HomeMy WebLinkAboutCity Council Minutes 06-28-2004 SpecialAdopted Minutes
Special Council Meeting
June 28, 2004
Mayor Johnson called a Special Meeting of the Plymouth City Council to order at 7:00 p.m. in
the Council Chambers, 3400 Plymouth Boulevard, on June 28, 2004.
COUNCIL PRESENT: Mayor Johnson, Councihnembers Black, Slavik, Hewitt, Neset Bildsoe,
and Stein.
ABSENT: None.
STAFF PRESENT: City Manager Ahrens, Police Chief Goldstein, Public Works Director
Faulkner, Community Development Hurlburt, Planning Manager Senness, Senior Planner Drill,
Housing Manager Barnes, and City Clerk Paulson.
Mayor Johnson stated that residents have asked her why the Council is addressing the two items
that are on the agenda this evening rather than at a regular Council meeting. She stated the
Council desired to have a full Council in attendance when these items were to be considered, and
due to vacation schedules, it wouldn't have been possible to have them on a regular Council
agenda. In addition, the Council wanted to make sure that these items had all the time that they
needed.
Comprehensive Plan Amendment for Removal of a Segment of Medina Road from the
Transportation Plan Chapter of the Comprehensive Plan (2003114)
Mayor Johnson stressed that the Council is not voting on constructing Medina Road this evening
but is discussing removing it from the Transportation Plan of the Comprehensive Plan for future
planning.
Community Development Director Hurlburt illustrated the segment of Medina Road between
Vicksburg and Dunkirk Lanes that is contained in the Transportation Plan of the City's
Comprehensive Plan. She stated the City's Transportation Plan shows Medina Road as a major
collector between Niagara Lane on the east and the City's western border. The plan shows the
un -built segment as a future roadway. She stressed that there are no plans to construct this
segment, nor are there any funds available for construction.
She noted that Medina Road abuts the southern part of the property at Vicksburg Lane and
Highway 55. She stated the next item on the agenda involves a possible redevelopment at that
site (former Dana Spicer property — CSM developer). She stated these projects are related as the
traffic studies with these two developments are related. She stated the Planning Commission
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Special Meeting of June 28, 2004
Page 2 of 13
voted to not remove Medina Road from the Transportation Plan and voted to approve the
proposed CMS development at Vicksburg Lane and Highway 55.
Councilmember Stein stated that he wouldn't be discussing or voting on the CSM project due to
a conflict of interest.
Pete Cahill, 16305 29th Avenue North, requested a correction be made to the Planning
Commission's minutes regarding his suggestion for a separate emergency vehicle exit from Fire
Station No. 3. He stated that he wasn't suggesting that Dunkirk be extended. Community
Development Director Hurlburt stated staff contacted the Minnesota Department of
Transportation, and they wouldn't allow that.
Tom Jes, 5055 Evergreen Lane, stated while the City wouldn't currently be committed to
extending Medina Road in the near future, the option would still be there. He discussed his
concerns relative to the adjacent wetlands and how they would be impacted with drainage, how
to preserve a Class A wetland, and how to mitigate the loss of a wetland. He stated he feels the
extension of Medina Road would eventually occur as a result of CSM's proposed development.
Mayor Johnson stated the CSM development wouldn't include constructing any portion of
Medina Road.
Donn Sandell, 1600 26th Avenue North, asked if Medina Road would be extended, could there be
the possibility that it would run through Weston Lane. If that would be the case, their
development would receive traffic that would like to avoid the Highway 55/Vicksburg Lane
intersection. He stated it also concerns him that if Medina Road were extended, they would lose
a lot of the wetland, and the wetland assists in absorbing water runoff. He stated holding ponds
tend to channel water rather than absorbing it.
Clinton Faust, 2870 Weston Lane, stated the two items this evening are unavoidably linked. He
stated if the CSM development would be approved, the volume of traffic from that development
would lead to extending Medina Road, and the wetlands would be affected.
Motion was made by Councihnember Slavik, and seconded by Councilmember Black to remove
Medina Road from the Transportation Plan of the City's Comprehensive Plan.
Councilmember Slavik shared concerns with the residents regarding the impacts to the adjacent
wetlands. She stated this would be a lost opportunity as they wouldn't be able to create a high
quality wetland. She voiced her concern of the school bus stops on Medina Road, and that
additional traffic on this road would create a hazard.
Councilmember Black voiced her support of the motion as she tried to remove this road from the
Transportation Plan when the Council updated the Comprehensive Plan in 2000.
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Special Meeting of June 28, 2004
Page 3 of 13
Councilmember Hewitt stated that it's difficult for her to make a decision on this item until she
hears what occurs with the former Dana Spicer site. She stated she doesn't support Medina Road
being extended. She stated the CSM development would force traffic onto Vicksburg Lane. She
stated she would like to be assured that Medina Road would never be connected to Weston Lane.
Councilmember Slavik stated that she prefers to vote on this item first before the Dana Spicer
site is discussed.
Councilmember Bildsoe asked what would drive the extension of Medina Road, a commercial or
retail development. Community Development Director Hurlburt replied that if the Council
would approve CSM's commercial development, there would be an increase in the amount of
traffic. However the traffic volume of all roads affected would drive it, not just the commercial
development.
Councilmember Bildsoe stated at this time, he would be opposed to extending Medina Road.
However, he believes that a future Council should make that decision especially if the Highway
55 and Vicksburg Lane intersection became problematic, and if there would be a means to
reducing cut -through traffic through the neighborhood to the south.
Community Development Director Hurlburt stated there is a section of right-of-way at Weston
Lane so there would be the option if the City wanted to make the connection to Medina Road. It
doesn't commit the City either way.
Councilmember Hewitt stated that she wants to make sure that Medina Road wouldn't be
extended to Weston Lane. She stated if Medina Road would be removed from the
Transportation Plan, there wouldn't be the connection at Weston Lane.
Mayor Johnson stated if that were to ever be considered, there would be a public process.
Community Development Director Hurlburt commented that the Transportation Plan doesn't
address the right-of-way at Weston Lane; therefore, the only way to eliminate the possibility of
connecting Medina Road to Weston Lane would be to vacate that right-of-way.
Councilmember Stein voiced his opposition to the motion as he doesn't see any benefit in
removing Medina Road, and it's important to provide flexibility for future Councils. He stated
he wouldn't currently support constructing that section of Medina Road. He commented that
giving some part of the wetland in order to protect the safety of the adjacent neighborhood is
very important.
Councilmember Neset asked what the approximate westbound trips on Highway 55 are as well
as the projected levels. Dave Montebello, with SRF Consulting Group, Inc., replied the current
volume of traffic between Vicksburg Lane and Highway 24 is 39,000 vehicles per day, and the
future volume is projected near 55,000 to 60,000 vehicles per day by the year 2030.
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Special Meeting of June 28, 2004
Page 4 of 13
Councilmember Neset stated he wouldn't support removing Medina Road from the
Transportation Plan, as that roadway would eventually be the same as Highway 55.
Councilmember Slavik stated if Media Road would be extended, the traffic would travel through
the residential neighborhoods. She stated if Medina Road would be removed from the
Transportation Plan this evening, any future Council would have the ability to place this back in
the Transportation Plan. She stated it's ridiculous to construct Medina Road through the
wetlands.
Councilmember Black agreed with Councilmember Slavik.
Mayor Johnson stated she supports removing Medina Road from the Transportation Plan. She
stated her issue isn't with the CSM development but how the Minnesota Department of
Transportation and the Federal Government need to allocate highway funds for three lanes
divided for I-494 and Highway 55. By not improving these roadways to that extent, it causes
cut -through traffic through the residential neighborhoods.
The Council voted on the motion, and with Black, Hewitt, Slavik, and Johnson voting yes, and
Neset, Bildsoe, and Stein voting no, the motion failed.
Motion was made by Councilmember Hewitt, and seconded by Councilmember Bildsoe to
direct staff to begin the process for vacatingthehe right-of-way at Weston Lane. With all members
voting in favor, the motion carried.
Comprehensive Plan Amendment for Dana Spicer Site
Mayor Johnson reiterated that Councilmember Stein wouldn't be discussing or voting on this
item due to a conflict of interest. Therefore, in order to amend the Comprehensive Plan, four
votes would be required.
John Gelderman, from CSM Corporation, illustrated the proposed Site Plan for the former Dana
Spicer site at the intersection of Vicksburg Lane and Highway 55. He explained that Lowe's
would be the main retail tenant with mixed retail and housing on the south end of the site. He
indicated that since the Council last reviewed this project, the entire Lowe's building has been
moved further north on the site away from the residential area to the south. The loading docks
for the Lowe's building would also be closer to Highway 55. He explained there would be an
option for a berm along Medina Road whether that road would be removed from the City's
Transportation Plan or not. He spoke of traffic improvements that would occur at the
intersection if the project would be approved, and possibly utilizing tax increment financing for
those improvements.
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Special Meeting of June 28, 2004
Page 5 of 13
He illustrated a plan for the site if the property would remain industrial. He stated this site would
contain some type of development. If the site remained industrial, the existing building would be
renovated for multi tenants and an additional building would be constructed on the site. The
industrial market is improving, so that is a viable option.
Mayor Johnson asked what the value of the property would be if the property remained industrial
or if it was redeveloped for the commercial use. Mr. Gelderman replied the value of the property
would be approximately $15 million if it remained industrial or $25 to $30 million if it was
redeveloped for commercial use. Community Development Director Hurlburt added staff is
unsure if they would qualify for tax increment financing if the site remained industrial.
Mr. Gelderman stated there would be two access points to the site which would be very similar
to the accesses to Cub Foods and Lund's. One access would be on Vicksburg Lane at 32nd and
the main entrance at Medina Road right-of-way, which would give them access directly into their
residential part of the project and the service delivery to the retail part of the development. He
stressed that Medina Road has never been part of their plans for this site, and it wouldn't make
any difference to them if it was included or not. He noted their flexibility with the tenants for the
smaller retail area on the site. He stressed that their intent is to construct a high quality
development.
Ted Simons, Director of Real Estate with Lowe's Company, stated Lowe's is the 50th largest
Fortune 500 Company in the country. He explained they are a high-end home improvement
department store. They have wider and well -lit aisles and a more clean shopping environment
than their competitors. He stated they would have 150 employees with 75% of them being full-
time. He spoke of their community involvement, and they would like to be a part of Plymouth.
He stated they support berming along Medina Road.
Mr. Gelderman, by request of Councihmember Hewitt, illustrated the proposed walkways within
the development.
Mayor Johnson noted that Tony Strauss, 16700 40th Avenue North, who had to leave the
meeting, supports the proposed project.
J. Roger Anderson, 3000 Black Oaks Lane, stated he is also representing his neighbor who
resides at 2900 Black Oaks Lane, and they are concerned if this development would be
approved, there would be more water problems in the future. He stated they are also concerned
about potential traffic problems with this development.
Mayor Johnson noted that Jessica Gwilt, 4270 Quaker Lane, supports the project even though
she wouldn't be able to address the Council.
Brad Coats, 1820 Peony Lane, stated that he supports the project, as there would be more retail
choices for residents. In addition, he feels that redeveloping the site with mixed retail and
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Special Meeting of June 28, 2004
Page 6 of 13
housing development is better than renovating an old industrial building and constructing another
industrial building on site.
Donn Sandell, 16000 26`h Avenue North, discussed the City's community vision statements and
how they relate to the proposed project, and more importantly, how the project would
accomplish those goals/statements. He stated other communities have discovered that
commercial developments along major highways have been a mistake due to "stop and go"
traffic. He noted that there is a major amount of wetland protruding into the CSM site, which
would be equivalent to the size of two football fields. He stated there would be a major impact
to this wetland.
Nicholas Reynolds, 4270 Quaker Lane, stated he supports this project. He stated he views the
City as a growing community, and the proposed project would be in that direction. He stated the
industrial use would be ugly, and he stated this is what people would see when they enter the
community. He stressed the need to improve the appearance of the City along the Highway 55
corridor.
Gary Landis, 4590 Weston Lane North, stated he supports the CSM project, and he stressed that
there would be some type of development on this property. He stated he is an avid supporter for
the preservation of green space, so he would like the City to regain control over this site. He
noted that the Council would have a large amount of discretion in reguiding the property. He
stated the Vicksburg Lane and Highway 55 intersection is a major part of the City's "storefront."
He requested that this site not be developed for industrial as he doesn't believe that this site is the
best for industrial.
Pete Cahill, 16305 29`h Avenue North, stated he is opposed to the development. If this
development would be approved, he requested that a berm be constructed to allow for a barrier,
and there would be restrictions on lighting of the site and the hours in which trucks can deliver to
the retail sites.
Mike Sims, 17850 18"' Circle North, stated he supports this project. He stated this project would
assist in "cementing" the City Center area, and it's an opportunity to capture a unique property.
He stated to leave the property as an industrial use is a mistake, as the residents need more retail
services.
Clinton Faust, 2870 Weston Lane, stated a lot of emphasis has been made about possible retail
opportunities and having a Lowe's. However, with the Lowe's store, he believes Hamel
Building Supply, Home Depot, and Dundee's are all within five minutes of this site, and they
could be in danger. He stated he has heard that McDonald's would be one of the restaurants on
this site, and there are already two other locations within five minutes of this site. He stated this
proposed development has the potential of adding additional traffic in this area that may not be
indicated in the SRF traffic study. He stated he feels the SRF traffic study and staff reports have
been biased, and they support the project. He stated there should've been other traffic analysis
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Special Meeting of June 28, 2004
Page 7 of 13
completed with traffic improvements if the site remained industrial. He stated the staff report
contained vacancy figures in terms of industrial developments, but failed to mention vacancies
for retail developments, which he perceives as bias. He stated improvements that have been
made to this development were because the Council didn't support the first concept. He stated
he doesn't support the project, and he feels the Council should let the real market determine the
value of this property as it's currently zoned.
Mayor Johnson stated that staff and any consultants that the City hires are not bias, and the
Council doesn't always agree with them. If the Council felt they weren't receiving adequate
information, that would've been addressed prior to tonight's meeting.
Greg Merz, 1520 29`h Avenue North, stated that he supports the proposed project. The Council's
vote tonight is extremely important, as it would impact the current and future residents of the
City. He stated if the Council approves the development, there would be new employment
opportunities, a planned unit development that would buffer the residential area to the south, and
it would complimentary impact the City Center area. He stated the positive benefits outweigh
any potential perceived negatives. In addition, if the CSM project is approved, the City would
have identified a new revenue stream and that would assist with improvements at this
intersection of Highway 55 and Vicksburg Lane.
Jim Damiani, 12150 43rd Avenue North, voiced his support for the project. He stated a lot of the
traffic congestion on Highway 55 as well as future congestion is due to the developments in
Buffalo and Medina, not this specific site. He stated the current building on this site is unsightly,
and he stated the Highway 55 corridor shouldn't be filled with industrial buildings.
Tom Jes, 5055 Evergreen Lane North, stated if the housing portion of this development would be
for senior housing and part of the City Center area, there is a problem that the other part of the
downtown area is on the other side of Highway 55. He asked how senior citizens would be able
to safely cross Highway 55. He stated with the site being approximately 28 acres and with the
likelihood of receiving the average of 30 inches of rain per year, where would all that water
drain. He stated based on the City's history, there has never been a requirement for developers
to provide funds to clean the storm water retention ponds. He stated the City should make sure
the runoff and silt is addressed at the beginning.
Mayor Johnson clarified that the City does hold money from the developers for the purpose of
cleaning the ponds the first time.
Mike Monson, 1805 Kirkwood Lane, voiced his support for the proposed project.
Eric Bjorlin, 2935 Weston Lane, stated he doesn't support the project. He stated the light
industrial use doesn't have to be ugly. He spoke of the nice appearance of the Turk building on
Schmidt Lake Road. He asked if the City could assist CSM in removing the Dana Spicer
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Special Meeting of June 28, 2004
Page 8 of 13
building. He stated he is worried about the proposed walkways within the retail development,
and he questioned if this site would be a better gateway to the City Center area.
Todd Hanson, 3685 Weston Lane, stated he supports the project. He stated this property would
be redeveloped, and he feels the proposed project is the best fit. He stated the retail development
would enhance the downtown area, and it would serve all residents in the City.
Jeff Eaton, 4620 Underwood Lane, stated he supports the project, and CSM Corporation is a
great developer who does first class work. He stated he believes that high quality developments
generate higher residential property values.
Joan Eaton, 4620 Underwood Lane, stated she supports the proposed development. She stated
that due to developments, areas in the City would change. She stated that she resides near
Northwest Boulevard, and she noted how that area has developed when some of the residents
would've liked it to remain undeveloped.
Mayor Johnson noted that Tony Strauss, 16700 40th Avenue, Amy Alexander, 17815 32nd Place
North, and Paul Nicholson and Mary Bussiere, 4760 Oakwview Lane, had to leave the meeting,
but they support the project.
Jan Haugen, 15760 27th Avenue North, representing Shenandoah Townhome Association, stated
some of their residents would rather have the proposed development versus a chemical plant at
this site.
By request of Mayor Johnson, Public Works Director Faulkner discussed the wetland and
flooding concerns that were expressed by residents. He stated this development, as other
developments, would need to meet standard requirements for wetland and treating their storm
water. They have conceptually shown ponds, but they would need to make sure that the current
rate of runoff wouldn't be exceeded with the development as well as addressing water quality
treatment. He stated he wouldn't anticipate any significant increase in the drainage to the
wetland.
Community Development Director Hurlburt stated if the amendment to the Comprehensive Plan
were approved this evening, the developer would need to present a zoning plan consistent with
the Comprehensive Plan. She stated the City would have the opportunity to create a planned unit
development specific for this site.
Mayor Johnson stated whether this development would have an impact to surrounding
businesses, Hamel Building Center has previously indicated their opposition. The City hasn't
heard any specific comments from Home Depot or Dundee's.
Mayor Johnson requested staff to address the concerns regarding the City's vision statements,
and if the City would be abandoning those goals if this project is approved. Community
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Special Meeting of June 28, 2004
Page 9 of 13
Development Director Hurlburt stated those vision statements were reviewed when the
Comprehensive Plan was developed. After reviewing those value statements, a Land Use Plan
was created. She stated those vision statements are also used to determine how property should
be developed, per regulations, if no green space is remaining.
Councilmember Black added that the City tries to protect the environment to the greatest extent
possible, but property owners do have rights to develop their properties within the zoning
requirements.
Mayor Johnson asked if it was analyzed on how pedestrian traffic would cross Highway 55 from
this development. Community Development Director Hurlburt replied that the traffic reports
don't specifically discuss that. However, when this project was initially discussed, there was a
discussion on where a grade separation would occur, which would be east of this intersection,
not right at the intersection.
A discussion was held on whether there could be use of tax increment financing for refurbishing
the existing building on the site. Community Development Director Hurlburt stated the site
would need to be qualified as a redevelopment district in order to be considered for tax increment
financing.
Councilmember Bildsoe asked about the market for retail and industrial developments. Mr.
Gelder -man replied the retail market is much more robust, and traditionally, the industrial
developments have a higher vacancy rate. He stated there are a number of retailers that are
looking for the smaller retail areas of this site.
Councilmember Bildsoe asked if there would be flexibility with one of the fast food restaurants,
rather than a McDonald's. Mr. Gelder man replied yes.
Motion was made by Councilmember Hewitt, and seconded by Councilmember Slavik, to deny
the Comprehensive Plan amendment.
Councilmember Hewitt stated she is concerned about traffic during the weekend hours because
basically there would only be one entrance and exit other than the service entrance off Medina
Road. She stated peak patterns are also an issue. She stated she doesn't believe that the City
Center area needs to be expanded to the other side of Highway 55. She spoke highly of Lowe's,
but she stated that isn't a good fit for this location. She stated walking from Highway 55 to
Lowe's or Walgreen's (a retail business confirmed for this development) wouldn't be pedestrian
friendly. She stated that if McDonald's would locate there, she could envision that being an area
where teens would congregate. She reiterated that she doesn't support extending Medina Road,
but this development would eventually encourage that. She agreed that the current building on
the site isn't very attractive; however, there could be the possibility that tax increment financing
could be used to approve the appearance. She stated if residents desire additional retail, she
could support a Kohl's or Herberger's at this site as they currently aren't in the area, but they
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Special Meeting of June 28, 2004
Page 10 of 13
already declined. She stated no additional services with the Lowe's would be added that aren't
already apart of the community. She stated she also couldn't justify using tax increment
financing to improve the Highway 55 and Vicksburg Lane intersection.
Councilmember Slavik explained her issue is that Medina Road is still on the Transportation
Plan, and that would allow it to be constructed that much sooner if this amendment would be
approved this evening. She stated that basically there would only be one entrance that would be
used for this development. She stated in comparison, Home Depot has had to hire police officers
to direct traffic, and they have two accesses. She stated she is concerned about emergency
vehicle access to this site.
Councilmember Bildsoe stated this property is a major point in the City. He stated he was
originally opposed to the project, but when CSM Corporation came forward as the developer of
the project, he was really pleased as they have constructed many fantastic developments, and he
was encouraged. He stated he doesn't agree with the selection of some of the housing, and there
are a lot of details that have to be addressed, but he is encouraged that CSM has committed their
time and resources to make it a good development. This is an opportunity for a quality
development for all residents of the City to use and enjoy. He stated he would support the
Comprehensive Plan amendment. He stated he doesn't see why the City Center area couldn't be
expanded, and the Council would be able to exercise a high level of discretion with a Planned
Unit Development for this site.
Councilmember Black stated she wouldn't be supporting the motion. She agrees with the
residents who support this development. She stated the City would work with CSM Corporation
to address drainage of the site and traffic issues. She stated the traffic would be the biggest issue,
as this is heavily traveled area. She stated the only way to improve this intersection is to make
the surface of Vicksburg Lane go over the top of Highway 55. She stated she would rather see
the proposed development other than what's currently there.
Councilmember Neset stated he supports this development. He stated he's confident that staff
and CSM Corporation would address the traffic and drainage issues. He stated it's more
important that the City doesn't lose the element to have control over this site.
Mayor Johnson stated she is very hesitant in approving the amendment to the Comprehensive
Plan for this development, as the Council didn't take the action to remove Medina Road from the
Transportation Plan this evening. She stated there are many traffic and congestion issues
surrounding this development, and she feels there could be some other type of commercial
development that would look better at this intersection. She indicated that she is also concerned
about the LA -4 guiding of the site and using a residential component to buffer a residential
neighborhood.
Mr. Gelderman stated another option could be to table this item tonight in order that the Medina
Road issue could be discussed further.
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Special Meeting of June 28, 2004
Page 11 of 13
Motion was made by Councilmember Bildsoe, and seconded by Councilmember Black, to call
the question. With all members voting in favor except Johnson, the motion carried.
The Council voted on the motion and with Hewitt, Slavik, and Johnson voting yes, and Black,
Neset, and Bildsoe voting no, the motion failed.
Motion was made by Councilmember Stein, and seconded by Councilmember Black, to
reconsider removing Medina Road from the Transportation Plan. With all members voting in
favor, the motion carried.
Councilmember Neset stated he was opposed to removing it from the plan, as he didn't want to
limit future councils in determining what occurs with Medina Road, but yet, he doesn't want it to
impact this development. He noted there would be a significant amount of berming along
Medina Road with the CSM development.
Mayor Johnson asked if this motion passes, could the right-of-way for Medina Road be used or
incorporated as part of the CSM development. Community Development Director Hurlburt
replied as the right-of-way exists, there would need to be an encroachment agreement for the use
of it. City Attorney Knutson added the City would need to examine the form of ownership.
The Council voted on the motion, adopting a Resolution Approving Comprehensive Plan
Amendment for the City of Plymouth to remove the Proposed Segment of Medina Road between
Vicksburg and Dunkirk Lanes (2003114 — Res2004-257), and with all members voting in favor
except Bildsoe, the motion carried.
Motion was made by Councilmember Black, and seconded by Councilmember Bildsoe, to adopt
a Resolution Approving a Land Use Guide Plan Amendment for CSM Corporation for Property
located at the Southwest Corner of Highwav 55 and Vicksburg Lane (2004024 — Res2004-255).
Mayor Johnson reiterated that she doesn't support the LA -4 guiding for the residential
component of the project.
Councilmember Bildsoe stated that issue could be addressed during the rezoning process
Community Development Director Hurlburt stated the option is to either reguide the southern
portion to LA -4 or it would remain industrial. She stated those comments could be made on the
sketch plan when the zoning is reviewed.
Mayor Johnson asked about Plymouth Station's buffer from the residential area. She stated she
is concerned that the same scenario could occur at this site where the daycare use didn't work.
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Special Meeting of June 28, 2004
Page 12 of 13
Community Development Director Hurlburt stated the Plymouth Station site is small with a lack
of visibility. However, the property at Highway 55 and Vicksburg Lane is more of a visible site.
She stated that she agrees with the Planning Commission that a townhome development
wouldn't be a good fit at this site.
Mr. Gelderman stated they have a daycare/preschool center that is very interested at this site. He
stated the issue whether there be residential versus daycare, if there are better uses that the
Council would like to suggest, they would happy to review them.
Mayor Johnson stated that she would be voting in favor of the motion, but she has concerns
regarding some of the retail tenants (i.e. McDonald's), buffering, flow of truck traffic,
landscaping (discussed at the beginning rather than the end), the residential component, and
traffic congestion.
Councilmember Slavik stated even though the Council just rescinded their action regarding
removing Medina Road from the Transportation Plan, she still has concerns over the CSM
development. She stated she is not confident that in the future, Medina Road wouldn't be
opened up for this development. She stated the traffic and congestion problems that currently
occur at Home Depot would be duplicated with this development.
There being no further discussion, the Council voted on the motion. With Black, Neset, Bildsoe,
and Johnson voting yes, and Hewitt and Slavik voting no, the motion carried.
Motion was made by Councilmember Black, and seconded by Councilmember Bildsoe, to adopt
a Resolution Providing Informal Comments on the Proposed PUD Sketch by CSM Corporation
for Commercial and LA -4 Redevelopment of the Dana Spicer Site, located at the Southwest
Corner of Highway 55 and Vicksburg Lane (Res2004-256).
The Council amended the following conditions in the Resolution to read:
3. The LA -4 area in the south portion of the site shall be developed with a daycare center.
6. The PUD general plan shall address outdoor storage, display and sales.
7. The fast food use and related drive -up shall be removed from the plan.
9. Upon submittal of a PUD General Plan application, the developer should provide an
alternative plan showing a landscaping berm along the south portion of the site near the single-
family area. Such berm shall lie within the Medina Road right-of-way to the maximum extent
possible.
11. The developer should consider rain gardens, green roofs or other features to reduce the
quantity of surface water from the site.
The Council added the following conditions:
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Special Meeting of June 28, 2004
Page 13 of 13
12. The PUD General Plan shall buffer loading areas and truck deliveries from the residential
area, and limit hours for deliveries.
13. The developer shall consider limiting the hours of operation for businesses on the site.
14. Use of outdoor loudspeakers shall be limited.
With all members voting in favor but Black (wasn't present in room when vote was being taken),
the motion carried.
Adjournment
Mayor Johnson declared the meeting adjourned at. 1032 p.m.
Sandra R. Paulson, City Clerk