HomeMy WebLinkAbout08/12/2003AGENDA
MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
August 12, 2003
6:00 P.M.
Council Chambers - Maplewood City Hall
1830 County Road B East
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of the July 22, 2003 Minutes
5. Unfinished Business: None Scheduled
6. Design Review: Hmong American Alliance Church, 2515 Maplewood Drive
7. Visitor Presentations: None Scheduled
8. Board Presentations
Staff Presentations: Community Design Review Board Representation for the
August 25, 2003, City Council Meeting.
10. Adjourn
II.
III.
IV.
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, AUGUST 12, 2003
CALL TO ORDER
Chairperson Ledvina called the meeting to order at 6:02 p.m.
ROLL CALL
Matt Ledvina
Diana Longrie-Kline
Linda Olson
Ananth Shankar
Staff Present:
Present
Present at 6:04 p.m.
Present
Present
Shann Finwall, Associate Planner
Lisa Kroll, Recording Secretary
APPROVAL OF AGENDA
Ms. Finwall requested the following changes to the agenda. Under Design Review the addition
of the Acorn Mini-Storage, at 2457 Maplewood Drive, under Staff Presentations, the Board
Appreciation Dinner date, upcoming CDRB meeting date conflict, and the cancellation of the
August 26, 2003, CDRB meeting.
Board member Olson moved to approve the agenda as amended.
Board member Shankar seconded. Ayes - All
The motion passed.
APPROVAL OF MINUTES
Approval of the CDRB minutes for July 22, 2003.
Board member Olson moved approval of the minutes of July 22, 2003.
Board member Longrie-Kline seconded. Ayes ---All
The motion passed.
UNFINISHED BUSINESS
None.
Community Design Review Board
Minutes 8-12-2003
VI. DESIGN REVIEW
a. Hmong American Alliance Church, 2515 Maplewood Drive
Ms. Finwall said Mr. J. Kou Vang, representing the Hmong American Alliance Church, is
proposing to purchase the Maplewood Industrial Park building at 2515 Maplewood Drive North
and renovate the building for their church, currently located in North St. Paul.
Ms. Finwall said in order to operate a church in this location, the applicants have requested city
approvals for a Comprehensive Land Use Map from Light Manufacturing to Church, conditional
use permit (CUP) for a church, and design review by the CDRB. The planning commission
recommended approval for the Comprehensive Land Use Map and the CUP at their August 4,
2003, planning commission meeting.
Board member Shankar asked staff if the applicant was proposing to remove the roof to get
the additional height needed for the sanctuary space?
Ms. Finwall said yes.
Board member Olson was concerned about the number of fire exits for this proposal. She did
not see any fire exits in the worship area or the Sunday school area on the north and west
sides of the building. She asked if that was acceptable to the fire marshal?
Ms. Finwall said the fire marshal's comments are on page 5 of the staff report. She said she
assumed the plans were acceptable to Butch Gervais, Maplewood Fire Marshal based on his
comments.
Board member Olson said she was not comfortable with that. She would like to see another
fire exit installed on the north side of the building.
Chairperson Ledvina suggested the fire marshal could reevaluate the plans, specifically to
ensure there would be the proper fire exits.
Board member Olson said she would like to make sure is looked into.
Ms. Finwall said she would ensure that the fire marshal reviews this plan further, however, she
said it appears there are two accesses to the sanctuary area to the north and south.
Chairperson Ledvina asked the applicant to address the board.
Mr. Brian Houwman, of Houwman Architects, at 833 Third Street SW, New Brighton,
addressed the board. He said this is a preliminary plan and it has not been reviewed for full
code compliance. He said as the architect, he is responsible for the plans and he certainly
does not want to endanger anybody.
Chairperson Ledvina asked the applicant if they had concerns regarding the conditions listed in
the staff report?
Community Design Review Board
Minutes 8-12-2003
3
Mr. Houwman said they didn't have any concerns regarding the conditions listed in the staff
report.
Board member Shankar asked the applicant what the smooth concrete band was made of?
Mr. Houwman said it is painted concrete block.
Board member Shankar asked how often the concrete block would have to be painted?
Mr. Houwman said in order for the building to be cohesive the whole building has to be
painted. He said depending on the quality you would have to paint the whole building every
ten years.
Board member Longrie-Kline asked the applicant if they considered using more of a sloped
roof instead of the flat roof to add more architectural detail?
Mr. Houwman said the roof slopes more than a typical flat roof, but due to the budget they are
eliminating any vaulted roofline.
Chairperson Ledvina asked if they considered adding any glass to the elevations?
Mr. Houwman said they considered adding windows to the building. He said they recently
finished another church facility where windows were added. He said the problem is when you
add windows to the worship or sanctuary area it is difficult to quickly cover the windows when a
darkened space is needed for visual presentations.
Chairperson Ledvina stated apparently it is not a "budget" concern but a "use" concern for the
church.
Mr. Houwman said yes it is a use concern.
Board member Olson asked the applicant if they would be filling the loading dock wall
openings with concrete block after the loading docks were removed?
Mr. Houwman said yes and that was another reason why the building needed to be completely
repainted for a more uniform appearance.
Chairperson Ledvina asked if anybody else in the audience wanted to speak regarding this
proposal?
There were no audience members to come forward.
Board members discussed the neighbors traffic concerns on Cypress Street and board
members agreed that drivers would use the frontage road and Highway 61 and would not drive
to Cypress Street.
Ms. Finwall said a recommendation had been made to post a no truck traffic sign on Cypress
Street since it seems to be a concern that the businesses on Gervais Avenue are using
Cypress Street.
Community Design Review Board
Minutes 8-12-2003
Chairperson Ledvina said he commends the applicant for retro fitting this property into a
church. He said he would have liked to have some more architectural features on this building
to reflect the church and the culture. He thinks additional windows on the building elevations
would add a lot.
Board member Shankar said he thinks the green vertical stripes are soothing to the eye.
However, he would like to eliminate the short vertical green stripes on the top of the building on
the north, south and west elevations. He thought windows may be more appropriate in those
areas.
Board member Longrie-Kline said she thinks it is very important to retrofit existing buildings.
She said one of the city's comprehensive goals is to protect and strengthen the neighborhood
and a church certainly does that. She supports staff's recommendation to have the applicant
increase the landscaping for an additional buffer around the commercial properties and the
surrounding area. She understands that the applicant is leaving the roofline as it is so the
building would be more sellable for any future purpose. If the building were to look like a
traditional church it would be hard to sell the building to any other property owner other than a
church. She would however, like the building to have some additional character such as
adding windows so the building does not look so much like a commercial building. She
realizes the statement made by the architect relating to the issues with the windows in the
other church but windows could be added in other areas of the building to add architectural
detail and bring more light into the church.
Chairperson Ledvina said he would agree with the statement made by board member Shankar
to remove the banding on the top elevation. His opinion would be to add some more windows
to the building elevation but would leave that up to the applicant and staff to resolve that issue.
He asked if staff had considered adding windows to the building elevation or what was staff's
feeling on that issue?
Ms. Finwall said staff did not consider adding more windows to the building elevation however,
she agreed that would be a nice addition to the building. It would add more light to the interior
of the building and it would look more like a church and less like a commercial building. Staff
could work with the applicant regarding the idea of adding other alternatives to the building.
Chairperson Ledvina asked the applicant to address the board.
Mr. J. Kou Vang, 1885 University Avenue, St. Paul, representing the Hmong American Alliance
Church, addressed the board. Mr. Vang said they have discussed at length adding windows
on the roofline extension. A few concerns came up regarding the windows. One was the
budget restraint. Purchasing the building will cost $1.9 million dollars and retrofitting the
building would cost another $2.5 million dollars so there is already a huge expense with this
project he said. They are open to adding more windows in certain areas of the building but
that would add to the already high cost of this project. The churches concern is that the
Hmong church is very visual and the complex theory is hard to explain in their language
because it takes a long time to state their point, therefore they use audiovisual equipment to
state their point. He said if you put windows in the sanctuary area it makes it very difficult to
darken the room quickly when they are trying to do a presentation to the worshippers.
Community Design Review Board
Minutes 8-12-2003
Mr. Vang said if windows were required they would need to have an automatic way of shutting
the blinds or drapes to completely shut off the light from the window. They would like to leave
that issue broad enough that if it does have a significant on the budget that they can staff
approval or modifications of that nature.
Chairperson Ledvina thought that was a fair statement. He appreciates the church purchasing
this property and the great expense they are going to in order to retrofit this building.
Mr. Vang said the church would love to have a traditional church with a cross on top of the
building to represent the church however, because of the way the roofline needs to be in order
to remove the support beams so they have a clear sanctuary this is the most economical way.
Board member Olson asked the applicant if they looked into adding more architectural details
to the building?
Mr. Vang asked Board member Olson if she had anything in mind?
Board member Olson said no. Her thought was to add something to the exterior to make it
look less like a boxed commercial structure. She said she attends a church where there are
windows in the congregation hall and she knows that covering up the windows can be a real
problem for projection screens. She agrees with the applicant that they should not be required
to have windows in the sanctuary because it is more of a problem than a benefit for the church.
She thinks the painted vertical stripes on the building should stay so it adds more detail to the
building elevation, especially if windows are not introduced on the building exterior.
Chairperson Ledvina asked board members what their feelings were regarding the applicant
and staff working the details out regarding building enhancements?
The board members agreed it would be acceptable for the applicant and staff to work out the
details of exterior architectural enhancements to the building as was suggested by the board.
Board member Olson asked staff if the wetland would be mitigated and if it would be practical
to push the pond back or doesn't the grading warrant that? She asked that because she
wondered if that would allow the applicant to have a larger parking lot.
Ms. Finwall said the wetland is not going to be mitigated. It is a difficult site and the applicant
has parking needs and want to utilize the space to its fullest. They are proposing 280 parking
stalls and city code requires 258 parking stalls. Ms. Finwall said the applicant still needs to
provide a revised site plan showing the parking area and there is a 25 foot setback required so
the applicant is going to loose some of those parking spaces due to the setback.
Board member Olson moved to approve the plans date-stamped June 26, 2003, for the
Hmong American Alliance Church at 2515 Maplewood Drive North. Approval is subject to the
applicant doing the following: (The bolded and underlined conditions were additions from
the CDRB meeting August 12, 2003,)
Repeat this review in two years if the city has not issued a building permit for this
project.
Community Design Review Board
Minutes 8-12-2003
6
Submit the following for staff approval before the city issues a grading or building
permit:
1)
Final grading, drainage, utility and erosion control plans. These plans shall meet
the requirements of the city code and the city engineer.
2)
A building permit will be required for all retaining walls on the site that exceed 4
feet in height.
3)
Revised site plan showing that the expanded parking lot is set back an average
of 25 feet, with a minimum of 20 feet, to the delineated wetland. The revised
plan must also meet all Ramsey/Washington Metro Watershed District
requirements.
4)
Dedicating a wetland protection buffer easement (average 25 feet from
delineated wetland, or as required by the Ramsey/Washington Metro Watershed
District) along the Class 4 wetland. This easement shall be prepared by a land
surveyor, shall describe the boundary of the buffer and shall prohibit any building,
mowing, cutting, grading, filling or dumping within the buffer. The applicant shall
record this easement before the city will issue a grading permit.
5)
A survey completed by a registered land surveyor showing the existing
conditions, wetland buffer easement, and location of the proposed parking lot. A
registered land surveyor must also stake the location of the expanded parking lot
and the wetland buffer easement of the property.
6)
Revised building elevations showing the continuation of the smooth concrete
block accented stripes on the east-facing wall of the raised roof.
7) A revised landscape/screening plan showing the following:
a) The replacement of Colorado blue spruce with a similar evergreen tree.
b) The replacement of all amur maples with a similar shrub.
c)
A 6-foot-high, maintenance-free fence to be constructed on the north
property line, from the front of the property approximately 180 feet to the
west, where Deauville Drive begins in the manufactured home park;
d)
Revision of landscaping on the north side of the parking lot to take into
account the fence, and to add an evergreen screen from the end of the
fence to the wetland buffer line. The evergreen screen must create an
80 percent opaque screening from the parking lot to the residential
properties to the north.
e)
Location of in-ground lawn irrigation system for all landscaped areas as
required by city code.
Community Design Review Board
Minutes 8-12-2003
8)
A trash enclosure plan showing the location and the materials to be used. The
trash enclosure must be compatible with the building and must have a 100
percent opaque closeable gate. If the trash dumpster is kept inside the building,
an outdoor enclosure is not required.
9)
A revised photometric plan showing the style and height of exterior lights. The
maximum luminary allowed at the property line is .4-foot candles and the
maximum height of the parking lot lights is 25 feet as measured from ground
grade to the top of the luminary.
10) A cash escrow or an irrevocable letter of credit for all required exterior
improvements. The amount shall be 150 percent of the cost of the work.
11) Plans for Fire Marshal approval.
12)
Submit final site buildinq elevation details to staff for approval based on
discussion with the CDRB regarding additional architectural details.
13) The entire buildinq shall be painted an inteqral color.
c. The applicant shall complete the following before occupying the building:
1)
Install a reflectorized stop sign at the exits and a handicap-parking sign for each
handicap accessible parking stall.
2)
Construct a trash enclosure to meet code requirements, unless trash dumpsters
are stored indoors.
3) Provide continuous concrete curb and gutter around the parking lot and
driveways.
4)
Install all required landscaping, fencing, and an in-ground lawn irrigation system
by June 1 if the church is finished in the fall or winter, or within six weeks of
completion if its finished in the spring or summer.
5) Install all required exterior lights.
6)
Install city approved wetland signs at the edge of the wetland buffer that specifies
that no building, mowing, cutting, grading, filling or dumping be allowed within the
easement.
7)
Paint all rooftop mechanical equipment to match the building if visible from the
street or adjacent residential properties.
d. If any required work is not done, the city may allow temporary occupancy if:
1)
The city determines that the work is not essential to the public health, safety or
welfare.
Community Design Review Board
Minutes 8-12-2003
8
2)
The above-required letter of credit or cash escrow is held by the City of
Maplewood for all required exterior improvements.
This approval does not include signage. All proposed signs must comply with the city's
sign ordinance and the applicant must obtain all required sign permits prior to
installation.
All work shall follow the approved plans. The director of community development may
approve minor changes.
Board member Longrie-Kline seconded.
Ayes - All
The motion passed.
This item goes to the city council on August 25, 2003.
b. Acorn Mini-Storage Plan Revision, 2457 Maplewood Drive
Ms. Finwall said Mayor Cardinal appealed staff's approval of the proposed building and site
plan changes for the Acorn Mini-Storage located at 2457 Maplewood Drive. Mayor Cardinal
felt there were enough changes to warrant a review by the CDRB. Staff feels that the council
should approve this proposal subject to the conditions in the staff report. City code allows staff
to approve minor construction projects on buildings that the community design review board
(CDRB) previously approved plan.
Chairperson Ledvina asked staff if Mayor Cardinal had any specific concerns regarding the
proposal?
Ms. Finwall said she was not aware of any specific concerns of Mayor Cardinal.
Chairperson Ledvina asked the applicant to address the board.
Mr. Ellis Gottlieb, 1724 Douglas Drive North, Golden Valley, addressed the board. He is
representing the owner of Acorn Mini-Storage.
Chairperson Ledvina asked Mr. Gottlieb if he had any concerns regarding the staff report and
the conditions listed?
Mr. Gottlieb said no.
Chairperson Ledvina asked Mr. Gottlieb if he had any knowledge why Mayor Cardinal
requested the CDRB review this project?
Mr. Gottlieb said he called Mayor Cardinal to introduce himself and ask if there was anything
the city needed from him. Mayor Cardinal said he was just more comfortable having this
proposal come back through the CDRB.
Community Design Review Board
Minutes 8-12-2003
Board member Olson said this proposal is under a CUP and the original site plan showed
more buildings. She asked if the changes originally presented to the city council meant they
were changing from 5 buildings to 3 buildings and would combining the two buildings make for
a larger building?
Mr. Gottlieb said there is a lot of land to the north and they are combining buildings D and E.
Combining the buildings allows them to have a larger setback from the neighbors. They have
been good neighbors for the past 3 years since they have been in business at this location and
they felt by combining the buildings and allowing for a larger setback it would be a neighborly
thing to do. He said the storage units would be inside the building, which is a cleaner look and
a smarter design.
Board member Shankar asked what the color of the materials would be?
Mr. Gottlieb said they would match the current color of the buildings. He added that when they
first started building they met with the neighbors and asked for their opinion on the colors they
would like to see and those were the colors they used.
Chairperson Ledvina said because he remembered reviewing this proposal in the past and is
very comfortable with this plan he had no issues with the small changes to the plans. He
understands that the applicant has been a good neighbor and appreciates the fact that the
owner met with the neighbors to discuss their feelings about the building colors and other
design facts.
It was the consensus of the board members that this project was pretty clear-cut and none of
the board members had any issues with the project.
Board member Shankar moved to approve the plans date-stamped July 21, 2003, for the site
and building plan revisions for the Acorn Mini-Storage on 2457 Maplewood Drive. This
proposal would place the proposed westerly building further from the residential lot line to the
west, lessening any impact on the neighbors. The applicant has already planted the evergreen
screening and berming on their west line as required. The following are the conditions of
approval:
The applicant must provide the landscaping behind the proposed building as
originally required by the city council.
The proposed building will be the last building to be built behind the existing one,
unless the city approves a revision to the latest plan.
The applicant shall match the color, materials and design of the existing
buildings.
This plan revision shall be subject to the approval of the city engineer for any
grading and drainage plan changes.
Board member Longrie-Kline seconded.
Ayes - All
The motion passed.
Community Design Review Board
Minutes 8-12-2003
VII.
VIII.
VISITOR PRESENTATIONS
No visitors present.
IX.
10
BOARD PRESENTATIONS
Board member Longrie-Kline was the representative at the August 11, 2003, city council
meeting.
Ms. Longrie-Kline said items that were discussed at the city council meeting included the
approval of the zoning map change for the Maplewood Office Park on County Road D, and the
first reading of the environmental utility fee for Maplewood residents and businesses.
STAFF PRESENTATIONS
a. Board member Shankar will be the CDRB representative at the August 25, 2003,
city council meeting.
The only item to be discussed is the Hmong American Alliance Church at 2515
Maplewood Drive.
b. Annual Board Appreciation Dinner
Ms. Finwall said there will be a Board Appreciation Dinner held on Wednesday,
September 10, 2003. She said invitations are coming in the mail so mark your
calendars.
c. Upcoming CDRB meeting date conflict
Ms. Finwall said due to the primary elections being held in the city council chambers on
Tuesday, September 9, 2003, the CDRB meeting has to be rescheduled. It was the
unanimous decision by the board to reschedule the next CDRB to Thursday, September
11,2003, at 6:00 p.m.
d. Cancellation of the CDRB meeting on Tuesday, August 26, 2003.
Because there were no items for the CDRB to review the Tuesday, August 26, 2003,
meeting has been cancelled.
ADJOURNMENT
The meeting was adjourned at 7:35 p.m.