HomeMy WebLinkAbout06/12/2001 AGENDA
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
June 12, 2001
6:00 P.M.
City Council Chambers
Maplewood City Hall
1830 East County Road B
1. Call to Order
2. Roll Call
3. Approval of Minutes: May 22, 2001
4. Approval of Agenda
5. Unfinished Business
6. Design Review
a. Afton Ridge Townhomes - Thone Builders and Developers, Inc., McKnight ~'~
Road and Lower Afton Road
b. Outdoor Lighting Code Amendment
7. Visitor Presentations
8. Board Presentations
9. Staff Presentations
a. CDRB representation needed for the June 25 and July 9 city council meetings.
10. Adjourn
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MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
JUNE 12, 200'1
CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6:00 p.m.
II. ROLL CALL
Matt Ledvina Present
Ananth Shankar Present
Tim Johnson Present
Craig Jorgenson Present
Linda Olson Present
Staff Present:
Tom Ekstrand, Assistant Community Development Director
Shann Finwall, Associate Planner
Recording Secretary: JoAnn Morin
III. APPROVAL OF MINUTES
IV.
May 22, 2001
Board member Olson noted a change to the May 22 minutes on Page 3, Paragraph 8, Line 2,
"proposed trial" should read "proposed ~".
Board member Ledvina noted a change to the minutes on Page 6, Item 7, Line 2, "The pond shall
incorporate curbed elements..." should read "The pond shall incorporated ~ elements..."
Board member Olson moved approval of the minutes of May 22, 2001 as amended.
Board member Shankar seconded.
The motion passed.
APPROVAL OF AGENDA
Ayes--3
Board Members Johnson & Jorgenson abstained.
Board member Johnson moved approval of the agenda as submitted.
Board member Jorgenson seconded. Ayes--all
The motion passed.
UNFINISHED BUSINESS
None.
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VI. DESIGN REVIEW
a. Afton Ridge Townhomes - Thone Builders and Developers, Inc., McKnight Road and Lower
Aflon Road.
Shann Finwall, Associate Planner, gave the staff report. She stated that Tim Thone of Thone
Builders and Developers is proposing a 40-unit townhouse development on a 4.22-acre parcel
of land located on the southeast corner of Lower Afton and McKnight Roads. This property is
zoned and planned Commercial Office and Limited Business Commercial. The surrounding
properties include the Holiday Station Store directly on the corner of McKnight and Lower
Afton Roads, the Battle Creek Regional Park to the north across Lower Afton Road, a strip
mall and apartment rental units across McKnight Road in St. Paul, and single-family units
directly to the south of the site. Mr. Thone is requesting the following approvals for this
development. First, an amendment to the City's Comprehensive Land Use Plan from
Commercial Office and Limited Business Commercial to Residential High Density. Second,
rezone the property from Commercial Office and Limited Business Commercial District to
Multi-Family Residential. Third, preliminary and final plat approval. Fourth, design approval.
The Planning Commission did review the comprehensive land use amendment, rezoning, and
plat and recommended approval at their June 4, 2001 meeting.
Tonight, Mr. Thone is looking for approval of the building, landscaping, lighting, and parking
design. Mr. Thone's development includes four buildings with a total of 40 units. Two of the
buildings will have access onto McKnight Road; two of the buildings will have access onto
Lower Afton Road. The McKnight Road buildings will have six units in each building, all with
two-car garages, and front entry with a rear walkout. The Lower Alton Road buildings will
include 14 units in each building, with 7-units on each side, back to back. The interior units of
these buildings will have single width garages, but will be two car lengths deep. The exterior
units will have two-car wide garages.
The buildings will have earth-tone vinyl siding, vinyl shake accents under the windows and
brick exterior on the garage levels.
Existing conditions on the site include a number of mature Cottonwood trees interspersed with
other deciduous trees and one large pine, located in the middle of the property. According to
the proposed grading plan, it appears that a number of the mature trees can be saved.
Particularly considering that the Planning Commission did recommend that the buildings
located on the McKnight Road side of the development be pushed further to the south towards
the Holiday Station Store. The developer is receptive to saving as many of the trees as
possible.
The landscape plan submitted does not depict the trees that will be saved. Therefore, a new
landscape plan will be required prior to submittal of the grading permit. There should be
landscape screening of the single-family properties, particularly screening from the
townhome's vehicle headlights. This will also have to be addressed during the landscape
review. Staff feels that this can be accomplished with a grouping of evergreens at the end of
all driveways, perhaps six evergreen trees in the groupings. The developer would also like to
create screening for the townhomes from the Holiday Station Store. This will be accomplished
by a row of deciduous and evergreen trees along the shared property line of the Holiday
Station Store. Currently, there is a row of evergreen trees along that property line, but the
developer is willing to add more to increase the screening.
There is a bituminous trail with a split-rail fence that currently runs through the middle of this
development. It runs from Parkview Lane onto Lower Afton Road. This trail was installed
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during the platting and construction of the adjacent single-family homes to the south. It was
developed in order for that neighborhood to gain access to the bus stop and convenience
store at the corner of McKnight and Lower Alton Roads. This trail will remain with this
development.
Originally planned with this development were four turnaround lanes, which were required by
the city's fire marshal. After further review, and the fact that the turnarounds would increase
impervious surface on the property, it was determined that these turnarounds could better be
addressed on the eastern portion of the development by including a 12-foot wide fire lane to
wrap around the driveways, as opposed to including the hammerhead type turnarounds. Staff
is recommending that the developer install this 12-foot wide fire lane with bituminous paving.
The fire lane would be just for emergency vehicles and walking of individuals in the
development. Because of the grade on the western portion of the development, a similar type
solution could not be accomplished. The fire marshal did state that this fire lane turnaround
could be reduced in size from 120-feet to 80-feet in length. Additionally, the width of the
turnaround lane can be reduced from 24-feet to 12-feet.
In order to ensure access for this development to the bus stop and convenience store at the
intersection of McKnight and Lower Afton Roads, staff is also proposing that the developer
construct a 5-foot wide concrete sidewalk. Currently there is a concrete sidewalk located in
front of the Holiday Station Store, and staff is proposing that the developer continue the
sidewalk to most southern end of the development. In addition, to gain access to that corner,
staff has proposed an 8-foot wide bituminous trail be constructed from the driveway on the
east side of the development to the existing bituminous trail.
Lighting on the property will consist of exterior lights above each garage unit. This proposal
will ensure that light will not shine into adjacent properties, which was one of the neighbors'
main concerns. Staff feels that this plan will offer enough light within the development for
security, particularly since Holiday Station Store is so well lit.
With that, staff is recommending approval of the proposal and is requesting that the Board
make a motion on Item D of staff's recommendations for design review approval with all
conditions attached.
Board member Shankar asked what the setback from McKnight Road to the building was, and
does it meet the setback requirements.
Ms. Finwall stated that the setback is 30-feet from McKnight Road and it does currently meet
the setback requirement.
Board member Shankar stated that the site plan seems to indicate that the building is closer to
McKnight Road than the buildings are on Lower Afton Road, which seems to be more than 30-
feet.
Ms. Finwall stated that was correct. Thero is approximately a 50-foot setback from Lower
Afton Road on that side of the development.
Board member Shankar asked if the elevation that would be seen from the McKnight side
would be the side elevation of the building.
Ms. Finwall stated that was correct.
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Mr. Tim Thone, the applicant addressed the board. He stated that he concurs with staff's
report. He added that the renderings of the Oxford elevation, the buildings on the McKnight
side of the development, shows an 8-unit building. However, the proposal is for a 6-unit
building. Originally it was proposed for 8-units, but after a neighborhood meeting and meeting
with staff, the plan has been changed to 6-units. Also, the renderings of the larger building
that is located on Lower Afton Road shows 8-units on each side. This building has been
reduced to 7-units on each side; one middle unit on each side of both buildings has been
removed.
Board member Shankar asked about the four parking stalls off of McKnight.
Mr. Thone indicated that two of those parking stalls will be eliminated. He stated that all the
units have two-car garages as well as a minimum of 25-foot long driveways. This will allow for
parking of four vehicles per unit, which is double the amount required by ordinance.
Board member Shankar asked if the 20-foot setback on the east side is the minimum or is
there any room to move all the units to the east, away from McKnight Road.
Ms. Finwall stated that the 20-foot setback is required for the parking area from adjacent
residential property. She stated that Mr. Thone wanted to add the four parking spaces along
McKnight Road for guest parking. She also stated that if it is felt that these parking spaces
take away from the aesthetics of the development, they could be removed.
Chair Ledvina stated that several of the units on the McKnight portion of the development step
up as it progresses eastward. He added that the roofline will be broken, adding to the
aesthetic of the building.
Mr. Thone stated that there would be three breaks, going up 16-inches at each break.
Board member Olson stated she felt that was a positive enhancement to the building and
asked if the units on Lower Afton Road would also be stepped.
Mr. Thone stated that the units on Lower AEon Road would not be stepped because the
elevation is very flat in that area.
Board member Shankar stated his concern regarding the elevation of the Oxford units facing
McKnight Road. He also stated concern regarding the two parking stalls. He suggested
removing the two parking stalls and enhancing the side elevation with additional cultured
stone.
Chair Ledvina suggested adding a fireplace bumpout to the side elevation of the Oxford
similar to the ones on the Bradford units on Lower AEon Road. He felt that addition would
improve the appearance of that elevation.
Chair Ledvina asked Mr. Thone if it were possible to add that type of fireplace bumpout onto
the Oxford's side elevation to breakup the expanse of that area and provide some interesting
detail.
Board member Olson asked about adding another window to that side elevation on the lower
level.
Mr. Thone stated that it would be possible to do a bumpout on that side elevation. However,
he did not want to make a commitment at this time until having a draftsman look at the plan.
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Board member Shankar asked if additional cultured stone could be added to the proposed
fireplace bumpout.
Mr. Thone stated that he outlines the bumpouts in the same color as the sofits to bring it out.
He also added that he would consider placing a half-round window above the existing window
on the side elevation.
Chair Ledvina suggested that staff work out the details with the applicant regarding the
addition of the fireplace bumpout and some added detail.
Mr. Thone stated that there is a significant elevation grade change going from north to south.
The building on the north is actually a walk out, which will increase the amount of cultured
stone on the bottom by 50%. He stated that those two buildings will look totally different
because one is a walk out and one is not.
Chair Ledvina stated concern regarding the turnaround for the southwest portion of the site.
He feels that the neighbors' concerns relating to tree loss is a valid concern. He stated that in
past developments similar to this project did not require this type of turnaround.
Ms. Finwall stated that she had discussed the turnaround issue with the city's fire marshal.
He stated that the fire code gave the fire marshal the authority to maintain that access as a
turnaround or, if need be, he could maintain access on all sides of the buildings. The purpose
of the turnaround is to ensure that the large emergency vehicles are able to turn around.
Taking the turnaround away would require the emergency vehicles to reverse the large
vehicles out of the development, which would be difficult.
Chair Ledvina stated that he felt from an aesthetic and design prospective, he feels the
turnaround detracts from the site. There is also the issue of the amount of pervious versus
impervious surface, loss of trees and screening for the neighbors.
Board member Olson stated that according to the existing conditions plan, there is one 26-
inch Elm tree in the area of the proposed turnaround. In order to preserve that Elm tree,
perhaps the turnaround could be modified.
Mr. Thone stated that if the turnaround was totally eliminated, that Elm tree would probably be
saved. Additionally, some retaining walls would have to be built.
Mr. Ekstrand stated that the grading plan does show a lot of disturbance on the east side of
both of the buildings on the southerly part of the site. He was not sure if eliminating the
turnaround would save the Elm tree, based on the grading plan.
Ms. Finwall stated that those buildings will be pushed further to the north by 20-feet, helping
save some of the trees in that area.
Mr. Ekstrand stated that he agreed with Board member Ledvina's concerns. He stated that
the fire marshal has always been very conservative in terms of needing the access. He
agrees that it does detract from the site to provide these turnarounds. However, it is hard to
argue against public safety.
Chair Ledvina stated that the Board is charged with looking at design issues, and he feels that
this would be a design recommendation given to the city council and it is their prerogative to
add it in.
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Mr. Ekstrand stated that staff could re-investigate this issue and talk with the fire marshal to
see if there are other options.
Board member Olson stated that she felt we may be negligent if we eliminate the turnaround,
forcing the fire trucks to back out of the multi-family units. She felt that if there is no option to
save the Elm tree, there should be major effort made to restoring the landscaping in the area.
Mr. Thone stated that he is proposing to plant five clusters of evergreens in that area. They
will be large spade Scotch Pines.
Chair Ledvina suggested that we perhaps enhance the landscaping on the southwest portion
of this site in the vicinity of the parking areas, softening the view of the parking area from
McKnight Road.
Board member Shankar moved to approve the plans date stamped May 11, 2001 for Afton
Ridge Townhomes based on the findings required by code. The developer, Tim Thone, 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. Submit a revised landscape plan to staff for approval that incorporates the
following details:
(1) Location of all existing trees on the site to be preserved.
(2) All replacement deciduous trees shall be at least two and one half (2-1/2)
inches in diameter, balled and burlapped.
(3) A continuous row of 8-foot high evergreens to be installed along or near
the shared property line of the Holiday Station Store.
(4) Four groupings of 6-foot high or larger evergreen trees to be installed at
the ends of the driveways.
(5) Planting beds to be installed in between the driveways, in front of the
entrance doors, to include Iow maintenance shrubs and perennials that
are mulched and edged.
(6) An underground lawn irrigation system.
(7) Design of wetland buffer signs that are required to be installed at wetland
buffer line to state: Wetland Buffer - no mowing, cutting, filling, or
dumping.
(8) Plantings within the wetland buffer to include native plants.
(9) In addition to the above, all common grounds shall be sodded (except for
mulched and edged planting beds and wetland buffer).
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b. Present a color scheme to staff for approval of each building.
c. Submit a certificate of survey for all new construction and have each building
staked by a registered land surveyor.
3. Complete the following before occupying each building:
a. Replace property irons that are removed because of this construction.
b. Complete all landscaping for the development, including tree replacement,
mulched and edged planting beds, wetland buffer plantings and sod.
c. Restore and sod damaged boulevards.
d. Install address signs at both driveway entrances and above each unit.
e. Install wetland buffer signs that prohibit any building, mowing, cutting, filling,
or dumping with the buffer.
f. Remove all unneeded silt fence from the site.
g. There shall be no parking on the 24-foot wide private drives. The developer
shall post the drives with no parking signs.
h. There shall be no parking on the fire lane turn-around. The developer shall
post the lane with no parking/fire lane signs.
i. There shall be no driving or parking on the 12-foot wide fire lane. The
developer shall post the lane with fire lane signs and install a fall-down
bollard at the entrance of each side of the lane.
j. Install stop signs at both driveway exits.
k.
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 city receives cash escrow or an irrevocable letter of credit for the
required work. The amount shall be 150 percent of 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 of occupancy if
the building is occupied in the spring or summer.
c. The city receives an agreement that will allow the city to complete any
unfinished work.
5. All work shall follow the approved plans. The director of community development
may approve minor changes.
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Board member Johnson seconded the motion.
Ayes - All
Motion carries.
This proposal goes before the city council on June 25, 2001.
b. Outdoor Lighting Code Amendment.
Mr. Ekstrand gave the staff presentation. He stated that this item has been before the Board on
a few occasions, the last being January 9, 2001. The Board and staff had discussed possible
changes to the city's Outdoor Lighting Ordinance. These changes were prompted by Ms. Tina
Thevenin's presentation last summer. She presented her ideas and thoughts on proper outdoor
lighting, what the ordinance should include, problems with lighting, the purpose of lighting, and
the aspects of good lighting. The Board at that time had directed staff to take a closer look at the
City of Maplewood's code. One directive was to come up with a purpose and intent section of
the ordinance to guide developers and explain clearly what the city's intent for outdoor lighting is.
Staff has also included in the proposal a section to address single-family lighting, which can also
be a nuisance. He stated that the proposed ordinance is much more descriptive, it elaborates on
elements such as recreational lighting, light pole height, more specifics on photometric plan,
specifically stating what elements need to be included in such a plan. Also discussed was
control of glare, light trespass onto adjacent properties, nuisance lighting in single-dwelling
neighborhoods, and grandfathering in existing lights. One significant change recommended is to
make the maximum light intensity not to exceed .4 foot candles of light intensity at a residential
lot line and also use that recommendation for other properties, such as commercial to
commercial.
Mr. Ekstrand stated that he did check with the Parks & Rec director to see if the proposal for
recreational lighting is sensible. He did concur, he did suggest to have a cut-off time of 10:30
p.m., unless there is some event where the Council might clearly say lights may stay on beyond
10:30 p.m.
Mr. Ekstrand stated that he spoke with a former Board Member, Mike Holder, who is working in
the lighting industry. Mr. Holder did not have any comments on the proposed ordinance,
however he did say to watch out for controlling of light glare. He also suggested not getting into
a lumen rating, with the changing in bulb intensity, it is very hard to govern. He suggested
staying with a measurement of foot-candles.
At this point the Board discussed various aspects of the proposed Lighting Ordinance. Mr.
Ekstrand stated that staff would continue looking at different aspects of monitoring lighting, such
as total illumination from a particular site. However, he is concerned about enforcement of that
type of monitoring. Board member Jorgenson described what the term .4 foot candle light is. He
stated that it is the amount of light emitted off a candle at a foot distance. He also stated that it is
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hard to regulate lumen because lumen changes based on the duration that the bulb is on. Chair
Ledvina asked for more information about possibly incorporating a standard for total allowable
illuminations. Mr. Ekstrand stated that staff will research the topic further.
Board member Shankar moved to table the Outdoor Lighting Code Amendment.
Board member Jorgenson seconded the motion.
Ayes - All
Chair Ledvina stated that there is no rush on bringing this item back to the Board for their review.
VII. VISITOR PRESENTATIONS
VIII.
There were no visitors present.
BOARD PRESENTATIONS
Board member Olson reported on the June 11, 2001 City Council meeting. She stated the only
CDRB issue before the Council was the Garden's development. She stated that the hottest
issue of the evening was in regards to the proposed path through the development and the
adjacent neighborhood. There was a petition presented by the residents, 21 of the 26 residents
on the cul-de-sac on Ripley Avenue were opposed to the path. City Council did not pass the trail
portion of the development.
IX. STAFF PRESENTATIONS
Mr. Ekstrand requested a CDRB representative for the June 25th City Council Meeting, Mr.
Thone's proposal will be on that agenda. Board member Johnson volunteered for this
meeting. Mr. Ekstrand also asked for a CDRB representative for the July 9th City Council
meeting, Chair Ledvina volunteered for this meeting.
X. ADJOURNMENT
The meeting adjourned at 7:26 p.m.