HomeMy WebLinkAboutPlanning Commission Minutes 10-15-2008Approved Minutes
City of Plymouth
Planning Commission Meeting
October 15, 2008
MEMBERS PRESENT: Acting Chair James Davis, Commissioners Terry Jaffoni, Erik
Aamoth, Karl Neset, Scott Nelson and Gordon Petrash
MEMBERS ABSENT: None
STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Shawn Drill,
Planner Joshua Doty, Public Works Director Doran Cote, Park and Recreation Director
Eric Blank and Office Support Specialist Laurie Lokken
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Neset, seconded by Commissioner Nelson, to approve the
October 15, 2008 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE OCTOBER 1, 2008 PLANNING COMMISSION
MINUTES
MOTION by Commissioner Nelson, seconded by Commissioner Neset, to approve the
October 1, 2008 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARING
A. SCHUETT REAL ESTATE GROUP (2008077)
Acting Chair Davis introduced the request by Schuett Real Estate Group for rezoning from
B -C (Business Campus) to O (Office) and a site plan amendment for four small additions
to convert two existing town -office buildings to a senior memory care facility with 45
rooms for property located southeast of Old Rockford Road and 45th Avenue North.
Senior Planner Drill gave an overview of the staff report.
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Acting Chair Davis introduced the applicant, Tom Schuett, Schuett Real Estate Group. Mr.
Schuett said that he did not have any additional comments and that he was available for
any questions.
Acting Chair Davis opened the public hearing.
Acting Chair Davis introduced Pat Rupar, 18140 State Highway 55. Ms. Rupar said that
they are objecting to rezoning the property. She said that back in 2004 when rezoning was
previously done, they had agreed that it was a good transition going with businesses into
the residential areas. She said the businesses would have set hours that would be normal
Monday through Friday and occasionally a Saturday, but not changing shifts at midnight
like they would be doing at a memory care facility.
Ms. Rupar said that the light at night would be a lot different. She said that there would be
a lot more traffic, as far as deliveries and garbage, than a normal business would have. She
said that she is concerned about the number of ambulances. She said that they are moving
the sewer line and she would like to know why.
Ms. Rupar said that rezoning would make it harder to sell that third building, plus
developing their property when the time comes to do that. She asked that the Planning
Commission take all of this into consideration.
Acting Chair Davis closed the public hearing.
Mr. Schuett said that they have heard the concerns stated previously and that they feel this
use for this particular property is very appropriate and a good use. He said that there is a
demand in the community, as evidenced by other requests in the City of Plymouth. He said
that they estimate current demand to be between 80-100 units for memory care for seniors.
Mr. Schuett said that as far as there being additional traffic, there would be substantially
less traffic generated from this facility. He said that there may be more frequent garbage
pickup and that deliveries could be scheduled around the neighbors' concerns. He said that
they want to be sensitive to traffic and that the amount of traffic will be less than average
because the residents won't be driving. He said that the residents would have an enclosed,
outdoor area. He said that this will be a 24-hour facility.
Mr. Schuett said that in terms of affecting other office uses, the current owner of the
facility also owns the third building west of
45th Avenue and that the owner has a purchase
agreement on one of those units already. He said that this will not affect the uses of the
property as you would find many memory care facilities around the Twin Cities that are
located next to office buildings.
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Commissioner Neset asked how many employees would be working at the facility and
what time there would be a scheduled shift change. Mr. Schuett said that a professional
company would be hired to manage the care facility and that during the peak period, 15-20
employees would be scheduled to work during the day and that at night there would be one
staff person scheduled to work on each floor. He said that from midnight to 8:00 a.m.,
there would be roughly two to three employees.
Commissioner Nelson asked if the outdoor lighting for a facility such as this would be any
different than for an office complex. Senior Planner Drill said that the existing lighting
that is in the parking lot would not change.
Mr. Schuett said that as far as signage, there would not be any illuminated signage. He said
that a monument sign at the entrance to the facility is the extent of signage that they
anticipate. He said that there would be a sign announcing the initial opening but that it
would not disturb adjacent properties.
Acting Chair Davis introduced Chris Remus, James R. Hill Engineering. Mr. Remus said
they would relocate a segment of the sanitary sewer line lying north of the building. He
said that the sewer line would be moved slightly north of its present location so that it does
not conflict with the proposed northwest additions.
Commissioner Jaffoni asked what the frequency would be for emergency vehicles and
where the vehicles would enter the property. Mr. Schuett said that due to the age and
frailty of the residents, there would be transportation required but that the frequency would
be a difficult question and he did not have a good answer for that. He said that there would
be traffic back and forth, not frequently, but that people do need medical care at times and
do need to be transported.
Mr. Schuett said that access to the property by emergency vehicles would be coming off of
45th Avenue and that the main entrance would be the most likely pick up point as that is
where the elevator would be located in the building.
Acting Chair Davis asked where the dining hall would be located. Mr. Schuett said that to
accommodate people with dementia and Alzheimer's disease, they would be creating four
distinct neighborhoods — each would have a kitchen, living room and dining area. He said
that the kitchen area is really a warming kitchen. He said that there would be a centralized,
commercial type kitchen for food preparation. He said that they would be trying to create a
residential home feeling, so each resident would have their own bedroom and there would
be a living room area and room for group activities. He said that each wing would
essentially be like a house. He said that when too many people with this type of disability
get together, they can get agitated and act poorly and that they try to keep them within their
own surroundings.
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Commissioner Jaffoni said that she liked this idea of taking these buildings and doing
something with them that fits this area and for this project.
Commissioner Nelson said that he agrees with Commissioner Jaffoni. He said that since
he has been on the Planning Commission, they have seen several senior plans brought
before them. He said that this is a growing industry and that to find uses for property,
especially ones that have already been developed, is a good thing and is good for the
community. He said that he would be in support of this request as well.
MOTION by Commissioner Nelson, seconded by Commissioner Jaffoni, to approve the
request by Schuett Real Estate Group for rezoning from B -C (Business Campus) to O
Office) and a site plan amendment for four small additions to convert two existing town -
office buildings to a senior memory care facility with 45 rooms for property located
southeast of Old Rockford Road and 45th Avenue North. Roll Call Vote. 6 Ayes.
MOTION approved unanimously.
B. JGM PROPERTIES, INC. (2008084)
Acting Chair Davis introduced the request by JGM Properties, Inc. for site plan
amendments, interim use permit and variances to allow a parking expansion on two
properties located at 9909 South Shore Drive and 1605 State Highway 169 North.
Planner Doty gave an overview of the staff report. He noted that a letter was received by a
neighboring property owner and is added to the public record. Planner Doty added that the
applicant is requesting additional time to address drainage concerns that were raised in the
letter. He said that staff recommends that the Planning Commission open the public
hearing, take any testimony from anyone who wishes to speak on the item and then
continue the hearing to the November 5, 2008 Planning Commission meeting.
Acting Chair Davis opened the public hearing.
Acting Chair Davis introduced Don Smith, 10000 South Shore Drive. Mr. Smith said that
they have worked and been involved with staff over the years regarding truck noise and
parking at this property. He said that it is his understanding that the applicant is now
asking for more parking. He said that there are lots of businesses over there that have little
offices and that they park semi trucks there. Mr. Smith said that the trucking company has
a storage POD unit there. He asked if this is the appropriate thing to have in a parking lot.
He said that they also have bundles of shingles sitting next to it. He said that he is against
them being allowed to expand their parking facility at this point as they are not
overcrowded and that this would be setting the stage to do more and more.
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MOTION by Commissioner Nelson, seconded by Commissioner Petrash, to continue the
public hearing to the November 5, 2008 Planning Commission meeting. Vote. 6 Ayes.
MOTION approved.
C. CITY OF PLYMOUTH (2008093)
Acting Chair Davis introduced the request by the City of Plymouth for a comprehensive
plan amendment to adopt the 2009-2013 Capital Improvement Program (CIP).
Public Works Director Cote gave an overview of the staff report. He summarized the
projects by category.
Commissioner Nelson asked how the cost of the projects is calculated for two to five years
down the road. He asked if inflationary or today's dollars are used. Public Works Director
Cote said that costs are based on inflationary dollars, estimated today and projected out five
years.
Commissioner Nelson asked for the trend in costs, plus or minus or percentage each year.
Public Works Director Cote said that for 2008, they found that project costs were
significantly less because of favorable bidding. He said that when the items go to City
Council, they do a more detailed estimate. He said that in all cases, except one, in 2008,
projects were under the CIP estimate and in almost every case, were under the detailed
estimate as well.
Commissioner Jaffoni said that in the current environment we are in, one has to wonder
how much will really be there, especially for local governments. She asked about the
biggest funding sources currently used and how they are viewed in light of the recent
economic development. Public Works Director Cote said that in the report, under funding
sources, the report details each fund and the fund balance analysis is found after that. He
said that City Council takes that into consideration as projects are moved around in years.
He said that they do have to defer projects and that they take that into account. He said that
it is a competitive process to get that funding. Public Works Director Cote said that
economic trends do play a part in when projects are completed; for example, a number of
projects funded by the general fund did have to be deferred simply because the City does
not have the ability to raise taxes to do those projects. He said that the City Council has the
discretion to do projects out of department funds. He said that a number of projects are in
enterprise funds, funded by users and not by tax dollars. He added that the City Council
did direct staff to do a detailed analysis of every fund.
Commissioner Jaffoni said that at the last Planning Commission meeting, the West
Medicine Lake Park building project was talked about quite a bit and asked for clarification
of the total amount of this project. Park and Recreation Director Blank said that he did not
have the documents with him but that the project total has been 2.5 to 2.7 million dollars
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from day one. He confirmed for Commissioner Jaffoni that these figures are for just the
building.
Commissioner Aamoth asked about prioritization of projects with the uncertainty of
funding. He asked if each project is looked at each year and that as new funds become
available, if projects can climb back up. Public Works Director Cote said that the first two
years of the CIP are fairly steadfast. He said that as needs and funds change, the City
Council has the authority to move and change projects. He said that projects are looked at
each year. He said that some priorities can change and that projects do not bump other
projects.
Acting Chair Davis opened and closed the public hearing as there was no one present to
speak on the item.
MOTION by Commissioner Neset, seconded by Commissioner Petrash, recommending
that the comprehensive plan amendment to adopt the 2009-2013 Capital Improvement
Program (CIP) go to City Council with approval by the Planning Commission. Roll Call
Vote. 6 Ayes. MOTION approved unanimously.
D. CITY OF PLYMOUTH (2008098)
Acting Chair Davis introduced the request by the City of Plymouth for a zoning ordinance
text amendment to allow outside storage of inoperable vehicles awaiting repair in the C-3
Highway Commercial), C-4 (Community Commercial), C-5 (Commercial/Industrial), I-1
Light Industrial), I-2 (General Industrial) and I-3 (Heavy Industrial) zoning districts.
Senior Planner Drill gave an overview of the staff report.
Commissioner Neset asked how long a vehicle can be stored outside while waiting for
repair. Senior Planner Drill said that there are two answers to that question. He said that if
a vehicle is operable, the ordinance would state that the vehicle can remain outside for 96
hours. He said that if the vehicle is in an enclosed storage area, there would not be a time
limit for how long the vehicle could be there, provided it is awaiting repair.
Commissioner Neset said that essentially, they have a storage limit of three vehicles.
Senior Planner Drill stated that the limit of three vehicles per service bay would require
turnover to keep cycling cars through.
Commissioner Jaffoni asked if the language would be for an auto repair facility only or if it
would allow inoperable vehicles to sit on any business property. Senior Planner Drill said
that the ordinance would be specific to auto repair facilities.
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Acting Chair Davis asked if auto repair businesses are not in compliance with the current
ordinance. Senior Planner Drill stated that was determined and that was why this text
amendment was being brought forward.
Commissioner Petrash asked how the noncompliance was discovered. Senior Planner Drill
said that there was an instance where a business along Highway 169 had some vehicles in
their storage yard. He said that current ordinance language prohibits that storage and that
was how it was noticed.
Acting Chair Davis opened and closed the public hearing as there was no one present to
speak on the item.
MOTION by Commissioner Neset, seconded by Commissioner Jaffoni, to approve the
request by the City of Plymouth for a zoning ordinance text amendment to allow outside
storage of inoperable vehicles awaiting repair in the C-3 (Highway Commercial), C-4
Community Commercial), C-5 (Commercial/Industrial), I-1 (Light Industrial), I-2
General Industrial) and I-3 (Heavy Industrial) zoning districts. Roll Call Vote. 6 Ayes.
MOTION approved unanimously.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Acting Chair Davis, without objection, to adjourn the meeting at 8:10 p.m.