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08/12/2003
AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD August 12, 2003 6:00 P.M. Council Chambem - Maplewood City Hall 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of the July 22, 2003 Minutes 5. Unfinished Business: None Scheduled 6. Design Review: Hmong American Alliance Church, 2515 Maplewood Drive 7. Visitor Presentations: None Scheduled 8. Board Presentations Staff Presentations: Community Design Review Board Representation for the August 25, 2003, City Council Meeting. 10. 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 tlie 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. The Board will then discuss the proposal. No further public comments are allowed. 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 DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MAPLEWOOD ROOM TUESDAY, JULY 22, 2003 III. IV. VI, CALL TO ORDER Chairperson Ledvina called the meeting to order at 6:07 p.m. ROLL CALL Matt Ledvina Diana Longrie-Kline Linda Olson Ananth Shankar Staff Present: Present Present Present Present Shann Finwall, Associate Planner Lisa Kroll, Recording Secretary APPROVAL OF AGENDA Board member Shankar moved to approve the agenda. Board member Olson seconded. The motion passed. APPROVAL OF MINUTES Approval of the CDRB minutes for July 8, 2003. Ayes - Ledvina, Longrie-Kline, Olson, Shankar Board member Longrie-Kline moved approval of the minutes of July 8, 2003. Board member OIson seconded. Ayes---Ledvina, Longrie-Kline, Olson, Shankar The motion passed. UNFINISHED BUSINESS None. DESIGN REVIEW a. Imprint Enterprises - Gervais Avenue Ms. Finwall said Peter McGurran is proposing to develop a 10,137-square-foot office/warehouse building for Imprint Enterprises. If approved, the applicant would construct the building on a 2.97-acre vacant' lot on the north side of Gervais Avenue, just west of English Street. Community Design Review Board Minutes 7-22-2003 2 Board member Longrie-Kline asked if the applicant knows how many square feet the future building expansion would be? She said the parking is sufficient for the 10,137-square foo'~ building but she asked if it would be sufficient after the future expansion is built? Ms. F'inwall said the applicant could address that question. Board member Olson said page 5 of the staff report states this approval does not include the parking lot addition on the east end of the proposed parking lot. She asked where the applicant intends to put the parking lot addition? Board member Shankar said he understood the board was not approving the parking lot addition or the future building expansion but he did not see the building addition listed as an item for future approval. Ms. Finwall said she didn't see that in the report either. She said there should be an added condition stating there shall be no approval for the building or parking addition. Board member Shankar said he noticed on the plans that the future building expansion extends into the 30-foot setback. Ms. Finwall said the building addition would meet the 30-foot setback. She believes Board member Shankar is referring to the 30-foot side yard setback incorrectly noted on the plans. The only required side yard setback is a 5-foot setback for the driveway and parking lot, which the applicants are meeting. Board member OIson asked if the one handicapped parking space met the code on the parking lot plan? Ms. Finwall said the ADA would require one handicap stall per 25 parking spaces, requiring this proposal to have two handicapped parking spaces. Board member Shankar asked where the handicap accessible parking space would go? Ms. Finwall said there could be a condition added regarding the revision of the site plan to show handicap accessibility spaces according to ADA requirements. Board member Shankar said he thought the ADA requirement was to have a parking stall that is van accessible, which would mean they need striping eight feet wide on the side of one handicap stall. Ms. Finwall said correct. Chairperson Ledvina asked why there was a condition for a retaining wall? Ms. Finwall said she did not see a retaining wall depicted on the grading plan but perhaps Mr Roberts added the retaining wall-condition because of the grade that may have changed or the plans. . Community Design Review Board Minutes 7-22-2003 3 Chairperson Ledvina said he noticed on the grading plan that there is grading to the west off the property, which typically would require grading easements. Ms. Finwall said she noticed the engineering department did not catch that if that was the case. A temporary grading easement would be required. Board member Olson asked where the trash enclosure would be located and how it would be screened? Ms. Finwall said Mr. Roberts added a condition regarding the construction of a trash enclosure, which would have to be screened. She said the applicant could discuss their plans for a trash enclosure. Chairperson Ledvina asked the applicant to address the board. Mr. Jim Kellison, Kelco Realestate Development Services, 7300 Hudson Boulevard N., Suite 245, Oakdale, addressed the board. Mr. Kellison said indeed one more handicap accessible parking space on the plans but another handicap parking space is required and they will add it to the site plan. He said there is no need for a trash enclosure because the trash will be contained inside the building. No screening is needed because the trash container will be rolled out from inside the building. Mr. Kellison said an architect error was made on the plans and no 30-foot side yard setback is needed. He said there is also no retaining wall required for this project because all the grading will be natural on the site. Chairperson Ledvina asked the applicant if they had any concerns relating to the conditions outlined in the staff report? Mr. Kellison said the only concern he had was the requirement for a rainwater garden. He said a rainwater garden is not a code requirement. He said in purchasing this property they were aware that the property is bordered by a large wetland, which is a benefit for the drainage on the property. Board member OIson asked if the applicant intended to keep the spillway shown on the grading plan? Mr. Kellison said the Watershed district are requiring that they don't spillway the area, but pipe it to a close location, which would then cross over natural turf before going into the pond, allowing for infiltration. Board member OIson asked if the green trim on the building would be an aluminum product? Mr. Kellison said the trim is a dark green prefinished aluminum and would match the mullions. Board member OIson asked if there would be any fire hydrants on the property? Mr. Kellison said no but there is a-fire hydrant on the street. A fire hydrant should be no more than 350 feet from the building and the hydrant located on the street is closer than 350 feet. Chairperson Ledvina asked if there would be any window tinting? Community Design Review Board Minutes 7-22-2003 Mr. Kellison said there would be a light bronze tint to the windows. Board member OIson asked staff if the proposed landscaping met the city requirements? Ms. Finwall said the city's landscaping requirements are vague, leaving room for interpretation by the board. Board member Olson said she thought the landscaping was sparse on the street side. Board members agreed some additional landscaping should be added on the street side and also that the rainwater garden was not necessary and should be eliminated from the plans. Board member Longrie-Kline said she thinks the plans and overall design are very pleasing and this building would work very well in this location. Board member Longrie-Kline moved to approve the plans date-stamped June 25, 2003, .and the revised buildinq elevations presented at the July 22, 2003, community desiqn review board meeting for the proposed Imprint Enterprises building on the north side of Gervais Avenue, west of English Street. This approval is subject to the applicant doing 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, and driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation, water elevation and contour information. These shall include the normal water elevation and l O0-year high water elevation. (b) (c) Include contour information for the land that the construction will disturb. Show sedimentation basins or ponds as required by the watershed board or by the city engineer. The ponds or basins shall meet the city's design standards and shall include best management practices ~ ~ ....... wherever practical. (d) Show all proposed slopes steeper than 3:1 on the proposed constructio-' plans. The city engineer shall approve the plans, specifications a~ 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" native vegetation rather than using sod or grass. Community Design Review Board 5 Minutes 7-22-2003 (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 wetland and buffer area) to minimize the loss or removal of natural vegetation. This is to keep and protect as many of the trees along the north and east property lines as possible. (g) Supply the city with proof of a temporary aradin.q easement for grading onto the vacant lot to the west; and/or obtain all necessary permits for the import or export of soil from the vacant lot to the west. (3) All the parking areas and driveways shall have continuous concrete curb and gutter. (4) 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. (5) The developer shall disturb as little as possible of the area along the north and east property lines. Change the grading plan for this part of the site as recommended by the city engineer. (6) A storm'water management plan, including drainage and ponding calculations, for the proposal. (7) Make all the changes and meet all the conditions noted by the city engineer in the memo dated July 14, 2003. b. Submit a lawn-irrigation plan to staff showing the location of sprinkler heads. c. Submit a certificate of survey for all new construction. d. Submit a revised landscape plan for city staff approval showing: (1) As much of the existing vegetation (including large trees) remaining along the northern and eastern property lines (near the wetland and buffer area) as possible. (2) The manicured or mowed areas from the natural areas. This shall include planting (instead of sodding) the disturbed areas on the south side of the 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. Community Design Review Board Minutes 7-22-2003 6 (3) The planting of native grasses, flowering plants and Iow-level shrubs around the proposed storm water pond. These materials shall extend at least four feet from the ordinary high water mark (OHWM) of the pond. (5) The location of all large trees on the site. (7) An increase in the sizes of the Norway Maple trees from 11/2-caliper inches in diameter to 2~ caliper inches in diameter. These trees shall be balled and burlapped. (8) In-ground lawn irrigation system for all new landscaping, ,-,,,-~..,-,;,,~, the ,-; ..... +,-,~ (9) An increase in landscape material includinq trees and shrubs alonq Gervais Avenue. e. Get the necessary approvals and permits from the watershed district and install all curb cut .s. pillways per the watershed district requirements and approval,-,. f. The fire chief shall approve the access to the back (north 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. Prior to issuance of a building permit, the applicant will submit a letter of credit or cash escr°w for all required exterior improvements. The amount shall be 150 percent of the cost of the work. This approval does not include the parking lot addition on the east end of the proposed parking lot or the buildinq addition located on the west side of the buildin0. The developer or builder shall submit all necessary plans to city staff for their approval before the city may issue a permit for this part of the project. Submit a revised mechanical plan showinq no mechanical equipment located within 20 feet of the south parapet wall. k. Submit a revised site plan showinq the size and location of handicap accessible parkir- stalls as required by the American with Disabilities Act. ' Community Design Review Board Minutes 7-22-2003 o The applicant shall complete the following before occupying the building: a. Replace any property irons removed because of this construction. b. Restore and sod damaged boulevards. c. Install 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. d. Construct a trash enclosure to meet code requirements, unless trash dumpsters are stored indoors. Any such enclosure must match the materials and colors of the building. e. Install continuous concrete curb and gutter around the parking lot and driveways. f. Install and maintain an in-ground lawn irrigation system for all new landscaped areas~ g. Paint any rooftop mechanical equipment to match the uppermost part of the building. (code requirement) h. Install on-site lighting for security and visibility that follows the approved site lighting plan. All exterior lighting shall follow the approved lighting plan that shows the light spread and fixture design. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and from adjacent properties. The developer or contractor shall: (1) Complete all grading for the site drainage, complete all public improvements and meet all city requirements. (2) Place temporary orange safety fencing and signs at the grading limits. (3) Remove any debris or junk from the site. (4) Install city-approved wetland signs at the edge of the wetland buffer that specify that no building, mowing, cutting, filling, grading or dumping is allowed in the buffer area. (5) Install all required landscaping. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The above-required letter of credit or cash escrow is held by the city for all required exterior improvements. Community Design Review Board Minutes 7-22-2003 8 The owner or contractor shall complete any unfinished landscaping by June 1 if the buildino is occupied in the fall or winter, or within six weeks of occupancy if the building is occupie~ in the spring or summer. c. The city receives an agreement that will allow the city to complete any unfinished work. 5. This approval does not include signage. All proposed signs must comply with the city's sign ordinance and the applicant must obtain all required sign permits before installation. 6. All work shall follow the approved plans. The director of community development may approve minor changes. Chairperson Ledvina made a friendly amendment that the applicant shall obtain appropriate grading easements and or permits from the city for import or export of material from the site. Another friendly amendment is that no curb cuts, spillways for hard surface areas are allowed as indicated on the plan and modifications shall be made according to the Watershed District requirements. Board member Shankar made a friendly amendment to amend 3. g. to say no mechanical unit shall be installed within 20 feet of the parapet wall. The friendly amendments presented were acceptable to the motioners. The motion passed. b. Maplewood Office Park - County Road D Ms. Finwall said Mr. Mark Gossman is proposing to build a 9 building, 45,000-square-foot building complex east of First Financial office building at 2035 County Road D. The proposed buildings would have an exterior of horizontal lap and shake siding with asphalt-shingle roofs. The board had no questions for staff. Chairperson Ledvina asked the applicant to address the board. Mr. Mark Gossman, Vice President St. Croix Development Group, LLC, 1825 Curve Crest Boulevard, Stillwater, addressed the board. Mr. Gossman gave a presentation for the proposal to the board. He said this proposal is designed to look and feel like residential. He said there are 3 units per building and the units are sold individually to small business owners such as attorneys and accountants. He said an association would maintain the grounds of this development. Mr. Gossman said they recently built a similar development in Little Canada, which had allowed for 7 parking spaces per unit. This development is proposed to have 10 parking spaces allowed per unit. Because the owners of these individual units would be spending a lot of time in their offices the pond is set in the center of the development for people to look out and enjoy the scenery. Mr. Gossman said the building exteriors would have James Hardie siding, stone features and will be very attractive buildings. Board member OIson asked if there would be patios or benches outside that would be available for the tenants to enjoy? Community Design Review Board Minutes 7-22-2003 Mr. Gossman said no. Board member ©lson asked if there would be a walking path around the pond? Mr. Gossman said no. Board member Longrie-Kline said since the association would be maintaining the grounds she assumed there would be some type of maintenance agreement between them and the tenants for the care for the grounds and the pond? Mr. Gossman said yes the association would be responsible for the upkeep of the building, grounds and the pond. Board member Longrie-Kline asked how long the contract would run? Mr. Gossman said the contract is perpetual and would be a contract for as long as the building existed on the property. He said when a tenant buys a unit they have a common interest in the property and are part of the association agreement. Board member Shankar asked if the bump out depicted on the site plan represented where the entrance to the building was? Mr. Gossman said yes. Board member Shankar asked if the bump outs on the back represented back doors on the buildings? Mr. Gossman said no there are no doors off the back of the buildings. Board member Olson asked if these buildings have a second story? Mr. Gossman said yes there is a second story in the unit. The owner has the option to use the space or lease the space out to another tenant. Chairperson Ledvina asked if someone could take up residence in the second level? Mr. Gossman said no it is strictly for office use only. Board member Olson asked where the utility meters would be located? Mr. Gossman said the utility meters would be located on the sides of the buildings on the outside interior wall. Board member Olson asked what kind of a retaining wall they would be using? Mr. Gossman said they would use boulders to create a retaining wall. Chairperson Ledvina asked the applicant to describe the stone that would be used on the front exterior of the buildings. Community Design Review Board Minutes 7-22-2003 l0 Mr. Gossman said they are using a ledge stone product that would be constructed just below the windows. Mr. Gossman provided a sample board with the proposed colors to be used fo~ this project. Board member ©lson said the sample colors for the windows; trim and siding color appear very close in color. Mr. Gossman said the colors are not exact and the lighting may cause the shades to look different. He said they would provide a final color rendering for staff approval. Chairperson Ledvina asked if the buildings would be the same color? Mr. Gossman said yes. Chairperson Ledvina asked if they had considered alternating the colors of the buildings to break things up? Mr. Gossman said they've tried using different colors in the past on other residential developments products and in his opinion it doesn't have the clean and crisp appearance as constructing buildings with the same color. Board member Olson asked if they are going t° have a monument sign at the location? Mr. Gossman said they would have one monument sign which would list the name of th6 development and the address range. Each individual unit would have a door sign with the tenant name and unit number. The wording and numbering on each unit of the building would have to be consistent because the property would have strict covenants. Chairperson Ledvina asked the applicant what the minimum number of parking stalls they could construct? Mr. Gossman said he doesn't want to go under what is recommended by the code, which is 225 parking spaces for this propoSal. Mr. Gossman said if they reduced the parking by 43 parking spaces they could increase the amount of green space in certain areas of the proposal. Chairperson Ledvina asked the applicant if he had any concerns regarding the staff report and the conditions as they are outlined in the report? Mr. Gossman said no he did not. Board member Longrie-Kline said she would like to see a more contrasting color used on the trim of the buildings that would work well with the other colors being used. She said this way the windows, trim and siding colors won't blend together so much. She thinks this would be a nice development and she said she is sure businesses will want to relocate to thi,~ development as part of the professional community. Board member Olson said she would agree with the statements made by Board member Longrie-Kline. Community Design Review Board Minutes 7-22-2003 Mr. Gossman said he would agree with having a more contrasting color on the trim. Chairperson Ledvina said he agrees with the previous statements made and he also thinks the ledge stone will be an excellent addition to the building elevation. Board member Shankar moved to approve the plans date-stamped June 26, 2003, for the proposed Maplewood Office Park for the site east of the property at 2035 County Road D East. Approval is based on the findings required by the code and is subject to the following conditions (changes from the original conditions by the community design review board are stricken if deleted and underlined if added): Repeat this review in two years if the city has not issued a building permit for this project. 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, and driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation, water elevation and contour information. These shall include the normal water elevation' and 100-year 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. The ponds or basins shall meet the city's design standards and shall include best management 'practices and rainwater gardens wherever practical. (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" native vegetation rather than using sod or grass. (e) Show as little disturbance as possible on the north and east sides of the site (near the freeway and ponding area) to minimize the loss or removal of natural vegetation. This is to keep and protect as many of the trees along the north and east property lines as possible. (3) All the parking areas and driveways shall have continuous concrete curb and gutter. The applicant shall ensure that the driveway for the site lines up with the driveway for the town houses across County Road D. Community Design Review Board Minutes 7-22-2003 (4) A storm water management plans, including drainage and ponding calculations, for the proposal. (5) Make all the changes and meet all the conditions noted by the city engineer in the memo dated July 14, 2003. b. Submit a lawn-irrigation plan to staff showing the location of sprinkler heads. c. Submit a certificate of survey for all new construction. d. Submit a revised landscape plan for city staff approval showing: (1) As much of the existing vegetation (including large trees) remaining along the northern and eastern property lines (near the freeway and the ponding area) as possible. (2) The manicured or mowed areas from the natural areas. This shall include planting (instead of sodding) the area 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. (3) The planting of native grasses, flowering plants and Iow-level shrubs around the proposed storm water pond. These materials shall extend at least four feet from the ordinary high water mark (OHWM) of the pond. (4) The planting details (including flowering plants and shrubs) for the ponding area and for any rainwater gardens on the site. (5) At least 13 additional trees to meet the city's tree replacement requirements e. Get the necessary approvals and permits from the watershed district and from the MPCA. Submit a revised site plan for staff approval that shows the following: that adds more handicap-accessible parking spaces to meet ADA requirements; and thct shows that the driveway will line up with the driveway for the town houses across County Road D; and shows parkinq stalls not to exceed 225 in number with added green space on tho southeast, southwest, and northwest corners of the parking lot. g. 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 buildings, and they shall have gates that are 100 percent opaque. h. Submit a letter of credit or cash escrow to the city for all required exterior improvements. The amount shall be 150 percent of the cost of the work. Community Design Review Board Minutes 7-22-2003 i. Combine the two properties into one site for tax and identification purposes. j. Get demolition permits from the city for the houses and structures on the properties. o k. Cap and seal any wells on the property. I. Submit revised building elevations and samples to staff prior to issuance of a building permit that shows the following: a ledqestone wainscoting around all elevations, or with a[ least a 5-foot wraparound to the sides; trim with a contrasting color from the rest of the buildinq; and any exterior wall mounted meters located on interior sides of the buildings. m. Submit association documents to be approved by staff prior to issuance of a buildinq permit and proof of recording with the county prior to issuance of a certificate of occupancy, The applicant shall complete the following before occupying the buildings: a. Replace any property irons removed because of this construction. b. Sod all turf areas, including the boulevard, except the ponding area and planting beds if a different ground cover or mulch is to be used. c. Install a reflectorized stop sign at the exit, a handicap-parking sign for each handicap- parking space and an address on each building. In addition, the applicant shall install "no parking" signs within the site, as required by staff. d. Construct trash enclosures to meet code requirements, unless trash dumpsters are stored indoors. Any such enclosures must match the materials and colors of the building. e. Install continuous concrete curb and gutter around the parking lot and driveways. f. Install and maintain an in-ground lawn irrigation system for all new landscaped areas, excluding landscaping within any rainwater gardens and within the ponding area. g. Paint any rooftop mechanical equipment to match the uppermost part of the building. Screen all roof-mounted equipment visible from streets or adjacent property. (code requirement) h. Install on-site lighting for security and visibility that follows the approved site lighting plan. All exterior lighting shall follow the approved lighting plan that shows the light spread and fixture design. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and from adjacent properties. 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. Community Design Review Board Minutes 7-22-2003 14 (3) Remove any debris or junk from the site. (4) Install all landscaping before occupying the buildings. 4. 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 for all required exterior improvements. The owner or contractor shall complete any unfinished landscaping by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. The city receives an agreement that will allow the city to complete any unfinished work. 5. Signs are not approved in this review. The applicant must submit the sign plans to staff for approval and obtain the necessary sign permits. 6. 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 Board member Longrie-Kline made a friendly amendment to have the association and common area maintenance documents in place and recorded in Ramsey County prior to the city issuing building permits. Board member Olson made a friendly amendment to add 13 trees to the revised landscaping plan. The friendly amendments were acceptable to the motioners. The motion passed. This item goes to the city council on August 11,2003. c. Hillcrest Redevelopment Area - Mixed-Use Zoning Discussion (Design Guidelines) Ms. Finwall said city staff is receiving comments and guidance from the planning commission and community design review board (CDRB) on the drafting of a new zoning district called the mixed-use zoning district. Upon rezoning of the Hillcrest Village redevelopment area, or other future redevelopment areas, the city may wish to implement detailed architectural guidelines. Ms. Finwall said staff recommends that the CDRB offer comments and guidance on the building design guidelines proposed within the Hillcrest Village redevelopment area. Community Design Review Board Minutes 7-22-2003 Ms. Finwall said staff would use this feedback to draft a new mixed-use zoning district for the Hillcrest Village redevelopment area, as well as other redevelopment sites within the city. Board members discussed the element of requiring brick extending or wrapping around buildings and the reasoning behind that requirement made for building elevations. Ms. Finwall said that was proposed by Calthorpe in the Hillcrest Village Urban Design Standards and they propose a wrap of 6 feet on the exterior walls and no wrap is necessary on an interior wall. Board member Longrie-Kline said she doesn't think the city should allow any more purple buildings such as the Boca Chica Taco House restaurant. She believes the character of the neighborhood should be looked at and if that is the character they are interested in then a purple building may be fine. Otherwise, the bold color of the building stands out too much. Board member Shankar said in cities like Miami Beach Florida those bold and bright colors are necessary to represent the character of the area in order to fit in appropriately. Board member Longrie-Kline said those colors are part of the architectural compatibility of the city of Miami as well. Chairperson Ledvina said there is a Calthorpe redevelopment book, which provides guidance on these details. He wondered to what extent the city could reference this book in the ordinance? Can the city incorporate the book into an intent statement for this section? If somebody said they want to build a development in a neighborhood and they said they read the ordinance but were unsure of what the city wanted the development to look like he said he would refer them to look at the Calthorpe book. Ms. Finwall said she would get Board member Longrie-Kline a copy of the Calthorpe design book. Board member Olson asked when the moratorium expired? Ms. Finwall said the moratorium expires on October 27, 2003. She said Commissioner Jackie Monahan-Junek is working with her to find the best approach to get the neighbors and businesses involved with the Hillcrest Redevelopment Plan prior to it going to the city council meeting. Board member Longrie-Kline said she had some opinions regarding awnings on page 2 e. in the staff report. She believes awnings need to be maintained and a mechanism in place to ensure that the awnings are maintained or if not they need to be fixed or replaced within a certain period of time. She would also want to clarify that they are cloth awnings not metal awnings because metal awnings are not very attractive. Board member Olson said regarding minimum door and window openings on page 3, they should have a minimum size for handicap accessibility. She said many older buildings are not handicap accessible. Ms. Finwall said that would be covered by the building code and ADA code. Community Design Review Board Minutes 7-22-2003 Chairperson Ledvina asked if the city could incorporate illustrated examples? Ms. Finwall said yes but it is a matter of staff time and meeting the October deadline but she agrees that illustrations are nice. Chairperson Ledvina felt the illustrations in the report are very helpful in letting people know what the city would be looking for or as part of the intent statement. Board member Olson said she had a question from page 4, item d, regarding porches. She asked if someone wanted to put a porch on the side of their house, would back porches be excluded from this? Board member Longrie-Kline said she liked the statement made.on page 4, item 3, and she thinks that .item should be underlined because it reinforces what the board has been doing all along. Board member Olson said on page 6, item d, regarding flat roofs, she asked if flat roofs were prohibited in Maplewood? She said she has a flat roof and would like to prohibit flat roofs for residential homes to eliminate future roofing issues such as roof pitch and drainage problems. Board member Longrie-Kline said likes the statement on page 6, item 2 b., regarding buildings containing office and retail uses and window coverage. Ms. Finwall said Calthorpe recommended 70% window coverage and St. Paul proposed 50% of the length and at least 30% of the area for window coverage. Board member Olson suggested to staff that they print the language but not to print the pictures. Pictures give people ideas of how to build things and do not bring new ideas to the city. VII. VISITOR PRESENTATIONS No visitors present. VIII. BOARD PRESENTATIONS None. IX. STAFF PRESENTATIONS a. Craig Jorgenson Resolution of Appreciation Board member Shankar moved to approve the resolution of appreciation for Craig Jorgenson. Board member Olson seconded. Ayes - Ledvina, Longrie-Kline, Olson, Shankar Community Design Review Board Minutes 7-22-2003 ]? Board member Longrie-Kline will be the CDRB representative at the August 11, 2003, city council meeting. The only CDRB item for discussion will be the Maplewood Office Park on County Road D. X. ADJOURNMENT The meeting was adjourned at 8:22 p.m. TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: MEMORANDUM Richard Fursman, City Manager Shann Finwall, Associate Planner Hmong American Alliance Church J. Kou Vang 2515 Maplewood Drive North July 29, 2003 INTRODUCTION Project Description Mr. J. Kou Vang, representing the Hmong American Alliance Church, is proposing to purchase the Maplewood Industrial Park building at 2515 Maplewood Drive North and renovate the building for their church, currently located in North St. Paul. Refer to the applicants' statement of purpose, pictures and plans attached on pages 13 through 27. Requests In order to operate a church in this location, the applicants have requested the following city approvals: 1. Comprehensive Land Use Map Amendment from Light Manufacturing to Church. 2. Conditional use permit (CUP) for a church. 3. Design review. BACKGROUND 1979: The city council approved a CUP for the construction of an office-warehouse building. 1985: The city council approved a CUP for the operation of an auto repair and used car sales business on this site. Fall 2002: City staff administratively approved Countryside Motors use of this site for temporary storage of new automobiles during the construction of their expanded sales/storage lot. DISCUSSION Church Operations The Hmong American Alliance Church is currently located at 2329 - 17t~ Avenue in North St. Paul. It has been in operation since 1990, and has outgrown its current site. The church consists of approximately 234 families, with a total congregation of about 1,500 members, including children. The church would hold services and religious classes from 9 a.m. to 7 p.m. on Sundays and youth and elderly programs and services during the evenings of Wednesday, Thursday, and Friday, and during the day on Saturd,ay. No funeral services will be held at the church, as it is Hmong culture to hold these services in a funeral home. However, other church functions such as weddings and baptisms will be held in the church. Conditional Use Permit City code states that churches are allowed in any zoning district with a conditional use permit (CUP). A CUP may be approved based on nine standards as outlined in the CUP resolution attached on pages 34 and 35. The purpose of the CUP is to provide the city with some discretion, based on these standards, in determining the suitability of the use. With slight modifications to the applicants' plans as outlined below, staff finds that the Hmong American Alliance Church meets the nine standards of approval. Building Renovation If approved, the interior of the building would undergo major renovation with the west side of the building's roofline raised to accommodate a sanctuary. The sanctuary will hold up to 1,000 people. Also on this floor will be the lobby, conference room, library, and offices. The lower level will include classrooms, a chapel, nursery, kitchen, storage, and a gymnasium. The city's building official, Dave Fisher, has reviewed the preliminary architectural drawings. Mr. Fisher states in his July 29, 2003, memorandum on page 28 that the architect would be required to provide detailed code analysis to verify code compliance with the 2000 IBC and the Minnesota State Building Code. The exterior of the building is currently textured concrete block with accented stripes of smooth concrete block. The new raised-roof section would be constructed to match the existing building, with the same smooth concrete block accents on the south, north, and west side of the raised roof. The main entry will be located on the south side of the property, with a new entry canopy constructed above the doors. In addition, the applicants propose to remove the loading dock doors on the north side of the building. One change recommended by staff to increase the aesthetics of the building from Maplewood Drive is the continuation of the accented stripes on the east-facing wall of the raised roof. Parking City code parking for a church is as follows: one parking stall per four sanctuary seats and one parking stall per 200 square feet of office space. The church's sanctuary will hold up to 1,000 people and there will be 1,424 square feet of office space, for an overall parking requirement of 258 parking stalls. The applicants are proposing a total of 280 parking stalls on the site, which exceeds code, and the applicants feel will be more than adequate. While the number of parking stalls exceeds city code, staff has some concern over the possibility of parking shortages. The frontage road is signed as no parking, but there is a Metro Transit park and ride lot located one block to the north of this site. Aaron Isaacs, facility-planning manager for Metro Transit, has expressed an interest in cooperating with the applicants on a shared-parking scenario. If the church utilizes the park and ride lot in the future, access to the church for those individuals parking in the lot must be addressed since there are no sidewalks on the frontage road. The construction of a trail along the frontage road or shuttling of church patrons could accomplish this. Traffic Of the eight neighborhood-opposition responses the city received, seven included concerns about traffic. (Refer to the citizen comments on pages 9 and 10 and the address map on page 17 for Hmong American Alliance Church 2 July 29, 2003 comments and neighbor location.) These neighbors state that the businesses on Gervais Avenue generate both truck and employee traffic onto Cypress Street and that the church will add to this traffic. With these expressed concerns, the city's engineering department is reviewing the need to create a "no trucks" route on this street. This would alleviate commercial vehicles utilizing the residential Cypress Street as a shortcut to the businesses. The concerns about the church adding to the traffic on Cypress Street seem unwarranted Since the site has access onto Maplewood Drive or County Road C via the frontage road. Staff foresees the only church patrons to travel south on the frontage road, continuing north on Cypress Street, would be those patrons that live in that neighborhood. In addition, Brigid Gombold, senior planner for the Minnesota Department of Transportation, commented on the traffic in her July 28, 2003, letter attached on page 29. In summary she states that the church traffic would likely use the intersection at Highway 61 and County Road C to get to the site, which is congested during rush hour. However, the majority of the church traffic would be at non-rush- hour times (Sundays and evenings). Wetland Issues There is a wetland located on the northwest corner of the site. This wetland has been delineated and is classified as a Class 4 wetland according to the city's wetland ordinance. For this class of wetland, city code requires an average wetland buffer of 25 feet, with the minimum of 20 feet. RamseyNVashington Metro Watershed District will require a permit if the applicants are disturbing more than one acre of land with their expanded parking lot. If so, the watershed district will require a 25-foot buffer around the entire wetland. Tina Carstens, permit program coordinator with the watershed district, has submitted a preliminary review of the proposal and includes her comments in her July 29, 2003, letter attached on page 30. As proposed, the applicants' expanded parking lot will have an average setback of 25 feet to the wetland, with two areas that come closer than 20 feet at extreme corners of the wetland. Staff pointed this out to the applicants after submittal and suggested that they revise the plans to ensure no wetland variances were required. The applicants have agreed to revise the site plan as needed to ensure no portion of the parking lot is closer than that required by the city and the watershed district. However, due to the time constraints associated with a purchase agreement they have in place with the property owner, they would like to proceed with city approvals while creating those revisions. Staff is comfortable that the required revisions can be made with minimal loss in parking. Condition of approval will be based on the required wetland setback revisions and verification of city code required parking stalls. In addition, the applicants will be required to deed to the city an easement for the wetland and buffer area. The city should also require the applicant to post city- approved wetland signs that indicate that mowing, cutting, filling or dumping within the buffer is prohibited. Grading/Drainage The applicants propose to add curb and gutter to the existing parking lot, and as stated above, expand the parking lot into the southwest corner of the lot. Chuck Vermeersch and Chris CaVett of the city's engineering department reviewed the grading and drainage plan for the proposal (refer to the engineering plan review on pages 31 and 32). One area of concern expressed by the engineers is the lack of sufficient ponding on the site. The applicants' engineer states that this can easily be accompliShed by in. creasing the size of the pond located on the north side of Hmong American Alliance Church 3 July 29, 2003 the parking lot. A revised grading and drainage plan addressing all of the city engineers' concerns will be required before the city issues a grading permit for the site. Landscape/Screening The applicants' existing conditions plan shows 17 large trees on the site, 8 of which will be preserved with the grading and expansion of the parking lot. The landscape plan shows 93 new trees, well in excess of the city's 10-tree-per-acre tree replacement requirement, including maples, ash, oak, crabapple, birch, Black Hills spruce, Colorado spruce, and Austrian pine. In addition, 145 shrubs will be planted. While the landscaping is extensive, a few changes are recommended. City code requires a landscaped and screened area of not less than 20 feet in width where a nonresidential use abuts a residentially zoned or planned property. Screening can be satisfied by the use of a screening fence, 80 percent opaque planting screen, berm or combination thereof. The proposed church will have residential located on the west (single-family homes) and on the north (Town and County Manufactured Home Park). There are also two vacant single-family houses located to the south of this site, which are zoned Light Manufacturing. These houses recently sold for a future commercial use, and therefore do not require the 20-foot-wide screening buffer. Landscaping on the west of the property includes a row of 15, 6-foot-high Colorado blue spruce, which meets the city's screening requirements. However, staff recommends the replacement of the Colorado blue spruce with a similar evergreen due to the fact that Colorado blue spruce is not recommended as an urban tree in Minnesota. Landscaping on the north of the property does not meet the required screening, specifically screening of headlight glare into the five or six manufactured homes' windows located directly adjacent the site's north parking lot. For this reason, staff recommends a revised landscape/screening plan in this area to include a 6-foot-high screening fence to be constructed on the north property line, from the front of the property approximately 180 feet to the west, where Deauville Drive begins in the manufactured home park. The remainder of this area, up to the wetland buffer, should be planted with evergreens in order to create the required 80 percent opaque screen. Finally, the landscape plan should be revised to show the replacement of the amur maples, which are an invasive species, with a similar shrub. Lighting The applicants' photometrics plan shows 25 freestanding and 15 wall-pack lights. A revised photometrics plan must be submitted to ensure compliance with city code to include the light style, height of freestanding lights not to exceed 25 feet, and light illumination from exterior lights not to exceed .4 foot candles at all property lines. Trash Enclosure The plans show an existing trash enclosure located on the northeast side of the building (front). The applicants state that this trash enclosure will be removed and reconstructed near the kitchen entrance, on the northwest side of the building. ^ trash enclosure plan will be required prior to issuance of a building permit that shows the location and materials used for the enclosure. Hmong American Alliance Church 4 July 29, 2003 Other Comments Lt. Kevin Rabbett: I have reviewed the Hmong American Alliance Church plans and find no significant public safety concerns. However, I am not sure if there is adequate parking available on the site for this use. The park and ride lot could possibly be used as an overflow on Sundays, but it is some distance away and there are currently no sidewalks on the frontage road. Butch Gervais, Fire Marshal: 2. 3. 4. 5. Ensure proper addressing on the building. Installation of a fire protection system (sprinklers per code and monitored). Early warning fire detection needs to be installed (tire alarm system per code). Twenty-foot-wide emergency access roads. Fire department lock box is required with master keys to building (may be one on the building already). If there is any existing fire protection system or early warning system within the building, the systems will need to be serviced by a licensed contractor. Summary One of the city's comprehensive plan goals is to protect and strengthen neighborhoods. A church is an important part of a neighborhood. Another goal is to protect neighborhoods from intrusion of incompatible land uses by buffering and separation. The church will act as a buffer between the commercial uses to the south and the residential uses to the north and west. For these reasons, staff supports the use of the site as a church. RECOMMENDATIONS Adopt the Land Use Plan change resolution on page 33. This resolution changes the Land Use Plan from Light Manufacturing (M-l) to Church (C) for the proposed Hmong American Alliance Church at 2515 Maplewood Drive. The city is making this change because the proposal will: a. Provide for orderly development. b. Protect and strengthen neighborhoods. c. Preserve natural features where practical. d. Minimize conflictS between land uses. Adopt the resolution on pages 34 and 35. This resolution approves the conditional use permit for the Hmong American Alliance Church at 2515 Maplewood Drive North. The city bases this permit on the findings required by the code and subject to the following conditions: All construction shall follow the plans dated June 26, 2003, with the revisions as required and approved by the city. The director of community development may approve minor changes. The proposed church must be started within one year after city council approval or the permit shall end. The city council may extend this deadline for one year. Hmong American Alliance Church 5 July 29, 2003 The proposed church and its construction must meet the requirements of the city building official, the city fire marshal and the Ramsey/VVashington Metro Watershed District. The city council may require the church to obtain a shared parking agreement with the Metro Transit park and ride lot if a parking shortage develops. If a shared parking agreement is required, a trail from the park and ride to the church must be constructed, or arrangements for shuttling of church patrons will be required. e. The city council shall review this permit in one year. Approve the plans date-stamped June 26, 2003, for the Hmong American Alliance Church at 2515 Maplewood Drive North. Approval is subject to the applicant doing the following: ao Repeat this review in two years if the city has not issued a building permit for this project. bo Submit the following for staff approval before the city issues a grading or building permit: 1) Final grading, drainage, utility and erosion control plans. These plans shall meet the requirements of the city code and the city engineer. 2) A building permit will be required for all retaining walls on the site that exceed 4 feet in height. 3) Revised site plan showing that the expanded parking lot is set back an average of 25 feet, with a minimum of 20 feet, to the delineated wetland. The revised plan must also meet all Ramsey/VVashington Metro Watershed District requirements. 4) Dedicating a wetland protection buffer easement (average 25 feet from delineated wetland, or as required by the RamseyNVashington Metro Watershed District) along the Class 4 wetland. This easement shall be prepared by a land surveyor, shall describe the boundary of the buffer and shall prohibit any building, mowing, cutting, grading, filling or dumping within the buffer. The applicant shall record this easement before the city will issue a grading permit. 5) A survey completed by a registered land surveyor showing the existing conditions, wetland buffer easement, and location of the proposed parking lot. ^ registered land surveyor must also stake the location of the expanded parking lot and the wetland buffer easement on the property. 6) Revised building elevations showing the continuation of the smooth concrete block accented stripes on the east-facing wall of the raised roof. 7) A revised landscape/screening plan showing the following: a) The replacement of Colorado blue spruce with a similar evergreen tree. b) The rep. lacement of all amur maples with a similar shrub. Hmong American Alliance Church 6 July 29, 2003 c) A 6-foot-high, maintenance-free fence to be constructed on the north property line, from the front of the property approximately 180 feet to the west, where Deauville Drive begins in the manufactured home park; d) Revision of landscaping on the north side of the parking lot to take into account the fence, and to add an evergreen screen from the end of the fence to the wetland buffer line. The evergreen screen must create an 80 percent opaque screening from the parking lot to the residential properties to the north. e) Location of in-ground lawn irrigation system for all landscaped areas as required by city code. 8) A trash enclosure plan showing the location and the materials to be used. The trash enclosure must be compatible with the building and must have a 100 percent opaque closeable gate. If the trash dumpster is kept inside the building, an outdoor enclosure is not required. 9) A revised photometrics plan showing the style and height of exterior lights. The maximum luminary allowed at the property line is .4 foot candles and the maximum height of the parking lot lights is 25 feet as measured from ground grade to the top of the luminary. 10) 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. c. The applicant shall complete the following before occupying the building: 1) Install a reflectorized stop sign at the exits and a handicap-parking sign for each handicap accessible parking stall. 2) Construct a trash enclosure to meet code requirements, unless trash dumpsters are stored indoors. 3) Provide continuous concrete curb and gutter around the parking lot and driveways. 4) Install all required landscaping, fencing, and an in-ground lawn irrigation system by June 1 if the church is finished in the fall or winter, or within six weeks of completion if it is finished in the spring or summer. 5) Install all required exterior lights. 6) Install city approved wetland signs at the edge of the wetland buffer that specifies that no building, mowing, cutting, grading, filling or dumping be allowed within the easement. 7) Paint all rooftop mechanical equipment to match the building if visible from the street or adjacent residential properties. d. If any required work is. not done, the city may allow temporary occupancy if: Hmong American Alliance Church 7 July 29, 2003 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. This approval does not include signage. All proposed signs must comply with the city's sign ordinance and the applicant must obtain all required sign permits prior to installation. All work shall follow the approved plans. The director of community development may approve minor changes. Hmong American Alliance Church 8 July 29, 2003 CITIZEN COMMENTS I surveyed the owners of the 33 properties within 500 feet of this site. Of the 9 responses received, 1 supported the proposal and 8 opposed it as follows: Support: Charisse Hall, property manager, Maplewood Industrial Park Building: While we are biased (we are the sellers), we really do believe that this project would be a more pleasant transition from the businesses to the north to the manufactured homes to the south. The neighbors would not have to deal with trucks coming and going, which would greatly reduce the noise in the neighborhood. The church plans to greatly improve the exterior of the building as well, making the building more aesthetically pleasing. Oppose: Anna Brodt and Sabine Barker, 2513 Adele St. North: I am against building the church in this neighborhood. I am afraid that the traffic will increase on Cypress. They are not holding the speed limit of 30. Church will take the shortcut down Cypress. Enough churches in the neighborhood, now there will be one right in our back yard. There is going. to be a concentration of one certain nationality. Mike Smith, 2487 Cypress Street: I believe there is enough traffic on Cypress as it is. The businesses on Gervais Avenue currently use Cypress Street as a shortcut to County Road C. Even though the site has good access from the highway, there is no guarantee that people won't also use Cypress Street to somehow access the church. The property is set up as a business, not a church. There are currently already eight churches in the area including Arlington Hills and Trinity Baptist on County Road B, Freedom Love on White Bear Avenue, St. Jerome's on Roselawn, Lake Phalen Community Church on English, Church of the Latter Day Saints on Edgerton, Lakeview Lutheran Church on County Road C, and the Hmong Alliance Church on McMenemy. Matt and Kelly Ubel, 2495 Cypress Street: First, we did not receive the notice via mail from the City of Maplewood. We were notified by our neighbors who live on the even numbered side of Cypress Street. We live on the odd numbered side of Cypress Street and I know there are four households who also said they did not receive the notice. Why was that? Second, when we built our home in 1998 we were told by the builder that all the surrounding areas outside of Mapleleaf Estates would remain Light Industrial! With limited hours of operation. Third, we are very concerned with vehicle congestion. We only have two outlets from our home. Go north on Cypress to County Road C which goes to Highway 61 (which is always busy at the lights). The other is going south on Cypress, which veers around behind light industrial businesses to the service road (proposed Church site), which leads to Highway 61 (again, in morning rush hour and night rush hour it is very busy). Fourth, noise is also an issue. We can hear from our home very clearly all the traffic going by on Highway 61. We can also hear the car dealerships when they use their outside paging system. With having the Church Proposal we are concerned about all the vehicle noise seeing that the parking lots will be much closer to our home. Hmong American Alliance Church 9 July 29, 2003 o What will the hours of operation be for the Church? How many days out of the week will the Church be open? The proposal states Church, however, in looking at the plans there is also a gymnasium, classrooms, kitchen, nursery etc. It sounds like it is more than just a Church and that issue needs to be addressed! My idea of a Church is simply that - a place of Worship, which is mainly used on Saturday late afternoon and Sunday A.M. with Religious Holidays throughout the year. We look forward to being placed on the mailing list. We also look forward to attend the Public Hearing. We trust that you will notify us! Thank you in advance. Keith Brown, 2496 Cypress Street: I oppose the church for this area because there is already too much traffic in the neighborhood. There are an additional 500 housing units going in by the mall and there is a park and ride located down the street. I am not happy about this proposal and would like to fight it. There was no neighborhood discussion prior to this proposal. Piotr and Mary Ann Nowak, 2033 Demont Avenue East: I have some concerns regarding the traffic flow for this community church in affecting not only the frontage road, but also the traffic on 61/County Road C. Laureen McGinley and Susan Hall, 2578 Cypress Street North: My question - how will this affect traffic around frontage road? How will it affect taxes as churches are nonprofit? How is parking going to be handled? This area is already congested with a church this size it will increase this problem. We disagree with proposal. Gerald and Joanne Brelje, 2520 Cypress Street North: Absolutely not- we have enough problems in our neighborhood now that the police cannot or will not handle - we have a mayor who sees all of the ordinances and laws being broken and does nothing. No - No - No. Janice Gudknecht, 1009 Demont Avenue East: I'm extremely concerned about the increase in traffic in the area if the building becomes a church. Hmong American Alliance Church 10 July 29, 2003 REFERENCE INFORMATION SITE DESCRIPTION Site Size: Existing Land Use: 6.46 acres Vacant Industrial Building with Temporary Automobile Car Storage in Lot SURROUNDING LAND USES North: South: East: West: Town and Country Manufactured Home Park Single-Family Home (recently sold for commercial use) Frontage Road/Highway 61 (Maplewood Drive) with Automotive Dealership Across the Highway Single-Family Homes PLANNING Existing Land Use Plan: Proposed Land Use Plan: Existing Zoning: Light Manufacturing (M-l) Church (C) Light Manufacturing (M-l) Ordinance Requirements Section 36-437(3) requires a conditional use permit for churches in any zoning district. CRITERIA FOR APPROVAL Land Use Plan Amendment: There are no specific criteria for land use plan changes. Any change, however, should be consistent with the goals and policies in the Comprehensive Plan. Four specific goals apply to this proposal: a. Provide for orderly development b. Protect and strengthen neighborhoods. c. Preserve natural features where practical. d. Minimize conflicts between land uses. In addition, four specific policies apply to this proposal: Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. Require commercial uses to make all necessary improvements to ensure compatibility with surrounding residential uses. Co Require adequate screening or buffering of new or expanded commercial areas from any adjacent existing or planned residential development. Hmong American Alliance Church 11 July 29, 2003 Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering and separation. Conditional Use Permit: Section 36-442(a) states that the city may approve a conditional use permit based on the nine standards for approval as outlined in the resolution on pages 34 and 35. Application Date The city received complete applications and plans for this proposal on June 26, 2003. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by August 25, 2003. Attachments: 5. 6. 7. 8. 9. Statement of Purpose Property Line/Zoning Map Land Use Map Address Map Site Pictures Existing Conditions Map Site Plan Grading Plan Landscape Plan Building Elevations Floor Plan Building Official July 29, 2003 Memorandum Minnesota Department of Transportation July 28, 2003 Letter RamseyANashington Metro Watershed District July 29, 2003 Letter Engineering Plan Review Land Use Resolution Conditional Use Permit Resolution Hmong American Alliance Church 12 July 29, 2003 Attachment 1 HMONG AMERICAN ALLIANCE CHURCH STATEMENT OF PURPOSE The Hmong American Alliance Church was establish in 1988. Two years after it was establish it purchased a church in North St. Paul located at 2329 17th Avenue. It has been in operation at this current site since 1990 and has continued to grow. Since its founding, the church has continued to grow. It current has 234 families as member with a total congregation count of about 1,500 members including children. It is a young church with active member who are passionate about their faith as their community. The church strives to be an active part of its community and takes into consideration the community's impact prior to major decision are made. The Hmong American Alliance Church is requesting the City of Maplewood for a conditional use permit for the property located at 2515 Maplewood Drive North. The property is currently zone industrial and we are requesting that the zone be changed to a church zone. The property currently is an empty warehouse that is being used at storage lot for automobiles. Prior to this current usage it was a warehouse that housed a couple of businesses. We are proposing a major renovation and redevelopment of the site. We will be investing a significant amount of money to change the current building from a square block building into a building with character suitable for a church. Both the exterior and the interior We will be investing a significant amount of money in the landscaping of the property to increase its site appeal. We will increase the number of parking stalls on the site to accommodate our congregation so that we will have minimal dependence on street parking thus reducing traffic issues along Maplewood Drive. The landscape plans call for new trees and shrub that will enhance the site's curb appeal. It also calls for appropriate elevations that are required to allow for drainage into the pond thus minimizing the usage of the city's sewer system. The site plan as submitted is drawn to meet our needs as well as those that are required by the city. We are not requesting any variance from city requirements. We have taken into consideration all set back requirement that is necessary for parking lot and public right- of-way. The site plan calls for increasing the size of the current parking lot to accommodate 280 parking stalls. The lot will be lighted within city guidelines for both aesthetic as well as safety purposes. 13 Statement of Purpose The interior of the building will undergo major renovation as well. We are proposing the raise the roofline of the bay furthers west to accommodate our sanctuary. The Sanctuary will be facing west with the main entrance of the church being in the second bay of the current building facing south. We will build all of our instruction rooms in the lower level as well as a chapel and a gym that will be utilize by the congregation youths. The church has a youth program that is second to none. They provide Sunday instructions, weekday programs, youth camps, choirs, and athletic programs with other congregations and numerous leadership opportunities. The elderly programs call for weekday services, special prayer sessions, counseling for both elderly and adult couples, choir, retreats and numerous leadership opportunities. The programs is geared towards creating oppommities for the elderly of the congregation to be able to interact and socialize in a Christian environment so that they are not isolated at home. The congregation is very excited about this project and the potential of a new home for its growing members. They have been operating in a building that is about 12,000 square feet that they have outgrown a number of years ago. This will also allow the church to continue with the good work that they are doing with the Hmong youth as well as with the Hmong elderly. The congregation is excited and hopes that the City of Maplewood will grant us the necessary approval for us to continue our mission. 14 Attachment 2 ES' AVE PROPERTY LINE / ZONING MAP ' '15 LO~ OS Attachment 3 ollect, R- 3(M)-'-", R1 OS R1 major collector O nm LAND USE 16 MAP 2600 2590 2580 2439 2431 2415 I 2595 2591 2579 2571 2559 2551 2543 2527 2479 2471 2463 2440 '~., / Attachmenik 4 559 2574 2 2560 2559 [l/YZ~_l._d'l//~ ................................... 2522 ////// ///~ 25~ 2505 988 2489 2480 2481 2472 973 2498 2490 2482 2474 2466 2458 1055 GerVais Avenue i I 1111 / / 2416 / / 1140 Address Map Attachment 5 18 2O Ir- A~ta~hment 6 I::~i~tinn ('.nnrlifinn.~ Plnn ~ijt ji~ 23 Attachment 7 Site Plan Attachment 8 24 Grading Plan Attachment9 \ Landscape Plan Attachment 26 Building Elevation.~ Attachment 11 27 Floor Plan Attachment 12 Memo Date: July 29, 2003 To: Shann Finwall, Assoc. Planner From: David Fisher, Building Official Re: Hmong American Alliance Church, Maplewood Drive. An architect will be required to provide a detailed code analysis to verify the type of construction, occupant load, exit width, bathroom counts and other information required by code. The building will be required to be 100 percent in compliance with the 2000 IBC and the Minnesota State Building Code. This building will be required to be 100 percent in compliance with Minnesota State Building Code 1341 Accessibility. The building is required to be sprinklered per NFPA 13 and to have a fire alarm system per NFPA 72. 28 Minnesota Department of Transportation Metropolitan Division Waters Edge 1500 West County Road B2 Roseville, MN 55113 July 28, 2003 Attachment Shann Finnwall Associate Planner - Maplewood Community Development 1830 County Road B East Maplewood, MN 55109 SUBJECT: Hmong American Alliance Church Dear Mr. Finnwall: Thank you for the opportunity to review the Hmong American Alliance Church site plan. Mn/DOT's records show that the section of Maplewood Drive adjacent to the site has been turned over to the City of Maplewood. There are no permits that MrffDOT would issue. Drivers would likely use the intersection at TH 61 and County Road C to get to the site, which is congested during rush hour. However, the majority of traffic would be at non-rush hour times. Thank you again for this review and at this time there are no concerns. If you have any questions feel free to contact me at (651) 582-1378. pincerely, _ Senior Planner Copy: Dan Soler, Ramsey County Engineer Ann Braden, Metropolitan Council J.Kou Vang / J.B. Realty Mn/DOT Division File - C.S. 6201 Mn/DOT LGL - Saint Paul An equal opportunity employer 29 Attachment 14 Ramsey-Washington Metro District 1902 East County Road B Maplewood, MN 55109 (651)704-2089 fax: (651)704-2092 email: officeOrwmwd.org July 29, 2003 Shann Finwall City of Maplewood 1830 County Road B East Maplewood, MN 55109 RE: Hmong American Alliance Church Dear Ms. Finwall, Thank you for the opportunity to comment on the above mentioned project. Sorry for my delay in getting you these comments. At this time the applicant has not submitted an application to the District for this project. An application is required for this project if the area of disturbance is greater than one acre. The wetland located on the site is classified as a Manage 2 wetland ia thg District's Watershed Management Plan. A Manage 2 wetland requires an average of a 25-foot no disturb buffer. The buffer also must be a minimum of 10 feet in all places. It appears from the plans that these requirements are not met. Thc applicant will also be responsible for treating the stormwater before entering the wetland. It appears that a pond is proposed for that purpose. The pond should be sized to remove 90% of the Total Suspended Solids. Again, sorry for the late response to your request for comments. Let me know if you have any questions. Thank you. Sincerely, Tina Carstens Permit Program Coordinator 3O Attachment 15 Engineerinq Plan Review PROJECT: Maplewood Church PROJECT NO: REVIEWED BY: Chuck Vermeersch and Chris Cavett DATE: July 17, 2003 Background: The proposed improvements reflect an increase in impervious surface of approximately 0.7 acres. According to the hydraulic calculations submitted, this results in an increase in runoff volume of approximately 0.4 acre-feet. The additional ponds provided do limit peak flows to a rate less than the existing condition, but the fact remains that runoff volume is increased and the ponds provide little in the way detention time. In this respect the west pond performs somewhat better than the north pond. The bulk of the site's impervious surface is directed to the smaller north pond. One omission from the hydraulic modeling is the culvert under the north entrance to the site. Runoff from Maplewood Drive and the green space at the front of the site are directed to this culvert. Although this culvert is not shown on the grading plan, at its present location it would most likely discharge into the north pond. The submitted hydraulic calculations indicate that even with this omission, the 1% HWL for the north pond slightly exceeds the rim elevation of the overflow structure. Both ponds are tributary to the on site wetland. This wetland is part of a larger wetland complex that ultimately drains to Kohlman Lake. The area has a high water table, and a number of adjacent residential properties are known to have basement water problems. The applicant or their engineer shall address the following comments. Grading and Draina_cle Plan: 1. The submittal does not provide sufficient ponding for the intensity of the development. One possible option for increasing the amount of ponding would be to explore the option of constructing an in-line pond at the northern edge of the property. Additional wet volume and flood storage could be achieved through the elimination of the north pond berm. 2. The 100-year high water level (1% HWL) indicated for the north pond on the grading plan does not agree with that reported in the hydraulic calculations. 3. Overflow structure rim elevations for both ponds are higher than the highest adjacent contour. The top of berm elevations for both ponds should be indicated on the grading plan. 4. Provide a defined emergency overflow for both ponds lined with permanent soil stabilization blanket (Enkamat, NAG C350 or equal). Indicate emergency overflow elevation on drawing. 5. The grading plan shows silt fence, but little else in the way of an erosion control plan. The applicant shall submit an 'erosion control plan for city staff approval. 31 The west pond meets the city's water quality standard. The north pond does not. The Walker PondNET model predicts only a 25% phosphorus removal. With an average wet volume depth of one foot, the pond does not even meet NURP standards. Applicant shall consider other similar BMP's treatments, such as rainwater gardens for any roof drainage that would be directed towards the parking lot and the proposed storm sewer. Information on other BMP applications can be found on the Metropolitan Council Website: .h. ttp : l/www, metrocouncil.or.q/environment/Watershed/bmp/manual, htn, Although we are aware that the applicant has made use of a delineation done for the previous project, wetland delineation shown on the grading plan should indicate the delineator and the date of delineation. The applicant shall include for city approval a detailed landscaping plan for the ponds and wetland buffer area (the current landscaping plan already shows trees and shrubs). Turf establishment in these areas must be with a pre-approved native-grass seed mixture with forbs, (for upland and Iow land areas as appropriate). The current landscaping plan does not address these areas. 10. The wetland setback is less than the 20 feet minimum required by the city and 25 feet required by the watershed district in some spots. To be fair, these are isolated spots, and the proposal actually improves the width of the buffer directly behind the building. The concern here is that the site's utilization for parking may be too intensive. 11. The applicant is encouraged to explore alternative parking surfaces that are less impervious for areas of the proposed parking expansion. 12. The applicant is encouraged to explore the possibility of sharing space with the nearby Metro Transit Park and Ride as a means of providing the desired number of parking spaces or for overflow parking. 13. The applicant will confirm that a public drainage and utilities easement exists along the north edge of the property. If one does not exist, the applicant shall grant one. 14. Obtain grading permits from the Ramsey Washington Metro Watershed District and the Minnesota Pollution Control Agency. 32 Attachment 16 LAND USE PLAN CHANGE RESOLUTION WHEREAS, J. Kou Yang, representing the Hmong American Alliance Church made application to the City of Maplewood for a change to the city's land use plan from Light Manufacturing (M-l) to Church (C) for their church. WHEREAS, this change applies to the property located at 2515 Maplewood Drive North. The legal description is: W.H. Howard's Garden Lots Subject to Widened State Highway 61-1, Lot 4. WHEREAS, the history of this change is as follows: On August 4, 2002, the planning commission held a public hearing. City staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commission conducted the public hearing whereby all public present were given a chance to speak and present written statements. The planning commission recommended that the city council approve the plan amendments. On , the city council discussed the land use plan changes. 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 land use plan change for the following reasons: 1. Provide for orderly development. 2. Protect and strengthen neighborhoods. 3. Preserve natural features where practical. 4. Minimize conflicts between land uses. The Maplewood City Council adopted this resolution on 33 Attachment 17 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, J. Kou Vang, representing the Hmong American Alliance Church, is requesting that Maplewood approve a conditional use permit for a church. WHEREAS, this permit applies to the property at 2515 Maplewood Drive North. The legal description is: W.H. Howard's Garden Lots Subject to Widened State Highway 61-1, Lot 4. WHEREAS, the history of this conditional use permit is as follows: On August 4, 2003, the planning commission recommended that the city council approve this permit. On , the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approves the above-described conditional use permit based on the building and site plans. The city approves this permit because: The use would be located, designed, maintained, constructed and operated to be in conformity with Maplewood'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. 34 10. The city council may waive any of the above requirements provided the council determines that the balancing of public interest between governmental units would be best served by such a waiver. Approval is subject to the following conditions: All construction shall follow the plans dated June 26, 2003, with revisions as required and approved by the city. The director of community development may approve minor changes. The proposed church must be started within one year after city council approval or the permit shall end. The city council may extend this deadline for one year. The church and its construction must meet the requirements of the city building official, the city fire marshal and the RamseyANashington Metro Watershed District. The city council may require the church to obtain a shared parking agreement with the Metro Transit park and ride lot if a parking shortage develops. 5. The city council shall review this permit in one year. The Maplewood City Council adopted this resolution on ,2003. 35