1993 10-12 PC MINUTES - Laserfiche WebLink

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8. The properties should be developed to their "highest and best use". 9. If Gem Lake does not re -zone, he will petition for attachment to Vadnais Heights. Mr. Emeott raised the issue of pending plans to close off Hoffman Road, eliminating its connection with Highway 61, and reverting its ownership and maintenance responsibility to the City of Gem Lake. Mr. Hansen expects that these properties would then be served by a frontage road running north from White Bear Dodge and that he would intend to develop these 3 properties in conjunction with the Cusick and Wicklund properties in Vadnais Heights. Mr. Gardner questioned the feasibility of this last concept on the basis of topography, there being a very substantial physical drop in altitude between the Hansen and Wicklund properties (Arley's Repair). Mr. Hansen suggested that, perhaps, all parties would be best served if these properties were included in Vadnais Heights, as they could then be served by Vadnais Heights water, sewer, and road services, without additional expense to Gem Lake. Mr. Gardner observed that even Vadnais Heights has a provision for protecting residential owners from intrusion by commercial enterprises (See attached). The Birkelands had written a letter to the Commission opposing the rezoning (see attached), and John Birkeland testified that converting these properties to automobile open sales lots would significantly diminish the value of his mother's homes, offsetting the applicants' increase. Mrs. Birkeland is bothered by the cluttered appearance of the Landmark Auto Sales lot nearby. Vince Johnson, Edgar Johnson, and Rob Hansen all suggested, at various times, that the Birkeland's position in this matter is prejudiced by their having a first option to buy the Agnes Anderson property, the value of which would be higher if it were rezoned. Mr. Gardner reiterated the Commission's position of December 1992, citing the concerns for the existing residents, the city's need for some area to be set aside for retail business, the need for some diversity in the city's commercial tax base, and the lack of any real plan for developing the 3 sites as a unit, or individually. He also questioned the real demand for auto sales facilities in the city, in light of the current under -utilization of 3 existing sites at Highway 61 and County Road E at a time when auto sales are strong. He then asked for a motion to deny the application. Mr. Nielsen moved that the request to rezone the properties to GB be denied, and that they be zoned RB. The Commission voted unanimously in favor, and recommends that the City Council deny the application.