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HomeMy WebLinkAbout09/17/2001BOOK 1. Call to Order MAPLEWOOD PLANNING COMMISSION Monday September 17, 2001, 7:00 PM City Hall Council Chambers 1830 County Road B East 2. Roll Call 3. Approval of Agenda Approval of Minutes a. September 4, 2001 o Unfinished Business None New Business a. Salvation Army Church Conditional Use Permit Revision (2080 Woodlynn Avenue) b. Sinclair Station Remodeling (2158 Rice Street) 1. Conditional Use Permit (Motor Fuel Station) 2. Conditional Use Permit (Canopy Enlargement) c. Maplewood Toyota Expansion (2783 and 2889 Maplewood Drive) 1. Conditional Use Permit Revision 2. Conditional Use Permit 7. Visitor Presentations Commission Presentations a. September 10 Council Meeting: Ms. Fischer b. September 24 Council Meeting: Mr. Pearson c. October 8 Council Meeting: Mr. Frost 9. Staff Presentations 10. 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: The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. Staff presents their report on the matter. The Commission will then ask City staff questions about the proposal. o The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. This is the time for the public to make comments or ask questions about the proposal. Please step up to the podium, speak clearly, first giving your name and address and then your comments. After everyone in the audience wishing to speak has given his or her comments, the chairperson wilt close the public discussion portion of the meeting. The Commission will then discuss the proposal. No further public comments are allowed. o The Commission will then make its recommendation or decision. o All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. jw/pc\pcagd Revised: 01/95 MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, SEPTEMBER 4, 2001 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. I1. ROLL CALL Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Eric Ahlness Mary Dierich Lorraine Fischer Jack Frost Matt Ledvina Paul Mueller Gary Pearson William Rossbach Dale Trippler Present Present Present Present Absent Absent Absent Present Absent Staff Present: Ken Roberts, Associate Planner Shann Finwall, Associate Planner Recording Secretary: Lisa Kroll III. APPROVAL OF AGENDA Commissioner Frost moved approval as amended. Commissioner Rossbach seconded. Ayes - All The motion is passed. IV. APPROVALOF MINUTES Chairperson Fischer noticed testimony that was inadvertently omitted from the minutes for August 20, 2001. The testimony of Kathryn Sorenson of 2302 Stillwater Road was submitted to members at the meeting. The additions were approved by Chairperson Fischer and should be an addition to page 7 of the minutes. Commissioner Ahlness moved approval of the minutes as amended. Commissioner Dierich seconded. Ayes -Ahlness, Dierich, Fischer Abstention-Rossbach, Frost The motion is passed. Planning Commission Minutes of 09-04-01 -2- V. UNFINISHED BUSINESS a. Schlomka Landscaping, Inc., (2511 Carver Avenue) 1. Conditional Use Permit (Over-Sized Accessory Structure) 2. Conditional Use Permit (Landscaping Business in F Zone) Ms. Finwall stated that Paul Schlomka of 2511 Carver Avenue is requesting a conditional use permit to operate a landscape business from his farm-zone property. He also is asking for a conditional use permit to build a pole barn larger and taller than the code allows to store vehicles and equipment associated with the business. Mr. Schlomka's lot is adjacent to 1-494 on the north side of Carver Avenue and is 4.34-acres in size. On August 6, 2001, the planning commission recommended approval of the farm zone code amendment to allow a landscaping business, and other similar businesses, within the farm zone with a CUP. Within the farm zone currently, farming and all farm related commercial vehicles are allowed as a permitted use. It was determined by the planning commission that a landscape-type business is similar to a farm business because of the similar types of commercial vehicles and equipment. Therefore, the amendment was proposed to allow property owners such as Mr. Schlomka an economic use of their farm zone land. The city council did agree with the planning commission and approved the first reading of the proposed code amendment with no opposition at their August 27, 2001, meeting. The second reading with the council is scheduled for September 10, 2001, with the final code amendment to go into effect after being published on approximately September 19, 2001. Mr. Schlomka is requesting approval of a conditional use permit for the business based on the new ordinance. Mr. Schlomka states that he is the sole employee in his landscaping business called Schlomka Landscaping. He states that no customers come to the property and that the business is run from the house. The commercial vehicles and equipment will be stored entirely within the pole barn. Pole barns are permitted within the farm zone, however, the square footage and height requested by Mr. Schlomka exceeds that allowed by the accessory structure ordinance. Mr. Schlomka has an existing 714 square-foot detached garage and according to the ordinance is only allowed an additional 536 square feet of accessory structures to a maximum height of 16 feet. Mr. Schlomka's proposed pole barn would be 4,224 square feet in area and 18.5 feet in height. Because the pole barn would be 3,688 square feet larger and 2.5 feet taller than the code allows, a conditional use permit for the pole barn is required. The new farm zone amendment specifies that an accessory structure used in a landscaping business must maintain at least a 50-foot setback from an adjacent residential property. Mr. Schlomka's pole barn is proposed at 79 feet from the adjacent residential property line. In addition, the pole barn must be screened from residential properties. Because Mr. Schlomka's pole barn is proposed to be on the north side of the house in a very heavily wooded area, screening of the pole barn may not be necessary as it is not visible from the street or adjacent properties. However, staff feels that the pole barn should be screened for winter months. Staff is proposing that the applicant plant a staggered row of 12, 6-foot high evergreens along the east side of the pole barn and the east side of the new driveway. Planning Commission Minutes of 09-04-01 -3- With the initial home occupation request, staff felt that the landscape business within this residentially zoned property made for poor land use practice, because of the possibility of added employees, extended hours, and possible expansion. With the strict controls of the CUP process as specified in the farm-residence zoning code amendment, as well as the location and lot size on which the business is proposed, staff now feels comfortable with Mr. Schlmonka's business and feels that it will not have a negative impact on the surrounding properties. For these reasons staff recommends approval of Mr. Schlomka's conditional use permit for the business, as well as a conditional use permit for the pole barn, with several conditions as specified in the staff report. Commissioner Dierich asked staff if there was any chance that diesel machine repair would take place with this conditional use permit? Ms. Finwall stated that the conditional use permit will cover the landscape business, however, it is a possibility that Mr. Schlomka would be repairing his own commercial vehicles. The repair of other outside vehicles would not be permitted. Commissioner Dierich commented, being a resident in the neighborhood, is it possible to change the Saturday morning hours of operation from 7:00 a.m. to 9:00 a.m. so people could sleep in? Ms. Finwall answered the conditional use permit itself could have a condition that states different hours. Commissioner Rossbach asked staff if there were any time constraints when farmers can work? Ms. Finwall answered that is correct. The applicant Paul Schlomka of 2511 Carver Avenue came forward. Mr. Schlomka asked about storing landscaping materials outside? Is there a problem with storing black dirt or rock outside? Commissioner Rossbach answered yes there is a problem with that, because a person could pile a large pile of black dirt outside and leave it there for two or three years, it grows into a hill of weeds and it looks unsightly. He said the city is trying to create a situation where a business can co-exist with residential surroundings. By saying everything has to be stored inside, then no matter what you do with it, it's your problem, and not your neighbors. Mr. Schlomka asked what if the neighbors couldn't see it? Would it still matter? Commissioner Rossbach stated it would still be a pile of weeds. Mr. Schlomka answered he has 5 acres of weeds. Planning Commission Minutes of 09-04-01 -4- Commissioner Rossbach said all of this has been tailored to allow businesses to co-exist in a residential setting. Just like our gas stations and auto repair shops can't have things sitting outside, it has to be inside the building. Commissioner Ahlness asked the applicant how far the proposed building would be from the house on 2575 Carver Avenue? Mr. Schlomka's friend came forward and addressed himself as Paul Ledo of 1480 South Sterling. Mr. Ledo answered the proposed structure would be approximately 300 to 400 feet _away from the proposed building with quite a few trees in between. Commissioner Ahlness asked Mr. Schlomka about the hours of operation. What kind of an assurance can you give us that you will keep with your business plan, with hours of operation of 7:00 a.m. to 7:00 p.m. and no work on Sunday's? Mr. Schlomka answered he will not break the rules. He commented he wished someone could regulate the noise from the freeway next to his house so they would not drive by at 6:00 a.m. in the morning with loud vehicles. Even if he left or worked outside the hours, nobody would hear him because the freeway is so loud. He stated he has lived in that house for 30 years and it is loud 24-hours a day, 7-days a week. Commissioner Ahlness said he appreciated his input. As a homeowner living on English Street where a lot of traffic is relatively close to his house, approximately 250 feet away is another landscaping business. He can assure you that he hears the beeping of the heavy trucks as they back up or dump their materials on a Saturday evening when he has people over for a barbeque in his backyard. That is a large concern of his. He would really encourage Mr. Schlomka to keep within the hours stated so that he can maintain a good relationship with the neighbors. Commissioner Rossbach asked staff what constitutes work? We're not saying Mr. Schlomka can't drive his equipment on or off his property anytime he wants to. Or is driving his equipment considered to be work? Ms. Finwall replied that the definition is open to interpretation. As a residential property, the starting time of a landscape business including the warming up of the vehicles in the winter perhaps, would add to the negative impact that may be involved with business adjacent residential property. Therefore, in her interpretation, hours of operation would include starting up a vehicle and leaving. Commissioner Ahlness commented, he is voting for this resolution but would like to encourage Mr. Schlomka to be considerate of the neighbors and be a good neighbor himself by abiding to the 7:00 a.m. to 7:00 p.m. hours of operation and closed on Sunday. There are residential people in the neighborhood and several of them did express concerns about the noise. Coniferous trees between the business and residential areas will not totally stop the noise from the site. Commissioner Frost said if between now and next year, staff gets comments about this business, can we change the conditions next year? Planning Commission Minutes of 09-04-01 -5- Mr. Roberts stated the conditions could be reviewed sooner than next year if there was a violation found. Commissioner Dierich asked Chairperson Fischer if she could amend the Saturday business hours. She would be remiss in representing her neighborhood if she did not ask for the time change. She would say the hours of operation should be from 9:00 a.m. to 7:00 p.m. on Saturdays. Chairperson Fischer said that would be an amendment to item 1. d. Is there a second to the motion to amend? Chairperson Fischer said the amendment failed for lack of a second motion. Commissioner Frost moved to recommend adopting a resolution to approve a conditional use permit for a landscape business within the farm-residence zoning district for Mr. Paul Schlomka at 2511 Carver Avenue. Approval is based on the findings required by the code and subject to the following: a. The business must be conducted solely within the house or an accessory structure. bo No exterior storage is allowed, including all commercial vehicles, equipment, and supplies associated with the business. The existing dirt stockpile must be removed. No more than one (1) nonresident employee shall be allowed to work on the premises. do The landscape business hours of operation are limited to 7 a.m. to 7 p.m., Monday through Saturday. eo Any exterior lighting associated with the business must not produce glare on adjacent residential properties or exceed 0.4-foot candles at the property line. f° The conditional use permit is specifically for Paul Schlomka and Schlomka Landscaping and is not transferable to a new property owner. g. The conditional use permit will be reviewed by the city council again in one year. He also moved to recommend adopting a resolution to approve a conditional use permit for a pole barn in the farm-residence zoning district. Approval is based on the findings required by the code and subject to the following: a. The pole barn is limited in size to 4,224 square feet in area and 18.5 feet in height. The pole barn must maintain at least a 50-foot setback from the adjacent residential property. c. The pole barn must be constructed with the garage doors facing south or west. Planning Commission -6- Minutes of 09-04-01 The site plan will be changed to reflect that the second driveway does not extend beyond the east wall of the pole barn. eo The applicant is required to plant a staggered row of 12, 6-foot high evergreens along the east side of the new driveway and pole barn. Location and species to be approved by staff prior to issuance of a building permit. Commissioner Rossbach seconded the motion. Ayes - All The motion passed. Ms. Finwall said this item goes to the city council September 24, 2001. Chairperson Fischer said the city council makes the final decision. NEW BUSINESS a. Alley Vacation (next to 49 Kingston Avenue) Ms. Kristin Borowske is requesting to vacate an unused alley. This alley is between the homes of 49 and 63 Kingston Avenue in western Maplewood. The alley has never been developed and would be divided between the two properties if the vacation is approved. The city does not have a need for the alley and recommends approval of the resolution. This vacates the alley between the properties of 49 and 63 Kingston Avenue. The city and the adjacent property owners have no plans to build an alley in this location and the adjacent properties have street access. Commissioner Frost asked staff if there were any other alleys in the general area that should be vacated? Mr. Roberts replied there probably are some alleys that could be vacated. Some alleys are used for garage access, and without driving to each alley and investigating it further, he would hesitate to say if any other alleys should be eliminated. Chairperson Fischer asked staff if the standard size of an alley is 16-feet wide as this alley is? Mr. Roberts stated the City of Maplewood has both 16-foot wide and 20-foot wide alleys and that was based on the age of the plat. The later plats were 20-feet wide and the others were 16-foot wide. The applicant, Ms. Kristin Borowske of 63 Kingston Avenue East came forward. Ms. Borowske has spoken with her neighbor at 49 Kingston Avenue East and they both want the alley vacated and to split the property between the two of them. Planning Commission Minutes of 09-04-01 -7- Commissioner Frost moved to recommend approval to adopt the resolution for vacation of the alley at 49 and 63 Kingston Avenue. The resolution vacates the unused alley that is between the properties at 49 and 63 Kingston Avenue. The city should vacate this alley because: 1. It is in the public interest 2. The city and the adjacent property owners have no plans to build an alley in this location. 3. The adjacent properties have street access. Commissioner Rossbach seconded the motion. Ayes - All The motion is passed. Mr. Roberts stated this will go to the city council September 24, 2001, and staff will send an updated memo and letter before hand. Commissioner Rossbach said that he believed when a property gets divided, it is added to the tax roll for the City of Maplewood. It may be worthwhile to seek out other alleys that need vacation. VII. VISITORS PRESENTATIONS No visitor presentations. VIII. COMMISSION PRESENTATIONS a. August 27, 2001, Mr. Ahlness represented the city council meeting. Commissioner Ahlness reported one of the issues that was discussed was the business subsidy policy. City council thinks a business should be required to stay in the community at least 5 years. The largest concern was, what would the minimum wage be for the companies for the new positions that would be hired on as a result of the expansion. This policy only applies to Schroeder Milk at this time. In the future, if another business came in, they would have the flexibility to change the policy at any time. Schroeder Milk is intending to add 30 positions at $15 an hour. City council raised the recommended minimum hourly wage from $8.50 to $10.50 an hour in the policy. Alamo Car Rentals were discussed and the no left turn onto White Bear Avenue came up. Planning Commission members had asked if it would be possible to make the no left turn sign enforced during busy times of the day and night. The police chief said he did not recall the request crossing his desk, but believed he would rather keep the no left turn sign up for safety reasons. The city council agreed with the rule as well. The clause was left in to restrict no left turns at all times. They appreciated the Planning Commission's comments regarding making this the last business that gets reserved parking spaces in that business complex due to the number of spaces available already reserved. Planning Commission Minutes of 09-04-01 -8- The Family Service Center was discussed. The city is holding $140,000 in escrow for an elevator in the barn on the county fair complex. Essentially, staff had worked out an arrangement to split $70,000 for the community to designate for use, and $70,000 for the county. After some discussion the city council decided to stick with that. The $70,000 for the community should go to the Bruentrup Farm Complex for shingling the barn. They would also encourage the county to orient the money to the county board for improving the site, specifically for the fair. Rather than having the money going to other things, since the money was targeted for fairground use. In the farm-residents ordinance there was a note that they put in a change that the Planning Commission did not see on the ordinance. They inserted a clause that any use allowed by conditional use in the (R1) residential residences district except the equipment and vehicles used for onsite farming or equipment and vehicles used onsite landscaping business or any other similar business approved with a conditional use permit as described in this section shall be permitted use. Ms. Finwall clarified the clause as; commercial vehicles are permitted use with the landscaping business as well as a farm business in that farm zone. September 10, 2001, Ms. Fischer will represent the city council meeting. The items to be discussed include Sobriety High, and Walgreens. There will also be the second reading of the farm zone and the rezoning code amendment under unfinished business. Co September 24, 2001, the city council meeting will be represented by Mr. Pearson. Because Mr. Pearson was absent, if he is unable to attend, Mr. Rossbach said he would be an alternate. Items to be discussed are Beau's Food and Spirits, and the EAW results from Beaver Lake town homes. IX. STAFF PRESENTATIONS Commissioner Frost stated that Forest Products still has not done any landscaping and the building has been done since spring. Ms. Finwall said Forest Products had some difficulties with their grading. They were required to re-grade their retention pond, which held back the sod. They were proposing a freestanding sign and attempted to get a permit for this sign. Because the engineer needed specs, the city had to hold onto the permit with issuance of the permit. For these reasons the installation of the sod was delayed. Now that the re-grading is complete and the sign is going up, hopefully they will be putting sod down as early as next week. Chairperson Fischer reminded members that next week is primary election. The next Planning Commission meeting will be Monday, September 17, 2001. Planning Commission Minutes of 09-04-01 -9- Tour Follow-up Mr. Roberts was inquiring about the tour and asked if members want to do anything different with the annual tour. Commissioner Rossbach would like to have fewer sites and longer stops at the sites to discuss or formulate questions. In previous tours it seemed to be a hurried site seeing tour. There is not much discussion happening except amongst themselves. The tours are good, having an opportunity to bring the different commissions, and council members together to have some discussion about what is going on in the city. To him the best part of the tour is the picnic. Commissioner Frost said he thinks the tour is too much for everyone that attends the tour. He would like to have the tour with only a few groups of people. For instance, having a tour with the Planning Commission and the Community Design Review Board since certain sites affect both commissions. Let the other groups go on tours separately. Fewer sites would be better also. Mr. Roberts stated that part of the reason all of the groups have been going together on these tours, is this is a chance for members to meet various other commission members. About the only other time people can do this, is at the annual city appreciation dinner. Otherwise, your paths probably don't cross. Mr. Roberts asked if it is the consensus of the Planning Commission that we should still do some type of a tour? Commissioner Ahlness said he definitely thinks the tour is valuable. As a new commissioner it provides a good broad prospective of what is going on. You also hear from the more experienced members about what the thinking was that went into some of the decisions that were made. Or how it fits in with the grand scheme of things. For instance, next year we could tour the Schlomka Landscaping. We could let the local residents and the business owner know when are stopping by there, maybe they will want to give some feedback to the commission about how things are working out. The most significant area we will face in the future is the Hillcrest Village Area. What is the closest thing within a reasonable distance from the City of Maplewood that looks like what we want? Go down to the Grand Avenue business district for instance, and see, is that what we have planned for the future of the Hillcrest Village Area and then have a discussion on it. This may help us get our focus and understand by seeing something in person regarding what is or isn't good about this plan. As the development comes together over the years, we can help guide it through a common vision or a practical reality and see if works well for Maplewood. Commissioner Dierich agreed with both Mr. Ahlness and Mr. Rossbach with where they are going with this. She thinks fewer sites with more of an eye to examples of the kinds of problems that we are going to be seeing both in the future and the things we have already acted on in the past. It seems to her that the mission for city council and for Planning Commission is evolving from being more of meeting the ordinances so it is okay to build to more of a clear vision and where to go with it in the future. These tours would help clarify that thinking and get everybody on the same page with where they want to go with how to design the city in the future. Planning Commission Minutes of 09-04-01 -10- Mr. Roberts thanked everyone for their comments and he will compile the thoughts and put it in the tour file for planning next year's tour. X. ADJOURNMENT The meeting adjourned at 7:56 p.m. MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: City Manager Shann Finwall, Associate Planner Conditional Use Permit Salvation Army Lakewood Temple 2080 Woodlynn Avenue September 11,2001 INTRODUCTION Project Description The Salvation Army is proposing to expand their building in order to improve their adult day care services. The addition proposed is 3,457 square feet and will house an activity room, beauty shop, laundry facility, office, and storm shelter. Requests To construct this addition, the applicant is requesting that the city approve the following: 1. A conditional use permit to expand their adult day center within residentially zoned land. 2. Design review. DISCUSSION Background On December 22, 1986, the city council approved two conditional use permits associated with the Salvation Army's church and adult day center. Adult Day Care The adult day care center caters to older adults with various health problems. The addition will enable the center to increase services for the existing clients, but is not intended to create space for additional clients. The State of Minnesota and Ramsey County have licensed the center for up to 50 adults, but the center has never had and does not propose more than 38 adults. The hours of the adult day care center are 8:30 a.m. to 4:30 p.m., Monday through Friday. There are currently four full-time and four part-time staff at the center. With the addition, three new staff members will be hired. Addition Design The one-story addition proposed is 3,457 square feet and will be located on the southwest corner of the existing building. The addition will be setback 87 feet from the adjacent south residential properties and 73 feet from the Ariel Street right-of-way. The addition will match the exterior materials of the existing building including burnished masonry with glazed masonry units. Parking All clients at the center are transported to and from the site. Therefore, parking for the center is only needed for the employees and guests. The church requires one parking stall per four seats. There are 225 seats within the church, for total required parking of 57 stalls. There are 86 existing parking stalls, of those two are handicap accessible. The parking is more than adequate for the adult day center as well as the church. Dumpster Enclosure The existing dumpster enclosure will be replaced with a larger enclosure constructed on the west side of the addition. The enclosure will match the exterior materials of the existing building and will be equipped with a 6-foot high cedar gate. Landscaping Eight birch trees will be displaced by the proposed addition. The birch trees will be relocated on the west and south side of the addition. No new landscaping is proposed for the site. Lighting One additional wall pack light is proposed for security above the dumpster enclosure. CONCLUSION The Salvation Army's adult day care center offers a valuable service to the citizens of Maplewood and surrounding communities. It is one of the few adult day care centers within the area that is housed outside of a nursing home, which is a more desirable environment for many older adults. Staff commends the Salvation Army on their attempts to improve their services at the center and feels that the expansion will prove a positive affect on the surrounding properties. RECOMMENDATIONS Adopt the resolution on pages 13 and 14 approving a conditional use permit to expand Salvation Army's adult day care center at 2080 Woodlynn Avenue. Approval is based on the findings required by ordinance and subject to the following conditions: ao All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. bo The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. Salvation Army 2 September 11, 2001 Approve the plans date-stamped August 24, 2001, for the construction of an addition to the Salvation Army Lakewood Temple located at 2080 Woodlynn Avenue. The owner shall do the following: ao Repeat this review in two years if the city has not issued a building permit for this project. b. Submit the following for staff approval before the city issues a building permit: (1) Grading, drainage, utility and erosion control plans. c. Complete the following before occupying the building: (1) Restore and sod damaged boulevards. (2) Relocate the six birch trees which were displaced because of the addition. The trees should be replanted on the west and south side of the addition. d. If any required work is not done, the city may allow temporary occupancy if: (1) The city determines that the work is not essential to the public health, safety or welfare. (2) The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 200 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. (3) The city receives an agreement that will allow the city to complete any unfinished work. All work shall follow the approved plans. The director of community development may approve minor changes. Salvation Army 3 September 11,2001 REFERENCE INFORMATION SITE DESCRIPTION Site Size: Existing Land Use: 151,586 square feet (3.5 acres) Church and Adult Day Care SURROUNDING LAND USES North: West: South: East: Future Location of the Birch Glen Apartments (zoned PUD) and Vacant Land (zoned F) Plaza 3000 (zoned SC) Single Family Homes (zoned R-2) Cottages of Maplewood (zoned PUD) PLANNING Existing Land Use Plan: Church Existing Zoning: Farm (F) CRITERIA FOR APPROVAL Section 36-442(a) states that the city council may approve a CUP, based on nine standards. Refer to the findings in the resolution on pages 13 and 14. APPLICATION DATE We received the complete applications and plans for Salvation Army's proposal on August 24, 2001. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by October 23, 2001. P:Sec2n/salvation Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Landscape Plan 5. Grading Plan 6. Elevations 7. Floor Plan 8. Salvation Army Narrative Dated August 3, 2001 9. Conditional Use Permit Resolution 10. Plans (Separate Handout) Salvation Army 4 September 11, 2001 Attachment 1 Plaza 3000 Salvation Army Lakewood Temple 2080 Woodlynn Ave. Woodl~ Avenue Cottages of Maplewood Lydia Avenue N Salvation Army Location Map Attachment 2 WO ~C 329.~1 · PUD' ~0 B 4 C~ 3 PROPERTY LINE/ZONING MAP N Attachment 3 WOODLYNN AV~IU~: SITE PLAN N Attachment 4 wOODLYNN AVENUE EXISTING BUIL.D~NG LANDSCAPE PLAN 8 ill Attachment 5 GRADING PLAN 9 Attachment 6 -'i li/1- .~--~ SOU~ (~ WEST ELEVATION ELEVATIONS 10 a::acnmen~ / FLOOR PLAN Attachment 8 August 3, 2001 Proposed Addition to the Adult Day Care Center for the SalVation Army Lakewood Temple NARRATIVE The reasons for the expansion of our building is to improve our services that we offer to our clients. Our clients are older adults with various health problems and this expansion will enable us to improve services such as bathing, laundry, beauty shop, handicap bathrooms and offices. This will also provide additional programming area to relieve crowding and create a more pleasant environment. We also have incorporated a 320 Sq. Ft. storm shelter designed per FEMA specifications that will accommodate 40 to 50 people including those confined to wheel chairs. This amount would adequately handle the Day Care facility. This proposed addition of 3457 Sq. Ft. is only 11% of the existing 30,570 Sq. Ft. building and should not adversely affect the neighbors nor the community but in turn will enhance the lives of those that use it. The addition will match the exterior materials of burnished masonry and glazed masonry units and be of the same height as the south section at 14'-0". This addition is set back a distance of 78'-0"_+ from the west property line and 85'-0"+ from the south property line. The addition shall be fire protected with an ex'tension of the existing fire suppression system. The main entry to this addition shall be through the existing south entry on the east side which will also receive a canopy like the north entry to help protect the clients during inclement weather. As the clients do not drive and we only anticipate two to three additional staff, there is no need to expand the parking as the parking was designed for Sunday services and is much greater than any needs for the Day Care facility. We proposed to relocate the eight trees on the site that are displaced by the proposed addition and continue with the plantings and flower beds as we currently have around the property. The exterior lighting is existing and we will add security lighting only to the west side at the new trash enclosure. The grading on the site is very minimal and is confined to 15'+ around the new addition and the east portion of the west driveway. Thank You. ATTACHMENT 9 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Salvation Arm Lakewood Temple applied for a conditional use permit for the expansion of their church and adult day care center within residentially zoned property; WHEREAS, this permit applies to property located at 2080 Woodlynn Avenue. The legal description is: NW ¼ of the NE ¼ of the W 165 feet of the S 368 feet of Section 2, Township 29, Range 22, and also that part of NW ¼ of the NE ¼ of the W 527.26 feet of the E 263.63 feet of the S 320 feet lying south of Woodlynn and E of Ariel all in Section 2, Township 23, Range 22. (Property Identification Number: 02-29-22-12-0043) WHEREAS, the history of this conditional use permit is as follows: On September 17, 2001, the planning commission recommended that the city council approve this permit. On , the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approves the above-described conditional use permit based on the building and site plans. The city approved this permit because: 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. o 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 runoff, vibration, general unsightliness, electrical interference or other nuisances. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 13 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. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development 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. The council may extend this deadline for one year. The Maplewood City Council adopted this resolution on ,2001. 14 MEMORANDUM TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: City Manager Shann Finwall, Associate Planner Conditional Use Permits and Design Review Sinclair Oil Corporation 2158 Rice Street September 11, 2001 INTRODUCTION Project Description Sinclair is proposing to remove their existing overhead fuel canopy and fuel islands at 2158 Rice Street and construct a new, larger canopy and fuel islands in the same location. The canopy will cover 2,700 square feet and replace an existing 1,850 square foot canopy. The six existing fuel pumps will be replaced with four new fuel pumps. The four fuel pumps will have two vehicle fueling stations each, for a total of eight, and will allow for payment-at-the-pump. Requests The applicant is requesting that the city approve the following: A conditional use permit to operate a motor fuel station within the business commercial, BC, zoning district. A conditional use permit to reconstruct a canopy with an existing nonconforming setback. 3. Design review. DISCUSSION Existing Business Sinclair fuel station was constructed in 1966. The building is 1,196 square feet and houses a small convenience store with a cashier counter. No automotive service or repair is done or proposed from the site. Sinclair was constructed prior to the city's requirement that conditional use permits be obtained for motor fuel stations within business commercial zoning districts. Because of the expansion of their facility, a conditional use permit for the motor fuel station is now required. Canopy Design Overhead canopies within a motor fuel station are required to be setback at least 15 feet from the street right-of-way. Sinclair's existing canopy is setback 3¼ feet from the Rice Street right- of-way. Because of limited space between the existing building and the street, the new canopy is proposed to be setback 5~ feet from the right-of-way, which is 9 % feet closer than code allows. The city council may allow the replacement of one nonconforming structure with another, as is the case here, if determined to be of the same or more restrictive nature as the original nonconforming structure. Therefore, a second conditional use permit is required for the expansion of the nonconforming canopy. The existing canopy is 37 feet wide by 51 feet deep, and is approximately 14 feet high. The new canopy will be 54 feet wide by 50 feet deep, and will be 19 feet high. The new canopy will be two feet higher than the building. Four round steel columns will support the canopy. The columns will be painted white to match the underside of the canopy. The canopy fascia will extend to the canopy deck, exposing the underside of the canopy and recessed lights. The fascia itself will be nonilluminated, but signage proposed for the canopy will be illuminated. This proposal does not include signage, which will require separate sign permits and must comply with the city's sign ordinance. The canopy deck will house 16 recessed lights that are 320 watts each. The lighting is a particular concern due to the fact that there are residential properties to the west of the Sinclair's fuel station, across Rice Street in Roseville. The city's lighting ordinance states that canopy lighting must not produce glare to adjacent residential properties, must not exceed 0.4-foot candles at the property line adjacent residential property, must be flush-mount type fixtures, must not drop beneath the bottom of the canopy. To verify this, a photometric lighting plan must be approved by the city prior to issuance of a building permit. Hours of Operation The city code states that no motor fuel stations within 350 of a residential lot line shall be operated between the hours of 11 p.m. and 6 a.m. Sinclair's existing and proposed hours of operation are from 6 a.m. to 10 p.m. With the new type of fuel pumps that allow payment at the pump, many fuel stations have been implementing 24-hour, pay-at-the-pump fueling. For this reason, a condition should be placed on Sinclair's conditional use permit that the fuel station, including pay-at-the-pump fueling, is not allowed from the hours of 11 p.m. and 6 a.m. Driveway Access There are three existing driveway accesses into the Sinclair fuel station. Two of the driveways are on Rice Street and one of the driveways is on County Road B. City code specifies that driveways must be setback at least 30 feet from intersecting right-of-ways. Sinclair's northerly driveway on Rice Street is 18 feet from the intersecting right-of-ways. Dan Solar of the Ramsey County Public Works Department has reviewed Sinclair's proposal and states that the northern access on Rice Street is located very close to the signaled intersection and causes operational problems during peak hours. For this reason, Mr. Solar and Chuck Ahl, city engineer, agree the northern-most access on Rice Street should be closed. Larry Feldsien, Sinclair representative, states that access in and out of the fuel station can be maintained with two driveways and has agreed to remove the most northerly driveway. Parking City code requires a motor fuel station to have at least four parking stalls, plus one stall per fuel pump. The parking areas in front of the fuel pumps count towards the overall parking requirement. Therefore, in addition to the eight parking areas in front of each fuel station, Sinclair is also required to have four parking stalls. Sinclair 2 September 11,2001 There is ample room on the site for four parking stalls, but currently the parking stalls are not striped on the pavement. With the expansion of the station, at least four parking stalls should be striped on the pavement, to include at lease one handicap-accessible parking stall. Pavement Setback City code requires that paved areas be setback 15 feet from street right-of-ways. Sinclair's existing pavement has no setback along County Road B and only a 3-foot setback along Rice Street. Widening the green space in these areas is not possible because the canopy will come within 5 ¼ feet of the Rice Street right-of-way and adequate room for driveway access and parking spaces must be maintained on the north side of the building adjacent to the County Road B right-of-way. Landscaping The existing landscaping is well maintained, but sparse. Because the canopy comes within 5¼ feet of the Rice Street right-of-way, additional landscaping along the front of the property should be installed to help soften and mitigate the structure. To accomplish the softening of the canopy, staff had initially recommended to the applicant that the columns on the canopy be constructed of a more aesthetically appealing material such as brick. The applicant was not receptive to this recommendation, as similar type columns at other Sinclair fuel stations have created maintenance problems. Also, because of the exterior materials (stucco and stone) used in the existing building, brick columns would not be compatible. As an alternative, the applicant is receptive to the addition of a decorative wrought iron fence, with stone columns to match the building. The fence would be constructed on the green space in front of the store. The fence would tie into a landscaped area with Iow maintenance perennial plants and shrubs that extends from the south Rice Street driveway to the north County Road B driveway. This type of decorative fencing and landscaping was recently installed in two of the city's new Super America fuel stations located on White Bear Avenue and Century Avenue. Super America's fencing, however, had brick columns to match their buildingS. Other areas of additional landscaping should be added as follows: perennial plants and shrubs around the base of the two freestanding signs and on the southwest corner of the lot (location of Dino the Dinosaur), Maintenance The site is clean and well maintained for the most part. However, three areas of concern should be addressed. First, there is a tall freestanding sign located on the northeast corner of the site. The paint on the pole of this sign is chipped and in need of repainting. Second, the trash enclosure does not have a closable gate, which leaves the dumpster visible. Third, the mechanical equipment located in the back of the building is unsightly and visible from the street. The repair and maintenance of these items should be complete prior to the city issuing a certificate of occupancy to Sinclair for the new canopy. Sinclair 3 September 11,2001 CONCLUSION Due to the building's existing setback to Rice Street of 64 feet, and the need for traffic access to and from the fuel pumps, the new canopy could not be setback further than the proposed 5~ feet from the right-of-way. As stated above, the city council may approve the replacement of one nonconforming structure for another if it is deemed that the new structure will be the same or more restrictive in nature. Staff feels that this is the case, due to the fact that the new canopy will be setback an additional 2 feet from the Rice Street right-of-way. Also, the additional landscaping and improvements will enhance the site. RECOMMENDATIONS Adopt the resolution on pages 16 and 17 approving a conditional use permit to operate a motor fuel station within the business commercial, BC, zoning district and to reconstruct a canopy with an existing nonconforming setback for the Sinclair fuel station located at 2158 Rice Street. Approval is based on the findings required by ordinance and subject to the following conditions: ao The fuel station's hours of operation, including pay-at-the-pump fueling, is limited to 6 a.m. to 11 p.m. The applicant shall comply with all requirements of the Minnesota Pollution Control Agency regarding fuel tanks, fuel spillage, monitoring wells, any contaminated soil, etc. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. e. The city council shall review this permit in one year. Approve the plans date-stamped August 21, 2001, for the construction of a new canopy and fuel islands for the Sinclair fuel station at 2158 Rice Street. The owner shall do the following: a. Repeat this review in two years if the city has not issued a building permit for this project. b. Submit the following for staff approval before the city issues a building permit: (1) A revised site plan showing: (a) (b) Removal of the northerly driveway on Rice Street. At least four striped parking stalls, of which one must be handicap accessible. The handicap accessible stall must meet the American with Disability Act (ADA) requirements. Sinclair 4 September 11,2001 Co (2) A landscape plan showing: (a) A 3- to 4~foot high decorative wrought iron fence, with stone columns to match the building. The fence will extend from the south driveway on Rice Street to the north driveway on County Road B. (b) A landscaped area in front of the fence to include Iow maintenance perennial plants and shrubs. (c) Perennial plants and shrubs around the base of the two freestanding signs and on the southwest corner of the lot (location of Dino the Dinosaur). (d) In-ground sprinkler for all landscaped areas. If the installation of a sprinkler system is not feasible because of existing pavement, the applicant must submit written agreement to hand water all landscaping. (3) (4) (e) All planting beds must be edged and mulched. Revised canopy elevations showing that the lights beneath the canopy are flush mount. The lenses of the lights must not drop below the canopy. A photometric plan showing that the site lighting does not exceed 0.4-foot candles at the west property line. (5) Plans for a trash enclosure gate that is 100 percent opaque and extends to the ground. The gate shall be compatible with the existing 6-foot high wood fence. (6) Plans for screening of the mechanical equipment located on the east side of the building. Complete the following before receiving a certificate of occupancy for the canopy: (1) (2) Restore and sod damaged boulevards. Install reflectorized stop signs at both exits and a handicap-parking sign for the handicap-parking space. (3) Repaint the sign pole on the freestanding sign located on northeast corner of the site. (4) Install the approved trash enclosure gate. Sinclair September 11, 2001 eo fo If any required work is not done, the city may allow temporary occupancy if: (1) The city determines that the work is not essential to the public health, safety or welfare. (2) The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 200 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1, 2002. (3) The city receives an agreement that will allow the city to complete any unfinished work. This approval does not include the signs. All proposed signs require a separate sign permit and must comply with the city's sign ordinance. All work shall follow the approved plans. The director of community development may approve minor changes. Sinclair 6 September 11, 2001 REFERENCE INFORMATION SITE DESCRIPTION Site Size: Existing Land Use: 35,826 square feet (0.8 acres) Motor Fuel Station SURROUNDING LAND USES North: West: South: East: Highway 36 in Little Canada Single FamilY Homes in Roseville Cub Foods Parking Lot (zoned BC) Cub Foods Store (zoned BC) PLANNING Existing Land Use Plan: Existing Zoning: Business Commercial (BC) Business Commercial (BC) CRITERIA FOR APPROVAL Section 36-442(a) states that the city council may approve a CUP, based on nine standards. Refer to the findings in the resolutions on pages 16 and 17. APPLICATION DATE We received the complete applications and plans for Sinclair's proposal on August 21, 2001. State law requires that the city take action within 60 days of receiving complete applications for a proposal. As such, city action is required on this proposal by October 20, 2001. P:Sec3/sinclair Attachments: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Location Map Zoning Map Demolition Plan Site Plan Paving Plan Elevations Lighting Plan Sinclair Oil Corporation Letter Dated August 20, 2001 Resolution for Conditional Use Permit for a Motor Fuel Station Resolution for Conditional Use Permit for the Expansion of a Nonconforming Structure Plans (Separate Attachment) Sinclair 7 September 11, 2001 Attachment 1 Little Canada Sinclair 2158 Rice Street ',~ COunty Road B 0 rY l~ ,,,/ ,/ N Sinclair Location Map Attachment 2 Little Canada Sinclair 2158 Rice Street County Road B Sandy Lake N Zoning Districts Business Commercial Single Dwelling Residential Farm Sinclair Zoning District Attachment 3 ,I DEMOLITION PLA~ 10 Attachment 4 COUNTY ROAD "B" ASPHALT ASPHALT SITE PLAN 11 PAVEMENT KEY Attachment 5 ° I ASPHALT BUILDING ASPMALT o~ , I PAVING PLAN 12 rm Attachment 6 ELEVATION CANOPY ELEVATION NOTE: ELEVATION CANOPY ELEVATION ELEVATIONS 13 Attachment 7 SINCLAIR SINCLAIR NOTE: SIN(~LA~R SIGN SINCLAIR SIGN DETAIL LIGHTING PLAN 14 August 20, 2001 Attachment 8 City of Maplewood City Hall 1830 County Road "B" East Maplewood, MN. 55109 Conditional Use Permit 2158 Rice Street Maplewood, MN Sinclair Oil Corporation is proposing to remove the existing canopy and existing dispensers and construct a new canopy with new dispensers at the existing Sinclair location at 2158 North Rice Street, Maplewood, MN. The new canopy will be rectangular in shape, supported on four columns, and cover four new dispensers. The dispensers will have credit card readers allowing "Payment at the Pump". The new dispensers will be placed along the identical alignment of the existing islands. The dispensers will be placed at a greater spacing which will require a larger canopy. However, it will allow us to provide more comfortable and safer service to our customers. We are requesting a Conditional Use Permit to continue to operate the convenience store with gas service as we have operated for the past many years. To our knowledge the property is zoned for this use. The proposed project does not change any of the dimensions of the paved areas or the dimensions of the store. The character of the site will remain unchanged, preserving the natural features that now exist. It is our opinion that the new canopy and dispensers will not change the neighborhood with respect to planned character, property values, etc. This project will not require any additional public services of facilities and will not change the existing environmem. We thank you for your review of our site and request approval ora conditional use permit. If there are any questions, please call me at 952 736 1100. Sincerely, Larry Feldsien Engineer SINCLAIR OIL CORPORATION 15 6602 PORTLAND AVENUE SOUTH · RICHFIELD, MINNESOTA 55423 612/869-2436 ATTACHMENT 9 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Sinclair Oil Corporation applied for a conditional use permit for the operation of a Motor Fuel Station within the BC, Business Commercial zoning district and to reconstruct a canopy with an existing nonconforming setback; WHEREAS, this permit applies to property located at 2158 Rice Street. The legal description is: The North One Hundred Sixty feet (160') of Tract "A," Registered Land Survey Number 10 on file in the office of the Registrar of Titles within and for said County, and the South One- Half of County Road B extended and the East One-Half of Rice Street extended, adjoining the above described portion of Tract "A," Registered Land Survey Number 10, on file in the office of the Registrar of Titles. WHEREAS, the history of this conditional use permit is as follows: On September 17, 2001, the planning commission recommended that the city council approve this permit. On , the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approves the above-described conditional use permit based on the building and site plans. The city approved this permit because: 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. 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 runoff, vibration, general unsightliness, electrical interference or other nuisances. 16 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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. Approval is subject to the following conditions: 1. The fuel station's hours of operation, including pay-at-the-pump fueling, is limited to 6 a.m. to 11 p.m. 2. The applicant shall comply with all requirements of the Minnesota Pollution Control Agency regarding fuel tanks, fuel spillage, monitoring wells, any contaminated soil, etc. 3. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 4. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 5. The city council shall review this permit in one year. The Maplewood City Council adopted this resolution on ,2001. 17 MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Conditional Use Permit Revision, Conditional Use Permit and Design Review Maplewood Toyota 2873 Highway 61 September 12, 2001 INTRODUCTION Project Description Steve McDaniels, the owner of Maplewood Toyota, is proposing two projects for Maplewood Toyota. The first project involves putting three additions onto the existing Maplewood Toyota building at 2873 Highway 61. (See the maps on pages 12-14.) The additions would be 3,040 square feet of showroom space, 1,144-square-feet of service area and 375 square feet for an employee lounge. All of the additions would be one story tall and would match the existing building. (See the site plan on page 14 and the elevations on page 18.) The second proposal is to develop a new parking lot/display area across the street from the dealership on the northwest corner of Highway 61 and Beam Avenue. (See the maps on pages 14-17 and the applicant's letter on page 19.) Requests Mr. McDaniels is requesting the following: A conditional use permit (CUP) revision to expand a nonconforming use. Maplewood Toyota is a nonconforming use because they do not meet the current Shoreland Ordinance. They are in the Kohlman Lake shoreland area. The shoreland ordinance allows a maximum impervious surface of 40% of their site. Impervious surface is the area covered by the buildings and paving. Maplewood Toyota already exceeds 40% because they built in 1981 before the City adopted the shoreland ordinance. The proposed 375-square-foot addition on the northwest corner of the building would increase the impervious surface area on this site from 69.2% to 69.5% (a 0.3% increase). The City Code allows the City Council to approve a CUP to enlarge a nonconforming use. If the applicant provides additional green space on their site to replace the 375 feet that the addition would cover, then the impervious surface matter would not need city approval. A conditional use permit for the storage of motor vehicles on a property in the M-1 (light manufacturing) zoning district. Mr. McDaniels is proposing to build a new vehicle sales/display lot for his dealership on the northwest comer of Highway 61 and Beam Avenue. Section 36-151(b)(4) of the city code requires a conditional use permit for the storage of motor vehicles in this location. Approval of project plans. This includes the proposed additions to the existing dealership and the plans for the new sales/display lot. The proposed additions would match the exterior materials and design of the existing showroom. (See the plans on pages 14-18 and the attached plans.) BACKGROUND Maplewood Toyota On January 18, 1979, the city council approved a plan amendment, special use permit and project plans for the original Maplewood Toyota building. On January 9, 1995, the city council approved a CUP and the plans for a 1,404 square-foot-addition on the north side of Maplewood Toyota. (This approval was subject to four conditions.) On January 22, 1996, the council reviewed the CUP for Maplewood Toyota. The council decided to only review the permit if a problem arises. Other Approvals for Impervious-Surface Expansions On December 14, 1992, the City Council granted Maplewood Toyota a CUP to enlarge their parking lot. This expansion increased the impervious surface from 66% to 68.7%. The Code allowed a maximum of 40%. On October 10, 1994, the Council granted Lakeview Lutheran Church a CUP to enlarge their building. This addition increased the impervious surface from 38% to 40%. The Code allowed a maximum of 30%. DISCUSSION-EXISTING DEALERSHIP Building Additions The applicant is requesting approval to put three additions onto the existing Maplewood Toyota building. As I noted above, the additions would be 3,040 square feet of showroom space, 1,144- square-feet of service write-up area and 375 square feet for an employee lounge. All of the additions would be one story tall and would match the existing building. Impervious Surface Area The proposed staff lounge on the northwest comer of the existing building is the only building addition that would increase the amount of impervious surface on the site. This addition would require the removal of a large spruce tree and grass area. This small addition, however, should have little if any effect on the site and on the storm water leaving the site. If the applicant provides additional green space on their site to replace the 375 feet that the addition would cover, then this matter would not need city approval. Loading and Unloading Vehicles In the past, vehicle transport drivers have used Beam Avenue for unloading new vehicles. However, since the completion of the new repair shop north of Beam Avenue, the transports have been unloading the vehicles in the new parking lot. I am not aware of any complaints since Toyota built their northerly shop. DISCUSSION - PROPOSED PARKING/DISPLAY AREA Conditional Use Permit The intent of the code, which requires a CUP for land uses in the M-1 (light manufacturing) zoning district when they are closer than 350 feet to a residential district, is to give the city an opportunity to set conditions of operation and require additional buffedng to protect homeowners. In this case, the nearest residential district near the proposed new vehicle lot is the west part of the project site with the existing house and detached garage. The nearest residential neighbors house (2898 Duluth Street) is about 200 feet from the proposed parking lot. The proposed plans show a large screening buffer of trees near the west property line of the project site. The code requires the screening to be at least six-feet-tall and 80 percent opaque. The proposed trees, along with the existing trees that will remain along the west property line of the site, would meet this requirement. The proposed parking lot will be compatible with the surrounding land uses. Maplewood Toyota has their main showroom and display lot to the south across Beam Avenue and their new repair and service facility to the north of the site. The parking/display area should not add much, if any, traffic to the streets in the area. The proposed facility will allow Maplewood Toyota to spread out their sales area and increase the number of vehicles they store on their property. They are not proposing to add any employees with this project but want to give themselves and their customers more room. As a land use, the proposed parking lot/display area would have less impact on the neighborhood than if a new office building or restaurant was constructed on the site. An advantage of this plan is that the proposed driveway connection to the existing service facility to the north of the site will allow for better traffic circulation. Maplewood Toyota now has to go east on Beam Avenue, then north on Highway 61 to Guldens and then make a U-turn south to get to their service facility. The proposed parking lot and driveway connection will allow Maplewood Toyota to move vehicles north and south between their facilities without having to go on Highway 61. This should be safer and also will lessen the number of vehicles that will be on Beam Avenue near Highway 61. The city council should consider methods like hours of operation, screening and light-glare control to protect these nearby residents from disturbances. Building Design The proposed site plan shows the location of a possible future building. The applicant is not sure, however, if he wants to construct a building on this site. The applicant should note that the code requires the building be at least 350 feet from the residential zoning district. As such, the applicant would have to move the building closer to Highway 61 if he chooses to construct it. In addition, any building design and site plan changes must be approved by the CDRB before the city could issue a building permit for it. Site Considerations The applicant should provide details when they apply for building permit approval including dimensions for all site-related elements (parking lots, drive aisles, green space, setbacks, buildings). 3 Landscaping Staff has several issues with the proposed landscape plan (page 15). They are as follows: · First, it should be noted that the city code requires the applicant to install an in-ground irrigation system for all landscape areas. For this site, there should be an irrigation system in the landscape areas around all sides of the parking lot and for the on-site frontage along Beam Avenue and Highway 61. · The areas proposed for trees need to be expanded. The proposed landscape shows three areas of tree planting along the right-of-ways and a screening area near the west property line. This plan, however, leaves most of the street frontage with no new landscaping. The applicant should add several ornamental trees and shrubbery along the Highway 61 frontage between the proposed tree planting areas on the comers. · A second area with a similar concern is the site frontage along Beam Avenue. The proposed plan shows the applicant installing 3 Red Pines, 2 Sugar maples and 2 Blaze Maples in this area. It is important to have an attractive street scape here as well. It is important that the plan show a variety of materials to provide a more interesting appearance and some screening of the parking lot from Beam Avenue. To accomplish this, the plan could include shrubs, ornamental trees and planting beds with perennials, along with coniferous trees, along Beam Avenue. As such, staff recommends that the applicant change the plans for the landscape area between the westedy driveway and the highway to show the changes noted above. Site Lights The applicant should provide a lighting plan indicating the light spread and fixture design. The fixtures the contractor installs should have a design that hides the bulb and lens from view to avoid nuisances. The code requires that the applicant design and install site lights so they do not shine into any neighbors' windows or onto a public street. The lighting standards should not be more than 25 feet tall as proposed in the new outdoor lighting ordinance. City Engineer's Review Chuck Ahl, the City Engineer, is generally satisfied with the proposed plans. He is recommending, however, that the applicant not build the driveway nearest to Highway 61. Mr. Ahl is concerned that this driveway could cause traffic safety problems on Beam Avenue since it would be close to the highway. Mr. Ahl recommends that the applicant change the plans for the westerly driveway too so it is 30-36 feet in width to accommodate all the traffic from this site. Shoreland Ordinance This property is within the Kohlman Lake shoreland boundary area. The code allows up to 50 percent impervious-surface coverage, if the applicant provides an on-site method for reducing storm water flow or provides for the treatment of runoff. The applicant is proposing a NURP pond on the west end of the site to satisfy this requirement. To ensure that there will be enough land area to meet the 50 percent impervious-surface requirement, the applicant must combine the two properties to form one parcel for tax and identification purposes. RECOMMENDATIONS Adopt the resolution on pages 22-23. This resolution approves a conditional use permit to expand a nonconforming use and for revisions to Maplewood Toyota at 2873 Highway 61. Approval is based on the findings required by the Code and subject to the following conditions: 1. All construction shall follow the site plan approved by the City. The Director of Community Development may approve minor changes. The proposed construction must be substantially started within one year of Council approval or the permit shall end. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. Beam Avenue shall not be used for loading or unloading of vehicles. Adopt the resolution on pages 24-25. This resolution approves a conditional use permit for a motor vehicle sales and display lot on the northwest corner of Beam Avenue and Highway 61. Approval is based on the findings required by the Code and subject to the following conditions: All construction shall follow the site plan approved by the City. The Director of Community Development may approve minor changes. The proposed construction must be substantially started within one year of Council approval or the permit shall end. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. The location of the proposed building on this site is not approved. If the applicant wants to construct this building, it must be at least 350 feet from the residential property line and the plans must be approved by the city. This permit is subject to the property owner combining the two parcels for tax and identification purposes. The applicant shall record the paper work for this combination before the city issues any permits for construction for this project. Approve the plans (stamped August 22, 2001) for three building additions to Maplewood Toyota. This approval is based on the findings required by the city code. The approval shall be subject to the applicant or owner meeting the following conditions: 1. Repeat this review in two years if the City has not issued a building permit for this project. 2. Before the City issues a building permit, the applicant shall: ao Provide a plan for city staff approval for any roof-mounted equipment that may be added on top of the proposed additions. (code requirement) b. Provide a lighting plan for city staff approval for any additional exterior security lighting that may be needed. c. Submit the following for staff approval before the city issues a building permit: 5 (1) Final parking lot, grading, drainage, utility and erosion control plans. These plans shall meet the requirements of the city code and the City Engineer. These shall include: (a) Showing all drive aisles at 24 feet in width. (b) Having handicap-parking spaces that meet the requirements of the ADA (Americans with Disabilities Act). (c) All customer and employee parking areas meeting city code standards. 3. Complete the following before occupying the additions: a. Restore and sod damaged boulevards. b. Paint all rooftop mechanical equipment to match the uppermost part of the building. The owner or contractor shall screen any new roof-mounted equipment that is visible to residential property. (code requirement) c. Stripe any new customer and visitor parking spaces at a width of 9 % feet and the employee vehicle parking spaces at a width of nine feet. d. Install fire protection and alarm systems as required by the fire marshal. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. c. The city receives an agreement that will allow the city to complete any unfinished work. 5. All work shall follow the approved plans. The Director of Community Development may approve minor changes. Approve the plans (stamped August 22, 2001) for a motor vehicle sales and display lot on the northwest comer of Beam Avenue and Highway 61. This approval shall be subject to the findings required by the Code and is subject to the following conditions: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. The applicant shall get a demolition permit from the city for the house at 2889 Highway 61. 3. The applicant's engineer shall provide the city engineer with the drainage calculations and design cdteda for the proposed NURP pond. 4. Before the city issues a grading permit, the applicant shall: Combine the two parcels for tax and identification purposes. The applicant shall record the paper work for this combination before the city approves the permits for this project. b. Revise the plans for staff approval as follows: (1) For the parking lot, show: (a) Paving of the new driveway to the house and garage at 1241 Beam Avenue with bituminous. (b) The elimination of the driveway nearest Highway 61 and revising the westerly driveway so that it is 30-36 feet wide. This ddveway on Beam Avenue shall have an entrance lane, a left-turn exit lane and a straight exit. These lanes shall be marked with painted arrows on the pavement depicting the turning movement. (c) All drive aisles at 24 feet in width and all customer and employee parking areas meeting city code standards. The city will not regulate the width of parking spaces for the vehicle sales lot. However, the city will require striped spaces for the neat and orderly parking and storage of vehicles. Co Submit a photometric-lighting plan that meets the standards of the city lighting code for staff approval. This plan shall show: (1) The light spread and fixture design. The lens covering the bulb shall be concealed or aimed so not to cause a nuisance to drivers or to neighbors. (2) That the site lights will not exceed 25 feet in height. d. Make changes to the landscape plan for staff approval including: (1) Showing an in-ground irrigation system for all landscape areas. This shall include the landscape areas around all sides of the parking lot and for the boulevards along Beam Avenue and Highway 61. (2) Adding several ornamental trees and shrubbery along the Highway 61 frontage between the proposed tree planting areas on the corners. (3) Showing a variety of materials along Beam Avenue between the westerly driveway and the highway. This should include shrubs, ornamental trees and planting beds with perennials, along with coniferous trees, along Beam Avenue. (4) Showing that the screening on the west side of the proposed NURP pond will be at least six feet tall and at least 80 percent opaque. e. Get a building permit for the proposed retaining wall if any part of the wall is more than four feet tall. '7 5. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. c. The city receives an agreement that will allow the city to complete any unfinished work. The future proposed building shown in the parking lot is not approved. If the applicant chooses to construct this building, they must submit the plans to the city for approval. All work shall follow the approved plans. The Director of Community Development may approve minor changes. CITIZENS' COMMENTS I surveyed the owners of the 1 g properties within 350 feet of the site. Of the two replies, one was against and one had no obJection. Against 1. See the letter from James Anderson on pages 20 and 21. Miscellaneous Comments 1. We have no objection to the project. (ABRA Auto Repair) REFERENCE INFORMATION SITE DESCRIPTION Site size (south site): 3.94 acres Site size (north site): 2.61 acres Existing land use (south): Maplewood Toyota Existing land use (north): A single-dwelling owned by Maplewood Toyota SURROUNDING LAND USES North: South: West: East: Two houses and Toyota service center KSTP property with radio towers ^ vacant lot used as a holding pond and houses Highway 61 PLANNING Land Use Plan designation: M-1 (light manufacturing) Zoning: M-1 (light manufacturing) and F (farm residential) Ordinance Requirements: Section 25-70 of the city code requires that the CDRB make the following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetical of good composition, materials, textures and colors. Section 36-17(e) allows the City Council to approve a CUP for the enlargement of a nonconforming use. Section 36-566(c)(1)(e) requires that properties in the Kohlman Lake Shoreland Boundary area have no more than 30% impervious surface area. This may be increased to 40% if the property owner provides an on-site method to reduce the storm water flow or to treat the runoff for water pollutants. Maplewood Toyota installed a water-treatment device at the south end of their site when they originally built. l0 Findings for CUP Approval Section 36-442(a) states that the city may approve a CUP, based on the nine standards in the resolution on pages 22-23. p:sec4/toyota01, mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Proposed Landscape Plan 5. Proposed Utility Plan 6. Proposed Grading Plan 7. Proposed Building Elevations 8. Applicant's letter dated August 22, 2001 9. Letter from James Anderson dated September 7, 2001 10. Conditional Use Permit Revision Resolution 11. Conditional Use Permit Resolution 12. Plans stamped August 22, 2001 (separate attachment) Attachment 1 B2 VADNAIS HEIGHTS WHITE I COUNW ~ c tl LOCATION 12 MAP Attachment 2 CT. GULDEN'S bou 6) 13 CT. r -,~- 2923 / / ,/ ~'~ , / TOYOTA BI / {~') / 291 t / C 1190 2889 BEAM AVENUE TOYOTA ~,.~4 ~c ' ~ SITE 2873~ s~ (,Ij. Attachment 3 [ IIIII IIII i l l l l l l SITE PLAN 14 / / Attachment 4 I LANDSCAPE SCHEDULE PLAN Attachment 5 / ! i f / / / DEVELOPMENT, INC, MAP~WOOD TOYOTA WA~T~m ~: -. 2~,/ UTILI' PLAN S.M.L PROJECT NO, 60172-067 SHE~ 2 OF 5 SHE~ Attachment 6 BEAM AVENUE ~:'"~" '~ / 8TE]NER DEVELOPMENT, INC. / I MAPI.EWOOD TOYOTA -- '~ ~ ~ =~' ~ -- -- / UAFt. L'WOOD, ~ ~ r,~ (--z) ~ ~ WAYZATA, Im G,,-,~, rrB.. ~.1//~/ GRADING,cONTRoLDRAINAGEpLAN & ERO810N $.M.I. PRO~[CT NO. 60172-067 SHEET 1 OF 3 SHEETS PROPOSED GRADING PLAN ~7 Attachment 7 GWEST ELEVATION QEA~-f ELEVATION TOYOTA QNOI~fH £Lk"VATION Q$OUTH ELk"VATION J~ ~ m,m,J,m~J .~ 08/22/01 13:32 FAX 9524737058 STEINER DEX~LOPMENT INC. ~002/002 Steiner Development,, Inc. 3610 County Road 101 Wayzata, MN 55391 (952)473-5650 Fax (952)473-7058 August 22, 2001 Attachment 8 RECEIVED AUG 2 2 2001 Tom Ekslxand Associate Planner City of Maplewood 1830 County Road B East Maplewood MN 55109 Re: Maplewood Toyota Conditional Use Permit Dear Tom: In conjunction with the Site Plan review process we axe requesting a Conditional Use Permit for the Maplewood Toyota Expansion Project. The site is zoned M-I Light Lndustrial, but due to residential within 350 feet a Conditional Use Permit is required. The surrounding residential area is separated to the west by wet lands south of Beam Ave and a 40,255 SF buffer lot north of Beam Ave. The buffer lot remains residential and is heavily landscaped in conjunction with being used as a NERP pond. The proposed expansion North of Beam Ave. is to be used as an auto storage area containing 55,576 SF of hard surface area which will store approximately 163 cars and have the ability to add a maximum 4,800 SF future office/support Building. It was determined with staff that the proposed buildfl~g does meet the City's comprehensive plan, it will not change the character of the sm'rounding area and the project should improve property values. Maplewood Toyota is expanding their business by creating vehicle storage north of Beam Ave. which frees up enough space for 6,059 SF of expansion to the existing Building. The expansion is 3,040 SF of Sales Area 1,144 SF of Service Area, 375 SF of Employee Lounge and approximately 1,500 SF of Mezzanine Storage Area. These uses are the same that is occupying the existing site and will not be hazardous, a nuisance, create excessive pollution or be unsightly. Site access is to be limited to the two existing curb cuts on the south side of Beam Ave. and relocation of the two existing curb cuts on the north side of Beam Ave. to align with the east access drive and allow for the west buffer lot. The expansion should provide no or minimal traffic increase on local streets. The site plan indicates substantial new landscaping on the western buffer lot, which is also graded to preserve existing mature trees. The proposed project efficiently utilizes existing city services and does not create any additional public costs. We appreciate your cooperation on this matter. Sincerely, STEINER D~OP. MENiI', LNC. ~Vice President 19 Attachment September 7, 2001 Community Development Department City of Maplewood 1830 E County Road B Maplewood, MN 55109 Atto: Kenneth Roberts Dear Mr. Roberts, RE: Maplewood Toyota Additions I have lived in Maplewood my entire life and purchased my home at 2890 Duluth Street about four years ago. I enjoy living in Maplewood and the neighborhood I'm currently in. I have no problem with Maplewood Toyota as they currently exist. They were at that location before our housing development was built. I do have a problem with the current plans to expand and do away with the buffer zone that is between our housing development and highway 61. The trees that are currently there help with the noise from highway 61 during the summer months. It looks like they plan to do away with the residential driveway located at 1241 Beam Avenue and create access to that residential home through the newly designed parking lot. This new plan would also create excess from the dealership through the parking lot to their other buildings off of highway 61. This would create much more traffic and cars crossing Beam Avenue where traffic already backs up every day. This is my home and a place that I have spent a great deal of money and plan to stay for a long time. Please do not take away the current buffer zone that exists between my housing development and highway 61. I would also ask that you do not allow the driveway from the dealership to the other businesses along highway 61. Myself and others in the neighborhood, feel that this would create more traffic and congestion to that intersection. I always thought that house located 1241 Beam was zoned residential and would always help with that buffer zone. It looks like this current plan to expand takes away that residential home site by taking away access of the 20 driveway away and creating the only access through the commercial parking lot. It is my hope that something can be done to keep the buffer zone and that residential home located at 1241 Beam Avenue intact. Thanks for taking the time to read my letter and I will always be available by phone if you have any questions. I love living in Maplewood and the separation of business and Highway 61 from our housing development is very important to us who live in my neighborhood. Sincerely, ~/~;s R. Anderson 2890 Duluth Street Maplewood, MN 55109 Home (651) 483-8954 Work (651) 436-2790 21 Attachment 10 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Steve McDaniels, of Maplewood Toyota, applied for a conditional use permit to add onto an automobile showroom. WHEREAS, Section 36-566(c)(1)(e) of the City Code allows a maximum impervious surface area of 40% for this property. WHEREAS, this permit allows increasing the impervious surface area of the site from 69.2% to 69.5%, making the impervious surface area on the site 29.5% over that allowed by the code. WHEREAS, this permit applies to the property at 2873 Highway 61. The legal description is: Subject to widened STH 61/1, Lot 101 Gardena Addition to Ramsey County, MN. (PIN 04-29-22- 41-0006) WHEREAS, the history of this conditional use permit is as follows: On September 17, 2001, the Planning Commission recommended that the City Council this permit. On ,2001, the City Council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above-described conditional use permit, because: 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. 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. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The Director of Community Development may approve minor changes. 2. The proposed construction must be substantially started within one year of City Council approval or the permit shall end. The council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. Beam Avenue shall not be used for loading or unloading. The Maplewood City Council approved this resolution on ,2001. 23 Attachment ll CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Steve McDaniels, of Maplewood Toyota, applied for a conditional use permit to construct a new vehicle sales/display lot for his dealership on the northwest corner of Highway 61 and Beam Avenue. WHEREAS, Section 36-151(b)(4) of the city code requires a conditional use permit for the storage of motor vehicles in this location. WHEREAS, this permit applies to the property at 2889 Highway 61. The legal description is: Subject to road and highway, part westerly of centerline of said highway of South 253 feet of the east 608.4 feet of the NE 1/4 of Section 4, Township 29, Range 22 (PIN 04-29-22-14-0003) WHEREAS, the history of this conditional use permit is as follows: 1. On September 17, 2001, the Planning Commission recommended that the City Council this permit. 2. On ,2001, the City Council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and Planning Commission. NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above-described conditional use permit, because: 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 generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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. 24 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The Director of Community Development may approve minor changes. 2. The proposed construction must be substantially started within one year of City Council approval or the permit shall end. The council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4. The location of the proposed building on this site is not approved. If the applicant wants to construct this building, it must be at least 350 feet from the residential property line and the plans must be approved by the city. This permit is subject to the property owner combining the two parcels for tax and identification purposes. The applicant shall record the paper work for this combination before the city issues any permits for construction for this project. The Maplewood City Council approved this resolution on ,2001. 25 MEMORANDUM TO: FROM: SUBJECT: DATE: City Manager Ken Roberts, Associate Planner PLANNING COMMISSION MEETING September 26, 2001 Since staff is working on several applications, we have canceled the October 1, 2001 planning commission meeting. The next planning commission meeting will be on October 15, 2001. kr/1001pc.mem c: Department Heads PC members City Council PC mailing list