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.
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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.
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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.
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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.
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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.
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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
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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.
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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.