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AGENDA
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
January 9, 2001
6:00 P.M.
City Council Chambers
Maplewood City Hall
1830 East County Road B
Call to Order
Roll Call
Approval of Minutes: December 19, 2000
Approval of Agenda
Unfinished Business
Design Review
a. Jehovah's Witnesses Kingdom Hall Expansion - 925 Century Avenue North
b. Lighting Ordinance Discussion
Visitor Presentations
Board Presentations
Staff Presentations
CDRB representation needed for the January 22, 2001 city council meeting.
At this time, the item scheduled for review is the Jehovah's Witnesses
Kingdom Hall expansion.
10. Adjourn
p:com-dvpt~cdrb.agd
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MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, JANUARY 9, 2001
CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6:00 p.m.
ROLL CALL
Matt Ledvina Present
Ananth Shankar Present
Tim Johnson Present
Jon LaCasse Absent
Craig Jorgenson Present
Staff Present:
Recording Secretary:
APPROVAL OF AGENDA
Tom Ekstrand, Associate Planner
Lori Hansen
Board member Johnson moved approval of the agenda, as submitted.
Board member Jorgenson seconded. Ayes-All
The motion carries.
APPROVAL OF MINUTES
December 19, 2000:
Chairperson Ledvina noted the following changes: Page 2, 1st paragraph, 10th sentence should
read "there does not appear to be any unusual problems". Also, the 5th paragraph, second
sentence, "in" should replace "me".
Board member Shankar approved the minutes as submitted. Board member Jorgenson
seconded.
Motion carries.
UNFINISHED BUSINESS
There was no unfinished business.
Ayes-All
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Minutes of 01-09-2001
VI. DESIGN REVIEW
A. Conditional Use Permit and Design Review-Jehovah's Witness--(925 Century Avenue North).
Mr. Tom Ekstrand, Associate Planner, gave the staff report for the city. He explained that Gil
Shipshock, of the Mounds Park/Oakdale Jehovah's Witness Kingdom Hall, is proposing an
expansion of the Kingdom Hall, 925 Century Avenue North.
The proposal is to build a 1,120-square-foot addition onto the west end of the existing building.
The proposed addition would have an exterior of brick that would match the existing building.
They will add a drive-under canopy on the end of the proposed addition that will be supported by
wood columns and have a metal fascia which would conceal rooftop mechanical equipment. They
will also build a 24 x 24 foot two-car garage to replace the small shed on the property. This
garage would be brick with horizontal-lap metal siding on the gable ends above the soffit lines.
Thirdly, the parking lot will be enlarged by adding 17 more spaces south of the existing parking lot
and will be curbed according to code. They also propose to close the southerly driveway into the
site and turn the north entrance into a two-way traffic flow. Presently, the church is using the
southerly neighbor's residential driveway as a means to enter their site.
Staff does not feel the proposed church and parking lot expansion would cause any negative
effect for the neighbors as long as certain precautions are taken. The existing parking lot lights
need to be replaced with downward-cast fixtures. This type of fixture would eliminate light
overspill onto the neighbors' properties. The city code requires that the applicant provide a
lighting plan (photometric) to be approved by the staff before the city issues a building permit.
A second concern was storm water runoff. Two neighbors to the south of the proposed parking
lot expansion at 2701 and 2707 Brand Avenue have expressed concerns about storm water run
off. Chris Cavett, Maplewood Assistant City Engineer, has met with Ms. Stafholt (2707 Brand), on
the site to discuss her concerns.
The applicant is proposing to add 16 evergreen trees on the south side of the parking lot. Code
requires 80% opaque screening that is six feet in height. In lieu of the trees, staff is
recommending that a decorative wood fence be placed along the southerly edge of the new
parking lot curb. This fence would be high enough to hide the cars and headlights from the
neighbors to the south. Staff is also recommending three evergreens be added in the corner of
the new parking lot to help buffer the neighbors to the southwest.
Staff is pleased with the overall architectural elements of the proposal. All setbacks are being
met with the exception of a 5-foot setback on the westerly lot line. The existing parking lot is
about 5 feet from the west line and code requires 20. There are no neighboring homes directly
west of the parking lot, so staff does not feel there will be any negative impact with the parking lot
five feet from the lot line.
Board member Shankar asked if the driveway under the canopy allowed enough of a turning
radius for cars and if the drive was a one or two-way flow of traffic. Staff noted there is enough
width for a turn, but would be too narrow for two-way traffic flow.
Gil Shipshock, Chairman of the building committee for the Mounds ParldOakdale Jehovah's
Witness Kingdom Hall, was present for the applicant. Mr. Shipshock addressed the driveway
situation explaining the traffic under the canopy will be a one-way traffic flow with the appropriate
signage being installed. The driveway coming in from Century Avenue is currently one-way. It
will be used now for two-way traffic when the southerly entrance is closed.
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Minutes of 01-09-2001
Mr. Shipshock explained that the scope of the project is to remodel the interior of the building and
add on to the back of the building. The purpose of the remodeling is to make the restrooms
handicapped accessible and to make the building more energy efficient. The exterior of the
building is a Chicago brick on the existing building and still available to use on the addition. The
new window framing will be anodized aluminum to blend with the exterior, with the garage being a
matching brick.
Rodney Gordon, 3552 Brookdale Drive, is the civil engineer for the project, and was present to
answer questions.
Mr. Ledvina asked what provisions will be taken to address the drainage issues that have been
raised by the neighbors. Mr. Gordon responded in saying they are proposing a rainwater garden
between the parking lot addition and the neighbors to the south which will hold about 26,000
gallons of water. Currently the drainage flows directly to the lots to the south, so this rain garden
will greatly reduce the amount of water flowing to the south of the properties.
Mr. Shankar was concerned that the slope from the handicapped parking stall to the entrance may
be too steep. Mr. Gordon felt the slope was less than the ADA (Americans with Disabilities Act)
two percent guideline, but will ensure that is the case.
Mr. Jerry Hicks, the father of Angela Stafholt, 2707 Brand Avenue, spoke on behalf of his
daughter. Mr. Hicks felt a 10-year storm event produces 60,000 gallons of runoff. The pond will
hold 25,000, which means 35,000 will flow toward the two homes. Mr. Hicks felt when the church
was originally built, the storm water issue should have been addressed. Since it was not, he feels
now is the time to correct the problem.
Mr. Cavett, assistant city engineer, addressed Mr. Hicks' concerns. He explained that 100
percent of the water flow is draining to the south, uninhibited. What the applicant is proposing is
to capture about 75% of that water flow in the rain garden. The applicant has also agreed to
create diversion swales to direct the remaining 25 percent of the water flow away from the homes
to a commOn property line. Mr. Cavett sees the proposal as a definite improvement over what is
there now.
Mr. Shankar asked Mr. Cavett if it was possible to crown the parking lot at the center so half
slopes to the north and half to the south. Mr. Cavett stated it would be up to the applicant's
engineer to see if the grades are possible. It is a possibility. Mr. Gordon responded in saying to
re-slope the parking lot they would have to destroy the existing parking lot and they did not want
to do that. He also felt doing that would result in overloading the storm sewer on Century Avenue.
Angela Stafholt, 2707 Brand Avenue, was present to express her concerns. She thought the
current parking lot was being destroyed and grading adjusted. She was concerned the flow to the
north would be eliminated and all the flow would be toward her home to the south. Her other
concern was the large pile of snow next to their backyard. She hoped the church would be
required to have the snow hauled away.
Mr. Ledvina explained both of Ms. Stafholt's issues were land use issues and conditions of a
conditional use permit, therefore, not the types of issues dealt with at the design review board.
Mr. Cavett explained there is not a requirement in the city to have the snow hauled away unless
the site did not meet the number of required parking spaces for the conditional use permit. This
lot exceeds the number needed. He also did not feel hauling the snow away would benefit the
drainage situation.
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Minutes of 01-09-2001
Mr. Ledvina felt the addition was attractive and overall in favor of the staff recommendation.
Mr. Johnson moved the board to approve the plans date-stamped November 29, 2000 for the
proposed expansion to the Mounds ParldOakdale Jehovah's Witnesses Kingdom Hall and parking
lot at 925 Century Avenue North. Approval is based on the findings required by the code and
subject to the following conditions:
Repeat this review in two years if the city has not issued a building permit for this
project.
Before obtaining a building permit for the addition, the property owner shall provide the
following for staff approval:
A site-lighting plan which shows the proposed lighting fixtures (a "shoe box" style
fixture that fully conceals the lens and bulb is a preferred style), the light intensity
(code limits the maximum light intensity to .4 foot candles at a residential property
line) and the extent of light cast.
b. A revised site and landscape plan showing:
(1)
A decorative wood fence to be placed on the south side of the proposed
parking lot. This fence will run from the west edge of the westerly space
to the proposed two-car garage. The fence must be at least six-feet-tall
and 80 percent opaque according to code. Opening(s) shall be provided
at the bottom of the fence so storm water runoff is not impeded, if
required by the city engineer.
The applicant shall also review with staff the need for additional
screening on the north side of the parking lot for the home at 2704
Harvester Avenue. The applicant shall provide any supplemental
screening as may be required by staff.
(2)
Three six-foot-tall evergreen trees in the grass area in the southwest
corner of the parking lot.
(3)
At least two handicap-accessible parking spaces and the elimination of
the four handicap-accessible spaces from the northerly driveway.
(4)
A one-way traffic flow beneath the canopy, with signs posted
accordingly, or provide a two-way, 24-foot-wide drive aisle between the
handicap parking spaces and the median.
(5)
A grading, drainage and erosion control plan for the city engineer's
approval. This plan shall address the comments and issues addressed
by Chris Cavett in the staff report.
3. Complete the following before occupying the building addition:
a. Provide continuous concrete curbing around any new portions of the parking lot.
Restore all ground disturbed during this construction and provide all required
landscaping and screening.
Provide at least two handicap-accessible parking spaces. One must be van-
accessible with an eight-foot-wide loading aisle. Handicap-parking signs are to
be provided as the ADA (Americans with Disabilities Act) requires.
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Minutes of 01-09-2001
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Construct a trash dumpster enclosure if there will be any outdoor storage of
refuse. The enclosure must match the building in color and materials and shall
have a closeable gate that is 100 percent opaque.
Provide site-security lighting as required by the city code and in accordance with
the approved plan. The old site lights must be removed.
Screen all new rooftop equipment from residential neighbors as required by the
code.
g. Provide a stop sign at the exit drive onto Century Avenue.
If any required work is not done, the city may allow temporary occupancy if:
The city determines that the work is not essential to the public health, safety or
welfare.
The city receives a cash escrow or an irrevocable letter of credit for the required
work. The amount shall be 1½ times the cost of the unfinished work. Any
unfinished landscaping shall be completed by June 1 if the building is occupied in
the fall or winter or within six weeks if the building is occupied in the spring or
summer.
All work shall follow the approved plans. The director of community development may
approve minor changes.
Mr. Shankar seconded.
Motion carries.
Ayes-All
Mr. Ledvina recommended that Ms. Stafholt, her father and their neighbor attend the city council
meeting since it makes the final decision.
B. Lighting Ordinance Review
Mr. Ekstrand gave the staff report for the city. July of 2000, Ms. Tina Thevenin attended the
community design review board to discuss site lighting. She gave a presentation on the pros and
cons of good lighting, bad lighting and an overview of what a lighting ordinance should include.
Staff feels that lighting is needed for providing security and visibility for the people on the site
without creating a nuisance for neighbors or drivers. He feels the current Maplewood Lighting
Code accomplishes this and is open to suggestions of how the code could be improved.
Mr. Shankar asked if the code defines a minimum foot candle level. Staff stated the maximum is
.4 foot candles of light intensity at a residential lot line. Staff has not seen a need for minimum
standards.
Mr. Ledvina asked if staff had an opportunity to view other lighting ordinances from other cities.
Staff had not, but did compare the current Maplewood Lighting Ordinance to the suggested
guidelines from Ms. Thevenin.
Staff was concerned about enforcement if more guidelines were established. For instance, it
would be difficult to make a determination of the amount of lumens from site lights.
Mr. Ledvina felt the potential gains could be great and well worth it to further define the ordinance.
He would like to see further research done and other city ordinances reviewed and compared to
our current policy. Possibly other elements could be provided to guide developers in creating their
lighting plans. He also stated he likes statements of purpose and intent in ordinances which
would provide a goal for developers.
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Minutes of 01-09-2001
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Mr. Ekstrand said he would research this issue further and report back to the board.
Board member Jorgenson moved the board to table the lighting ordinance review pending further
research by staff.
Mr. Johnson seconded.
Ayes-All
Motion carries.
VISITOR PRESENTATIONS
None
BOARD PRESENTATIONS
Mr. Shankar attended the Maplewood City Council meeting January 8th.
He reported the ATP Monopole and Mounds Park Academy proposals were passed by the
city council.
STAFF PRESENTATIONS
Mr. Ledvina will attend the January 22, 2001 city council meeting.
Mr. Jorgenson asked staff to update the board on upcoming projects. He asked about the status
of the Pep Boys proposal. Mr. Ekstrand reported that Pep Boys have applied for a permit and
they have until May to start their project or their conditional use permit will expire. The Carpet
Court applicant has not submitted any revised plans as of yet. The Rose-Rice Auto Sales
proposal will be at the January 23rd CDRB meeting. Plans were just recently submitted to the city
for a townhome development off of McKnight and Maryland. Also, Auto Zone on Century Avenue
(the old A & W site), just made application.
MEETING ADJOURNED
Meeting Adjourned at 7:28.