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HomeMy WebLinkAbout07/14/2009 AGENDA CITY OF MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD Tuesday, July 14, 2009 6:00 P.M. Council Chambers - Maplewood City Hall 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes: a. May 12, 2009 b. May 26, 2009 5. Design Review: a. Century Trails Senior Apartments, CommonBond Communities, Benet Road and Monastery Way 6. Unfinished Business: 7. Visitor Presentations: 8. Board Presentations: 9. Staff Presentations: a. Representation at the July 27, 2009, City Council Meeting - Items to be Discussed Include: Century Trails Senior Apartments 10. Adjourn DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, MAY 12, 2009 I. CALL TO ORDER Vice-chair Ledvina called the meeting to order at 6:03 p.m. II. ROLL CALL Boardmember John Demko Vice-Chairperson Matt Ledvina Chairperson Linda Olson Boardmember Ananth Shankar Boardmember Matt Wise Present Present Absent Present Present Staff Present: Michael Martin, Planner III. APPROVAL OF AGENDA Boardmember Wise moved to approve the amended agenda, adding CDRB Appointments under item 9. Boardmember Demko seconded Ayes - all The motion passed. IV. APPROVAL OF MINUTES a. April 14, 2009 Boardmember Shankar moved approval of the amended minutes of April 14, 2009, changing Boardmember Ledvina to Wise in the first sentence on page four. Boardmember Demko seconded Ayes - Demko, Ledvina, Shankar, Wise The motion passed. V. DESIGN REVIEW a. Minnesota Waldorf School, 70 County Road BEast Planner Martin presented the staff report explaining that the Minnesota Waldorf School is proposing to replace a temporary classroom building with a permanent structure and to build additional space for administrative purposes. Mr. Martin said the applicant was notified and planned to attend this meeting, but is not present. Boardmember Wise asked if the classroom size would be increasing. Planner Martin said the permanent structure replacing the temporary classroom would be the bulk of the added space and 710 square feet would be added to the main building for administrative purposes. Community Design Review Board Minutes 05-12-2009 2 Boardmember Shankar asked if the city engineer has reviewed the plans for fire truck access, service vehicles and school buses coming through the circular drive. Planner Martin responded that the fire marshal and engineer both reviewed the plans and they did not state any concerns regarding accessing the building. Boardmember Shankar asked if the intention concerning building materials is to match the materials of the existing building, since no samples were submitted to the board for review. Planner Martin responded .that the applicant intends to match the existing building design as noted on the plans. Boardmember Ledvina asked if the play area would be moved, since the circular drive will be placed in that area. Planner Martin said his understanding is that the school intends to use that area as they do today, but with added landscaping. Boardmember Wise recommended that Waldorf School consider a more permanent parking agreement with the neighboring school to avoid any overflow parking impacts on the neighbors. Boardmember Shankar recommended that the applicant submit the exterior building samples to staff for approval. Boardmember Shankar recommended approval of the site plan date-stamped April 7, 2009 and the building elevations date-stamped March 20,2009 for the 7,338-square-foot classroom building to the existing school site and to build office additions totaling 710 square feet to the existing main building at 70 County Road B East. Approval is subject to the following conditions: 1. Repeat this review in two yeas if the city has not issued a building permit for this project. 2. Before getting a building permit, the applicant shall: a. Submit grading, drainage, utility and erosion control plans to the city engineering department for approval. b. Submit to city staff a cash escrow or an irrevocable letter of credit for all the required work. The amount shall be 150 percent of the cost of the work. 3. Provide continuous concrete curbing around all proposed parking and drive areas. 4. The trash-dumpster screening requirement is waived unless the dumpsters would be visible to the public. In that case, an enclosure shall be provided using the same materials and color as the building. 5. An in-ground lawn irrigation system shall not be required because of the remote nature of this site. 6. Ensure that the site is in compliance with ADA requirements for handicap parking spaces and that spaces have correct signage. 7. Satisfy the requirements set forth in the staff report authored by Mr. Kummer dated April 16, 2009. Community Design Review Board Minutes 05-12-2009 3 8. Satisfy the requirements of the building official, fire marshal and police department as stated in this report. 9. All work shall follow the approved plans. Planning staff may approve minor changes. 10. Applicant shall submit exterior building samples to staff for approval. Boardmember Demko seconded Ayes - all The motion passed. VI. UNFINISHED BUSINESS None VII. UNFINISHED BUSINESS None VIII. VISITOR PRESENTATIONS Councilmember John Nephew thanked outgoing review board members Linda Olson and John Demko and welcomed the new members. IX. BOARD PRESENTATIONS None X. STAFF PRESENTATIONS a. CDRB Appointments Planner Martin welcomed the two new board members and introduced board member Michael Mireau, who was in the audience. May 28 City Council Meeting Representative: Boardmember Shankar XI. ADJOURNMENT The meeting was adjourned by consensus at 6:29 p.m. DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, MAY 26,2009 I. CALL TO ORDER Vice-chair Ledvina called the meeting to order at 6:03 p.m. II. ROLL CALL Boardmember Jason Lamers Vice-Chairperson Matt Ledvina Boardmember Michael Mireau Boardmember Ananth Shankar Boardmember Matt Wise Present Present Present Absent Present Staff Present: Michael Martin. Planner DuWavne Konewko, Community Development and Parks Director Director Konewko read the oath for new board appointees, Mr. Lamers and Mr. Mireau, and for the existing board members. III. APPROVAL OF AGENDA Boardmember Wise moved to approve the agenda as presented. Boardmember Mireau seconded The motion passed. Ayes - all IV. APPROVAL OF MINUTES a. May 12, 2009 Boardmember Ledvina moved to move Item IV.a. Approval of Minutes to become Item X and Move Item X to Item XI. Boardmember Wise seconded The motion passed. Ayes - all V. DESIGN REVIEW None VI. UNFINISHED BUSINESS a. The Minnesota Waldorf School, 70 County Road BEast Planner Martin explained that the review board considered and recommended approval for the request by The Minnesota Waldorf School for site and design plans at the previous board meeting on May 12. Planner Martin explained that at that meeting, the Minnesota Waldorf School's representative did not arrive in time to discuss their request. Planner Martin said staff has invited the architect representing the School to attend tonight's meeting to informally discuss the site and design plans for the project and to present samples of the materials to be used. Community Design Review Board 2 Minutes 05-26-2009 Paul Stankey of 2941 Grand Street, Minneapolis, was present representing MA Architecture and the applicant. Mr. Stankey described the elevations of the main classroom building and said the building would be put at a slight angle to keep it away from the problem slope on the west side. Mr. Stankey explained the color scheme will keep to the existing color scheme of the building. Mr. Stankey mentioned they will use a laminated shingle and the colors will be barn red and yellow. Mr. Stankey said the windows will be alurninum clad and evergreen in color. Boardmember Ledvina asked if the glazing used would be tinted or clear. Mr. Stanke responded that it will be clear. There were no further questions of Mr. Stankey. The board supported the materials presented by Mr. Stankey and had no additional conditions to recommend. VII. VISITOR PRESENTATIONS None IX. BOARD PRESENTATIONS None X. STAFF PRESENTATIONS a. Election of Chair and Vice Chair Boardmember Wise moved to delay this item until the next the meeting. Boardmember Lamers seconded Ayes - all The motion passed. b. Resolutions of Appreciation for Linda Olson and John Demko A Resolution of Appreciation was awarded to Linda Olson for her eight years of service and to John Demko for his two years of service on the review board. Boardmember Wise moved to approve Resolutions of Appreciation for both Linda Olson and John Demko. Boardmember Ledvina seconded The motion passed. Ayes - all c. Community Design Review Board Orientation Planner Martin presented a packet of information distributed with tonight's meeting packet that includes the objectives, review process, responsibilities and scope of authority of the CDRB. d. Representation at the June 8, 2009 City Council Meeting-Boardmember Wise? XI. APPROVAL OF MINUTES Boardmember Ledvina moved to table approval of the May 12 minutes until the next meeting. Boardmember Wise seconded The motion passed. Ayes - all XII. ADJOURNMENT The meeting was adjourned by consensus at 6:30 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 8, 2009 INTRODUCTION Project Description Common Bond 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 CommonBond Communities. . A 50-unit town house development also to be built and operated by CommonBond. . 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 Sl. 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 di.fferentiate 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 UnitA 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 in 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 or 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 Common Bond 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 be yellow, brown and rust. Parkinq Lot Dimensions The proposed parking lot meets city requirements dimensionally. The parking stalls would be 9.5 feet by 18 feet as code requires. Drive aisles measure more than 24 feet. Liqhtinq The photometric plan complies with light spread requirements. The applicant should still provide lighting fixture details for review. 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. The planning commission recommended that the applicant add a protective split rail fence or hedge at the top of the slope east and north of the proposed building. Staff has added this condition to support the planning commissions suggestion. 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. 4 . Handicap accessible parking is required. . A pre-construction meeting with the building inspection department is recommended. 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 ChieflFire Marshal Butch Gervais, the Assistant Fire ChieflFire 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. 5 COMMITTEE ACTION July 7, 2009: The planning commission recommended approval of this proposal with the changes that the developer provide underground garages sufficient enough to serve the facility needs, if not specifically excluded by HUD in their financing requirements. The planning commission also recommended that the developer provide a fence or hedge on top of the slope to the east and north of the building as a barrier from the slope. 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 CommonBond 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: 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 or 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. 6 3. The city council shall review this permit in one year. 4. The developer shall provide underground garages sufficient enough to serve the facility's needs, if not specifically excluded by HUD in their financing requirements. 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. 4. The developer shall provide underground garages sufficient enough to serve the facility's need, if not specifically excluded by HUD in their financing requirements. 5. Comply with the city engineer's report dated June 17, 2009. 6. Provide lighting fixture details for staff approval of the fixture design and light pole height. 7. Comply with applicable May 14, 2007 city council PUD conditions. 8. 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. 9. Provide in-ground lawn irrigation as required by the city code. 10. The community design review board shall review major changes to these plans. Minor changes may be approved by staff. 11. The developer shall provide a fence or hedge on top of the slope to the east and north of the building as a barrier from the slope. 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: Senet 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 or 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 44-1097(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:sec13-29IPrioryICentury Trails Seniors Apartments 7 09 Attachments: 1. Location Map 2. Century Trails Commons Plat Drawing 3. SitelLandscaping 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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""00 "'1- u". if,"/i I I: ~ L -' Attachment 6 Century Trails Senior Housinl!: Narrative Proiect History 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 ofthe 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. Hun 202 Proe: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 HOO 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 Housine: 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 Avenue/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, combinecl 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 1 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. f1. +74 SQ. ft. 614 sq. ft. 6 Attachment 7 Maplewood Engineering Comments Century Trails Commons 6-17-09 Page 1 of 3 EnQineerinQ Plan Review PROJECT: PROJECT NO: COMMENTS BY: Century Trails Commons 09-10 Steve Kummer, P.E. - Staff Engineer REVIEWERS: John DuCharme - Senior Technician I 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 ft/s. 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 equipmentlmaterial storage, debris stockpiles, vehiclelequipment 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 trench less method. Connection to the stub with a c1eanout 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 Permittinq 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. Councilmember 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 Monastery. 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 lefl90 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 Councilmember 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. Council member Hjelle moved approval of a preliminarv plat for Centurv 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. QJi~~ RE:c'rw'-:~' It "" I ~ TOM EKSTRAND - SENIOR PLANNER <L. 1 l_,~" ; "'-Q:t :-"'_ilfil.!'!RI;lIll"''''~ I have no comments: ~ &0 /'Y'Y\_-tVIvg; ~.J9-.l. - ~L' . ~. afi'ActJ..vvv ;, vYU 'iY1LdJ~\ 4f~ f ~ -~(J ~L ~~~ ~,r~. I ~'- LYV ~. '.)~ P"L ~'Y'\ R../ ~~~f~-~Ur~~l~ OFFICE OF COMMUNITY DEVELOPMENT . 651-249-2300 .~, FAX: 651-249-2319 CITY OF .MAPLEWOOD 1830 COUNTY ROAD BEAST MAPLEWOOD, MN 55109 j} J .I ~~.. IYJ' W c:t,0 ~ J ~ ,f'r.-.u rJ1;LvtfVl,~ /)'~ (JVf~ y<--Y .. d . , ~ ti ~ '~! ~ /-0 ~.1 IkL, rrru ~~ ~t/uh CVt~ ~ ' ;i{J Nvk~ ~JU ~Ch 'b r~' ~v ~It r~ IJ ctJluu fo r~ -v ;vet -u ~~. jL4~ -i>>J<LU ~L r' I Uh fl%'-&<~ ~t1\J cv . 5(5 tV-~ o't~4 r;tb- {!'Ylf:!} ti~ 'f- .,L,~ ~iJ;;U-.l ~t~ nVG , r~~~ ~~/Ll/-tAa/\L~ j~1J/t;, JL ~~ J,MJ:J &fLu-0' ~. l[ (] ~ tu-tr JkrwL~tfA.t- ~ ~ ~\ ~~I t; o1~ HVU-v ~~ I ~t' ~~-{- II ~.1MV ~ 'rLAUtJ (\ryvt ~OV1~'(J ~/) tA~ +- JUVv~ tz~<J " ltk ,W1L ~:rllL-l~~ ~~j -;ruJ'D r~/l1//~/4tLlu~ CLiF 10 v-l ~ ' J~ tNlnr ex- ~~ I tfl ~i' ~v . ,,'rAv (Xl 'fo-ft ~ ~l:v-u4V ~ J'U4~ .). ~ - L '^ &1 ,~' ,-t)u,. 4Jiud:; I ,;JJlW4 .~ (!AJIJlr. ~ . ~~ tAi4'lv ~ ILpr)JUJJ' e~ ~UU ~VlW/- ~~ ~J\Ml\L ~ff/\~ ~,f ~~) . OOvL. '<-R(j ~ 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. 12. The use would cause minimal adverse environmental effects. 13. HUD financing is dependent upon reduced unit sizes. 14. 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. 15. 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 or 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 developer shall provide underground garages sufficient enough to serve the facility's needs, if not specifically excluded by HUD in their financing requirements. The Maplewood City Council approved this resolution on ,2009.