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HomeMy WebLinkAbout2025 11-18 PC Meeting Minutes November 18, 2025 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, November 18, 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 Absent Paul Arbuckle, Commissioner Present John Eads, Commissioner Present Allan Ige, Commissioner Present Tom Oszman, Commissioner Present Scott Wullschleger, Commissioner Present Staff Present: Elizabeth Hammond, Planner C. APPROVAL OF AGENDA Commissioner Ige moved to approve the agenda as presented. Seconded by Commissioner Eads Ayes – All The motion passed. D. APPROVAL OF MINUTES 1. October 21, 2025 Planning Commission Meeting Minutes Commissioner Arbuckle moved to approve the October 21, 2025 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Wullschleger Ayes – All The motion passed. E. PUBLIC HEARING 1. Conditional Use Permit Resolution, Residential Accessory Structure, 2744 Clarence Street North Elizabeth Hammond, Planner, gave the presentation and answered questions from the Commission. Tim Sellers, representing the applicant, addressed the Commission and answered questions. Commissiom members shared comments. Chairperson Desai opened the public hearing. November 18, 2025 Planning Commission Meeting Minutes 2 There were no speakers on the item. Chairperson Desai closed the public hearing. Commissioner Oszman moved 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. 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. November 18, 2025 Planning Commission Meeting Minutes 3 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 approve 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. Seconded by Commissioner Arbuckle Ayes – All The motion passed. This item will go to the city council on December 8, 2025 2. Horizon Real Estate, 1790 Gervais Court East a. Conditional User Permit Resolution b. Setback Variance Resolution November 18, 2025 Planning Commission Meeting Minutes 4 Elizabeth Hammond, Planner, gave the presentation and answered questions from the Commission. Commissiom members shared comments. Chairperson Desai opened the public hearing. There were no speakers on the item. Chairperson Desai closed the public hearing. Commissioner Eads moved to approve a conditional use permit resolution for the property at 1790 Gervais Court 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 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. November 18, 2025 Planning Commission Meeting Minutes 5 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. 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 approve 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 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 November 18, 2025 Planning Commission Meeting Minutes 6 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. Seconded by Commissioner Oszman Ayes – All The motion passed. Commissioner Eads moved to approve a setback variance resolution for the property at 1790 Gervais Court East. 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: November 18, 2025 Planning Commission Meeting Minutes 7 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. 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 November 18, 2025 Planning Commission Meeting Minutes 8 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 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. Seconded by Commissioner Oszman Ayes – All The motion passed. This item will go to the city council on December 8, 2025. F. NEW BUSINESS None G. UNFINISHED BUSINESS None H. COMMISSION PRESENTATIONS None I. STAFF PRESENTATIONS None J. VISITOR PRESENTATIONS None K. ADJOURNMENT Chairperson Desai adjourned the meeting at 7:35 p.m.