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HomeMy WebLinkAbout1993 10-12 PC MINUTESDAVID K. GARDNER 1399 EAST COUNTY ROAD E GEM LAKE, MINNESOTA 55110 October 12, 1993 Mr. Paul Emeott 3960 Scheuneman Road Gem Lake, MN 55110 Dear Paul: The Gem Lake Planning Commission held a public hearing on Monday, October 11, 1993 at 7:00 P.M. in the Tousley Ford conference room. Notice of the hearing was published in the White Bear Press on September 29, 1993. Present were Gardner, Leider, Nielsen, Noble and Emeott. Rob Hansen presented his request for rezoning 3516 (Oswald), 3524 (Estate of Anderson), and 3538 (Summit Farms Realty) Highway 61, or Hoffman Road, to GB. The request is essentially the same as that submitted in November 1992, except that Oswald and Anderson formally joined in this application. Present were Peter and Deb Oswald, Vince Johnson (Personal representative of the Estate of Agnes Anderson), Edgar Johnson, Marc Gabrelcik, and John and Lorraine Birkeland. Mr. Gardner reviewed the previous petition and the position of the Planning Committee as summarized in his letter of December 15, 1992 (Attached, with appropriate paragraph highlighted). Mr. Hansen then presented his argument for the rezoning of the 3 properties: 1. They are surrounded on 3 sides by general business zoning, primarily Vadnais Heights C-3 (Auto -related commercial). 2. There is no significant demand for retail business in the area, the only demand being for auto sales. 3. Their Vadnais Heights neighbors to the South support the rezoning request (See attached letter). 4. The sites are so deep that they do not lend themselves to retail use (Oswald near 800 ft, the other 2 are 260 - 420 feet). 5. The retail zoning is "arbitrary and capricious". 6. The current retail uses in the area are "substandard". 7. The properties would be more valuable if rezoned GB. 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. Mr. Gardner suggested to Mr. Hansen that the Commission is open to reconsideration of this matter, but that we would want to see a real plan for developing at least the 3 sites in question, and resolution of the Birkelands' opposition. The Public Hearing was adjourned at approximately 8:15 P.M. The Commission then discussed the concept of Giovanna Leick selling a portion of her property to the golf course. This proposal is currently under review. Mrs. Leider requested that the subdivision request include topographical mapping to determine any involvement of the nearby wetland, and satisfactory replacement of the unauthorized fence on this property erected by the golf course. The Commission then discussed the ongoing construction project at Tousley Ford. Tousley's submitted plans are incomplete and Mr. Gardner will request substantial compliance with the site plan committment they made to the Commission in July. After some discussion of the future development of County Road E, and the potential for our RB zone, the meeting adjourned at 8 : 45 P.M. Respectfu;jly submitted, Davi Gardner, Chairman Ge ake Planning Commission cc: Planning Commission Noble Magnuson Hansen