HomeMy WebLinkAbout07/22/2008
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, July 22, 2008
6:00 P.M.
Council Chambers - Maplewood City Hall
1830 County Road BEast
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes:
a. July 8, 2008
5. Design Review:
a. St. John's Hospital Expansion (1575 Beam Avenue)
6. Unfinished Business:
7. Visitor Presentations:
8. Board Presentations:
9. Staff Presentations:
a. CDRB Representation for the City Council on August 11 (St. John's Hospital).
Note: There are no scheduled design items for July 28.
b. Upcoming Agendas: Legacy Shoppes Revisions Tentatively Scheduled for
August 12.
c. . City News "Commissioner/Board" Chair-Person Articles-Linda Olson,
September Article
10. Adjourn
DRAFT
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, JULY 8, 2008
I. CALL TO ORDER
Chairperson Olson called the meeting to order at 6:04 p.m.
II. ROLL CALL
Boardmember John Demko
Vice-Chairperson Matt Ledvina
Chairperson Linda Olson
Boardmember Ananth Shankar
Boardmernber Matt Wise
Present
Present
Present
Absent
Absent
Staff Present:
Tom Ekstrand, City Planner
III. APPROVAL OF AGENDA
Boardmember Dernko rnoved to approve the agenda as presented.
Boardrnember Ledvina seconded
The rnotion passed.
Ayes - all
IV. APPROVAL OF MINUTES
a. June 10, 2008
Boardmernber Ledvina moved approval of the amended minutes of June 10, 2008, revising: 1)
page 2 - strike near the bottom of the page "The rnotion died due to lack of a second." 2) page 4 -
strike "native" frorn #15.3) page 4 change "Wise" to "Ledvina".
Boardmernber Demko seconded
The motion passed.
Ayes - Demko, Ledvina, Olson
V. DESIGN REVIEW
a. Merit Chevrolet Building Remodel (2695 Brookview Drive)
City Planner Tom Ekstrand presented the staff report regarding the request for exterior renovations
at Merit Chevrolet at 2695 Brookview Drive.
Philip Wahlberg of Finn Daniels Architects was present along with representatives of Merit
Chevrolet and the contractor. Mr. Wahlberg explained renovation plans for the exterior changes.
Mr. Wahlberg clarified that the proposed renovation would include the entire east and north sides
of the Merit Chevrolet building.
Mr. Wahlberg explained that the metal panel finishes would be done in gray, blue and silver and
will wrap the entire east side of the building and continue down the north side of the building for a
short distance to the repaiFgarage. The repair garage will be cleaned and repainted, but will
remain stucco.
Community Design Review Board
Minutes 07-08-2008
2
Boardmember Olson asked if the initial proposal was for alteration to the entryway only. Mr.
Wahlberg responded that the renovation was originally proposed for all sides of the building, but
the small detail on the site plan was used to show construction details. Mr. Wahlberg said the west
and south sides of the building would be repainted along with some entrance treatment work at the
body shop area at the rear of the building.
Boardmember Demko asked if there is mechanical equipment on the roof. Mr. Wahlberg
responded that there are a couple of small pieces of equipment on the roof. Boardmember Demko
asked if the existing roofline conceals the equipment. Mr. Wahlberg said that the equipment is
concealed and that the new roofline will extend higher than the existing roofline.
Boardmember Olson asked if the building is handicap accessible. Mr. Wahlberg responded that the
entrance to the repair garage has a handicap wheelchair access lift that was installed during the
previous addition to the building.
Boardmember Ledvina moved to approve the plans date-stamped May 23, 2008 for the proposed
building upgrades to Merit Chevrolet at 2695 Brookview Drive. Approval is subject to the applicant
complying with the following conditions:
1. Repeating this review in two years if the city has not issued a building permit for this project.
2. Submit plans to staff for any sign modifications to the building and site.
3. The community design review board shall approve major changes to these plans. Minor
changes may be approved by staff.
4. The applicant shall submit a signage proposal to staff for review and approval.
Boardmember Olson seconded
The motion passed.
Ayes - Demko, Ledvina, Olson
VI. UNFINISHED BUSINESS
None
VII. VISITOR PRESENTATIONS
Robert Martin, 2329 Londin Lane, explained that he is a member of the Maplewood planning
commission and is visiting to observe a community design review board meeting.
VIII. BOARD PRESENTATIONS
None
IX. STAFF PRESENTATIONS
a. CDRB representative for the July 14 city council meeting: Mr. Demko
b. Recap of the recent summer bus tour.
c. July 22 board agenda - St. John's Hospital Expansion Proposal
X. ADJOURNMENT
Boardmember Ledvina f1)qved to adjourn the meeting at 6:23 p.m.-Boardmember Demko
seconded Ayes - all
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
Acting City Manager
Tom Ekstrand, Senior Planner
St. John's Hospital Expansion-CUP Revision
1575 Beam Avenue
July 16, 2008
INTRODUCTION
Project Description
HealthEast is requesting approval of plans to enlarge the St. John's Hospital campus.
The proposed expansion includes the following:
. Adding two stories onto the Ambulatory Care Center for an expanded floor area
totaling 60,000 additional square feet.
. Adding two stories onto the Maternity Care Center/Emergency Department for an
additional 35,300 square feet of floor area.
. Adding an additional parking level onto the parking ramp with 107 more parking
spaces.
. Adding 150 surface parking spaces.
Refer to the attached project narrative and plans.
Requests
The applicant is requesting approval of:
. A conditional use permit (CUP) revision to expand their facility. City ordinance
requires a CUP for hospitals.
. Site and architectural plans.
Number of Votes Reauired
Both requests require a 3/5s vote for approval.
BACKGROUND
The citv council took the followina actions:
May 20, 1982: Approved the original CUP.
May 23, 1983: Reviewed the CUP and scheduled review again in 1988.
May 23,1988: Reviewed the CUP and scheduled review again in 1993.
May 22, 1993: Reviewed the CUP and did not schedule further review.
May 12, 1997: Approved a 25-foot front setback variance for the parking ramp.
Approved a 1 Q-foot parking lot setback variance from Hazelwood Street
Approved a CUP revision.
Approved site and building design plans.
November 10, 1997: Approved a plan revision for the Medical Special Center at the
hospital to be a stand-alone building.
November 23, 1998: Vacated the former Saint John's Boulevard right-of-way that was
not in the location of the eventual road placement.
The communitv desian review board (CDRB\ approved:
November 10, 1997: The design revisions for the parking deck.
February 10, 1998: The landscape plan revisions.
DISCUSSION
Planned Unit Development
Staff finds no problem with this proposal from a use standpoint. The proposed
expansions comply with the findings required for approval of a CUP.
Architectural and Site Considerations
Building Design and Materials
The proposed parking ramp addition will be constructed of precast concrete panels and
would match the existing ramp.
The MCC/ED (maternity care center/emergency department) addition will be primarily
constructed of brick to match the existing facility and also have metal panels and glass
detailing. The ACC (ambulatory care center) addition would be metal and glass.
All design elements would be attractive and compatible with the existing architecture.
2
Parking
There are no minimum parking requirements for a hospital. The applicant is providing
additional spaces to fit their expansion needs. The proposed plans meet all setbacks
and parking stall size requirements as scaled from the plans. Since these are scaled
measurements, and there is some margin for uncertainty, the applicant should be
required to make sure that all parking spaces for the public measure at least 9 % feet
wide. Employee parking spaces may be 9 feet wide.
Traffic Impacts
The city conducted a traffic analysis for this area in 2003 prior to the construction of St.
John's Boulevard and the improvements that took place on Kennard Street and
Hazelwood Street. These area streets have been constructed to accommodate any
expanded development in this area as well as the proposed hospital expansion.
Landscapina and Tree Replacement
Staff has evaluated the landscaping and tree removal/replacement plan. The proposal
meets city requirements. The only suggestion staff has is that the north side of the
proposed parking lot should be planted with some trees for the adjacent town homes.
The grade difference is not as great in this area as it is further to the west. Screening
would have more of a benefit here than it would to the west on that slope.
The applicant is proposing to stock pile dirt on the west side of Kennard Street east
between the proposed surface parking lot and the street. This area will be used for
additional parking spaces when it becomes needed in the future. This dirt stock pile will
essentially look like a six-foot-tall berm. Staff has some concern that if it is there for a
long period of time, it should be treated in some "landscaped" fashion so it isn't just a
berm of unmown grass. However, if it is only there for a short' time, perhaps a year or
two, staff would not want the applicant to go to the expense and effort in planting it only
to have it then removed.
At this time, staff agrees that it should be seeded with a native seed mix as proposed
with the perimeter of the berm being sodded and maintained as a mowed lawn.
Site Liahting
The photometric plan shows compliance with the required maximum of .4 footcandles of
light intensity at property lines. The existing parking lot lights and parking-ramp lights
are all on elevated poles. Staff does not know the height of these light poles, but the
code would require a maximum of 25 feet for new lights. The existing lights are
recessed shoe-box type of fixtures. These are a good style for keeping down light glare
and limiting light spillover. The new lights would match this style of fixture.
Trash Storaae
The hospital currently stores their trash compactors on the south side of the building. If
there are any dumpsters that would be stored out doors, the code would require they be
kept in a screened area.
3
City Department Comments
Engineerina Comments-Easement Vacations Needed
Refer to the attached engineers' report by Steve Love, staff engineer with the city dated
July 8, 2008. Other than the routine comments and requirements relative to the plans,
Mr. Love has found that the proposed MCC/ED addition would lie within three existing
easements. These are a water main easement, a storm sewer easement and a ponding
easement. Refer to the attached map.
Staff has reviewed this matter with the applicant and they understand that they will need
to submit a proposal to vacate these easements. This process requires a public hearing.
Therefore, the planning commission cannot review this request the same night as the
public hearing for the CUP revision. Staff will bring this request back for the planning
commission's consideration after a complete review by the city's engineering department
as to the public need for these easements. The CUP approval should, however, be
conditioned upon the city council vacating these easements if it is determined to be in
the public interest.
Buildina Official's Comments
Dave Fisher, Maplewood's Building Official, gave the following comments:
. The applicant should provide a building tour to the building-inspection staff prior to
permit application.
. The city will require a building-code analysis when plans are submitted for the
building permits.
. Soil conditions must be verified by the applicant.
. The building must bed fire sprinklered.
. Retaining walls over four-feet-tall are required to be designed by a registered
Minnesota design professional with a signature on plans when submitted to the
building staff for approval.
. A preconstruction meeting is recommended with the building staff, contractor and
project manager.
. There may be SAC, WAC and PAC charges required for this expansion.
Police Comments
Lieutenant Kevin Rabbett reviewed this proposal and stated that the proposed
expansion poses no public safety concerns.
4
Fire Marshal
Butch Gervais, assistant fire chief and fire marshal, reviewed the proposal and requires
the following be provided:
. A fire protection per code.
. A fire alarm system per code.
. A 20-foot-wide fire department access road.
. A fire department key box (order from AC/FM).
. An annunciation panel at the main entrance.
. A properly marked fire protection room and fire alarm room.
RECOMMENDATIONS
A. Adopt the resolution approving a conditional use permit revision for Sl. John's
Hospital. Approval is based on the findings required by ordinance and subject to the
following conditions:
1. All construction shall follow the approved site plan. The planning staff may approve
minor changes.
2. The proposed construction must be substantially started within one year of council
approval or the permit shall become null and void.
3. The city council shall review this permit in one year.
4. Compliance with the city's engineering report by Steve Love dated July 8, 2008.
5. The applicant shall apply for the vacation of the ponding, storm sewer and water
main easements that would lie beneath the proposed MCC/ED addition. The city
shall not issue a building permit for this addition unless the city council first vacates
these easements.
B. Approve the plans date-stamped June 11, 2008, for the proposed building and
parking ramp additions and surface parking expansion for Sl. John's Hospital, 1575
Beam Avenue. Approval is based on the findings for approval required by ordinance
and subject to the developer doing the following:
1. Repeat this review in two years if the applicant has not obtained a building permit by
that time. After two years this review must be repeated.
2. Obtain a conditional use permit from the city council for this expansion.
3. Obtain the vacation of the storm sewer, water main and ponding easements which
would be in the location of the proposed MCC/ED addition before the city may issue
a building permit for that addition.
5
4. Comply with the requirements of the engineering report by Steve Love dated July 8,
2008.
5. Parking spaces shall be at least 9 % feet wide. Employee parking spaces may be 9
feet wide and must be posted as such (code requirements).
6. Any retaining walls over four-feet-tall shall be designed by a structural engineer and
have a protective guard rail or fence on top.
7. The applicant shall install in-ground lawn irrigation in formal landscaped areas. The
earthwork-adjustment berm and the northerly hillside area exempt.
8. Obtain any necessary permits from the Ramsey/Washington Metro Watershed
District.
9. All work shall follow the approved plans. The city planner may approve minor
changes.
10. All pole-mounted site lights shall comply with the 25-foot height maximum.
11. Submit a revised landscaping plan for staff approval showing trees on the north side
of the proposed new surface parking area in accordance with city screening
requirements.
12. Before obtaining a building permit, the applicant shall provide an irrevocable letter of
credit in the amount of 150 percent of the cost of completing landscaping and other
site improvements. This irrevocable letter of credit shall include the following
provisions:
. The letter of credit must clearly indicate that it is an irrevocable letter of credit in
the name of the City of Maplewood, payable on demand, to assure compliance
with the terms of the developer's agreement.
. The letter of credit must allow for partial withdrawals as needed to guarantee
partial project payments covered under the terms of the letter of credit.
. The letter of credit shall be for a one- year duration and must have a condition
indicating automatic renewal, with notification to the city a minimum of 60 days
prior to its expiration.
6
CITIZEN COMMENTS
Staff surveyed the 296 property owners within 500 feet of this site for their comments.
There were nine replies. One person had "no comment," six were in favor and two,
though not stating they are opposed, listed several concerns with this expansion.
In Favor
1. A good added feature would be a sidewalk from Hazelwood Street to the hospital.
(Cardinal Pointe resident, 3003 Hazelwood Street)
2. I have no objections to this proposal. I believe any additions to St. John's would be a
plus for Maplewood. (Don and Julie Shiek)
3. This expansion should take place. (Fuhrmann, 3041 Germain Street)
4. HealthEast St. John's is a real asset to our community. We need to support it!
(Cardinal Pointe resident, 3003 Hazelwood Street)
5. Go for it! (Cardinal Pointe resident, 3003 Hazelwood Street)
6. Refer to the letter from IRET, International Real Estate Trust.
Concerns
1. Refer to the letter from Raymond and Arlette Watts. The concerns noted were those
of traffic increase and driver speed on Hazelwood including both that of both general
traffic and ambulance use. .
2. Refer to the letter from Sarah and Steve Shroyer. The concerns noted here were
increases in site lighting, construction noise, traffic increase and speeders and litter.
7
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 28 acres
Existing Use: St. John's Hospital Campus
SURROUNDING LAND USES
North: The Cottages at Legacy Village and Legacy Village Town Homes
South: Beam Avenue, Maplewood Professional Building and Maplewood Cancer Center
East: Kennard Street and Birch Run Station
West: Hazelwood Street and Holiday Station Store
PLANNING
Land Use Plan: BC (business commercial)
Zoning: BC
APPLICATION DATE
The city received the applicants' requests on June 11, 2008. Since then there have
been several extensions to the review schedule all of which have been in accordance
with the statutory requirements for review extensions. The deadline for would have been
August 10, 2008. Staff extended this review an additional 60 days under the provisions
of state statute. The reason for the extension is because of the need for the study of the
easement vacations and the needed process of public meetings. The extended deadline
for approval by the city is now October 10, 2008.
p:sec3\St. John's Expansion 7 08
Attachments:
1. Land Use Plan Map
2. Zoning Map
3. Proposed Expansion Plan
4. Site Plan
5. Applicant's Project Narrative dated June 6, 2008
6. Engineering Report dated July 8, 2008
7. Survey-Response Letter from IRET dated June 18, 2008
8. Survey Response from Raymond and Arlette Watts
9. Survey-Response Letter from Sarah and Steve Shroyer dated June 23, 2008
10. CUP Resolution
11. Plans date-stamped June 11, 2008 (separate attachments)
8
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Attachment 5
Submittal to City of Maplewood
Conditional Use Penmt Revision
Community Design Board Application
June 6, 2008
Project:
Healtheast St. Johns Hospital
1575 Beam Avenue, Maplewood, Minnesota 55109
Contact:
Anthony F. Thomas, AIA, NCARB
651-232-4691
Project Narrative:
;"
This project is for the expansion of the HealthEast St. John's Hospital and consists of four
components as outlined in the Project Key Plan.
1. ACC Vettical Expansion: Two stories are being added to the existing two-story
Ambulatory Care Center (ACC). This addition consists of two floor plates of 30,000
SF each for a total addition of 60,000 SF. The new third floor adds 32 beds, and the
new fourth floor will be shelled initially with the capacity to add 32 future beds.
2. MCC/ED Horizontal Expansion: A two story addition to the Maternity Care
Center (MCC)/Emergency Department (ED) will consist of 17,000 new SF for the
ED and an 18,300 SF addition to the MCC, for a total addition of 35,300 new SF.
The addition to the MCC will add 11 beds and the addition to the ED will add 10-
14 exam rooms. This portion of the project also includes a remodeling of 5,850 SF
within the MCC and 13,500 SF within the ED.
3. Structured Parking: One new level of parking is being added to the existing
parking deck to accommodate 123 new parking spaces.
4. Surface Parking: A new surface parking lot for 150 parking spaces is being added
to the northeast comer of the site. This portion of the work is approximately 3.29
acres.
St. John's Hospital is a long term resident of Maplewood and provides a critical service to
the city and the region. The addition will not change the use or purpose of the campus, but it
will provide the space necessary to better provide the community with appropriate services.
The new additions will be compatible in design and materials with the existing campus. The
Parking ramp elevations will be of a precast concrete panel to match the existing panels. The
ACC/ED addition will be primarily constructed of brick to match the existing facility with
metal panel and glass. The ACC addition will be metal and glass.
HealthEast St. John's Hospital
June 6, 2008
Page 2 of2
As a result of the MCC addition, the comer of Beam and Hazelwood is being modified,
which in turn helps to better define the intersection and solidify the corner. A new retaining
wall, that is compatible with the architecture of the building, will replace the existing
retaining wall in addition to providing low plantings that maintain site lines.
Public Access to the site will remain off Hazelwood Stteet. There will be no change to the
emergency access to the site.
Landscape screening is being provided as required by the zoning code. The project complies
with the Ramsey Washington Metto Watershed District requirements for water quality and
quantity, including the provision of a rain garden. We are designing the new storm system to
match flows to the existing storm system sewer. New fire and domestic water mains are
proposed from Hazelwood to accommodate the MCC addition. We will work with the city
on the preferred connection point for the sanitary sewer.
The city council acted on several requests for this property on May 12, 1997 for the approval
of a conditional Use Permit. These included setback variances for the parking deck and for
an open parking lot along Hazelwood Stteet. These approvals did not set a height limit for
the parking deck, so the vertical addition to the ramp complies with the previous CUP. No
other variations from the city code are being requested for this project.
Attachment 6
Cit"y of Mil pie wood
EllI!:ineerin2 Plan Review
PROJECT:
PROJECT NO:
DATE:
REVIEWED BY:
Ste John's Hospital Expansion
08-07
.JlIly 8, 2008
Steven Love, P.E., P.L.S. (Maplewood Engineering Department)
Proiect Summery:
Healtheast St. Johns Hospital is proposing to expand their existing facility located at the
intersection of Hazelwood Street and Beam Avenue. The proposed improvements consist of
adding two stories to the existing two-story Ambulatory Care Center (ACe), adding one new
level of parking to the existing parking structure located along Hazelwood Street, a new
o parking lot located at the northeast corner of the site, and a new two story addition to the
Maternity Care Center (MCC).
Erosion Control Site Plan (Cl 00)
1) Inlet protection should be added to existing storm sewer catch basins No. 42 and 43 as
shown on sheet 6 of the topographic survey.
2) Inlet protection should be added to existing storm sewer catch basins t~o. 69 and 71 as
shown on sheet 2 of the topographic survey.
3) Inlet protection should be added to existing storm sewer catch basins No.7, 8, 9, and
10.
4) Inlet protection should be added to proposed storm sewer manhole No.4 and 8 as
shown on sheet C501.
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with the existing curb line.
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need to be onsite at all times during construction.
7) Describe measures of onsite dust control (i.e... ..water as needed).
8) Identify the quantity of materials to be imported or exported from the site (cu-yd).
9) Identify locations and provide details for concrete washouts.
10) Identity locations for equipment/material storage, debris stockpiles, vehicle/equipment
maintenance, fueling, and washing areas. Address measure to contain area and specity
that all materials stored on site shall have proper enclosures and/or coverings.
II) Identify erosion and sediment protection on slopes and sediment controls at top and
toes of slopes and base of stockpiles.
12) The following verbiage shall be added to the plan:
"Effective erosion and sediment controls shall be in place prior to any storm events. "
Failure do such shall result in the deduction of escrow funds (the city requires the
developer or contractor to post escrow prior to issuance of the grading permit). The
funds will be deducted at the discretion of the city inspector upon notice to the
developer or contractor.
" Site Demolition Plan (C200)
I) Show general area of removal for installation of the proposed water main across
Hazelwood Street.
2) The existing concrete apron entering the site at the southwest corner off of Hazelwood
will need to be saw-cut or fully removed and replaced to install the proposed water
mains. This needs to be shown on the plans and will need to at minimum meet the
requirements as shown on City of Maple wood detail plate No. 236.
3) The existing 16" water main is not shown on the plan. According to as-built
information the water main runs under the existing concrete entrance to the property on
the west side of Hazelwood Street. If the wet-tap of the existing water main is done as
shown on sheet C501 then work would need to be done on the gas station entrance and
should be shown on the plan. Add the existing 16" water main to all plans.
4) The curb removal along St. John's Boulevard for the new entrance to the proposed
parking addition should be shown. This entrance will need to at minimum meet the
requirements as shown on City of Maple wood detail plate No. 236.
5) The curb and bituminous removal at the east end of the existing north parking lot for
access to the proposed parking lot should be shown.
6) The curb and bituminous removal at the southeast entrance to the existing north parking
lot for the construction of the proposed storm sewer should be shown.
7) The "REMOVE EXISTING RETAINING WALL FROM THIS POINT WEST" note
has two leader lines. Please check and see if one of these should be removed.
8) Add note 10 from sheet C500 to general notes.
9) Add the following note to general notes:
a) SEE SHEET LIOO FOR TREE REMOVAL DETAILS.
b) SEE SHEET C501 FOR UTILITY REMOVAL DETAILS.
c) REPLACE AND REPAIR DISTURBED CONCRETE CURB AND GUTTER,
DRIVEWAY APRONS, AND BITUMINOUS AREAS PER CITY OF
MAPLEWOOD STANDARDS AND SPECIFICATIONS.
SITE GRADING PLAN (C400)
1) Revise tie in contours for proposed rain garden.
2) Show location and elevation of emergency over flow for proposed rain garden. All
rainwater gardens and infiltration basins shall have emergency overflow swales line
with a permanent erosion control blanket extending to the downstream receiving
water/drainage structure.
3) Label high water level elevation for proposed rain garden.
4) Revise the 918 contour for the north drive entrance to the proposed parking lot.
5) Add the following note to the rain garden construction notes:
a) AVOID COMPACTING INFILTRATION AREAS BY LIMITING THE USE
OF HEAVY EQUIPMENT IN RAIN WATER GARDEN BASIN AREA
DURING CONSTRUCTION. EXCAVATION TO FINAL DEPTII SHALL
OCCUR PRIOR TO INSTALLATION OF BEDDING MATERIAL AND
AFTER MAJOR GRADING ACTIVITIES.
6) Provide a grading plan for proposed parking structure showing how the ramp ties into
the existing drive, slope of the ramp, and drainage of proposed parking deck.
MCC GRADING PLAN (C401)
1) Sheet No.2 of the topographic survey shows a ponding easement per Doc. No.
2276522, a water main easement per Doc. No. 2608921, and a storm sewer easement
per Doc. No. 2276525 at the southwest comer of the site. These easements are shown
only on the topographic survey, but do not appear on any of the proposed construction
plans. The proposed MCC addition lies within all three of these easements. There
needs to be a plan showing how the developer plans to deal with these easements. The
plan should show if the easements are to be vacated and any new easements that are
needed as the result of vacating the easements.
2) The plan should show approximate removal and replacement of materials for the water
main crossing Hazelwood Street and wet-tapping of the existing 16" water main.
3) Verify that the proposed grades shown north of the transformer and south of the walk
are 3: 1 or less. If a 3: 1 maximum slope cannot be obtained then a small retaining wall
may be necessary. All 3: 1 slopes require an erosion control blanket and locations shall
be clearly shown on the plans.
4) Indicate on the plans if the finished floor elevation is the lowest floor elevation.
5) Show proposed striping of parking lot west of the MCC addition. If there are proposed
handicapped parking areas these stalls need to meet ADA standards. A ramp location
should also be shown for the walk if there are proposed handicapped parking stalls.
6) Proposed curb at the east match in point is missing and should be added.
7) Add notes to the drawing at key locations showing elevation of top of retaining wall
and bottom of retaining wall. All retaining walls over 4 feet high need to be engineered
with a fence located at the top of the wall and the designs need to be submitted to the
City of Maple wood building department. Provide a typical detail of the proposed
retaining wall on the plans.
8) Add symbol for AD for area drain to the legend.
9) All existing easements that are not vacated and all proposed easements need to be
shown on all of the proposed plan sheets.
SITE UTILITY PLAN (C500)
1) Add note showing quantity of rip-rap to be installed.
2) Add structure elevation information to the note for the storm #12 outlet structure
including drain tile invert elevation. Shop drawings for this structure will need to be
submitted for City of Maple wood review.
3) Add construction notes for the structures that lie between proposed storm structure # 12
and existing storm structure #43.
4) Add length of pipe to all the proposed pipe notes,
5) Note that existing structure #43 is to be core-drilled and add existing structure
elevations.
6) Proposed storm sewer structure NO.9 is shown as a 2'x3' structure. A 2'x3' storm
sewer structures should only be used at the start of a storm sewer system. All junction
point structures should at a minimum be a 48" diameter round structure. Proposed
structure NO.9 will need to provide water quality treatment for the storm water entering
the proposed rain garden. At a minimum proposed structure NO.9 should include a 3
foot sump and provide skimming for floatable debris to prevent the rain garden bedding
material from becoming plugged.
7) Sheet C400 indicates that drain tile will be installed in the proposed rain garden.
Include this and appropriate construction notes on sheet C500.
MCC UTILITY PLAN (C501)
1) Show the existing water main location and size on the west side of Hazelwood Street.
2) Label all proposed top nut hydrant elevations.
3) The pipe leaving the proposed storm sewer structure #1 is labeled as a 21" RCP. The
existing pipe is labeled as a 27" RCP and the drainage calculations show the proposed
pipe being a 2T' RCP. Verify the proposed size and revise the note. This note needs to
be revised to say that "TIIE CONNECTION TO TIIE EXISTING STORM SEWER
PIPE SHALL BE DONE PER CITY OF MAPLEWOOD STANDARDS AND
SPECIFICATIONS. TillS CONNECTION WILL NEED TO BE INSPECTED AND
APPROVED BY TIIE CITY OF MAPLEWOOD".
4) The note for the proposed 12" storm sewer pipe leaving proposed structure NO.8 and
connecting to the existing 12" storm sewer pipe needs to be revised to say that "THE
CONNECTION TO THE EXISTING STORM SEWER PIPE SHALL BE DONE PER
CITY OF MAPLEWOOD STANDARDS AND SPECIFICATIONS. TillS
CONNECTION WILL NEED TO BE INSPECTED AND APPROVED BY TIIE
CITY OF MAPLEWOOD".
5) Include length of pipes for all proposed storm sewer and sanitary sewer pipe.
6) Label length and size of all proposed water main pipes.
7) Label size and type of all existing sanitary sewer and storm sewer pipe.
8) Label size and type of all existing water main pipe.
9) Label finished floor and lowest floor elevations for the proposed addition.
10) The plans show the following note:
a) THE LOAD ON TillS SANITARY LINE SHOULD BE DETERMINED. A
CONNECTION TO MAIN SANITARY IN BEAM AVE, MAY BE
REQUIRED.
This information needs to be determined and the plans revised respectively. The
existing public sanitary sewer system lies on the south side of Beam Avenue and if a
new connection is required this may prove to be very costly.
11) Note the type of structure to be used on all proposed structures.
12) Provide reference detail number for proposed area drain #1
13) Provide plumbing drawing number for water services connection notes.
14) Midway on the proposed 18" RCP storm sewer pipe from proposed structure #6 to
proposed structure #5 there appears to be a pipe connecting from the north. Verify if
this is a pipe or some other type of line. If it is a pipe provide construction information
and detail on how the pipe is connected. Currently no proposed structure is shown. At
a minimum a 48" diameter round structure is required to be used at all junction points.
15) The proposed sanitary sewer line from the proposed sanitary sewer manhole #1 to
existing sanitary sewer manhole #95 is shown as a 6" CIP and connection to the
existing manhole #1 by a outside drop. Per the City of Maple wood detail plate No. 401
the drop pipe is to be DIP, and the pipe running from proposed sanitary sewer manhole
to the existing manhole could be PVC or DIP if there is a structural load issue. CIP
should not be used for the sanitary sewer line.
16) All casting frames and lids should match City of Maplewood detail plate No. 301.
SITE DETAILS (C900)
1) Revise all details to match City of Maple wood standard plates. These detail plates are
available in CAD or PDF format upon request.
SITE DETAILS (C902)
1) Revise all details to match City of Maple wood standard plates. These detail plates are
available in CAD or PDF format upon request.
2) Add structure over flow elevation and drain tile design information including length,
size, slope, and depth to detail 13.
SITE REFERENCE AND TREE REMOVAL PLAN WITH SIGNIFICANT TREE
OVERLAY (LlOO)
1) The plan shows that less then 20% of the significant trees on the property are to be
removed. Therefore the trees are to be replaced on a one to one basis. A total of 13
trees are shown to be removed. A total of 13 replacement trees of 2. 5 caliper inches or
~=<
larger will be required. The planting plan calls out a total of 45 proposed trees which
well exceeds our requirements.
2) On sheets Ll 00 and L200 the minimum replacement tree size is shown as 2" caliper.
This should be revised to be 2.5" caliper inches or larger.
3) Staff would encourage some trees to be planted along the top of the earthwork
adjustment berm located at the northeast comer of the site.
BOUNDARY & TOPOGRAPHIC SURVEY (2)
1) Existing water main on the west side of Hazelwood Street is not shown.
2) Verity if wetlands exist on site. Ifwetland exist they must be delineated and show
delineator and date on plans. Ifwetlands do not exist then add a note must be added to
the plans stating so.
DRAINAGE CALCULATIONS
1) The drainage calculations need to be submitted using a TR-55 or HydroCad storm
routing model.
2) Revise the storm sewer pipe calculations for a 10 year 4.2 in/hr event.
3) All rainwater gardens and infiltration basin shall be excavated to final bottom elevation
after major grading is complete. Care must be taken to avoid compaction of bottom
area in order to avoid losing the infiltration characteristic~ of the soil. If the rainwater
garden or infiltration basin does not perform as designed, it is the responsibility of the
developer's engineer and/or contractor to correct the problem. The city will withhold
all escrow monies, and may coordinate with the city building department to withhold
certificate of occupancies for buildings on the development site, until the proper
functioning of the rainwater garden and/or infiltration basin is restored.
4) The developer's contractor shall contact City of Maple wood Engineering Department
for inspection of all infiltration basin, rain garden, and native seeding and planting
activities.
5) Provide a storm water narrative detailing the exiting conditions, proposed conditions,
overall existing pervious and impervious calculations, impervious removal calculations,
and overall proposed pervious and impervious calculations.
AGENCY SUBMITTALS
1) All necessary plans and permit applications need to be submitted for approval to the
MPCA, Ramsey-Washington Metro Watershed District, Saint Paul Regional Water
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project. Copies of all permit approvals shall be provided to the City of Maple wood.
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treatment devices (list devices i.e... . sumps, basins, ponds, etc). The city shall prepare
this agreement.
MISCELLANEOUS
1) Benchmark information should be shown on all grading and utility plans.
2) Provide soil herring report including at least one boring at all rain garden and infiltration
basin areas to a depth of 15 feet. The soil boring log will dictate the infiltration rate to
be used for infiltrating the -first 1.0 inches over the TiCVv' or disturbed impcnrious arcas.
If no boring information is provided then an under-drain system must be designed and
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the first 1.3 inches over all new or disturbed impervious areas.
3) Provide a proposed site plan showing the following information:
a) Current zoning and setback requirements.
b) Parking calculations.
c) Proposed striping and handicapped parking locations.
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ways.
e) Dimension of all proposed curb radii.
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example will a fixed axle vehicle like an ambulance need to and or be able to
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MCC expansion without running over the island.
4) The developer or proje\.~t engineer shall submit a copy of the Iv:iPCA's Gl'iTIstruction
storm water permit (SWPPP) to the city before the city will issue a grading permit for
this project.
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J) 1 ne va-SIn Hiiluscaplng ueslgn SHall. ue SUDjtX;;r to approval oy Tile cuy 5 ncu:uranSt, \Jlnny
Gaynor.
6) Building permit will be required for all proposed buildings and parking structures.
Attachment 7
IRET
INVESTORS REAL ESTATE TRUST
a real estate investment trust
lRET PROPERTIES
a norIh dakota limited partnership
June 18,2008
Mr. Tom Ekstrand
Senior Planner
City of Maplewood
Office of Community Development
1830 County Road BEast
Maplewood, MN 55109
RE: St. John's Hospital Expansion Proposal
Dear Tom,
Thank you for the opportunity to provide input as to the HealthEast
proposed expansion of the St. John's Hospital campus.
IRET Properties owns the adjacent medical building and welcomes the
expansion of services which will enable St. John's to better serve the long term
clinical and emergency care needs of Maple wood and surrounding communities.
Additionally the parking upgrades that Healtheast is proposing would serve to
address the long term parking requirements that can be expected with this and
potential future expansions at this hospital.
We would be in full support ofthis project and would encourage the
Planning Commission and City Council approves the project as proposed.
Please contact me with any questions at (612) 710- 4759.
~'nce~IY')?
~
K A. Entorf CP~
Senior Asset Manag1J
Cc: C. Greenberg
T. Wentz Jr.
rulE @ lE DW lEWl
m JUN 23 2GGB \!}
-10050 Crossrown Circle, Suite !O5' Eden Prairie, MN 55344
Phone 952.401.6600' Fax 952.401.7058
[mail: info@iret.com..vvww.irets.com .. Nasdaq Symbol: TRETS
June 13, 2008
RAYMOND WATTS
ARLETTE WATTS
3004 COTTAGE LN N
MAPLEWOOD, MN 55109
Attachment 8
Together We Can
ST. JOHN'S HOSPITAL EXPANSION PROPOSAL
This letter is to get your opinion on the proposed expansion of the St. John's Hospital
campus. HealthEast is proposing the following at St. John's:
1. A second-floor addition to the parking ramp
2. Additional surface parking in the northeast comer of the property
3. A second-story addition to the ACC unit, and
, 4. Renovation and expansion of the ER unit
Please refer to the applicant's letter for a thorough explanation.
I would like your opinion to help me prepare a recommendation to the planning
commission and city council. Please write your opinion and comments below and return
this letter and any attachments on which you have written comments by June 25, 2008.
If you would like further information, please call me at 651-249-2302 between 8 a.m. and
4:30 p.m. You can alsoemail meattom.ekstrand@ci.maplewood.mn.us. I will send you
notices of the public hearing on this request when it is scheduled. Thank you for your
/ oo;m: ~J;:S 00";00"","
</0 : TOM EKSTRAND-SENIOR PLANNER 300// A:nf;--,/ --/ -<...-11; #~A^LJ
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OFFI~g OF COMMUNITY Dl;:VEL.c:!PMENT . 651-249-2300, . FA1G 651-249-21119 '
CITY OF MAPL.EWOOD
1830 COUNTY ROAD BEAST
MAPL.EWOOD, MN 55109
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Attachment 9
June 23, 2008
TO: Tom Ekstrand, Senior Planner
Office of Community Development
City of Maplewood
1830 County Road BEast
Maplewood, MN 55109
Fax 651 2492319
RE: StJohn's Hospital Expansion Proposal
From: Steve and Sarah Shroyer, Cottage of Legacy Village homeowners/residents
3006 Cottage Lane North
Maplewood, MN 55109
Thank you for the opportunity to provide feedback about the proposed expansion of HealthEast St John's Hospital.
Several key areas of concerns are listed below, with potential solutions as well.
1. Lights: The additional proposed levels of building and the additional proposed level of parking ramp. will
increase the height and number oflights viewable by the homes along the berm extending east to west
between Kennard and Hazelwood. A reasonable solution would be to landscape near the top of the south side
of the berm (the hospital side of the berm) with a line, or zigzagging lines, of decent sized trees, placing the
trees so the mass of the tree blocks the light from the additional parking light fixtures and additional building
lights from being viewable by windows on the first and second floors of the homes facing the hospital over
the berm. Some of the existing lights are really bright, and the proposed expansion will result in more lights
viewable by the homes. Utilizing more down pointing lights, instead of horizontal pointing lights, wonld help
as well.
2. Sounds: Adding more surface and ramp parking will increase the number and proximity of sounds heard by
the homes along the berm. This includes cars entering and leaving, car alarms that go off (heard frequently
by the homes over the berm currently), as well as snow plow trucks plowing the existing parking lots in the
middle of the night and the reverse beeping of the plows in the middle of the night. The addition of a line or
line of decent sized well placed trees, as suggested above in the "lights" concern, would assist in dampening
the sounds heard by the homes along the berm.
3. Traffic and Speeders:
a. Soeed limit sirms: Larger hospital facilities and more parking will bring more traffic entering and
leaving off the Hazelwood entrance/exit, as well as off the Kennard entrance/exit. This increases the
concerns residents along Hazelwood have about speeders due to more drivers - and more potential
speeders. We notice that currently there is only one posted 30 mph speed limit sign, and it is
currently poorly placed on Hazelwood as it is before the entrance and only viewable to those going
north on Hazelwood from or across Beam. Reasons the sign is easy to miss there include: 1) the
distraction of cars turning in and out ofthe FreedomMart, 2) traffic merging from the right from
Beam, 3) traffic turning in and out of the emergency entrance, and 4) traffic coming in and out of
the parking ramp. It is concerning that traffic entering and exiting via the main entrance on
Hazelwood exit is not able to see a posted 30mph speed limit sign within a few hundred yards or so in
either direction they go. The hospital is open 24 hours and those coming and going may miss the one
speed limit sign there for the reasons listed, and if they aren't given a speed limit sign, they go much
faster than 30 mph. We know from experience that most drive along Hazelwood at a much higher
speed, perhaps 40 mph or more, we have seen cars fly by up the hill from Beam at as much as 50-60
mph sometimes. We request that the city mOVe the current 30 mph speed limit sign on the east side
of Hazelwood from before the entrance to just past the entrance on St John's Blvd, maybe halfway
to Cottage Lane, and the add an additional speed limit sign on the west side of Hazelwood as one goes
down the hill towards Beam. Beam is 45 mph, County Rd D is 35-40 mph, and with the addition of
Costco nearby and the traffic that will soon add, we need to work harder to get cars to See the 30
mph signs and to go 30 mph along Hazelwood.
b. Three way stoo at Hazelwood and Lezacv Parkway: To handle the additional traffic, curb the
speeding and increase safety for residents that cross Hazelwood to get to the Bruce Vento trail, go
---
walking. biking, etc., we request that the iutersectiou of Hazelwood aud Legacy Parkway be turned
into a three way stop, with traffic goiug in both directions on Hazelwood having to stop - as traffic
comiug dowu Legacy Parkway currently has to. The addition of a three way stop at the intersection
of Hazelwood and Legacy Parkway wonld also help to slow down the traffic that currently ignores the
15mph tight turn as one goes towards Country Rd D past Legacy Parkway on Hazelwood. We have
heard cars squeal tires and slam on breaks as they hit that tight turn.
c. Hospital pedestrians on private roads/walkways: In addition to stray cars that enter the private road
of Cottage Lane (to then have to turn around as it is a dead end), we have seen (as well as stopped
and talked to) hospital staff and hospital visitors on foot that are walking along on our private drive
or on our walkway in front of the five detached homes just over the berm. This is already a concern
so increased visitors and traffic will probably worsen this problem. A notice or reminder through a
hospital communication to staff and visitors that Cottage Lane (and many of the roads in the
Khov/Town & Country development as well) are private roads/walkways for residents only and they
should look for "private road" written ou the street signs.
4. Garbage: Depending on the season and weather, sometimes a significant amount of garbage and debris
(particularly food container items that appear to be from a hospital cafeteria) blows into the drainage area
with trees, as well as then up and over or into the berm and gets stuck in the brush on the berm near the
homes just over the berm. Increased parking lot space that is closer to the berm will bring more cars and
subsequent garbage closer to the berm and homes. We request that a snfficient number of covered garbage
_ cans be added to assist with this problem, as well as perhaps some "throw it in the garbage, don't litter" signs
on the garbage cans.
The two page proposal included with the letter we received leaves ns with a few questions.
I. What does "landscape screening as required by zoning code" mean? Is what we are asking for more than that?
2. Why is the main access off Hazelwood when it could be off Beam or Kennard, or at least shared with those
streets?
3. What is the timeline for starting? Ending? Total time? Will it be done in stages or all at once?
4. Taking into consideration the close proximity of the homes along the berm, what will the working hours for
construction be?
One last final thought, we can appreciate that the conditional use permit approved in 1997 did not set a height limit
for the parking deck, but with the addition of dozens and dozens of homes right in that area since then, it seems that
approvals in 1997 shouldn't just be granted "as is" anymore, at least not without serious thought to implications of
the homeowners and residents in the immediate snrrounding area. This applies to other undeveloped areas such as
the space next to the Freedom Mart and the space at County Road D and Hazelwood. These spaces need to be used in
ways that assist in developing and maintaining the residential look and feel that those of us that selected to bny
homes in the Cottages of Legacy Village and Khov/T own & Country development having been working towards and
hoping for, hoping being the key word here. Weare residents and have made investments in Maplewood, just as
HeaIthEast St John's Hospital has, and we hope to be able to live quietly, peacefully and safely in the area near the
hospital, and hope the city of Maplewood and St John's Hospital are interested in that as well.
Thank you,
Sarah and Steve Shroyer
sarah.shrover@gmail.com
612418-2293
.<~
~ -..
Attachment 10
CONDITIONAL USE PERMIT REVISION RESOLUTION
WHEREAS, HealthEast applied for a conditional use permit revision to expand St. John's
Hospital.
WHEREAS, this permit applies to the property located at 1575 Beam Avenue. The legal
description is:
The Southwest Quarter of the Northeast Quarter of Section 3, Township 29
North, Range 22 West, Ramsey County, Minnesota, according to the Government Survey
thereof except the following parcels:
The East 40.00 feet of said Southwest Quarter of the Northeast Quarter lying northerly of
the South 660.00 feet thereof.
Commencing at the southwest corner of said Southwest Quarter of the Northeast Quarter,
being the center of said Section 3, said point being marked by a Ramsey County
monument; thence along the west line of said Southwest Quarter of the Northeast Quarter,
North 00 degrees 01 minutes 40 seconds East, assumed basis of bearing, a distance of
703.29; thence on a bearing of East 437.93 feet to the point of beginning; thence continuing
on a bearing of East 264.24 feet; thence on a bearing of South 124.13 feet; thence on a
bearing of West 264.24 feet; thence on a bearing of North 124.13 feet to the point of
beginning.
Subject to easements of record.
WHEREAS, the history of this conditional use permit is as follows:
1. On July 15, 2008, the planning commission held a public hearing. The city staff
published a notice in the paper and sent notices to the surrounding property
owners. The planning commission gave everyone at the hearing a chance to speak
and present written statements. The planning commission also considered the
reports and recommendation of city staff. The planning commission recommended
that the city council approve this permit.
2. On , 2008, the city council considered reports and recommendations
of the city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council
described conditional use permit, because:
the above-
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City's Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding
area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke,
dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not
create traffic congestion or unsafe access on existing or proposed streets.
6. The use would be served by adequate public facilities and services, including
streets, police and fire protection, drainage structures, water and sewer systems,
schools and parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and
scenic features into the development design.
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1. All construction shall follow the approved site plan. The planning staff may
approve minor changes.
2. The proposed construction must be substantially started within one year of
council approval or the permit shall become null and void.
3. The city council shall review this permit in one year.
4. Compliance with the city's engineering report by Steve Love dated July 8, 2008.
5. The applicant shall apply for the vacation of the ponding, storm sewer and water
main easements that would lie beneath the proposed MCC/ED addition. The city
shall not issue a building permit for this addition unless the city council first
vacates these easements.
The Maplewood City Council
this resolution on
,2008.
MEMORANDUM
To:
From:
Subject:
Date:
Acting City Manager
Tom Ekstrand, Senior Planner
City News Articles
July 15, 2008
INTRODUCTION
A couple months ago, the acting city manager began requested that the chair
persons of the city's advisory committees take turns writing an articles for the
monthly City News issues. The articles were to be relative to their committees
work, their mission, responsibility, accomplishments, projects approved, etc.
I understand that the various chair persons have been notified of this, but in case
they have not, the schedule shows Linda Olson to write the City News article for
the September issue. The deadline for that newsletter article is August 14.
REQEUST
Staff is requesting that Linda prepare an article for this upcoming issue.
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