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HomeMy WebLinkAbout2024 03-19 PC Minutes March 19, 2024 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, March 19, 2024 City Hall, Council Chambers 1830 County Road B East A. CALL TO ORDER A meeting of the Commission was held and called to order at 7:00 p.m. by Chairperson Desai B. ROLL CALL Tushar Desai, Chairperson Present Lue Yang, Vice Chairperson Present Paul Arbuckle, Commissioner Present Frederick Dahm, Commissioner Present John Eads, Commissioner Present Allan Ige, Commissioner Absent Tom Oszman, Commissioner Present Staff Present: Elizabeth Hammond, Planner C. APPROVAL OF AGENDA Commissioner Dahm moved to approve the agenda as presented. Seconded by Commissioner Arbuckle Ayes – All The motion passed. D. APPROVAL OF MINUTES 1. January 16, 2024 Planning Commission Meeting Minutes Commissioner Dahm moved to approve the January 16, 2024 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Oszman Ayes – Chairperson Desai Vice Chairperson Yang Commissioner Dahm Commissioner Eads Commissioner Oszman Abstain – Commissioner Arbuckle The motion passed. E. PUBLIC HEARING 1. MSP Commercial, 1081 Highway 36 East a. Conditional Use Permit Amendment Resolution b. Setback Variance Resolution Elizabeth Hammond, Planner, gave the presentation. March 19, 2024 Planning Commission Meeting Minutes 2 Chairperson Desai opened the public hearing. The following individuals addressed the commission and answered questions: Michael Brass of Titus Commercial Real Estate Eric Vang of Fresh’n Up Car Care Rob Loftus of MSP 1081 LLC Chairperson Desai closed the public hearing. Commissioner Dahm moved to approve a conditional use permit amendment resolution for the property at 1081 Highway 36 East, subject to certain conditions of approval. CONDITIONAL USE PERMIT AMENDMENT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 MSP Commercial (property owner) has requested to amend the Conditional Use Permit for the property located at 1081 Highway 36 East. 1.02 The property located at 1081 Highway 36 East is legally described as: Section 9, Township 29, Range 22, Ramsey County, Minnesota Tax Parcel Identification: 092922310001 1.03 The conditional use permit allows used vehicle sales to operate on the property. 1.04 The property owner requests to amend the conditional use permit to allow a vehicle maintenance garage to operate on the property. Section 2. Standards. 2.01 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 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. March 19, 2024 Planning Commission Meeting Minutes 3 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. 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. Section 3. Findings. 3.01 The proposal meets the specific Conditional Use Permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On March 19, 2024, the Planning Commission held a public hearing. City staff published a hearing notice in the Pioneer Press 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 approve this resolution. 2. On April 8, 2024, the City Council discussed this resolution. They considered reports and recommendations from the planning commission and City staff. Section 5. City Council 5.01 The City Council hereby _______ the resolution. Approval is based on the findings outlined in section 3 of this resolution. Approval is subject to the following conditions: 1. All previous CUP conditions, including the CUP granted on July 14, 2014, are terminated. 2. The city council will review the permit in one year. 3. Should there be changes to the building's tenant mix, the property owner must submit these details to the city for review. Before a new tenant operates on the property, the owner must receive approval from the city. 4. Outdoor sales, storage, and display are prohibited on the property unless reviewed by the city council. 5. There shall be no exterior storage of inoperable vehicles related to a vehicle maintenance garage on the property or the adjacent public streets. All vehicles waiting for repair or pick-up must be stored inside the building. 6. There shall be no exterior storage of vehicles listed for sale related to a vehicle sales business on the property or adjacent public streets. The owner must request an amendment to the conditional use permit for any exterior display of vehicles for sale. March 19, 2024 Planning Commission Meeting Minutes 4 7. The owner will submit a trash enclosure plan for the property. A trash enclosure is required around all trash containers or dumpsters on the property and shall be 100 percent opaque. The enclosure must meet city ordinance requirements. The enclosure is required to be maintained at all times. 8. The owner will submit a parking lot striping plan to the city for review. All parking areas will be repaired, and the appropriate size parking stalls and drive aisles must be striped on the property. The parking lot shall be maintained at all times. 9. Should the tenant layout in the building change or if a new use is proposed, all parking requirements must be reviewed by staff beforehand, and all parking requirements must be achieved before a new use can operate on the property. 10. All vehicle deliveries and transport unloading shall be done on-site, not along public streets. 11. All signs shall meet the City of Maplewood sign ordinance. The property owner will obtain sign permits as required. 12. Before a vehicle maintenance garage can operate on the site, the property owner shall provide interior floor plan specifications and details on the type of paint corrections and paint blending to occur, including planned paint storage on the site. The property owner will meet the requirements of the Fire Marshal and install a paint booth and ventilation systems as necessary. 13. The property owner must contact Rasmey County and obtain a hazardous waste license if required. 14. The property owner must contact the city’s licensing division and obtain any required licenses for the businesses that operate on the property. The city will not issue a business license until the property owner submits a trash enclosure plan and a parking lot striping plan to staff for review. Seconded by Commissioner Arbuckle Ayes – All The motion passed. Commissioner Dahm moved to approve a setback variance resolution for the property at 1081 Highway 36 East. SETBACK VARIANCE RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 MSP Commercial (property owner) has requested a setback variance to allow a vehicle maintenance garage to operate on the property closer than 350 feet from a residentially planned property. 1.02 The vehicle maintenance garage would be approximately 200 feet from a residentially planned property. 1.03 The property located at 1081 Highway 36 is legally described as: March 19, 2024 Planning Commission Meeting Minutes 5 Section 9, Township 29, Range 22, Ramsey County, Minnesota Tax Parcel Identification: 092922310001 Section 2. Standards. 2.01 Variance Standard. City Ordinance Section 44-13 refers to a state statute that states a variance may be granted from the requirements of the zoning ordinance when: (1) the variance is in harmony with the general purposes and intent of this ordinance; (2) when the variance is consistent with the comprehensive plan; and (3) when the applicant establishes that there are practical difficulties in complying with the ordinance. Practical difficulties mean: (1) the proposed use is reasonable; (2) the need for a variance is caused by circumstances unique to the property, not created by the property owner, and not solely based on economic conditions; (3) the variance if granted, will not alter the essential character of the locality. Section 3. Findings. 3.01 The setback variance request meet the required standards for a variance. Staff finds: 1. That the need for a variance is caused by circumstances unique to the property, not created by the property owner, and not solely based on economic conditions; 2. That the proposed use is reasonable; and 3. That the variance will not alter the essential character of the locality; and 4. That the need for a variance is in harmony with the general purposes and intent of this ordinance; and 5. That the variance is consistent with the comprehensive plan. Section 4. City Review Process 4.01 The City conducted the following review when considering the variance requests. 1. On March 19, 2024, the planning commission held a public hearing. The city staff published a hearing notice in the Pioneer Press 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 approve this resolution. 2. On April 8, 2024, the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 5.01 The city council hereby _______ the resolution. Approval of the application is based on the findings outlined in section 3 of this resolution. Seconded by Commissioner Oszman Ayes – All The motion passed. This item will go to the city council on April 08, 2024. F. NEW BUSINESS None March 19, 2024 Planning Commission Meeting Minutes 6 G. UNFINISHED BUSINESS None H. COMMISSION PRESENTATIONS None I. STAFF PRESENTATIONS None J. VISITOR PRESENTATIONS None K. ADJOURNMENT Commissioner Dahm moved to adjourn the meeting at 7:30 p.m. Seconded by Commissioner Oszman Ayes – All The motion passed.