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HomeMy WebLinkAbout2026 08-18 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, August 18, 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 MINUTES1.June 16, 2026 Planning Commission Meeting Minutes E.PUBLIC HEARING 1.Conditional Use Permit Resolution, Payless Tires, 1955 County Road D East 2.Conditional Use Permit Resolution, Strauss Skates & Bicycles, 1751 Cope Avenue East 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 June 16, 2026 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, June 16, 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 Chairperson Desai. B.ROLL CALL Tushar Desai, Chairperson Present Lue Yang, Vice Chairperson Present Paul Arbuckle, Commissioner Present John Eads, Commissioner Absent Allan Ige, Commissioner Present Tom Oszman, Commissioner Present Scott Wullschleger, Commissioner Present Staff Present: Michael Martin, AICP, Assistant Community and Economic Development Director Elizabeth Hammond, Planner A quorum of the community design review board (CDRB) members was present. C.APPROVAL OF AGENDA Commissioner Arbuckle moved to approve the agenda as presented. Seconded by Commissioner Yang Ayes – All The motion passed. D.APPROVAL OF MINUTES 1.May 19, 2026 Planning Commission Meeting Minutes Commissioner Wullschleger moved to approve the May 19, 2026, Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Ige Ayes – All The motion passed. E.PUBLIC HEARINGNone D1 Planning Commission Packet Page 1 of 30 June 16, 2026 Planning Commission Meeting Minutes 2 F.NEW BUSINESS 1.Board and Commission Training with the CDRB Ron Batty, City Attorney, led a training session for members of the planning commission and the community design review board, emphasizing their core roles and responsibilities as appointed board and commission members. 2.2050 Comprehensive Plan Review Michael Martin, AICP, Assistant Community and Economic Development Director, gave the presentation and answered questions from the commission. Commission members shared comments. 3.Election of Officers Michael Martin, AICP, Assistant Community and Economic Development Director, introduced the item. Commissioner Yang nominated Commissioner Oszman as vice chairperson. Commissioner Oszman accepted the nomination. Chairperson Desai offered to step down as chairperson if another commission member was interested in filling the position. Commissioner Arbuckle nominated himself to be chairperson. Commissioner Yang moved to elect Tom Oszman as vice chairperson and Paul Arbuckle as chairperson of the planning commission. Seconded by Commissioner Ige Ayes – All The motion passed. G.UNFINISHED BUSINESS None H.COMMISSION PRESENTATIONS None I.STAFF PRESENTATIONS None J.VISITOR PRESENTATIONS None K. ADJOURNMENT Chairperson Desai adjourned the meeting at 7:18 p.m. D1 Planning Commission Packet Page 2 of 30 PLANNING COMMISSION STAFF REPORT Meeting Date August 18, 2026 REPORT TO: Michael Sable, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Conditional Use Permit Resolution, Payless Tires, 1955 County Road D East Action Requested:  Motion ☐Discussion ☐ Public Hearing Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Summary: Payless Tires is requesting a conditional use permit (CUP) for a vehicle maintenance garage at 1955 County Road D East. The site was initially developed as an automotive service center in 1988; however, it does not have a CUP. The applicant is not proposing any changes to the interior of the existing building or the site’s exterior. Recommended Action: Motion to approve a conditional use permit resolution for a vehicle maintenance garage at 1955 County Road D East, subject to certain conditions of approval. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $0 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐Use of Reserves  Other: NA Strategic Plan Relevance: ☐Safety ◊ Focus Area: ☐Sustainability ◊ Focus Area: Development ◊ Focus Area: Grow a vibrant and resilient business community The property owner wants to expand their business operations in Maplewood on a site that has historically been used for automotive purposes. The business will use existing space within the building, create additional jobs, generate tax revenue, and provide services to Maplewood residents. Background: Payless Tires recently purchased the property and began using the commercial building for minor auto repair. The company operates primarily as a retail tire store and performs light automotive repair. The property’s zoning permits a motor vehicle maintenance garage with approval of CUP. E1 Planning Commission Packet Page 3 of 30 Conditional Use Permit The site was initially developed as an automotive service center in 1988; it was later repurposed as a used-car dealership and has been vacant for the last several years. The city’s permitted uses in this zoning district have changed since 1988. Although this type of business did not require a CUP at the time the building was initially constructed, a CUP is now required for motor vehicle maintenance garages under the city’s current zoning ordinance. Similar auto-oriented businesses have historically operated in this area, including Midas and Tires Plus service garages directly west of the subject site. Department Comments Randy Johnson, Building Official – The proposed use shall meet the minimum requirements of the Minnesota State Building Code. The building was originally constructed as a vehicle repair type facility, so this would not be considered a change of use. Tire storage and sprinkler coverage shall be verified by the Fire Marshal to ensure compliance with the minimum requirements of NFPA 13 for high-rack tire storage. Jerry Novak, Fire Marshal – Currently working with the property owner on inspection corrections that are being resolved. No concerns. Board/Commission and City Council Review Planning Commission August 18, 2026: The planning commission will hold a public hearing and review the conditional use permit. City Council September 14, 2026: The city council will review this project and make the final decision. 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. Reference Information Site Description Site Size: 0.72 Acres Surrounding Land Uses North: Interstate 694/City of White Bear Lake South: Health Fitness Clubs/Restaurants – Commercial East: Restaurants – Commercial West: Automotive Maintenance Garages – Commercial Planning Existing Land Use: Commercial Existing Zoning: BC, Business Commercial E1 Planning Commission Packet Page 4 of 30 Review Schedule The city deemed the applicant’s application complete on July 23, 2026. The initial 60-day review deadline for a decision is September 21, 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 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 5 of 30 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Payless Tires Maplewood (Applicant) and Soussi Properties (Property Owner) requested a Conditional Use Permit to operate a vehicle maintenance garage on the property located at 1955 County Road D East. 1.02 The property located at 1955 County Road D East is legally described as: That part of Lot I, Block 3, Viking Development Addition, according to the recorded plat thereof described as follows: Commencing at the southeast corner of said Lot 1; thence on un assumed bearing of West, along the south line of said Lot 1, a distance of 145.00 feet to the point of beginning of the land to be described; thence continuing west, along said south line, a distance of 140.00 feet; thence on a bearing of North distance of 236.91 feet; to the north line of said Lot 1; thence South 82 degrees 57 minutes 00 seconds East, along said north line, a distance of 141.07 feet, to the intersection with a line bearing North from the point of beginning; thence on a bearing of South a distance of 219.59 feet, to the point of beginning. Ramsey County, Minnesota. Tax Parcel Identification: 353022340015 1.03 A vehicle maintenance garage is permitted on the property with a conditional use permit. Section 2. Conditional Use Permit 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. E1, Attachment 1 Planning Commission Packet Page 6 of 30 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 August 18, 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 September 14, 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 interior storage areas that are fully screened from public view. 4.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, oil changes, and wiper fluid replacement. E1, Attachment 1 Planning Commission Packet Page 7 of 30 5.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 as necessary, and repair any areas of deficient pavement. 6.All vehicle parking shall be limited to paved areas. 7.All trash containers or dumpsters will be located within a trash enclosure, and it shall be 100 percent opaque. The enclosure must meet city ordinance requirements. The enclosure must always be maintained. 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. All abandoned signs from previous businesses on the property must be removed or replaced with updated signage that reflects current business operations. 10.The property owner must contact the city’s licensing division and obtain a license for a vehicle repair business on the property. 11.Construction permits are required for any proposed building alterations. The building shall meet the minimum requirements of the Minnesota State Building Code. 12.All fire marshal, city engineer, and building official requirements must be met. E1, Attachment 1 Planning Commission Packet Page 8 of 30 Subject Property E1, Attachment 2 Planning Commission Packet Page 9 of 30 E1, Attachment 3 Planning Commission Packet Page 10 of 30 E1, Attachment 4 Planning Commission Packet Page 11 of 30 E1, Attachment 5 Planning Commission Packet Page 12 of 30 E1, Attachment 5 Planning Commission Packet Page 13 of 30 E1, Attachment 6 Planning Commission Packet Page 14 of 30 E1, Attachment 6 Planning Commission Packet Page 15 of 30 E1, Attachment 6 Planning Commission Packet Page 16 of 30 E1, Attachment 6 Planning Commission Packet Page 17 of 30 PLANNING COMMISSION STAFF REPORT Meeting Date August 18, 2026 REPORT TO: Michael Sable, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Conditional Use Permit Resolution, Strauss Skates & Bicycles, 1751 Cope Avenue East Action Requested:  Motion ☐Discussion  Public Hearing Form of Action: Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation Summary: Strauss Skates & Bicycles is requesting a conditional use permit (CUP) for their storage yard at 1751 Cope Avenue East. The property's zoning permits an exterior storage yard as a conditional use; however, it does not currently have a CUP for this use. The applicant is requesting approval of a CUP to comply with code requirements and formally establish the use through the city’s review process. Recommended Action: Motion to approve a conditional use permit resolution for a storage yard related to the sale of portable sheds at 1751 Cope Avenue East, subject to certain conditions of approval. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $0 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐Use of Reserves ☐ Other: NA Strategic Plan Relevance: ☐Safety ◊Focus Area: ☐Sustainability ◊ Focus Area: Development ◊ Focus Area: Grow a vibrant and resilient business community The property owner expanded their business operations to include the exterior storage of sheds. This expansion supports the business in creating jobs, generating tax revenue, and providing services to the public. Background: Strauss Skates & Bicycles has operated a sporting goods store and equipment repair shop on the property since 1970. In 2016, the business became a licensed dealer for Old Hickory Buildings and began selling portable residential storage sheds. The sheds have been stored in vacant or unused areas of the parking lot behind Strauss Skates and in the shared parking areas at adjacent E2 Planning Commission Packet Page 18 of 30 properties, 1737 and 1745 Cope Avenue, all of which are under the common ownership of Strauss Skates. The owner has recently consolidated the sheds at the north end of the property at 1751 Cope Avenue, where they will be stored going forward. Conditional Use Permit An exterior storage yard is permitted on the site with a CUP. Staff recommends that the property owner provide screening along the north side of the property, between the sheds and the property line abutting Highway 36 right-of-way. The owner must prepare a plan for staff review to ensure this area is fully screened with landscaping or a combination of landscaping and fencing. The screening must be at least 80% opaque and at least 6 feet in height. Fire access to the north side of the building must be maintained. All sheds must be kept on a paved or gravel surface and on the north side of the building, as shown on the applicant’s site plan. The owner is requesting permission to store up to 16 sheds at a time in this area, and the number may vary depending on the size and mix of models on display. Generally, there are between 12 and 16 sheds at a time, as further outlined in the applicant’s narrative. Storage yard area – Site Photos View north towards Highway 36 View south towards the Strauss building and Cope Avenue E2 Planning Commission Packet Page 19 of 30 Department Comments None Board/Commission and City Council Review Planning Commission August 18, 2026: The planning commission will hold a public hearing and review the conditional use permit. City Council September 14, 2026: The city council will review this project and make the final decision. Public Hearing Notice Staff sent a public hearing notice and application details to the 35 properties within 500 feet of the subject property. Staff did not receive public comments. Reference Information Site Description Site Size: 1.00 Acres Surrounding Land Uses North: Highway 36 South: Office – Limited Business Commercial East: Metal Fabricator – Light Manufacturing West: Office/Restaurant – Commercial Planning Existing Land Use: Commercial Existing Zoning: M1, Light Manufacturing Review Schedule The city deemed the applicant’s application complete on August 3, 2026. The initial 60-day review deadline for a decision is October 2, 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 Resolution 2.Overview Map 3.Future Land Use Map 4.Zoning Map 5.Applicant Narrative 6. Applicant Site Plans E2 Planning Commission Packet Page 20 of 30 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Strauss Skates and Bicycles (Applicant), S and S General Partnership (Property Owner) requested a Conditional Use Permit to have a storage yard on the property located at 1751 Cope Avenue East. 1.02 The property located at 1751 Cope Avenue East is legally described as: The South ½ of Lot Sixteen (16), except the East 271.5 feet thereof, E. G. Rogers Garden Lots, according to the recorded plat thereof, subject to Trunk Highway No. 36.Together with an easement over the North 30 feet of the East 271.5 feet of the South ½ of above property, for the purpose of building, using and maintaining a roadway, together with an additional easement for slopes, cuts and fills over and upon the immediate ten feet adjacent to the South of said roadway for the purposes of maintaining proper drainage; and also reserving right to dedicate said North 30 feet together with an easement for slopes, cuts and fills as a public roadway at such time as the Village will accept the same for maintenance. Owner of said North 30 feet of the East 271.5 feet of the South ½ of above property is granted the equal and continuing right to use said North 30 feet as a roadway and to construct and maintain the same to such extent as it may desire, according to the plat thereof on file in the office of the Register of Deeds in and for Ramsey County, Minnesota. Tax Parcel Identification: 102922410013 1.03 A storage yard is permitted on the property with a conditional use permit. Section 2. Conditional Use Permit 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. E2, Attachment 1 Planning Commission Packet Page 21 of 30 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 August 18, 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 September 14, 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.All sheds will be stored as shown on the applicant’s site plan on the north side of the property. The sheds must be on a gravel or paved surface and cannot be stored on adjacent properties. The property can only have up to 16 sheds in the back storage yard at any time. 3.Access to the north side of the building must be maintained for fire safety. 4.The applicant will provide additional screening on the north side of the storage yard in the landscaped setback area within the property boundary. The owner must prepare a plan for staff review to ensure this area is fully screened with landscaping or a combination of landscaping and fencing. The screening must be at least 80% opaque and at least 6 feet in height. Once the plan is approved by staff, the applicant will complete the required screening. E2, Attachment 1 Planning Commission Packet Page 22 of 30 5.The parking lot must always be maintained and accessible. The applicant will review the existing striped stalls and drive access aisles on the site, repaint the parking spaces as necessary, and repair any deficient pavement areas. Before this work is done, the applicant will submit a parking lot permit with a site plan for staff review. Once the permit is approved, the applicant will complete the repairs or paint striping as necessary. 6.All trash containers or dumpsters will be located within a trash enclosure, and it shall be 100 percent opaque. The enclosure must meet city ordinance requirements. The enclosure must always be maintained. 7.All shed deliveries and transport unloading shall be done on-site, not along public streets or on adjacent properties. 8.All fire marshal, city engineer, and building official requirements must be met. E2, Attachment 1 Planning Commission Packet Page 23 of 30 Overview Map City of Maplewood July 29, 2026 Legend !I Parcels 0 240FeetSource: City of Maplewood, Ramsey County E2, Attachment 2 Planning Commission Packet Page 24 of 30 Future Land Use Map City of Maplewood July 29, 2026 Legend !I Parcels Future Land Use - 2040 Low Density Residential Medium Density Residential Commercial Employment 0 240FeetSource: City of Maplewood, Ramsey County E2, Attachment 3 Planning Commission Packet Page 25 of 30 Zoning Map City of Maplewood July 29, 2026 Legend !I Parcels Zoning Single Dwelling (r1) Multiple Dwelling (r3) Light Manufacturing (m1) Limited Business Commercial (lbc) Business Commercial (bc) 0 240FeetSource: City of Maplewood, Ramsey County E2, Attachment 4 Planning Commission Packet Page 26 of 30 Narrative Statement Conditional Use Permit Application Strauss Skates and Bicycles 1751 Cope Ave East Maplewood, Minnesota 55109 City of Maplewood 1902 County Road B East Strauss Skates & Bicycles has proudly served the Twin Cities since 1887, making us one of Minnesota's oldest continuously operating sporting goods retailers. Originally founded in Saint Paul, Strauss relocated to its current Maplewood location more than fifty years ago and has remained a committed member of the Maplewood business community ever since. For generations, we have specialized in hockey equipment, bicycles, skate sharpening, bicycle repair, figure skating, and related sporting goods and services. Throughout our history, Strauss has adapted to meet the changing needs of our customers while maintaining the same commitment to quality, customer service, and community involvement that has defined our business for nearly 140 years. Beyond retail, Strauss has always been deeply invested in the Maplewood community. We regularly partner with the Maplewood Fire Department and Maplewood Police Department on community events, including annual public skating opportunities at Wakefield Park, bicycle safety rodeos, and youth safety education programs in cooperation with local schools, churches, and civic organizations. Many of our employees volunteer as youth hockey, baseball, softball, lacrosse, football, and soccer coaches throughout the east metro, while our company supports numerous youth associations, charitable organizations, schools, adaptive recreation programs, and community initiatives. We believe our role extends well beyond operating a retail business— we strive to be an active community partner and a positive contributor to the quality of life in Maplewood. Like many long-established retailers, Strauss has experienced significant changes in the recreational markets we have traditionally served. As consumer buying habits, online competition, recreational interests, and participation in many traditional sports have evolved, Strauss has continually adapted its business while remaining committed to serving customers in Maplewood. In 2016, Strauss became an authorized dealer for Old Hickory Buildings, a respected manufacturer of portable storage buildings. The addition of these products allowed Strauss to diversify its product offerings while continuing to operate as a long-standing Maplewood business. The display buildings function as an accessory outdoor retail display to our existing business and occupy only a portion of our existing paved parking lot. All display buildings are located on existing asphalt pavement. No new buildings, paving, grading, drainage improvements, utility extensions, or stormwater modifications are proposed as part of this request. E2, Attachment 5 Planning Commission Packet Page 27 of 30 Through this Conditional Use Permit application, Strauss respectfully requests approval for an accessory outdoor display area for Old Hickory Buildings on the north portion of the property. The proposed display area consists of approximately 4,000 square feet of existing asphalt pavement divided into two display zones, connected by an existing drive aisle that provides vehicle circulation and customer access. The proposed display area is designed to accommodate a representative assortment of display buildings. The exact number of buildings on display will vary depending upon the size and mix of models being displayed but will typically range from approximately 12 to 16 buildings. For example, two 8-foot by 8-foot buildings may occupy approximately the same display area as one 10-foot by 20-foot building while utilizing essentially the same display footprint. The proposed accessory outdoor display will continue to utilize an existing paved area and is not expected to alter traffic patterns, parking availability, public utilities, drainage, or the character of the surrounding commercial area. As part of this request, Strauss also proposes to consolidate all display buildings onto the Strauss property. The adjacent properties located at 1737 and 1745 Cope Avenue East are under common ownership with Strauss. A portion of the 1745 property has historically been used to display several Old Hickory Buildings. Upon approval of this Conditional Use Permit, those display buildings will be removed and consolidated onto the 1751 Cope Avenue East property. Strauss respectfully requests approval of this Conditional Use Permit so that this long-standing Maplewood business may continue operating an orderly, well-maintained accessory outdoor display area while continuing to serve the Maplewood community from its longtime home on Cope Avenue East. Respectfully submitted, Shaun Hastings Chief Operating Officer Strauss Skates & Bicycles 1751 Cope Avenue East Maplewood, MN 55109 (651) 770-1344 Email shaun@shopstrauss.com E2, Attachment 5 Planning Commission Packet Page 28 of 30 E2, Attachment 6 Planning Commission Packet Page 29 of 30 12’x24’ 12’x20’ 12’x16’ 10’x12’ 10’x12’ 10’x10’ 8’x10’ 8’x8’ 8’x8’ 10’x12’ 10’x16’ 10’x16’ 12’x16’ 10’x20’ 10’x20’ *While image is close to scale (1”=10’), it is not intended to be exact to scale but rather to demonstrate sample layout of buildings in proposed display areas. Some modification was to be made to fit to page. E2, Attachment 6 Planning Commission Packet Page 30 of 30