Loading...
HomeMy WebLinkAbout2026 04-21 Planning Commission Minutes April 21, 2026 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, April 21, 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 7:01 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: Michael Martin, AICP, Assistant Community Development Director C. APPROVAL OF AGENDA Commissioner Oszman moved to approve the agenda as presented. Seconded by Commissioner Ige Ayes – All The motion passed. D. APPROVAL OF MINUTES 1. March 17, 2026 Planning Commission Meeting Minutes Commissioner Arbuckle moved to approve the March 17, 2026 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Wullschleger Ayes – All The motion passed. E. PUBLIC HEARING 1. Conditional Use Permit and Setback Variance Resolution, Peach Automotive Service Garage, 1770 Gervais Avenue East Michael Martin, AICP, Assistant Community Development Director, gave the presentation. Applicants, Michael Paech and Mohammed Nur, addressed the commission and answered questions. Commission members shared comments. Vice Chairperson Yang opened the public hearing. April 21, 2026 Planning Commission Meeting Minutes 2 There were no speakers on this item. Vice Chairperson Yang closed the public hearing. Commissioner Wullschleger moved to approve a conditional use permit and setback variance resolution for the property at 1770 Gervais Avenue East, subject to certain conditions of approval. 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. April 21, 2026 Planning Commission Meeting Minutes 3 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site’s natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. 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 approve 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. April 21, 2026 Planning Commission Meeting Minutes 4 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. Seconded by Commissioner Oszman Ayes – All The motion passed. This item will go to the city council on May 11, 2026 F. NEW BUSINESS None G. UNFINISHED BUSINESS None H. COMMISSION PRESENTATIONS None April 21, 2026 Planning Commission Meeting Minutes 5 I. STAFF PRESENTATIONS 1. Commission Updates Michael Martin, AICP, Assistant Community Development Director, provided an update to the Commission on the following items: a. Planning Commission Annual Report – Commissioner Ige will present the annual report to the City Council at its meeting on Monday, April 27, 2026. b. Board/Commission Training – A joint training session with the Planning Commission and the Community Design Review Board (CDRB) is scheduled for Tuesday, June 16, 2026, at 6:00 p.m. If needed, the Planning Commission will convene its regular meeting immediately following the training to address any pending business items requiring approval. J. VISITOR PRESENTATIONS None K. ADJOURNMENT Vice Chairperson Yang adjourned the meeting at 7:26 p.m.