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HomeMy WebLinkAbout10/18/2004 MAPLEWOOD PLANNING COMMISSION Monday, October 18, 2004, 6:00 PM City Hall Council Chambers 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. October 4, 2004 5. Public Hearings 6:00 Home Occupation License - David Grupa Photography (1994 Duluth Street) 6. New Business Gladstone Neighborhood Planning Process Presentation 7. Unfinished Business None 8. Visitor Presentations 9. Commission Presentations October 14 Council Meeting: ?? October 25 Council Meeting: Mr. Pearson November 8 Council Meeting: Mr. Trippler 10. Staff Presentations 11. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA MONDAY, OCTOBER 18, 2004 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 6:03 p.m. II. ROLL CALL 'Chairperson Lorraine Fischer Commissioner Eric Ahlness Commissioner Jeff Bartol Vice-Chairperson Tushar Desai Commissioner Mary Dierich Commissioner Michael Grover Commissioner Daniel Lee 'Commissioner Gary Pearson Commissioner Dale Trippler Present Absent Present Present Present Present Present Present Present Staff Present: Melinda Coleman, Assistant City Manager Tom Ekstrand, Senior Planner Ken Roberts, Planner Shann Finwall, Planner Rose Lorsuna, Intern Lisa Kroll, Recording Secretary Commissions Present: Parks Commission Peter Fischer Donald Christianson Housina Redevelopment Authoritv Beth Ulrich 'Gary Pearson and Lorraine Fischer were present and serve as members on both the Housing Redevelopment Authority & PC III. APPROVAL OF AGENDA Commissioner Pearson moved to approve the agenda. Commissioner Bartol seconded. The motion passed. IV. APPROVAL OF MINUTES Ayes - Bartol, Desai, Dierich, Fischer, Grover, Lee, Pearson, Trippler Approval of the planning commission minutes for October 4, 2004. Planning Commission Minutes of 10-18-04 -2- Commissioner Trippler moved to approve the planning commission minutes for October 4,2004. Commissioner Desai seconded. Ayes - Bartol, Desai, Dierich, Fischer, Grover, Lee, Pearson, Trippler v. PUBLIC HEARING (6:06 p.m.) a. Home Occupation License - David Grupa Photography (1994 Duluth Street) Ms. Rose Lorsung said Mr. David Grupa is requesting that the city approve a home occupation license to operate a digital photography studio. If approved, the photography studio would occupy the entire detached garage located on his property at 1994 Duluth Street. Mr. Grupa would then be required by the city to obtain a building permit to remodel the structure. Mr. Grupa also will be making exterior improvements in the backyard of the residence to accommodate clients. These improvements will include a six-foot fence for screening and landscaping. Commissioner Dierich motioned for a five minute recess due to lack of technical support at 6: 1 0 p.m. Commissioner Bartol seconded. Ayes - All Chairperson Fischer called the meeting to order again at 6:13 p.m. Commissioner Pearson wanted to make sure that if the applicant were to sell his home with the home photography business located in the garage that the license for a home occupation would no longer be valid. Ms. Lorsung said that is correct. If the applicant were to sell his home the home occupation license would no longer be valid and if the new homeowner wanted to have a home occupation license they would have to apply to the city for a new license. Commissioner Trippler said in the opening presentation staff stated that the hours of operation would be Monday through Friday 10:00 a.m. to 5:00 p.m. and an occasional weekend appointment. In the applicant's letter it stated an occasional evening appointment. Which is correct, an occasional weekend or an occasional evening appointment? Ms. Lorsung said Mr. Grupa has stated there would be very few weekend appointments with no overlapping appointments. Commissioner Trippler said he wanted to make it clear that if this passes with the city council with the conditions listed as Monday through Friday 10 a.m. to 5 p.m. with an occasional weekend appointment that there are no misunderstandings. He asked iflhere were evening appointments after 5:00 p.m. or weekend appointments could his permit be pulled because it wasn't in compliance with the criteria as stated by city staff. Mr. Ekstrand said if there were a violation of the rules staff would talk to the applicant. If they were proposing a change to the rules that had been established by the city council then staff would bring the item back to the city council for a revision. Planning Commission Minutes of 10-18-04 -3- Commissioner Trippler said if the applicant turned the garage into a photography business where would Mr. Grupa park his car? According to Sec. 14-57 item (3) it states no vehicle associated with the home occupation, including customers or employees, shall be parked on the street or block sidewalks or public easements. Private vehicles used by the residents shall not be included in this subsection. Commissioner Trippler asked if that meant the applicant could park on the street. Ms. Lorsung said Mr. Grupa would have limited vehicles per client and those clients would park on the driveway. There is enough space in the driveway for approximately four vehicles so there should not be a need to park on the street. Commissioner Trippler said his next question is regarding Sec. 14-57 item (4) which states: An area equivalent to no more than 20 percent of each level of the house, including the basement and garage, shall be used in the conduct of a home occupation. In his estimation the garage is more than 20% of the upper level of the house. Ms. Lorsung said the city staff has calculated the square footage and it slightly exceeds 20% at 21 % %. Mr. Grupa is applying for this home occupation to be located in his garage due to the physical limitations of the home. The home is about 1600 square feet and 800 square feet are not finished in the basement. Commissioner Trippler asked if staff calculated both the upper and lower level together. Mr. Trippler thought it should be calculated based on each level. Ms. Lorsung said she believed the code stated the calculation of the entire square footage of the house including the non-finished square footage. Behind the garage is a screened porch that does not include the interior square footage of the detached garage. The screened porch is around 8' X 6' and the garage roughly measures 24'.9 X 22'. Commissioner Trippler said according to Sec. 14-57 item (5) it states: There shall be no change visible off the premises in the outside appearance of the building or premises that would indicate the conduct of a home occupation, other than one sign meeting the requirements of the city sign code in chapter 44, article III. Mr. Trippler said if the applicant removes the garage door, puts siding on the garage and a three-foot wide garage door facing the street, the garage would definitely appear to be no longer a standard garage. Ms. Lorsung said Mr. Grupa is proposing to remove the garage door and side that area of the garage to accommodate the home occupation business and the entrance door would be located on the south side of the garage not the front side of the garage. Commissioner Bartol said Commissioner Trippler raised some excellent points. He asked if the division 2 home occupations were rules or guidelines. Sec. 14-57 item (5) that Commissioner Trippler quoted regarding the garage door does not make sense to him. If the applicant went before the commission for approval for the building and before the design review board for approval of the sign which means a home occupation is here, item number (5) doesn't make sense to him. Maybe it makes sense as a guideline but as a rule it doesn't seem appropriate. Planning Commission Minutes of 10-18-04 -4- Ms. Lorsung said for a home occupation sign the guideline is the sign has to be 2' X 2' and can be posted in front of the home with the required setback. Mr. Ekstrand or Ms. Coleman would have to address the issue of this being a rule or a guideline. Staff reviews the home occupation licenses every year to ensure the applicant is following the conditions. Commissioner Bartol said reviewing the home occupation license every year is a good idea but that does not answer if these are guidelines or rules. Ms. Coleman said these are guidelines and city staff can alter them to address the concerns of the home occupation in the neighborhood and the impacts. If the commission is concerned about visibly changing the character of the garage the commission can recommend that the garage should look like a garage. There are many home occupation signs in the city and city staff has not had problems with them. Ms. Coleman said single family homes are not required to have a garage, so that information could be factored into the equation as well. Commissioner Bartol said he understands people are not required to have a garage but they could have a large storage shed which would not have a typical garage door on it. In his opinion, there is nothing aesthetically pleasing about a garage door. The fact that Mr. Grupa is going to remove the garage door and replace it with a much smaller door as well as siding is no less aesthetic, it would simply imply that cars are not parked in the garage. Ms. Coleman said that business licenses can have a subjective view point considered in their deliberations. On a side note she said she purchased a home with a tuck under garage with two garage stalls where the previous owner had a home occupation. The previous owner parked their cars outside of the garage and stored the garage doors in the shed, however, she wanted to park cars in the garages. When she purchased the home they told her the doors could easily be put back on the garages. Those types of architectural details can be changed and she just wanted the commission to be aware of that. Ms. Coleman said the situation with Mr. Grupa's garage could be a buyer beware situation if Mr. Grupa were to ever sell his property. Commissioner Bartol had no knowledge of the city's fencing guidelines and requirements. He said Mr. Grupa did not point out where the fence would go on his plan and asked if staff could give further information on the fencing guidelines and the fence plan. Ms. Lorsung said Mr. Grupa is proposing to have a fence on the south side of the yard and use it for screening as a backdrop and to appease the neighbors. City staff has told Mr. Grupa that the fence can be no higher than six feet tall otherwise a building permit is required along with permission from the city. He would also plant large trees or shrubs for additional screening. Commissioner Dierich said she believed codes were not a suggestion but were rules for the city to live and build by. She would hate to see codes considered a suggestion rather than the law. The city chose and selected these codes and she does not see these as guidelines. And for that reason she believed there should've been a variance with Sec. 14-57 number (4) and (5). Ms. Coleman said the home occupation is a license the city issues. Although it is contained in the city code the city can set conditions on the license or conditional use permit to place protections for the neighbors. Planning Commission Minutes of 10-18-04 -5- Ms. Coleman said in addition, the city staff reviews the home occupation license every year which gives the city staff additional control, because if conditions aren't being met or activities change the city can require a new hearing and possibly revoke or change the conditions of the permit. Commissioner Dierich said she would agree with Ms. Coleman but if the commission is uncomfortable with this maybe the city should have a variance for Sec. 14-57 item number (4) and (5) or some type of exemption or prevision in the code. Ms. Coleman said the city staff could propose ordinance changes to make the home occupation permit process more flexible. Chairperson Fischer asked the applicant to address the commission. Mr. David Grupa, the applicant residing at 1994 Duluth Street, Maplewood, addressed the commission. He said he has lived in this home for one year and is looking to move his photography studio from a retail location in North St. Paul to his home. As the immediate past president of the Minnesota Professional Photographers Association and a state counselorto the Professional Photographers of America, recent data provided to them showed that nearly 50% of member photographic studios are home based. This trend is continuing nationally on an upward climb as the economy drives small business owners to become more financially responsible with their resources. He operates a low volume photographic studio. He does wedding photos and portraits. He won't be doing any photo processing at this location. If he is allowed to have his home occupation business he would be an extra set of eyes watching out for the neighborhood while other residents are at work during the day which would increase safety in the neighborhood. His business is done by appointment only and his appointments last about 1 hour to 1-1/2 hours. This is his home and he intends on making this a warm and welcoming place for people to visit and his business wouldn't degrade the neighborhood. Commissioner Trippler asked if it would be possible for the applicant to have the home occupation business without making the garage look like a business is being run there? Mr. Grupa said he can't have the garage look like a garage. If people pulled up to his garage and it looked like someone was doing business out of a garage it would affect people's opinion of the quality of his product. He has been in the industry for 28 years and has operated out of retail shops in the past because retail space was available at a reasonable rate. He is currently conducting business in a 2,400 square foot space that charges $3,000 a month for rent and he can't afford that. He needs space to shoot photography, space to meet with clients and space to assemble wedding albums. The garage space would work well for this but would be a major change for him from what he is used to. The entrance door could be in a few different places depending on what the building code says. He spoke with the building department at the City of Maplewood and was told he has to have a minimum door size of 36-inches wide. He has been looking at doors and thinks he may want a 42-inch wide door for ease of getting things in and out of the space. The current entry door is only 30 inches wide and is too narrow. Chairperson Fischer asked the applicant if he read the conditions in the staff report and ifhe had any questions and if he was comfortable with the report? Planning Commission Minutes of 10-18-04 -6- Mr. Grupa said the only issue he sees is that he sees customers one evening a week, which is normally on Tuesday evenings. This is for customers that work during the day and can only come in the evening. Because he wants to spend more time with his children his hours end at 7:00 p.m. Commissioner Bartol asked how old his children were. Mr. Grupa said he has a 15 and 13 year old son. Commissioner Bartol said whether or not this passes, he applauds Mr. Grupa for wanting to work from home to be closer to his children during the critical years, his goals are admirable. Commissioner Dierich said she would recommend that the width of the door be widened for wheelchair accessibility. In the past the city has had home occupation license hours from 7 a.m. to 7 p.m. and she does not see any problems with extending the working hours. Ms. Coleman said she believes Commissioner Dierich is correct and the city looks at things on a case by case basis. Keep in mind that this is a public hearing and if people testify one way or another their feelings of hours of operation could be a factor for the commission. Commissioner Dierich asked if this item was going to go to the CDRB for design review? Ms. Coleman said no; it only goes to the Planning Commission and to the City Council. Commissioner Dierich asked the applicant if he would be amenable to putting windows in place of the garage door? Mr. Grupa said he cannot put windows on that side because it faces west and the lighting would be a problem. The north side is the side for lighting and is what a photographer dies for. He would like to put a bay window in with a seat so he can use window light in addition to studio lights. Chairperson Fischer asked others in the audience who want to speak regarding the home occupation license at 1994 Duluth Street to address the commission. Mr. Wayne Nelson. 1995 Duluth Street. Maplewood, addressed the commission. He stated the screened porch on the backside of Mr. Grupa's garage will be used for storage but was not included in the calculation of the proportional development as part of the proposal even though it would be used. He and his wife are outraged that this proposal has gotten this far. He has discussed this with the surrounding homeowners and four out of five neighbors are against this proposal. When Mr. Grupa announced he was seeking a license to have a photography business in his basement he said he would support this as long as it would be looked at every year by the city so the neighborhood did not become commercialized. Tonight's proposal is not what Mr. Grupa told the neighbors he planned to do. Planning Commission Minutes of 10-18-04 -7- Mr. Nelson said now Mr. Grupa is proposing to run his photography business out of his garage, make it taller than the other garages in the neighborhood, and make the front of the garage appear differently than the other garage doors in the neighborhood. He doesn't see how Mr. Grupa is going to move from a 2,400 square foot space to a 440 square foot garage space and make it appear he is not running a business out of his garage in a residential neighborhood. He said when he looks out his living room window he would be looking at a garage that is turned into a home business if this proposal gets approved. Mr. Grupa said he would have four to five customers a week. This is a ridiculous understatement, in order to have a successful business he would have to have more than four to five customers a week. Mr. Grupa has two teenage boys that will be driving soon and where will they park their cars if customers park on the driveway. Mr. Nelson said Mr. Grupa is the newest neighbor to move into the neighborhood and he is the one that wants to change the image of the neighborhood. Last year Mr. Grupa put many bright holiday lights up which shined into Mr. Nelson's windows at night. If he was that inconsiderate to not ask if the lights were a problem what might Mr. Grupa do with the lighting for this home occupation? If Mr. Grupa were to do a mass mailing to increase his customer base and it draws more business, where would those customers park. He is irate about this proposal and said the city should be on notice that if this home occupation license gets approved he would be moving. He researched neighborhoods before moving here and relishes the quietness and darkness of the neighborhood. He has done substantial home improvements to his home and will be getting a home evaluation to see what his home is worth. If this home occupation business gets passed and it lowers the price of his home there will be a lawsuit against the city of Maplewood. Mr. Russ Birkholz. 1989 Duluth Street. Maplewood, addressed the commission. He said that he has a problem with this proposal as well. He moved into his house 13 years ago and has a 2% car garage. He has a problem with a business operating out of a garage because the neighbors will have to look at it. He hopes Mr. Grupa has a very successful photography business, but elsewhere. If he did have this photography business in his home maybe he could add onto his home to run this business. This is a great neighborhood to raise kids, there is very little traffic in the neighborhood and it is very quiet. His property backs up to Keller golf course, it is very quiet and you can enjoy the stars. Leave the garage structure as it is, he has no problem with the privacy fence, and if Mr. Grupa wants this business here he should have it inside the house so no one can tell a business is operating there. If he would've known that someone could operate a home occupation from their garage he might not have bought a house in this neighborhood. This home occupation would not make him move out of the neighborhood because he recently built an addition on the house and likes the neighborhood and the school district. Iflhere were nine neighbors "against" this and six "for" this proposal this should be a sign to the city council that the neighborhood does not want this to go forward. Ms. Suzanne Anderson. 2001 Duluth Street. Maplewood, addressed the commission. The concern she and her husband have is the look of the garage. Once the garage is converted she believes it would be tough to sell the home as a residential home and no garage. It would be very difficult to put a garage door back on the structure after you have made substantial changes. She also believes this change would affect the value of the surrounding homes as well. Planning Commission Minutes of 10-18-04 -8- Commissioner Bartol said he wonders what is so aesthetically pleasing about a garage door and what is so grotesquely pleasing about a bay window? He's at a loss after hearing the neighbors concerns. The original presentation made by Mr. Grupa was appropriate. With this home occupation Mr. Grupa would become a lookout for the neighborhood, the applicant is cognoscente of the appearance of his property and would maintain the appearance. He is willing to add additional landscaping to enhance the property which would also help his business. Commissioner Bartol said he would anticipate more traffic and obtrusiveness from a home daycare center than what this home business would generate. He wonders why this home occupation could lower property values. If Mr. Grupa were to sell his property in the future it would be in his best interest to make his property marketable with whatever measures were needed to sell the property. Commissioner Trippler said he doesn't think people are against the photography business as a whole. He has a group home next door to his house that was built two years after he built his home. Nobody asked him for his opinion. They assured him traffic would not be a problem, it is. They assured him cars would not be parked on the street, there are. He was assured the group home would not disrupt his life, it has. This neighborhood is a single family, quiet residential neighborhood and every house and garage look like a house and a garage. He thinks the objection the commission hears is people don't want a business across the street from where they live. It may be more aesthetically pleasing to have a nice garage door on the garage. After speaking to the neighbors they were apparently under the impression that when they were first contacted this business would operate from Mr. Grupa's basement. After the application came out the neighbors discovered the business would be run from the garage and that the garage would be altered to look like a business is operating there. Commissioner Bartol said it sounds like if the business were run from the basement the neighbors would be more agreeable to this and if it's in the garage then it's not okay. What is the difference if Mr. Grupa escorts the customers to the basement or to the garage? The level of traffic hasn't changed, the signage hasn't changed, and the only thing that would be different is whether or not the garage door is there. A garage door is not necessarily an attractive feature. People would make appointments to see Mr. Grupa and he would have a relatively small sign outside his business so people know they are at the right place. Commissioner Dierich said she doesn't think the issue is what the garage "door" looks like. The expectation is that when the neighbors moved here this was a residential neighborhood. Whether it's a daycare in the home or another business run out of the home it is an intrusion for the neighbors. The city council will have to make the final decision based on the number of neighbors that have voiced their concern against the proposal and how many neighbors are okay with this proposal. She doesn't see this home occupation as a problem. She is not concerned with how the garage door looks like, she doesn't see traffic as a concern, and she suspects it boils down to what the neighbors want or don't want. That is the right everyone of us would want in our own neighborhood which is the right to say "yes" or "no" to something in the neighborhood. Planning Commission Minutes of 10-18-04 -9- Commissioner Dierich moved to approve the home occupation license for Mr. Grupa of 1994 Duluth Street to have a photography studio in the detached garage. This approval shall be subject to the following conditions: (deletions are stricken and additions to the motion are in bold.) 1. Meet all conditions of the city's home occupation ordinance. This includes: a. No traffic shall be generated by a home occupation in greater volume than would normally be expected in a residential neighborhood. b. The need for off-street parking shall not exceed more than three off-street parking spaces for home occupation at any given time, in addition to the parking spaces required by the residents. c. No equipment or process shall be used in such home occupation that creates noise, vibration, light, glare, fumes, smoke, dust, odors or electrical interference detectable to the normal senses off the lot. d. There shall be no fire, safety or health hazards. 2. Customer hours for this home occupation are limited to: Monday through Friday 10 a.m. to ft-7 p.m. 3. There shall be no more than 20 appointments at the business per week. 4. All customers or visitors to the business shall park on the driveway. 5. Provide a five-pound ABC dry chemical fire extinguisher in the garage. 6. The garage and studio wiring shall meet the state electrical code. 7. Provide a 3-foot egress exit door out of the garage. 8. Obtain a building permit before construction. 9. Provide screening along the south border of the backyard from the southeast corner of the house to the south edge of the lot line and extending at least 10 feet along the east lot line. This screening is to ensure privacy and lessen the intrusion for the residence located at 1211 Ryan Avenue. This screening should be in the form of a 6-foot-high solid fence or with the planting of thick shrubs or large trees. 10. There shall be no processing or developing of film on site. 11. The city council may add additional requirements that it deems necessary to ensure that the operation of the home occupation will be compatible with nearby land uses. 12. The city council shall review this home occupation license again in one year. Commissioner Bartol seconded. Ayes - Bartol, Desai, Dierich, Fischer Nays - Grover, Lee, Pearson, Trippler Planning Commission Minutes of 10-18-04 -10- The motion has failed due to a tie vote and therefore is recommended to be denied. This item goes to the city council on November 8, 2004. Commissioner Pearson said the planning commission has had other home occupation license applications come before them in the past but none that have altered the appearance of a building in order to do business. Because this doesn't meet the fifth requirement of the Maplewood city code he will not be supporting this proposal. There is a 90% chance that with the future sale of this property something else could go in this location. The garage is going to be altered to the point that it will never look the same again. Commissioner Trippler said he too will not be supporting this proposal because it violates two of the conditions that are stipulated in the code Sec. 14-57 (4) and (5) and he believes that based on the fact that the applicant stated he was going to have weekend appointments that is against the recommendation being proposed. Finally he is not supporting this because the neighbors have voiced rather strong objections to having this business in the neighborhood. When there are nine people opposed to this he believes the commission has to honor the neighbor's objections. Commissioner Dierich said if the planning commission were to see another application like this she would recommend staff require a variance for Sec. 14-57 number (4) and (5) of the code for the planning commission to vote comfortably. Commissioner Bartol said he would agree with Commissioner Dierich however, he heard from staff that these were guidelines and not the letter of the law. Because these were guidelines he thought it was the city's responsibility to apply some judgment or some built in variances to it. He doesn't think what makes or breaks a neighborhood is whether the percentage of the property being used for the business is 15%, 20%, or 30% or whether it is a basement or garage. He doesn't think it has much to do with the appearance of the garage. If the property were to change hands and Mr. Grupa were to sell the property somebody could not move in and start another business there without coming before the city council. The best the planning commission can do is to provide citizens of Maplewood with sound and quiet neighborhoods but also the opportunity to bring their businesses home. Home offices and home schooling are on the increase. People are trying to reduce their commute times and the consumption of energy. He is not convinced it is wrong to bring home businesses into our neighborhoods. People have garage doors opened, they are tuning cars, cars are running and fumes are everywhere, some garages are a mess inside and in his opinion garages are not the euphoria. VI. NEW BUSINESS (7:27 p.m. - 9:43 p.m.) Gladstone Neighborhood Planning Process Presentation Ms. Melinda Coleman, Mr. Tom Ekstrand, and Ms. Shann Finwall gave a presentation on the Gladstone neighborhood and the planning process. Ms. Coleman thanked the HRA and Parks Commission for attending the planning commission meeting for tonight's discussion. After the Gladstone presentation, members of the commissions and authority made comments and asked questions of city staff as follows: Planning Commission Minutes of 10-18-04 -11- . Commissioner Grover stated that the public could easily submit more than one response to the city's Gladstone survey on the website. . Chairperson Fischer stated that the survey is a good way to get city-wide feedback, not just the feedback from the Gladstone neighbors. . Commissioner Dierich asked what other areas of the city are in need of redevelopment? Also, she felt that city staff was on the right track with the planning process but suggested that perhaps a professor or other facilitator could help with the process. . Commissioner Trippler stated that he lives in the Gladstone neighborhood. He feels that the neighborhood has great potential and that the city should continue the planning process. . Commissioner Grover encouraged city staff to continue the planning process, but felt that the timeline was not reasonable. He suggested an extension of the moratorium. . Commissioner Desai agreed that November would be too early for the planning commission to review the Gladstone revitalization concept plan. . Parks Commissioner Peter Fischer stated that the process followed so far has been good. However, he indicated that he had been to a couple of the meetings and felt there seems to be distrust from many of the Gladstone neighbors of the city. It will be important to come to some sort of consensus, and to do that the city really needs to address the negativism some neighbors feel for the process. It may be a good idea to slow down the process. Perhaps the city could utilize a herringbone planning concept where various groups are mixed. . HRA Member Beth Ulrich stated that it is important that the city not push the planning process out too far. She cautioned against extending the moratorium as the planning process will then lose momentum. . Chairperson Fischer stated that she appreciates that comment but it is also important for the city to get it right the first time, and in order to do that we need to take the time needed to have a consensus. . Commissioner Pearson stated that it will be important for the business owners to join the process, especially if the city will be proposing a new zoning district with new standards in the area. . Commissioner Dierich asked who would buy all of the land in the area; will the city or a private developer? It will be important for the city to show the Gladstone Coalition what could be constructed in the area under the current zoning. Also, to show the tax differences for the city with the businesses versus homes. . Commissioner Grover stated that if the city ended up doing this first redevelopment project right, the process and implantation could carry forward to other projects. To do this, it will be important for a majority of the neighbors to be in favor of the redevelopment of the area. . Commissioner Lee stated that he lives in the Gladstone neighborhood and is glad to see that the city is sticking to the planning process. . Parks Commissioner Fischer stated when looking at the city overall for redevelopment areas, city staff should ensure they also inventory the condition of parks. Joint redevelopment and enhancement of parks will help increase property values in areas being redeveloped. Planning Commission Minutes of 10-18-04 -12- Chairperson Fischer opened the discussion up to the public. The following individuals gave comment: . Jan Steiner, Gladstone Coalition Chair, 1876 East Shore Drive, Maplewood. . AI Galbraith, Gladstone Coalition, 1770 Edward Street, Maplewood. . Mary Eldridge, Gladstone Coalition, address not known. . Kim Schmidt, Gladstone Coalition, 1880 Phalen Place, Maplewood . Susan Broinin, Gladstone Coalition, 1221 Ripley Avenue, Maplewood. . David Gageby, ERS Development, LLC . Ron Cockriel, Maplewood Resident, 943 Century Avenue North, Maplewood. VIII. VISITOR PRESENTATIONS None. IX. COMMISSION PRESENTATIONS a. Ms. Fischer was to be the planning commission representative at the October 14, 2004, city council meeting; however there were no planning commission items to discuss. b. Mr. Pearson will be the planning commission representative at the October 25, 2004, city council meeting. Items to discuss include the reconsideration of the Summerhill Senior Cooperative building at 935 Ferndale Street and the Conditional Use Permit for Avis Rent-a-car at Sears at the Maplewood Mall. c. Mr. Trippler will be the planning commission representative at the November 8, 2004, city council meeting. The only planning commission item to discuss is the home occupation license for a photography business for Mr. David Grupa at 1994 Duluth Street. X. STAFF PRESENTATIONS None. XI. ADJOURNMENT The meeting was adjourned at 9:46 p.m.