrics for the new lights showing that the light illumination does not exceed .4 foot candles at all property lines. (5) (2) (3) (3) Beam Avenue Retail 5 Apd116, 2003 A cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. Obtain permits from Ramsey-Washington Metro Watershed District and the Minnesota Pollution Control Agency. 4. The applicant shall complete the following before occupying the building: Install reflectodzed stop signs at the new exit, install handicap accessible parking signs for each handicap parking space and install addresses on the buildings. All roof-mounted equipment must be screened from view of adjacent residential properties. All roof-mounted equipment visible from the street must be painted to match the color of the upper part of the buildings. c. Construct the approved trash enclosure. d. Install the required landscaping and underground lawn irrigation system. Construct the parking lot with required curb and gutter. In addition, the existing parking lot must be repaired, resurfaced and restriped. This approval does not include signage except for the above-mentioned on-site directional sign. 6. If any required work is not done, the city may allow temporary occupancy if: The city determines that the work is not essential to the public health, safety or welfare. The above-required letter of credit or cash escrow is held by the City of Maplewood for all required extedor 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. All work shall follow the approved plans. The director of community development may approve minor changes. P:COM-DEV~SEC2S\Beam Ave Retail Attachments 4. 5. 6. 7. 8. 9. 10. Location Map Site/Landscape Plan Grading Plan Photometdcs Plan Building Elevations 3/27~90 Site Plan 3~27~90 CDRB Minutes 4/9/90 City Council Minutes Lt. Rabbett's 3/25/03 Memorandum Chris Cavett's 3/31/03 Engineering Memorandum Beam Avenue Retail 6 April 16, 2003 Attachment 1 Beam ~,venue Location Map Attachment 2 BEAM AVE. ""%, , CHILI*S RETAIL © © © © O©'O © ©© © (DO © (::;) ©.© CD ! Site/Landscape Plan 8 Attachment 3 Grading Plan Attachment ~4 RETAIL RETAIL t © Photometrics 10 -_FRONT ELEVATION BETAIL A Attachment 5 RIGHT ELEVATION _REAR. 'ELEVATION ERONT ELEVATION BETAIL B REAR ELEVATION II m iolooI FRONT ELEVATION RETAIL C_ RIGHT ELEVATION REAR ELEVATION Building Elevations 11 Attachment 6 i!1 I I I It SITE PLAN 12 Attachment 7 Se MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 EAST COUNTY ROAD B, MAPLEWOOD, MINNESOTA M~%RCH 27, 1990 CALL TO ORDER oe called the meeting to order at 7 p.m. ROLL CALL Donald Moe Tom Deans Marvin Erickson Roger Anitzber¢ Michael Holder Daniel Molin Present Absent PresE Pre Pr 7:01 p.m. APPROVAL OF MINUTES a. March 6, 1990 The minutes Boardmember spelling of ~nded, adding a nay vote for ~em 5. a. and correcting the .kner ~onstruction in Item 6. a. Boardmembe Molin ..... \approval of the minutes of March 6,~ ,0, as amend~ Boa~ ~ber Erickson seco~ed Ayes--all APPROVAL AGENDA k Boar, Holder moved approval ~f the agenda as subm ~ ~ Boar, Anitzberger seconded ~ Ayes--all UNFINISHED BUSINESS ao Chili's Restaurant and Maplewood South Shopping Center - Southeast Corner of Southlawn Drive and Beam Avenue Richard Schreier, owner-applicant of this project, said he felt the site plan he is submitting at,this time is the best site plan possible. Secretary Ekstrand said he has added a condition to the staff's recommendation concerning the brick required for the exterior of the building. Secretary Ekstrand said he was in agreement with the sign plan proposal as stated in the staff report. 13 Community Design Review Board Minutes 3-27-90 -2- Richard Schreier explained the lighting plan proposal and the curb cuts application, as approved by Ramsey County. Mr. Schreier said that due to a request from a neighbor who did not want any unnecessary height on the building, he would request that a parapet not be required on the rear of the building and that he would add screening around the mechanical units. Mr. Schreier said the rear exterior would be a block that is scored or embossed to look like brick and would then be painted. Mr. Schreier said the block could be painted any color and could match any size brick. Secretary Ekstrand said he was concerned with how the rear of the building would look to the neighbors to the south and that a wider brick band should be applied to the rear of the building. Earl Steinberg, 1795 Radatz Avenue, said he would like a lower building profile with no parapet. The board members discussed with Mr. Schreier the possible traffic problems which will be generated by this development and whether a frontage road should be a required condition of approval. Boardmember Holder moved approval of plans date-stamped March 9, 1990, for the proposed Maplewood South Shopping Center and Chili's Restaurant, subject to the following conditions: Approval of plans by the Community Design Review Board does not constitute approval of a building permit. The trash dumpster shall be screened within an enclosure with a 100% opaque wooden gate. The enclosure shall be a color and material compatible with the building. The wooden-fence screening units for the roof-top mechanical equipment shall be installed if the parapet does not provide sufficient screening when viewed from any direction. An erosion control plan, acceptable to the City Engineer, shall be submitted prior to the issuance of a building permit for erosion control, during construction. 14 Community Design Review Board Minutes 3-27-90 -3- 0 Parking areas shall be striped in a double-stripe "hairpin" design and all bituminous areas shall have continuous concrete curbing. Parking lots shall be kept in a continual state of repair. Employee parking spaces shall be posted as such. If construction has not begun within two years of approval, Board review shall be repeated. Site security lighting shall be provided and shall be direCted or shielded so not to cause any undue glare onto adjacent properties or roadways. If any adjacent property is disturbed or property irons removed due to construction of the site, that property shall be restored and irons replaced by the applicant. 10. Grading, drainage and utility plans shall be subject to the City Engineer's approval. 11. The landscaping plan is approved for Chili's as shown on Attachment 11 of the report dated March 22, 1990, and as shown on the plans for the retail center, but shall be revised for staff approval providing for: ae One additional green ash shall be provided along Southlawn Drive in the southerly green area and one more also along Southlawn Drive in the northerly green area. The proposed ash along Beam Avenue shall be moved in accordance with the placement of the pylon sign so not to obscure the sign. be Cm de The tree for Chili's in the northeas~ corner of the site shall be deleted and replaced with an evergreen tree to be added to the proposed landscaping along the east lot line. Additional ash trees shall be provided along the south lot line for a tree spacing of 30 feet on-center. A row of evergreen trees along the east lot line to provide additional screening for the trash area. 15 Community Design Review Board Minutes 3-27-90 -4- Ail overstory trees shall be at least 2 1/2 inch, B and B. f. Ail green areas shall be sodded. 12. 13. Ail required landscape areas shall be continually and properly maintained. All required plant materials that die shall be replaced by the owner within one year. Reflectorized stop signs and handicap parking signs shall be provided. 14. Ail public boulevard that is disturbed due to this construction shall be restored and resodded. 15. Proper building addresses shall be installed, subject to the approval of the Fire Marshal. 16. The signage plan is approved as submitted and described in the memorandum dated March 22, 1990. 17. Approval of a conditional use permit for Chili's by the City Council. 18. The building exterior shall be continually and properly maintained. An in-ground sprinkling system shall be installed for all landscaped areas. 20. The applicant shall provide a monetary guarantee, in a form acceptable to staff, in the amount of 150% of the estimated cost of any site improvements that are not completed by occupancy. The applicant shall also provide staff with proper documentation, to be approved by the City Attorney, which allows staff access onto the property to finish work that may not be completed by occupancy. 21. The brick-pattern concrete block shall be substituted with rock-face concrete block. The color of the block shall be subject to staff approval, but the gray color proposed is acceptable. Boardmember Erickson seconded Ayes--Moe, Erickson, Anitzberger, Holder, Molin 16 7:20 P.M., Southlawn Drive and Beam Avenue b. Community Design Review Board Appeals Attachment 8 1. Mayor Anderson convened the meeting for a public hearing regarding the requests of Chili's, Inc., Richard Schreier and City Staff as follows: a. Chili's, Inc., is requesting approval of a conditional use permit (CUP). The permi~ is for a 5,995-square-foot, 217-seat Chili's Restaurant. The zoning is BC(M), Business Commercial (Modified). Code requires a conditional use permit for restaurants in BC(M) distracts. b. The property owner is requesting approval of a 24,540- square-foot, one-story shopping center. 4-9-90 17 c. Staff is recommending several changes to the Community Design Review Board approval. 2. Manager McGuire presented the staff report. 3. Director of Community Development Olson presented the specifics of the proposal. 4. Commissioner Will Rossbach presented the Planning Commission recommendation. 5. Board Member Roger Anitzberger presented the Conununity Design Review Board recommendation. 6. Mayor Anderson called for persons who wished to be heard for or against the proposal. The following asked questions and presented ~heir views: Randy Engle, Buetow and Associates, Architect Richard $chreier, 2125 DeSoto, owner of the property Bill Ports, representing Chili's, Inc. John Saunders, representing Share, Inc. Pam Shau, representing Share, Inc. Margaret Early, Southlawn and Radatz Roger Rickey, 1809 Radatz 7. Mayor Anderson closed the public hearing. 8. Councilmember Bastian moved to delete the frontaqe road and remove that from the site plan. Seconded by Councilmember Rossbach. Ayes - Mayor Anderson, Councilmembers Bastian, Juker and Rossbach Nay - Councilmember Zappa. 9. Councilmember Bastian moved to allow the easterly second curb cut as lonq as it is in consideration of the chanqe of the location of the plantinqs to the west. Seconded by Councilmember Zappa. Ayes - all. 10. Mayor Anderson moved to have siqnaqe for riqht turns only onto Southlawn for both curb cuts. Seconded by Councilmember Bastian. Ayes - Mayor Anderson, Councilmember Zappa. Nays - Councilmembers Bastian, Juker~ and Rossbach. Motion failed. 4-9-90 18 ll. Councilmember Juker moved to have riqht hand turn only access to Southlawn from parkinq lot for southerly exit for sure or both exits if necessary and that it be siqned as riqht turn only. Seconded by Councilmember Bastian. Ayes - Mayor Anderson, Councilmembers Bastian, Juker and Rossbach Nay - Councilmember Zappa. 12. Councilmember Rossbach moved to approve the site plan for Chili's restaurant as shown and that the rest of the development be Seconded by Councilmember Juker. Ayes - Mayor Anderson, Councilmembers Bastian, Juker and Rossbach. Nay - Councilmember Zappa. 13. Councilmember Rossbach moved to approve the site plan for the retail center as shown with provisions that the 20 southerly parkinq spaces not be marked and posted "No Parking" until such time as it.is obviously needed. Seconded by Councilmember Anderson. Ayes - all. Councilmember Zappa moved an amendment that the developer start construction without the southerly parallel parkinq units. Seconded by Mayor Anderson. Ayes - Mayor Anderson, Councilmember Zappa. Nays - Councilmembers Bastian, Juker and Rossbach. Motion defeated. 14. Councilmember Bastian moved to approve a variance for the retail center for up to 20 southerly spaces. Seconded by Mayor Anderson. Ayes - all. 15. Councilmember Juker moved that the color of the awninq for the buildinq be chanqed. Motion died for lack of a second. 16. Mayor Anderson moved to approve the CDRB recommendations as amended with the followin~ added provisions. Plantings cannot be over 2 feet high adjacent to the westerly driveway on Beam 4-9-90 19 Full brick on the east, west and north sides of the building. Seconded by Councilmember Rossbach. Ayes - Mayor Anderson, Councilmembers Juker, Rossbach and Zappa. Nays - Councilmember Bastian. 17. Councilmember Bastian introduced the followinq resolution and moved its adoption: 90 - 4 - 49 WHEREAS, Chili's, Inc., initiated a conditional use permit to construct a restaurant in a BC(M), business commercial (modified) district at the following-described property: West 150 ft. of the North 390 ft. of the SW 1/4, Sec. 2, T 29N, R 22W, lying north of Radatz Avenue, subject to Beam Ave. and except the West 33 ft. thereof taken for Southlawn Drive. East 100 ft. of the West 250 ft. of the North 390 ft. of SW 1/4 Sec. 2, T 29 N, R 22W. Lying North of Radatz Avenue subject to Beam Avenue. East 100 ft. of the West 350 ft. of the North 390 ft. of SW 1/4, Sec. 2, T 29N, R 22W, lying north of Radatz Avenue, subject to Beam Avenue. East 100 ft. of the West 450 ft. of the North 390 ft. of SW 1/4, Sec. 2, T 29N, R 22W, lying north of Radatz Avenue, subject to Beam Avenue. WHEREAS, the procedural history of this conditional use permit is as follows: This conditional use permit was reviewed by the Maplewood Planning Commission on March 5, 1990. The Planning Commission recommended to the City Council that said permit be approved. The Maplewood City Council held a public hearing on April 9, 1990. Notice thereof was published and mailed pursuant to law. All 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 following findings-of-fact: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with 4-9-90 20 -- 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. 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. 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: Compliance with the approved site plan and related conditions. Minor changes may be approved by the Director of Community Development. This permit shall be subject to review after one year from the date of approval, based on the procedures in %he City code. Seconded by Counci_l~ember Zappa. Ayes - all. Attachment 9 . emo Dat~ 3/25/03 To:. Shann Finwall, Associate Planner Cc: Chief Thomalla Deputy Chief Banick Fron~ Lt. Kevin Rabbett RE: Beam Avenue Retail Project Review I have reviewed the attached project and find no significant public safety concems. The only comments that I would make are in the parking and lighting areas. Are there enough parking spaces if the buildings are at full occupancy?. The lot west of Chili's can fill up to near capacity dudng their peak hours. It seems there is a possibility of overflow if the new businesses have the same peak hours. I can foresee complaints from the residents on Southlawn if that street is frequently used for overflow parking. I hope that safety lighting on the south side of the development w~ll be adequate for public safety illumination without inter[ering with the pdvacy concerns of Radatz Ave residents. If you have any questions or comments please call me at x4532, 3/25/03 I 22 Attachment l0 Engineering Plan Review PROJECT: Beam Avenue Retail REVIEWED BY: Chris Cavett, Assistant City Engineer Maplewood Engineering Department, March 31, 2003 Approximately half of the 3-acre site is currently developed and the other half is proposed to be developed under this proposal. The drainage from most of the existing property will remain unchanged. The area being developed under this proposal has been designed to detain, infiltrate and treat storm water from the site in three impounding areas. The following issues shall be addressed: 1. Essentially no landscaping plan has been submitted. What landscaping that has been shown, does not agree with the grading plan and it has given no consideration to the ponding areas. o Submit a detailed Landscape and Turf Establishment plan for the site. The Landscape plan shall include a detailed plan for the ponding areas and the area labeled as a "rainwater garden" on the grading plan. The landscape plan should include re-vegetation with native grasses and forbes. The mix design must be pre-approved by the city in advance seeding. addition, shrubbery and trees should be incorporated around the high water level of the impounding areas. The property lines on the site plan do not agree with the property lines on the grading/erosion control plan. Maintain a minimum 3:1 grade on the basin slopes. For slopes steeper than 3:1, specific permanent erosion control measures must be addressed on the grading and landscape plans. Grading in the area at the rear, (south) property line and along the 926 & 925 contours does not appear feasible and might be better served with a short retaining wall? If a wall is proposed, consider a short boulder wall in this area. Without more detailed elevation information for the property to the south, the emergency overflow from pond 1 seems rather critical. Either provide more detailed elevation information for the adjacent property or install a surface drain in pond 1 with a redundant overflow pipe between pond 1 and pond 2. Due to the critical design of the swale between pond 1 and pond 2, provide more elevation detail on the plans. 5. Indicate the location of silt fencing on the erosion control plan and the conditions of installation and maintenance. Install sidewalk along the entire Beam Avenue frontage. The sidewalk shall be 6-foot-wide and installed 7-feet behind the back of curb. Remove the existing curb radii at Southlawn and the two drive entrances in order to construct pedestrian ramps. 7. Obtain permits from Ramsey-Washington Metro Watershed District and MPCA, (NPDES - Storm water Construction Permit for sites over 1 acre). 23