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HomeMy WebLinkAboutPL MINUTES 03161976 (2)CITY OF ST. ANTHONY PLANNING BOARD MINUTES March 16, 1976 The meeting was called to order by Chairman Bowerman at 7:38 P.M. The following were present for roll call: Letourneau, Cowan, Marks, Hiebel, Bowerman, Johnson, and Rymarchick. Also present: Harry Lekson The following correction was made to the minutes of the meeting of the Planning Board February 17, 1976: Page 2, para. 6: Eliminate last phrase "and east" Motion by Mr. Marks, seconded by Mr. Hiebel to approve the minutes as corrected. Motion carried unanimously. Mr. Carl Lien of Land Increment Development, Inc. and Mr. Robert Schroeder, one of the officers of the Schroeder Milk Company, presented a revised site plan for a new Speedy Market and two gas pumps at the southwest corner of Stinson Boulevard and 33rd Avenue N.E. The developer said these plans had been revised to comply with the proposed zoning ordinance in respect to setbacks, parkings, lighting, signage, trash disposal, and landscaping and the Schroeder Company was now requesting conceptual, site and project approval. Mr. Schroeder said the inclusion of the two gas pumps along Stinson was necessary to justify the expense of constructing a new Speedy Market on the property and to make the operation economically feasible. He said high land costs in this area were also a factor. The milk company official said the "convenience concept was sweeping the country" with gas stations adding sale of food to their operations and conversely, convenience food markets including the sale of gas to make their profit margins. He told the Board that the state recently began permitting self service gas stations and this was the first of such operations his company planned since the other stores they own in the Twin Cities were built at least five years ago. Mr. Schroeder said some 7-11 stores are presently being built with gas dispensing units. Continental Oil would be drawing the plans for the gas installation and would set up the operation in compliance with all state and local fire and safety requirements. He requested the Board not to have a "mind set" against the combining of the two operations. Gas sales would be competitive with major brands but would not be the cheapest gas around according to Mr. Schroeder. He explained how the gas sales would be made by a clerk within the store who would have control over the gas flow at his or her fingertips at all times as well as under constant scrutiny. Jim Fornell arrived at 8:00 P.M. Page 2 The Chairman acknowledged the presence of about a dozen interested neighbors and told them that though the meeting was not a public hearing as such, their comments would be taken. Among those who addressed the subject were John Bednarz, 3246 Stinson Boulevard, who said although he lives across the street in Minneapolis, he shared the sentiments of the others, many of whom were St. Anthony residents of from 15 to 33 years, in opposing the gas pumps. He told of their additional concerns about the addition of another gas dispensing operation because of the problem with all night lighting, congregation of young people late at night and the squealing of tires at the Clark Station on the northeast corner of the same intersection. He speculated about the adverse effects these had on family life and property values in the area and suggested that Minneapolis Alderman Sam Sivanich would be able to verify the problems with the Clark Station, perhaps making it easier for the Board to judge whether a similar operation was advisable. Mr. Hiebel told him that the proposal seemed permissible under the present zoning of the property which had been zoned commercial since 1962. When Mr. Bednarz wondered whether the sentiments of the residents would be taken into consideration by the Board, Mr. Johnson assured him that City officials welcome imput from the residents and all meetings of city officials are open to the public. He said he felt the real point of the discussion was whether the proposal constituted a proper land use and was compatible with other land uses in the neighborhood. Mr. Schroeder pointed out that the present Jiffy Market had been under the same management for 10 years and there was no reason to believe the new operation would be conducted in any less responsible manner. Mr. Bednarz said the market had been a great convenience for the neighbors and he felt the new store would be welcomed provided it wasn't built too close to the adjacent residence. Mr. Kenneth Otto, 3245 Stinson Boulevard, lives just south of the present Jiffy Market and said although he felt a new improved store was needed, he was opposed to the addition of gas pumps to the proposal. He felt the traffic problems now experienced at that corner would be increased and said that there are many times when the driveway is blocked by the parked cars of customers of the store. He also mentioned several accidents which had been the result of improper parking in front of the market. Mr. Otto also questioned whether the proposed screening of his property would be adequate to buffer the area lighting and late evening noise which he felt would be associated with a gas dispensing operation, especially since his home is at a higher level than the Schroeder property. He also wondered how safe his home would be from fire and explosions with the gas pumps so close to his property and what effect their l presence might have on the insurance rates for nearby residences. Page 3 Mrs. Jovita Baker whose home at 2412 33rd Avenue N.E. is east of the site, asked how close the new building would be constructed to her home and what screening would be provided. Mr. Lien assured her the parking area would not be visible from her home. Mrs. Baker said she felt there were already plenty of gas stations in the neighborhood. Mr. Joe Sroga, who operates the Standard Station at 3102 Stinson Boulevard, questioned whether the proposal provided enough parking spaces to accomodate customers who would buy gas and go into the store to buy groceries at the same time. He wanted to know where the gas pumps would be vented and how snow disposal would be provided. He pointed out his own experiences with the lack of caution displayed by drivers approaching a gas station and said there would be additional hazards for small children who frequent the store who will now have to cross the traffic lines into the gas pumps. John Sroga operator of Sroga's St. Anthony Union 76 related a gas explosion incident at his station which had been caused by a careless smoker. Mr. Bowerman said he did not feel the Board could consider the possibility of Sroga's business being hurt by competition from the new gas dispensing service. Mr. Bednarz pointed to Sroga's many years as city businessman. A letter of opposition to the gas operation from Kenneth F. Boots, 3214 Stinson Boulevard, a resident of the area for 33 years was also presented to the Board. There was much discussion among the Board members about what action they could take regarding the proposal since they did not have the final plans to consider and the proposal seemed to fit into the existing zoning. When the question was asked of Mr. Lekson why the Board had to consider the matter since there were no variances to be granted, he told them that the Council had indicated they wanted all commercial and light industrial development in the community looked at before a building permit is issued and Mr. Johnson cited a previous incident where the Council had returned a similar case to the Board saying their judgment was required. Mr. Fornell said he would have some reservations about the gas dispens- ing request in the proposal. He felt that even though the project met the basic requirements of the existing and proposed zoning ordinances, the Board might be able to question the reasonableness of the addition of the gas operation to the site due to possible adverse effects on the health, safety and welfare of the area. Mr. Letourneau said the fact that two separate businesses were now going to replace the one for which the original commercial zoning had been granted was a basis for questioning whether the permit should be granted. Mr. Hiebel and Mr. Cowan did not feel the matter was judgemental in view of the existing zoning. Stating that they felt there were many unanswered questions about insurance rates, whether the combustible nature of the proposed addition would meet fire and safety standards, Page 4 and whether the safety of pedestrians no matter what age had been sufficiently considered, the remainder of the Board agreed to the following which they intended to serve as a "Motion of Opinion" to the Council: Motion by Mr. Marks, seconded by Mr. Johnson to indicate to the Council that the Planning Board desires to go on record as feeling the re- development of the property on the southeast corner of Stinson Blvd. and 33rd Avenue N.E. with a new Speedy Market is desirable without the dispensing of gas, with their opposition to the gas pumps based on the following concerns: 1. Whether the screening of the residences adjacent to the project will be adequate to deal with the increased noise and intense lighting which would be inherent to such a gas dispensing operation. 2. Whether there should be further traffic generation at a normally congested intersection. 3. Whether the change in traffic patterns might prove hazardous to the small children who frequent the store. 4. Whether there is a possibility that the project might ultimately result in the establishment of a full service gas station. 5. Whether the parking will be adequate to serve the dual purpose of the proposal. 6. Whether there will be adequate stacking spaces provided for customer seeking to use both the bas and market services. 7. Whether the combustible nature of the project will meet fire and safety standards. Voting on the motion: Aye: Letourneau, Marks, Bowerman, Johnson, Rymarchick Nay: None Abstention: Cowan and Hiebel Motion carried. Severalmembers of the Board felt they needed further direction from the Council as to what action is expected of them in dealing with similar cases should they arise before the new zoning ordinance is adopted. The Board noted the letter from American Monarch which verified the company's purpose of purchasing the land west of their present plant for expansion purposes only. Motion by Mr. Marks, seconded by Mr. Hiebel to adjourn the meeting at 9:30 P.M. for further consideration of the new zoning ordinance. Motion carried unanimously. Helen Crowe, Secy.