HomeMy WebLinkAbout2010-06-15 PC Packet
AGENDA
MAPLEWOOD PLANNING COMMISSION
Tuesday, June 15, 2010
7:00 PM
City Hall Council Chambers
1830 County Road BEast
1. Call to Order
2. RollCall
3. Approval of Agenda
4. Approval of Minutes
a. May 18, 2010
b. June 1, 2010
5. Public Hearings
a. 7:00 pm or Later: Wetland Buffer Variance and Conditional Use Permit for a Planned Unit
Development Request, The Shores at Lake Phalen Senior Housing Proposal by Kaas Wilson
Architects, 940 Frost Avenue
b. 7:00 pm or Later: Wetland Buffer Variance, Goodwill Store Proposal by Kelco Services LLC,
2580 White Bear Avenue
6. New Business
7. Unfinished Business
a. 2010 Tour Route
8. Visitor Presentations
9. Commission Presentations
a. Commissioner Report: City Council Meeting of June 14,2010: Commissioner Bierbaum
attended. The items for review were: 1.) the rezoning of the Mogren Property southwest of
White Bear Avenue and County Road C from F to BC, 2.) the rezoning of the vacant property
south of Lower Afton Road and west of the fire station from F to R3, 3.) Reconsideration of the
rezoning of the property south of Carver Avenue from R1 to R1 R.
b. Upcoming City Council Meeting of June 28, 2010: Commissioner Fischer is scheduled to
attend. The anticipated items for review are the Goodwill wetland buffer variance.
10. Staff Presentations
11. Adjournment
DRAFT
MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, MAY 18, 2010
I. CALL TO ORDER
Chairperson Fischer called the meeting to order at 7:00 p.m.
II. ROLL CALL
Commissioner AI Bierbaum
Commissioner Joseph Boeser
Vice-Chairperson Tushar Desai
Chairperson Lorraine Fischer
Commissioner Robert Martin
Commissioner Tanya Nuss
Commissioner Gary Pearson
Commissioner Dale Trippler
Commissioner Jeremy Yarwood
Present
Present
Present
Present
Present
Present
Present
Present
Present at 7:15 p.m.
City Staff Present:
Tom Ekstrand, City Planner
III. APPROVAL OF AGENDA
Commissioner Boeser moved to approve the amended agenda, adding items 10.b.-Water Fest
and 10.c.-Land Use and Zoning Maps.
Commissioner Trippler seconded
The motion passed.
IV. APPROVAL OF MINUTES
a. March 16 and April 6, 2010
Ayes - all
The minutes of March 16 and April 6, 2010 were approved previously at the May 4 commission
meeting.
b. April 20, 2010
Commissioner Trippler moved to approve the amended minutes of April 20, 2010 adding
"seconded" after "Commissioner Martin" on page two, changing "both" to "all three" under V.b. on
page two, and changing "both" to "all 25" in the first paragraph on page three.
Commissioner Pearson seconded
The motion passed.
V. NEW BUSINESS
None
Ayes - Bierbaum, Boeser, Fischer, Martin, Nuss, Trippler
Abstention - Desai, Pearson
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VI. PUBLIC HEARINGS
a. Rezoning of the Undeveloped Mogren Prope,rty southwest of White Bear Avenue and County
Road C from F (farm residential) to BC (business commercial).
Planner Ekstrand presented the staff report for this request to rezone the undeveloped
Mogren property located southwest of the intersection of White Bear Avenue and County
Road C. Mr. Ekstrand explained the reason for this rezoning is to bring the zoning of this
property into conformance with the commercial comprehensive land use plan designation.
Commissioners discussed possibly rezoning this property as LBC (limited business
commercial) as a buffer between the business commercial zoning to the east and the
residential to the west. A commissioner noted that there is no other limited business
commercial buffer zoning in this area. Some commissioners objected to a business
commercial use adjacent to the residential area.
The public hearing was opened for comments from the public:
Eva Porter, owner of the adjacent car wash, said the current driveway is shared for this
property and asked if it were rezoned commercial if this would be the only ingress/egress to
this land. Staff responded that this is a main entrance/exit, but there is another entrance/exit
possible on White Bear Avenue. Ms. Porter asked if the planned development would cover
the entire parcel. Staff responded that the potential plan would include the entire parcel,
since the owner of the property wants to move his landscaping business to this land.
Arline Frolker, 1883 County Road C, said she is concerned that this development would
eventually take some of the houses to the west and she is concerned with the noise and
dust. Ms. Frolker said she is opposed to the commercial rezoning.
Rick Johnson, 1861 County Road C, ask why this property needs to be rezoned commercial.
Staff explained the comprehensive land use designation and that state statute requires the
zoning to be in conformance. Mr. Johnson said he is opposed to the commercial rezoning.
Eva Porter spoke again saying that if there is no other ingress/egress, the County Road C
driveway cannot support business commercial.
Arline Frolker spoke again saying she does not think the County Road C driveway can
support any other traffic and it would be dangerous to get out of her driveway.
A commissioner noted that a portion of this property is already zoned business commercial
and if the limited business commercial were applied to the current farm zoning portion, there
would continue to be two different zonings on the parcel.
There were no further comments from the public; the public hearing was closed.
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Commissioner Yarwood moved to approve the rezoning of the undeveloped property located
southwest of the intersection of White Bear Avenue and County Road C between Regal Car
Wash and the former Super America fuel station from F (farm residential) and BC (business
commercial) to LBC (limited business commercial). This rezoning is based on Minnesota
Statute 473.865 subdivision 3, requiring the city to bring the zoning of these properties into
conformance with the adopted comprehensive land use plan classification.
Commissioner Boeser seconded
The commission discussed the motion which changes the property owner's current business
commercial zoning designation and the possible legal ramifications. It was decided to table
this item until the city attorney can give a legal opinion and the property owner and all
interested people can attend and be heard.
It was noted that this property has not been sitting idle over the years, but there have been
several attempts in the past to develop this property with a business commercial zoning.
Commissioner Desai moved to table this item to the next meeting.
Commissioner Martin seconded Ayes-5
Nays-4
The motion to table passed.
A commissioner requested that the city attorney either be present at the next meeting or
provide the commission with written direction as to the possible rezoning of this entire parcel
from business commercial to limited business commercial.
b. Rezoning of the Vacant Property South of Lower Afton Road and west of the fire station from
F (farm residential) to R3 (multi-family residential)
Planner Ekstrand presented the staff report for this request to rezone the undeveloped
property located on the south side of Lower Afton Road, north of Connemara Condominiums
from farm residential to multi-family residential. Mr. Ekstrand explained the reason for this
rezoning is to bring the zoning of this property into conformance with the medium density
residential comprehensive land use plan designation.
Commissioner Martin said he lives in this neighborhood and received the public hearing
notice on this item, so he plans to abstain from voting on this item.
The public hearing was opened to the public.
Ms. Hutton objected to Commissioner Martin's plan to abstain from voting on this item.
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Phil Barrett asked if there is another classification dealing with green space and woods.
Planner Ekstrand responded that there is no environmental classification, but there are
environmental ordinances that deal with trees and wetlands regardless of the land use
designation or zoning. Mr. Barrett asked if it could be acknowledged that this is a wetland.
Planner Ekstrand explained how the comprehensive plan designates land use and state
statute mandates that the zoning must match the land use. A commissioner suggested that
Mr. Barrett contact a city council member to discuss this issue and see if the council would
consider this issue.
Lou Cebeck of Connemara II asked if this is developmental driven or is a rezoning issue.
Planner Ekstrand responded this is a rezoning issue and no development proposal has been
received. Mr. Cebeck suggested a R1 or R2 zoning.
Ms. Kaiser of Connemara II doesn't think more multiple dwellings can be supported due to
traffic issues and asked if traffic studies have been done. Planner Ekstrand said there is no
development proposed, so no traffic study would have been done at this time.
A man spoke who did not give his name said that the roads in this area cannot support
additional development and this is a wildlife area.
Chris Little, a part-owner of this property, said that they have done wetland studies and out of
the 15-acre parcel, approximately four acres is developable and the balance will remain
wetland when developed.
There were no further comments; the public hearing was closed.
Commissioner Bierbaum moved to approve the rezoning of the undeveloped property located
on the south side of Lower Afton Road, north of Connemara Condominiums from F (farm
residential) to R3 (multiple dwelling residential). This rezoning is based on Minnesota Statute
473.865 subdivision 3, requiring the city to bring the zoning of these properties into
conformance with the adopted comprehensive land use plan classification.
Commissioner Desai seconded
Ayes - Bierbaum, Boeser, Desai, Fischer, Nuss,
Pearson, Trippler, Yarwood
Abstention - Martin
The motion passed.
VII. UNFINISHED BUSINESS
a. Reconsideration of the Rezoning of the Lots Fronting on Dorland Road, Heights Avenue and
Overlook Circle from R1 (single-dwelling residential) to R1 R (rural conservation dwelling
district)
Planner Tom Ekstrand presented the staff report for this rezoning of 25 single dwellings located
along Dorland Road. Planner Ekstrand explained that this rezoning was previously considered
by the commission and who recommended to the city council an RE 30 (residential estate)
zoning designation. The city council disagrees with the RE 30 classification and wants to use
the R-1 R (rural conservation dwelling district) classification for these homes so that they are
consistent with other residentially zoned properties nearby. The city council directed staff to
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bring this rezoning back to the commission for their information and comment.
Commissioner Trippler asked what would happen if one of these homes burned to the ground
and needed to be completely rebuilt. These homes would not meet the R-1 R designation.
Planner Ekstrand responded the owner would most likely need to apply for a variance to rebuild.
Commissioner Boeser said this would create more process and be an unnecessary step and he
supports keeping the RE 30 recommendation and he is not in favor of recommending the R-1 R
classification.
Commissioner Nuss said she is in favor of the keeping the RE 30 recommendation and not
making it a nonconforming use.
Commissioner Yarwood said that though it is unlikely, this land may developed sometime in the
next 30 years in a different way and to be consistent with other areas in south Maplewood, R-1 R
may not be an inappropriate zoning for this area.
Commissioner Trippler moved disapproval of the rezoning of the single-family dwellings fronting
on Dorland Road, Heights Avenue and Overlook Circle from R1 (single dwelling) to R-1 R (rural
conservation dwelling district).
Commissioner Pearson seconded
The motion passed.
Ayes - all
Commissioner Boeser said that if the city council does not agree with the commission's
recommendation and is going to change it anyway, they should go ahead and approve the
change but not send it back to the commission for reconsideration.
VIII. VISITOR PRESENTATIONS
a. Concept Plan Review: Multi-Family Development Concept Proposal by John Fallin, Feed
Products North, 1300 McKnight Road
Planner Ekstrand presented the staff report for this request from John Fallin owner of Feed
Products North to review a multi-family development concept for his property.
John Fallin, owner of Feed Products North, explained the various zoning districts adjacent to his
property and said his feed business is a nonconforming use in this area and he is considering a
use that is more conforming to the area. Mr. Fallin said his business is growing and he needs a
large expansion area. Mr. Fallin said he needs to consider whether to proceed with the
expansion at this site or find a use that is better suited and more conforming to the surrounding
area.
Commissioner Nuss said she does not think that adding 195 multi-family units would stabilize a
neighborhood and would not be beneficial.
Commissioner Yarwood said he would be supportive of a conversion to residential use, but
would favor a lower density and he feels the neighbors would welcome a residential use also.
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Mr. Fallin responded that from previous meetings with the neighbors, the major concern is with
traffic. Mr. Fallin described some possible solutions to traffic accessing the property.
Commissioner Pearson said he has concerns with the area east of the feed business where the
city has dumped street sweepings and also, old landfills that have not been taken care of. Mr.
Pearson said these things need to be taken care of in these landlocked areas that are not
accessible and may never get properly sealed. Mr. Pearson said Mr. Fallin has been a good
neighbor and he has additional room to expand if he needs to build another building.
Commissioner Trippler said he would hate to see the city lose a good, prosperous business, but
he does think a residential development would fit in with this neighborhood, as long as the
people can get from the east under the bridge and over to old McKnight and onto Maryland to
make a left-hand turn.
Mr. Fallin responded to the comments on traffic that they have semi trucks pulling out onto the
roadway today and if he expands, there will be increased truck traffic. Mr. Fallin said if Feed
Products stays the truck traffic will increase, but car traffic would also increase with additional
housing. Mr. Fallin noted that how the additional traffic is handled is number one.
Commissioner Boeser said he feels it is mutually beneficial for the city and Mr. Fallin to have an
expansion of his successful business
Commissioner Martin suggested that since Mr. Fallin is considering the best use for this
property, that he contact the business and economic development commission.
Planner Ekstrand clarified that Feed Products is a conforming use for this property although Mr.
Fallin used the term nonconforming property.
IX. COMMISSION PRESENTATIONS
a. May 10, 2010 City Council Meeting: Commissioner Yarwood reported on this meeting.
b. Upcoming City Council Meeting of May 24,2010: No items scheduled.
c. Internet Antenna Tower Article
Commissioner Trippler discussed an article on an antenna tower.
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X. STAFF PRESENTATIONS
a. Oath of Office
Planner Ekstrand explained that state statute requires that all elected or appointed officials must
swear an oath of office. Mr. Ekstrand swore in all planning commissioners with the oath of office.
b. Water Fest-Watershed District
Planner Ekstrand noted the upcoming Water Fest event sponsored by the Watershed District.
c. Land Use Plan and Zoning Maps
Planner Ekstrand distributed land use plan and zoning maps.
XI. ADJOURNMENT
The meeting was adjourned at 9:45 p.m.
DRAFT
MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, JUNE 01, 2010
I. CALL TO ORDER
Chairperson Fischer called the meeting to order at 7:00 p.m.
II. ROLL CALL
Commissioner AI Bierbaum
Commissioner Joseph Boeser
Vice-Chairperson Tushar Desai
Chairperson Lorraine Fischer
Commissioner Robert Martin
Commissioner Tanya Nuss
Commissioner Gary Pearson
Commissioner Dale Trippler
Commissioner Jeremy Yarwood
Present
Present
Present
Present
Present
Present
Present
Present
Absent
City Staff Present:
Tom Ekstrand, City Planner
III. APPROVAL OF AGENDA
Commissioner Pearson moved to approve the agenda as submitted.
Commissioner Trippler seconded
The motion passed.
IV. APPROVAL OF MINUTES
a. May 4, 2010
Ayes - all
Commissioner Trippler moved to approve the amended minutes of May 4, 2010, deleting the first
"to" in line two of item X.a.
Commissioner Pearson seconded
The motion passed.
V. PUBLIC HEARING
None
Ayes - Bierbaum, Boeser, Desai, Fischer, Martin,
Nuss, Trippler
Abstention - Pearson
Planning Commission
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VI. NEW BUSINESS
a. Highway 36 and Highway 61 Properties Zoning Discussion
Planner Ekstrand presented the staff report explaining that the reason for this rezoning is to
bring the zoning of this property into conformance with the commercial comprehensive land use
plan designation. Mr. Ekstrand said that after reviewing the commercial classification, he feels
the commercial designation allows for a broad range of commercial uses and all permitted uses
in a business commercial district and therefore, the city does not need to rezone any of these
commercial properties along the 36 and 61 highway corridors.
A commissioner said he had concerns with several of the allowed uses in the light manufacturing
district of the code. Staff suggested that the commission might review this part of the code as an
annual goal and reyamp the code to what fits now. Staff explained that many of these properties
along the 36 and 61 highway corridors are adjacent to residential areas and would have required
a conditional use permit when they were commercially development.
The commission concurred with staff that the review of the M1 and BC classifications be added
as a 2011 goal.
VII. UNFINISHED BUSINESS
a. Rezoning of the Undeveloped Mogren Property southwest of White Bear Avenue and County
Road C from F (farm residential) to BC (business commercial)
Planner Ekstrand presented the staff report noting the commission's preYious review and tabling
of this item. Planner Ekstrand presented information on the commission's questions to the city
attorney from the last meeting. Mr. Ekstrand noted that the existing farm designation on the
western parcel would allow for a landscaping business use.
Jim Kellison, representing the landowner, spoke in fayor of haYing the property rezoned as
business commercial. Mr. Kellison explained that this property has access to County Road C and
White Bear Ayenue and is in conformity with all other uses along White Bear Avenue. Mr. Kellison
said the landowner is adamantly opposed to having the property rezoned to limited business
commercial and would consider it a degrading of the property, reducing its usability in the future,
and they would most likely take some form of action.
The commission asked for any new comments from the public since the public hearing:
Carol Guzzo, an adjacent property owner, said her husband did not sell this property to the
Mogren family. Ms. Guzzo asked how the car wash can use the property on County Road C if the
Mogren family owns it. Staff responded that there is most likely an access easement that covers
the use by the car wash.
Commissioner Trippler moved to approve the rezoning of the westerly half (approximately) of the
undeveloped property located southwest of the intersection of White Bear Avenue and County
Road C between the Regal Car Wash and the former Super America fuel station from F (farm) to
BC (business commercial). This rezoning is based on Minnesota Statute 473.865 subdivision 3,
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requiring the city to bring the zoning of these properties into conformance with the adopted
comprehensive land use plan classification.
Commissioner Pearson seconded
Ayes ,- Bierbaum, Desai, Fischer, Martin, Nuss,
Pearson, Trippler
Nay - Boeser
The motion passed.
Commissioner Nusssaid she yoted in favor of this request in order to make this zoning in
compliance with the comprehensive plan, not because in her opinion the representative of the
landowner made a potential threat to the city to take action.
VIII. VISITOR PRESENTATIONS
Arlene Folker questioned the upcoming process the city will take for the preYious rezoning item.
Planner Ekstrand explained the discussion and action at the previous planning commission
meeting and notified the group that this item is scheduled for city council review on June 14.
IX. COMMISSION PRESENTATIONS
a. May 24,2010 City Council Meeting: No planning items
b. Upcoming City Council Meeting of June 14,2010: Commissioner Bierbaum will attend.
X. STAFF PRESENTATIONS
Planner Ekstrand said he distributed the requested maps to commissioners before the meeting.
Commission Desai said he will attend the city tour.
XI. ADJOURNMENT
The meeting was adjourned at 8:10 p.m.
MEMORANDUM
TO:
FROM:
LOCATION:
DATE:
James Antonen, City Manager
Michael Martin, AICP, Planner
DuWayne Konewko, Community Development and Parks Director
The Shores at Lake Phalen - former SI. Paul Tourist Cabin Site
Link Wilson of Kaas Wilson Architects, representing the owners and
developers, Jack Rajchenbach and Albert Miller of Maplewood Senior
Living, LLC
940 Frost Avenue
June 7, 2010
SUBJECT:
APPLICANTS:
INTRODUCTION
Project Description
Jack Rajchenbach and Albert Miller of Maplewood Senior Living, LLC are proposing to redevelop
the 7.02 acre former St. Paul Tourist Cabin site (940 Frost Avenue) with a senior housing
development to be called The Shores at Lake Phalen. The development will consist of 105 units
of senior housing in a three-story building with underground parking. The Shores at Lake Phalen
development would be the first redevelopment project within the Gladstone Neighborhood
Redevelopment area.
The three-story building will be 85,894 square feet in area. There will be 32 memory care
apartments with secure common areas for people with light dementia. There will be 73 assisted
living units with kitchens in each apartment. The applicant is proposing a club room which would
be open to seniors in the community. Other proposed amenities would include a beauty shop and
spa, a library, a computer center, a craft room, and an exercise room. The applicant states that
the spaces are designed to promote activity and interaction amongst guests, clients and staff.
The proposed building will be staffed and managed by Southview Senior Living Communities,
who is a partner in the project and operates other similar facilities in the Twin Cities metropolitan
area.
In 2007, the city council approved a four-story, 180 unit senior housing complex with underground
parking. The project was never built and the 2007 approvals have now lapsed. A site plan ofthis
previously approved project has been included as an attachment.
Requests
To build this development, the applicants are requesting that the city approve the following:
1. A conditional use permit for a planned unit development within the shoreland overlay
district of Phalen Lake.
2. Wetland buffer variance
3. Lot Division
4. Design review approval
BACKGROUND
July 25, 2006, the city council held a public hearing to review the closure of the St. Paul Tourist
Cabin site. This hearing was required by state law to review the impacts that the park closing
might have on the displaced residents and the par~ owner.
December 13, 2006, the Metropolitan Council awarded the City of Maplewood a $1.8 million
Livable Communities grant to help fund the proposed Phase I public improvements in the
Gladstone redevelopment area. Public improvements planned were the reconstruction of Frost
Avenue from Highway 61 to Phalen Place, which includes a roundabout at the intersection of
Frost Avenue and East Shore Drive, sidewalks, decorative street lighting, and landscaping. In
addition, the grant was to help fund the construction of stormwater treatment ponds and devices
to treat stormwater that are currently discharged directly to Lake Phalen without any form of
treatment.
March 12, 2007, the city council approved the Gladstone Neighborhood Redevelopment Plan.
This plan will help guide the redevelopment of the Gladstone area with a mixture of 650 new
housing units and neighborhood retail and commercial uses.
August 13, 2007, the city council approved the following land use requests for The Shores
development:
1. Street Right-of-way vacation
2. Public easement vacation
3. Preliminary Plat
4. Conditional Use Permit for Planned Unit Development
5. Design Approval
December 14, 2009, the city council returned the $1.8 million Livable Communities grant to the
Metropolitan Council due to expiring deadlines and a lack of a developer. The city has
resubmitting a request to the Metropolitan Council for this grant now that a developer is lined up.
DISCUSSION
Gladstone Neiqhborhood Redevelopment Plan
The Gladstone Neighborhood Redevelopment Plan (pertinent pages attached to this report)
outlines nine guiding principles to redevelopment in the area as follows:
1. Design the future of Gladstone as a village.
2. Transform regional trails into celebrated village corridors.
3. Make Gladstone a compelling quality of life choice.
4. Weave natural systems and ecological function into the built and recreational
environment.
5. Allow Gladstone's future to whisper the story of its past.
6. Make walkability the standard.
7. Think of Gladstone as a neighborhood for all stages of life.
8. Make the Gladstone redevelopment plan a model for others to follow.
9. Make multi-modal links between Gladstone and areas beyond.
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The Gladstone Neighborhood Redevelopment Plan further outlines development strategies for
the St. Paul Tourist Cabin site as follows:
1. Both the natural and the built environment support multiple-family housing on this
property.
2. The existing terrain allows placement of a multi-story building within the character of the
existing setting.
3. The site is located in a shoreland zone and will follow shoreland regulations.
4. A four-story, multi-housing development currently lies between this site and Lake Phalen.
5. Redevelopment on the site should fall in a range of 12 to 30 units per acre.
6. Key factors to consider in shaping the redevelopment of this site include:
a. Preserve existing natural vegetation and tree canopy.
b. Access to the site should be coordinated with improvements to Frost Avenue and
the proposed roundabout.
c. Development of the site should consider the notion that this area serves as a
gateway to the Gladstone area.
d. Redevelopment of the site has important financial relationships with the remainder
of the Gladstone neighborhood - actual implementation efforts should explore
ways that this project can provide financial resources to other parts of the
redevelopment plan, particularly the improvement of Flicek Park and Frost
Avenue.
The Shores senior housing development has the potential of meeting many of the redevelopment
plan guiding principles and development strategies for the property.
2030 Comprehensive Plan and Densitv
The city council adopted the 2030 Comprehensive Plan on January 25, 2010. The 2030
Comprehensive Plan incorporated the land uses and densities established by the Gladstone
Neighborhood Redevelopment Plan. The 2030 Comprehensive Plan guides The Shores at Lake
Phalen property as high density residential. High density residential has a density range of 10.1
to 25 units per net acre.
The applicant is proposing a lot division for this site, which is discussed later in this report. As
proposed, the resulting parcel the senior housing complex would be built on would be 4.2 acres in
size. The gross density for the proposed project would then be 25 units per acre. However, the
0.22 acre wetland on site needs to be netted out, meaning as proposed the development is too
dense as determined by the 2030 Comprehensive Plan. Staff is recommending a condition of
approval be added to the lot division request to shift the boundary line with the proposed
southerly lot in order to add enough "developable" land (at least 0.22 acres) to the northerly
parcel in order to meet density requirements. For background purposes, the previously approved
development had a density of 25 units per acre. The 2030 Comprehensive Plan ensures that
density on this site is similar to what had been approved in 2007.
3
Zoninq
The site is currently zoned as multiple dwelling residential (R-3). This zoning district allows for
the development of a multi-family, senior housing complex such as the proposed Shores at Lake
Phalen development.
Shore land Overlav District
The city code requires properties within the Phalen Lake Shoreland Overlay District to have a
maximum of 40 percent impervious surface area. The applicant has submitted plans that indicate
33.3 percent of the site will be impervious surface. The Shoreland Overlay District also requires
that buildings be designed to reduce visibility (under summer conditions) from public waters and
adjacent shorelands. Since this development will be constructed on the north lot, adjacent to
Frost Avenue, the existing vegetation on the south lot will achieve the screening requirement to
Phalen Lake. Care should be taken in the design of the future development to the south to
ensure this requirement is met
Conditional Use Permit for a Planned Unit Development
A planned unit development will also allow flexibility from the multiple dwelling residential (R-3)
zoning district that requires multi-family housing to have the following:
1. Unit Sizes: Code requires minimum unit sizes of 580 square feet per efficiency or one-
bedroom units. The 75 studio units will range from 433 to 578 square feet in area, which
requires flexibility from the minimum unit size of 580 square feet. The 22 one-bedroom
units will range from 650 to 777 square feet, which meets code requirements. Code
requires two-bedroom units to have a minimum unit size of 740 square feet. The 8 two-
bedroom units will range from 893 to 931 square feet, also meeting code requirements.
The city has allowed smaller unit sizes in the recent past primarily for memory-care units
as shown in this comparison:
Proiect Name
Number of Memorv Units
Approved Unit Size
Comforts of Home
The Shores (2007 approval)
The Seasons of Maplewood
Lakewood Commons
42 units
20 units
30 units
100 units
221 to 360 sq ft
490 to 509 sq ft
388 sq ft
425 sq ft (efficiencies)
Staff feels the reduced unit sizes would not be appropriate for typical apartment living.
The senior-housing industry, however, has moved toward smaller room sizes since it has
found that the larger spaces are not needed for assisted- or memory-care units. The city
has allowed lesser unit sizes for memory-care units fairly regularly with recent projects as
noted above. The proposed efficiency units are 2 to 147 square feet smaller than the city's
required 580 square feet. Staff does not find a problem with this request for these units.
2. Height: Code requires a maximum height requirement of 35 feet or three floors. The
Shores at Lake Phalen development is proposed with three floors which meets code
requirements.
3. Storage Space: Code requires a minimum indoor storage space of 120 cubic feet per
unit. The applicant's plans do not show any areas for additional storage. The applicant is
4
requesting a waiver to this requirement. The applicant has stated in other facilities
Southview Senior Living Communities operates, memory care and assisted living
residents storage space needs are minimal. The previous plans for this site included 48
cubic square feet per unit for memory care and transitional units. Staff feels a reduction is
warranted when considering the proposed types of units, but not a complete waiver. Staff
feels providing storage space for residents'within the range of 30 to 50 cubic feet per unit
is reasonable. Staff is recommending the applicant provide at least 30 cubic feet of
storage space per unit.
4. Parking: Code requires a minimum parking requirement of two parking spaces per unit,
for a total of 210 parking spaces required for the Shores at Lake Phalen development. As
proposed, however, the development will have 28 underground parking spaces and 24
surface parking spaces, for a total of 52.
When asked, the applicants and Southview Senior Living Communities state that this
number of parking spaces will be adequate for the development indicating that the
memory care and assisted living unit residents typically will not have vehicles. Thus the
majority of the parking lots spaces will be used by staff and visitors. In the applicant's
narrative, there is a comparison of this project's proposed parking numbers to the amount
of provided parking at other facilities Southview Senior Living Communities operate.
Senior housing developments approved by the city since the 1980s have all been
approved with reduced parking. The city has found that this apartment/town house ratio is
excessive for senior facilities and has approved parking waivers for recently-approved
projects. Examples are:
. The Shores - previous approval (180 units) 360 spaces required 115 allowed
. The Seasons at Maplewood (150 units) 300 spaces required 145 allowed
. Summerhill (44 units) 88 spaces required 78 allowed
. Comforts of Home (42 units) 84 spaces required 25 allowed
Staff is supportive of the proposed parking reduction. The city council has supported the
concept that senior-housing facilities, especially those with assisted- and memory-care
units, require considerably fewer parking spaces than typical multi-family housing.
5. Parking Space Width: Code requires a minimum parking space width of 9.5 feet. The
applicant's plans show the parking spaces will meet this code requirement.
6. Front Yard Setback: Code requires a minimum front yard setback of 30 feet to the right-
of-way. The development proposes a 20-foot setback to the Frost Avenue right-of-way for
the one-story dining room and kitchen facility on the north side of the building. The
previous approvals for this site also included a 20-foot setback to the Frost Avenue right-
of-way for the one-story kitchen facility. There is a patio shown on the site plan proposed
to be setback 8 feet from the right-of-way line. This patio will interfere with the 10-foot
required easement along the Frost Avenue property line. Staff is recommending the
applicant be required to submit revised plans showing the patio setback at least 10 feet
from the northerly property line. Code requires a 30-foot setback from East Shore Drive
as well. The applicant's plans shows the building will be more than 100 feet setback from
the property line.
7. Side Yard Setback: Code requires a 20-foot side yard setback. This would be applicable
on the west side of the project lot. The plans show a setback of 35 feet between the side
5
yard property line and the building. All other setbacks proposed meet the R-3 zoning
requirements.
Wetland Buffer Variance
There is a Manage C wetland located on the east Side of the property, adjacent to East Shore
Drive. When the city adopted the new wetland ordinance and wetland classification maps in
December 2009, this wetland was upgraded from a Class 5 wetland with no buffer requirements
to a Manage C wetland with a 50-foot buffer requirement. Regardless of the previous
classification, the city required the previous development to maintain a 25-foot buffer. The new
development proposal shows grading to within 5 feet of the wetland. For this reason, this
development will require a 45-foot buffer variance. Shann Finwall, environmental planner, and
Michael Thompson, city engineer, reviewed the wetland and wetland buffer plans and
requirements. Please refer to their reports which are attached for additional information and
recommended conditions of approval.
Lot Division
The applicant is requesting that the property be divided in two to create a northern parcel and a
southern parcel. The proposed senior housing project would be located on the northern
proposed parcel. The southern parcel would be available for future development. The resulting
lots would be approximately 4.2 acres in size for the north parcel and 3 acres for the south parcel.
As noted in the 2030 Comprehensive Plan and Density section, staff is recommending a condition
of approval be added to the lot division request requiring the applicant shift the boundary line to
the south in order to meet density requirements.
Any future development would need to meet the requirements set forth by the city's 2030
Comprehensive Plan and the Gladstone Neighborhood Redevelopment Plan. The submitted plat
map shows a 20 x 20 foot right-of-way triangle which will need to be increased to 30 x 30 feet in
order to accommodate for the Frost Avenue and East Shore Drive roundabout. Approval of the
lot division should be conditioned on the developer dedicating 10-foot-wide pedestrian, drainage,
and utility easements along the entire north property line adjacent to Frost Avenue.
Desiqn Review
Staff has not completed its review of the design elements for this site. The community design
review board will conduct its design review on June 22, 2010.
Environmental Review
Refer to the report by Shann Finwall, environmental planner, and Virginia Gaynor, natural
resources coordinator, dated May 28,2010. The environmental review report includes
information related to the shoreland overlay district, tree preservation ordinance, wetlands,
stormwater requirements and landscape seeding.
Enqineerinq Review
Refer to the report by Michael Thompson of the Maplewood Engineering Department dated June
7,2010. Mr. Thompson's recommendations noted in his report should be made conditions of
approval for this project. In summary, Mr. Thompson states the following are items the city is
6
planning for improvements along Frost Avenue and East Shore Drive in conjunction with the
Shores at Lake Phalen development:
. Mill and overlay along Frost Avenue from approximately 250 feet east of Trunk
Highway 61 (TH 61) to Phalen Place.
. The construction of a roundabout at the Frost Avenue and East Shore Drive
intersection.
. The installation of street lighting along Frost Avenue.
. The installation of landscape and urban design enhancements along Frost Avenue
from the Frost Bridge over Phalen Creek to Phalen Place.
. The construction of a 10 foot wide bituminous trail along the south side of Frost
Avenue from East Shore Drive to the west along the northerly boundary of The Shores
property.
. The reconstruction of the existing bituminous trail on the east side of East Shore Drive
from Frost Avenue to Lake Phalen.
. The construction of a pedestrian sidewalk/trail along the west side of East Shore Drive
from development access driveway south to Lake Phalen.
. Extension of utilities on East Shore Drive to service the development.
. Restoration of the existing wetland on The Shores Senior Living property.
. Construction of stormwater treatment facilities including final construction of rain
gardens on the Shores Senior Living property and a rain garden adjacent to Phalen
Lake along East Shore Drive.
OTHER COMMENTS
Deputy Police Chief Dave Kvam, Maplewood Police Department: Refer to Deputy Police Chief
Kvam's comments attached. In summary, the Maplewood police department does not identify
any significant concerns with the proposed development.
Dave Fisher, Building Official: Refer to Mr. Fisher's comments attached. In summary, Mr. Fisher
states that the building must meet the current International Building Code requirements.
Butch Gervais, Fire Marshal: Shall install all fire protection systems according to state and local
codes. Must also have minimum 20-foot access road for fire department.
Richelle Nicosia, Saint Paul Regional Water Services: an 8-inch public water main is available in
East Shore Drive and that construction plans and installation must be in accordance with Saint
Paul Regional Water Services' Standards for the Installation of Water Mains.
Historic Preservation Commission: The previous Shores development was originally reviewed by
the Historic Preservation Commission at its May 15, 2007 meeting. The commission had two
recommendations as follows: 1) signs indicating the previous long-term use of the property (St.
Paul Tourist Cabins) should be constructed at the entrance or inside the gathering areas of the
building: 2) preserve the large cottonwood tree located along Frost Avenue, adjacent to the
former St. Paul Tourist Cabin entrance. This tree was included in a published book about
Maplewood's Heritage Trees by Joe Quick. Staff is continuing these recommendations to the
current proposed development. Also, the Historic Preservation Commission will be receiving a
copy of this report.
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RECOMMENDATIONS
1. Approve the conditional use permit resolution attached. This resolution approves the
conditional use permit for a 105 senior housing planned unit development within the
Shoreland Overlay District of Phalen Lake. Approval is subject to the following conditions:
a. The engineering department shall review and determine approval of all final
construction and engineering plans. These plans shall comply with all
requirements as specified in the city engineering department's June 7, 2010
review.
b. All construction shall follow the plans date-stamped May 24,2010, and with
revisions as noted in this approval. The city council may approve major changes
to the plans. City staff may approve minor changes to the plans.
c. The project is approved with 28 underground and 24 surface parking spaces. This
is a parking reduction of 158 parking spaces (210 parking spaces are required per
city code).
d. The project is approved with a 147 square foot floor area reduction in the required
unit floor area for the memory care and assisted living studio units (580 square
foot units are required per city code; 433 to 578 square foot units are proposed).
e. The project is approved with a 20-foot front yard setback along Frost Avenue for
the one-story dining room and kitchen portion of the building (30-foot front yard
setback required per city code).
f. The project is approved with storage space of not less than 30 cubic feet for the
memory care and transitional care units (120 cubic feet of storage area per unit
required per city code).
g. All signs on the property must be approved by the community design review board.
h. Approval is conditioned on the owner constructing or funding a Gladstone
neighborhood entry monument sign at the intersection of Frost Avenue and East
Shore Drive.
i. Approval is conditioned on the applicant implementing interior or exterior signage
which reflects the previous use of the property as the St. Paul Tourist Cabin site.
j. The approved landscape plan and tree preservation requirements shall be subject
to monitoring by city staff to assure compliance. Minor modifications to these
plans shall be subject to review by staff while major modifications shall require city
council approval.
k. The proposed construction must be substantially started within one year of city
council approval or the permit shall end. The city council may extend this deadline
for one year.
I. The city council shall review this permit in one year.
8
2. Adopt the resolution approving wetland buffer variances from the Manage C wetland on
the east side of the site. Approval is based on the following reasons:
a. Strict enforcement of the ordinance woUld cause the applicant undue hardship
because complying with all of the wetland buffer requirements stipulated by the
ordinance would deplete the site area, substantially diminishing the development
potential of this lot.
b. Approval of the requested wetland buffer variance would benefit the adjacent wetland
because the wetland is currently in poor condition and development of this site will
allow for rehabilitation of the wetland and buffer areas.
c. Approval would meet the spirit and intent of the ordinance since the proposed
restoration and mitigation of the wetland buffers will greatly improve the quality of the
wetland.
Approval of this wetland buffer variance is subject to the following conditions:
a. All permits and approvals by the Ramsey Washington Metro Watershed District will
need to be secured.
b. Satisfy the requirements set forth in the staff report authored by Mr. Thompson, dated
June 7, 2010.
c. Satisfy the requirements set forth in the staff report authored by Ms. Finwall and Ms.
Gaynor, dated May 28,2010.
3. Approve the lot division request to subdivide the 7.02 acre parcel located at 940 Frost
Avenue. This lot division approval is subject to the following conditions:
a. Satisfy the requirements set forth in the staff report authored by Mr. Thompson,
dated June 7,2010.
b. Satisfy the requirements set forth in the staff report authored by Ms. Finwall and
Ms. Gaynor, dated May 28,2010.
c. Submit to the city a revised plat showing the southern lot labeled as Lot 2, Block 1
and showing the boundary line shifted to the south to meet residential density
requirements as determined by the 2030 Comprehensive Plan. Subject to staff
approval.
d. The applicant shall pay cash connection charges for the new multi-family lots for
connection to the water main and sanitary sewer main.
e. Deeds describing the two new legal descriptions, including the required trail,
drainage and utility easement descriptions must be drafted and stamped by the
city. Ramsey County requires this acknowledgment of approval to record the
deeds. These must be recorded with Ramsey County within one year of the date
9
of the lot division approval or the lot split will become null and void (city code
requirement).
f. Prior to issuance of a grading or building permit for the new development on the
new lots the following must be subfDitted to staff for approval:
1) Proof that Ramsey County has recorded the lot division.
2) A signed certificate of survey showing the location of all property lines.
3) Grading and drainage plan.
4) All necessary permits for sanitary sewer and water must be obtained.
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CITIZEN COMMENTS
Staff surveyed the 27 property owners within 500 feet of this site for their comments. There were
2 written replies. One was in favor and one had concerns.
In Favor
1. Mindy Mac Runnel, 1890 Adele Street (sent via e-mail): I have no comment against this
project or the changes requested. I thought it was a great idea from the start.
Concerns
1. Jason and Erika Zerwas, 1866 East Shore Drive (sent via e-mail): We are hoping to get
more info about public hearings on this matter. The senior living looks a lot better then the
first plan that was developed in 2007, however we are very concerned with the dividing of
the property. It was very clear that back in 2007 the property was to stay as one lot with
the (zoning)? of senior and or memory care units only, no other uses were wanted by the
neighborhood. We are just making sure that the property will not be divided up and than
allowed to have other types of housing other than senior living. We are concerned that
this is opening up the property to be used at a later date for higher density living with the
possibility for low income or other development. Other concerns would be the side walk
down East Shore Drive to the Lake that is in poor repair and not suitable for elderly foot
traffic. Will this sidewalk be upgraded for their safety? Please respond to this e-mail
informing us that it was received and that we will receive notice of future meetings.
11
REFERENCE INFORMATION
SITE DESCRIPTION
Site Size:
Existing Land Use:
7.02 Acres
Vacant - Formerly a Manuf~ctured Home Park
SURROUNDING LAND USES
North:
South:
East:
West:
Frost Avenue and Gateway Trail and Keller Golf Course Across the Street
East Shore Drive and Lake Phalen Across the Street
Single Family Houses
Four-Story Apartment Complex
PLANNING
Existing Land Use:
Existing Zoning:
High Density Residential
Medium Multiple Dwelling Residential (R-3M)
CRITERIA FOR APPROVAL
Criteria for Conditional Use Permit Approval
Article V, Sections 44-1091 through 44-1105 states that the city council may grant a CUP subject
to the nine standards for approval noted in the conditional use permit resolution attached.
Criteria for Variance Approval
State law requires that the city make two findings before granting a variance. These are:
1. Strict enforcement would cause undue hardship because of circumstances unique to the
property under consideration.
2. The variance would be in keeping with the spirit and intent of the ordinance.
Undue hardship, as used in connection with the granting of a variance, means the property in
question cannot be put to a reasonable use if used under the conditions allowed by the official
controls. The plight of the landowner is due to circumstances unique to his property, not created
by the landowner, and a variance, if granted, will not alter the essential character of the locality.
Economic considerations alone shall not constitute an undue hardship if reasonable use for the
property exists under the terms of the ordinance.
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Application Date
The city received complete applications for a conditional use permit for a planned unit
development, wetland buffer variance, lot division and site and design plans approval on June 7,
2010. The 60-day review deadline for a decision is August 6,2010. As stated in Minnesota State
Statute 15.99, the city is allowed to take an additional 60 days if necessary in order to complete
the review of the application.
P\Sec16\St Paul Tourist Cabin Site\May24, 2010 Submittal\Shore_PC_061510
Attachments:
1. Applicant Narrative
2. Location Map
3. Land Use Map
4. Zoning Map
5. Plat Map
6. Grading and Drainage Control
7. Utility Plan
8. Landscape Plan
9. Building Elevations
10. Gladstone Neighborhood Redevelopment Plan-
Guiding Principles
11. Gladstone Neighborhood Redevelopment Plan -
Development Strategies for 940 Frost Avenue
12. City Engineer Michael Thompson comments, dated June 7, 2010.
13. Phase I Gladstone Public Improvements
14. Deputy Police Chief Dave Kvam comments, dated May 27,2010
15. David Fisher, Building Official, comments, dated June 8, 2010
16. Shann Finwall, Envrionmental Planner, and Virginia Gaynor, Natural
Resources Coordinated comments, dated May 28, 2010
17. 2007 Shores Site Plan
18. Conditional Use Permit Resolution
19. Wetland Variance Resolution
20. Applicant's plans (separate attachment)
13
Attachment 1
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The Shores at Lake Phalen: Proiect Narrative
June 15, 2010
~ The Shores at Lake Phalen Gateway to Gladstone
(proposed project signage along Frost Ave)
Introduction
This lakeside property, on the north side of the Lake Phalen, provides a setting for a very successful low-
to moderate-income assisted living for senior residents in the City of Maplewood. Our project, The
Shores at Lake Phalen, has been designed to accommodate seniors looking for a more affordable
assisted living option than the senior facilities currently available in Maplewood. Assisted living
residences or assisted living facilities (ALFs) are a very good investment now as they are not dependent
on home sales, but are more dependent on an age group who need services in an apartment setting (see
market study), ALFs provide supervision or assistance with activities of daily living; coordination of
services by outside health care providers and monitoring of resident activities to help to ensure a
residents health, safety, and well-being. Assistance may include the administration or supervision of
medication. or personal care services provided by a trained staff person. Assisted living, as it exists
today, emerged in Minnesota in the 1990s as an eldercare alternative on the continuum of care for
people, normally seniors, for whom independent living is no longer appropriate, but who do not need the
24-hour medical care provided by a nursing home, Assisted living is a philosophy of care and services
promoting independence and dignity.
There is no nationally recognized definition of assisted living in the United States. ALFs are regulated and
licensed at the state level. More than two-thirds of the states use the licensure term "assisted living."
Other licensure terms used for this philosophy of care include Residential Care Home, Assisted Care
Living Facilities, and Personal Care Homes. Each state licensing agency has its own definition of the term
it uses to describe assisted living.
As varied as the state licensing and definitions are, so are the types of physical layouts of buildings that
provide assisted living services. ALFs can range in size from a small residential house for three residents
up to very large facilities providing services to hundreds of residents. An assisted living falls somewhere
between an independent living community and a skilled nursing facility in terms of the level of care
provided to its residents.
Below are the high points of what we feel are the key issues regarding this specific project, The Shores at
Lake Phalen, proposed on the site of the former Saint Paul Tourist Cabin (mobile home park) site at 940
Frost Avenue.
Application Requests
This site was approved in the 2006 comprehensive plan to have 180 units of senior oriented housing.
The Planning Commission, Community Design Review Board and City Council approved a Kaas Wilson
Design of a 4 story 180 unit ALF on this site in December of 2007 with the following attributes:
1. Vacation of the existing sewer which is shared between lots and coordination of a new line to city
sewer services.
2, Preliminary Plat Approval
3. Community Design Review Board approval for project function and appearance
Tel: 612.879.6000
21044" Avenue South, Suite 8, Minneapolis, MN 55404
www.koaswilson.com
Attachment 1
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4. Conditional use permit for the P,U.D. a planned unit development for the development of senior
housing within the shoreland overlay district.
5. Four story Height
The new Development will be asking for a reduced number of senior units: 105 units, and only three
stories in height. The concept plan will show a future housing component of 56 apartments to the south.
Goals of the project from the city perspective
It is the hope of the development team that this project will fulfill many community based goals:
1. Become the Gateway to the Gladstone Neighborhood. The Frost Avenue fagade will be examined
closely by the city (see signage shown above).
2. Clean up a blighted site that was a nuisance to the police department, contained uncapped wells,
and contributed polluted runoff that flowed into Lake Phalen.
3. Senior Housing with services is the best use of the site. Statistics from the state demographer's
office indicate that every large city in Minnesota has, or will have, a significant need for senior
housing. Senior housing with services also helps to stem economic issues related to the rising
costs of health care in our community.
4. It is a goal of this project to provide supervised common spaces, in the building, for seniors in the
community to come and use. We hope these common areas will become an asset to the
Gladstone Neighborhood and surrounding community.
5. The project will create over 120 jobs which, with city bus service, could all be locally supported by
Maplewood residents.
6. The project will provide filtration for a substantial amount of stormwater runoff, from Frost Avenue
and the site, currently polluting Lake Phalen.
7. The project will re-align the malfunctioning sewer system running adjacent to the site.
Services
There will be 32 memory care apartments with secure common areas for people with light dementia.
There will be 73 assisted living units with kitchens in each apartment. Three meals a day will be provided
in two spacious dining areas. There will be a club room open to seniors in the community. Other
amenities include a beauty shop and spa, a library, a computer center, a craft room, and an
exercise/fitness room. These spaces are designed to promote activity and interaction amongst guests,
clients and staff. The building will be staffed and managed by Southview Senior Living Communities, who
is a partner in the project and has very successful senior living projects already in operation in the metro
area.
Description of Building Exterior
From the integrated stone signage marking the entrance to the Gladstone Neighborhood, to the stone
accented fagade along Frost and the main entry, it is the goal that this be a respectable facility for the City
of Maplewood. The remainder of the building will be brick, Hardi-Panel and Hardi-Plank. All facias and
soffits will be maintenance free.
Mechanical equipment over the dining room will be screened along Frost Avenue, and residential ground
based air-conditioners will have landscape screens.
Tel; 612.879.6000
2104 41h Avenue South! Svlte B, MInneapolis, MN 55404
www.kaaswilson.com
Attachment 1
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The Shores at Lake Phalen: Parkinq
June 15, 2010
We are requesting a variance for the amount of required parking to be provided by The Shores at Lake
Phalen senior living project. Typically. the majority of residents in an assisted living facility do not, or are
unable to, drive. Furthermore, residents in a memory care situation cannot operate motor vehicles.
Given that our project is exclusively an Assisted Living and Memory Care facility, few of the project's
residents will ever drive, and most will not own a vehicle. Thus the majority of the parking for projects of
this type is for staff and visitors, which greatly diminishes the necessary parking for the project as a
whole. For The Shores, staff parking will be provided in the garage and visitor parking will be located on
the surface, at the building entrance.
Southview Senior Living Communities (SSLC). who will be the operator of The Shores, also
owns/operates many other projects around the Twin Cities metropolitan area. In each case. there has
been a significant reduction in the parking provided (below what is typically required for multi-family
housing), and this reduction in parking has not negatively impacted the residents, staff or visitors of the
project. In fact. the reduced parking allows for less site disturbance and greater pervious/landscaped
area on site, which has substantial benefits - from added stormwater infiltration, to reduced heat island
effects, and more.
Here are the parking figures from some other Twin Cities metro-area projects owned/operated by
Southview Senior Living Communities'
Project Inver Glen The Cascades Faribault The Shores
Units 103 105 90 105
Unit Breakdown (MC/ALIIl) 33131/39 15/56/34 14/51/25 32/73/0
Garaae Parkina Stalls 35 49 28 28
Surface Parkinq Stalls 23 27 35 24
Total Parkinq 58 76 6.3 52
It is important to note that the other SSLC projects listed are facilities which include "Independent Living"
units. These units are occupied by able-bodied (and able-minded) seniors who live active and
independent lifestyles. Most (or all) of the car-owning residents in these senior living facilities are
"Independent Living" seniors. Since The Shores will be exclusively an Assisted Living and Memory Care
facility, the necessary parking for the residents of this project will be significantly less than even the
parking figures for the other three projects listed above. Essentially, the only necessary parking for The
Shores project will be for staff and visitors. Given these considerations, while also bearing in mind the
significant stormwater-related concerns on site, we feel that reducing the amount of required parking will
be incredibly beneficial to the project itself, as well as the surrounding Gladstone Neighborhood and Lake
Phalen.
Kaas Wilson Architects would be happy to arrange a tour of the Inver Glen Senior Living facility for any
City of Maplewood staff interested in seeing a Southview Senior Living Communities project firsthand.
Tel: 612.879.6000
21044'" Avenue South, Suite B, Minneapolis, MN 55404
www.koaswllson.com
Attachment 1
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The Shores at Lake Phalen: Wetland Encroachment
June 15. 2010
This site was approved in the 2006 comprehensive plan to have 180 units of senior-oriented housing. The
Planning Commission, Community Design Review Board and City Council approved a Kaas Wilson
design for a 180-unit assisted living facility on this site in December of 2007. At the time of approval the
wetland on site was classified as a Class 5, and the approved plan included the reshaping and
enhancement of the wetland on site. and construction occurring up to 25' from the sUNeyed edge of the
wetland.
Maplewood recently adopted a new wetland ordinance, and the wetland on site is now classified as a
Manage C wetland, with a 50' minimum buffer width. It is Important. however, to note the wetland does
not currently function at all in an infiltration capacity, due to pollution and destruction of the natural water
flow on and around the site. and contaminated stormwater currently flows through our site and into Lake
Phalen without proper treatment. The current wetland on our site essentially functions as a stormwater
pond. Under the direction of Short Elliott Hendrickson Inc., this wetland will be completely regraded and
enhanced by the City of Maplewood, In addition to enhancements and regrading along Frost Avenue and
East Shore drive, to restore it to healthy function. Due to the wetland not functioning, and other factors,
this site has been a significant contributor of polluted runoff flowing into Lake Phalen.
Kaas Wilson Architects is working closely with the city and its consultants to clean up the blighted site.
Our project has been designed such that 100% of our stormwater is infiltrated on site. Additionally, we
are providing a number of ralngardens on our site, two of which are being deliberately oversized for the
purpose of Infiltrating the city's stormwater runoff, thus filtering contaminants before the water reaches
Lake Phalen. These two raingardens will filter 13.776 cubic feet of the City's stormwater runoff, in
addition to their on-site load of 1,488 cubic feet of runoff. This will vastly improve the overall state of
stormwater runoff filtration from its current state.
This project, particularly the Frost Avenue border of our site, will become the gateway to the proposed
Gladstone Neighborhood. The city has expressed a desire to keep as many of the mature trees located
in the northeast corner of the property as possible, and (as with the previous design) honoring this
request has been a driving factor in the project's current design, While the scope of the project has been
scaled back from the previously approved 2007 plan, the relationship of our building to the wetland is still
similar to the previously-approved design. Proposed construction stili occurs up to (but not less than) 25'
from the wetland. and maintains approximately a 50' average buffer from the wetland. While this means
construction will be closer to the wetland than the recently adopted ordinance allows, we feel - given the
wetland is being completely reshaped and enhanced as part of the overall project - that honoring a 25'
minimum buffer, while preserving as many of the mature trees on site as possible and providing additional
rain gardens to the city for the infiltration of stormwater runoff, presents the best solution for handling
stormwater while still complying with the city's vision for the site and the Gladstone Neighborhood.
Tel: 612.879.6000
21044" Avenue South, Suite B, Minneapolis, MN 55404
www.kaaswilson.com
Attachment 1
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The Shores at Lake Phalen: Lot Division
June 15, 2010
Due to the economic strains that have arisen since the project was previously approved in 2007, it has
become more difficult to acquire financing for large multi-family residential projects. While the demand for
senior-oriented units is still there, the current market is more supportive of developments that are smaller
in scale or constructed in phases, Consequently our project, The Shores at Lake Phalen, has been
scaled back in scope from the previously-approved design of 180 units of senior housing to the proposed
design of 105 units. Despite this reduction in size, it is still the desire of the City of Maplewood and the
project team to address the entire site from a cleanup, stormwater and utilities standpoint.
Improvements are to be made along Frost Avenue and the entire iength of East Shore Drive. An existing
sewer line running along the west edge of the property is to be abandoned and removed, and a new line
constructed along East Shore Drive, which will serve The Shores project as well as the residential
property to the east of the project, currently on a septic system. A new public walkway, by the City of
Maplewood, will run from Lake Phalen along the west edge of East Shore Drive to the entrance drive for
The Shores. From there. Kaas Wilson Architects will create a public walkway through the project site,
connecting the City's East Shore Drive walkway with the Frost Avenue walkway to the northwest.
Kaas Wilson Architects is working to address stormwater and enhancement concerns on the site in a
comprehensive manner. Though the size of the building itself has been reduced, we feel it is still
important to make civil, utilities and landscaping improvements to the entire site, and we are working with
the City of Maplewood and its consultants to accomplish this. We have proposed a lot division which
splits the overall property into two lots: a northern iot on which The Shores at Lake Phalen will be located,
and a southern lot for future development. We feel this is the best solution to maintain the viability of a
senior housing project on the site, while also addressing the City of Maplewood's concerns for civic
improvements to the project site and the future Gladstone Neighborhood. This split also allows a viable
project to be constructed on the southern lot in the future, ensuring the continued vitality of the Gladstone
Neighborhood deveiopment from the City's standpoint.
Tel: 612,879.6000
2104 41h Avenue South! SUite 8, Minneapolis, MN 55404
www.kaaswllson.com
Attachment 1
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The Shores at Lake Phalen: Storaqe
June 15, 2010
We are requesting a variance for the amount of required storage to be provided by The Shores at Lake
Phalen senior living project. Typically, in senior housing projects, little storage space is required by
residents outside of their units. Given the nature of this project, as exclusively an Assisted Living and
Memory Care facility, the residents at The Shores will likely not need any storage space outside the
closet space being provided in their units,
Southview Senior Living Communities (SSLC), who will be the operator of The Shores, also
owns/operates many other projects around the Twin Cities metropolitan area. In each case. there has
been a significant reduction in the amount of storage provided (below what is typically required for multi-
family housing). and this lack of dedicated storage space has not negatively impacted the residents. In
fact. Southview Senior Living in West Saint Paul, the flagship project of Southview Senior Living
Communities (which include "Independent Living" units), does not include any dedicated storage areas for
its residents.
Here are the storage figures from some other Twin Cities metro-area projects owned/operated by
Southview Senior Living Communities:
Project Inver Glen The Cascades Faribault The Shores
Units 103 105 90 105
Unit Breakdown (MC/ALlIL) 33/31/39 15/56/34 14/51/25 32/73/0
Storaqe Lockers 28 10 23 0
It is important to note that the other SSLC projects listed are facilities which include "Independent Living"
units. Since The Shores will be exclusively an Assisted Living and Memory Care facility, the storage
space needed by its residents will be significantly less than even the figures for the other three projects
listed above. Additionally "The Seasons at Maplewood," a senior living project approved for construction
in the City of Maplewood earlier this year, is providing approximately 675 cubic feel total dedicated
storage space for the entire project (between four storage closets on one level). The Seasons is a 150-
unit project that includes Independent Living. and the storage space available to its residents is rentable-
not dedicated to particular units.
Given these considerations. we feel that reducing the amount of required storage area will be very
beneficial to the project as a whole. Kaas Wilson Architects would be happy to arrange a tour of
Southview Senior Living or Inver Glen Senior Living, for any City of Maplewood staff interested in seeing
a Southview Senior Living Communities project firsthand.
Tel,612.879.6000
21044" Avenue South, Suite 8, Minneapolis, MN 55404
www.koaswilson.com
Attachment 2
The Shores of Lake Phalen- Request for Conditional Use Permit,
CDRB Review, Wetland Variance and Lot Division
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City of Maplewood
May 25, 2010
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The Shores of lake Phalen- Request for Conditional Use Permit,
CDRB Review, Wetland Variance and lot Division
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City of Maplewood
May 25, 2010
NORTH
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Attachment 12
Page 1 of 8
City of Maplewood - Enl!:ineerinl!: Plan Review
PROJECT NAME: The Shores Senior Living
PROJECT NO: 10-11
REVIEWED BY: Michael Thompson, P.E., City Engineer
SUBMITTAL NO: Submittal 1, May 25, 2010
REVIEW DATE: June 7, 2010
The applicant, Link Wilson ofKaas Wilson, who represents Maplewood Senior Living LLC, is
proposing to build a 3-story (l06-unit) senior housing complex on the Saint Paul Tourist Cabins
site. The developer improvements would be coordinated with public improvement projects on
Frost Avenue and East Shore Drive.
The public improvements are proposed to include the following:
. Mill and overlay along Frost A venue from approximately 250 feet east of Trunk
Highway 61 (TH 61) to Phalen Place.
. The construction of a roundabout at the Frost Avenue and East Shore Drive
intersection.
. The installation of street lighting along Frost Avenue.
. The installation of landscape/urban design enhancements along Frost Avenue from
the Frost Bridge over Phalen Creek to Phalen Place.
. The construction of a 10' wide bituminous trail along the south side of Frost Avenue
from East Shore Drive to the west along the northerly boundary of The Shores
property.
. The reconstruction of the existing bituminous trail on the east side of East Shore
Drive from Frost A venue to Lake Phalen.
. The construction of a pedestrian sidewalk/trail along the west side of East Shore
Drive from development access driveway south to Lake Phalen.
. Extension of utilities on East Shore Dr N to service the development
. Restoration ofthe existing wetland on The Shores Senior Living property.
. Construction of storm water treatment facilities including final construction of rain
gardens (RG) 100, 101 and B2 on the Shores Senior Living property and a rain
garden adjacent to Phalen Lake along East Shore Drive.
The following comments are to be addressed by the developer's engineer.
Drainage/ Routing/ Wetland! Treatment
I. The applicant shall provide an area and drainage summary with calculations showing that
the post development runoff for the 2, 10, and 100 year critical duration storm events are
at or below pre development rates.
2. As discussed during our project coordination meeting on April 16, 2010, the overall
approach to storm water management and wetlands was for the city to lead the permit
application submittal process for the project area as a whole including three separate
Attachment 12
Page 2 of 8
projects: East Shore Utility City Improvements; The Shores Senior Living; and Frost
A venue City Improvements. As part of the lead, the city will also prepare final design
documents and complete construction ofRG 100,101 and B2 as shown on the JR Hill
Plans. The City will also complete the wetland enhancement work around the existing
wetland area. Plan notes should be added to these items to indicate work to be completed
by others.
3. The City is planning to construct stormwater detention and treatment facilities within the
boundaries of The Shores property. The developer shall coordinate site improvements
with the public stormwater improvements to be constructed by the city. The developer
shall coordinate the alignment of public storm sewer onto the property, including
showing such improvements and labeling them "By Others" on the appropriate plan
sheets.
4. The plan should note that RG 100, 101 and B2 will be rough graded to the finished grade
of the RG. Final excavation, grading and placement of planting soil mix will then take
place as part of the Frost Avenue City Improvements.
5, The project narrative should describe that routine annual vegetation and landscape
maintenance ofRG 100, 101 and B2 will be completed by the owner. Less frequent
major maintenance activities to maintain the function of the systems will be the
responsibility of the city. The developer will be required to execute a maintenance
agreement for the storm water treatment systems.
6. The existing drainage map shows no detail on sheet 2.1 and is hard to view properly.
Please ensure information is legible.
7. One area that is not clearly identified on Sheet 2.1 is the drainage area to the trench drain
on the underground parking drive and the adjacent area to the west. This area needs to be
shown and included in the HydroCAD model. Both maps should also show the drainage
on the south parcel/portion of the property and include the proposed addition of culvert
FES 7 in the HydroCAD modeling.
8. It appears that the emergency overflow from the trench drain area is currently into the
garage at the GS elevation shown as 865.83. The overland flow elevation to the west-
southwest is something less than 868. Is it possible to grade an overflow swale to the
west-southwest if the trench becomes plugged, so that the overflow can overtop the curb
instead of flooding in the garage?
9. Sheets 3.1 and 4.1 show the overall storm sewer system routing. Plan notes should be
added that clarify portions of the work that will be completed by others (i.e., the City).
These include: FES 3; FES 7; drain tile for RG 100, 101 andB2.
10. The plans should show "future diversion of Frost drainage" on two locations along Frost
Avenue into RG 100 and 101 and one along East Shore Drive into RG B2.
II. FES 4 directs new discharge directly onto the private property to the west. This should
be redirected further to the north or to the south with the addition of a shallow grassed
Attachment 12
Page 3 of 8
swale prior to the outflow entering the private property. The model edits referred to in
Comment 7 would need to show no increase in the overall peak discharge rates from the
site.
12, The drain tile from RG 100 also is shown within the private property to the west. Please
direct this outlet to the south and into the swale area suggested in comment 12.
13, FES 3 is shown within the boundary of the wetland. The FES and rip rap should be
moved outside the boundary of the wetland. FES 3 has an elevation error ~ should say
864.95.
14, Drain tile from RG B2 and RG 101 should extend an additional 30 feet, just short of the
wetland edge.
15. No specific information was provided on the proposed level of imperviousness or for the
extent of volume control needed to meet the City and R WMWD standards. However this
information was pulled out of the PDF version of the HydroCAD model report and
preliminary estimates run for the project area as a whole, including the planned Frost
Avenue City Improvements. Estimates show that the overall project area consisting of
The Shores Development and the Frost and East Shore Drive City hnprovements need
roughly 14,000 cubic-feet of volume control credit. As proposed roughly 19,000 cubic-
feet is provided which treats stormwater above and beyond requirements and could be
considered towards mitigation of wetland requirements. The developer should still
provide specific numbers on the level of imperviousness on site so that staff can confirm
estimates for the combined RWMWD permit application.
16. Based on the HydroCAD model provided, the proposed rainwater gardens have a
planting soil depth... to the under drain, ranging from less than I foot to just over 2 feet.
The typical detail uses a minimum depth ofthe planting soil of2 feet as show on Sheet
3,\, Please modify the model to show a minimum of2 feet of planting soil, and
preferably 2.5 feet, over the drain tile.
17. The drain tile under RGs should be changed to 8-inch. The riser and clean outs can
remain 6-inch pipe.
18. STMH 102 shows an invert elevation of868.0 at the bottom of the RG Basin. The
HydroCAD model includes a weir structure with an invert at 870.0. The plans should
include a detail of this structure showing the primary outlet, the weir and the overflow,
19. The existing wetland is highly degraded and the city has prepared preliminary plans to
restore the wetland and surrounding buffer. This work will be completed with the Frost
Avenue City hnprovements. The plans for the Shores development should reference this
future work by others. Any work in the buffer adjacent to the proposed retaining wall
and entry drive should be consistent with the city plan (see Preliminary Plan -
attached).
20. The wetland class with buffer setback shall be shown on the plans. Also the date of the
wetland delineation and delineator must be shown on the plans. Ensure a note is made on
Attachment 12
Page 4 of 8
the plans that buffer areas are to have no disturbances, and must be signed such upon
completion of the improvements.
21. Show rip rap type and quantity including filter fabric placement.
22. Include a more legible rain garden detail on the plans.
23. 3-foot deep sumps at all drainage structure just upstream of rainwater gardens/infiltration
basins will be required in order to act as pretreatment.
Standard Plans
24, City Project 10-11 shall be given on each sheet in the title block location.
25. Existing utilities shall be shown in dashed lines.
26. Surveying bench mark information shall be placed on all plan sheets.
27. Plan Sheet 1.2, Existing Conditions, is incomplete. The developer shall re-submit the
plan to the city for review with the appropriate level of detail, showing the Lot I, Block I
south property line and identifying existing site conditions and features by note and/or
legend.
28. Please provide logs for the soil borings shown on the plans.
29, The proposed concrete patio on the north side of the building encroaches on the proposed
10' drainage and utility and sidewalk and trail easements (see Right-of-Way/Easement
Comments). Please make the revisions necessary to avoid encroaching on the proposed
easements.
30. The City is preparing a utility bid package in Fall 2010 for East Shore Drive City
Improvements. In addition to water main and sanitary sewer improvements including
service stubs to the development, the City will construct the driveway apron to the site as
well as stonn sewer in the vicinity of the driveway. Further coordination with City
engineering staff will be required. '
Grading and Drainage
31. The grading and drainage plan shall include contours and spot elevations, and all stonn
sewer information including pipe lengths, size, slope, invert/rim elevations, etc.
32. The applicant shall add the following text on the stonn sewer plans sheet:
"Owner, at Owner's sole cost and expense, shall maintain the private drainage pipeline
in good working order and repair commensurate with the city's standards for similar
drainage pipelines such that water flows freely though the system. Owner shall take all
necessary action to keep the drainage pipeline fi'ee from debris, trash, foliage, and any
Attachment 12
Page 5 of 8
other obstruction that may alter or impede the flow of water. Owner shall also perform
any relocation of the drainage pipeline pursuant to the standard specification of the city
should relocation be necessary due to pipe failure or blockage, as determined necessary
by the city. "
33. Driveway slope extending from East Shore Drive shall be shown. Recommended slope is
between 2% and 8%. Consideration should be given to proposing a slope at or near 2%
at the intersection approach with East Shore Drive (landing area).
34. All retaining walls over 4-feet require submittal to the City of Maple wood Building
Department and must be stamped by a licensed engineer in order to secure the required
building permit. The developer shall submit a retaining wall plan and details for review.
Information provided shall indicate the wall type and include a section view detail of the
proposed walls.
35. An emergency overland release path, with spot elevations and arrows, for stormwater
shall clearly be shown on the grading plan (assume pipes are blocked).
Erosion & Sediment Control Plan
36. The disturbance is over one acre and necessitates a National Pollutant Discharge
Elimination System permit from the Minnesota Pollution Control Agency (MPCA). The
approved grading and erosion & sediment control plans shall be incorporated into the
SWPPP.
37. The NPDES log sheet shall be kept on site during all construction activities.
38. Plan Sheet 3.2, Erosion and Sediment Control, is incomplete. The developer shall re-
submit the plan to the City for review with the appropriate level of detail, including
identification of erosion and sediment control featutes by note and/or legend. The plan
shall be in accordance with all NPDES and Ramsey Washington Metro Watershed
District requirements. Also the developer's engineer shall:
a. Identify erosion and sediment control measure at project boundary limits of
disturbed areas on the plan sheet (i.e.. ..silt fence, straw wattle, etc...).
b. Identify locations for equipment/material storage, debris stockpiles,
vehicle/equipment maintenance, fueling, and washing areas, Address measure to
contain area and specify that all materials stored on site shall have proper
enclosures and/or coverings.
c. Identify locations and provide details for concrete washouts.
d. Identify locations and provide details for stabilized construction accesses (rock
entrance pads).
Attachmenl12
Page 6 of 8
e. Identify the quantity of materials to be imported or exported from the site (cu-yd).
f. Describe measures (e.g...sediment basin, sediment trap, etc) taken during the
rough grading process to intercept ahd detain sediment laden run-off to allow the
sediment to settle and how the settled stormwater will be de-watered and
introduced to the public drainage system.
g. Show that inlet protection and other temporary erosion control measures shall be
installed to protect existing storm sewer structures along Frost A venue and East
Shore Drive during grading operations on The Shores site.
h, Place the following verbiage shall be added to the plan:
"Effective erosion and sediment controls shall be in place prior to any storm events, "
Storm / Sanitarv / Water / Fire
39. The storm sewer details need to be incorporated into the grading and drainage plan as
mentioned previously.
40. Verify sewer service slopes and pipe material and that adequate capacity exists to service
the project site.
41. The city plans to abandon a segment of existing sanitary sewer along the westerly
boundary of Outlot A. The developer shall grant the city a right-of-entry to complete the
sanitary sewer abandonment work.
42. The City will install sanitary sewer, storm sewer, and watermain service stubs as a part of
the public improvements along East Shore Drive. The developer shall coordinate the
location of the services with city engineering staff,
43. According to the Fire Chief an additional internal fire hydrant shall be installed on the
Frost Avenue side of the proposed building.
44. The 8" DIP plug shown splitting off to service the future development site (Outlot A) is
not permitted. A separate stub would be extended to Outlot A as part of the East Shore
Drive City Improvements. Future coordination with city engineering staff is required to
identify the location of these future stubs and possible looping of the internal system,
45. Ensure the internal fire flows for the sprinkled building are adequate assuming the
hydrants are in use;
Agencv Submittals
46. Permit approval from Ramsey-Washington Metro Watershed District will be required
since the site disturbs over one acre. The city will coordinate the submission ofthe
Attachment 12
Page 7 of 8
overall permit package and treatment calculations; however the developer shall be
responsible for all non-city portions ofthe overall project.
47, Coordinate proposed water with Saint Paul Regional Water Services. Review and
approval must be received,
48. Verify needed permits with the Minnesota Pollution Control Agency.
49. Other agency approvals may be needed and it is the responsibility of the developer or the
developer's engineer to ensure all necessary permits and approvals are obtained.
Traffic / Streets / Access
50. Provide a typical cross section of the driveway on Sheet 5.1.
51. A "No Parking" condition will be required along the entire length of the private driveway
and loop as a result ofthe 24 foot wide drive aisle. This is required for emergency
vehicle access, The plans shall include signage stipulating No Parking.
52. According to the Fire Chief, the 5' wide sidewalk connecting Frost Avenue to the internal
driveway shall be a minimum of 10' wide drivable surface to accommodate fire access.
53. The city shall construct the driveway apron as a part of the public improvements. The
developer shall coordinate the location, width, and slope of the driveway with city
engineering staff.
Landscape Comments
54. The proposed landscape improvements on the site shall be coordinated with the proposed
public landscape improvements along Frost A venue and East Shore Drive, including the
type and location of plant material. Also, refer to comments developed separately by
Ginny Gaynor, City Naturalist.
55. In order to address the City's tree preservation ordinance, the developer shall prepare a
tree plan showing the location, type, number, and size of trees to be removed and shall
include a tree mitigation/replacement schedule as outlined in the Woodlot Alteration
Permit Application. The developer shall work with city staff to identify possible
locations for replacement trees, including the possible installation of trees within the
right-of-way along Frost A venue and East Shore Drive,
Right-of-Wav/Easement Comments
56, Drainage and utility easements shall be provided around all public stormwater facilities
on the site. The exact location and extent ofthe easements shall be coordinated with city
engineering staff. The developer shall provide the city with right-of-entry over The
Shores property to allow for the construction of the public improvements.
Attachment 12
Page 8 of 8
a. Drainage and utility easements are needed over the areas covered by RG 100, 101
and B2 to allow the city access for final construction. These rain gardens will be
located within the public easement however the Developer shall have
maintenance responsibilities as will be defined in a separate maintenance
agreement (refer to comment 64).
57. The current preliminary plat shows a 20' by 20' right-of-way triangle at the northeast
comer of Lot 1, Block I for construction of the proposed roundabout at the Frost
A venue/East Shore Drive intersection. The right-of-way triangle needs to be revised to
be 30' by 30'.
58. The developer shall dedicate a 10' wide drainage and utility easement along the south
side of Frost Avenue along the entire northerly boundary of The Shores property on the
plat.
59. The developer shall also dedicate a 10' wide sidewalk and trail easement along the south
side of Frost Avenue along the entire northerly boundary of The Shores property.
60, All right-of-way/easements shall be shown on all plan sheets.
Miscellaneous
61. The developer or project engineer shall submit a copy of the MPCA's construction
stormwater permit (SWPPP) to the city before the city will issue a grading permit for this
project.
62, The owner and project engineer shall satisfy the requirements of all permitting agencies.
63, A lighting plan shall be submitted,
64, The owner shall sign a maintenance agreement, prepared by the city that covers all
private stormwater treatment devices (list devices i.eoo ..sumps, swales, gardenslbasins,
etc...) andRG 101, 102, and B2.
65. The developer shall enter into a development agreement with the city. The city will
prepare this agreement.
*************** END OF COMMENTS **************
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Attachment 14
Maplewood Police
Memo
To: MichaelMartin, City Planner
From: Dave Kvam, Deputy Police Chief
Date: 5/27/20 I 0
Re: Project Review, Maplewood Senior Living, LLC, 940 Frost Avenue
I was unable to identify any significantconcems with the proposed development, from the
police department's perspective.
Initially, I was concemed with ensuring sufficient security was provided to help minimize
thefts of and from vehicles which are common to multi-housing environments and other
places where vehicles congregate. However, the proposal reflects there will be limited resident
parking, in anticipation oflow need, so that should not be a signi:ficll11t concern,
Though the elderly, statistically, are the least likely population group to be affected by crime,
they express the most concern about it Proper building security and lighting needs to be
ensured, not only to prevent actual criminal occurrences, but also to provide residents the
peace of mind they seek.
The only other concern I identified was the choice of ingress/egress to the complex. If many
cars are expected to come and go from the development, particularly during morning and
afternoon hours, the likelihood of accidents increases. Though an entrance/exit onto East
Shore Drive may come with some visibility limitations, it is preferable to Frost Avenue which
has higher speeds and heavier traffic volumes.
1
Attachment 15
Memo
To: Michael Martin, Planner
From: David Fi?her, Building Official
Re: The Shores, 940 Frost Avenue - Proposed Public Vacation, Preliminary
Plat, CUP far a PUD & Design Review
Date: June 8, 2010
The city will require a complete building code analysis when the
construction plans are submitted to the city for building permits.
All exiting must go to a public way.
Verify the building meets all the requirements for noise based on the
Minnesota Guide to Noise Control in Minnesota from the MPCA.
Provide adequate fire department access to the buildings.
The building setbacks must comply with the 2006 IBC for exterior wall
protection.
Retaining walls over 4 feet require engineering and a building permit.
Provide fire sprinklers to NFPA 13.
I would recommend a pre-construction meeting with the contractor, the
project manager and the city building inspection department.
Attachment 16
Environmental Review
Project:
The Shores at Lake Phalen
Date of Plans:
April 16, 2010
May 28,2010
Date of Review:
Location:
940 Frost Avenue
Reviewers:
Shann Finwall, Environmental Planner
(651) 249-2304; shann,finwall(Q)cLmaplewood.mn.us
Virginia Gaynor, Natural Resources Coordinator
(651) 249-2416, virqinia.qavnor(Q)cLmaplewood.mn.us
Background: The project involves subdividing the 7.06 acre property at 940 Frost
Avenue into two lots, with the northern lot being developed with a 1 06-unit senior
housing development called the Shores at Lake Phalen. The site was previously a
manufactured home and tourist cabin development. All of the manufactured homes and
tourist cabins were removed from the site in 2007 and 2008 for a previous senior
housing development which was never built.
Environmental issues include the location of the property within the Shoreland Overlay
District of Phalen Lake, heavily treed site, a Manage C wetland located on the east side
of the property, adjacent East Shore Drive, and stormwater runoff into Phalen Lake
watershed.
A. Shoreland Overlay District: City code requires properties within the Phalen
Lake Shoreland Overlay District to have a maximum of 40 percent impervious
surface area. The applicant has submitted plans that indicate 33.3 percent of the
site will be impervious surface.
The Shoreland Overlay District also requires that buildings be designed to reduce
visibility (under summer conditions) from public waters and adjacent shorelands.
Since this development will be constructed on the north lot, adjacent Frost
Avenue, the existing vegetation on the south lot will achieve the screening
requirement to Phalen Lake. Care should be taken in the design of the future
development to the south to ensure this requirement is met.
Shoreland Overlay District Recommendations: To reduce impervious surface
on the site, the applicant should consider using pervious pavers for the parking
spaces on the surface parking lot. This was a requirement of the previous
development.
B. Tree Preservation Ordinance: Maplewood's tree preservation ordinance
describes a significant tree as a hardwood tree with a minimum of 6 inches in
diameter, an evergreen tree with a minimum of 8 inches in diameter, and a
softwood tree with a minimum of 12 inches in diameter. A specimen tree is
1
Attachment 16
defined as a healthy tree of any species which is 28 inches in diameter or
greater. The ordinance requires any significant tree removed to be replaced
based on a tree mitigation calculation. The calculation takes into account the
size of a tree and bases replacement on that size, In essence, the ordinance
requires an applicant to plant a greater amount of smaller replacement trees
because they removed a significant number of large trees.
The previous development submitted a tree survey for the overall site which
shows 246 significant trees on the property (3,883 total caliper inches). Of those
trees, five are considered specimen trees (including a large 48-caliper-inch
cottonwood tree located on the north side of the property near Frost Avenue).
Tree Removal and Replacement: No tree removal plan has been submitted
with the new development proposal. The landscape plan submitted with the new
development reflects that 70 new trees will be planted on the site.
Tree Preservation Recommendations: The applicant must submit the
following:
1. A tree survey showing the location, species, and size of all significant
trees on the site.
2. A revised grading plan which overlays the significant trees on the plan,
showing which significant trees will be removed.
3. A tree replacement plan calculating the number of significant trees
removed with the number of trees replaced to ensure it meets with city
code requirements.
C. Wetland Ordinance: There is a Manage C wetland located on the east side of
the property, adjacent East Shore Drive. When the city adopted the new wetland
ordinance and wetland classification maps in December 2009, this wetland was
upgraded from a Class 5 wetland with no buffer requirements to a Manage C
wetland with a 50-foot buffer requirement. Regardless of the previous
classification, the city required the previous development to maintain a 25-foot
buffer. The new development proposal shows grading to within 5 feet of the
wetland. For this reason, this development will require a 45-foot buffer
variance.
The wetland delineation report prepared by SEH for the previous development
describes the wetland as a Type 2 (wet meadow) with fringes of Type 1
(seasonally wet woodland). The wet meadow portion of the basin is dominated
by reed canary grass and the woodland is dominated by balsam poplar and
occasional American elm. Common buckthorn, a noxious shrub, is also present
in both the wet woodland fringe and the upland woodland areas, There is a
culvert at the southeast corner of the wetland that is plugged with sediment,
trash, and dead vegetation. There are several areas along the wetland boundary
where yard waste has been dumped into the wetland. Also, the north boundary
of the wetland has been partially encroached upon from mowing and recreational
use in the adjacent yard.
2
Attachment 16
The minimum mitigation required for buffer restoration without a variance request
is to seed the buffer with a native seed mix. The mitigation of the buffer
variances should go above and beyond just seeding within the buffer. The
applicant's grading and landscape plan, shows a series of rainwater gardens
which will cleanse the water prior to entering the wetland or leaving the site,
These stormwater management improvements will help mitigate the wetland
buffer variance, if they go above and beyond stormwater requirements and are
constructed and planted correctly, In order to assess whether mitigation of the
wetland is adequate, the applicant must submit more detailed landscape and
mitigation plans showing planting in the entry rain garden and steps to be taken
within the degraded buffer to mitigate the variance.
Wetland Recommendation: The applicant must submit the following:
1. A wetland buffer mitigation plan showing how the applicant will mitigate
the reduction in buffer. The mitigation plan should include which tasks
would be completed by the applicant and which ones would be completed
by the city as part of the public improvements along Frost Avenue and
East Shore Drive. Types of mitigation might include, but are not limited
to:
a. Restore buffer andlor wetland with native plants,
b. Manage weeds in buffer andlor wetland.
c. Reduce stormwater runoff impacts (many options).
d. Give the city a stormwater easement to create rain gardens on the
site that filter runoff from Frost Avenue, The only portion that counts
towards mitigation is that which goes beyond the filtration required for
the development.
2, A revised landscape plan showing the following detail within the wetland
buffer:
a. the removal of the turf grass on the south side of the wetland and
replacement with native seed or plantings.
b. if seed is used within the buffer, the developer shall work with staff to
determine an appropriate seed mix. The mix will include both grasses
and flowers.
c. If native seed is used, the seeding contractor shall specialize in native
restoration and the applicant shall maintain a maintenance contract
for the seeding. See requirements for native seeding below (E:
Seeding Natives).
3. Prior to grading, the applicant will install city approved wetland signs at
the edge of the approved wetland buffer that specify that no building,
mowing, cutting, grading, filling or dumping be allowed within the buffer.
The signs must be placed every 100-feet along the edge of the buffer at a
minimum. The placement of these signs must be verified with a survey
to ensure proper placement.
4. The applicant must submit a cash escrow or letter of credit to cover 150
percent of the wetland mitigation.
3
Attachment 16
D. Stormwater Plantings: The applicant is proposing four filtration basins on the
site. Our engineer has provided comments regarding the filtration basin. The
comments in this section apply solely to the planting of the basins. The rain
garden in the center of the entry circle will be planted and maintained by the
owner. Native seeding of this rain garden is not appropriate since: 1) this is a
major focal point that needs quick establishment for aesthetic reasons and 2)
seeding the bottom of a rain garden is rarely successful.
Filtration planting recommendation:
1. The plan should indicate a temporary cover crop will be seeded in the three
rain gardens being planted by the city.
2. The applicant must provide a detailed landscape design for the center rain
garden. We strongly encourage the use of trees, shrubs, and perennials in
this planting.
a. At least 5000 square feet must be planted with plants (not seed) and
we recommend that the whole area be planted.
b. If cost is an issue, using very small shrub plants (# pots or bareroot 1-
2 year olds) would be preferable to using seed,
c. If the whole basin is planted (no seed used), this shall be considered
part of mitigating the requested buffer variance.
d. Seed may not be used on the bottom of the basin.
e. If some of the slope are is seeded with natives, the requirements
below (E: Native Seedings) apply.
E. Native Seedings: The applicant is proposing to seed much of the site to native
grasses and flowers. It is very difficult to establish native prairie seeding, Most
native seedings done as part of new developments fail. The applicant should
understand that it takes three to five years to establish a native seeding and
during that time the site is very weedy and residents often complain about the
aesthetics, Please note that due to the length of time for establishment the city
will hold escrow until the prairie (not the cover crop) is established. The applicant
may want to consider a different type of ground cover.
Native Seeding Recommendations: If the applicant wishes to seed native
prairie grasses and wildflowers, the applicant must indicate the following in the
plans (this applies to areas with native seed, it does not apply to areas planted
with containerized or bareroot plants.
1. The native seeding shall be done by a contractor that specializes in native
plant restoration and whose business is at least 50% native
plants/restoration.
2. The applicant will enter into a three year maintenance contract with the
seeding contractor that ensures establishment.
3. The applicant must sign a wetland buffer restoration maintenance
agreement with the city which will require the applicant to ensure the
native plants are established within the buffer.
4
Attachment 16
4. The applicant shall post small signs indicating this is a native seeding and
that it will take 3-5 years to establish,
5. The applicant shall revise the Type I seed mix, which is not an ideal mix
for our region. The areas with Type I seed mix could be Prairie
Restoration's short/dry or mixed height/mesic mixes, or a similar mix
approved by staff.
5
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Attachment 18
CONDITIONAL USE PERMIT RESOLUTION NO.
WHEREAS, Link Wilson, Kaas Wilson Architects Representing Jack Rajchenbach
and Albert Miller of Maplewood Senior Living, LLC, applied for a conditional use permit
for a planned unit development to construct a 1 05-unit senior housing complex known as
The Shores at Lake Phalen.
WHEREAS, this permit applies to the following property:
Address: 940 Frost Avenue
Property Identification Number: 16-29-22-31-0024
Existing Legal Description: That part of Government Lot 2, Sec. 16, T. 29, R. 22,
Ramsey County, Minnesota which lies S' of Frost Avenue as described in
Document No. 1999021, W' of Frost Avenue Connection as described in Document
No. 1999021, N' of East Shore Drive as described in Document No. 367903, and
NE' of a line described as commencing at the center of said Section 16, thence S
89 degrees 32 minutes 38 seconds W, assumed bearing, along the N line of said
Government Lot 2, 1130.00 feet, to the point of beginning; thence South 27 degrees
23 minutes 03 seconds East, 1121.18 feetto an angle in the north line of said East
Shore Drive, said angle point being 658.56 feet westerly of the East line of said
government lot 2 as measured along the N line of said East Shore Drive and said
line there terminating.
New Legal Description (After Lot Division): All that part of Lot 1, Block 1, The
Shores of Lake Phalen, Ramsey County, Minnesota that lies northerly of the
following described line: Commencing at the southwest corner of said Lot 1, thence
North 27 degrees 23 minutes 03 second West, along the southwesterly lot line of
said Lot 1, a distance of 509.1 feet to the point of beginning of the lineto be
described; thence North 64 degrees 53 minutes 46 seconds East, a distance of
160.32 feet; thence North 69 degrees 51 minutes 35 seconds East a distance of
105.83 feet; thence South 61 degrees 19 minutes 41 seconds East, a distance of
74.90 feet to a point on the easterly line of said Lot 1 and there terminating.
WHEREAS, the history of this conditional use permit is as follows:
1. On June 15, 2010, the planning commission held a public hearing, City staff
published a notice in the paper and sent notices to the surrounding property owners.
The council gave everyone at the hearing a chance to speak and present written
statements. The planning commission also considered reports from the city staff.
2. On , 2010, the city council reviewed this request. The city council also
considered reports and recommendations of the city staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council
described conditional use permit, because:
the above-
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the city's comprehensive plan and code of ordinances.
1
Attachment 18
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water runoff, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would generate only minimal vehicular traffic on local streets and would not
create traffic congestion or unsafe access on existing or proposed streets.
6. The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools
and parks.
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and
scenic features into the development design.
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
a. The engineering department shall review and determine approval of all
final construction and engineering plans. These plans shall comply with
all requirements as specified in the city engineering department's June 7,
2010 review.
b. All construction shall follow the plans date-stamped May 24; 2010, and
with revisions as noted in this approval. The city council may approve
major changes to the plans. City staff may approve minor changes to the
plans.
c. The project is approved with 28 underground and 24 surface parking
spaces. This is a parking reduction of 158 parking spaces (210 parking
spaces are required per city code).
d, The project is approved with a 147 square foot floor area reduction in the
required unit floor area for the memory care and assisted living studio
units (580 square foot units are required per city code; 433 to 578 square
foot units are proposed).
e, The project is approved with a 20-foot front yard setback along Frost
Avenue for the one-story dining room and kitchen portion of the building
(30-foot front yard setback required per city code).
f. The project is approved with storage space of not less than 30 cubic feet
for the memory care and transitional care units (120 cubic feet of storage
area per unit required per city code),
2
Attachment 18
g. All signs on the property must be approved by the community design
review board.
h. Approval is conditioned on the owner constructing or funding a Gladstone
neighborhood entry monument sign at the intersection of Frost Avenue
and East Shore Drive,
i. Approval is conditioned on the applicant implementing interior or exterior
signage which reflects the previous use of the property as the St. Paul
. Tourist Cabin site.
j. The approved landscape plan and tree preservation requirements shall
be subject to monitoring by city staff to assure compliance. Minor
modifications to these plans shall be subject to review by staff while major
modifications shall require city council approval.
k. The proposed construction must be substantially started within one year
of city council approval or the permit shall end. The city council may
extend this deadline for one year.
I. The city council shall review this permit in one year.
The Maplewood City Council
this resolution on
,2010
3
Attachment 19
VARIANCE RESOLUTION NO.
WHEREAS, Link Wilson, Kaas Wilson Architects Representing Jack Rajchenbach and
Albert Miller of Maplewood Senior Living, LLC, applied for a variance from the wetland
protection ordinance.
WHEREAS, this variance applies to the following property:
Address: 940 Frost Avenue
Property Identification Number: 16-29-22-31-0024
Existing Legal Description: That part of Government Lot 2, Sec. 16, T. 29, R. 22,
Ramsey County, Minnesota which lies S' of Frost Avenue as described in Document
No. 1999021, W' of Frost Avenue Connection as described in Document No.
1999021, N' of East Shore Drive as described in Document No. 367903, and NE' of a
line described as commencing at the center of said Section 16, thence S 89 degrees
32 minutes 38 seconds W, assumed bearing, along the N line of said Government Lot
2, 1130.00 feet, to the point of beginning; thence South 27 degrees 23 minutes 03
seconds East, 1121.18 feet to an angle in the north line of said East Shore Drive, said
angle point being 658.56 feet westerly of the East line of said government lot 2 as
measured along the N line of said East Shore Drive and said line there terminating.
New Legal Description (After Lot Division): All that part of Lot 1, Block 1, The Shores
of Lake Phalen, Ramsey County, Minnesota that lies northerly of the following
described line: Commencing at the southwest corner of said Lot 1, thence North 27
degrees 23 minutes 03 second West, along the southwesterly lot line of said Lot 1, a
distance of 509.1 feet to the point of beginning of the line to be described; thence
North 64 degrees 53 minutes 46 seconds East, a distance of 160.32 feet; thence
North 69 degrees 51 minutes 35 seconds East adistance of 105,83 feet; thence
South 61 degrees 19 minutes 41 seconds East, a distance of 74.90 feet to a point on
the easterly line of said Lot 1 and there terminating.
WHEREAS, Ordinance No. 895, the Environmental Protection and Critical Area
Ordinance dealing with Wetlands, requires a wetland protection buffer of 50 feet in width
adjacent to Manage C wetlands.
WHEREAS, the applicant is proposing to grade up to five feet from the wetland,
requiring a variance of 45 feet.
WHEREAS, the history of this variance is as follows:
1. On June 15, 2010, the planning commission held a public hearing to review this
proposal. City staff published a notice in the paper and sent notices to the
surrounding property owners as required by law. The planning commission gave
everyone at the hearing a chance to speak and present written statements. The
planning commission also considered the report and recommendation of the city
staff. The planning commission recommended that the city council
these variance request.
Attachment 19
2. The city council held a public meeting on ,2010, to review this
proposal. The council considered the report and recommendations of the city
staff and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council
described variances based on the following reasons:
the above-
a, Strict enforcement of the ordinance would cause the applicant undue hardship
because complying with all of the wetland buffer requirements stipulated by the
ordinance would deplete the site area, substantially diminishing the development
potential of this lot.
b, Approval of the requested wetland buffer variance would benefit the adjacent
wetland because the wetland is currently in poor condition and development of this
site will allow for rehabilitation of the wetland and buffer areas.
c. Approval would meet the spirit and intent of the ordinance since the proposed
restoration and mitigation of the wetland buffers will greatly improve the quality of the
wetland.
Approval of this wetland buffer variance is subject to the following conditions:
a. All permits and approvals by the Ramsey Washington Metro Watershed District will
need to be secured.
b. Satisfy the requirements set forth in the staff report authored by Mr. Thompson,
dated June 7, 2010,
c. Satisfy the requirements set forth in the staff report authored by Ms. Finwall and Ms,
Gaynor, dated May 28,2010.
The Maplewood City Council approved this resolution on
,2010.
2
MEMORANDUM
TO:
FROM:
James Antonen, City Manager
Tom Ekstrand, Senior Planner
DuWayne Konewko, Community Development and Parks Director
Goodwill
2580 White Bear Avenue
Simple Majority Required for Approval of a Variance
June 9, 2010
SUBJECT:
LOCATION:
VOTE REQUIRED:
DATE:
INTRODUCTION
Jim Kellison, of Kelco Services, LLC, is proposing to demolish the two existing buildings at 2580
and 2582 White Bear Avenue and replace them with a new Goodwill store. Goodwill would
move from their current location at Cope and White Bear Avenues. The proposed Goodwill
store would be a one-story, 20,928-square-foot structure. The truck dock would be in the back
of the store, There would be a 32-foot by 21-foot enclosed donation/drop off area on the north
side of the building. The proposed building would have an exterior of rock-face concrete block,
single-scored concrete block on all sides. The front of the building would have six windows and
an entryway detailed with E.I.F.S. (exterior insulation finish system), The building colors would
be beige and brown tones. The four primary building corners would also be detailed with
columns constructed of rock-face and single-scored concrete block. Please refer to the plans.
Part of this request is to accommodate the relocation of Mogren Landscaping from their
landscaping-operations building at the rear of the site. To allow them to continue operating, the
applicant is requesting that Mogren Landscaping be allowed to set up a temporary landscaping
materials site on property they own on the west side of White Bear Avenue. This is the site
south of County Road C, north of the former SA Fuel Station behind the businesses fronting on
White Bear Avenue. In June, Mr, Kellison will be submitting a permanent development plan to
relocate Mogren Landscaping to this property.
Requests
The applicant is requesting the following:
. Site and building design approval.
. A minor parking waiver to have six fewer parking stalls than the code requires. City code
requires 83 spaces based on the following criteria: one space for each 200 square feet of
retail and office space and one for each 1,000 square feet of warehouse space. The
proposed floor plan would provide 13,950 square feet of retail, 1,578 square feet of office
and 5,400 square feet of warehousing which would require 83 stalls. The applicant is
proposing 77. This is very close to the applicant's calculation of 80 spaces required.
. A 70-foot wetland buffer variance from the creek on the north side of the site and a 15-foot
wetland buffer variance from the Class C wetland on the east side of the site. The code
requires a 1 DO-foot buffer from the creek and a 50-foot buffer from the Class C wetland.
. Approval of a lot combination since the site is presently comprised of two parcels.
. Approval of a temporary storage yard for Mogren Landscaping on the west side of White
Sear Avenue, south of County Road C.
DISCUSSION
Design Considerations
Suildinq Desiqn
City code requires that proposed commercial buildings be compatible in design and materials
with the surrounding buildings. The surrounding buildings are primarily constructed of textured
concrete block and E.I.F.S. By this comparison, the proposed Goodwill would be compatible
with these neighboring buildings.
Roof Equipment Screeninq
The city ordinance requires that roof-top mechanical equipment be screened from the view of
residences. There are no residential properties nearby to require screening, however, any
visible roof-top equipment must be painted to match the building.
Trash Enclosure
There would not be an outdoor trash storage area such as dumpsters within an enclosure. All
trash would be kept inside the building and there would be a trash compactor located by the
loading dock in the rear of the building.
Uqhtinq Plan
The applicant's lighting plan shows a light intensity that exceeds required maximum of .4
footcandles at property lines. The lighting plan must be revised so the proposed exterior lights
comply with the .4 footcandle maximum.
Parkinq Waiver
Number of Spaces:
The applicant is proposing 77 parking spaces. Code requires 83. Mr. Kellison is requesting a
waiver from the parking requirements to have six fewer parking stalls than the code requires.
There would be three spaces proposed in the front southerly corner of the property as "proof of
parking" to be put in if needed, but the site plan would also be three spaces short in addition to
the "proof of parking" spaces. Staff doesn't see any problem with the site plan being six spaces
short. There would seem to yet be adequate parking to serve the proposed building.
2
Width of Spaces:
The applicant is proposing 9 Yz-foot-wide parking spaces. The code requires 10-foot-wide
spaces for retail. By staff's measurements, if the spaces were widened to 10 feet, there would
be a total of 72, not 77 spaces. This would be a reduction in five spaces. The applicant could
likely adjust the site plan to pick up these five parking stalls, but that doesn't seem warranted. If
72 10-foot-wide spaces were provided, the applicant should still have adequate parking for the
proposed Goodwill store,
Shared Access and Eqress from the Site
This property presently has driveway and parking lot connections to the Discount Tire Store to
the south, The applicant proposes to maintain these connections and continue to share the
existing driveway access to White Bear Avenue, This will be Goodwill's only access to White
Bear Avenue.
The applicant would like to be permitted to continue to have left turn exits onto White Bear
Avenue as currently exist. The city has restricted left turns onto White Bear Avenue in recent
development approvals. Staff's feeling is that White Bear Avenue is too busy to permit left turn
exits. Staff recommends limiting exits to right turns only. Refer to the engineering report from
Steve Kummer.
Sidewalk
The city has been requiring sidewalks along the east side of White Bear Avenue with recent
projects. The most recent was the former Washington County Bank (now Alerus Financial) to
the south. They installed a sidewalk along their street frontage. Staff recommends that the
applicant provide a sidewalk along the street frontage to follow the city's goal of getting
sidewalks installed when land is proposed for development.
Setbacks
The proposed building and parking lot setbacks meet code requirements for setbacks from
property lines.
Landscapinq
Environmental planner, Shann Finwall, and natural resources coordinator, Ginny Gaynor, have
reviewed the landscaping proposed for the wetland buffer and rain garden areas. Refer to the
WetlandlCreek Recommendations and Stormwater Plantings recommendations in their report.
In addition to these recommendations, staff feels that the front of the site should be planted. All
of the neighboring businesses have nice street-frontage plantings in place. Bachmann's and
Discount Tires both have done a very attractive job of planting. The landscaping on this
proposed site should be comparable to those businesses.
Staff recommends that the applicant provide a revised landscaping plan to address this front
lawn and to provide an equivalent landscaping plan to these abutting businesses.
3
Wetland Buffer Variances
The following is an excerpt from Shann Finwall's attached report regarding the wetland variance
request:
Wetland Ordinance: There is a Manage C wetland located on the east side of the
property and a creek located to the north of the property, within the Ramsey County
Open Space. The city's wetland ordinance requires a 50-foot buffer adjacent a
Manage C wetland and a 100-foot buffer adjacent a creek.
The current development has concrete and Class 5 material built up to the edge of the
Manage C wetland on the east side of the property (zero buffer), and building and
asphalt are built within 10 feet of the north property line (which is approximately 30 feet
from the edge of the creek).
Redevelopment of the site will establish a 50-foot plus wetland buffer along the east side
of the new parking lot to the Manage C wetland. However, the applicant is proposing a
small portion of their infiltration trench within the wetland buffer (800 s.f., which
encroaches up to 15 feet into the buffer). The wetland ordinance does not permit
stormwater facilities within a buffer and as such a 15-foot buffer variance is required
adjacent the Manage C wetland, on the east side of the property.
On the north, the new parking lot will maintain a 15-foot setback from the property line,
with an overall buffer from the creek averaging 45 feet, which would require a 55-foot
wetland buffer variance. However, the applicant is proposing raingardens (stormwater
facilities) between the parking lot and the property line (within the new buffer). For this
reason, a 70 foot buffer variance is required adjacent the creek, on the north side of
the property.
Overall, the redevelopment of the site will create improvements to the management of
stormwater and the buffers of the wetland and creek. As such, staff is supportive of the
buffer variances as long as they are mitigated.
The minimum mitigation required for buffer restoration without a variance request is to
seed the buffer with a native seed mix. The mitigation of the buffer variances should go
above and beyond just seeding within the buffer. The applicant's landscape plan shows
seeding the wetland buffer with a native wetland mix, and planting several trees and
shrubs within the buffer. There is no mitigation proposed along the creek.
Staff is supportive of the proposed wetland buffer variances for the following reasons:
1. Strict enforcement of the ordinance would cause the applicant undue hardship because
complying with all of the wetland buffer requirements stipulated by the ordinance would
deplete the site area by approximately one half of its original size, substantially
diminishing the development potential of this lot.
2. Approval of the requested wetland buffer variances would benefit the adjacent wetland
and creek because the site is presently developed up to the wetland and creek edges,
4
3. Approval would meet the spirit and intent of the ordinance since the proposed restoration
and mitigation of the wetland and creek buffers will greatly improve the quality of the
creek to the north and the wetland to the east.
4, The Ramsey Washington Metro Watershed District has approved the applicant's plans.
Temporary Storage Area West of White Bear Avenue
Mogren Landscaping will be moving from their present location to their property across
White Bear Avenue south of the Regal Car Wash, Kellison has stated in his letter that he is
working on plans to be submitted in June for this relocation of Mogren Landscaping. In the
interim, however, he is requesting they be allowed to temporarily store landscaping materials,
equipment and trucks on this site, The materials such as gravel, rock and dirt would be kept in
open bins formed by large concrete cubes, The applicant proposes to extend the existing
driveway on the west side of the Regal Car Wash to a proposed Class-5-gravel materials
storage and parking area.
It makes sense to utilize this site as an interim staging site while the applicant is preparing their
final plans for this same property. Staff's concern, though, is that, if approved, they would be
installing a substandard project, one with gravel drives and a storage area without screening.
Staff would not want to see Mr, Mogren go to the expense of providing permanent improvements
for an interim site since their final development will be submitted in June. However, if the
applicant does not submit those plans, the city site would end up with a substandard
landscaping materials storage yard.
Staff's recommendation is to require a deadline applied to this temporary or interim storage site
requiring that Mr. Mogren, be clear the site of their materials and equipment by October 2010, if
they have not received all proper approvals and construction has not begun.
For the purposes of clarification, if the city council does not approve the plans for a permanent
landscaping-materials storage yard on this site, the temporary use shall not be allowed to
continue. Also, the temporary use of this property should be subject to compliance with city
noise requirements which prohibits noise-making activities between 7 p.m. and 7 a.m.
Discussion with the Planning Commission on May 18 and June 1
The planning commission considered a request by city staff to rezone the westerly portion of this
temporary storage site from F (farm residential) to BC (business commercial) to conform to the C
(commercial) land use classification in the comprehensive plan.
Several neighbors were present and opposed this rezoning to commercial. The planning
commission, furthermore, was not in favor of a heavier commercial use of this property and felt
the F zoning should be changed to LBC (limited business commercial) which is a more
restrictive zoning than BC and would allow fewer commercial uses. The points of concern
discussed were regarding traffic, noise and unsightliness. The planning commission tabled
action until the next meeting to get direction from the city attorney on this proposed rezoning by
staff.
On June 1, the planning commission concluded their review and moved to approve a rezoning
from F to BC as proposed by staff.
5
Lot Combination
The site is presently comprised of two parcels which makes sense for the two buildings currently
on the site. However, with the removal of those buildings and with the proposed singular
Goodwill building meant to occupy the entire site, it is appropriate to combine these lots into one.
Engineering Comments
Refer to the report by Steve Kummer of the Maplewood Engineering Department dated May 13,
2010. Mr. Kummer's conditions noted in his report should be made conditions of this project.
Building Official's Comments
Dave Fisher, the Maplewood Building Official, had the following comments:
. The city will require a complete building code analysis when the construction plans are
submitted to the city for a building permit.
. Provide accessible parking spaces per the 2006 IBC, International Building Code.
. Provide address numbers on the building.
. All exiting must go to a public way.
. Provide fire department access to the building.
. The buildings must be fire sprinklered.
. It is recommended that the builder have a pre-construction meeting with the city building
inspection department prior to beginning the project.
Police
Chief Thomalla reviewed the proposal and has the following comments:
. Only right turns should be allowed onto White Bear Avenue.
. The developer should be required to install a "pork chop island" in the curb cut to require
right turns in addition to a "right-turn-only" sign,
. The loading dock area would be isolated. Therefore, the developer should provide a security
system with an alarm and security lighting.
Fire Marshal
Butch Gervais, the Maplewood Assistant Fire Chief, reviewed the proposal and stated the
following:
6
. A fire-protection system must be provided.
. There must be fire department access to the building.
. Abide by all state and local codes.
COMMISSION ACTIONS
On May 25, 2010, the community design review board recommended approval of the plans for
the proposed Goodwill store. The board moved approval of staffs recommendation, but also
required that the applicant revise the plans to provide a bike rack and to add decorative design
elements to the north and south building elevations, subject to staff approval.
RECOMMENDATIONS
A. Approve the plans date-stamped May 4, 2010 for the proposed Goodwill store at 2580 White
Bear Avenue. Approval is subject to the findings required by ordinance and subject to the
following conditions:
1. Repeat this review in two years if the city has not issued a building permit for this project.
2. Comply with the requirements in Steve Kummer's engineering report dated May 13,
2010.
3. Comply with the requirements in the Environmental Review report by Shann Finwall and
Ginny Gaynor dated May 14, 2010.
4. Before getting a building permit, the applicant shall do the following:
a. Revise the landscaping plan for staff approval to meet all requirements of the
environmental planner and natural resources coordinator for all areas involving
wetland buffers, rainwater gardens, stormwater ponds and tree replacement.
b. Revise the landscaping plan for staff approval providing front street-frontage
plantings equivalent to the abutting properties to the north and south. Also, all lawn
areas shall be sodded, not seeded, since the plans had not specified this.
c. Revise the site plan to show a concrete sidewalk along the property frontage. The
dimensions and location of this sidewalk shall be subject to staff approval. This
sidewalk shall be ramped at the driveway crossing.
d. Revise the site plan with parking spaces that are 10 feet wide and provide a bike rack
as recommended by the community design review board.
e. Revise the architectural plans to add decorative design elements to the north and
south building elevations, subject to staff approval.
f, Revise the lighting plan for staff approval showing compliance with the code
requirement for no more than .4 footcandles of light intensity at the property lines.
7
g. Provide cross easements between Discount Tire and the proposed Goodwill site.
h, Obtain wetland buffer variances from the city council.
i. Provide cash escrow or an irrevocable letter of credit in the amount of 150 percent of
the cost of the landscaping, wetland buffer/storm pond plantings and other site
improvements that may not be installed by occupancy. This escrow shall also be
applied to the Mogren Landscaping temporary site west of White Bear Avenue for
maintenance or removal of the materials and equipment should the property owner
not proceed with their permanent development on this site by October, 2010.
An irrevocable letter of credit shall include the following provisions:
. The letter of credit must clearly indicate that it is an irrevocable letter of credit in
the name of the City of Maplewood, payable on demand.
. The letter of credit shall have a stipulation indicating automatic renewal, with
notification to the city by certified mail a minimum of 60 days prior to its expiration.
5. Before getting a certificate of occupancy, the applicant shall:
a. Comply with or complete all aspects of these plans or any required revisions.
b. Paint the roof-top equipment to match the building as required by code.
c. Provide in-ground lawn irrigation as required by code.
d. Comply with all requirements of the fire marshal, building official and police
departments.
e. Install a "no left turn" sign and a stop sign at the exit onto White Bear Avenue. There
shall also be a "pork chop" divider or island installed in the driveway curb cut to force
right turn exits.
f. Provide on-site traffic directional signs guiding cars to the donation drop-off area, due
to the one-way traffic flow proposed.
6. The community design review board shall review major changes to these plans. Minor
changes may be approved by staff,
B. Approval of a parking waiver allowing the applicant to provide six fewer parking spaces than
the city code requires.
C. Adopt the resolution approving wetland buffer variances from the creek on the north side of
the site and the Manage C wetland on the east side of the site. Approval is based on the
following reasons:
8
1. Strict enforcement of the ordinance would cause the applicant undue hardship because
complying with all of the wetland buffer requirements stipulated by the ordinance would
deplete the site area by approximately one half of its original size, substantially
diminishing the development potential of this lot.
2. Approval of the requested wetland buffer variances would benefit the adjacent wetland
and creek because the site is presently developed up to the wetland and creek edges.
3. Approval would meet the spirit and intent of the ordinance since the proposed restoration
and mitigation of the wetland and creek buffers will greatly improve the quality of the
creek to the north and the wetland to the east.
4. The Ramsey Washington Metro Watershed District has approved the applicant's plans,
Approval of the wetland buffer variances shall be subject to complying with all of the
conditions of approval in the Environmental Review report by Shann Finwall, Maplewood
Environmental Planner, and Ginny Gaynor, Maplewood Natural Resources Coordinator,
dated May 14, 2010.
D. Approval to combine the two lots currently addressed as 2580 and 2582 White Bear Avenue
into one legally-described property. The applicant shall provide evidence that these lots
have been combined as one before getting a building permit.
E. Approval of plans date-stamped May 12, 2010 to utilize the vacant property between the
Regal Carwash and the former Super America Station west of White Bear Avenue. This
approval allows the temporary use of this land as a landscaping materials, equipment and
truck storage yard for Mogren Landscaping once they move from their current location for the
construction of the proposed Goodwill store. Approval of this temporary location is subject to
the following conditions:
1. The temporary materials storage area shall be managed as a construction site with
erosion control BMP's and shall be included in the SWPPP for the Goodwill site. Gravel
parking lot shall be periodically treated with calcium chloride to reduce dust. The
applicant shall water and/or treat parking lot at the request of city personnel.
2. If the applicant does not receive city council approval and start construction on this site
for a proposed permanent development by October 2010, applicant shall remove all
stored materials, equipment and vehicles from this site. It should be understood that
approval of this temporary, interim storage yard for Mogren Landscaping does not imply
or constitute approval of this use on a permanent basis. The property owner must apply
for and obtain all necessary city development approvals,
3. The applicant shall utilize this temporary lot for its proposed interim use only unless the
city council grants a specific approval for the use of this land.
9
4. The applicant shall design a temporary sedimentation basin to accommodate 1,800
cfs/acre drained. The applicant shall show seeding and the establishment of the basin
as well as the establishment of the pond berms,
5. The property owner shall comply with noise ordinance requirements by not generating
any traffic or business noise between the hours of 7 p.m. and 7 a.m.
10
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 2.81 acres
Existing Use: Mogren Landscaping and an office building
SURROUNDING LAND USES
North: Bachman's
South: Discount Tire
East: Open space owned by Ramsey County
West: White Bear Avenue and Maple Ridge Shopping Center
PLANNING
Land Use Plan: C (commercial)
Zoning: BC (business commercial)
Findings for Variance Approval
State law requires that the city make two findings before granting a variance. These are:
1. Strict enforcement would cause undue hardship because of circumstances unique to the
property under consideration.
2. The variance would be in keeping with the spirit and intent of the ordinance.
Undue hardship, as used in connection with the granting of a variance, means the property in
question cannot be put to a reasonable use if used under the conditions allowed by the official
controls. The plight of the landowner is due to circumstances unique to his property, not created
by the landowner, and a variance, if granted, will not alter the essential character of the locality.
Economic considerations alone shall not constitute an undue hardship if reasonable use for the
property exists under the terms of the ordinance.
APPLlCA TION/DECISION DEADLINE
We received the complete application and plans for this proposal on May 4, 2010. State law
requires that the city take action within 60 days of receiving complete applications. The deadline
for city action on this proposal is July 3, 2010.
11
p:sec11\Goodwill Design Review 510 te
Attachments
1. Location Map
2. Wetland Map
3. Site Plan
4. Landscape Plan
5. Building Elevations
6. Applicant's Letter of Request dated April 20, 2010
7. Applicant's Letter of Request for the Temporary Storage Area dated May 12, 2010
8. Temporary Storage Plan
9. Environmental Review dated May 14, 2010
10. Engineering Plan Review dated May 13, 2010
11. Variance Resolution
12. Plans date-stamped May 4,2010 (separate attachment)
13. Temporary Storage Plan date-stamped May 12, 2010 (separate attachment)
12
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KELCO
1935 West County Road B, 2
Suite 68
Roseville, MN. 55113
Office: [651] 762,5781
Fax: [651] 429,8075
Cell: [651] 248-5211
April 20, 2010
Mr. Tom Ekstrand
City of Maple wood
1830 East County Road B
Maplewood, MN. 55109
Re: Mogren Ventures, LLC
2580 & 2582 White Bear Ave.
Dear Mr. Ekstrand,
Please accept this letter in conjunction with the other materials supplied as the application for approval for a
redevelopment project by Mogren Ventures, LLC at 2580 & 2582 White Bear Ave. The project will consist
of the demolition of two existing structures and all existing site amenities, except for the monument sign,
and the complete site improvements and new construction of a 22,600 sq. ft. retail building to be leased to
Goodwill Easter Seals, Inc. of Minnesota.
It is currently anticipated that demolition will commence in early July and the project will be completed no
later than December 1, 20 I 0 to meet the requirements of Goodwill.
This redevelopment will benefit the city in many ways. 1) The retention of a good creditworthy tenant such
as Goodwill is the first, and possible foremost, benefit. 2) As you and staff are aware, the current
development on the site dates back over thirty years and there was no provision for ponding or storm water
containment required at that time so all the site water, including the debris for the landscaping company
material storage area, is presently running directly into a significant wetland at the east border of the
property. 3) There will be an aesthetically designed new building in place of two older structures which
will not only increase the tax base for the city, but will add to the attractiveness of White Bear Ave. 4)
Mogren Landscaping will be applying for a new building development on land across the street for the
business which will be an additional increase to the tax base and will allow for proper storage of the outside
materials as well as compliance with current storm water management standards, 5) The new site amenities
will increase the buffer from the wetland and the drainage ditch on the north using, hopefully,
demonstration-quality buffer materials as this is a unique opportunity in the city.
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KELCO
1935 West County Road B-2
Suite 68
Roseville, MN. 55113
Office: [651] 762-5781
Fax: [651] 429-8075
Cell: [651] 248-5211
Part of this application for approval requests the combination of two parcels of land commonly known as
2580 White Bear Ave. and 2582 White Bear Ave. The two lots have had common ownership for over thirty
years and have each had a building on them with cross use access and parking. Since the properties will
now be utilized for a single building, the owners wish to combine them into one parcel. The survey shows
the two lots as being combined.
The architect has calculated a requirement for 80 parking stalls to meet city code, We have shown 77 to be
constructed and 3 as "proof-of-parking," The three stalls are in an existing landscape benne area for
headlight shilelding with a nice tree. The tenant doesn't require the three stalls and, therefore, we are asking
for approval of the parking as noted on the drawings.
There is a drainage ditch along the north side of the property approximately 25 feet north of the north
property line. The ditch is about 10 feet below the elevation of the property. There is a requirement for a
setback of 100 feet from the edge of the drainage creek and the project requests a variance from that setback
to an average setback of approximately 50 feet. The current use of the site has buildings and pavement
within 5 feet of the property line and is not graded to prevent run-off into the creek. Also, there is currently
a stonn water culvert draining directly into the creek. The new plan corrects those deficiencies and provides
a well landscaped water absorbent rain garden concept to protect the drainage creek and beautifY the
property edge. This is a very unusual condition as the property was developed prior to the ordinance being
enacted and, therefore, the creation of the buffer is an opportunity to improve the existing conditions. The
variance is required to make the project viable and the proposed development meets the spirit and intend of
the ordinance to improve the water quality and aesthetic value adjacent to the drainage creek.
Please review the application and let me know what additional materials are required and how I might
improve the approval process for this excellent project.
R/JectfullY yours, .
V {? ~_.m___.
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/James E, Kellison
KELCO
Attachment 7
1935 West County Road B-2
Suite 68
Roseville, MN, 55113
Office: [651] 762-5781
Fax: [651] 429-8075
Cell: [651] 248-5211
May 12, 2010
Mr. Tom Ekstrand
City of Maplewood
1830 County Road B
Maplewood, MN. 55109
Re: Temporary Stoage Area
Mogren Landscape site
Dear Mr. Ekstrand,
As we have discussed, Bill Mogren will need to vacate his current business location at 2582 White Bear
Ave. in order for the Goodwill project to be developed. This is anticipated to occur in mid-July 2010. I am
working on plans currently for the development of the 3.5 acre site across the street which will provide a
new location for Mogren Landscape. It is anticipated that the plans for that development will be in to the
city for the review and approval process sometime in June.
Due to the time frame from the demolition of the existing building and the approval and construction ofthe
new Mogren Landscape building, we are requesting to use a portion of the new site for temporary storage of
materials and vehicles related to the landscape business. This would consist of the concrete cubes used as
barriers between materials, some landscape mulching materials, equipment and trucks used in the business.
Attached is a plan for the proposed temporary storage area and the temporary ponding required for storm
water management. We have been working in conjunction with the City Public Works Department to assure
that this plan will provide the protection necessary for the wetland adjacent to the south.
Once the new development for the Mogren Landscape site is approved, construction will commence
immediately so that the temporary situation can be incorporated into the final construction by the end of
20 I 0 for all outside purposes. This would, of course, include a final sedimentation pond, wetland buffers,
pavement for materials and equipment and other requirements of the City for the site.
Thank you in advance for your assistance in presenting this proposal to the necessary bodies for their
approval.
R~3~ectfull yours,
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TEMPORARY STORAGE PLAN
Attachment 9
Environmental Review
Project:
Goodwill
Date of Plans:
May 5, 2010
Date of Review:
May 14, 2010
Location:
2580/2582 White Bear Avenue
Reviewers:
Shann Finwall, Environmental Planner
(651) 249-2304; shannJinwall<Cv.cLmaplewood.mn.us
Ginny Gaynor, Natural Resources Coordinator
(651) 249-2416, virqinia.qavnor<Cv.cLmaplewood.mn.us
Background: The project involves the redevelopment of 2580/2582 White Bear Avenue
with a new Goodwill Store. Mogren Landscaping and office building are currently
located on this 2.95 acre site. There is a Manage C wetland on the east side of the
property and a creek to the north, within the Ramsey County Open Space.
A. Tree Preservation Ordinance: Maplewood's tree preservation ordinance
describes a significant tree as a hardwood tree with a minimum of 6 inches in
diameter, an evergreen tree with a minimum of 8 inches in diameter, and a
softwood tree with a minimum of 12 inches in diameter. The ordinance requires
any significant tree removed to be replaced based on a tree mitigation
calculation. The calculation takes into account the size of a tree and bases
replacement on that size. In essence, the ordinance requires an applicant to
plant a greater amount of smaller replacement trees because they removed a
significant number of large trees.
Tree Removal and Required Replacement: The certificate of survey submitted
with the application shows a total of 18 trees on the site, 13 of those are
significant. All of the trees are proposed to be removed during redevelopment of
the site, for a total of 168 caliper inches removed. The required tree replacement
for this project is 201.6 caliper inches,
The applicant's landscape plan shows a total of 34 trees to be replanted on the
site. Because there is no legend on the landscape plan, it is difficult to determine
the caliper inches of trees replaced. But in staff's review it appears that
approximately 100 caliper inches of trees will be replanted with the
redevelopment of the site. This does not meet the city's tree replacement
requirements.
Tree Preservation Recommendation: The applicant must submit a revised
landscape plan showing a legend with the number, species, size, and placement
of new trees on the site. The overall amount of trees replaced must equal 168
caliper inches. If there is no room for additional trees, mulched beds of native or
1
drought tolerant shrubs can be used in the calculation, or the applicant can pay
into the city's tree fund at a rate of $60 per caliper inch.
B. Wetland Ordinance: There is a Manage C wetland located on the east side of
the property and a creek located to the north of the property, within the Ramsey
County Open Space. The city's wetland ordinance requires a 50-foot buffer
adjacent a Manage C wetland and a 1 DO-foot buffer adjacent a creek.
The current development has concrete and Class 5 material built up to the edge
of the Manage C wetland on the east side of the property (zero buffer), and
building and asphalt are built within 10 feet of the north property line (which is
approximately 30 feet from the edge of the creek).
Redevelopment of the site will establish a 50-foot plus wetland buffer along the
east side of the new parking lot to the Manage C wetland. However, the
applicant is proposing a small portion of their infiltration trench within the wetland
buffer (800 sJ., which encroaches up to 15 feet into the buffer). The wetland
ordinance does not permit stormwater facilities within a buffer and as such a 15-
foot buffer variance is required adjacent the Manage C wetland, on the east
side of the property.
On the north, the new parking lot will maintain a 15-foot setback from the
property line, with an overall buffer from the creek averaging 45 feet, which would
require a 55-foot wetland buffer variance. However, the applicant is proposing
raingardens (stormwater facilities) between the parking lot and the property line
(within the new buffer). For this reason, a 70 foot buffer variance is required
adjacent the creek, on the north side of the property.
Overall, the redevelopment of the site will create improvements to the
management of stormwater and the buffers of the wetland and creek. As such,
staff is supportive of the buffer variances as long as they are mitigated.
The minimum mitigation required for buffer restoration without a variance request
is to seed the buffer with a native seed mix. The mitigation of the buffer
variances should go above and beyond just seeding within the buffer, The
applicant's landscape plan shows seeding the wetland buffer with a native
wetland mix, and planting several trees and shrubs within the buffer. There is no
mitigation proposed along the creek.
WetlandlCreek Recommendations:
1, A revised landscape plan shall be submitted with the following
additions/changes:
a. Show zones of planting within the wetland buffer, Le.,
shoreline/transition zone, storm pond wet zone, slopes/upland.
b. A species list for each zone shall be provided, and shall include
both grasseslsedges and flowers.
2
c. The infiltration basin and the shoreline/transition zone shall be
plants and not seed.
d. The only area that may be seeded is from the top of the eastern
berm on the infiltration basin (contour 920') to within 3'-5' of
wetland (depending on grade),
e, If seed is used as above, the developer shall work with staff to
determine an appropriate seed mix. The mix will include both
grasses and flowers.
f, If native seed is used, the seeding contractor shall specialize in
native restoration and the applicant shall maintain a maintenance
contract for the seeding. The city requires establishment of
natives, not just establishment of cover crop. We encourage
developers to obtain a "guarantee" of esqtablishment from their
contractor (Le. the contractor will reseed, control weeds, etc. until
the seeding is established).
g. Instead of lawn, the applicant should plant native shrubs and
ground cover between the parking lot and the north property line
to expand and mitigate the buffer to the creek. Another alternative
is listed below in item h.
h. The slopes of the creek buffer are owned by Ramsey County. An
alternative mitigation strategy to the creek buffer variance would
be to enhance the slope to the buffer, which would require
partnership with the county.
8. The applicant could reduce the creek buffer variance by removing the ten
parking spaces located on the north side of the parking lot. This would
create additional room for re-establishment of a creek buffer in this area,
or this area could be used to enlarge the rain garden. This
recommendation is only warranted if parking on the site can be reduced.
10. After grading and planting of the site the applicant shall install city
approved wetland signs at the edge of the approved wetland and creek
buffer that specify that no building, mowing, cutting, grading, filling or
dumping be allowed within the buffer. The signs must be placed every
100-feet along the edge of the buffer at a minimum. The placement of
these signs must be verified with a survey to ensure proper placement.
12. The applicant must submit a cash escrow or letter of credit to cover 150
percent of the wetland and creek buffer restoration.
13. The applicant must sign a wetland buffer restoration maintenance
agreement with the city which will require the applicant to ensure the
native plants are established within the buffer within a three-year period.
C. Stormwater Plantinqs:
3
The applicant is proposing a large infiltration trench on the east side of the
parking lot, slightly within and adjacent the wetland buffer; a ponding area on the
northeast corner of the property, adjacent the buffer; and two small raingardens
on the north side of the parking lot.
Rain Garden Planting Recommendations:
1. The rain gardens plantings cannot be approved until more information is
provided regarding drainage.
1. The city requires that rain gardens and infiltration basins be planted, not
seeded. The plan shows the rain gardens will have 4" pots and
containerized shrubs. The infiltration trench should also use
containerized material (see wetland above).
4
Attachment 10
Maplewood Engineering Comments - Good Will: 2582 White Bear Ave
5-13-10
Page 1 of 3
EnqineerinQ Plan Review - Supplemental Comments on Revised Plans
Community DesiQn Review Board
PROJECT:
PROJECT NO:
COMMENTS BY:
Gervais Woods
10-10
Steve Kummer, P.E. - Staff Engineer
DATE:
5-13-10
PLAN SET:
City Submittal Set: 4-5-10 rev 5-6-10
COMPS:
Drainage Computations prepared by Running Waters, LLC
Dated 5-11-10
Summary
Kelco is proposing to redevelop the Mogren landscaping property at 2582 White Bear Avenue.
GoodWill is planning on building a store at this location. As well, the development will
temporarily relocate Mogren's offices as well as landscaping materials to a parcel directly
across White Bear Avenue on the north side of Kohlman Creek (a.k.a. County Ditch No. 18).
The majority of the property at 2582 White Bear Avenue currently drains into an existing wetland
east of the property and into Kohlman Creek to the north of the property. The proposed
development of the property will continue to discharge into the wetland and creek. However,
the applicant is proposing rain gardens and infiltration swales around the periphery of the
parking lot to manage runoff from the new building roof and parking lot.
Sanitary sewer and Water utilities are available to the property, and it appears that the
developer intends to relocate and utilize the existing lines into the property.
Applicant understands that these comments are not all-inclusive. Additional
comments/provisions may be added for consideration by other commissions and City Council.
Storm Water Runoff Comments
Rain gardens and filtration basins are proposed for storm water management.
1) All new impervious surfaces on the site shall be graded such that the drainage reaches a
storm water BMP designed for this site. All drainage flows produced by the newly
developed site shall be managed on site and not dependent on neighboring private
storm sewer systems.
2) Applicant shall submit volume computations of the proposed rain water gardens. All rain
gardens shall capture and infiltrate 90% of 1-inch off all new imperviOUS surfaces. If
storm water runoff areas will act for filtration, then applicant shall expand the volume of
basins by the infiltration volume multiplied by a 1.4 factor.
3) Applicant shall compare existing vs. proposed runoff rates and volumes from the site
and utilize a 6.0 inch event for the 100-yr/24-hr storm and 2.8 inches for the 2-yr/24-hour
storm. The City will consider existing conditions to be the site in its present state as of
the time of this report.
Maplewood Engineering Comments - Good Will: 2582 White Bear Ave
5-13-10
Page 2 of 3
4) Applicant shall submit a drainage area map corresponding to the submitted HydroCAO
computations.
5) Applicant shall indicate point of discharge for underdrain.
6) The applicant is showing a proposed sediment pond on the northeast corner of the site.
Is the intent of the pond to hold a permanent pool or as infiltration?
7) The applicant shall include as part of the escrow or letter of credit for this site 150% of
the cost of construction for the proposed filtration basins and wetland buffer restoration.
8) Note on plans: "Applicant's contractor shall contact Maplewood Public Works staff 48
hours prior to construction of the infiltration basins and wetland buffer restoration areas. "
9) Applicant shall delete Maplewood Plate No. 116 from their details as this plate is for the
construction of residential rain gardens on City projects only and is not intended for
developer use. Applicant shall provide a functional as well as aesthetic design for the
rain gardens original to the site.
10) Add note to the plans: "The contractor and engineer shall meet with Maplewood
Engineering staff as a condition of the grading permit due to the potential impacts
on the wetland area to the east of the site. The applicant shall have prepared a
proposed staging plan for grading and setting of erosion control measures on this
site for review prior to the meeting. No construction is allowed to commence
without a meeting with city of Maplewood personnel."
Site GradinQ, Geometrics and Access
1) Applicant shall construct median barrier at driveway access and post a "No Left Turn" or
equivalent signage to force a right-turn only onto northbound White Bear Avenue, No
left turns will be permitted from this driveway access onto White Bear Avenue. Oriveway
access shall be designed for a 53-foot semi-trailer.
2) Applicant shall provide a copy of an access agreement between this property and the
property to the south at 2570 White Bear Avenue.
3) Applicant's plan is showing a 1-way flow from east to west for the vehicle drop-off area
on the north side of the building. Yet, it appears that semi-traffic for the loading dock will
need to drive the opposite direction in order to back into the loading dock. Is this the
intent, or is semi traffic intending on accessing the loading dock from the south side of
the building?
4) Applicant shall construct 6-foot wide concrete sidewalk along White Bear Avenue.
Applicant shall show minimum 4-foot boulevard between the back-of-curb along White
Bear Avenue. Sidewalk shall have maximum 2% cross slope and maximum 5%
Maplewood Engineering Comments - Good Will: 2582 White Bear Ave
5-13-10
Page 3 of 3
longitudinal slope. Applicant shall construct handicapped accessible ramps at the
driveway entrance with truncated dome plates.
5) The detail of the proposed curb spillways is prone to grass overgrowth. Applicant shall
show a detail with a short extension of concrete off the edge of the curbs and spillways
such that water does not pond at the parking lot edges.
Sanitary Sewer and Water Service
1) Applicant shall verify condition of sanitary sewer and water services prior to construction.
A televising record of the service to the mainline is required and shall be submitted to the
City for review and replaced as required.
2) Applicant shall verify condition of water service with Saint Paul Regional Water Services
and coordinate any curb stop replacements with SPRWS.
Temporarv Storaqe Area - Propertv SW of 2635 White Bear Avenue
1) Temporary materials storage area shall be managed as a construction site with erosion
control BMP's and shall be included in the SWPPP for the GoodWill site. Gravel parking
lot shall be periodically treated with calcium chloride to reduce dust. Applicant shall
water and/or treat parking lot at the request of City personnel.
2) If applicant does not start construction on this site for a proposed development by
October 15, 2010, applicant shall either pave the area or remove the gravel and
establish with a temporary roadside mix. Applicant shall provide escrow or letter of
credit for 100% of the cost of constructing a paved lot.
3) Applicant shall utilize lot for intended use as part of this application only. Applicant shall
not use as a parking lot for area businesses, for example, unless expressly permitted by
this application.
4) Applicant shall design temporary sedimentation basin to accommodate 1,800 cfslacre
drained. Applicant shall show seeding and establishment ofthe basin as well as
establishment of the pond berms.
-END COMMENTS-
Attachment 11
VARIANCE RESOLUTION
WHEREAS, James Kellison, of Kelco Services, LLC, applied for a variance from the
wetland protection ordinance.
WHEREAS, this variance applies to property located at 2580 and 2582 White Bear
Avenue. The property identification numbers for these properties are:
11-29-22-21-0060 and 11-29-22-21-0061
WHEREAS, Ordinance No. 895, the Environmental Protection and Critical Area
Ordinance dealing with Wetlands, requires a wetland protection buffer of 100 feet in width
adjacent to creeks and a wetland protection buffer of 50 feet in width adjacent to Manage C
wetlands.
WHEREAS, the applicant is proposing wetland protection buffers of 30 feet, requiring a
variance of 70 feet, from the creek and a wetland protection buffer of 35 feet from the Manage C
wetland, requiring a variance of 35 feet.
WHEREAS, the history of this variance is as follows:
1. On ,2010, the planning commission held a public hearing to review
this proposal. City staff published a notice in the paper and sent notices to the
surrounding property owners as required by law. The planning commission gave
everyone at the hearing a chance to speak and present written statements. The
planning commission also considered the report and recommendation of the city
staff. The planning commission recommended that the city council
these variance requests.
2. The city council held a public meeting on , 2010, to review this
proposal. The council considered the report and recommendations of the city staff
and planning commission.
NOW, THEREFORE, BE IT RESOLVED that the city council
described variances based on the following reasons:
the above-
1. Strict enforcement of the ordinance would cause the applicant undue hardship because
complying with all of the wetland buffer requirements stipulated by the ordinance would
deplete the site area by approximately one half of its original size, substantially
diminishing the development potential of this lot.
2. Approval of the requested wetland buffer variances would benefit the adjacent wetland
and creek because the site is presently developed up to the wetland and creek edges.
3. Approval would meet the spirit and intent of the ordinance since the proposed restoration
and mitigation of the wetland and creek buffers will greatly improve the quality of the
creek to the north and the wetland to the east.
4. The Ramsey Washington Metro Watershed District has approved the applicant's plans.
Conditions of Approval
Approval of the wetland buffer variances shall be subject to complying with all of the
conditions of approval in the Environmental Review report by Shann Finwall, Maplewood
Environmental Planner, and Ginny Gaynor, Maplewood Natural Resources Coordinator,
dated May 14, 2010 attached to this resolution.
The Maplewood City Council approved this resolution on
,2010.
MEMORANDUM
SUBJECT:
DATE:
James Antonen, City Manager '
Tom Ekstrand, Senior Planner
DuWayne Konewko, Community Development and Parks Director
2010 Tour Route Planning
June 9, 2010
TO:
FROM:
INTRODUCTION
The following is the proposed route for the summer tour. Please offer any comments
you may have. The planning commission scheduled the tour for Tuesday, June 29. The
tour bus will depart city hall at 5:30 p.m. sharp and return around 8:30 p,m.
. This year's tour focuses on longer stops like last year with fewer "drive-by shootings" as
we did in previous years. We will also concentrate on the northerly part of Maplewood
and will not cover the entire city.
Tour Route (the times shown are all approximate)
1. Ramsey Washinqton Metro Watershed District. Cliff Aichinger, director of the
watershed district, will host a tour and presentation of their facility including the
environmental and sustainable features of their office and grounds. (50 minutes--
includes travel time)
2. White Bear Avenue/County Road D Improvements. Michael Thompson, the city
engineer, will discuss the improvements and changes taking place along these
roadways. (15 minutes)
3. Leqacy Villaqe Planned Unit Development. Staff will give a review of the
development status and the remaining sites yet to be completed. We will walk the
Sculpture Garden or trails or anywhere the group has interest. Features include the
new playground, existing development, The Seasons-the new senior's facility now
under construction as well as the vacant sites awaiting development. (30 minutes)
4. Dinner Break. Box lunches by Panera at the Hazelwood Fire Station with a slide
presentation by Pete Boulay of the Historical Preservation Commission (tentative),
(45 minutes)
5. Gladstone Redevelopment Area, We can walk the Savannah and discuss the
upcoming reconsideration of the Gladstone Redevelopment Master Plan, (30
minutes)
6. Return to city hall by 8:30
While in transit, staff could mention the following on the bus PA system.
. Mixed use site across from MCC on White Bear Avenue
. Goodwill store relocation
. Old Goodwill Storelproperty availability for development
. Pier 1 Imports changing to Half Price Books
. Potential for development on city-owned lot by the Cope Avenue roundabout
. Mogren Landscaping possible relocation
. Compost site status
. Metro Transit parking ramp proposal
. Ramsey County Keller Lake Park improvements
. "Stonehenge" stormwater pond improvements near Costco
. Mixed use site at Arcade and Larpenteur
RECOMMENDATION
Please let staff know your comments and suggestions.
p:\ planning commission\PC 2010 Tour\2010 tour route planning #3 510 te
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