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Home My WebLink About05/03/20041. Call to Order 2. Roll Call MAPLEWOOD PLANNING COMMISSION Monday, May 3, 2004, 7:00 PM City Hall Council Chambers 1830 County Road B East 3. Approval of Agenda 4. Approval of Minutes a. April 19, 2004 Public Headngs a. Mounds Park Academy Expansion (2051 Larpenteur Avenue) 1. Land Use Plan Change (R-1 to S (school)) 2. Conditional Use Permit Revision New Business a. Chesapeake Properties Retail Center (Maplewood Movies I Site - 3091 White Bear Avenue) 1. Planned Unit Development 2. Preliminary Plat Unfinished Business None 8. Visitor Presentations 9. Commission Presentations a. April 26 Council Meeting: Mr. Desai b. May 10 Council Meeting: Mr. Mueller c. May 24 Council Meeting: Mr. Bartol 10. Staff Presentations 11. Adjoumment I 1 DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MONDAY, APRIL 19, 2004 I. CALLTO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. I1. ROLL CALL Chairperson Lorraine Fischer Commissioner Jeff Bartol Vice-Chairperson Tushar Desai Commissioner Mary Dierich Commissioner Paul Mueller Commissioner Gary Pearson Commissioner Dale Trippler Present Present Present Absent Present Present Absent Staff Present: Ken Roberts, Planner Chris Cavett, Assistant City Engineer Lisa Kroll, Recording Secretary II1. APPROVAL OF AGENDA Commissioner Pearson moved to approve the agenda. Commissioner Desai seconded. Ayes-Bartol, Desai. Fischer, Mueller, Pearson The motion passed. IV. APPROVAL OF MINUTES Approval of the planning commission minutes for April 5, 2004. Commissioner Pearson moved to approve the planning commission minutes for April 5, 2004. Commissioner Desai seconded. Ayes-Bartol, Desai. Fischer, Mueller, Pearson V. PUBLIC HEARING None. VI. NEW BUSINESS a. Kennard Street right-of-way vacation (north of Sextant Avenue) Mr. Roberts said Mr. Tom LaBarre, the adjacent property owner, is proposing that the city vacate an existing street right-of-way. Planning Commission Minutes of 04-19-04 -2- Mr. Roberts said this right-of-way is for Kennard Street and is between the property at 1655 Sextant Street and Four Seasons Park. The request for the vacation is because the city has no need for the existing right-of-way. The city and the adjacent property owners have no plans to build a street in this location. Commissioner Bartol asked if it would be appropriate to get permission from the property owners at 2452 and 2474 to see if they were comfortable with the street vacation on Kennard Street because of access issues? Mr. Roberts said because the city does not build streets on 30-foot wide right-of-ways and because of the topography of the property it seemed unlikely a street would go through that area. The staff is recommending the city keep the utility easement over the right-of-way so if sewer or water needed to be put in that could occur with the easement. Commissioner Bartol asked if the property owners of 2452 and 2474 wanted Kennard Street extended the city would not extend the street? Mr. Roberts said he would be very surprised if the city would extend Kennard Street but Chris Cavett, the Assistant City Engineer may have a better explanation. Mr. Cavett said as part of the neighborhood street reconstruction project the city had discussions with the property owners. He said the city had a discussion with the property owner's children at 2452 and has said they have no plans to develop the area. The city believes the property owner's decision not to develop the property may change and felt putting a cul-de-sac in off of Germain Street would make the most sense. Chairperson Fischer asked the applicant to address the commission. Mr. Tom LaBarre, the applicant residing at 1655 Sextant Avenue East, Maplewood, addressed the commission. He asked how much of the easement the city would maintain? Mr. Cavett said the city has proposed that the entire 30-foot easement would be maintained in case city sewer and water would have to be put in which would provide adequate width. He said having an easement would change the setbacks to the property and any structure could be built up to the easement line. Mr. LaBarre said if he obtains the vacated property his property taxes would go up. He said if the city could take the property back from him at anytime then what would this right-of-way vacation do for him? Mr. Roberts said he is not convinced Mr. LaBarre's property taxes would go up because taxes are based on the total value of your property, and typically 80-90% of the property value is for the structure and the rest for the value of the land. He said property value is going up in the whole area and not just because Mr. LaBarre would gain a small amount of additional land. Mr. LaBarre would still retain ownership of the land, the easement rights just give the city the right to put utilities underground if needed in the future. Mr. Roberts said Mr. LaBarre gets to use the land above the ground and the city has the right to use the property below the ground. Planning Commission Minutes of 04-19-04 -3- Mr. LaBarre asked if he obtained the vacationed property could he remove the Box Elder tree that is located on the property? Mr. Roberts said yes. Commissioner Pearson moved to approve the resolution on page eight of the staff report. This resolution is for the vacation of the unused Kennard Street right-of-way north of Sextant Avenue. The reasons for the vacation are as follows: It is in the public interest. The existing right-of-way is not used or needed for street purposes. The adjacent properties have adequate street access. This vacation is subject to the city keeping a drainage and utility easement over the entire vacated right-of-way. Commissioner Bartol seconded. Ayes-Bartol, Desai. Fischer, Mueller, Pearson The motion passed. This item goes to the city council on May 10, 2004. b. Conditional Use Permits - Peltier (1236 Kohlman Avenue) Mr. Roberts said Steven Peltier is proposing to construct a 1,344 square foot detached accessory structure for the storage of his antique automobiles. The structure will be located in the rear yard of his residential property at 1236 Kohlman Avenue. Chairperson Fischer asked the applicant to address the commission. The applicant, Mr. Steven Peltier, residing at 1236 Kohlman Avenue, Maplewood, addressed the commission. Mr. Peltier said he is currently paying to store his antique cars and that is the reason he would like to build a garage. He currently has a single-car garage, which has no storage. Mr. Peltier brought a letter from one of his neighbors Angus Meats stating they are okay with the building of his garage. Mr. Roberts said staff would include the additional letter in the file for the city council report for their next meeting. Commissioner Pearson asked if the estimate on page 14 of the staff report was part of this proposal? The letter from Horizon Landscape & Design, Inc. proposes a drainage swale and he asked if the applicant was going to use a drainage swale or the rainwater gardens as proposed by staff? Mr. Cavett said Mr. Peltier had gotten proposals from 3 different contractors showing 3 different options and has proposed to use the rainwater gardens. As part of his garage building permit the city would be working with Mr. Peltier not only on erosion control issues but to ensure everything works well. T · Planning Commission Minutes of 04-19-04 -4- Commissioner Pearson wanted to ensure that plan was "a" proposal and not "the" proposal. Mr. Cavett said correct, it was only "a" proposal to have the drainage swale not "the" final plan. Commissioner Mueller moved to adopt the resolution on pages 19 and 20 of the staff report. This resolution approves a conditional use permit for the expansion of a nonconforming residential use to add a detached accessory structure to a property in a light-manufacturing (M-l) zoning district at 1236 Kohlman Avenue. Approval is based on the findings required by the code and subject to: ao Expansion of the nonconforming residential use applies to the construction of a 1,344 square foot detached accessory structure. Any future addition or accessory structure will require a separate conditional use permit approved by the city council. b. Expansion of the nonconforming residential use must follow the site plan approved by the city. The director of community development may approve minor changes. c. The proposed expansion must be started within one year after approval or the permit will end. The city council may extend this deadline for one year. d. The conditional use permit shall be reviewed by the city council in one year. Commissioner Mueller moved to adopt the resolution on pages 21 and 22 of the staff report. This resolution approves a conditional use permit for an oversized accessory structure. Approval is based on the findings required by the code and subject to: a. The detached accessory structure is limited in size to 1,344 square feet in area and 19 feet in height, as measured from ground grade to the peak of the roof. Impervious surface for the driveway is limited to a concrete parking pad in front of the garage that is no larger than 28 feet wide by 20 feet deep, with the remainder of the driveway as gravel. Any additional impervious surface will bring the property over the allowable 50 percent impervious surface coverage as required by city code in the Kohlman Lake Shoreland Overlay District will require city council approval of an impervious surface variance. c. Prior to issuance of a grading or building permit, the following must be submitted and approved by city staff. 1.) Samples of exterior materials and colors used on the detached accessory structure. The materials and colors must be compatible to the house. 2.) A $1,000 grading escrow to ensure the completion of the required rainwater/infiltration gardens. d. The following conditions apply to the excavation and continued maintenance of drainage of the site: 1.) Grade driveway to drain to the rainwater garden. 2.) Use a clean river rock for the gravel part of driveway to allow for infiltration. ! Planning Commission Minutes of 04-19-04 Commissioner Pearson seconded. -5- 3.) Care will need to be taken during the construction of the rainwater gardens to ensure they will infiltrate. e. The detached accessory structure is approved only for residential use of the owner or occupant and shall not be used for commercial or business purposes. f. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. g. The proposed construction must be started within one year after city council approval or the permit shall end. The city council may extend this deadline for one year. h. The conditional use permit shall be reviewed by the city council in one year. Ayes-Bartol, Desai. Fischer, Mueller, Pearson The motion passed. This item goes to the city council on May 10, 2004. c. Toenjes Hills Estates (McMenemy Street) Mr. Hugh Toenjes, representing the property owner, is proposing to develop a six-lot plat for single dwellings called Toenjes Hills Estates. It would be on a two-acre site on the east side of McMenemy Street, north of Roselawn Avenue. Commissioner Desai asked where the drainage from pond number 2 was currently going? Mr. Cavett said pond number 2 outlets onto the applicant's property and flows over land and goes down into the Roselawn pond, basically where the drainage is proposed to go. Commissioner Bartol asked if vacating this property would affect the property owners at 1944 McMenemy Street and 353 Roselawn Avenue? Mr. Roberts said Mr. Toenjes tried to contact those two property owners to put a plan together for all three of the properties but could not come to an agreement. Therefore, Mr. Toenjes proceeded with his plan because he could no longer wait. He said the city is leaving the Edgemont right-of-way next to these two properties for the future use of the two owners. Commissioner Bartol said that was unfortunate because in his opinion this plan would have resulted in a better plan if the development were larger. He thinks the six homes would be very closely pinched together in a Iow area. Chairperson Fischer asked the applicant to address the commission. Planning Commission Minutes of 04-19-04 -6- Mr. Tim Freeman addressed the commission as the representative for owners Hugh and Herb Toenjes. He is a land planner and surveyor with Folz, Freeman, Erickson, Inc., 5620 Memorial Avenue North, Stillwater. He said the staff has done a very comprehensive job of reviewing this subdivision and have been very professional in working with the applicants to resolve the issues that have risen. He said they have reviewed the staff report and do not have any issues with the staff report or the conditions listed. Commissioner Mueller said he is having a difficult time trying to imagine how large these lots would be and asked how large the homes would be that would be built on each of these six lots? Mr. Freeman said these six lots are more than 10,000 square feet and are large enough to have ramblers built on them and large enough to have houses with four bedrooms built. Mr. Roberts said he sees this area to be similar in size to the seven single-family lots and homes that were built a few years ago on Burke Circle. Chairperson Fischer asked the applicant if he had any problems with increasing the width of the lots from 95 to 100 feet wide? Mr. Freeman said no, those changes have already been made to the plans. However, they did not have enough time to get the changes to staff in time for the planning commission meeting tonight. Commissioner Pearson asked if the Watershed District had finished their review of this plan yet? Mr. Roberts said the Watershed District report is still pending. The Watershed District started their review but had some comments. The Watershed District received new information but city staff has not received those comments yet. Commissioner Pearson said he wasn't comfortable with the elevation difference on this plan but trusting the Watershed Districts report and staff's assessment of the plan he feels comfortable enough to make the motion. Commissioner Pearson moved to approve the resolution on page 32 of the staff report. These resolutions are for the vacation of the unused Edgemont Street right-of-way and unused alley and excess drainage easements on the property for the site of the Toenjes Hills Estates plat. The city is vacating these because: 1. It is in the public interest. 2. The city and the property owner have no plans to build a street or an alley in the existing right-of-ways. 3. The developer will be dedicating a new right-of-way and new easements with the final plat. Commissioner Pearson moved to approve the Toenjes Hills preliminary plat (received by the city on April 1,2004). The developer shall complete the following before the city council approves the final plat: Planning Commission Minutes of 04-19-04 -7- 1. Sign an agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, complete all retaining walls, site landscaping and meet all city requirements. b.*Place temporary orange safety fencing and signs at the grading limits. Co Have Xcel Energy install Group V rate streetlights in two locations - primarily at the street intersections and at the east end of the cul-de-sac. The exact style and location shall be subject to the city engineer's approval. d. Provide all required and necessary easements (including all utility easements and ten- foot drainage and utility easements along the front and rear lot lines of each lot and five- foot drainage and utility easements along the side lot lines of each lot). e. Pay the city for the cost of traffic-control, street identification, and no parking signs. f. Provide all required and necessary easements, including any off-site easements. g. Demolish or remove the existing shed from the site, and remove all other buildings, fencing, scrap metal, debris and junk from the site. h. Cap and seal all wells on site; and remove septic systems or drainfields, subject to Minnesota rules and guidelines. i. Complete all curb on McMenemy Street on the west side of the site. This is to replace the existing driveways on McMenemy Street, and restore and sod the boulevards. 2.* Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, tree, trail and street plans. The plans shall meet all the conditions and changes listed in the memo from Erin LaBeree dated April 12, 2004, and shall meet the following conditions: The erosion control plans shall be consistent with the city code and shall be extremely detained to the satisfaction of the city engineer. b. The grading plan shall show: (1) The proposed building pad elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. (2) Contour information for all the land that the construction will disturb. (3) House pads that reduce the grading on sites where the developer can save large trees. (4) The proposed street and driveway grades as allowed by the city engineer. [ Planning Commission Minutes of 04-19-04 -8- (5) All proposed slopes on the construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. On slopes steeper than 3:1, the developer shall prepare and implement a stabilization and planting plan. At a minimum, the slopes shall be protected with wood-fiber blanket, be seeded with a no-maintenance vegetation and be stabilized before the city approves the final plat. (6) Include the tree plan that: a. Shows where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. b. Shows no tree removal beyond the approved grading and tree limits. Changes the proposed Colorado Blue Spruce trees on the planting plans with other species that are more native and compatible to the climate and conditions in Maplewood. (7) All retaining walls on the plans. Any retaining walls taller than 4 feet require a building permit from the city. (8) Sedimentation basins or ponds as required by the watershed district or by the city engineer. (9) No grading beyond the plat boundary without temporary grading easements from the affected property owner(s). (10) As little grading as possible north and south of the proposed street. This is to keep as many of the existing trees on the site as is reasonably possible. c. The street and utility plans shall show: (1) The street with a width of 28 feet (with parking on one side), shall be a 9-ton design with a maximum street grade of eight percent and the maximum street grade within 75 feet of the intersection at two percent. (2) The new street (Toenjes Place) with continuous concrete ribbon curb, except where the city engineer determines that concrete curbing is necessary. (3) The completion or replacement of the curb on the east side of McMenemy Street and the restoration and sodding of the boulevards. (4) Repair of McMenemy Street (curb, street and boulevard) after the developer connects to the public utilities and builds the new street. (5) The coordination of the water main alignments and sizing with the standards and requirements of the Saint Paul Regional Water Services (SPRWS). Planning Commission Minutes of 04-19-04 -9- (6) All utility excavations located within the proposed right-of-ways or within easements. The developer shall acquire easements for all utilities that would be outside the project area. (7) The plan and profiles of the proposed utilities. (8) A detail of any ponds, the pond outlets and the rainwater gardens. The contractor shall protect the outlets to prevent erosion. (9) The cul-de-sac with a minimum pavement radius of at least 42 feet. (10) Label McMenemy Street and the new street as Toenjes Place on all construction and project plans. The drainage plan shall ensure that there is no increase in the rate of storm water run- off leaving the site above the current (predevelopment) levels. The developer's engineer shall: (1) Verify inlet and pipe capacities. (2) Submit drainage design calculations. A landscape plan for the areas along the street and the ponding areas. The coniferous trees shall be at Change the plat as follows: a. Add drainage and utility easements as required by the city engineer. b. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. c. Revise the plans and lot layout to: 1. Accommodate a 20-foot-wide pedestrian way for a trail from the cul-de-sac to the city park. 2. Make the corner lots at least 100 feet wide on each street. 3. Show the street right-of-way with a width of 60 feet and the cul-de-sac with a right-of-way radius of 55 feet. 4. Show house pads that meet all city setback requirements. Pay for costs related to the engineering department's review of the construction plans. Planning Commission -10- Minutes of 04-19-04 Secure and provide all required easements for the development including any off-site drainage utility easements. These shall include, but not be limited to, an easement for the culvert draining the pond on the north side of the plat and paying the city for easement for the ponding area on the park property. The developer shall complete all site grading and retaining wall construction. The city engineer shall include in the developer's agreement any grading that the developer or contractor has not completed before final plat approval. Sign a developer's agreement with the city that guarantees that the developer or contractor will: Complete all grading for overall site drainage and ponding areas, install all retaining walls, install the landscaping and replacement trees, install all other necessary improvements and meet all city requirements. b. Place temporary orange safety fencing and signs at the grading limits. c. Provide for the repair of McMenemy Street (street, curb and boulevard) after the developer connects to the public utilities. d. Meet all requirements of the city engineer. 8. Record the following with the final plat: a. Any homeowners' association documents. b. A covenant or deed restriction with the final plat that prohibits any driveways on Lots 1 and 6 from going onto McMenemy Street. c. A covenant or association documents that addresses the proper installation, maintenance and replacement of the retaining walls. The applicant shall submit the language for these dedications and restrictions to the city for approval before recording. 9. Obtain a permit from the Ramsey-Washington Metro Watershed District for grading. 10. Obtain a NPDES construction permit from the Minnesota Pollution Control Agency (MPCA). 11. The property owner shall submit a petition to the city requesting the installation of the public improvements. 12. If the developer decides to final plat part of the preliminary plat, the director of community development may waive any conditions that do not apply to the final plat. *The developer must complete these conditions before the city issues a grading permit or approves the final plat. Planning Commission Minutes of 04-19-04 -11- Commissioner Desai seconded. Ayes-Bartol, Desai. Fischer, Mueller, Pearson The motion passed. This item goes to the city council on May 10, 2004. VII. UNFINISHED BUSINESS None. VIII. VISITOR PRESENTATIONS Mr. Larry Aim with Southwind Builders, Inc., White Bear Lake, addressed the commission. He said he has been working with Chuck Ahl and Melinda Coleman regarding a development plan for the property north of St. John's Hospital on Hazelwood Avenue. Mr. Aim said that he wanted to get input from the planning commission regarding his plans. He distributed preliminary plans for the Cottages at Legacy Village that he wants to build on this site. He was looking for feedback and welcomed comments from the commission. The 32-detached townhome units would have two bedrooms and would be built with either a crawl space or a basement. The size of these units range from 1,440 square feet for the smallest unit to 1,587 for the larger units including a two-car garage which is 480-square feet. The prices range from $200,000 to $215,000 for these detached townhome units and there would be an association. Southwind Builders recently built 47 detached townhome units in Brooklyn Park and are currently building similar homes in Hugo. The demographics for these types of homes are either first time homeowners, adults without multiple children, or retired adults. These detached townhome units have very short driveways for a reason, the idea is to keep vehicles parked in the garage and not on the driveway. They would also provide off-street parking for visitors and 60% green space. The planning commission asked Mr. Aim several questions and provided Mr. Aim with comments about the sketch plan he showed them. IX. COMMISSION PRESENTATIONS a. Mr. Trippler was the planning commission representative at the April 12, 2004, city council meeting. Mr. Roberts said Mr. Trippler was present at the meeting however, he is on vacation. Mr. Roberts reported items discussed included the Easement Vacation - Van Dyke Village (Van Dyke Street, which was approved and the Venburg Tire (Highway 61 North) Setback Variance and Conditional Use Permit, which was approved. b. Mr. Desai will be the planning commission representative at the April 26, 2004, city council meeting. Mr. Roberts said items to be discussed include the Alley Vacation (East of English Street south of County Road B (North of 2200 English Street), and the Land Use Plan Change and Zoning Map Change for the proposed DQ Chill and Grill (West of 1760 Beam Avenue). Planning Commission Minutes of 04-19-04 -12- c. Mr. Mueller will be the planning commission representative at the May 10, 2004, city council meeting. Items to discuss include the Kennard Street right-of-way vacation (north of Sextant Avenue), conditional use permit, expansion of non-conforming residential use, an over-sized accessory structure for Steven Peltier at 1236 Kohlman Avenue, and the Toenjes Hills Estates (McMenemy Street) vacations and preliminary plat. X. STAFF PRESENTATIONS Mr. Roberts said at the May 3, 2004, planning commission meeting they will be discussing Mounds Park Academy's building expansion at 2051 Larpenteur Avenue. Mr. Roberts said Ms. Finwall is working on a proposal for the Maplewood I theatre site off White Bear Avenue and County Road D. The plan is to demolish the movie theatre building and subdivide the property into four or five commercial lots for a future jewelry store and two restaurants. The other commercial uses are unknown at this time. Mr. Roberts said the May 17th, 2004, planning commission meeting will include the annual CIP review. Mr. Roberts stated that he received an application for Walgreen's to build a new store at the corner of White Bear Avenue and Beam Avenue on the vacant property next to the MGM liquor store. Xl. ADJOURNMENT The meeting was adjourned at 8:23 p.m. ! MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Planner Land Use Plan Change, Conditional Use Permit Revision and Design Review Mounds Park Academy 2051 Larpenteur Avenue Apdl 27, 2004 INTRODUCTION Project Description Mr. David Aune, representing Mounds Park Academy, is proposing several changes for Mounds Park Academy at 2051 Larpenteur Avenue. (See the statement on page 16, the location and property line maps on pages 17 and 18 and the other maps on pages 19 - 31.) Requests To have the changes to the site and the school, Mr. Aune is asking that Maplewood approve: 1 .A land use plan change for two adjacent residential properties on Larpenteur Avenue. This change would be from R-1 (single dwellings) to S (school). Please see the maps on pages 18 and 19. The revision is for the site expansion, the revised parking lot and ddveway plans and for the proposed building additions. (See the maps on pages 21 - 24.) 2.A conditional use permit (CUP) revision. The Maplewood City Code requires a CUP for schools in any location. (Refer to the applicant's statement on page 16.) 3. The design plans for the project, including the site, building and landscaping plans. BACKGROUND (Recent Actions) On January 8, 2001, the city council approved a revision to the CUP for Mounds Park Academy. This approval was for the school to build an addition between their existing building and the former school distdct building at 1801 Beebe Road. On January 14, 2002, the city council reviewed the CUP for Mounds Park Academy. The city council required a review in one year to allow Mounds Park Academy to complete construction of the addition and install all required landscaping. On January 27, 2003, the city council again reviewed the CUP for Mounds Park Academy. The city council agreed to review the CUP again only if a problem adses or if the school proposed a revision to the CUP or an expansion. On September 22, 2003, the city council approved a request from the school for up to $4.7 million in tax-exempt revenue note financing. The school planned to use this financing to pay off existing revenue bonds, to cover the costs of recent projects and to buy property. DISCUSSION Land Use Plan Change To build the expanded parking lot and revised driveways, Mr. Aune wants the city to change the land use plan for two adjacent properties on Larpenteur Avenue. This change would be from R-1 (single dwellings) to S (school). (See the existing land use plan map on page 19.) Land use plan changes do not require specific findings for approval. Any change, however, should be consistent with the city's land use goals and policies. There are several goals in the Comprehensive Plan that apply to this request. They include: · Provide for orderly development. · Minimize conflicts between land uses. · Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers. · Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. · The city coordinates land use changes with the character of each neighborhood. · Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffeting and separation. Compatibility Staff does not find a problem with this proposal in terms of compatibility and land use. The proposed parking lot expansion would be near Larpenteur Avenue and next to the rear yards of several single dwellings. As proposed, the new parking lot and driveway will be at least 20 feet away from the property line. In addition, the school will screen the new parking lot from the yards of the houses with a solid screening fence and landscaping. Conditional Use Permit Revision As noted in the school's statement of intended use of the property (page 16), they are proposing to expand their campus and facilities in three phases. If approved by the city, the school would complete Phase I this summer. This work would include the expansion and reconfiguration of the parking lot in the front (south side) of the school, including moving the main entrance to the west side of the site. The school then expects to start the construction of Phase 2 of the plan in 2005. The major elements on this work would involve the building of the classroom addition and the field house on the north side of the existing school. As outlined in their statement, the school would hope to proceed to building the Phase 3 projects in 2008 or later as their funding would allow. This work would include cafeteria and kitchen remodeling, a relocated main entryway and the expansion of the library. The proposed school building additions and parking lot expansion will meet the city's findings of approval for a conditional use permit. As the school also noted in their use statement, they now have about 700 students and 125 staff (a total of 825). The school expects that with the additions and remodeling that those numbers would grow to 790 students and 135 staff for a total building population of 925 people. The increase of 100 people on the campus should not pose a problem for the neighbors or cause additional traffic issues on the nearby streets. Parking, Site Access and Vehicle Circulation With up to 135 staff persons and up to 790 students (200 of which can ddve to school), the existing and proposed parking lots should be adequate to handle the parking needs of the school. There are now about 264 total parking spaces on the site. The proposed plans show 343 parking spaces on the school property after the completion of their projects. There would be about 249 spaces in the lots to the south and west of the building and the other 94 spaces would be behind (to the north and east) of the field house. The project architect calculated that together, if full, the school theater and the field house would need about 475 parking spaces. As I noted above, the plans show 343 total parking spaces on the site after completion. As such, the school should not have major functions in both of these parts of the building at the same time as they will not have enough parking on their site. The proposed project plans show the main entrance and exit for the school shifted to near the new west property line of the site. This plan shows three lanes for vehicles - one for entedng the property, one for turning left and one for turning right when leaving the school. Because of this design, it will be important for the school to screen the driveway and parking areas from the houses to the west. The school is proposing to extend the same type of wood privacy fence along all of the west property line from the opening at Price Avenue to the south. The city should require the school to post all the driveways for no parking to ensure that there would not be cars parked in areas that would hinder site access and vehicular circulation. This plan also keeps a single-lane entry into the school near the location of the existing entrance and exit. This would be primarily for busses and for the dropping off or the pick-up of students. Traffic A concern of several of the neighbors near the site is the increase in traffic the school could bring to the area. The county designed and built Larpenteur Avenue as a minor arterial street. It currently carries about 10,000 vehicles per day between White Bear Avenue and McKnight Road. In the area by the school, Larpenteur Avenue has two traffic lanes and a striped parking or bike lane on each side of the street. The city has designated Beebe Road as a collector street. These roads are to move traffic from neighborhoods and businesses to arterial streets and highways. Having a driveway from the school property onto Beebe Road is consistent with this designation and puq~ose. City staff had Dan $oler, the Ramsey County Traffic Engineer, review the proposed plans for Mounds Park Academy. (See Mr. Soler's comments on pages 35 and 36.) He noted that the proposed plans should not impact traffic operations along Larpenteur Avenue and that the improvements will likely improve traffic operations in the area, including the traffic flow to and from the school. City staff estimates that the school, with a maximum building population of 925 (students and staff), (if approved by the city), would add up to 200 more vehicle trips per day to Larpenteur Avenue. These trips would be divided pdmadly between the morning and the afternoon as parents drop off and pick up students and as the staff goes to and from work. Both the city and county engineer told me that this proposal would not cause traffic problems or add enough additional traffic to exceed the capacity of Larpenteur Avenue. Life Safety and Building Code Concerns Butch Gervais, the Maplewood Fire Marshal, had several comments about the proposal. They included that he will require upgrading the fire protection and emergency lights and exits for the school and these must be continued into the new building additions. David Fisher, the Maplewood Building Official, also has comments and corrections that the school and church will need to address. They include meeting the requirements of the accessibility code (parking, providing access routes and possibly changing the bathrooms), that there may be a need for additional fire walls in the school and that the building must have a fire sprinkler system throughout the building. Mr. Fisher also recommended that the architect, contractor and city staff have a pre-construction meeting. It is important to note that the city will require building permits for any remodeling of the existing space and that the city will not allow the school to occupy the building until the minimum life safety and building code standards are met. In addition, one should remember that the school is asking for a land use approval and that building code and life safety issues are typically reviewed and handled by city staff after the city council acts on the conditional use permit request. Furthermore, the city council would annually review the conditional use permit to check on the school, its compliance with the conditions and any issues or matters that may adse. Public Utilities There are sanitary sewer, storm sewer and water in Larpenteur Avenue that serve the school. Specifically, the city designed and built the storm sewer in Larpenteur Avenue to accommodate drainage from a large area north of Larpenteur Avenue. The developer's plans will connect their pipes to the existing storm and sanitary sewer pipes. Wetland Ordinance The Ramsey/VVashington Metro Watershed Distdct has reviewed the current development proposal and has issued the school a permit. (See their permit comments in the memo on page 34.) Drainage Concerns Two of the neighbors of the school on Ruth Street expressed concern over the potential for increased runoff and flooding due to this project. The city should require that the grading/drainage plan would not increase the storm-water flew onto any neighbor's land. The city engineering department review also raised several concerns about the shape and function of the proposed ponding areas. (Please see the comments from Chuck Vermeersch and Chds Cavett, starting on page 32.) The project plans show a six-foot-tall vinyl coated chain link fence around the new pond near Larpenteur Avenue. Design Review Building Design The proposed building additions would be attractive and would fit in with the design and materials of the existing school. The classroom additions would have an exterior of face brick to match the existing school brick while the field house would have walls of precast concrete panels with 1 inch reveals and windows. As proposed, the field house would have a lobby area with aluminum and glass curtain walls. (See the elevation on page 31 and the project plans.) Tree Removal/Replacement and Landscaping The proposed plans show the removal of 69 large trees (ash, oak, maple and elm), primarily from the back yards of the two houses on Larpenteur Avenue. The plans also show the school keeping many of the existing trees around the perimeter of the site and near the existing pond. (As a point of clarification, the developer would remove more than 69 trees. Other than the 69 quality trees, the applicant would remove many box elder and cottonwoods.) The proposed landscape plan (pages 28 and 29) shows the developer planting 50 spruce trees, 20 maple trees and 16 honey locust trees (for a total of 86 trees). Specifically, these include a double row of Black Hills spruce along the south property line (between the proposed ponding area and Larpenteur Avenue) and 20 maple trees primarily along the driveway and near the building additions. The landscape plan (page 28) also shows new plantings near the building that would include lilac trees, spirea, junipers and dogwoods. The applicant should revise the landscape plan to add plantings in the front ponding area (consistent with the requirements of the city engineer) and to be consistent with Maplewood ordinance standards. The maple trees must be at least 2 % inches in caliper, balled and budapped. In addition to the above, all yard areas should be sodded (except for mulched and edged planting beds). Lighting Plan The applicant submitted a proposed lighting plan for the new parking lots (page 30). This plan shows that the new lights will provide no more than .4 foot-candle of light at the school's property lines (the maximum allowed by the city code). In fact, the plan shows that the lighting at most of the property lines will be at. 1 or zero foot-candles. Other Comments Police Department Lieutenant David Kvam of the Maplewood Police Department noted that the proposed plans, with the additional entry/exit into the site, will benefit the school but may not alleviate the issues of the vehicles tuming into the school. RECOMMENDATIONS A. Adopt the resolution on page 40. This resolution changes the land use plan designation from R-l(single dwellings) to $ (school) for the properties at 2025 and 2027 Larpenteur Avenue. This change is for the expansion of Mounds Park Academy at 2051 Larpenteur Avenue. The city is making this change because: 1. It would be consistent with the goals and objectives of the comprehensive plan including: a. Provide for orderly development. b. Minimize conflicts between land uses. c. Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers. d. Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. e. The city coordinates land use changes with the character of each neighborhood. f. Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering and separation. 2. This area would eliminate the planned residential area that was on a minor artedal street and was between a residential area and the existing school. 3. This site is proper for and consistent with the city's policies for a school. This includes: a. It is on a minor arterial street and is near a collector street. b. Minimizing any adverse effects on surrounding properties because there would be no traffic from this development on existing residential streets. 4. It would be consistent with the proposed land use. B. Adopt the resolution on pages 41 - 43. This resolution approves a revision for the conditional use permit for Mounds Park Academy at 2051 Larpenteur Avenue. Maplewood bases this permit revision on the findings required by the code and it is subject to the following conditions (the additions are underlined and the deletions are crossed out): All construction must comply with the site plan, date-stamped Apdl 8, 2004. "' " ~.. 20_nO. The city council may approve major changes. The director of community development may approve minor changes. Such changes shall include: a. Revising the grading and site plans to show the contractor minimizing the loss or removal of natural vegetation and to meet all the conditions of the city engineer. 2. The city council shall review this permit revision one year from the date of approval, based on the procedure in the city code. 10. The school shall turn the tennis court lights off by 9:00 p.m. Only the school shall use the tennis court lights. The school shall only use the area between the tennis courts and pond and the west lot line as a track or route for ronning during fall and spring cross-country meets. ........ .-=.. ....... c .!mc. The city council roquires that the school remove kccT- the westerly access at Price Avenue h,-.~.~.-.~, _.-:.cc~. lc; cmc:~c.~-'c' .... ~';~' ....... The wooden screening fence shall be kept in good repair. The school, the fire marshal and the city building official shall agree on a plan for the school to make the required life safety and building improvements to the existing building. This plan shall include the installation of: a. The required fire protection (sprinkler) systems. b. An early wamin,q fire protection system (smoke detection and monitoring). c. Additional emergency lights and exit signs (if necessary). d. The necessary changes to meet the handicapped accessibility code requirements. e. A proper address on the building. f. Any other changes the fire marshal or the building official deem necessary. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. Have the city engineer approve final construction and en,qineedn.q plans. These plans shall meet all the conditions and changes that the engineer noted in the memo dated April 26, 2004. 11. The city council shall review this permit revision in one year. Approve the plans date-stamped April 8, 2004 (site plan, landscape plan, grading and drainage plans and building elevations) for Mounds Park Academy. The city bases this approval on the findings required by the code. This approval is subject to the applicant or contractor doing the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a grading or building permit: Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, retaining wall, tree, sidewalk, driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation, water elevation and contour information. These shall include the normal water elevation and 100-year high water elevation for the ponds. (b) Include contour information for all the land that the construction will disturb. (c) Show sedimentation basins or ponds as may be required by the watershed board or by the city engineer. The ponds or basins shall meet the city's design standards and shall include best management practices and rainwater gardens wherever practical. (d) Show all proposed slopes steeper than 3:1 on the proposed construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. This shall include covering these slopes with wood-fiber blankets and seeding them with a "no mow" native vegetation rather than using sod or grass. (e) Show all retaining walls on the plans. Any retaining walls more than four feet tall require a building permit from the dty. (f) Show as little disturbance as possible on the west and east sides of the site to minimize the loss or removal of the trees. This is to keep and protect as many of the trees along the west and east property lines as possible. (3)* The tree plan shall: (a) Be approved by the city engineer before site grading or tree removal. (b) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (c) Show the size, species and location of the replacement trees. The deciduous trees shall be at least two and one half (2 1/2) inches in diameter and shall be a mix of coniferous trees and red and white oaks and sugar maples. (d) Show no tree removal beyond the approved grading and tree limits. (4) All the parking areas and driveways shall have continuous concrete curb and gutter except where the city engineer decides that it is not needed. (5) The project engineer shall submit to the city a storm water management plan, including drainage and ponding calculations, for the proposal. (6) Make all the changes and meet all the conditions as required by the city engineer and as noted by Chuck Vermeesch in the memo dated Apdl 26, 2004. Submit a certificate of survey for all new construction. Submit a revised landscape plan to staff for approval that incorporates the following details: (1) Preserving as much of the existing vegetation (including large trees) along the western and eastern property lines as possible. (2) The manicured or mowed areas from the natural areas. The native grasses and flowering plants shall be those needing little or no maintenance. Specifically, the developer or contractor shall have the natural areas seeded with an upland mixture and lowland mixtures as appropriate. (3) That shows the location of all large trees on the site. (4) All trees would be consistent with city standards for size, location and species. (5) Planting (instead of sodding) the disturbed areas around the ponding areas with native grasses and native flowering plants. The native grasses and flowering plants shall be those needing little or no maintenance and shall extend at least four feet from the ordinary high water mark (OHWM) of the pond. This is to reduce maintenance costs and to reduce the temptation of people mowing into the pond. (6) The maple trees must be at least 2 1/2 inches in caliper, balled and burlapped. (7) The plantings proposed around the building shown on the landscape plan date- stamped April 8, 2004 shall remain on the plan. (8) In addition to the above, the contractor shall sod all front, side and rear yard areas (except for mulched and edged plantings or tree beds). (9) No landscaping shall take place in the Larpenteur Avenue boulevard. The contractor shall restore the boulevard with sod. (10) Adding more evergreen trees (Black Hills spruce or Austdan pines) along the west property line of the site. These trees are to be at least six feet tall and the contractor shall plant these trees in staggered rows. d. Submit material samples and color schemes for each building addition to staff for approval. e. Get a demolition permit from the city to remove the existing houses and garages from the properties at 2025 Larpenteur Avenue and 2027 Larpenteur Avenue. f. Get the necessary approvals and permits from the watershed district. g. Get the necessary approvals and permits from Ramsey County. h. Provide design details (height, depth and materials) about the proposed retaining walls. i. After demolition, the school shall combine the properties at 2025 and 2027 Larpenteur Avenue with the school property for tax and identification purposes. j. Submit a letter of credit or cash escrow for all required extedor improvements. The amount of the escrow shall be 150 percent of the cost of the work. 3. Complete the following before using the new parking lots or before occupying the building additions: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards. Sod all landscaped areas, except for the ponding areas, which may be seeded. c. Install continuous concrete curb and gutter along all intedor driveways and around all open parking stalls. d. Install a handicap-parking sign for each handicap-parking space and an address on the building. In addition, the applicant shall install "no parking" signs along all the driveways within the site and elsewhere, as may be required by staff. e. Paint any roof-top mechanical equipment to match the uppermost part of the building. (code requirement) Install on-site lighting for secudty and visibility that follows the approved site lighting plan. All exterior lighting shall follow the approved lighting plan that shows the light spread and fixture design. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and from adjacent properties. Extend the privacy fence along the western property line from the opening at Price Avenue south to the right-of-way of Larpenteur Avenue. h. The developer or contractor shall: (1) Complete all grading for the site drainage and meet all city requirements. (2) Place temporary orange safety fencing and signs at the grading limits. (3) Remove any debris or junk from the site. (4) Install the curb and gutter, parking lot and retaining walls as shown on the approved project plans. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The above-required letter of credit or cash escrow is held by the city for all required extedor improvements. The owner or contractor shall complete any unfinished landscaping by June I if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. c. The city receives an agreement that will allow the city to complete any unfinished work. ]o All work shall follow the approved plans. The director of community development may approve minor changes. This approval does not include signage. All proposed signs must comply with the city's sign ordinance and the applicant must obtain all required sign permits before the installation or relocation of signs. ]! CITIZENS' COMMENTS City staff surveyed the owners of the 180 properties within 500 feet of the site of the school property. Of the ten replies, one was for the project, one objected and eight had comments or concerns. For 1. Go for it! This school is an asset for the community. They are excellent neighbors. (Margaret & Bemard Tauer, Trustee, 1700 Stanich Place North.) Opposed I do not want to see this expansion! We were assured the last expansion would not affect the traffic flow and it certainly has. If you need a school that big, find another location. (Linda Goserud, 2021 Califomia Avenue East.) Comments/ConcemslQuestions After reviewing all the information regarding the Mounds Park Academy remodel and expansion, we had a couple of questions. In looking at the property line map it shows the property of Mounds Park Academy going up to my back fence. That wouldn't be correct. Behind our homes is a 5-foot utility easement. That isn't their property. We already have a problem getting Xcel or the phone company behind there during the week due to students parking up on the grass during school. Another problem would be during the winter time. All the snow gets pushed up behind our homes on the easement blocking it short. If they expand the parking lot will that increase the amount of snow by the easement? The printing on the map is really small, so we were also wondering if they plan on opening the exit onto Price Avenue? If they do we will need more police patrols after school and weekends. The lower and upper parking lots are raceways on many weekends, and now they will be able to cut across on to Price Avenue. Looking at the landscape plan it looks like it will be opened up. The next thing we wondered about was the new pond up on the hill by the tennis courts. Will that pond drain into the old pond down below?. If that is the case they need to check into flooding of the easement area by the old pond. When they added the large drainage culvert on the east side of the pond, if there are some heavy downpours that last awhile there has been some flooding issues. Two years ago it went up into backyards reaching the back wall of a couple of homes. In general Mounds Park Academy has been a good neighbor. The biggest problem we always have is the easement issue. I do have documentation on the easement if needed. Also the four pine trees behind my home are mine and are planted behind my fence. Thank you. (Deborah Lewis-Majeski, 1732 Ruth Street North.) I live at 2117 Southwind Drive and one concern of mine is the added traffic on Beebe Road. As of now most of the traffic from and to the school is by students who seem to ignore the STOP sign on the school and pull out on Beebe Road and accelerate at a high rate of speed. I think there should be more traffic enforcement. Also concerning the existing pond, I would like to see it cleaned of debris, tires, logs, etc. This is a spring fed pond and houses a lot of ducks & geese habitat. Eliminate fertilizer runoff from the school property into the pond. The pond always has water even in long dry periods. Thanks for your consideration in these matters. (Gerald & Jolene Hailer, 2117 Southwind Drive.) 12 Make sure the traffic going into the school can tum dght and left off of Larpenteur Avenue into the school and not just off of Beebe Road on the north end of the school. Just exactly where will the new proposed field house be located and at what height will the building be? VVill it be an eyesore for the homes on Beebe Road? Will the entrance off Beebe Road be changed or will it stay the same? Now about the trees and bushes around the school. After the last addition, the school was to plant trees and bushes next to the homes on Beebe Road. They planted the bushes and trees but never watered them and let the weeds grow up around them. They did weed whack the weeds once, but the weeds were still there to grow again. It's not exactly my opinion of proper landscaping or taking care of it. (Margaret Eartey, 1783 Beebe Road North.) Traffic has to be changed. Exit of traffic from school should not be on Larpenteur Avenue but on adjacent streets. People on south side of property cannot get in and out because of congestive traffic of school. I think on Beebe Road would be best. (David & Audrey Anderson, 2060 Larpenteur Avenue East.) Being directly across from the school entrance my concern is the traffic congestion. The new plan should help alleviate the problem. Also, I would hope to see landscaping to shield the view of the parking lot. (Elizabeth Sailor, 1602 Wildwood Road, Clearwater Florida, owner of property across the street from Mounds Park Academy.) We have concerns about the traffic and parking on Beebe Road. When Phase II of the Mounds Park Academy is accomplished, it will mean even more traffic on Beebe Road, as this will be most easily accessible from Beebe Road. When care are parked on both sides of Beebe Road it is unsafe now. It would be safer if the read was posted for parking on one side only. Thank you for sending all the information. (Delores & Art Kaese, 1771 Southwind Lane.) Also, see the letter on page 37 and the e-mail on pages 38 and 39. 13 REFERENCE INFORMATION SITE DESCRIPTION Site size: Existing land use: 30 acres Existing school building, parking lots and athletic fields SURROUNDING LAND USES North: South: West: East: Double dwellings near Holloway Avenue Single dwellings across Larpenteur Avenue Single dwellings on Ruth Street Single dwellings and four-plexes on Beebe Road PLANNING Zoning: R-1 (Single dwellings) Land Use Plan: R-1 and S (school) ORDINANCE REQUIREMENTS Section 44-1092(3) requires a CUP for schools. Section 44-1097(a) states that the city council may approve a CUP, based on nine standards. See numbers I - 9 in the resolution beginning on page 41. Section 2-290(b) of the city code requires that the CDRB make the following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. SITE HISTORY on April 27, 1992, the city council approved a revision to the CUP for Mounds Park Academy to build two additions and expand their recreation areas. 14 On November 14, 1994, the city council reviewed the CUP for Mounds Park Academy. The city council required a review in six months, after Independent School District 622 completed their proposed access road to Beebe Road, or in three years, whichever came first. On June 12, 1995, the city council approved a CUP and design review for Independent School District 622. This was so the school distdct could expand their parking lot and reroute their driveway to Beebe Road. APPLICATION DATE The city received all the materials for a complete application for this request on April 8, 2004. law requires that the city council act on requests within 60 days. The council must act on this request by June 6, 2004, unless the applicant agrees to a time extension. State p:sec14/MPA - 2051 Larp. - 2004.cup Attachments: 1. Applicant's Statement of Intended Use 2. Location Map 3. Property Line Map 4. Land Use Plan Map 5. Site Survey 6. Site Plan 7. Site Plan Detail 8. Site Plan 9. Site Plan Detail 10. Proposed Grading Plan 11. Grading Plan 12. Tree Removal Plan 13. Proposed Landscape Plan 14. Landscape Plan Detail 15. Lighting Plan 16. Proposed Building Addition Elevation 17. Engineering Department Comments dated April 26, 2004 18. Watershed District Comments dated April 23, 2004 19. Comments from Dan Soler of Ramsey County dated April 20, 2004 20. Letter dated April 15, 2004 from Schells 21. E-mail from Jeanne Ewald dated April 18, 2004 22. Land Use Plan Change Resolution (R-1 to S) 23. Conditional Use Permit Revision Resolution 24. Project Plans (separate attachments) Attachment 1 /_/'_~' -O /-/' INTENDED USE OF PROPERTY ,~,P~ 0 8 200~t Mounds Park Academy is currently a K-12 Independent School, and~.s~jr~(~P~rating at this location since 1982. This building has been operating as a scl~o~l~ ~z.:J~9. This application involves proposed work on our campus master plan which includes several major projects broken out into three phases: Phase 1 involves extensive site work on the south half of the campus along Larpenteur Avenue with the work to be done from mid-June through the end of August. This involves adding a second entrance to the campus from Larpenteur Avenue as well as the addition of more parking and green space (please refer to the Comprehensive Plan Amendment Application which includes the modification of two residential properties which allows us to accomplish Phase 1). · Phase 2 is planned to commence spring 2005 and be completed in September 2006. This involves the construction of a field house (partially below grade), a two story classroom link connecting the new field house to existing locker rooms, new science labs, and the addition of a Pre-K classroom. · Phase 3 (the timing of which will depend largely on the success of our fundraising efforts) will include a new cafeteria and remodeled kitchen accommodating fifty additional students, a new relocated main entryway, a new expanded two story library and renovation of existing space within the school. This phase will most likely not start for at least two years after the completion of Phase 2 if our fundraising is successful. With these changes there will be improved traffic management, increase .available parking, and expanded green space for middle and lower school recess and physical education. The building additions and changes will provide significantly increased and improved facilities for all academic, arts and athletic program areas. Each of the three divisions (Upper, Middle and Lower Schools) will gain greater definition of space and identity, new and improved commons areas and a shared new cafeteria. The major part of the school building is 45 years old and in need of renovation. This expansion will allow our current population of 700 students and 125 employees (total of 825) to function more efficiently and also allow for future growth. Our student population over the next five to ten years could grow to 790 which would include reaching our current maximum capacity in grades K - 12 and the addition of a Pre-K program. The total population in the school at that point would reach 925 (790 students plus 135 staff). Five years ago our total population was 785 (666 students plus 115 staff), and has grown steadily since then. Three years ago we increased the maximum size of grades 9 through 12 from 60 to 75 students per grade. That change has created the majority of the increase in students in the past five years and will be contributing to the projected increase. We currently have 260 students in grades 9 through 12 and are projected to grow to 300 which will bring us to full capacity. Our new proposed four court field house (included in Phase 2) will allow for a dedicated facility for our gym classes and after school athletic programs. · Our current single gymnasium along with the shared use of our Nicholson Center (a dual purpose performing arts center and gym) is not sufficient for our athletic programs. In addition to using this field house for our own athletic programs, we will be looking to generate additional revenues from the occasional rental to outside parties fOr various activities, which we are presently doing from time to time with our current Jacilities. The parking for' this new field house will be located on the north side of the campus building across from the field house and will be most easily accessible from Beebe Avenue. _ 16 Attachment 2 1700' 3400' SAINT PAUL NORTH SCALE SAINT PAUL 1977 19~ 19[~-~ [~ ___~_ F-I I--~ KINGSTON AVE E 19~ 1 ~'~- ~. I'~ ~ -~E3 E2 L_) ~ PRICE AVE E ~ 2051 SITE 1743 1737 1717 2135 LARPENTEUR AVE E , -r ' I- · 'T ~ | ! ' PROPERTY LINE MAP "L.r' 9 1997 (INGSTON AVE pRiCE AVE POND SITE 2 D --~86 [] LARPENTEUR AVE SAINT PAUL LAND USE PLAN MAP l§ Attachment 4 1769 !V.._- 1 1757 ', ..... 1749 743 L095 POND 2027, AVENUE Attachment 5 Lond SITE SURVEY 20 Attachment 6 I I I ! i ! ! I I POND Ii II r .... J I I I r---J I I I I NEW PONDING AREA SAINT PAUL SITE PLAN 21 ~1~ !1 Ii i Ill II II, ii "llll I' J' 'i .,,, ,., .III II,,....,,I II 1iti I:I 1 1 Attachment 7 I I I I I SITE PLAN DETAIL 22 Attachment 8 POND SAINT PAUL II ~ !,! .,11 · SITE PLAN ~ Attachment 9 I I NEW PONDING ~, ~_ _i.~e~i~i_, I I o SITE PLAN DETAIL 24 I 1 [ · Attachment 10 POND LARPENTEUR AVENUE ...... ~'!~ .... '1 GRADING PLAN 25 I Attachment 11 NEW POND GRADING PLAN 26 I I Attachment 12 TREE REMOVAL PLAN 27 00o NEW POND Attachment 13 LANDSCAPE PLAN 28 Attachment 14 il NEW PONDING Al; O G / ~ LARPENTEUR AVENUE SAINT PAUL LANDSCAPE PLAN DETAIL Attachment'S5 L A R P Ir N T Ir U R LIGHTING PLAN 30 [ Attachment 16 PROPOSED ADDITION (LOOKING SOUTHEAST) 31 APR 0 8 2006 RECEIVED Attachment 17 Engineering Plan Review PROJECT: Mounds Park Academy Expansion PROJECT NO: REVIEWED BY: Chuck Vermeersch and Chris Cavett DATE: April 26, 2004 The applicant or their engineer shall address the following comments. Grading and Drainac3e Plan: Mounds Park Academy is an educational institution. Implementing some of the more innovative and environmentally fdendly best management practices (BMP's) as part of its planned expansion would provide a unique educational opportunity for its students and the public, as well as contributing to the overall appearance of the campus. The approach presented in the current submittal does not take advantage of this opportunity. The applicant should strongly consider implementing other BMP's for water quality treatment, such as rainwater gardens and infiltration practices. Information on other BMP applications can be found on the Metropolitan Council Website: http://www, metrocouncil.or.q/environment/Watershed/bmp/manual.htm Construction of the north pond will require the removal of two fire hydrants and some watermain. The applicant will submit plans to SPRWS for review and obtain all necessary approvals and permits. 3. A wetland delineation report was included in the submittal. However, the plan should show the wetland delineation, including the delineator and the date of delineation. 4. The hydraulic calculations should include reservoir routing for the wetland. Provide existing and proposed hydraulic calculations including the wetland. 5. Curve numbers for subcatchments 4, 21 and 22 appear to be too Iow (open water surface counts as impervious). 6. Label ponds and wetland with normal and high water levels (NWL, HWL), and indicate emergency overflow elevations and locations on drawing. 7. Provide a defined emergency overflow for the north pond lined with permanent soil stabilization blanket (Enkamat, NAG C350 or equal) o The PondNET calculations for the north pond indicate a wet volume of 0.75 acre- feet, but the north pond design information summary lists the wet volume as 22,921 cubic feet (0.53 acre-feet). It appears that the smaller number is correct, and the north pond has insufficient wet volume to meet the water quality standard. The north pond has an aquatic bench, but no maintenance bench. The pond is surrounded on three sides by retaining walls. The applicant should consider redesigning the pond to allow for future maintenance activity. With a depth of nine feet, the applicant should also consider fencing the pond for safety. 32 10. Both proposed ponds have a 3:1 slope from the top down to the water and are adjacent to parking areas. Provide a barder or guardrail at both ponds. 11. The outlet structure for the north pond includes a five-inch odfice. Small odfices such as this are prone to plugging. Odfices smaller than eight inches are not recommended. 12. Generally, both ponds seem to be "wedged in" to allow for parking, while the existing parking area at the southeast comer of the site has been eliminated. The applicant shall explore alternative configurations for ponds, parking areas and storm sewer, which would allow for better safety, aesthetics and water quality performance. If sufficient wet volume to meet the water quality standard cannot be obtained in the north pond, a portion of the tributary area could be piped to a revised south pond. Miscellaneous: 13. Provide a six-foot sidewalk the length of the property along Larpenteur Avenue, located 7-feet behind the curb. Provide any necessary easements of the sidewalk falls outside of the right-of-way. 14. The applicant shall submit plans to the RCMWD for review and approval, and obtain the necessary permits. 15. The applicant shall use an approved native seed mix for turf establishment in pond and wetland areas. Native seeding and vegetative restorations should include the areas around the pond, which might be considered as a buffer as described in the wetland report. Submit a landscape plan for the ponds that includes the use of some shrubs and trees in addition to the native seed mix. 16. The applicant shall eliminate the curb radii and entrance at Pdce Avenue, and extend the existing pdvacy fence, or provide screening in the form of landscaping along the west property line. 33 04/23/2004 13:46 $517042092 PAGE 02 Attachment 18 Mounds Park Academy 1. All curb cuts shall bc replaced with catch basins and pipe systems. The two catch basins that replaced the curb cuts near thc western portion of'the south pond shall be piped to thc northeast comer of thc castcm pond in order to increase water qualily treatment cfl'cctivcncss. All pipes shall discharge at or below thc normal water elevation o£thc pond. 2. An emergency overflow swale shall bc installed at Catch Basin 3 on the eastern pond at thc overflow point of each catch basin located at a low point. The swale shall extend to the normal water level of'the downstream water body or at a point where thc downstream ground slope is one percent or flatter. Thc swale shall bca minimum ot' ten t~cct wide and one toot deep and bc lined complctcly with a pcrmancnt soil stabilization material. A detail of'thc swale shall be shown on a revised set of'plans. 3. A minimum of two feet of freeboard shall be created between the lO0-y~ar flood level of the south pond and the overflow point in the pavement. APR 2 RECEIVED 34 · Department of Public Works Kenneth G. Haider, P.E., Director and County Engineer ADMINISTRATION/LAND SURVEY 50 West Kellogg Blvd., Suite 910 St. Paul, MN 55102 * (651) 266-2600 * Fax 266-2615 E-mail: Public. Works@co.ramsey.mn.us Attachment 19 ENGINEERING/OPERATIONS 3377 N. Rice Street Shoreview, MN 55126 (651) 484-91o4 · Fax 482-5232 MEMORANDUM TO: FROM: SUBJECT: DATE: Ken Roberts City of Maplewood Dan Sol~ Ramsey C~tinty Public Works Mounds Park Academy 2051 East Larpenteur Avenue April 20; 2004 APR 2 2 200 I ECEIVED The Ramsey County Public Works Department has reviewed, the proposed site plan revision for Mounds Park Academy at 2051 East Larpenteur Avenue. RamSey County has the following ~omments regarding this proposal. The use of the site will stay as a K-12 Independent School, Mounds Park Academy. The school is expected to experience a small amount of growth but not an amount significant enough to impact traffic operations along Larpenteur Avenue. The improvements to the site will likely improve on traffic operations in the area. The. existing access configuration on Larpenteur Avenue is a single access point to Mounds Park'Academy and two additional driveways to the homes at 2025 and 2027 Larpenteur Avenue. The two homes, along with their driveways, will be removed. A second access point to Mounds Park Academy will be constructed at the west edge of the school property. This additional access point, along with modifications to the parking areas, will improve traffic flow to and from the school property. The County recommends that the eastern access point provide the primary entrance to the school and the western access pOint provide the primary exit. Currently, left roms from Larpenteur Avenue into the school are prohibited between 2:30 and 4:00 pm. 'The County will consider eliminating this restriction because of the increased stacking space within the school property. If back-ups onto Larpenteur Avenue continue the turning prohibition will need to be re-installed. 35 Home R~le Co~nt~ printed o~ rec~ed paper with a minimum d lOX po~ content 4. The property owner will be required to obtain a permit from Ramsey County Public Works for any work within the County fight of way. Thanks for the opportunity to make comments regarding this issue. If you have any questions or need any additional information please give me a call. 36 APRIL 15'200 STEVE & SHEILA SCHELL 1694 RUTH ST. MAPLEWOOD MN. 651-777-6260 OAKDALEFLOWERS'a~MSN.COM A~tachment 20 ' ECEIVED 1 9 2.004 To: Kenneth Roberts, In Ralxmse to your neighborhood survey regarding Mounds Park Academy; we arc aware of their proposal and have met with them personally on a couple of occasions regarding their plans for exl3ansion which directly affe~ om' ~. They hav~ been very cooperative regarding the type of fencing they will be ~_~ng to ensure our privacy. Their smmncr prolxmal is dis~cctly ~hi~ ~ ~ ~ ~ ~ ~ ~ i~ wc had to our satisfaction including not putting grass aromd the holding pond but using mulch tokecptbcgeescoffthcpropcrty, weercieagrccmcntwi~lrpmposa~for Thc lots behind our house and they even arc puttin~ in non-invasive lishting. We have livcdinour housefor 18ycarsand I~ve enjoyed lVlPA as neighbors. Wefecltt~will approach this project with the same integrity they usc for their daily operations and Sincerely, _.~__ ,,, ,,'~7--z --~- /~ ~ Steve & Sheik, Schell Cc: Dave Aune, MPA 37 Page 1 of 2 Attachment 21 Ken Roberts From: Ewald Jeanne [jjewald~earthlink.net] Sent: Sunday, April 18, 2004 9:43 PM To: Ken Roberts Subject: Neighborhood Survey: Mounds Park Academy Hello Mr. Roberts, We write in response to the information mailed to us in regards to MPA's expansion and remodeling plans. We have lived at 1744 Ruth Street since 1984. MPA has been our neighbor for all of these years. After living through, and seeing the first and second expansions and remodeling, we have some insight into the process and appreciate a chance to give input to the the City of Maplewood. We were able to attend a meeting hosted by MPA on March 29, 2004 and already see some revisions from the first plans presented at that time. MPA has tried to communicate with the neighborhood in positive ways over the years and have seldom not addressed our concerns when things have caused neighborhood problems. However, our experience is that some of the original conditions of their conditional permit were not met, so we hope to be actively involved again with the new changes and agreements. After looking through the packet mailed to us we have some suggestions and concerns in the following areas; 1) The moving of the front parking lot to the western edge of the property. The impact to the neighbors on Ruth St. and Larpenteur Ave. is extensive. The site plan currently lays out the road and parking lots with the main exit on to Larpenteur Ave. approximately 150 fl. from where Ruth St. 0Vlaplewood side) enters the avenue. Ruth St. on the St. Paul side is staggered from Ruth St. in Maplewood and will be even closer to this exit, and therefore there will become in effect a" three corners." At the afternoon school release time we already have a considerable challenge to mm left from Larpenteur onto Ruth St. In addition, the proposed driveway in and out of the lot is a straight line directly behind the entire row of houses with backyards to the school, about 675 ft or 8-9 city lots in length. This length of drive, even with speed bumps, will create a new express route exiting the lot. As an informational point the houses on Ruth St. were built in typical rambler style with bedrooms on the back of their homes. I encourage city officials to consider these facts before approving the parking lot changes proposed. 2) The staged grading plan. As it is presented in the information mailed to us we will feel the impact of numerous summers involved with earth moving. We would like to recommend that all grading of parking lots from Larpenteur to the existing pond be completed in one summer. The houses closest to the project, including ours, will be dealing with dust and machines on our back lot lines for two years as it is currently proposed. Changing the plan will also improve the mn offto the existing pond. The current parking lot next to the pond is eroded and collapsing. Staging the field house and upper area of development will not impact us quite as much as it is not immediately adjacent to the residential lot lines. 3) Tree removal and Landscaping Plan. This particular part of the plan should really come first in our opinion. When the additional parking and building addition occurred 12 years ago, trees where placed on the drawing but no 4/19/2004 38 I Page 2 of 2 landscaping occurred beyond the front door of the school. In the building of the theater addition, several trees were removed and NOT ONE NEW TREE has been planted beyond the front entrance. The only screening or buffer from residences on Ruth St. was in the form of a wooden screening fence which we can look over from the elevation of our lot. This fence has been replaced several times in different sections following windstorms or general wear and tear, each new panel has a different look. Some buffer zone needs to be developed into this landscaping plan and we need to be assured by the City and MPA that it will be completed early in the plan and maintained into the future. As it is now, cars park up over the curb to within 3 ft. of the screening fence. Perhaps some posts along the curb edge and trees in the green space, trees in the parking lot islands... We need more green space and beauty in this plan, it did not happen last time the conditional use permit was granted. As we have several questions regarding the grounds and ponds, we would like to request that the Landscape Archetetic for MPA be present to address questions when the public hearing is conducted. 4) Lighting The lighting of the current site has been an ongoing problem. The lighting was not designed to down-light but creates huge areas of light with just a few light fixtures. Current light poles place too much light in the wrong places. In addition the light poles are designed similar to Mall lighting and are very unattractive. The original agreement as to light timers and hours of lighting has not occurred or been enforced on a regular basis. Please involve the residents and consider looking at all the parking lots at one time in regards to lighting. 5) The new building addition. This new square foot area is extensive. The plan of the new field house building is well designed and will blended into the old structure. Our experience with the theater addition was a real adjustment for us. With virtually no screening, the massive wall has had a visual impact from our property. (We call it the outdoor movie screen.) This wall also created an echo chamber. When the County Fair or baseball games are held at Goodrich we can decipher nearly every word of the announcer, player or music. We would like to see a visual picture of what the full addition will look like and not see large blank wall expanses which could create a stereo echo system. Parking around the new addition does not seem sufficient for events. The new ponding area and run offinto the existing pond raises questions of management of water run-off. Hopefully this input to you will continue a process of involvement with MPA as our neighbor. We do feel that MPA should not be denied land development or building expansion and appreciate the opportunity to be involved to improve our neighborhood together. Please feel free to call, e-mail or write us if we can be of additional help. Sincerely, Jeff and Jeanne Ewald 1744 Ruth St. Maplewood, MN 55109 (651)770-4088 jj ewald~earthlink.net 4/19~2004 39 Attachment 22 LAND USE PLAN CHANGE RESOLUTION WHEREAS, David Aune, representing Mounds Park Academy, proposed a change to the city's land use plan from R-1 (single dwellings) to S (school). WHEREAS, this change applies to the properties at 2025 and 2027 Larpenteur Avenue (in Section 14, Township 29, Range 22, Ramsey County, Minnesota). WHEREAS, the history of this change is as follows: On May 3, 2004, the planning commission held a public headng. The city staff published a headng notice in the Maplewood Review 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 recommended that the city council approve the plan amendment. 2. On May 24, 2004, the city council discussed the proposed land use plan change. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described change for the following reasons: 1. It would be consistent with the goals and objectives of the comprehensive plan including: a. Provide for ordedy development. b. Minimizeconflicts between land uses. c. Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers. d. Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. e. The city coordinates land use changes with the character of each neighborhood. f. Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering and separation. 2. This area would eliminate the planned residential area that was on a minor arterial street and was between a residential area and the existing school. 3. This site is proper for and consistent with the city's policies for a school. This includes: a. It is on a minor arterial street and is near a collector street. b. Minimizing any adverse effects on surrounding properties because there would be no traffic from this development on existing residential streets. 4. It would be consistent with the proposed land use. The Maplewood City Council adopted this resolution on 40 Attachment 23 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Mr. David Aune, representing Mounds Park Academy, has requested a revision to the conditional use permit for their school. WHEREAS, this permit applies to the existing school property at 2051 Larpenteur Avenue and the properties at 2025 and 2027 Larpenteur Avenue. The legal descriptions are: Tracts A, D, E, F, G, and H of Registered Land Survey No. 396, Ramsey County, Minnesota. Subject to County Road A (Larpenteur Avenue), the west 132 feet of the South 330 feet of the SE % of Section 14, Township 29, Range 22 (PiN 14-29-22-43-0009) Subject to County Road A (Larpenteur Avenue), the east 132 feet of the West 264 feet of the South 330 feet of the SE % of Section 14, Township 29, Range 22 (PiN 14-29-22-43-0008) WHEREAS, the history of this conditional use permit revision is as follows: 1. The planning commission discussed the conditional use permit revision on May 3, 2004. They recommended that the city council ~ the revision. 2. The city council held a public hearing on May 24, 2004. City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit revision for the following reasons: 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. 41 The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction must comply with the site plan, date-stamped Apdl 8, 2004. Hc'.'c.~.._c; ~. 7, 2000. The city council may approve major changes. The director of community development may approve minor changes. Such changes shall include: a. Revisin.q the grading and site plans to show the contractor minimizing the loss or removal of natural vegetation and to meet all the conditions of the city engineer. 2.The city council shall review this permit revision one year from the date of approval, based on the procedure in the city code. 3.The school shall turn the tennis court lights off by 9:00 p.m. Only the school shall use the tennis court lights. 4.The school shall only use the area between the tennis courts and pond and the west lot line as a track or route for running during fall and spring cross-country meets. ....... ~ ............ ,,~ ............................ ~ ........ i~ ............... ~ The city council requires that the school remove ~cc7-. the westerly access at Price Avenue 7. The wooden screening fence shall be kept in good repair. o The school, the fire marshal and the city building official shall agree on a plan for the school to make the required life safety and building improvements to the existing building. This plan shall include the installation of: a. The required fire protection (sprinkler) systems. b. An eady waming fire protection system (smoke detection and monitoring). c. Additional emerRency lights and exit signs (if necessary). d. The necessary changes to meet the handicapped accessibility code requirements. e. A proper address on the building. f. Any other changes the fire marshal or the building official deem necessary. 9. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 10. Have the city engineer approve final construction and engineering plans. These plans shall meet all the conditions and changes that the engineers noted in the memo dated April 26, :2004. 11. The city council shall review this permit revision in one year. The Maplewood City Council adopted this resolution on ,2004. ! TO: FROM: SUBJECT: LOCATION: APPLICANT: DATE: MEMORANDUM Richard Fursman, City Manager Shann Finwall, Planner Maplewood Movie I Site - Chesapeake Retail Center 3091 White Bear Avenue Chesapeake Companies Development Group, LLC April 26, 2004 INTRODUCTION Project Description Chesapeake Companies has purchased the Maplewood Movie I Theater site located at 3091 White Bear Avenue. Chesapeake Companies proposes to demolish the theater and redevelop the 4.98-acre site with four new restaurant/retail buildings including TGI Fridays, Buffalo Wild Wings, Jared Jewelers, and a future multi-tenant retail center. The proposed name for the center is Chesapeake Retail Center. (Refer to the narrative on pages 11 through 14 and the maps and elevations on pages 15 through 27.) Requests Chesapeake Companies is requesting that the city approve the following requests to develop the Chesapeake Retail Center: 1. Preliminary Plat to divide the site into four lots. 2. Planned Unit Development. 3. Design Review. The planning commission should review and make a recommendation on the preliminary plat and the planned unit development at the May 3, 2004, planning commission meeting. The community design review board will review and make a recommendation on all design review items including site plan, architecture, landscaping, lighting, etc., at the May 11, 2004, community design review board meeting. DISCUSSION Preliminary Plat Chesapeake Companies proposes to subdivide the 4.98-acre site into four separate lots to accommodate each new building. All four lots will be subject to cross easements for parking, access, and utilities. In addition, a sign easement will be created in the northeast corner of proposed Lot 1 along County Road D to accommodate a freestanding sign for Lot 2, which will not have public street frontage. I The city engineer has identified future, expanded roadway right-of-way needs along both County Road D and White Bear Avenue. In order to accommodate the future expansion of these roads and rights-of-way, a condition of approval is the dedication of 10 feet of right-of-way along White Bear Avenue and 17 feet of right-of-way along County Road D. Chesapeake Companies has accommodated the additional rights-of-way in their site layout. Planned Unit Development The property is zoned business commercial (BC). Within this zoning district restaurants and retail stores are permitted uses. A planned unit development (PUD) is requested to allow flexibility from the city's codes in order to produce a superior development. In addition, a PUD is required to assure cross easements and maintenance of all commonly owned property and facilities. Access to Site Access to the site will be achieved through two private driveways extending off of the Maplewood Mall ring road, located west of the site. Preliminary plans for the expansion of County Road D reflect that access from County Road D onto the Maplewood Mall ring road will be a right-turn-in and right-turn-out only. Chesapeake Companies has requested that the city provide some assurance that access to the mall road will be maintained with the roadway expansion. In the engineering department's review memorandum on pages 30 through 32, the possibility of a ~ intersection (left and right-turn-in, but right-turn-out only) is discussed. In order to determine this feasibility, the engineering department is requiring that Chesapeake Companies conduct a traffic study which will identify what effects a left- turn-in will have on the overall flow of traffic in the area. As the roadway plans are preliminary at this point, approval of the preliminary plat and planned unit development are not dependent on this traffic study. Chesapeake Companies is currently attempting to negotiate with Arbys for a shared driveway access from White Bear Avenue. (Refer to preliminary White Bear Avenue driveway plans on pages 28 and 29.) Staff supports a shared driveway access, as it would benefit Chesapeake Companies, Arbys, and the city as a whole. To accommodate a future driveway onto White Bear Avenue, staff has suggested that Chesapeake Companies shift both Building C (TGI Fridays) and Building D (Jared Jewelers) to the south by 10 feet. The engineering department's review also states that an additional access would make sense; however, they point out that the 2002 Maplewood Mall Traffic Study did not account for such an access. If such a proposal were made, the engineering department states that Chesapeake Companies must conduct a traffic study update to compare the traffic generated by the proposed development and the impacts such an access onto White Bear Avenue might have to the area traffic. The existing conditions map located on page 19 shows two driveways on the south side of the property. These driveways access a small private drive owned by Mogren Development for the Wedding Day Jeweler building located to the south. The new site plan on page 18 reflects the removal of these driveways. Based on staff's suggestion, Chesapeake Retail Center 2 April 26, 2004 Chesapeake Companies and Mogren Development will accommodate for one vehicle and one pedestrian cross-access between the two properties. The site plan will be revised to reflect a cross-access driveway aligning with the continuous drive aisle in front of Building B (Buffalo Wild Wings) and a pedestrian cross-access extending from the sidewalk in front of Building D (Jared Jewelers). Setbacks Building Setback to Roads - City code requires all buildings within the BC zoning district to maintain a 30-foot setback from a right-of-way, with no required rear or side-yard setbacks. As proposed, the three buildings fronting White Bear Avenue and County Road D (Buildings A, C, and D) will maintain this setback. With the required dedication of 17 feet of right-of-way along County Road D, Building A will come within 13 feet of the new right-of-way. With the dedication of 10 feet of right-of-way along White Bear Avenue, Building C will come within 23.5 feet and Building D will come within 21.1 feet of the new right-of-way. Staff supports these setbacks, as they will be consistent with the neighboring buildings along County Road D (Circuit City) and White Bear Avenue (Arbys). City code does not specify a required setback to a private road. Both Building A (future retail center) and Building B (Buffalo Wild Wings) will be located approximately 15 feet from the Maplewood Mall private ring road. Staff supports these setbacks, as they will ensure adequate parking and vehicle movement within the site. Building Setback to Pipelines - There is an existing pipeline located on the south side of the property. This pipeline is owned and maintained by the BP Pipeline Company. City code requires all new buildings to be located at least 100 feet from a pipeline. BP's suggested distance for a building from their pipeline is anywhere outside of their easement. This pipeline's easement is approximately 40 feet wide. BP is conducting a pipeline survey the week of April 26th to determine the exact location and depth of the pipeline. Exact building setbacks to the pipeline will not be known until this survey is complete. Preliminary analysis of the pipeline location indicates that Building D (Jared Jewelers) will be located within 75 feet of the pipeline, after the shifting of the building 10 feet to the south to accommodate a possible future driveway onto White Bear Avenue. Building B (Buffalo Wild Wings) appears to meet the required 100- foot setback requirement. City code allows reduced setbacks to a pipeline with berming, an oil containment system, or similar requirements to mitigate the potential damage to a building by a pipeline leak or explosion. In addition, reduced setbacks are allowed where the building would not be any closer than the prevailing setback of neighboring buildings. The southeast corner of the lot is approximately ten feet higher than the remaining grade due to the location of a power pole. In addition to this grade difference, Chesapeake Companies proposes additional mitigation by a westward extension of the retaining wall south of Building D (Jared Jewelers). Chesapeake Companies states that the retaining wall height would be sufficient to create a prevailing ground slope away from Building D, thereby deflecting a potential flow from a pipeline leak. It should also be noted that two neighboring buildings are located closer than 100 feet to the pipeline, Baker's Square is located approximately 85 feet and North China Restaurant is located approximately 15 Chesapeake Retail Center 3 April 26, 2004 feet from the pipeline. For these reasons, staff supports a 75-foot setback to the pipeline for Building D. Parking Lot Setbacks to Roads- City code requires parking lots to maintain a 15-foot setback from rights-of-ways. The proposed parking lot will come within 22.1 feet of the County Road D right-of-way. However, once the required 17 feet of right-of-way is dedicated, the parking will maintain a 5.1-foot setback. This setback should be adequate for a landscaping strip on the north side of the parking lot and will also be consistent with neighboring properties on County Road D (Circuit City and Arbys). Sidewalks Chesapeake Companies has agreed to install a sidewalk on the north side of their property, adjacent County Road D. The engineering department notes in their review that this sidewalk will represent an extension of a proposed trail identified in the Lake Links Trail Comprehensive Plan, and as such should be constructed with an 8-foot width of either concrete or bituminous material. A sidewalk is also proposed along the Maplewood Mall ring road. Simon Companies, owner of the Maplewood Mall, has agreed to allow the construction of this sidewalk within their private drive aisle. To ensure further pedestrian access to and from the site, staff recommends the extension of the sidewalk in front of Building A (future retail/restaurant) onto the County Road D trail. Also, pedestrian access should be created from White Bear Avenue. Staff discussed this condition with Chesapeake Companies who state that the best location for such a stairwell would be south of Building D (Jared Jewelers). Grading/Drainage/Utilities The engineering department's review of the grading and drainage plan states that runoff from the site will be treated with two treatment structures to remove sediment from the site. A condition of approval is that the developers sign a maintenance agreement for the annual cleaning of the proposed treatment structures. The Maplewood Movie I Theater building was connected to sanitary sewer extending to the south, under the Wedding Day Jewelers and Jiffy Lube buildings. Chesapeake , Companies' utility plan shows the new connection under County Road D. The engineering department's review recommends that the developer maintain the direction of sanitary flow to the private line, and not redirect the flow to County Road D. Chesapeake Companies is willing to accommodate this request, if the existing sewer line can accommodate the future flows and if the legal issues regarding cross sewer easements can be resolved. Because of these issues, the engineering department's review specifies that the city may allow sanitary sewer connection under County Road D if Chesapeake Companies can provide supporting documentation as to why redirecting the sanitary flow to County Road D is warranted. Chesapeake Companies will be able to report further on this issue at the May 3, 2004, planning commission meeting. Chesapeake Companies is also proposing a water main service connection under County Road D. The engineering department's review specifies that there should be no water main service connection allowed under County Road D unless the sanitary service Chesapeake Retail Center 4 April 26, 2004 f · connection is approved by the city. However, Chesapeake Companies has been working with St. Paul Regional Water Services on the possibility of tying the water main into the existing fire hydrant connection alongside County Road D. The city engineering department and the St. Paul Regional Water Services must approve this connection. Parking Number of Parking Spaces- City code requires 315 parking spaces for the four proposed restaurant/retail buildings. Chesapeake Companies is proposing a total of 342 parking spaces. Chesapeake Companies has stressed the importance of the number of parking spaces needed to attract and retain desirable retail/restaurant tenants. In summary, they contend that all of the proposed parking is critical to their tenants. Size of Parking Spaces- City code requires parking spaces within the business commercial zoning district to maintain a 9.5-foot width x 18-foot length for the proposed uses. Parking spaces can be reduced in length by 2.5 feet when adjacent a curb, sidewalk, or landscaped area. Also, city code allows employee parking with reduced widths. Chesapeake Companies is proposing a majority of the parking spaces to be 9 feet wide x 18 feet long, with the allowable reduction in length when adjacent a curb, sidewalk, or landscaped area. Approximately 15 percent of the parking spaces will be 8 feet wide and will be signed as "compact" or "employee" parking. As the planning commission is aware, the City of Maplewood recently approved reduced parking widths within our new mixed-use zoning district. During research on parking spaces, staff found that the engineering field recommends parking spaces at 8.5 feet wide by 18 feet long, according to the 2000 Urban Land Institute's Dimensions of Parking. Because the city's adherence to the older standards can result in additional land unnecessarily being consumed by parking lots, the city council supported the reduction of parking space widths within the mixed-use zoning district from 9.5 feet to 9 feet wide. Therefore, staff also supports the reduction of parking space widths within the Chesapeake Retail Center, including the reduction of a majority of the parking spaces to 9 feet wide and approximately 15 percent of the parking spaces to 8 feet wide, as long as these spaces are signed for employee or compact cars only. Maintenance City code requires all planned unit developments with common space to have an owners association responsible for insurance, taxes and maintenance of all commonly owned property and facilities. These documents should be submitted to city staff prior to final plat approval. Signs The property is zoned business commercial. Within this zoning district, the city's sign code allows each business with two street frontages, such as the Chesapeake Retail Center, to have five signs. Of these signs, one can be a freestanding up to 50 feet in height, depending on the setback, and 300 square feet in area. The remaining signs can be wall signs encompassing up to 20 percent of the gross wall area on which the sign is attached. Staff finds this signage excessive. Chesapeake Retail Center 5 April 26, 2004 Because Chesapeake Retail Center is being processed as a planned unit development, the city council may impose conditions on the number, size, location, or lighting of signage to ensure a quality development and to protect the public interest. As signage is considered part of the development's design, the community design review board will review and make a recommendation on the signage at their May 11, 2004, meeting. However, because the planning commission is reviewing the planned unit development, a preliminary condition should be added to the conditions that outline allowable signage for the development. Chesapeake Companies made sign recommendations in their narrative on page 13. Staff recommends adding this sign language as a condition to the planned unit development, pending community design review board recommendation and city council approval. In general, Chesapeake recommends each building have one freestanding sign, 25 feet in height and 100 square feet in area, except for the multi-tenant building which would be allowed a freestanding sign up to 150 square feet in area. Each building would be allowed three wall signs to be attached to separate elevations, except for the multi-tenant building which could have two wall signs for each tenant. Wall sign size is limited to 20 percent of the gross wall area on which the sign is attached. Staff finds this language acceptable at this time, pending a more thorough review by the community design review board. OTHER COMMENTS Police Department: Lieutenant Kevin Rabbett states that he has no significant public safety concerns regarding the Chesapeake Retail Center. However, the city council and police department must review and approve both liquor license requests by TGI Fridays and Buffalo Wild Wings. Building Department: Dave Fisher, building official, states that all four proposed buildings must comply with the 2000 IBC and State Building Codes; must be sprinklered; and all handicap accessible parking stalls must be located at the closest location to the main entries. Fire Department: Butch Gervais, fire marshal, submitted the following comments regarding the Chesapeake Retail Center: 2. 3. 4. Monitoring all parts of the fire protection system and fire alarm system will be required. Fire alarm systems will be required in TGI Fridays and Buffalo Wild Wings if the occupancy, including staff, will be 300 or more. Maintain a 20-foot emergency access clearance to the building for emergency vehicles. Fire protection systems will be required in all four buildings. Watershed District: Clifton Aichinger of the Ramsey-Washington Metro Watershed District submitted the following comments regarding the Chesapeake Retail Center: 1. The project will require a watershed district permit. Chesapeake Retail Center 6 April 26, 2004 The stormwater system appears to include two underground stormwater treatment devices on which the watershed district will need hydrologic calculations. No additional stormwater treatment for this site will be required as a regional treatment system is in place downstream and the property is not discharging directly to a wetland. Construction site erosion control will be required throughout the development process with all sediment contained on-site and all storm sewer catch basins protected from sediment runoff after installation. Perimeter streets must be kept free of soil tracked off site during construction. RECOMMENDATIONS Approve Chesapeake Companies' preliminary plat for the Chesapeake Retail Center at 3091 White Bear Avenue date stamped March 30, 2004. Approval is subject to the following conditions: Have the city engineer approve final construction and engineering plans. These plans shall comply with all requirements as specified in the city engineering department's April 26, 2004, engineering plan review. b. Revise the plat to show: 1) The dedication of 10 feet of additional right-of-way along White Bear Avenue. 2) The dedication of 17 feet of additional right-of-way along County Road D. Prior to final plat approval, the following must be submitted for city staff approval: 1) Easement agreement that governs and provides for legal cross easements for parking, access, and utilities between all lots within the project. 2) Easement agreement for the installation and maintenance of a freestanding sign on Lot 1 to benefit Lot 2. 3) Owners association agreement specifying responsibilities for insurance, taxes and maintenance of all commonly owned property and facilities (including snow plowing). Record all easement and owners association agreements with the final plat. Approve the resolution on pages 34 through 36. This resolution approves a conditional use permit for a planned unit development for the development of four restaurant/retail buildings at 3091 White Bear Avenue (Chesapeake Retail Center). Approval is subject to the following conditions: Chesapeake Retail Center 7 April 26, 2004 Have the city engineer approve final construction and engineering plans. These plans shall comply with all requirements as specified in the city engineering department's April 26, 2004, engineering plan review as well as the following: 1) A westward extension of the retaining wall south of Building D (Jared Jewelers). The retaining wall height must be sufficient to create a prevailing ground slope away from Building D, thereby deflecting a potential flow from a pipeline leak. Prior to issuance of a grading or building permit, the developer must complete the following: 1) 2) Obtain a demolition permit for the removal of the existing Maplewood Movie I Theater building. Submit a revised site plan showing Building C (TGI Fridays) and Building D (Jared Jewelers) shifted approximately ten feet to the south in order to accommodate a future driveway located to the north of Building C which may be installed onto White Bear Avenue. 3) Pending continued cooperation with the adjacent property owner, submit a revised site plan showing the location of a driveway and pedestrian cross-access on the south side of the property, to accommodate entrance and egress to and from the southerly property (3065 White Bear Avenue). 4) Submit a revised site plan showing the extension of the sidewalk in front of Building A (future retail/restaurant) onto the County Road D trail. 5) Submit a revised site plan showing a pedestrian access extending from the White Bear Avenue sidewalk. 6) Obtain the required Ramsey/Washington Metro Watershed District permits. 7) Submit payment for all required Park Access Charges (PAC fees) as specified in the Park Director's April 14, 2004, correspondence to Chesapeake Companies. Submit an easement agreement that governs and provides for legal cross easements for parking, access, and utilities between all lots within the project. 9) Submit an easement agreement for the installation and maintenance of a freestanding sign on Lot 1 to benefit Lot 2. Chesapeake Retail Center 8 April 26, 2004 10) Submit an owners association agreement specifying responsibilities for insurance, taxes and maintenance of all commonly owned property and facilities (including snow plowing). All 8-foot-wide parking spaces must be signed as either "employee" or "compact" car parking only. Pending the community design review board recommendation and city council approval, each building is allowed one freestanding sign, 25 feet in height and 100 square feet in area, except for the multi-tenant building which would be allowed a freestanding sign up to 150 square feet in area. All freestanding signs must maintain a 10-foot setback to a right-of-way. Each building is allowed three wall signs to be attached to separate elevations, except for the multi-tenant building which could have two wall signs for each tenant. Wall sign size is limited to 20 percent of the gross wall area on which the sign is attached. All construction shall follow the plans date stamped March 30, 2004, with revisions as noted in this approval. The city council may approve major changes to the plans. The Director of Community Development may approve minor changes to the plans, including a change to the site plan for the proposed future driveway access onto White Bear Avenue, pending Ramsey County engineer and city engineer approval. The proposed construction must be substantially started within one year of city council approval or the permit shall end. The city council may extend this deadline for one year. g. The city council shall review this permit in one year. CITIZEN COMMENTS Staff surveyed the 25 surrounding property owners within 500 feet of this site for their comments. Two property owners replied as follows: Thomas Schuette on behalf of Azure Properties and Woodring Company - 3069 White Bear Avenue (Acapulco Restaurant and Jiffy Lube Oil Change): Mr. Schuette submitted correspondence dated April 23, 2004, attached on page 33. In summary, Mr. Schuette expressed concern regarding adequate parking on the site and possible overflow parking to their site. Bruce Mogren on behalf of Mogren Development Company - 3065 White Bear Avenue (Wedding Day Jewelers): During a telephone conversation with staff, Mr. Mogren stated that he would be supportive of a shared driveway from the Chesapeake Retail Center onto his property. Chesapeake Retail Center 9 April 26, 2004 REFERENCE SITE DESCRIPTION Site size: 4.98 Acres Existing Use: Vacant Movie Theater SURROUNDING LAND USES North: South: East: West: Arbys Restaurant and County Road D Retail/Restaurants including Wedding Day Jewelers, Acapulco Restaurant, and future Jiffy Lube White Bear Avenue and Fazolies, Mama Mias, Baker's Square, and North China Restaurant Maplewood Mall Ring Road and Circuit City PLANNING Land Use Plan Designation: Business Commercial (BC) Zoning: Business Commercial (BC) Criteria for CUP Approval Article V, Sections 44-1091 through 44-1105 states that the city council may grant a CUP subject to the nine standards for approval noted in the resolution on pages 34 through 36. Application Date We received the complete application and plans for this proposal on April 14, 2004. State law requires that the city take action within 60 days of receiving complete applications for a proposal. City council action is required on this proposal by June 13, 2004, unless the applicant agrees to a time extension. Com-Dev\Chesapeake Retail Center 5-3-04 PC Attachments: 1. Chesapeake Companies' Narrative 2. Location Map 3. Zoning Map 4. Land Use Map 5. Site Plan 6. Existing Conditions 7. Preliminary Plat 8. Grading Plan 9. Utility Plan 10. Landscape Plan 11. Jared Jeweler's Elevations 12. TGI Fridays Elevations 13. Buffalo Wild Wings Elevations 14. Proposed White Bear Avenue Driveway 15. City Engineer Review 16. Azure Properties 4/23/04 Correspondence 17. Conditional Use Permit Resolution 18. Large Plans (Separate Handout) Chesapeake Retail Center lO April 26, 2004 I Attachment 1 APPLICATION NARRATIVE PUD Development Plans for Chesapeake Retail Center at Maplewood Mall Project Narrative March 30, 2004 Introduction Chesapeake Companies Development Group, LLC is submitting the attached applications for redevelopment of an existing retail site into a multi-site retail development in Maplewood, Minnesota. This narrative describes the site development and aspects of the application request. Development Description The 4.98 acre site is a peripheral property to the Maplewood Mall located in the southwest quadrant of the intersection of White Bear Avenue and County Road D. The MaPlewood mall private road runs along the west edge of the property. As detailed on the Site Plan, the existing movie theatre building will be demolished to allow for the proposed commercial site that will consist of approximately 29,000 square feet of new retail space. The new retail space will include two free-standing restaurant buildings, one free standing retail building, and one inline multi-tenant retail/restaurant building. Since the proposed development is being designed and implemented into one master-planned retail project with common access and parking areas, a Planned Unit Development approval is being requested. Due to the property configuration, available access, and adjacent roadways each of the buildings will face more than one street or common area. Access to the site will be from the Maplewood mall private road that is accessed from County Road D or the mall ring road. The property has frontage on both White Bear Avenue and County Road D. Site Zoning and Right-of-Way According to the City's Zoning Map, the site is currently in the BC business commercial district. The proposed uses are permitted uses within this zoning district. The site meets or exceeds the City's zoning requirements for building and parking lot setbacks City Staff has identified (on a preliminary basis) future, expanded roadway right-of-way areas along both County Road D and White Bear Avenue. The areas specifically identified by City Staff within the development property include 17 feet of right-of-way along the northern edge of the property paralleling County Road D, and 10 feet of right- of-way along the eastern edge of the property paralleling White Bear Avenue. These identified, preliminary areas have been considered in the site design and are reflected in the general site layout. Page 1 of 4 Site Layout and Parking The proposed site layout consists of four buildings for retail and restaurant uses. The buildings are located on the site to maximize parking area and visibility from White Bear Avenue and County Road D. The proposed buildings are located a minimum distance of 30-feet from public right-of-way along County Road'D and White Bear Avenue and are constrained by a power line easement and power pole located within the south portion of the site. The proposed parking lot adjacent to County Road D is a minimum of 22 feet from the existing right-of-way in recognition of future roadway and trail right-of-way areas identified by City Staff. Public sidewalks have been included along County Road D and the mall private road to provide efficient pedestrian access to the development. The general site layout provides for an increase in green-space area from approximately 10 to 20 percent of the total lot area relative to existing conditions. Additionally, impervious surface area has been reduced from approximately 90 percent to 80 percent of the lot area. Access to the site is via to two entrance drives from the mall private road. The entrance drives are 30-feet wide and drive-lanes are 24-feet wide. Parking has been provided to exceed the following standards: Retail/Office, 5 stalls per 1,000 SF of space; and Restaurants, 5 stalls per 200 SF of patron usage area. For the purpose of computing required stalls for the northwest retail/restaurant building, the assumed usage is 2/3- restaurant space and 1/3-retail space. Typical parking stall dimensions are 9-feet wide by 18-feet long. Approximately 17 percent of the parking stalls will be 8-foot width compact stalls. Platting The property is currently platted as a single lot. As detailed on the Preliminary Plat drawing, the development proposal includes the replatting of the property for the creation of four individual lots. The site meets the City's zoning requirements forbuilding and parking lot setbacks. All properties will be subject to a Declaration of Easements Agreement which will govern and provide for legal cross easements for parking, access, and utilities between all lots within the project. A sign easement area will be created in the northeast comer of proposed Lot 1 along County Road D in favor of proposed Lot 2 thereby allowing for the installation of a free-standing sign. Building Architecture The buildings of Chesapeake Retail Center at Maplewood Mall are located on the site to face a common internal parking area. The architecture of the freestanding buildings will reflect the individual tenant retail identities through the incorporation of their proprietary retail image and signs. Page 2 of 4 17 Mechanical equipment is located on the roofs of the buildings. Parapet heights of the buildings provide site line screening. Service area screening is provided by a combination of structural walls with wood gates and landscape plantings. Jared, The Galleria of Jewelry (Building C) architectural materials will consist primarily of two colors of brick with two complementary colors of EFIS. All of the building elevations utilize the same materials and similar details. T.G.I. Friday's (Building D) architectural materials will consist primarily of complimentary colors of brick, granite, stone, and EFIS. All of the building elevations utilize the same materials and similar details. Buffalo Wild Wings (Building B) architectural materials will consist primarily of complimentary colors of brick, split-face concrete block, and EFIS. All of the building elevations utilize the same materials and similar details. A description of Buildings A is not included with this submittal. Comprehensive Sign Plan Due to the property configuration, available access, and adjacent roadways each of the buildings will face more than one street or common area. The overall development functions much like a comer lot. Adequate identification signage for each of the four platted lots will be critical to ensure efficient traffic flows to the site. Freestanding signs and building signage will reflect the individual tenant retail identities through the incorporation of their proprietary retail image and typical trademark signage. Identification signs for Buildings B, C, and D will include one illuminated freestanding pylon sign, and a total of three illuminated building fascia signs. Pylon signs will be a maximum height of 25 feet and will include a maximum total sign copy area of 100 sfper side. The freestanding sign for Building B (proposed Lot 2) will be located on proposed Lot 1 along County Road C. Building fascia signs will be limited to one sign per building elevation and will not exceed twenty percent of the wall surface to which the signs are attached. Identification signs for multi-tenant Building A will include one illuminated freestanding pylon sign, and a total of two or three illuminated building fascia signs per building tenant. The pylon sign will be a maximum height of 25 feet and will include a maximum total sign copy area of 150 sf per side to be shared by all building tenants. Building fascia signs will limited to one sign per tenant exterior fagade and will not exceed twenty percent of a tenant's wall surface area to which the signs are attached. Page 3 of 4 13 1 Utilities and Stormwater Treatment Public utilities for sanitary sewer and water main are presently available to serve the site within the adjacent roadway right-of-ways. Natural gas, electricity, and telephone are also available to serve the site. Storm sewer is presently in place within the mall private road to serve the surface drainage needs of the site. The storm sewer system within the existing site will be re- constructed to accommodate the site changes. Stormwater runoff will continue to discharge into the existing storm sewer system; however the runoff quality will be improved by routing the stormwater runoff through treatment structures to remove sediment and floatables prior to discharge into the existing storm sewer system. As shown on the Utility Plan, the sanitary sewer, water main, and storm sewer utilities will be extended into the site to serve the proposed project. Landscaping and Lighting The overall landscape area within the site will increase from approximately 10 to 20 percent of the total lot area. The typical landscape island areas are larger than the present islands to better accommodate plantings. The overall number of trees and plantings throughout the site will be increased and additional foundation plantings will be provided. The mall private road boulevard trees will be removed to accommodate construction of the new public sidewalk; however the removed trees will be offset in number by new trees to be planted along this new sidewalk as well as the new public sidewalk/trail along County Road D. The Site Lighting Plan details the locations of proposed light poles and the photometric details. The plan also shows the type of proposed fixtures and pole heights. All site lighting will comply with the city standard lighting requirements and restrictions. Schedule The proposed development schedule would include a construction start date in late spring of 2004 (approximately May lSt). Initial construction site work will include demolition, grading, utilities, curbing and paving followed by building construction of the Jared building, Buffalo Wild Wings building and Building A. The Jared and Buffalo Wild Wings buildings are targeted for completion and site opening in fall 2004. Construction of the TGI Friday's building will likely be finished between late fall 2004 and early summer 2005. Page 4 of 4 14 Attachment 2 Mall Maplewood Movie I Site 3091 White Bear Avenue '11 N Location Map 15 Attachment 3 o trup Farn F Ri Ri Iwood Park Ri F R1 Ri R1 R1w LBC R2 R1 R1 R2 Ri N S Zoning Map 16 Attachment 4 R2 Bruentrup F ? / ~.~ood 05 Park N S Land Use Map 17 I I Attachment 5 ~OUNTY ROAD D C D / / N Site Plan 18 COUNTY ~O~>-D -/ Attachment 6 N ~~~'~ Existing Conditions COUNTY OWNER/APPLICANT Chesapeake Companies Dev~dopment Group. LLC HLOO Wayzata BI~d. Suite 766 "/ / PROPOSED LOT I = 63,245 square feet ~ h45 acres PROPOS6D LOT 2 ~ 54,~97 square feet o~ ~.25 ac~es PROPOSED LOT 5 = 57.532 square feet ~ 1.32 ac~es PROPOSED LOT 4 - ~1,756 square feet or 0.96 ac~es TOTAL - 217,02B square feet or 4.98 awes A~achment 7 N Preliminary Plat 20 i Attachment 8 ,/ N Grading Plan 21 Attachment 9 ROAD N Utility Plan 22 Attachment l0 5-RSM Plantin& Schedule Shrub Detail 3-PFC ~6-NFS Tr~ Detmil Ever~;reen Detail 4-1SL 2-SKH lO-ACS 2-1SL N Landscape Plan S 23 Attachment 11 Elevations (Jared Jewelers) 24 I~..AR E~'VATION RI~-i'T ELEVATION Elevations (Jared Jewelers) 25 Attachment 12 FI~ONT ELEVATION RIGHT :ELEVATION 'LE~ E'L EVATION R~R E~ATION Elevations (TGI Fridays) 26 Attachment 13 Elevations (Buffalo Wild Wings) 27 Attachment q4 Ii 29 Attachment 15 Engineering Plan Review PROJECT: Chesapeake Retail Center PROJECT NO: 04-09 REVIEWED BY: Erin Laberee and Chris Cavett Maplewood Engineering Dept. DATE: April 26th, 2004 Chesapeake Companies has purchased the Maplewood Movie Theater 1 site at the southwest comer of County Road D and White Bear Ave. They are proposing to redevelop the site to include two restaurants (TGI Fridays and Buffalo Wild Wings), a jewelry store, Oared Jewelers) and a strip mall with various tenants. Currently the developer is proposing access to the site from Maplewood Mall Road. The developer is requesting that the city consider maintaining access to the site from County Road D and White Bear Ave. when improvements are made to White Bear Avenue. Runoff from the site will be treated with two treatment structures to remove sediment from the site. Drainage from the site is eventually treated downstream in Markham pond, a regional treatment pond. The developer shall address the following issues. Grading & Erosion Control A building permit will be required for the proposed retaining wall located east of Jared Jewelers since a portion of the wall height is greater than four feet. A plan and a specific soil stabilization detail for the wall design will be required as part of the building permit. 2. The developer must sign a maintenance agreement for the annual cleaning of the proposed treatment structures. Utilities The applicant has proposed a sanitary sewer service connection for the site under County Road D. The existing sewer service to the movie theater is connected to a private sanitary sewer line under Maplewood Mall Road. It is recommended that the developer maintain the direction of sanitary flow to the private line and not redirect it to County Road D. If the developer is able to provide supporting documentation as to why redirecting the sanitary flow to County Road D is warranted, the city will consider approving the connection. No water main service connection will be allowed under County Road D unless the sanitary service connection is approved by the city. The applicant shall have the location of the BP pipeline surveyed and shown on the plans. City code requires a 100-foot offset from the pipeline to any buildings. The city must approve the building locations if they do meet the 100 foot offset requirement. The applicant shall provide the city any conditions of review from the BP pipeline prior to the city approving grading and utility permits for the site. 3O Misc. The developer shall dedicate 10 feet of right of way along White Bear Ave. and 17 feet of right of way along County Road D. The additional fight of way is for future improvements to the respective streets. The proposed sidewalk along County Road D is shown at 5 feet wide. As this is the location of a proposed trail identified in the Lake Links Trail Comprehensive Plan, the trail/walk shall be constructed 8 feet wide. The trail may be constructed with bituminous or concrete and shall conform to the city's standard plate for sidewalks and trails, (plate no. 230) NOTE: The developer is requesting that the city provide some assurance that access to the mall road, located on the west end of their site, be maintained when County Road D is upgraded in the future. At this time an expansion of County Road D is anticipated for 2007 or 2008. The engineering department has informed the developer that no guarantees can be made at this time. Based on preliminary layouts of a future County Road D, the intersection would be reduced to a right- in-fight-out. Staff also discussed with the applicant the possibility of a % intersection, (left and right-in, but fight-out only). There is some possibility that this option might be feasible in the future, but it is still rather early yet to determine. Staff discussed with the applicant that if they wanted some assurance that a 3A intersection might be feasible, then they would need to conduct a traffic study. A traffic study update will identify what effects a left turn in will have on the overall flow of traffic in the area. The developer may conduct their own traffic study, to be reviewed by the city' s traffic engineer, or may contribute $5,000 for a traffic study to be prepared by the city. The study would review what impact a left turn in to Maplewood Mall Road might have to County Road D and White Bear Avenue. Currently, the developer is only proposing access to the site from Maplewood Mall Road. The applicant is considering a possible furore proposal to provide access to the site via a shared drive with Arbys. The following comments are for future access improvements to the development and should not have a bearing on the current proposal as laid out in the plans dated March 22nd, 2004. Any future access to White Bear Avenue would require approval and review by the Ramsey County Traffic Engineer. The proposed development and a possible future right-in, right-out access to White Bear Avenue would have impacts to the flow of traffic on White Bear Avenue and County Road D. Though such an access and a subsequent elimination of another access may make sense, however traffic flow in this area has been of concern to the City and County for quite some time. A detailed traffic model was done in 2001 & 2002 to analyze traffic movement at the intersection of County Road D and White Bear Ave. The past traffic study did not account for the type of access possibly being considered by the developer in the future. If such a proposal were made, a detailed traffic study update would need to done to compare the traffic generated by the proposed development and the impacts such an access onto white Bear Avenue might have to the area traffic. 31 If access to white Bear Avenue is proposed, the city will require a separate traffic study be completed to determine what effect this will have on traffic flow. In this case the study will be more detailed and must be done by the city's traffic engineer. The developer would be required contribute $15,000 to the city to conduct a traffic study for any proposal to access White Bear Ave. Approval of this development is not dependent on this study. Access approval is dependent on the outcome of the traffic study and approval of the city engineer and the Ramsey County traffic engineer. Currently the improvements to White Bear Avenue and County Road D are scheduled to begin in 2007. However, the plans must be coordinated with the Federal Highway Department and could take 12 to 18 months to complete. Also, the environmental and design phase of the project will take another 12 to 18 months to finish. Many of the decisions regarding geometry and access to County Road D or White Bear Ave may take as long to determine. There is a likelihood that County Road D w~ll be turned over to Ramsey County after improvements are made. Any improvements to County Road D will require acceptance from the County including accl~ss to the development. Any decisions made regarding future site access may take as long as 30 months. 32 AZURE PR OPER TIES P.O. BOX 17830 ST. P~4UL, MN 55117-7830 (651) 484-0070 (F~) 486-3444 Attachment April 23, 2004 Facsimile 651-249-2319 Shann Finwall Planner Office of Community Development City of Maplewood 1830 East Cry Rd. B Maplewood, MN 55109 RE: Proposed Redevelopment of the Maplewood One Theater Site 3091 White Bear Ave. Maplewood, MN Dear Shann, This letter is written on behalf of Woodring Company regarding the proposed Maplewood Movie One Theatre site redevelopment. Woodring Company owns the site which is the location of the Acapulco Restaurant and the soon to be built Jiffy Lube Oil Change facility. Woodring Company is concerned that the new development must have adequate parking to properly serve its customers without overflow to adjoining properties. Adequate available parking is a critical element of commercial real estate. Woodring Companies has elected to replace the former "Pizza hut" restaurant on the Acapulco site with a new Jiffy Lube facility because the Jiffy Lube will cause little parking impact. The Acapulco restaurant customers will have adequate parking due to this change of use of the second building. As the southern neighbor of the proposed movie theater redevelopment, Woodring cannot accommodate any overflow parking. We ask that the Office of Community Development carefully consider that the amount of parking being provided is adequate for the needs of the new restaurants and other commercial tenants to be located on the former theater site. Thank you for your consideration. Thomas M. Schuette On behalf of Azure Properties Please call if I can answer any additional questions regarding this matter. TMS/kl 33 I I Attachment 17 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Chesapeake Companies Development Group, LLC, applied for a conditional use permit for a planned unit clevelopment to con~truct four re~taurantJretail buildings for a development known as Chesapeake Retail Center. WHEREAS, this permit applies to the property at 3091 White Bear Avenue. The legal description is Lot 1, Block 1, Maplewood Mall Addition. WHEREAS, the history of this conditional use permit is as follows: 1. On May 3, 2004, the planning commission reviewed this request and made a recommendation about this permit. On May ,2004, 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 gave 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 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. 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 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. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: Have the city engineer approve final construction and engineering plans. These plans shall comply with all requirements as specified in the city engineering department's April 26, 2004, engineering plan review as well as the following: A westward extension of the retaining wall south of Building D (Jared Jewelers). The retaining wall height must be sufficient to create a prevailing ground slope away from Building D, thereby deflecting a potential flow from a pipeline leak. Prior to issuance of a grading or building permit, the developer must complete the following: a. Obtain a demolition permit for the removal of the existing Maplewood Movie I Theater building. Submit a revised site plan showing Building C (TGI Fridays) and Building D (Jared Jewelers) shifted approximately ten feet to the south in order to accommodate a future driveway located to the north of Building C which may be installed onto White Bear Avenue. Pending continued cooperation with the adjacent property owner, submit a revised site plan showing the location of a driveway and pedestrian cross-access on the south side of the property, to accommodate entrance and egress to and from the southerly property (3065 White Bear Avenue). d. Submit a revised site plan showing the extension of the sidewalk in front of Building A (future retail/restaurant) onto the County Road D trail. e. Submit a revised site plan showing a pedestrian access extending from the White Bear Avenue sidewalk. f. Obtain the required RamseyNVashington Metro Watershed District permits. g. Submit payment for all required Park Access Charges (PAC fees) as specified in the Park Director's April 14, 2004, correspondence to Chesapeake Companies. h. Submit an easement agreement that governs and provides for legal cross easements for parking, access, and utilities between all lots within the project. i. Submit an easement agreement for the installation and maintenance of a freestanding sign on Lot 1 to benefit Lot 2. Submit an owners association agreement specifying responsibilities for insurance, taxes and maintenance of all commonly owned property and facilities (including snow plowing). All 8-foot-wide parking spaces must be signed as either "employee" or "compact" car parking only. 35 Pending community design review board recommendation and city council approval, each building is allowed one freestanding sign, 25 feet in height and 100 square feet in area, except for the multi-tenant building which would be allowed a freestanding sign up to 150 square feet in area. All freestanding signs must maintain a 10-foot setback to a right-of-way. Each building is allowed three wall signs to be attached to separate elevations, except for the multi-tenant building which could have two wall signs for each tenant. All wall signs are limited to 20 percent of the gross wall area on which the sign is attached. All construction shall follow the plans date stamped March 30, 2004, with revisions as noted in this approval. The city council may approve major changes to the plans. The Director of Community Development may approve minor changes to the plans, including a change to the site plan for the proposed future driveway access onto White Bear Avenue, pending Ramsey County engineer and city engineer approval. The proposed construction must be substantially started within one year of city council approval or the permit shall end. The city council may extend this deadline for one year. 7. The city council shall review this permit in one year. The Maplewood City Council approved this resolution on ,2004. 36 '! ]