HomeMy WebLinkAbout2019-09-17 PC Packet AGENDA
CITY OF MAPLEWOOD
PLANNING COMMISSION
Tuesday, September 17, 2019
7:00 PM
Council Chambers - Maplewood City Hall
1830 County Road B East
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes
a. August 20, 2019
5. Public Hearing
a. TGK Automotive Service, 2545 Conway Avenue East
1. Conditional Use Permit Resolution
2. Setback Variance Resolution
6. New Business
7. Unfinished Business
8. Visitor Presentations
9. Commission Presentations
a. September 9, 2019 city council meeting — Commissioner Arbuckle
1. Final Adoption of the 2040 Comprehensive Plan
2. North End Vision Plan Adoption
10. Staff Presentations
11. Adjournment
MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, AUGUST 20, 2019
7:00 P.M.
1. CALL TO ORDER
A meeting of the Commission was held in the City Hall Council Chambers and was called to order
at 7:00 p.m. by Chairperson Arbuckle.
2. ROLL CALL
Paul Arbuckle, Chairperson Present
Frederick Dahm, Commissioner Present
Tushar Desai, Commissioner Absent
John Eads, Commissioner Present
Allan Ige, Commissioner Present
Bill Kempe, Commissioner Present
Lue Yang, Commissioner Absent
Staff Present: Michael Martin, Assistant Community Development Director
3. APPROVAL OF AGENDA
Commissioner Kempe moved to approve the agenda as submitted.
Seconded by Commissioner Dahm. Ayes —All
The motion passed.
4. APPROVAL OF MINUTES
Commissioner Kempe moved to approve the July 16, 2019, PC minutes as submitted.
Seconded by Commissioner Dahm. Ayes — Chairperson Arbuckle,
Commissioner's Dahm, Ige,
& Kempe
Abstention —Commissioner Eads
The motion passed.
5. PUBLIC HEARING
None.
6. NEW BUSINESS
a. North End Vision Plan
i. Assistant Community Development Director, Michael Martin introduced the item and
answered questions of the commission.
August 20, 2019 1
Planning Commission Meeting Minutes
ii. Jay Demma, Perkins+Will, IDS Center, 80 South Eighth St, Suite 300, Minneapolis, gave
the presentation on the Draft North End Vision Plan and answered questions of the
commission.
Commissioner Kempe moved to approve the Draft North End Vision Plan.
Seconded by Chairperson Arbuckle.
The motion passed.
7. UNFINISHED BUSINESS
None.
8. VISITOR PRESENTATIONS
None.
9. COMMISSION PRESENTATIONS
a. September 9, 2019 City Council Meeting — Chairperson Paul Arbuckle
• Final Adoption of the 2040 Comprehensive Plan
• North End Vision Plan
10. STAFF PRESENTATIONS
None.
11. ADJOURNMENT
Chairperson Arbuckle adjourned the meeting at 7:58 p.m.
August 20, 2019 2
Planning Commission Meeting Minutes
PLANNING COMMISSION STAFF REPORT
Meeting Date September 17, 2019
REPORT TO: Melinda Coleman, City Manager
REPORT FROM: Michael Martin, AICP, Assistant Community Development Director
PRESENTER: Michael Martin, AICP, Assistant Community Development Director
AGENDA ITEM: TGK Automotive Service, 2545 Conway Avenue East
1. Conditional Use Permit Resolution
2. Setback Variance Resolution
Action Requested: ✓ Motion ❑ Discussion ✓ Public Hearing
Form of Action: ✓ Resolution ❑ Ordinance ❑ Contract/Agreement ❑ Proclamation
Policy Issue:
KOMA Architects, on behalf of TGK Automotive Specialists, is requesting approval to construct a
1,952 square-foot building addition to the existing motor vehicle maintenance garage located at
2545 Conway Avenue East. To move forward with this project, the applicant needs city approval of
a conditional use permit, a setback variance and design review.
Recommended Action:
1. Motion to approve the conditional use permit for a motor vehicle maintenance garage at 2545
Conway Avenue East which is within the business commercial zoning district.
2. Motion to approve the attached setback variance resolution for a motor vehicle maintenance
garage at 2545 Conway Avenue East which allows a 48-foot variance from the city's setback
requirements.
3. Motion to approve the design plans date-stamped September 4, 2019 for the 1,952 square foot
building addition to the site located at 2545 Conway Avenue East. Approval is subject to the
applicant doing the following:
a. Repeat this review in two years if the city has not issued a building permit for this project.
b. All requirements of the fire marshal and building official must be met.
c. Meet all requirements in the engineering report, dated September 4, 2019.
d. Prior to the issuance of a building permit, the applicant shall submit for staff approval a
revised site plan showing all non-accessible parking spaces being at least nine feet, six
inches in width.
4. Prior to the issuance of a building permit, the applicant shall provide the city with cash escrow or
an irrevocable letter of credit for the exterior site improvements. Staff shall determine the dollar
amount of the escrow.
5. All work shall follow the approved plans. The director of community development may approve
minor changes.
Fiscal Impact:
Is There a Fiscal Impact? ✓ No ❑ Yes, the true or estimated cost is $0.
Financing source(s): ❑ Adopted Budget ❑ Budget Modification ❑ New Revenue Source
❑ Use of Reserves ❑ Other: N/A
Strategic Plan Relevance:
❑ Financial Sustainability ❑ Integrated Communication ❑ Targeted Redevelopment
✓ Operational Effectiveness ❑ Community Inclusiveness ❑ Infrastructure & Asset Mgmt.
The city deemed the applicant's application complete on September 6, 2019. The initial 60-day
review deadline for a decision is November 5, 2019. As stated in Minnesota State Statute 15.99, the
city is allowed to take an additional 60 days if necessary to complete the review.
Background
Conditional Use Permit
The applicant is proposing to build a 1,952 square-foot building addition to the existing motor
vehicle maintenance garage located at 2545 Conway Avenue East. This site is zoned business
commercial (BC) which requires a conditional use permit for motor vehicle maintenance garages.
The existing site and building were developed prior to the conditional use permit requirement
deeming the existing site a legal, nonconforming use. The applicant is seeking to bring the property
into compliance with requesting approval of a conditional use permit.
Setback Variance
State statute allows variances to be approved when practical difficulties exist. State statute also
dictates that practical difficulties occur when the property owner proposes to use the property in a
reasonable manner not permitted by the zoning ordinance; the plight of the landowner is due to
circumstances unique to the property not created by the landowner; and the variance, if granted,
will not alter the essential character of the locality.
The city's setback requirement was adopted after this site was established as a motor vehicle
maintenance garage and now provides practical difficulties for the applicant to build an addition to
the facility that meets the needs of an existing business. Motor vehicle maintenance garages are
required to be setback at least 350 feet from residential property. The site is setback 302 feet from
residential property to the east—thus requiring a setback variance of 28 feet. It should be noted that
between this site and the residential properties to the east is a Qwest-owned building housing
offices and utility equipment. The visibility of the 2545 Conway Avenue East site to the residential
properties is very limited.
Design Review
The 1,952 square-foot addition will house two new repair and service bays. The new addition
requires a higher roof than the existing roof due to the working clearance of hoist equipment that
will be used. The existing building is 14 feet tall and the addition will be 22 feet tall. The exterior
cladding will be comprised of EIFS and will have a similar panelized appearance as the existing
building's metal panels. There will also be renovations to the interior of the existing space to include
a new accessible restroom for customers and staff.
Other components of the project include a new trash enclosure located at the northwest corner of
the parking lot—there currently is no enclosure at this site. The proposed enclosure will be
constructed with concrete masonry units on three sides and steel with wood gates on the east side.
Also the accessible parking stall and unloading area will be relocated to be more accessible to the
front entrance of the building. The only green space on the site is in the southeast corner of the
parcel and will not be altered in anyway as a result of this project.
The trash enclosure will eliminate two existing parking spaces and the unloading zone for the
accessible stall will eliminate one existing parking space. The site will still exceed parking
requirements as 17 spaces are required per code and 17 spaces are being provided. However, the
applicant's plans show the parking spaces as being nine feet wide when code requires spaces to be
9 feet and six inches wide. The applicant will need to submit a revised site plan for staff approval
showing parking width requirements being met.
Department Comments
Engineering
Please see Jon Jarosch's engineering report, dated September 4, 2019, attached to this report.
Building
From Dave Peterson — Building Official: Build per 2012 IBC, 2012 IMC, 2012 IFGC, 2014 NEC,
2012 Minnesota State Plumbing Code, 2015 Minnesota State Fire Code, MN 2015 Accessibility
code, MN1306, and 2015 Minnesota Building Code.
Demonstrate compliance with all the requirements of the 2012 Minnesota Energy Code Chapter
1323 Section C401.2. Mixing 2012 IECC provisions and ASHRAE Standard 90.1 to obtain
compliance is not an option. The following forms must be completed as submittals.
a. ASHRAE 90.1-2010 Building Envelope Compliance Documentation
b. ASHRAE 90.1-2010 HVAC Compliance Documentation
C. ASHRAE 90.1-2010 Service Water Heating Compliance Documentation
d. ASHRAE 90.1-2010 Lighting Compliance Documentation
e. Or COMCHECK
Special inspections required as per 2012 IBC Chapter 17. Complete supporting special inspection
schedule document and submit with plans.
Plumbing plans shall be submitted to the State Plumbing Department for approval prior to the
issuance of a plumbing permit. St Paul water requires permits for water piping. Maplewood requires
permit for drain waste and vent.
Permits are required for building, plumbing, mechanical, electrical, fire alarm, and sprinklers.
Provide two sets of stamped and signed plans and one digital set.
Police
Scott Nadeau, Police Chief: In an effort to reduce auto theft and theft from autos I recommend that
storage for cars be secured by a protective barrier such as fencing. At a minimum, security lighting
and cameras should be included.
This is not necessary if the business intends to store all vehicles inside at night.
Commission Review
Planning Commission
September 17, 2019: The community design review board will review this project and make a
recommendation.
September 17, 2019: The planning commission will hold a public hearing and make a
recommendation on this project.
Citizen Comments
Staff surveyed the eight surrounding property owners within 500 feet of the proposed site for their
opinion about this proposal. Staff received two responses—all shown below.
1. We are in favor of the proposal submitted by TGK Automotive. We have been residents for
40 plus years. This shop has been an asset to the area. The addition to the building would
be an improvement to the property and would fit in with the surrounding businesses. (Scott
and Joanne Mohwinkel, 529 Ferndale Street North)
2. Overall, we see no concerns with the requested CUP and variance as long as city
requirements are met. (Anna Zanko, Senior Real Estate Counsel, 3M Company)
Reference Information
Site Description
Site Size: 0.58 acres
Existing Land Use: Motor Vehicle Maintenance Garage
Surrounding Land Uses
North: 3M Company
South: Conway Avenue and 3M Company
East: Qwest
West: 3M Company
Planning
Existing Land Use: Commercial (C)
Existing Zoning: Business Commercial (BC)
Past Actions
May 3, 1962: The city council approved plans for the original building.
Attachments
1. Conditional Use Permit Resolution
2. Setback Variance Resolution
3. Overview Map
4. Land Use Map
5. Zoning Map
6. Applicant's Letter
7. Site Plan
8. Building Elevations
9. Jon Jarosch's Engineering Report, dated September 4, 2019
10. Applicant's Plans (separate attachment)
Attachment 1
CONDITIONAL USE PERMIT RESOLUTION
WHEREAS, TGK Automotive Specialists, owner of the property located at 2545 Conway
Avenue East, has applied for a conditional use permit for its motor vehicle maintenance garage
within the Business Commercial (BC) district.
WHEREAS, this permit applies to the property located at 2545 Conway Avenue East. The
legal description of the property is:
The South 205 feet of the West 188.84 feet of the South 2/3 of the West
1/2 of the East 3/4 of the Southwest 1/4 of the Northeast 1/4 of Section 36,
Township 29, Range 22, Ramsey County, Minnesota
WHEREAS, the history of this conditional use permit is as follows:
1. On September 17, 2019, the planning commission held a public hearing. The city
staff published a hearing notice in the Maplewood Review and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council the conditional use permit.
2. On October 14, 2019, the city council discussed the conditional use permit. They
considered reports and recommendations from the planning commission and city
staff.
NOW, THEREFORE, BE IT RESOLVED that the city council the above-
described conditional use permit because:
1. The use would be located, designed, maintained, constructed and operated to be in
conformity with the City's Comprehensive Plan and Code of Ordinances.
2. The use would not change the existing or planned character of the surrounding area.
3. The use would not depreciate property values.
4. The use would not involve any activity, process, materials, equipment or methods of
operation that would be dangerous, hazardous, detrimental, disturbing or cause a
nuisance to any person or property, because of excessive noise, glare, smoke, dust,
odor, fumes, water or air pollution, drainage, water run-off, vibration, general
unsightliness, electrical interference or other nuisances.
5. The use would not exceed the design standards of any affected street.
6. The use would be served by adequate public facilities and services, including streets,
police and fire protection, drainage structures, water and sewer systems, schools
and parks.
Attachment 1
7. The use would not create excessive additional costs for public facilities or services.
8. The use would maximize the preservation of and incorporate the site's natural and
scenic features into the development design.
9. The use would cause minimal adverse environmental effects.
Approval is subject to the following conditions:
1. All construction shall follow the site plan approved by the city. The director of
community development may approve minor changes.
2. The proposed construction must be started within one year of council approval or the
permit shall end. The council may extend this deadline for one year.
3. The city council shall review this permit in one year.
4. The property owner shall not park on the grass or landscaped areas.
5. All activity shall be confined to the site. There shall be no loading or unloading of
vehicles on the street rights-of-way. All employees must park within the site. No
employee parking is allowed on any nearby public streets.
6. The dealership shall not store damaged vehicles on the site except in the building.
7. The dealership shall store all garbage, trash, waste materials, tires, vehicles parts
and obsolete parts in the building or in a fully enclosed trash container or enclosure.
8. The dealership shall not store any tires, vehicle parts, garbage, trash, waste
materials or other debris outside. All such storage must be inside the building or in
approved enclosure.
9. The dealership shall ensure that all vehicle repair, assembly, disassembly and
maintenance is done within the enclosed building.
10. Comply with all city ordinance requirements for signage and parking.
The Maplewood City Council this resolution on October 14, 2019
Attachment 2
SETBACK VARIANCE RESOLUTION
WHEREAS, TGK Automotive Specialists, owner of the property located at 2545 Conway
Avenue East, has, applied for a 48-foot setback variance to build an addition to its motor vehicle
maintenance garage building near residential properties the city has planned for residential use.
The property is setback 302 feet from the nearest residential property line.
WHEREAS, Section 44-512(8)(c) requires motor vehicle maintenance garages be setback
350 feet of any property that the city is planning for residential use.
WHEREAS, the applicant's property is setback 302 feet from property that the city is
planning for residential use.
WHEREAS, this variance applies to the property located at 2545 Conway Avenue East. The
legal description of the property is:
The South 205 feet of the West 188.84 feet of the South 2/3 of the West
1/2 of the East 3/4 of the Southwest 1/4 of the Northeast 1/4 of Section 36,
Township 29, Range 22, Ramsey County, Minnesota
WHEREAS, the history of this variance is as follows:
1. On September 17, 2019, the planning commission held a public hearing. The city
staff published a hearing notice in the Maplewood Review and sent notices to the
surrounding property owners. The planning commission gave everyone at the
hearing a chance to speak and present written statements. The planning
commission recommended that the city council the variance.
2. On October 14, 2019, the city council discussed the variance. They considered
reports and recommendations from the planning commission and city staff.
NOW, THEREFORE, BE IT RESOLVED that the city council the above
described variance for the following reasons:
1. The proposed use would be in harmony with the general purposes and intent of the
zoning ordinance since this property has been used as a motor vehicle maintenance
garage for 57 years.
2. The existing and future use of the property is consistent with the commercial
classification of the Maplewood Comprehensive Plan.
3. The applicant is proposing to use the property in a reasonable manner that would
otherwise not be permitted by the city's requirement that motor vehicle maintenance
garages be setback 350 foot from properties the city has planned for residential.
4. Strict enforcement of the ordinance would cause the applicant practical difficulties
because complying with the setback requirement stipulated by the ordinance would
prohibit the addition to the motor vehicle maintenance garages on this site.
The Maplewood City Council this resolution on October 14, 2019.
V�- TGK Automotive 2545 Conway Avenue East Attachment 3
City of Maplewood August 28,2019
Maplewood
a
Overview Map
h
+1 9
' _ , f
t � 0
_ WT- V
p ,z
0
v ._
d _
won
I
Legend
Now
41M SIND
Subject Parcel , l;
0 240 ..
Feet
Source:City of Maplewood, Ramsey Count
F�9� TGK Automotive 2545 Conway Avenue East Attachment 4
City of Maplewood August 28,2019
Maplewood
l a
Future Land Use Map
i
I
— •hr�' � �i�.. ii. yFN v a
�`" -fid' � �.� 'R •F _
r ti:
M
A
S
`4
t
•
Legend e
Future Land Use
Low Density Residential
High Density Residential
Commercial
Industrial
Subject Parcel
0 240
Feet
Source:City of Maplewood, Ramsey Count
TGK Automotive 2545 Conway Avenue East Attachment 5
City of Maplewood August 28,2019
Maplewood
Zoning Map
I -
e
P
Legend _
Zoning -
Single Dwelling (r1)
Multiple Dwelling (r3)
Light Manufacturing (m1)
Heavy Manufacturing (m2)
Business Commercial Modified (bcm)
Business Commercial (bc)
Subject Parcel
0 240
Feet
Source:City of Maplewood, Ramsey Count
Attachment 6
14( MA
ARCHITECTS I DESIGNERS I ENGINEERS
August 27, 2019
Michael Martin
Assistant Community Development Director
City of Maplewood
1902 County Road B East
Maplewood, MN 55109
RE: TGK Automotive Specialists — Building Addition 0 2545 Conway Avenue
Application for CUP Amendment and Zoning Variance
Dear Michael,
KOMA is pleased to submit this application on behalf of TGK Automotive Specialists for the
construction of an addition to their existing automotive repair shop in Maplewood. TGK owns several
auto repair shops throughout the Twin Cities and employ ASE Certified technicians who've been
providing top-notch services to the community for over 21 years. Their commitment to automotive
excellence is supported using state of the art tools and equipment which complement their skills and
experience.
At their Maplewood location, TGK is looking to provide increased services to their existing facility. The
proposed addition is approximately 2,000 square feet and will include 2 repair/service bays. There will
also be renovations to the interior of the existing space to include a new accessible restroom for
customers and staff. The new addition requires a higher roof than the existing due to the working
clearance of hoist equipment that will be used. The exterior cladding will be comprised of EIFS and
will have a similar panelized appearance as the existing building's metal panels.
Other components of the project include a new trash enclosure located at the north-west corner of the
parking lot and a relocated accessible parking stall and unloading area. The proposed enclosure will
be constructed with concrete masonry units on 3 sides and steel with wood gates on the east side.
The trash enclosure will eliminate 2 existing parking spaces and the unloading zone for the accessible
stall will eliminate 1 existing parking space. There will still be enough parking per zoning
requirements (23 total stalls, 17 required).
The property is zoned as Business Commercial (BC) and under current zoning, "Motor fuel stations,
motor vehicle wash or maintenance garages"are allowed under a Conditional Use Permit (CUP). Since
the existing building was built before the most current zoning code, there is not a CUP on file.
Consequently,this application serves as a way to bring the use into compliance. Also, under the CUP
regulations, the property is within 350 feet of a residential zoned parcel which requires a variance to
allow the use. Again, since the existing building was built before the most current zoning code, this
application serves as a way to bring the use into compliance.
We look forward to working together with the city to make this a successful project for TGK
Automotive Specialists and the community of Maplewood!
Sincerely,
eltr�q-Qe%4-"
Stephen T. Iaria, AIA
KOMA
6115 CAHILL AVENUE I INVER GROVE HEIGHTS, MN 55076 1 KOMAINC.COM
Attachment 7
log 61ISS NW'(IOOMDIdVW P
'3 3AV AVMNOD SiSZ lo
1
NOIII(3CIV-SISIIVI:)3dS 3 Aiiowoinv)iojL 0
D U
U
N
NVId 311S
133dIS NOI-MVD
wyd
————————————————————— 3 _—_------------
----------------
o C�
Lu
4.
0
U
.8 ——————-
t IL Ll 11
I V
Attachment 8
61ISS NW'(IOOMDIdVW P
N '3 3AV AVMNOD SiSZ lo
3
0
1
011MCIV-SISIIVI:)3dS Aiiowoinv)iojL
Ln
D U
\\ \\ \ } U
N
0
SNOLLVA313 11ORMIX3 jjj { &
0 o -0 \ \ \ o
0 o
j o
012
0,
o 0
\ \
o
-o
-o 0
E
-o
0 0
8
o
\ : \ } \ � r \
0
0
r
F
}}( } z : z � � �� !)
� � � \ � � , \ � � } \
-il
OS s
s ---s
Attachment 9
Engineering Plan Review
PROJECT: TGK Automotive Expansion —2545 Conway Avenue
PROJECT NO: 19-30
COMMENTS BY: Jon Jarosch, P.E. —Assistant City Engineer
DATE: 9-4-2019
PLAN SET: Plans dated 8-27-2019
The applicant is proposing to construct a building addition and associated site amenities at 2545
Conway Avenue. The applicant is requesting a review of the current design.
As the amount of disturbance on this site is less than '/2 acre, the applicant is not required to
meet the City's stormwater management requirements.
This review does not constitute a final review of the plans, as the applicant will need to submit
construction documents for final review. The following are engineering review comments on the
design and act as conditions prior to issuing permits.
1) Inlet protection devices shall be installed on all existing and proposed onsite storm
sewer until all exposed soils onsite are stabilized.
2) Adjacent streets and parking areas shall be swept as needed to keep the pavement
clear of sediment and construction debris.
3) All new pedestrian facilities shall be ADA compliant.
4) The total grading volume (cut/fill) shall be noted on the plans.
5) The plans shall be signed and dated by an engineer licensed in the State of Minnesota.
6) The project will require a SAC determination. Any associated SAC charges shall be paid
by the owner prior to the issuance of a grading permit.
Public Works Permits
The following permits are required by the Maplewood Public Works Department for this project.
7) Grading and erosion control permit
- END COMMENTS -