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Home My WebLink About1/18/1989 MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 EAST COUNTY ROAD B, MAPLEWOOD, MINNESOTA JANUARY 4, 1990 1. CALL TO ORDER Chairman Axdahl called the meeting to order at 7:30 p.m. 2. ROLL CALL Commissioner Lester Axdahl Present Commissioner Michael Ayers Absent Commissioner Richard Barrett Absent Commissioner Robert Cardinal Absent Commissioner Sue Fiola Absent Commissioner Lorraine Fischer Present Commissioner Gary Gerke Present Commissioner Dennis Larson Present III Commissioner William Rossbach Present 411 Commissioner Marvin Sigmundik Absent Commissioner Ralph Sletten Present 3. APPROVAL OF MINUTES A. December 18, 1989 Commissioner Fischer moved approval of the minutes of December 18, 1989, as submitted. Commissioner Sletten seconded Ayes-- Axdahl, Fischer, Gerke, Larson, Sletten Abstentions - Rossbach 4. APPROVAL OF AGENDA Commissioner Fischer moved approval of the agenda as submitted. Commissioner Sletten seconded Ayes-- Axdahl, Fischer, Gerke, Larson, Rossbach, Sletten 5. PUBLIC HEARINGS a. 7:30 p.m. - -Plan Amendment and Rezonings: Highway 61, Gervais Avenue and County Road C Secretary Olson presented the staff report. In response to a question from a commissioner, Secretary Maplewood Planning Commission - 2 - Minutes 1 -4 -90 Olson said there would not be any non - conforming uses created by these proposed land use plan amendments. Donald Christianson, 1111 E. Co. Rd. C, said he wants the property south of County Road C to remain zoned R- 1. Raymond Butler, 1117 E. Co. Rd. C, said he also wants the property south of County Road C to remain zoned R- 1 and feels it is inconsistent with the intent of the zoning code to zone this property farm. Mike Hogan, 1160 E. Co. Rd. C, and James Nygard, 1110 E. Co. Rd. C, also said they were in favor of this property remaining R -1 zoning. Mr. Nygard presented a petition to the Planning Commission by the residents adjacent to County Road C. Dennis Berry, 984 Brooks Court, asked that if the zoning is changed on the property west of his property and a conditional use permit is required, a berm or landscape screen be required on the corner abutting the 411 landscape property. Nancy Anderson, 1122 E. Co. Rd. C, said she wanted the property behind her home to remain zoned R -1. The commissioners discussed with staff some of the issues involved with possible future extensions of Forest Street and Gervais Avenue. Several additional property owners south of County Road C said they wanted the property proposed for farm zoning to remain R -1 zoning. Commissioner Sletten moved the Planning Commission continue this hearing on January 18, 1990. Commissioner Fischer seconded Ayes-- AXdahl, Larson, Rossbach, Sletten b. 7:45 p.m., Plan Amendment and Rezoning: McMenemy Street, South of MnDOT Ken Roberts, Associate Planner, presented the staff report for this proposed land use plan amendment from RM, medium density residential to RL, low density 411 Maplewood Planning Commission -3- Minutes 1 -4 -90 residential, and a rezoning from F, farm residential to R -1, single dwelling residential, for the area south of the MnDOT property along the west side of McMenemy Street. Jim Gerard, 1716 McMenemy Street, asked if this proposal would affect property taxes. Staff responded that Mr. Gerard would have to inquire with Ramsey County Tax Assessor for this information, but since no development change is proposed for the area Ramsey County Tax Department would not receive any notice. Commissioner Fischer moved the Planning Commission recommend: 1. Approval of the resolution which amends the land use plan for the area south of the MnDOT property and west of McMenemy Street from RM, medium density residential to RL, low density residential on the basis that the City does not anticipate any change in the current use of this area for single- dwelling homes. 2. Approval of the resolution to rezone the area south of the MnDOT property and west of McMenemy Street from F, farm residential to R -1, single - dwelling residential based on the findings required by ordinance. Commissioner Sletten seconded Ayes-- Axdahl, Fischer, Gerke, Larson, Rossbach, Sletten 6. NEW BUSINESS a. Street Vacation: Radatz Avenue Secretary Olson presented the staff report for this requested vacation for the Radatz Avenue right -of -way north of ABRA Auto Body for expansion of their parking lot. A commissioner suggested some kind of security and screening should be required for the vehicles parked at ABRA Auto Body. S Kim Benson, Highway 61 Partners and owners of the building leased to ABRA Auto Body, said he is the } Maplewood Planning Commission -4- • Minutes 1 -4 -90 representative for ABRA Auto Body at this meeting. Mr. Benson said he was not aware of any vandalism at ABRA in the past. Roger Anitzberger, a member of the Community Design Review Board, said the issue of screening had been discussed when this item was reviewed but since it was proposed that no damaged or dismantled vehicles would be stored outside, the Review Board did not require any screening. Commissioner Fischer moved the Planning Commission recommend adoption of the resolution vacating Radatz Avenue north of 2806 Maplewood Drive, on the basis that: 1. This right -of -way is not needed for utility or roadway purposes. 2. The majority of Radatz Avenue to the east has already been vacated. 3. The vacation would allow the expansion of the • parking lot at 2806 Maplewood Drive without the need for a variance. Commissioner Sletten seconded Ayes -- Axdahl, Fischer, Gerke, Larson, Rossbach, Sletten 7. VISITOR PRESENTATIONS 8. COMMISSION PRESENTATIONS A. Council Meeting: December 28, 1989 Commissioner Sletten reported on the meeting. B. Representative for the January 8 City Council Meeting: Gary Gerke 9. STAFF PRESENTATIONS 10. ADJOURNMENT Meeting adjourned at 9:58 p.m. MEMORANDUM 411 TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: Land Use Plan Amendment and Rezoning LOCATION: South side eaofrFro Frost tr Avenue, between Phalen Place and APPLICANT: City of Maplewood OWNERS: Raymond Dykema, Stephen Continenza and Merton Reed DATE: January 10, 1990 SUMMARY INTRODUCTION The City is proposing changes to its land use plan and zoning map. The land use plan shows how the City expects property to develop in the future. The zoning map regulates how property can be currently used. The City Council has requested a study of each area where the zoning map and land use plan do not agree. The area being studied in this report is south of Frost Avenue between Phalen Place and the railroad property. The existing and proposed land use plans are shown on pages 7 and 8. The proposed change is a land use plan amendment from RM, medium density residential to BW, business warehouse for the existing BC, business commercial zone south of Frost Avenue. 110 The property line /zoning map is shown on page 9. The proposed change is a rezoning from BC, business commercial to M -1, light manufacturing for the same area. CRITERIA FOR APPROVAL Plan Amendments Plan amendments require no specific findings for approval. Any amendment, however, should be consistent with the City's land use goals and policies. Rezonings Section 36 -485 of the City Code requires the following findings to approve a rezoning: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injurer or detract from the use of neighboring property or f the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 411 • 3. The proposed change will serve the best ntestsaand conveniences of the community, where applicable, the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. DISCUSSION This area has developed with mix outlined commercial below attempt to changes uses. The recommended as balance the highest and best use of these properties with a manner that is compatible with the surrounding pro P consistent with the City'sollvelopment policies. The recommended changes are explaine Plan Amendment As shown on the existing land use map, the existing commercial area is designated RM, medium density residential. The fproposed plan amendment to BW, business warehousing is proposed area currently zoned Bistbusiness expected commercial development consistent with the existing and this area. Itmore order to redevelopment compatible to be consistent with the proposed M -1 zoning of the site. Rezoning The rezoning to M -1 homeseenThe ighborh more for the surrounding and th e fettre concerned with the impact that the existing nd e nv futre of the development might have on their prof in tie developed ar reeoflhed M -1 zone to the neighbors is that any within 350 feet of a residential zone requires a condi us eng permit from the City Council. This the use. The and the ability for the City to p lace it riato with u M -1 BW land use classification is the most app P zoning. The existing businesses (Golf Cars, MaplewoodsMirinee and ltzene Maplewood Auto Clinic) would be permitted while outdoor storage areas in the M -1 zonequireacontinue conditional use permit. This means that the storage yards could ehta o operate, but if they are discontinued f f o rho ne on e ar o r plree t property must be developed according to that time. In addition, the property owner has indicated to staff that he is considering constructing a metal building fornstorageaand /oralini warehousing units at this se. found in the M -1 zoning district with a BW land use designation. 2 • RECOMMENDATIONS Ilk 1. Approve the resolution on page 14 which amends the land use mean for n dium den sit residential 3 to a BW, lbusiness t warehouse r on th me basis that: a. The BW designation is consistent with the BC zoning and proposed M -1 zoning of the area. b. Tessi better to than to rein and the existing commercial development. 2. Approve the resolution on page 12 to rezone the property at 1136 and 1160 Frost Avenue from BC, business commercial to M -1, light manufacturing based on the findings required by ordinance and that: a. It would be consistent with the proposed BW designation on the land use plan. b. The property has been zoned and used commercially for many years. Ilk 3 • CITIZEN COMMENTS Staff mailed surveys din the owners their comments r 9 g in favor and 6 objected. In Favor 1. It would help with taxes and more new jobs; I am for progress. 2. It better fits the overall neighborhood. Objections 1. You are nedcasgisxandlincludeestablished cornerllotson Phalen - Leave e zon Scharffbilling Frost in the BC so the marine could use it. 1893 Phalen Place) Staff comment: The uin plan moveamendment thosercurrentlylin not force the existing bs esses operation, the outdoor storage areas would o become copens nonconforming uses which require Cit y Council approval 2. Lets keep single family housing in the area! Its already congested with traffic. Consider developing it into more open space - something Maplewood familys desire and need. 3. n o oat thelHenjy wants awful fair at tun Henjy dwellings! Please fir ground site and other single family do not cater to big development - they did not vote you in and care only for their own pocket books! (Anderson - 1101 Fenton) 4. Why are we trying to fix that which is not broken? (Grambush - 1865 Phalen Place) 5. It is my understanding that if the land is not used for storage for a period of one year o rr m, I We feel would loose s eu the use lif his land for outside storage purposes. mt We i are prospective buyers if we decided to sell nothis properte.to also concerned about the possibility of expand our operation by not being able to build a storage building. Other concerns include the possibility of lower real estate values. Staff reply: The original survey for this site proposed rezoning the property to BC -M, business commercial modified which would put limits on the types of future land use activities for this site. 6. See the letter on page 11. 4 • Site Description REFERENCE Area: approximately 189,000 square feet (4.3 acres) Existing Land Uses: Cars Maplewood Surrounding Land Uses North: Frost Avenue and city park East: Undeveloped property zoned R -2 and planned RM South: City park property West: single - family homes and lots fronting on Phalen Place that are planned RL, low- density residential and zoned R -1, single - dwelling residential. Past Actions 11 -8 -82: The City Council amended the land use plan from RM, residential medium - density, to RL, residential low density for the area immediately to the west of this site. This is shown on the map on page 10. Planning 110 Low Density Residential (RL) - "This classification is primarily designated for a variety of single - dwelling homes. An occasional double dwelling may be allowed. The population density is 14 people is per net acre" (page 18-29). Medium Density Residential (RM) - "This classification is designated for such housing types as single- family houses on small lots, two - family homes, townhouses, and mobile homes. 18 The ) maximum population density is 22 people per net acre" (page Business Warehousing (BW) - Industrial uses found in this classification include governmental and public utility buildings and structures, storage and warehousing facilities, wholesale business and office establishments, cartage and express facilities, radio and television stations and other industrial uses of a lower- intensity nature. R -1, Single Dwelling Residential which allows single - family dwellings, public parks and home occupations. Golf courses and the storage of commercial vehicles are permitted with a conditional use permit BC, Business and Commercial which allows a wide variety of uses banks, retail r Places a s ofa offices, amusement or banks, a 5 411 tai storage bui ldings III and me t6.1 used car lots erml es °f yards, use p us Storage onditi °dal u e permitted r ecrea tion, ecre atlo tt with a ing which allows r ho4c10-11:1nsinesses, pia A conditional O dlt erml te a are Pe Ufao tu= lanne ac tors ousel yards ding ° • Manufa cturing an n ot p co ntr wa rehou ses. Y bull ding r 7'19ht tr ict ( if sh °ps s and storage . d a ny b t ion l district. u BC dis act u ring . off ice ar lots ) an tial e t tom f the aboratorlesf °r use n LSC or a res exte nen it is re�utr ct (if .n feet of BC uses o fu co ducted withl necessa to exterior cm the plan be updatmaps compatible. crit fr s should d Z °ding t of 'Poli 2 ; Zoning use maps an d re devel o p ment be make both the lad replacement and red ve means Rene or Renewal, ti le on and private differing types of page 18- substandard a nd/ h public distinctly ast on which age 18-5: shed throng ons betw in an adjoining developments. e �el°p m s a ccompl ished Trans egad e impact on o f • l opmen s Page shall be accomplished i es similar of negative n types l la land es create a r possible, Y lines so that ene �e rop t 5 ; Whene p • 'Page 1 on the same street • fro nt (Existi N E O 7 and Use Flan Map (Propos KE orhpOd L d Us e P Att sto Neighb °rhoo n e n 1. Gladstone Line /Zone Map enZa 2. . 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III Property exempted from amendment at the requmesPthis Ro f OPERTY LINE MAP (AREA AMENDMENT FROM RM to RL on 11-8-82) 10 Attachment4 , ■ / e N N _.........., EMNIMME7 . , 1 January 5, 1989 • y • To Whom it May Concern: The property you are trying to re -zone I, Steve Continenza, purchased in 1985. The reason for purchasing the property was because it was commercial property. I am still paying for the property and will be for the next 15 years. Therefore, I will not allow someone to degrade my property value by lowering its zoning value to commercial- modified. I pay very high property taxes here and operate a business from this property. To change it to commercial- modified would de -value the property as far as resale value and /or any future plans I may have for the property. I am prepared to fight this to the end if you even consider changing r - zoning. :=5,7,,ti.,___4- (2 Stephen A. Continenza, Owner ` , 2aplewood Auto Clinic II 1160 Frost Avenue Maplewood, Minnesota 55109 612 - 776 -13 • . 11 Attachment 5 REZONING RESOLUTION WHEREAS, the City of Maplewood initiated a rezoning from BC, business commercial to M -1, light manufacturing for the following- described property: Lots 1 -20, Block 1 and Lots 1 -10, Block 2 of Kavanagh + Dawsons Addition to Gladstone in Section 16, TN 29, RN 22. This property is also known as 1136 and 1160 Frost Avenue, Maplewood; WHEREAS, the procedural history of this rezoning is as follows: 1. This rezoning was reviewed by the Maplewood Planning Commission on January 18, 1990. The Planning Commission recommended to the City Council that said rezoning be approved. 2. The Maplewood City Council held a public hearing on , 1990 to consider this rezoning. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described rezoning be approved on the basis of the following findings of fact: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. 5. It would be consistent with the proposed BW designation on the land use plan. 12 Attachment 6 Mk 6. The property has been zoned and used commercially for many years. 411 .Adopted this day of 1990. 13 PLAN AMENDMENT RESOLUTION WHEREAS, the City of Maplewood initiated an amendment to the Maplewood Comprehensive Plan from RM, medium - density residential to BW, business warehouse for the following- described property: Lots 1 -20, Block 1 and Lots 1 -10, Block 2 of Kavanagh + Dawsons Addition to Gladstone in Section 16, TN 29, RN 22. This property is more commonly described as 1136 and 1160 Frost Avenue, Maplewood; WHEREAS, the procedural history of this plan amendment is as follows: 1. The Maplewood Planning Commission held a public hearing on January 18, 1990 to consider this plan amendment. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Planning Commission recommended to the City Council that said plan amendment be approved. 2. The Maplewood City Council considered said plan amendment on , 1990. The Council considered reports and recommendations from the Planning Commission and City staff. • NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described plan amendment be approved on the basis of the following findings of fact: 1. The BW designation is consistent with the BC zoning and proposed M -1 zoning of the area. 2. This area is better suited to commercial uses than to residential uses to its proximity to Frost Avenue and the existing commercial development. Adopted this day of , 1990. 14 Attachment 7 MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: Land Use Plan Amendment and Rezoning LOCATION: West side of Highway 61 between County Road C and Beam Avenue APPLICANT: City of Maplewood DATE: January 10, 1990 SUMMARY INTRODUCTION The City is proposing a land use plan amendment from OS, open space to BW, business warehousing for the property on the northwest corner of Highway 61 and County Road C and a rezoning from M -1, light manufacturing to F, farm residential for the area west of Highway 61 between County Road C and Beam Avenue. These are shown on the maps on pages 6 and 7. BACKGROUND On November 16, 1989, the City Council initiated a study by staff of properties which have zoning and land use designations that are inconsistent. The zoning designation for a property defines the current development rights for the site while the land use 410 plan designation is the City's expected future use of the property. CRITERIA FOR APPROVAL Plan Amendment Plan amendments require no specific findings for approval. Any amendment, however, should be consistent with the City's land use goals and policies. Rezoning Section 36 -485 of the City Code requires the following findings to approve a rezoning: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 411 IIM 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. DISCUSSION The current designation (OS) for this area on the City's Land Use Plan is not consistent with the existing zoning (M -1) along the west side of Highway 61. To resolve this inconsistency, two changes are proposed for this area. The first proposal is to amend the land use plan to BW, business warehousing for the property on northwest corner of Highway 61 and County Road C. There is currently no designation for this site. There appears to be approximately 3 acres of potentially developable land on this corner which is zoned M -1. As such, the proposed change would make the land use designation consistent with the zoning designation for this property. The rezoning from M -1, light manufacturing to F, farm residential would eliminate the potential for commercial or industrial uses. Such uses would be inappropriate in an area designated on the land use plan as OS (open space). All of the area proposed for the rezoning is beneath the 100 -year flood protection level of Kohlman Lake. In addition, much of the area designated open space is • covered by Ramsey County flowage easements as part of their Kohlman Lake restoration project. The locations of these easements are shown on the map on page 8. The only current use of the land are the KSTP towers. The towers, however, are already on F zoned land, and therefore, nonconforming uses. Any future tower construction would require a conditional use permit, regardless of zoning. There is also a small piece of land owned by Naeglie Sign Company. The F zone does not allow billboards. RECOMMENDATIONS 1. Approve the resolution on page 9 which amends the land use plan for the property on the northwest corner of Highway 61 and County Road C from OS, open space to BW, business warehousing on the basis that the property is zoned M -1, light manufacturing and that there appears to be sufficient land area for urban development. 2. Approve the resolution on page 10 to rezone the area west of Highway 61 between County Road C and Beam Avenue from M -1 light manufacturing to F, farm residential based on the findings required by ordinance and that property is planned OS (open space). 2 mow • 410 CITIZEN COMMENTS Staff mailed surveys to the 40 property owners within 350 feet for their comments regarding this proposal. Of the 9 replies, 4 were in favor, 3 had no comment and 2 were opposed. REFERENCE Site Description Existing land use: KSTP transmission towers and undeveloped Surrounding Land Uses North: Maplewood Toyota and single - family homes along Beam Avenue East: Highway 61 South: Single - family homes along County Road C West: marshy undeveloped property and Kohlman Lake Planning Open Space (OS) - "This land use classification is designed to provide land use areas throughout the community which act to complement all other land uses by providing a reasonable balance of open space in relation to urban development. Within this classification there are a number of specialized land use activities which can be further classified such as parks and playgrounds, natural drainage courses, cemeteries, school grounds, golf courses, lakes, pedestrian trailways and scenic drives and environmental protection areas, encompassing wetlands and flood plains" (18 -32). Business Warehouse (BW) - "Industrial uses found in this classification include government and public utility buildings and structures, storage and warehousing facilities, wholesale business and office establishments, cartage and express facilities, radio and television stations and other industrial uses of a lower- intensity nature" (p. 18 -31). Existing zoning: M -1, light manufacturing which allows the permitted uses of the BC, business and commercial district (if not planned LSC or RM), wholesale businesses, custom manufacturing shops, contractors shops, places of amusement, laboratories, offices and warehouses. A conditional use permit is required for used car lots, storage yards, permitted uses of the BC district (if planned LSC or RM) and any building or exterior use conducted within 350 feet of a residential district. Proposed zoning: M -1 and F, Farm Residential which allows single - family dwellings, general farming, commercial greenhouses and nurseries. Livestock raising, manufactured home parks and golf courses are permitted with a conditional use permit. 411 3 !Moreland District Regulations The entire area in question is within the Shoreland District boundary of Kohlman Lake. Section 36 -566 (g) of the City Code requires the lowest floor of all structures to be at least three feet above the "ordinary high water mark." In this instance, the ordinary high water mark is at an elevation of 859.5, therefore, the lowest floor elevation must be no lower than 862.5. Most of the land along Highway 61 is below this elevation and would require filling for construction of a building. Attachments 1. Kohlman Lake Neighborhood Land Use Map (Existing) 2. Kohlman Lake Neighborhood Land Use Map (Proposed) 3. Property Line /Zoning Map 4. Ramsey County Flowage Easement Map 5. Plan Amendment Resolution 6. Rezoning Resolution kenrmemo3 411 4 r I L -c• i I 1 1 \ '. 1 1 • . MI • RI R — BW Rr • 111 i _. .� - a - -- = a wAllr • _ .. . 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I , /,. • r k"^"""' •""' tiii At_ [ .a. OS . it •'} :;fir.. »i,.• : :7/ 447z" i .102 . " '''''s 1e , . % %''� I it //,, I I I ::: .; .. / it , 1 I.NI_I 1 Tin �% r7/ > I I I • • • : , # 4 i X,.. : 1: 1: . ..; 01, '," z,•'' :... a I T I I . • k CC • • • • •D i� {(AtS11 • r '�24;c1 � li r-r .� �� • .'ice, .1 -f ,. , . �'' ;.. A .•Y i 1 . I I I • • 4.. - -- 6 G 1 iNF.v - - -,idl — _ .c " � � "L 1 .. 8 I 11 1 1 ...... 1 282 - I I I DEPARTMENT kAusEy COUNTY R.G.G. 3 -1}S. Q ?.. r Aann Z PERMANENT FLOWAGE EASEMENT n :..•• ••• TEMPORARY CONSTRUCTION & PERMANENT ACCESS EASEMENT • FLOWAGE EASEMENT � a�tl q °O• "' PERMANENT FLOWAGE , PERMANENT N O RESTRICTION ON FILLING OR ACCESS , & TEMPORARY CONSTRUCTION DEVELOPMENT EASEMENT • SECTION 4 , R.22 W. ,' T 29 N. DATE 3/3 DRAWN' 0. HAGI•E N. RAMSEY COUNTY FLOWAGE EASEMENTS [ • 8 Attachment 4 • PLAN AMENDMENT RESOLUTION WHEREAS, the City of Maplewood initiated an amendment to the Maplewood Comprehensive Plan from OS, Open Space to BW, Business Warehousing, for the following- described property: the south 300 feet of the east 660 feet of the SW 1/4 of the SE 1/4 of Section 4, TN 29, Range 22. This property is more commonly described as the northwest corner of Highway 61 and County Road C. WHEREAS, the procedural history of this plan amendment is as follows: 1. The Maplewood Planning Commission held a public hearing on January 18, 1990 to consider this plan amendment. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Planning Commission recommended to the City Council that said plan amendment be approved. • 2. The Maplewood City Council considered said plan amendment on , 1990. The Council considered reports and recommendations from the Planning Commission and City staff. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described plan amendment be approved on the basis of the following findings of fact: 1. The property is zoned M -1, light manufacturing, which is consistent with BW designation. 2. There appears to be sufficient land area for urban development which would not be permitted with an OS designation. Adopted this day of , 1990. • 9 Attachment 5 REZONING RESOLUTION • WHEREAS, The City of Maplewood initiated a rezoning from M -1, Light Manufacturing to F, Farm Residential for the property west of Highway 61 between County Road C and Beam Avenue as shown in the Staff report dated January 3, 1990. WHEREAS, the procedural history of this rezoning is as follows: 1. This rezoning was reviewed by the Maplewood Planning Commission on January 18, 1990. The Planning Commission recommended to the City Council that said rezoning be approved. 2. The Maplewood City Council held a public hearing on , 1990 to consider this rezoning. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described rezoning be approved on the basis of the following findings of fact: • 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. 5. The area in question is planned OS, Open Space, which is consistent with the F zoning designation. Adopted this day of , 1990. 411 10 Attachment 6 ti MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: Land Use Plan Amendment LOCATION: West of Highway 61, between Beam Avenue and County Road D APPLICANT: City of Maplewood DATE: January 8, 1990 SUMMARY INTRODUCTION The City is proposing a change to its land use plan. The land use plan shows how the City expects property to develop in the future. For reference, the zoning map regulates how property can be currently used. The City Council has requested a study of each area where the zoning map and land use plan do not agree. The area being studied in this report is west of Highway 61, between Beam Avenue and County Road D. The existing and proposed land use plans are shown on pages 6 and 7. The proposed change is a land use plan amendment from RM, medium density residential to BW, business warehouse for the area between Beam Avenue and the NSP high - voltage transmission lines. • BACKGROUND December 16, 1983: The land use plan was amended in this area by designating a major collector street as a connection between Beam Avenue and County Road D, and by changing it from LSC to the current BW and RM designations. The land use map from 1981 for this area is shown on page 8. CRITERIA FOR APPROVAL Plan amendments require no specific findings for approval. Any amendment, however, should be consistent with the City's land use goals and policies. DISCUSSION This area of the City has developed with a mix of residential, commercial and industrial uses. The recommended plan amendment attempts to balance the highest and best use of these properties with a use that can be compatible with the surrounding properties and in a manner consistent with the City's development policies. Staff is recommending that the area south of the NSP transmission lines and west of the proposed major collector street be amended on the land use plan to a BW classification. This area is currently planned RM, residential medium density. This area appears best suited to commercial uses due to its proximity to Highway 61 and the future street connection between County Road D and Beam Avenue running through the middle of the area. In addition, one of the policies from the City's land use plan is to have similar types of land uses fronting each other on the same street. The proposed plan amendment will allow future development to occur in a manner consistent with this policy. Due to the potential for a property tax increase, staff is not proposing any rezonings at this time. The possible future zoning of the property is shown on the map on page 10. The changes in the zoning shown on this map are intended to be consistent with the recommended plan amendment discussed herein. The property owners to the west of this area are concerned with the impact of any development might have on their properties. The advantage of the future M -1 zone to the neighbors is that any use developed within 350 feet of the residential zone requires a conditional use permit From the City Council. This would involve a public hearing and an opportunity for neighborhood involvement. RECOMMENDATION 410 Approve the resolution on page 12 which amends the land use plan for the area west of Highway 61 between Beam Avenue and the NSP transmission lines from RM, medium density residential to BW, business warehouse, as shown on the map on page 6 of the staff report, on the basis that: 1. This area is better suited to commercial and light industrial uses than to residential uses due to its proximity to Highway 61 and the future major collector street between County Road D and Beam Avenue and the existing and future commercial development. 2. The BW designation is better suited to the property west of the future major collector street between the NSP transmission lines and Beam Avenue as it will be a commercial street and similar land uses should front each other on the same street. 3. The owner prefers the BW to the RM designation. 411 2 • CITIZEN COMMENTS Staff mailed surveys to the 45 property owners within 350 feet for their comments regarding this proposal. Of the 15 replies, 8 were in favor and 7 objected. In Favor 1. It will meet the needs of this area and have great highway access. (2 responses) 2. The M -1 corridor along Highway 61 as a buffer to the single - family homes west of Highway 61. • 3. Townhouses would be OK. Apartments would not fit in this area. (For the area north of the NSP transmission lines). Objections 1. I object to this proposal because of the traffic and environmental concerns including noise and other pollution. (Sanft - 2925 Frank Street) 2. This property should be developed with single - family dwellings. (Cleveland - 2989 Carey Heights Drive) 3. This property should be developed with single - family homes. (Prokosch - 1272 East County Road D) 4. The area south of the NSP transmission lines should remain single family. (Carey - 1174 County Road D) 5. Kohlman Lake Overlook was intended as a development of executive homes with protective covenents designed to enhance property values. This proposal will work to reduce property values and it should not be approved. The best alternative is to convert this land into park area. (Rostal - 1211 Frank Ct.) 6. We feel that it is inappropriate to plan manufacturing and /or commercial use of the property immediately abutting $200,000- $250,000 homes. The existing plan provides a buffer zone of RM development between BW and R -1 areas. We have made significant decisions concerning our property (including the payment of very large assessments) on the basis of the adopted land use plan. Approximately 20 families have recently invested in quality invested in quality homes north of us assuming (we imagine) that the area would developed in accordance with the existing plan. We think that the area needs its share of quality single residences and that further heavy concentrations of commercial and industrial development should be avoided. In summary, we are opposed to the extension of the M -1 zoning because of the adverse effect it will have on our property value and the value of surrounding properties. (Vars - 1140 Beam Avenue) 411 3 • REFERENCE Site Description Area: approximately 19 acres Existing Land Uses: undeveloped land being mined. Surrounding Land Uses North: County Road D and single - dwelling properties East: Guldens Restaurant, 2 single- family homes along the north side of Beam Avenue and Highway 61 South: Beam Avenue and single - family homes along the south side of Beam Avenue West: Single - family homes and lots in Kohlman Lake Overlook and along Carey Heights Drive - Planning Medium Density Residential (RM) - "This classification is designated for such housing types as single - family houses on small lots, two - family homes, townhouses, and mobile homes. The maximum population density is 22 people per net acre" (page 18 -30). Business Warehouse (BW) - "Industrial uses found in this classification include government and public utility buildings and structures, storage and warehousing facilities, wholesale business and office establishments, cartage and express facilities, radio and television stations and other industrial uses of a lower - intensity nature" (p. 18 -31). F, Farm Residential which allows single - family dwellings, general farming, commercial greenhouses and nurseries. Livestock raising, manufactured home parks and golf courses are permitted with a conditional use permit. M -1, Light Manufacturing which allows the permitted uses of the BC district (if not planned LSC or RM), wholesale businesses, custom manufacturing shops, contractors shops, places of amusement, laboratories, offices and warehouses. A conditional use permit is required for used car lots, storage yards, permitted uses of the BC district (if planned LSC or RM) and any building or exterior use conducted within 350 feet of a residential district. Policy criteria from the plan: - Page 18 -5: Whenever possible, changes in types of land use shall occur along rear property lines so that similar uses front on the same street . 4 - Page 18 -19: Promote industrial land use developments in planned park -like environments. Public Works The major collector street alignment shown on the land use plan has been designated a County -State Aid Street by the State of Minnesota and Ramsey County. The alignment shown has been established based on topography and accepted geometric design standards. KENRMEMO5 Attachments 1. Kohlman Lake Neighborhood Land Use Plan Map (Existing) 2. Kohlman Lake Neighborhood Land Use Plan Map (Proposed) 3. Kohlman Lake Neighborhood Land Use Plan Map (1982) 4. Property Line /Zoning Map (Existing) 5. Property Line /Zoning Map (Future) 6. Area Concept Development Plan 7. Plan Amendment Resolution 411 5 s . / . A Vadnais Height — �� - interchange � . -- - - principal arterial • . _ _ _. �� ,Rte - !- „ _. , . . .._.•...• i . , RI pi r ! isy' . ..• .. _ , _.• , ..• . . ..,/ ---,f . I- . 3 - I 1 .. E' 1 : i i _ , L • II4' : . • IN 3•_ c , . UTTLC CANS , r :iv • .. ^ . __ .. minor arterialo • 1 , OTC . - -=— .r If i . ' RI ) 1 . , . . -o I 11 I '"' 1� 1 ;I 1 , ' I I1:i 0 ! . , 4, 4.0 ( I ; . . • ; A 1. , ; : ; ! ; ; - ,.. • . . m.___J 1 ♦• / ( I I or 1 teri 1 1 � 1 . llec1.: I . - m ' ' c o�o�� " ,._ mi ar 1 a. i ' �Irl I11�1 J 1.— d 0 . EY 1 1 .11 _ - -- ff s. . , .- ..4i-..L.s.. . - ___ L. _ L. v Id - 0 I _ I 1/ 1 Kohiman Lake N EIGHBORHOOD LAND USE PLAN N II 6 Attachmen 1 • • Vadnais Height • / \ c ...........: .../. - ._-- interchange we= . • ..e......""' Principal arterial � . d „ i ..... .Z: 4•••'''. _— - •r _ - 1 i . (r71 ...:..:.:„._....., ....., RI ► 1 . .4 s c • • ::::: 40:. • Bw . R pis - Z i LITTLE GAMMA , r L -. " I. o = x minor arteri ti ► � .110 ca , ri 1 .•• I I I. � Ii• • CC i -- . 1 11 er.• I I 4 1:, 'IIi W . . ._ :40 RI • ;, ,I • -. ma 'or ' ' • c " 1 , / minor arteri i i . LE In v E N...... ) . i I I -J i _ 1 . I C . rt., 1 .. r • .. —„ . . ... Hill . c., . C.) • I • or UM. . ..____ 4 . . r - • .. a► . _ __ . 1 c 1 4 -::::::::::::::-:. Kohlman Lake NEIGHBORHOOD '''()' PROPOSED E >>PLAN LAID LAND USE PLAN N �rn e EnIT- �2/» iZ� ( per) P -6 ED) 1 , 7 Attachment 2 NOMM I . . i . . . 1 . . • ---/AI lik- __ of Vadnais-Height - A • interchange c.....---at „,,e 11 \----------------- - •...yourszarcseava ;neer arterial ma:c-a.z_mar2J 1 i .. - =-_-- .-=.:-.- ..1,• • - - ------ -zaza=ztvgrate . 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