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HomeMy WebLinkAboutPlanning Commission Minutes 02-23-2000Approved Minutes City of Plymouth Planning Commission Meeting February 23, 2000 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Bob Stein, Kapila Bobra, Roger Berkowitz, Karl Neset, and Sarah Reinhardt MEMBERS ABSENT: Commissioner John Stoebner STAFF PRESENT: Planning Supervisor Barbara Senness, Planners Shawn Drill, John Rask and Kendra Lindahl, and Office Services Supervisor Denise Hutt 1 Call To Order 2 Public Forum 3 Approval of Agenda 4 Approval of Minutes MOTION by Commissioner Berkowitz, seconded by Commissioner Bobra to approve the February 9, 2000 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved unanimously. 5 Consent Agenda A STEVE AND PENI GENSLER (20008) MOTION by Commissioner Reinhardt, seconded by Commissioner Stein recommending approval of a variance to allow a 10 -foot setback from the side lot line where 15 feet is required to construct a screen porch addition on property located at 13120 35t11 Avenue North. Vote. 6 Ayes. MOTION approved unanimously. 6 Public Hearings A VISION OF GLORY LUTHERAN CHURCH (99130) Chairman Stulberg introduced the request by Vision of Glory Lutheran Church for a zoning ordinance text amendment to allow religious institution facilities in the industrial zoning districts. Chairman Stulberg stated that the applicant is requesting additional time to gather information necessary to determine if their project is feasible. Chairman Stulberg closed the public hearing. MOTION by Commissioner Bobra, seconded by Commissioner Reinhardt to table the item. Roll Call Vote. 6 Ayes. MOTION approved unanimously. Approved Planning Commission Minutes February 23, 2000 Page #2 B ALJON TOOL INC. (99134) Chairman Stulberg introduced the request by Aljon Tool Inc. for a site plan amendment for a warehouse addition and an interim use permit to reduce the number of required parking stalls for property located at 15700 28th Avenue North. Planner Lindahl gave an overview of the February 16, 2000 staff report. Commissioner Bobra asked if the need for parking is likely to increase in the future. Planner Lindahl replied that they are not anticipating any additional employees so the parking should be adequate. She added that the interim use permit will terminate if the use of the building changes to a use that increases the need for parking spaces; if the floor area of the building is increased; or, if City staff documents a parking problem associated with inadequate parking. Commissioner Bobra asked if the expansion will create any traffic problems. Planner Lindahl replied that they are not adding any employees so the traffic shouldn't be any different than it is currently. Chairman Stulberg introduced Matt Lucker, the petitioner. Mr. Lucker stated that he concurred with the staff report and would be available to answer any questions the Commission may have. Commissioner Reinhardt asked if the applicant is concerned about the amount of parking space available during construction. Mr. Lucker stated that they have parking available on the east side of the property which should be adequate. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Reinhardt, seconded by Commissioner Berkowitz recommending approval of a site plan amendment for a building addition and an interim use permit to reduce the number of required parking stalls at the Aljon Tool, Inc. building located at 15700 28th Avenue North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. C KIDS' CARE CONNECTION (20007) Chairman Stulberg introduced the request by Kids' Care Connection for a conditional use permit to allow operation of a daycare center for up to 100 children within Messiah United Methodist Church located at 17805 County Road 6. Planner Drill gave an overview of the February 16, 2000 staff report. Approved Planning Commission Minutes February 23, 2000 Page #3 Chairman Stulberg introduced Robin Blair, the petitioner. Ms. Blair stated that she concurred with the staff report and would be available for any questions that the Commission may have. Commissioner Reinhardt asked if the proposed fence will have a smaller weave than a normal chain link fence to prevent children from climbing. Ms. Blair replied that it will probably be the standard chain link fence. Commissioner Reinhardt asked if there will be a gate to the area and if it will be locked. Ms. Blair replied that the fire marshal requires a gate be self -latching so that the children can't get it open, but the adults can. She added that there will be adult supervision in the playground area at all times. Chairman Stulberg asked how many children the facility would be licensed for. Ms. Blair stated that they would be licensed for 100 children, but that they would only have staff to accommodate 60 children initially. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced James Ptacek of 1525 Olive Lane North. Mr. Ptacek stated that he lives across County Road 6 north of the church. Mr. Ptacek stated that he is concerned about the safety of the children with the amount of speeding traffic on County Road 6. He said that there are three entrances into the site and perhaps there should be some consideration to use entrances other than the one on County Road 6 as there could be a stacking issue of cars waiting to get in and out of the site. Chairman Stulberg closed the public hearing. Planner Drill stated that County Road 6 is capable of serving any additional traffic that will be generated by this use. Planner Drill commented that the pick up and drop off times of children tend to spread out over a period of time, so there shouldn't be a stacking issue. Planning Supervisor Senness commented that if this particular area had experienced traffic accidents/incidents, it would have been addressed, through the DRC review, but it is not an issue at this point. Ms. Blair stated that there will likely be many people using the Olive Lane entrance depending where they are coming from. She said that if traffic becomes an issue she will make recommendations to the parents to use the Olive Lane entrances. She said that she has never seen a stacking issue at the site on Sundays before and after church services. Chairman Stulberg suggested that the applicant have an alternative plan to relay to the parents if deemed necessary by the City Council. He stated that the conditional use permit could be revoked if traffic and safety become an issue. Approved Planning Commission Minutes February 23, 2000 Page #4 Commissioner Reinhardt asked if there area any improvements scheduled for the roadways. Planner Drill stated that County Road 6 is scheduled to be upgraded at some point in the future. Mr. Ptacek stated that the headlights from parked cars shine toward his yard, and asked if a fence could be put up for the screening of lights, noise, and trash. Chairman Stulberg stated that the hours of operation for the daycare are 6:00 a. m. to 6:00 p.m. so that car headlights shouldn't be a problem most of the year. He said that if there are trash problems, the petitioner isn't responsible for that so the Commission can't put any restrictions on this proposal. Commissioner Bobra asked if the Development Review Committee could review the proposal again to address Mr. Ptacek's concerns. Planner Drill stated that staff has reviewed the proposal and doesn't have concerns with the application. Chairman Stulberg stated that the Planning Commission can direct staff to provide additional information if warranted. Planner Drill indicated on the site plan where the pick up/drop off area would located. Commissioner Reinhardt asked if the church is exempt from fencing along the north lot line abutting County Road 6. Planner Drill replied affirmatively, as the building has been there since 1964. Commissioner Reinhardt asked if the City could require additional screening/fencing if the church was to request an addition. Planner Drill replied that it could be looked at, but it is not typical since it is located next to a major roadway, County Road 6. MOTION by Commissioner Berkowitz, seconded by Commissioner Reinhardt recommending approval of a conditional use permit for Kids' Care Connection at Messiah United Methodist Church located at 17805 County Road 6. Commissioner Berkowitz stated he sympathizes with the concerns of traffic on County Road 6, but he doesn't see how this application would make the situation worse. Roll Call Vote. 6 Ayes. MOTION approved unanimously. D PROVIDENCE ACADEMY (20010) Chairman Stulberg introduced the request by Providence Academy for a conditional use permit to allow a 21 -foot high cupola on the planned Providence Academy building to be located north of Schmidt Lake Road, between Quantico and Minnesota Lane North. Planner Drill gave an overview of the February 16, 2000 staff report. Chairman Stulberg introduced Terry Schneider, the applicant. Mr. Schneider stated that the proposed cupola is an improvement over the original design. Approved Planning Commission Minutes February 23, 2000 Page #5 Commissioner Reinhardt asked if the project is proceeding on schedule. Mr. Schneider replied affirmatively. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz recommending approval of a conditional use permit for a cupola at Providence Academy to be located north of Schmidt Lake Road between Quantico and Minnesota Lane. Roll Call Vote. 6 Ayes. MOTION approved unanimously. 7 NEW BUSINESS A PARK LAND COMPANY (20005) Chairman Stulberg introduced the request by Park Land Company for a sketch plan for three 71 -unit apartment buildings to be known as "Shadow Hills Apartments" for property located on the northwest corner of 45th Avenue and the State Highway 169 frontage road. Planner Rask gave an overview of the February 17, 2000 staff report. Chairman Stulberg introduced Stephen Young, representing the petitioner. Mr. Young stated that since the site is designated O -R there should be some thought to the site being developed as a residential use. He said that some residential uses, such as senior housing, would be allowed without a conditional use permit. He stated that the proposal intends to make the best use of the site. Mr. Young stated that one of the benefits of the proposal would be the maximum preservation of the site. Mr. Young said that if the property owner had been able to acquire the adjoining seven -acre site, staff would have been more likely to look at the proposal favorably. Mr. Young said that they could do a proof of parking if needed. He said that the variance for building height is needed to allow more buffer space and because of the existing poor soil conditions. He said that the site would be screened. Mr. Young presented their original plan and a revised plan that was previously submitted to staff to show that they have been working with staff to see what would work on the site. He said that they could relocate a portion of the existing wetland to reorient the building that is currently proposed east of the wetland. He said that they are willing to continue working with staff if the concept of residential is acceptable to the Planning Commission and City Council. Mr. Young said that the site provides a good location for this type of housing. Chairman Stulberg introduced Mr. Phillippi, representing the property owner. Mr. Phillippi stated that after the theatre was denied they went to City staff to see what would be considered for the site and that they were encouraged to look at apartment buildings. Approved Planning Commission Minutes February 23, 2000 Page #6 Commissioner Stein asked what other types of development have been considered for the site. Mr. Phillippi stated that they have considered commercial buildings, senior housing and a school, although most have not been economically feasible. Mr. Phillippi stated that the owner has had the property for a very long time, and if a use is not going to work, the City needs to tell them that ahead of time before they solicit for developments. Chairman Stulberg commented that the Ordinance does allow multi -family with a conditional use permit, but it is difficult to form an opinion of a project until an application is submitted so that you can see the plan. Commissioner Stein asked if staff has considered rezoning the area to LA -4. Planner Rask replied affirmatively, but because of Highway 169, staff felt that the B -C zoning would more appropriate. Commissioner Reinhardt asked about the possibility of bringing the northern piece in and changing both sites to residential, as there is a shortage of land for apartment buildings. Planner Rask stated that there is also a shortage of land for business campus type development, which is a factor. He said that the northern property is under common ownership with the GE I. T. Solutions site. Commissioner Stein stated that there would be a larger footprint for B -C zoning uses, considering that there are poor soil conditions. Planner Rask stated that the soil conditions are an issue for whatever is proposed for the site. Commissioner Reinhardt asked if the City rezones to the site to B -C, if the applicant would then have to request a rezoning before they move forward. Planner Rask replied affirmatively and stated that staff s recommendation wouldn't change. Chairman Stulberg said that he is having a hard time trying to come up with a reason that the Commission shouldn't look at this proposal further. He said that he is having difficulty separating apartments from elderly apartments or nursing care facilities. He said that it is more appropriate for this type of housing to be near Highway 169. He said that there needs to be greater setbacks and that the east building needs to be buffered from the noise. He stated that he is concerned about the building height. He asked how many more trees would be saved because of the building height. Planner Rask stated that with all ages allowed in this type of facility, you have more small children and that isn't appropriate next to a commercial area and highway. He said that typically seniors are not as active and don't generate as much traffic. He said that it is not desirable to put housing directly abutting major highways. Planning Supervisor Senness that there is a lot of housing in this corridor, and it has to be properly buffered and screened for people living there. She said that the O -R district is a Approved Planning Commission Minutes February 23, 2000 Page #7 new district that was established in 1996, so that the City has not had a lot of experience in practice with it. She said that staff is looking at some text amendments for things that are not currently working well. She said that part of the inconsistency the Chair raised may be something we need to look at. Chairman Stulberg commented that maybe we should try this proposal as an O -R use and if it doesn't work, then look at changing the O -R district language. Commissioner Bobra stated that there is density along highways because of the convenience of bus routes. She asked if there couldn't be a compromise that would satisfy the property owner and the City. Planner Rask stated that the City needs to look at the bigger picture to see if the use is appropriate for the site. He said that whatever goes on the site will likely include higher buildings because of the cost of soils corrections. Commissioner Berkowitz commented that he previously lived at Plymouth Ponds and it is a good location for multi -family housing. He stated that the proposal warrants further consideration. He said that he doesn't see the close proximity to Highway 169 as an issue. Commissioner Reinhardt asked the applicant if they are looking at some affordable housing with this. Mr. Young replied that they have discussed it, but it would come down to an economic issue. Chairman Stulberg commented that the use is something that is contemplated in the Ordinance with the right mix of things. He said that affordable housing will be an important issue. He stated that he is concerned about the height of the buildings. He asked what the building height is saving, and what it will do for water quality and water runoff He suggested that the applicant sketch out the commercial property, and what could take place on the adjoining parcels. He said that they should consider buffering for the east building. Commissioner Bobra concurred that affordable housing should be considered for the project. Commissioner Reinhardt said that the proposal should be looked at further because she can't say at this point that the site is not appropriate for residential. Chairman Stulberg commented that the proposal is not a permitted use, so the Commission can't guarantee that the project would be approved. He said that the applicant has to prove that the proposal meets the seven criteria for a conditional use permit. Planner Rask stated that the application will go forward to the City Council on March 21 for their comments. Approved Planning Commission Minutes February 23, 2000 Page #8 B CITY OF PLYMOUTH (20020) Chairman Stulberg introduced the request by the City of Plymouth to consider initiating a rezoning from O -R (Office Residential) to B -C (Business Campus) for property located north of 45th Avenue, east of Nathan Lane, and west of Highway 169. Planner Rask stated that in light of the previous item, the Commission may want to make a motion not to initiate consideration of the rezoning at this time. Chairman Stulberg introduced a letter dated February 21, 2000 from IBV, Ltd. and a letter dated February 22, 2000 from Lincoln Property Company. Chairman Stulberg introduced Donald Caster, representing Lincoln Property Company. Mr. Caster stated that they have contracted for the seven -acre site and are interested in submitting an application for 142 multi -family rental units on the site. Chairman Stulberg commented that the site would probably work well as B -C also. MOTION by Commissioner Bobra, seconded by Commissioner Stein recommending not to initiate consideration of rezoning from O -R to B -C for property located north of 45th Avenue, east of Nathan Lane, and west of Highway 169. Vote. 6 Ayes. MOTION approved unanimously. C APPOINTMENT OF PLANNING COMMISSIONER TO PRAC Commissioner Neset agreed to serve as the liaison to the Park and Recreation Advisory Committee. MOTION by Chairman Stulberg, seconded by Commissioner Berkowitz to appoint Commissioner Neset as the liaison to the Park and Recreation Advisory Committee. Vote. 6 Ayes. MOTION approved unanimously. MOTION to adjourn by Commissioner Reinhardt, seconded by Commissioner Bobra. Vote. 6 Ayes. MOTION approved unanimously. The meeting was adjourned at 8:44 p.m.