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Home My WebLink About2026 04-21 Planning Commission Meeting PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov AGENDA MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, April 21, 2026 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 MINUTES 1. March 17, 2026 Planning Commission Meeting Minutes E. PUBLIC HEARING 1. Conditional Use Permit and Setback Variance Resolution, Peach Automotive Service Garage, 1770 Gervais Avenue East F. NEW BUSINESS None G. UNFINISHED BUSINESS None H. COMMISSION PRESENTATIONS I. STAFF PRESENTATIONS None 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 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. D1 Planning Commission Packet Page 1 of 28 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. D1 Planning Commission Packet Page 2 of 28 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 D1 Planning Commission Packet Page 3 of 28 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. D1 Planning Commission Packet Page 4 of 28 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 D1 Planning Commission Packet Page 5 of 28 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. D1 Planning Commission Packet Page 6 of 28 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 D1 Planning Commission Packet Page 7 of 28 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. D1 Planning Commission Packet Page 8 of 28 PLANNING COMMISSION STAFF REPORT Meeting Date April 21, 2026 REPORT TO: Michael Sable, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Conditional Use Permit and Setback Variance Resolution, Peach Automotive Service Garage, 1770 Gervais Avenue East Action Requested:  Motion ☐Discussion  Public Hearing Form of Action: Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation Summary: Michael Paech, on behalf of Paech Properties, LLC (property owner), proposes adding a vehicle maintenance garage business to its property at 1770 Gervais Avenue East. Peach Tree Care, a tree trimming and removal contractor, currently operates their business from the site. A vehicle maintenance garage requires a conditional use permit (CUP) and is required to be at least 350 feet from any property the city plans for residential use. The proposal requires a CUP for the use and a setback variance due to its proximity to adjacent residential property. Recommended Action: Motion to approve a conditional use permit and setback variance resolution for the property at 1770 Gervais Avenue East, 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: ☐Safety ◊ Focus Area: ☐Sustainability ◊ Focus Area: Development ◊ Focus Area: Grow a vibrant and resilient buisness community The proposal will utilize existing space within the commercial warehouse building, providing an opportunity to expand their business operations within the Maplewood community. The secondary business will help to provide additional jobs, tax revenue, and services to Maplewood residents. Background: Michal Paech proposes adding vehicle maintenance services at their property at 1770 Gervais Avenue East. Peach Tree Care utilizes the site for their business office and storage related to their tree trimming and removal business. The site is zoned M1, light manufacturing, and a contractor shop and yard are permitted. This includes the business office and its associated yard used for the E1 Planning Commission Packet Page 9 of 28 repair, maintenance, or storage of vehicles, equipment, and materials. The site was initially developed in 1988 and used by Schwan’s Enterprises as a sales office and warehouse. The existing garage bays in the building have been used for previous businesses that occupied the site, and their associated company vehicles. While Peach Tree Care will be fixing and maintaining their own business vehicles, they would also like to offer vehicle repair services to the public, which is why they are requesting a CUP and setback variance. Conditional Use Permit The applicant submitted an interior floor plan, site plan, and interior and exterior photos to facilitate review of the proposal. The proposed automotive service garage will offer general repair services to the public, focusing on routine and minor maintenance services, such as oil changes and basic upkeep. The maintenance garage will utilize existing space within the building and primarily operate from the southern portion of the property. The owner currently uses this space to repair their tree-trimming vehicles as needed. Still, given that these spaces are often unused, they would like to offer this service to the public as a secondary, complementary use of their property. No exterior modifications are proposed as part of this proposal. Setback Variance City code further requires that a motor vehicle maintenance garage be at least 350 feet from any property the city plans for residential use. The property is between 57 and 105 feet when measured from the site’s property line to the adjacent residential property lines across Gervais Avenue as it curves, and approximately 92 feet to the residential property line across Gervais Court diagonally. 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. The zoning ordinance permits a vehicle maintenance garage on the property, subject to a conditional use permit. 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 several years as a contractor's shop and storage yard, including a warehouse, office spaces, and a repair shop for company vehicles. 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. E1 Planning Commission Packet Page 10 of 28 Department Comments Andrea Sindt, City Clerk – A city vehicle repair license must be obtained from the City Clerk. Randy Johnson, Building Official – A building permit and architectural drawings are required for any proposed building alterations. Jon Jarosch, Assistant City Engineer – None Shann Finwall, Sustainability Coordinator – None Jery Novack, Fire Marshal – None Commission and City Council Review Planning Commission April 21, 2026: The Planning Commission will hold a public hearing and review the conditional use permit and setback variance. City Council May 11, 2026: The City Council will review the request and make the final determination on the conditional use permit and setback variance. Public Hearing Notice Staff sent a public hearing notice and application details to the 17 properties within 500 feet of the subject property. Staff did not receive public comments in advance of preparing the staff report. Reference Information Site Description Site Size: 1.36 Acres Surrounding Land Uses North: High-Density Residential South: Warehouse/Light Manufacturing/Highway 36 East: Automotive Service/Light Manufacturing West: Warehouse/Office/Light Manufacturing Planning Existing Land Use: Employment Existing Zoning: M1, Light Manufacturing Review Schedule The city deemed the applicant’s application complete on April 13, 2026. The initial 60-day review deadline for a decision is June 12, 2026. As stated in Minnesota State Statute 15.99, the city can take an additional 60 days, if necessary, to complete the review. Attachments: 1. Conditional Use Permit and Setback Variance Resolution 2. Overview Map 3. Future Land Use Map 4. Zoning Map 5. Applicant Narrative 6. Applicant Plans and Site Photos E1 Planning Commission Packet Page 11 of 28 CONDITIONAL USE PERMIT AND SETBACK VARIANCE RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Paech Properties LLC (property owner) has requested a Conditional Use Permit and a setback variance for the property located at 1770 Gervais Avenue East. 1.02 The property located at 1770 Gervais Avenue East is legally described as: The East half of the North half of Lot 16, E.G. Rogers’ Garden Lots, except the South 250 feet thereof. Tax Parcel Identification: 102922410017 1.03 A vehicle maintenance garage is permitted with a conditional use permit. 1.04 A motor vehicle maintenance garage must be at least 350 feet from any property the city plans for residential use. 1.05 The property is between 57 and 105 feet when measured from the site’s property line to the adjacent residential property lines across Gervais Avenue as it curves, and approximately 92 feet to the residential property line across Gervais Court diagonally. Section 2. Conditional Use Permit and Variance Standards. 2.01 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. E1, Attachment 1 Planning Commission Packet Page 12 of 28 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. 2.02 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. Section 3. Findings. 3.01 The proposal meets the specific Conditional Use Permit and Variance standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On April 21, 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 ________ this resolution. 2. On May 11, 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: 1. The City Council will review the conditional use permit in one year. 2. There shall be no exterior storage of vehicles or equipment on the property or on the adjacent public streets related to the vehicle maintenance garage. 3. All vehicles awaiting repair must be stored inside the building and may not be stored outside in the parking lot or on public streets. No unlicensed or inoperable vehicles shall be stored on the premises for more than 48 hours, except in storage areas that are fully screened from public view. E1, Attachment 1 Planning Commission Packet Page 13 of 28 4. No motor vehicle maintenance garage within 350 feet of a residential lot line shall be open to the public between the hours of 11:00 p.m. and 6:00 a.m. 5. All repair, assembly, disassembly, and maintenance shall occur within an enclosed building, except for minor maintenance. Minor maintenance shall include work such as tire replacement or inflation, adding oil, or wiper fluid replacement. 6. The parking lot and striped spaces must always be maintained. 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 pavement. The applicant will provide a parking plan showing striped stalls for staff approval. 7. Parking shall be limited to paved areas. 8. 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. The owner will submit a plan for the trash enclosure to staff for review before installation. 9. 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 city approval. 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. All abandoned signs for previous businesses on the property must be removed or replaced with updated signage reflecting the current business operations. The property owner will obtain sign permits before installation. 12. The property owner must contact the city’s licensing division and obtain a license for a vehicle repair business on the property. 13. A building permit and architectural drawings are required for any proposed building alterations. E1, Attachment 1 Planning Commission Packet Page 14 of 28 E1, Attachment 2 Planning Commission Packet Page 15 of 28 E1, Attachment 3 Planning Commission Packet Page 16 of 28 E1, Attachment 4 Planning Commission Packet Page 17 of 28 Conditional Use Permit and Setback Variance Narrative Applicant: Peach Tree Care/ Peach Auto Service Property Address: 1770 Gervais Ave, Maplewood, MN, 55109 Existing Use: Tree removal and trimming service Proposed Use: Minor Auto Maintenance/ oil change shop Description of Existing and Proposed Use The property is currently used as a tree removal and trimming service, which operates from an existing garage and office space. The applicant proposes to add a minor auto maintenance and oil change shop as a secondary, complementary use within the same existing garage structure. The proposed auto maintenance operation will primarily serve light-duty vehicles and company-owned equipment and will focus on routine and minor maintenance services, such as oil changes and basic upkeep. No major mechanical repairs will be performed. Compatibility With Existing Operations The proposed minor auto maintenance shop will complement the existing tree service. The applicant already performs routine maintenance on company trucks and equipment on site. The proposed use would involve equal or fewer tools, materials, and noise levels than the current maintenance activities already occurring for the tree service fleet. The maintenance shop will utilize excess space within the existing garage and office area. Additionally, the property includes a large fenced storage area at the rear, which can be used if needed, ensuring that operations remain orderly and contained on-site. Impact on Surrounding Area The proposed use will not change the existing character or nature of the surrounding area. Specifically: E1, Attachment 5 Planning Commission Packet Page 18 of 28 E1, Attachment 5 Planning Commission Packet Page 19 of 28 E1, Attachment 5 Planning Commission Packet Page 20 of 28 ^/dW>E ϭϳϳϬ'ĞƌǀĂŝƐǀĞ DĂƉůĞǁŽŽĚ͕DEϱϱϭϬϵ WĂƌĐĞů/͗ϭϬͲϮϵͲϮϮͲϰϭͲϬϬϭϳ >ŽƚĂƌĞĂ͗ϭ͘ϯϲĐƌĞƐ WĂƉĞƌ^ŝǌĞ͗ϭϭΗǆϭϳΗ ƐĐĂůĞϭΗсϯϬΖ This is not a Legal Survey, nor is it intended to be or replace one. These measurements are approximate and are for illustrative purposes only. This work product represents only generalized location of features, objects or boundaries and should not be relied upon as being legally authoritative for the precise location of any feature, objects or boundary. Disclaimer 'ĞƌǀĂŝƐ ǀ Ğ ĐĞŶƚĞ ƌůŝ Ŷ Ğ ŐƌĂƐƐ ŐƌĂƐƐ ϭϱϴΖ ϯϯϲΖϭϱϴΖϯϯϳΖWƌŽƉĞƌƚǇůŝŶĞ WƌŽƉĞƌƚǇůŝŶĞ WƌŽƉĞƌƚǇůŝŶĞ WƌŽƉĞƌƚǇůŝŶĞ y/^d/E' h/>/E' EŽ͘ϭϳϳϬ ϯϬΖ ϮϯΖϮϱΖ ϭϭϬΖϱϱΖϴϳΖϳϯΖ ϯϮΖϯϬΖ ϭϵϰΖƌŽŽĨůŝŶĞ ƌŽŽĨůŝŶĞ ǁĂůůůŝŶĞ ǁĂůůůŝŶĞ ϯϮΖ ĚƌŝǀĞǁĂǇĚƌŝǀĞǁĂǇĨĞŶĐĞ ĨĞŶĐĞ ŽŶƚĂŝŶĞƌƐͬƚĞŵƉŽƌĂƌǇ ƐƚŽƌĂŐĞ WĞĂĐŚƚƌĞĞĐĂƌĞƚƌƵĐŬ ƉĂƌŬŝŶŐĂŶĚƐƚŽƌĂŐĞ WĞĂĐŚƚƌĞĞĐĂƌĞƚƌƵĐŬƉĂƌŬŝŶŐĂŶĚĞƋƵŝƉŵĞŶƚƐƚŽƌĂŐĞϰϬΖ ϴΖϰϬΖ ϴΖϰϬΖ ϴΖϭϴΖ ϵΖϵΖϭϴΖ WůĂŶŶĞĚ ƚƌĂƐŚ ĞŶĐůŽƐƵƌĞ ŚĂŶĚŝĐĂƉ ƵƚŽ ^ĞƌǀŝĐĞ ƵƚŽ ^ĞƌǀŝĐĞ ƵƚŽ ^ĞƌǀŝĐĞ dƌĞĞĂƌĞ dƌĞĞĂƌĞ dƌĞĞĂƌĞ E1, Attachment 6 Planning Commission Packet Page 21 of 28 E1, Attachment 6 Planning Commission Packet Page 22 of 28 E1, Attachment 6 Planning Commission Packet Page 23 of 28 E1, Attachment 6 Planning Commission Packet Page 24 of 28 E1, Attachment 6 Planning Commission Packet Page 25 of 28 E1, Attachment 6 Planning Commission Packet Page 26 of 28 E1, Attachment 6 Planning Commission Packet Page 27 of 28 THIS PAGE IS INTENTIONALLY LEFT BLANK Planning Commission Packet Page 28 of 28