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HomeMy WebLinkAboutPlanning Commission Minutes 08-11-1998APPROVED CITY OF PLYMOUTH PLANNING COMMISSION MINUTES AUGUST 11, 1998 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Allen Ribbe, Kim Koehnen and Bob Stein MEMBERS ABSENT: Commissioner Jeff Thompson, Roger Berkowitz, and John Stoebner STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Supervisor Barbara Senness, Planners Shawn Drill and Kendra Lindahl, City Engineer Dan Faulkner and Clerical Supervisor Denise Hutt 1. CALL TO ORDER: 2. PUBLIC FORUM: 3. APPROVAL OF AGENDA: 4. APPROVAL OF MINUTES: MOTION by Commissioner Ribbe, seconded by Commissioner Stein to approve the July 28, 1998 Planning Commission Minutes. Vote. 3 Ayes. MOTION approved unanimously. (Chairman Stulberg abstained.) 5. CONSENT AGENDA: A. MARTIN LEEPER (98123) MOTION by Commissioner Stein, seconded by Commissioner Koehnen recommending approval of a Lot Division/Lot Consolidation and Variance for Martin Leeper for property located at 4355 Juneau Lane North and 5525 Juneau Lane North. Vote. 4 Ayes. MOTION approved unanimously. 6. PUBLIC HEARINGS: A. LANDFORM ENGINEERING COMPANY/PIKE LAKE WOODS, INC. 98108) Chairman Stulberg introduced the request by Landform Engineering Company/Pike Lake Woods, Inc. for Reguiding from LA -1 (Living Area 1) and C (Commercial) to LA -2 APPROVED Planning Commission Minutes August 11, 1998 Page #151 Living Area 2), a Rezoning from FRD (Future Restricted Development) to PUD (Planned Unit Development), a Preliminary Plat and a PUD General Plan for Pike Lake Woods 2nd Addition and Pike Lake Woods 3rd Addition. Planner Lindahl gave an overview of the August 7, 1998 staff report. Chairman Stulberg introduced Steve Johnston, the petitioner. Mr. Johnston presented a sales packet outlining the various townhomes offered by the builder. He stated that the reforestation plan is quite extensive - taking open space and reforesting it with closely spaced trees. Mr. Johnston said that they have met with Hennepin Parks to obtain an easement for construction of the sewer line, which should take place in September. Chairman Stulberg introduced Mr. Belting, the petitioner. Mr. Belting said he would be available for questions. Chairman Stulberg opened and closed the public hearing, as there was no one present to speak on the issue. MOTION by Commissioner Koehnen, seconded by Commissioner Ribbe recommending approval of a Land Use Guide Plan Amendment for Landform Engineering Company for property located north of Bass Lake Road, west of Bass Lake Commercial Center and east of Goldenrod Lane. Roll Call Vote. 4 Ayes. MOTION approved unanimously. MOTION by Commissioner Koehnen, seconded by Commissioner Ribbe recommending approval of an Ordinance amending the Plymouth City Code, by amending Chapter 21, PUD (Planned Unit Development) Zoning District and classifying certain lands located north of Bass Lake Road, west of the Bass Lake Commercial Center and east of Goldenrod Lane as PUD (Planned Unit Development) and the Findings of Fact for Rezoning for Landform Engineering Company for property located north of Bass Lake Road, west of the Bass Lake Commercial Center and east of Goldenrod Lane. Roll Call Vote. 4 Ayes. MOTION approved unanimously. MOTION by Commissioner Koehnen, seconded by Commissioner Ribbe recommending approval of a Preliminary Plat and PUD General Plan for Landform Engineering Company for property located north of Bass Lake Road, west of the Bass Lake Commercial Center and east of Goldenrod Lane. Roll Call Vote. 4 Ayes. MOTION approved unanimously. B. CENTRES GROUP PLYMOUTH LTD. (98120) Chairman Stulberg introduced the request by Centres Group Plymouth Ltd. For a Land Use Guide Plan Amendment, Rezoning, Planned Unit Development General Plan and APPROVED Planning Commission Minutes August 11, 1998 Page #152 Preliminary Plat for Regal Cinemas, an 18 -screen movie theater, and a 5,000 square foot freestanding sit-down restaurant located at the northeast corner of Nathan Lane and 45th Avenue North. Planning Supervisor Senness gave an overview of the August 7, 1998 staff report. Commissioner Ribbe asked who decides if there is a market in the area for a theater. Director Hurlburt explained that the film distributors play a major part in the process of determining where the first -run films will be distributed in a certain area. Director Hurlburt commented that a theater can be a good use as an anchor to bring in more business to the area. When the Mann Theater project was considered, they also looked at where other theaters are in the area, just as Regal Cinemas has investigated where the market is. Commissioner Ribbe asked if the parking standard for this proposal is the same as the Mann Theater project, and if so, are the standards adequate given past complaints at the Mann Theater. Planning Supervisor responded that they used the same parking standards, and the standards are adequate. Commissioner Koehnen asked if a parking setback variance is needed. Planning Supervisor Senness pointed out the parking spaces on the plan and explained that the vehicles would hang over into the setback and staff is asking that it be corrected. Chairman Stulberg introduced Linda Fisher, representing the petitioner. Ms. Fisher stated that from the beginning the application was submitted on the basis that the Land Use Guide Plan proposal be tied to a Planned Unit Development (PUD) district. She stated that they did not request a rezoning to C-4 that would accommodate a theater, but it would also allow retail shopping, which would have substantially greater traffic both during the week and the weekend. Mr. Fisher stated that if the Land Use Guide Plan is approved, it is their hope that the rezoning to PUD be subsequently approved. If the rezoning is not approved, they would have to come back for another rezoning request. Ms. Fisher commented that the building setback that is proposed substantially exceeds the code and that the proposed building coverage is substantially less than allowed by code. Ms. Fisher presented an aerial photograph stating that the area around the site already includes a mixture of uses. Ms. Fisher said that they have determined from discussions with Hennepin County that the frontage road is surplus property and they have no objections to acquisition of the property. Ms. Fisher stated that the site is heavily wooded and presented a tree inventory. She commented that over 90% of the trees are cottonwood and poplar and are not considered to be significant woodlands. She said that any development for any land use would require substantial removal of the trees. Ms. Fisher stated the proposal would include APPROVED Planning Commission Minutes August 11, 1998 Page #153 preserving a number of trees and the rest of restitution would be provided in cash. Ms. Fisher presented a colored site plan and commented that they would agree to add landscaping and screening along the eastern side of the project. Ms. Fisher commented that the project would bring a slight positive fiscal impact to the city, and would return excess county right-of-way to the tax base. Ms. Fisher stated that they have had discussions with Plymouth Metro Link Transportation pertaining to the feasibility of offering a daytime park and ride lot. She stated that unfortunately, the short term needs may be satisfied with the current site at located at Four Seasons Mall, but that Metro Link would still be interested ind working with them for a future site. Ms. Fisher stated that the theater would be wired for teleconferencing, which could be made available for daytime use for corporate training. She stated that Centres Group was contacted by representatives from the Carlson Center for possible use of their theater that is proposed in the City of Minnetonka for a training facility. Ms. Fisher said a theater can have a positive impact on other retail and commercial uses in the area. Ms. Fisher presented an aerial photo of the St. Louis Park theater which showed that it was surrounded by a mixture of uses. Ms. Fisher commented that they don't agree with the comment in the staff report stating that the potential reuse of the theater with stadium seating is less than that of a commercial office building. She stated that in this case, the building reuse would not be difficult. Ms. Fisher stated that new development creates traffic. When you compare one use to another it is not uncommon that there will be tradeoffs with trips and times of day and days of the week. The issue is more complex than just comparing the trip generations. This use would generate significantly less morning peak hour traffic, less PM peak hour, very comparable weekday use, and more weekend traffic. She stated that there currently are traffic problems that exist at County Road 9 and Nathan Lane. Ms. Fisher stated that even though the City's policy has been to require the developer to pay for only those improvements necessitated by the land use change, they have agreed to dedicate the right of way along 45th and Nathan for turn lanes and to pay for those changes, and make provisions for a traffic signal now. She said that the traffic operation at 45th and Nathan would be the same under the existing or proposed guiding. She stated that they have discussed the possibility of a median on 45th Avenue on the west side of Nathan to discourage through traffic and to help maintain a residential character. Ms. Fisher said that they would be very few additional trips that would take place on 45th Avenue North. Ms. Fisher presented a chart depicting total daily trips that the project would generate. She commented that the weekend theater traffic is concentrated from 6:00 p.m. to 7:00 p.m. and 9:00 to 10:00 p.m., being the highest traffic times. She said that she doesn't see that there is any factual information showing the traffic on Nathan Lane would exceed the road's capacity. Ms. Fisher summarized that the theater would benefit the surrounding uses, and that there doesn't seem to be a significant traffic impact to 45th or 48th Avenues. APPROVED Planning Commission Minutes August 11, 1998 Page #154 The developer would be paying for improvements that are already needed. She stated that they have presented a proposal that merits approval. Chairman Stulberg introduced Paul Bilotta, traffic consultant for Centres Group and asked him to explain the figures they came up with for traffic trips. Mr. Bilotta stated that they used the numbers generated by the City's traffic consultant, Strgar, Roscoe, Fausch (SRF) along with an analysis of 1997 published studies pertaining to a 14 screen theater and figured out how they would vary by hour and the directional distribution from the SRF study. Chairman Stulberg asked if this calculated for the whole project. Mr. Bilotta stated that it was used for the traffic moving north on Nathan Lane, and that it equates to 11:00 a.m. traffic on Saturday morning currently. Chairman Stulberg asked if the amount of traffic going north is about 200 trips. Mr. Bioltta replied affirmatively. Chairman Stulberg asked if it is background traffic or traffic from the site. Mr. Bioltta stated that there was no background traffic included in the chart. He stated that the traffic chart is just northbound traffic, as many of the people that come in from the south would leave the site going north. Chairman Stulberg introduced Kaare Birkeland of Centres Group. Mr. Birkeland explained the market viability of the project stating that they looked at the overall population of the city and the demographics, mapped out current facilities, which are typically about a five mile radius. He said that if they are outside a five mile radius they get first run movies. He stated that the current trend is the mega multiplex theater. Mr. Birkeland stated that a 4:1 parking ratio is a substantial amount of parking. Commissioner Ribbe asked what kind of an occupancy ratio they expect. Mr. Birkeland stated that 50 to 60% is a large occupancy load for a weekend, and 13 to 15% for weekdays. He stated that the staggered start times allow flexibility for parking and getting people in an out more efficiently. Mr. Birkeland stated that the building would be constructed with structural steel to allow adaptive reuse of the building. He said that the stadium seating is on top of a slab which can be taken out and the walls are removable.. Chairman Stulberg called a recess at 8:50 p.m. and reconvened the meeting at 9:02 p.m. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Robert Arlandson of 10025 47th Avenue North. Mr. Arlandson commented that he has seen the area go from a pasture/wooded area to a busy commercial/residential area. Mr. Arlandson stated that there already needs to be improvements on Nathan Lane. He said that the issue comes down to how the area will be affected by the traffic especially on the weekends. He commented that with a commercial building, most of the traffic would be generated during the week days when the residents are at work, but with a theater the traffic would be on the weekends when the residents are home. Mr. Arlandson stated that human nature is to get out of an area APPROVED Planning Commission Minutes August 11, 1998 Page #155 any way you can more expeditiously. He asked what other improvements will be made besides a turning lane and a stop light, as those are only minor adjustments. Mr. Arlandson asked if the proposed restaurant would serve liquor. He stated that a proposed bowling alley/bar was denied about ten years ago because of traffic issues. Mr. Arlandson said the proposed theater and restaurant would have a negative impact on the neighborhood. Chairman Stulberg introduced Richard Budde of 4715 Pilgrim Lane North. Mr. Budde stated that a movie theater is an inappropriate use because of traffic and it would harm the aesthetic value of homes, and destroy the greenbelt. Mr. Budde stated that there are already traffic problems on Nathan Lane, and with the site being located an equal distance between County Road 9 and Schmidt Lake Road, traffic would be coming and going from both ways on Nathan Lane. Mr. Budde stated that nighttime activity would seriously affect the aesthetic value of the neighborhood. He said that the greenbelt should be protected and it provides screening from Highway 169. Mr. Budde questioned if the community really needs another theater. Mr. Budde stated that the notification process is inadequate as he only heard about the public hearing through word of mouth. Chairman Stulberg introduced Julie Dorough of 4710 Orleans Lane. Ms. Dorough asked why they need to overbuild with 4,200 seats if they are only expecting 50 to 60% occupancy. Ms. Dorough said that she moved to the area for the serene feeling of the neighborhood. She stated that she has seen blue herons in the area and stated that they are protected wildlife. She asked if there has been any study on crime rates with the proposed increase in nightime traffic flow. She stated her concern that the theater would be located so close to a daycare facility. Chairman Stulberg introduced Jim Dorough of 4710 Orleans Lane. Mr. Dorough stated that he is against the proposal, as it will have a negative impact on the quality of life. The project would increase traffic and noise. He stated that the proposal is not the highest or best use of the land. Chairman Stulberg introduced Rachel Johnson of 4555 Nathan Lane. Ms. Johnson stated that she and her father always take walks on the site and it contains a lot of wildlife. She said that it would be awful to ruin the wildlife and the nature setting that gives her a warm and cuddly feeling, just to put up another theater that the city doesn't need and the neighbors don't want. Chairman Stulberg introduced Todd Johnson of 4555 Nathan Lane. Mr. Johnson stated that the site contains oak trees, black locust trees, a family of foxes, deer, and it supports forest creatures. He said that Plymouth Ponds Apartments is loaded with children, and you are asking for trouble with the traffic that would be generated by the proposal. Mr. Johnson stated that crime is an issue and children are impressionable. Mr. Johnson stated that the applicant has not presented a lighting proposal, and that the lights would most APPROVED Planning Commission Minutes August 11, 1998 Page #156 likely shine into his windows. Mr. Johnson doubted that potential residents of the Gramercy Park project would like to live next to a theater. Mr. Johnson stated that the only business that would benefit from the theater would be the proposed restaurant. He said that he doubts that the Commission would approve a C-4 use on the site either. Mr. Johnson stated that there is already a park and ride in the area, and U. S. West has a teleconferencing facility on Schmidt Lake Road. Mr. Johnson stated not to forget the traffic that would be general on Friday nights or the traffic during the hours of 11:00 p.m. to 1:00 a.m. on both Friday and Saturday nights. Mr. Johnson asked if the traffic figures project the 50 to 60% occupancy or 100% occupancy. Chairman Stulberg introduced Marcie Kelner of 4750 Orleans Lane. Ms. Kelner stated that without the trees on the site they would see and hear the traffic from Highway 169. She stated that the statistics on traffic seemed subjective and that staggered start times would mean a constant flow of traffic. She said that the traffic will go wherever it needs to go exiting from the site. She asked if the neighborhood would be assessed for any improvements to Nathan Lane. Ms. Kelner commented that the proposal would mean an increase in transients and an increase in crime. Ms. Kelner asked where they would find employees to staff the theater. She asked what the hours of operation would be for the restaurant. Ms. Kelner stated that movie theaters are open every day of the year which means no relief for the neighborhood from the traffic and noise generated by the project. She urged the Commission to deny the application. Chairman Stulberg introduced Larry Kelner of 4750 Orleans Lane. Mr. Kelner stated that the project would significantly impact the residential area and asked why every inch of land has to be developed. He stated that the property values would decrease because of the traffic and urged Commission to deny the application. Chairman Stulberg introduced Mary Beth Kissling of 4640 Orleans Lane. Ms. Kissling stated that they were attracted by the overall feel, look and appearance of the neighborhood. She questioned the pictures that were taken for the computer imaging stating that she was told the pictures would include their deck. She commented that there wouldn't be any buffer from the building or lights. She asked why the city needs another theater when half the seats are empty in the current theaters. Chairman Stulberg introduced Chris Kissling of 4640 Orleans Lane. Mr. Kissling stated that he was attracted to the openness of the area, and is concerned with losing wetlands and animals. He questioned the need for another theater. He stated that there may not be a market for theaters in the next five to ten years because of technology. Mr. Kissling stated that traffic is the biggest concern, and the residential area will serve as short cuts for the traffic. He said that the lower traffic during the day for the theater would be offset by a proposed park and ride facility. He asked what additional traffic would be generated by the restaurant. He asked where the traffic numbers came from, as 50% occupancy would APPROVED Planning Commission Minutes August 11, 1998 Page #157 be about 2,500 people and coming and going at the same time would be 5,000 people. He asked how 322 parking spaces could handle that amount of traffic. Chairman Stulberg introduced Richard Nelson of 4645 Orleans Lane. Mr. Nelson said that the neighborhood would be impacted dramatically from the traffic and crime that would be attributed to the theater. He said that a stop light would have to be installed on Schmidt Lake Road and Nathan Lane and that traffic will cut through the residential area on 48th Avenue. He stated that it would be crazy to lose the wooded area, since the city has so little land left. He said that there are seven theaters within a six mile radius and the city doesn't need another theater. Mr. Nelson said that the proposal is a marketing scheme and he is not impressed with what they are proposing. Mr. Nelson stated that there will be a 10% reduction in property values with the movie theater going in. Chairman Stulberg introduced David Reiter of 9805 45th Avenue North. Mr. Reiter stated that he represents Employers Association, and their three major concerns are parking, traffic and vandalism. He said that they are concerned that there may be overflow parking that would take place on their property. He said that they do have evening classes for senior employees and spouses, and are concerned with security and vandalism. Mr. Reiter stated that he is also concerned with the traffic flow, as they have 200 to 300 cars that exit their facility. He said that they chose their site to build as they wanted a secluded environment with easy access. Chairman Stulberg introduced Manly Smith of 4680 Orleans Lane. Mr. Smith stated that there are already enough theaters in the area. He commented that traffic will increase on 45th Avenue going through to Zachary Lane. Mr. Smith asked how long residents will have to wait to get out onto Nathan Lane from the residential area. Mr. Smith said there will need to be some type of traffic control at Schmidt Lake Road and Nathan Lane. Mr. Smith stated that the traffic will have a negative impact on the businesses, and the frontage road along County Road 9 is already dangerous enough. Mr. Smith asked if the traffic from Gramercy Park was calculated into the traffic study for the proposal. He said that he hasn't heard how much traffic the restaurant will generate. Chairman Stulberg introduced Patti Walstad of 4700 Orleans Lane. Ms. Walstad said she is concerned with traffic, noise, lighting and crime. She asked if Nathan Lane and County Road 9 can be improved to handle any development. She said residents currently have to wait to get out onto Nathan Lane from the neighborhood. Ms. Walstad asked why soils conditions favor a theater versus an office building. Ms. Walstad suggested that information should be sent to residents and allow them to give their comments by phone. Chairman Stulberg introduced Wayne Sharp of 3590 Underwood Lane. Mr. Sharp stated that he owns the P.O. S. building across from the site and is concerned with the traffic flow and that it will get backed up on 45th Avenue. He asked the Commission to scrutinize the traffic numbers closely. APPROVED Planning Commission Minutes August 11, 1998 Page #158 Chairman Stulberg introduced Tom Rockford of 4700 Nathan Lane, representing Value Rx. Mr. Rockford stated that traffic is a concern for them also. He said that the land will probably be developed, but the Commission needs to decide what the best use is for the land. Ms. Johnson stated that she hoped the Commission would vote against the proposal. She said if the proposal is approved, almost everyone would be annoyed. Ms. Kelner commented that kids and adults spend enough time in front of a screen, and what we are not doing enough of is appreciating nature. Chairman Stulberg closed the public hearing. Chairman Stulberg explained that the Commission has to deal with the ordinance standards, and that doesn't include the decision on whether the City needs another theater, or if it is economically viable. Chairman Stulberg stated that all proposals are reviewed by the Development Review Committee comprised of representatives from each department in the City. Planning Supervisor Senness stated that discussions regarding the proposal have been going on for three to four months. City Engineer Faulkner stated that the concept of the traffic study is that the majority of the users would be coming from Highway 169. He stated that he feels comfortable with what the traffic engineer came up with. He said that the signal modification at County Road 9 and Nathan Lane could be sufficient improvements to work for the land use guide plan for the site. City Engineer Faulkner stated that it is up to the City to support the infrastructure for the Land Use Guide Plan. He said that there would need to be additional lanes along with the signal at 45th Avenue and Nathan Lane. Director Hurlburt said there would need to be some right-of-way acquisition at the south end of Nathan Lane near County Road 9. City Engineer Faulkner commented that there is sufficient width on 45th Avenue for three lanes. He said that staff's analysis of the traffic consultant's figures shows an acceptable level of service. City Engineer Faulkner stated that there are no improvements included in the current Capital Improve Program for Nathan Lane and Schmidt Lake Road. He commented that the State does have plans for signals on the ramps for Highway 169 near the frontage road. Mr. Birkeland stated that he would not be the developer of the restaurant, but they are talking about a sit-down restaurant with a bar. They have talked to representatives from Outback Steakhouse that would be open only for dinner and Joe's Crab Shack that would serve lunch and dinner. Mr. Birkeland said that the traffic study did include the restaurant. City Engineer Faulkner stated that the traffic study did include traffic based on the Land Use Guide Plan for the area. APPROVED Planning Commission Minutes August 11, 1998 Page #159 Chairman Stulberg asked the applicant why they need to construct 4,200 seats. Mr. Birkeland responded for functionality and flexibility. Chairman Stulberg asked what the traffic study included. Mr. Birkeland answered that a standard for average occupancy of a theater complex where numbers were calculated on a long term basis. He said that a 4:1 parking standard is sufficient to keep parking on the site. He stated that he too doesn't want parking spilling off the site. Mr. Birkeland commented that it takes more people to staff a fast-food restaurant than it does a movie theater. Planning Supervisor Senness stated that an office building would be more than two stories high and the soils couldn't support it, as it would have to be built on pilings. The owner would need financial assistance for an office building and that is not possible. Planning Supervisor Senness stated that the lighting would have to comply with ordinance standards. Staff would be looking at the proposed fixtures and that they couldn't have glare. She said that the site has been guided for office for quite some time until it was changed to commercial office with the new ordinance. She said that the site was not recommended by the Parks and Recreation Advisory Committee for open space preservation when they did their study a few years ago. Planning Supervisor Senness stated that the residents would not be assessed for any improvements on Nathan Lane. Planning Supervisor Senness stated that the site is owned by an individual or group that has the right to develop the property as long as they meet the ordinance standards and unless the city or someone else purchases the site they have the right to develop it. Planning Supervisor Senness commented that the Commission does not look at property values when deciding on a potential development. She said that the proximity to services could be a plus as far as property values. Chairman Stulberg asked if the Development Review Committee raised any public safety issues regarding the proposal. Planning Supervisor Senness stated that security was an issue, but as the area develops, it will change the amount of police patrolling. Planning Supervisor Senness stated that there were two sets of photos, but could only use one set for the imaging, as the other set had too much stuff in the foreground to project the image. Planning Supervisor Senness stated that wildlife is not protected under the zoning ordinance. She said that when development occurs wildlife tends to relocate. She stated that it was always presumed the site would be developed with an office use, and there is nothing to deny an application based on the loss of wildlife. Director Hurlburt explained the notification process. She said in this particular case, the City sends out two notices to residents within 750 feet, and three development signs were also placed on the site. She stated that State law requires a public hearing process. APPROVED Planning Commission Minutes August 11, 1998 Page #160 Mr. Bilotta stated that 5,000 people would not be on the site at one time, as the movie's start times will be staggered. He said if the goal is to minimize the time that the traffic is on the road, then one start time would be better. Mr. Bilotta said that staggered times are better for the roads to handle the traffic both off site and on site, and it also minimizes the wait in the ticket line, concessions and allows parking flexibility. Mr. Birkeland stated that Regal Cinema would add a security guard on site for Friday and Saturday nights if needed. He said that they will be working with the Public Safety Department to disperse the crowds. He stated that it is in their best interest not to have problems. The want the traffic problems to improve and also for people to have a positive experience while attending a movie. City Engineer Faulkner stated there would be "no parking" signs posted on Nathan Lane. Planning Supervisor Senness stated that the proposed use may generate a small increase in the tax base and that is one of the criteria to look at with a Land Use Guide Plan amendment. Director Hurlburt stated that it is pretty minimal in this case, but may be a significant issue in other cases. Commissioner Koehnen questioned the guide change based on soil conditions. Planning Supervisor Senness explained that it may not be feasible to develop the site now under the Commercial Office guiding, but as time goes on it may be economically possible. Director Hurlburt stated that the City has to consider if a property owner has a reasonable use of his property. If the zoning is unrealistic and they don't have a reasonable use then those factors have to be considered. She said it is probably not the case with this one. The information on the soils for the site was not from this developer, but from a previous proposal. She said that a single level building with a small footprint and a parking lot would be better economically on the poor soils. Director Hurlburt commented that the City's highest level of discretion is the Land Use Guide Plan, and the zoning needs to be consistent with the Comprehensive Plan. The Commission has to decide what the best use of the land is and what's the best thing for the community. MOTION by Commissioner Ribbe, seconded by Commissioner Koehnen recommending denial of a Land Use Guide Plan Amendment, Rezoning, Preliminary Plat, and PUD General Plan for Centres Group Plymouth, Ltd. For property located on the east side of Nathan Lane and the north side of 45th Avenue. Commissioner Ribbe commented that there are already other approvals on record that will add additional traffic to the area. He said that the City already has approved a 12 -screen complex, and he thinks that it is the Commission's role to think beyond the borders of APPROVED Planning Commission Minutes August 11, 1998 Page #161 Plymouth and influence this type of use into areas that are much better designed to serve the use. Commissioner Koehnen stated that it is not the intent to stop the development of the land, and doesn't think that leaving it Commercial Office would stop development. Commissioner Stein said he would support the motion. He said that there is no doubt that it would be an excellent facility but the site won't support it, and traffic would be an issue. He said that somebody can and will develop the site. MOTION to Amend by Chairman Stulberg, seconded by Commissioner Koehnen to strike Findings #4 and #5 from the draft resolution, as he didn't believe they were appropriate. Chairman Stulberg stated that the Commission shouldn't be in the position of saying how many theaters there should be. Roll Call Vote on MOTION to Amend. 4 Ayes. MOTION approved unanimously. Roll Call Vote on Main MOTION. 4Ayes. MOTION approved unanimously. C. HOLLYDALE GOLF, INC. (98121) Chairman Stulberg introduced the request by Hollydale Golf, Inc. for a Site Plan Amendment and Conditional Use Permit to allow construction of a 60 foot by 100 foot steel storage/maintenance building in the west portion of the golf course, located at 4710 Holly Lane North. Planner Drill gave an overview of the August 6, 1998 staff report. Chairman Stulberg introduced David Deziel the petitioner. Mr. Deziel stated he concurred 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 Ribbe, seconded by Commissioner Koehnen recommending approval of a Conditional Use Permit and Site Plan Amendment for Hollydale Golf, Inc. located at 4710 Holly Lane North. Roll Call Vote. 4 Ayes. MOTION approved unanimously. D. A.S.A.P. THERAPEUTIC MASSAGE & MYOTHERAPY (98122) APPROVED Planning Commission Minutes August 11, 1998 Page #162 Chairman Stulberg introduced the request by A.S.A.P. Therapeutic Massage & Myotherapy for a Zoning Ordinance Text Amendment to allow therapeutic massage as a permitted use in the O -R Zoning District. Planner Lindahl gave an overview of the August 4, 1998 staff meeting. Chairman Stulberg opened and closed the public hearing, as there was no one present to speak on the issue. MOTION by Chairman Stulberg, seconded by Commissioner Ribbe recommending approval of an Ordinance amending the Plymouth City Code, by amending Chapter 21, O- R (Office/Residential) Zoning District and the Findings of Fact for amending Section 21450 O -R (Office/Residential) of the Plymouth City Code. Roll Call Vote. 4 Ayes. MOTION approved unanimously. 7. NEW BUSINESS A. CITY OF PLYMOUTH (98086) Chairman Stulberg introduced the request by the City of Plymouth to consider an extension of the review period for Reguiding and Rezoning application of roughly four acres of property at the northwest corner of Vicksburg Lane and Highway 55 to CC (City Center) and CC -RE (City Center Retail Entertainment) MOTION by Commissioner Koehnen seconded by Commissioner Stein recommending waiving the 120 -day review deadline for the Comprehensive Plan Amendment and Rezoning application for roughly four acres of property located at the northwest corner of Highway 55 and Vicksburg Lane North. Commissioner Koehnen stated she is in favor of waiving the deadline to allow the City Council additional time to look at the issue more thoroughly. Vote. 4 Ayes. MOTION approved unanimously. Chairman Stulberg noted that he would be late for the meeting on August 25th Planning Commission Meeting. He reminded the Commissioners of the special Planning Commission Meeting on August 27th pertaining to Northwest Plymouth. Director Hurlburt stated that the information for the August 27th meeting will be in the same packet that they receive the Friday before the August 25th meeting. MOTION by Commissioner Stein, seconded by Commissioner Koehnen to adjourn. Vote. 4 Ayes. MOTION approved unanimously. The Meeting was adjourned at 11:03 p.m.