The former QuikTrip location, at 3010 S. Big Bend has changed hands, QuikTrip area real estate manager, Alan Renner said Thursday.
He said in February he thought the new owners planned to operate a laundromat, which he confirmed on Thursday, though he wouldn’t give the name of the new owner.
QuikTrip moved from the location to the corner of Big Bend and Manchester in June 2014.
Even if a laundromat is an appropriate establishment for an area zoned “arterial business,” that doesn’t mean it has to be permitted 24-hour operation. I assume P&Z or the City Council can restrict the hours of operation. I hope I’m not wrong about that, being a neighbor of the old QT.
It’s disposable architecture in my mind. When the fast food restaurant, Zantigo’s (located on the NE corner of Oakview Terrace and Manchester) closed they removed their building. Seems like good practice. How did QT get away with leaving this one?
Doug, you will recall that the citizens of Maplewood voted on the Planned Unit Development that underpinned the QT deal. It overwhelmingly passed. BUT it was widely circulated that the “deal” was that QT would pay to raze the building if a buyer wasn’t found within a year of moving to the new location and the corner converted to green space. That “commitment” was discussed in several of the public council meetings. It was a condition that voters understood when they approved the PUD.
Fast forward to a year later when the time came for QT to honor their “commitment.” Suddenly we learn from Mr. Renner that the property was actually never owned by QT and they therefore couldn’t be held to tearing the building down because they never owned the building.
Seriously? While this might have been a surprise to the ordinary “Janes” and “Joes” paying taxes and voting in Maplewood, city administration HAD to know from the very first that the “promise” was so much hot air.
Best case, the voters were “misinformed,” worst case, they were hoodwinked. You just can’t believe everything you hear down at city hall.
Q!
The old QuikTrip site is zoned “Arterial Business”
A Laundromat is a permitted activity in an arterial business district.
From the Maplewood Code, Arterial Business District:
“Laundry and dry cleaning establishments (including pickup stations, package plant and plant type operations).”
Thanks for looking this up, Tom. As you and Roger have pointed out, the City’s zoning ordinance works in tandem with the market to dictate development. In this case, a laundry establishment is permitted in the code, and the property owner/developer has determined that the market can support an additional laundromat.
Updates to the zoning ordinance are usually the result of A) specific issues (AirBnB) or larger planning and visioning efforts (comprehensive plan/comprehensive plan updates). Someone correct me if I’m wrong here, but I don’t think the City of Maplewood has a comprehensive plan. If that’s the case, our approach to development will always be REactive, not PROactive.
It’s time for the city engage community residents and stakeholders to create out a long-range comprehensive plan that reflects the shared needs, values and aspirations of Maplewood. Such a plan would form the basis for future zoning ordinance revisions, subdivision standards, economic development initiatives, social programs (under the city’s control), and other municipal decisions that shape the character of our community.
Completely agree on the need to have a comprehensive plan. Rachelle L’Ecuyer does a good job of trying to draw business to the area, but all she can really do is a sales pitch and spur interest. She does not replace the need to have a plan. The best example of a comprehensive plan being needed is along Manchester west of Big Bend. I definitely don’t get the sense that the P&Z or city council is proactively trying shape businesses on that part of Manchester using its main influence – the zoning code. I am always uneasy about the next business proposal because it is entirely up to the business to be urban/walkable in design or not. Codes aren’t in place that make me think whatever business develops there will automatically help tie it in to downtown. See the Manchester/Big Bend lot (formerly owned by Shell and an interest of McDs and likely next big story of MW) as an example. Instead of being upset at a particular business that wants to take over, citizens need to understand that their say comes in how the property is designed via the zoning code.
Maplewood always did have a comprehensive Plan in years past. I would think that we have one now.
But a Comprehensive Plan is more a “vision” than a mandate. The City does not have to blindly follow it. and sometimes did not.
Since the old QT site is appropriately zoned for a Laundromat, the real issue is, will the City allow 24 hour operation. The building is only about 25 feet from the adjoining neighbors.
The current coin laundry at Oxford Plaza is hundreds of feet away from any residential area. It’s 24 hour operation is transparent to the area residents.
The old QT was a 24 hour business. Did the neighborhood residents have issue with that? I also am a home owner in Maplewood and take my comforters and bedding to the laundry may near Porters. I see no issues OUTSIDE with loud music or rude people. What is the big deal about having another one? College kids and apartment people need clean clothes too. Get over it people. If you want status why did you buy in Maplewood? Go west.
There’s already a laundromat less that a half mile down the hill.
See above.
Depends on the plans for the laundromat. I don’t think laundries should be open 24 hours when close to a residential area. If it is like the one down on Big Bend, no. The parking lot is in horrible condition and the bathroom is not pleasant. Finding parking can be a challenge if there are a lot of folks at the pool place in the same strip mall. Chairs are chipped and broken. Not everyone can afford a washer and washers do break down unexpectedly. There are times that an individual might want to wash up all their comforters and blankets, for example, and a laundromat has machines to handle big loads like that. I think it is a good use for a laundry. Any retail place would be somewhat disruptive to the houses nearby.
Do we have to go through this every time something that doesn’t meet someone’s “vision” moves in?
The city didn’t chose a laundromat or anything else. I’m assuming the new business meets the zoning requirements, chose the location, and can move in with minimal fuss.
The only “Maplewood fail” that I see here is a failure of those who think it should be something else failing to make it happen.
Roger,
You obviously don’t live in the neighborhood. We don’t need a repeat laundry facility. This neighborhood consists of mostly single family homes. We have our own washing machines.
I don’t know if we need one or not. My guess would be, “no,” but that’s not the point. A person who thinks we may need it put the time and resources into a business that’s permitted under the current zoning. No choice was made by the city or anyone else but the business owner.
By the way, I currently live about a half mile away. I don’t know if that’s close enough to have a valid opinion in your mind, but if it is, I’d love a dry cleaners also.
A Laundromat, we already have. A dry cleaner would be a real convenience
If it must be a Laundromat, what protection will the City require for the neighbors?
Laundromats typically operate 24 hours a day. The adjoining homes deserve some peace and quiet. That didn’t happen with the Tim Hortons.
While we’re talking about Tim Horton’s disappointment: can anything be done about the ugly bright orange traffic barriers on Hazel?
Agree with you, Tom, about the dry cleaners. We have no local dry cleaners in Maplewood and this would be a great spot for one!
Really Maplewood? There is a laundromat right down the street, across from Deer Creek. What a waste of good retail space. Just one more poor choice for our community. Thanks. I can’t wait to find out what will take the place of the old Shell station. Another redundant choice, I’m sure. What a disappointment.
Maplewood “fail”.
I’d rather see it vacant than a laundromat.
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