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HomeMy WebLinkAboutPlanning Commission Minutes 04-17-2013Approved Minutes City of Plymouth Planning Commission Meeting April 17, 2013 MEMBERS PRESENT: Chair James Davis, Commissioners Marc Anderson, Bryan Oakley, Scott Nelson, Nathan Robinson, Gordon Petrash and Dick Kobussen MEMBERS ABSENT: None. STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior Planner Joshua Doty and Office Support Representative Janice Bergstrom 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Petrash, seconded by Commissioner Robinson, to approve the April 17, 2013 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE APRIL 3, 2013 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Petrash, seconded by Commissioner Nelson, to approve the April 3, 2013 Planning Commission Meeting Minutes. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. CARLSON REAL ESTATE SERVICES, LLC (2013019) Chair Davis introduced the request by Carlson Real Estate Services, LLC for a conditional use permit to exceed 50 percent office use in the I-2 zoning district for property located at 161 Cheshire Lane. Senior Planner Drill gave an overview of the staff report. Commissioner Kobussen asked if the building directly to the south at 141 Cheshire Lane would be able to increase its office use if the 52 stalls in the proposed parking easement area on that site are not counted. Approved Planning Commission Minutes April 17, 2013 Page 2 Senior Planner Drill responded that a building permit is required for office expansion, so staff would be able to analyze and monitor the parking for that building if any changes were proposed in the future. Chair Davis introduced the applicant, Raymond Vaughn, representing Carlson Real Estate Service. Commissioner Petrash asked if the part of the building to be converted to office space is presently vacant or occupied. Mr. Vaughn responded that their tenant, Super Dimension, presently occupies that space as warehouse but would convert some of it to office space for their business. Commissioner Petrash asked if Super Dimension would increase the number of employees. Mr. Vaughn responded that over time they may possibly increase employees, but do not plan to increase the number of employees initially. Chair Davis opened and closed the public hearing as there was no one present to speak on the item. MOTION by Commissioner Nelson, seconded by Commissioner Anderson, to recommend approval of the request by Carlson Real Estate Services, LLC for a conditional use permit to exceed 50 percent office use in the I-2 zoning district for property located at 161 Cheshire Lane. Roll Call Vote. 7 Ayes. MOTION approved unanimously. B. STUDIO M ARCHITECTS (2013021) Chair Davis introduced the request by Studio M Architects for a zoning ordinance text amendment to allow trade schools in the C-3 zoning district and a conditional use permit for PCI Academy for property located at 4315 Peony Lane. Senior Planner Doty gave an overview of the staff report. Commissioner Anderson asked if the exhibit with the yellow line is showing an actual lot line for that building. Senior Planner Doty responded affirmatively. Commissioner Anderson questioned if parking on the southeast side is all controlled by this building even though it is close to the bank, whether the bank is allowed to use it. Senior Planner Doty responded that there is a cross access agreement in place. Approved Planning Commission Minutes April 17, 2013 Page 3 Commissioner Anderson asked whether staff took overflow parking from the bank into consideration when analyzing the school's parking demand. Senior Planner Doty responded affirmatively. Commissioner Nelson asked if there are currently any other trade schools with a conditional use permit in the C-3 district? Senior Planner Doty responded there is a property zoned C-2 at County Roads 6 and 101. The city approved a conditional use permit for a cosmetology school under the umbrella of the Minnesota School of Business. Commissioner Nelson asked if the text amendment is approved, whether a trade school would be allowed in any C-3 zoning district. Senior Planner Doty responded affirmatively, provided they came forward with a conditional use permit request. Commissioner Kobussen asked how staff determined the need for 39 park spaces. Senior Planner Doty said staff looked at peak demand, specifically the highest number of staff and students that would be present at one time, then identified one space per staff and one space per two students, plus a requirement for one space per 200 square feet for salons. Staff went above and beyond what the research showed to make sure the city would be covering the needs of the business for staff, students and customers. Commissioner Kobussen what the maximum number of customer would be, given the number of chairs and questioned whether enough parking is being provided. Senior Planner Doty responded that one space per 200 square feet is the city-wide standard for retail uses, and it is the standard the city uses for salons. Senior Planner Doty deferred to applicant for additional detail. Commissioner Nelson about the extent of business hours. Senior Planner Doty deferred to the applicant, but noted that typically C-3 uses have a need for longer hours. Chair Davis introduced the applicant, Mary Lokken from Ames, Iowa. Ms. Lokken stated that PCI Academy has a school in New Hope that they are moving to Plymouth. They plan to move 20 students. She noted that students are a on 10 -month rotating program. She stated when the academy is at full capacity, which they anticipate to be 50 students, the hours will be Monday through Thursday from 9 am to 9 pm and from 9 am to 5 pm on Friday and Saturday. She said they will be split shifting students so they will be signing up for a specific schedule that includes some evenings and Saturdays, which are the busiest times. Approved Planning Commission Minutes April 17, 2013 Page 4 Commissioner Nelson noted that the busiest time for parking at the bank would be between 9 am and 5 pm, which differs from the school's busiest times. Ms. Lokken noted that she has an account at that bank and has never seen more than four cars parked there. She also noted that the bank is delighted they are coming. Commissioner Kobussen asked about staff and student ratios and the customer workload. Ms. Lokken responded that state requirement is 1:20 but they a vocationally -based standard of 1:15. She stated they have a person who does financial and admissions work and that generally the maximum number of staff is five to six, but they are not all there at the same time. The State of Minnesota does not allow students to go more than eight hours a day, hence the split shifting works very well and allows them to be in a smaller facility. She said there are 32 stations and they have 20 percent absenteeism every day. Ms. Lokken stated they are busiest at night, as that is when working folks come. Commissioner Petrash what regulatory body in Minnesota covers trade schools. Ms. Lokken responded they are licensed by Cosmetology State Board and the Minnesota Office of Higher Education, plus they are approved by the national accrediting agency for career schools and the federal Department of Education. Chair Davis asked if they would be making any exterior changes to the building. Ms. Lokken responded that the only change would be a new lighted sign. Chair Davis opened and closed the public hearing as there was no one present to speak on the item. Commissioner Petrash stated that he lives in area, and it is nice the building will not be vacant for long, accommodating a like kind of business that was there. He stated he is very supportive of the request. Commissioner Nelson added that he likes the flexibility of adding trade schools in the C-3 district and that it makes sense. He also added that he is not concerned about the parking, based on when the school's busy time is in comparison to the bank. MOTION by Commissioner Anderson, seconded by Commissioner Kobussen, to recommend approval of the request by Studio M Architects for a zoning ordinance text amendment to allow trade schools in the C-3 zoning district and a conditional use permit for PCI Academy for property located at 4315 Peony Lane. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 7. NEW BUSINESS Approved Planning Commission Minutes April 17, 2013 Page 5 A. CANCEL MAY 1, 2013 PLANNING COMMISSION MEETING 8. ADJOURNMENT MOTION by Chair Davis, with no objection, to adjourn the meeting at 7:34 p.m.