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HomeMy WebLinkAboutPlanning Commission Minutes 05-17-2000Approved Minutes City of Plymouth Planning Commission Meeting May 17, 2000 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Bob Stein, Kapila Bobra, Roger Berkowitz, Karl Neset, John Stoebner, and Sarah Reinhardt MEMBERS ABSENT: None STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager Barbara Senness, Planners John Rask and Shawn Drill, Public Works Director Fred Moore, City Engineer Dan Faulkner, and Office Services Supervisor Denise Hutt 1 Call To Order 2 Public Forum 3 Approval of Agenda 4 Approval of Minutes MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz to approve the May 3, 2000 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved unanimously. 5 Consent Agenda 6 Public Hearings A Professional Car Wash Systems, Inc. (20041) Chairman Stulberg introduced the request by Professional Car Wash Systems, Inc. for a zoning ordinance text amendment, site plan, conditional use permit and variances to construct a 4,060 square foot gas convenience store with an attached car wash and a 6,428 square foot attached office building for property located south of Old Rockford Road and east of Peony Lane. Planner Rask gave an overview of the May 10, 2000 staff report. Commissioner Bobra asked if the proposal would have any impact on the traffic flow to Wayzata Senior High school. Planner Rask stated that there are planned improvements for 2002 for the intersection of Old Rockford Road/Peony Lane to assist traffic flow. He added that when the connection of Schmidt Lake Road to Peony Lane is completed it will provide a second means of access to the high school. Commissioner Stoebner asked if staff made a determination for a maximum sign height that would be appropriate for the site. Planner Rask replied staff would prefer something similar to Approved Planning Commission Minutes May 17, 2000 Page #2 the O -R District which is 16 feet in height and 64 square feet. Commissioner Stoebner asked what the visibility would be at that height. Planner Rask responded that you probably couldn't read the individual letters, but should be able to see that it's a gas station sign. He said that visibility would depend on the design of the sign. Commissioner Reinhardt asked if the Commission can add conditions to limit the size of the sign. Planner Rask said that conditions can be added to the conditional use permit to ensure compatibility with the surroundings. Commissioner Reinhardt asked if this application would be the first that would have to comply with the new lighting ordinance. She asked what noticeable differences there would be between the new and old lighting ordinance. Planner Rask replied that this is the first application to be brought forward that would have to comply with the new exterior lighting ordinance. He said that some of the existing gas stations have 60 to 90 foot candles under the canopy, while this application would have to limit gas pump canopy lighting to 30 foot candles. He said that staff based the exterior lighting ordinance on information recommended by the Illuminating Engineering Society which indicated a range of 20-30 foot candles. Commissioner Stein noted that the canopy lights can't hang under the canopy. Planner Rask stated that the canopy lights have to be shielded. Commissioner Stein asked what other uses are allowed in a C-1 District. Planner Rask stated that uses such as a daycare facility, take-out food, and barber/beauty shops are allowed in the C-1 District. Commissioner Bobra asked how many gas stations are currently located in Plymouth. Director Hurlburt said that staff has never counted them. Commissioner Reinhardt questioned what proposal the blue development sign is for located on the southwest corner of Peony Lane and Old Rockford Road. Planner Rask replied that it is for a pending application that was brought forward at the April 12, 2000 Planning Commission, but is temporarily on hold due to wetland issues. Chairman Stulberg introduced Kim Jacobsen, representing the petitioner. Mr. Jacobsen said that they have worked with a very difficult site and tried to develop a building to fit the site. He said that they have reduced the scale of the project to fit the site and the residential surroundings. Mr Jacobsen said that the project will benefit the neighborhood and fit within the City's criteria. Chairman Stulberg introduced Joe Harding, representing the petitioner. Mr. Harding said that 46 out of 47 convenience stores that he has helped develop have car washes. He stated that pylon signs tell the public that there is a gas station in the area. Mr. Harding stated that they could comply with the 30 foot candle requirement. Mr. Harding said that this site is the only C-1 site in Plymouth. He said that in 1994 they attempted to purchase the property from Tom Graham for a strip mall but couldn't make the proposal work on the site. Approved Planning Commission Minutes May 17, 2000 Page #3 Chairman Stulberg introduced Bob Englund of 14209 21st Avenue North. Mr. Englund stated that he owns and operates Professional Car Wash Systems in Plymouth currently. He said that they sell car wash equipment all over Minnesota, and that they are looking for a facility to house their home office. Chairman Stulberg questioned the noise level on the car wash drying system. Mr. Englund said that the dryers contain a noise reduction kit. He said that the car wash doors only open up to seven feet. He said that the doors remain open during the wash cycle. Chairman Stulberg asked what the decibel level is of the drying system Mr. Englund replied probably about 76-78 decibels, but noted that the dryers are located farther away from the roads. Chairman Stulberg asked about the operating standards for the car wash in the winter time. Mr. Englund stated that there are three levels of washes which all include drying, and that the entrance and exits of the car wash would be heated. Chairman Stulberg asked if Mr. Englund will be owner of the convenience store. Mr. Englund replied negatively. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Tom Graham. Mr. Graham stated that he is the owner of the property and is available for questions. Chairman Stulberg introduced Brian Harless of 18120 45th Avenue North. Mr. Harless stated that the proposal seems like a high intensity use for this area. He said that he would rather see a daycare facility or other use on the property. He stated that he thought there was supposed to be more berms separating the uses. Chairman Stulberg introduced Sham Kashyap of 18010 45th Avenue North. Mr. Kashyap stated that the site guided C located at the southwest corner of Peony Lane and Old Rockford Road also includes a proposal for a gas station. He said that there will be three gas stations in the area, and that there doesn't need to be that many. Mr. Kashyap said that he would prefer to see something else go in on the site. Mr. Kashyap asked if it is possible to reduce the hours of operation, especially the night time hours. He said that he would like to see some hedge along the northwest corner of the site. Mr. Kashyap suggested that the access be located on the southwest corner from Peony Lane. Mr. Kashhap asked if the car wash doors could remain closed during the car wash operation. Chairman Stulberg introduced Liz McDonell-Pepple of 17810 45th Avenue North. Ms. Pepple stated her opposition to the project. She said that the proposal is incompatible with the residential area, particularly the car wash. She stated that she is concerned about safety of the children in the area and the added traffic that the proposal will bring. She said that the signs will draw traffic off of Highway 55. Ms. Pepple stated that the long operation hours and high intense use of the site is a concern. Ms. Pepple stated that she is concerned with the negative impact on property values. Ms. Pepple stated that she doesn't want to see large signs on the site. She asked if the landscaping will be evergreen or deciduous trees. She said that the project will generate Approved Planning Commission Minutes May 17, 2000 Page #4 high noise levels and bright lights. She said that if the convenience store sells liquor, it will make matters even worse. Ms. Pepple stated that if the project is approved, the size of the signage should be limited, as well as the lighting and hours of operation. She added that there should be strict limits on the noise of the car wash and vacuums, and that the landscape barrier should include evergreen trees. Chairman Stulberg introduced Rolf Pepple of 17180 45th Avenue North. Mr. Pepple stated that he doesn't have a problem with an office building, but does with a car wash and convenience store. He asked what the definition is of a low intensity use. He said that the nature of this business depends on high volume traffic to succeed. Mr. Pepple commented that there isn't any wetland separating 45th Avenue from the site. Mr. Pepple wondered why the City couldn't require a berm similar to what is currently at Plymouth Station shopping center. Mr. Pepple stated that the high school is down the street and the kids will be hanging out at the subject site. Mr. Pepple asked why there needs to be another gas station when there is already one on Highway 55. Chairman Stulberg introduced Xiaohong Zhou of 17715 45th Avenue North. Mr. Zhou stated that he is concerned with the safety of children in the area since it will be located so close to residential areas. Mr. Zhou said that there is already a gas station within a short distance and the neighborhood doesn't need another one. Chairman Stulberg introduced Mike Pflaum of Lundgren Bros. Construction. Mr. Pflaum asked what is known about the proposed use of the major structure on the site. He said that he endorses minimum lighting and signage. He asked if it is possible to add additional rules as to how the uses may be operated. He said that he finds it unlikely that people will turn off of Highway 55 to go north to this particular gas station when there is one very close off of Highway 55. Mr. Pflaum stated that it is important that the presence of the facility be as muted as possible in the area. Chairman Stulberg closed the public hearing. Chairman Stulberg asked Mr. Englund if he knew how many gas stations there are in Plymouth. Mr. Englund replied that he hasn't checked into that. Chairman Stulberg noted that there are approximately 22 stations located in Plymouth. Mr. Englund said that he believes the City can support the proposal, and that they are trying to provide convenience to the neighborhood. He stated that they don't expect to draw traffic off of Highway 55. Chairman Stulberg stated that a gas station was approved for the site in 1995 as part of the Rockford Glen PUD approval. In response to questions raised about the landscaping plan, Planner Rask stated that the plan consists primarily of understory trees and shrubs. The applicant needs to revise the landscaping plan to include the correct number of overstory trees. He stated that 25 percent of the trees need to be conifers. Planner Rask stated that the applicant has heard comments from the residents Approved Planning Commission Minutes May 17, 2000 Page #5 where the trees may be most beneficial for screening purposes. Planner Rask indicated that staff included a condition in the attached resolution that requires the applicant to submit a revised landscaping plan prior to issuance of a building permit. Chairman Stulberg asked if any additional landscaping is required because of the proximity to residential areas. Planner Rask stated that the parking areas have to be screened from residential uses. He said that the south and east areas of the site are already screened with existing vegetation. Planner Rask stated that the berm for the Plymouth Station shopping center exceeds what the City requires. He said that the developer of that site agreed to put in the berm. Planning Supervisor Senness commented that the Plymouth Station proposal was a PUD where the City had more flexibility to add conditions to the approval. Director Hurlburt noted that the scale of the Plymouth Station development is 150,000 square feet versus this proposal of 15,000 square feet. She said that it is not physically possible to have that kind of a treatment on the proposed site. Chairman Stulberg asked what types of uses are being proposed for the site located at the southwest corner of Peony Lane and Old Rockford Road that is guided Commercial. Planner Rask said that the Commercial District is a more intense zoning district and that the uses proposed for the site include fast food restaurants, a sit-down restaurant, a gas/convenience store, a bank, and a daycare. Pertaining to what the sign ordinance allows, Planner Rask stated that two wall signs would be allowed on any two elevations of the building up to 10 percent of the wall, and a pylon sign up to 36 feet high and 100 square feet in area. He said that the applicant would also be allowed some directional signage for the car wash exit/entrance. Pertaining to questions raised regarding the hours of operation, Mr. Englund stated that perhaps they could get by with 6:00 a. m. to 10:00 p.m., but they would prefer to operate from 6:00 a. m. to 11:00 P.M. Chairman Stulberg asked if the car wash doors could be closed during the wash. Mr. Englund said that the doors could be closed, but makes for a longer process. Chairman Stulberg asked if there are any sound barriers on the outside of the car wash. Mr. Englund replied that the dryers contain a baffle system. He said that they could look at options for additional sound barriers. Chairman Stulberg asked if there are any restrictions for the operator of the convenience store. Mr. Englund replied not at this time. Chairman Stulberg said that they should perhaps consider restrictions on loitering. Mr. Englund said that he is looking for a home office for his business, which will utilize 5,400 square feet, primarily for office/storage area. Approved Planning Commission Minutes May 17, 2000 Page #6 Commissioner Bobra asked if all of the uses have to keep the same hours of operation. Mr. Englund replied that the hours could be different, but that they would prefer to keep the same hours for all uses. Pertaining to safety issues, City Engineer Faulkner stated that there is a Capital Improvement Project for an intersection improvement that will include turn lanes and signal adjustments. He said that there is a trail along Peony Lane, and one proposed along Old Rockford Road. He added that a segment of that proposed trail could possibly be built with this project. Commissioner Bobra asked if there is any criteria regarding how far a gas station should be from another gas station. Director Hurlburt replied that there isn't any separation requirements, and it isn't unusual to see a cluster of stations. Commissioner Neset asked what the typical decibel noise level is for this type of use. Planner Rask responded that he's not aware of any studies pertaining to this. He said that the City has a noise ordinance that limits noise to 55 decibels at night and 65 decibels during the day. The gas station building would be at least 300 feet from the nearest home, and that the distance factor is the most beneficial when trying to mitigate or control noise. Commissioner Stoebner asked the applicant if they have looked at the signage issue and what is desirable to them. Mr. Harding commented that they would be willing to reduce the size of the sign. He said that the pylon sign could be located on the southwest corner of the site, which may alleviate some of the concerns of the neighbors. He said that they would prefer the sign to be at least 28 feet high and 96 square feet. Mr. Harding said that the lease that was just drawn up does contain rules and regulations for the site. MOTION by Commissioner Reinhardt, seconded by Commissioner Stoebner recommending approval of an ordinance amending the text of Chapter 21 of the Plymouth City Code, the Plymouth Zoning Ordinance. Roll Call Vote. 7 Ayes. MOTION approved unanimously. MOTION by Commissioner Reinhardt, seconded by Commissioner Berkowitz recommending approval of a site plan, conditional use permit and variances for Professional Car Wash Systems for a gas convenience store with an attached car wash and office building for property located south of Old Rockford Road and east of Peony Lane. MOTION to Amend by Commissioner Stoebner, seconded by Commissioner Neset to add the wording "provided that the pylon sign located on the lot would not exceed 28 feet in height and 96 square feet, and also add as a new Condition #7. The motion to amend also includes that the sign is to be located on the southwest corner of the site. Commissioner Berkowitz stated that he concurs with the motion, but questioned the need to also be listed as a finding of fact. Commissioner Stoebner stated that including it as a finding of fact strengthens the basis for granting a variance. He said because of the impact on the neighborhood, it makes an injurious use a non -injurious use. Approved Planning Commission Minutes May 17, 2000 Page #7 Roll Call Vote on MOTION to Amend. 6 Ayes. MOTION was approved unanimously. Chairman Stulberg abstained.) Roll Call Vote on Main MOTION. 6 Ayes. MOTION was approved unanimously. Chairman Stulberg abstained.) Chairman Stulberg stated that he believed he could vote on the car wash, but could have a conflict with the convenience store use. B City of Plymouth (20054) Chairman Stulberg introduced the request by the City of Plymouth for a site plan and conditional use permit for Lift Station No. 2 (a pump house structure) for property located east of East Medicine Lake Boulevard and north of 34th Avenue. Planner Drill gave an overview of the May 10, 2000 staff report. Planner Drill introduced the City's consultant on the project, Tom Peterson of Bonestroo, Rosene, Anderlik and Associates, Inc. Mr. Peterson stated that with the current lift station you don't see anything because it is underground. He said that a new station is needed because the existing station has reached its useful life and sewer flows continue to increase. Mr. Peterson said that the structure finishes will be in earth tone colors and there will be a metal roof for low maintenance. Chairman Stulberg introduced Public Works Director Fred Moore. Director Moore stated that the new lift station is a key part of the City's sanitary sewer system that provides service to the northeast corner of the City. He stated that the current system has deteriorated, and that they can't build a new station on the exact spot as the current facility without terminating services. He said that the new facility will be three stories below ground and one story above ground. He stated that they are trying to make the facility look like a residential structure. He added that the City will be putting in trees along the easterly side of the site. Commissioner Reinhardt asked if the City had any other uses in mind for the subject site. Director Moore said that the site already contains a water quality pond, and the remaining portion of the site is either wetland or unsuitable soils for any other type of structure. Commissioner Stein asked if the City considered locating the station on 34th Avenue. Director Moore answered that the soil borings are worse on 34th Avenue versus the subject site. He said that it would be very costly to build the station anywhere else near the area. Director Moore presented a schematic drawing of the lift station. Commissioner Stein asked if there would be a substantial amount of trees removed due to the depth and size of the structure. Director Moore commented that trees would be cleared in the northwest portion closer to the roadway. Approved Planning Commission Minutes May 17, 2000 Page #8 Commissioner Stein questioned if a stucco exterior and a shingled roof wouldn't be a better fit for the residential area. Director Moore said that the City is not looking for advertising for this structure and would like the structure to blend into the neighborhood. He said that staff is proposing the metal roof because it will last longer and would stand up to vandalism. Commissioner Reinhardt asked if there were any other options for the lift station if the City didn't use the subject site. Director Moore said that it is very difficult to move the lift station very far as the major sewer line is coming from French Park. He said that the only alternative would be to place it on the corner of the high school property, but the land would have to be purchased, and there are no trees to screen the structure. Commissioner Bobra asked what the reasoning is for the placement of trees along the easterly edge of the site. Director Moore answered to screen from the residential area and to comply with the ordinance requirements pertaining to tree preservation. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Kerry Brekke of 10830 34th Avenue North. Ms. Brekke stated that the site contains beautiful hardwood trees and that there aren't a lot of areas left like that in Plymouth. She said that the proposed structure would cut into the tree line. She asked why the City can't put the structure on the high school property or the Mission property. She said that the trees act as a buffer from the high school and the Mission site. She said that she hasn't seen the stakes on the site, as they were taken out. She indicated that the development sign was on the wrong side of the street. Ms. Brekke said that only 25 people were notified of the application, but that the whole neighborhood is affected. She questioned what a boring pit is and what it consists of. Chairman Stulberg introduced Sandy Anderson of 10920 34th Avenue North. Ms. Anderson read a letter dated May 17, 2000 from Michael W. Walgren of 10930 34th Avenue North. Ms. Anderson stated that when the City put in the holding pond, they lost the water in the pond near their home. She asked who will be responsible for maintenance of the structure and the site. She said that no one is maintaining the site or the holding pond, as it contains deck chairs and coolers and couches in the woods. Ms. Anderson said that she is concerned that digging so deeply could break the seal to their pond. She stated that they bought their house because it was a beautiful site. She said that she is concerned that the proposed facility will have a negative impact on their property values. Ms. Anderson asked if there will be generator noise. She asked what an open cut and boring pit is. Chairman Stulberg introduced Mark Anderson of 10920 34th Avenue North. Mr. Anderson stated that he is concerned with maintaining the quality of the woods and the wetlands. He said that when the City put in a holding pond, they lost a large number of trees. Mr. Anderson stated that the facility should be moved further north. He didn't think the trees will fit along the eastern side of the wetland, and that they would obstruct his view of the wetlands. Mr. Anderson said that he is concerned with vandalism and debris in the area. Approved Planning Commission Minutes May 17, 2000 Page #9 Chairman Stulberg introduced Sarah Thomsen of 3320 Saratoga Lane. Ms. Thomsen commented that the development sign was placed on the wrong side of the street. She stated that she is concerned with the loss of trees. She said that she didn't get notification because they are outside the 500 foot notification range, but the proposal does affect the whole neighborhood. She urged the Commission to look at an alternative site. Ms. Thomsen said that kids ride bikes through the area and have made it their own personal bike path. She said that perhaps the kids are vandalizing the area because they don't want to see anything put on the site because they would lose the area that they play in. Chairman Stulberg closed the public hearing. Chairman Stulberg stated that the notice requirement includes property owners within 500 feet of the subject site. He said that this proposal not only affects the whole neighborhood, but the entire City. He said that notice of the public hearing was published in the Plymouth Sun Sailor. Director Moore said that the development sign was initially placed on the wrong side of the street, but moved the next day. He stated that someone else then moved the development sign back to the other side of the street again, and now the sign has disappeared completely. Chairman Stulberg stated that vandalism is illegal and has occurred in the area on an on-going basis. He said that the site is private property and use of the property by others is also illegal. Director Moore stated that the proposed structure will need to be checked daily which would give the City better control of the property. He said that the City will clean up and re -level the site. Director Moore indicated that there are no hardwood trees on this site, only Cottonwood and Poplar, which are softwood trees. Director Moore stated that current weather conditions have caused the pond to be drier. He said that the City has cleaned debris out of the holding pond and will continue to do so. City Engineer Faulkner said that the City met with some of the neighbors last fall regarding the wetland adjacent to the treatment pond. He said that shallow borings were conducted to see where the water level is, and that the water level has risen to the bottom of the wetland. He believed that the low water level is due to weather conditions. Director Moore explained what a boring pit and open cut is and the process of such. He said that if the structure were placed on the high school property, it would mean going up hill five to six feet, which means they would have to dig a deeper structure. He said that the City would have to purchase property from the school district, which would also be costly. Director Moore stated that the City will likely plant some evergreens for additional screening. Director Moore commented that the new indoor generator would have to be tested 15 minutes during the day once a month. He said that hopefully the generator will never go on except for testing purposes. He stated that last year the exterior portable generator ran for a total of four hours and not all at once. Director Moore said that the generator exhaust is toward the north side Approved Planning Commission Minutes May 17, 2000 Page #10 of the site and that it will comply with the City's noise ordinance. Chairman Stulberg suggested that the generator's decibel level be indicated in the report when it goes to the City Council. MOTION by Commissioner Stein, seconded by Commissioner Neset recommending approval of a site plan and conditional use permit for the City of Plymouth for property located east of East Medicine Lake Boulevard and north of 34th Avenue. Chairman Stulberg suggested that the Condition #3 be changed to clarify that the landscaping plan must be in conformance with the Zoning Ordinance standards. Commissioner Reinhardt said that she is in favor of the motion, as she doesn't want additional taxpayer money being spent to purchase property from the school. Roll Call Vote. 7 Ayes. MOTION approved unanimously. C Robert Erickson (20058) Chairman Stulberg introduced the request by Robert Erickson for a conditional use permit to relocate a detached garage from an adjoining property to property at 15140 9th Avenue North. Planner Drill gave an overview of the May 10, 2000 staff report. Chairman Stulberg introduced Robert Erickson, the petitioner. Mr. Erickson stated that he concurs with the conditions listed in the staff report. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Stoebner, seconded by Commissioner Reinhardt recommending approval of a conditional use permit for Robert Erickson to relocate a garage onto property located at 15140 9th Avenue North. Roll Call Vote. 7 Ayes. MOTION approved unanimously. Chairman Stulberg called a recess at 9:18 p.m. and reconvened the meeting at 9:22 p.m. 7 New Business A City of Plymouth (Study Area D) (20009) Chairman Stulberg introduced the request by the City of Plymouth to review a land use study and consider initiating a reguiding from C (Commercial) to LA -4 (Living Area 4) and rezoning from C-4 (Community Commercial) to FRD (Future Restricted Development) for property located north of Bass Lake Road and west of the future extension of Northwest Boulevard. Planner Rask gave an overview of the May 10, 2000 staff report. Approved Planning Commission Minutes May 17, 2000 Page #11 Commissioner Reinhardt asked if the statement regarding limited market for office uses in Plymouth is based on the City not receiving applications for this site. Planner Rask stated that it is based on the accessing department's vacancy rate statistics. Commissioner Berkowitz asked if the potential impact on the local school districts will be addressed. Planner Rask said that staff will address the issue during the reguiding process, if initiated. Commissioner Bobra asked when the infrastructure would be completed. Planner Rask replied that it should be completed within the next two years. Chairman Stulberg introduced Lou Stucco. Mr. Stucco stated that he represents Gramercy Park Cooperative. He said that the waiting list at their current site in Plymouth prompted them to pursue other sites in Plymouth. He said that they would like to build an 80 -unit building that replicates their current facility. He stated that the Boyer Palmer site is ideal for a residential multi -family community, within close proximity to freeways and shopping. Mr. Stucco stated that they have conducted one meeting regarding the proposal and had 250 seniors attend, resulting in 78 reservations for the proposed 80 -unit building. Chairman Stulberg introduced Mark Nelson of 3500 W. 80th Street, representing United Properties. Mr. Nelson stated that they would prefer the RMF -4 zoning instead of FRD rather than having to go through a rezoning process. Mr. Nelson agreed that this may be an opportunity for affordable housing, but there aren't any requirement to do so. Mr. Nelson said that if they come forward with a development prior to the road being completed, he hopes that they can bring the utilities across the road with the development. Planner Rask stated that FRD serves as a holding zone, and gives the Commission an opportunity to review a rezoning request along with a development proposal. Chairman Stulberg asked if the utilities can be brought across if the application comes forward. Planner Rask said that the County has added some uncertainty to the timing of the project. City Engineer Faulkner commented that staff would have to consider the request to see whether it makes sense with the overall road construction and to see how it fits with the County's intention for extending Northwest Boulevard. Commissioner Bobra asked who bears the expense of bringing the utilities over before the road construction is completed. City Engineer Faulkner replied that the developer may have to pay full cost of the improvements if they need the utilities before the County is ready to start the project. Director Hurlburt stated that the utility extension would allow United Properties to develop, but Gramercy Park Cooperation needs the road completed for their portion. Chairman Stulberg questioned that there is no requirement for affordable housing. Planner Rask explained that it's the City's policy to encourage affordable housing, but not an ordinance requirement. Director Hurlburt commented that this property will be looked at like any other Approved Planning Commission Minutes May 17, 2000 Page #12 residential development, and that the applicant should expect City staff to continue talking to them about affordable housing. MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz recommending initiation of a reguiding from C (Commercial) to LA -4 (Living Area 4) and a rezoning from C-4 Community Commercial) to FRD (Future Restricted Development) for 21 acres of property located north of Bass Lake Road between Quinwood Lane and Northwest Boulevard and to set a hearing date of June 7, 2000 to consider the potential reguiding and rezoning. Vote. 7 Ayes. MOTION approved unanimously. MOTION by Commissioner Berkowitz, seconded by Commissioner Bobra to adjourn the meeting. Vote. 7 Ayes. MOTION approved unanimously. The meeting was adjourned at 9:48 p.m.