HomeMy WebLinkAbout2010-06-22 CDRB Packet
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, June 22, 2010
6:00 P.M.
Council Chambers - Maplewood City Hall
1830 County Road BEast
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes:
a. May 25,2010
5. Unfinished Business:
6. Design Review:
a. Landscape Plan Revision for Century Trails Apartments, Benet Road and Monastery
Way
b. The Shores at Lake Phalen, 940 Frost Avenue
7. Visitor Presentations:
8. Board Presentations:
9. Staff Presentations:
10. Adjourn
DRAFT
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, MAY 25,2010
I. CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6:03 p.m.
II. ROLL CALL
Boardmember Jason Lamers
Chairperson Matt Ledvina
Boardmember Michael Mireau
Boardmember Ananth Shankar
Vice Chairperson Matt Wise
Absent
Present
Present
Present
Present
City Staff Present:
Michael Martin. Planner
III. APPROVAL OF AGENDA
Boardmember Shankar moved to approve the amended agenda, adding item 9.c.-Annual Tour
Update and item 9.d - In-Service Training Update.
Boardmember Mireau seconded
The motion passed.
IV. APPROVAL OF MINUTES
a. April 13, 2010
Ayes - all
Boardmember Mireau moved to approve the amended minutes of April 13, 2010, changing "for
the stone apron" in item 5 on page three to read "with the existing architecture".
Boardmember Shankar seconded
The motion passed.
b. April 27, 2010
Ayes - all
Boardmember Shankar moved to approve the minutes of April 27, 2010 as submitted.
Boardmember Mireau seconded Ayes - all
The motion passed.
V. UNFINISHED BUSINESS
None
Community Design Review Board
Minutes of 05-25-10
-2-
VI. DESIGN REVIEW
a. Goodwill, 2580 White Bear Avenue
Planner Martin presented the staff report for this request to demolish the two existing buildings at
2580 and 2582 White Bear Avenue and replace them with a new Goodwill store. Planner Martin
noted that the proposed Goodwill store would be a one-story, 20,928-square-foot structure. Mr.
Martin explained that part of this request is to allow Mogren Landscaping to temporarily set up a
landscaping materials site on property they own on the west side of White Bear Avenue.
Jim Kellison, of Kelco Services, LLC, was present representing the applicant. Mr. Kellison
showed examples of the exterior materials proposed for use on this building.
Boardmember Shankar asked if the turning radius is sufficient to allow the trucks access to the
site. Mr. Kellison responded that Goodwill usually uses nothing larger than a 43-foot box truck
and he described several options the trucks have to access the site.
Boardmember Wise asked if the plans include a bike rack or if Goodwill would consider installing
a bike rack for bikers' use. Mr. Kellison was in favor of a bike rack and said he would suggest
that one be installed.
Mr. Kellison explained that Goodwill is updating all of their 18 Minnesota stores and this new
construction proposal for the Maplewood store is modeled after their Woodbury store.
Carol Guzzo, 1876 County Road C East, asked if Discount Tire is aware of the use of their
property. Mr. Kellison responded that there is an existing cross-use easement agreement
between Discount Tire and the Mogren property. Mr. Kellison said there is one modification that
has been made to the agreement pertaining to the new layout of the parking lot, which Discount
Tire is in the process of signing, and they are aware that Goodwill will be using the easement.
Ms. Guzzo asked where Mogren Landscaping would have their temporary material storage site.
Staff explained the storage would be on property owned by the Mogrens on the west side of
White Bear Avenue, south of County Road C.
The board discussed the need for an additional element on the fa<;:ade on the west side of the
building as a transition to the north and south elevations.
Boardmember Shankar moved to 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.
Community Design Review Board
Minutes of 05-25-10
-3-
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.
e. 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.
f. Provide cross easements between Discount Tire and the proposed Goodwill site.
g. Obtain wetland buffer variances from the city council.
h. 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.
i. Applicant shall revise the north and south elevations to accommodate the breakup of the
fa<;:ade. Applicant has the flexibility to propose either a pilaster or banding with different
colors. This elevation submission shall be subject to staff approval.
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. Pain the roof-top equipment to match the building as required by code.
c. Provide in-ground lawn irrigation as required by code.
Community Design Review Board
Minutes of 05-25-1 0
-4-
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.
g. Applicant shall provide a bike rack for 10 bikes with a maximum reduction of 2 car stalls.
6. The community design review board shall review major changes to these plans. Minor
changes may be approved by staff.
Boardmember Wise seconded
Boardmember Wise suggested a friendly amendment to change item 5.g. to require a bike rack
for 4 to 6 bikes due to the smaller size of this project.
Boardmember Shankar accepted the friendly amendment.
Boardmember Shankar offered a friendly amendment to require that the bike rack be placed in a
location so there is no reduction in the number of parking stalls.
Boardmember Wise accepted the friendly amendment.
The board voted: ayes - all
The motion passed.
VII. VISITOR PRESENTATIONS
None
VIII. BOARD PRESENTATIONS
a. May 10, 2010 City Council Meeting: Boardmember Mireau reported on this meeting.
IX. STAFF PRESENTATIONS
a. Extreme Green Makeover - Request for Judge
Planner Martin explained the request for a volunteer to serve as a judge for the Extreme Green
Makeover. There was no board volunteer, but it was suggested that Jason Lamers may be
interested in volunteering to be a judge.
Community Design Review Board
Minutes of 05-25-10
-5-
b. Update on Highway 36 Landscape Partnership
Planner Martin gave an update on the Highway 36 Landscape Partnership.
c. Annual Tour Update
Planner Martin updated the board on the upcoming annual tour. Boardmembers Shankar and
Mireau said they will attend. Boardmembers Wise and Ledvina will not attend.
d. In-Service Training Update
Planner Martin said staff is working on a future in-service training session to discuss sustainable
and green building code standards and site plans and building inspector Nick Carver is planning
on presenting this at the June meeting.
X. ADJOURNMENT
The meeting was adjourned by consensus at 7:13 p.m.
MEMORANDUM
SUBJECT:
LOCATION:
DATE:
James Antonen, City Manager
Tom Ekstrand, Senior Planner
DuWayne Konewko, Community Development and Parks Director
Landscape Plan Revision for Century Trails Apartments
Benet Road and Monastery Way
June 15, 2010
TO:
FROM:
INTRODUCTION
Project Description
Common Bond Communities is requesting approval of a revised landscaping plan. They propose to
make turf revisions by substituting seed mix with drought-tolerant grass, to substitute hydrangea
shrubs with spirea, replace rock mulch with wood mulch and to eliminate the irrigation requirement.
Refer to their letter and plans.
The reason for these revisions is to support the applicant's goal of LEED certification. LEED, or
Leadership in Energy & Environmental Design, is an internationally recognized green building
certification system. Water conservation and using water efficiently is part of the LEED certification
criteria.
BACKGROUND
May 14, 2007: The city council approved the PUD and preliminary plat for the overall development
plan for the Sisters of St. Benedict. The 40-unit Century Trails Apartments was part of this
development proposal.
July 27, 2009: The city council moved approval of the conditional use permit and design plans for
Century Trails. The design plans were subject to the community design review board requirements
from their July 14, 2009 approval.
In-Ground Sprinklering Requirement
Section 44-20(9) of the city ordinances requires in-ground lawn irrigation for landscaped areas, but
allows the council to waive this requirement, "if installation of such system is prohibitively difficult due
to terrain or other factors, or is unnecessary due to alternative irrigation provisions or xeriscape
arrangements which do not require irrigation, exemption may be granted by the city council on a
case-by-case basis, provided suitable alternative irrigation arrangements have been secured by the
developer."
DISCUSSION
There is little difference between the proposed landscaping plan revision and the plan approved
last year. The main difference is the request to utilize draught-tolerant grass seed to meet LEED
requirements by avoiding the in-ground irrigation requirement. The applicant has said that they will
utilize hoses and sprinklers as needed during the growing period of the seed, but watering should
not be necessary once the grasses are established.
Staff was concerned that "no mow" areas can simply look unkept and that there should be mowed
grass adjacent to the town homes to the south (a manicured lawn) and along the Monastery Way
frontage. The applicant has designed the revised plan with that in mind.
The quantity of plantings has not changed so there is no issue with a reduction in the number of
plantings being proposed.
RECOMMENDATION
Approve the revised landscaping plan date-stamped June 14, 2010 for the Century Trails
apartments located at the corner of Benet Road, Monastery Way and Century Avenue. This
approval waives the in-ground lawn irrigation requirement since the applicant has redesigned the
plan to incorporate drought-tolerant grasses which promotes water conservation. Approval is
subject to the applicant:
1. Hand watering and hose sprinklering to assure that all grasses, shrubs and trees grow and
are maintained throughout the life of this development.
2. All required plantings that die must be replaced by the property owner.
3. All grass areas that become thin, bare or weedy shall be restored and the weeds controlled.
2
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 1.86 acres
Existing land use: Century Trails Apartments (under construction)
SURROUNDING LAND USES
North: Benet Road and St. Paul's Monastery property
South: Trails Edge Townhomes
East: Century Avenue and undeveloped property in the City of Oakdale
West: The former St. Paul's Monastery building and the new monastery building
PLANNING
Land Use Plan designation: HDR (high density residential)
Zoning: PUD (planned unit development)
APPLICATION DATE
The application for this request was considered complete on June 14, 2010. State law requires that
the city decide on this application within 60 days. The city council would have to act on this
proposal, therefore, by August 13, 2010.
p:sec13-29IPrioryICentury Trails Seniors Apartments Landscape Plan Revision 6 10 te
Attachments:
1. Location Map
2. Century Trails Commons Plat Drawing
3. Previously-Approved Landscaping Plan dated July 27, 2009
4. Applicant's Letter of Request dated June 11, 2010
5. Revised Landscaping Plan date-stamped June 14, 2010
6. Previously-Approved and Revised Landscaping Plans-Larger size (separate attachment)
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Attachment 4
Tom Ekstrand
Senior Planner
~[g@[gom[g~
lill JUN 1 4 2010 W
City of Maplewood
1830 County Road BEast
Maplewood, MN 55109
June 11, 2010
By
Re: Approve changes to the landscape plan and remove irrigation requirement.
Dear Tom,
The Century Trails Commons building located at 1730 Monastery Way is being constructed according to
LEED requirements. As part of the landscape standards, we are to reduce the dependency upon irrigation
and fertilization as much as possible. Since the existing plan is designed to be very drought tolerant, we are
asking the city to approve the three changes, which would allow for the removal of the mechanical irrigation
in its entirety, The three modifications are as follows:
1. SEEDING, The existing plan shows two seed types, A and B, Seed A is a low or short native grass
blend, This is planned for the steep hillside to the north and east of the building, This area will
not change, Seed B is a No-Mow fescue blend which is very drought tolerant, does not require
irrigation, but should only be mowed about three times a year, It is not a grass for heavily
maintained areas, This was a City concern. The planning staff has asked that the front and
southerly side of the site be maintained as the adjacent properties are, which are mowed turf
areas. In order to do that we are recommending changing this area to a seed mixture called
Seed C. Seed C will also be drought tolerant but will endure regular mowing to provide the
preferred manicured look that the city and residents desire,
2, HYDRANGEA SHRUBS. We are proposing to change the Annabelle Hydrangea shrubs
Renaissance Spirea. Both shrubs will have periods of bloom and are similar in size, The
quantity will stay the same, Both shrubs are very similar with the exception that the spireas are
very drought tolerant while the hydrangeas would require a little more maintenance and
watering. It is our hopes that by changing the two species we will not need to irrigate any of the
foundation plants. All of the other shrubs and perennials and grasses are very drought tolerant
and comply with LEED standards.
3, ROCK VERSES WOOD MULCH, We are proposing to change all of the rock mulch areas to
double shredded hardwood mulch. We are doing so to help conserve moisture to all planting
areas and trees, The wood mulch is also consistent with what is existing on the adjacent
property,
We believe that with these modifications we can eliminate the need for all mechanical irrigation, We are in
full understanding that all plant materials do require water in order to survive, However, by using a mixture
of newly developed drought tolerant seed mixtures and drought tolerant shrubs, grasses, and perennials we
can remove the dependency upon mechanical irrigation, The building does have exterior hose bibs where
the landscape maintenance staff can manually water the trees and shrubs when there are long periods with
lack of rain, The current landscape contractor is aware ofthe need to meet LEED standards and will be
ensuring that the seeded areas and all plant materials are irrigated during the first year so that plant survival
is ensured, It is the desire of the Owners and staff to maintain an attractive and environmentally sensitive
Pope Associates Inc
1255 Energy Park Drive I St. Paul, MN 55108-5118
M<lln (651) 642-9200 I Fax (651) 642.1101
www.popearch.com
landscape. The proposed changes are not meant as short cuts, reductions in standards or aesthetics, In
fact, these changes are efforts to create a beautiful setting for the residents which are compatible with
adjacent properties while reducing the reliance upon fertilizations and the City water supply,
SEED A
A short dry native seed mixture. Native grasses will have deep roots to stabilize the slope and reduce
erosion. The grasses will be compatible with the natural areas to the north and northeast of this site,
Approved seed mixtures will contain Little bluestem, Sand dropseed, Prairie dropseed, Side oats grama, and
others as determined by specific seed vendors, This grass mixture will range from 12".36" in height and
should not be mowed except for weed or germination purposes.
SEED B
An "Eco-Friendly" fescue blend called No,Mow Fescue. This blend of fescue grasses will grow approximately
8" .14" depending on soli fertility and available moisture. Over watering of these grasses wlillessen the life
and appearance of the lawn, This seed mixture is best for drought conditions on both sandy and clay solis.
It is recommended that these grasses not be mowed more than once a month, or as moisture conditions
dictate, It is possible for these grasses to create a truly no maintenance lawn,
SEED C
Seed C mixture is also a drought tolerant grass mixture. This blend takes the benefit of the No,Mow fescues
and adds them to several varieties of improved perennial rye grass and Kentucky bluegrass, This will allow
the grass to be mowed and maintain a more manicured look. This seed mixture is often used in City parks or
large open spaces that will require mowing, have low to moderate levels of foot traffic, but will not need
irrigation or extensive fertilizing. This grass will be very compatible with the adjacent properties,
We are asking the Development Review Committee to approve these changes with the intension that they
are simliar in appearance to the original plant selections, will retain the character of the site and intended
appearance as the original plan, and to establish a new level of landscaping that is less dependent upon
chemicals, extensive maintenance} and municipal services.
Thank you for this opportunity to submit this request and to reach our goal of establishing this site as a LEED
certified project.
Respectfully,
Amanda Novak
Common Bond Communities
Andrew Centanni
Pope Architects
Debra Brodsho
BRODSHO CONSULTING
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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 st. 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 16, 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 of this
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 park 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.
2
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 at Lake Phalen 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.
Shoreland 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 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
requesting a waiver to this requirement. The applicant has stated in other facilities
4
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 standard 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 set back 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 set back 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 set back 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
Site Plan
The building will be constructed on the northwest corner of the site. The main entry will face East
Shore Drive. There will be a stone accented facade entryway to the lobby leading to the opposite
side of the building, where a kitchen and dining room will be located and an outdoor patio is
planned, The only driveway for the site will be accessed via East Shore Drive. This driveway will
lead to a looped area where surface parking spaces are planned and to the underground garage
access at the southeast location of the building, This drive is at least 20 feet in width at all points.
There are three patios proposed for the site and walking trails leading to Frost Avenue and East
Shore Drive, Also proposed on the site are three rain gardens. These rain gardens will be
constructed as part of the Phase I public improvements in the Gladstone redevelopment area.
6
Trails
There are 5-foot-wide trails proposed along the west side of the building and internal to the site,
The trails connecting Frost Avenue to the internal driveway will need to be at least a 10-foot-wide
drivable surface, This is to ensure the trail will serve as an emergency access for fire,
ambulance, and police vehicles as well as a walkway, Staff recommends that the applicant install
a series of benches scattered throughout the site along these trails.
As part of the Phase I public improvements in the Gladstone redevelopment area the following
trail improvements are proposed:
. 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,
Building Elevations
The building is designed to have two fronts, one at the northwest side of the building facing Frost
Avenue, and one at the southeast side of the building facing East Shore Drive, These two
facades will be treated with cultured stone,
The overall Frost Avenue elevation has been designed to serve as a gateway design to the
Gladstone neighborhood. In addition to cultured stone, this elevation will include a combination of
face brick and hardi-plank siding on the first floor and hardi-plank siding on the second and third
floors. There will be vinyl windows and asphalt shingles. This elevation will include a decorative
trellis and cedar fence surrounding the memory care gardens on the west and east ends of the
building. The applicant should submit details on the proposed fences for the memory care
gardens to staff to review.
The center of the building is proposed to have an outside patio adjacent to the dining room on the
first floor. This patio is proposed to be surrounded by 6 x 6 columns, anchored by a brick fire pit
with a 12-foot-tall cultured stone chimney and a hardi-panel fascia. The patio is proposed to be
12 feet in width at all points, At the patio's closet point it will be only eight feet from the Frost
Avenue right-of-way line. The site plan will need to be revised showing the patio being no closer
than 10 feet to the Frost Avenue right-of-way line. The mechanical equipment over the dining
room is proposed to be screened from view along Frost Avenue, The overall East Shore Drive
elevation will be similar to the Frost Avenue elevation except for the columned entry way with
hardi-panel and the garage entrance on the west side of the building.
The southwest side elevation will include rock face concrete masonry units (eMU) over the
garage level. The first floor will have a split of face brick and hardi-plank siding. The second and
third floors will have the hard i-plank siding. The northeast side elevation will mimic the southwest
side's first, second, and third floors.
7
Tree Preservation
The city's tree preservation ordinance describes a significant tree as a hardwood tree with a
minimum of 6 inches in diameter, an evergreen tree of 8 inches in diameter, and a softwood tree
of 12 inches in diameter. A specimen tree is defined as a healthy tree of any species which is 28
inches in diameter or greater. Specimen trees are also considered significant trees, The tree
preservation ordinance requires any significant tree removed to be replaced based on a tree
mitigation schedule. The schedule takes into account the size of a tree and bases replacement
on that size, In essence, it penalizes developers for removing larger trees by requiring a greater
amount of replacement for those trees,
, The previously approved 2007 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), The applicant has yet to submit a tree preservation plan.
The applicant is required to submit a tree survey and replacement plan. Staff has indicated these
documents must be submitted prior to the city council's review of this proposal in order for staff to
have review time.
Landscaping
The landscape plan shows landscape details including shrubs and perennials for the entrance,
north main patio, the two memory care gardens and the base of the entire building. The
landscape plans shows that 70 new trees will be planted throughout the site, This landscaping is
attractive and will add to the development. Staff is recommending the applicant submit a revised
landscape plan that shows 1) additional landscaping along the drive to the underground garage
and along the south side of the driveway accessing East Shore Drive order to help shield this
area from the neighboring apartment buildings and future development that could occur to the
south of this proposal; and 2) a plan which shows all proposed ground mechanical units and
attempts at screening those with landscaping.
Lighting
The lighting plan shows 9 freestanding lights along the perimeter of the site, 3 freestanding area
lights around the parking lot, 6 accent lights mounted on the building, and 3 down lights under the
front entry canopy. City code requires that illumination from outdoor lighting be limited to .4 foot
candles at all property lines and that freestanding lights maintain a maximum height of 25 feet. In
addition, since the Shores will be the first redevelopment in the Gladstone neighborhood, the city
should ensure that the outdoor lighting proposed on this site is compatible to the street lighting
proposed for the Phase I public improvements along Frost Avenue and East Shore Drive.
The photometric plan submitted reflects that all 8 of the perimeter lights will exceed the allowable
illumination at the property line, In addition, the lighting plan is not clear on the design of the
lighting fixtures on the property. To ensure compliance with city code and compatibility with the
Phase I Gladstone public improvements, city staff recommends that a revised lighting and
photometric plan be submitted to the community design review board for approval.
Trash Enclosure
All trash and recycling will be maintained within the building, for pick up through the underground
garage. Because of the size of this development and number of residents, staff also
8
recommends that there be trash and recycling receptacles located throughout the site to ensure
residents, visitors, and employees have access to these containers when walking the trails.
Sign age
The applicants are proposing a Gladstone gateway monument sign to be located on the northeast
corner of the property. A proposed rendering of this sign is included within the applicant's
narrative attached to this report, This sign would be visible to vehicles and pedestrians traveling
eastbound on Frost Avenue, prior to entering the roundabout. Details and location for this sign
should be coordinated with the city engineer during the Phase I public improvements.
, The Historical Preservation Commission, in its review of this development, recommended that the
previous use of this site as the St. Paul Tourist Cabins be noted somewhere on the exterior of the
building or on the interior of the common spaces. No signage reflecting The Shores at Lake
Phalen senior housing development is shown on the building elevations or site plan. Staff
recommends that all signage be reviewed by the community design review board.
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
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.
9
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 construction plans and installation must be in accordance with Saint Paul
Regional Water Services' Standards for the Installation of Water Mains.
Historical Preservation Commission: The previous Shores development was originally reviewed
by the Historical 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 Historical Preservation Commission will be receiving a
copy of this report,
COMMITTEE ACTION
Planninq Commission
On June 15, 2010, the planning commission held a public hearing and recommended approval of
the proposed CUP for a PUD, wetland buffer variance and lot division,
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.
10
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). It is recommended the surface parking space be at least 10-feet-wide,
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.
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.
11
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
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 perrnit for the new development on the
new lots the following must be submitted 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.
4. Approve the plans date stamped May 24, 2010, for the 1 05-unit, three-story The Shores at
Lake Phalen senior housing development to be located at 940 Frost Avenue. Approval is
subject to the applicant doing the following:
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a. Repeat this review in two years if the city has not issued a building permit for this
project.
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,
d. Prior to issuance of a grading or building permit, the applicant must submit to staff
for approval the following items:
1) Verification of The Shores at Lake Phalen lot division has been
recorded.
2) Have the city engineer approve final construction and engineering plans.
These plans shall comply with all requirements as specified in the city
engineering department's June 7, 2010 review,
3) Submit cedar fence details, subject to staff review.
4) Revised site plan showing:
a) The location of trash and recycling receptacles throughout the site,
b) The location of benches scattered throughout the site, along the
trails and sidewalks.
c) Widening of the trail on the west side of the building from Frost
Avenue to the internal parking lot to 10 feet wide.
5) Watershed district approval.
6) Enter into a developer's agreement with the city which will cover the
installation of all public improvements surrounding and within the property.
7) Sign a maintenance agreement for the ongoing maintenance of all required
rainwater gardens and infiltration basins.
8) A cash escrow or an irrevocable letter of credit for all required exterior
improvements. The amount shall be 150 percent of the cost of the work.
e. The applicant shall complete the following before occupying the building:
1) Replace any property irons removed because of this construction.
2) Provide continuous concrete curb and gutter around the parking lot and
driveways,
3) Install all required landscaping and an in-ground lawn irrigation system for
all landscaped areas,
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4) Install all required outdoor lighting,
5) Install all required sidewalks and trails,
f. The lighting and photometric plan is not approved. The applicant must submit a
revised lighting and photometric plan for community design review board approval
which complies with city code and is compatible with the Phase I Gladstone public
improvements.
g, Signage is not approved. The applicant must submit a sign plan for community
design review board approval. The plan must show a monument sign to be
located at the intersection of Frost Avenue and East Shore Drive which announces
the entryway to the Gladstone Neighborhood and any exterior signage advertising
The Shores at Lake Phalen,
h. Landscape/tree replacement plan is not approved. The applicant must submit a
revised landscape/tree replacement screening plan showing:
1) A tree survey and preservation plan must be submitted.
2) Landscape plan which shows:
a) Additional plantings on the south side of the drive leading to the
underground garage and the south side of the driveway accessing
East Shore Drive.
b) Preservation of the large cottonwood tree located along Frost
Avenue, adjacent to the former St. Paul Tourist Cabin entrance,
c) The location of all proposed ground mechanical units which are
screened by landscaping.
d) The installation of underground irrigation for the landscaped areas,
The applicant should explore the use of conservation sensor
sprinkler devices which will shut off when it is raining.
i. If any required work is not done, the city may allow temporary occupancy if:
1) The city determines that the work is not essential to the public health,
safety or welfare.
2) The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements. The owner or
contractor shall complete any unfinished exterior improvements by June 1
of the following year if occupancy of the building is in the fall or winter or
within six weeks of occupancy of the building if occupancy is in the spring
or summer.
j. All work shall follow the approved plans. City staff may approve minor changes.
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CITIZEN COMMENTS
Staff surveyed the 27 property owners within 500 feet of this site for their comments, There were
3 written replies. One was in favor, one had concerns and one was against the project.
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.
AQainst
1. Cheryl LeMire, 1886 Adele Street North: I do not want High Density Residential
development as it would increase traffic, destroy the trees, the north shore beauty of
woodland and wildlife. Why was the area zoned as high density?
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REFERENCE INFORMATION
SITE DESCRIPTION
Site Size:
Existing Land Use:
7.02 Acres
Vacant - Formerly a Manufactured 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_CDRB_062210
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. Photometric Plan
19. Conditional Use Permit Resolution
20. Wetland Variance Resolution
21. Applicant's plans (separate attachment)
17
Attachment 1
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The Shores at Lake Phalen: Proiect Narrative
June 15, 2010
f J-- The Shores at Lake Phalen Gateway to Gladstone
(proposed project signage along Frost Ave)
I ntrod uction
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
21044'11> Avenue South, Suite B, Minneapolis, MN 55404
www.kaoswilson.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 fayade 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 adjacentto 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 Iivin9 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 fayade 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.
rei: 612.879,6000
2104 41h Avenue South, Suite 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 (beiow what is typically required for multi-famiiy
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/AUIL) 33/31/39 15/56/34 14/51/25 32/73/0
Garage Parking Stalls 35 49 28 28
Surface Parkina Stalls 23 27 35 24
Total ParkinQ 58 76 63 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 iive 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, whiie 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
2104 41h Avenue South, Suite S, Minneapolis, MN 55404
www.kaaswilson.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 surveyed 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 raingardens 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 still 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
raingardens 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
2104 4rh Avenue South! Suite Bf 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 length 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 lot 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 development from the City's standpoint.
Tel: 612,879,6000
2104 41r, Avenue South, Suite B, Minneapolis, MN 55404
www.kaaswilson.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 3217310
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 feet 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: 612,379,6000
2104 41h Avenue South, SUite B, Minneapolis, MN 55404
www.kaaswllson.com
Attachment 2
The Shores of lake Phalen- Request for Conditional Use Permit,
CDRB Review, Wetland Variance and lot Division
t
Location Map
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
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Attachment 12
Page 1 of 8
City of Mavlewood - Enl!ineerinl! Plan Review
PROJECT NAME: The Shores Senior Living
PROJECT NO: 10-11
REVIEWED BY: Michael Thompson, P.E., City Engineer
SUBMITTAL NO: Snbmittall, May 25, 2010
REVIEW DATE: Jnne 7, 2010
The applicant, Link Wilson of Kaas Wilson, who represents Map1ewood Senior Living LLC, is
proposing to build a 3-story (1 06-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 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 oflandscape/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 A venue
from East Shore Drive to the west along the northerly boundary of TheShores
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 Dr N to service the development
. Restoration ofthe existing wetland on The Shores Senior Living property,
. Construction of storm water treatment facilities including fmal 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
Avenue City Improvements, As part ofthe 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 stonn 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, JOI 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, I and is hard to view properly,
Please ensure information is legible,
7, One area that is not clearly identified on Sheet 2, I 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 parceVportion 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, I 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 and B2.
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,
11. 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 ofthe 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 RWMWD 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
A venue City Improvements, Estimates show that the overall project area consisting of
The Shores Development and the Frost and East Shore Drive City Improvements 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 1 foot to just over 2 feet.
The typical detail uses a minimum depth of the planting soil of 2 feet as show on Sheet
3,1. Please modify the model to show a minimum of 2 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, S1MH 102 shows an invert elevation of 868,0 at the bottom ofthe 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 Improvements, 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 1, Block 1
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 storm sewer in the vicinity ofthe 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 storm
sewer information including pipe lengths, size,slope, invert/rim elevations, etc,
32, The applicant shall add the following text on the storm 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 free 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 pe/form
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 Maplewood 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 features 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),
Attachment 12
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 and 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 Avenue 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 of the
Attachment 12
Page 7 of 8
overall permit package and treatment calculations; however the developer shall be
responsible for all non-city portions of the 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,\,
51. A "No Parking" condition will be required along the entire length ofthe private driveway
and loop as a result of the 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 ofthe 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 oftrees 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 Avenue 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 of the 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 defmed 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 tot 1, Block 1 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,e.. ..sumps, swales, gardens/basins,
etc,..) and RG 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: 5/27120 I 0
Re: Project Review, Maplewood Senior Living, LLC, 940 Frost Avenue
I was unable to identify any significant concerns with the proposed development, from the
police department's perspective.
Initially, I was concerned 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 significant 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 corne and go from the development, particularly during moming and
afternoon hours, the likelihood of accidents increases, Though an entrance/exit onto East
Shore Drive may corne with some visibility limitations, it is preferable to Frost Avenue which
has higher speeds and heavier traffic volumes,
Attachment 15
Memo
To: Michael Martin, Planner
From: David Fisher, 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
Date of Review:
May 28,2010
Location:
940 Frost Avenue
Reviewers:
Shann Finwall, Environmental Planner
(651) 249-2304; shann.finwall(1:QcLmaplewood.mn.us
Virginia Gaynor, Natural Resources Coordinator
(651) 249-2416, virqinia.qavnor(1:QcLmaplewood.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 ofthe 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 and/or wetland with native plants.
b. Manage weeds in buffer and/or 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 1 DO-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 19
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 105-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: 16-29-22-31-0025
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 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.
1
Attachment 19
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 this Code.
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 not exceed the design standards of any affected street.
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 no more than 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
2
Attachment 19
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.
The Maplewood City Council
this resolution on
,2010
3
Attachment 20
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: 16-29-22-31-0025
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 a.distance of 105.83 feet; thence
South 61degrees 19 minutes 41 seconds East, a distance of74.90 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 20
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