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
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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
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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
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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.
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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
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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
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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
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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.
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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.
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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.
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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
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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)
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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.