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HomeMy WebLinkAbout2025 11-18 Planning Commission Meeting PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, November 18, 2025 City Hall, Council Chambers 1830 County Road B East Pursuant to Minn. Stat. 13D.02, one or more commission members may be participating remotely A.CALL TO ORDER B.ROLL CALL C.APPROVAL OF AGENDA D.APPROVAL OF MINUTES1.October 21, 2025 Planning Commission Meeting Minutes E.PUBLIC HEARING1.Conditional Use Permit Resolution, Residential Accessory Structure, 2744 Clarence StreetNorth2.Horizon Real Estate, 1790 Gervais Court Easta.Conditional Use Permit Resolutionb.Setback Variance Resolution F.NEW BUSINESSNone G.UNFINISHED BUSINESSNone H.COMMISSION PRESENTATIONS I.STAFF PRESENTATIONSNone J.VISITOR PRESENTATIONS – 3 minute time limit per person K. ADJOURNMENT WELCOME TO THIS MEETING OF THE PLANNING COMMISSION This outline has been prepared to help you understand the public meeting process. The review of an item usually takes the following form: 1. The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. 2. Staff presents their report on the matter. 3. The Commission will then ask City staff questions about the proposal. 4. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. 5. This is the time for the public to make comments or ask questions about the proposal. Please step up to the podium and speak clearly. Give your name and address first and then your comments. 6. After everyone in the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. 7. The Commission will then discuss the proposal. No further public comments are allowed. 8. The Commission will then make its recommendation or decision. 9. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. “Welcome to the meeting of the Maplewood Planning Commission. It is our desire to keep all discussions civil as we work through difficult issues tonight. If you are here for a Public Hearing or to address the Planning Commission, please familiarize yourself with the Policies and Procedures and Rules of Civility, which are located near the entrance. At the podium please state your name and address clearly for the record.” Revised: 02/18 October 21, 2025 Planning Commission Meeting Minutes 1 MINUT ES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, October 21, 2025 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 John Eads, Commissioner Present Allan Ige, Commissioner Absent Tom Oszman, Commissioner Present Scott Wullschleger, Commissioner Present Staff Present: Elizabeth Hammond, Planner C.APPROVAL OF AGENDA Commissioner Oszman moved to approve the agenda as presented. Seconded by Commissioner Arbuckle Ayes – All The motion passed. D.APPROVAL OF MINUTES 1.September 16, 2025 Planning Commission Meeting Minutes Vice Chairperson Yang moved to approve the September 16, 2025 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Wullschleger Ayes – All The motion passed. E.PUBLIC HEARING 1.Church of Pentecost, 1701 Gervais Avenue Easta.Conditional Use Permit Resolutionb.Wetland Buffer and Parking Setback Variance Resolution Elizabeth Hammond, Planner, gave the presentation. Chairperson Desai opened the public hearing. The following individuals addressed the commission regarding the project: D1 Planning Commission Packet Page 1 of 46 October 21, 2025 Planning Commission Meeting Minutes 2 Brian Tempas, LSE Architects Joseph Rief, Civil Site Group Merrilee Horton, 2464 Flandrau Street Chairperson Desai closed the public hearing. Commissioner Oszman moved to approve a conditional use permit resolution for a religious facility at 1701 Gervais Avenue East, subject to certain conditions of approval. CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 The Church of Pentecost has requested a Conditional Use Permit for a religious facility on the property at 1701 Gervais Avenue East. 1.02 The property located at 1701 Gervais Avenue East is legally described as: The South Half of the West Half of Lot 3, E.G. Roger’s Garden Lots, Ramsey County, Minnesota, according to the recorded plat thereof. Except: The East 30.00 feet and the North 180.00 feet thereof. PIN: 102922140047 Section 2. Standards. 2.01 General Conditional Use Permit Standards. The City Ordinance 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. 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. D1 Planning Commission Packet Page 2 of 46 October 21, 2025 Planning Commission Meeting Minutes 3 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 October 21, 2025, 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 allowed everyone to speak and present written statements at the hearing. The Planning Commission recommended that the City Council approve this resolution. 2.On November 24, 2025, 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 ground-mounted and roof-mounted mechanical equipment and trash receptacles shall be screened according to the ordinance. 2.All construction shall follow the approved plans. The director of community development may approve minor changes. 3.The proposed construction must be substantially started within one year of council approval, or the permit shall become null and void. 4.The city council shall review this permit in one year. The applicant shall meet the conditions outlined in the design review resolution. Seconded by Vice Chairperson Yang Ayes – All The motion passed. Vice Chairperson Yang moved to approve a wetland buffer and parking setback variance resolution for a building addition and parking lot expansion to be constructed at 1701 Gervais Avenue East. WETLAND BUFFER AND PARKING SETBACK VARIANCE RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. D1 Planning Commission Packet Page 3 of 46 October 21, 2025 Planning Commission Meeting Minutes 4 1.01 The Church of Pentecost has requested a wetland buffer and parking setback variance to construct a building addition and parking lot expansion on the property at 1701 Gervais Avenue East. 1.02 The property located at 1701 Gervais Avenue East is legally described as: The South Half of the West Half of Lot 3, E.G. Roger’s Garden Lots, Ramsey County, Minnesota, according to the recorded plat thereof. Except: The East 30.00 feet and the North 180.00 feet thereof. PIN: 102922140047 1.03 The site has a Manage B wetland on the northwest portion of the property, which requires a 75-foot buffer. The project will involve grading up to the wetland edge for the installation of a stormwater discharge pipe and an infiltration basin, which will extend 45.8 feet into the 75-foot buffer. Additionally, the parking lot on the north side of the building will encroach 29.5 feet into the buffer. The building addition and parking lot expansion project will require a 75-foot variance for the wetland buffer. 1.04 The existing parking lot for the church, located along the east side of the property, encroaches between two and five feet into the 15-foot required setback along Flandrau Street. The parking lot will be repaved and expanded on the south side of the building addition and the north side of the existing building. The parking area along the east side of the site is proposed to be between two and five feet from the east property line, requiring a parking setback variance. Section 2. Standards. 2.01 Wetland Buffer and Parking Setback Variance Standards. The City Ordinance states that the City Council must base approval of a variance on the following standards. 1.Before the city council acts on a wetland ordinance variance, the Environmental and Natural Resources Commission and the Planning Commission will make a recommendation to the city council. The city shall hold a public hearing for the variance. The city shall notify property owners within 500 feet of the property for which the variance is being requested at least ten days before the hearing. 2.The city may require the applicant to mitigate any wetland, stream, or buffer alteration impacts with the approval of a variance, including, but not limited to, implementing one or more of the strategies listed in subsection 18-221(e)(4) (mitigation). 3.To approve a variance, the city council shall apply the findings for variance approval as required in Minnesota Statutes. 4.The applicant for a variance shall submit, with the variance application and any other required materials, a statement showing how the proposal would meet the findings for variance approval. Section 3. Findings. 3.01 The proposal meets the specific wetland buffer and parking setback variance standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this wetland buffer and parking setback variance request. D1 Planning Commission Packet Page 4 of 46 October 21, 2025 Planning Commission Meeting Minutes 5 1. On October 21, 2025, 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 allowed everyone to speak and present written statements at the hearing. The Planning Commission recommended that the City Council approve this resolution. 2. On November 12, 2025, the Environmental and Natural Resources Commission held a public meeting to discuss the proposal. The ENR recommended that the City Council ______ this resolution. 3.On November 24, 2025, 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 construction shall follow the approved plans. The director of community development may approve minor changes. The applicant shall meet the conditions outlined in the design review resolution. Seconded by Commissioner Oszman Ayes – All The motion passed. This item will go to the city council on November 24, 2025. F.NEW BUSINESS 1.Capital Improvement Plan 2026-2030, Planning Commission Joe Rueb, Finance Director, presented the 2026-2030 Capital Improvement Plan and answered questions from the commission. Commissioner Eads moved to approve the draft 2026-2030 Capital Improvement Plan. Seconded by Commissioner Wullschleger Ayes – All The motion passed. G.UNFINISHED BUSINESS None H.COMMISSION PRESENTATIONS None I.STAFF PRESENTATIONS None J.VISITOR PRESENTATIONS None K. ADJOURNMENT D1 Planning Commission Packet Page 5 of 46 October 21, 2025 Planning Commission Meeting Minutes 6 Chairperson Desai adjourned the meeting at 8:57 p.m. D1 Planning Commission Packet Page 6 of 46 THIS PAGE IS INTENTIONALLY LEFT BLANK Planning Commission Packet Page 7 of 46 PLANNING COMMISSION STAFF REPORT Meeting Date November 18, 2025 REPORT TO: Michael Sable, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Conditional Use Permit Resolution, Residential Accessory Structure, 2744 Clarence Street North Action Requested:  Motion ☐Discussion  Public Hearing Form of Action: Resolution ☐Ordinance ☐ Contract/Agreement ☐ Proclamation Policy Issue: Korey and Amy Bateman are proposing to add a second detached residential accessory structure to their property at 2744 Clarence Street North. City code regulates the total area for accessory structures based on the parcel size and the proposal to add a second detached garage would exceed the maximum area permitted based on the lot’s size. However, the code allows the city council to approve an increase in height or area through a conditional use permit. Recommended Action: Motion to approve a conditional use permit resolution for a residential accessory structure on the property at 2744 Clarence Street North, subject to certain conditions of approval. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $ 0.00 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐Use of Reserves  Other: n/a Strategic Plan Relevance: ☐Community Inclusiveness ☐Financial & Asset Mgmt ☐Environmental Stewardship ☐Integrated Communication Operational Effectiveness ☐Targeted Redevelopment The city deemed the applicant’s application complete on November 7, 2025. The initial 60-day review deadline for a decision is January 6, 2026. As stated in Minnesota State Statute 15.99, the city can take an additional 60 days, if necessary, to complete the review. Background: Korey and Amy Bateman are proposing to add a second detached residential accessory structure to their property at 2744 Clarence Street North. City code regulates the total area for accessory structures based on the parcel size and whether the structures are detached, attached, or a combination of both detached and attached accessory structures. E1 Planning Commission Packet Page 8 of 46 Sec. 44-322. - Accessory uses. a. In the RE, R-1, R-1S, and R-2 districts: i. The areas of accessory buildings shall be limited to the areas in the following table: Table 44-322-1: Accessory Building Size Maximum ii. A private garage shall not exceed 16 feet in height as measured from grade. iii.The city council may approve an increase in height or area by conditional use permit. Conditional Use Permit The property is 32,207 square feet in size. There is an existing (32’x34’) detached garage, which is 1,088 square feet. The applicant is proposing to build a second (30’x40’) detached structure in the rear of the property, which would be 1,200 square feet. The result would be 2,288 square feet of detached accessory buildings. Based on the size of the parcel, the code allows a maximum of 1,250 square feet for detached accessory buildings that do not have an attached garage. The proposal to add a second detached garage would exceed the maximum area permitted by code. However, the city council can approve an increase in height or area through a conditional use permit. The applicant submitted a certificate of survey, a written narrative, and building elevations to facilitate review of the proposal. According to the applicant, the two sheds located on the north side of the property would be removed if they are permitted to build a second detached garage, so these would not be included in the increased area they are requesting. The applicant has indicated that, based on the existing conditions of the home and its exterior, it wouldn’t be practical to build an attached garage next to their home. This would increase the maximum area permitted to 1,850 square feet. The applicant proposes a second detached structure in the rear of the property, which would exceed the maximum detached area by 1,038 square feet. The location of the detached garage would meet the required setbacks to the adjacent property lines. The maximum building coverage and height requirements are also met, and the proposal otherwise complies with the code. E1 Planning Commission Packet Page 9 of 46 Commission and City Council Review Planning Commission November 18, 2025: The Planning Commission will hold a public hearing and review the conditional use permit. City Council December 8, 2025: The City Council will review the request and make the final determination on the conditional use permit. Department Comments None Public Comments Staff sent a public hearing notice and application details to the properties within 500 feet of the subject property. No public comments were received. Reference Information Site Description Site Size: 0.65 Acres Surrounding Land Uses North: Residential Dwelling South: Residential Dwelling East: Residential Dwelling West: Residential Dwelling Planning Existing Land Use: Low-Density Residential Existing Zoning: R1, Single Dwelling Residential Attachments: 1. Conditional Use Permit Resolution 2. Overview Map 3. Future Land Use Map 4. Zoning Map 5. Applicant Narrative 6. Certificate of Survey 7. Garage Elevations E1 Planning Commission Packet Page 10 of 46 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Korey and Amy Bateman have requested a Conditional Use Permit for residential accessory structures on the property located at 2744 Clarence Street North. 1.02 The property located at 2744 Clarence Street North is legally described as: The South 121.4 feet of the North 243.0 feet of Lots 63 and 64, Gardena Addition The North 121.4 feet of the South 514.2 feet of Lots 65 and 66, Gardena Addition Tax Parcel Identification: 032922330056 1.03 The property owner requests a conditional use permit to exceed the maximum area permitted for detached residential structures on the property. The owner proposes to have up to 2,288 square feet of detached accessory structures on the property. Based on the property’s size, 1,250 square feet of detached accessory structures are permitted. 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. 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. E1, Attachment 1 Planning Commission Packet Page 11 of 46 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 November 18, 2025, 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 ________ this resolution. 2. On December 8, 2025, 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. The city council will review the permit in one year. 2. The property can have up to 2,288 square feet of detached accessory structures. A proposal to add an attached garage or other detached accessory structures that would further increase the total area of accessory structures on the property requires the property owner to submit a request for an amendment to this permit. 3. All vehicles, including recreational vehicles and trailers, must meet city and state licensing requirements and be stored either inside an accessory building or on an approved hard surface. Parking on grass surfaces is not permitted. 4. The applicant will obtain a driveway permit from the city’s engineering division before construction. 5. The applicant shall obtain a building permit from the city’s community development department before construction. E1, Attachment 1 Planning Commission Packet Page 12 of 46 E1, Attachment 2 Planning Commission Packet Page 13 of 46 E1, Attachment 3 Planning Commission Packet Page 14 of 46 E1, Attachment 4 Planning Commission Packet Page 15 of 46 E1, Attachment 5 Planning Commission Packet Page 16 of 46 E1, Attachment 6 Planning Commission Packet Page 17 of 46 E1, Attachment 7 Planning Commission Packet Page 18 of 46 E1, Attachment 7 Planning Commission Packet Page 19 of 46 E1, Attachment 7 Planning Commission Packet Page 20 of 46 E1, Attachment 7 Planning Commission Packet Page 21 of 46 E1, Attachment 7 Planning Commission Packet Page 22 of 46 THIS PAGE IS INTENTIONALLY LEFT BLANK Planning Commission Packet Page 23 of 46 PLANNING COMMISSION STAFF REPORT Meeting Date November 18, 2025 REPORT TO: Michael Sable, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Horizon Real Estate, 1790 Gervais Court East a.Conditional Use Permit Resolution b.Setback Variance Resolution Action Requested:  Motion ☐Discussion  Public Hearing Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation Policy Issue: Horizon Real Estate proposes adding motor vehicle sales to its property at 1790 Gervais Court East, where Horizon Tire and Auto, a motor vehicle maintenance garage, is currently operated. Motor vehicle sales are permitted on the property, and a motor vehicle maintenance garage requires a conditional use permit (CUP). The site was built and historically has been used as a motor vehicle repair shop; however, it does not hold an existing CUP for vehicle repair and storing vehicles outside for sale will also require the site to have a CUP. City code requires both vehicle sales and repair to be at least 350 feet from any property the city plans for residential use. The proposal requires a setback variance due to its proximity to adjacent residential property. Recommended Action: a.Motion to approve a conditional use permit resolution for the property at 1790 Gervais Court East, subject to certain conditions of approval. b.Motion to approve a setback variance resolution for the property at 1790 Gervais Court East. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $ 0.00 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐Use of Reserves  Other: n/a Strategic Plan Relevance: ☐Community Inclusiveness ☐Financial & Asset Mgmt ☐Environmental Stewardship ☐Integrated Communication  Operational Effectiveness ☐Targeted Redevelopment The city deemed the applicant’s application complete on November 7, 2025. The initial 60-day review deadline for a decision is January 6, 2026. As stated in Minnesota State Statute 15.99, the city can take an additional 60 days, if necessary, to complete the review. E2 Planning Commission Packet Page 24 of 46 Background: Horizon Tire and Auto proposes adding motor vehicle sales to the property at 1790 Gervais Court East, where a motor vehicle maintenance garage currently operates. The applicant previously operated a motor vehicle sales business on a rented property in Ham Lake. Following the sale of that property, the applicant seeks to relocate the motor vehicle sales to the Maplewood site. The applicant proposes displaying up to 12 vehicles for sale at a time and has identified the location within the parking lot on their site plan. No exterior modifications are proposed to accommodate the proposed vehicle sales. The applicant submitted an interior floor plan, site plan, and interior and exterior photos to facilitate review of the proposal. A motor vehicle maintenance garage requires two spaces for each service stall, one space for each employee, and one space for each business vehicle stored on the site. Automobile sales require one space for each 500 square feet of gross indoor display area. The building will not contain an indoor display area; however, if the exterior display area is considered, one parking stall would be required for the vehicle sales business. The applicant has stated there is currently one employee at the repair shop and anticipates hiring between two and three additional employees in the next 18 months. The applicant currently does not have company vehicles on the property but could have up to four company vehicles on the site if vehicle sales are approved for the location. The repair shop has four service bays, and the vehicle sales business would utilize only a small portion of the interior, office, and restroom spaces. Based on the parking requirements and the applicant’s indicated use of the property, 16 stalls would be required for the repair business. The plans identify 36 parking stalls that are currently striped, including 12 near the center, to be used for displaying vehicles for sale. Conditional Use Permit Motor vehicle sales are permitted on the property, and a motor vehicle maintenance garage requires a conditional use permit. The site has been used as a motor vehicle repair shop for several years; however, it does not currently hold an existing CUP. The proposed use to store vehicles in the exterior parking lot requires a CUP for outdoor storage and includes the vehicle repair portion of the existing business. Setback Variance City code further requires that a motor vehicle maintenance garage and a motor vehicle sales business be at least 350 feet from any property the city plans for residential use. The property contains a large undeveloped area, currently covered in grass, located between the business and the Gervais Court and Gervais Avenue rights-of-way to the north. The building and parking lot where the business is operated are located on the far south side of the parcel, well over 400 feet from the residential property. However, the property is 66 feet when measured from the site’s property line to the adjacent residential property line across Gervais Court and 165 feet to the residential property line across Gervais Avenue. State statute allows variances to be approved when the proposal is in harmony with city goals and policies outlined in the comprehensive plan and official controls, and when practical difficulties exist. The practical difficulty standard outlines three factors that cities must consider when reviewing a variance request: reasonableness, uniqueness, and essential character. 1.Reasonableness – When the property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance. E2 Planning Commission Packet Page 25 of 46 The zoning ordinance permits a vehicle maintenance garage and a vehicle sales business to be located on the property. Similar light manufacturing and auto-oriented businesses have historically operated in this neighborhood. 2. Uniqueness – When the plight of the landowner is due to circumstances unique to the property, not created by the landowner. The subject property was originally constructed in 1988 and has been used for vehicle repair for several years. The adjacent residential properties to the north were developed between 1999 and 2014. This property, located on Highway 36, has historically been zoned for commercial and industrial uses. 3. Essential Character – When the variance, if granted, will not alter the essential character of the locality. The properties are zoned to permit this use and have been used in this manner historically, before the development of the adjacent residential neighborhood. Commission and City Council Review Planning Commission November 18, 2025: The Planning Commission will hold a public hearing and review the conditional use permit and setback variance. City Council December 8, 2025: The City Council will review the request and make the final determination on the conditional use permit and setback variance. Department Comments None Public Comments Staff sent a public hearing notice and application details to the properties within 500 feet of the subject property. No public comments were received. Reference Information Site Description Site Size: 2.14 Acres Surrounding Land Uses North: High-Density Residential South: Highway 36 East: Commercial/Manufacturing West: Commercial/Manufacturing Planning Existing Land Use: Employment Existing Zoning: Light Manufacturing E2 Planning Commission Packet Page 26 of 46 Attachments: 1.Conditional Use Permit Resolution 2.Setback Variance Resolution 3.Overview Map 4.Future Land Use Map 5.Zoning Map 6. Applicant Narrative 7.Site Plan and Floorplan 8.Site Photos E2 Planning Commission Packet Page 27 of 46 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Horizon Real Estate, LLC (property owner) has requested a Conditional Use Permit for the property located at 1790 Gervais Court East. 1.02 The property located at 1790 Gervais Court East is legally described as: THAT PART OF TRACT A, REGISTERED LAND SURVEY NO. 257, RAMSEY COUNTY, MINNESOTA, WHICH LIES NORTH OF A LINE DESCRIBED BELOW: BEGINNING AT A POINT ON THE EAST LINE OF SAID TRACT A, DISTANCE 40 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; THENCE RUN WESTERLY TO A POINT ON THE WEST LINE OF SAID TRACT A, DISTANCE 10 FEET NORTH OF THE SOUTHWEST CORNER THEREOF AND THERE TERMINATING; EXCEPT THAT PART OF TRACT A REGISTERED LAND SURVEY NO. 257 DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID TRACT A BEING THE WEST ¼ CORNER OF SECTION 11, TOWNSHIP 29, RANGE 22, RAMSEY COUNTY, MINNESOTA; THENCE ON AN ASSUMED BEARING OF SOUTH 00 DEGREES 30 MINUTES 59 SECONDS EAST ALONG THE WEST LINE OF SAID TRACT A BEING THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 11 A DISTANCE OF 540.79 FEET TO THE POINT OF BEGINNING OF THE LAND TO BE DESCRIBED; THENCE NORTH 89 DEGREES 29 MINUTES 01 SECONDS EAST A DISTANCE OF 36.58 FEET; THENCE SOUTH 10 DEGREES 26 MINUTES 45 SECONDS WEST TO THE NORTHERLY RIGHT OF WAY LINE OF STATE TRUNK HIGHWAY NO. 36; THENCE WESTERLY ALONG SAID RIGHT OF WAY LINE TO THE WEST LINE OF SAID TRACT A; THENCE NORTHERLY ALONG SAID WEST LINE TO THE POINT OF BEGINNING. Tax Parcel Identification: 112922320017 1.03 The property owner requests a conditional use permit to allow a vehicle maintenance garage and a motor vehicle sales business with an exterior motor vehicle sales display 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. E2, Attachment 1 Planning Commission Packet Page 28 of 46 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. 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 November 18, 2025, 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 ________ this resolution. 2. On December 8, 2025, 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.The city council will review the permit in one year. E2, Attachment 1 Planning Commission Packet Page 29 of 46 2.The applicant may have up to 12 motor vehicles displayed for sale in the parking lot. The location of the motor vehicle sales display area is approved as outlined on the applicant’s site plan. Should the owner want to modify the location of the exterior sales area or add additional vehicles to the property, an amendment to the conditional use permit must be requested. 3.There shall be no exterior storage of inoperable vehicles related to the motor vehicle maintenance garage on the property or the adjacent public streets. All vehicles waiting for repair must be stored inside the building. 4.There shall be no exterior storage of vehicles listed for sale related to the vehicle sales business on adjacent public streets. 5.Should the owner add additional striped parking spaces on the property, a parking lot paving permit is required to be obtained from the Department of Public Works. The parking lot and all striped spaces must be maintained at all times. 6.The owner will construct a trash enclosure for the property as required around all trash containers or dumpsters, and it shall be 100 percent opaque. The enclosure must meet city ordinance requirements. The enclosure must always be maintained. 7.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 occupies the property, the owner must obtain approval from the city. All parking requirements must be met. 8.All vehicle deliveries and transport unloading shall be done on-site, not along public streets. 9.All signs shall meet the City of Maplewood sign ordinance. The property owner will obtain the necessary sign permits before installation. 10.The property owner must contact the city’s licensing division and obtain any required licenses for the businesses that operate on the property. . E2, Attachment 1 Planning Commission Packet Page 30 of 46 SETBACK VARIANCE RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Horizon Real Estate, LLC (property owner) has requested a setback variance to allow a motor vehicle maintenance garage and a motor vehicle sales business to operate on the property closer than 350 feet from a residentially planned property. 1.02 The property is between 66 and 165 feet from the adjacent residential properties to the north. 1.03 The property located at 1790 Gervais Court East is legally described as: THAT PART OF TRACT A, REGISTERED LAND SURVEY NO. 257, RAMSEY COUNTY, MINNESOTA, WHICH LIES NORTH OF A LINE DESCRIBED BELOW: BEGINNING AT A POINT ON THE EAST LINE OF SAID TRACT A, DISTANCE 40 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; THENCE RUN WESTERLY TO A POINT ON THE WEST LINE OF SAID TRACT A, DISTANCE 10 FEET NORTH OF THE SOUTHWEST CORNER THEREOF AND THERE TERMINATING; EXCEPT THAT PART OF TRACT A REGISTERED LAND SURVEY NO. 257 DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID TRACT A BEING THE WEST ¼ CORNER OF SECTION 11, TOWNSHIP 29, RANGE 22, RAMSEY COUNTY, MINNESOTA; THENCE ON AN ASSUMED BEARING OF SOUTH 00 DEGREES 30 MINUTES 59 SECONDS EAST ALONG THE WEST LINE OF SAID TRACT A BEING THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 11 A DISTANCE OF 540.79 FEET TO THE POINT OF BEGINNING OF THE LAND TO BE DESCRIBED; THENCE NORTH 89 DEGREES 29 MINUTES 01 SECONDS EAST A DISTANCE OF 36.58 FEET; THENCE SOUTH 10 DEGREES 26 MINUTES 45 SECONDS WEST TO THE NORTHERLY RIGHT OF WAY LINE OF STATE TRUNK HIGHWAY NO. 36; THENCE WESTERLY ALONG SAID RIGHT OF WAY LINE TO THE WEST LINE OF SAID TRACT A; THENCE NORTHERLY ALONG SAID WEST LINE TO THE POINT OF BEGINNING. Tax Parcel Identification: 112922320017 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. E2, Attachment 2 Planning Commission Packet Page 31 of 46 Section 3. Findings. 3.01 The setback variance request meets the required standards for a variance. 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 November 18, 2025, 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 _______ this resolution. 2. On December 8, 2025, 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. E2, Attachment 2 Planning Commission Packet Page 32 of 46 E2, Attachment 3 Planning Commission Packet Page 33 of 46 E2, Attachment 4 Planning Commission Packet Page 34 of 46 E2, Attachment 5 Planning Commission Packet Page 35 of 46 E2, Attachment 6 Planning Commission Packet Page 36 of 46 E2, Attachment 6 Planning Commission Packet Page 37 of 46 E2, Attachment 6 Planning Commission Packet Page 38 of 46 ,-----SITE PLAN --------'-' N scale 1 "=50' E2, Attachment 7 Planning Commission Packet Page 39 of 46 E2, Attachment 7 Planning Commission Packet Page 40 of 46 E2, Attachment 8 Planning Commission Packet Page 41 of 46 E2, Attachment 8 Planning Commission Packet Page 42 of 46 E2, Attachment 8 Planning Commission Packet Page 43 of 46 E2, Attachment 8 Planning Commission Packet Page 44 of 46 E2, Attachment 8 Planning Commission Packet Page 45 of 46 E2, Attachment 8 Planning Commission Packet Page 46 of 46