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HomeMy WebLinkAboutPlanning Commission Minutes 06-07-2000Approved Minutes City of Plymouth Planning Commission Meeting June 7, 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 Kendra Lindahl, 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 Reinhardt to approve the May 17, 2000 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved unanimously. 5 Consent Agenda A INSPEC, INC. (20062) MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz recommending approval of a site plan amendment and variance to allow improvements to the east parking lot and construction of new bleachers at Armstrong High School, 10635 36th Avenue North. Vote. 7 Ayes. MOTION approved unanimously. 6 Public Hearings A LANDFORM ENGINEERING (20066) Chairman Stulberg stated that because of legal issues relating to ownership, the Commission will open the public hearing and table the item to June 21, 2000. Chairman Stulberg opened the public hearing. MOTION by Chairman Stulberg, seconded by Commissioner Reinhardt to table the item to the June 21, 2000 Planning Commission Meeting. Vote. 7 Ayes. Chairman Stulberg noted a letter was received dated June 7, 2000 from Charles and Mary Keal of 5901 Forestview Lane North. Approved Planning Commission Minutes June 7, 2000 Page #2 B PATRICK KELLY (20071) Chairman Stulberg introduced the request by Patrick Kelly for a conditional use permit to allow the construction of a 1,536 square foot attached garage at 5005 Harbor Lane North. Planner Rask gave an overview of the May 31, 2000 staff report. Commissioner Bobra questioned if the proposed two-story addition versus a one-story addition makes any difference when interpreting the conditional use permit standards. Planner Rask replied that it doesn't make any difference with one-story versus two -stories, as the ordinance is based on square footage of the proposed garage. Chairman Stulberg introduced John Schficker, representing the applicant. Mr. Schficker stated that the garage will be used for storage and automobiles. He stated that he concurs with 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 Berkowitz recommending approval of a conditional use permit for Patrick Kelly to construct a 1,536 foot attached garage on property located at 5005 Harbor Lane North. Roll Call Vote. 7 Ayes. MOTION approved unanimously. C CITY OF PLYMOUTH (20009) Chairman Stulberg introduced the request by the City of Plymouth for Study Area D — 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, west of the future extension of Northwest Boulevard, and east of Quinwood Lane. Planner Rask gave an overview of the May 31, 2000 staff report. Commissioner Reinhardt asked if the current tree buffer between the townhomes in Maple Grove and the single family dwellings in Bass Lake Estates will be opened up. Planner Rask replied that the area will be opened up more. He said that the County hasn't finalized the road design for Northwest Boulevard. However, there will be a fair number of trees that will need to be removed for the road and utilities. Commissioner Bobra asked for an explanation of negative fiscal impact. Planner Rask explained that the tax revenue is based on the types and values of buildings. He said that the potential tax benefits for a commercial development are reduced because of fiscal disparities. Approved Planning Commission Minutes June 7, 2000 Page #3 Commissioner Bobra stated that there may be federal or state money available with senior housing development. Planner Rask stated that it wouldn't affect the fiscal impact, and any state or federal money would go to the developer. Commissioner Berkowitz questioned the road construction and if access from County Road 61 would be limited. He stated that he is concerned that the residents will have limited access. City Engineer Faulkner stated that there will be a left turn into the site, but not out of the site. A traffic signal is planned for 62nd Place and County Road 61. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced letter dated June 1, 2000 from Marvin and Ruth Ebert. Chairman Stulberg introduced Patty Anderson. Ms. Anderson lives in Bass Lake Estates and stated that recreational opportunities are very limited in the area. She asked why single family homes couldn't be placed on the site, as the site has the same road restrictions as the Bass Lake Estates development. She said that there isn't any good shopping near the area, as the grocery store has closed. Ms. Anderson stated that children are associated with multi -family developments, and even more so with affordable housing. Ms. Anderson asked what would happen if the site is rezoned to LA -4 and the City receives a proposal for something other than that. Ms. Anderson questioned how much of the site contains wetlands. Chairman Stulberg closed the public hearing. In response to questions raised, Planner Rask explained that staff doesn't look at any one factor when deciding whether a site should be reguided, but rather all of the elements together. He said that that a parcel may meet a number of guide plan classifications. He stated that the site is adjacent to commercial development to the west, and is more of an island because of that and the two arterial roadways. Planner Rask stated that the City has a need for more multi -family housing sites and staff felt this area would provide a good opportunity for such. Planner Rask stated that the commercial center to the west has been suffering, but they do have facilities that provide convenience commercial. Planner Rask explained that school districts vary on how they calculate the anticipated number of children from a development. He said that Wayzata School District assumes .1 child per unit for market rate apartments. He said that two and three bedroom units will typically have more children than a one bedroom unit, so it basically depends on the type of multi -family development. Planner Rask stated that LA -4 is the land use guide plan classification for the site, which won't change, and the zoning would go from FRD to either RMF -2, RMF -3, or RMF -4 zoning, with a range of 12-20 units per acre. He said that the guiding establishes the density range. Approved Planning Commission Minutes June 7, 2000 Page #4 Planner Rask showed the wetland map, indicating the wetland basins on the site range from .07 to 8 acres. Most of the wetlands, which are medium to low quality, are located around the perimeter of the site and could be preserved. Commissioner Reinhardt stated that if the guiding is changed to LA -4, it still doesn't prohibit someone proposing a commercial development. Planner Rask stated if that were the case, the applicant would have to request a land use guide plan change and go through the public hearing process with review by the Planning Commission and approval of the City Council. MOTION by Commissioner Reinhardt, seconded by Commissioner Berkowitz recommending approval of a land use guide plan amendment from C (Commercial) to LA -4 (Living Area 4) and rezoning from C (Commercial) to FRD (Future Restricted Development) for the City of Plymouth for property located in the northeast quadrant of 45th Avenue and Nathan Lane North. Vote. 7 Ayes. MOTION approved unanimously. D NORTH AMERICAN PROPERTIES (20040) Chairman Stulberg introduced the request by North American Properties for rezoning, preliminary plan, PUD general plan, site plan, conditional use permits and variances for a development to be known as Plymouth Marketplace located on the northwest corner of Highway 55 and Vicksburg Lane North. Planner Lindahl gave an overview of the June 2, 2000 staff report. Commissioner Bobra stated that she is concerned with traffic on 36th Avenue and the safety of pedestrians. She said that a traffic signal is needed for 36th Avenue and County Road 9. She said the stop light should be put in by Hennepin County or the developer. City Engineer Faulkner stated that the proposed development won't have a major impact on the traffic at that location, so they wouldn't be required to pay for a traffic signal. He said that he has talked with Hennepin County about a signal and has submitted additional information that the County requested. He stated that the City will continue monitoring the situation and work with Hennepin County. Commissioner Bobra stated that she doesn't want to see another restaurant in the City Center area selling liquor because of people drinking and driving. Chairman Stulberg stated that restaurants that serve liquor are a permitted use in the City Center district. He said that the City Council decides whether an establishment should have a liquor license. Commissioner Berkowitz asked if there is anything that can be done to require the developer to put in additional parking if parking is found to be inadequate once the development is completed. Planner Lindahl replied that if there is a documented parking problem, the City can require additional parking. Commissioner Berkowitz noted that the condition reads well in the resolution, but the reality is that the development will be 99.9 percent suburbanized and most customers will drive to the development. Approved Planning Commission Minutes June 7, 2000 Page #5 Commissioner Reinhardt asked if the Mann Theater and LifeTime Fitness applications met the ordinance standards pertaining to parking. Planning Manager Senness replied that those developments did meet the parking requirements. She added that the parking survey that the City did last year showed that adequate parking exists on both sites. She added that staff will be doing another parking survey during the coming weekend. Commissioner Neset asked how need for a stop light at 36th Avenue and Rockford Road is quantified and documented in order to get Hennepin County to install one. City Engineer Faulkner explained that the City has submitted additional information to Hennepin County and the intersection is close to meeting some of the warrants for a stop light. He said that the City will continue to monitor the situation. Commissioner Neset asked what road improvements are planned for Highway 55. City Engineer Faulkner stated that with this development Vicksburg Lane will be widened for dual southbound turn lanes. Director Hurlburt commented that the draft Comprehensive Plan shows another lane is needed on Highway 55, but the State has to provide that, and they don't have the funding for it. Commissioner Neset asked about the possibility of the residents' request for a pedestrian crossing for 36th Avenue and Vicksburg Lane. City Engineer Faulkner stated that there is currently a push button for pedestrians to cross. Commissioner Neset asked about the possibility of a pedestrian bridge. City Engineer Faulkner stated that there needs to be a high level of traffic for something like that to justify the cost. He said that a pedestrian bridge is more appropriate for State Highways 55 and 169. Commissioner Berkowitz stated that staff may want to consider a more visible crosswalk for 35th or 36th Avenue using different pavement or brick. Director Hurlburt stated that when Vicksburg Lane is widened, the City will look at alternatives for extending the Streetscape Study improvements to the west side of the road also. Commissioner Neset asked what the proposed mix of trees would be for the landscaping on the north side of the commercial development. Planner Lindahl commented that the applicant could better address the question. She did state that they are proposing mostly conifers near the proposed senior building. Commissioner Neset asked if there will be signage along the north side of the restaurants. Planner Lindahl replied that Ruby Tuesday will have signage on the north side, but that is the only building. She added that there is a condition relating to signage in the resolution. Commissioner Stein said that he would like to see where future parking will go on the plans to see what would happen to the landscaping. Chairman Stulberg stated that maybe something should be stated in the proof of parking requirement. Planner Lindahl stated that some landscaping may have to be removed in the conservation easement if more parking is required. Approved Planning Commission Minutes June 7, 2000 Page #6 Commissioner Reinhardt asked if Mr. Johnson's concerns that were noted in his letter have been addressed or incorporated into the resolution. Planner Lindahl replied affirmatively. Commissioner Bobra questioned if the City can support another grocery store. Planner Lindahl replied that the applicant could better to address that question. Chairman Stulberg introduced Jay Scott, the petitioner. Mr. Scott stated that they have addressed many of the concerns that have been raised by the residents. Mr. Scott stated that they are concerned about parking for the retailer's benefit. He said that they have studied parking standards based on the proposed uses for the project. They have looked at similar projects to come up with the parking standard and feel very comfortable with their projection. Mr. Scott said that they deleted parking stalls on the north side per the residents' requests. He stated that there are 16 additional parking stalls along Highway 55 which are not shown on the plan. Pertaining to landscaping questions, Mr. Scott said that the proposed landscaping is approximately 75 percent conifers. In response to the question raised regarding whether the City can support another grocery store, Mr. Scott said that Lund's is a specialty grocery store and has their own market. He said that they have done their studies and are very comfortable with locating in Plymouth. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced a letter dated June 6, 2000 from Bruce Johnson of 16045 36th Place North and Alnoor Ahmed of 16115 36th Place North, and a letter dated June 7, 200 from Roger and Carol Handberg of 3630 Zanzibar Lane North. Chairman Stulberg introduced Bruce Johnson of 16045 36th Place North. Mr. Johnson stated that there have been a series of meetings between the developer and the residents over the last four months, and a lot of the residents' concerns have been alleviated. Mr. Johnson said that Mr. Scott has been extremely cooperative and assured the residents that he will continue to work with the residents through all phases of the project. Mr. Johnson urged the Commission to support the proposal. Mr. Johnson stated that traffic along 36th Avenue remains a concerned that needs to be addressed at some point. Chairman Stulberg introduced Roger Handberg of 3630 Zanzibar Lane North. Mr. Hanberg thanked Planner Lindahl for answering his questions. He said that there is a serious problem with the pedestrian crossing at 35th Avenue which needs to be addressed. Mr. Handberg stated that while he doesn't have a problem with the PUD zoning, he recommended that the PUD resolution should state what can and can't happen in the area. He said that everything is an option with a PUD. Mr. Handberg commented that he is concerned with removal of trees. Mr. Approved Planning Commission Minutes June 7, 2000 Page #7 Handberg asked why not leave the senior portion zoned O -R so the developer wouldn't have the option to change uses as you would with a PUD. Mr. Handberg asked why the proposed sidewalk on 36th Avenue isn't extended to Zanzibar Lane. Mr. Handberg recommended that the City not allow parking on 36th Avenue near the senior building. Chairman Stulberg introduced Jill Wolpert of 3625 Zanzibar Lane North. Ms. Wolpert asked about the entrance off of 36th Avenue to the project, and where it falls in relationship to the West Glen Corporate Center. She said that there could be a potential traffic problem with people taking a right out of the West Glen Corporate Center and people taking a left out of the proposed development onto 36th Avenue. Ms. Wolpert said that she would like the pedestrian traffic issue addressed. Ms. Wolpert asked if there are any architectural drawings for the proposed senior housing. Chairman Stulberg closed the public hearing. In response to traffic on 36th Avenue, City Engineer Faulkner stated that staff will continue monitoring the speed and traffic situation on 36th Avenue. Chairman Stulberg suggested that brick could be used to highlight the pedestrian traffic walkway across Vicksburg Lane. Regarding PUD guidelines, Planner Lindahl stated that a PUD tightens the uses that are permitted more so than any other zoning district. She said that the City has more control of the site and design standards with a PUD, and that any changes would require a PUD amendment. Director Hurlburt stated that the uses in a PUD have to be consistent with the Comprehensive Plan. Planning Manager Senness stated that the proposed PUD would be written in the same way as all other PUDs in the zoning ordinance. Planner Lindahl stated that the proposed trail along 36th Avenue does continue to the edge of the property at Zanzibar Lane. Pertaining to parking on 36th Avenue near the proposed senior building, Planner Lindahl stated that it is similar to Plymouth Towne Square, with underground parking and no resident parking on the lot. She said that above ground parking is for visitors. Planner Lindahl said that senior housing is an evolving use in Plymouth and staff is comfortable with the numbers that are proposed for parking. City Engineer Faulkner stated that he would like to wait and see if there is a problem with parking along 36th Avenue after the development is built, as it can easily be made no parking on 36th Avenue at any time. Planner Lindahl pointed out West Glen Corporate Center on the map and stated that the developer did shift the proposed access of the subject site to the east as required by the City. She said that the sidewalk/trail on 36th Avenue west of this site is in the draft Comprehensive Plan and funding is looked at on an annual basis. Director Hurlburt said that all comments pertaining Approved Planning Commission Minutes June 7, 2000 Page #8 to trails will be forwarded to the Parks Department when they consider the Capital Improvements Program. Chairman Stulberg introduced Bill Griffith of 1500 Norwest Center, Bloomington, representing Hartford Group (senior housing project). Mr. Griffith presented colored renderings of the proposed senior building. He said that the building will have a stucco exterior for a residential feel and the color will be pulled from the commercial portion of the development. MOTION by Chairman Stulberg, seconded by Commissioner Stoebner recommending approval of an ordinance amendment Chapter 21 (zoning ordinance) of the City Code to classify certain land located at the northwest quadrant of the intersection of Vicksburg Lane and Highway 55 as PUD (Planned Unit Development) and CC -RE (City Center, Retail/Entertainment) and an ordinance amendment Chapter 21 (PUD Zoning District) and the findings of fact for rezoning for North American Properties for property located at the northwest quadrant of Vicksburg Lane and Highway 55. Roll Call Vote. 7 Ayes. MOTION approved unanimously. MOTION by Chairman Stulberg, seconded by Commissioner Stoebner recommending approval of a preliminary plat for North American Properties for property located at the northwest quadrant of Vicksburg Lane and Highway 55. Roll Call Vote. 7 Ayes. MOTION approved unanimously. MOTION by Chairman Stulberg, seconded by Commissioner Stoebner recommending approval of a PUD general plan, site plans, conditional use permits and variances for North American Properties located at the northwest quadrant of Vicksburg Lane and Highway 55. MOTION to Amend by Commissioner Berkowitz, seconded by Commissioner Bobra to delete I lc and add the wording "... and proof of those stalls should be shown on the plan" to l le. Commissioner Berkowitz stated that l lc is not necessary for a finding, and stated that in reality, the project will function as a suburban development. Commissioner Stoebner stated that he isn't sure that the additional wording should be a finding, but will leave it up to staff and the city attorney for appropriate placement of the language. Roll Call Vote on MOTION to Amend. 7 Ayes. MOTION approved unanimously. Roll Call Vote on Main MOTION. 7 Ayes. MOTION approved unanimously. Chairman Stulberg called a recess at 9:17 p.m. and reconvened the meeting at 9:29 p.m. E CITY OF PLYMOUTH (20072) Chairman Stulberg introduced the request by the City of Plymouth for a zoning ordinance text amendment to the City Center (CC) District. Approved Planning Commission Minutes June 7, 2000 Page #9 Planning Manager Senness gave an overview of the May 31, 2000 staff report. Commissioner Berkowitz asked how the proposed changes affect the content of the letter received from Mr. Guddal. Planning Manager Senness pointed out that on the Guddal property there is a sidewalk that comes along the funeral home. She said that Mr. Guddal has submitted an application for an office building and wants to ensure that they can get through the retail portion of City Center. She said that this could be achieved without the ordinance and staff would address this when proposed development comes forward. Commissioner Berkowitz asked about temporary sidewalks/trails prior to development. Planning Manager Senness stated that any mid -block connections would be private. She said that the City Council has looked at additional priorities for City Center and they have chosen to look at signage, landscaping and streetlights. Commissioner Stein stated that the City just approved three buildings for City Center that didn't have the building entrance off of the street. Planning Manager Senness commented that staff worked extremely hard with the developer to change the orientation, but there are substantial windows along the street. She noted that the recently approved development is along Vicksburg rather than Plymouth Boulevard where there would be more pedestrian traffic. Commissioner Stein asked why the developers aren't told that they have to redesign or the application won't be approved. Planning Manager Senness stated that the way the standard reads today is that the entrance has to be visible or obvious from the street, which means that they would comply. Commissioner Stein asked if the pole signs along Highway 55 can be eliminated altogether. Planning Manager Senness said this type of sign is the only permitted on Highway 55. Director Hurlburt said that the sign can't be eliminated. Planning Manager Senness said that in most instances where signs could be approved, they have already been approved. Commissioner Stein asked why bother to change from the size from 96 square feet to 100 square feet. Planning Manager Senness said that the change should be made, as the City may get a request from someone to change signage. Commissioner Stein said that he sees no reason to take out the pedestrian corridor requirement. He said that he would leave the requirement in and encourage developers to provide a pedestrian corridor just in case the Cub store were to vacate and the City had an opportunity to create that corridor. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. Chairman Stulberg introduced a letter date June 6, 2000 from Jim Guddal, Westland Equities. Approved Planning Commission Minutes June 7, 2000 Page #10 MOTION by Chairman Stulberg, seconded by Commissioner Berkowitz recommending approval of zoning ordinance text amendments to the City Center area requirements and construction limitations and special design and performance standards. MOTION to Amend by Commissioner Stein, seconded by Commissioner Berkowitz to not delete Subd. 3(d) from Section 21475.17. Roll Call Vote. 7 Ayes. MOTION approved unanimously. Commissioner Berkowitz commented that pedestrian integration will be a problem, but this will give the City more flexibility for landscaping. He said that he would prefer to see the street frontage. He commented that in reality Plymouth Marketplace will be difficult to incorporate into the City Center area. Chairman Stulberg commented that the amendment will allow the City the ability to look at the property itself and where should the main entrance be. Roll Call Vote on Main MOTION. 7 Ayes. MOTION approved unanimously. 7 NEW BUSINESS A TOLD DEVELOPMENT (20056) Chairman Stulberg introduced the request by Told Development Company for a sketch plan for a mixed-use development to be known as "Plymouth Crossings" located at the southwest quadrant of Highway 55 and CSAH 73. Planner Lindahl gave an overview of the June 1, 2000 staff report. Chairman Stulberg introduced Gary Dreher, representing the applicant. Mr. Dreher stated that Told Development is headquartered in Eden Prairie and has completed many mixed use redevelopment projects. Mr. Dreher said that the current frontage road is dangerous and prone to flooding. He said that because of these issues, they looked at a development that could work with the realigned frontage road and serve as a high end project, taking advantage of the natural characteristics of the site. He said that they are looking at a gas/convenience store with exceptionally high standards. He said that they looked at a use such as Walgreens, restaurants and other retail uses. Mr. Dreher said that Walgreens won't likely happen, but an 80 -unit assisted living facility may be a possibility. Mr. Dreher said that flooding on the frontage road is due to an undersized culvert under Highway 55, and it will have to be expanded. Chairman Stulberg introduced David Lenhardt of 6065 Cheshire Lane. Mr. Lenhardt stated that he is an attorney for Leonard and Ruth Lindelof of 620 Cottonwood Lane. Mr. Lenhardt said that the Lindelofs have lived at there current address for 50 years and that they are not interested in selling or moving. He stated that they are hopeful that the City will not force them out by Approved Planning Commission Minutes June 7, 2000 Page #11 eminent domain. Mr. Lenhadrt asked if the City has any criteria that a development would have to meet before eminent domain is used. Chairman Stulberg introduced Bob Courtney of 800 Cottonwood Lane. Mr. Courtney said that he likes living in the area and doesn't want to move. Chairman Stulberg introduced Michael Siskin of 535 Evergreen Lane. Mr. Siskin stated that he is concerned with the multi -family uses next to their large single family home and the potential negative impact on their property values. He said that as homeowners didn't expect the inclusion of the single family homes adjacent to the shopping center in this development. He said that they own another lot in the development and the inclusion of these properties is beyond the expectations of his neighborhood. Chairman Stulberg introduced Bruce Thompson of 11018 Old County Road 15. Mr. Thompson asked if the developer has contacted Hennepin County to see what their plans are for County Road 73. Mr. Thompson said that he knew development would come; it was just a matter of when. He said that he is concerned with the magnitude of change with the proposed development. He stated that the proposed development is more than what was anticipated. Mr. Thompson said that he would like the City to remain in contact with those residents that would be most affected by the proposed development. Mr. Thompson said that it is questionable whether County Road 73 would need to be a four lane road. Mr. Dreher said that they have been in contact with the Hennepin County. He said that there are many issues unresolved. As of now, County Road 73 is slated for the Year 2003. He said that he hoped that the proposed development would push the City to encourage the County Road 73 project to move forward. Mr. Dreher said that County Road 73 could be stubbed closer to Highway 55 until the County decides what should be done. Mr. Dreher said that the proposed setbacks meet the zoning ordinance standards. Mr. Dreher said that the impact to the residents can be minimized along the southern portion of the site. Mr. Dreher stated that they have had two meetings with the residents thus far. They have hired relocation specialists (Edina Realty) and tendered offers to all property owners and will continue to work with them. Mr. Dreher commented that the question is whether the Commission likes the proposed development and the potential uses. He said that the mass of the project has to be larger in order to offset all of the costs involved. Mr. Dreher commented that their perspective is that the proposal is all or nothing. Commissioner Bobra commented that she is concerned that the project is too big and may not be right for the area. Commissioner Berkowitz asked if the developer is considering an assisted living facility on one of the retail sites. Mr. Dreher said that they are in discussions with three assisted living developers. He said that the assisted living facility would be a complimentary use to the project. Mr. Dreher said that the services that they are proposing would be on a smaller scale with singular uses. He stated that the chances of the current center being updated and becoming Approved Planning Commission Minutes June 7, 2000 Page #12 vibrant are not good. Commissioner Berkowitz commented that if they go with assisted living, they are a long way from a final proposal. Mr. Dreher said that they are ready to go with most of the potential uses. He said that there are a lot of complex issues that will be nailed down with the final plan. Commissioner Reinhardt commented that area needs redevelopment and she hopes that whatever is developed is attractive enough to draw people in so that the project won't fail. She said that there will be challenges just to get people to stop on Highway 55. Mr. Dreher said that there will be community service type functions such as a sit down restaurant and something like a Starbuck's. He stated that the proposed residential use will make the project more feasible. Commissioner Reinhardt said that she would like comments pertaining to transition with the neighborhood to the south added to the resolution. MOTION by Commissioner Reinhardt, seconded by Commissioner Stoebner recommending approval of the resolution providing informal comments on the proposed sketch plan for a mixed use development to be known as "Plymouth Crossing" for Told Development Company for property located on the southwest quadrant of Highway 55 and CSAH 73 with the addition of language pertaining to transition with the neighborhood to the south. Commissioner Berkowitz commented that it would be helpful to present more concrete businesses for each of the parcels, as an assisted living facility and retail uses are totally different. Vote. 7 Ayes. MOTION approved unanimously. MOTION by Commissioner Stein, seconded by Commissioner Bobra to adjourn. Vote. 7 Ayes. MOTION approved unanimously. The meeting was adjourned at 10:50 p.m.