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HomeMy WebLinkAbout12/20/2004 MAPLEWOOD PLANNING COMMISSION Monday, December 20,2004, 7:00 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. November 15, 2004 5. Public Hearings 7:00 Conditional Use Permit - Walking in Faith Church (2385 Ariel Street) 7:15 Maplewood Imports Auto Center (2450 Maplewood Drive) 1. Land Use Plan Change (CO to M-1) 2. Zoning Map Change (CO to M-1) 3. Conditional Use Permit 7:30 Conditional Use Permit - Fleetwood Motor Sales (2525 White Bear Avenue) 6. New Business Planning Commission Appointment to Gladstone Redevelopment Task Force 7. Unfinished Business None 8. Visitor Presentations 9. Commission Presentations November 22 Council Meeting: Mr. Desai December 13 Council Meeting: Mr. Ahlness December 27 Council Meeting: ?? January 10 Council Meeting: Ms. Dierich 10. Staff Presentations 11. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA MONDAY, DECEMBER 20,2004 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:06 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 Staff Present: Present Present Absent Present Present Present Present Present Present Ken Roberts, Planner Lisa Kroll, Recording Secretary Chuck Vermeersch, Staff Engineer III. APPROVAL OF AGENDA Commissioner Pearson moved to approve the agenda. Commissioner Trippler seconded. The motion passed. IV. APPROVAL OF MINUTES Ayes - Ahlness, Desai, Dierich, Fischer, Grover, Lee, Pearson, Trippler Approval of the planning commission minutes for November 15, 2004. Commissioner Trippler requested the wording in the first paragraph on page 7 be stated clearer. It should read Mr. Brandt asked for the planning commissions support for the approval of a conditional use permit for Mapletree. Commissioner Trippler also requested an explanation be put in the minutes regarding the reason both Chairperson Fischer and Vice-Chairperson Desai spoke as chairperson. Because Chairperson Fischer had troubles with her voice, Acting Chairperson Desai assisted as chairperson. This information was later stated on the front page of the minutes. Commissioner Trippler moved to approve the planning commission minutes for November 15, 2004, as amended. Planning Commission Minutes of 12-20-04 -2- Commissioner Grover seconded. Ayes - Ahnless, Desai, Fischer, Grover, Lee Trippler Abstention - Dierich, Pearson v. PUBLIC HEARING a. Conditional Use Permit - Walking in Faith Church (2385 Ariel Street) (7:11-7:18 p.m.) Mr. Roberts said Mr. Paul Strong, representing Walking in Faith Christian Ministries, is proposing to open a church in an existing office building in the Heather Ridge office complex at 2385 Ariel Street. This would be a new location for the church that is now operating in the Maplewood Inn- Best Western (on South lawn Drive). Commissioner Trippler said there weren't many comments returned to staff. However, one of the comments that was returned was if the congregation grew beyond 30 families or beyond 75 people what would the city do then and how would the city be aware of that information? Mr. Roberts said the city wouldn't necessarily know information like that. It would be more a life safety concern for those occupying the space. Iflhere was a large gathering in the church space and the Fire Marshal made an inspection, the Fire Marshal would discuss his concerns regarding the occupant capacity with a church representative. Commissioner Trippler said he didn't see a limitation on the capacity of people they could have in the building in the staff report. Mr. Roberts said the second part of condition number 3. on page 2 of the staff report states city staff shall determine the maximum capacity of the church upon review of the final floor and building plans. Commissioner Desai asked stafflo clarify the square footage of the building at 2385 Ariel Street. It shows both 3,750 and 3,700 square feet in the staff report. Mr. Roberts said he would clarify the square footage before this went to the city council meeting. Chairperson Fischer asked the applicant to address the commission. Pastor Paul Strong, representing Walking in Faith Christian Ministries, addressed the commission. Chairperson Fischer asked Pastor Strong if he had any questions or concerns with the conditions listed in the staff report? Mr. Strong did not have any concerns or questions. Nobody in the audience came forward for the public hearing. Planning Commission Minutes of 12-20-04 -3- Commissioner Pearson moved to adopt the resolution on pages 10 and 11 of the staff report. This resolution approves the conditional use permit for Walking in Faith Ministries to operate a church in the building at 2385 Ariel Street. Maplewood bases this permit on the findings required by the code and subject to the following conditions: 1. All construction shall follow the plans dated November 22,2004, as approved by the city. The director of community development may approve minor changes. 2. The proposed church must be started in this location within one year after council approval or the permit shall end. The council may extend this deadline for one year. 3. The owner and the church operators shall ensure that the church space meets all the requirements of the building code as determined by the building official and the fire marshal. In addition, city staff shall determine the maximum capacity of the church upon review of the final floor and building plans. 4. The city council shall review this permit in one year. Commissioner Desai seconded. Ayes - Ahlness, Desai, Dierich, Fischer, Grover, Lee, Pearson, Trippler The motion passed. This item goes to the city council on January 10, 2005. b. Maplewood Imports Auto Center (2450 Maplewood Drive) (7:18 -7:57 p.m.) Mr. Roberts said Jon Hansen, of LeJeune Investments and Maplewood Imports, is proposing to build four new automobile dealerships and a support services building on the 32-acre property at 2450 Maplewood Drive. This complex would include 4 separate dealership buildings (each with sales and service facilities), a support services building and up to 1,945 parking spaces for inventory, customers and employees. The city has planned and zoned this site CO (commercial office) and M-1 (light manufacturing.) Commissioner Pearson said the plans show a significant swale going from the east side of the Audi building to the pond and he wondered what happens to the swale when the second building to the east is constructed? Mr. Chuck Vermeersch, Staff Engineer, addressed the commission. He said the swale shown on the plans is an interim condition. When the second building is built more storm sewer pipes would be installed and the swale could be eliminated. The city engineering department is trying to eliminate having the applicant install pipe in the ground and then change it later. Commissioner Pearson said regarding the zoning changing from CO (commercial office) to M-1 (light manufacturing), should the market not dictate additional dealerships be built the change in zoning would preclude the footprints be used for commercial office. (His concern was regarding the traffic study with the different uses as an auto dealership or as a commercial office building.) Planning Commission Minutes of 12-20-04 -4- Commissioner Trippler asked if he read correctly in the TDI traffic study that it was assumed that all four car dealerships would be in place in 2006 even though built out it would take longer? Mr. Roberts said for analysis purposes they had one traffic study done with all buildings built instead of a study done every year for three years as the project progressed. Commissioner Trippler asked if the city engineer could clarify a statement he made on page 47, number 3 of the staff report. Mr. Vermeersch said he meant that you can't develop an entire site and not have some increase in the volume of runoff from what it is now as the site is currently undeveloped. Chairperson Fischer asked the applicant to address the commission. Mr. Jonathan Baker, AlA, 100 South Fifth Street, Suite 250, Minneapolis, addressed the commission. He said they are in agreement with the staff report and hope to receive the planning commission's recommendation for approval. Mr. Baker reviewed the plans with the commission on the screen. He said the first building would be for Audi, the second building may be for Mercedes or Porsche, and the other buildings would be for another high end dealership. These buildings would not have an outside intercom system, there would be no overcrowded displays, and there would no inflatables and no overcrowded parking lots. Chairperson Fischer stepped away for 5 to 10 minutes.. Commissioner Trippler said in the report it states the applicant plans on incorporating pervious surfaces to encourage the infiltration. He asked if the pervious surface was going to be used throughout the whole facility or just in certain areas? Mr. Baker said the final component of the development would be additional parking and storage and would be pervious paving. The water for the rest of the site would drain into the rain gardens. Commissioner Dierich asked how they planned on stabilizing the site during the three or four years of construction? Mr. Baker said they intend on disturbing as little of the site as possible. Grading will be done to level the site. The disturbed area would be seeded to stabilize the site until the next phase of construction. Commissioner Trippler asked if these buildings were mandated by the manufacturer. He asked if Audi, Mercedes, etc. build the exact building all over the world. Mr. Baker said correct. There are a number of significant components that need to be uniform in all of their buildings. Commissioner Desai asked if the traffic issue concerns the dealership? Planning Commission Minutes of 12-20-04 -5- Mr. Baker said with any business on Highway 61 it's important for traffic to flow efficiently so people can access the businesses and people can run their business. According to the traffic report the traffic generated by this project isn't a significant factor in terms of the overall project. The traffic issue has to do with the growth of the area and the traffic traveling on Highway 61. Mr. Baker said at this point they aren't concerned about the overall traffic. As a business owner in the neighborhood they want to make sure traffic isn't a problem. Acting Chairperson Desai asked if anybody in the audience wanted to speak regarding the public hearing for Maplewood Imports? Nobody came forward. Commissioner Trippler asked if he understood correctly that the applicant was asked to share in the cost of future traffic problems that may occur. He asked staff if they had any idea how much the applicant could expect to pay. Mr. Roberts said correct. Staff hasn't received specific dollar amounts yet but the traffic engineers have been discussing the issue. Staff has made the applicant aware that iflhere were changes the applicant would be part of the process. Engineering has been in contact with MnDot to see what kind of programs or changes they may have in the works for both Highway 36 and English Street and Highway 61 and Connor Avenue to see how this would all tie in. It would be senseless for the applicant to pay for traffic or street improvements and have MnDot come along and remove it. There have been on-going discussions regarding this and staff is confident it will all be worked out in the end. Commissioner Trippler asked if the applicant was comfortable with the wording in condition C. 5. changing the wording from unlicensed or inoperable vehicles on the site to damaoed and if they felt 48 hours was enough time to repair vehicles on the site? Mr. Jon Hansen, LeJeune Investments spoke and said they were fine with that language. He said they are not in the body shop business, but they may do dent removal; replace windshields or something like that. Commissioner Trippler moved to adopt the land use plan change resolution starting on page 65 of the staff report. This resolution changes the comprehensive land use plan map for the vacant property on the east side of Maple wood Drive, north of Gervais Avenue. This change is from CO (commercial office) to M-1 (light manufacturing). The city is making this change because it will: 1. Provide for orderly development. 2. Protect and strengthen neighborhoods. 3. Promote economic development that will expand the property tax base, increase jobs and provide desirable services. 4. Minimize the land planned for streets. 5. Minimize conflicts between land uses. Planning Commission Minutes of 12-20-04 -6- 6. Prevent premature use, overcrowding or overuse of land especially when supportive services and facilities, such as utilities, drainage systems or streets are not available. 7. Help to implement the goals of the comprehensive plan including: a. The city will not approve new development without providing for adequate facilities and services, such as street, utilities, drainage, parks and open space. b. Safe and adequate access will be provided for all properties. c. Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers. d. The city coordinates land use changes with the character of each neighborhood. e. Group compatible businesses in suitable areas. f. Promote the joint use of parking areas, drives and trash containers. g. Avoid disruption of adjacent or nearby residential areas. 8. The previous property owner never constructed the office park on the property that the CO land use designation was for, that the city had implemented for the site. Commissioner Trippler moved to adopt the zoning map change resolution on page 67 of the staff report. This resolution changes the zoning map for the vacant property on the east side of Maplewood Drive, north of Gervais Avenue. This change is from CO (commercial office) to M-1 (light manufacturing). The city is making this change because: 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 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 previous property owner never constructed the office park on the property that the CO zoning designation was for, that the city had implemented for the site. Planning Commission Minutes of 12-20-04 -7- Commissioner Trippler moved to adopt the resolution on pages 68 and 69 of the staff report. This resolution approves a conditional use permit for Maplewood Import's plan to construct up to four automobile dealerships/maintenance garages for the property at 2450 Maplewood Drive. The city is approving this permit based on the findings required by the code and 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 construction of the proposed Audi building must be started within one year of city council approval or the approval for this addition shall end. The city council may extend this deadline for one year. 3. The loading or unloading of automobiles on the public right-of-way is prohibited. 4. The operators of the dealerships shall park the automobiles and motor vehicles on designated paved or engineered porous or permeable surfaces. 5. The owners and operators of the dealerships shall not store damaged vehicles on the site for more than 48 hours, except in the buildings or in fully-screened storage areas. 6. The owners and operators of the dealerships shall store all garbage, trash, waste materials, tires, vehicles, parts, and obsolete parts in the buildings or in fully-enclosed trash containers or enclosures. 7. The owners and operators of the dealerships shall not store any tires, vehicle parts, garbage, trash, waste materials or other debris outside. All such storage must be inside the buildings or in approved enclosures. 8. The owners and operators shall ensure that all vehicle repair, assembly, disassembly and maintenance is done with enclosed buildings. 9. The owner and operator shall ensure that the noise from the business operations, including all external speakers, shall not exceed the state noise standards. 10. The city council shall review this permit in one year. Commissioner Pearson seconded. Ayes - Ahlness, Desai, Dierich, Fischer, Grover, Lee, Pearson, Trippler The motion passed. This item goes to the CDRB on January 11, 2005, and to the city council on January 24, 2005. c. Conditional Use Permit - Fleetwood Motor Sales (2525 White Bear Avenue) Planning Commission Minutes of 12-20-04 -8- Mr. Roberts said after further review staff determined there was already a CUP for used vehicle sales for this address with an existing condition that the new owner will take over the CUP that was still current. Therefore, no public hearing or action needed. VI. NEW BUSINESS Planning Commission Appointment to Gladstone Redevelopment Task Force Mr. Roberts said city staff is looking for a planning commission member who would be interested in serving as a representative and a planning commissioner to serve as an alternate on the Gladstone Redevelopment Task Force. These people would attend the Gladstone meetings from January 2005 until August 2005. As part of this task force there would be one or two city councilmembers, a planning commission member, open space member, park and recreation member, some of the business owners in the area, and some of the property owners. These people would work with the consultant and the public to further the Gladstone Redevelopment plans. The first meeting is Wednesday, January 19, 2005. The Gladstone Redevelopment Task Force meetings would be held at the Fire Station on Clarence Street, the City Hall or at the Maplewood Community Center. Dale Trippler volunteered to be the representative and Daniel Lee would serve as the alternate representative. VII. UNFINISHED BUSINESS None. VIII. VISITOR PRESENTATIONS None. IX. COMMISSION PRESENTATIONS a. Mr. Desai was the planning commission representative at the November 22, 2004, city council meeting. Mr. Desai said items the two planning commission items discussed included the Home Occupation License for a Photography business for David Grupa at 1994 Duluth Street which was approved with conditions, and the CUP for the Phoenix Group Home at 1936 Craig Place which was denied by the city council. b. Mr. Ahlness was the planning commission representative at the December 13, 2004, city council meeting. Planning Commission Minutes of 12-20-04 -9- Mr. Ahlness said many items were discussed including the tax levy. However, the only planning commission item to discuss was the CUP for the Mapletree Group Home at 2831 South lawn Drive which passed 3-to-2 with several conditions. Commissioner Ahlness recommended that the planning commission look at setting a time limit for presentations during public hearings. City councilmember Will Rossbach was present to answer questions of the commissioners. c. The city council meeting for December 27,2004, has been cancelled. d. Ms. Dierich is unable to serve as the planning commission representative at the January 10,2005, city council meeting so Michael Grover will take her place and Ms. Dierich will take his place on February 14, 2005. The only planning commission item for the January 10,2005, city council meeting is the CUP for Walking in Faith Church at 2385 Ariel Street. X. STAFF PRESENTATIONS Mr. Roberts said he would check with the city attorney's office to see what date would work to give a presentation and hold a training session regarding public hearings. XI. ADJOURNMENT The meeting was adjourned at 8:43 p.m.