HomeMy WebLinkAbout2010-11-23 CDRB Packet
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, November 23,2010
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. September 28,2010
b. October 26, 2010
5. Unfinished Business:
6. Design Review:
a. Design Approval -The Woodlands of Maplewood - Sophia Avenue, east of
McMenemy
7. Visitor Presentations:
8. Board Presentations:
9. Staff Presentations:
a. Rescheduling of December 28,2010 Meeting (no report)
10. Adjourn
DRAFT
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDA Y, SEPTEMBER 28, 2010
I. CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6:28 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
Absent
Staff Present:
Michael Martin, Planner
Michael Thompson, City Engineer
III. APPROVAL OF AGENDA
Boardmember Shankar moved to approve the agenda as presented.
Boardmember Mireau seconded the motion.
Ayes all; the motion passed.
IV. APPROVAL OF MINUTES - August 24, 2010
Boardmember Mireau moved to approve the minutes of the August 24, 2010, minutes as
presented.
Boardmember Shankar seconded the motion.
Ayes all; the motion passed.
V. UNFINISHED BUSINESS
None
September 28, 2010
Community Design Review Board Meeting Minutes
1
VI. DESIGN REVIEW
a. Frost Avenue Bridge
Michael Thompson presented the background on the proposed Frost Avenue bridge
replacement, which was previously presented to the CDRB. Mr. Thompson requested the
CDRB's final feedback and a recommendation on the bridge design and form liner options as
well as preferences for the rest area prior to presenting to the City Council.
Jerry Pertzsch, from Kimley-Horn and Associates, also addressed the board to present the
various concepts and answer board members' questions.
Mr. Thompson summarized the CDRB recommendations as follows:
1. Concept 1 with the proposed height differential
2. Option B form liner
3. Rest area location Concept B
VII. VISITOR PRESENTATIONS
None
VIII. BOARD PRESENTATIONS
None
IX. STAFF PRESENTATIONS
a. Green Building Program Presentation - Nick Carver
Nick Carver, assistant building official with the City of Maplewood, presented a preview of the
city's proposed green building program.
b. Changes to Granting of Variances
Michael Martin provided information regarding recent changes to the Minnesota Supreme
Court's interpretation of how cities evaluate variance requests.
X. ADJOURNMENT
The meeting was adjourned by consensus at 7:56 p.m.
September 28, 2010
Community Design Review Board Meeting Minutes
2
DRAFT
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, OCTOBER 26,2010
1. CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6:01 p.m.
2. ROLL CALL
Boardmember Jason Lamers
Chairperson Matt Ledvina
Boardmember Michael Mireau
Boardmember Ananth Shankar
Vice Chairperson Matt Wise
Present
Present
Absent
Present
Present
Staff Present:
Michael Martin, Planner
3. APPROVAL OF AGENDA
Boardmember Wise moved to approve the aqenda as presented.
Boardmember Shankar seconded the motion.
Ayes - All
The motion passed.
4. APPROVAL OF MINUTES
Boardmembers tabled the approval of the September 28. 2010. CDRB minutes until the next
board meetinq.
5. UNFINISHED BUSINESS
None
6. NEW BUSINESS
a. The Shores at Lake Phalen - Landscape, Photometric and Signage Plans
1. Planner, Michael Martin gave the report and answered questions of the board.
2. James Schloemer, Project Architect, Kaas Wilson Architects, Minneapolis, addressed
and answered questions of the board.
October 26, 2010
Community Design Review Board Meeting Minutes
1
Boardmember Wise moved to approve the liqhtinq and photometric plan, siqnaqe plan and
landscape/tree replacement plan date stamped October 4. 2010. for the 1 05-unit. three-storv The
Shores at Lake Phalen senior housinq development to be located at 940 Frost Avenue. Approval
is subiect to the applicant doinq the followinq:
a. Submit light fixture details to city staff for approval and coordination with the Phase I
Gladstone public improvements.
b. Submit a revised signage plan displaying the location and final design of the Gladstone
gateway monument sign and the project entrance sign for staff approval. The Gladstone
gateway monument sign shall be consistent with the design and materials used in the new
Frost Street bridge to the west of the site. The applicant is required to work with city staff to
coordinate the two signs with the Phase I Gladstone public improvements.
C. Submit a plan for city staff approval showing a location along the on-site trail connecting to
the Gateway Trail for a sign documenting the site's history as the Sl. Paul Tourist Cabins.
d. Submit a revised landscaping plan for city staff approval showing:
1. The location of all proposed ground mechanical units which are screened by landscaping.
2. 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.
e. All work shall follow the approved plans. City staff may approve minor changes.
Seconded by Boardmember Lamers. Ayes - All
The motion passed.
7. VISITOR PRESENTATIONS
None
8. BOARD PRESENTATIONS
None
9. STAFF PRESENTATIONS
a. City Hall Campus Plan
1. Planner, Michael Martin gave a brief report on the City Hall Campus Plan and
answered questions of the board.
10. ADJOURNMENT
The meeting was adjourned by Chairperson Ledvina at 6:50 p.m.
October 26, 2010
Community Design Review Board Meeting Minutes
2
MEMORANDUM
TO:
FROM:
James Antonen, City Manager
Michael Martin, AICP, Planner
Charles Ahl, Assistant City Manager
Design Approval -The Woodlands of Maplewood
Sophia Street, east of McMenemy Street
November 10, 2010
SUBJECT:
LOCATION:
DATE:
INTRODUCTION
Project Description
Rich Kettler of Kettler Construction is seeking design approval to complete the 28-unit town house
development called the Woodlands of Maplewood. This project will have 14 detached townhomes
and seven twinhomes. This development is on an 8.2-acre site on the east side of McMenemy
Street, north of Kingston Avenue and south of the Saint Paul Hmong Alliance Church. Refer to the
attached maps. A homeowners' association would own and maintain the common areas.
This project received its original approvals in 2005 and 2007 when Integra Homes was the
developer. However, the economy stalled this development and Integra Homes is no longer
involved with the project. The design plans approved in 2007 had a two year time limit which has
expired requiring Mr. Kettler to seek design approval.
The project plans show that each building would have horizontal-lap vinyl siding, aluminum soffits
and fascia, asphalt shingles and thin-cut stone veneers on the fronts. In addition, each unit would
have a two-car garage. (See the building elevations attached to this report and within the enclosed
plans.)
Request
To proceed with this project, Mr. Kettler is requesting that the city approve the design plans for the
28-unit town house development called the Woodlands of Maplewood. Technically, all of the
design plans for this project are not approved because of the expiration of the two-year window with
the original approval. However, Mr. Kettler is only proposing changes to the building elevations and
landscape plan. Mr. Kettler is seeking approval of the original site plan, grading and drainage plans
with no changes. In fact, the streets and utilities are already in place for this development. Staff is
largely recommending the same conditions of approval as previously approved in 2005 and 2007.
Planning and engineering staff have been working closely with Mr. Kettler for several months on
assessing the as-built condition of the development and to ensure all previous conditions of
approval are being met.
BACKGROUND
On July 26,2005, the community design review board (CDRB) recommended approval of the
project design plans. This recommendation was subject to the applicant bringing revised building
elevations back to the CDRB for final approval.
1
On September 12, 2005, the city council made several approvals for this development. These
included a land use plan change, a zoning map change, a street right-of-way vacation, a conditional
use permit for a planned unit development, a preliminary plat and design approval (except the
building elevations).
On May 22,2007, the CDRB approved building elevations for Woodlands of Maplewood.
DISCUSSION
Design Review
Mr. Kettler has submitted new building plans for the single-family units and for the twinhome units
that he wants to build on this site. The elevations are attached to this report and in the enclosures.
Mr. Kettler is proposing four different floor plans with many units having side-loading garages. Mr.
Kettler believes the four different floor plans, which can be interchanged even within the twinhomes,
will help provide a varied look within the development. Mr. Kettler is also proposing four different
siding colors to be used within the development again to help keep the look of the neighborhood
diverse.
Building Design and Exterior Materials - Single-Family Units
The proposed buildings should be attractive and should fit in with the design of the existing homes
in the area. They would have an exterior of horizontal vinyl siding (Clayton Clay, Pebble, Wicker
and Almond or Sandstone in color) with a thin-cut stone veneer on the fronts and the roofs would
have "weathered-wood" colored asphalt shingles. In addition, there would be a mix of slab-on-grade
and walk-out units with each unit having an attached two-car garage. Staff does not have any
major concerns about the proposed building elevations since this development will be on cul-de-
sacs and would be somewhat isolated. In fact, only the buyers of the town houses would be able to
see the fronts of most of the new buildings.
The builder is proposing a mix of three front elevations for these units. Having this mix of front
elevations will provide more variety within the development. In addition, the side-loaded garages will
help create a variety of looks for the units from the streets.
Building Design and Exterior Materials - Twinhomes
The proposed twinhome buildings would have a style and a mix of materials that are very similar to
the proposed single dwellings. As such, they also should be attractive and should fit in with the
design of the existing and proposed homes in the area. They also would have an exterior of
horizontal vinyl siding (Clayton Clay, Pebble, Wicker and Almond or Sandstone in color) with a thin-
cut stone veneer on the fronts and the roofs would have "weathered-wood" colored asphalt
shingles. In addition, there would be a mix of slab-on-grade and walk-out units with each unit
having an attached two-car garage. Staff does not have any major concerns about the proposed
building elevations since this development will be on cul-de-sacs and would be somewhat isolated.
In fact, only the buyers of the town houses would be able to see the fronts of most of the new
buildings.
As with the single dwelling units, the builder is proposing a mix of three front elevations for these
units. Having this mix of front elevations will provide more variety within the development. In
addition, the side-loaded garages will help create a variety of looks for the units from the streets.
2
Landscape Plan
Mr. Kettler has submitted landscape plans for both the detached and twin home units. Staff is
comfortable with those plans but will be recommending approval with several landscaping
conditions from the previous approval.
RECOMMENDATION
Approve new building elevations and landscape plans date-stamped November 9, 2010 and
approve the previous September 12, 2005 site plan and grading and drainage plans for the
Woodlands of Maplewood town houses on the east side of McMenemy Street, north of Kingston
Avenue. The city bases this approval on the findings required by the code. The developer or
contractor shall do the following:
1. Repeat this review in two years if the city has not issued a building permit for this
project.
2. Complete the following before the city issues a building permit:
a. Comply or continue compliance with all engineering requirements as outlined in 2A of
the May 22, 2007 community design review board's minutes.
b. Submit a certificate of survey for all new construction and have each building staked by
a registered land surveyor.
c. Submit a revised landscape plan to staff for approval that incorporates the following
details:
(1) All lawn areas shall be sodded. The city engineer shall determine the vegetation
within the ponding area.
(2) The addition of eight-foot-tall trees (Black Hills spruce or Austrian pines) and/or
fencing for screening along the west and south sides of the site.
(3) The developer shall install landscaping in the ponding areas to break the
appearance of the deep hole and to promote infiltration. Such landscaping shall be
approved by the city engineer and shall be shown on the project landscape plans.
(4) Showing in-ground irrigation, including the location of the sprinkler heads, for all
landscape areas (code requirement).
(5) The plantings proposed around the front of the units shown on the landscape
plan date-stamped November 9, 2010, shall remain on the plan.
(6) A concrete walk from the driveway to the door of each unit.
(7) The manicured or mowed areas from the natural areas. This shall include planting
(instead of sodding) the disturbed areas around the ponding area with native
grasses and native flowering plants. The native grasses and flowering plants
shall be those needing little or no maintenance and shall extend at least four feet
3
from the ordinary high water mark (OHWM) of the pond. This is to reduce
maintenance costs and to reduce the temptation of mowers to encroach into the
gardens. Specifically, the developer shall have the natural areas seeded with an
upland mixture and lowland mixtures as appropriate.
(8) In addition to the above, the contractor shall sod all front, side and rear yard
areas (except for mulched and edged planting beds and the area within the
ponding area).
(9) The contractor shall restore the McMenemy Street and Kingston Avenue
boulevards with sod.
(10) Shall be approved by the city engineer before site grading and shall be consistent
with the approved grading and landscape plans.
(11) Shows in detail the landscape or ground treatment for the areas between the
driveways of the double dwellings.
d. Show that Ramsey County has recorded the final plat for this development.
e. Get the necessary approvals and permits from the watershed districts.
f. Submit a site lighting plan for city approval. This plan shall show the existence of the
seven street lights and how the lighting on the buildings would add to the site lighting.
This plan also shall show details about the proposed light fixtures to ensure they are a
design that hides the bulb and lens from view to avoid nuisances. The light fixtures
must have concealed lenses and bulbs to properly shield glare from the adjacent street
right-of-ways and from adjacent residential properties.
g. Have the Saint Paul Regional Water Services approve the proposed utility plans.
h. The developer or builder will pay the city Park Availability Charges (PAC fees) at the
time of the building permit for each housing unit.
i. Submit the homeowners' association bylaws and rules to the city for approval by the city
staff. These are to assure that there will be one responsible party for the care and
maintenance of the common areas, outlots, the private utilities, trails, sidewalks, signs,
landscaping and retaining walls.
j. Provide the city with a letter of credit or cash escrow for all required exterior
improvements. The amount shall be 150 percent of the cost of the work.
3. Complete the following before occupying each building:
a. Replace property irons that are removed because of this construction.
b. Restore and sod damaged boulevards and sod all turf areas.
c. Complete all landscaping and turf irrigation for that building and its rainwater garden(s).
d. Install the required concrete curb and gutter.
4
e. Install a reflectorized stop sign at the exits onto McMenemy Street and addresses on
each building for each unit. In addition, the applicant shall install "no parking" signs
within the site, as required by staff.
f. Install and maintain all required trees and landscaping (including the plantings around
each unit and around the pond) and an in-ground sprinkler system for all landscaped
areas (code requirement).
g. Install on-site lighting for security and visibility that follows the approved site lighting
plan. All exterior lighting shall follow the approved lighting plan that shows the light
spread and fixture design. The light fixtures must have concealed lenses and bulbs to
properly shield glare from the adjacent street right-of-ways and the nearby homes and
residential properties.
h. Install a six-foot-high solid screening fence or additional eight-foot-high trees along the
west and south property lines of the site where the vegetation does not adequately
screen the town houses from the existing dwellings. These additional materials are to
ensure there is at least a six-foot-tall, 80 percent opaque screen on these sides of the
site. The location, design and materials of the fence or the additional landscaping shall
be subject to city staff approval.
i. The developer or contractor shall:
(1) Complete all grading for the site drainage, complete all public improvements and
meet all city requirements.
(2) Place temporary orange safety fencing and signs at the grading limits.
(3) Remove any debris or junk from the site.
4. If any required work is not done, the city may allow temporary occupancy if:
a. The city determines that the work is not essential to the public health, safety or
welfare.
b. The above-required letter of credit or cash escrow is held by the city for all required
exterior improvements. The owner or contractor shall complete any unfinished
landscaping by June 1 of the next year if the building is occupied in the fall or
winter, or within six weeks of occupancy if the building is occupied in the spring or
summer.
5. All work shall follow the approved plans. The director of community development may
approve minor changes.
6. Provide a sign and landscape plan for the entrance and island at McMenemy Street for
city staff approval. The monument sign shall be no more than six feet tall and shall have
materials that are consistent with and architecturally compatible with the buildings within
the development. The landscaping shall be compatible with the extreme conditions of
the location and the materials shall need little or no maintenance.
5
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 8.2 acres
SURROUNDING LAND USES
North: A single dwelling and the Saint Paul Hmong Alliance Church
South: Houses on Kingston Avenue
West: Houses on McMenemy Street
East: Houses on Desoto Street
PLANNING
Existing Zoning: PUD (Planned Unit Development)
Existing Land Use: Low Density Residential and Medium Density Residential
Ordinance Requirements
Section 2-290(b) of the city code requires that the community design review board make the
following findings to approve plans:
1. That the design and location of the proposed development and its relationship to neighboring,
existing or proposed developments, and traffic is such that it will not impair the desirability of
investment or occupation in the neighborhood; that it will not unreasonably interfere with the use
and enjoyment of neighboring, existing or proposed developments; and that it will not create
traffic hazards or congestion.
2. That the design and location of the proposed development is in keeping with the character of the
surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive
development contemplated by this article and the city's comprehensive municipal plan.
3. That the design and location of the proposed development would provide a desirable
environment for its occupants, as well as for its neighbors, and that it is aesthetically of good
composition, materials, textures and colors.
Application Date
The city received the complete application design plans on November 12, 2010. The initial 60-day
review deadline is January 11, 2011. As stated in Minnesota State Statute 15.99, the city is allowed
to take an additional 60 days if necessary to complete the review of the application.
p:sec 171The WoodlandsIWoodlands_DesignReview_CDRB_11231 0
Attachments:
1. Location Map
2. Preliminary Plat dated August 29, 2005
3. Grading and Drainage Plan dated August 29, 2005
4. Applicant's Narrative
5. Unit Landscape Plan, dated November g, 2010
6. Building elevations
7. May 22, 2007 CDRB meeting minutes
8. Project Plans date-stamped November g, 2010 (separate attachments)
6
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GRADING AND DRAINAGE PLAN
Attachment 4
KETTLER
CONSTRUCTION, INC.
2 80uthpointe Court North Oaks, Minnesota 55127 (651)248-1179
. Builder License # 20626504
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To: City of Maplewood Administration, Planning Commission, Community Design Review
Board, City Council
Greetings:
My name is Richard Kettler and I am the PresidenVOwner of Kettler Construction, Inc. I am a
life long resident of 81. Paul. I grew up in the Como Park neighborhood of 81. Paul, graduated
from Cretin High School, and graduated from the University o[St. Thomas in 1977 with a
Bachelors Degree in Business Administration. After graduation, I accepted a job at IBM
Corporation. I was employed at IBM Corporation until 1980, when I accepted a different job at
3M Company. I was at 3M until mid 1981 when I accepted ajob at Burlington Northern
Railroad. In 1986, Burlington Northern was going through a merger with other railroads, and
were greatly reducing the staff in St. Paul. I was offered a choice of relocating to one of two
locations but I declined both offers in part, because I felt it was an opportune time to break away
and do something I always wanted to do, go into the construction business.
I grew up in the construction business. My dad, Gerald Kettler, started in the industry over fifly
years ago as a plumbing contractor, with a dedication to hard work for clients. Family owned
and operated since 1986, Kettler Construction was founded on the principles of hands-on
craftsmanship. Since my dad passed away in July, 1989, I have continued to carry on that
tradition.
Over the past 14 years, I have developed and built four different neighborhoods: Rosetown Ridge
in Roseville (44 Townhome Units), The Townhomes of Echo Shores in Mahtomedi (36
Townhome Units), a 12 lot Single Family Development in Roseville, and Fenway Place
Townhomes (38 Townhome Units in Hugo), as well as many other townhomes and single family
homes in St. Paul, Arden Hills, Shoreviewand Vadnais Heights, White Bear Lake, and Brooklyn
Park.
I recently purchased a 28 townhome development in Maplewood, described as The Woodlands of
Maplewood. I am excited about this development for several reasons. It is a great location. It
offers great diversity, which most town home developments do not: a mixture of detached town
homes and attached twinhomes, mostly walk-out homes (22 walk-out and 6 slab-on-grade), with
many side loaded garages and even some 3 car garages. I believe that this will afford a more
interesting town home development by creating an aesthetically pleasing effect and progressing
away from the ''townhome row" look. I am proposing 4 different floor plans of various sizes. I
felt that, with today's challenging economic climate, it would be best to present a potential buyer
a variety of options, especially size. Size usually equates to price, so with a variety of sizes
(1,409 sq. ft to 1,712 sq. ft. plus possible basement finishes) it will offer different price points
that potentially will fit everyone's budget. And each proposed twinhome unit can be inter-
changed with any of the proposed 4 building plans, to create even more diversity.
.
I am proposing to incorporate the following exterior materials into each building: vinyl siding
with aluminum soffits and fascia, an architecturally advanced asphalt shingle, a generous amount
of thin cut stone veneer, decking material (if applicable) to be "Trex" maintenance free or equal,
asphalt driveway and cement sidewalks, patios and stoops. In addition, I would like to propose
using three or four different siding colors, dispersed evenly throughout the development. I think
it would not only create more interest, but would also give each homeowner a little sense of
individuality within the neighborhood. The siding colors I am suggesting are all earth tones:
Canyon Clay, Pebble, Wicker, and possibly Almond or Sandstone as a fourth color option. The
shingle color would all be "weathered wood" or equal, because that color goes well with any
siding color. Additionally, the exterior stone could be mixed to coordinate with the various
siding colors. All soffits and fascia would be white. I am open to your suggestions and
comments. I look forward to working with the City of Maplewood.
Sincerely,
~/~
Richard Kettler
Kettler Construction, Inc.
City of Maplewood Narrative
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Attachment 7
MINUTES OF THE JOINT MEETING BETWEEN THE
COMMUNITY DESIGN REVIEW BOARD AND THE
ENVIRONMENTAL AND NATURAL RESOURCE COMMISSION
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, MAY 22,2007
VII. DESIGN REVIEW
a. Woodlands Townhouses - Sophia Avenue, east of McMenemy
Ms. finwall said Ms. Lisa Lillestrand, representing Integra Homes, is asking the
city to approve the building elevations for a 28-unit town house development
called the Woodlands. This project will have 14 detached town homes and seven
twin homes. This development is on an 8.2-acre site on the east side of
McMenemy Street, north of Kingston Avenue and south of the Saint Paul Hmong
Alliance Church. A homeowners' association would own and maintain the
common areas.
The project plans show that each building would have horizontal-lap vinyl siding,
shake siding for accent areas, aluminum soffits and fascia and stone veneer on
the fronts. In addition, each unit would have a two-car garage.
To proceed with this project, Ms. Lillestrand is requesting that the city approve
the building elevations for the single dwellings and for the twin homes. The
proposed buildings should be attractive and should fit in with the design of the
existing homes in the area. They would have an exterior of horizontal vinyl siding
(earth tone, green or grey in color) with a stone veneer on the fronts and the
roofs would have asphalt shingles. In addition there would be a mix of 1 %-story
and walk-out units and each unit would have white soffits and accent boards and
an attached two-car garage. Staff doesn't have any major concerns about the
proposed building elevations since this development will be on cul-de-sacs and
would be somewhat isolated. In fact, only the buyers of the town houses would
be able to see the fronts of most of the new buildings.
The builder is proposing a mix of three front elevations for these units. Having
this mix of front elevations will provide more variety within the development.
However, as staff noted earlier, none of the proposed plans have side-loaded
garages. If some of the units would have side-loaded garages that would help
create a variety of looks for the units from the streets.
The proposed twinhome buildings would have a style and a mix of materials that
are very similar to the proposed single dwellings. As such, they also should be
attractive and should fit in with the design of the existing and proposed homes in
the area. They also would have an exterior of horizontal vinyl siding (earth tone,
green or grey in color) with a stone veneer on the fronts and the roofs would
have asphalt shingles. In addition, there would be a mix of 1 % -story and walkout
units and each unit would have white soffits and accent boards and an attached
two-car garage. Staff does not have any major concerns about the proposed
building elevations since this development will be on cul-de-sacs and would be
somewhat isolated. In fact, only the buyers of the town houses would be able to
see the fronts of most of the new buildings.
The community design review board noted in 2001 concerns about "snout-
designed" homes. These dwellings have garages as the dominating street-side
feature. The proposed townhomes have this design. The community design
review board may want to have the developer change the proposed designs or
add features to the buildings to lessen the impact of the garages. This could
include additional landscaping in front of the dwelling parts of the buildings,
adding covered front porches, using side-loaded garages, enhancing the design
of the garage doors or adding decorative light fixtures next to the garages and
entrance doors.
Board member Ledvina asked if the number of units had changed since the last
review of this proposal in 2005?
Ms. finwall said no.
Chairperson Olson asked if the footprint of the buildings changed to
accommodate the side loaded garages?
Ms. finwall said she was not the staff person that wrote this report but it didn't
appear the buildings were shifted, but the applicant can answer that question.
Chairperson Olson asked the applicant to address the board.
Ms. Lisa Lillestrand, Integra Homes, 12721 Overlook Road, Dayton, addressed
the board. The footprint of the site has not changed. They redrew the plans to fit
the existing footprint that was approved in 2005. She said only a few of the lots
have side loaded garages.
Ms. finwall said the preliminary plat shows 11 of the 28 units have side loaded
garage units.
Chairperson Olson asked the applicant if she brought any building samples to
show the board?
Ms. Lillestrand brought the building material samples to the board to review.
Board member Ledvina asked if the applicant would choose which buildings
would be a certain color or would you allow the people buying these units to
choose the color?
Ms. Lillestrand said she will give the potential buyers the option. She will do the
architectural review of each building but she doesn't want to see a gray unit next
to a gray unit. The buyers can be creative when deciding which shakes and
shutters they want but the color palette has to work out too. If she made all the
decisions, the buyers could go elsewhere and they could lose the sale, so she
wants to give them some options. For instance if someone chooses a gray house
she would like to see them use the burgundy or the slate blue shutters and
shakes to match. It's to her best interest to make the development look nice or
the units won't sell. She knows from the last time she came before the board in
2005 that the board said the City of Maplewood would like to see a little more
variety in color used in developments.
Board member Ledvina asked why there weren't any building plans showing the
side loaded garage units?
Ms. Lillestrand said the reason was because blue prints cost so much money and
they plan to begin building the units from the street and into the development.
The side loaded garage units cost the most to build and they didn't have the
funds to get blue prints. The last time the board reviewed the plans in 2005 those
plans were from another project they were building at that time and those plans
were available.
Chairperson Olson said units 21 and 22 are side loaded garage units.
Board member Ledvina said units 6,7, and 8 are also side loaded garage units.
Ms. Lillestrand said the side loaded garage units are towards the pond those
have to remain that way.
Board member Shankar said on page 18 and 19 of the staff report it shows the
right and left side elevations of the single family units. He thinks those side
elevations could use some embellishing and the window heights don't line up.
Ms. Lillestrand said she would ask the board to review the interior plan because
sometimes the interior plan dictates where the windows can be set in order to
meet the building code.
Board member Shankar said he was referring to the tops of the windows not
lining up and he wondered if the larger windows could be at the same height as
the two smaller box windows. There are too many different sized windows on the
side elevations and he thinks it looks strange that the windows don't line up along
the top.
Ms. Lillestrand said on the single family units with the right side elevation on
page 18, it shows the windows closest to the entrance which is a foyer window,
then the two sets of windows in the middle are both bedroom windows and have
to be so far off the ground to meet the building code. The windows closest to the
deck are above the tub, and the window closest to the ground is a bedroom
window and has to meet egress building code requirements. It will be difficult to
make the windows all the same height. She said she could possibly change
some window sizes or add window shutters to the middle windows.
Board member Shankar asked if the top of the windows could at least line up?
Ms. Lillestrand said it's possible, but at the price point they are at in Maplewood it
might be difficult to do. If they have to do that they would have to do that for all
the units and may have to buy taller windows which could price them out of the
current market.
Board member Shankar asked if there was an alternate way to dress up the
windows?
Ms. Lillestrand offered to add shutters on the side elevations.
Chairperson Olson said she likes that idea. That may be enough to dress the
right side of the single family elevation up more. On the left side elevation, she
asked what you would do?
Ms. Lillestrand said on the left side elevation of the single-family home she would
add shutters to the big window in the center and the right hand side elevation she
would add shutters to the middle bedroom windows.
Board member Shankar said he thought that would be an improvement to that
side of the building. He asked if they would be opposed to extending the cultured
stone around the side of the building elevations?
Ms. Lillestrand said if they had to extend the cultured stone around to the side
elevations that the market would price them out of the market because of the
additional expense. She said it is a tough market in this area of Maplewood.
These units would be priced at $325,000 for the maximum and realtors have told
Integra Homes these units should be priced around $280,000. The area is really
nice and it's in their best interest to make the units look their best. Integra Homes
has been building homes since 1972 and most of Integra's experience has come
from upper bracket homes and they plan to bring their building experience into
this price point. She said just didn't think she could extend 120 square feet of
cultured stone onto the side elevations because of the expense.
Chairperson Olson said these units are fairly close in proximity and the windows
in the units will look out at their neighbors. She realizes there are a limited
number of things to do to the building exteriors but she said she believes shutters
will make a world of difference on the side elevations.
Ms. Lillestrand said she spent two days driving around and looking at other
townhome projects in this price range and she saw townhome units dressed up
with shakes, shutters and dowels at the roofline which add architectural elements
to the units.
Board member Shankar asked the applicant if they could have two colors of vinyl
siding on the side of the building elevations?
Ms. Lillestrand said if they did use two different colors of vinyl siding on the side
elevations that would limit their market. She said you typically see two different
colors of vinyl siding in rental housing or in commercial projects but not in units
"for sale". A majority of these units will be walk-out units and with a walk out unit
you would have one color of siding at four feet in height and then about two feet
of the second color of vinyl siding because of the elevation difference.
Chairperson Olson asked where the utility meters would be placed?
Ms. Lillestrand said the electrical box would be placed on the sides at the 3-foot
setback and for the gas meter it would be at a 7-foot setback from the front and
in a year or two the shrubbery would grow to cover the meters.
Chairperson Olson asked if there would be roof vents and extrusions extending
out the front?
Ms. Lillestrand said the vents would run out the back side of the house because
we don't want pipes extending out the front.
Board member Demko said he noticed fireplace bumpouts shown on the left side
elevation for the single family homes but he didn't see that shown on the plans.
Ms. Lillestrand said the fireplace bumpout will match the roofline of the house.
That may change if the customer wants a double-sided fireplace that would be
built between the great room and the master bedroom; then a fireplace bumpout
wouldn't be on the building exterior.
Board member Shankar said the garage doors show a glass window along the
top of the garage door and the three garage door panels underneath the
windows show vertical lines on them, he asked what the vertical lines are?
Ms. Lillestrand said the garage door is a craftsman-style garage door called a
barn door. It's an upgrade from the standard garage door and is a shake style
barn door, and is a maintenance free steel vinyl coated door and the color will
probably be white to match the soffits and fascia as shown in the photos. Using
white gives the front of the units more depth because the shakes and siding will
be colored, and the garage door, fascia and soffits will be white.
Board member Demko said on page 12 of the preliminary plat there is a circular
area off of Edgemont Lane that looks like a cul-de-sac. He asked what that was
on the plan because it looks like a round-a-bout or cul-de-sac?
Board member Wise said he was at the site this past weekend and that is a
turnaround.
Chairperson Olson asked if it was solid asphalt and if it had a catch basin in it?
Board member Wise said it does not have a catch basin in it.
Ms. Lillestrand said Integra homes has one just like this at their White Bear Lake
location and if they aren't laid out just right, large utility trucks, garbage trucks,
and the city snow plow doesn't have enough room to turn around, so it's better
not to have a catch basin in the center.
Board member Ledvina said when he went out to the site he thought the
improvements turned out wonderful. He said he really liked the boulder walls, the
plantings and the landscaping and he said he thought the applicant has done a
wonderful job with this site. He said he had concerns in 2005 when the board
originally looked at this proposal. There have been tremendous improvements to
this site and a great deal of grading was done on this site, which is unfortunate,
but in order to build this and make it a nice development this had to be done.
Ms. Lillestrand thanked the board. A lot of time has gone into this plan and we
are anxious to get started on this project. She said they wish the market was a
little bit better.
Board member Ledvina said on page 6, in item j., he wondered if any changes
needed to be made for that condition for the side loaded garages?
Ms. finwall said since the board didn't see building elevations for the side loaded
garage units those plans should be submitted to the city before the city issues
the building permit. That would be up to the CDRB whether they want city staff to
approve those or if the board wants to see those elevations.
Ms. Lillestrand said because of the overages on the project that came in higher
than they anticipated Integra Homes just doesn't have the finances to be
investing in blueprints for units they aren't going to be building right now. The
side loaded garage units are the most expensive units. Integra Homes plans to
build the units from the street and into the site.
Board member Ledvina moved to approve the building elevations date-stamped
May 10, 2007, for the Woodlands of Maplewood town houses on the east side of
McMenemy Street, north of Kingston Avenue. The city bases this approval on the
findings required by the code. The developer or contractor shall do the following:
(Changes or additions are in bold).
1. Repeat this review in two years if the city has not issued a building permit
for this project.
2. Complete the following before the city issues a building permit:
a. Have the city engineer approve final construction and engineering
plans. These plans shall include: streets, grading, utility, drainage,
erosion control, tree, sidewalk and driveway plans. The plans shall
meet the following conditions and shall also meet all the conditions
and changes noted in Erin Laberee's memo dated September 2,
2005.
(1) The erosion control plan shall be consistent with city code.
(2) Submit to staff revised plans that show as many of the
private driveways as possible at 28 feet wide to allow
parking on one side.
(3) The grading plan shall:
(a) Include building, floor elevation and contour
information for each home site. The lot lines on this
plan shall follow the approved preliminary plat.
(b) Include contour information for the land that the
construction will disturb.
(c) Show sedimentation basins or ponds as may be
required by the watershed board or by the city
engineer.
(d) Show all proposed slopes steeper than 3:1 on the
proposed construction plans. The city engineer shall
approve the plans, specifications and management
practices for any slopes steeper than 3:1. This shall
include covering these slopes with wood-fiber
blankets and seeding them with a "no mow"
vegetation rather than using sod or grass.
(e) Show all retaining walls on the plans. Any retaining
walls more than four feet tall require a building permit
from the city.
(f) Show the proposed street and driveway grades as
allowed by the city engineer.
(g) Show the drainage areas, and the developer's
engineer shall provide the city engineer with the
drainage calculations. The drainage design shall
accommodate the run-off from the surrounding areas.
(h) Show details about the proposed pond fencing
including the materials, gate, height and color.
(4) The tree plan shall:
(a) Be approved by the city engineer.
(b) Include an inventory of all existing large trees on the
site and shall show where the developer will remove,
transplant, save or replace large trees.
(c) Show the size, species and location of the
transplanted and replacement trees. The new
coniferous trees shall be at least eight feet tall and
shall be a mix of Black Hills spruce and Austrian pine.
(d) Be consistent with the approved grading and
landscape plans and shall show no tree removal
beyond the approved grading and tree limits.
(e) Show additional tree planting for screening along the
south and west property lines of the site.
(5) The street, driveway and utility plans shall show:
(a) A water service to each lot and unit.
(b) The repair and restoration of McMenemy Street and
Kingston Avenue (including curbing, street, and
boulevard) after the contractor removes the existing
driveways, connects to the public utilities and builds
the new streets, sidewalks, trails and driveways.
(c) The street and the driveways with coniferous concrete
curb and gutter except where the city engineer
decides that it is not needed.
(d) The developer contractor posting the streets and
driveways with "no parking" signs to meet city
standards.
(e) The public streets and private driveways labeled on
all plans.
(f) The common area labeled as Outlot B on all plans.
(g) Areas for proof of parking off the streets wherever
possible.
(6) The design of the ponding areas and any rainwater
garden(s) shall be subject to the approval of the city
engineer. The developer shall be responsible for getting
any needed off-site utility, grading or drainage easements
and for recording all necessary easements.
b. Submit a certificate of survey for all new construction and have
each building staked by a registered land surveyor.
c. Submit a revised landscape plan to staff for approval that
incorporates the following details:
(1) All lawn areas shall be sodded. The city engineer shall
determine the vegetation within the ponding area.
(2) The addition of eight-foot-tall trees and/or fencing for
screening along the west and south sides of the site.
(3) The developer shall install landscaping in the ponding
areas to break the appearance of the deep hole and to
promote infiltration. Such landscaping shall be approved by
the city engineer and shall be shown on the project
landscape plans.
(4) Showing in-ground irrigation for all landscape areas (code
requirement).
(5) The plantings proposed around the front of the units shown
on the landscape plan date-stamped February 1, 2005,
shall remain on the plan.
(6) A concrete walk from the driveway to the door of each unit.
(7) The manicured or mowed areas from the natural areas.
This shall include planting (instead of sodding) the
disturbed areas around the ponding area with native
grasses and native flowering plants. The native grasses
and flowering plants shall be those needing little or no
maintenance and shall extend at least four feet from the
ordinary high water mark (OHWM) of the pond. This is to
reduce maintenance costs and to reduce the temptation of
mowers to encroach into the gardens. Specifically, the
developer shall have the natural areas seeded with an
upland mixture and lowland mixtures as appropriate.
(8) In addition to the above, the contractor shall sod all front,
side and rear yard areas (except for mulched and edged
planting beds and the area within the ponding area).
(9) The contractor shall restore the McMenemy Street and
Kingston Avenue boulevards with sod.
(10) The adding more evergreen trees (Black Hills spruce or
Austrian pines) along the west and south property lines of
the site.
These trees are to be at least eight feet tall, and the
contractor shall plant these trees in staggered rows to
provide screening for the houses to the south and west.
(11) Shows the in-ground lawn-irrigation system, including the
location of the sprinkler heads.
(12) Shall be approved by the city engineer before site grading
and shall be consistent with the approved grading and
landscaping plans.
(13) Shows in detail the landscape or ground treatment for the
areas between the driveways of the double dwellings.
d. Show that Ramsey County has recorded the final plat for this
development.
e. Get the necessary approvals and permits from the watershed
districts.
f. Submit a site lighting plan for city approval. This plan shall show the
installation of at least seven street lights and how the lighting on the
buildings would add to the site lighting. This plan also shall show
details about the proposed light fixtures to ensure they are a design
that hides the bulb and lens from view to avoid nuisances. The light
fixtures must have concealed lenses and bulbs to properly shield
glare from the adjacent street right-of-ways and from adjacent
residential properties.
g. Have the Saint Paul Regional Water Services (SPRWS) approve
the proposed utility plans.
h. The developer or builder will pay the city Park Availability Charges
(PAC fees) at the time of the building permit for each housing unit.
i. Submit the homeowners' association bylaws and rules to the city
for approval by the city staff. These are to assure that there will be
one responsible party for the care and maintenance of the common
areas, outlots, the private utilities, trails, sidewalks, signs,
landscaping and retaining walls.
j. The builder or contractor shall submit to city staff for final
approval revised building plans and elevations. These shall
show or include (but are not limited to) the colors of all
materials, side loaded garages on some of the units, which are
consistent with the 2005 elevations which showed cultured
stone wainscot on the front of the side-loaded garage. In
addition, the applicant should submit revised side elevations
for the single-family and twin homes which incorporate
shutters on varying windows. The city must approve these
revised plans before the city will issue a building permit.
k. Provide the city with a letter of credit or cash escrow for all required
exterior improvements. The amount shall be 150 percent of the cost
of the work.
3. Complete the following before occupying each building:
a. Replace property irons that are removed because of this
construction.
b. Restore and sod damaged boulevards and sod all turf areas.
c. Complete all landscaping and turf irrigation for that building and its
rainwater garden(s).
d. Install the required concrete curb and gutter.
e. Install a reflectorized stop sign at the exits onto McMenemy Street
and addresses on each building for each unit. In addition, the
applicant shall install "no parking" signs within the site, as required
by sta ff.
f. Install and maintain all required trees and landscaping (including
the plantings around each unit and around the pond) and an in-
ground sprinkler system for all landscaped areas (code
requirement).
g. Install on-site lighting for security and visibility that follows the
approved site lighting plan. All exterior lighting shall follow the
approved lighting plan that shows the light spread and fixture
design. The light fixtures must have concealed lenses and bulbs to
properly shield glare from the adjacent street right-of-ways and the
nearby homes and residential properties.
h. Install a six-foot-high solid screening fencing or additional trees
along the west and south property lines of the site where the
vegetation does not adequately screen the town houses from the
existing dwelling. These additional materials are to ensure there is
at least a six-foot-tall, 80 percent opaque screen on these sides of
the site. The location, design and materials of the fence or the
additional landscaping shall be subject to city staff approval.
i. The developer or contractor shall:
(1) Complete all grading for the site drainage, complete all
public improvements and meet all city requirements.
(2) Place temporary orange safety fencing and signs at the
grading limits.
(3) Remove any debris or junk from the site.
4. If any required work is not done, the city may allow temporary occupancy
if:
a. The city determines that the work is not essential to the public
health, safety or welfare.
b. The above-required letter of credit or cash escrow is held by the
city for all required exterior improvements.
The owner or contractor shall complete any unfinished landscaping
by June 1 of the next year if the building is occupied in the fall or
winter, or within six weeks of occupancy if the building is occupied
in the spring or summer.
5. All work shall follow the approved plans. Staff may approve minor
changes.
6. Provide a sign and landscape plan for the entrance and island at
McMenemy Street for city staff approval. The monument sign shall be no
more than six feet tall and shall have materials that are consistent with
and architecturally compatible with the buildings within the development.
The landscaping shall be compatible with the extreme conditions of the
location and the materials shall need little or no maintenance.
7. Building elevations are not approved with this design review. All final
building elevations must be approved by the community design review
board.
Chairperson Olson seconded.
Ledvina, Olson,
Ayes
Demko,
Shankar,
Wise
The motion passed.
Chairperson Olson thanked Ms. Lillestrand for bringing the building material samples.