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HomeMy WebLinkAbout2010-08-24 CDRB Packet AGENDA CITY OF MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD Tuesday, August 24, 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. June 22, 2010 5. Unfinished Business: 6. Design Review: a. Metro Transit Park and Ride Parking Ramp Proposal, Beam Avenue and Southlawn Drive 7. Visitor Presentations: 8. Board Presentations: a. Extreme Green Makeover b. The Shores at Lake Phalen, 940 Frost Avenue 9. Staff Presentations: a. Architecture Guidelines Discussion 10. Adjourn DRAFT MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JUNE 22, 2010 I. CALL TO ORDER Chairperson Ledvina called the rneeting to order at 6:01 p.m. II. ROLL CALL Boardmember Jason Lamers Chairperson Matt Ledvina Boardmember Michael Mireau Boardmember Ananth Shankar Vice Chairperson Matt Wise Present Present Present Present Present City Staff Present: Michael Martin, Planner Ill. APPROVAL OF AGENDA Boardmember Shankar moved to approve the agenda as submitted. Boardmember Wise seconded Ayes - all The motion passed. IV. APPROVAL OF MINUTES a. May 25, 2010 Boardmember Shankar moved to approve the amended minutes of May 25,2010, correcting "pain" to "paint" in item 5.b. on page 3 and changing the seventh paragraph of Vl.a. on page 2 to read: "The board discussed the need for additional elements on the facades of the building for the north and south elevations." Boardmember Lamers seconded Ayes - Ledvina, Mireau, Shankar, Wise Abstention - Lamers The motion passed. V. UNFINISHED BUSINESS None VI. DESIGN REVIEW a. Landscape Plan Revision for Century Trails Apartments, Benet Road and Monastery Way Planner Martin presented the staff report for this request from Common Bond Communities to make turf revisions the landscaping plan for Century Trails Apartments. Planner Martin explained they propose to make turf revisions by submitting seed mix with drought-tolerant grass, to substitute hydrangea shrubs with spirea, replace rock mulch with wood mulch and to eliminate Community Design Review Board Minutes of 06-22-10 -2- the irrigation requirement. Planner Martin said the applicant is proposing these revisions to support their goal of LEED (Leadership in Energy & Environmental Design) certification. A board member noted that grass seed is proposed to be planted to grow tall on the Century Avenue side of the apartments up to the boulevard easement that MnDOT mows. Andrew Centanni of Pope Architects was present representing the applicant. Mr. Centanni said that they intend to keep a manicured look along Benet Road and the sidewalk area. Mr. Centanni explained they have not held discussions with the city about the transition area from the property line to Century Avenue, but they would work with the city to get a seed mix that would allow a more natural and appropriate look along Century Avenue. Boardmember Lamers moved approval of 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 promote water conservation. Approval is subject to the applicant: 1. Hand watering and hose sprinklering to assure that 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. 4. Extend seed mix C or a similar seed mix along the sidewalk adjacent to Benet Road. Boardmember Shankar seconded The motion passed. Ayes - all b. The Shores at Lake Phalen, 940 Frost Avenue Planner Martin presented the staff report for this request from Jack Rajchenbach and Albert Miller of Maplewood Senior Living, LLC to redevelop the 7.02-acre former St. Paul Tourist Cabin site with a senior housing development. Planner Martin explained the history of this property. Mr. Martin said a signage plan for all signage on the property will be reviewed by the board at a later time. Link Wilson and Jim Schloomer of Kaas Wilson Architects were present representing the applicant. Mr. Wilson said that all of the lighting proposed for this site will be down lighting and will not spill off of the site. Mr. Wilson said they prefer the paved trail to be less than the fire marshal's recommended 10 feet by adding some pervious paver area. Mr. Schloomer showed samples and described the materials proposed for construction of the building. Mr. Schloomer said the trash and recycling material, along with gas meters, will be inside the underground garage. Mr. Schloomer said they may have three or four small exterior Community Design Review Board Minutes of 06-22-10 -3- condensing units that would be located on the north side of the building and would be screened with landscaping. Mr. Schloomer said the roof is proposed to be black shingles. Some board members commented that they would also like to see the trail more natural looking with some pervious surface rather than a 10-foot-wide asphalt path. Mr. Wilson said their site will carry a big portion of Frost Avenue and East Shore Drive storm water coming on-site where it will be cleaned before entering Lake Phalen. Mr. Wilson said they have not yet considered having an additional 5 feet of trail pavement runoff. Mr. Wilson said the trail plan will be coming back to the board for consideration at a later time. Brian Beedle, representing the North Central States Regional Council, said that to ensure safety on the job site the project needs to follow area standards and use contractors who participate in state-approved and certified apprenticeship programs. Mr. Beedle asked that prevailing wages be recommended for this project, since public money is being used. Boardmember Mireau moved approval of the plans date-stamped May 24, 2010 for the 105-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: 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 and introduce permeable pavers to soften the impact of the trail. Community Design Review Board Minutes of 06-22-10 -4- 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. 9) Use hardy plank for the chimneys on the north elevation instead of cultured stone. 10) Introduce more cultured stone on the gabled ends on the shorter ends of the building, specifically on the side near the underground parking. 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 irrigation system for all landscaped areas. 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. Community Design Review Board Minutes of 06-22-1 0 -5- 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. Boardmember Lamers seconded The motion passed. Ayes - all VII. VISITOR PRESENTATIONS None VIII. BOARD PRESENTATIONS Boardmember Lamers requested information on the date of Extreme Green Makeover. Planner Martin said he would get Mr. Lamers that information IX. STAFF PRESENTATIONS a. July 12, 2010 City Council Meeting: Boardmember Ledvina will attend. X. ADJOURNMENT The meeting was adjourned by consensus at 7:24 p.m. MEMORANDUM LOCATION: DATE: City Manager Tom Ekstrand, Senior Planner Metro Transit Park and Ride Parking Ramp-Planned Unit Development/Site Design Review 1793 Beam Avenue August 19, 2010 TO: FROM: SUBJECT: INTRODUCTION Project Description Metro Transit, a division of the Metropolitan Council, is proposing to build a three-level (a ground-floor level and two above-ground levels), 1,OOO-space parking ramp at the park and ride site located west of Sears at 1793 Beam Avenue. The applicant would also construct a sidewalk along the Southlawn Drive frontage. The current transit center consists of a 426 space parking lot for the park and ride and a bus-transit hub. Refer to the plans. Requests To develop this site, the applicant is requesting approval of a conditional use permit (CUP) for a planned unit development (PUD). As part of this request, the applicant is also proposing: . A building-setback reduction on the Southlawn Drive side from 30 feet to 15 feet. . A parking space width reduction from 9 % feet to 8 % feet. Action Requested The community design review board should review the site layout and front-setback reduction for the proposed parking ramp. The landscaping plan and building elevations are conceptual. The applicant will submit the final plans at a later date. BACKGROUND November 25, 2003: The community design review board approved the plans for the existing park and ride facility. June 2009: The city of Maplewood adopted a resolution in support of Metro Transit's funding request for Congestion Mitigation and Air Quality-Transit Expansion grant financing. DISCUSSION PUD Criteria for Flexibility in Design Section 44-1 093(b) of the PUD ordinance states that the city council may consider flexibility from strict code compliance in the internal and external design requirements of a proposed PUD and may consider deviations from those requirements. Deviations may be granted for planned unit developments provided that: 1. The proposed development and the surrounding neighborhood can be better served by relaxing the code requirements that regulate the physical development or layout of the project because of its unique nature. 2. The PUD would be consistent with the spirit, intent and purposes of this chapter. 3. The planned unit development would produce a development of equal or superior quality to that which would result from strict adherence to this chapter. 4. The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owners or occupants of nearby land or to the environment. 5. The deviations are required for the reasonable and practical physical development of the project. Building Setback Reduction There has been support by the city council for reducing front setbacks elsewhere in the city. The 80-acre Legacy Village development to the north along Southlawn Drive, was approved with a requirement for reduced front setbacks. The predominant front setback approved at Legacy Village is 15 feet from a street right-of-way line (front property line). The only exception at Legacy Village is the Ramsey County Library which was allowed to move their building back nearer the Sculpture Park to take advantage of the park view. The city also approved a reduced front setback for the St. John's Hospital parking ramp at six feet at its closest point. Due to a narrowing of the Hazelwood Street right-of-way to the north from Beam Avenue, the front setback of the St. John's parking ramp then changes to 30 feet. Likewise, the Maplewood Toyota parking ramp was approved with a reduced front setback from both Beam Avenue and Highway 61. The council allowed a 15-foot front setback from both street right-of-ways. Staff feels that the proposed setback reduction meets the five criteria as follows: 1. The reduced front setback would better serve the development and the neighborhood because it would provide 150 more parking spaces than could be provided by setting the ramp further back. Setting the ramp further back would result in a smaller structure. This would also serve the community because it would meet the goal of the Transportation Action Plan within the 2030 Comprehensive Plan by encouraging and facilitating public transit. 2. The request for a reduced front setback would meet the spirit and intent of the ordinance and serve the community by providing an increased number of parking spaces. 3. From an architectural point of view, reducing the front setback from 30 feet to 15 feet would not make a superior project, though, staff does not feel it would negatively impact the building appearance. From the standpoint of meeting community parking needs at the park and ride, however, reducing the setback to 15 feet would improve the usefulness of this parking facility on a community level because it would result in a greater parking capacity. 2 4. The proposed setback reduction would not negatively impact property values, safety, health or welfare. 5. The proposed setback reduction is needed for the most reasonable and practical layout of the site because of the triangular shape of the property. A rectangular-shaped site would lend itself to a more traditional parking ramp design rather than having to work within the existing lot shape. Increasing the building setback to 30 feet would reduce the proposed parking capacity and impact the efficient use of the parking ramp. Parking Stall Width Reduction The applicant pointed out in their narrative that, "it is Metro Transit's belief that the intended parking use of this project is not specifically addressee! in the city's zoning ordinance for low turnover parking spaces." They feel that the nature of the proposed parking ramp would provide a covered, sheltered environment which would accommodate the activity of twice-a-day use vs. a typical commercial low-turnover use that would have more activity. The applicant considers the park and ride ramp as an "ultra-low turnover" parking use. The applicant also provided a comparison chart of what some metro communities allow for ramp parking. See page 8 of the narrative. According to this data, Maplewood requires the widest spaces at 9 % feet. The others listed are all at 8 % feet or 9 feet wide. The other communities with park and rides utilize 8 %-foot-wide spaces. Staff does not think that 8 %-foot-wide spaces are suitable. From experience, parking ramps typically have narrower parking stalls as indicated by the applicant. Difficulty, or ease, in parking, however, always depends on the size of the neighboring vehicles. Parking between two full-size SUVs, for example, is always much more difficult to maneuver than parking next to compacts or standard-sized vehicles. As an alternative, the city does allow 9-foot-wide employee-parking spaces for businesses. This is the closest parking scenario the city code provides to the proposed parking facility. Building Official Comments Dave Fisher, the Maplewood Building Official, reviewed the proposal and has the following comments: . The applicant should have a pre-construction meeting with the building inspection staff . The city will require a complete building code analysis . Provide accessible parking spaces per 2006 IBC . Provide accessible bathrooms per 2006 ISC . Provide elevator per 2006 I BC . Provide address numbers on the building . All exiting must go to a public way . Provide adequate Fire Department access to the building 3 Engineering Comments Steve Kummer, staff engineer with the city, provided the attached engineering review. Please refer to Steve's report dated August 4, 2010. RECOMMENDATION Approve the site plan date-stamped July 28, 2010 for the proposed Metro Transit parking ramp at the Maplewood Mall area park and ride facility. Approval is subject to the findings required by ordinance and subject to the following conditions: 1. Comply with the requirements in Steve Kummer's engineering report dated August 4, 2010. 2. Comply with the requirements of the Building Official. 3. Before proceeding with this project, the applicant must receive approval of a conditional use permit for a planned unit development from the city council which would allow the 15-foot building setback reduction from the South lawn Drive right-of-way line. 4. Before proceeding with this project, the applicant must also receive approval of a parking width reduction from the city council to provide 9-foot-wide parking spaces. 5. This approval does not include landscaping, lighting or architectural plans which shall be submitted for review board approval. 6. The community design review board shall review major changes to these plans. Minor changes may be approved by staff. APPLlCA TIONIDECISION DEADLINE We received the complete application and plans for this proposal on August 11, 2010. State law requires that the city take action within 60 days of receiving complete applications. The deadline for city action on this proposal is October 10, 2010. p:sec2NIPark and Ride Parking Ramp Proposal 8 10 te Attachments: 1 . Location Map 2. Site Plan 3. Applicant's Narrative date-stamped August 10, 2010 4. Engineering Report dated August 4, 2010 5. 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C~ ro~ ~~ ~i ~~ :2: Attachment 3 ~[E@[EDW[~r~ lJl] AUG 10 2010 W NARRATIVE FOR CUP/PUD APPLICATION MAPLEWOOD MALL TRANSIT CENTER AND PARK & RIDE By Introduction This narrative is in support of the PUD Application and Plan attached to this application. The narrative provides project background and addresses the questions posed in the City's Planned Unit Development (PUD) Application and the requirements of the City of Maplewood Ordinance No. 900, Section 44-1093 and 44-1097, which outline procedures and standards for processing a PUD Application. This Application requests deviation from two zoning standards - parking stall width and building setback. Specifically, this application requests the PUD to include a reduction in the building setback along Southlawn Drive from 30 feet to 15 feet and a reduction in parking stall width from 9'-6" to 8'-6" consistent with National standards and with similar park and ride facilities operated in the Metro Area. Proiect Background The site of the PUD, a proposed Maplewood Mall park and ride facility expansion, is located at 1793 Beam Avenue and is an irregular, triangular-shaped parcel that is approximately 202,287 square feet in area and currently contains a 426 space surface parking lot used as a park-and-ride and transit center with local and express bus service. The Maplewood Mali park-and-ride is a key component of the regional transit system with route 270 express bus service to Downtown Minneapolis displaying a strong historical ridership growth trend over the past decade. Five years after opening the Maplewood Mall park-and-ride, the 426 space surface lot was full beyond its capacity by nearly 125 percent with much of the beyond-capacity parking occurring in the Maplewood Mall retail parking lots (which has become a point of contention for the Mall). Metro Transit has taken steps to study and document growth and demand at the park-and-ride, with estimations predicting demand of approximately 900 parking spaces in 2020 and 1,300 in 2030. As a result, expansion of the facility to as close to the maximum 1,000 spaces is necessary to adequately accommodate future growth and to keep transit customers from parking in Maplewood Mall retail parking lots. The park and ride property was originally taken by the Metropolitan Council for transit purposes in 2004 through eminent domain proceedings. Sears, Roebuck and Company and Maplewood Mall were petitioners in the settlement, which required Metropolitan Council to provide full compensation for damages sustained as a result of the taking. In addition to compensation for damages; the settlement agreement included provisions that limit the height and size of an expanded park-and-ride facility: Park-and-Ride Height Restriction: The agreement limits expansion of the park-and-ride to 2 above- ground levels with an elevation limit of approximately 957.0 feet above mean sea level, which was t-he height of the movie theater previously on the site. Park-and-Ride Capacity Restriction: The agreement limits an expanded park-and-ride facility to a maximum of 1,0(j0 vehicles and no more than two above-grade, structured levels of parking (one on-grade plus two structured levels-of parking). 1 On June 8, 2009, the Maplewood City Council passed Resolution 09-06-196 to support Metro Transit's application for a Congestion Mitigation and Air Quality Grant for the proposed project. Within the text of the Resolution is the following paragraph: "WHEREAS, the proposed expansion of this park and ride facility would benefit the residents of the City of Maplewood as well as those of neighboring communities with their transit needs by reducing congestion and providing needed park and ride opportunities." For purposes of meeting Metro Transit's operational program for the project (provide as close to 1,000 parking stalls as possible), the site has significant burdens in terms of its size, configuration (triangular shape), height restrictions, and City stall width and setback requirements. It is the intent of this application to deviate, via the PUD process, from two of the City's zoning requirements - building setback and parking stall width - so that there is a balance between governmental units of the state that will best serve the public interest and greater community good. Please also note that this PUD Application is consistent with and supports the City's Comprehensive Plan of reducing congestion and pollution, encouraging public transit use, and appropriate compact development that facilitates land-use I transit connections. Met Transit believes that this project is a good candidate to receive PUD approval consistent with Goal 6 of the Plan to, ''Support the use of planned unit development for sites with developmental challenges including significant natural features to allow for creative design and site preservation. " pun Proposal Metro Transit proposes to construct a 1000-stall parking structure to expand the existing transit center. The facility will provide a park and ride with express bus service and a transit center, connecting local routes and passengers to the Maplewood Mall, other area retail establishments. Design of this proposed expansion is currently in the 50% phase. A Community Design Review Board (CDRB) application will be made at the 90% design phase to provide more detail to City reviewers. Approval of this PUD application may be conditioned upon the CDRB application. As designed, the proposed parking structure is approximately 310,000 gross square feet, divided among three parking levels (1 at grade, and 2 above-ground) accommodating up to 1000 vehicles, a conditioned stair tower, one elevator to provide vertical circulation throughout the facility, landscaping, and a stormwater system that meets watershed requirements. The existing boarding area and passenger shelter would be maintained. The facility would be in conformance with ADA standards. This PUD Application requests deviation from two zoning standards; first, a reduction in the buiiding setback along South lawn Drive from 30 feet to 15 feet in order to make appropriate use of tbe size and irregularly configured site, and; two, a reduction in parking stall width from 9'-.6" to 8'-6" consistent with National standards and with similar park and ride faciftties operated in the Metro Area. Please note that it is Metro Transit's belief that the intended parking use of this project is not specifically addressed in the City's zoning ordinance for low turn-over parking spaces. The operational progr-am for the proposed project is a parking facility that is accessed by park.and ride customers twice a day, by people accustomed to parking in the facility on a continuing, day-to-day basis. In addition, the vast majority of parking in the structure is covered and sheltered from the eiementsmaking for a much more comfortable and accommodating environment for parking. Thus, the use of the structure can be considered "ultra-low turnover" in terms of parking and the reduced stall width is in keeping with this type of use. 2 Criteria for AlWroval of a Conditional Use Permit 1. The use would be located, designed, maintained, qlnstructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances The existing project site and adjacent area for the proposed park and ride expansion is identified as Division 10 - BC Business Commercial District. "Parking lot as a principal use" is listed as a permitted use listed under this zoning designation. The park and ride expansion keeps with the spirit and intent of the Maplewood 2030 Draft Comprehensive Plan by developing a compact site plan that facilitates land-use/transit connections. The plan specifically highlights the Maplewood Mall area as a transit hub in which to focus planning and infrastructure efforts to improve off-peak and express bus service to St. Paul and Minneapolis. The location, design, maintenance, construction, and operation of the expanded park and ride/transit center will be in conformance with the City's Code of Ordinances, with an exception described ,in the PUD criteria below, regarding requested deviations from two specific ordinances. Per criteria number ten below, the City Council may waive particular ordinance conformance for a public building, provided the Council shall first make a determination that the balancing of public interest between governmental units of the state would be best served by such waiver. 2. The use would not change the existing or planned character of the surrounding area To obtain an idea of the character for the area, the Maplewood 2030 Drafl Comprehensive Plan was reviewed. The plan suggests the city is approaching the issue of automobile dependence and congestion through implementation of land use policies that will encourage compact development and creation of site plans that facilitate land-use/transit connections. Metro Transit believes the proposed park and ride expansion will be in keeping with the existing character of commercial/retail establishments in the Maplewood Mall area. The proposed project will set appropriate design qualities and standards that will support existing and future planned development. The PUD wW have minimal impact on surrounding property owners, as the parcel is not directly adjacent to any businesses, retail establishments, or residences. There would be more impact to adjacent properties-if the park and ride was not expanded to a suitable capacity for projected future demand. Previous experience has demonstrated high levels of demand at this park-and-ride with usage outpacing capacity. If the eJ<panded facility is not large enough to accommodate anticipated usage levels, past trends suggest transit customers will park in designated Maplewood Mall parking lots to use the express bus service and this unauthorized use may have negative impact on retail establishments at the Mall. 3. The use wauld not depreciate property values Depreciation in property values is not anticipated as part of this PUD. The PUD may actually increase property values for several reasons: a. The current use is a surface parking lot with a transit/waiting station area. The lot is in full view of the surrounding streets and community. The proposed developmeni will screen parking areas and reduce the visual "clutter" of the current site and will provide a more visually pleasing and -appropriately scaled view-shed, one that is appropriately designed within the community context and in sync with the City's Comprehensive Plan and the Mall/ Retail District. 3 b. Full development of the project will support specific Comprehensive Plan goals of supporting public transportation and transit-oriented development. c. The project provides full storm water management and code compliant capture, retention, and filtration of storm water thus providing a significantly improved and enhanced site that helps to better protect surrounding properties. d. Additional plantings / landscaping will be provided as part of this project which will improve the overall appearance and sustainable nature the site. e, The architectural design will set a standard of care and quality for future, similar development in this area and in the City. f. The project will support the retail aspects of the Mall by keeping park-and-ride users off of the main Mall retail parking lot. 4. The use would not involve any activity, process, materials, equipment or methods of operations that would be dangerous, hazardous, detrimental, disturbing, or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage water run-off, vibration, general unsightliness, electrical interference or other nuisances. Current park and ride operations do not create excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage water run-off, vibration, general unsightliness, electrical interference or other nuisances. Expanded park and ride operations would be similar, but provide improved site condition/aesthetic, stormwater drainage, and security/surveillance. Construction of the proposed park and ride expansion would not generate any excessive odors during construction. Noise and dust normal to construction would occur as a result of this project. Construction noise would be in accordance with City ordinances. Construction equipment would be fitted with mufflers that would be maintained throughout the construction process, Dust generated during construction would be minimized through standard dust control measures such as watering, After construction is complete, dust levels are anticipated to be minimal because all soil surfaces wouid be in permanent cover (I.e. pavement or grassed areas). 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. A traffic impact analysis was performed for this PUD. The scope of the traffic study follows guidelines in the Institute of Transportation Engineers' recommer1ded practice Transportation Impact Analyses for Site Development. City of Maplewood engineering staff has been consulted to ensure their concerns related to the traffic impacts of the proposed development are fully addressed. The intersections included in the study currently operate better than city standards (LOS D) during the a.m. and p.m. peak hours. Based on the analysis in the report, the study intersections will continue to operate at or better than city standards in the a.m. and p,m. peak hours with construction 01 this PUD, This traffic study document was provided to the City staff on June 21, 2010 but can also be provided upon request. 6. The use would be served by adequate public facilities and services, including streets, police and fire protections, -drainage structures, water and sewer systems, schools and parks. 4 Access to the proposed park and ride expansion will be similar to existing off of Southlawn Drive, Beam Avenue, and from the Mall ring road. As discussed above, these streets, intersections, and accesses are adequate for the increased traffic. Security cameras are proposed throughout the parking structure and external waiting area. Metro Transit Police and Maplewood Mall security will have the ability to view and respond to activity in the parking structure. An emergency telephone is provided per code in the elevator. The parking structure will provide appropriate fire protection as reviewed and approved by the Fire Marshal serving the City of Maplewood. Drainage structures and water and sewer systems are being designed to improve drainage/runoff rates and quality, meeting requirements of the Ramsey Washington Metro Watershed District. Water service is proposed to allow for regular cleaning of the parking structure. 7. The use would not create excessive additional costs for public facilities or services. The PUD would not create additional costs for public facilities or services. Parking at Metro Transit park and rides is and will remain free for transit customers. Bus fares will not increase as a result of this park and ride expansion. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. The proposed development will improve the preservation and incorporation of the site's natural and scenic features by: a. Improving storm water management on the site to include Best Management Practices. b. Improving the appearance of the site from that of a surrace parking lot to that of a professionally designed parking structure by an award-winning architectural firm that has been recognized for designing parking structures that are visually pleasing and augment the surrounding environment. c. Improving the appearance of the site through careful landscape design by an award-winning landscape architect. d. Taking advantage of the existing grades and topography of the site to inform the massing and design of the parking structure and to assist in making the distinct topography of the site more apparent to passerby. e. Maintaining, improving, and reinforcing existing view-sheds. and green buffers including viewing angles across intersections, etc. 9. Ttre use-would cause minimal adverse envir.onmental effects. On July 27, 2010, the Federal Transit Administration (FTA), on behalf of the US Department of Transportation, indicated that the proposed Maplewood Mall Transit Center park and ride expansion project meets the criteda for a National Environmental Policy Act categorical exclusion in accordance with 23 CFR Part 771.117( d)( 4). The FT A based this determination on environmental documentation provided by Metro T raDsit covering 19 categories of potential environmental impact. The FT A determination letter and/or environmental documentation will be provided to the City upon request. 5 For this PUD, the categorical exclusion means that the proPClsed expansion "does not induce significant impacts to planned growth or land use for the area; does not require the relocation of significant numbers of people; does not have a significant impact on any natural, cultural, recreational, historic or other resource; does not involve significant air, noise, or water quality impacts; does not have significant impacts on travel patterns; or does not otherwise, either individually or cumulatively, have any significant environmental impacts. 10. The City Council may waive any of the above requirements for a public building or utility structure, provided the Council shall first make a determination that the balancing of public interest between governmental units of the state would be best served by such waiver. The Metropolitan Council/Metro Transit is applying for the CUP/PUD and meets most of the nine criteria for a conditional use permit. This PUD would include two deviations from the City Code of Ordinances in order to best serve the community and transit users. More detail on the request for this waiver is outlined below, in the Planned Unit Development section. Planned Unit Development - Findings of Justification for Deviations from City Code of Ordinances As part of this CUP/PUD application, the Met Council/Metro Transit is requesting a waiver to the first criteria for approval of a CUP, regarding conformity with the City's Code of Ordinances. The proposed Maplewood Mall Park and Ride expansion will best serve regional transit needs with two deviations from the City Code of Ordinances: ' . The City of Maplewood Code of Ordinances Section 44-20 requires a 30 foot building setback from street right-of-way, Metro Transit proposes to design the park and ride expansion with a deviation from this code to reduce the setback requirement along Southlawn Drive to 15 feet. Metro Transit would maintain a 30 foot setback along Beam Avenue. . The City of Maplewood City Ordinance Section 44-17 requires a parking stall width of 9.5 feet. Metro Transit proposes to design the park and ride expansion with a deviation from this code to reduce the parkifig stall width for this low turnover, off-street parking to 8.5 feet, consistent with national standards. 1. Certain regulations contained in this chapter should not apply to the proposed development because of its unique nature. The circumstances upon which the setback and parking stall widlh code deviations are requested are unique to this parcel of land due to its irregular, triangular shape and building height restrictions imposed in the eminent domain settlement. Setback. Two of three sides of the PUD parcel ar-e adjacent to public street right-of-way, along Beam Avenue and Southlawn Drive, which have a required setback 0130 feet. Strict adherence to the zoning code for street right-of-way setbacks on Southlawn Drive would significantly reduce space available for parking. If the standard 30 foot setBacks are retained on Beam Avenue and Southlawn Drive, over 150 parking spaces would be lost. Stall Width: Strict adherence to the zoning code for off-street parking stall width would significantly reduce the number of parking spaces that will fit on the park and ride site. As designed (with a reduced setback 6 along Southlawn), the largest cost-effective parking structure footprint on the site provides 1000 stalls with 8.5 foot width, but only 905 with 9.5 foot width. 2. The PUD would be consistent with the purposes of this chapter. The PUD requires deviation from the zoning ordinances for setback distance along Southlawn Drive and minimum parking stall width. As such, the PUD request is consistent with the purposes of the Conditional Use and Planned Unit Development (PUD) chapters because there is a distinct need for flexibility in the stall width and building setback requirement in order to serve the greater public good of providing a public, transit development that serves the City, the Mall, and surrounding communities and is consistent with the City's Comprehensive Plan. It is critical that the original program goal of nearly 1,000 stalls be achieved so that the projected ridership/use of the facility is met with capacity and that the mall is not negatively impacted by park and ride overflow. Due to the triangular configuration of the site and the height restrictions imposed by the settlement agreement, the subsurface soil problems that have been encountered, and the setback and parking stall width ordinances, the project is taking on undue burden in terms of both structural efficiency and program requirements (number of stalls provided). 3. The planned unit development would produce a development of equal or superior quality to that which would result from strict adherence to the provisions of this chapter. The Maplewood Mall park-and-ride is a key component of the regional transit. Metro Transit has taken steps to study and document growth and demand at the park-and-ride, with estimations predicting demand of approximately 900 parking spaces in 2020 and 1,300 in 2030. As a result, this PUD provides the maximum 1,000 spaces necessary to adequately accommodate future growth and to keep transit customers from parking in Maplewood Mall retail parking lots. Strict adherence to current ordinance would only allow a capacity of about 850 spaces. The proposed PUD keeps with the spirit and intent of the Maplewood 2030 Draft Comprehensive Plan by developing a compact site plan that facilitates land-use/transit connections. The plan specifically highlights the Maplewood Mall area as a transit hub in which to focus planning and infrastructure efforts to improve off-peak_and express bus service to St. Paul and Minneapolis. 4. The deviations would not wnstitute a significantthreat to the property values, safety, health or general welfare of the owners or occupants of nearby land. The deviations to zoning ordinances that Met Transit is seeking (15' building setback along Southlawn in lieu of 30' and 8'-6" wide parking stalls in lieu of 9'-6") do not constitute a significant lhreatto property values, safety, health or general welfare of the owners or occupants of nearby land. Met Transit argues that the proposed project requires the requested deviations from the two zoning ordinances in order to augment and support property values, safety, health and general welfare of the nearby owners or occupants of nearby land. By allowing the deviations requested,Jhe Applicant will provide a more efficient and effective parking structure that provides the programmatically required number of parking spaces. It is critical that the project achieve as many parking spaces as pOSSible within the limits set by the original stipulation agreement so that projected parking needs are met and park and ride users are not tempted to utilize Mapiewood Mall's surface parking lot. 7 The parking structure will, by its very nature, provide highly desirable parking for park and ride users because the majority of spaces are covered from the eiements and very close to the transit station portion of the project. The design of the structure, which shields and protects the parking within, will also be of significant benefit to surrounding owners and occupants as it will serve as a standard of quality for future development and is consistent with the City's Comprehensive Plan for compact development that facilitates land-use / transit connections. 5. The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons. The setback and stall width reductions are required for reasonable and practicable physical development of this PUD; these deviations are not requested for financial reasons, Under current ordinance, Metro Transit can only build a park and ride with a capacity of 850 spaces or fewer. The preferred ramp design has a capacity of 1000 parking spaces (941 ramp and 59 surface lot) if setbacks are reduced to 15 feet along Southiawn Drive and if an 8.5 foot parking stall width is provided. Setback The setback ordinance was created to ensure structures are placed a safe distance from public street right-of-way and to provide sufficient space for accessing utilities along the right-of-way. There is sufficient space to meet safety requirements and utility needs, as evidenced by an existing structure as part of the Legacy Village PUD that was constructed with a reduced setback of 15 feet. At the park and ride site, utilities are available within the requested 15 foot setback area for service to the building on the west side, The proposed location of the parking ramp 15 feet from the property line along South lawn Drive will allow for. reasonable use of the property and will be in keeping with the existing character of commercial/retail establishments in the Maplewood Mall area. Stall Width The ordinance for off-street parking stall width was created to ensure safe and comfortable parking maneuvers for eleven generally defined use types listed in the ordinance, most of which are commercial and higher turnover. A park and ride operation is not referenced in the ordinance, A parking stall width of 8.5 feet provides sufficient space for safe and comfortable parking movements within a low- turnover park and ride parking structure as demonstrated by multiple park and rides in the region, as well as other parking structures regionally and nationally (see below for regional standards). Metro Transit has no indication of incidents or complaints at its six parking structures around the region. 900 Ramp Parking Munic~ipa^iiiY'^'" City of Edina 1 City of Minneapolis City ~f Minnetonka 2 Citr.-of"saint Louis Park City of White Bear Lake City of Brooklyn Center City of Bloomington 3 City of Eden Prairie City of Lakeville City of Roseville 4 Width 8'-6" 8'-6" 8'-6" -s'=6" 8'-6" 8'-8" 9' 9' 9' 9' ----g,- 9'-6" a access Le ngth 18' 18' 18' -W--- 20' 19'-6" 18' 19' 20' 18' 18' 18' 24' 24' 25' 24' 24' 20' 24' Aisle 1W/2W 24' 20' /22' ~------- 22' /24' --22'-- Park & Ride Allowed 8'..8" 8'.6" 8'-6" 8'-6" 8'-6" 8'--6" * um 8 Summary: PUD - Justification for Deviations from City Code of Ordinances The combination of the irregular shape of the parcel at the corner of two major streets and a parking stall width requirement greater than national standards make it impossible for Metropolitan Council/Metro Transit to put this property to a reasonable use as a 1,000 stall parking structure, which supports the Maplewood 2030 Draft Comprehensive Plan. . Construction of a higher capacity parking ramp [facilitated by a reduced setback and reduced parking stall width] will actually help the property stay in keeping with the essential character of the locality by providing a sufficient number of parking spaces directly on site to meet transit customer demand; thereby deterring transit customers from parking in Maplewood Mall retail parking lots when the park-and-ride is full. Lastly, improving transit services around Maplewood Mall will enable Maplewood and surrounding municipalities in the East Metro to accommodate regional growth, and increasing travel and transit needs by connecting residential neighborhoods with the Minneapolis and St. Paul central business districts. 9 Attachment 4 Maplewood Engineering Comments - Maplewood Mall Park and Ride Expansion 8-4-1 0 Page 1 of 3 EnQineerinQ Plan Review PROJECT: PROJECT NO: COMMENTS BY: Maplewood Mall Park and Ride Expansion 10-03 Steve Kummer, P.E. - Staff Engineer DATE: 8-4-10 PLAN SET: Variance Application Set Dated 7-19-10 REPORTS: Traffic Impact Study (TIS) Maplewood Mall Parking Structure Spack Consulting Dated 6-21-10 Memorandum Review of Spack Consulting TIS S.E.H. Inc. Dated 7-30-10 Summarv Metro Transit is proposing to expand its Park and Ride facility at the NE corner of South lawn Drive and Beam Avenue. The proposal is to convert the existing 426-stall surface lot into a 1000-stall parking ramp/surface lot combination. The traffic circulation throughout the site will remain similar in concept. The site will use the existing access points from South lawn Drive and Beam Avenue. Access points from the Mall Ring Road for users of the parking lot and bus pickups will remain in similar, but slightly modified locations. The applicant proposes to construct a right-turn lane for their current right- in/right-out entrance from South lawn Drive. Request The applicant is requesting the following: 1) A variance to reduce the setback requirement along Southlawn Dr from 30 ft to 15 ft. 2) A variance to reduce parking stall widths for the off-street parking areas to 8.5 ft. This review examines the proposed impacts of the requested setback variance and parking stall widths and does not constitute a full design review. Staff conducted a review of a Traffic Impact Study (TIS) provided by the applicant. Staff had the study reviewed by a traffic operations engineering consultant with the engineering firm S.E.H. The reports suggest a number of mitigation measures due to the increased traffic from the proposed Park and Ride expansion. Future mitigation measures for Southlawn Drive in the 2030 parking ramp build-out scenario are summarized as follows: Maplewood Engineering Comments - Maplewood Mall Park and Ride Expansion 8-4-1 0 Page 2 of 3 . Increase the length of the northbound left turn lane at the West Mall Access Drive and South lawn Drive intersection. . Construct a double-lane left-turn lane on eastbound Beam Avenue at the intersection of Beam Avenue and Southlawn Drive. . Possibly install a signal at the intersection of South lawn Drive and the West Mall Access Drive (currently 4-way stop north of Beam Avenue) depending on monitoring of the intersection and future warrants. Comments Reoardino the Variance 1) In looking at the proposed setback variance, construction of the parking lot and parking ramp and associated object/appurtenances shall not encroach upon a 30-foot sight triangle for both intersections of South lawn/Beam and SouthlawnlWest Mall Access measured from the easterly curb line of Southlawn Drive, the southerly curb line of the West Mall Access and the northerly curb line of Beam Avenue. 2) The northwest corner property line has a curve. The applicant appears to have a projected the 15-foot proposed setback line based on the straight edge of the property line along Southlawn Avenue. If the proposed parking area stays outside of the 30-foot sight triangle at this intersection, the proposed setback from the curved portion of the property line does not appear to interfere with future improvements at the intersection. 3) Applicant shall dedicate a roadway easement for the proposed sidewalk. The easement line shall be parallel to and offset a minimum of 1 foot off the back (east edge) of the proposed walk. Comments Reoardino the Parkino Stall Widths 1) For low-turnover parking stalls as this, engineering does not object to an 8.5 foot stall width for typical parking stall dimensions. With the narrower-than-typical stalls, it is required that the applicant provide van-accessibility for all ADA/handicapped accessible parking stalls. Other Comments 1) The applicant denotes a storm water management system on the plans near the property line along the Southlawn frontage. Presumably, this is an underground system. This system shall be fully accessible ONLY from the applicant's property both in maintenance, operation and possible repairs (excavation) if needed. -END COMMENTS- MEMORANDUM TO: FROM: SUBJECT: DATE: James Antonen, City Manager Michael Martin, AICP, Planner DuWayne Konewko, Community Development and Parks Director Architecture Guidelines Discussion August 16, 2010 INTRODUCTION Earlier this year, the community design review board approved its 2009 annual report which was later approved by the city council. Within this report, the CDRB listed several 2010 goals which included looking at establishing architecture guidelines throughout the city. DISCUSSION Staff would like to begin the process of determining if architecture guidelines are needed or appropriate in Maplewood, and if so, where and what would they look like. Staff expects this to take form in a discussion among the CDRB members as to what they feel is needed. Staff will provide a short presentation prior to the discussion to show examples of what other like communities have done or are doing. RECOMMENDATION Staff recommends CDRB members come to the August 24, 2010 meeting prepared to discuss architecture guidelines for the city of Maplewood.