HomeMy WebLinkAboutPlanning Commission Minutes 10-28-1997CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
OCTOBER 28, 1997
MEMBERS PRESENT: Chairman Michael Stulberg, Commissioners Allen Ribbe
arrived at 7:07 p.m.), Bob Stein (arrived at 7:15 p.m.), Kim
Koehnen, John Stoebner, and Roger Berkowitz
MEMBERS ABSENT: Commissioner Jeff Thompson
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Supervisor Barb Senness, Planners Shawn Drill and John
Rask, 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 Koehnen, seconded by Commissioner Stoebner to approve
the October 14, 1997 Planning Commission Minutes. Vote. 2 Ayes. (Chairman Stulberg
and Commissioner Berkowitz abstained.)
5. CONSENT AGENDA:
6. PUBLIC HEARINGS:
A. CREEKSIDE, LLC (97122)
Chairman Stulberg introduced the request by Creekside, LLC for a Site Plan for a 204 -
unit apartment building and Conditional Use Permits for off-site parking and increased
building height, for property located in the southeast quadrant of Highway 55 and Nathan
Lane.
Planner Drill gave an overview of the October 21, 1997 staff report.
Commissioner Koehnen asked if the Fire Department said what they would use instead of
the lane around the site. Planner Drill replied that the Site Plan indicates two fire lane
turn-arounds with hydrants in close proximity. Planner Drill added that the applicant has
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October 28, 1997
Page #237
an application in for a Fire Lane Variance, which would need to be approved by the City
Council. The building will be sprinkled.
Chairman Stulberg introduced Tom Dillion, the petitioner. Mr. Dillion stated the
development is zoned for this use and the proposal fits in very well with the surrounding
area. Mr. Dillion presented a rendering of the building, which showed maintenance free
siding and brick with a pitched roof and balconies off each unit. There will be 204 with
three entrances for underground parking. Mr. Dillion said that by using the 121 parking
spaces on the theater site, it allowed them to increase the green space around the building.
Mr. Dillion stated that the rents will be market rate. Mr. Dillion commented that he didn't
know if he could get an exclusive easement as stated in the resolution.
Commissioner Koehnen asked why the project wasn't built in 1994 when it was approved.
Mr. Dillion replied that the building was geared toward seniors, and the owner couldn't
obtain the financing necessary to build.
Planner Drill stated that staff will address the issue of the applicant obtaining an exclusive
easement before the item goes to the City Council.
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 Site Plan and Conditional Use Permits for Creekside, LLC for property
located in the southeast quadrant of Highway 55 and Nathan Lane. Roll Call Vote. 6
Ayes. MOTION approved unanimously.
B. HOLIDAY STATIONSTORES, INC. (97153)
Chairman Stulberg introduced the request by Holiday Stationstores, Inc. for a Conditional
Use Permit to extend the hours of operation to 24 hours per day for the Holiday
Stationstore located at 9705 Schmidt Lake Road.
Planner Rask gave an overview of the October 23, 1997 staff report.
Chairman Stulberg stated he would be abstaining from voting on the item.
Commissioner Ribbe asked if staff has received any correspondence from the neighbors or
the church relating to the request. Planner Rask replied negatively.
Commissioner Berkowitz asked how things are progressing with the shared driveway with
the church, and if staff has received any feedback through the construction phase. City
Engineer Faulkner answered that he has not heard anything since they started
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October 28, 1997
Page #238
construction. Planner Rask stated that he received a letter from the church stating their
approval of changes made to the drive aisle.
Commissioner Berkowitz asked if there was any street lighting being planned for the
entrance off of Schmidt Lake Road. City Engineer Faulkner responded that it would be
up to developer to petition the City to put in a street light. Commissioner Berkowitz
asked if street lighting wouldn't be warranted with a 24-hour operation. City Engineer
Faulkner replied affirmatively. Planner Rask commented that there are lights indicated on
the plan for the shared driveway.
Chairman Stulberg introduced Mark Nelson, the petitioner.
Mr. Nelson stated that he concurs with the staff report. He commented that he did
contact the church about their proposal for a 24-hour operation prior to property notices
being sent, and he has not heard anything negative from the church.
Commissioner Ribbe questioned the need for a 24-hour operation. Mr. Nelson replied
that it is part of their business philosophy to be available to provide a service to their
customers, and to capture the activity that is already on Highway 169 and Schmidt Lake
Road.
Commissioner Ribbe asked why they would want to have two Holiday Stations so close in
proximity to serve virtually the same area. Mr. Nelson explained that there is enough of a
different traffic pattern on Schmidt Lake Road and County Road 9 for both stations, and
this particular location would service more of the immediate neighborhood to the west of
the site.
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 Stoebner
recommending approval of a Conditional Use Permit for Holiday Stationstores, Inc. to
extend the hours of operation to 24 hours a day for the Holiday Gas/Convenience store
located at the southwest quadrant of Schmidt Lake Road and Highway 169.
Commissioner Koehnen stated that lives in the area of the site and believes that the
proposal would not harm residents or other buildings, but rather provide a convenience to
them. Commissioner Berkowitz stated that because of previous discussions pertaining to
traffic and the site, he would be more comfortable to let the business operate for awhile to
see how the traffic situation is before making a decision on whether it should be allowed
to operate 24 hours a day. He said if would be more difficult to take away a Conditional
Use Permit once it is granted. Commissioner Stoebner stated that the extra hours of
operation would not affect the traffic issues that were discussed previously during the Site
Plan stage, as it pertained to traffic during peak times of the day. He said that the business
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October 28, 1997
Page #239
would be a convenience for third shift workers. Commissioner Ribbe commented that the
residents already have a convenience store in their area and approving another one to
operate 24 hours a day would be an inconvenience to the residents. Commissioner
Koehnen stated that based on the Conditional Use Permit Standards, she didn't see any
reason to deny the application. Commissioner Berkowitz said that he didn't think the
application met Condition #2 of the standards because of traffic and sight distance issues.
Commissioner Stein stated he voted against the 24-hour operation of the Holiday Store at
Shelard Parkway because it was too close to a residential area, but this isn't the case with
this proposal. He said that the 24-hour operation would not add a lot of traffic on
Schmidt Lake Road.
MOTION TO AMEND by Commissioner Berkowitz, seconded by Commissioner Stein
requiring the applicant to address street lighting at the entrance on Schmidt Lake Road
before the application moves forward to the City Council.
Commissioner Koehnen asked if that isn't already being done. City Engineer Faulkner
commented that there are no requirements to require street lighting. Director Hurlburt
stated that staff can work with the applicant to look at the lighting plan to see what can be
provided at the entrance of the site. She added that the lighting plan also serves the other
two buildings proposed on the site. She said staff will need to ensure that there is enough
visibility when making a left turn out of the site going westbound.
Roll Call Vote on MOTION to Amend. 4 Ayes. MOTION approved on a 4-1 Vote.
Commissioner Stoebner voted Nay, Chairman Stulberg abstained.)
Roll Call vote on Main MOTION. 3 Ayes. MOTION approved on a 3-2 Vote.
Commissioners Ribbe and Berkowitz voted Nay, Chairman Stulberg abstained.)
C. HOLIDAY STATIONSTORES, INC. (97154)
Chairman Stulberg introduced the request by Holiday Stationstores, Inc. for a Conditional
Use Permit to extend the hours of operation to 24 hours per day for the Holiday
Stationstore located at 2725 Campus Drive.
Chairman Stulberg stated he would be abstaining from this item.
Planner Rask gave an overview of the October 23, 1997 staff report.
Chairman Stulberg introduced Mark Nelson, the petitioner.
Mr. Nelson stated his concurrence with the staff report.
Chairman Stulberg opened and closed the public hearing as there was no one present to
speak on the issue.
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October 28, 1997
Page #240
Commissioner Koehnen asked if the residents would be able to see the lighting from their
home. Planner Rask replied negatively, as there are mature trees and other buildings that
would block the view. Director Hurlburt stated that the City requires a lighting plan to
make sure the lighting doesn't spill over into areas outside a proposed development site.
MOTION by Commissioner Koehnen, seconded by Commissioner Stoebner to
recommend approval of a Conditional Use Permit for Holiday Stationstores, Inc. to extend
the hours of operation to 24 hours a day for the Holiday Gas/Convenience store located at
the northeast quadrant of Northwest Boulevard and Highway 55.
Commissioner Koehnen stated that the proposal would not cause increase traffic through
the neighborhood.
Roll Call Vote. 5 Ayes. MOTION carried unanimously. (Chairman Stulberg abstained.)
MOTION by Commissioner Ribbe, seconded by Commissioner Berkowitz to adjourn the
meeting. Vote. 6 Ayes. The meeting was adjourned at 7:59 p.m.