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HomeMy WebLinkAboutPlanning Commission Minutes 05-05-1998APPROVED CITY OF PLYMOUTH PLANNING COMMISSION MINUTES MAY 5, 1998 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Allen Ribbe, John Stoebner, Jeff Thompson and Bob Stein MEMBERS ABSENT: Commissioners Roger Berkowitz and Kim Koehnen STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Supervisor Barb Senness, Planners John Rask and Shawn Drill, City Engineer Dan Faulkner, and Clerical Supervisor Denise Hutt 1. CALL TO ORDER: 2. PUBLIC FORUM: 3. APPROVAL OF AGENDA: 4. APPROVAL OF MINUTES: Chairman Stulberg requested two changes to Page #75 of the April 14, 1998 Planning Commission Minutes. Paragraph 5 should read "Commissioner Stein stated he would abstain, as his sister lives in the neighborhood." A sentence should be added to Paragraph 7 stating "Chairman Stulberg stated that he made the motion, as he didn't want a negative motion on the table to discuss the issue." MOTION by Commissioner Ribbe, seconded by Commissioner Thompson to approve the April 14, 1998 Planning Commission Minutes as amended. Vote. 4 Ayes. Commissioner Stoebner abstained.) 5. CONSENT AGENDA: A. JEROME FRANZEN (98045) Chairman Stulberg introduced the request by Jerome Franzen for a Variance to allow construction of a four season porch at 240 Inland Lane. MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending approval of a Variance request for property located at 240 Inland Lane North. Vote. 4 Ayes. (Commissioner Thompson abstained.) APPROVED Planning Commission Minutes May 5, 1998 Page #78 B. GEORGE AND GLORIA WALLACE (98049) Chairman Stulberg introduced the request by George and Gloria Wallace for Variances to allow construction of an addition onto the existing home at 155 Inland Lane. MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending approval of a Variance request for George and Gloria Wallace for property located at 155 Inland Lane North. Vote. 4 Ayes. (Commissioner Thompson abstained.) C. DAN & ANNIE ARNOLD (98056) Chairman Stulberg introduced the request by Dan and Annie Arnold for a Variance from the required shoreland setback for a septic system for property located at 1755 Troy Lane North. MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending approval of a Variance for Daniel and Ann Marie Arnold for a septic system 50 feet from Mooney Lake on property located at 1755 Troy Lane North. Vote. 4 Ayes. Commissioner Thompson abstained.) 6. PUBLIC HEARINGS: A. ASSOCIATION FREE LUTHERAN BIBLE SCHOOL (98042) Chairman Stulberg introduced a request for a Land Use Guide Plan Amendment to reguide land from LA -1 (Living Area 1) to P -I (Public/Semi-Public/Institutional), and to Rezone land from RSF-1 (Single Family Detached 1) to P -I (Public/Institutional), for property located at 3110 East Medicine Lake Boulevard. Planner Drill gave an overview of the April 30, 1998 staff report. Commissioner Thompson asked when the site was guided P -I. Planner Drill stated he was not sure. Director Hurlburt stated that it may have been in 1989. She stated that previously the City did not have a zoning district for this type of use. The City created a separate district for post secondary schools, the Adult Correctional Facility, and the like. She said that the City did not change the zoning for any existing uses. Commissioner Thompson asked where the land is that was donated to the City. Planner Drill replied the bible school dedicated right-of-way for East Medicine Lake Boulevard. There is also a trail easement along the eastern side of the property. Commissioner Thompson asked that if the land along the lake wasn't dedicated, would the applicant have trouble with impervious surface. Planner Drill replied that that hasn't been reviewed at this time. APPROVED Planning Commission Minutes May 5, 1998 Page #79 Commissioner Stein asked if the administration building was on the original Site Plan when they first built in 1967. Planner Drill stated that the existing administration building constructed in 1991 was on the school's master development plan in the late 1960s, but their master plan has no bearing on this application. Any site plans that were previously approved would have expired a long time ago. Commissioner Thompson asked if the request is denied and the bible college sells the property, what type of residential shelter could be approved on the site. Planner Drill replied that a non-profit or church -type housing facility could be allowable. Director Hurlburt stated that it would be "residential" shelters as defined by the State. Planning Supervisor Senness stated that half -way houses are included in the definition as an allowable use. Commissioner Thompson asked how this proposal differs from items 5A and 5B that were approved on the consent agenda, with respect to impervious surface coverage. Planner Drill stated that both of those properties were part of a small -lot residential PUD (Planned Unit Development) when they were developed. The PUD included a large outlot next to Gleason Lake that is owned and maintained by the homeowners association. This open - space outlot protects the lake. When the PUD was rescinded, however, the lots in this development were no longer given credit for the area of the outlot, because the ordinance specifies lot coverage on an individual lot basis. Director Hurlburt also noted that the scale of this proposal is much different than the items that were on the consent agenda. Chairman Stulberg introduced Tonnes Pollestad, the petitioner. Mr. Pollestad gave a brief history of the facility, stating they have been at the current location for 30 years. At that time, there was only the chapel and the house. A master plan was developed in 1967, and they have progressed somewhat similar to that plan. Mr. Pollestad stated that they want to continue with the development as their church body is growing. They have a two-year school based on the study of the word of God. They have morning classes only. The students are typically from rural America and there are some international students. He said that the students have to follow a Code of Conduct, and they have to abide by a curfew. They don't have enough room for the students planning to attend, but are unsure if they will ever reach 450 students. Mr. Pollestad said that they hired Welsh Companies to develop the expansion proposal. They contacted the City early on regarding the development of their proposal. Mr. Pollestad presented graphics of the three plan versions that were reviewed at the neighborhood meetings. He said that the first version was much larger to handle 550 students. They have held six neighborhood meetings so far to keep the residents informed. He stated that the school was in existence before the vast majority of the neighbors moved in. Mr. Pollestad stated that they revised their plans after issues were APPROVED Planning Commission Minutes May 5, 1998 Page #80 raised by the neighbors pertaining to parking too close to property lines, berming and screening. The latest version of the plan consists of more berming along the south and north to make it look more natural, the student capacity was reduced to 450, parking spaces were reduced, and they agreed to build in stages. Mr. Pollestad presented a cross section view of the property with the berming. He presented pictures of the current site and had an artist rendering done of the proposed changes. He stated that they have spent six months and $80,000 working on the project, and have held six neighborhood meetings. He said that they paid $3,000 for a traffic study that was done by the City's consultant, SRF Consulting, Inc., which noted that the project would not increase the traffic significantly. Mr. Pollestad said that they were told by staff at their last meeting that they would be recommending approval, and then they received a phone call that they wouldn't be recommending approval. There was a subsequent meeting held with staff and what it boiled down to was traffic and a policy issue with the City. Mr. Pollestad said that if it was a policy issue, he doesn't understand why it wasn't told to them six months ago when they first started the process. Mr. Pollestad stated that policies are meant to be changed, and if they are never changed, then they would be laws. He said that up until December of 1996, they were allowed to expand with conditional use permits. Mr. Pollestad stated that they have letters in support of the project. He said that in regards to the shoreland variance, they would like some direction from the Commission if it would be favorable with a 30.2 percent impervious surface, which it is currently. Chairman Stulberg commented that many times no matter what the staff recommends, the Commission doesn't always agree. The Commission has to look at the application from a policy standpoint. Chairman Stulberg asked how the application meets the locational criteria for the P -I District. David Stokes, representing the Welsh Companies stated that you have to look at the history of the site. Every expansion to date referred to the 1967 master plan. They have gone above and beyond what is required pertaining to setbacks, berming, buffering, and roads. The collector streets are sufficient, as indicated in the traffic study. Commissioner Ribbe asked what the hours are for curfew. Rev. James Johnson, representing the petitioner answered that they are Monday through Thursday -10:00 p.m., Friday -1:00 a.m., Saturday -12:00 a.m., and Sunday -11:00 p.m. Commissioner Ribbe asked if the two year program will change if the expansion is approved. Mr. Pollestad replied that they may add a third year program for the mission field or youth work experience. Commissioner Ribbe asked if it is reasonable to say that the students attend school and work part time. Mr. Pollestad replied affirmatively. He added that their tuition is $4,200, APPROVED Planning Commission Minutes May 5, 1998 Page #81 which allows students to work part time to pay for their tuition without incurring loans. Commissioner Ribbe asked if the students are dependent on public transportation. Mr. Pollestad replied that some students carpool and that some employers transport students by bus or van. Commissioner Stein asked if they have expanded beyond what was shown on the original master plan. Mr. Pollestad replied negatively. Commissioner Stein asked if they were given notice of the proposed Zoning Ordinance change. Mr. Pollestad replied that they only notice they were aware of was the legal notice that was published in the paper. Director Hurlburt stated that notices appeared in the paper and in the Plymouth News which is sent to every address in the City. Commissioner Stein stated that he attended one of the neighborhood meetings and that one of the concerns of the surrounding residents was the proposed size of the student population. He stated that the neighbors expressed a willingness to compromise to allow some expansion. Commission Stein asked the petitioner what his response was to that compromise. The petitioner responded that the neighbors compromise would only allow the school to grow to 250 students. He also stated they would probably have 250 students in two years, therefore, the bible school felt it was not a viable compromise. He added that the neighbors would not consider more than 250 students, therefore, the bible school decided to remain at 450 students. Responding to a follow-up question from Commissioner Stein asking why they did not consider limiting the student capacity to 250 for the time being and request a further expansion in two years, the applicant stated that they could renovate the existing dormitories to accommodate 200 students at this time. In order to build the classrooms, library, cafeteria, etc., they would have to spend four to five million dollars. He stated it would not be worth the investment for an additional 50 students. He added that since construction costs rise every year, it makes more sense to complete the construction all at one time. Commissioner Stein asked what has changed since November of 1973 when the stated purpose of the rezoning was to protect the surrounding neighborhood, which was developed with single family homes. Mr. Pollestad stated that allowing them to expand is not harmful to the neighborhood, especially with the proposed berms and landscaping. Commissioner Stein asked if the applicant has any alternative plans if this proposal is not approved. Mr. Pollestad said they would seek approval from the City Council next, but that they haven't talked about any other alternatives yet. Director Hurlburt stated that all recommendations go to the City Council to be acted on, unless an application is withdrawn. APPROVED Planning Commission Minutes May 5, 1998 Page #82 Commissioner Ribbe asked if they have any other potential location alternatives for this plan. Mr. Pollestad replied negatively. Director Hurlburt commented that if staff said it would be recommending approval, they shouldn't have. She said it is not the staff's role to determine upon an applicant walking in the door that a proposal would be approved or denied. Staff waits until all information is in. The City employs staff to make their best recommendation. Director Hurlburt stated that they did meet with the applicant regarding staff's recommendation. She said the recommendation was based on the policy issue, and not traffic. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced a letter dated April 17, 1998, from Dave and Carolyn Struck of 10330 32"d Avenue North opposing the rezoning request. Chairman Stulberg introduced Jerry Coffel of 10225 31st Avenue North. Mr. Coffel stated that the bible college has been a good neighbor. Mr. Coffel stated that he objects, however, to the expansion proposal because it is inconsistent with the character of the neighborhood, and he is concerned that the water runoff will reduce the quality of the wetland. Chairman Stulberg introduced Terrie Christian of 9910 South Shore Drive. Ms. Christian stated that she represents AMLAC (Association of Medicine Lake Area Citizens). She stated her opposition to the proposal is due to the impervious surface damaging the water quality of Medicine Lake, and she is not in favor of the expansion. Chairman Stulberg introduced Steve Cornils of 10420 31st Avenue North. Mr. Cornils stated that the site is not adequate for what the applicant wants to accomplish with their mission for the long term. Chairman Stulberg introduced Warren L. Frank of 10523 22"d Avenue. Mr. Frank stated that the bible college has been a good neighbor, and he has found their proposal favorable. He encouraged the applicant and the neighbors to continue to talk to see if a compromise could be reached. Chairman Stulberg introduced Michael Goldman of 10325 32"d Avenue North. Mr. Goldman stated that he is concerned with the location of the parking area and the proposed utility building, noise pollution and water runoff. He said that the six-foot berm would not properly screen the proposed three-story building. Mr. Goldman stated that the proposal would affect their quality of life. Mr. Goldman said that the bible school is a good neighbor, but the area was zoned primarily as a residential area. He said that the expansion will hinder continued growth of private tax paying properties. Mr. Goldman stated that the area has a good balance of churches, schools, businesses, and residential APPROVED Planning Commission Minutes May 5, 1998 Page #83 homes, and the site is not appropriate for a junior -college type school. He asked what policy staff is referring to. Mr. Goldman asked if the traffic study was done by the bible college. Chairman Stulberg said that the traffic study was paid for by the applicant, but was performed by the City's consultant. Chairman Stulberg introduced Steve Kleineman of 3010 Trenton Lane. Mr. Kleineman stated that his general concern is the visual impact of the site, as it isn't possible to screen out a three story building. The trees that are shown on the artist's rendering would replace existing trees and would take a great deal of time to mature. Mr. Kleineman said that he is also concerned with the increased noise that would be caused by the expanded use. He stated that he fears the effect the proposal would have on the property values in the neighborhood. Mr. Kleineman stated he is not opposed to limited expansion. Chairman Stulberg introduced Candy Kremin of 2055 Rice Street, Roseville. Ms. Kremin stated that she represents ACR Homes. She stated that ACR Homes employs many of the students from the bible school. She stated that it would benefit ACR Homes if the expansion was approved. She said that the bible school students make the most reliable, conscientious and dependable employees. Chairman Stulberg introduced Jim Martin of 10603 32"d Avenue. Mr. Martin stated that he has been a resident of the neighborhood for 39 years. The school has been a wonderful neighbor, and he hoped that there could be some way to maintain the school in the neighborhood. Chairman Stulberg introduced W. Clyde Morrison of 10025 32"d Avenue North. Mr. Morrison stated that traffic at his previous residence affected his property value by 10 to 20 percent. He also stated that he is concerned with the increased level of noise and traffic the proposal would generate, due to his wife's health problems. He said that the construction on East Medicine Lake Boulevard has caused a tremendous amount of traffic by his house. Mr. Morrison said that the neighborhood needs to remain a quiet, residential area. Chairman Stulberg introduced Mike Oman of 10400 31st Avenue North. Mr. Oman stated he was concerned with drainage, impervious surface and security lighting. Mr. Oman said he was opposed to the expansion. Chairman Stulberg introduced Paul Oppegard of 10724 32" d Avenue North. Mr. Oppegard spoke in support of the expansion. He said that the bible school has been a good neighbor, and they are a fine school. Chairman Stulberg introduced Nancy Perlman of 10395 31st Avenue North. Ms. Perlman stated that this has been difficult for everyone since the school has been a good neighbor, but the change is for a full range institution. She said that the proposal would increase APPROVED Planning Commission Minutes May 5, 1998 Page #84 levels of activity, and she is concerned with the visual impact. She stated that the school has been reluctant to enforce car policies to control the amount of traffic generated by the school. Ms. Perlman said she is open minded to some growth, but not anything close to 450 students. Chairman Stulberg introduced Victor Sandler of 3010 East Medicine Lake Boulevard. Mr. Sandler stated he was concerned with traffic safety. The proposal would be adding 200-250 teenage drivers to a stretch of roadway where there is no room for error. Chairman Stulberg introduced Cindy Schlenk of 6940 Brunswick North, Brooklyn Park. Ms. Schlenk stated that she is an alumni from the bible school. She said that she finds it hard to believe that a policy could change and the school is still there. She said that the school is not changing their policy. She said that the school wouldn't expand any further than what they are now proposing. Chairman Stulberg introduced Ralph Shapiro of 10520 31st Avenue North. Mr. Shapiro stated that he was speaking on behalf of the majority of the neighbors. He stated that the residents oppose the expansion. Mr. Shaprio said that they are not against the current operation of the facility, but rather they are concerned with how the proposal would impact their day-to-day living. Mr. Shapiro said the residents are concerned with the increase in noise levels, traffic, lights, and the impact on their quality of life. Mr. Shapiro referenced a letter from the City Attorney in 1973 stating the zoning should be R-1 (Low Density Single Family Residence) to protect the village from any potential changes in the future. Chairman Stulberg introduced Virgil Showalter of 10425 32"d Avenue North. Mr. Showalter stated that he is in favor of the expansion. He said that when the school closes down for the summer, the residents are allowed to use the school's outdoor facilities, such as the tennis courts. Mr. Showalter stated that the applicant has certainly tried to keep the neighbor's concerns in mind. Chairman Stulberg introduced Wallace Charles of 3150 East Medicine Lake Boulevard. Mr. Charles stated he is in favor of the expansion. He said that with society's problems today, it is important to have a place that develops character, and the City should encourage this. He said that based on 40 years of living next to the school, they produce tremendous role models. Chairman Stulberg introduced Jeremy Berg of 3120 East Medicine Lake Boulevard. Mr. Berg said that he is a second year student at the bible school. He said that the current building is already three stories high, so the new buildings should not be that different. Mr. Berg commented that if the school were to move, other residential homes could be as high and they would be only 10 feet away from the property lines. Mr. Berg said that all the neighborhood kids come to the facility to play outdoors. He said that denying the APPROVED Planning Commission Minutes May 5, 1998 Page #85 request would have a negative impact on employment, especially for ACR Homes and Home Depot where many of the students work. Chairman Stulberg closed the public hearing. City Engineer Faulkner stated that they have not had detailed plans to look over yet, but the applicant would be required to collect all hard water surface runoff and would be required to construct treatment ponds. He said that any additional impervious surface would have to be collected, and could not be at a higher rate of runoff than it is currently. Planner Drill stated that under the plan, the impervious surface would remain the same as it is now. The intent would be to maintain the status quo of roughly 31 percent. Chairman Stulberg stated the Commission is not really looking at the Variance now, but the ordinance says 25 percent maximum impervious surface coverage. Responding to Mr. Goldman's question, Planner Drill explained that the site raises a basic policy question: does the City want to encourage the growth of a institutional use in the center of a single family area? Director Hurlburt stated that locational criteria is based upon the Comprehensive Plan. Planner Drill stated that the plan also requires a sufficient buffer to screen conflicting uses. Planner Drill stated if the application was approved and they went forward with a Preliminary Plat, the applicant would be subject to the tree preservation policy. He said that they are able to remove up to 75 percent of the significant trees without any penalty. Planner Drill commented that the City has an ordinance pertaining to lighting. If the application were to move forward, the lighting would be reviewed at the Site Plan stage. Mr. Pollestad said that he has no idea of what the utility building will look like at this time. It would be used for storage of snow plows and maintenance equipment for the lawns. City Engineer Faulkner commented that the traffic study was a required study paid for by the applicant, but they used the City's consultant. The findings of the study show that East Medicine Lake Boulevard would be able to accommodate the traffic. He stated that the consultant cannot analyze the accident potential. He said that there is no doubt that there would be a safety issue, but it is not up to the applicant to address, but rather the City. Commissioner Stoebner asked how many students could be accommodated under the Conditional Use Permit. Director Hurlburt replied that there is no limit on the number of students, but rather the use is limited to the construction needed to accommodate the additional students. She said that under reguiding and rezoning, you can't put a limit on the number of students. APPROVED Planning Commission Minutes May 5, 1998 Page #86 MOTION by Commissioner Stein, seconded by Commissioner Ribbe to deny the Land Use Guide Plan Amendment and Rezoning for the Association Free Lutheran Bible School for property located at 3110 East Medicine Lake Boulevard based on the findings listed in the resolution. Commissioner Stein stated that while he doesn't disagree that the school has a positive impact on the community, the reguiding and rezoning doesn't allow enough control by the City. They could go well beyond the 450 students and outgrow what they are proposing now. He stated that 1973 action to rezone the site to residential was to control the growth and protect the neighborhood, and he hasn't heard anything to change that previous action. Commissioner Stein said that the neighbors are willing to discuss expansion and compromise. Commissioner Thompson said he was very troubled by the history of the site. He said what is not before the Commission is a formal site plan application. The rezoning and reguiding is to move it back to what it was before. There are land use controls after it is reguided, such as conditional use permits. By making a change in 1996, it was to evade the land use laws and prohibit them from developing their land. He said that what is before the Commission is whether the site should be reguided and rezoned. He said that he looks at the change in 1996 as a way for the City to control growth of school and private institutions and thinks it is discriminatory. Commissioner Thompson stated that they purchased this property with the intent of expanding. The City changed the guiding to make it a non -conforming use. He said that the Commission has to look at what is the proper guiding for the site. He said that you have to wait to see how it will be developed to address the traffic issues. Commissioner Thompson said that Conditional Use Permits can be denied. Commissioner Thompson said they can't build unless they are in a P -I District, but the City won't allow them to expand or change. The Commission has to look at what is currently there and the site should be guided as such. Commissioner Thompson said he didn't know if the variance for impervious surface coverage would be approved, but the donation of the lakeshore property should be considered at that time. Commissioner Ribbe stated that it would be misleading to think of only the reguiding and rezoning issue. If the Commission were to recommend approval of the reguiding and rezoning now and then put limitations on their usage at a later time that they can't live with, we haven't really accomplished anything. Commissioner Ribbe said that this is the wrong place for this size of expansion and activity. Commissioner Thompson stated that the petitioner can come forward with a sketch plan for our input if this reguiding is approved. Commissioner Stoebner stated he opposes the motion as per Commissioner Thompson's comments. He stated that he doesn't oppose the reguiding, but that doesn't mean he is in APPROVED Planning Commission Minutes May 5, 1998 Page #87 favor of the overall plan. He said that the plan sounds like it may be too ambitious. He commented that the neighbors would like to compromise and thinks that is maybe the solution. Roll Call Vote. 3 Ayes. MOTION approved on a 3-2 Vote. (Commissioner Thompson and Stoebner voted Nay.) Chairman Stulberg called a recess at 9:27 p.m. and reconvened the meeting 9:44 p.m. B. 55 NORTHWEST BOULEVARD LLC (98057) Chairman Stulberg introduced the request by 55 Northwest Boulevard LLC for a Preliminary Plat to create individual lots for each of the four buildings within the commercial development located on the northeast quadrant of Northwest Boulevard and Highway 55. Planner Rask gave an overview of the April 27, 1998 staff report. Commissioner Stein asked if this proposal would change the signs on the PUD. Planner Rask answered that the sign criteria would not change. Chairman Stulberg introduced Miles Lindberg, the petitioner. Mr. Lindberg 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 Thompson recommending approval of a Preliminary Plat for 55 Northwest Boulevard LLC for Northwest Business Campus 14th Addition for property located northeast of the intersection of Highway 55 and Northwest Boulevard. Roll Call Vote. 5 Ayes. MOTION approved unanimously. C. HANS HAGEN HOMES, INC. (98065) Hans Hagen Homes, Inc. Planned Unit Development General Plan Amendment to revise the roof design standard for Plymouth Station located at the southeast corner of Highway 55 and County Road 24. (98065) Planner Rask gave an overview of the April 29, 1998 staff report. Commissioner Stein asked if the roof line of Hollywood Video matches the Rainbow Food store. Planner Rask replied affirmatively. APPROVED Planning Commission Minutes May 5, 1998 Page #88 Chairman Stulberg introduced Hans Hagen, the petitioner. Mr. Hagen stated that all materials for the video store are the same as the Rainbow Food Store. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Ribbe, seconded by Commissioner Stein recommending approval of a PUD General Plan Amendment, for Hans Hagen Homes to delete the requirement for a sloped roof element on the Hollywood Video, restaurant/retail, and fast food buildings; an Ordinance amending Chapter 21 of the City Code to amend Section 21655.16; and, Findings of Fact for amending the Zoning Ordinance text for Plymouth Station for property located at the southeast quadrant of Highway 55 and County Road 24. Roll Call Vote. 5 Ayes. MOTION approved unanimously. 7. NEW BUSINESS: A. HOMESTEAD VILLAGE, INC. (98059) Chairman Stulberg introduced the request by Homestead Village, Inc. for a Sketch Plan for a 119 -unit extended stay hotel located east of Nathan Lane North, south of State Highway 55, and west of Highway 169. Planner Rask gave an overview of the April 29, 1998 staff report. Chairman Stulberg introduced Paul Crabtree, the petitioner. Mr. Crabtree stated he would be available for any questions. Commissioner Ribbe asked if Brown's Market intends to stay in business. Mr. Crabtree replied affirmatively. He stated that that Homestead Village would have a ground lease until the market decides to cease operation, at which time Homestead Village would own the property. Commissioner Stein asked if the proposed revisions answer the City Council's concerns. Planner Rask replied that the Council was primarily concerned with the wetland impacts and the lack of wetland buffers and setbacks. The revised plan increases the amount of wetland buffers and setbacks. Chairman Stulberg introduced John Felcyn of 1304 West Medicine Lake Drive #322. Mr. Felcyn was not present to speak. Chairman Stulberg introduced Bruce Larson of 263 '/z Peninsual Road. Mr. Larson stated that Mr. Felcyn was representing Sunrise Bay Apartments and they are in favor of the proposal. Mr. Larson stated that he represents AMLAC, which is in favor of the proposal. APPROVED Planning Commission Minutes May 5, 1998 Page #89 Chairman Stulberg introduced Terrie Christian of 9910 South Shore Drive. Ms. Christian stated that she represents AMLAC and recommended that the Planning Commission approve the request. She said that the City needs to look at the Homestead Village proposal separately from the "Little Peninsula", but AMLAC does support the mitigation. Chairman Stulberg introduced Jenna Thuening of 235 Quaker Lane North. Ms. Thuening stated that her concern is the traffic problem with the south frontage road along Highway 55. Ms. Thuening asked what can be done to deal with the traffic problem. She stated that she was afraid that the proposal would contribute to an already bad situation. City Engineer Faulkner stated that the road is classified as a major collector and can carry a fair amount of traffic. He stated that the problem is really a separate issue from this application. Director Hurlburt noted that the last time the Commission commented on the Sketch Plan, they asked that a traffic plan be brought forward at the time that a formal development application is submitted. Commissioner Thompson stated that the proposal is a great project. Chairman Stulberg stated that the project is good, but the traffic concerns will need to be addressed. Commissioner Ribbe stated that the proposal is worthwhile. Commissioner Ribbe agreed that there is certainly a problem with the traffic on the south frontage road along Highway 55. He stated that vehicles do run the stop sign at that location. MOTION by Chairman Stulberg, seconded by Commissioner Ribbe to move the resolution providing informal comments on the proposed Sketch Plan for an extended stay hotel and approving the use of alternative wetland buffers for Homestead Village for property located south of Highway 55, west of Highway 169, and east of Nathan Lane. Commissioner Thompson stated he doesn't understand why there is a resolution for the Sketch Plan. Director Hurlburt commented that the resolution includes the approval for the use of alternative buffers that would automatically take it to the next stage. The ordinance requires the Council to approve the use of alternative buffers. Vote. 5 Ayes. MOTION approved unanimously. B. CITY OF PLYMOUTH (98061) Planning Supervisor Senness suggested the item be moved to the Mayl2, 1998 Planning Commission Meeting. The Planning Commission concurred. APPROVED Planning Commission Minutes May 5, 1998 Page #90 C. CONSIDER INITIATION OF REQUIDING AND REZONING OF 4.14 ACRES OF PROPERTY LOCATED AT THE NORTHWEST CORNER OF VICKSBURG LANE AND HIGHWAY 55. Director Hurlburt suggested that the proposed item be moved to the May 12, 1998 Planning Commission Meeting, as it also is somewhat related to item 8B. The Planning Commission concurred. 8. OTHER BUSINESS: Director Hurlburt suggested that the Commissioners bring their calendars to the May 12th meeting to schedule dates in June. Commissioner Ribbe stated he would not be able to attend the May 26, 1998 Planning Commission Meeting. Commissioner Thompson stated he may miss the May 12th and the May 26th meetings. MOTION by Commissioner Thompson, seconded by Commissioner Stoebner to adjourn. Vote. 5 Ayes. MOTION approved unanimously. The meeting was adjourned at 10:23 p.m.