HomeMy WebLinkAbout2009-07-16 HPC Packet
MAPLEWOOD HISTORICAL PRESERVATION COMMISSION
COUNCIL CHAMBERS - CITY HALL
July 16, 2009 -7:00 P.M.
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes
a. June 18, 2009 HPC Minutes
5. Chair Opening Statements/Presentations
6. Old Business
a. Proposed Historical Preservation Commission Survey List
b. Proposed Historical Preservation Ordinance Amendment
c. Time Capsule
7. New Business
a. Century Trails Apartments - Common Bond Communities
8. Visitor Presentations
9. Commission Presentations
a. Maplewood Historical Society Update
10. Staff Presentation
a.
11. Adjournment
NOTE: There may be a quorum of the Historical Preservation Commissioners in attendance at
the Maplewood Historical Society Meeting on August 12, 2009 at 7 p.m. The Historical Society
meetings are held at the Bruentrup Heritage Farm, 2170 County Road D, Maplewood.
DRAFT MINUTES
MAPLEWOOD HISTORIC PRESERVATION COMMISSION
COUNCIL CHAMBERS - CITY HALL
June 18, 2009 -7:00 P.M.
1. CALL TO ORDER - 7:00 P.M.
2. ROLL CALL
Present: Chair Ron Cockriel, Vice Chair Richard Currie, Commissioners Caleb Anderson, Lu Aurelius,
Bob Creager, AI Galbraith, Liaison Dave Fisher, Recorder Lois Behm,Absent: Commissioner Pete
Boulay arrived at 7:05.
3. APPROVAL OF AGENDA:
Richard asked to add the Common Bond Project Review Form.
Dave said the application is not complete and a new Review Form will be sent later.
AI requested adding 9b, Bruentrup Farm.
Lu requested adding 9c, North St. Paul Post Office rededication.
Approval of the amended aQenda was moved and seconded: aves all.
4. APPROVAL OF MINUTES:
a. Minutes of Mav 21, 2009
Richard moved to approve the minutes as presented: AI seconded: Aves - all.
5. CHAIR OPENING STATEMENTS/PRESENTATIONS
Ron had no statements.
Dave asked if everyone had responded to the City's request for phone, address and e-mail information
and reminded everyone about signing up for the July 1 City tour.
6. OLD BUSINESS
a. Proposed Historical Preservation Commission Survey List
Ron displayed the City map on the overhead, showing sites color coded to indicate the type of structure
and the associated addresses. He also noted there should be a 'key' to identify that the divisions in the
address are categories of: Historic Businesses; Regionally Significant sites; sites Ramsey County
previously designated as significant and the additional Poor Farm Buildings not on the National
Register but probably should be; houses identified in the 1997 survey as being either 100 years old or
architecturally significant; the structure already on the National Register (Ramsey County Poor Farm.
Barn); City government buildings past and present; and miscellaneous (non-house) locations
significant in Maplewood.
Discussion of the categories followed, along with the question of how to handle the
identification/-designation of significant buildings which no longer exist or locations of important events
and natural features of the area. There was further discussion about the addresses and designations
of township and city buildings, and some corrections will be made to that portion of the list. Creation of
a second map showing the location of significant structures which no longer exist was suggested and
remains under consideration, but it was agreed that a map of existing sites has the highest priority.
Dave questioned the reason for the houses, etc. being on the list and stressed that setting criteria for
significance to identify what should be to included is critical to the way the ordinance is written and the
value of the listings for future purposes. The ordinance will need to identify what the criteria are and
the way they will be used in order for the ordinance to work properly in the future.
Ron agreed with the importance of criteria and told about his conversation with the people who now
own the Josie and Rex Shane house at 1800 English Street. They were told the structure in the back
yard was the original Gladstone post office, which is not in good shape, and were concerned about
what they can do with it. This led to a discussion of how to address the difference between
100-year-old houses that have not been altered and those which have been changed so much they are
no longer recognizable as being old. Another aspect is the question of its' historical significance and
whether a structure which has not been changed but is not in good shape should be in a separate
category of those which could/should be salvaged and/or updated, and how that list should be
prioritized.
Dave suggested that in addition to the age and amount of alteration there might be some history of a
house which could be obtained from the owner to help determine its' status.
Ron asked what the new list would look like -
Ron added that the list should be divided among the Commissioners by area of the City and
volunteered to take everything south of 94. Richard will take the Parkside area - Hy. 61. north to Co.
Rd. C/Kohlman, west to Arcade and south to Larpenteur. Bob agreed to check houses south of
Holloway and one just west of McKnight. Pete said he could take the Gladstone area, (south of HY36),
and Caleb will take the area from Hy. 36 to the Mall. Ron also said that in all cases if, in the process,
other sites are seen that may also be significant they should be noted for future reference and possible
inclusion.
Dave suggested setting some basic criteria of what to use for this su rvey so everyone is looking at them
the same way. Ron stated that first of all, of course, is whether it is still standing, second is the
condition. Pete displayed the form used during the 1997 survey and mentioned additional items which
appeared on the Ramsey County form, such as 3 levels of condition, how much alteration - again, 3
levels of alteration, and if it is no longer recognizable as of historic age, that should be pointed out on
the form. He also noted that Tax I.D. numbers can be misleading with regard to date built because, if
a house was moved to a new location, the build date is shown as the date it was moved. Another thing
to look for is architectural rarity - something that was once common but is now rare. Another thing to
note is individual updates, such as sky lights, bay windows, room additions or foundations.
Ron commented that determining the criteria will help to justify a good ordinance and thus far we have
age, architectural significance, unaltered structure, family home of significant resident, significant site
(such as Lakeside Park Development - now Lookout Park). Starting from this, shorter lists can be
created, then further narrowed by establishing more criteria - Age, Architectural Significance,
Condition, Alterations?, History, Event(s) - and further work will eventually lead to the final criteria for
the ordinance.
b. Proposed Historical Preservation Ordinance Amendment
Ron recapped the discussion so far and stated the ultimate goal of the ordinance.
Dave reported he is waiting for a call back from Michael Koop with some additional information, so he
has nothing to add as far as the criteria is concerned.
c. Time Capsule
Ron said he wants a proclamation for presenting the Time Capsule to the Council and believes it should
contain thoughts of the Commission as a whole, rather than just one member or staff. Caleb
volunteered to get it started and asked for help from the rest of the group. Dave offered some
suggestions to help get it started.
7. NEW BUSINESS - NONE
8. VISITOR PRESENTATION - NONE
9. COMMISSION PRESENTATIONS
a. Maplewood Area Historical Society Update
Lois gave a brief report on the recent Forest Lawn Cemetery Tour and the Ice Cream Social held at the
Farm. Ron thanked Janice Quick for all her work, and the Society and Forest Lawn for making it
possible.
Ron also asked about the September barn dance and Lois reported it was questionable whether it
would be held because of uncertainties related to the CUP and how the barn can be used.
b. Gardeninq - Community Gardens
AI reported he had heard there might be some problem with farming or gardening at the Farm.
Ron said there seemed to be a group interested in creating community gardens in Maplewood, and one
of the sites mentioned is the Prairie Farm, which is actually the open space around the Bruentrup Farm
site.
Pete remarked that the MAHS has no jurisdiction over the open space, but there is definitely not any
space available on the 2-1/2 acre farm site itself where that could happen.
Richard added that his understanding is that the Bruentrup farm site takes up the maximum space that
can be used on the open space property.
c. North St. Paul Post Office Rededication June 22, 2009
Lu reported that Rep. Betty McCollum had a bill passed last June to rename the North St. Paul Post
Office the 'William Sandberg Post Office". The re-dedication will be Monday, June 22 at 10:30, at the
Post Office.
Discussion ensued regarding the "1850? Gladstone Post Office" in the back yard of the Josie & Rex
Shane house.
Pete reported that the Post Office was originally in the train depot then later inside the Faust grocery
store on the north side of Frost Avenue (now the building which houses the Maplewood bakery and
other businesses). The Fausts sorted the mail and put it in the boxes. Rex Shane owned and
operated the 'mail wagon' to deliver mail over a large area - from Gladstone all the way to Rice Street.
- which took all day. The building in the back yard of the Shane house is actually where the wagon was
stored, and was also where Rex Shane gave haircuts.
Ron will follow up with the owners of the property about the building and the mail equipment which is
stored there.
Ron said he believes the Commission should create a Resolution of Support for the 10th Anniversary of
moving the Bruentrup Farm buildings, which might help the Society by recognizing all they have done,
and might also help with getting the barn dance going.
AI moved the Commission send a Resolution of Support for the Maplewood Area Historical
Societv's efforts and their celebration events for the 10th Anniversary of movinQ the buildinQs
to create the Bruentrup HeritaQe Farm. Pete seconded the motion, Aves - All
Ron also recognized the 52-year-old Maplewood Garden Club whose members have been working
very hard to establish and maintain the heritage gardens at the Farm and reported they will be having a
plant sale to get heirloom plants out to the community. The Friends of Maplewood Nature donated 2
heirloom apple trees which will be planted at the Farm during Johnny Appleseed Day.
10. STAFF PRESENTATIONS
a. Review 2009 Goals
Dave said that being half-way through the year it would be good to quickly review the goals set for the
year to check the progress. There are a lot of things going on, and they seem to be going well.
Ron responded
1. a. Complete a historical site survey
b. Preservation Ordinance Amendments to update for CLG eligibility
c. Apply for Certified Local Government status
Currently working on a. and b. which will lead to approval of c.
Other goals which are important but less urgent than 1.
2. Education of history through events, time capsules,
3. Repair Gladstone informational sign - Completed by Pete Boulay
4. Identify and recognize historic families - site survey work will lead into this.
5. Identify and recognize the history of geographic features - lakes, streams, etc.
6. Create criteria for Heritage Award
Ron thanked Shann Finwall and Dave for the work they have done with the Commission and guiding
the progress toward their goals.
11. ADJOURNMENT - 9:05 p.m.
MEMORANDUM
DATE:
Historical Preservation Commission
David Fisher, Building Official
Proposed Historical Preservation Commission Ordinance
Amendment
July 9,2009 for the July 16, 2009 HPC Meeting
TO:
FROM:
SUBJECT:
INTRODUCTION
At the May 21, 2009, Historical Preservation Commission (HPC) meeting the HPC reviewed the
proposed HPC Ordinance amendment and requested staff review the ordinance with Mike Koop at
the Minnesota Historical Society (MNHS).
DISCUSSION
Mr. Koop reviewed the proposed HPC Ordinance amendment and had the following
comments or suggestions:
Change Historical to Heritaae throughout the document. This is something the MNHS is
trying to do throughout the state.
Define in more detail the following underlined terms in Section 2-93 (c), other building
permits: The Commission shall review and make recommendations to the Council
concerning the issuance of building permits to do any of the following in a historic
district or state designated historic site:
(1) New construction (2) Move a buildinq (3) Excavation (4) Demolition
Modify Section 2-92 (e) Standards and guidelines - as follows: "The Comprehensive
Cultural Resource Management Plan adopted by the City shall be the authoritative
guide to reviewing permits in relation to designated historic sites, landmarks and historic
districts. The Secrotarv of tho Interior's Standards and Guidelines forl\rchooloqv and
Historic Preservation shall bo tho required basis fDr pormit used to review docisions
historic property.
Staff has reviewed these proposed modifications and finds them reasonable.
RECOMMENDATION
Staff recommends the HPC review the revised proposed HPC Ordinance amendment and offer
feedback and direction.
P:\HPC Memo July 9 2009
ORDINANCE NO.
AN ORDINANCE AMENDING THE MAPLEWOOD
HISTORIC.^.L HERITAGE PRESERVATION COMMISSION
The Maplewood City Council approves the following changes to the Maplewood
Code of Ordinances:
Section 1. This amendment revises Sections 2-87 to 2-91 (Historical Heritaqe
Preservation Commission) (additions are underlined and deletions are stricken):
DIVISION 4. HISTORIC.'\L HERITAGE PRESERVATION COMMISSION
("Commission")
Section 2-87 Authority for Establishment.
There is hereby established for the City a Historical Heritaqe Preservation
Commission as an independent board to the City Council, as provided in Minnesota
Statutes Annotated Sections 471.193 and 138.51.
Section 2-88. Statement of public policy and purpose.
It is hereby declared by the City Council that it is tho public policy of tho City
to ongago in a comprehensive program of historic preservation and to promote tho
use and conservation of historic properties for tho education, inspiration, pleasure
and enrichment of the citizens of this jI,rea. The purpoce of this division creating
tho Commission is to securo for all citizens of Maplowood tho opportunity to
preserve and promote its historic resources through the dissemination of knowledge
about the aren's history.
The City Council hereby declares as a matter of public policy that the protection,
preservation, perpetuation and use of places, areas, buildinqs, structures and other
objects havinq a special historical. community or aesthetic interest or value is a
public necessity and is required in the interest of the people. The purpose of this
Chapter is to:
1.ill Safequard the cultural resources of the City by preservinq sites, structures,
districts and landmarks which reflect elements of the City's cultural. social.
economic, political or architectural history;
ilil Protect and enhance the City's attractions to residents and visitors;
Jm Foster civic pride in the beauty and notable achievements of the past;
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@ Enhance the visual and aesthetic character, diversity and interest of the City:
and
fill Promote the use and preservation of historic sites and landmarks for the
education and qeneral welfare of the people of the City.
Section 2.89. Advisory body.
All actions of the Commission shall be in the nature of recommendations to the City
Council, and said Commission shall have no final authority with reference to any
matters, except as the Council may lawfully delegate authority to it.
Section 2-90. Composition; Appointment; Qualifications; Terms.
(a) The Historical Heritaqe Commission shall be composed of seven (7)
members appointed by the City Council, who shall be residents of the City, and
shall be selected to assure that the Commission is representative of the various
areas of the City and responsive to the needs of the people.
(b) Commission membership shall be drawn from persons with demonstrated
interest and/or expertise in historic preservation. If available in the community, at
least two members of the Commission shall be preservation-related professionals
(including the professions of history, architecture, architectural history, archeology,
planning, real estate, design, building trades, landscape architecture, or law). If
available, one member of the Commission must be a designated representative of
the Ramsey County Historical Society, or the City will pay for a membership for the
Commission Chairperson.
(c) Specific disciplines and professional qualifications must be represented on
the Commission (or professional expertise must be sought) when the Commission
is considering nominations to the National Register of Historic Places (soe Section
X-XX, part )(, for the nomination procoss) and other actions that will impact
properties which are normally evaluated by a professional in such a discipline.
(d) The City of Maplewood will advertise for nominations to fill vacancies on the
Commission. The City Council Commission members will interview nominees afl€I
rocommend new members to the City Council based on the following factors:
(1) Interest and/or experience in history and historic preservation;
(2) -i !f possible, a resident from an area of the city (West, North/Central,
South) that has a vacancy on the Commission; otherwise, an "at
large" member;
(3) i-lf possible, a resident who represents specific disciplines or
professional qualifications (as noted above) if such vacancies exist on
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the Commission.
(e) The unexpired portion of the year in which appointments are made shall be
considered as one year. All terms shall expire on December 31 of the year in which
the appointment terminates. As the terms expire, all appointments thereafter shall
be for a term of 3 years. After the terms of the current members expire, all
appointments and reappointments shall be three-year appointments.
Section. 2-91. Officers Generally.
The chairperson and vice-chairperson of the Commission shall be elected by
the Commission at the first meeting in January of each year from among the
members of the Commission. The Chairperson shall be responsible for calling and
presiding over all meetings and shall be entitled to an equal vote with other
members of the Commission. If the Chairperson is unable to attend a meeting, the
vice-chairperson shall conduct the meeting.
Section 2-92. Desiqnation of historic sites and landmarks.
1.ill Procedures: The City Council. upon the request of the Commission, may by
resolution desiqnate an historic site, landmark, or district. Prior to such desiqnation,
the city council shall hold a public hearinq, notice of which shall be published at
least ten (10) days prior to the date of the hearinq. Notice of the hearinq shall also
be mailed to all owners of property which is proposed to be desiqnated as an
historic site, landmark or district and to all property owners within five hundred (500)
feet of the boundary of the area to be desiqnated. Every nomination shall be
forwarded to the Minnesota Historical Society for review and comment within sixty
(60) days of the Commission's request.
ilil Eliqibility criteria: In considerinq the desiqnation of any area, site, place,
district. buildinq or structure in the city as an historic site, landmark, or district the
Commission shall consider the followinq factors with respect to eliqibility;
ill Its character, interest or value as part of the history or cultural heritaqe
of the City, the State or the United States:
ill Its association with persons or events that have made a siqnificant
contribution to the cultural heritaqe of the City;
ru Its potential to yield information important in history or prehistory;
ill Its embodiment of distinquishinq characteristics of architectural type
or style, or elements of desiqn, detail materials or craftsmanship; and
@ Its unique location or sinqular physical appearance representinq an
established or familiar visual feature of a neiqhborhood or community
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of the City.
Section 2-93. Alterations to landmarks, sites or districts; review.
1.ill Review and recommendations qenerally: The Commission shall review and
make recommendations to the Council concerninq proposed alterations to an
historic site, landmark or district.
ilil Land use permit: Every application for a land use permit which may result in
the alteration of a desiqnated historic site, landmark or district in the City shall be
reviewed by the Commission; thereafter, the Commission shall make a
recommendation and may recommend conditions reqardinq approval to the City
Council concerninq the proposed permit.
Jm Other buildinq permits: The Commission shall review and make
recommendations to the Council concerninq the issuance of buildinq permits to do
any of the followinq in a historic district or State desiqnated historic site:
ill New construction.
ill Move a buildinq.
ru Excavation.
ill Demolition.
@ Factors considered: The Commission, upon receipt of the permit application
and plans, shall determine if the work to be performed adversely affects the
desiqnated historic site, landmark or district. In determininq whether or not there is
an adverse effect to the historic site, landmark, or district the Commission shall
consider the followinq factors:
ill Whether the work will siqnificantly alter the appearance of the buildinq
or structure so as to remove the features which distinquish the historic site,
landmark or district as a siqnificant cultural resource.
ill Whether the use of the property will destroy, disturb or endanqer a
known or suspected archaeoloqical feature site.
fill Standards and quidelines: The Comprehensive Cultural Resource
Manaqement Plan adopted by the City shall be the authoritative quide to reviewinq
permits in relation to desiqnated historic sites, landmarks and historic districts. The
Secretarv of the Interior's Standards and Guidelines for.^.rcheoloqy and Historic
Preservation shall be the required bacis for pormit used to review decisions
historic property.
ill Appeals: Any party aqqrieved by a decision of the Commission shall within
ten (10) days of the Commission's action approvinq or denyinq the issuance of a
buildinq permit within a historic district have a riqht to appeal such decision to the
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City Council. The Commission in denyinq a buildinq permit shall advise the
applicant of his/her riqht to appeal to the City Council. The aqqrieved party shall file
with the Buildinq Official a written notice requestinq Council review of the action
taken by the Commission.
Section 2.93. Maintenance of records and documents.
The Commission shall conduct a continuinq survey of cultural resources in
the City which the Commission has reason to believe are or will be eliqible for
desiqnation as historic sites, landmarks or districts. The Commission shall also
prepare and maintain a Comprehensive map and survey.
1.ill Reqister of Historic Sites and Landmarks: The City shall maintain a reqister
of historic sites and landmarks.
ilil Repository for Documents: The office of the Buildinq Official is desiqnated at
the repository for all studies, surveys, reports, proqrams, and desiqnations of
historic sites and landmarks.
Section 2.94. Violation.
It shall be a misdemeanor to alter, disturb, deface or materially chanqe the
appearance or use of a desiqnated historic site, landmark, or district without a
permit.
Section 2. This ordinance shall take effect after the city publishes it in the official
newspaper.
This Historical Preservation Commission recommended approval of this ordinance
on
The City Council approved this ordinance on
Mayor
Attest:
City Clerk
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MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
DATE:
City Manager
Tom Ekstrand, Senior Planner
Century Trails Apartments-CommonBond Communities
Benet Road and Monastery Way
July 8, 2009
INTRODUCTION
Project Description
Common Bond Communities is proposing to build their second phase of development at the St.
Paul's Monastery property, located at the northwest corner of Larpenteur and Century Avenues.
This proposal would be a three-story, 40-unit apartment for seniors. The proposed apartments
would be located north of the recently completed 49-unit town house development. Refer to the
applicant's letter of request and the attached maps and drawings.
Requests
The applicant is requesting approval of the following:
. A PUD (planned unit development) revision to provide unit sizes that are less than the required
580-square-foot minimum as stated in the zoning ordinance.
. Approval of design plans.
BACKGROUND
May 14, 2007: The city council approved the PUD and preliminary plat for the overall development
plan for the Sisters of St. Benedict. This allowed the following:
. A 40-unit senior-housing apartment building to be operated by Common Bond Communities.
. A 50-unit town house development also to be built and operated by Common Bond.
. A change in use of the existing monastery to be a family-violence shelter.
. A future monastery on the north end of the property.
January 14, 2008: The city council approved the installation of the internal streets and other public
improvements at the Monastery site.
February 12, 2008: The community design review board (CDRB) approved the plans for the new
St. Paul's Monastery Building.
April 22, 2008: The CDRB approved the plans for the 49-unit Trails Edge Townhomes.
DISCUSSION
PUD Revision
In their narrative, the applicant explains that under their HUD 202 Program financing, they are
required to keep the building of a "modest" design. Part of this "modest" design relates to unit size
which HUD requires to be kept at a maximum "net rentable" square footage of 540-square-feet.
"Net rentable" means subtracting out any interior wall dimensions. The city's zoning ordinance has
set a minimum square footage of 580 square feet for one-bedroom or efficiency units. The city
ordinance does not differentiate between "gross" vs. "net" floor area. The city determines square
footage from one outside unit wall to the opposite one and so on. We do not subtract the "foot
print" of walls within a dwelling unit.
There are four proposed unit sizes which would have the following sizes (refer to the floor plan
attached in the plans):
Unit Desiqn Gross Area Net Area
UnitA 562 square feet 527 square feet
UnitA1 575 square feet 539 square feet
UnitA2 575 square feet 539 square feet
UnitA3 550 square feet 515 square feet
The applicant, therefore, is requesting, on a gross-area basis, to provide unit sizes which range
from 550 square feet to 575 square feet. This is a deviation from the city's requirement of five to 30
square feet less than Maplewood's 580 square foot requirement. Their "net area" unit-size range
would all be under the HUD requirement of 540 square feet maximum.
The city's ordinance was written to create minimum floor areas for general, market-rate multi-family
units. A unit-size minimum of 580 square feet was determined to be the minimum for such a typical
unit. Unit sizes, as it relates specifically for senior citizens was not a specific focus of the
ordinance. Unit sizes for seniors, in subsidized buildings, tend to be smaller due to financing
requirements and also to keep rents affordable.
Staff feels it is beneficial to provide livable, affordable units in the city. If this reduction in floor area
is a parameter that HUD requires in order to provide financial assistance and keep rents affordable,
it seems to be a reasonable request.
The PUD ordinance allows for deviations from the code requirements provided that:
. The proposed development has a unique nature for which the code regulation should
not apply.
. The PUD would be consistent with the purposes of this chapter.
. The PUD would produce a development of equal or superior quality to that which would
result from strict adherence to this chapter.
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. The deviations would not constitute a significant threat to the property values, safety,
health or general welfare of the owner or occupants of nearby land.
. The deviations are required for reasonable and practicable physical development and
are not required solely for financial reasons.
The applicant would also be providing common areas that would be beyond the typical unit area.
These common areas include the following space:
Community Room
Screen Porch
Laundry Rooms
Lounges
Total
1,036 square feet
344 square feet
540 square feet
1.050 square feet
2,970 square feet
This equates to 74 square feet of common area available per unit.
In conclusion, the proposed unit size reduction is slight and would not affect the livability of these
apartments.
Site Considerations
Parkinq
The proposed apartment complex would have 43 open parking stalls and no garage spaces. The
city ordinance requires that there be two parking spaces for each unit with one space being a
garage stall. This would require a minimum of 40 open parking spaces and 40 garages.
During their initial PUD request in 2007, the applicant included a request to deviate from the
parking requirements and showed a plan for 41 surface parking spaces with no garages. The
applicant gave the following as justification:
"The parking required for the senior affordable apartments is unique to the housing type and not
analogous to the parking needs of other multi-family projects. The Maplewood zoning code does
not distinguish between Senior Housing developments and other types of multiple dwellings. It is
CommonBonds's experience that their senior developments do NOT require two spaces per unit
since the majority of seniors living in those dwellings have one or no vehicles. Most no longer drive
relying instead on public transportation. The existing bus stop is immediately adjacent to the
planned senior development. Thus, the plan indicates fewer spaces than required by Code, but
more than CommonBond believes the project will actually require."
The council's motion (see attachment 8) to approve the site plan showing 41 parking spaces for the
apartments may have been their intention, but that is not clear. In any event, staff supports the
proposed number of parking spaces since senior housing projects require fewer parking spaces
since their residents drive less. The only question is the lack of garages. Providing garages may
become a financing issue with the HUD 202 Program financing since that may deviate from the
"modest" design approach.
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Staff's view is that Minnesota weather dictates the need for garages for multi-family developments.
The site plan, however, is not conducive for a row of detached garages. These would create a
barrier between the adjacent town homes and could be an unsightly obstruction to the openness
between the apartment and those town house units to the south. Underground garages would add
a considerable cost to the project, but would be the most desirable.
The applicant had certainly intended to seek this parking waiver during their original PUD submittal.
It is not clear, though, that the council had intended to make this parking reduction part of their
approval since it was not specifically addressed in their motion. Staff recommends that
underground garages be provided for this project which is typical of senior multi-family housing.
Buildinq Desiqn and Materials
The proposed building exterior design and materials would be attractive. The first floor would have
an exterior of manufactured stone. The upper floors would have an exterior of fiber-cement siding
for durable, low-maintenance surface. The building colors would be yellow, brown and rust.
Parkinq Lot Dimensions
The proposed parking lot meets city requirements dimensionally. The parking stalls would be 9.5
feet by 18 feet as code requires. Drive aisles measure more than 24 feet.
Liqhtinq
The photometric plan complies with light spread requirements. The applicant should still provide
lighting fixture details for review.
Landscapinq
The landscaping plan is attractive. It incorporates a continuation of evergreens along Century
Avenue to follow those planted for the town homes to the south. There would be a boulevard
planting row of Red Sunset Maple trees on the north and a mix of deciduous and coniferous trees
along Monastery Way. The proposed landscaping includes in-ground lawn irrigation as required by
code.
The planning commission recommended that the applicant add a protective split rail fence or hedge
at the top of the slope east and north of the proposed building. Staff has added this condition to
support the planning commissions suggestion.
Staff Review Comments
Buildinq Official
Dave Fisher, the Maplewood Building Official, has the following comments:
. The city will require a complete building code analysis.
. Provide adequate fire department access to the building.
. The building must have a fire-sprinkler system.
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. Handicap accessible parking is required.
. A pre-construction meeting with the building inspection department is recommended.
Enqineerinq Department
Steve Kummer, staff engineer with the city's engineering department, has reviewed the
development plan. Please refer to Mr. Kummer's report dated June 17, 2009.
Police
Lieutenant Richard Doblar, reviewed this proposal and has the following comments:
. Construction site thefts and burglaries are a large problem affecting many large construction
projects throughout the Twin Cities metro area. The contractor should be encouraged to plan
and provide for site security during the construction process. On-site security, alarm systems
and any other appropriate security measures would be highly encouraged to deter and report
theft and suspicious activity in a timely manner.
. Appropriate security and street lighting should be provided and maintained within the
development in order to assure that addresses are readily recognizable and accessible.
. The developer should be encouraged to provide enough vehicle parking spaces for the
residents and their guests during special events and occasions such as birthdays and holidays.
. The Maplewood Police Department anticipates that calls for service to the new facility will be
primarily for medical services. As such, it is highly encouraged that all entrances and exits on
the building are clearly marked in order to expedite the arrival of first responder and medical
personnel.
Assistant Fire ChieflFire Marshal
Butch Gervais, the Assistant Fire ChieflFire Marshal gave the following comments:
. Provide fire protection as required by code.
. Provide a fire alarm system as required by code.
. Provide a 20-foot-wide fire department access around the building.
. Provide a fire department lock box.
. Provide a floor plan at the main door where the alarm panel is located.
. Provide proper marking of the fire-protection room and fire alarm room.
. Provide marked floors directing emergency personnel to apartments.
5
COMMITTEE ACTION
July 7,2009: The planning commission recommended approval of this proposal with the changes
that the developer provide underground garages sufficient enough to serve the facility needs, if not
specifically excluded by HUD in their financing requirements. The planning commission also
recommended that the developer provide a fence or hedge on top of the slope to the east and north
of the building as a barrier from the slope.
RECOMMENDATIONS
A. Adopt the resolution approving the amendment of the conditional use permit for the Sl. Paul's
Monastery planned unit development, allowing unit size reductions for the Common Bond Senior
Apartment building called Century Trail Senior Housing. The approved unit sizes would be
allowed to range from 550 square feet to 575 square feet of gross floor area with a maximum of
540 square feet or net habitable area. Approval is based on the findings required by ordinance
in addition to the following reasons:
1. HUD financing is dependent upon reduced unit sizes.
2. The proposed apartment complex would provide useable common areas for the residents
as well as their own dwelling unit space such as a community room, screen porch, laundry
room and lounges.
3. The PUD ordinance allows for deviations from the code requirements since:
. The proposed development has a unique nature for which the code regulation should
not apply.
. The PUD would be consistent with the purposes of this chapter.
. The PUD would produce a development of equal or superior quality to that which would
result from strict adherence to this chapter.
. The deviations would not constitute a significant threat to the property values, safety,
health or general welfare of the owner or occupants of nearby land.
. The deviations are required for reasonable and practicable physical development and
are not required solely for financial reasons.
Approval is subject to the following conditions:
1. The applicant shall follow the plans date-stamped May 22, 2009. Staff may approve minor
changes.
2. The proposed construction must be substantially started within one year of council approval
or the permit shall become null and void.
6
3. The city council shall review this permit in one year.
4. The developer shall provide underground garages sufficient enough to serve the facility's
needs, if not specifically excluded by HUD in their financing requirements.
B. Approve the plans date-stamped May 22, 2009 for the Century Trails apartments located at the
corner of Benet Road, Monastery Way and Century Avenue. Approval is subject to the
applicant doing the following:
1. Repeat this review in two years if the city has not issued a building permit for this project.
2. Before getting a building permit, the applicant shall provide cash escrow or an irrevocable
letter of credit in the amount of 150 percent of the cost of completing exterior improvements
like landscaping, in-ground lawn irrigation, parking lot striping and the like.
3. Meet all requirements of the building official, fire marshal and police.
4. The developer shall provide underground garages sufficient enough to serve the facility's
need, if not specifically excluded by HUD in their financing requirements.
5. Comply with the city engineer's report dated June 17, 2009.
6. Provide lighting fixture details for staff approval of the fixture design and light pole height.
7. Comply with applicable May 14, 2007 city council PUD conditions.
8. Provide a site and design plan for the screening of any trash and recycling containers if they
would be kept outside. Should a trash enclosure area be proposed in the future, it shall not
be placed in any parking space.
9. Provide in-ground lawn irrigation as required by the city code.
10. The community design review board shall review major changes to these plans. Minor
changes may be approved by staff.
11. The developer shall provide a fence or hedge on top of the slope to the east and north of the
building as a barrier from the slope.
7
CITIZENS' COMMENTS
Staff surveyed the owners of the 56 properties within 500 feet of the site. Of the four replies, two
were in favor, one was opposed and one had no comment.
In Favor
1. I think this is needed housing for seniors. They should not be forced to move to the city for
affordable housing.. (Resident 1726 Woodland Lane, Maplewood)
2. We wholeheartedly support allowing unit sizes smaller than City Code for the proposed 40-unit
Common Bond Senior Housing apartments. There is a great need for senior housing and HUD
funding is essential to this project. We are proud to be located on the campus as the proposed
senior housing. (Sister Carol Rennie, St. Paul's Monastery)
Opposed
1. Refer to the letter from Julie and Ray Knudsen, 1711 Woodland Lane.
8
REFERENCE INFORMATION
SITE DESCRIPTION
Site size: 1.86 acres
Existing land use: Undeveloped
SURROUNDING LAND USES
North: Senet Road and SI. Paul's Monastery property
South: Trails Edge Townhomes
East: Century Avenue and undeveloped property in the City of Oakdale
West: The former SI. Paul's Monastery building and the new monastery building
PLANNING
Land Use Plan designation: R3H (High-density multiple-dwelling residential)
Zoning: PUD (planned unit development)
CODE REQUIREMENTS
Section 44-1093(b) of the city ordinances provides that the city council may grant deviations from the
city ordinance as part of a PUD based on the following criteria:
. The proposed development has a unique nature for which the code regulation should
not apply.
. The PUD would be consistent with the purposes of this chapter.
. The PUD would produce a development of equal or superior quality to that which would
result from strict adherence to this chapter.
. The deviations would not constitute a significant threat to the property values, safety,
health or general welfare of the owner or occupants of nearby land.
. The deviations are required for reasonable and practicable physical development and
are not required solely for financial reasons.
Section 44-1101 (b) of the city ordinances provides that the city council shall hold a public hearing to
amend a conditional use permit.
9
Findings for CUP Approval
Section 44-1 097(a) requires that the city council base approval of a CUP on nine findings. Refer to
the findings for approval in the resolution.
APPLICATION DATE
The application for this request was considered complete on May 22, 2009. State law requires that
the city decide on these applications within 60 days. The city council would have to act on this
proposal, therefore, by July 21, 2009. Since the review period schedule will go beyond that date,
staff has extended this review period an additional 60 days as allowed by statute. The extended
deadline for council action, therefore, is September 19, 2009.
p:sec13-29IPrioryICentury Trails Seniors Apartments 7 09 HPC te
Attachments:
1. Location Map
2. Century Trails Commons Plat Drawing
3. Site/Landscaping Plan
4. Approved PUD Development Plan
5. Century Trails Senior Housing Narrative
6. Colored Building Perspective (separate attachment)
10
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Attachment 5
Century Trails Senior Housinl!: Narrative
Proiect Historv
CommonBond Communities purchased the site from the Benedictine Sisters in
September of 2008. Its size is approximately three acres and lies at the intersection of
Century Avenue and Larpenteur Avenue, Both are major thoroughfares through the East
Metro Area. The site is within a fully developed area of the City. The area surrounding
the building is primarily single-family in nature with some large open spaces, including a
nature preserve, and a school located directly adjacent to the site. In addition the
Benedictine Sisters will maintain a presence at the north end of the site, which is the
location of their new monastery.
Tubman Family Alliance plans to take over the existing Monastery building to
consolidate its East Side current operations providing shelter for women and children
who have experienced domestic abuse. Washington and Ramsey County services will
also be available at the Tubman site. Tubman Family Alliance is a full-service family
violence prevention agency.
All utilities are available to the site. Among Tubman, The Benedictine Sisters,
CommonBond Communities Family project, and CommonBond Communities Senior
project, there will be almost $1,000,000 in new infrastructure improvements to the whole
site.
CommonBond Communities has a 50-unit family rental townhome project called Trails
Edge under construction just to the south of the proposed senior site, Other multi-family
residential development is being discussed that would be located immediately south and
west of the site. Development of these varied housing types will create a sense of
community at the site.
The surrounding neighborhood is primarily single-family homes, some on standard City
lots and some on large wooded lots. Along Larpenteur to the west of the site is a large
multi-family development and Hill Murray High School. Hill Murray will make a variety
of recreational opportunities available to residents, including school plays, concerts, and
sporting events.
Maplewood is an established suburb with a diverse population of families and seniors.
We have repeatedly heard that city leaders are concerned that seniors are leaving
Maplewood because of a lack of housing opportunities, so the proposed development will
only serve to maintain or improve the existing mix of people living in Maplewood. This
development will allow long-term residents of Maplewood to remain in their community
or allow seniors living elsewhere to move closer to their families as they age.
1
CommonBond Communities
CommonBond Communities, the sponsor and developer of Century Trails Senior
Housing, provides a strong model for building and sustaining affordable homes for
working families, individuals, seniors and people with special needs. Bringing the
expertise and experience of thirty-eight years, CommonBond is now the largest nonprofit
provider of affordable homes with services in the upper Midwest, present in 42
communities throughout the region.
While each setting is unique, there are core attributes found in all CommonBond
Communities: residents are welcomed into a community and find relevant on-site
services and resources to meet their needs. CommonBond's staff is motivated to provide
stability to residents to ensure that all people experience a strong sense of home.
CommonBond Communities measures its success by growth in the number of residents it
serves; by growth in the number of apartments and townhomes it operates; by reinvesting
in its housing portfolio and by the commitment and number of community partnerships it
maintains. CommonBond has built its reputation by demonstrating the effectiveness of
its mission-driven approach - return on investment as measured by resident success and
community revitalization.
Founded in 1971, CommonBond has grown to become the largest nonprofit provider of
affordable housing with life-changing resident services in the Upper Midwest. Over the
past 38 years, we have sponsored the development and preservation of 7,850 homes in
107 rental housing communities, located in 42 municipalities throughout the greater Twin
Cities metropolitan area and Wisconsin,
At CommonBond, we believe that home is everything. It allows people to feel safe and
secure, and to have the foundation necessary to stabilize their lives. CommonBond's
mission is to build community by creating affordable housing as a steppingstone to
success. Our goals are to:
· Acquire and rehabilitate existing properties as well as build new properties in
order to preserve and create high-quality affordable housing
· Ensure that properties are well maintained so that the surrounding community
sees them as an asset
· Form community partnerships to encourage self-sufficiency for families,
academic achievement for youth and independent living for seniors and residents
with special needs
CommonBond has earned a national reputation for excellence in developing and
managing quality affordable housing while providing customized resident services. Our
on-site technology-based learning centers, Advantage Centers, provide residents easy
access to a comprehensive employment program, early childhood programs and after
school tutorial and enrichment programs, English language classes, citizenship training,dand essential links to community resources that help newly arrived residents adjust to life
in the United States. Programs and activities for seniors foster independent living and
2
supportive housing in a caring community and encourage personal growth and
development for residents with special needs, We continue to refme our service delivery
methods to include the use of volunteers, strategic partnerships and other efficiencies.
HUD 202 Program
The HUD Section 202 Program provides a capital advance to finance the construction of
supportive multi-family housing for very low-income elderly persons and provides rent
subsidies for the projects to help make them affordable. Century Trails Senior Housing is
open to any very low-income household comprised of at least one person who is at least
62 years old at the time of initial occupancy. The current income limit for one very low
income resident is $28,300, and the limit for two persons is $32,350.
Century Trails Senior Housing is the 29th HUD 202/811 project developed by
CommonBond Communities, all of which remain in our portfolio of 100+ projects. Our
award-winning Compliance Staff is very familiar with income and expense verification
requirements for both HUD 202 and HOME requirements. The Compliance staff
monitors tenant income and expense information through third party verification using
HUD-approved forms and documentation.
The Section 202 Program helps expand the supply of affordable housing with supportive
services for the elderly. It provides very low-income elderly with options that allow them
to live independently but in an environment that provides support activities, HUD
provides interest-free capital advances to non-profit sponsors like CommonBond
Communities to finance the development of supportive housing. The capital advance
does not have to be repaid as long as the project serves very low-income elderly persons
for 40 years. Project rental assistance funds are provided to coyer the difference between
the HUD-approved operating cost for the project and the tenants' contribution toward
rent. Project rental assistance contracts are approved initially for three years and are
renewable.
HUD requires through the 202 Program that projects be modest in design. HUD will not
allow decks or balconies, dishwashers, trash compactors or washer and dryers within
individual units, HUD requires a maximum net rentable square footage of 540 sq. ft for a
1 bedroom unit.
Century Trails Senior Housing
Century Trails Senior Housing is a proposed 40-unit affordable HUD subsidized senior
housing project, which will be located in the Twin Cities suburb of Maplewood,
Minnesota. CommonBond Communities has received HUD Section 202 financing for
the project in the amount of $5,081,800, Section 202 financing provides both Capital
Grant funding for construction/development of the project, and a Project Rental
Assistance Contract, similar to Section 8, for rental assistance to Seniors who meet HUD
income criteria for an initial three-year period. The Rental Assistance Contract is
renewable after the initial term. In addition, Ramsey County will provide $350,000 to
3
Century Trails, We plan to close on the financing in November, and begin construction
immediately. Construction will be complete in Summer 2010. The project schedule is
attached in another document.
CommonBond Communities plans to build 40 one-bedroom units for seniors aged 62 and
older. Some of the apartments are leased to couples. Therefore, considering that there
will be at least a few couples who become tenants, Century Trails Senior Housing will
provide new, affordable housing to 40 to 45 individuals.
Access to the project site, which is located in the northwest quadrant of the Larpenteur
Avenue/Century Avenue intersection, will be provided both from Century Avenue and
from Larpenteur Avenue. The building's community room and patio area will be
oriented to take advantage of green spaces and morning sun exposure, as well as views of
wetland amenities east of Century A venue. The parking lot will be designed for easy
drop-off, ease of circulation, and snow plowing efficiency.
The building will be three stories high with an elevator, There will be 40 one-bedroom
units in the building. Dwelling units will be located on both sides of a central corridor.
The corridors will terminate in the exit stairs, which will be within the simple footprint of
the building, The building exterior will be maintenance-free, designed to complement the
existing neighborhood and will be planned for long life.
A community room on first floor will be designed for multiple uses and will be large
enough to accommodate all residents. It will be located for easy access from the main
entrance as well as the elevator and arranged in a way that privacy can be achieved when
needed. The community room will be oriented to a small patio & screen porch.
Laundry rooms will be located on each floor, with easy access from the elevator.
Additional spaces to be located on the first floor will include small offices for the
Property Manager and Advantage Services coordinator, a building storage room,
mechanical and electrical equipment rooms, and a small kitchen as part of the community
room, and public toilet. Additional public spaces may be located on the upper floors,
including, for example, card/game room and small lounges. Common areas will be
designed to facilitate delivery of services to residents,
The building is designed to be straightforward and easily maintainable over a long period
of time, The flexibility of multiple use spaces will meet the changing needs of the
residents over time. The units and common areas are designed with the possibility of
residents becoming less mobile and needing walkers or wheelchairs, For example, the
unit bathrooms are designed to accommodate future wheelchair use. Grab-bars will be
installed in all unit bathrooms. Towel bars will also be functional grab-bars. Accessible
units are included as required by law. Single lever faucets, ADA compatible hardware
and counter heights will all contribute to the ability of residents to age in place.
Attention is paid to details which will ensure the economical delivery of services and
facilitate long-term independence, while meeting changing needs of residents, such as:
4
attention to color, contrast and glare; easy-to-walk-on surfaces; landmarks established by
color, texture, and form; easy-to-read signage; easily reachable heights of electrical
outlets and switch locations; up-front range controls; and design to meet the needs of
persons with various disabilities, Wood blocking for handrails will be installed on both
sides of the common corridors. Initially handrails will be installed on only one side, but
as the residents' needs change, handrails can be installed on the other side without
incurring the significant cost to put blocking in place.
CommonBondcurrently provides "handicapped toilets" in all new senior units. This has
been well received by residents, and will aid in this daily living activity. Oval shaped,
ADA toilets will be installed in all units,
Care will be taken to engineer a building that will be energy efficient (modular boilers,
outside reset, computer controls, etc.) as well as durable. To the extent that pricing and
funding allows, brick and/or cultured stone may be used. Energy-Star appliances and
equipment will be specified.
Particular attention will be paid to the selection of windows so that they are easily
operated by an older population, easily washable inside and out and meeting the highest
affordable standard for noise, air, and water infiltration.
Bathrooms, in addition to grab-bars and elevated/raised toilets, as described above, will
also be designed with a linen closet, single handle faucets, light and exhaust on one
switch, and hand held shower heads.
Kitchens will receive natural light through the use of 112 walls. There will be room for a
dinette, a broom closet, 2-compartment stainless sink, combined vent/light over the stove,
a frost-free refrigerator, front control stove/oven, and wall mounted telephone/electrical.
Special attention will be paid to lighting over work surfaces.
What CommonBond is reC.'lUesting:
Sec. 44-353 Minimum Habitable Floor Area: Of the Maplewood Zoning Ordinance
requires that the minimum floor area for each one bedroom unit in an R-3B district be at
least: 580 square feet. Under the HUD 202 Program, HUD requires a maximum of 540
net rentable square feet. The reason that HUD sets a maximum square footage in the 202
Program is that this program is intended for very low income elderly, HUD expects that
the building will be modestly constructed to keep the overall construction cost affordable.
History shows that the majority of these units will be leased by I person there will be
very few couples. The residents will be very low income elderly and will not have a lot of
possessions, The room sizes at other HOD 202 projects are well received, The residents
genuinely love their Apartments.
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The building will have many common spaces and it is CommonBond's hope that we can
offset the difference in square footage by averaging the common spaces and include the
average in the overall square footage to help make up the difference.
The additional common spaces are as follows:
Community Room
Screen Porch
Laundry Rooms
Lounges
1036 sq. ft./40 units = 29.5 sq, ft,
344 sq. ft. /40 units = 8,6 sq. ft.
540 sq. ft. /40 units = 13.5 sq. ft.
1050 sq. ft, /40 units = 26.3 sq. ft.
Total Common Space
Average Common Space per Unit
2970 sq, ft.
74 sq, ft,
Century Trail Senior Housing Unit
540 sq, ft.
+74 SQ, ft.
614 sq, ft,
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