HomeMy WebLinkAbout09/19/2006
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, September 19, 2006
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: August 22, 2006
5. Unfinished Business:
6. Design Review:
a. Cottagewood Town House Development - South of Highwood Avenue, east of
Dennis Street, west of 1-494
7. Visitor Presentations:
8. Board Presentations:
9. Staff Presentations:
10. Adjourn
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, SEPTEMBER 19, 2006
I. CALL TO ORDER
Chairperson Olson called the meeting to order at 6:04 p.m.
II. ROLL CALL
Board member John Hinzman
Vice-Chairperson Matt Ledvina
Chairperson Linda Olson
Board member Joel Schurke
Board member Ananth Shankar
Present
Present
Present
Absent
Absent
Staff Present:
Ken Roberts, Planner
Lisa Kroll, Recording Secretary
III. APPROVAL OF AGENDA
Chairperson Olson moved to approve the agenda.
Board member Ledvina seconded.
Ayes - Hinzman, Ledvina, Olson
The motion passed.
IV. APPROVAL OF MINUTES
Approval of the CDRB minutes for August 22, 2006.
Board member Hinzman moved approval of the minutes of August 22, 2006.
Chairperson Olson seconded.
Ayes --- Hinzman, Olson,
Abstentions - Ledvina
The motion passed.
V. UNFINISHED BUSINESS
None.
VI. DESIGN REVIEW
a. Cottagewood Town House Development - South of Highwood Avenue, east of
Dennis Street, west of 1-494.
Mr. Roberts said Mr. Phil Soby is proposing to build 15 detached town houses in a
development called Cottagewood. It would be on a 3.71-acre site on the south side of
Highwood Avenue, east of Dennis Street.
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Minutes 9-19-2006
2
To build this project, Mr. Soby is requesting that the city approve the project design
plans (architectural, site, landscape, and lighting plans) for the site and buildings.
The project plans show that there would be three styles of town houses and that they
would have a mix of exterior treatments. These include horizontal-lap vinyl siding, vinyl
board and batten accents, aluminum soffits and fascia and brick or stone veneer
accents near the doors and on the base of the columns. In addition, each town house
unit would have a two-car garage.
On August 28, 2006, the city council approved the following for the Cottagewood
development:
1. A revision to a conditional use permit (CUP) for a planned unit development
(PUD). This revision was necessary since the city had approved different plans
for the site in 2003. The PUD gives the city and developer a chance to be more
flexible with site design and development details (such as setbacks and street
right-of-way and pavement widths) than the standard city requirements would
normally allow. Specifically, the proposed PUD revision would allow for smaller
average lot sizes, for the town houses to have a smaller setback to the front, side
and rear property lines than code allows and to have the town houses on a
private driveway.
2. A preliminary plat to create the lots in the development (15 lots for the town
houses and one lot for the common area).
The project plans show 15 detached town house buildings within the site with three
different exterior designs. The proposed town house buildings should be attractive and
should fit in with the design of the existing homes in the area. They would have a mix of
exterior materials that include horizontal vinyl siding with a stone veneer near the doors,
on the column bases and on the fronts, and the roofs would have asphalt shingles. In
addition, there would be a mix of lookout, full basement and walkout units, and each unit
would have aluminum soffits and an attached two-car garage.
Staff does not have any major concerns about the proposed town house elevations
since this development will be on a cul-de-sac and would be somewhat isolated. In fact,
only the buyers of the town houses would be able to see the fronts of the new buildings.
However, the project plans do not specify the colors of the materials for any of the units.
Staff should review and approve a color scheme for all building materials in the whole
development before the city issues a building permit.
Chairperson Olson asked how the traffic would impact the existing neighborhood from
this development proposal?
Mr. Roberts said its staff's opinion, based on statistics that each town home would
generate about 6 vehicle trips a day for each of the 15 detached town homes meaning
about 90 trips a day. As such, the traffic wouldn't create a large impact on the area.
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3
Chairperson Olson asked if there were any significant trees on the site and would the
new tree ordinance apply to this proposal?
Mr. Roberts said there are some significant trees on the site and the southern part of
the site will be put into a conservation easement and protected so trees are being
preserved in that area. Some trees will be lost and staff was not sure of the count.
Chairperson Olson asked the applicant to address the board.
Mr. Phil Soby, Owner and Developer, Lauren Co. Development, 200 East Chestnut
Street, Suite 204, Stillwater, addressed the board.
Chairperson Olson asked if he brought any building material samples to show the
board?
Mr. Soby said he apologizes but there was a miscommunication regarding the color
samples for the siding, shingles and stone so those aren't available but he did bring a
sample of the exterior light. The siding is vinyl and will be offered in 7 earth tone colors.
The buyer will determine which lot they prefer and which town home design they prefer,
plan A, B, or C and they will choose the building material colors they prefer. What has
been determined is which units would be on the two lots facing Highwood Avenue to
address the concerns of the design of the end units which are designed so the garage is
to the opposite side away from Highwood Avenue. The more detailed elevation in the
staff report that is shown with the fireplace and the windows would be design of the
elevation that would face Highwood Avenue. There are two different types of siding, the
siding below the roofline is lap siding and the other above the roofline and the side and
front gables is referred to as a board and batten type siding which is also a vinyl product
and would be in a two tone scheme. For example, the lower portion may be tan and the
upper portion could be linen color with white trim to give a dimensional look to the
design. All of the units would be done in the same manner in terms of the trim and four
sided architecture. The stone chase fireplace will be an optional feature and expense
and we are not sure how many customers will choose it. The standard gas fireplace
would be the doghouse bump out. Each town home unit will have the same lighting
fixtures throughout the site with a light on each side of the garage door and by the
entrance to the home. The garage doors will be a cottage style to fit in with the
craftsman style design of the town homes. They want the townhome units to have
character and will have custom features, they don't want the units to look uniform but
they still want things to be somewhat consistent in design throughout the site.
Board member Hinzman asked if the garage doors on the townhomes would be a
standard feature or an upgrade for the customer?
Mr. Soby said the garage doors as shown would be standard and would have a lot of
curb appeal.
Board member Hinzman asked if the board and batten vinyl siding would project?
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Minutes 9-19-2006
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Mr. Soby said yes. The old fashioned manner for structures such as a barn was to use a
1 x 2 product and that is the same projection this molded vinyl product will have and be
installed vertically 8 inches on center. This gives a good shadow line detail and adds
style to the home.
Chairperson Olson said you referred to these townhomes as affordable units. She
asked what the asking price will be for these individual units?
Mr. Soby said what is considered to be affordable now is possibly unaffordable to others
but the goal is to keep the units under $300,000 and would be priced in the high
$200,OOO's, however; these units have the "potential" to be priced over $300,000. There
will be a base price of about $275,000 and if the customer would like extra options
added the price would go up to around $300,000.
Chairperson Olson said this appears to be a proposal using quality products with a nice
design to the town homes and she likes that they are detached units.
Board member Hinzman asked if there would be an overhang of the main floor over the
walkout elevation for the rear elevation?
Mr. Soby said that's a flat surface with a rim board or starter board and in a color band
of the trim color. It's pretty close to where the bottom of the floor trusses would sit at the
top of the foundation.
Chairperson Olson asked how they are proposing to construct the retaining walls and
what product would you use?
Mr. Soby said in the areas where the retaining wall is drawn consecutively on the site
plan it will be one whole retaining wall. Where room allows they will use a boulder
retaining wall to keep with the natural look of the site. There are a few areas where the
retaining wall area is less in lineal footage and they will probably have to use a retaining
wall block in 12 inch form, if room allows they will use a boulder retaining wall.
Mr. Roberts displayed on the screen where the retaining walls would be on the site
map.
Board member Ledvina said it appears they are going to have some split retaining walls
by the pond. He asked if the intention was to keep the retaining wall less than 4 feet in
height?
Mr. Soby said due to comments from the watershed district there has been a revised
plan for the pond layout in the last few days. The retaining wall changed to one retaining
wall at a height no taller than four feet. The retaining wall will be two rows of boulders or
sometimes they will start off with larger boulders and taper down to smaller boulders.
Board member Ledvina wanted to clarify that they will in fact be using boulders for the
retaining wall whenever possible so that can be memorialized as part of the conditions.
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Minutes 9-19-2006
5
Mr. Soby said to clarify we will use boulders whenever possible; when space is tight we
will use a 12 inch retaining wall block of some kind.
Chairperson Olson said she wondered if there would be any problem with erosion
problems using boulders?
Mr. Soby said the experience has been that boulders are more stable as a retaining wall
and usually don't erode due to their expanse compared to the use of a retaining block
wall. We us a fiber net behind the boulders as well which helps contain the boulder in
place. The boulders are very significant in size and we usually get high marks from the
engineers with this type of retaining wall.
Chairperson Olson asked to see the light fixture proposed for this development.
Mr. Soby passed the light fixture around so the board members could see the finish,
size, and the style of the light fixture.
Board member Ledvina said he thinks this is a nice development. He likes the layout of
the proposal which is a vast improvement over past proposals. He likes the detached
town home units. He likes that this design doesn't have overpowering garages that
standout and overshadow the unit itself. He likes the style of the townhome units and he
thinks a lot of thought has gone into the style of the homes and the development site as
a whole and he thinks this proposal is very well done.
Board member Hinzman agreed with those comments. These detached town home units
have tremendous curb appeal and will be well placed in the marketing of these units
and will be a nice transition from the single family homes in the area with this density
proposed.
Chairperson Olson said we need to discuss the shortcomings in the landscaping that
staff commented on.
Mr. Roberts said the only thing the plan did not call out was the exact size of some of
the plantings and there is a condition included in the staff report on page 7 item (11)
which reads shows the sizes and for all trees and plants. The deciduous trees shall be
at least 2Y:. inches in diameter and the coniferous trees shall be at least eight feet tall.
Board member Ledvina moved to approve the project plans date-stamped September 6,
2006, (site plan, landscape plan, grading and drainage plans and building elevations)
for the Cottagewood PUD. This development will be on the south side of Highwood
Avenue, west of 1-494 and east of Dennis Street. The city bases this approval on the
findings required by the code. The developer or contractor shall do the following:
(Additions are underlined and deletions are stricken.)
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:
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Minutes 9-19-2006
6
a. Have the city engineer approval 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 meet all the conditions and changes noted
in Michael Thompson's memo dated July 28, 2006.
(1) The erosion control plan shall be consistent with city code.
(2) 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 and shall
have a fence along the top. The developer or contractor shall
use boulder walls around the storm water ponds located on the
northeast corner of the development and for the QradinQ
associated with the cul-de-sac. The boulder walls are
recommended for use in other areas of the development if
possible.
(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) If required, show details about any proposed pond fencing
including the materials, gate, height and color.
(3) The tree plan shall:
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Minutes 9-19-2006
7
(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.
(4) The street, driveway and utility plans shall show:
(a) A water service to each lot and unit.
(b) The repair and restoration of Highwood Avenue (including
curbing, street, and boulevard) after the contractor removes the
existing driveways, connects to the public utilities and builds the
new street, sidewalks, trails and driveways.
(c) The street and the driveways shall have continuous concrete
curb and gutter except where the city engineer decides that it is
not needed.
(d) The developer or contractor shall post 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 areas labeled as outlots on all plans.
(g) Areas for proof of parking off the streets wherever possible.
(5) 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 which incorporates
the following details:
Community Design Review Board
Minutes 9-19-2006
(1 )
(2)
(3)
(4)
(5)
(6)
(7)
(8)
8
All lawn areas shall be sodded. The city engineer shall determine
the vegetation within the ponding area.
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.
Shows all landscaped areas, excluding landscaping within the
ponds, with an underground irrigation system (code requirement).
The plantings proposed around the units shown on the landscape
plan date-stamped September 6, 2006, shall remain on the plan.
A concrete walk from the driveway to the door of each unit.
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.
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).
The contractor shall restore the Highwood Avenue boulevard with
sod.
(9)
Show the in-ground lawn-irrigation system, including the location
of the sprinkler heads.
(10)
Shall be approved by the city engineer (including the plantings in
the ponds and rain water gardens) before site grading and shall
be consistent with the approved grading and landscape plans.
(11 )
Shows the sizes and for all trees and plants. The deciduous trees
shall be at least 2Y:. inches in diameter and the coniferous trees
shall be at least eight feet tall.
d. Show that a contractor as properly sealed all wells on property.
e. Get the necessary approvals and permits from the watershed district and
provide the city verification that all watershed district provisions are met
before the city issues a building or a grading permit for the site.
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9
f. Submit a site lighting plan for city approval. This plan shall show the
installation of at least two streetlights 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. This plan shall show the
height and style of all outdoor lights and that the light illumination from
outdoor lights does not exceed 0.4 foot candles at all property lines.
g. Have the Saint Paul Regional Water Services (SPRWS) approve the
proposed utility plans.
h. The developer or builder will pay the city Park Access Charges (PAC fees)
at the time of the building permit for each housing unit.
i. Submit the homeowner's 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. Submit revised, detailed building plans and elevations for each building
type to city staff for approval. These elevations shall show or include (but
are not limited to):
(1) the colors of all materials,
(2) all elevations of all buildings (including the rear elevations of the
walk out and at-grade style units)
(d) re'/isions to the north siEloG of tho end units near High'llood
/\vonuo to include more features inslllEling windows and stone
wainscoting.
(4) any shutters or window grids and
(5) the style and materials of balcony or porch railings.
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.
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10
e. Install a reflectorized stop sign at the exit onto Highwood Avenue and
install 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 bulb to properly shield glare from the adjacent
street right-of-ways and the nearby homes and residential properties.
h. Install additional trees along the west property line of the site where the
vegetation does not adequately screen the new 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 the west side of the site.
The location, design and materials of the additional landscaping shall be
subject to city staff approval.
i. Install city approved conservation easement signs at the edge of the
conservation easement. The signs shall notify that there shall be no
building, mowing, cutting, grading, filling or dumping within the
conservation easement.
j. Install all the required exterior improvements, including all exterior lighting.
k. Show that Ramsey County has recorded the final plat for this
development.
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.
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Minutes 9-19-2006
11
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. This approval does not include signs. Any signage will be reviewed by city staff
through the sign permit process.
Board member Hinzman seconded.
Ayes - Hinzman, Ledvina, Olson
The motion passed.
VII. VISITOR PRESENTATIONS
No visitors present.
VIII. BOARD PRESENTATIONS
None.
IX. STAFF PRESENTATIONS
None.
X. ADJOURNMENT
The meeting was adjourned at 6:50 p.m.