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HomeMy WebLinkAbout07/07/2009 AGENDA MAPLEWOOD PLANNING COMMISSION Tuesday, July 7, 2009 7:00 PM City Hall Council Chambers 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. June 2, 2009 b. June 16, 2009 (there are no minutes due to meeting cancellation-no quorum) 5. Public Hearings a. 7:00 pm: Conditional Use Permit Amendment-Century Trails Senior Apartments, Common Bond Communities, Benet Road and Monastery Way b. 7:15 pm: 2010-2014 Capital Improvement Plan (The Environmental and Natural Resources Commission will attend for this discussion) 6. New Business 7. Unfinished Business 8. Conditional Use Permit Amendment-Bruentrup Heritage Farm, 2170 County Rd D b. Election of Chair and Vice Chair for June 2009 through May 2010 8. Visitor Presentations 9. Commission Presentations a. Commissioner Report: There were no items requiring planning commission representation at the June 8 or June 22, 2009 city council meeting. b. Upcoming City Council Meeting of July 13, 2009. At this time, the anticipated item for review will be the Bruentrup Heritage Farm CUP. Commissioner Boeser is scheduled to attend. 10. Staff Presentations a. 2009 Planning Commission Summer Tour Recap 11. Adjournment DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JUNE 02, 2009 I. CALL TO ORDER Chairperson Fischer called the rneeting to order at 7:05 p.m. II. ROLL CALL Comrnissioner Joseph Boeser Vice-Chairperson Tushar Desai Chairperson Lorraine Fischer Cornrnissioner Harland Hess Commissioner Robert Martin Commissioner Gary Pearson Comrnissioner Dale Trippler Commissioner Joe Walton Commissioner Jeremy Yarwood Present Present Present Absent Present Absent Present Absent Absent City Staff Present: Tom Ekstrand. City Planner III. APPROVAL OF AGENDA Commissioner Trippler moved to approve the amended agenda, deleting Items 7.a.-CUP-T-Mobile at the request of the applicant and 1 O.a.-Vacant Lands Inventory until a later meeting; and adding Items 10.a.-CUPs & PUDs, b.-Conflict of Interest, and c.-2009 Summer Tour. Cornrnissioner Desai seconded The motion passed. Ayes - all IV. APPROVAL OF MINUTES a. May 19, 2009 Comrnissioner Trippler rnoved to approve the minutes of May 19, 2009. Commissioner Martin seconded Ayes - Boeser, Fischer, Martin, Trippler Abstention - Desai The motion passed. V. PUBLIC HEARING None VI. NEW BUSINESS None VII. UNFINISHED BUSINESS None Planning Commission Minutes of 06-02-09 -2- VIII. VISITOR PRESENTATIONS None IX. COMMISSION PRESENTATIONS a. May 28, 2009 City Council Meeting: Commissioner Fischer reported on this meeting. b. Upcoming City Council Meeting of June 8, 2009: No planning items on agenda. c. Election of Chair and Vice Chair Commissioner Martin moved to table this discussion until rnore members of the commission are present. Commissioner Trippler seconded The rnotion passed. Ayes - all X. STAFF PRESENTATlONS-IN-SERVICE TRAINING a. Conditional Use Permits & Planned Unit Developments b. Conflict of Interest City planner Tom Ekstrand explained that city attorney Alan Kantrud is attending tonight's meeting to discuss in-service training items, as requested by the planning commission. Planner Ekstrand introduced city attorney Alan Kantrud. City attorney Alan Kantrud gave the commissioners a manual that included copies of various informational topics on planning codes and issues. Mr. Kantrud gave a presentation on Conditional Use Permits and Planned Unit Developments and answered questions from the commission. Mr. Kantrud also discussed issues of conflict of interest and other planning topics and concerns. c. 2009 Summer Tour Planner Ekstrand asked the commissioners for suggestions on the preferred format and to give input" on details for the upcoming summer tour. The commissioners made suggestions on their preferences for the tour. Mr. Ekstrand said he will bring a rnockup itinerary to the next meeting for the commission's comments. XI. ADJOURNMENT The meeting was adjourned at 8:23 p.m. MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: City Manager Tom Ekstrand, Senior Planner Century Trails Apartments-CommonBond Communities Benet Road and Monastery Way July 1, 2009 INTRODUCTION Project Description CommonBond Communities is proposing to build their second phase of development at the St. Paul's Monastery property, located at the northwest corner of Larpenteur and Century Avenues. This proposal would be a three-story, 40-unit apartment for seniors. The proposed apartments would be located north of the recently completed 49-unit town house development. Refer to the applicant's letter of request and the attached maps and drawings. Requests The applicant is requesting approval of the following: . A PUD (planned unit development) revision to provide unit sizes that are less than the required 580-square-foot minimum as stated in the zoning ordinance. . Approval of design plans. BACKGROUND May 14, 2007: The city council approved the PUD and preliminary plat for the overall development plan for the Sisters of St. Benedict. This allowed the following: . A 40-unit senior-housing apartment building to be operated by Common Bond Communities. . A 50-unit town house development also to be built and operated by Common Bond. . A change in use of the existing monastery to be a family-violence shelter. . A future monastery on the north end of the property. January 14, 2008: The city council approved the installation of the internal streets and other public improvements at the Monastery site. February 12, 2008: The community design review board (CDRB) approved the plans for the new St. Paul's Monastery Building. April 22, 2008: The CDRB approved the plans for the 49-unit Trails Edge Townhomes. DISCUSSION PUD Revision In their narrative, the applicant explains that under their HUD 202 Program financing, they are required to keep the building of a "modest" design. Part of this "modest" design relates to unit size which HUD requires to be kept at a maximum "net rentable" square footage of 540-square-feet. "Net rentable" means subtracting out any interior wall dimensions. The city's zoning ordinance has set a minimum square footage of 580 square feet for one-bedroom or efficiency units. The city ordinance does not differentiate between "gross" vs. "net" floor area. The city determines square footage from one outside unit wall to the opposite one and so on. We do not subtract the "foot print" of walls within a dwelling unit. There are four proposed unit sizes which would have the following sizes (refer to the floor plan attached in the plans): Unit Desiqn Gross Area Net Area Unit A 562 square feet 527 square feet UnitA1 575 square feet 539 square feet UnitA2 575 square feet 539 square feet UnitA3 550 square feet 515 square feet The applicant, therefore, is requesting, on a gross-area basis, to provide unit sizes which range from 550 square feet to 575 square feet. This is a deviation from the city's requirement of five to 30 square feet less than Maplewood's 580 square foot requirement. Their "net area" unit-size range would all be under the HUD requirement of 540 square feet maximum. The city's ordinance was written to create minimum floor areas for general, market-rate multi-family units. A unit-size minimum of 580 square feet was determined to be the minimum for such a typical unit. Unit sizes, as it relates specifically for senior citizens was not a specific focus of the ordinance. Unit sizes for seniors, in subsidized buildings, tend to be smaller due to financing requirements and also to keep rents affordable. Staff feels it is beneficial to provide livable, affordable units in the city. If this reduction is floor area is a parameter that HUD requires in order to provide financial assistance and keep rents affordable, it seems to be a reasonable request. The PUD ordinance allows for deviations from the code requirements provided that: . The proposed development has a unique nature for which the code regulation should not apply. . The PUD would be consistent with the purposes of this chapter. . The PUD would produce a development of equal or superior quality to that which would result from strict adherence to this chapter. 2 . The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owner of occupants of nearby land. . The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons. The applicant would also be providing common areas that would be beyond the typical unit area. These common areas include the following space: Community Room Screen Porch Laundry Rooms Lounges Total 1,036 square feet 344 square feet 540 square feet 1.050 square feet 2,970 square feet This equates to 74 square feet of common area available per unit. In conclusion, the proposed unit size reduction is slight and would not affect the livability of these apartments. Site Considerations Parkinq The proposed apartment complex would have 43 open parking stalls and no garage spaces. The city ordinance requires that there be two parking spaces for each unit with one space being a garage stall. This would require a minimum of 40 open parking spaces and 40 garages. During their initial PUD request in 2007, the applicant included a request to deviate from the parking requirements and showed a plan for 41 surface parking spaces with no garages. The applicant gave the following as justification: "The parking required for the senior affordable apartments is unique to the housing type and not analogous to the parking needs of other multi-family projects. The Maplewood zoning code does not distinguish between Senior Housing developments and other types of multiple dwellings. It is CommonBonds's experience that their senior developments do NOT require two spaces per unit since the majority of seniors living in those dwellings have one or no vehicles. Most no longer drive relying instead on public transportation. The existing bus stop is immediately adjacent to the planned senior development. Thus, the plan indicates fewer spaces than required by Code, but more than CommonBond believes the project will actually require." The council's motion (see attachment 8) to approve the site plan showing 41 parking spaces for the apartments may have been their intention, but that is not clear. In any event, staff supports the proposed number of parking spaces since senior housing projects require fewer parking spaces since their residents drive less. The only question is the lack of garages. Providing garages may become a financing issue with the HUD 202 Program financing since that may deviate from the "modest" design approach. 3 Staff's view is that Minnesota weather dictates the need for garages for multi-family developments. The site plan, however, is not conducive for a row of detached garages. These would create a barrier between the adjacent town homes and could be an unsightly obstruction to the openness between the apartment and those town house units to the south. Underground garages would add a considerable cost to the project, but would be the most desirable. The applicant had certainly intended to seek this parking waiver during their original PUD submittal. It is not clear, though, that the council had intended to make this parking reduction part of their approval since it was not specifically addressed in their motion. Staff recommends that underground garages be provided for this project which is typical of senior multi-family housing. Buildinq Desiqn and Materials The proposed building exterior design and materials would be attractive. The first floor would have an exterior of manufactured stone. The upper floors would have an exterior of fiber-cement siding for durable, low-maintenance surface. The building colors would yellow, brown and rust. LiQ hti nq The applicant is proposing to light the site with freestanding lighting poles in the parking lot. The photometric plan was not ready for the planning commission's submittal, but the applicant will be preparing this plan for the meeting should the planning commission have questions. City code requires that the maximum light intensity at the property lines not exceed .4 footcandles and that light poles not exceed 25 feet in height. LandscapinQ The landscaping plan is attractive. It incorporates a continuation of evergreens along Century Avenue to follow those planted for the town homes to the south. There would be a boulevard planting row of Red Sunset Maple trees on the north and a mix of deciduous and coniferous trees along Monastery Way. The proposed landscaping includes in-ground lawn irrigation as required by code. Staff Review Comments BuildinQ Official Dave Fisher, the Maplewood Building Official, has the following comments: . The city will require a complete building code analysis. . Provide adequate fire department access to the building. . The building must have a fire-sprinkler system. . Handicap accessible parking is required. . A pre-construction meeting with the building inspection department is recommended. 4 EnQineerinq Department Steve Kummer, staff engineer with the city's engineering department, has reviewed the development plan. Please refer to Mr. Kummer's report dated June 17, 2009. Police Lieutenant Richard Doblar, reviewed this proposal and has the following comments: . Construction site thefts and burglaries are a large problem affecting many large construction projects throughout the Twin Cities metro area. The contractor should be encouraged to plan and provide for site security during the construction process. On-site security, alarm systems and any other appropriate security measures would be highly encouraged to deter and report theft and suspicious activity in a timely manner. . Appropriate security and street lighting should be provided and maintained within the development in order to assure that addresses are readily recognizable and accessible. . The developer should be encouraged to provide enough vehicle parking spaces for the residents and their guests during special events and occasions such as birthdays and holidays. . The Maplewood Police Department anticipates that calls for service to the new facility will be primarily for medical services. As such, it is highly encouraged that all entrances and exits on the building are clearly marked in order to expedite the arrival of first responder and medical personnel. Assistant Fire Chief/Fire Marshal Butch Gervais, the Assistant Fire Chief/Fire Marshal gave the following comments: . Provide fire protection as required by code. . Provide a fire alarm system as required by code. . Provide a 20-foot-wide fire department access around the building. . Provide a fire department lock box. . Provide a floor plan at the main door where the alarm panel is located. . Provide proper marking of the fire-protection room and fire alarm room. . Provide marked floors directing emergency personnel to apartments. RECOMMENDATIONS A. Adopt the resolution approving the amendment of the conditional use permit for the St. Paul's Monastery planned unit development, allowing unit size reductions for the Common Bond Senior Apartment building called Century Trail Senior Housing. The approved unit sizes would be allowed to range from 550 square feet to 575 square feet of gross floor area with a maximum of 540 square feet or net habitable area. Approval is based on the findings required by ordinance in addition to the following reasons: 5 1. HUD financing is dependent upon reduced unit sizes. 2. The proposed apartment complex would provide useable common areas for the residents as well as their own dwelling unit space such as a community room, screen porch, laundry room and lounges. 3. The PUD ordinance allows for deviations from the code requirements since: . The proposed development has a unique nature for which the code regulation should not apply. . The PUD would be consistent with the purposes of this chapter. . The PUD would produce a development of equal or superior quality to that which would result from strict adherence to this chapter. . The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owner of occupants of nearby land. . The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons. Approval is subject to the following conditions: 1. The applicant shall follow the plans date-stamped May 22, 2009. 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. The applicant shall redesign the project to include underground garages for the residents. This plan revision shall be submitted to the community design review board for approval. B. Approve the plans date-stamped May 22, 2009 for the Century Trails apartments located at the corner of Benet Road, Monastery Way and Century Avenue. 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. Before getting a building permit, the applicant shall provide cash escrow or an irrevocable letter of credit in the amount of 150 percent of the cost of completing exterior improvements like landscaping, in-ground lawn irrigation, parking lot striping and the like. 3. Meet all requirements of the building official, fire marshal and police. 6 4. The applicant shall redesign the project to include underground garages for the residents. This plan revision shall be submitted to the community design review board for approval. 5. Comply with the city engineer's report dated June 17, 2009. 6. Comply with applicable May 14, 2007, city council PUD conditions. 7. Provide a site and design plan for the screening of any trash and recycling containers if they would be kept outside. Should a trash enclosure area be proposed in the future, it shall not be placed in any parking space. 8. Provide in-ground lawn irrigation as required by the city code. 9. The community design review board shall review major changes to these plans. Minor changes may be approved by staff. 7 CITIZENS' COMMENTS Staff surveyed the owners of the 56 properties within 500 feet of the site. Of the four replies, two were in favor, one was opposed and one had no comment. In Favor 1. I think this is needed housing for seniors. They should not be forced to move to the city for affordable housing. (Resident 1726 Woodland Lane, Maplewood) 2. We wholeheartedly support allowing unit sizes smaller than City Code for the proposed 40-unit Common Bond Senior Housing apartments. There is a great need for senior housing and HUD funding is essential to this project. We are proud to be located on the campus as the proposed senior housing. (Sister Carol Rennie, St. Paul's Monastery) Opposed 1. Refer to the letter from Julie and Ray Knudsen, 1711 Woodland Lane. 8 REFERENCE INFORMATION SITE DESCRIPTION Site size: 1.86 acres Existing land use: Undeveloped SURROUNDING LAND USES North: Benet Road and St. Paul's Monastery property South: Trails Edge Townhomes East: Century Avenue and undeveloped property in the City of Oakdale West: The former St. Paul's Monastery building and the new monastery building PLANNING Land Use Plan designation: R3H (High-density multiple-dwelling residential) Zoning: PUD (planned unit development) CODE REQUIREMENTS Section 44-1093(b) of the city ordinances provides that the city council may grant deviations from the city ordinance as part of a PUD based on the following criteria: . The proposed development has a unique nature for which the code regulation should not apply. . The PUD would be consistent with the purposes of this chapter. . The PUD would produce a development of equal or superior quality to that which would result from strict adherence to this chapter. . The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owner of occupants of nearby land. . The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons. Section 44-1101(b) of the city ordinances provides that the city council shall hold a public hearing to amend a conditional use permit. 9 Findings for CUP Approval Section 44-1 097(a) requires that the city council base approval of a CUP on nine findings. Refer to the findings for approval in the resolution. APPLICATION DATE The application for this request was considered complete on May 22, 2009. State law requires that the city decide on these applications within 60 days. The city council would have to act on this proposal, therefore, by July 21, 2009. Since the review period schedule will go beyond that date, staff has extended this review period an additional 60 days as allowed by statute. The extended deadline for council action, therefore, is September 19, 2009. p:sec13-29\Priory\Century Trails Seniors Apartments 7 09 Attachments: 1. Location Map 2. Century Trails Commons Plat Drawing 3. Site/Landscaping Plan 4. Building Elevations 5. Approved PUD Development Plan 6. Century Trails Senior Housing Narrative 7. Steve Kummer's Engineering Report dated June 17, 2009 8. City Council Minutes dated May 14, 2007 9. Survey Response from Julie and Ray Knudsen 10. CUP Resolution 11. 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I. -. ~~Ii fi~l~ >z 0::<C 0...1 _a. 0::1- a.Z C LU l:; W~~ > a. ill 00 0::...1 a.W a.> <cW c .l . gl I Iii ~~m~~ .'w ~>< I-:rW _ ..J zza. :J~:;; 0',00 ...1- u... ~I If"! [, 11 ~ I .1 I: U ~ .. l: .~ ;; ~ ~ ~ ., L J Attachment 6 Century Trails Senior Housinl! Narrative Proiect Historv CommonBond Communities purchased the site from the Benedictine Sisters in September of 2008. Its size is approximately three acres and lies at the intersection of Century Avenue and Larpenteur Avenue. Both are major thoroughfares through the East Metro Area. The site is within a fully developed area of the City. The area surrounding the building is primarily single-family in nature with some large open spaces, including a nature preserve, and a school located directly adjacent to the site. In addition the Benedictine Sisters will maintain a presence at the north end of the site, which is the location of their new monastery. Tubman Family Alliance plans to take over the existing Monastery building to consolidate its East Side current operations providing shelter for women and children who have experienced domestic abuse. Washington and Ramsey County services will also be available at the Tubman site. Tubman Family Alliance is a full-service family violence prevention agency. All utilities are available to the site. Among Tubman, The Benedictine Sisters, CommonBond Communities Family project, and CommonBond Communities Senior project, there will be almost $1,000,000 in new infrastructure improvements to the whole site. CommonBond Communities has a 50-unit family rental townhome project called Trails Edge under construction just to the south of the proposed senior site. Other multi-family residential development is being discussed that would be located immediately south and west of the site. Development of these varied housing types will create a sense of community at the site. The surrounding neighborhood is primarily single-family homes, some on standard City lots and some on large wooded lots. Along Larpenteur to the west of the site is a large multi-family development and Hill Murray High School. Hill Murray will make a variety of recreational opportunities available to residents, including school plays, concerts, and sporting events. Maplewood is an established suburb with a diverse population of families and seniors. We have repeatedly heard that city leaders are concerned that seniors are leaving Maplewood because of a lack of housing opportunities, so the proposed development will only serve to maintain or improve the existing mix of people living in Maplewood. This development will allow long-term residents of Maplewood to remain in their community or allow seniors living elsewhere to move closer to their families as they age. CommonBond Communities CommonBond Communities, the sponsor and developer of Century Trails Senior Housing, provides a strong model for building and sustaining affordable homes for working families, individuals, seniors and people with special needs. Bringing the expertise and experience of thirty-eight years, CommonBond is now the largest nonprofit provider of affordable homes with services in the upper Midwest, present in 42 communities throughout the region. While each setting is unique, there are core attributes found in all CommonBond Communities: residents are welcomed into a community and find relevant on-site services and resources to meet their needs. CommonBond's staff is motivated to provide stability to residents to ensure that all people experience a strong sense of home. CommonBond Communities measures its success by growth in the number of residents it serves; by growth in the number of apartments and townhomes it operates; by reinvesting in its housing portfolio and by the commitment and number of community partnerships it maintains. CommonBond has built its reputation by demonstrating the effectiveness of its mission-driven approach - return on investment as measured by resident success and community revitalization. Founded in 1971, CommonBond has grown to become the largest nonprofit provider of affordable housing with life-changing resident services in the Upper Midwest. Over the past 38 years, we have sponsored the development and preservation of 7,850 homes in 107 rental housing communities, located in 42 municipalities throughout the greater Twin Cities metropolitan area and Wisconsin. At CommonBond, we believe that home is everything. It allows people to feel safe and secure, and to have the foundation necessary to stabilize their lives. CommonBond's mission is to build community by creating affordable housing as a steppingstone to success. Our goals are to: · Acquire and rehabilitate existing properties as well as build new properties in order to preserve and create high-quality affordable housing · Ensure that properties are well maintained so that the surrounding community sees them as an asset · Form community partnerships to encourage self-sufficiency for families, academic achievement for youth and independent living for seniors and residents with special needs CommonBond has earned a national reputation for excellence in developing and managing quality affordable housing while providing customized resident services. Our on-site technology-based learning centers, Advantage Centers, provide residents easy access to a comprehensive employment program, early childhood programs and after school tutorial and enrichment programs, English language classes, citizenship training, and essential links to community resources that help newly arrived residents adjust to life in the United States. Programs and activities for seniors foster independent living and 2 supportive housing in a caring community and encourage personal growth and development for residents with special needs. We continue to refine our service delivery methods to include the use of volunteers, strategic partnerships and other efficiencies. HUD 202 Prol!ram The HUD Section 202 Program provides a capital advance to finance the construction of supportive multi-family housing for very low-income elderly persons and provides rent subsidies for the projects to help make them affordable. Century Trails Senior Housing is open to any very low-income household comprised of at least one person who is at least 62 years old at the time of initial occupancy. The current income limit for one very low income resident is $28,300, and the limit for two persons is $32,350. Century Trails Senior Housing is the 29th HUD 202/811 project developed by CommonBond Communities, all of which remain in our portfolio of 100+ projects. Our award-winning Compliance Staff is very familiar with income and expense verification requirements for both HUD 202 and HOME requirements. The Compliance staff monitors tenant income and expense information through third party verification using HUD-approved forms and documentation. The Section 202 Program helps expand the supply of affordable housing with supportive services for the elderly. It provides very low-income elderly with options that allow them to live independently but in an environment that provides support activities. HUD provides interest-free capital advances to non-profit sponsors like CommonBond Communities to fmance the development of supportive housing. The capital advance does not have to be repaid as long as the project serves very low-income elderly persons for 40 years. Project rental assistance funds are provided to cover the difference between the HUD-approved operating cost for the project and the tenants' contribution toward rent. Project rental assistance contracts are approved initially for three years and are renewable. HUD requires through the 202 Program that projects be modest in design. HUD will not allow decks or balconies, dishwashers, trash compactors or washer and dryers within individual units. HUD requires a maximum net rentable square footage of 540 sq. ft for a 1 bedroom unit. Century Trails Senior Housiul! Century Trails Senior Housing is a proposed 40-unit affordable HUD subsidized senior housing project, which will be located in the Twin Cities suburb of Maplewood, Minnesota. CommonBond Communities has received HUD Section 202 financing for the project in the amount of $5,081,800. Section 202 financing provides both Capital Grant funding for construction/development of the project, and a Project Rental Assistance Contract, similar to Section 8, for rental assistance to Seniors who meet HUD income criteria for an initial three-year period. The Rental Assistance Contract is renewable after the initial term. In addition, Ramsey County will provide $350,000 to 3 Century Trails. We plan to close on the financing in November, and begin construction immediately. Construction will be complete in Summer 2010. The project schedule is attached in another document. CommonBond Communities plans to build 40 one-bedroom units for seniors aged 62 and older. Some of the apartments are leased to couples. Therefore, considering that there will be at least a few couples who become tenants, Century Trails Senior Housing will provide new, affordable housing to 40 to 45 individuals. Access to the project site, which is located in the northwest quadrant of the Larpenteur A venue/Century Avenue intersection, will be provided both from Century Avenue and from Larpenteur Avenue. The building's community room and patio area will be oriented to take advantage of green spaces and morning sun exposure, as well as views of wetland amenities east of Century Avenue. The parking lot will be designed for easy drop-off, ease of circulation, and snow plowing efficiency. The building will be three stories high with an elevator. There will be 40 one-bedroom units in the building. Dwelling units will be located on both sides of a central corridor. The corridors will terminate in the exit stairs, which will be within the simple footprint of the building. The building exterior will be maintenance-free, designed to complement the existing neighborhood and will be planned for long life. A community room on first floor will be designed for multiple uses and will be large enough to accommodate all residents. It will be located for easy access from the main entrance as well as the elevator and arranged in a way that privacy can be achieved when needed. The community room will be oriented to a small patio & screen porch. Laundry rooms will be located on each floor, with easy access from the elevator. Additional spaces to be located on the first floor will include small offices for the Property Manager and Advantage Services coordinator, a building storage room, mechanical and electrical equipment rooms, and a small kitchen as part of the community room, and public toilet. Additional public spaces may be located on the upper floors, including, for example, card/game room and small lounges. Common areas will be designed to facilitate delivery of services to residents. The building is designed to be straightforward and easily maintainable over a long period of time. The flexibility of multiple use spaces will meet the changing needs of the residents over time. The units and common areas are designed with the possibility of residents becoming less mobile and needing walkers or wheelchairs. For example, the unit bathrooms are designed to accommodate future wheelchair use. Grab-bars will be installed in all unit bathrooms. Towel bars will also be functional grab-bars. Accessible units are included as required by law. Single lever faucets, ADA compatible hardware and counter heights will all contribute to the ability of residents to age in place. Attention is paid to details which will ensure the economical delivery of services and facilitate long-term independence, while meeting changing needs of residents, such as: 4 attention to color, contrast and glare; easy-to-walk -on surfaces; landmarks established by color, texture, and form; easy-to-read signage; easily reachable heights of electrical outlets and switch locations; up-front range controls; and design to meet the needs of persons with various disabilities. Wood blocking for handrails will be installed on both sides of the common corridors. Initially handrails will be installed on only one side, but as the residents' needs change, handrails can be installed on the other side without incurring the significant cost to put blocking in place. CommonBond currently provides "handicapped toilets" in all new senior units. This has been well received by residents, and will aid in this daily living activity. Oval shaped, ADA toilets will be installed in all units. Care will be taken to engineer a building that will be energy efficient (modular boilers, outside reset, computer controls, etc.) as well as durable. To the extent that pricing and funding allows, brick and/or cultured stone may be used. Energy-Star appliances and equipment will be specified. Particular attention will be paid to the selection of windows so that they are easily operated by an older population, easily washable inside and out and meeting the highest affordable standard for noise, air, and water infiltration. Bathrooms, in addition to grab-bars and elevated/raised toilets, as described above, will also be designed with a linen closet, single handle faucets, light and exhaust on one switch, and hand held shower heads. Kitchens will receive natural light through the use of 1/2 walls. There will be room for a dinette, a broom closet, 2-compartment stainless sink, combined vent/light over the stove, a frost-free refrigerator, front control stove/oven, and wall mounted telephone/electrical. Special attention will be paid to lighting over work surfaces. What CommonBond is requestinl!:: Sec. 44-353 Minimum Habitable Floor Area: Of the Maplewood Zoning Ordinance requires that the minimum floor area for each one bedroom unit in an R-3B district be at least: 580 square feet. Under the HUD 202 Program, HUD requires a maximum of 540 net rentable square feet. The reason that HUD sets a maximum square footage in the 202 Program is that this program is intended for very low income elderly. HUD expects that the building will be modestly constructed to keep the overall construction cost affordable. History shows that the majority of these units will be leased by I person there will be very few couples. The residents will be very low income elderly and will not have a lot of possessions. The room sizes at other HUD 202 projects are well received. The residents genuinely love their Apartments. 5 The building will have many common spaces and it is CommonBond's hope that we can offset the difference in square footage by averaging the common spaces and include the average in the overall square footage to help make up the difference. The additional common spaces are as follows: Community Room Screen Porch Laundry Rooms Lounges 1036 sq. ft. /40 units = 29.5 sq. ft. 344 sq. ft. / 40 units = 8.6 sq. ft. 540 sq. ft./40 units = 13.5 sq. ft. 1050 sq. ft. /40 units = 26.3 sq. ft. Total Common Space Average Common Space per Unit 2970 sq. ft. 74 sq. ft. Century Trail Senior Housing Unit 540 sq. ft. +74 SQ. ft. 614 sq. ft. 6 Attachment 7 Maplewood Engineering Comments Century Trails Commons 6-17-09 Page 1 of 3 En~ineerin~ Plan Review PROJECT: PROJECT NO: COMMENTS BY: Century Trails Commons 09-10 Steve Kummer, P.E. - Staff Engineer REVIEWERS: John DuCharme - Senior Technician / Inspector DATE: 6-17-09 PLAN SET: City Submittal Set: Civil/Landscape Drawings Dated 4-9-09 Drainage Computations from Midwest Engineering COMPS: Common Bond Communities is proposing to build a senior-assisted living facility as part of the Priory Development along the northwest corner of Century and Larpenteur Avenues. Storm drainage from the site will be routed to a newly built trunk storm sewer system installed as part of the Priory improvements. Storm water treatment and rate control for the site is accomplished through regional treatment ponds and infiltration basins. Sanitary sewer and water service are supplied by a newly installed trunk sanitary sewer and water main in Monastery Way. GradinQ, DrainaQe and Erosion Control 1. The applicant shall submit a detail showing the roof drain or scupper connections to the storm sewer along the north side of the building. The detail shall show an air gap between the storm sewer system and the roof scupper system. As well, adequate slope protection (i.e. Cat 4 erosion control blanket from the drainage points downslope) shall be provided in the event of overland flow from the downspout system. Roof drainage patterns shall be shown on the plan. 2. The applicant shall provide adequate slope protection for the overflow from Storm CB #4 (i.e. Cat 4 erosion control blanket). 3. The applicant shall submit hydraulic computations for both the roof and parking lot storm drainage systems. Both systems shall meet a 1 O-year storm design to crown of pipe as well as a minimum velocity of 3 fUs. The capacity of the existing 12-inch storm sewer shall be adequate to handle the roof drainage system along the north side of the building to a 1 O-year storm event to crown of pipe. 4. The applicant shall submit a revised grading plan showing a maximum 4% bench along the perimeter of the north side of the building. Maplewood Engineering Comments Century Trails Commons 6-17-09 Page 2 of 3 5. A Category 2 erosion control blanket is acceptable on the slope along the north side of the building. However, it does not appear that the entire northern portion of the slope is proposed to be graded. Should the applicant opt to disturb the entire slope, the applicant shall re-establish the slope with a native prairie planting either through transplants or seeding. The applicant shall avoid disturbing the slope as much as possible with the exception of possible landscape plantings along the north side of the building. Consideration should be given to moving the building slightly to the south to avoid disturbing the slope. 6. Inlet protection shall be provided on the catch basins along Monstery Way and Benet Road. 7. The landscaped area along the west side of the building may be flat enough such that a Category 0 blanket may be utilized for establishment of the 350 turf mix. The applicant shall show this on a revised plan. 8. The applicant shall show the silt fence along the north and east sides of the site to be parallel to the grade. The silt fencing shall be reinforced with a compost log. 9. The applicant shall install Storm Manhole NO.1 with a sump manhole. 10. The applicant shall show more grading information for the fire access on the south side of the site. 11. The applicant shall indicate compliance to ADA standards for sidewalk grading including a 2% maximum cross slope for all walks. SWPPP Comments 1. The SWPPP shall indicate concrete truck washout areas and construction staging for the building and parking lot excavation (shown on plan). 2. The project plans shall identify the locations for equipment/material storage, debris stockpiles, vehicle/equipment maintenance, fueling, and washing areas. The plans also must show the contain area and specify that all materials stored on site shall have proper enclosures and/or coverings. 3. Identify (on the plans) the quantity of materials that the contractor will be importing to or exporting from the site (cu-yd) along with site cut and fill quantities. Utilities 1. The applicant is showing a 6-inch sanitary sewer stub at a 5.85%, however the existing stub from the roadway appears to be a 6-inch service sloped at a 0.50%. The applicant shall show that the 6-inch stub at a 0.50% is sufficient for sanitary service to the building. If the service is not sufficient, the applicant shall install any sanitary sewer connections Maplewood Engineering Comments Century Trails Commons 6-17-09 Page 3 of 3 to Monastery Way via a trenchless method. Connection to the stub with a cleanout is not acceptable; the applicant shall install a manhole at this connection point. 2. The applicant shall adjust the placement of the hydrant such that the 150-foot spray radius encompasses the entire building footprint (unless there is a hydrant available on Benet Rd that covers the north side of the building). Trees and Landscapinq 1. Please consult with Shann Finwall, environmental planner, regarding tree ordinance requirements. Community Development Department: (651) 249-2300. 2. Please consult with Virginia Gaynor, staff naturalist, regarding landscaping recommendations. Community Development Department: (651) 249-2300 AQency Submittals and PermiWnQ 1. The owner and project engineer shall get all necessary permits and shall satisfy the requirements of all permitting agencies. The City shall be copied on these correspondences. Miscellaneous 1. The applicant shall provide a letter of credit or cash escrow for 125% of the cost for all site improvements. The escrow or letter of credit from the Priory improvements may be adjusted to accommodate the improvements for this site. 2. The Maplewood lots and proposed drainage and utility easement shall be shown on the preliminary plat. 3. The developer shall submit a letter to the City of Maplewood indicating the responsibility of maintenance of utilities including the storm sewer system. Attachment 8 MINUTES MAPLEWOOD CITY COUNCIL 7:00 p.m., Monday, May 14, 2007 Council Chambers, City Hall Meeting No. 07-09 2. St. Paul's Monastery Redevelopment (Century and Larpenteur Avenues) Public Comment on this matter was taken at a Special City Council Meeting on May 7, 2007. Public Comment is now closed. Discussion is limited to City Council questions for City Staff. a. Application for Conditional Use Permit for Planned Unit Development b. Preliminary Plat for Century Trails Commons Senior Planner Ekstrand presented the report and responded to questions from the council. Ellen Higgins, in charge of development for Common Bond Communities, addressed the council regarding the proposed affordable housing. Mayor Longrie thanked Ms. Higgins for her suggestion that a transportation task force be created to work toward increasing public transportation to this site. Mayor Longrie stated her support for increasing transportation on the site and creating a task force to look at these issues. Council member Hjelle moved to adopt the followinQ resolution approvinQ a conditional use permit for a planned unit development for the Sisters of St. Benedict of St. Paul's Monasterv. CONDITIONAL USE PERMIT RESOLUTION 07-05-071 WHEREAS, the Sisters of St. Benedict of St. Paul's Monastery applied for a conditional use permit for a planned unit development to develop their 31.04-acre site with a 50-unit town house development; a 40-unit seniors housing apartment building; to convert the existing monastery building as a multi-use family-violence shelter with 37 housing units, offices and support facilities and to build a future monastery building on the north end of their property. WHEREAS, Section 44-1092(3) of the city ordinances requires a conditional use permit for institutions of any educational, philanthropic and charitable nature. WHEREAS, this permit applies to the property located at 2675 Larpenteur Avenue. The legal description is: That part of the South Y, of the Southeast Quarter of Section 13, Township 29, Range 22, Ramsey County, Minnesota lying east and north of a line described as beginning at a point on the south line of said Southeast Quarter of Section 13 985 feet west of the southeast corner of said Southeast Quarter of Section 13; thence 78 degrees 40 minutes to the right proceeding in a north-northwesterly direction for 620 feet to a point of curve; thence to the left on a curve having a radius of 100 feet a distance of 157.08 feet to a point of tangent; thence 90 degrees to the right, at right angles to the tangent to said curve at said point of tangent, a distance of 450 feet; thence 90 degrees to the left a distance of 200 feet; thence 90 degrees to the right a distance of 225 feet, more or less, to the north line of said South Y, of the Southeast Quarter of Section 13. Except that part of the Southeast Quarter of said Southeast Quarter of Section 13 which lies northeasterly of a line parallel with and distant 100 feet southwesterly of a line May 14, 2007 City Council Meeting 1 described as beginning at a point on the east line of said Section 13, distant 1324.13 feet north of the southeast corner thereof; thence run westerly at an angle of 90 degrees with said east section line for 186.63 feet; thence deflect to the right on a 10 degree curve, delta angle 29 degrees 20 minutes, for 293.33 feet; thence on tangent to said curve for 100 feet and there terminating; together with all that part of the above described tract, adjoining and southerly of the above described strip, which lies easterly of a line run parallel with and distant 60 feet westerly of the following described line: Beginning at the point of intersection of the above described line with the east line of said Section 13; thence run southerly along the east line of said Section 13 for 540 feet and there terminating; also together with a triangular piece adjoining and southerly of the first above described strip and westerly of the last described strip, which lies northeasterly of the following described line: From a point on the last described line, distant 150 feet southerly of its point of beginning, run westerly at right angles to said line for 60 feet to the point of beginning of the line to be described; thence run northwesterly to a point on the southerly boundary of the first above described strip, distant 100 feet westerly of its intersection with a line run parallel with and distant 33 westerly of the east line of said Section 13. Which lies easterly, northerly and easterly of a line described as commencing at said southeast corner of the Southeast Quarter of Section 13; thence westerly, along said south line of the Southeast Quarter of Section 13, a distance of 832.02 feet to the point of beginning of the line to be described; thence deflecting to the right 78 degrees 40 minutes 00 seconds a distance of 750.06 feet; thence deflecting to the left 90 degrees 00 minutes 00 seconds a distance of 204.00 feet; thence deflecting to the right 90 degrees 00 minutes 00 seconds a distance of 638.98 feet to said north line of the south half of the Southeast Quarter of Section 13 and said line there terminating. WHEREAS, the history of this conditional use permit is as follows: 1. On March 20, 2007, 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 May 7, 2007, the city council considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 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 May 14, 2007 City Council Meeting 2 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. May 14, 2007 City Council Meeting 3 Approval is subject to the following conditions: 1. This planned unit development shall follow the concept plans date-stamped January 11, 2007. These plans are considered concept plans because the applicant must submit design plans to the city for approval for the proposed apartments, town houses, future monastery; shelter and any other future use. Staff may approve minor changes. 2. This planned unit development does not give any approvals for Lot 1, Block 1 since this site has not been proposed for any future development and its future use is unknown, The development of this site would require a revision of this planned unit development and must comply with all city development requirements. 3. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. 4. The city council shall review this permit in one year. 5. The property owner shall be required to dedicate right of way for a roadway to be studied by the City Engineer during the next three to five year period. The final location of the roadway shall be studied by the City Engineer and reported with a recommendation to the city council. The final need for the roadway has not been determined but will likely be necessary if additional development occurs on this property in excess of that currently being proposed or at higher density levels than approved; and also if property sold includes a major expansion of uses that generate significant additional traffic to be generated at Hill-Murray. 6. The applicant must obtain all necessary and required permits from the Minnesota Department of Transportation, Ramsey County and the Ramsey-Washington Metro Watershed District. 7. The applicant must provide a right-turn lane on Century Avenue into the site, subject to MnDOT's approval. 8. The applicant shall comply with all requirements of the engineering reports by Erin Laberee and Michael Thompson dated February 22, 2007 and by R. Charles Ahl dated April 19, 2007. 9. The applicant shall install sidewalks wherever possible along Larpenteur Avenue. 10. Staff may approve minor changes to the plans. Seconded by Council member Rossbach A friendly amendment was added to the motion requiring the following conditions be included in the resolution: 11. Establish a neighborhood committee of no less than nine members whose membership composite shall be one representative from Hill-Murray administration or trustees, one day care parent from Maple Tree Day Care, one parent whose child attends Hill-Murray, three neighborhood citizens who signed the petition included in the council packet and three neighborhood citizens who are from the yellow cards received by the city. The committee's purpose shall be to facilitate communication, develop neighborhood solutions to neighborhood concerns, and provide feedback to all parties subject to the planned unit May 14, 2007 City Council Meeting 4 development. The committee shall report periodically to the council and disband when no longer needed. 12. Establish a transportation task force of neighbors and parties to the planned unit development to work on public transportation service and options for the site, to work in coordination with the neighborhood committee. 13. The proposed project shall be reviewed by the Community Design Review Board and all requirements of that board shall be followed. 14. Include two playground areas within the planned unit development as discussed at the hearing that were to be added to the plans. 15. Develop a security plan in partnership with all of the parties subject to the planned unit development and the neighborhood committee. 16. Monastery Way and Bennett Road shall be public roads and the cost of city sewer, storm water, public street infrastructure and city water shall be borne by the developer. 17. The applicant shall install sidewalks along applicant's property on Larpenteur Avenue and internal streets. The council voted as follows: Ayes-all The Maplewood City Council approved this resolution on May 14, 2007. Councilmember Hjelle moved approval of a preliminarv plat for Century Trails Commons located at 2675 Larpenteur Avenue. Approval is subiect to: 1. Redesigning the public street right-of-way within the site to be 60 feet wide. 2. Complying with the applicable requirements of the engineering reports by Erin Laberee and Michael Thompson dated February 22,2007 and by R. Charles Ahl dated April 19, 2007. 3. Street lights shall be installed if required by the city engineer, subject to his approval. 4. The applicant shall dedicate any additional right-of-way if required by Ramsey County and the Minnesota Department of Transportation. 5. The property owner shall be required to dedicate right-of-way for a roadway to be studied by the City Engineer during the next three to five year period. The final location of the roadway shall be studied by the City Engineer and reported with a recommendation to the city council. The final need for the roadway has not been determined but will likely be necessary if additional development occurs on this property in excess of that currently being proposed or at higher density levels than approved; and also if property sold includes a major expansion of uses that generate significant additional traffic to be generated at Hill-Murray. Seconded by Councilmember Rossbach Ayes-all May 14, 2007 City Council Meeting 5 June 4, 2009 Attachment 9, . Together We Can MAPLEWOOD RESIDENT 1711 WOODLAND LN MAPLEWOOD MN 55109 PROPOSED 40-UNIT SENIOR-HOUSING APARTMENT This letter is to get your opinion on a proposal by Common Bond Communities. Common Bond is requesting approval of a 40-unit senior-housing apartment building on the St. Paul's Priory site, at Larpenteur and Century Avenues. On May 14, 2007, the city council approved the overall development plan for this property. That approval included a 49-unit town house development (recently completed) and the proposed 40-unit apartment building north of the town homes. Common Bond is requesting approval of the site and building design plans arid to be allowed to have unit sizes smaller than the city code requires. City code requires that the minimum multi- family unit size for.a one-bedroom apartment shall be 580 square feet. The proposed room sizes are less than that based on HUD financing minimum room-size requirements. Refer'to the attachments. . 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 17, 2009. If you would like further information, please call me at 651-249-2302 between 8 a.m. and 4:30 p.m. You can also email meattom.ekstrand@cLmaplewood.mn.us. I will send you notices of the public hearing on this request when it is scheduled. Thank you for your comments. I will give them careful consideration. (f~~ RECEIV:-';-, TOM EKSTRAND - SENIOR PLANNER ".. ~. ~~a9~~~~~A~~ I have no comments: .~ ~. "k' M l'YY'--cJ)~ ~6 CVV'\AL . ~ (/fi'4L tJLQAfV ;, .IY\.-d ~~\ !l~ '~ ~ /(\-UAL ~ ~o.flJ-1JJL- ~,~~I ~ YV ML .~~rL~(d\ fL/ OFF~D~::PM~~'~4~t~~:12319 CITY OF .MAPL.EWOOD 1830 COUNTY ROAD BEAST MAPL.EWOOD, MN 55109 1'1)' tJvu, ~ ~ . JU~1.1l/i~ ~J rrCiLeJfJfY yc-YW~. d ' (M~4~ ,~~~ 1 ~~nu ~~ ~1/Ui.1 CVt~ ~ ' Mik1 kfe;u reac~ "b rJ. , t~v ,~Ii r~ I} Ofluu to rd.e ~ ;vet -t> ;Jk ~. jI..~ .wm~'~ (j"".:l, __ I ~ j~~ MV tv . 5(J ~~-P-vu ~VlV~ ~ CfYl{!) 4/Y'rV Y- ,~~~ ~iJ:t;~l ~WAlL- th(,~ r~~~ ~/L(jflvL~ j~1i/L, JL ~ J,~ 10L~'-V, -il-~. L[ a ~ {ckv'Y?~ "LZJ-l1\.d.L tf:lL- ~ ~ A A/lhA l' jJLJ-{/1L62d ~16 () . ::rr l 'II 't; aLt H\.1UV ~~ I ~'f A,4H'v~ [I ~~LV -.L- YlLAVtJ (\rLpt ~CV1~d ~ /J t^,~ -J- J1tn1J~ :tz~~rJ : /,w. A/U- ~Vth-Vt:; MMA.?) .;t;N; rAcluU~ cttF 10 f-l~, ; ~~ tI0u-v-~ ex- f~ I eM- ~1' ~v .~A, & 1rt~ ~ ~;;:'JO/n;> ~ Jlut~.) ,~ ~~1 .+- (!A/IIY' ;rv.tJv-. 4JJuLt; / . y( J' . --/:;Mfi'lV iJ.A..J ..2 ~ JlJ-J", r'i d) ) ~.~ v - J r-.. ' r).-;WJ' '07 U/IL.. y- )/J41UU fLVlw/ - eYLrVCt ~U Jh'LLJlG . jJY\ tt1-,~ l;~t J ~~I . qvL- '<-R'd ~ Attachment 10 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Common Bond Communities applied for a revision of the conditional use permit for a planned unit development (PUD) for the St. Paul's Monastery development plan. This PUD included a 40-unit seniors housing apartment building as part of the development project. WHEREAS, Common Bond Communities has requested approval to build apartment units that have unit size reductions ranging from 550 square feet to 575 square feet of gross floor area with a maximum of 540 square feet or net habitable area which is less than the required 580 square foot minimum area stipulated by city ordinance. WHEREAS, Section 44-1 093(b) of the city ordinances states that the city council may grant deviations from the city ordinance as part of a PUD. WHEREAS, this permit applies to the property located at the southwest corner of Benet Road and Century Avenue. The legal description is: Lot 1, Block 2, CENTURY TRAILS COMMONS WHEREAS, the history of this conditional use permit revision is as follows: 1. On July 7, 2009, 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 , 2009, the city council considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council conditional use permit, because: the above-described 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. 10. The use would cause minimal adverse environmental effects. 11. HUD financing is dependent upon reduced unit sizes. 12. The proposed apartment complex would provide useable common areas for the residents as well as their own dwelling unit space such as a community room, screen porch, laundry room and lounges. 13. The PUD ordinance allows for deviations from the code requirements since: . The proposed development has a unique nature for which the code regulation should not apply. . The PUD would be consistent with the purposes of this chapter. . The PUD would produce a development of equal or superior quality to that which would result from strict adherence to this chapter. . The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owner of occupants of nearby land. . The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons. Approval is subject to the following conditions: 1. The applicant shall follow the plans date-stamped May 22, 2009. 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. The applicant shall redesign the project to include underground garages for the residents. This plan revision shall be submitted to the community design review board for approval. The Maplewood City Council approved this resolution on ,2009. TO: FROM: SUBJECT: DATE: AGENDA REPORT Planning Commission Charles Ahl, Assistant City Manager Robert Mittet, Finance Director 2010 - 2014 Capital Improvement Plan July 2, 2009 INTRODUCTION Attached is the proposed 2010 - 2014 Capital Improvement Plan for review by the Planning Commission as a Public Hearing. Members of the Environment and Natural Resources Commission have been invited to participate as a joint session to provide their input as part of the process. After a review of the requested projects and recommended plan, it would be appropriate for the Planning Commission to make a recommendation to the City Council, who will review the CIP at their July 27th Regular Meeting. Summary Following is a summary of previous plans. Note that in 2008, the City Council removed $11,000,000 from projects from the plan and established a goal to stabilize the growth in the CIP. The 2010-2014 CIP is a continuation of that plan with the exception that a $12.0 million project was added in 2014 at TH 36- English that increase the plan accordingly and provides for a major jump in the amount. PLANNING YEAR 2005 - 2009 CIP: 2006 - 2010 CIP: 2007 - 2011 CIP: 2008 - 2012 CIP: 2009 - 2013 CIP: 2009 - 2013 CIP: 2010 - 2014 CIP: COMPARISON TO PREVIOUS PLANS TOTAL $$ AMOUNT $58,665,870 $64,889,670 No CIP Completed $76,351,734 $76,749,098 (proposed) $65,759,098 (approved) $76,363,760 (proposed) CHANGE + 10.6% N/A + 17.7% +0.5% -13.9% +16.1% The following are the major expenditures in the CIP: . 2014: . 2013: . 2010: . 2011: . 2012: $12,000,000 - TH 36 - English Interchange $5,750,000 - Gladstone, Phase III $5,750,000 - Hills and Dales Area Streets $5,420,000 - Western Hills/Larpenteur Area Streets $4,430,000 - Crestview / Highwood Area Streets 2010-2014CIP PAGE TWO To accommodate a reduction in the plan, the following major projects (pages 152-153) needed to be deferred from the next five year plan to meet the overall goal of stabilizing the plan: PROJECTS DEFERRED . Total of All Deferred Projects: $4,200,000 $ 800,000 $ 578,672 $5,200,000 $ 516,000 $9,765,000 $21,409,672 . Hillcrest Area Redevelopment: . Commercial Property Redevelopment: . Equipment Replacements: . Police Department Expansion: . MCC Building and City Hall Upgrades: . Public Works Improvement Projects Note: the amount of deferred projects has increased by $8,000,000 from the 2009- 2013 CIP. The following chart indicates the proposed financial plan and impact on debt: 2008: $15,546,450 City's total tax levy $ 3,421,925 Debt load within tax levy (22%) 2008: $75,352,297 Total Debt 2009: ($13,067,048) Debt Payments Due 2009: $74,057,297 Projected Debt (-0.54%) 2010: $78,997,297 Anticipated Debt +(6.67%) 2011: $77,367,297 Anticipated Debt - (2.06%) 2012: $76,247,297 Anticipated Debt -( 1.45%) 2013 $75,719,839 Anticipated Debt -(0.69%) 2014: $75,510,167 Anticipated Debt -(0.28%) 2010 - 2014 CIP PAGE THREE The following is a summary of the debt analysis section of the proposed CIP and demonstrates the impact of the debt, which is generally limited to maintaining the debt levy at the current level. If no new debt is issued, the City's debt would decrease to $35,785,167 in the next five years. A recent audit of the City's debt found that 75% of all debt is scheduled to repaid within the next nine years, which ranks the City in the top 20% nationally for debt management. Debt in 2004: $59,882,297 Debt in 2008: $74,462,297 - growth of 5.5% per year Proposed Debt in 2009: $74,057,297 - no growth Future years Debt growth is expected at 3-5% w/o refunding Debt per capita: . 2004 - 2006: . 2007: . 2008: . 2009: . 2013: just under $1,600 per person increased to $1,820 per person increased to $1,950 per person decrease to $1,911 per person projected to increase to $1,980 per person A measure of a City's fiscal management is debt capacity. Following are the critical items within that analysis: o Legal Debt Margin is 3% of market value = $117,595,380. o Applicable Debt is $2,010,000. o City's goal for fiscal management has kept debt at 2.0% of Market Value. 2010: 2011: 2012: 2013: 2014: 2.0% 1.9% 1.9% 1.8% 1.7% 2010-2014CIP PAGE FOUR PARKS CIP ISSUES The following is a reprint of the information that was provided to the Park and Recreation Commission: Background - Financial Plan The balance of funds available in the Park Development Fund over the past few years: 2005 End of Year Balance 2006 End of Year Balance 2007 End of Year Balance 2008 End of Year Balance $ 592,878 $ 884,950 $1,236,752 $1,657,039 The Maplewood accounting process requires that funds be transferred out of the various funds into a project fund. The transfers for 2009 are: Lions Park Joy Park Lake Links Trail Gladstone Savanna - Phase I Open Space Improvements Neighborhood Parks Comprehensive Plan $ 50,000 $ 200,000 $ 115,000 $ 40,000' $ 50,000 $ 50,000 $ 10.000 $ 515,000 Total 2008 Project Transfers Effective Fund Balance $1,142,039 The plan anticipates that there will be additional PAC fees received during the remainder of 2009 Future 2009 PAC Revenue $ 100,000 Plan for 2009 End of Year Balance $1,242,039 . - Gladstone Discussion: It is anticipated that the first phase of Gladstone may begin later in 2009. The first development has been delayed, so we do not know when we will receive the PAC fees from that development. A review of the Gladstone plan: . It was originally assumed that the City would receive $2,400,000 of PAC fees from the development. However, that was based on the following: 800 new units @ $3,000 per unit = $2,400,000 2010-2014CIP PAGE FIVE . The development plan has been revised to a new range of 650 - 690 new units. In addition, there was discussion that some of these units will be reduced space, such as senior housing that does not pay full PAC fees. The current plan for PAC revenue is: 665 new units @ $2,250 per unit = $1,496,250 . We have proposed to begin consideration of Savanna improvements during the second half of 2009, with major improvements in 2010. This would be supplemented with a proposed agreement with the developer of Phase I whereby the Developer would make a $500,000 contribution to the Savanna improvements as part of the Development Agreement. . Future phases of the development are proposed in 2012 with Phase II and 2014 in Phase III that correspond to a similar level of PAC Fees from the developments. The overall plan is that all PAC fees collected in Gladstone's redevelopment would be dedicated to improvements within Gladstone with a focus on attempting to supplement these funds with other sources of monies through the development process. . We have identified improvements of $1 ,800,000 that is shown within the plan, which is an increase of $300,000 from last year's plan, but a decrease in the PAC contribution. Discussion There is currently no general tax dollars dedicated for a transfer into the Park Development Fund. The 2006 - 2010 CIP identified the possibility that general fund levy money would be transferred into the fund beginning in 2007. This did not occur. The CIP is a planning document, not an official budgeting allocation. In April 2005, when the 2006 - 2010 CIP was prepared, it was assumed that taxes may become available beginning in 2007 in the amount of $393,330, and increase by $300,000 in 2008 and another $300,000 in 2009, so that the 2009 allocation was $939,080. The 2007 and 2008 approved City budget did not include any allocations, and it is highly unlikely that $939,080 will be available for 2009. A CIP for the years 2007 - 2011 was not adopted by the Council. There was no tax dollars dedicated to the Park Development Fund in the 2008 - 2012 CIP. It should be noted that the 2009 - 2013 CIP proposed to start a small levy dedication for park replacements of $60,000. We recognize that there is an annual need of $200,000 - $300,000 for park equipment replacements and community field upgrades; however, these improvements cannot be funded from the Park Development Fund and PAC fees due to the legal requirements for use of PAC fees. The only other current source of funds is property taxes, which are very limited in 2009 - 2010. It will not be easy to begin .. this dedication of tax dollars; however, we are recommending that $265,000 of general levy dollars be dedicated to this purpose during the 2010 - 2014 period. Background: 2010 - 2014 Capital Improvement Plan The assumptions for future years include some less conservative assumptions on PAC fees but also a conservative approach on Fund Balance. The intent is to be planning for projects that may occur in future years, while also maintaining an appropriate fund balance. Following are the assumptions: 2010-2014CIP PAGE SIX Park Charges by Year: . 2010 . 2011 . 2012 . 2013 . 2014 . TOTAL PAC Charges $ 600,000 ($400K PAC from Gladstone) $ 635,000 ($335K PAC from Gethsemane) $ 900,000 ($600K PAC from Gladstone II) $ 250,000 $ 650.000 $3,035,000 Projects Planned by Year: . 2010 . 2011 . 2012 . 2013 . 2014 . TOTAL PROJECTS $1,160,000 $1,074,000 $ 850,000 $ 300,000 $ 800.000 $4,185,000 $ 155,000* Projected Fund balance at end of 2014 RECOMMENDA TJON It is recommended that the Planning Commission discuss of the items listed above. After discussion of the CIP that is proposed by the City Manager, it is recommended that the Planning Commission recommend approval to the City Council. Attachment: 1. 2010 - 2014 CIP [separate document] MEMORANDUM TO: FROM: SUBJECT: LOCATION: DATE: James Antonen, City Manager Shann Finwall, AICP, Environmental Planner Bruentrup Heritage Farm Conditional Use Permit Amendment 2170 County Road D June 26, 2009 for the July 7 Planning Commission Meeting INTRODUCTION The Bruentrup farm buildings were relocated from White Bear Avenue to a 2.36 acre site within the Prairie Farm Neighborhood Preserve in 1999. Prior to relocation of the buildings, the city council issued a conditional use permit (CUP) to the Maplewood Area Historical Society (MAHS) to operate the farm on the new site as an educational and interpretive center. City code allows "public facilities" in any zoning district with a CUP. Since the relocation, Bruentrup Heritage Farm (BHF) has been the home of the MAHS where they host monthly society meetings and year-round educational, interpretive, and fundraising events. In 2006, the city received a $100,000 local preservation grant from the Minnesota Historical Society to complete the restoration of the barn. The restoration improvements, which include a fire sprinkler and alarm system, were needed before the barn could be used for public functions. The MAHS would like to create a sustainable cash flow to ensure that the farm expenses and other society projects are covered through their fund raising activities, and not dependent on city funding. The barn restorations are now complete and the society would like to rent out the facility for large fund raising events (such as weddings) in addition to hosting their own small and large events (such as Johnny Appleseed Days). Refer to the MAHS/BHF CUP Amendment Request and maps attached (Attachments 1 through 6). BACKGROUND February 8, 1999, the city council approved the relocation of the Bruentrup farm buildings to the Prairie Farm Neighborhood Preserve. June 14, 1999, the city council approved a CUP for a "public facility" to be located within the Prairie Farm Neighborhood Preserve and a parking waiver for the reduction in the required number of parking spaces for such a use. December 13, 1999, the city council approved a 99-year lease agreement which allows the MAHS to lease the land and buildings for interpretive, educational, and fund raising purposes. However, it was determined in 2008 that the lease was never officially signed by both parties and as such the MAHS had been using the site without a formal lease since 1999. July 8, 2002, the city council approved a CUP revision to allow the construction of a parking lot on the east side of the site. December 1, 2008, the city council held a workshop to review the MAHS proposal for the sublease of the farm for large fund raising events. The city council expressed support for the proposal as long as parking and other possible nuisance issues are addressed in the CUP amendment. April 13, 2009, the city council approved an updated version of the 99-year lease agreement which allows MAHS to lease the land and buildings for interpretive, educational, and fund raising purposes. The city and the MAHS both agree to the terms of the lease and have both officially signed the lease agreement. May 19, 2009, the planning commission held a public hearing for the BHF CUP amendment. The planning commission tabled the item to allow time for the historical preservation commission (HPC) to review the proposal (Attachment 7). May 21, 2009, the HPC reviewed the BHF CUP amendment and expressed support for the MAHS's fund raising events (Attachment 8). DISCUSSION The society would like to create a revenue flow by renting out the barn for weddings and other large events. With the appropriate rental agreements and insurance the society feels that they could feasibly rent out the barn for six large events, in addition to using the farm house and barn for other society events throughout the year. The rental of the barn and site for large fundraising events was not discussed during the city council's original approval of the BHF CUP (Attachment 9). As such, prior to the society subleasing the site for such events, the city must approve an amendment to the CUP. During the May 19 planning commission meeting, the commission expressed several concerns with the request for large fund raising events at the BHF. In summary, the commission stated that the society should be held to the same standards as other applicants who would request such a proposal. This means that the society should ensure that possible nuisance issues that may be created by such a use are addressed. Possible nuisance issues include noise, off-site parking, serving of liquor, maximum number of people during large fund raising events; clean up of trash after events, use of the adjacent Prairie Farm Neighborhood Preserve by large event attendees, and the maximum number of large events per year. MAHS Revisions to Original Proposal After review of the CUP amendment by the planning commission and HPC, the society met to refine their proposal. Following are the modifications proposed by the society for subleasing the site for large fund raising events: Hours of large fund raising events - 10 a.m. to 10 p.m. Alcohol service - The society will allow alcohol service for subleased events only, from 6 until 9 p.m. Guests will be required to leave the site by 10 pm. Music at weddings - Bands, D.J.s, or other large-scale music venues will be limited inside the barn. The rental agreement will require that the groups "hold down the volume", but the society 2 would like the option of allowing the barn doors to remain open (otherwise it gets too stuffy and dusty - especially if people are going to be dancing). Parking - Parking for large fund raising events where alcohol will be served is limited to the parking lot on the east side of the site and the Harbor Pointe parking lot located about a block west of the site on the north side of County Road D. The society will install temporary signs for crossing County Road D at the three-way stop sign intersection of County Road D and Ariel Street. Parking shuttle - The society will not offer this service for the large fund raising events. However, they will promote the idea with the rental groups so they can set up a shuttle or valet service for their guests. Number of large fund raising events per year - From May to October the society would like to schedule up to six large fundraising events (could be weddings, could be other groups). Barn capacity - The society will work within the 290-person maximum capacity for the barn. However, the society wants to have the right to allow more people to be on the grounds. This would mean that the total number of people allowed at the farm would be based on the total number of parking spaces (21 spaces adjacent; 278 parking spaces at Harbor Pointe). Previous Background Data The following information was included in the May planning commission staff report: Building Capacity Dave Fisher, Building Official, submitted a review memorandum regarding the society's proposed large events (Attachment 10). Mr. Fisher conducted a building code analysis on the maximum occupant load of the newly renovated barn and recommends that the occupancy for the building be limited to 290 people (165 people on the upper level and 125 people on the lower level). For this reason, the CUP should limit the maximum number of people permitted for subleased fund raising events to 290 people, dependent on parking arrangements. Parking The parking lot to the east of the site was approved as an amendment to the BHF CUP and includes 21 parking spaces (Attachment 11). MAHS donated $10,000 toward the construction of the parking lot, with the remaining cost funded and constructed by the city. The parking lot is used by the society for parking at the BHF site and is also used by visitors of the city's Prairie Farm Neighborhood Preserve. The city's parking code does not specifically address parking requirements for a "public facility" or for a facility that is rented for events. As such, the city should use the maximum occupancy of the barn as an indicator of the amount of parking needed for the proposed subleased fundraising events. The city used a si(l1i1ar calculation to determine the Myth's parking needs, which is a nightclub and rental facility. The calculation is based on an estimate of four people arriving in one vehicle for the large event, times the maximum occupancy of the barn. With this calculation, the rental of the barn at its maximum capacity would require 73 parking spaces 3 (maximum occupancy [290] divided by the number of people in a car [4] = number of parking spaces required [73]). In addition to the 21 parking spaces in the parking lot to the east of the site, the society has obtained a parking agreement from the Salvation Army (78 parking spaces) and is working on obtaining an official agreement with Harbor Pointe (278 parking spaces). The Salvation Army is located to the south of the site on Woodlynn Avenue. The society proposes transporting people to and from the site on a wagon pulled by their farm tractor. The tractor would travel on a mowed trail through the open space site. The city currently allows the society to transport guests in this manner for the society's Johnny Appleseed Days. However, due to the liability issues associated with transporting people in this manner on city property for subleased large fundraising events (evening hours, liquor), staff recommends that this type of transport only be allowed during daytime hours. Since the Salvation Army is located quite a distance from the farm site, a shuttle system should be arranged by the society for parking in this location for the subleased large fundraising events. Another concern with parking in this location is its proximity to residential property to the west and north. Large event attendees leaving the site later at night with slamming doors and other noise generators could pose a nuisance to the surrounding residential properties. In addition to the Salvation Army parking, the society is in negotiations with Harbor Pointe to use their parking lot (278 parking spaces). Harbor Pointe is located to the west of the site on County Road D. Harbor Pointe is located within walking distance of the farm site. To ensure safe pedestrian crossing, the city should ensure that appropriate temporary signs or crossing guards are present during the large events to direct people to the appropriate crossing intersections. If the society successfully obtains parking leases for the above-mentioned parking lots, they would have adequate parking to meet the city's parking code requirements. Liquor License The MAHS currently does not serve alcohol at their events. However, if they rent the site for weddings or other outside events, the MAHS would like to allow the renter to serve liquor with the appropriate license. Karen Guilfoile, city clerk, states that the city could issue temporary liquor licenses to the renters in order to serve beer and wine on the site. This license would require that the renter of the site hire an off-duty police officer when the beer and wine is served. If hard liquor or more than six temporary events with liquor are proposed, Ms. Guilfoile recommends that the city council consider an annual license that would cover all events at a pre- determined fee. Currently MAHS has an annual food establishment license that the city does not charge them for, which could be incorporated in the consideration. Noise A major concern of large events at the farm is the generation of noise. Any large scale music for outside events (such as DJs and bands) should be limited to inside the barn. Any event on the site must also comply with the city's noise ordinance which requires that no disturbing noises be generated after 7 p.m. Lieutenant Richard Doblar of the Maplewood Police Department in his 4 review of the proposal (Attachment 12) also expresses concern over possible noise nuisances with this type of use. Rental Agreement Subleasing of the site by the society for outside events should be covered by a rental agreement which should dictate hours of use, maximum number of people, location of parking, etc. The city should approve the rental agreement language. Master Plan The lease allows the MAHS to use and maintain the property for 99 years unless terminated sooner. The purpose of the use is designated in the BHF master plan (Attachment 13) and the approved CUP. The BHF master plan was last updated by the MAHS in January 2008 and describes the purpose of the BHF as an interpretive center for the history of agriculture in New Canada-Maplewood. The goals of the master plan include education and interpretation, learning by participation, historical authenticity, attraction of people, organizations, and community support, and home to the MAHS. Staff has found that the master plan contains some outdated material including the size of the site, conditions at BHF, and parking reference. In addition to updating this information, the MAHS should also modify the master plan to include the intent and purpose of the fund raising events. For this reason, staff recommends that the master plan be amended by the MAHS as part of the CUP amendment. Since the master plan is an attachment to the lease, those amendments must be approved by the city council. Insurance The structures and general liability are covered under the city's umbrella insurance policy. The city should require that the society or the renters obtain additional liability coverage for the subleasing of the site for outside events. Off-Site Sign The society is interested in working with the city and the county on posting a directional sign for the farm site on White Bear Avenue and County Road D, as well as on McKnight Road and County Road D. The city's sign code would allow such a sign in the right-of-way with approval from the city council. Currently the city has a similar type of directional sign for the Maplewood Nature Center along Century Avenue. Sign designs and details should be submitted by the society for approval by the city council. City Use of Bruentrup Heritage Farm The BHF is a great asset to the city and serves an important historical social function to our community. The city has also benefited from the use of the farm for other non-historical events such as movie nights put on by the recreation department and fund raising events put on by the Friends of Maplewood Nature and supported by nature center staff. The city should continue to work with the society to find other ways that the site could be used for city functions. In exchange, the society requests the use of the Maplewood Community Center for their annual fund raising Halloween Hoe Down. Each year the society has used the city's facilities at no 5 charge, and they want to ensure this is memorialized in the CUP conditions. Staff is supportive of this request. Open Space Issues The city has been re-establishing native plants on the Prairie Farm Neighborhood Preserve over the last few years. In addition to the preserve, there is a small oak savanna located immediately west of the BHF entry drive that the city has been maintaining as oak savanna. The CUP should ensure that this area located within the BHF site continues to be managed by the city as oak savanna. In addition, city staff encourages the society to submit their yearly event schedule to the Natural Resource Coordinator to ensure management of the preserve (such as herbicide treatments or controlled burns) does not disrupt their events. RECOMMENDATIONS Approve the amendment to the Maplewood Area Historical Society's Conditional Use Permit for the use of the Bruentrup Heritage Farm site (2170 County Road D) with the following conditions (changes to original conditions are underlined if added and stricken if deleted). 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Before the city issues a building permit, the city engineer shall complete the necessary grading, drainage, utility and erosion control plans. 3. The applicant or contractor shall complete the following before occupying the buildings: a. Replace property irons that are removed because of this construction. b. Install reflectorized stop signs at all exits, a handicap-parking sign for each handicap-parking space and an address on the building. c. Construct a trash dumpster enclosure for any outside trash containers. The enclosures must be 100 percent opaque, match the color of the buildings and have a closeable gate that extends to the ground. If the trash container is not visible to the publiC it does not have to be screened. d. Install site-security lighting as required by the code. The light source, including the lens covering the bulb, shall be concealed so the light source in not visible and so it does not cause any nuisance to drivers or neighbors. 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. 5. All work shall follow the approved plans. The director of community development may approve minor changes. New Conditions Which Apply to All Uses at the Bruentrup HeritaQe Farm: 6 6. Update the January 2008 Bruentrup Heritaqe Farm Master Plan to include correct site size. site conditions. parkinq references, and purpose and intent of uses includinq any subleased fundraisinq events. 7. When the parkinQ lot located east of the site cannot accommodate parkinq for an event (Le.. events where there are more than 84 people based on 4 people per vehicle in the 21 space parkinq lot located to the east of the site) the society must supply off-site parkinq to accommodate the events. 8. Off-site parkinQ at Salvation Army (78 parkinq spaces at 2080 Woodlyn Avenue): a. The society must supply the city with a siQned parkinQ aqreement between the society and the owners of the Salvation Army for the use of the parkinQ lot. b. Transportation of quests in a waqon pulled by a tractor to and from the Salvation Army parkinQ lot (Woodlyn Avenue) to the farm on a trail throuqh the Prairie Farm Neiqhborhood Preserve is only allowed durinQ day time hours. c. The society must ensure safe pedestrian crossinq at the intersection of Woodlyn Avenue and Ariel Street for visitors parkinQ in the Salvation Army parkinQ lot. Safe pedestrian crossinq can involve temporary siqns or crossinq quards. jL Off-site parkinQ at Harbor Pointe (278 parkinQ spaces at 2079 to 2127 County Road D): a. The society must supply the city with a siqned parkinq aQreement between the society and the owners of Harbor Pointe which allows the use of this parkinQ lot. b. The society must ensure safe pedestrian crossinq at the intersection of County Road D and Ariel Street for visitors parkinQ in the Harbor Pointe parkinq lot. Safe pedestrian crossinQ can involve temporary siqns or crossinq Quards. 10. Any larqe scale music proposed for any event on the site (such as DJs and bands) should be limited to inside the barn. 1.L Use of the farm must comply with the city's noise ordinance which requires that no disturbinq noises be Qenerated before 7 a.m. and after 7 p.m. 12. In exchanQe for occasional use of the Bruentrup HeritaQe Farm site by the city. the city will allow the society the use of the Community Center at no charQe for their annual fundraisinq Halloween Hoe Down. 1l. The society will work with Maplewood city staff to coordinate the manaqement of the oak savanna located west of the entry drive within the Bruentrup Heritaqe Farm site with the intent of continuinq to manaqe that portion of the site as oak savanna. ~ The barn must be posted with a maximum occupancy of 290 people. New Conditions Which Apply to the Subleasinq of the Site by the Society for Larqe FundraisinQ Events: 7 15. Subleased larQe fundraisinQ events are allowed six times per year. 16. Subleased larQe fundraisinq events are allowed from 10 a.m. to 10 p.m. 1L Parkinq for subleased larqe fundraisinQ events in which alcohol will be served is limited to the parkinq lot on the east side of the site and the Harbor Pointe parkinq lot located about a block west of the site on the north side of County Road D. JJL Maximum number of occupants allowed on site for larqe fundraisinq events in which alcohol will be served is limited to 290 people. ~ Appropriate liquor licenses must be obtained prior to servinq alcohol on the site. 20. The society must obtain the appropriate liability coveraqe for subleased larqe events which holds the city harmless. " ~ A rental aQreement must be approved bv the city which dictates hours of use, maximum number of people, location of parkinQ. etc. P:\sec2N\Bruentrup\7,7-09 pc Report Attachments: 1. Maplewood Area Historical Society/Bruentrup Heritage Farm Conditional Use Amendment Request 2. Location Map 3. Site Plan 4. Land Use 5. Zoning Map 6. Proposed Parking Map 7. May 19, 2009, Planning Commission Minutes 8. May 21, 2009, Historical Preservation Commission Minutes 9. Conditional Use Permit for a Public Facility (June 19, 1999 City Council Minutes) 10. Dave Fisher, Building Official, Review Memorandum . 11. Conditional Use Permit for Parking Lot Expansion (July 28, 2002) 12. Police Department Review 13. January 2008 Bruentrup Heritage Farm Master Plan 8 A+l(,ld\ ~ t \ Maplewood Area Historical Society - CUP Application, April, 2009 Supplementary Information I. Criteria for MAHS/BHF CUP Amendment Request I. Conformity of uses with City comprehensive plan and code of ordinances: a. The operation of the Bruentrup Heritage Farm (BHF) and events organized or allowed by sub-lease by the Society have been allowed uses since the City Council approved our CUP on 6-14-1999, under CUP Resolution 99-06-046. It is our understanding that the historical farm is allowed as a "Special Use Park", as part of the City's Open Space District. b. The Society proposes to continue its currently allowed historical uses at the BHF. Such uses will be consistent with the Master Plan for the Bruentrup Heritage Farm - which includes the following goals: (1) Education and Interpretation; (2) Learning by Participation; (3) Historical Authenticity; (4) Attract the Interest and Support of People and Groups (this goal includes fund-raising activities); (5) Serve as a Home for the Maplewood Area Historical Society. c. The Society requests that the Planning Commission and City Council approve an amendment to our CUP that would allow a limited number of large, non-historical fund-raising events (see page XX for details). These large events (historical or non-historical) would be managed by the Society, in a manner that is consistent with our lease with the City. The Society will contract with outside groups to provide their own event insurance, liquor license and police if needed, and other special needs. 2. The Society's historical events and proposed non-historical group rentals would not change the existing or planned character of the site, the structures, or the surrounding area. 3. The Society would manage and control its events and group rentals in a way that would not depreciate property values in the area. 4. Consistent with its lease with the City, the Society would operate its historical uses and manage the non-historical group rentals to avoid/prevent dangerous, hazardous, detrimental, disturbing, or nuisance-causing activities on the site. 5. Vehicular Traffic Generation, Parking & Transport Arrangements: The Society uses 21 parking spaces at the City-owned lot adjacent to the farm. The Society allows limited parking for handicapped visitors at the farmyard. The Society allows for parking of several vendors and/or demonstrators inside the farmyard either behind the barn or at other designated locations. The Society has made arrangements with two commercial properties located about one block west ofthe farm on Co. Road D for _ off-site spaces. The Society will provide shuttle transport for Society events; groups that rent the barn will be required to provide shuttle service for their events. Attendance for all events will be limited to the available parking capacity. 6. The BHF is adequately served by public water and sewer, streets, police and fue protection, and appropriate drainage control. 7. The Society has operated the BHF for almost 10 years at the present site - without creating any excessive added costs for public facilities and services. 8. Preservation and incorporation of the site's natural and scenic features: The Society has worked with the City since 1999 to preserve mature oak trees on the site, plant small trees and bushes on the site, and generally cooperate with the City's management of the adjacent open space area. 9. The current and proposed uses at the farm would cause minimal or no adverse environmental effects. 10. Note: The Society has transferred ownership of the buildings on the site to the City. The lease agreement between the Society and the City states that the buildings on the farm are "public buildings" (Section 21 of the lease) II. Number, Type, Size and Attendance at Events - Yearly A. Outside Large Events ("Large" = 100+ people, May -October)* Large Historical Events 1. Ice Cream Social (approx. 100, over a 2.5 hour period) 2. Johnny Appleseed (250-300, over a 4 hour period) 3. Barn Dance (Bam capacity 200, plus some people outside onsite) 4. "public program" (100 - 1507) 5. "public program" (100 - 1507) 6. "public program" (100 - 1507) Large, Non-Historical Events 1. Weddings (100 to 4007 afternoon - evening 7) 2. School picnics (100 to 2007 morning or afternoon) 3. City's movie night (100 to 2007 Could also be inside.) 4. "group rental" (100 to 2007) 5. "group rental" (100 to 2007) 6. "group rental" (100 to 2007) * Attendance will be limited, based on barn capacity and parking capacity. The Society holds most of its outside programs in May to October. All Society events will be covered by its liability insurance. All "group rentals" will be required to purchase special insurance coverage, etc. Society will require police/security, liquor permit, & enforce noise limits. B. "Medium" Historical Society Events (inside or outside, 50 to 100 people) 1. Holiday Tea (10 am to 4 pm, up to 60 people in total) 2. Spring Tea (lOam to 4 pm, up to 60 people in total) 3. 4. 5. 6. C. "Small" Historical Society Events (inside or outside, under 50 people) 1. Monthly Society meetings (evenings, average 20 to 30 people) 2. Christmas Open House (Saturday, Sunday, average 30 people each day) 3. Holiday Pot Luck Supper (Evening, members only, about 30 people) 4. Projects and Activities (3 to 30, inside or outside, throughout the year) Committee meetings, planning and building exhibits or displays, general maintenance/repairs/cleanup/grass cutting/leaf raking, gardening, painting) 5. Tractor/Hay wagon rides - maybe 2 or 3 times/year, at the large events. (Note: Advance permission to cross the open space is requiredfrom City.) 6. Intermittent, limited tours ofthe farm (usually less than 20 people/tour) 7. Meetings with members of other historical societies and groups. 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'. 1 , I t //..i~~J _;_L_:__Ll. ....' ,. ~--~\~ I" o BRUENTRUP FARM ~-:-"0:] ROIIlSION ( [ LEASE BOUNDARY I' iI \;"' ~ i / 0 " -+ , " I II il :---h I II ,~ " Iii \ ii. I Iii l~ '" I I, , In lO jc i"i !II'" pf ~2 'c> I lo Ii At\tXc..\\ mlf\t 3 I I I I I II ~- ~- o )fffi1 ]0 'HEJO<""'"F'I_T""'........'" City of Maplewood "'''''''IE' '" "t"" ""DE<<.... ~''''' ~.:g,,~''''ry~.D *DEPARTMENTOF PUBLIC WORKS '-""'''.'im'' U!iD,"lHI;LJ.'~ ,lHI; ENGINEERING DIVISION "''''''OF","""O'' )<- ~".,.c,. 19D2Oaol.C01Jnl)r_dB UopIow_.U1M...1o 551011 ,,,,,,4 UI:E"""".i1.lAII (851)249_2400 ;AX(B51)'?-49_24Ol1 ~~ ~~ II " 11 I I i, \1 II !I II !II ~III ':'1 ' -..! . ." , $111 i. i, I :1 il! ,I,; ~ 'I I li!;;g" \ I: L "/"11 \11 ['1- · ii , ' I ! ill 1 j 1<>1 , ~.i II i : .~I" : ~ <'~!i -+ :, !Vi ~~L-. --D ~ '\ f -'-~ {',: , I'; , ~,,';' ~ ~;'ER ~ ~ I ' ~ ~ /" --- I ~t ~~r ~ .\ \1 h '\ ~y\ t:l~ .\ \ 'if 0..: ~ >;';-"$ 1>l\ ''\-- "'--., ~ik f\qn At\C\ t h I'\e i\t ~ ~l( ," ~ ~ ~ ~ ". "'< Dc:::J '. " . , . . . . ~ ~ c f! 211'0 0$ El !b[ I- J: Cl Z >< u :;; . WOODLYNN AVE o " zlliiJ ~ ,Q €J LA1\~ O~ AtkdlMem S- <d'f ." ~ t 1C 12 !b[ . o , 2illZ] & r~n Zona t\~ At\o,dl'N\{ \'\1- It> ~\. ....\~,~ ~~ ~aribou COII'ee D ." EJ D~ ,LJ ~ \ ~ g ". "" o Oc;:j '" '. n . i c ~ III maMla'S "" ! 1 J . o Ilaker's ~are orlhChlna ~estauranl '"l !be ;0 . \1 ~ ~~ o " ~ (OJ/cordia , 2lliIJ & ,g '€J 'f('o~~ ~(\~\~ Attachment 7 MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, MAY 19, 2009 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:04 p.m. II. ROLL CALL Commissioner Joseph Boeser Vice-Chairperson Tushar Desai Chairperson Lorraine Fischer Commissioner Harland Hess Commissioner Robert Martin Commissioner Gary Pearson Commissioner Dale Trippler Commissioner Joe Walton Commissioner Jeremy Yarwood Present Absent P rese nt Present Present Present Present Present Present City Staff Present: Tom Ekstrand. City Planner Shann Finwall. Enyironmental Planner a. 8:41 p.m.: Conditional Use Permit Amendment-Bruentrup Heritage Farm, 2170 County Road D Planner Shann Finwall presented the staff report for this request for a conditional use permit amendment. Planner Finwall said the Maplewood Area Historical Society (MAHS) was originally granted approval of the conditional use permit to operate the Bruentrup Farm. Planner Finwall explained that the Society now is requesting approval for the Bruentrup Heritage Farm facility to be rented out for large eyents, in addition to hosting their own small and large events. Commissioner Hess asked for clarification on what the noise ordinance and required hours of compliance would be for this facility. Planner Finwall responded that the noise ordinance requires that no disturbing noises be generated after 7 p.m., but that staff is recommending that all large-scale music be held inside the barn only. Commissioner Boeser said he is concerned with possible noise complaints with people coming and going from the facility during wedding events. Mr. Boeser said he has concerns with the applicant not being able to proYide transportation from the Salvation Army parking site for large events. Commissioner Trippler said he has concerns with the discrepancy between the city and applicant regarding the maximum allowable occupancy, the requirement that renters obtain additional liability insurance, and the problems with transporting people in rainy weather in an open wagon. Commissioner Martin commented that the improvements to widen White Bear Avenue recently considered by the commission are already reducing parking spaces for businesses along White Bear Avenue. Planning Commission Minutes of 05-19-09 -2- Robert Overby was present representing the applicant, Maplewood Area Historical Society. Mr. Overby said the MAHS envisions hosting three to six non-historical events annually. Mr. Overby said the MAHS has worked with staff to complete the necessary requirements to hold large events and by controlling the type of actiyities that would be held at the farm. Mr. Overby said the MAHS agrees with the need for a shuttle to transport people from the parking areas to the farm and that the tractor and wagon would not be used for large groups or after dark. Mr. Oyerby said they haye a written agreement with Salvation Army for 78 parking spaces and expect to get a written agreement with Harbor Pointe for another 250 parking spaces. Commissioner Boeser commented that if the MAHS eliminated holding weddings and not allowing alcohol at the farm most of the issues would go away. Mr. Oyerby said weddings were seen as a target group where there might be limited rental interest and would create larger reyenue. Carolyn Peterson, 1801 Gervais Avenue and a member of MAHS, said the purpose of MAHS is as an historical farm. Ms. Peterson said they haye school groups coming to the farm, but they need to have fund raising to support the farm expenses. Commissioner Hess commented that if the situations could be controlled and liability issues are taken care of, he did not see any problem with having an occasional wedding at the farm and he understands that they would probably generate more cash flow than some of the other eyents. Commissioner Pearson said he would not be upset if a rental of a smaller group wedding were held that celebrates the heritage. Mr. Pearson said he does not like use of the wagon or cutting another trail through what is supposed to be prairie land and maintained as such. Mr. Pearson said he also has a problem with the current conditional use permit that requires "the use would generate minimal vehicular traffic local streets and would not create traffic congestion or unsafe access on an existing street" and Mr. Pearson said he feels this proposal would. Mr. Pearson said the existing conditional use permit calls for additional parking with an amendment of the permit. Mr. Overby responded that staff has determined that the grade off of County Road D is too steep to allow the westerly parking area to be enlarged. Mr. Overby said that even for medium-sized events, MAHS would need to rely on additional off-site parking with a shuttle bus provided. Commissioner Pearson said he is concerned that this proposal could be precedent setting. Mr. Overby responded that if the commission finds it is not appropriate to use off-site parking, an expansion of the existing parking lot will need to be investigated or the weddings will need to be held. during daytime hours with no alcohol served. Mr. Oyerby said the MAHS is open to trying various rental events in trying to make this fundraising successful. Richard Currie, a member of the Maplewood Preservation Commission, said at their last meeting a motion was made to have this request for a CUP amendment come before their commission before it went before the planning commission, but staff moved it to the planning commission first. Mr. Currie said many issues were added by staff that the preservation commission is not in favor of. Char Wasil uk, 1740 Frank Street and a member of MAHS, said she wanted to comment on the negative attitude on the weddings. Ms. Wasiluk said there was a large wedding held at the farm last fall and there was only one small complaint regarding driYing a vehicle on the trail and the driyer was told to stop immediately. Ms. Wasiluk said farm weddings are yery popular and are a good way for MAHS to raise funds. Planning Commission Minutes of 05-19-09 -3- George Rossbach, 1406 County Road C East and a member of MAHS, said that many volunteer hours and dollars have gone into the farm in the last ten years. Mr. Rossbach said the stumbling block at this point seems to be a historic eyent as opposed to a non-historic eyent. Mr. Rossbach said he hates to see the weddings eliminated as a source of income. Mr. Rossbach said the use of the building for fundraising is quite limited, since there is no heat or air conditioning in the building. Nicholas and Chris Glendenning, 2226 County Road D East, said he considers a large wedding with alcohol much different than a youth sock hop in the barn. Mr. Glendenning is concerned with IiYing next to a wedding reception hall, loud music after 10-11 p.m., traffic and littering. Chris Glendenning clarified that they live two houses from the farm with all of the bedrooms facing the farm. Ms. Glendenning said they are concerned with loud noise since they have young children. Commissioner Trippler said he is concerned that this proposal would set a precedent; he is concerned with damages to the buildings and property with alcohol being used, and excessive noise in the neighborhood. Commissioner Fischer said she was concerned with considering this proposal without the recommendation from the historical commission. Robert Oyerby suggested that if the commission is going to table this proposal, that direction be given to MAHS by the commission of their consensus of what should be eliminated. There were no further comments from the public; the public hearing was dosed. Commissioner Trippler commented that members of MAHS haye heard the comments and concerns tonight and should be able to make some changes based on their wants or what they think is appropriate, rather than haYing the commission tell them their wants. Commissioner Hess said he has some of the same concerns with safety, security, and noise, but he feels if there is security on site, shuttle service to the site, limited hours and noise constraints, the weddings could be successful and provide the needed reyenue. Commissioner Hess moyed to table this request until the historical commission considers it and gives its recommendation. Commissioner Martin seconded The motion passed. Ayes - all Attachment 8 DRAFT MINUTES MAPLEWOOD HISTORIC PRESERVATION COMMISSION COUNCIL CHAMBERS - CITY HALL May 21,2009 -7:00 P.M. 1. CALL TO ORDER -7:00 P.M. 2. ROLL CALL Present: Chair Ron Cockriel, Vice Chair Richard Currie, Commissioners Lu Aurelius, Pete Boulay. AI Galbraith, Liaison Daye Fisher, Recorder Lois Behm, Guests Bob Overby, President, and Carolyn Peterson, Vice President, of the Maplewood Area Historical Society. Commissioner Caleb Anderson arriyed at 7:13 p.m. Absent: Commissioner Robert Creager 7. NEW BUSINESS a. Historical Desiqnation of the Bruentrup Farm Dave Fisher reported he had researched the historical designation of the Bruentrup Heritage Farm and found that the City Council approved the designation of the buildings and site as a "Significantly Historical Site" on June 10, 2002, with instructions to transmit that information to the Minnesota Historical Society for their concurrence and that the designation used as a basis for the interested parties to "work with city and state officials to maintain the BHF in its authentic historical condition to the extent possible, while also keeping it safe for use by the public." The Minnesota Historical Society's concurrence with the designation was stated in their letter dated July 26, 2002. Bob Oyerbv introduced himself and recapped the process by which the designation was obtained and answered questions about the future needs and uses for operating the farm. Dave added that during the recent grant process the City had to commit to maintaining the Farm in operable condition for at least 25 years, and obtain approval of the State Historical Architect for the upgrades to be done to the barn. b. Bruentrup Farm CUP Dave explained the current need for reYising the Conditional Use Permit for the farm, explaining how the changes would allow the Historical Society to continue current and add new fund-raising efforts to support any repairs and upkeep necessary to maintain the site. 1 Ron said that, in the interest of full disclosure, he wanted eyeryone to know that at least 4, if not 5, of the Commissioners present are members of the Maplewood Area Historical Society, but tonight are acting as members of the Historical Preservation Commission and are looking at this issue from that position. He stressed that focus of the discussion and recommendations be solely related to the matter of historic preservation of the Farm. Discussion continued with many questions and suggestions from the Commissioners to Bob about the hoped-for additional actiyities, insurance needs, event types and sizes as well as noise and time considerations. Bob answered those questions with detailed explanations and referred to advice from City Staff and the City Attorney to the Society, including the Society's ongoing efforts to obtain liability insurance. Lu moved the Commission recommend approval bv the Plannina Commission of the Conditional Use Permit as amended in the staff report. Pete seconded the motion, the vote was: Aves (4) Caleb Anderson, Lu Aurelius, Pete Boulav, Ron Cockriel Navs (2) Richard Currie, AI Galbraith Motion Passed. Richard moved to recommend to the Plannina Commission that the noise (music) deadline be chanaed to 9:00 p.m. for special events outdoors at the Bruentrup Heritaae Farm. Ron seconded the motion, the vote was: Aves: (4) Lu Aurelius, Ron Cockriel, Richard Currie, AI Galbraith Navs: (1) Pete Boulav Abstain: (1) Caleb Anderson Motion Passed. 2 Attachment 9 Maplewood City Council Meeting June 14, 1999 (Partial Minutes Regarding Bruentrup CUP) 3. 7:53 P.M. Bruentrup Farm Relocation (2170 County Road D) - Conditional Use Permit - Waiyer of City Code Requirements - Plan Approyal a. Mayor Rossbach conyened the meeting for a public hearing. b. Manager McGuire introduced the staff report. c. Director of Community Development Coleman presented the specifics of the report and answered questions posed by the Council. d. Commissioner Lorraine Fischer presented the Planning Commission report. Boardmember Ananth Shankar presented the Community Design Reyiew Board report. Mayor Rossbach opened the public hearing, calling for proponents or opponents. The following persons were heard: Carolyn Peterson, 1999 Jackson, representing Friends of Bruentrup Farm Peter Boulay, E. Cnty Rd. C, Maplewood Area Historical Society Bill Bruentrup, 2380 White Bear Ayenue g. Mayor Rossbach closed the public hearing. Councilmember Carlson moved/introduced the following Resolutionapproying a Conditional Use Permit (CUP) for the relocation of the Bruentrup Farm to the city property at 2'170 County Raod D and moyed to approve the following resolution waiving the code requirements for parking lot paYing, parking lot striping, parking lot curbing and an in-ground irrigation system for the relocated Bruentrup farm at 2170 County Road D and moved to approye the plans (dated 6-2-99) for the proposed relocation of the Bruentrup farm to the city property at 2170 County Road D. The city bases this approyal on the findings required by the code. The property owner (the city) and the Maplewood Historical Society shall do the following: 1. Repeat this reyiew in two years if the city has not issued a building permit for this project. Before the city issues a building permit, the city engineer shall complete the necessary grading, drainage, utility and erosion control plans. The applicant or contractor shall complete the following before occupying the buildings: e. f. 2. 3. a. Replace property irons that are remoyed because of this construction. b. Install reflectorized stop signs at all exits, a handicap-parking sign for each handicap-parking space and an address on the building. c. Construct a trash dumpster enclosure for any outside trash containers. The enclosures must be 100 percent opaque, match the color of the buildings and haye a closeable gate that extends to the ground. If the trash container is not visible to the public it does not haye to be screened. 6-14-99 1 d. Install site-security lighting as required by the code. The light source, including the lens coyering the bulb, shall be concealed so the light source in not yisible and so it does not cause any nuisance to drivers or neighbors. 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. 5. All work shall follow the approved plans. The director of community development may approve minor changes. 99-06-046 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, the Maplewood Historical Society applied for a conditional use permit for the relocation of the Bruentrup farm to city open space property. WHEREAS, this permit applies to the property on the south side of County Road D between McKnight Road and Ariel Street. The legal description is: Except the East 633 feet of the North 183 feet and except the South 150 feet of the North 333 feet of the East 213 feet and except the South 905 feet, the NE 1/4 of the NE 1/4 (subject to roads and easements), in Section 2, Township 29, Range 22. (PIN 02-29-22-11-0009) WHEREAS, the history of this conditional use permit is as follows: 1. On June 7, 1999, the planning commission recommended that the city council approye this permit. 2. On June 14, 1999, the city council held a public hearing. City staff published a notice in the paper and sent notices to the surrounding property owners. The council gaye everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations from the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approye the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensiye 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 inyolve 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 excessiye noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water runoff, yibration, 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 excessiye additional costs for public facilities or services. 6-14-99 2 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 adyerse environmental effects. 10. The city council has determined that waiving Requirement One from aboye for this public use would balance the public interest between governmental units by allowing for the relocation and preservation of the farm buildings on a city-owned open space property. Approval is subject to the following conditions: 1. All construction and building locations shall follow the site plan approved by the city. Additional buildings from the Bruentrup site may be allowed if funding permits. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approyal or the permit shall become null and YOld. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The city shall add more parking to the site if they deem it necessary. 5. Any new lights shall be installed to meet the city code. This requires that they be screened or aimed so they do not cause any light-glare problems on streets or residential properties. 6. If necessary, the city shall get a permit from the watershed district for the grading and site disturbance. 6-14-99 3 To: From: Subject: Date: Attachment 10 MEMO Shann Finwall, AICP, Environmental Planner Dayid Fisher, Building Official Bruentrup Heritage Farm at 2170 Co Rd D E - Conditional Use Permit Amendment May 7,2009 The building code analysis provide by John Gaspar, NAI Architects, Inc. had a maximum occupant load on the upper level of 165 occupants and a maximum occupant load of 125 on the lower leyel when the plans were submitted for construction. The building code requires the maximum occupant load to be posted in the building. o Post the upper level with a maximum occupant load of 165 occupants. o Post the lower level with a maximum occupant load of 125 occupants. Notify the Minnesota Historical Society per the 20 year agreement with the city. Provide accessible parking. Attachment II MINUTES MAPLEWOOD CITY COUNCIL 7:08 P.M., Monday, July 08, 2002 Council Chambers, Municipal Building Meeting No. 02-14 (pARTIAL MINUTES - PERTAINING TO BRUENTRUP FARM CUP) 1. 7:15 p.m. Bruentrup Farm (2170 County Road D) A. Conditional Use Permit Revision B. Design Approval C. Consider Funding Options D. Change Order Authorizing Construction a. City Manager Fursman presented the staff report. b. City Engineer Ahl presented specifics from the report. c. Jackie Monahan-Junek presented the Planning Commission Report. Mayor Cardinal opened the public hearing, calling for proponents or opponents. The following persons were heard: Conditional Use Permit Revision: George Rossbach, 1406 East County Road C, Maplewood Carolyn Peterson, 180 I Gervais Avenue, Maplewood Charlotte Wasiluk, 1740 Frank Street, Maplewood Deb Charpentier, 2212 County Road D East, Maplewood Kevin Berglund, 1929 Kingston, Maplewood Councilmember Collins moved to table this item until after item H3. Seconded by Mayor Cardinal Ayes-Mayor Cardinal, Councilmember Collins Nays-Councilmembers Juenemann, Koppen and Wasiluk Motion failed. Councilmember Koppen moved to adopt the resolution approving a revised conditional use permit (CUP) for the Bruentrup Heritage Farm at 2170 County Road D: RESOLUTION 02-07-126 CONDITIONAL USE PERMIT REVISION WHEREAS, the Maplewood Historical Society was granted a Conditional Use Permit on June 14,1999, for the Bruentrup Heritage Farm at 2170 County Road D, further described as: Except the East 633 feet of the North 183 feet and except the South 150 feet ofthe North 333 feet of the East 213 feet and except the South 905 feet, the NE y.. (subject to roads and easements), in Section 2, Township 29, Range 22. (PIN 02-29-22-11-0009) WHEREAS, the Maplewood Historical Society has submitted a site plan proposing a parking lot on the eastern side of the Bruentrup Heritage Farm site. WHEREAS, on July I, 2002, the planning commission reviewed the site plan revisions and recommended that the City Council approve this permit revision. WHEREAS, on July 8, 2002, the City Council conducted a public hearing on said site plan and Conditional Use Permit (CUP) Revision, after due published notice in the legal newspaper and notice of said hearing was mailed to surrounding property owners, and after considering all testimony from every person or persons wishing to speak or those who wished to submit written statements, and after considering reports and recommendations from city staff and the planning commission. NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL approve the above- described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate area 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, smoking, dust, odor, fumes, water or air pollution, drainage, water runoff, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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 and design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions (additions are underlined and deletions are crossed out): I. All construction shall follow the approved site plan dated Mav 17, 2002, for the proposed 21-car parking lot for the Bruentrup Heritage Farm to be located on the eastern side of the farm house building, which shall include a bus turnaround, subiect to the addition of extensive landscape features which shall be designed bv a registered landscape architect to screen from view the 2 properties to the east and northeast of the parking lot. Approval is granted siting the fact that the parking lot is located and designed to minimize the impact to the City owned and maintained open space, and that the parking lot would not change and is consistent with the operation of the Bruentrup Heritage Farm as a public facility. 2. All construction shall follow the site plan approved bv the City. The City Engineer mav approve minor changes to the site plan. 3. The City Council shall review this permit in one vear. 4. Anv parking lot lights shall be installed per City code. subiect to the approval of the Citv Engineer. 5. The site plan dated Mav 1999 shall be deemed the approved site plan for the Bruentrup Heritage Farm site. except the addition of the 21-car parking lot on the eastern side of the site. 1. All eonstruction shall follow the site plan approved by the city. The drrector of eoHl11lHftity dcvclopment may approve minor changcs. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The coooeil may cKtend this deadline f-or one year. 3. The eity eouneil shall review this permit in one year. 4. The eit)' shall add more parking to the site if the city council deems it llOeessary. 5. .'\fly new lights shall be install cd to mcet the city code. This requircs that they bc scrccncd or aimed so they do not muse an-y light glare problems on streets or residential propcrties. 6. If necessary, the eity shall get a pcrmit from the watcrshed district for the grading and sitc disturbance. Seconded by Councilmember Wasiluk Ayes-Councilmembers Collins, Koppen, Juenemann and Wasiluk Nays-Mayor Cardinal Design Approval: Deb Charpentier, 2212 County Road D East, Maplewood Dave Huebl, 2191 County Road D East, Maplewood Kevin Berglund, 1929 Kingston Avenue, Maplewood George Rossbach, 1406 East County Road C, Maplewood Councilmember Koppen moved to approve the design plans for the Bruenturo Heritage Farm Parking Lot at 2170 County Road D. Councilmember Wasiluk offered a friendly proposal to work with the neighbors on the agreeable screenmg. Seconded by Councilmember Juenemann Ayes-Councilmember Collins, Koppen, Wasiluk and Juenemann 3 AttOc0h (Y) (',() r i z. Maplewood Police Department Memo To: Shann Finwall From: Lieutenant Richard Doblar M Date: May 15, 2009 Re: PROJECT REVIEW - Bruentrup Heritage Farm After reviewing the attached proposal for the rental and hosting of large and small eyents at the Bruentrup Heritage farm site, I have the following comments and suggestions: 1. Noise from events such as weddings that incorporate disc jockeys and or liye bands beyond 2200 hours would generate noise complaints. This is due to the close proximity of residential housing to the immediate south of the farm property. This would be especially true if the music was held outdoors. The city noise ordinance (18-111) does allow for exceptions under permitted and sanctioned eyents from the city. However, consideration should be given to limit those hours to not later than 2200. 2. Outside eyents held after the hours of darkness where extra lighting may be utilized could potentially generate further citizen complaints (Public Nuisance 18- 30/33). Again, this would be covered under the permit. 3. During events where liquor is to be served / sold, there should be a paid off-duty Maplewood Police Officer on site. This would mirror the Maplewood Community Center when liquor is served during events there. If there are any questions or concerns regarding these comments or suggestions, please feel free to contact me at your earliest convenience. I can be reached at (651) 249-2604 or via e-mail atrichard.doblar@ci.maplewood.mn.us . MASTER PLAN FOR THE BRUENTRUP HERITAGE FARM 2170 COUNTY ROAD D MAPLEWOOD, MINNESOTA DECEMBER, 1999 UPDATED DECEMBER, 2001 UPDATED JANUARY 2008 MAPLEWOOD AREA HISTORICAL SOCIETY 2 IINTRODUCTIONI "YOUR PAST REMAINS BOUND UP IN YOU; IT LIVES IN THE PRESENT, AND IT WILL FOLLOW YOU INTO THE FUTURE."- STEINER The purpose of the Bruentrup Heritage Farm is to preserve and tell the story of farming and farm life in the township of New Canada, and later in the City of Maple wood. The Bruentrup Heritage Farm is located at 2170 County Road 0, between White Bear Avenue and McKnight Road. The farm occupies about 3.5 acres of a 32-acre open space site that is owned by the City of Maplewood. The Parks chapter of the updated City of Maplewood Comprehensive Plan indicates that the farm and open space site are a "Special Use Park". The city plans to select a name for the open space site, and restore the cultivated fields to original prairie grasses and flowers. The Bruentrup Heritage Farm consists of the farmhouse (original part 1890's, new part 1912), barn (1905), granary, metal shed/blacksmith repair shop, machine shed, and the bricks and front door from a smokehouse (will be rebuilt). Two other buildings from the original farmstead were not saved: machine shed and a chicken house/garage. In 2006c2007, a replica of the original chicken house/garage was built by Society members and is located directly east of the farmhouse. This building will serve as a welcome center for visitors, and has accessible restrooms. The saved buildings were moved from the original Bruentrup Farmstead that was located at the southeast corner of White Bear Avenue and Lydia Avenue. The site where the buildings now sit is part of the Conklin - Howlett Farmstead, which had dairy cows, boarded horses, and was active until the 1970's. In May of 1999, the Maplewood Area Historical Society and the City of Maplewood succeeded in obtaining a $100,000 special grant from the Minnesota Legislature, to help in the relocation of the farmhouse and farm buildings. This money was matched by a donation of $100,000 (later increased to $150,000) by William and Raydelle Bruentrup to the Historical Society as the local matching funds for the relocation project. The Bruentrups also donated the house and farm buildings to the Historical Society. After the buildings were moved to the present site, the Historical Society donated the buildings to the City of Maplewood. The city now 3 owns the buildings and they are covered under the city's insurance. In May of 1999, the city granted a conditional use permit for the Heritage Farm. In December of 2000, the city and the Historical Society entered into a 99-year lease, under which the Historical Society will operate and maintain the Heritage Farm. IpURPOSE OF THE BRUENTRUP HERITAGE FARMI As noted above, the Bruentrup Heritage Farm will interpret the histol)' of agriculture in New Canada-Maplewood. Information may also be presented about trends and changes in agriculture in Minnesota and the rest of the United States. The Heritage Farm will use exhibits, demonstrations, and involvement of visitors in typical farming activities during the period from 1891 (the year William A. Bruentrup started the farm) to 1999, when the farmland was sold for commercial development. A majority of people living in Maplewood and in Minnesota have no personal connection to farming or to the land resource. A primal)' emphasis of the Heritage Farm is (a) to help people who are not farmers to understand the challenges of farming during the twentieth centul)', and (b) to re-connect non-farm people to the source of their food: farms and farmers. . The farmhouse will be the center for the Maplewood Area Historical Society's office and activities and will provide a place for the Society's monthly meetings and special events. A second emphasis of the Bruentrup Heritage Farm will be to preserve and interpret the non-farm history of Maplewood and its townships prior to the incorporation as a city in 1957. The Historical Society will create exhibits and demonstrations about general Maplewood histol)', and will interpret this information to the public at the Heritage Farm. IpURPOSE OF THE MASTER PLANI The master plan for the Bruentrup Heritage Farm provides a written and graphic explanation of how the historical interpretive facility should be . operated. The master plan includes goals and objectives, a site analysis, economic feasibility, and a concept plan for historical interpretation and education that will guide the development of exhibits, activities, and programs. 4 IGOALS AND OBJECTIVESI Goal 1 - EDUCATION AND INTERPRETATION The Heritage Farm will tell the story of agriculture in Minnesota as it happened in a once-rural community (New Canada Township) on the edge of Saint Paul that has now become a fully-developed suburb (City of Maplewood), Exhibits, demonstrations, and visitor participation in typical farming activities will connect people to the various aspects of agriculture between 1891 and 1999; farmers, farm families, and farming; and historical events . that affected farming. Goal 2 - LEARNING BY PARTICIPATION The Heritage Farm will emphasize exhibits, displays, and activities that involve people through their senses of sight, hearing, touch, smell, and imagination. For example, visitors will see and learn about authentic old farm machinery. Visitors will see (and to the extent possible participate in) the process of cultivating the soil, preparing it for planting, planting the crop, coming back to see how the crops are growing, and helping with the harvest of the crops. Goal 3 - HISTORICAL AUTHENTICITY The Heritage Farm will accurately and objectively portray the stages and changes of farming in Maplewood and in Minnesota. In cases where information, artifacts, or exhibits either did not come from the Bruentrup Farm or were not used there, members of the Historical Society and their volunteers will provide that explanation to visitors. Goal 4 - ATTRACT PEOPLE, ORGANIZATIONS, AND COMMUNITY SUPPORT The Heritage Farm will offer year-round activities of interest to individuals, families, schools, and civic or cultural groups. For these activities to happen, the Heritage Farm will need the continuing support of the Maplewood Area Historical Society, the City of Maplewood, and donations and grants from public and private organizations, as well as the time, 5 talents, and energy of volunteers interested in their community's history. The fact that the Historical Society has been certified by the Internal Revenue Service as a "501 (c) (3)" non-profit organization may encourage donations of money, materials and services, since such donations may be tax-deductible. Goal 5 - HOME FOR THE MAPLEWOOD AREA HISTORICAL SOCIETY Since December of 2000, the Historical Society has been holding its monthly meetings at the farmhouse. A portion of the farmhouse basement has been converted to serve as an office for the Historical Society. Historical artifacts, files, and information about Maplewood will be stored there. ISITE ANAL YSISI The purpose of this section is to establish baseline data that can be used to guide initial recommendations for development and future opportunities for the Bruentrup Heritage Farm. 1. LOCATION - ACCESS The Heritage Farm is located on the northern edge of the city of Maplewood, on County Road D, between White Bear Avenue and McKnight Road. (See area location map.) Approximate distances to other cities from the Heritage Farm: A. White Bear Lake = directly across 1-694 to the north B. Oakdale = 2.5 miles east, via 1-694 or local roads C. North St. Paul = 1.0 mile southeast, via local streets D. Roseville = 6 to 7 miles west, via 1-694 and Hwy. 36 E. Saint Paul = 3 miles to city limits by bus or car, 5 or 6 miles to downtown F. Stillwater G. Woodbury H. Minneapolis = 10 miles east, via 1694 and Hwy. 36 = 10 to 11 miles southeast, via 1-694 = 15 miles to downtown, via 1-694 and Hwy. 36 6 Visitors to the Farm by automobile can access the site from the freeway interchange at 1-694 and White Bear Avenue, or take local roads to County Road D. A parking lot for the Heritage Farm and the open space area is being planned by the city. Handicapped parking access will be provided at designated spaces. Visitors who travel by bus to the Farm can access the site by taking the route 69 bus that runs from downtown Saint Paul east on Seventh Street and Minnehaha Avenue, then north on White Bear Avenue to Larpenteur Avenue, then east/north to North St. Paul, then west/north to Woodlyn Avenue. Signs on Woodlyn Avenue will direct visitors to take a walking path north through the open space area to the Farm site. The main driveway to the Farm will be used by visitors until the parking facilities are installed. After that time, only the farm caretaker and their visitors, handicapped visitors, and special event vehicles that need access to the house or barn will be allowed to use the main driveway. 2. CONDITIONS AT THE HERITAGE FARMSITE -1999 AND LATER In 1999, the land was vacant and unused. All of the original farm buildings were gone. Parts of the concrete floor in the barn were still visible, the foundation wall of a garage was still in place, part of the front sidewalk to the house was still in place, and the foundation for the well house remained, The trees and bushes were overgrown and in need of trimming. Several trees that were dead or growing at dangerous angles were removed. Trees were also removed to make room for the septic system mound located east of the house. None of the large oak trees on the site were disturbed. Some of the original barbed-wire fencing remained along the west edge of the trees. This was removed in 2001, when crews removed. buckthorn. As part of the site preparation for moving in the house, a basement was excavated at the site of the original house. Work crews discovered that remnants of the burned-down house had been dumped in the old basement and buried. This material was removed, and an old well was properly abandoned and sealed. 7 After the house was moved in, concrete block foundation walls were built, and the house was lowered onto the walls. The walls will be covered with fieldstone to look like the original walls under the house. A basement was excavated for the barn, a foundation wall was built, and the barn was lowered onto the walls. Extra bracing was added on the outside of the walls, after it was discovered that the foundation walls were not built wide enough to give adequate support for the weight of the barn. The walls will be covered with fieldstone to look like the original walls. 3. TOPOGRAPHY AND SIGHT LINES The immediate area where the farmhouse is located is level, and is framed by trees to the east and west. Some trees remain to the north along the edge of the property. The house is visible from County Road D, immediately in front of the site. At the location where the barn was installed, the terrain starts to slope downward in a southerly direction. This is all right, since the barn is designed to sit in the side of a hill, and the terrain will allow for construction of ramps to three sides of the upper level of the barn, and construction of doors to provide access to the basement of the barn at the south end of the building. Parts of the farmsite are visible from the south along Woodlyn Avenue. However, this will mainly be the upper parts of the taller buildings, since Woodlyn is at a lower elevation, and the ridge on which the powerline is located acts as a visual barrier. At certain times of the year, the upper part of the barn may be visible from 1-694, when leaves on trees do not block the view. 8 f\ ~ W '1!lj t..., ~ 'i'\) ,v ~ ... ro ~ f'- """.... ,1'".ffl~ -C fly'> ""' "\:1 (\ ~ ~ ~,~ ~. ~ YIl :;;::,"'" ~ "'1l,1 .~.~~.~ ~~~~ ~ t: ~10 ~ f~ + I) :l:.. UH" ';{ ~ ~"1 ~ , .r ", ("', \ t ',_ ( ~ ' '.. .,,) t ) "I .._.~~.. , , ! "'\ ! ..... ,.", '[ +) + \ I ''\ ,-""' . (i' , "'~') \, ) I ) t + ) '" "( "~...,,, t.. f 'I. ~-i."'~ . ' , "7 6 (t) ---\ 7' -- ( '/-",~\.- 11' ~ C~) I :!lr ( .' I , '1'-: j're ; ), ft1 ii" i 1'1 f ) "'T -7 " "~'(' .. --1' " II '. ( I" '( U '~ll ( f, "1 11 ~I \.il :~ II .:, ! " I, 1--' ~j ( c < T!i"i,",<(r" (', 1 ,. ..f~.',i'-..(-..'''.~'~- '----1 I r ; ,~ I " ~~ \" I , . 1 i_.J . ( f~'-" :~~~,~"-'L),. \ ......\' ''t. ).. <.'" ~)--'. -1' ~, .~ "O( <).~, -t.~.I I ''"-1,_ 1",.- fo'r"" .-. \....-..~ .~~ ~~ )"''' ~ '-'~\__;>-.-ll-'" " , , J .r")~)--\ ~ \ )......... '"" .~_"._}_.LI-')-" ~;,..,.-~--- ~.",...~ ~--~' " " , ( J-'f~'[~Y' Q-".".'-:"',() ...~,.C,.". ~_~. 'j. ;;--_~,,)., .. ~ 1. ~,' ;\:.: ~K llr t ( ,{ C " i" ~ " h ~ ~ , ' I~ ~ ~~~ ;; ~ ~ ~ ~~ "" '" ... J~ 0:.: "''1 '"\ c"T .<; i, 'I "I "'} }, .i., (- '(1' ):". ~ ~?<; )<( ')_.~"J , ~;:;} ,,<>, ", "0 " b c, ". Some of the townhouses on the north side of Woodlyn Avenue can be seen from the Farmsite. To block the view, evergreens or thick-growing bushes could be planted along the edge of the powerline right-of-way. This vegetation could also screen the farmsite from a future walking/biking trail that may be constructed along the powerline right-of-way. These and other planting ideas for the farmsite will need to be coordinated with the city's open space coordinator. One or two of the existing houses on the north side of County Road D may be visible from parts of the farmsite. However, this should not be a problem, since the Heritage Farm is not planned to be a "living history farm" and so modern-day aspects of farm life and adjacent land uses can . be compatible in the historical interpretation of the site. The same comments apply to the sound of traffic on 1-694, which is about one-half block to the north. 4. UTILITIES As of September, 1999 there was no electricity, natural gas, water or sewer service at the farm site. The old well was drilled to a shallow depth, was determined by the city to be not usable, and was sealed. After the buildings were moved to the site in November of 1999, telephone, water, gas, and electric utilities were provided to the house. Sewage treatment for the house was provided by an on-site septic system. The tank and an above-grade mound system were installed east of the house. When County Road D was rebuilt, sanitary sewer service was provided to the Farm, and the septic system was removed. Portable toilets will be rented and used for activities that draw large crowds. Electricity was also provided to the barn. I ECONOMIC FEASIBILITY 1. THE MARKET AND VISITORS Marketing of the Heritage Farm will depend on the time required to properly develop and set up displays and demonstrations, and upon the availability of volunteers to help operate the facility. During the first year, 10 operation of the Farm will begin with visitor hours mainly on the weekends from approximately Memorial Day to Thanksgiving or Christmas. Visitors to the Farm will come from the following sectors: + Families from the "east metro" area of the twin cities; + Students from area schools on Saturdays, or on a weekday by appointment - if volunteer interpreters are available; + People living within a 25 - to - 50 mile radius of Maplewood; + Tourists passing through the area on the freeways. (The Historical Society needs to work with the city, Ramsey County, and MNDOT to get informational signs placed at major roadway intersections. Information also needs to be placed in major newspapers, chambers of commerce, area hotels and restaurants, MN Dept. of Tourism information centers, and elsewhere.) Annual estimates of visitors from these market sectors during the first year of operation may range from to _' Special events held at the Farm could add more people. For example, in September of 2001 , the Historical Society held an open house/dedication of the Farm (from 10 AM to 3 PM). Even though it was cold and rainy all day, at least 150 people came. A second example of potential attendance is the Christmas Open House held in December of 2001 (from 1 :00 to 5:00 PM), where people came to see the decorations in the house and also walk through the barn. Again, at least 150 people attended. 2. OPERATIONS, MAINTENANCE, COSTS AND REVENUES Historical Society members will continue to work to secure additional funding to support the operation of the Farm. A five year plan and budget of program needs, costs, and revenue will be prepared to guide ongoing operations. The Historical Society will select a caretaker to live on the premises, in order to provide general oversight of the property and watch for would-be vandals and thieves. The caretaker will sign a lease with the Historical Society that will allow the caretaker and family to live in the upper floor of 11 the house and use the laundry area in the basement as needed. Caretaking duties such as grass cutting and snow plowing will also be specified in the lease agreement. The Historical Society will(RIQvLcte::expenses and fees for people or groups that want to bring in special exhibits or conduct demonstrations. Special fund-raising events may be held as needed to bring in extra revenue. These events may be held at the Farm or off-site, depending on the type of event. The Historical Society needs to budget for operational costs and set visitor fees, before the Farm is opened to the public. Funds raised from visitor fees and donations will be used for program operations. The economic viability of the Farm will depend upon the sustained efforts of the Historical Society to secure annual and multi-year funding. Effective marketing and advertising can help to develop the expected visitor levels, which in turn will demonstrate the value of the facility and its programs to potential visitors. Word-of-mouth support in the community and regular notices in "Maplewood In Motion" will also help. In regard to programs, the Heritage Farm will occupy a unique niche in the historical sites of the Twin Cities metropolitan area, because the Farm will cover all aspects of farming and farm-family life from 1891 to 1999. Unlike other historical sites, the programs will not be confined to any single time period. The goal of this interpretive site is to show how farming and the Maplewood area has changed over the last 108 years, during the transition from rural township to developed suburb. This comprehensive, multi- faceted approach to programs should help to engage the interest of a wider audience of visitors. ICONCEPT PLANI As noted at the beginning, the Bruentrup Heritaqe Farm will emphasize chanqes in aqriculture in Maplewood and in Minnesota from 1891 throuqh 1999. A primary emphasis of the Farm is to help non-farming visitors develop a better understanding of the challenges of family farms. A second primary emphasis is to re-connect people to the source of their food - the soil, the farm, and the farmer. A third emphasis is to preserve the non-farm historical aspects of Maplewood and provide exhibits that will interpret that history. 12 The orientation of the house and buildings at the original site of the Bruentrup Farm will be re-created at the County Road 0 site. Farm buildings that could not be relocated will eventually be rebuilt, or historically comparable buildings may be acquired and moved onto the site. The restored farm will be the setting for exhibits of the Bruentrup and Howlett/Conklin farm families, as well as "hands-on" demonstrations of historical farming practices which will allow supervised participation by visitors. Some of the demonstrations will be related to activities in the house, and others will concern activities related to the farming operation. The Farm will also include exhibits and activities related to the non-farm history of the Maplewood area. The first floor of the farmhouse will be used for public tours and for Historical Society meetings. The basement will be used for an office, storage, and for laundry needs of the caretaker. The caretaker will use the second floor, and other areas, as specified in the lease. The Historical Society will develop a policy to guide the rental use of the first floor by civic groups. The barn and other farm buildinqs (existing and yet-to-be rebuilt or replaced) will be used to store and display farm machinery and exhibits of historical farming artifacts. The farm buildings will also be included in an interpretive program which will explain why farmers needed to have certain kinds of buildings, implements, tools, animals, machinery, and other resources to successfully operate a farm. The barn may also be used for special programs and events, such as arts and crafts exhibits, parties, etc, The basement of the barn will be used for displays or exhibits about the horses and dairy cows which occupied that area. The Historical Society will also consider requests by the Maplewood Parks and Recreation Department or the Maplewood Nature Center to use this area at specified times. Parts of the open space on the farm site may be used for demonstrations that use farm animals or farm machinery for planting and harvesting of certain crops using historical methods and implements, and for other activities which require outside space. 13 FOURTH OF JULY RESERVED By special arrangement with Bill and Raydelle Bruentrup, the Farm will be closed to the public on the 4th of July each year, so that the Bruentrup family may celebrate their annual family get-together. The Bruentrup family may also use the kitchen in the farmhouse and the yard outside on that day. TIME PERIODS FOR RESEARCH AND INTERPRETATION This concept plan recommends that four general time periods be researched and interpreted at the Heritage Farm: 1. Horse and steam-powered farming (1870 -1920) 2. Early mechanized farming (1920 - 1945) 3. Farming after World War II (1945 -1975) 4. Farming of today (1975 - 2000) Note: Farming before 1870 (the Pioneer Farming era) preceded the time period of the Bruentrup Heritage Farm. There are other historical farms in the Twin Cities area which portray the pioneer farm era, such as the Oliver Kelley Farm near Elk River, and the Gibbs Farm at Larpenteur and Cleveland Avenues near the University of Minnesota's Saint Paul "farm campus". The Heritage Farm will also research and interpret historical information and artifacts based on the historical contexts and themes that have been created by the City of Maplewood's Historical Preservation Commission. GENERAL DESCRIPTION OF THE TIME PERIODS A: FARMING HISTORY 1. Horse and Steam-Powered Farminq (1870 - 1920) This was a period of changes in general on the farm. The steam-powered machinery of the 1870's was still used in the 1890's. However, the conversion from hand-powered and horse- powered labor to mechanized labor began during this time period. 14 The political and social changes of this time were evident by the impact of the Grange (started by Oliver Kelley), the anti-monopoly party, and major farm protest movements. During this period, the influence of people on agriculture reached a particular level of importance. Typical activities of this era would be best represented by interpretive programs, and secondly, by farm festivals (barn-raisings, group harvests, quilting & husking bees, etc). 2. Earlv Mechanized Farminq (1920 -1945) The 1920's were the end of a "golden age of agriculture and the onset of one of the country's most troubled times" (the Depression of the 1930's). Technological advances, such as gasoline - powered farm machinery and electricity (which dramatically changed farm life), were gradually made available to farms during this time period. The "dust bowl" soil erosion problem of the 1930's began to be addressed by the federal government through new methods of cultivation that conserved the topsoil by preventing erosion by wind or water. 3. Farminq After World War II (1945 - 1975) During this time, larger machinery and powerful chemicals such as herbicides and pesticides were introduced. Research and development of hybrid seeds (which produced larger yields) also started during this time. The size of a typical farm increased, and farms became less diversified as farmers concentrated on growing one or two "cash crops" (wheat, corn or soybeans in Minnesota) or raising livestock exclusively. 15 4. Farminq of Todav (1975 - 2000) In the mid-late 1970's, farmers were encouraged by the U.S. Department of Agriculture to plant crops "fencerow to fencerow", in order to take advantage of the high prices for grain and other farm products at that time. Farmers responded by producing more, buying more land, bigger tractors, and other farm machinery. The high prices soon returned to lower levels. However, the loan payments that farmers had to make on their land and machinery purchases did not decrease. In addition, the lower prices for farm products translated into a lower value of the farm land compared to the high debt level. The lower equity in the farm made it harder for many farmers to get affordable financing to operate their farms, or to have the cash flow to make regular payments on their loans. As a result, many farmers were forced to auction off their farms or give them back to the lenders, in order to settle their debts. In the 1990's, increased competition from corporate farms and "soft" foreign markets combined to place even more pressure on today's family farmers. Some farmers have turned to specialty crops and organic farming methods to gain a better return on their investment. In this time period, most family farms relied upon income from one or more jobs held outside the farm in order to "make ends meet". Some of the topics to be covered for each time period are: 1. Family farms and farming families 2. Farms on the edge of urban areas 3. Farm machinery and tools 4. Seeds and crops 5. Livestock and feedlots 6. Farm service businesses 7. Farm economy, prices, and farm management 8. Education, skills, and experiences to be a farmer 9. Role of farm research and extension services 1 O. Pesticides, herbicides, and other chemicals 11. Organic farming and other specialty crops 16 12. Changes in farm implement technology 13. Changes in soil cultivation and conservation 14. Environmental impacts/benefits from farming 15. Transfer of farms to new generations, new farmers 16. Urban development pressures and farm preservation 17. The farm community and social life B. NON-FARM HISTORY 17 ~. " "\. ~W"'J~ ~ (\)ro t.b l".:- t"- t"- f1l %\ ~~~~ :5i;.rl'll-l> ~~ V\ F~ rc ~ v, 11" "''' ~~.~ ~ 'WI ~ ~ Ifl ~t~\) ~(f\~" t'b IJ'd/'o ~ ~, ,-"'I ~ Iii "I , I . .. ; \i ""\ \ T. ) ( .. '\ -.../ \ / "I ~-"1j-~ . , r I ' Jt:) ! I, ~f; , j ~ I [__J ..<-\'Y~"" ..-1 ",,' "1 l (--:.- . ') ( 1--).1/ . -or. ''L " ' -({,""'''''''~{;)' I '-"'._1 ~f ).....i "'-~\._.,,~! ...,J" '-~ - \ .( J J. -. i }.{ : ,"",/::,~~,;.f "r Q'i',.i,.'/,\"',,,\ "- ~:- ,." ( " ~ (~ f: "j:" i1 ,J I , ( f r i' 'f' ~{-"C~ 1"\ (n." ("" ,n. ~ ~ ) ~ ; I) I , ,,/ ;'. ",__, ' ".J"../ \ ) I I 'll ". "-.;'~ '. . I , , _"~I , ::z \,,,,) 'jV -; J:: -~ > i ( ~ , ( I " r l_~,> II , - 11 jl "'f' I \y I -\,"","t . -"I . , y , , ",. j. i-JJ ~~~.~~---~":.~ ",..1 ~ ~ ~; ,-' ,~ ~~ 1"; . ~~ ~S " Q .::; , ; ~ ;;:; ~ ,~ ,-- ,~ :: ~i's:;; :<;;l :'1 , -, ~ ~~ ~ '" ~~ _._-~ r , 'y , ~ .",.,."'-. , } k)~_I_I,. 'j""__y",)"_~,,,, '",0. .' " < "1' I iF ) ! .;i -.\--'-- r~ J I c:lO ) IE..' I' , I J[ ./ 11"< 'i't :j ~ ,,~ ", -." ~\.-;.~ .. 7J -', ~:' -/ ) ) " ) 1 ,,) -) r.... \) ~ G -f 'j ; ! ~~ I , , , , - , ~ 1! I' :~I; .::3"'. ", .~ I ,j~ '\( _71: ';::' _, A , ILt I , 1.Jr g~:i' V>,,, .f ~r~_:.;: ~'. '.~.'~'.~ l': -,'3-2 '>: . ( ..... F) T., Ill> Insert - A DESCRIPTION OF THE HISTORICAL COMMISSION'S HISTORICAL VISITOR ACCESS When this plan was prepared in 1999, the temporary plan for visitor access was to have parking on Woodlyn Avenue, and then walk or ride a hay wagon up to the farm site. The permanent solution to visitor access was a proposal to have an off- street parking area, with a trail leading to the farmstead. Initially, a parking area site was proposed west of the oak trees located across the driveway from the farmhouse (see site plan). Recent discussions (late 2001) between the Historical Society and the City of Maplewood now favor a parking area located east of the trees that are east of the farmhouse. This parking area is to be financed and built by the City of Maplewood, and will serve both visitors to the farmsite and people using the recreational trail that is planned to pass by the northern edge of the Heritage Farm. A small building or structure should be located on the edge of the parking area,to serve as the initial contact point for visitors to the Heritage Farm. Admission fees and general information about the Farm would be handled at this building. After visitors pass through this building, they would follow a trail leading to the farmhouse, where they would be greeted by volunteer interpreters and/or Historical Society members. The trail to the farmsite would be accessible to visitors whose physical movements are limited by disabilities. POTENTIAL HERITAGE FARM PROGRAMS A: FARMING HISTORY ACTIVITIES Examples of seasonal programs include: 1. Spring - Planting things by hand or machine - Easter or Earth Day activities - May Day or Arbor Day activities - Memorial Day/weekend activities - Livestock shearing (Visiting animals) 20 2. Summer - "Barn-raising" for repair & construction projects - Outdoor games from different time periods - Plays, concerts, ice cream socials, arts and crafts - Harvesting and baling of hay - Fence building - Fruit harvest 3. Autumn -Harvesting and canning of produce -Making apple butter ,apple cider -Corn husking and roasting -Butter churning -Barn dances -Arts and crafts, plays, concerts -Livestock butchering (if allowed by the city) -Thanksgiving events 4. Winter -Quilting bees -Christmas, New Year, Groundhog Day -Winter games or sports -Candle making -Repair of tools and other farm equipment B: NON-FARM HISTORY ACTIVITIES 21 COORDINATION OF PROGRAMS WITH GROUPS Development and design of interpretive programs and special events at the Heritage Farm should reach out to the general public, and also to the special interest groups that are involved with agriculture in Minnesota. Examples include: - agribusiness - farm organizations (farm bureau, farmers union, etc.) - youth groups (4-H, Future Farmers of America, scouting) - area farmers, students from foreign countries - government sponsored events - educational groups (schools, U of M extension, the new urban agricultural high school in Little Canada) - area and state historical societies - research & preservation groups (Preservation Alliance of MN) - arts and theater groups - service organizations - religious organizations - musical groups - professional and technical organizations - foundations and other financial support groups 22 CREDITS AND ACKNOWLEDGEMENTS Primary Author: Robert Overby, Maplewood Area Historical Society Contributors: Bill and Raydelle Bruentrup, Carolyn and Glenn Peterson, Char Wasil uk, AI Galbraith Reference: "A Master Plan For The Minnesota Agricultural Interpretive Center", RCM, Mankato, MN (1980) ~ .r 23