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HomeMy WebLinkAbout2026 03-17 Planning Commission Minutes March 17, 2026 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, March 17, 2026 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 7:14 p.m. by Vice Chairperson Yang B. ROLL CALL Tushar Desai, Chairperson Absent Lue Yang, Vice Chairperson Present 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 Arbuckle moved to approve the agenda as presented. Seconded by Commissioner Oszman Ayes – All The motion passed. D. APPROVAL OF MINUTES 1. January 20, 2026 Planning Commission Meeting Minutes Commissioner Oszman moved to approve the January 20, 2026 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Ige Ayes – All The motion passed. E. PUBLIC HEARING 1. Conditional Use Permit Amendment, Setback Variance and Parking Waiver Resolution, St. John’s Hospital Expansion, 1575 Beam Avenue East Elizabeth Hammond, Planner, gave the presentation. Danielle Gathje, Vice President of Hospital Operations for M-Health Fairview St John’s Hospital, addressed the commission and answered questions. Commissiom members shared comments. Vice Chairperson Yang opened the public hearing. March 17, 2026 Planning Commission Meeting Minutes 2 There were no speakers on the item. Vice Chairperson Yang closed the public hearing. Commissioner Wullschleger moved to approve a conditional use permit, setback variance and parking waiver resolution to construct four‑story 189,600 square foot addition to St. John’s Hospital at 1575 Beam Avenue East. CONDITIONAL USE PERMIT AMENDMENT, SETBACK VARIANCE AND PARKING WAIVER RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 M Health Fairview has requested approval of a conditional use permit amendment. 1.02 The property is located at 1575 Beam Avenue East and is legally described as: PIN: 03-29-22-13-0014. Real property in the City of Maplewood, County of Ramsey, State of Minnesota, described as follows: The Southwest Quarter of the Northeast Quarter of Section 3, Township 29 North, Range 22 West, Ramsey County, Minnesota, according to the Government Survey thereof except the following parcels: The East 40.00 feet of said Southwest Quarter of the Northeast Quarter lying northerly of the South 660.00 feet thereof. Commencing at the southwest corner of said Southwest Quarter of the Northeast Quarter, being the center of said Section 3, said point being marked by a Ramsey County monument; thence along the west line of said Southwest Quarter of the Northeast Quarter, North 00 degrees 01 minutes 40 seconds East, assumed basis of bearing, a distance of 703.29; thence on a bearing of East 437.93 feet to the point of beginning; thence continuing on a bearing of East 264.24 feet; thence on a bearing of South 124.13 feet; thence on a bearing of West 264.24 feet; thence on a bearing of North 124.13 feet to the point of beginning. Subject to easements of record. Section 2. Standards. 2.01 City Ordinance Section 44-1092(3) requires a Conditional Use Permit for hospitals. 2.02 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. March 17, 2026 Planning Commission Meeting Minutes 3 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. 2.03 Variance Standards. 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. 2.04 Parking Waiver Standards. City Ordinance Section 44-17 states that the City Council may authorize parking standards that differ from those required by the code. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. 3.02 The setback variance request does meet 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. 3.03 The proposal meets the requirements for a parking waiver. Section 4. City Review Process March 17, 2026 Planning Commission Meeting Minutes 4 4.01 The City conducted the following review when considering this conditional use permit request. 1. On March 17, 2026, 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 13, 2026, 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 (additions are underlined and deletions are crossed out): 1. All construction shall follow the approved plans, date-stamped June 2, 2023 dated March 17, 2026. The planning staff may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval, or the permit shall become null and void. 3. The city council shall review this permit in one year. 4. The property owner shall maintain at least 1,252 parking spaces on the hospital campus 1,440 parking spaces for St. John’s Hospital and the three medical office buildings on the campus. Parking spaces shall be at least 9.5 feet wide; employee parking may be 9 feet wide. Any changes to this parking count will require city council approval. If a parking shortage develops, the city council will be authorized to require the applicant to provide additional parking space. 5. The approval permits a 0-foot setback variance to install two electrical transformers up to the Hazlewood Street property line. 6. The approval permits a 10-foot setback variance to construct the hospital building, 20 feet from the Hazlewood Street property line. This approval nullifies the previously approved 15-foot setback for the parking structure, which is being removed as part of this project. 7. Any retaining walls built as part of this project must be setback at least five feet from any property line. 8. The vegetation that is being used along Beam Avenue to provide screening from the hospital's mechanical equipment and trash receptacles must be replaced if deemed sick and dead. Seconded by Commissioner Arbuckle Ayes – All The motion passed. This item will go to the city council on April 13, 2026. March 17, 2026 Planning Commission Meeting Minutes 5 2. Conditional Use Permit Amendment Resolution, Redeeming Love Church, 2425 White Bear Avenue North Elizabeth Hammond, Planner, gave the presentation. Brad Stamp, Redeeming Love Church, addressed the commission and answered questions. Commissiom members shared comments. Vice Chairperson Yang opened the public hearing. There were no speakers on the item. Vice Chairperson Yang closed the public hearing. Commissioner Oszman moved to approve the conditional use permit amendment resolution for Redeeming Love Church, located at 2425 White Bear Avenue North, subject to certain conditions of approval, with the friendly amendment that landscaped islands not be placed in the parking lot at this time. 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 Redeeming Love Church has requested to amend the Conditional Use Permit for the property located at 2425 White Bear Avenue North. 1.02 The property is located at 2425 White Bear Avenue North and is legally described as The Parcel A All that certain real estate situated in the State of Minnesota, Ramsey County, Village of Maplewood, and more particularly described as follows: That portion of the West 1 /2 of the North 1 /5 of the Southwest 1 /4 of the Southeast 1 /4 of the Northwest 1/4 of Section 11. Township 29, Range 22 lying West of White Bear Avenue, except that part thereof which lies Easterly of a line run parallel with 85 feet Westerly of the following described line: From a point on the West line of said Section 11, distant 718. 7 feet South of the West 1/4 corner thereof, run Westerly at an angle of 90 degrees 30 minutes with said West section line (measured from South to West) for 204 feet; thence deflect to the right at an angle 90 degrees 00 minutes for 37.5 feet to the point of beginning of line to be described; thence deflect to the right at an angle of 90 degrees 00 minutes for 260.04 feet; thence deflect to the right at an angle of 3 degrees 12 minutes for 394.21 feet; thence deflect to the left at an angle of 49 degrees 14 minutes for 308.85 feet; thence deflect to the right at an angle of 20 degrees 30 minutes for 443.06 feet; thence deflect to the left at an angle of 37 degrees 32 minutes for 375.94 feet; thence deflect to the left on a 4 degree 30 minute curve (Delta Angle 24 degrees 48 minutes) for 551.11 feet and there terminating. Less that portion of property conveyed to the County Ramsey, including the right of access to White Bear Road, in connection with condemnation action filed by the County of Ramsey, State of Minnesota vs. Brookille Energy and Properties, Inc., et al. in the District Court, Second Judicial District, Count of Ramsey, State of Minnesota - File No. 463842. Abstract Property Parcel B The East 711.88 feet of the South Half of the Southwest Quarter of the Northwest Quarter of Section 11, Township 29, Range 22, except that part thereof which lies Easterly of a March 17, 2026 Planning Commission Meeting Minutes 6 line run parallel with and distant 85 feet Westerly of the following described line: From a point on the West line of said Section 11, distance 718. 7 feet South of the West Quarter corner thereof, run Westerly at an angle of 90 degrees 30 minutes with said West section line (measured from South to West) for 204 feet; thence deflect to the right at an angle of 90 degrees 00 minutes for 37.5 feet to the point of beginning of line to be described; thence deflect to the right at an angle of 90 degrees 00 minutes for 260.04 feet; thence deflect to the right at an angle of 3 degrees 12 minutes for 394.21 feet; thence deflect to the left at an angle of 49 degrees 14 minutes for 308.85 feet; thence deflect to the right at an angle of 20 degrees 30 minutes for 443.06 feet; thence deflect to the left at an angle of 37 degrees 32 minutes for 375.94 feet; thence deflect to left on a 4 degree 30 minutes curve (Delta Angle 24 degrees 48 minutes) for 551.11 feet and there terminating. Torrens Property Property Identification Number: 112922230010 1.03 The conditional use permit allows a religious facility on the property. 1.04 The property owner requests to amend the conditional use permit to allow an expansion to the building 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. 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. March 17, 2026 Planning Commission Meeting Minutes 7 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 17, 2026, 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 13, 2026, 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 (additions are underlined and deletions are crossed out): 1. All construction shall follow the plans that the City received on May 3, 1993. The Director of Community Development may approve minor changes. 2. The proposed construction must have substantially started or the building must be used for a church within one year of Council approval or the permit shall end. The City Council may grant up to one one-year extension of the permit. 3. Fill the potholes in the parking lot and driveways. 4. Sweep and restripe the parking lot to current City Code requirements. 5. Remove and clean up the old tires, junk and garbage on the property. 6. The church recording a deed with Ramsey County for five additional feet of right-of- way for White Bear Avenue at the northeast corner of the site. The church must record this deed within sixty days of getting fee title of the property. The County Traffic Engineer must approve this deed before the church records it. 7. Screen any outside mechanical equipment, as required by Code. 8. Remove the curb blocks and construct concrete curb around the parking lot perimeter, as the City Code requires. The church may complete this work with Phase II of the construction and shall have it done within three years of City approval. 9. The City Council will review this permit in one year. 10. The owner will submit a trash enclosure plan for the property with the building permit plans. Trash enclosures are 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 must always be maintained. 11. The applicant will review the existing striped stalls and drive access aisles on the site, repaint the parking spaces where necessary, and repair any areas with deficient March 17, 2026 Planning Commission Meeting Minutes 8 pavement. The applicant will provide a parking plan with the building permit plans for staff approval. 12. All signs shall meet the City of Maplewood sign ordinance. The property owner will obtain all required sign permits. Seconded by Commissioner Ige Ayes – All The motion passed. This item will go to the city council on April 13, 2026 F. NEW BUSINESS 1. 2025 Planning Commission Annual Report Elizabeth Hammond, Planner, gave the presentation and answered questions from the Commission. The Commission discussed the item and provided feedback for staff and City Council consideration. Commissioner Wullschelger moved to approve the Planning Commission’s 2025 Annual Report. Seconded by Commissioner Ige Ayes – All The motion passed. This item will go to the City Council on April 13, 2026 and Commissioner Ige will be present to represent the Planning Commission. G. UNFINISHED BUSINESS None H. COMMISSION PRESENTATIONS None I. STAFF PRESENTATIONS None J. VISITOR PRESENTATIONS None K. ADJOURNMENT Vice Chairperson Yang adjourned the meeting at 8:05 p.m.