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Home My WebLink About08/18/2009 AGENDA MAPLEWOOD PLANNING COMMISSION Tuesday, August 18,2009 7:00 PM City Hall Council Chambers 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. July 21,2009 5. Public Hearings a. 7:00 pm: The following are requested for a proposed Aldi's Store on White Bear Avenue to the north and east of Batteries Plus, 2832 White Bear Avenue: 1) Comprehensive Land Use Plan Amendment for the property east of 2832 White Bear Avenue from R1 (single dwelling residential) to BCM (business commercial modified); 2) Rezoning of this same property from R1 to BCM, and; 3) Rezoning of the property north of 2832 White Bear Avenue from LBC (limited business commercial) to BCM. 6. New Business 7. Unfinished Business 8. Visitor Presentations 9. Commission Presentations a. Commissioner Report: Commissioner Pearson attended the July 27,2009 city council meeting to represent the commission on the matter of the Century Trails Apartments. There were no items for planning commission presentation at the August 10, 2009 city council meeting. b. Upcoming City Council Meeting of August 24,2009. At this time, there are not any scheduled PC items for that meeting. Commissioner Walton is scheduled to attend should there be a need. 10. Staff Presentations 11. Adjournment DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JULY 21, 2009 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. II. ROLL CALL Commissioner Joseph Boeser Vice-Chairperson Tushar Desai Chairperson Lorraine Fischer Commissioner Harland Hess Commissioner Robert Martin Commissioner Gary Pearson Commissioner Dale Trippler Commissioner Joe Walton Commissioner Jeremy Yarwood Absent Present Present Absent Present Present Present Present Present City Staff Present: Tom Ekstrand, Citv Planner III. APPROVAL OF AGENDA Commissioner Trippler moved to approve the agenda as amended, adding item 9.c.-National Night Out. Commissioner Pearson seconded The motion passed. IV. APPROVAL OF MINUTES a. July 7,2009 Ayes - all Commissioner Trippler moved to approve the minutes of July 7,2009 as amended, changing "he suggested" on the third line of page eight to "the suggestions for next year. . ." Commissioner Pearson seconded The motion passed. V. PUBLIC HEARING None VI. NEW BUSINESS Ayes - Fischer, Martin, Pearson, Trippler, Walton, Yarwood Abstention - Desai a. Planned Unit Development Ordinance Review (PUD) Planner Tom Ekstrand presented the staff report for the annual review of the PUD ordinance for possible changes by the commission. Planning Commission Minutes of 07-21-09 -2- Planner Ekstrand read the following suggested alterations to the ordinance that were submitted by Commissioner Hess, who could not attend tonight's meeting: . Section 44-6. Definitions. I would suggest changing the wording in Basic structural alteration to read, "Basic structural alteration means any modification to the framinq of a buildinq, whether by extending on any side or by increasing in height, lenqth, width or chanqes caused bv the moving of a building from one location to another. . Section 44-6. Definitions: Conditional use means. . . as provided by official controls. This should be expanded to better define "official controls." . Section 44-6. Definitions: Planned Unit Development (PUD) means. . . Residential PUDs must. . . or dwelling site. Question: Language regarding the timing of a PUD and how it gets recorded in the City Plat Map. . Section 44-1092. Conditional Uses. (1) Public utilities, private utilities (cell phone providers), public service or public building uses. (4) An off-street parking. . . in a commercial, bl9b densitv residential or industrial zoning district. . Section 44-1093. (c) The development shall conform to the plan and specifications as filed with the city. Any substantive changes in the plan or specifications shall require. .. after a public hearing. . Section 44-1096. (b) at least ten days. . . ten days before the date of the hearing. If the area beinq considered for the conditional use is more than 350 feet from the nearest adiacent propertv owners, those owners abuttinq the area for consideration shall be notified. . Section 44-1098. Conditions. (b) (6) Compatibility of appearance with surrounding land uses and conformitv to current zoninq requlations. . Section 44-1101. Termination, suspension or revision. (a) second to the last sentence; if the proposed. . . property owners within 350 feet and reference Section 44-1096, item (b). Commissioner Martin suggested that a change be made to ensure that other city commissions review and have input into CUP applications. Planner Ekstrand said that going to all of the six commissions for review with a proposal could affect the 60-day review deadline. Planner Ekstrand explained that it is sometimes appropriate and necessary for a commission to review a relevant CUP application. Commissioner Fischer said that 44-1096 (b) should be corrected to read that the planning commission legally holds the public hearing for each application, rather than the city council. The commission agreed that the language requiring the review of applications by all six commissions was not appropriate, but that staff should determine if any commissions should review the application. Commissioner Yarwood suggested that the other commissions could be notified of the PUD/CUP request to be considered at the planning commission's public hearing and they could attend if they would like to comment on an application. Planning Commission Minutes of 07-21-09 -3- Commissioner Yarwood said he agrees with Mr. Hess' comments regarding cell phone providers and suggested that more leeway is needed in placement and height of cell phone towers. Planner Ekstrand said the city has a cell phone ordinance and the planning commission might want to have another discussion to review the cell phone ordinance. Commissioner Yarwood also suggested that the commission may want to add language on the use of alternative energy systems in the home environment. Commissioner Walton said the ordinance standards are all subjective and are not quantifiable. The commission agreed and discussed possible ways to measure or to quantify the standards. Commissioner Yarwood said Section 44-1092 is confusing and suggested correcting the language to read "in any zoning districts in which they are not permitted, but not specifically prohibited." Planner Ekstrand said that other ordinances have references to PUDs and he will be reviewing those ordinances and including that information when he brings the suggested changes to the PUD ordinance back to the commission for review. Commissioner Walton suggested adding a clause to strengthen Section 44-1098 (7) to state "stressing the preservation of potentially developable land." VII. UNFINISHED BUSINESS None VIII. VISITOR PRESENTATIONS None IX. COMMISSION PRESENTATIONS a. City Council Meeting of July 13: No planning items on the agenda. b. Upcoming City Council Meeting of July 27, 2009: Commissioner Pearson c. National Night Out - August 4, 2009 Planner Ekstrand said National Night Out will be held on August 4, which is the next scheduled planning commission meeting and asked the commission if they want to meet that night. It was noted by staff that there are no items for consideration at this time. Commissioner Martin moved to cancel the planning commission meeting scheduled on August 4 due to National Night Out. Commissioner Desai seconded A friendly amendment was made and accepted to the motion stating the planning commission could meet on August 4 if there is an issue that needs review. The commission voted: The motion passed. Ayes - all Planning Commission Minutes of 07-21-09 X. STAFF PRESENTATIONS None XI. ADJOURNMENT The meeting was adjourned at 8:18 p.m. -4- MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: James Antonen, City Manager Tom Ekstrand, Senior Planner Comprehensive Plan Amendment, Rezoning, Lot Division and Design Approval Aldi's Grocery Store 2836 White Bear Avenue and 1985 Radatz Avenue August 4, 2009 INTRODUCTION Project Description Ryan Stemmons, of Aldi, Inc., is proposing to build a 16,619-square-foot grocery store on the east side of White Bear Avenue between Premier Bank and Batteries Plus. The site would front on White Bear Avenue and also include an access point on Radatz Avenue east of Batteries Plus. This easterly parcel is currently planned and zoned for single family residential use. The proposed Aldi's store would be constructed of brick with accents of vertical rock-face concrete block columns. Requests Mr. Stemmons is requesting city approval of: 1. Amendments to the comprehensive plan to: a) change the land use designation of 1985 Radatz Avenue, which is east of Batteries Plus, from R1 (single dwelling residential) to BCM (business commercial modified), and b) change the land use designation of 2836 White Bear Avenue, which is between Premier Bank and Batteries Plus, from LBC (limited business commercial) to BCM. 2. A rezoning of 1985 Radatz Avenue, which is east of Batteries Plus, from R1 to BCM. 3. Site, architectural and landscaping plan approvals. 4. A lot combination to combine two individual parcels into one property. Number of Votes Required The land use plan amendments require a 4/5s vote of the city council to approve. All other requests require a 3/5s vote for approval. BACKGROUND Both parcels, that comprise the proposed Aldi site, were previously developed with single dwellings. 1 DISCUSSION Comprehensive Land Use Plan Amendments The comprehensive plan provides goals and policies to guide decisions on land use changes. Of those listed in the Plan, the following apply. The city should: . Protect neighborhoods from activities that produce excessive noise, dirt, odors or which generate heavy traffic. . Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering separation. . Promote economic development that will expand the property tax base, increase jobs and provide desirable services. . Minimize conflicts between land uses. . Provide safe and adequate access for all properties. . Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. . 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. . Strive to provide attractive surroundings in which to shop and work. . Require adequate off-street parking and loading facilities. . Require commercial and industrial developers to m<;lke all necessary improvements to ensure compatibility with surrounding residential uses. . Require adequate screening or buffering of new or expanded commercial areas from any adjacent existing or planned residential development. . Plan land uses and streets to route non-residential traffic around residential neighborhoods. Proposed Plan Chanqe for the 2836 White Bear Avenue Parcel It makes sense to re-guide this parcel from LBC to BCM. Doing so would match the BCM zoning of the property and would be compatible with the surrounding commercial development. The LBC land use designation, in fact, is proposed to be re-guided in the comprehensive plan update (now under review by the Metropolitan Council) as simply C, for "commercial," which would make this request unnecessary. But until that redesignation is adopted, a re-guiding to BCM would be appropriate. This proposed re-guiding would also meet the guidelines in the comprehensive plan by: 2 . Promotion of economic development. . Minimizing conflicts between land uses and providing compatibility between uses. . Providing attractive surroundings to shop and work. Proposed Plan Chanqe for the 1985 Radatz Avenue Parcel It is not as easy to determine that the proposed re-guiding of this parcel is appropriate with the neighboring residential neighborhood. The comprehensive plan strives to: . protect neighborhoods from activities that produce excessive noise, dirt, odors or which generate heavy traffic, and to . protect neighborhoods from the encroachment or intrusion of incompatible land uses by adequate buffering and separation. The key is to "protect" not so much to prevent the re-guiding of the land use designation to commercial. In staffs opinion, the proposed Aldi Store is not an objectionable or incompatible use. The building is attractive and with proper conditions, buffering would be substantial and light glare can be controlled. Cars exiting the site on Radatz Avenue can also be required to be directed to White Bear Avenue and not into the neighborhood to the east. Nearby residents are opposed to the re-guiding to commercial and feel Aldi's will be a disruptive intrusion into their residential neighborhood. Staff sees the potential for disruption, but with proper buffering, requiring proper traffic flow and lighting control these issues can be controlled. Part of this control would be the elimination of several parking spaces adjacent to the home at 1985 Radatz Avenue thereby increasing the green space and buffer'width. (The applicant already made this revision as suggested by staff.) The potential for noise problems is another concern. Staff does not envision nuisances from customer activity. The store hours, are from 9 a.m. to 8 p.m. daily and, therefore, would not result in nighttime shopping activity. The fact that the dock is proposed next to the home at 1995 Radatz Avenue is a concern, however. Staff sees the potential for noises from trucks, unloading activities and trash pick-up as potential concerns. Mr. Stemmons, of Aldi's, has indicated to staff that the store would receive three milk trucks a week and around five regular grocery trucks a week. Milk trucks would typically arrive in the afternoon and stay on-site for 30 minutes. Grocery trucks could arrive anywhere from 6 a.m. to 6 p.m. and would stay for 45 minutes. Mr. Stem mons stated that he predicts the store would see anywhere from 1-3 deliveries a day during the week. Mr. Stemmons also indicated Aldi's would be willing to work with the neighborhood to establish a delivery schedule that would lessen impact. In conclusion, staff is not opposed to the re-guiding of this site to allow the proposed Aldi's store, but care must be taken to safeguard nearby neighbors, especially the abutting resident to the east, from this possible activity. Possible ideas are to limit deliveries and unloading activities to daytime and early evenings. This would apply as well to trash pick up. The city's noise ordinance limits noise-generating activities to between the hours of 7 a.m. and 7 p.m. This should be the goal of operation for Aldi's should the council approve this request. 3 Rezoning The issues for rezoning the Radatz Avenue-frontage parcel to BCM are similar to those for a Plan amendment. According to Section 44-1165 of the zoning code, "when the city councilor the planning commission is required to consider an exception or change in this chapter, including the zoning map, the councilor planning commission shall, among other things:" . Assure itself that the proposed change is consistent with the spirit, purpose and intent of this chapter. . Determine that the proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. . Determine that the proposed change will serve the best interests and conveniences of the community where applicable, and the public welfare. . Consider the effect of the proposed change upon the logical, efficient and economical extension of public services and facilities, such as public water sewers, police and fire protection and schools. . Be guided in its study, review and recommendation by sound standards of subdivision practice where applicable. . Impose such conditions in addition to those required, as are necessary to ensure that the intent of this chapter is complied with, which conditions may include but not be limited to harmonious design of buildings; planting and the maintenance of a sight or sound screen; the minimizing of noxious, offensive or hazardous elements; and adequate standards of parking and sanitation. These "considerations" or "findings" do not preclude the rezoning, but would require that the city take proper safeguards to protect the abutting homes if the rezoning is approved. As with the discussion of the proposed Plan amendment, staff is not opposed to this rezoning. The primary issue or question is that of whether the proposed Aldi's store can be compatible with the nearby homes. Residents in the area don't seem to be opposed to a grocery store in their area, but the nearest neighbors do have a legitimate concern over any possible nuisance-type impacts- traffic, noise, lights and visual. Site Considerations Parkinq and Access Parking: The applicant originally proposed 83 stalls as code requires. The applicant has worked with staff to revise their plans to eliminate the easterly strip of parking (12 stalls) from the Radatz Avenue entrance drive. This area is now considered proof-of-parking. That revision will reduce vehicle activity for the abutting residence. The proposed parking stall and aisle dimensions all meet code. Staff further suggests that the applicant eliminate the proposed parking on the west side (10 stalls) of this driveway and also consider it as proof-of-parking since there appears to be still 4 a significant number of parking spaces that would remain available. Staff compliments the applicant in meeting the parking requirements specified by the code, however, they feel as well that they do not need that many spaces. Radatz Avenue Access: Access is a considerable issue for staff in this review. As stated above, it is very important to attempt not to impact the residential neighborhood with commercial traffic. It is impossible to eliminate all possible traffic, however. For instance, cars from the neighborhood could reach Aldi's from the east as they would access White Bear Avenue. The city council should prohibit left turns onto Radatz Avenue, though, to prevent that added impact of traffic in the neighborhood. It should be noted, though, that this could be a burden for neighborhood customers if they are prohibited from taking a left to go home and may encourage illegal turns if it is posted as such. White Bear Avenue Access: The city's engineering department has been working with Ramsey County on the White Bear Avenue improvements to take place next year. Due to that planning, the county traffic engineers and consultants are recommending that Aldi's combine their proposed access with Premier Bank's White Bear Avenue driveway. They have not suggested the location of that combined access. They simply recommend, at this time, that there not be an additional curb cut created. Steve Kummer, in his attached report, recommends that the applicant work this out with the county's traffic consultant. It seems logical from a site plan perspective, that the existing Premier Bank curb cut remain and Aldis enter into a cross easement agreement with the bank. Staff recommends that the applicant pursue that as a condition of site plan approval. Beam Avenue Access: A third access point would be located on the northeast portion of the site. Aldi's would secure a cross easement agreement with Premiere Bank in order for customers to enter Premier Bank's parking lot from Beam Avenue and then drive south to the Aldi's store. Staff would require the applicant to submit plans to the city detailing where the cross easement would be located and what modifications would be made to the Premier Bank parking lot in order to adequately serve customers of both establishments. Buildinq Desiqn and Materials The proposed Aldi's store would be constructed of brick with accents of vertical rock-face concrete block columns. Liqhtinq The photometric plan shows that the light intensity proposed would be below the .4 footcandle maximum stipulated by ordinance. The plan shows that the light pole height would vary. Code requires a maximum of 25 feet. Staff recommends lower light poles in order to limit the lighting impact. In fact, staff feels that there should be no light poles placed along the Radatz Avenue driveway. With the suggested elimination of parking spaces in this area, staff does not see a need for parking lot lighting. 5 All light fixtures must be designed to conceal all light illuminating elements such as the bulbs and lenses to guard against glare and the chance that a neighbor might be able to see these light fixtu res. Landscapinq The screening proposed along the east lot line should be revised to include a six-foot-tall solid cedar fence in conjunction with the landscaping proposed. A reduction of plantings is expected, but staff feels that screening is critical if this rezoning and land use plan amendment is to be approved. Screening along this side of the property should be over and above the typical requirement for simply a screening fence or a planted buffer. A revised screening plan should be subject to the approval of the community design review board (CDRB). Trash Storaqe The applicant has proposed a trash dumpster in the dock area. City code requires that this be screened. The applicant should provide a screening plan to the CDRB for their approval. Lot Combination This is a routine matter and would normally be handled administratively if there were not the issues of a comprehensive plan amendment and rezoning involved. Being that there are two parcels with different zonings and land uses, the combination of these lots should be dependent upon the approval of these land use issues. It would not make sense to combine the two lots if they had different zonings and land use classifications. The lot combination should only be approved if the council first approves the zoning and land use plan amendments. The council should be aware, though, that should Aldi's choose not to build, the city would have rezoned the residential piece to commercial and that would then be the allowed use for that property. The applicant would be required to record the deed within one year of the date of city council approval. DEPARTMENT REVIEWS Fire Marshal's Comments Maplewood's Fire Marshal Butch Gervais had the following comments on the Aldi's proposal: . 20' Fire Department Access . Fire protection installed per code . Alarms installed per code . FD lock box . Fire control rooms properly marked 6 . Floor plan at main door where alarm panel is located Building Official Comments Maplewood's Building Official David Fisher had the following comments on the Aldi's proposal: . The city will require a complete building code analysis when the construction plans are submitted to the city for building permits. . All exiting must go to a public way. . Provide adequate Fire Department access. . Fire sprinklers are required in this building. . Provide soil testing documentation and compaction requirement when the construction plans are submitted to the city for building permits. . I would recommend a pre-construction meeting with the contractor, the project manager and the city building inspection department. Police Department Comments Lieutenant Richard Doblar provided the following comments. . Construction site thefts and burglaries are a large business affecting many large construction projects throughout the Twin Cities metro area. The contractor/developer should be encouraged to plan and provide for site security during the construction process. On-site security, alarm systems, and any other appropriate security measures would be highly encouraged to deter and report theft and suspicious activity incidents in a timely matter. Engineering Comments Staff engineer Steve Kummer has prepared a report that discusses issues relating to hydrology, ponding, stormwater, drainage, grading, geometrics, site sediment, erosion control and utilities. Please refer to his report dated July 20, 2009, which is attached to this report. Environment Planner Comments Environmental planner Shann Finwall has prepared a report that discusses tree preservation, landscaping, screening, parking and lighting. Please refer to Ms. Finwall's report dated July 17, 2009, which is attached to this report. Ramsey County Comments Ramsey County planning specialist Joseph Lux submitted comments on this project. His letter is attached to this report. Ramsey County was primarily concerned about the number of access points along White Bear Avenue and suggested Premier Bank and Aldi's share an access. 7 RECOMMENDATIONS A. Adopt the resolution approving comprehensive land use plan amendment to change the land use classification for the property located at 2836 White Bear Avenue from LBC (limited business commercial) to BCM (business commercial modified). This amendment of the land use classification is based on the following reasons: 1. It would be compatible with abutting commercial uses. 2. It would be compatible with the existing BCM zoning of the property. B. Adopt the resolution approving a comprehensive land use plan amendment to change the land use classification for the properly located east of 2832 White Bear Avenue, at 1985 Radatz from R1 (single dwelling residential) to BCM (business commercial modified). This amendment to the land use classification is based on the following reasons: 1. Provide for orderly development. 2. Protect and strengthen neighborhoods. 3. Help to implement the goals of the comprehensive plan including: a. Protect neighborhoods from activities that produce excessive noise, dirt, odors or which generate heavy traffic. b. Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering separation. c. Promote economic development that will expand the property tax base, increase jobs and provide desirable services. d. Minimize conflicts between land uses. e. Provide safe and adequate access for all properties. f. Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. g. 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. h. Strive to provide attractive surroundings in which to shop and work. i. Require adequate off-street parking and loading facilities. j. Require commercial and industrial developers to make all necessary improvements to ensure compatibility with surrounding residential uses. k. Require adequate screening or buffering of new or expanded commercial areas from any adjacent existing or planned residential development. 8 I. Plan land uses and streets to route non-residential traffic around residential neighborhoods. C. Adopt the resolution approving a zoning map change for the property located at 1985 Radatz Avenue from R1 (single dwelling residential) to BCM (business commercial modified). This change to the zoning map would be based on the following findings: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. D. Approve the plans date-stamped August 6, 2009 for the proposed Aldi Grocery Store located at 2836 White Bear Avenue and 1985 Radatz Avenue. Approval is based on the findings required by ordinance and subject to the applicant doing the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Before getting a building permit, the applicant shall provide cash escrow or an irrevocable letter of credit in the amount of 150 percent of the cost of completing exterior improvements like landscaping, in-ground lawn irrigation, parking lot striping and the like. 3. Meet all requirements of the building official, fire marshal and police. 4. Comply with staff engineer Steve Kummer's report, dated July 20, 2009. 5. Comply with environmental planner Shann Finwall's report, dated July 17, 2009. 6. A revised site plan reflecting a "right turn only" option for vehicles exiting onto Radatz Avenue. 7. A revised site plan displaying proof of parking for 22 stalls on the east side of the site, near Radatz Avenue. 8. Must submit to staff a cross easement agreement with Premier Bank for Beam Avenue access before a building permit can be issued. 9. Must combine or share existing access point off White Bear Avenue with the Premier Bank site, subject to the approval of staff and Ramsey County. 9 10. A revised photometric plan reflecting uniform light pole heights and the elimination of lighting along the Radatz Avenue driveway. 11. All light fixtures must be designed to conceal all light illuminating elements such as the bulbs and lenses to guard against glare. 12. Provide lighting fixture details for staff approval of the fixture design and light pole height. 13. Provide a site and design plan for the screening of any trash and recycling containers subject to the approval of the community design review board. 14. A revised landscaping plan reflecting the addition of a six-foot-tall solid cedar fence, in conjunction with the proposed landscaping, shall be submitted and subject to the approval of the community design review board. 15. The community design review board shall review major changes to these plans. Minor changes may be approved by staff. E. Approve the lot combination of the two parcels which comprise the proposed Aldi Store site with the following conditions: 1. The city council shall first approve the re-guiding of both subject parcels to BCM (business commercial modified) and approve the rezoning of the Radatz Avenue parcel also to BCM. 2. The applicant must record the deed within one year of the date of city council approval. 3. The applicant shall record the deed showing the combination to Ramsey County prior to receiving a building permit and provide verification of this to staff. 10 CITIZEN COMMENTS Staff surveyed the 56 property owners within 500 feet of the two parcels for their opinions about this proposal. Of the 17 replies, one had no comment, eight were in favor, six objected and two were neutral but provided some comments. In favor 1. This would be a great boost for our community - I love Shopping at Aldi's. One issue that should be addressed is a stop light may be necessary at White Bear and Radatz. It is already difficult to make left hand turns from Radatz on to White Bear Avenue, coming from east or west. Aldi's there would only increase the need with increased traffic. (Ness, 2013 Mesabi Avenue East) 2. Seems ok, but the added traffic may require the addition of a traffic signal at Radatz. (Weds Trepanier LLC, 2810 White Bear Avenue) 3. No opposition - great idea for a neighborhood transition to commercial. (Nelson, 2865 White Bear Avenue) 4. This facility to only add to the community surrounding it, including convenience and tax revenue. (Kruschel 2796 White Bear Avenue) 5. I think Aldi's would be good. (Anderson, owner of vacant parcel located between 1905 and 1927 Radatz) 6. Letter attached to this report. (Novitzki, 2866 White Bear Avenue) 7. Letter attached to this report. (Nath, 2866 White Bear Avenue) . 8. Letter attached to this report. (Regan, 2866 White Bear Avenue) Opposed 1. I am concerned about: (1) increased traffic on White Bear it is already heavy around the Mall (2) I would be unhappy about placing access on Radatz Avenue, it would intrude further into residential area (3) I would wonder about the possible insertion of a traffic light at Radatz and White Bear - again causing altered traffic flow (4) considering the amount of commercial property already in use - another area dedicated to a food store seems unnecessary. (Christenson, 1991 Mesabi Avenue East) 2. More traffic and bright lights lightning up our backyard on Radatz Ave. (Mikiska, 2003 Radatz Avenue East) 3. Not in favor of it. Proposes plan shows driveway onto Radatz - more headlights and truck traffic directly into my home. Would be open to having screening placed on my property. (Ganzer, 1984 Radatz) 4. Letter attached to this report. (Bull, 2035 Radatz Avenue East) 11 5. Letter attached to this report. (Chatterjee, 1995 Radatz Avenue East) 6. Email attached to this report. (Rohleder, 2730 Chisholm Avenue, North Saint Paul) Neutral or additional comments 1. Please! No entrance from Radatz! Access from White Bear and Beam only! Otherwise, we feel neutral. (Richardson, 2710 Chisholm Avenue, North Saint Paul) 2. Not going to be able to make a left turn onto White Bear Avenue. It is going to be a logjam. It will probably need a stop light. Not opposed to Aldi's, just have concerns about traffic on Radatz. (Thyne, 2724 Chisholm Avenue, North Saint Paul) No comment 1. No comment. (International Brass, 2839 White Bear Avenue) 12 REFERENCE INFORMATION SITE DESCRIPTION Site Size: 1.91 acres (1985 Radatz Avenue - 0.90 acres and 2836 White Bear Avenue - 1.01 Acres) Existing Use: Vacant SURROUNDING LAND USES North: East: South: West: Premier Bank Single Family Dwellings Single Family Dwellings and Batteries Plus White Bear Avenue and strip shopping center PLANNING Land Use: 1985 Radatz Avenue - Single Dwelling (R1) 2836 White Bear Avenue - Limited Business Commercial (LBC) Zoning: 1985 Radatz Avenue - Single Dwelling (R1) 2836 White Bear Avenue -Business Commercial Modified (BCM) Criteria for Rezoning Approval Section 44-1165 of the zoning code requires that the city council make the following findings to rezone property: 1. The proposed change is consistent with the spirit, purpose apd intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services Design Review Ordinance Requirements Section 2-290(b) of the city code requires that the community design review board make the following findings to approve plans: 1. 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 13 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. 3. 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. Application Date The city received complete applications for a comprehensive plan amendment, rezoning, lot division and design review on July 15, 2009. The 60-day review deadline for a decision is September 14, 2009. As stated in Minnesota State Statute 15.99, the city is allowed to take an additional 60 days if necessary in order to complete the review of the application. P:\SEC25IAldilAldis_PC_081809.doc Attachments: 1. Location Map 2. Zonin9 Map 3. Future Land Use Map 4. Applicant's Letters 5. Site plan, dated August 6, 2009 6. Steve Kummer, staff engineer, report dated July 20, 2009 7. Shann Finwall, environmental planner, report dated July 17, 2009 8. Ramsey County review letter, dated July 20, 2009 9. Novilzki letter, dated July 24, 2009 10. Nath letter, dated July 30,2009 11. Regan letter, dated July 31,2009 12. Bull letter, undated 13. Chatterjee, dated July 29, 2009 14. Rohleder email, dated July 29 15. Land Use Plan Amendment Resolution, 2836 White Bear Avenue 16. Land Use Plan Amendment Resolution, 1985 Radatz Avenue 17. Zoning Map Change Resolution, 1985 Radatz Avenue 18. Applicant's Traffic and Parking Information (separate attachment) 19. Applicant's Plans (separate attachment) 14 Attachment 1 Aldi, Inc. - Request for Comprehensive Plan Amendment, Zoning Change, Lot Division and CDRB Review t Figure One - Location Map City of Maplewood July 9, 2009 NORTH Attachment 2 Aldi, Inc. - Request for Comprehensive Plan Amendment, Zoning Change, Lot Division and CDRB Review BEAM Ave :i!: :t ;l, 111 ~ ~ t NORTH w ~ ~ '" w l:: ~ Figure Two - Zoning Map City of Maplewood July 9, 2009 Attachment 3 Aldi, Inc. - Request for Comprehensive Plan Amendment, Zoning Change, Lot Division and CDRB Review BEAM-AVE t NORTH .. '" a ill ~ ~ ~ ~ w .. w 1::: '" ;,; .. Figure Three - Land Use Map City of Maplewood July 9, 2009 FARIBAULT MADISON r,' 2690 Rmo[(h Pork Or, 51." Modison, WI 53711 rHo 608,44<.9500 IX: 608A42.910i Attachment 4 MAtlKATO 1409 H Riverfron! Or Monko!o, M" 56001 P", 507.387J651 IX: 507.387.3183 GROUP l'/ww.is'urp,iom 1415 Town lquor, In lorihoull, IIH SSOll PH: 507.33 L 1500 IX: 507.331.1101 Oitefiull- sfllI'tlo finish'" ARtlliTHTS . ENGIREERS ' plANNERS, EANO SURVEYORS. SCIENTISTS June 19. 2009 Community Development Department City of Maplewood 1830 County Road BEast Maplewood, MN 55109 Re: Comprehensive Plan Amendment Application Narrative-1985 Radatz Avenue- PID 02-:1.9.22.31-0067 . To Whom It May Concern: Enclosed you will find a Comprehensive Plan Amendment Application atong with all required supplemental information for 1985 Radatz A venue in Mapkwood, Minnesota. The property is a 0.90 acre parcel (PID 02.29-22-31-0067) thatis currently vacant and owriedbyDonald B. and Jean A. Regan. The 0.90 acre parcel is located within the Single Dwelling Residential Land Use. This parcel has the 4.01 acre Premier Bankproperty (Limited Business Commerdal Land USe) along its north border, Radatz Aven,le to the south, a vacant 0,96 acre parcel owned by Donald and Jean Regan and a 0.52 acre parcel occupied by a Batteries Plus store (both Business Commercial Modified Land Use) to .tl,e west, and aO.65 acre singlefamily residential parcel to the east. 'the parcel is bordercd by some type of business commercial land use on the north and west and single family residential to the eaSt of the property and south across Radatz AYcnUt:\ AU of the properties located within 500 feet of this property are listed on the attached certified list of property owners that was obtained from Ramsey COllllty. At this time the bwner of the property would like to request a comprehensive plan amendment to Business Commercial Modifjed LaM Use to allow the lot to be combined with the 0.96 acre parcel to the west and used for a proposed Aldi Grocery Store. This comprehensive plan a.mendrilent is being proposed along with rezoning of the property to allow forthl:l combination of this parcel willi parcel PID 02-29-22-31-008 to create an approximately 1.86 acre parcel with Bnsiuess . Commercial Modifed Land Use to be used for the constmction of a 16,619 square foot Aldi Grocery Store., Theseparcels would be combined through the Use of a lOt division application process to be done after the comprehensive plan amendment and rezoning has occurred. The site would also inClude an 83 stall parking lot, access onto White Bear Avenue, Radatz Avenue, anti the Premier Bank site to thl:lnorth, as well as underground stormwater detention and utility cOnnections to the existing sanital'ysewer and watermain. The site plans along with a map of the location are shown on the attached plan sheets. ~ EEQUg The proposed site layout will meet all applicable guidelines as outlined for the bllsiness commercial modified districts in the City of MaplewoOd Comprehensive PIau. This will include the appropriate land uSe, bUilding and parking setbacks, parking requirements and all other applicable regqlations. Adeqllate stOrm drainage and stormwater treatrMltt facilities meeting all applicable city, state, and federal stormwater regulations sha!l also be constructed as part of this project. These will inClude underground stormwater detention with discharge from the system to the existing storm drain inthe Pretnier Bank Parking lot and ultimately Beam Avenue. Tins system should reduce flows to below existiugto meet all applicable requirements and thus will noladverselyaffect the public storm drain system or require any upgrades to it. This development willalso Iltilize public utilities forsanitarysewer arid water serviCe which are currently located within the Radatz. Avenue and White Bear Avenue right ,of ways. The project will require constructlonof ll. 6" water service off of theexistirtg 8" watermaiI1located on the north side of Radatz Avenqe. This line should have adequate capacity and presstlre to serv~ the. AIdi facility. Pressure and flow tests wit! be obtained from the City of Maplewoodduring site plan design to ensure that this is ih fact the case. The site wilIalso require construction ofa 4" sanitary sewer servicecOIuing off of an existing sanitary manhole located in the White Bear A venlle boulevard in the northwest corner of the sits. This manhOle outlets into a 12" line will have adequate capacity to setvicetheproposed Aldi, considering that the two 4" sanitary services that served both this lot and the adjacent vacant Jet that will be combined with it were abandoned when the houses were removed. So. ultimately this project will remove two. 4" servicesahd replace onty one of them to serve the Aldi Store. Therefere this project should not require any change or upgrades to the publicaIly owned existing sanitary sewer or water distrib\ltion systems other than connections to them. This project is located j\lstsouthof the primary commercial centet for the eit)'. the MapleweodMaIl area, and wouldprovidenn appropriate transition from thatheavUy commercial area to theadjacellt residential areas. Being that half of the ndjacent parcels are already commercial land uses, this amendment would not create a whole new commercial area, but rather be a slight extensien of What currently exists nndmay help provide a buffer from the high traffic, heavy C0Il)111ercial areas into the tCsidential. Havingthe Aldi store adjacent to residential areas, especiaIly multifamily residential similar to thnt south of Radatz aleng White Bear, witJ be beneficial to both Aldl and the residents. This proximity may also promote pedestrian traffic to the Site and should promote the character of the neighborhood byaclding a small marketplace to directly serve it. The proposed comprehensive plan amendment and rezoning as well as proposed use of this property as outlined in this submittal ate consiStent with City of MapJewood land Use planning and zoning. The proposed lapd use. witJ provide economic development tbat will expand the property tax base, conserve property values, incrensejebs, and provide 1985 Radaiz Avenue - Oomprehensive Plan Amendment AJlpiicalion Narrative June 19, 2009 Page 2 of3 , GROUP One:firJli-starttcifirush'" desirable services to the neighborhood and the City as a whole. The proposed Aldi Grocery Store is a logical use for the property that fits welt to the surrounding properties and is in accordance with the City of Maplewood' s land use and zoning standards, Thank you for considering this request. Please e-mail or call if you have any questions, Sincerely, Andrew . randel, PE Civil Design Engineer ATB/saw Enclosures CC: Ryan Steml110ns -AIdi Foods 1985 Radatz Avenue - Comprehensive Pian Amendment Application Narralive June 19, 2009 ' Page 3 013 FARIBAULT MADISON GROUP www.is.grp;com 1415 Town Squur, In furibuult, /,IN 55021 PH: 507.331.1500 fX: 507.331.150T 2690 RCIOu[,h Pork Dr, St. H Modison, W1531]l PH: 6D8.442,9500 IX: 608A42.9S0T Olle-fin'll - start to finish'" MANKATO 1409 N Riv"lronl O. Monkolu, MN 5600] PH: 507.387.665] IX: 507.387.358a ARCIlITHTS . ENGIIIHRS . PLANNERS' lAND SURVEYORS' SClEllTISTS June 19, 2009 City of Maple wood 1830 County Road BEast Maplewood,MN 55109 Re: Rezonillg Applicalion Narrative-1985 RadatzAvenue- PID 02-29-22.3Ic0067 To Whom It May COTlCem: Enclosed you wilt find a Rezoning Application along with all requh'edsupplemental information for 1985 Radatz Avenue in Maplewood, Minnesota. The property is a 0.90 acre parcel (PID 02-29-22-31-0067) that is currently vacant and owned by Donatd B. and Jean A. Regan. The 0.90 acre parcel is lOcated within the Single Dwelling Residential Zoning District. This parcel has the 4.01 acre Premier Bank property (LhnitedBllsiness Comnlercial Zoning) along its north border; Radatz Avel1!lt\ to the south, a, vacant 0.96 acre parcel owned by Donald and JeanRegan and a 0,52 acre parcel occupied by a Batteries Plus store (both Bllsiness Commercial Modified Zoning) to the west, and a 0.65 acre single family residential parcel to the east The parcel is bordered by some tYpe of bljsiness commercial zoning on..thenorthandwest and single family residential to the east of the property and south across Radatz Avenue, All of thel1roperties located within 500 feet of this. property are listed on the attached certified list of property owners that. was obtained from Ramsey County. At this time the owner of the property would like to request rezoning to Business Commercial Modified ZOning to allow the lot to be combined Witll the 0,96 acre parcel to the west and used for a proposed Aldi Grocery Store. This rezoning is being proposed to allow for the combination of this parcel with parcel PID 02-29-22-31-008 to create an approximately 1.86 acre parcel zoned Business Commercial Modifed to be used for the cOllslruction of a 16,619 square foot Aldi Grocery Store. These parcels would be combined t11rbugh the use of a lordivision application procesS to be done aIter rezoning has occurred. rhe site would atso include an 83 stall pat'king lot, access onto White Bear A venue,Radatz Avenue, and the Premier Bank site to the north, I.\S well as underground stormwater detention and utility c(ll1ncctiolls to the existing sanitary sewer and waterniain. Full site plans along with building elevations are shown on the attached plan sheets. The proposed site layout will meet all applicable guidelines as outlined for the business commercial modified zoning districts in the City of Maplewood Zoning Ordinance. This will includetbe appropriate land use, building and parking setbacks, parking GROUP 01Ul.timl--sf.artlofinish'" requirements ahd all other applicable regulations. This development will also utilize public utilities for sanitary sewer and water servicewbich are currently lOcated within the Radatz alidWhite Bear Avenue rIght of ways In close proxilIlity andwithlideqllate capacity able to accommodate the facility. Adeqllate storm drail1age and stormwater treatmentfacilIties meeting all applicableclty; state, and federal stormwaterregulations shall also be constmctedas part of this project. The proposed laYout would have a site access off of both White Bear Avenue and Radatz .....,.,...,.. ',.,...---Avenne;ihsimilaflOcanonSt<HhedriVewaystliarwentlIH11!lSIHwoparceIS.wnenll1ey . ,.,.. ,." .---- were both used as single family residential lots. l[would also have access to the north \tno the existing, Premier Bank parking lot east of the bank building. This access will be included as part of a cross access-agreement with Aldi and Premier Bank that will allow Aldi users access to Beam Avenue th,rollgh the Premier Bank parking lot. AU dlree of theseaccesSpoints as wellas the street frontage ol1both White Bear Avenue and Radatz Avenue provide adequate public facilities for the development of the property Without additional roadwaYS or public infrastructnre being construCted. This project is located jnstsouth of the primary cOlnmercial center for the City, the Maplewood Mall area,. and would provide an appropriate transition from that heavily commerciat area to the adjacent residential areas. Being that half of the adjacent parcels are already commerciaUy ;lOned, this rezoning would not create a whole new commercial area, but rather bea slight extension of what currently exists and may help provide a buffer from the high traffic, heavy commercial areas into the res.ldential. Having the Aldi store adjacent to residential areas, especially multifamily residential sinular to that south of Radatz along Wh,ite Bear, will be beneficial to both Aldi and the residents, This proximity may atso promote pedestrian traffic to the site and should promote the character of the neighborhood byaddhlg a small marketplace to directly serveiL The reztming of this propertyin conjunction with the proposed Aldi Store will promote publi() wClfareand be consistant with the City of MaplewQod' s Comprehensive Plan, The facility witl provide adequate parking and loading facilities, mnltiple access points and use shared access with Premier Bank to the north. All of these factors should help teducethetrafficcongestion into and out of the site and in the area asa whole, In addition Aldi'sstorehollrsare9 a.m. to 8 p.m, daily so there shonld be lIO impact on the traffic volnmes in the area during the peak a.m. traffic hOnrs, TheSe business hours should also help reduce excessive traffic as well as noise durlllg both the early morning and evening hours when residents are more likely to be hQrne. The proposed re:lOningand eventual combination of this parcel with the adjacent one witl also avoid overcrowding by combining two parcels into one. Additionally, it is a single use store with little potential tobensed fot any other nses in the future, especiallY multiple uses. The proposed site plan and single building will also help to provide adequate area for open space, landscaping and buffering or screening from the adjacent 1985 Radatz Avenue - Rezonin9 Application Narrative June 19, 2009 Page 2 of 3 .~ ~gQ,!!f resid,el1tial areas. Th" sit" will have exterior tightitlginstaUed to Jl")eet all applicable City of Maple wood reqnirement for both lightil1g within the property and prevent spill onto adj acent properties. Thepropos"d tezoningand land use change as well as proposed llse of this propeny as olltHned in this submittal are consistent with City of Maplewood zoning and land use planning. The proposed land use will provide economic development that will expallQ the property tax base; conServe property values, increase jobs, and provide desirable ".serviceno.the neighbor!modand the. City mnrWh-ole. The proposed Aldi Groce)'y' Store is a logical use forthe property that fits well tothesurrollnding propeniesand is in llccordancewith the City of Maplewood'szoning andland \!sestandards, Thankyou for cOl1sidering this request. Please e"mail 0)' cal1 if you have any questions. Andrew T, Brandel, PE Civil Design Engineer A TB/saw Enclosures cc: Ryan Stemmons - Aldi Foods 1985 Rada~ Avenue - Ra<oning Application Narl.lIve June 19, 2009 P.ge3of3 fARIBAULT MADlsotl GROUP www-is-grp.(om 1415Townlqum ln [uribaull, MN 51021 pH: 507.331.1500 lX, 507.331.1501 "(' 2690 R,sett"h Pork Or, II, II Modis"" WI 13711 PII: 608,442.9500 lX: 608.442.9\01 OHe finn . start tafinish'" MAlTKATO 1409 N Ri,..fronl Or Monkolo, MN 56001 PII: 5n387.66\1 lX:\07.387.3583 June 19, 2009 ARCIlITECTS . ElIGIfJHRS . PLANNERS' lAND SURVEYORS. SCIENTISTs Community Development Deparlment City of Maplewood 1830 County RoM BEast Maplewood, MN 55109 Re: Community Design Review Board Application Narrative - Aldi Retail Facility #84 - Maplewood, MN To Whom It May Concern: Enclosed YoJJ will find a CommuJJity Design Review Board Applicationatongwith all required supplemental information for a proposed AIdi grocery store to be locateclat What is cutren.tly 1985 RadatzAvenue and 2836 White Bear Avenue in Maplewood, Minllesota. TheSe two lots are cun'ently vacant and owned by Donald B. and Jean A. Regan. They are borderecl by the 4.01 acre Premier Bank property to the north, Radatz A venue to the south, White Bear Aven;le to the west, a 0.52 aCre parcel oeenpied by a Batteries Plus store to the southwest" and a 0.65 aCre singlefamily residential Parcel to the east. This application is being submitted along with a rezoning application and comprehensive plan amendment application, to change, 1985 Radatz from a residential to a bnsiness commercial land use and zoning, and a lot division application to combine the two parcels into one 1.86 acre parcel to be nsed fOr the cQnsl1llction ofa 16,619 square foot Aldi Grocery Store, This proposed Aldisite would include the 16,619 square foot store with a 36 foot wide loading dock, 'the store would be orientated as such that it backs np against the north lot line of the proposed parcel and has its mairtentJ'ance on the southwestcorllel' of the building nearest to White Bear Avenue and the loading dock in the southeast corner. Access to the Site would be provided off of both White Bear A Venue and Radatz Avenue; ill simital' locations to the driveways that went to these two parcels when they were both used as single family l'esidential1otS. The accesS onto Radatz would be a full access and the White Bear access would bea light-in right-out only due to White Bear Avenue being divided by a median in this location; There would also be access to thenorth into the existing Premier Bank parking lot east of the bank building, This access will be inclUded as part ora cross access agreement with Aldi and Premier Bank that will allow Aldi users access to Beam Avenue through the premier Bank parking lot. Access drives would be 30 to 32feet in width and allow adequate room for semi-truck tl'affic to maneuver into and Ollt of the site as well as the loading dock. The site would also inclnde an 83 stall parkitlg lot meeting the City of Maplewood requirement for one parking stall per cvel'y 200 square feet of gross flOOr area. This lot GROUP 01li!IinU-s.!ai:ltlifinisb'" would he separated in to three parking areas, one 23 staIlvarldng hay on the west side of the site between the building and White Bear Aven\1e and Varallel to White Bear, a 38 stall parking area oRthe south side{front) of the huilding along the access drive off of White Bear, and the third parking area being 22 stalls located in the southeast comer of the site along the access drive off of Radat.. Avenue. AIl parking stalls will be 90 degree stalls that are 10 feet wide and 111 feet long with aminimllm ofa 24 foot drive aisle. Four handicapped accessible stalls will also oeprovided adjacent to the main entrance to. the StOre. Utilities for theprojeetwiU include sanitary sewer and watel'services to the building along with storm drainage serving thebuHdiTlg and Mwimpetviolls areas. The sanitary sewer servIce for the Aldi faeility will eonsist of approximately 12() feet of 6"PW line coming from an existing sanitary manhole located in boulevard on the east siele of White Bear A venne In the northwest COtner of the site aud ruuning into thenotthwest cOmer of the building. The water servIce will Come off of the existing 8" watetmain.running in the OO\1levardon thenorth,sicle of Radatz Avenue iu the southeast comer of the site, This service will cOl1sistof approximately 509 feet of 6" water line thal1uns,north along the entire eastenl houndary ofthe property and theuwcst behind the proposed building to the northWest comer of the building. Being that both of these utility locations are located within the houlewrdson the sarneside of their respective streets as the propOSed facility, there will not be any need to disrupt Or. reroute traffic for utility connectiol1s. The storm drainage ferthe site will eonsiSt of a new storm drain system that drains into an underground detention system located heneath the 23 stall parking area 011 the west side of the site. This utlderground detention system wm be aHDPE StormTech SC-740 chamber system consisting ofvarious laterals, end manifolds,access locations and cleanouts. This systemwill beIocateduuder the 23 stall parking bay between the western side ofthebuilding and White Bear Avenue. Tile system (Node 7P in the HydroCadmodel) willconsislof 30 inehtaIl oy 51 inch wide StormTech SC-740 Chambers located within a oed of filter aggregate, with porosity of OAO%, that is approximately 117 feet iu length, 59 feet wide and consisting of 12 laterals of 15 chambers eaeh for a total of 180 SC-740chambers. This system will providestormwater treatmellt and detention for the AIdi building. loading dock areas and entire the parking lot, and will discharge into the mallhele to beeotlstructed in tile plaeeof the existing i11filtration basin's outletstrucWre, maI)hOle A" 1. This system will replace the inplace int1ltratiQn hasin that was eonstructed with the Premier Bank additiollnorth or this site and was intended to serve both a portion of that site as well as ruture development of this site. This project is within the City of Maplewood as well as the Ranlsey WaShington Metro Watershed District (RWMWD) and thus the Watershed districts yolumccontrol and other applicable standards will be met with this piau. Also given that the project will disturb more than Olle aCre of area and create more than one acre of new impervious a Community Design Review Board Applicalion Narralive June j9, 2009 Page 2 013 GROUP -Oiiel1nn~Sl3.rtl(){jl1i$h''' MPCA/NPDES permit Will be required for the project and applicable stormwater management requirements for this will be met as well. All applicable1andscaping, tree preservaticm and SIte Ijgbting will also be provided for this project. The landscaping will take into acco(mt the adjacentresidentlal property to the east and incotporate the necessary screening that is required along the southeastem corner ofthe property. It will also provide the appropriate number of replacement trees for those significant trees that will be tellloved with this project as outlined by the City of Maplewoo~ for tree preservation. The site lighting plan will incorporate both building mounted lighting and poles located within the parking lot. The lighting plan was laid out to provide adequate lighting levels for the entire Aldi parking lot while also limiting the spill OJ)to the. adjacent properties, in particular the residential ptoperty to the cas!. The proposed site layout will meet all applicableguidelittesas outlined for the business commercial modified zoning districts in the City of Maplewood Zoning Qrd!tnlllce. This will inClude the appropriate land use, building and parking setbacks, parking requirements and all other applicable regulations. The proposed Aldi Grocery Sf.()re is a logical use for the property that fits well to (he SUtrOlluding properties and is in accordance with the City of Maplewood'$ standaf'ds. All of the properties lOcated within 500 feet of this property are listed on the attached cel1ified list of property ownerS that was obtained from Ralnsey County. At this time the owner of the property would like to request site plan approval for the ptoposed Aidi grocery .stOre as outlined in this submittal. Full site plans for the project along with site lighting, landscaping plans, building elevations and all other required informationonttined III theapplicatiOlt are included with this submittal. All engineering escrow of $3000 is also beiug included for engineering review per a couversation with the Assistant City Engineer, Michael ThOmpson. Thank you for considering this request. Please e-mail oreal! if you have any questions. Sincere) y, /l.,..,. /1/..... rr U/WD~ 1 Andrew T. Brandel, PE Civil Design Engineer A TElsaw Enclosures CC: Ryan Stemmons- Aldi Foods Community Design Review Board Applicalion Narralive June 19, 2009 Page 3 013 IC 0..' liii! "'ill"' 11 =1 .!l ~l! E oi P! ';"~ -B co::i !ill :j' ~ u)il'j~!;i a!l!l~~ ~Ii! ~El .;,; F O'i >< <lJ "" @j F '" '" I... I... ,/' : /,/' : ,-,--.-/ ! /,) -----,---'/" i I I , "" s "'" ~g ~ '. 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Attachment 6 Aldi Food Market (Proj. 09-14) Maplewood Engineering Comments 7-20-09 Page 1 of 4 EnQineerinQ Plan Review PROJECT: PROJECT NO: COMMENTS BY: Aldi Food Market 09-14 Steve Kummer, P.E. - Staff Engineer REVIEWERS: John DuCharme - Senior Technician /Inspector DATE: 7 -20-09 PLAN SET: Owner's Review dated 4-21-09 COMPS: Storm Water Management Report for: Maplewood Retail Facility No. 84 Aldi Inc. Dated June 2009 Aldi Inc. is proposing to build a 16,619 square foot grocery store with accompanying 70-space parking lot near the northeast corner of the intersection of Radatz Avenue and White Bear Avenue.. Currently, storm water runoff flows to an existing ponding/infiltration basin positioned on the north side of the site. The ponding area also handles and treats runoff from the Premier Bank site to the north. As part of this site development proposal, the existing pond will be filled in and storm water treatment and infiltration handled through a Stormtech underground storm water treatment system. The proposed discharge point for all drainage is to the existing Beam Avenue trunk sewer, which flows to the west into Markham Pond. Access to the site is proposed at two points: One right-in/right-out off White Bear Avenue just north of the existing Batteries Plus property and a full access point to Radatz Avenue just east of the driveway entry point to the Batteries plus off Radatz Avenue. The applicant proposes connecting to an existing sanitary sewer manhole in White Bear Avenue with a 6-inch service. Water service to the site is proposed to be a 6-inch combined auto-fire and domestic water service connected into the water main within Radatz Avenue. The new water service will require a wettap into an existing water main and a cut in the street to accomplish the new connection. Hydroloqy. Pondinq and Storm Sewer System 1. Applicant shall utilize the storm events as prescribed by the RWMWD (i.e. the 2-year/24- hr at 2.8 inches, the 10-year at 4.2 inches and 100-year at 6.0 inches). 2. The applicant shall contact the City a minimum of 72 hours in advance of any construction activities related to the Storm Tech system. Permeability testing of the soils underlying the system shall be conducted and submitted the City and Watershed for Attachment 6 Aldi Food Market (Proj. 09-14) Maplewood Engineering Comments 7-20-09 Page 2 of 4 review. The applicant shall provide alternative plans and corrective steps in the event that the Storm Tech system does not function properly once installed. 3. Install sump structure prior to entry into storm tech system to help capture solids and floatable trash prior to entry into the system. Orainaqe 1. The applicant shall provide appropriate drainage and utility easements for storm drainage facilities (including any overland flow conveyances) that will convey flows to and from the Premier Bank properly. 2. The applicant shall enter into an agreement with the owner of the Premier Bank property regarding maintenance of storm water facilities and allowances for drainage to and from the Premier Bank property. Agreement shall specifically address maintenance on the Storm Tech system. Any previous storrn water maintenance agreements between the City and the property owners shall be addressed within the new agreement. 3. The applicant show proposed roof drainage points on the plan. Gradinq and Geometrics 1. Applicant shall grade a 5-foot maximum 2% flat bench off the north side of the building with positive drainage away from the building. 2. Construction of the new retaining wall along the Batteries Plus property line as shown on the proposed plans will not be possible without temporary and permanent encroachment on the property. Applicant shall revise retaining wall layout and location such that any permanent structural elements of the wall (including the zone of engineered fill behind the wall) do not encroach on private property. 3. All retaining walls over 4 feet in height shall have engineered plans and design submitted to the City prior to construction. Plans shall be reviewed by the building and engineering departments. 4. The sidewalk along White Bear Avenue shall be constructed to a uniform width of 6 feet and shall have a maximum 2% cross slope along the entire length, including through the White Bear Avenue driveway cut. 5. The driveway cut from White Bear Avenue shall be a maximum 4% slope for a minimum of 20 feet from the gutter line of White Bear Avenue. The sidewalk crossing through the entry shall be a maximum 2% slope. 6. The driveway cut from Radatz Avenue shall be constructed and graded with a 6-foot section of the cut at a 2% maximum cross slope to accommodate a future concrete sidewalk with a 4-foot boulevard. The driveway cut shall include a center median restricting southbound left turns onto Radatz Avenue from the Aldi site. Attachment 6 Aldi Food Market (Proj. 09-14) Maplewood Engineering Comments 7-20-09 Page 3 of 4 7. The applicant shall coordinate with Ramsey County Public Works and their designated engineering consultant Kimley-Horn and Associates on the proposed access points to White Bear Avenue. As well, the applicant shall coordinate and supply any necessary information to Ramsey County Public Works regarding any proposed improvements to the intersection of White Bear Avenue and Radatz Street that may be done as part of the 2010 White Bear Avenue improvements. 8. Truncated dome handicap ramps shall be installed at all sidewalk interfaces with driveway curb cuts. 9. The applicant shall revise the sidewalk along the west side of the site such that it does not encroach on the northwest corner of the property. If the applicant chooses to leave the walk in place, then the applicant shall provide additional easement for the walk. 10. The applicant shall indicate how snow storage and removal will be handled on the site. If not stored on site, the applicant shall indicate how snow removed from the site will be handled. Construction Site Sediment and Erosion Control Plan / SWPPP 1. The existing infiltration basin shall be utilized as a temporary sedimentation basin. Provide inlet protection around structure A-1 as well as biologs to property filter runoff and prevent erosion of silt into the storm sewer structure. 2. Locations of onsite storage of topsoil, backfill and borrow material shall be shown on the SWPPP. The plans shall also indicate the methods of erosion and sediment protection on slopes and stockpiles (i.e. seed/blanket, silt fence, straw wattles, etc.) 3. The project plans shall identify the locations for equipment/material storage, debris stockpiles, vehicle/equipment maintenance, fueling, and washing areas. The plans also must show the contain area and specify that all materials stored on site shall have proper enclosures and/or coverings. 4. Identify (on the plans) the quantity of materials that the contractor will be importing to or exporting from the site (cu-yd) along with site cut and fill quantities. 5. The project plans or their details shall describe the measures (e.g... temporary sediment basin, etc) the contractor will use during the rough grading process to intercept and detain sediment-laden run-off to allow the sediment to settle. They also must describe how the contractor will dewater the settled storm water and how it will be introduced to the public drainage system. 6. The erosion and sediment control plans should refer to Maplewood Plate NO.350 for approved methods of erosion and sediment control. Attachment 6 Aldi Food Market (Proj. 09-14) Maplewood Engineering Comments 7-20-09 Page 4 of 4 7. The applicant shall indicate on the plans that construction traffic is to utilize White Bear Avenue for entry. No construction traffic is allowed on Radatz or through the Premier Bank parking lot. These entry points shall be barricaded. Utilities 1. The applicant shall show the location of the fire department connection from the building. 2. The applicant shall obtain a temporary construction easement for the water main along the east property line and the sewer service construction along the north property line. Applicant, as necessary, shall obtain easements for future maintenance of these lines. Width of the easement shall be dictated by the proposed depth of the utility based on a 1: 1 trench sideslope plus 2 feet. 3. The applicant shall install a new 6-inch sewer service. No Fernco or equivalent couplings are allowed to be installed on the new line. Connection to existing sanitary manhole shall be via core-and-bore with a water tight Kor-n-Seal boot connection. 4. The applicant shall submit plans for review to Saint Paul Regional Water Services. Applicant shall copy the City on any approvals or plan reviews. Aqency Submittals and Permittinq 1. The owner and project engineer shall get all necessary permits and shall satisfy the requirements of all permitting agencies. These may include the Watershed, St. Paul Water Utility, and Department of Health (water main). The City shall be copied on the NPDES permit submittal and receipt of construction permit from the MPCA. 2. The applicant shall satisfy all City department requirements prior to construction. Miscellaneous 1. The Owner shall provide 125% cash escrow or letter of credit on the proposed improvements to the Storm Tech system. 2. The developer shall enter into a Maintenance Agreement with the City of Maplewood for the maintenance of the Storm Tech system. Attachment 7 MEMORANDUM TO: FROM: SUBJECT: DATE: Michael Martin, AICP, Planner Shann Finwall, AICP, Environmental Planner Aldi Grocery Store Development Review 2836 White Bear Avenue/1985 Radatz Avenue July 17, 2009 I have reviewed the proposed Aldi Grocery Store development plans and have the following comments: 1. Tree Preservation: Donald Regan owns the two vacant lots proposed for development of the Aldi Grocery Store. Mr. Regan is the president and owner of Premier Bank, located to the north of the two vacant lots. In 2007 Mr. Regan purchased the properties to the south of the bank and removed the existing single family homes and graded both sites in preparation of the bank's expansion. The two vacant lots were used for temporary construction and employee parking during the bank's second story addition and parking lot expansion, which was complete last year. As part of the grading work Mr. Regan removed several significant trees on the two vacant lots. On October 26,2007, Mr. Regan entered into an agreement with the city which states that he will replace the significant trees removed per the city's tree preservation ordinance as part of the future development of the three lots (Premier Sank and two vacant lots). To comply with the agreement, Mr. Regan was required to plant 22 deciduous trees (at least 2.5 caliper inches in size), 19 evergreen trees (at least 6 feet in height, which equals a 2 caliper inch size tree), and 30 red twig dogwood shrubs (at least NO.2 potted shrubs) as part of the city's approval of the bank expansion. Since that time all 22 deciduous trees and 30 shrubs have been planted on the two vacant lots. Unfortunately those trees and shrubs will now be removed with the development of Aldi Grocery Store. To comply with the required tree replacement agreement, Mr. Regan and/or the applicant for Aldi must plant all above-mentioned trees and shrubs on the Aldi site, or pay into the city's tree preservation fund. In addition to removal of the new trees, the development of the site will also remove three mature significant trees (total of 61 caliper inches). These trees must be replaced based on the city's tree replacement calculation, which requires replacement of 10 caliper inches of trees (based on overall number of trees on the site versus the number of trees removed). This adds an additional 4 trees to be replaced on the site (10 caliper inch trees divided by at least a 2.5- inch replacement tree equals 4 new trees). With this addition, overall tree replacement required on the site is 41 trees (103 caliper inches overall) and 30 shrubs. 1 Attachment 7 2. Landscaping: The proposed landscape plan calls for the planting of 11 ornamental trees (2 caliper inches in size), 33 evergreens (6 to 7 feet in height), and 53 shrubs (Nos. 3 and 5 potted shrubs). This equals 66 caliper inches of replacement trees, which is 42 caliper inches (or 17 - 2.5 caliper inch trees) short of the required tree replacement. I will identify several areas where the remaining trees can be planted in the sections below. In addition to this, I would recommend that the applicant submit a revised landscape plan which reflects the following: . a. An additional 42 caliper inches of replacement trees to be planted on the site. Alternatively, the applicant can convert the remaining trees to a dollar amount that will go to the Maplewood Tree Fund. b. The spring snow crab trees proposed along White Bear Avenue should be changed to a deciduous tree, such as maple trees. c. An additional shrub bed should be planted on the south side of the White Bear Avenue driveway to match the shrub bed proposed on the north side. d. If room allows, all evergreen trees proposed on the east side of the property, adjacent the residential properly, should be black hills spruce rather than the proposed Fat Albert spruce, techny arborvitaes, and blue junipers. e. Addition of trees or shrubs adjacent Radatz Avenue, in front of the parking lot. f. Addition of trees or shrubs adjacent the commercial property to the west (Batteries Plus), if parking lot configuration remains the same (see recommendation 3.a. below). 3. Screening: City code requires that a commercial property have a 20-foot screening buffer from a residential property. Aldi's Grocery Store will be developed next to a residential properly on the east side of the site, along Radatz Avenue. The parking lot is proposed to be setback the required 20 feet from the residential property line, however screening within this area seems to be lacking. The retaining wall proposed along the east side of the parking lot ranges in height from 2 feet up to 14 feet and will be constructed 15 feet from the residential property line. This limits the amount of space for landscaping within the required buffer. I would recommend the following changes to the buffer: a. The plan shows approximately 35 feet from the proposed Radatz Street parking lot to the commercial property to the west (Batteries Plus). To create additional buffer to the residential property to the east, the applicant may want to consider shifting this parking lot to the west, closer to the commercial properly. b. If room permits, a staggered row of black hills spruce should be planted along the "entire" eastern properly line, adjacent the residential properly. 2 Attachment 7 3. Parking: The applicant is proposing 83 parking stalls which will each be 10 feet wide by 18 feet deep. The number and size are required by code. This design leads to little green space on the site. I would recommend the following changes to the parking lot iffeasible: a. The applicant may want to consider applying for a variance for reduced parking stall size. This will decrease the amount of impervious surface area, making room for additional green space and required tree replacement planting. b. The applicant may want to consider applying for a special council agreement to allow for a reduced number of parking stalls. This could be accomplished by showing proof of parking or entering into a shared parking agreement with Batteries Plus of Premier Bank. This will decrease the amount of impervious surface area, making room for additional green space and required tree replacement planting. 4. Lighting: The city's lighting code requires a maximum of .4 foot candles of illumination at all property lines. The photometrics plan submitted shows an excess of foot candle illumination along the south property lines (adjacent Radatz Avenue and Batteries Plus). The applicant should submit a revised photometrics plan which shows the following: a. Light illumination at all property lines does not exceed .4 foot candles. P:\com dev\sec2N\Aldi\deptreview\shannfinwallreview 3 Attachment 8 Department of Public Works Kenneth G. Haider, P.E., DJrectorand County EngJneer RAMSEY COUNlY 1425 Paul Kirkwold Drive Arden Hills, MN 55112.3933. (651) 266.7100. Fax (651) 266-7110 E-mail: Public.Works@co.ramsey.mn.Qs July 20, 2009 Michael Martin Planner, City of MaplewooO 1830 County Road BEast Maplewood, MN 55109 REZONING/CaMP PLAN AMENDMENT FOR ALDI'S GROCERY STORE, NORTHEAST QUADRANT OF RADATZ AVENUE AND WHITE BEAR AVENUE (RAMSEY COUNTY STATE AID HIGHWAY [CSAH] 65) Dear Mr. Martin: We have revieWed the plan and information you sent regarding the proposed Aidi's grocery store in the northeast quadrant of White Bear Avenue and Radatz Avenue and have the following comments: }o Our records indicate that the existing right of way of White Bear Avenue is 49.5 feet on either side of centerline. We request dedication of an additional 1 O.foot wide right of WaY strip along the White Bear Avenue frontage, }o The plans show a new, right4n1right.out access point approximately 150 feet north of Radatz Avenue, One goal of the planned reconstruction of White Bear AvenUe is to Pring access into closer conformance with MN/DOT standards, which for an urban minor arterial would allow acceSs at 660- foot spacing. We suggest managing access by combining the Aldi's driveway with the Premier Bank access, If this is not feasible, we suggest a location north onhat shown in the plans. Ramsey County . mustapprove theJocation of access to White Bear Avenue and we are committed to working with the City and developer to find an acceptable solution. }o The 30400t Width shown for the driveway In the plan is acceptable, if access must be provided in a new location, In addition to the R3-5R, "RiGHT TURN ONLY" sign shown on the plan, an R1-1, "STOP' sign will be required a!the exit }o The plans show a rock construction access. If acceSs could be com;olidated with the Premier Bank access, we would aitowa separate temporary construction access in another location to segregate construction and customer traffic. }o All access and utility work in County right of way requires apermitConh;lct Dennis Hagle, 651-266c 7186 for permit forms and information. ;. Post-developmentstormwater rates and volumes floWing to County right of way must not exceed pre- development rates or volume. ;. The timing olthe construction of the store is nolclear. BecaUse White Bear Avenue will be reconstructed In201 0, coordination of work will be important If Aldi's plans construction prior to the White Bear Avenue project, scime modifications II) the driveway plan may be desirable. We wlli work with the developer to determine how best to deal With coordination ofthe projects. Project Engineer Jerry Auge is theCounty'scontactfor coordination. Jerry can be reached at 651-266_7117 (offiCe) or 651"248_6708 (mobile). If you have questions or comments, please contact meat 651-266-7114 or by ecmail at ioseoh ,Iuxavco.ramsev, mn. us. ~Sin rely, X~ eph Lux ' Planning Spe<::iaJist C: ChUCK Ahl, Maplewbod city Engineer Erin Laberee, County Traffic Engineer Jerry Auge, Project Manager, White Bear Avenue Minnesota's First Home Rule County printed lln'recydr.dpBpf;rwltll a mmin\!llllrif JO%po5beon30lnetC{>rileni, .~ -....... _....~. -.... '_?i' h""'f? Attachment 9 -~~-~~ ~~~ ..~~~ .-.= Premier Banks Maplewood 2866 WHITE BEAR AVENUE' MAPLEWOOD,MINNESOTA 55109-1384 . PHONE 651-777-7700' FAX 651.777-3761 . www.premierbanks.com July 24,2009 Michael Martin City of Maplewood Office of Community Development 1830 Country Road BEast Maplewood, MN 55109 Dear Mr. Martin: This memo is in response to the City's request for our opinion on the proposed Aldi grocery store at 2836 White Bear Avenue and 1985 Radatz Avenue, Maplewood. Premier Bank is in favor of the AIdi, Inc. proposal. We believe that an AIdi grocery store would make a great addition to the neighborhood. It would provide a nice transition to the residential areas near the site. It would provide a nice grocery shopping option for the residents of Maplewood - a smaller inexpensive shopping ogtion as opposed to the big box options south on White Bear Avenue at Gervais and 11'. ' The exterior presentation of the AIdi building is an attractive ad,qition to the block anchored by our expanded building. It would also fill in an empty lot in the City, providing a nice addition to the real estate tax roll and the City's image. Access on Radatz and White Bear Avenue malces the development attractive, too, easing White Bear Avenue trafiic congestion for the site. President and CEO ~ EDIC MAPLEWOOD . OSSEO . ROSEVILLE . WHITE BEAR LAKE . BLAINE WAL*MARTo . WOOPBURY WAL*MARTo . HUGO "Gl- """ Attachment 10 July 30, 2009 Community Development Department City of Maple wood 1830 County Road BEast Maplewood, MN 55109 Re: AId, Inc.: Comprehensive Plan Amendment and Rezoning Application To Whom It May Concern, This memo is in response to the City's request for our opinion on the proposed AIdi grocery store at 2836 White Bear Avenue and 1985 Radatz Avenue. Premier Banks is in favor of the Aldi, Inc. Proposal. We believe that an AIdi grocery store would make a great addition to the neighborhood. It would provide a nice transition to the residential areas near the site. It would provide a nice grocery shopping option for the residents of Maple wood - a smaller inexpensive shopping oEtion as opposed to the big box options south on White Bear Avenue at Gervais and 11 . The exterior presentation of the AIdi building is an attractive addition to the block anchored by our new building. It would also fill in an empty lot in the City, providing a nice addition to the real estate tax roll and the City's image. Access on Radatz and White Bear Avenue makes the development attractive, too, easing White Bear Avenue traffic congestion for the site. Your consideration is appreciated. Sincerely, Katie J. Nath Premier Bank Attachment 11 July 31, 2009 Communily DevelQflment Department Cily of Maple wood 1830 County Road BEast Maplewood, MN 55109 Re: Aldi, Inc.: Comprehensive Plan Amendment and Rezoning Application To Whom It May Concern, Please keep in mind the following comments as you consider the proposed Comp Plan Amendment and Rezoning Application from A1di, Inc. A1di, Inc. has succeeded in creating a unique niche in the grocery business. They provide high qualily foods at economical prices, providing every day value, which historically, bas been well received by the localtnaIkelplace, I'd encourage those persons not fiuuiliar with the Aldi brand to visit their new store on Ruth St. and 1-94 in St. Panl to get a taste of the Aldi philosophy first band. What you'll find is a smarter approach to grocery retalling. With respect to the appearance of the proposed White Bear Avenue store, as a condition in the purchase agreement betWeen the buyer and seller, the sener has negotiated the requirement of the highest in design qualily standmds, including upgraded building materials, landscaping, and screening requirements exceeding those required by City Ordinance. The landscape plan, in addition to presenting a delightful look and feet, is designed to provide a naturlll buffer between properties, Also addressed in the pnrchase agreement was the flow of traffic and access points. As a condition, Premier Bank bas executed an access easement, granting the applicant the right to pass through the bank parking lot from Bearn Avenue to the store. Grocery customers will utilize the stop light controlled intersection at White Bear and Beam Avenues, thereby diverting traffic off of Radatz Avenue and creating safer driving conditions in the vicinily. . In additinn to my previous comments on the popularily of the Aldi business model, 1 believe the proposed project and preceding Comprehensive Plan Update!Rezoning wilt provide the neighborhood and City of Maplewood with an increased tax base, job growth, and attractive economic development. The proposed grocery store fits well with surrounding properties and the White Bear Avenue corridor. Sincerely, Daniel O. Regan . . . ..._.._._.......-.-_....~--- . .. .."-.,'-.-----.-. . .. .. .. - . ._ .._______ ___m.._. _ ..._..... _ __ Attachment 12 Radatz is a residential road and should not be used as a main entrance/exit to a grocery store, nor should it be used as a truck route. Increased foot traffic on Radatz would not be advisable as there are no sidewalks! Our already overtaxed property does not need the added cost of sidewalks being installed. No sidewalks and increased foot traffic seems to be an accident waiting to happen. We believe that the lot on Radatz, that Aldi's wishes to use as the exit/entrance, should not be rezoned to accommodate this, but should instead be used as a sound/visual buffer between the store and the neighborhood. Laura & Geoffrey Bull Attachment 13 Mr. Michael Martin AICP-Planner, City of Maplewood, Office of Community Development, 1830 County Road BEast, Maplewood, MN 55109, USA July 29, 2009 Subject: Rezoning and commercial development of 1985 Radatz Avenue and related properties Dear Mr. Martin, We are dismayed and deeply concerned about the proposal to rezone the residential property at 1985 Radatz Avenue, Maplewood, MN 55109, and the proposed construction of a grocery chain store at this location and its neighboring property at 2836 White Bear Avenue. This proposal is a major attack on our privacy, security and safety, on the bio-environment of our neighborhood, and a plan to completely destroy a part of our property at 1995 Radatz A venue and significantly reduce its market value. Moreover, we submit that there are major misrepresentations in the attaclunents depicting the 1985 Radatz Avenue parcel, that were enclosed with your mail to us. We presume these attachments were prepared by representatives of Premier Banks and Aldi Inc.. We strongly urge that this proposal be rejected outright, and should not be considered, even with major modllcatiol1B, for further action. In the rest of this letter, we elaborate on the remarks made above. We urge you to carefully cOl1Bider all the issues we describe below, all of which can be verified as factual and true. As one of the nearest neighbors to the property that is up for rezoning, we hope that our extremely strong objection to the proposed course of action would be given due weightage. Since it is not clear which parts of the proposed development came from which of the interested parties, we presume this is a joint proposal by representatives of 1 Premier Banks and Aldi Inc. in the rest of this letter. The reaBons for our objection to the rezoning and commercIal development are listed below: 1. Direct invasion on the privacy of neighboring properties: We refer to the enclosed atta<:hment A for this, which is an aerial photo- graph of the neighborhood of Radatz Avenue and White Bear Avenue crossing. Note that the proposed grocery directly looks into the bed- room, bathroom, living room and kitchen windows of 1995 Radatz A v- enue, the bedroom, bathroom and kitchen windows of 2003 and 2015 Radatz Avenue, IlJld the bedroom and living room windows of 1976, 1984 and 1990 Radatz Avenue. We, at 1995 Radatz Avenue, are at the most vulnerable spot, and if this project is approved, our lives would be like living on the parking lot of a mall. The distance from this pro- posed grocery store to our bedrooms and bathrooms is less than 200 yards and from its proposed parking lot is less than 50 yards, and we are by no means prepared or inclined to live a "reality show" life under the gaze of Aldi Inc staff and clientele. We believe our neighbors are also not amused by this gross invasion on their privacy. Attachment B is another view of this neighborhood, and shows clearly what a gross violation of privacy and cIvility this proposal represents. 2. Noise, traffic, safety and security issues: Let me correct the mis- comprehension, if any, of Maplewood cIty, Premier Banks and Aldi Inc and their owners that just because the neighborhood under considera,- tion is close to Maplewood Mall and a major thoroughfare, we are less concerned abont noise and environmental pollution, traffic and other safety issues, and security issues surrounding our neighborhood. The reality is that till the owners of Premier Banks bought up the proper- ties at 2836 White Bear Avenue and 1985 Radatz Avenue a few months back, this neighborhood was protected from traffic noise and air pol- lution, and was a very safe neighborhood for children, senior citizens and others. We were shielded from the glare of high-wattage lights and 2 constant noise and air pollution by the heavily wooded yards of 2836 White Bear A venue and 1985 Radatz A venue, and the thick green cover at the northern end of the properties at 1995, 2003 and 2015 Radatz A venue. Premier Banks has since then completely razed to ground some 70-100 trees, and has exposed our neighborhood to extreme pol- lution and security concerns. The estimate of the number of trees razed down in this mayhem by Premier Banks is estimated from the aerial view given in attachment A, and from the current barren landscape that these properties represent. In the proposal at hand, they plan to take their invasion into our lives a step further, and convert a residential neighborhood with very young children and senior citizens to a parking lot and grocery with associ- ated constant traffic, noise, extreme emissions, laying over of 18-wheeler trucks, constant glare from parking lot lights and promotional cam- palgns, and eventual gun crimes, littering and traffic accidents. We urge you to keep a nice American residential neighborhood the way it is, instead of converting it to a filthy outskirt of a German grocery chain. We at 1995 Radatz Avenue very much doubt whether we would any longer be able to live in our house with a constant stream of cars and trucks coming in and out of a parking lot that is proposed at less than 50 yards from our house. We shall certainly suffer physical prob- lems, mental health issues and other damages from being subjected to the torture of constant noise, pollution, lights in our bedroom, and the occasional murder, robbery and housebreaking that aJ.'e all part and parcel of the proposed rezoning. 3. Significant decrease in property values: A study on how property values are affected by the kind of rezoning and commercial construction, as has been proposed in the present context, reveals that there is always, without fail, a 15 - 80% decrease in property values. In some cases, a decrease of about $200,000 has been reported. Based on estimates from reports on evaluation of similar construction proposals in several 3 neighborhoods around the country, we think that the value of properties in this entire neighborhood will go down by 15 ~ 20%, with perhaps that of 1995 Radatz Avenue going down by almost 50 - 70%. We have already been hit hard and have aJready suffered an estimated $50,000 in market value of 1995 Radatz Avenue. Maplewood city should not connive with Premier Barll{s to make us homeless and destitute by destroying our remaining property value. This is especially important, in the context of the misrepresentation of the features of 1985 Radatz A venue as given in the rezoning proposal of Premier Banks and Aldi Inc. We discuss this point in the next item. 4. Misrepresentation of 1985 Radatz Avenue property: We refer to the "Land Use Plan" , which we also annotate and include with this letter as attachment C, for this. This presents the entire parcel of 1985 Radatz A venue as a piece of land with uniform properties in all its parts, which is not true. In reality, the northern third of 1985 Radatz Avenue is a pond, that does not go dry even in very severe summer and drought conditions. This pond had been created by enhancing and converting a natural depression in the ground. The entire northern half of 1995 Radatz Avenue, the northern third of 2003 and 2015 Radatz Avenue, and parts of the premises of Premier Banl<s along Beam av- enue have a natural gradient, and the body of water in question forms a reservoir that drains this entire region, and acts as an excess rainwater reserve, source for groundwater, and a tiny natural biosphere in that neighborhood. It's storage capacities were greatly enhanced, when Pre- mier Banks decided to raze the trees in the eastern part of its property at 2866 White Bear Avenue and changed the landscape there, and it holds up to several hundred gallons of water. It occasionally overflows in spring, during the melting of the winter ice. The rezoning and grocery construction proposal at hand completely ignores the presence of this body of water, and the huge problem of what to do with the drainage issue and groundwater control issue. The 4 current proposal is a scheme by the owners of Premier Banks and Aldi !nc to destroy the northern third of our property. Once the grocery is constructed, the excess groundwater will have nowhere to go but create a bog on the northern third of 1995 Radatz Avenue, which will eventually be a breeding ground for pathogens and disease carriers, and not fit for man or beast to live in. At least 13 thriving trees that are in this northern third will die if this bog is created. This bog will be a source of disease and ill health of all in the neighborhood. We object, in the strongest possible terms, to this planned destruction of our property, and this plan to render us sick 8J1d miserable. We will also hold Maplewood city, Premier Banks and Aldi Inc. legally liable for damaging our property, and for maldng US physically and mentally unhealthy, if this proposal is carried out. Other misrepresentations in the attachments provided by the repre- sentatives of Premier Banks and Aldi Inc. include outrageous claims like "... expand property tax base, conserve property values, increase jobs, and provide desirable services" , none of which are true. Whatever Maplewood city stands to gain in by taxing the land use by Aldi Inc. would be overwhelmingly negated by the loss of property taxes from the neighboring residential lots; residents who are unwjlling to stand this outrageous construction will foreclose or abandon their properties and certainly boycott Premier Banks and Aldi Inc.; two groceries (Rain- bow and Cub Foods), several small businesses, one large warehouse chain-store (Costco) are within one mile of the proposed Aldi location, so another chain-grocery serves no purpose. All the aforementioned stores will stand to lose and the smaller stores will be forced to go out of business, which would lead to significant job loss in Maplewood. May I also remind Maplewood city that apart from Premier Banlcs, there are other banl<s doing businesses in Maplewood, that would suf- fer immense loss from foreclosures and abandonment of properties that they have interest in. For example, TCF Bank is a mortgagee of 1995 5 Radatz A venue, and would stand to suffer a huge loss if 1995 Radatz Avenue goes further down in property value. Many of the neighboring properties are heavily mortgaged, and cannot withstand a further as- sault on the value of their properties. Maplewood city would stand to lose further, in terms of extra policing needs and legal costs, arising if this plan ,.ezoning and construction is carried out. 5. Environmental and biospheric damage: I have mentioned earlier about the very significant environmental damage Premier Banks caused by eliminating 70 - 100 trees from this neighborhood. In continuation with the previous item about the body of water that does not even find a mention in Premier Banlc's and Aldi lnc's proposal, here I will only stress on the potential environmental damage that will result from building over this pond. Earlier, when 2836 White Bear Avenue, 1985 Radatz Avenue and the eastern half of 2866 White Bear Avenne had extensive tree cover, our neighborhood was an ideal environment for fostering and growing Min- nesota native plants and for attracting sma]] animals. Attachment A bears evidence of this. These local and native Minnesota species not only greatly enhanced our life and made Maplewood a great city to live in, they also provided the biospheric balance which is so crucial to small urban wooded regions. Once Premier Banks reduced -everything to dust, many of these native species died or moved away. Fortu- nately, over time, a new variety of Minnesota native flora and small fauna started thriving around the water-body that currently forms the northern third of 1985 Radatz Avenue. We cannot overstate the im- portance of preserving the tiny biospheric reserves in urban regions, which are responsible in many ways in preserving the natural balance and qnality of life of a city's residents. While the small, native Min- nesotan and often unattractive plants and small animals supported in such biospheric reserves are not sexy and politically expedient as, for example, the giant panda is for China, they are nevertheless crucial 6 for the well-being of residents of Maplewood. Preservation of 1995 Rar datz Avenue is crucial, but preservation of this small body of water is critical. We hope you will give very careful consideration to the facts that we have stated above, verify them as many of these are verifiable easily, and reject the rezoning and new construction proposal outright. We are not against the financial success of Premier Banks or Aldi Inc, or new developments in Maplewood city. In fact, as professional economist and statistician, my wife (Baishali Bakshi) and I are willing to offer our services pro bono to Maplewood city to find alternative locations for AIdi Inc to establish its grocery. We also recommend that Maplewood city purchase 2836 White Bear Avenue and 1985 Radatz Avenue from Premier Banks at cost-price, re-forest it with Minnesota native trees and shrubs, and convert it to a small urban biospheric reserve. At a time when people are giving increasing thought to the environment and are converting their backyards into habitat for local wildlife by taking simple eco-conscious steps, it is indeed absurd to destroy rare natural urban oases like parts of Maplewood just to build another generic grocery store. A few other proposais, which we deem to be "must have" if this plan is passed despite our most stringent opposition, is given in attachment D. We hope, again, you will consider our most strong opposition to the plan of rezoning and commercial construction in our backyard, and .reject this plan outright. Sincerely, Singdhansu B. Chatterjee ~ ~I'~ 1995 Radatz Avenue, Maplewood, MN 55109, USA. 7 .. " . "" """" ..--..........--. .--.. .. ATTA-GH M~\ .-A - TlA.I.. (lk~ ~ WJj b'kJI. ~ ~~~l. "'. . :; ~\~ I '''t\..~ ^,""" W\\",~&....~ 4 J'V~ MAA~..~~ R ..m .,oil>' . : ~ ' " 'f :~-1t. - , 'ffl ~ '~~ I,... I',' .. ..~ ii-~ ~ Ff , !i ~g 4;{ .p 51" - t~J: -' ' r~ IIf , 11,',1 _ :!i i~ i I.. I' f Il · it ", , r~ , c. . !",,~ ~~ ,~i~!~~~~~~rporationl' ' @ 2009 NAmQ~>'" @ AND., : . ... ... _. ,,._,,.. ",. . - : - . "; ._~,~L '. I '.~"-'..'.'~: ''';-'' .:.:. ....: :~" -.r""-:" -,"~."..;' <.:~.~,,,,.,.':'~'~::t~- "';.-,_'_-:r:_c~_,.:::_,._t". _~{;"~_;,_:<,':_",,~,,,~:,':';:':c_~~~~~:.J~~ ~ _ 1 _ ~ - -: J .-- Pt 11 A-Ct+M€- Nl g ~-... Tltu. Mo~ ~~ J\~~ (}~b-k ~(1 1~ Like k,J~ \f)~I4'~ M'"t'lAf. ~ "d ~ 1 I I J J\W~J ~VJ, Tk rM.k:'j (M- ;; ~ ~ !1n if ~ ~ ~ ~~~ Ak {Q'16 WoJe IMt-e. I ~ 1l/k1 ~ ~ tt (Jwl Pj ~ itl ~ ~-'\'t\1#~ ~ .-.----- 10\ \ r- ,2 'w ~ ::J;:. u <t \-' \- <t ~ , ~,I ..-m ..~! h:~ Il~ ' ..~ ~ __ l ::::J- ~ I Iii Jiil :'> i'! ~ .. :s!1 S Il!;l ;", ~ [iii ....r 1> ~lfU ~ if fl~~ j;! " d I', e II'~' !Ill ~ _V!h, " ~nN~^11 ~11~8 ~lIHM - < I ~ I '" :5 '" ji_ !1!!1 ~ i ! " d,lii t!~. ~ llo,j e <I [ j ~ iJ fi ~ ~ I ! , ~~ ffi~ to ~m ~S .< ." -.;~ ~~ ~2 ih .'" ~; ~8 .= ~' _0 N~ ; ~i!1 I , Ilh II 0;' .~ , I I r : -.J ~ ~j r Attachment D In this attachment, we present a list of amendments that should be con- sidered, in case Maplewood city is determined to establish a Aldi Inc. gro- cery store at the residential lot at 1985 Radatz Avenue despite our strin- gent protests. We want to make it cleax that incorporating these and other amendments in the proposal will not diminish legal and moral responsibili- ties of Maplewood city and the owners and representatives of Premier Banks and Aldi Inc., for invasion on privacy, destruction of residential property and the bio-environment, and damage to physical and mental health of residents in the neighborhood of 1985 Radatz Avenue. Maplewood city should expect stringent opposition to any commercial construction and destruction of urban biospheric reserves from local residents, banks and other businesses who have mortgagee interests in the neighborhood, environmental groups and others. Proposed list of amendments: 1. The small body of water in the northern third of 1985 Radatz Avenue, with a 20 yaxd border alongside it, should be left untouched. 2. A 12 foot high brick wall has to be constructed, at least 30 yaxds away from the boundary of 1985-1995 Radatz Avenue properties, inside 1985 Radatz A venue, to safeguaxd the residential neighborhood from the proposed grocery store. The intervening 30 yards should be planted with Minnesota native trees and shrubs, with those closest to the wall being at least 50 feet high. The brick wall should be extended to close off all access to 1985 Radatz Avenue from Radatz Avenue and more shrubs planted besides it along Radatz Avenue. It should also skirt the western edge ofthe body of water in the northern third of 1985 Radatz Avenue, so as not to enclose it in Alill Inc.'s premises. An illustration of such an wall is given in attachment E. 3. Maplewood city, Premier Banks, and Alill Inc. should finance noise and pollution reducing window replacements and other uecessary struc- 1 tural changes to all residential houses in this neighborhood. The re- placements should be carried out entirely based on the wishes of the residential property owners, with no limitations imposed by Premier Banks, and Aldi Inc.. This is necessary in view of the extreme noise and air pollution that we in the neighborhood must face if this grocery is constructed. 4. A fund of $100,000 be set up by Maplewood City, Premier Banks and AId! Inc. for maintenence of the brick wall, the trees and shrubs en- closing it, the small body of water, and for cleaning and repairing any littering or damage to the 1995 Radatz Avenue property that AId! lnc's employees or clients may cause. This fund should be inflation and cost- of-purpose adjusted, with further financial commitment from Premier Banks and Aldi Inc. The fund should not be invested with roW financial body associated with Premier Banks or AId! lnc.. 5. A written commitment from Maplewood city that AIdi Inc. and Pre- mier Banks would be prosecuted for every violation of noise, pollution and safety norms in a residential neighborhood resulting from their businesses. 6. A restructuring of the premises of Premier Banks at 2866 White Beax A venue to bulld another water reservoir to contain the drainage prob- lems that will result from construction of a grocery and paxking lot over residential lot. This groundwater has no place to go and will cause damage to neighboring properties, and we propose a reservoir of at least 90000 cubit feet be created by converting the paxldng lot or other parts of 2866 W. B. Avenue to accommodate it. The part just north of 1995 Radatz Avenue, or along White Beax Avenue, axe quite suitable for establishing such a groundwater reservoir. 2 ~ 14~ \- " U\ ~ :,' ::t: '-..l ..ok. r f-' . -<.t: c-,!l! i! Ii =' ." ,,"" . I" ,,~ <::>111':!!- c.:::::J !.Ii f !.! ~! i!~i:IRll O!! I ~ ~ '! 1-1 ~ i ...<' '" A 1l! ~ I '" 1\ 'j \\\.. n U' ...._ U , i~1 li~1 b~~ ;!~ I '.g ! m g i!1 ~~ ~"I ~~I .~ ~ ----;)- -----~- 3nN3A", ~"'38 31lHM ~ ~ IT ----------- ! '" .., "" lO\, '" WI '"' !il j . ~ ~ Ii , , , l.\..t61\1 ~ 'I' "! , .!.! ." I : , Ij1l r Jill! it I \ ~ ! III I !lill!",I! i .jl i!Iid I!! ~l ~ i D i i '! P'li I [I I i I II I I I j I I I i: III I I I I I I I J J ]: ~ L>I gJ 1 I ! ~ ~ ~ ~ ~ ~ ~ il i -r _B I!. J j j 11111/: II i II ..... .... Q !,.... I ~ ~ ~~ :x ~4 ~ ~~] 1 ~~-f 1\1 ': 11 - : ~~ ~ ~ ] ~ ::; N J- ~ 1 I ~i!; 11"'.[: II I:~I I. I =~g I I I ~: [ II I i= I I I I I -__-.J L__ I d --------- 1'-- -I Attachment 14 Michael Martin From: Sent: To: Subject: wrohleder@comcast.net Wednesday, July 29, 2009 11 :26 AM Michael Martin Aldi Plan comments July 28, 2009 Michael Martin AICP-Planner City of Maple wood, MN Dear Mr. Martin: Recently we received the proposal to build an AIdi store at 2836 White Bear Avenue. We have many concerns with the placement of an Aldi at this location. The decimation of a primary residential area where many children play is of utmost concern. Placing a large discount type business at this location will promote the deterioration of a family neighborhood. We feel that the increased traffic along Radatz Avenue will negatively impact the neighborhood and surrounding families. School buses stop at the comer of Radatz and Chisholm Avenues and the increased traffic would cause safety concerns for the children coming to and from school and when they are outside playing as well. The proposal discussed store hours and how they will have minimal impact but it does not mention the impact to the neighborhood for service vehicles (garbage pickup) and delivery vehicles (large tractor trailers). Would there be a limitation on when those vehicles could access the store as well? Radatz Avenue is not equipped to handle those types of vehicles, nor is it equipped to handle the extra influx of vehicles for the patrons. We are opposed to adding more commercial property at that location, especially a large one like Aldi. If any other type of commercial business were to be approved for that location, it would be benefit the community to NOT have access via Radatz Avenue. Traffic could easily be routed via White Bear Avenue and along Beam Avenue via the Premier Bank location which is already established for consumer traffic. At the very least, a traffic signal would be required at the intersection of White Bear Avenue and Radatz Avenue, however, we are not proponents of that either as that will increase congestion on Radatz Avenue, again which will negatively impact those living in the resideutial neighborhood raising young children. Therefore, we are not in favor of allowing a large retail store be placed at this location. I thank you for the opportunity to comment and sincerely hope that you will take these comments under advisement. Sincerely, Wendy & John Rohleder 2730 Chisholm Avenue N. St. Paul, MN 55109 1 Attachment 15 LAND USE PLAN CHANGE RESOLUTION WHEREAS, Aldi's has applied for a change to the City of Maplewood's land use plan from R1 (single dwelling) to BCM (business commercial modified) for a proposed 16,619-square-foot grocery store. WHEREAS, this change applies to the property located north of Batteries Plus and south of Premier Bank, 2836 White Bear Avenue. The legal description is: The south 195 feet of the North 520 feet of the part of the Northeast Quarter 1/4 of the Southwest Quarter 1/4 of Secion 2, Township 29, Range 22, lying East of the center line of White Bear Avenue and North of Radatz Avenue, except the East 455 feet thereof, Ramsey County, Minnesota. WHEREAS, the history of this change is as follows: 1. On August 18, 2009, the planning commission held a public hearing. The city staff published a hearing 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 prior to their recommendation. The planning commission recommended that the city council the land use plan change. 2. On the city council discussed the 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 the above-described change to the land use plan for the following reasons: 1. It would be compatible with abutting commercial uses. 2. It would be compatible with the existing BCM zoning of the property. This action is subject to the approval of this land use plan amendment by the Metropolitan Council. The Maplewood City Council this resolution on ,2009. Attachment 16 LAND USE PLAN CHANGE RESOLUTION WHEREAS, Aldi's has applied for a change to the City of Maplewood's land use plan from R1 (single dwelling) to BCM (business commercial modified) for a proposed 16,619-square-foot grocery store. WHEREAS, this change applies to the property located east of Batteries Plus, 1985 Radatz Avenue. The legal description is: The South 300.2 feet of the West 130 feet of the East 455 feet of that part of the Southwest 1/4 of Section 2, Township 29, Range 22, lying North of Radazt Avenue, Ramsey County, Minnesota. WHEREAS, the history of this change is as follows: 1. On August 18, 2009, the planning commission held a public hearing. The city staff published a hearing 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 prior to their recommendation. The planning commission recommended that the city council the land use plan change. 2. On , 2009, the city council discussed the 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 above described change for the following reasons: the 1. Provide for orderly development. 2. Protect and strengthen neighborhoods. 3. Help to implement the goals of the comprehensive plan including: a. Protect neighborhoods from activities that produce excessive noise, dirt, odors or which generate heavy traffic. b. Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering separation. c. Promote economic development that will expand the property tax base, increase jobs and provide desirable services. d. Minimize conflicts between land uses. e. Provide safe and adequate access for all properties. f. Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. g. 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. h. Strive to provide attractive surroundings in which to shop and work. i. Require adequate off-street parking and loading facilities. j. Require commercial and industrial developers to make all necessary improvements to ensure compatibility with surrounding residential uses. k. Require adequate screening or buffering of new or expanded commercial areas from any adjacent existing or planned residential development. I. Plan land uses and streets to route non-residential traffic around residential neighborhoods. This action is subject to the approval of this land use plan amendment by the Metropolitan Council. The Maplewood City Council this resolution on ,2009. Attachment 17 ZONING MAP CHANGE RESOLUTION WHEREAS, Aldi's has applied for a change to the City of Maplewood's land use plan from R1 (single dwelling) to BCM (business commercial modified) for a proposed 16,619-square-foot grocery store. WHEREAS, this change applies to the property located east of Batteries Plus, 1985 Radatz Avenue. The legal description is: The South 300.2 feet of the West 130 feet of the East 455 feet of that part of the Southwest 1/4 of Section 2, Township 29, Range 22, lying North of Radazt Avenue, Ramsey County, Minnesota. WHEREAS, the history of this change is as follows: 1. On August 18, 2009, the planning commission held a public hearing. The city staff published a hearing 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 prior to their recommendation. The planning commission recommended that the city council the land use plan change. 2. On the city council discussed the zoning map change. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council described change in the zoning map for the following reasons: the above- 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the properly adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. The Maplewood City Council this resolution on ,2009.