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06/22/2004
AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD Tuesday, June ~22, ~2004 6:00 P.M. Council Chambers - Maplewood City Hall 1830 County Road B East 2. 3. 4. 5. Call to Order Roll Call Approval of Agenda Approval of the June 8, 2004, Minutes Design Review: a. St. Paul Area Association of Realtors - 325 Roselawn Avenue b. Mapletree Townhomes - Southlawn Drive, South of Beam Avenue Visitor Presentations: None Scheduled Board Presentations Staff Presentations: a. CDRB Representation at the June 28, 2004 City Council Meeting Adjourn II. III. DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, JUNE 8, 2004 CALL TO ORDER Chairperson Longrie-Kline called the meeting to order at 6:00 p.m. ROLL CALL Chairperson Diana Longrie-Kline Vice-Chairperson Ledvina Board member Judy Driscoll Board member Linda Olson Board member Ananth Shankar Present Present Present Present Present Staff Present: Shann Finwall, Planner Lisa Kroll, Recording Secretary APPROVAL OFAGENDA Board member Olson moved to approve the agenda. Board member Ledvina seconded. Ayes- Driscoll, Ledvina, Longrie-Kline, Olson, Shankar IV. The motion passed. APPROVAL OF MINUTES Approval of the CDRB minutes for May 25, 2004. Chairperson Longrie-Kline had a correction on the first page under the roll call changing the error that vice-chair Ledvina was absent when he wasn't present. Chairperson Longrie-Kline had another correction on page 4, in the tenth paragraph, at the end of the first sentence change the word is to are. Board member Olson had a clarification to page 5, in the ninth paragraph, second sentence. It should read: Ifa comer area is built she wants to ensure children would not hide there. Chairperson Longrie-Kline had a correction to the conditions on page 9, number 18 should read: The applicant shall work with the city staff to shield the gas and electric meters and those units adjacent to Hazelwood Street and County Road D will not have the "meter room" attached to the side of the building facing Hazelwood Street and County Road D. Board member Shankar moved approval of the minutes of May 25, 2004, as amended. T ~ Community Design Review Board Minutes 06-08-2004 Board member Driscoll seconded. Ayes---Driscoll, Longrie-Kline, Olson, Shankar Abstention - Ledvina The motion passed. V. DESIGN REVIEW a. The Myth Nightclub - 3090 Southlawn Drive Ms. Finwall said Reg Plowman of RJ Marco, representing Mike Ogren and Noah Castle (property owners), is proposing to remodel the Just for Feet building at 3090 Southlawn Drive, into a nightclub called The Myth. The owners are purchasing the adjacent vacant lot located to the north of the site for an expansion of the existing parking lot. The applicants are proposing to add approximately 3,875 square feet of foundation area to the north side and 1,210 square feet of foundation area to the west side of the existing Just for Feet building. The northern addition would be three stories with a large skylight constructed above the third floor. The western addition will be two stories. Ms. Finwall said city code requires nightclubs to have parking spaces up to one space per 50 square feet of patron area and patron area being areas of the building that are open to the public. The patron area in the proposed nightclub would be 18,566 square feet, which would create the need for 371 parking spaces. With the proposed parking lot expansion the overall parking on the site would be 399 spaces, which would meet the city code requirement for regular dance club nights. The parking needs for the national acts should be based on the maximum capacity of the building, which could be up to 3,200 people. This calculation should reflect the number of people arriving per vehicle. The city code doesn't calculate this directly so city staff suggests a calculation of four people per vehicle, which would leave a parking need of 800 parking spaces calculated at 3,200 people divided by 4 for the nights there is a national act. In order to accommodate an additional 401 parking spaces, the applicants are attempting to work with the adjacent property owners to arrange for shared parking agreements. These parking agreements must be approved by the city council. To date the applicants have been unsuccessful in reaching an agreement. In order to ensure no national acts are hosted by the nightclub until the applicants have the necessary parking agreements, the agreements must be approved by the city council. Board member Driscoll asked if the trash enclosure area would be surrounded by landscaping? She wondered how the trash removal company would gain access to remove the trash? Ms. Finwall said there are existing evergreens located on the west side of the trash enclosure and there is a proposed ten-foot wide drive aisle, which would be accessed to the trash enclosure. Board member Shankar asked if the increased parking spaces were within the board's jurisdiction or was that a planning commission issue? Community Design Review Board Minutes 06-08-2004 Ms. Finwall said city code requires one parking space per 50 square feet of patron area, which the night club meets with the 399 parking spaces. Because this development only requires design review and parking authorization approvals the city has to ensure there are control's to be sure the national acts are not allowed until the city council approves the additional parking spaces and parking agreements. Through the CDRB process, because of the building approval, the city can approve a lower capacity than allowed. Currently the building could have up to 3,200 people. Ms. Finwall said approving a capacity of 1,450 people is within the jurisdiction of the CDRB. Chairperson Longrie-Kline asked what three similar nightclubs Lt. Kevin Rabbett was referring to on page 27 of the staff report? Ms. Finwall said Lt. Rabbett was referring to the three nightclubs in Maplewood, which are The Rock, T-Birds, and Star Gate. Chairperson Longrie-Kline asked if those three nightclubs were required to have a high tech security camera system? Ms. Finwall said she doesn't have the answer to that, however, those clubs have been in operation for several years and if they have not done that on their own, she is almost certain it was not a condition of approval years ago. Board member Olson asked if the police department is staffed to handle the development that would occur in Legacy Village plus the addition of The Myth Nightclub with their national act nights? Or would they have to hire additional staff? She is curious how the police department would be able to respond to these additional needs because it could prove to be a challenge. Ms. Finwall said the needs of the police department are reviewed and approved by the city council. The police department has requested additional police staffing for the Legacy Village development. The police department has indicated in their review that the nightclub would be a challenge with the police staff they currently have. They are recommending on-site private security, particularly during the national acts. Chairperson Longrie-Kline asked the applicant to address the board. Mr. Reg Plowman, President, RJ Marco, 75 West Viking Drive, Suite 104, Little Canada, addressed the board. Chairperson Longrie-Kline asked if the applicant knew the demographics of people that would be attending the nightclub and how often the national acts would occur once the parking agreements were in place? Mr. Plowman said they believe the national acts would occur 10-12 times a year or roughly once a month. The balance of the weeks would have a DJ and dance club, which they expect anywhere from 700 to 1400 people in the nightclub during those nights. The upper level would only be open for evenings with higher attendance. Board member Olson asked how they would soundproof the skylight in the ceiling? Community Design Review Board Minutes 06-08-2004 4 Mr. Plowman said the sound proofing issue came up regarding what the average noise level was outside the club and how the inside of the club would be designed to accommodate the noise. In order to soundproof the building they have interviewed a few sound people that have worked on soundproofing of the Xcel Center. There is no need to soundproof the skylight because there wouldn't be noise in that area that would strictly be storage space. Chairperson Longrie-Kline asked how they propose to retrofit the new security system into the existing building? Mr. Plowman said they have had meetings with the police, fire and building department and the client is willing, and it is architecturally feasible, to install a state of the art camera and security system in the existing building as recommended. The client is also willing to handle traffic control during the national acts and will hire additional people to handle crowd control. Chairperson Longrie-Kline asked if the applicant brought building samples and colors to show the board? Mr. Plowman said he would like to ask the architect to address the board regarding that. Mr. Ken Nordby, Architect for NAI Architects, 245 Roselawn Avenue East, Suite 30, Maplewood, addressed the board. He passed a color board around to show the board the actual product to be installed for the building. They also provided a sample of the blue channel siding to be used on the perimeter of the building exterior. The photos provided show both a daytime and evening appearance. He said the skylight is on the 3rd floor, which is separated from the sound and dance area of the building. That will be a storage and maintenance room for the elevator. When there is a national act the workers would be taking the chairs and tables onto the elevator and into the storage area. The skylight would be used as a secondary sign and would be lit up in the evening hours in the summer months and in the late afternoon in the winter months as another way to represent that they are open. He said they will follow any requirements by the city regarding the skylight and exterior lighting area. Board member Ledvina asked if the glass would be tinted? Mr. Nordby said the glass would be tinted at the lower level and at the entrance or second floor level it will have a reflective quality during the day and act as a mirror. At night the effect on the glass would be dependant on if the second floor was open and light up or not. It would either remain a mirroring effect or it would allow some shadowing from the inside of the building to go to the outside. Board member Shankar asked if the dark blue color shown is used for the square porcelain tiles? Mr. Nordby said the dark blue color is for the 12" X 12" polished porcelain tiles. Board member Shankar asked if there was any concern regarding the head lights shining off the reflective materials to be used on the building? Community Design Review Board Minutes 06-08-2004 Mr. Nordby said the main drive is parallel to the building so headlights should not be a problem as far as the reflective materials being used on the building. Board member Driscoll asked what material would be used behind the script on the Myth sign? Mr. Nordby said that would be a light blue Teflon panel with lighting behind it. They have provided a color rendering of the building exterior for review, however that would actually be part of the sign permit, which is a separate permit. Board member Olson asked if they had proposed a strip of neon lights along the top of the building? Mr. Nordby said the blue light isn't actually a neon strip but is a LED light that is an enclosed plastic light source. It isn't a neon light as we all know neon to be but it does reflect a brilliant blue color. Board member Ledvina said the west elevation shows the lighting along the top roofline, he asked if that appears on the south and east elevations as well? Mr. Nordby said yes. Chairperson Longrie-Kline asked staff if the sign approval would come before the community design review board for approval? Ms. Finwall said the signage would only require a sign permit approved by city staff. She would like to point out that city staff was not aware of the LED lighting on the building exterior and, therefore did not include that information in the staff report. Board member Driscoll asked if the applicants think the design of the building will become dated? Mr. Nordby said the dating of the design is difficult to address. But as an example, the current building was built in 1997 and is already being remodeling into something else. The building product itself has a 20 year guarantee against fading, so he feels the exterior will hold up very well. They feel the colors they are using on the building would enhance the area not detract from it. Chairperson Longrie-Kline asked if the building material was easy to maintain with all the grooves? Mr. Nordby said the product is easy to maintain and tends to be self cleaning because of the way the rain runs off of it. A power washer can be used on the exterior to clean any dirt that accumulates in the grooves. The Nissan building in Maplewood has used this same building product in silver instead of the dark blue they have proposed. The commercial building product has been around a long time and hasn't been a problem. Board member Ledvina said he thinks this is a nice proposal. He said it's disappointing to see a vacant building sit unused and he was happy the applicant decided to remodel the existing building to fit their needs instead of building a new building. Community Design Review Board Minutes 06-08-2004 Board member Ledvina thinks the LED lights used on the building exterior are appropriate and match the design and character of the nightclub building. He said this nightclub will be a great addition to the City of Maplewood. Chairperson Longrie-Kline said she thinks the colors used for the nightclub are a beautiful blend of colors. It's a challenge to retrofit an existing building into something that is beautiful and she thinks that has been done with this design. Chairperson Longrie-Kline said the LED lighting is appropriate and she thinks this nightclub will be a nice addition to the city and would help keep customers on this side of town. Having national acts appearing at The Myth in Maplewood will be great for the city as well. Board member Olson said she likes the colors and the mixture of building materials and the way they have dressed this building up combining linear and vertical elements along with the triangle and circles are very nice. She is concerned about the added traffic in the area especially when a national act comes to the nightclub. Even though County Road D is going to be improved it will still be added vehicles traveling on the roadways. Board member Ledvina said he sees this building as a complementary use to other activities in the area and he doesn't see the traffic as an issue especially with County Road D realigned. Board member Ledvina moved to approve the plans date-stamped April 29, 2004, and May 18, 2004, and the building elevations and building samples submitted at the June 8, 2004, community design review board meetin_~ for The Myth Nightclub at 3090 Southlawn Drive. Approval is subject to the applicant doing the following: (additions or changes to the original conditions are in bold, deletions are stricken.) Repeat this review in two years if the city has not issued a building permit for this project. Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the following items: A revised grading, drainage, utility, erosion control plan to be approved by the city engineer which meets all requirements of the May 28, 2004, city engineering review. bo Revised building plans that meet all city building official and city fire marshal requirements, including the installation of an elevator and sound control within the building to ensure no noise leaves the site. A plan for a technologically-advanced security camera system that will record virtually all of the interior public spaces as well as entrances and the main parking area. The security camera system must be approved by the police department prior to issuance of a building permit. Proof of the combination of the two parcels into one parcel for tax and identification purposes. Community Design Review Board Minutes 06-08-2004 eo Proof of signed cross parking (33 parking spaces) and access easements with the Toys R Us property at 1852 County Road D. Dedicate and record a 17-foot-wide right-of-way easement along County Road D. g. Dedicate and record a 10-foot-wide pedestrian and utility easement along Southlawn Drive. h. A revised site plan that shows the following: 1) A 17-foot-wide right-of-way easement along County Road D. 2) An 8-foot-wide trail/walkway within the County Road D right-of-way easement. This trail/walkway shall be constructed per the engineering department requirements as specified in the May 28, 2004, engineering review. 3) A 10-foot-wide pedestrian and utility easement along Southlawn Drive. 4) A 6-foot-wide sidewalk within the Southlawn Drive pedestrian and utility easement. This sidewalk shall be constructed per the engineering department requirements as specified in the May 28, 2004, engineering review. A revised landscape plan that shows landscaping around the foundation of the building as well as an underground irrigation plan to ensure all landscaping is irrigated per city code. A revised lighting plan that shows the following: 1) The height of the freestanding lights at a maximum of 25 feet, including the base of the light pole. 2) A detailed plan of the proposed skylight which gives a description of the luminaire including wattage, the light spread and foot candle levels of the proposed luminaire, and descriptions on how the light will be designed, installed and maintained to prevent light trespass and light pollution. The skylight is limited to a constraint glow of white light, with no flashing or variation in colors. A trash/recycling container plan showing that the enclosure is large enough to accommodate trash and recycling, is constructed with materials to match the building with a height of at least six feet, and has a 100 percent opaque gate. I. Watershed district approval. A cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. '[ Community Design Review Board Minutes 06-08-2004 The building permit will be conditioned on a maximum capacity of !,999 1,450 people within the building, unless the city council approves a shared parking agreement to accommodate the parking needs of the national act nights or other events with more than I,,,,,,,nr~n 1,450 people at the nightclub. 4. The applicant shall complete the following before occupying the building: a. Install the eight-foot-wide trail/walkway along County Road D. b. Install the six-foot-wide sidewalk along Southlawn Drive. c. Replace any property irons removed because of this construction. d. Provide continuous concrete curb and gutter around the parking lot and driveways and remove all existing bituminous curb from the site. eo Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. Install reflectorized stop signs at both exits, a handicap parking sign for each handicap parking space, and an address on the building. go Paint the rooftop mechanical equipment to match the building color. The applicant shall provide screening enclosures around the equipment unless the community design review board waives the screening requirement. h. Install all required landscaping. Install all required outdoor lighting. Install the required trash/recycling container. ko Installation and operation of an extensive and technologically-advanced security camera system that will record virtually all of the interior public spaces as well as entrances and the main parking area. 5. If any required work is not done, the city may allow temporary occupancy if: a° The city determines that the work is not essential to the public health, safety or welfare. The above-required letter of credit or cash escrow is held by the City of Maplewood for all required exterior improvements. The owner or contractor shall complete any unfinished exterior improvements by June 1 of the following year if occupancy of the building is in the fall or winter or within six weeks of occupancy of the building if occupancy is in the spring or summer. Community Design Review Board Minutes 06-08-2004 This approval does not include signage. All proposed signs must comply with the city's sign ordinance and the applicant must obtain all required sign permits prior to installation. All work shall follow the approved plans. The director of community development may approve minor changes. Board member Shankar seconded. Ayes - Driscoll, Ledvina, Longrie-Kline, Olson, Shankar The motion passed. This item goes to the city council on June 28, 2004, provided the applicant is prepared for the parking authorization. VI. VISITOR PRESENTATIONS No visitors present. VII. BOARD PRESENTATIONS Chairperson Longrie-Kline thanked board member Linda Olson for getting Mr. Kevin Miller of URS Corporation to appear on cable access, channel 15 on June 23, 2004, at 7:30 p.m. Mr. Miller will be giving a presentation on green roof technology focusing on the design and benefits of green roof technology in both commercial and residential applications. VIII. STAFF PRESENTATIONS a. CDRB Ordinance and Rules of Procedure Changes Ms. Finwall said on March 22, 2004, the city council revised the proposed policy for the appointment to commissions and boards. The council made minor revisions and suggestions to the proposed policy to put them into effect. The community design review board should revise their respective rules of procedure to reflect the new policy of the city council and make a recommendation to the city council as shown on page 4 of the staff report. Chairperson Longrie-Kline asked staff if the planning commission reviewed this change and forwarded their recommendation to the city council? Ms. Finwall asked the recording secretary if she could give a recount of the planning commission meeting? Ms. Lisa Kroll, the recording secretary, said after a very lengthy discussion the planning commission reviewed the ordinance and rules of procedure change and the planning commission recommended denial of the ordinance and rules of procedure change. Community Design Review Board Minutes 06-08-2004 l0 Board member Shankar said he thought staff stated this change was already decided upon on March 22, 2004, and therefore, the CDRB did not have a say in the change of the policy? Ms. Finwall said the city council did approve the policy change. However, according to city ordinance the planning commission needed to review and make recommendations to the ordinance change and the CDRB should make recommendations to the policy changes. This is procedural and it also gives the board the opportunity in a public forum to discuss the city council's decision to change these policies. Board member Olson said apparently the city council must have discussed this item in a workshop because this was not part of any city council meeting she saw rebroadcast on cable. If this is the case, she wants to know why the city council is removing the CDRB's opportunity to nominate their own chair and taking a heavy-handed approach to managing the board? Ms. Finwall said she doesn't have an answer to that question but she would speculate that the city council saw a need for a change in a particular commission or board chair where it wasn't happening internally. Ms. Kroll added that councilmember Rossbach was present at the planning commission meeting. He stated the city council discovered Maplewood was the only city of surrounding cities where the boards and commissions chose their own chairperson and vice chairperson. The city council wanted to follow suit with the procedures of the other surrounding cities. Chairperson Longrie-Kline said Mr. Rossbach had mentioned that fact to her as well. She then contacted the City of Roseville since they are also a plan B city, are organized the same way Maplewood is, share a common boundary with Maplewood, are similar in size, and are a first ring suburb. According to the assistant administrator at the City of Roseville, the planning commission is the only commission that doesn't elect the chair person. All of the other commissions within Roseville elect their own chair person. Because of the similarities between Roseville and Maplewood she telephoned the City of Roseville, however she did not check with any other cities. Board member Ledvina said according to the new policy the board is able to nominate two people they want on the chair and vice chair. Chairperson Longrie-Kline said according to the way the policy is written the city council does not have to select the two people's names that are written down by the board or commission. Chairperson Longrie-Kline said the wording in the policy states the board or commission "shall" give two names and that means the board or commission "must" have two names. If there is really only one person that wants to serve as chair than what is the validity for the process of providing two names to the city council? Community Design Review Board Minutes 06-08-2004 Board member Ledvina said he would recommend striking that terminology if the city council doesn't have to choose any of the names that have been written down for the city council, what is the validity of that? Ms. Kroll stated Chairperson Fischer asked planning commissioners if the ordinance were reworded would commissioners vote for the change? Two commissioners said they would vote "for" the ordinance if it were reworded. Board member Ledvina said the city council is elected and the boards and commissions are not. Board member Olson said the city council has taken away any opportunity the board has for input on board members so every member on this committee is appointed by the city council. There is no opportunity for feedback and she would think it would be to the city council's benefit to get opinions of the committee. She thinks the two combined procedural changes, besides the fact that the city council wants to select the chairperson, seem excessive. She believes the city council needs to be open to people that would like the opportunity for input and may have valid points of view. Chairperson Longrie-Kline said when she looks at this she sees the potential to open a can of worms. This could serve to politicize the selection of the committee members as well as the chairperson. She believes it is important for the boards and commissions to be as non-partisan as possible because they are volunteers and they make recommendations based upon their skills, knowledge, and backgrounds of being citizens and professionals in the community. In order to be on the CDRB there are criteria and safeguards as to who can be on the board. It is important for volunteers to feel like they have some self governance to pick their own chairperson. Since the board can't make recommendations as to who may appoint openings she thinks it is important to have some self governance. The board serves at the city council's pleasure. The board also has to feel they have some measure of accountability and responsibility within their own organization. She appreciated that she was elected to this position and she would hope that if her peers elect her again, and she was willing to serve again, the decision would come from her peers and not by the city council. The same holds true if they did not reelect her, she would appreciate it if that decision came from the board and not the city council. Board member Olson said she thinks the board should have the opportunity to rotate chairs. Chairperson Longrie-Kline said she would agree. Board member Olson said any recommendation the board makes is only a recommendation and the city council does not have to follow the recommendation. The board is limited to what they can discuss during the review process. She believes the city council is going the wrong direction with this policy change. Board member Ledvina said he shares the same opinion as other members do. The board would like more autonomy than not, which is a natural tendency for just about everyone to have. Community Design Review Board Minutes 06-08-2004 12 Board member Ledvina moved to recommend denial of the proposed code amendments to the community design review board ordinance. Board member Ledvina moved to recommend denial of the proposed revision to the CDRB Rules of Procedure. Chairperson Longrie-Kline seconded. Ayes - Driscoll, Ledvina, Longrie-Kline, Olson, Shankar The motion carried. This item goes to the city council on June 28, 2004. b. CDRB Representation at the June 28, 2004, City Council Meeting Chairperson Longrie-Kline said she would be absent during a few meetings because she will be teaching in China during the month of July and part of August. Therefore, she volunteered to be the CDRB representative at the June 28, 2004, city council meeting. Items to discuss include The Myth Nightclub at 3090 Southlawn Drive, if the applicant is prepared to discuss the parking authorization, and the CDRB Ordinance and Rules of Procedure changes. IX. ADJOURNMENT The meeting was adjourned at 7:13 p.m. MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: Richard Fursman, City Manager Shann Finwall, Planner Building and Parking Lot Expansion - Design Review St. Paul Area Association of Realtors 325 Roselawn Avenue/1955 McMenemy Street June 15, 2004 INTRODUCTION Project Description Last year the St. Paul Area Association of Realtors (SPAAR) purchased a single-family lot at 1955 McMenemy Street. This lot is located directly to the north of their existing office building at 325 Roselawn Avenue. In July 2003 the Maplewood city council approved the rezoning of the single-family lot to limited business commercial (LBC) for the future expansion of the SPAAR offices. Since that time SPAAR has removed the single-family house from the lot and they are now proposing to construct an addition to their building and expand the parking lot into the new lot. (Refer to the maps and elevations on pages 9 through 19.) DISCUSSION Building Design SPAAR is proposing to build a 6,089-square-foot addition to the north and west side of their existing 5,388-square-foot building, for an overall building square footage of 11,477 square feet. The addition will accommodate a lobby and reception area, conference and training room, computer lab, and a small credit union office. The credit union office is for the convenience of the members of the association and will not be open to the public. The existing blue-colored, wood canopy and siding on the north and west side of the building will be removed to make room for the addition. The exterior of the addition will be constructed of face brick to match the south and east elevations. The existing blue metal seam standing roof will remain and they will add a curved metal fascia entry canopy with glass panels below, supported by metal columns. The exterior building improvements will enhance and update the look of the building. Parking The existing parking lot has one driveway entrance off of Sloan Place, with a total of 31 parking spaces. This parking lot will be removed in its entirety to make room for the addition. A new parking lot will be constructed to the north of the building, with two entrance driveways (one off of Sloan Place and one off of McMenemy Street). There will be a total of 57 parking spaces, including three handicap accessible spaces. City code requires one parking space per 200 square feet of office space. The overall square footage of the building will be 11,447 with an overall city code parking space requirement of 57 (11,447 square feet divided by 200 equals 57). The new driveway entrance off of McMenemy Street will line up with the most northerly portion of a single-family lot located across the street. Motor vehicles exiting the parking lot during the evening hours should not cause headlight glare to this residential property, as the driveway will be located 40 feet north of the house. Also, with their existing parking lot scenario SPAAR has experienced motor vehicle congestion at the intersection of Roselawn Avenue and Sloan Place when motor vehicles were attempting to exit the parking lot after realtor meetings when the parking lot was full. The second driveway will alleviate this problem and assist in traffic movement in and out of the parking lot. Staff has concerns regarding the location of two curbed concrete islands located in the middle of the parking lot. While these islands will help deter motor vehicles from cutting through the parking lot to the adjacent street, they reduce the drive aisles in these locations from 24 feet to 17 feet wide. City code requires a 24-foot-wide drive aisle for two-way traffic. Staff has two suggestions to address this concern. First, the applicants can install signs or arrows on the parking lot or curb that specify either an exit or entrance only on the north and south side of the curbs, creating one-way traffic within the 17-foot-wide aisles. Second, the applicants can move the curbs into the lot by six feet each, creating a 24-foot-wide drive aisle in these locations. This scenario will reduce the number of parking spaces, which may be feasible according to city code if the applicants were to recalculate the amount of office square footage within the building minus the amount of storage square footage. Landscaping/Screening The city's tree preservation ordinance requires that all large trees be replaced one-for-one, but in no case does a developer have to replace more than ten trees per acre. A large tree is defined as any tree with a diameter of eight inches at a four-foot trunk height, excluding boxelder, cottonwood, and poplar. SPAAR will be removing 37 large trees with the development of their site. The overall site is 1.295 acres, so the developer is required to replace at least 12 of the 34 trees removed. The landscape plan shows 22 new trees planted including snow crab, red maple, sugar maple, and black hills spruce. City code requires a 20-foot-wide screening buffer when a commercial property abuts a residential property. The buffer area should include a berm, landscaping, or fence to achieve at least an 80 percent opaque screen. SPAAR is proposing to construct their parking lot to within 20 feet of their shared property line with the residential property to the north. Within the 20 feet they propose a six-foot-high fence along the entire property line, and the planting of six black hills spruce. The residential property owners to the north have indicated to staff that they do not want a 6-foot- high fence installed along the entire property line, as they feel it will take away from the views in their yard. SPAAR is willing to work with these property owners to ensure they install the type of screening desired by the neighbors. For this reason, staff recommends that a revised landscape and screening plan be submitted to city staff for approval that shows the planting of a row of 8- foot-high black hills spruce and other plants as deemed necessary to create an eventual 80 percent opaque screen from the parking lot to the residential property. City staff will work with the neighbors to ensure the landscape and screening plan along the north property line is acceptable to them. There will be a considerable amount of grading within an existing drainage pond located on the southwest corner of the property. This pond is currently overgrown with scrub trees and undergrowth. The landscape plan does not show any replacement plantings along this pond. The revised landscape plan should include native trees and shrubs planted along the edge of the pond. St. Paul Area Association of Realtors 2 June 15, 2004 Grading/Drainage Erin Laberee of the city's engineering department has reviewed SPAAR's grading and drainage plan and submitted a review that is attached on pages 20 and 21. Ms. Laberee states that there is an existing Iow area at the nodhwest corner of the site. The proposed grading plan shows this area being filled in. By doing this, the Iow area is pushed into the adjacent property to the north. Ms. Laberee states that this is unacceptable and the applicants should grade this area to drain with permission from the property owner or redesign the grading plan at the northwest corner of the site to contain the drainage on the site. The applicant's engineering firm has been in contact with the property owners to the north to discuss this issue. The property owners have expressed an interest to have SPAAR do additional grading within their property to ensure that the depression is filled and leveled. Prior to issuance of a grading permit, the applicants should submit a copy of a signed temporary right-of- entry agreement from the adjacent property owner for this grading. Lighting The lighting and photometrics plan submitted shows two freestanding lights located in the parking lot islands. The freestanding lights will be a metal halide, square cutoff light, with a pole height of 25 feet. Four bollard lights are proposed along the sidewalk in front of the building, and one wall pack light located on the north side of the building. All exterior lighting meets the city's light illumination requirements of .4 foot candles or less illumination at all property lines. In the past, however, the residential neighbor to the north had expressed concern over an existing wall pack light located on the north side of the building. If the wall pack shown on the lighting plan is the existing light, a shield should be installed to direct light downward, or if it is a new light, the light should be of a design that will ensure no glare is produced onto the neighbor's property. A revised photometrics plan should be submitted that shows the freestanding lights do not exceed a height of 25 feet, including the base, and that the wall pack light is of a design which will not produce glare to the adjacent residential property. Trash Enclosure A new trash and recycling enclosure will be constructed on the north side of the building. The applicants should submit detailed enclosure plans to city staff prior to issuance of a building permit. The enclosure should be designed with materials to match the building, should have walls that are at least six feet in height, and have a 100 percent opaque gate. OTHER COMMENTS Lieutenant Kevin Rabbett: I have reviewed the SPAAR plans and find no public safety concerns. Butch Gervais, Fire Marshal: The following fire safety issues must be addressed: 1. Monitoring all parts of the fire protection system and fire alarm system will be required. 2. Maintain a 20-foot emergency access clearance to the building for emergency vehicles. If the addition to the building makes the building 2,000 square feet or more, fire protection systems will be required per code. St. Paul Area Association of Realtors 3 June 15, 2004 4. Location of fire protection system needs to be clearly marked. Dave Fisher, Building Official: The building setbacks must comply with the 2000 IBC Table 602 for exterior wall protection. A complete building code analysis will be required when plans are submitted for permit. All new office buildings over 2,000 square feet are required to be fire sprinklered and NFPA 13. The addition must be built to meet Minnesota State Building Code and 2000 IBC. One van accessible parking stall is required. I would recommend a pre-construction meeting with the building department. Minnesota Department of Transportation: No concerns with the SPAAR project. RECOMMENDATION Approve the plans date-stamped May 7 and June 1, 2004, for the St. Paul Area Association of Realtors at 325 Roselawn Avenue and 1955 McMenemy Street. Approval is subject to the applicant doing the following: Repeat this review in two years if the city has not issued a building permit for' this project. Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the following items: ao A revised grading, drainage, utility, and erosion control plan to be approved by the city engineer which meets all requirements of the June 14, 2004, city engineering review. b. A revised site plan that shows one of the two suggested parking lot changes: 1) Installation of signs or arrows on the parking lot or curb that specify either an exit or entrance only on the north and south side of the interior parking lot curbs, creating one-way traffic within the 17-foot-wide drive aisles. 2) Relocate the interior parking lot curbs into the parking lot by six feet, creating a 24-foot-wide drive aisle in these locations. This option can only be accomplished if city staff determines that the reduction in parking spaces will meet city code. c. A revised landscape plan that shows the following: 1) The planting of a row of eight-foot-high black hills spruce and other plants as deemed necessary to create an eventual 80 percent opaque screen from the parking lot to the residential property to the north. 2) Native trees and shrubs planted along the edge of the pond. 3) An underground irrigation plan to ensure all landscaping is irrigated per city code. A revised lighting and photometrics plan that shows the following: That the freestanding lights do not exceed a height of 25 feet, including the base; and that St. Paul Area Association of Realtors 4 June 15, 2004 the wall pack light located on the north side of the building is of a design which will not produce glare to the adjacent residential property. A trash/recycling enclosure plan showing that the enclosure is large enough to accommodate trash and recycling, is constructed with materials to match the building with a height of at least six feet, and has a 100 percent opaque gate. f. Watershed district approval. A cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. If a letter of credit is submitted to cover the exterior improvements, the letter of credit should list the City of Maplewood as the beneficiary and it should be self-renewing on a yearly basis. 3. The applicant shall complete the following before occupying the building: a. Replace any property irons removed because of this construction. b. Provide continuous concrete curb and gutter around the parking lot and driveways. Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. Install a handicap parking sign for each handicap parking space, and an address on the building. Paint the rooftop mechanical equipment to match the building color. The applicant shall provide screening enclosures around the equipment Unless the community design review board waives the screening requirement. f. Install all required outdoor lighting. g. Install the required trash/recycling enclosure. 4. If any required work is not done, the city may allow temporary occupancy if: The city determines that the work is not essential to the public health, safety or welfare. The above-required letter of credit or cash escrow is held by the City of Maplewood for all required exterior improvements. The owner or contractor shall complete any unfinished exterior improvements by June 1 of the next year if occupancy of the building is in the fall or winter, or within six weeks of occupancy of the building if occupancy is in the spring or summer. This approval does not include signage. All proposed signs must comply with the city's sign ordinance and the applicant must obtain all required sign permits prior to installation. All work shall follow the approved plans. The director of community development may approve minor changes. St. Paul Area Association of Realtors 5 June 15, 2004 CITIZEN COMMENTS I surveyed the owners of the 26 properties within 500 feet of this site. Of the 26 property owners, three responded as follows: Telephone call from Napolean Bruneau, 320 Roselawn Avenue: No concerns with the proposed expansion of the 5PAAR. It appears to be a better site plan because it will move the Sloan Place driveway further north, away from the intersection, and will add a driveway onto McMenemy, creating less congestion at Sloan Place and Roselawn Avenue. Telephone call from Janet Johnson, 1961 McMenemy Street (property owner directly to the north of the SPAAR): We do not want a fence in the front yard. We would like the northwest part of the property graded so we can reclaim our property on the south side of the fence. We would prefer a fence as close to the actual parking lot as possible rather than at the actual property line. Also, we don't feel there is a need for an entry off of McMenemy Street. There are usually only about a dozen cars parked in the lot each day, so not a lot of in and out traffic that we are aware of. o Herb Toenjes, 1966 McMenemy Street (the city council recently approved a six-lot, single- family, cul-de-sac plat on this property): My brother and I own the property at 1966 McMenemy. We have only two concerns. One is that there would be enough trees for screening of the new development. And the other is that any parking lot lights be properly shaded. This would be the request of our aunt, Agnes Toenjes, who lives across from the fire department also (1986 McMenemy). St. Paul Area Association of Realtors 6 June 15, 2004 REFERENCE INFORMATION SITE DESCRIPTION 325 Roselawn Avenue Site Size: Existing Land Use: 30,927 square feet Office Building 1955 McMenemy Street Site Size: Existing Land Use: 25,700 square feet Vacant SURROUNDING LAND USES North: South: East: West: Single-Family House (Zoned R-l) Roselawn Avenue and Single-Family Houses across the street (Zoned R-l) Single-Family houses across McMenemy Street (Zoned R-l) Maplewood Office Center (Zoned LBC and Commercial Office) PLANNING Existing Zoning: Existing Land Use: Limited Business Commercial Limited Business Commercial CRITERIA FOR APPROVAL Design Review Section 2-290 of the city code requires that the community design review board make the following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. St. Paul Area Association of Realtors 7 June 15, 2004 Application Date The city received the complete applications and plans for this development on June 2, 2004. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by August 1, 2004. P:comdev\sec18\spaar 2004 expansion Attachments: 1. Location Map 2. Land Use Map 3. Zoning Map 4. Site Survey 5. Topographic Survey 6. Demolition Plan 7. Site Plan 8. Grading Plan 9. Utility Plan 10. Building Elevations 11. Floor Plan 12. Engineering Department Review St. Paul Area Association of Realtors June 15, 2004 Attachment 1 325 Roselawn Avenue St. Paul Area Association of Realtors 1955 McMenemy Street Future Expansion N Location Map SKILLMAN AVE Attachment ROSELAWN AVE VERNON A' N S BELLWOOD AVE Land Use Map lO SKILLMAN AVE Attachment 3 I1959I FO01 1975 o 1967 3> Z 1961 O9 © m -< -.-t 35O 2016 ~2010 ,2004 '1998 1986 :353 36O 2017 2005 1993 1966 m 1983 38O 2022 2027 , 2o1~ ~o1~ ' 2011 '~oo0 1999 199~ 1994 19~ VERNON 375 I~selawn ParER1 ROSELAWN AVE 1901 1893 1885 ' 1881 N 305 3'1~i' 319 32Z 333 BELLWOOD AVE 306 314,' '3~0~ 328 334 894 F 38O Zoning Map 11 T Attachment 4 N Site Survey 12 T Attachment 5 ROSEL,A. WN' AVENUE N S Topographic Survey 13 I Attachment 6 N Demolition Plan 14 ! t Attachment 7 .I ROSELALLJN AVENUE N S Site Plan 15 Attachment 8 S Grading Plan 16 ! Attachment 9 It I ~L~ BUILDIHQ FFE 915.14 N Utility Plan 17 Attachment 10 Building Elevations 18 Attachment ll N Floor Plan S 19 Attachment 12 Engineering Plan Review PROJECT: Saint Paul Area Associations of Realtors PROJECT NO: REVIEWED BY: Erin Laberee, Maplewood Engineering Department DATE: June 14, 2004 Saint Paul Area Association of Realtors (325 Roselawn) is proposing to expand their existing building into the existing parking lot and construct a new parking lot to the north of their building at 1955 McMenemy St. A detention pond exists at the southeast comer of their lot. Existing storm sewer directs nmoff fi.om McMenemy St. and Roselawn Ave. into this pond. The pond currently has no outlet and during large rainfalls the pond overflows into the existing parking lot. The applicant is proposing to expand the pond and construct an outlet. The following issues shall be addressed. Drainage The applicant shall provide an emergency overflow swale for the proposed pond and label the elevation of the swale on the plans. The swale shall be lined with a permanent soil stabilization blanket such as Enkamat, NAG C350 or equal. The proposed pond outlet design is prone to clogging and has no redundancy built into it. It will be difficult to maintain the outlet structure as it is currently designed. The engineer shall redesign the pond outlet to allow for maintenance activities and reduce the potential for clogs. Two-feet of free board is required from the high water level to the lowest opening elevation of the building. The engineer shall redesign the pond outlet to meet this requirement. The proposed pond shows a six-foot safety bench. A ten-foot safety bench is required on ponds. The engineer shall redesign the pond to include a ten-foot safety bench. It is recommended that the proposed storm sewer be connected into the existing storm sewer at the southwest comer of the site to improve the flow at this junction. This could be achieved by constructing a manhole with an inlet grate. Grading & Erosion Control There is an existing low area at the northwest comer of the site. The proposed grading plan shows this area being filled in. By doing this, the low area is pushed into the adjacent property to the north. This is not acceptable. The developer shall either grade this area to drain with permission from the property owner or redesign the grading plan at the northwest comer of the site to contain the drainage on site. 20 [ Misc. 1. 2. The applicant must provide the city with a copy of a temporary right of entry agreement from the adjacent property owner if construction encroaches onto their property. Submit plans to Capital Regions Watershed for their review. The applicant will be required to obtain an NPDES permit if the site disturbance is greater than one acre. 3. A native grass seed mixture shall be used in and around the pond. ? TO: FROM: SUBJECT: LOCATION: DATE: MEMORANDUM City Manager Ken Roberts, Planner Mapletree Townhomes Southlawn Drive, south of Beam Avenue June 14, 2004 INTRODUCTION Project Description Mr. Jon Brandt is proposing to build nine townhouses (in three, 3-unit buildings) and ten additional detached garage spaces in a development called Mapletree Townhomes. It would be on a 1.51-acre site on the west side of Southlawn Drive, south of Beam Avenue. Refer to the applicant's statements on pages 14 - 21 and the maps on pages 22 - 34. A homeowner's association would own and maintain the common areas. The proposal would have three, 3-unit townhouse buildings, two detached garage buildings (with a total of 10 parking stalls) and a 20-foot by 40-foot maintenance/community building. Each town house would have a two-car attached garage, a deck and a patio area. Each building would have brown shingles, horizontal-lap vinyl siding, white aluminum soffits and fascia and bdck or stone accents on the fronts. (See the elevations on page 34 and the enclosed plans.) There also would be 11 open parking spaces. Requests To build this project, Mr. Brandt is requesting that the city approve: 1. A preliminary plat to create the lots for the buildings. (See the map on page 24.) 2. The design plans for the site, landscaping and buildings. BACKGROUND On December 22, 1988, the city council approved the following for Mr. Brandt's property (west of Southlawn Drive): 1. A change to the land use plan from Iow density residential to medium density residential. A rezoning from F (farm residence) to R-2 (single and double dwellings) and R-3(C) multiple dwellings - townhouses for the area west of Southlawn Ddve. The R-2 zoning is for the single and double dwellings on Southlawn Drive and the R-3(C) zoning is for the townhouse area of his property. In Apdl 1989, the community design review board approved the plans for the duplex at 2831 Southlawn Ddve. DISCUSSION Land Use and Zoning With the actions of the city council in 1988, the city has planned this property R-3 (M) (medium density residential) and zoned it R-3(C) (multiple dwelling - townhouses). These designations allow townhouses with up to six units per gross acre on the site. The proposed plan is consistent with these land use and zoning designations. Compatibility Staff does not find a problem with this proposal in terms of compatibility and land use. The proposed townhouses would be on property that the city has planned and zoned for townhouses. The site is near Beam Avenue and next to double dwellings and commercial property. Developers will often build townhomes next to single or double dwellings. A recent example is with the New Century Addition in south Maplewood. The developer, Robert Engstrom, is presently developing this neighborhood with a mix of single dwellings and townhomes. There are many other examples in Maplewood, such as Affon Ridge, Southwinds, Bennington Woods, Dearborn Meadows and the Carriage Homes of Maple Hills where this is the case. Density As proposed, the nine units on the 1.51-acre site means there would be six units per acre. This is consistent with the R-3(M) land use designation for the property and with density standards in the comprehensive plan for medium density residential development. Preliminary Plat Density and Lot Size As proposed, the nine units on the 1.51-acre site means there would be six units per acre. This is consistent with the zoning designation and the density standards in the comprehensive plan for medium density residential development. Public Utilities There are sanitary sewer, storm sewer and water in Southlawn Drive to serve the proposed development. The developer's plans will connect their pipes to the existing storm and sanitary sewer pipes. (See the proposed utility plans on pages 27 and 28). In addition, the applicant is proposing to build a new storm water pond on the southwest comer of the site. As designed, the storm water from this development would go into the new pond and then discharge to the existing ponding area west of the site. (See the proposed grading plan on page 25.) Tree Removal/Replacement Maplewood's tree ordinance requires there be at least ten trees per gross acre on the site after grading or the developer would have to plant trees to replace those that the contractor would remove. For this 1.51-acre site, the applicant's plans show a total of eight large trees on the site and that they would save three of the existing large trees on the property. The plans show the 2 removal of five large trees (ash, oak, and elm), but they would preserve three existing trees (primarily on the perimeter of the site). As proposed on the preliminary landscape and lighting plan (page 29) and the applicant's statement, the developer would plant eleven trees on the site. These include honey locust and five maple trees on the site, primarily near the ddveway and parking lot. As I noted above, the code requires there be at least 10 trees per acre on the site. For this 1.51-acre site, the code requires there be at least 15 trees on the property after the construction is complete. As such, the applicant will need to add trees to the proposed landscape plan to meet the requirements of the tree replacement code of the city. The city should require the developer to plant at least four more trees in this development (for a total of 15) to replace at a two-to-one ratio the nine trees that he will be removing. Watershed District The Ramsey/Washington Metro Watershed Distdct reviewed and approved the development and has issued Mr. Brandt a permit. Drainage Concems At least two of the neighbors expressed concem over the potential for increased runoff and flooding due to this development. Specifically, there are properties to the south and west of the site that have Iow areas that tend to collect storm water and this water does not drain off quickly. The city should require that the grading/drainage plan would not increase the storm-water flow onto any neighbor's land. Erin Laberee of the City Engineering department reviewed the proposed project plans and has several comments about the proposed grading, drainage and sewer plans. (Please see the comments from Edn starting on page 35.) As proposed, the utility plan shows most of the storm water from the site, including the parking areas and driveways, going first into a new storm water pond or rainwater garden on the southwest comer of the site before it discharges into the existing ponding area to the west of the site. In times of large storms, storm water may overflow out of this ponding area to the west into Kohlman Creek. The city will not need drainage and utility easement over the ponding area, as it will be a pdvate ponding area. The city engineering department will require the applicant and his engineer to make all the necessary changes to the plans and to design the project to meet all their comments before they start construction. Design Review Building Design and Exterior Materials The proposed buildings should be attractive and would be compatible with the design of the existing nearby homes. The town houses would have two stories above grade and each unit would have an attached two-car garage. As proposed, the buildings would have an exterior of horizontal vinyl siding with bdck veneer or stone accents, white vinyl-clad windows, and the roof would have brown asphalt shingles. (See the applicant's statement starting on page 14, the building elevation 3 drawings on page 34 and the proposed project plans.) The developer has proposed earth tone colors for the siding. As proposed, the buildings and their colors would be compatible with those in the area. The site and grading plans also show three additional buildings on the site including two sets of garages and a community/maintenance building. The applicant's statement notes that these buildings will have brick or stone accents, siding and shingles to match the triplexes. The city code requires such accessory buildings to be at least 10 feet apart. While it makes sense for the developer to include such buildings on the site, the city will need to approve the plans, elevations and materials for each of the accessory buildings. Landscaping The proposed project plans keep many of the existing trees around the perimeter of the site. As proposed, the developer would plant 11 larger (replacement) trees in the development. These include honey locust and maple trees, primarily near each unit. (See the plan on page 29.) The landscape plan (page 29) and details (pages 30 - 33) also show the proposed plantings near the driveway and parking areas will include a spirea, junipers, dogwoods and arborvitaes. While the landscape plan is a good start, the developer should add more trees for screening along the north and east sides of the site. The purpose of these plantings is to screen the new townhouses from the businesses to the north and from the existing houses to the east. The applicant should revise the landscape plan to show additional trees in these areas so they are consistent with Maplewood ordinance standards (for size and height). The plantings proposed around foundations of the units and in the proposed detail areas should remain on the plan. In addition to the above, all yard areas should be sodded (except for mulched and edged planting beds). Fencing/Screening This site has commercial properties on its north side, including the Outback Steakhouse and the US Bank with its ddve-up teller lanes. It would be prudent for and helpful to the residents of the new town houses if the developer installed screening along the north and east sides of the project to help ensure that the new residents and the parking areas are separated from the adjacent commercial properties and residential properties. Staff is recommending that Mr. Brandt add several black hills spruce and Austdan pines in detail areas C and D to provide additional screening between this site and the adjacent properties. Site Lighting The applicant prepared a site lighting plan for the development that shows the installation of six light posts to provide lighting for the parking areas. The city code requires the light fixtures to have a design that hides the bulb and lens from view. This plan, however, does not show any detail about the height or style of these poles or about the proposed lighting on the buildings. In addition, the proposed plan shows little, if any, lighting along the ddveway into the site. The applicant should revise the lighting plan in several ways. First, the plan should show how the lighting on the buildings would add to the site lighting. Secondly, the plan should have additional lighting near the driveway, so it is adequately lit. Finally, the plan should show details about the proposed light poles and fixtures to ensure they meet the city code requirements and so they are a design that hides the bulb and lens from view to avoid nuisances. 4 Police Department Comments Lt. Kevin Rabbett of the Maplewood Police Department noted no public safety concems and that the extra garage space is a good idea and should deter theft from vehicles. Fire Marshal Comments Butch Gervais, the Maplewood Fire Marshal, wants the city to make sure the end of the driveways are large enough for proper snow removal and for the maneuvering of emergency vehicles. He also noted that if a townhouse building has more than 8,500 square feet of space that the code requires sprinkler protection throughout the building. Mr. Gervais also recommended that the city not allow over night sleeping in the community room unless the owner puts in place all necessary life/safety features and requirements. RECOMMENDATIONS A. Approve the Mapletree Townhomes preliminary plat (received by the city on May 24, 2004). The developer shall complete the following before the city council approves the final plat: 1. Sign an agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. b. Place temporary orange safety fencing and signs at the grading limits. c. Pay the city for the cost of traffic-control, street identification and no-parking signs. d. Provide all required and necessary easements (including all utility easements and ten- foot drainage and utility easements along the front and rear lot lines of each lot and five-foot drainage and utility easements along the side lot lines of each lot). 2. Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, tree, and street plans. The plans shall meet all the conditions and changes listed in the memo dated June 8, 2004, and shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. b. The grading plan shall: (1) Include proposed building pad elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. (2) Include contour information for all the land that the construction will disturb. (3) Show housing pads that reduce the grading where the developer can save large trees. (4) Show the parking lot and driveway grades as allowed by the city engineer. 5 (5) Include the tree plan that: (a) Shows where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (b) Shows no tree removal beyond the approved grading and tree limits. (6) Show drainage areas and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the runoff from site and from the surrounding areas. c. The driveway, parking lot and utility plans shall show the: (1) Water service to each lot and unit. (2) Repair of Southlawn Ddve (street and boulevard) after the developer connects to the public utilities and builds the pdvate driveways. 3. Paying for costs related to the engineering department's review of the construction plans. 4. Change the plat as follows: a. Add drainage and utility easements as required by the city engineer. This shall include an easement for the water main and easements for any other public utilities on the site. The Saint Paul Regional Water Services (SPRWS) shall approve the description and location of the easement for the water main. b. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. c. Label the common area as Outlot A. 5. Secure and provide all required easements for the development including any off-site drainage and utility easements. 6. The developer shall complete all grading for public improvements and overall site drainage. The city engineer shall include in the developer's agreement any grading that the developer or contractor has not completed before final plat approval. 7. If necessary, obtain a permit from the Ramsay-Washington Metro Watershed Distdct for grading. 8. If the developer decides to final plat part of the preliminary plat, the director of community development may waive any conditions that do not apply to the final plat. Submitting the homeowners' association bylaws and rules to the city for approval by the director of community development. These are to assure that there will be one responsible party for the maintenance of the pdvate utilities, parking areas, driveways, landscaping and common areas. 10. Record the following with the final plat: 6 Bo a. All homeowners' association documents. b. A covenant or association documents that addresses the proper installation, maintenance and replacement of any retaining walls. The applicant shall submit the language for these dedications and restrictions to the city for approval before recording. 11. Obtain a NPDES construction permit from the Minnesota Pollution Control Agency (MPCA). ^pprove the plans date-stamped May 24, 2004, (site plan, landscape plan, grading and drainage plans and building elevations) for the Mapletree Townhomes on the west side of Southlawn Ddve. The city bases this approval on the findings required by the code. The developer or contractor shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: a. Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation and contour information. (b) Include contour information for the land that the construction will disturb. (c) Show sedimentation basins or ponds as may be required by the watershed board or by the city engineer. (d) Show all proposed slopes steeper than 3:1 on the proposed construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. This shall include covedng these slopes with wood-fiber blankets and seeding them with a "no mow" vegetation rather than using sod or grass. (e) Show all retaining walls on the plans. Any retaining walls more than four feet tall require a building permit from the city. (f) Show as little disturbance and tree removal as possible on the west and south sides of the site (near the park). (3) The tree plan shall: (a) Be approved by the city engineer before site grading or tree removal. (b) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. In addition, this plan shall show the planting of at least 10 replacement trees on the site. (c) Show the size, species and location of the replacement trees. The deciduous trees shall be at least two and one half (2 1/2) inches in diameter and shall be a mix of red and white oaks and sugar maples. (d) Be consistent with the approved grading and landscape plans. (e) Show no tree removal beyond the approved grading and tree limits. (4) All the parking areas and driveways shall have continuous concrete curb and gutter except where the city engineer decides that it is not needed. (5) The design of the ponding area and the rainwater garden(s) shall be subject to the approval of the city engineer. The developer shall be responsible for getting any needed off-site utility, grading or drainage easements and for recording all necessary easements. (6) The driveways shall meet the following standards: 24-foot width--no parking on either side and 28-foot width--parking on one side The developer or contractor shall post the driveways with no parking signs to meet the above-listed standards. (7) The developer shall disturb as little as possible of the area along the west and south property lines. The applicant shall change the grading plan for this part of the site as recommended by the city engineer. b. Submit a certificate of survey for all new construction and have each building staked by a registered land surveyor. c. Submit a revised landscape plan to staff for approval that incorporates the following details: (1) All trees would be consistent with city standards for size, location and species. (2) The manicured or mowed areas from the natural areas. This shall include planting (instead of sodding) the disturbed areas around the ponding area and the rainwater gardens with native grasses and native flowering plants. The native grasses and flowering plants shall be those needing little or no maintenance and shall extend at least four feet from the ordinary high water mark (OHWM) of the pond. This is to reduce maintenance costs and to reduce the temptation of mowers to encroach into the gardens. Specifically, the developer shall have the natural areas seeded with an upland mixture and lowland mixtures as appropriate. 8 (3) The maple trees must be at least 2 1/2 inches in caliper, balled and burlapped. (4) The plantings proposed around the front of the units shown on the landscape plan date-stamped May 24, 2004, shall remain on the plan. (5) In addition to the above, the contractor shall sod all front, side and rear yard areas (except for mulched and edged planting beds and the area within the ponding area). (6) The contractor shall restore the Southlawn Drive boulevard with sod. (7) Adding ten more evergreen trees (Black Hills spruce or Austrian pines) along the north and east property lines of the site (in Detail areas C and D). These trees are to be at least six feet tall and the contractor shall plant these trees in staggered rows on the berm. (8) As much of the existing vegetation (including the trees) remaining along the westerly and southerly property lines as possible. (9) Foundation plantings near and around the buildings and additional screening (with trees and other materials) between the proposed buildings and Southlawn Ddve. (10) The in-ground lawn-irrigation system. d. Submit an in-ground lawn-irrigation plan to staff showing the location of sprinkler heads. e. Get the necessary approvals and permits from the watershed district. Submit a revised site lighting plan for city approval. This plan shall show how the lighting on the buildings would add to the site lighting, and the plan should have additional lighting along the main driveway, so it is adequately lit. This plan also shall show details about the proposed light poles and fixtures to ensure they are a design that hides the bulb and lens from view to avoid nuisances. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and from adjacent residential properties. g. Have the Saint Paul Regional Water Services (SPRWS) approve the proposed utility plans. h. The fire chief shall approve the access to the back (west side) of the buildings for firefighting needs. Submit plans for city staff approval for any outdoor trash or recycling containers and enclosures. If the developer wants to build such facilities, the enclosure shall have materials that are compatible with the buildings, and they shall have gates that are 100 percent opaque. j. Submit for city approval revised building plans and elevations that show or include (but are not limited to) the shutters and window grids, and provide more detail about the brick or stone accents and that add more brick on the east building elevations. k. Submit for city staff approval the site and building plans and elevations for the maintenance/community and garage buildings. These buildings shall be at least 10 feet apart and shall have a style, finish, materials and colors consistent with the main buildings on the site. I. Present a color scheme for the buildings with a variety of colors to staff for approval. m. Provide the city with a letter of credit or cash escrow for all required exterior improvements. The amount shall be 150 percent of the cost of the work. 3. Complete the following before occupying each building: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards. Sod all landscaped areas, except for the area within the easement, which may be seeded. c. Install continuous concrete curb and gutter along all intedor driveways and around all open parking stalls. d. Install reflectorized stop signs at the exit, a handicap-parking sign for each handicap- parking space and addresses on each building for each unit. In addition, the applicant shall install Uno parking" signs within the site, as required by staff. e. Construct trash dumpster and recycling enclosures as city code requires for any dumpsters or storage containers that the owner or building manager would keep outside the building. Any such enclosures must match the materials and colors of the building. f. Install and maintain all required landscaping and an in-ground sprinkler system for all landscaped areas (code requirement). g. Install on-site lighting for security and visibility that follows the approved site lighting plan. All exterior lighting shall follow the approved lighting plan that shows the light spread and fixture design. The light fixtures must have concealed lenses and bulbs to properly shield glare from the adjacent street right-of-ways and the nearby homes and residential properties. h. Install a six-foot-high solid screening fence or additional landscaping along the east and north property lines of the site where the vegetation does not adequately screen the town houses and the parking areas from the businesses and the existing dwellings. These additional materials are to ensure there is at least a six-foot-tall, 80 percent opaque screen on these sides of the site. The location, design and materials of the fence or the additional landscaping shall be subject to city staff approval. 10 The owner shall provide all required life/safety features in the community room/building to the satisfaction of the building official and the fire marshal before allowing anyone to sleep in that space. j. The developer or contractor shall: Complete all grading for the site drainage, complete all public improvements and meet all city requirements. (2) Place temporary orange safety fencing and signs at the grading limits. (3) Remove any debds or junk from the site. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. The above-required letter of credit or cash escrow is held by the city for all required extedor improvements. The owner or contractor shall complete any unfinished landscaping by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. c. The city receives an agreement that will allow the city to complete any unfinished work. All work shall follow the approved plans. The director of community development may approve minor changes. 11 CITIZENS' COMMENTS I surveyed the owners of the 25 properties within 500 feet of this site. The one reply had the following comments: Grade changes are too steep on the southern and east end of the property. A sidewalk or path is needed to get from the neighborhood to the library. The intersection at Southlawn and Beam Avenue is poorly designed for any more traffic. (Mielke - 2796 Southlawn Drive) 12 REFERENCE INFORMATION SITE DESCRIPTION Site size: 1.51 acres Existing land use: Vacant SURROUNDING LAND USES North: South: West: East: US Bank and Outback Restaurant on Beam Avenue Single dwelling on Southlawn Ddve City park property Dwellings on Southlawn Ddve PLANNING Existing Land Use designations: R-3(M) (medium density residential) Existing Zoning designation: R-3(C) (multiple dwelling - townhouses) Application Date The city received all the application materials for this request on May 24, 2004. State law requires the city to take action on this request by July 21, 2004, unless the applicant agrees to a time extension. p:sec 3~laple Tree TH - 2004.mem Attachments: 1. Applicant's Statement- Development Overview 2. Applicant's Statement - Grading - Watershed - Utilities 3. Applicant's Statement- Community Design Review Board 4. Location Map 5. Property Une/Zoning Map 6. Proposed Preliminary Plat 7. Proposed Grading Plan 8. Proposed Drainage Area Map 9. Proposed Utility Plan (No. 1) 10. Proposed Utility Plan (No. 2) 11. Proposed Landscape Plan 12. Landscape Plan Detail - Plan A 13. Landscape Plan Detail - Plan B 14. Landscape Plan Detail - Plan C 15. Landscape Plan Detail - Plan D 16. Proposed Building Elevations 17. Comments from Erin LaBeree dated June 8, 2004 18. Project Plans (separate attachments) 13 May 21, 2004 To: From: 2831 5outhlawn briv¢, Maplewood, NtN 55109-1146 Fax; 651-748-1Z84 · jonbrandt~aol.corn · Phone: 651-777-5004 Community Development City of Maplevvood Jon Brandt, owner/developer Attachment 1 Mapletree Townhomes Development Overview Mapletree Townhomes has incorporated as a non-profit association in order to form a common interest community for a 1.51 acres site on Southlawn Ddve. The property is properly zoned R- 3C, with a density for nine townhomes. The development site borders properties with zoning for different uses, and provides .transition from commercial BCM (US Bank and Outback Steakhouse) to the north, to R-2 and R-1 to the east and south. To the west is the Hazelwood park reserve. The site plan considers adjacent residential and commercial development, and takes advantage of the quiet westerly exposure to the park reserve. There are a total of six buildings in the development: three triplexes, two sets of garages, and a community building. Some of the townhomes will be retained by the owner-developer as rental property. Others will be sold, with market demand. The Townhomes Each of the nine townhomes will have 2,200 ft2 finished living area on three levels, with three bedrooms and three bathrooms. The living room and dining room are west facing with views of the park reserve and sunsets. The dining room opens to an 8' x 16' deck. The living room features a 12-foot ceiling and a gas fireplace. The kitchen and dining room have nine-foot ceilings, an island workspace, and oak cabinetry. The upper-level features a computer loft balcony that overlooks the living room, two bedrooms two bathrooms, and a hallway closet. The main bedroom suite has a six-foot vanity with double sinks, oak linen cabinet, shower bay, and a large walk-in closet. The lower level has a family room with a walkout patio to the woods, a bedroom and bathroom, and a laundry-utility room. The two-car tuck-under garage has extra storage space. The Detached Garages Homeowner's today can't seem to find enough storage and garage space. Three car garages are becoming the norm for new home construction. Two buildings with single-car garages will be located at each end of the development, for a total of ten detached garages. Each building will have nine-foot ceilings and five separate 10'x20' garage stalls, to be used for cars, boats, sport vehicles, or general storage as needed by residents. The garages will initially remain under association control to be available to residents under association rules. Eventually the garages may be dedicated individually to each of the nine townhomes with the tenth garage retained by the association for grounds maintenance. APPLICANT'S STATEMENT 14 Map~etree Townhomes Development Overview - Page 2 of 2 The Community Building The Community Building is 800-ft2 with a handicap accessible bathroom, workshop and utility room. Initially the building will be a construction office, and then a rental/sales office. The workshop will provide storage space for building materials and construction equipment. The utility room will have central laundry equipment and controls for landscape irrigation and outdoor lighting. Eventually the 400-ft2 community room will be available for homeowners and residents for a vadety of uses, perhaps as an entertainment center, overnight housing for guests, exercise center, association meeting room, or association office. Site Development A landscaped mailbox island will define the entry to the development. This will also serve to alert traffic coming down Radatz to the private driveway. Landscaping plans have been provided by Bachman's Landscape Services. Only five large omamental trees (as defined by the city) have to be removed, and will be replaced by at least seven trees, mostly maples. A wooded area on the SE comer of the site will be retained to provide some natural screening for the two adjacent R-1 properties. The construction schedule is to begin with preliminary surveying and soil testing, followed by clearing of trees and brush. Once approvals are in place, permits will be requested for general excavating and installation of utility lines. A temporary gravel driveway will be completed early in the construction process. The first building permit applications will be for the northern garage building, the community building, and one triplex on the northern end. In order to complete a semi-final grade, control erosion, and manage storm water runoff, the basements of the second and third triplexes may be completed eady. This would allow the installation of curbing, a construction layer of asphalt paving on the ddveway and parking areas, and substantial completion of the rainwater collection system. With the completion of the first triplex, some landscaping will be installed. Construction on the second and third tdplex is expected to commence in the fall. The remaining triplexes, south garage building, all landscaping, and final driveway paving should be completed in 2005. 15 May 21, 2004 To: From: 2831 5outhlawn Drive, Maplewood, MN 55109-1146 Fax: 651-748-1284 · jonbrandt~aol.com · Phone: 651-777-5004 Community Development Public Works City of Maplewood Jan Brandt, owner/developer Attachment 2 Mapletree Townhomes Notes for Grading - Watershed - Utilities Grading The grading plan may need to be adjusted for soil conditions, pending a soil report. Elevations of buildings will be adjusted for stable soil. It may be necessary to remove soil or bring in fill. Elevations may also be adjusted for proper drainage, and to minimize exporting or importing soil/fill. The elevations on the second and third triplexes may have to be adjusted, up or down, from the projections on the grading plan. Watershed Our civil engineers, Metro Land Surveying and Engineering completed rainwater calculations and submitted a plan for collection, ponding, and overflow discharge to Kohlman Creek, which runs through the Hazelwood park reserve west of the property. This plan was submitted to the Ramsey-Washington Watershed District in April 2004, and according to Metro Land Surveying, it was approved pending some minor modifications. Also, according to the Watershed District, the development is of sufficient distance from the designated wetland area within Hazelwood park reserve as to not require any further permits for wetland considerations. Utilities Water There does not appear to be any complications with supplying water lines to the property. The existing water main in Southlawn Ddve has an 8" tap stubbed into the property. The Maplewood Fire Marshall reviewed the preliminary site plan and indicated that the existing fire hydrant at the driveway entrance on Southlawn is sufficient in size and location to meet the needs of the fire department. Sewer There are complications with sewer lines. The southem most tdplex lot is below the existing sewer line on Southlawn, preventing a sewer gravity feed east to the street. This problem could be resolved with a private lift station that would discharge sewage to manhole 22-79 at the intersection of Southlawn Drive and Radatz. An alternative was proposed a couple years ago by the City Public Works Department, to discharge sewage by gravity to manhole 22-67, just 80 yards southwest of the site, which is about 15' below the development site. There are pros and cons to each plan, described below. 16 Mapletree Townhomes Development Grading, Watershed and Utility Notes - Page 2 of 3 We are submitting two utility plans, each with an alternate sewer line discharge from the site: Plan U-I proposes a 242' common 8" sewer line, exiting SW from the site to existing manhole 22-67. The difficulty of this plan is that the sewer line would cross approximately 25 feet of city property and approximately 205 feet of Ramsey County Open Space. Manhole 22-67 and the existing feed-through sewer lines are within a wetland area. To access this manhole would require approval from both Maplewood and Ramsey County. The major advantage of this plan is that a gravity feed sewer system is likely to require little or no maintenance for the next 200 years, or longer - the life of these townhomes and beyond. According to Larry Holmberg (651-748-2500) of Ramsey County Parks and Recreation, the county generally does not require an easement for sewer lines crossing county property, but indicated that the county does not consider requests for sewer line crossings from pdvate individuals, only from municipalities. Therefore the proposal would have to be approved first by the city. Plan U-2 proposes a 240' common 8" sewer line from a private on-site lift-pump station, east to existing manhole 22-79. One advantage to this plan is that the sewer line on Southlawn has already been extended from the street (to serve an adjacent property). This saves the expenses of opening the street, tapping into the sewer, and repairing the street. Another advantage of this plan is that it is "the path of least resistance." In a recent discussion with a city engineer this seemed to be a preferred plan, and it doesn't require approval from Ramsey County. The major disadvantage of this plan is the sewage lift-system itself. The initial cost of installation is high, and those costs are a fraction of the on-going expenses - not just for the life of the townhomes, but in perpetuity. According to Bruce Botko, Tri-State Pumps, (763-478-2000) the initial cost of the lift-system is expected to be in the $20,000 range, depending on features. A minimal system requires a holding tank, control panel, and two pumps, which work alternately and serve as back-ups. A generator system, to avoid sewage backups dudng power failures, would be additional, both in upfront costs and in maintenance. The gdnders inside the pumps need to be periodically replaced, and they occasionally jamb on debds, requiring emergency service to avoid sewage backups. The pumps have a life expectancy of ten to fifteen years. The system also requires dedicated electdc service, with monthly electdc bills. 17 Mapletree Townhomes Development Grading, Watershed and Utility Notes - Page 3 of 3 Our Proposal Both sewer proposals have significant upfront costs. A gravity sewer line to manhole 22-79 will require city and county approval, legal fees, engineering, surveying, applications, hearings, excavating, piping, manholes, connections, erosion control and restoration. It's possible that the gravity feed sewer costs could approach a lift-pump system. But if one compares the long-term costs of gravity vs. lift-pump, over the life of current and future townhomes (two hundred years or longer), there's no comparison. Adding together the cost of installation, operating expenses, maintenance, and pump replacement costs over a one hundred year life of the proposed townhomes, homeowners would easily pay more than $100,000 to operate a lift pump system. It's easy to trivialize this expense by breaking it down to a monthly cost per unit, but gravity is free. A lift pump system must be maintained in perpetuity. Tri-state Pumps would like to sell a lift-pump system, however their rep advised that a lift pump is a poor alternative to gravity and should only be considered in those situations where there is no altemative. As a developer, if the initial costs were comparable, it would be very easy to take the path of least resistance and ignore future utility costs to residents. However dozens of future homeowners would ultimately bear all the expenses and future problems of a lift-pump system. On recommendations from our civil engineers and other consultants, we're asking the city to support Metro Engineering Plan Ul for a sewer connection to manhole 22-67 under Plan A or Plan B (below), or with modifications acceptable to the city: Plan A: The city council grants sewer access over the 25 feet of city property to the owner/developer and provides a resolution requesting the county and the watershed distdct for permission to cross county property to manhole 22-67. No large trees to be removed, and no lasting damage to the open space, park preserve or wetland. The developer will bear all costs involved in making the sewer connections and restoring the natural landscape. The owner(s) will maintain it as a pdvate sewer line or dedicate it to the city, as the city may require. Plan B: The city council approves an 80-yard extension of the sewer line from manhole 22-67 to the property, at developer's expense. The city obtains county and watershed approval. The developer will bear all costs involved in making the sewer connections and restoring the natural landscape. 18 May 21, 2004 To: From: 2831 5outhlawn Drive, Maplewood, MN 55109-1146 Fax: 651-748-1284 · jonbrondt~ool.com · Phone: 651-777-5004 Community Development City of Maplewood Jon Brandt, owner/developer Attachment 3 Mapletree Townhomes Notes for Community Design Review Board Landscaping Landscape Design There are six general landscape design areas. Bachman's Landscape Services completed landscape designs for the high-visibility areas: Plan A: Street Entry - This plan was designed to provide both an attractive entry to the development and some screening to the residential property to the south. It might also handle some of the run-off from the pdvate driveway. Plan B: The Ddveway Island - This landscaped island median serves several purposes: First, to provide clear indications of a private drive for traffic coming down Radatz. Second, to further define the entry to the townhomes with landscaping that is consistent with other areas of the development. Third, to provide an attractive and convenient mailbox location with easy access for both the post office and residents. The mailbox island will be curbed, with prominent landscaping and reflectors for high visibility, and Iow growth to ensure unobstructed views for ddvers. Plan C: North Parking Area - This plan was designed to provide attractive landscaping for a high-visibility area and some screening for the R-2 property to the east. The landscaping extends from the ddveway to the Community Building and adjacent patio. Plan D: Northem Property Edge - Landscaping in this area is designed to compliment both the exterior of the adjacent townhome and the view of the development for commercial traffic at the US Bank driveway. Along with existing oak trees the final landscape design will provide some screening.. Deferred Landscape Plans - There are two areas for which landscape planning has been de~erred. The south parking area will require extensive grading and perhaps retaining walls. A final landscaPe plan for this site will be adjusted for final grading. The landscape design will be substantially similar to Plans A and C. The other area for deferred landscape planning is the pond area and the south property edge. A final plan is not available at this time for the extensive grading and ponding required for on-site rainwater collection. The southeast comer of the development is adjacent to R-1 property. The existing woods in that comer of the property are to remain as a natural screen. A set of five garages will provide additional screening at both the north and south ends of the-driveway. Bachman's Landscape Services has suggested lilacs or vibumum plantings around the base of the garages. ]9 Landscaping (cont) Mapletree Townhomes Development CDRB Notes - Page 2 of 3 Park Reserve Border (west property edge) The nine townhomes will all have west facing walkout lower levels to the Hazelwood Park Reserve. Because of the natural beauty of this area it is our intention to seed this area, with an undefined border with the woods. There may be some Iow retaining walls along this border, as desirable to control the grade. There will be a woodchip pathway and Iow voltage lighting along the park reserve edge, with access at both the north and south ends, and perhaps between the buildings. With permission from the city, the developer would extend the woodchip pathway into the park reserve to facilitate access to Hazelwood Park. Rainwater Pond The rainwater collection pond in the SW comer will be designed to be not just functional for collecting storm water run-off from the driveway, but also an aesthetic asset to the development. The pond will be landscaped with daylilies and natural grasses, and may be tiered with one or two retaining walls. The woodchip pathway along the park reserve border will extend around the rainwater pond. Sod Areas not designated for a landscaping plan will be sodded upon completion of each phase of development. Temporary seeding or other measures will be utilized for erosion control, when and where necessary. Trees Trees to Remove There are only five large trees (as defined by the City) that need to be removed, as marked on the site plan. The rest of the property will be cleared of poplar, cottonwood, buckthom, and sumac. Trees Retained A wooded area in the SE comer of the development will be retained and left natural to provide a screen for the adjacent R-1 properties. There are several existing trees that are in locations that can be protected from excavation, roads, and buildings, including two maples, three mature oaks, and some small oaks near the north property line. Trees to Plant The Bachman's Landscape plan calls for two ornamental trees in the landscape Plan C: a honey locust and a Japanese tree lilac. At least five additional 2%- inch maples will be transplanted to the site. The developer's preference is for "Northwoods" maples but a variety of maples may be desirable. Irrigation System An automatic underground irrigation system will be installed at the completion of the development. Irrigation will be controlled from the utility reom in the Community Building. Irrigated areas will include both sides of the driveway, and all landscaped areas (except the mailbox island). Areas not planned for irrigation include the existing woods (SE comer), the western park reserve border, and the southem border - wild/natural landscaping around the rainwater pond. 20 Lighting Mapletree Townhomes Development CDRB Notes - Page 3 of 3 Common area lighting is designed to provide residential lighting at six locations surrounding the parking areas, as indicated on the site plan. Residential style lampposts with Iow wattage bulbs will accent the landscaping, provide adequate illumination for nighttime safety, and gentle enough to not be annoying to townhome residents or nearby R-1 and 1:{-2 property. Some landscaped areas, and the western park reserve border is expected to have Iow-voltage pathway lighting. All lighting will be controlled from the utility room in the Community Building, or at landscape sites. The six lampposts for security lighting will be illuminated dusk to dawn. Parking The development will have eleven off-street parking places including one for handicap access adjacent to the Community Building. These parking spaces are in addition to the two parking spaces in front of each unit's double-car garage. The additional parking is customary in such developments because of the distance to "overflow" on-street parking, and desirable so that homeowner's garages are not blocked by guest parking. Buildings - Exterior Elevations There are a total of six buildings in the development: three triplexes, two sets of garages, and a community building. The three triplexes will be vinyl lap siding, with two complimentary earth-tone colors. Side and rear elevations will split the colors at the story line. Front elevation siding colors will split along the recess-cantilevers. Front elevations will have brick or stone accents, on both sides of each garage door. Entryways will be vinyl lap siding. Exterior lighting (homeowner controlled) and house numbers will be prominent between garage and entry doors. Roofing will be brown 30- year architectural shingles. Soffits and fascia will be white aluminum. Garage doors are white or sandstone raised panel steel. All windows will be double hung with white vinyl exteriors. Upper window sashes and all patio doors will have gdlls in the airspace. Windows on the front elevations will have shutters. Gutters and downspouts will be installed on the front and rear rooflines of the triplexes. Decks will be built with treated wood and stained. Front doors will be insulated steel recessed lower panels with brass and glass upper windows. A 20'x50' building containing five single-car garages will be located at each of the north and south ends of the development. Each garage building will have nine-foot ceilings and five raised panel white or sandstone steel garage doors. Vinyl siding will be one of the color tones to match the triplexes. Roofing will be brown 30-year architectural shingles. Soffits and fascia will be white aluminum. The front facade of the garages will have brick or stone accents to match the triplex buildings. The Community Building will architecturally match the garage buildings with one-tone color siding, nine-foot ceilings, white soffit-fascia and brown 30-year architectural shingles. The 20'x40' building will have one garage door, a patio door, and extedor doors on three sides. The main entry door, on the south side, will match the brass and glass entry doors to the townhomes. The community room will have grill-in-glass sliding windows, to maximize light and ventilation. ;)1 Attachment '4 MAPLEWOOD MALL Z Z O3 BEAM AVE ~'~'////0 0 D MALL MESABIAVE RADATZ AVE Hazelwood Park (/) Z LOCATION 22 MAP < -< m KOHLMAN AVE COUNTY ROAD C L/,J I /-U T AtJ~:¢hm~nt BEAM AVE 5 F OUTBACK., J 2831" ~12809i, 2799 ' T 7O 2838 R2 ~'17~ ~8o9 Rl18~ 2830 ~ 2812 1825 RADATZ AVE ~2804 2796 2786 2778 1800. ' ~ 1808 1816 1826 Hazelwood Park .; 2772 ?2764 18: MESABI AVE ~ Attachment 6 S88'48'14'E 160.18 ~;~9'47'30'E N38'23'46'V $89o44,1~-E 64.00 2 64,00 $89'47'30°£ 3 N37 ' ~89'47' 30.00 64.00 N88'48'14'%/ 30.00 \ 2839 2831 S88'48'14'~' 125.02 L_ RADA'I-Z STREET WALL F£S 204 15' ENDWALL INV: 892.18 8$g,go 91¸ HWL 900.09 NWL 895,50 121,4L~c p o 6.oo~. CBMH 200 CBMH 203 f'ES 202 CBMH 201 RIM: 909.89 RIM: 895.50 12" ENDWALL RIM: 909.79 INV: 900.14 INV: 892.50 INV: 899.00 tNV: 899.84 (Gl DETAIL) ........... 921 .................... 921 .................... Attachment 7 RIM 920.B5 INV. 907.45 STREET RIM 921.01 )NV g{~.18 (N) INV 905.06 (E) INV 904.g5 ($) PROPOSED GRADING 25 PLAN T Attachment 8 0 30 45 60 90 120 SCALE IN FEET $. ~d..[VATIO4~ ARr FINISH ORAD~ WALL 9~, -- ~-1 ....... 921 ........... ,! HWL 900.09 NWL 895,50 ~ m -, ,- m PROPOSED DRAINAGE AREA POND DETENTION I STREET PROPOSED DRAINAGE AREA MAP ~ Attachment 9 MH 100 RHd: 912.56 IN )NV: 901.66 OUT iNV: 901.56 8' S~JB 6' D.I WATERMAIN WAll FPS 204 15' ENDWALL INV: 892.18 RiM: 900.40 IN INV: 896.45 OUT Il,IV: .,,L ,0~,~ ,2~'~ o..~ 200 CBMH 205 FPS 202 o s.~xCBMH 201 RIM: 909.89 RIM: 895.50 12" ENDWA~ RIM: 909.79 INV: 9~.14 STREET ·· · PROPOSED UTILITY PLAN ~o. /.~ ~' Attachment l0 WAll F£$ 204 15" ENDWALL MH 102 RIM: 918.20 906.99 RIM: 913.O0 OUT INV: 906.35(E) tNV: 897,90 [~" D.L WAT~RMAIN CBMH 203 FES 202 RIM: 895.50 12" ENDWALL INV: 892,50 INV: 899.00 (Gl DETAIL) CBlaH 200 CBMH 201 RIM: 909.89 RiM: 909.79 tNV: 900.14 INV: 899.84 PROPOSED UTILITY 28 PLAN Attachment 11 Attachment 12 I LANDSCAPE PLAN DETAIL - PLAN A I I ]"1-__. I 30 T Attachment 13 Attachment 14 Attachment 15 Attachment 16 PROPOSED BUILDING ELEVATIONS ,,. 34 T ~ Attachment 17 Enl~ineerinl~ Plan Review PROJECT: Mapletree Townhomes PROJECT NO: REVIEWED BY: Erin Laberee, Maplewood Engineering Department DATE: June 14m, 2004 Jon Brandt is proposing to develop a 1.51-acre site off of Southlawn Drive into 9 townhomes. The site is located west of three existing residential properties and east of the Hazelwood Park Preserve. The developer is proposing that runoff fi.om the site be treated in an onsite pond before it discharges into Kohlman Creek. Drainage The proposed pond is neither a NURP pond nor an infiltration basin. The project engineer must redesign the pond as a NURP pond or as an infiltration basin. A NURP pond must meet NURP removal rates standards and include a 1 O-foot bench. If the project engineer designs the pond as an infiltration basin, it must be able to store and infiltrate the runoff fi.om a 1.5" rainfall event. The project engineer shall provide supporting drainage calculations to the city engineering department for the pond design. Infiltration basins typically include rock sumps. The sumps consist of 1.5" of clean, clear rock wrapped in Type 5, geotextile filter fabric, (felt). The contractor places the top of the rock infiltration sumps about 12" below the finished bottom of the basin. If the developer uses rock sumps, the project engineer shall provide a detail and description of how the contractor is to construct the sumps. 2. The proposed catch basin prior to the IrES 202 shall include a 2' sump. The outlet structure fi.om the pond includes a 4-inch orifice. Small orifices are prone to plugging. The city does not recommend the use of orifices smaller than eight inches. The adjacent property owner at 2799 Southlawn Drive has expressed concerns regarding the grading and drainage of the proposed development. The proposed grading plan shows that the majority of runoffto the south will be captured in a swale and routed to the pond. There will be minimal runoff fi.om this site that will flow onto the adjacent property at 2799 Southlawn Drive. The developer shall ensure that the contractor will make every possible effort to prevent runoff fi.om entering the property at 2799 Southlawn Drive. 5. There is a need for additional inlet capacity for storm water nmoff. The project engineer shall add a catch basin upstream of the two proposed catch basins. The 35 project engineer shall ensure that there is adequate inlet capacity in the catch basins to prevent ponding in the parking lot that would overtop the curb. o The applicant shall provide more detailed information about the storm sewer outlet from the pond into city property. There is a need for additional contour information to know how the discharge fi.om the pond will affect city property. The applicant shall provide supporting information as to why direct discharge from the pond into city property is necessary. It is recommended that the discharge be directed into an infiltration trench (or implement a similar method) to lessen to the impact of concentrated flows. The applicant shall ensure that adequate erosion comrol measures are taken to protect the city's property during and at~er construction. Grading and Erosion Control 1. The applicant shall provide a detailed erosion control plan. The grading plan shall include top and bottom retaining wall elevations. The city will require a building permit if the retaining wall is greater than 4 feet in height. The contractor will need to submit a detailed plan of the retaining wall when applying for a building permit. Utilities The applicant has proposed two sanitary sewer alternatives. The first option involves the construction of a gravity sewer line through Ramsey County Open Space. This option would require the city to acquire an easement for the proposed sanitary sewer line from Ramsey County. The proposed sanitary sewer line would then become a public utility and would be maintained by the city. The construction of a gravity sewer line would require the removal of many trees and a portion of the sewer would be located through an existing wetland. Construction of and access to this sewer line would be very difficult. The city also is concerned that connecting the proposed sewer line to the existing manhole may cause damage during construction due to the fact that the existing manhole is located in a wetland. This alternative proposes the sewer mainline and services be located behind the buildings. This does not allow the city access to the sewer line. The city requires the sewer be located in the front of the buildings where it can be accessed by vehicles from the parking lot. This option is not preferred by the city due access and site concerns. The city is not willing to take over ownership and maintenance responsibilities for the proposed gravity sewer line. The second alternative involves the developer connecting into an existing sanitary sewer manhole on Southlawn Drive. This alternative would require the developer to install a pump station for the sewer because the proposed site and the proposed sewer would be lower than Southlawn Drive and lower than the existing sewer. 36 l The city prefers this option because the sewer line would remain private and the city would not need to obtain easement rights from Ramsey County. The developer shall connect the new sewer into the existing sanitary sewer on Southlawn Drive. The applicant shall submit plans to Ramsey-Washington Metro Watershed District for their review and shall apply for an NPDES permit since site disturbance will be greater than 1 acre. 37 MEMORANDUM . TO: Richard Fursman, City Manager FROM: Shann Finwall, Planner SUBJECT: Building and Parking Lot Expansion - Design Review APPLICANT: St. Paul Area Association of Realtors LOCATION: 325 Roselawn Avenue/1955 McMenemy Street DATE: June 15, 2004 INTRODUCTION Project Description Last year the St. Paul Area Association of Realtors (SPAAR) purchased a single-family lot at 1955 McMenemy Street. This lot is located directly to the north of their existing office building at 325 Roselawn Avenue. In July 2003 the Maplewood city council approved the rezoning of the single-family lot to limited business commercial (LBC) for the future expansion of the SPAAR offices. Since that time SPAAR has removed the single-family house from the lot and they are now proposing to construct an addition to their building and expand the parking lot into the new lot. (Refer to the maps and elevations on pages 9 through 19.) DISCUSSION Building Design • SPAAR is proposing to build a 6,089 -square -foot addition to the north and west side of their existing 5,388 -square -foot building, for an overall building square footage of 11,477 square feet. The addition will accommodate a lobby and reception area, conference and training room, computer lab, and a small credit union office. The credit union office is for the convenience of the members of the association and will not be open to the public. The existing blue -colored, wood canopy and siding on the north and west side of the building will be removed to make room for the addition. The exterior of the addition will be constructed of face brick to match the south and east elevations. The existing blue metal seam standing roof will remain and they will add a curved metal fascia entry canopy with glass panels below, supported by metal columns. The exterior building improvements will enhance and update the look of the building. Parking The existing parking lot has one driveway entrance off of Sloan Place, with a total of 31 parking spaces. This parking lot will be removed in its entirety to make room for the addition. A new parking lot will be constructed to the north of the building, with two entrance driveways (one off of Sloan Place and one off of McMenemy Street). There will be a total of 57 parking spaces, including three handicap accessible spaces. City code requires one parking space per 200 square feet of office space. The overall square footage of the building will be 11,447 with an overall city code parking space requirement of 57 (11,447 square feet divided by 200 equals 57). The new driveway entrance off of McMenemy Street will line up with the most northerly portion of a single-family lot located across the street. Motor vehicles exiting the parking lot during the evening hours. should not cause headlight glare to this residential property, as the driveway will be located 40 feet north of the house. Also, with their existing parking lot scenario SPAAR has experienced motor vehicle congestion at the intersection of Roselawn Avenue and Sloan Place when motor vehicles were attempting to exit the parking lot after realtor meetings when the parking lot was full. The second driveway will alleviate this problem and assist in traffic movement in and out of the parking lot. Staff has concerns regarding the location of two curbed concrete islands located in the middle of the parking lot. While these islands will help deter motor vehicles from cutting through the parking lot to the adjacent street, they reduce the drive aisles in these locations from 24 feet to 17 feet wide. City code requires a 24 -foot -wide drive aisle for two-way traffic. Staff has two suggestions to address this concern. First, the applicants can install signs or arrows on the parking lot or curb that specify either an exit or entrance only on the north and south side of the curbs, creating one-way traffic within the 17 -foot -wide aisles. Second, the applicants can move the curbs into the lot by six feet each, creating a 24 -foot -wide drive aisle in these locations. This scenario will reduce the number of parking spaces, which may be feasible according to city code if the applicants were to recalculate the amount of office square footage within the building minus the amount of storage square footage. Landscaping/Screening The city's tree preservation ordinance requires that all large trees be replaced one-for-one, but in no case does a developer have to replace more than ten trees per acre. A large tree is defined as any tree with a diameter of eight inches at a four -foot trunk height, excluding boxelder, cottonwood, and poplar. SPAAR will be removing 37 large trees with the development of their site. The overall site is 1.295 acres, so the developer is required to replace at least 12 of the 34 trees removed. The landscape plan shows 22 new trees planted including snow crab, red maple, sugar maple, and black hills spruce. • City code requires a 20 -foot -wide screening buffer when a commercial property abuts a residential property. The buffer area should include a berm, landscaping, or fence to achieve at least an 80 percent opaque screen. SPAAR is proposing to construct their parking lot to within 20 feet of their shared property line with the residential property to the north. Within the 20 feet they propose a six -foot -high fence along the entire property line, and the planting of six black hills spruce. The residential property owners to the north have indicated to staff that they do not want a 6 -foot - high fence installed along the entire property line, as they feel it will take away from the views in their yard. SPAAR is willing to work with these property owners to ensure they install the type of screening desired by the neighbors. For this reason, staff recommends that a revised landscape and screening plan be submitted to city staff for approval that shows the planting of a row of 8 - foot -high black hills spruce and other plants as deemed necessary to create an eventual 80 percent opaque screen from the parking lot to the residential property. City staff will work with the neighbors to ensure the landscape and screening plan along the north property line is acceptable to them. There will be a considerable amount of grading within an existing drainage pond located on the southwest corner of the property. This pond is currently overgrown with scrub trees and undergrowth. The landscape plan does not show any replacement plantings along this pond. The revised landscape plan should include native trees and shrubs planted along the edge of the pond. St. Paul Area Association of Realtors 2 June 15, 2004 0 Grading/Drainage • Erin Laberee of the city's engineering department has reviewed SPAAR's grading and drainage plan and submitted a review that is attached on pages 20 and 21. Ms. Laberee states that there is an existing low area at the northwest corner of the site. The proposed grading plan shows this area being filled in. By doing this, the low area is pushed into the adjacent property to the north. Ms. Laberee states that this is unacceptable and the applicants should grade this area to drain with permission from the property owner or redesign the grading plan at the northwest corner of the site to contain the drainage on the site. The applicant's engineering firm has been in contact with the property owners to the north to discuss this issue. The property owners have expressed an interest to have SPAAR do additional grading within their property to ensure that the depression is filled and leveled. Prior to issuance of a grading permit, the applicants should submit a copy of a signed temporary right -of - entry agreement from the adjacent property owner for this grading. Lighting The lighting and photometrics plan submitted shows two freestanding lights located in the parking lot islands. The freestanding lights will be a metal halide, square cutoff light, with a pole height of 25 feet. Four bollard lights are proposed along the sidewalk in front of the building, and one wall pack light located on the north side of the building. All exterior lighting meets the city's light illumination requirements of .4 foot candles or less illumination at all property lines. In the past, however, the residential neighbor to the north had expressed concern over an existing wall pack light located on the north side of the building. If the wall pack shown on the lighting plan is the existing light, a shield should be installed to direct light downward, or if it is a new light, the light should be of a design that will ensure no glare is produced onto the neighbor's property. A revised photometrics plan should be submitted that shows the freestanding lights do not exceed a height of 25 feet, including the base, and that the wall pack light is of a design which will not produce glare to the adjacent residential property. Trash Enclosure A new trash and recycling enclosure will be constructed on the north side of the building. The applicants should submit detailed enclosure plans to city staff prior to issuance of a building permit. The enclosure should be designed with materials to match the building, should have walls that are at least six feet in height, and have a 100 percent opaque gate. OTHER COMMENTS Lieutenant Kevin Rabbett: I have reviewed the SPAAR plans and find no public safety concerns. Butch Gervais, Fire Marshal: The following fire safety issues must be addressed: Monitoring all parts of the fire protection system and fire alarm system will be required. 2. Maintain a 20 -foot emergency access clearance to the building for emergency vehicles. 3. If the addition to the building makes the building 2,000 square feet or more, fire protection systems will be required per code. • St. Paul Area Association of Realtors 3 June 15, 2004 4. Location of fire protection system needs to be clearly marked. Dave Fisher, Building Official: The building setbacks must comply with the 2000 IBC Table 602 for exterior wall protection. A complete building code analysis will be required when plans are submitted for permit. All new office buildings over 2,000 square feet are required to be fire sprinklered and NFPA 13. The addition must be built to meet Minnesota State Building Code and 2000 IBC. One van accessible parking stall is required. I would recommend a pre -construction meeting with the building department. Minnesota Department of Transportation: No concerns with the SPAAR project. RECOMMENDATION Approve the plans date-stamped May 7 and June 1, 2004, for the St. Paul Area Association of Realtors at 325 Roselawn Avenue and 1955 McMenemy Street. Approval is subject to the applicant doing the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the following items: a. A revised grading, drainage, utility, and erosion control plan to be approved by the city engineer which meets all requirements of the June 14, 2004, city engineering review. b. A revised site plan that shows one of the two suggested parking lot changes: 1) Installation of signs or arrows on the parking lot or curb that specify either an exit or entrance only on the north and south side of the interior parking lot curbs, creating one-way traffic within the 17 -foot -wide drive aisles. 2) Relocate the interior parking lot curbs into the parking lot by six feet, creating a 24 -foot -wide drive aisle in these locations. This option can only be accomplished if city staff determines that the reduction in parking spaces will meet city code. C. A revised landscape plan that shows the following: 1) The planting of a row of eight -foot -high black hills spruce and other plants as deemed necessary to create an eventual 80 percent opaque screen from the parking lot to the residential property to the north. 2) Native trees and shrubs planted along the edge of the pond. 3) An underground irrigation plan to ensure all landscaping is irrigated per city code. d. A revised lighting and photometrics plan that shows the following: That the freestanding lights do not exceed a height of 25 feet, including the base; and that St. Paul Area Association of Realtors 4 June 15, 2004 • the wall pack light located on the north side of the building is of a design which will not produce glare to the adjacent residential property. is e. A trash/recycling enclosure plan showing that the enclosure is large enough to accommodate trash and recycling, is constructed with materials to match the building with a height of at least six feet, and has a 100 percent opaque gate. Watershed district approval. g. A cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. If a letter of credit is submitted to cover the exterior improvements, the letter of credit should list the City of Maplewood as the beneficiary and it should be self -renewing on a yearly basis. 3. The applicant shall complete the following before occupying the building: a. Replace any property irons removed because of this construction. b. Provide continuous concrete curb and gutter around the parking lot and driveways. C. Install all required landscaping and an in -ground lawn irrigation system for all landscaped areas. d. Install a handicap parking sign for each handicap parking space, and an address on the building. • e. Paint the rooftop mechanical equipment to match the building color. The applicant shall provide screening enclosures around the equipment unless the community design review board waives the screening requirement. f. Install all required outdoor lighting. g. Install the required trash/recycling enclosure. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The above -required letter of credit or cash escrow is held by the City of Maplewood for all required exterior improvements. The owner or contractor shall complete any unfinished exterior improvements by June 1 of the next year if occupancy of the building is in the fall or winter, or within six weeks of occupancy of the building if occupancy is in the spring or summer. 5. This approval does not include signage. All proposed signs must comply with the city's sign ordinance and the applicant must obtain all required sign permits prior to installation. 6. All work shall follow the approved plans. The director of community development may approve minor changes. St. Paul Area Association of Realtors 5 June 15, 2004 CITIZEN COMMENTS I surveyed the owners of the 26 properties within 500 feet of this site. Of the 26 property owners, • three responded as follows: Telephone call from Napolean Bruneau, 320 Roselawn Avenue: No concerns with the proposed expansion of the SPAAR. It appears to be a better site plan because it will move the Sloan Place driveway further north, away from the intersection, and will add a driveway onto McMenemy, creating less congestion at Sloan Place and Roselawn Avenue. 2. Telephone call from Janet Johnson, 1961 McMenemy Street (property owner directly to the north of the SPAAR): We do not want a fence in the front yard. We would like the northwest part of the property graded so we can reclaim our property on the south side of the fence. We would prefer a fence as close to the actual parking lot as possible rather than at the actual property line. Also, we don't feel there is a need for an entry off of McMenemy Street. There are usually only about a dozen cars parked in the lot each day, so not a lot of in and out traffic that we are aware of. 3. Herb Toenjes, 1966 McMenemy Street (the city council recently approved a six -lot, single- family, cul-de-sac plat on this property): My brother and I own the property at 1966 McMenemy. We have only two concerns. One is that there would be enough trees for screening of the new development. And the other is that any parking lot lights be properly shaded. This would be the request of our aunt, Agnes Toenjes, who lives across from the fire department also (1986 McMenemy). • St. Paul Area Association of Realtors 6 June 15, 2004 40 • • L' REFERENCE INFORMATION SITE DESCRIPTION 325 Roselawn Avenue Site Size: 30,927 square feet Existing Land Use: Office Building 1955 McMenemy Street Site Size: 25,700 square feet Existing Land Use: Vacant SURROUNDING LAND USES North: Single -Family House (Zoned R-1) South: Roselawn Avenue and Single -Family Houses across the street (Zoned R-1) East: Single -Family houses across McMenemy Street (Zoned R-1) West: Maplewood Office Center (Zoned LBC and Commercial Office) PLANNING Existing Zoning: Limited Business Commercial Existing Land Use: Limited Business Commercial CRITERIA FOR APPROVAL Design Review Section 2-290 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 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. St. Paul Area Association of Realtors 7 June 15, 2004 Application Date The city received the complete applications and plans for this development on June 2, 2004. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by August 1, 2004. P:comdevlsec181spaar 2004 expansion Attachments: 1. Location Map 2. Land Use Map 3. Zoning Map 4. Site Survey 5. Topographic Survey 6. Demolition Plan 7. Site Plan 8. Grading Plan 9. Utility Plan 10. Building Elevations 11. Floor Plan 12. Engineering Department Review is • St. Paul Area Association of Realtors 8 June 15, 2004 is I N' HIN 325 Roselawn Avenue St. Paul Area Association of Realtors 1, 1955 McMenerny Street Future Expansion Ems Attachment I Location Map Z Sana use ivial3o v � 11 NWNMA� Attachment 4 is 0 W�e Site Survey 12 • 0 • FES \�i't'.e,✓ � TvaL Taax � �..�%siv fNws ..L °.<w.v w Y ���S.a Mwer�'�1C19 ya ROSELAFN AVENUE L----------- ------------------ ' � Poi+b)i9J x AS-Bwli Attachment 5 Topographic Survey 13 "� j � `�1 �r•.� ff �.k�--;�� ,1..,.�i ,�K. J � y^� �i�,—a^--.I.«.� I � �.,,.> K, i _y ��:J,«.«,} .�''�.—+�_.�'" �� � � ,� m I :4 l�, ,,k°'F�� �.�.v,�i I I� � ' ''• � �."v:�;3: �;ps-sour -4P )0,55 °KL[,EYv Si coy. 1 I.•yi I �! � «-.d� m°\ � Y+',p,,.F�l� ,nw nu�5� \ `�� m � y i... ,�.:.,. i v , m ` °IL wbaosm FF E-17 Z.. LU zt «. � ,a .. {,!� x.ssy "( � .arc.. ` ��r_v51,a ■�� ,.�3 I °•�`} � � 1 ' o�y lL bw„j t, �e.� 7'� .• ,/ "1r�wsdo.ss-rllu-�=�— � �w sm..e 1 / I ''y; � I �.� g SYHh � � � � �•�l �OFt I 4 � PoI � . I YOJ )6 t�i ,af �' ROSELA1"I'N AVENUEIti0 I.v-esz.soa ns L--------------------------------�. Attachment 6 • • Demolition Plan 14 • • Attachment 7 ROSE! AUN AVENUE E Suite Plan 15 Attachment g �,f{{„^I\yi,{ , � i>w..l ���. �;�i� a �r /w:..y xy: ,� ,-a.�w� �.> ,Qa'•-iN�-� -, I � �w... i �..._ . �'p � �,1•\ 34' ii.!a� I Iry ! / �/ I T � �.�.Y _ � /� �iY� � ��'�:� I ., Wc.N�IFi )IwawM i __. xv.JJT '6 y � I '^� �� I "araa�`: � �i�+t �* Y y,w}J ��T •�J ^c �v ..' M i 1/ fi i • kms• SNI 56 t !• ... , a� BUILDING FFE 915.14°i 17 �1 '4..x Ni. Ir1 M42 LIT � � � "'. '�'eos �`ja '"�� � `�� � Y�� n�� ' I pew•„ Y� I WV_89•910 � -1 \SSA—�..^')'W�` ——tTwvY� 1. r '. * / . '.^ ^ n —y— Y • — — I wV�NY1.Y0 N AS L------------------------------�— • • Grading Plan 16 • is Attachment 9 I 1 S I I i I I I 1 1 r -Jim I ao I I til I t m Nal I� e I I ; r • rf u BUILDING I II I m FFE 915.14 06 } I I i ✓ � � low � ! to Z. 1 l s- I I� II I •fit � ;�. � .a.,a. � I � � wu.voz.w ROSELAWN AVENGE Ib Iwr eszwe L-----------------------------�---� Utility Plan NORTH ELEVATION SOUTH ELEVATION EAST ELEVATION WEST ELEVATION Attachment 10 VIM - -E E,Fl �r----------------------------------=---- - 5------------z ti---�- e.------------------------------------------------------------------------ 5 • W 11 1 or IIIIIIIIIIIIIIIIi11111111111111-___� ii Y����III������������\��II������N�� All . rl ILI ��■■ia Building Elevation!* IN ' Attachment ll rE ew, ROM W, VEST, 23L AMIST V. | | \ Floor Plan 19 STM | | \ Floor Plan 19 Attachment 12 Engineering Plan Review PROJECT: Saint Paul Area Associations of Realtors PROJECT NO: REVIEWED BY: Erin Laberee, Maplewood Engineering Department DATE: June 14, 2004 Saint Paul Area Association of Realtors (325 Roselawn) is proposing to expand their existing building into the existing parking lot and construct a new parking lot to the north of their building at 1955 McMenemy St. A detention pond exists at the southeast corner of their lot. Existing storm sewer directs runoff from McMenemy St. and Roselawn Ave. into this pond. The pond currently has no outlet and during large rainfalls the pond overflows into the existing parking lot. The applicant is proposing to expand the pond and construct an outlet. The following issues shall be addressed. Drainage 1. The applicant shall provide an emergency overflow swale for the proposed pond and label the elevation of the swale on the plans. The swale shall be lined with a permanent soil stabilization blanket such as Enkamat, NAG C350 or equal. 2. The proposed pond outlet design is prone to clogging and has no redundancy built into it. It will be difficult to maintain the outlet structure as it is currently designed. The engineer shall redesign the pond outlet to allow for maintenance activities and reduce the potential for clogs. 0 Two -feet of free board is required from the high water level to the lowest opening elevation of the building. The engineer shall redesign the pond outlet to meet this requirement. 4. The proposed pond shows a six-foot safety bench. A ten -foot safety bench is required on ponds. The engineer shall redesign the pond to include a ten -foot safety bench. It is recommended that the proposed storm sewer be connected into the existing storm sewer at the southwest comer of the site to improve the flow at this junction. This could be achieved by constructing a manhole with an inlet grate. Grading & Erosion Control L There is an existing low area at the northwest comer of the site. The proposed grading plan shows this area being filled in. By doing this, the low area is pushed into the adjacent property to the north. This is not acceptable. The developer shall either grade this area to drain with permission from the property owner or redesign the grading plan at the northwest comer of the site to contain the drainage on site. • 20 2. The applicant must provide the city with a copy of a temporary right of entry agreement from the adjacent property owner if construction encroaches onto their property. is Misc. 1. Submit plans to Capital Regions Watershed for their review. 2. The applicant will be required to obtain an NPDES permit if the site disturbance is greater than one acre. 3. A native grass seed mixture shall be used in and around the pond. 21