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HomeMy WebLinkAboutPlanning Commission Minutes 08-06-2003DraftMinutesPage 1of 9 ApprovedMinutes CityofPlymouth PlanningCommissionMeeting August6, 2003 MEMBERSPRESENT: ChairPeggyLarson, Commissioners FrankWeir, KendallGriffith, Jason RohloffandJamesHolmes MEMBERS ABSENT: Commissioners MelissaMuslinerandNancyFranke-Wilson STAFFPRESENT: Community Development DirectorAnneHurlburt, SeniorPlannerShawnDrill, PlannerRebeccaBowers, CityEngineerRonQuanbeckandOfficeSupportSpecialistRanelleGifford 1. CALLTOORDER -7:00P.M. 2. PLEDGEOFALLEGIANCE 3. PUBLICFORUM 4. APPROVAL OFAGENDA MOTION byCommissionerWeir, secondedbyCommissionerGriffith, toapprovetheAugust8, 2003 PlanningCommission Agenda. Vote. 5Ayes. MOTION approved. 5. APPROVALOFMINUTES ChairLarsonstatedduetosomerevisions tothedraftminutesthecommissionerswouldreviewthem andpostponeapprovaloftheminutestothenextPlanningCommissionmeeting. 6. CONSENT AGENDA A. JAMESDEHNBOSTEL (2003072) MOTION byCommissionerWeir, seconded byCommissionerRohloff, toapprove variancesfor redevelopment ofanon-conforminglotforpropertylocatedat2426HemlockLane. (2003072) Vote. 5Ayes. MOTION approvedunanimously. B. ARNESEN & HERBERT (2003068) MOTION byCommissioner Weir, secondedbyCommissionerRohloff, toapproveasiteplan amendmentforadentalclinicforpropertylocatedatthenorthwest cornerofCounty Road6andCounty Road101. (2003068). Vote. 5Ayes. MOTION approvedunanimously. file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016 DraftMinutesPage 2of 9 7. PUBLICHEARINGS A. PICTURETHISFRAMED, INC. (2003073) ChairLarsonintroducedtherequestbyPicturethisFramed, Inc. foraplanned unitdevelopment amendmentforaframingfacilityandwarehousewithashowroom forretailsalesattheNorthwest PointeBusinessCenterlocated at2155NiagaraLaneNorth. PlannerBowersgaveanoverview oftheJuly29, 2003staffreport. ChairLarson introducedtheapplicantDonColpitts, 2255CountyRoad101. Mr. Colpittsstatedthestoreismoreofashowroomthanaretailstore. Hestatedheisinagreementwith thestaffreportandfindings. ChairLarsonopenedandclosedthepublic hearingasnoonewaspresenttospeakontheitem. MOTION byCommissioner Weir, secondedbyCommissioner Rohloff, toapprovetherequestby PictureThisFramed, Inc. foraplannedunitdevelopmentamendmentforaframingfacilityand warehouse withashowroomforretail saleslocatedat2155NiagaraLane. (2003073) RollCallVote. 5Ayes. MOTION approvedunanimously. B. CSM CORPORATION (2003076) ChairLarson introducedtherequestbytheCSMCorporationforacomprehensive planamendmentand PUDSketch planforcommercialredevelopmentoftheDanaSpicersite, locatedat15905State Highway55. SeniorPlannerDrillgaveanoverviewoftheJuly29, 2003staffreport. PlannerDrillstatedtheCityhad receivedseveralemailsinregardstothisrequestthatarenowpartofthepublicrecord. SeniorPlannerDrillintroduced MarieCote, ProfessionalEngineer, representingSRFConsulting, Inc. SeniorPlannerDrillstatedMs. CotewillgiveanoverviewofthetrafficstudyperformedbySRF Consulting, Inc. Ms. CotegaveanoverviewofthetrafficstudyperformedbySRFConsulting, Inc. Shestatedthetraffic studyanalyzedanumberofdevelopment scenariosforthesite. Shestatedthecapacityanalysis results identifythattheintersection ofHighway55andVicksburgLaneiscurrentlyoperating ataLevelof ServiceE. ShestatedLevelofService AthroughDareacceptable levelsforoperationsduringpeak hours. Theintersectioniscurrentlyoperatingatanunacceptable level. Shestatedthetrafficstudy foundthatalldevelopmentscenarios, includingtheoneproposedbyCSM, wouldretainthecurrentlevel ndofserviceatthatintersection, providedatrafficlightwasinstalledatVicksburgLaneand32 Avenue anddualleft-turnlanesareprovidedforallapproachestotheHighway55andVicksburgLane intersection. ThetrafficstudyfoundtheonlywaytoimprovetheLevelofServiceaboveEwouldbeto expandHighway55tosixlanes. Mn/Dotcurrentlyhasnoplanstoexpandthatroadway. Improvements arerequiredtotheHighway55/VicksburgLaneintersectionregardlessofwhathappensonthesubject site. Thetrafficstudyalsoanalyzedtheestimatedincrease intrafficvolumes onVicksburg Lanesouth ofMedinaRoad. Ms. Cotestatedstaffisoftheopinionthatanobserverwouldnotperceive adifference insuchanincreaseintraffic. Shesaidtheproposeddevelopmentwouldhavenoimpactonthe constructionofMedinaRoad. Shesaidthattheredevelopmentofthissitedoesnotrequireconstruction ofMedinaroadnordoesitprecludeitsconstructioninthefuture. Ms. Cotesaidthetrafficstudyalso file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016 DraftMinutesPage 3of 9 analyzedthefeasibility ofanunderpassorbridgeforHighway 55forpedestrian crossing. SeniorPlannerDrillcompletedhisoverviewoftheJuly29, 2003staffreport. Commissioner Holmesaskedifthemorning trafficwouldbetheoppositeofwhatshedescribedinthe p.m. peakhours. Ms. Cotestatedtheylookattheworsecasescenario. Shestatedthestudyassumes thatKohl’sandLowe’swouldnotbeopenintheearlymorninghourssothetrafficlevelswouldbe lower. CommissionerRohloffaskedabouttheproposedstreetimprovementsandwhowouldberesponsiblefor thecostsinvolved. Community DevelopmentDirectorHurlburtstatedVicksburgLaneisaCitystreet. Shesaidtheprojectwouldgeneratethefundingtomakethestreetimprovements. Costestimateshave beenmadefortheimprovementsattheHighway55/Vicksburg Laneintersectionandisexpectedtopaid forwithrevenuesgenerated bythedevelopment. ChairLarsonaskedifthealreadypoortrafficLevelofServiceofVicksburgLaneandHighway55 wouldbeworsenedbythisproposeddevelopment. Ms. Cotestatedtheintersection isoperatingata LevelofServiceErightnow. Withtheproposedimprovements, itwouldremainataLevelofServiceE afterconstructionoftheproject. Commissioner HolmesaskedwhatLevelofServiceitwouldbewith theproposedprojectwithoutthestreetimprovements. Ms. CotestateditwoulddroptoaServiceLevel F. ChairLarsonintroducedtheapplicant, JohnGelderman, CSMCorporation. Mr. Gelderman statedherepresentsCSMCorporation. Mr. Gelderman statedCSM Corporationisa26 yearoldrealestatecompany. HestateditisprivatelyownedbyGaryS. Holmes. Hestatedtheyare locatedin27states. Mr. GeldermangaveanoverviewofthepastnotableretailprojectsthatCSMhas overseen. Mr. Geldermanreviewedthehistoryoftheproject. Hesummarizedtheconditionofthe existingbuildingonthesitestatingitwasinpoorshape. Mr. Geldermanstatedtheyhadrevieweda possibleindustrialplanwhichincludedaddingontotheexistingbuilding. Mr. Geldermanstated thesite wasbettersuitedforretailuse. Itisahighvisibilitycorner, centrallylocated, hadgoodaccessfrom majorroads, andhassolidtrafficcounts. Heexplainedthedifferent typesofretailcentersthatwere considered. Hestatedthereareseveralgroceryanchored centerslocatedinPlymouthatthistime. AnchortenantssuchasKohl’sandLowe’saretenantswithahighdegreeofinterestinthissite. He statedtheyresearchedsomemid-sizeretailersandfoundmostalreadyexistedatRidgedaleShopping Centerortheydidn’tconsider thistobearegionalsite. Theyhaddiscussionswithhousingdevelopers. Therentalmarketissaturated, andeconomicsdoesn’tsupportthedevelopmentofthelandforhousing. Mr. Geldermanstatedthisisanopportunitytoreinforcethiscornerasthegatewaytothecommunity. Hestatedtheusewouldbecompatibletootherusesinthearea. Hesaid thereisaneedfordestination retailers. Mr. Geldermanstatedthisprojectwouldprovideabetterbalanceofindustrialvs. retail space. Hesaidasthenumberofhouseholds increaseinPlymouthsodoestheneedforretailstores. Thissiteis vacantandavailableforredevelopment andmaynotbeinthefuture. Mr. Gelderman introducedKathyAndersonofKKEArchitects. Ms. Andersonstatedshehasworkedonseveralretailprojects intheCityCenterarea. Ms. Anderson reviewedseveralsitestheyhaveworkedoninthepast. Shestatedallsmallretailshoppingareasrequire afewlargeranchorstorestosupportthem. Theylooktoachieveaniceskyline, landscapedesign, and functionalpedestrian access. Ms. Andersonsaidtheylooktogivethebuildingscharactertofitintothe surroundingarea. High-levellandscapingandlightingalsoprovidemorecharactertothebuildings. She statedtheywouldliketotieintotheCityCenterlandscaping andnaturalcolors. Thesuccessofaretail file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016 DraftMinutesPage 4of 9 projectlikethisisinthedetails. Theyproposereinforcing thecornerofHighway55andVicksburg Lanewithsomehigh-leveldetail. Shestatedtheplacementofthelargertwobuildingswouldbeonthe backsideofthesite. Alloftheexistingbermingandtreeswouldremainuntouched. Shesaidproposed treatmentpondswouldhandletheincreasedwaterrunoff. TheLowe’sbuildingwouldscreenthe Kohl’sloadingarea. ChairLarsonintroducedTedSimons, Director ofRealEstateforLowe’s. Mr. SimonsstatedLowe’sisahomeimprovementdepartment store. TheyarebasedinNorthCarolina thwithover800stores. Hestatedtheyareafortune100company, andarethe14 largestretailerinthe UnitedStates. Theyprovideabrighterwell-litstore, wellorganized, makingitapleasantshopping experience. Hestatedtheyhirefull-timeemployeesthatprovideknowledgeandsupporttothe customers. Hestatedtheyhaveafulllineofinteriordécoritems, andtheyarecompetitivelypriced. ChairLarsonopenedthepublichearing. ChairLarsonintroducedErikBjorlin, 2935WestonLane. Mr. BjorlinstatedtheydonotlikethecloseproximityoftheCityCenterarea. Hestatedifheandhis wifehadknownthecommercialdevelopmentwouldtravelacrossHighway55, theywouldnothave purchasedtheirhome. HesaidthereareplentyofretailstoresinPlymouth. Plymouth doesn’tneed duplicatestores. Hestatedheisinoppositiontotherezoningrequest. ChairLarsonintroducedScottSeymour, 2945WestonLane. Mr. Seymourstatedhehasconcernswiththewetlandsandwaterflowissues. HestatedMapleCreek historically floods, andtheadditionalpaved surfaceswouldcausewaterdrainage problems. Hestated thetransportationconditions wouldremainsubstandardevenwiththeproposedimprovements. He statedthebuildingmaynotneedtobedemolished. Therepaircostoftheroofandfloorsmaynotbeas highasbelieved. Hesaidtilt-upconstructionisacceptableandisstillusedtoday. Hesaidthisarea wouldbeoverdeveloped. Heasked, atwhatpointhasPlymouth grownenough? HestatedtheCity CenterwasdesignedtobecontainedtotheareanorthofHighway55. Hestated pedestrianswillnotbe walkingacrossHighway55. Mr. Seymoursaidthisprojectwouldaddagreatamountoflighttothe neighborhood. Mr. Seymourstatedthebigboxretailerdoesn’tfitinthisarea. Hesaidhewouldsupport smallerretailstores. thChairLarsonintroducedTerryBowe, 16010-28 AvenueNorth Mr. Bowestated heopposestherezoning request. Hesaidthetrafficcongestionhasonlygottenworse overtheyears. HeisconcernedwiththepossibilityofMedinaRoadbeingextended. Trafficandnoise levelshavedrasticallychangedoverthepast10years. Thiswillnotbeadesirablelocationtoliveifthis projectmovesforward. Hestatedthiswouldaffect thepreservationofwildlifeinthisarea. Mr. Bowe askedifthereisaguaranteethathistaxeswon’tgoupbecauseofthisdevelopment. Hesaidhehas concernswiththevalueofhishomebeinglowered, andisgreatlyopposedtothisrequest. thChairLarsonintroducedGregMerz, 12520-29 AvenueNorth. Mr. MerzstatedhewasbornandraisedinthePlymoutharea. Hesaidhehaswitnessedthechanges overtheyears. Thereareonlyahandfulofquality citiesinthemetropolitanareaandPlymouthisoneof those. Thisredevelopment wouldprovidemanyjobsforthecommunity. Hestatedhesupportsthe file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016 DraftMinutesPage 5of 9 proposedredevelopment. thChairLarsonintroducedBobPatton, 16015-26 AvenueNorth. Mr. Pattonstatedhehasconcernswiththecomprehensiveplanamendmentrequest. Hesaidheisin favoroftheconceptoftheCityCenter, butfeelsthisdoesnotsupportthatplan. CityCenterandthis projectwouldbedividedbyamajorhighway. HeagreestheCityCenterismissingalargeretailer, but locatingontheothersideofthehighwayisnottheanswer. Hestated oneortwostandaloneretailers do notprovideconvenience. Thiswouldhaveadetrimentalimpactonthesurrounding storessuchas HamelBuildingCenter. GoodplanningdictatesimprovingtheCityCenterarea, ratherthanspreading outacrossthehighway. Hestatedinregardstothetrafficstudy, thisseemslikeitwouldtakeabad trafficsituationandmakeitworse. Mr. Pattonsaidthesiteworksrightnowwitha30foothillthat providesscreening, andthehillshouldstayregardlessofwhathappenstothesite. thChairLarsonintroducedNancySullivan, 16505-24 AvenueNorth. Ms. SullivanstatedthetrafficissuesaremorethanjusttheintersectionofHighway55andVicksburg Lane. Ittakes5-7minutestogetthroughthestoplightsatpresent. Shesaidthereisnoroomtowiden theroad. ShestatedtheCityCenterareadoesnotprovidea “downtown”feel, andtheproposedproject willnotprovidea “downtown”feel. Shesaidtrucktrafficwouldincrease onVicksburg Lane. Ms. Sullivansaidtheproposed buildingsonthecornerwouldbetooclosetotheroad, andthetheaterand othersitesaretooclosetotheroad. Ms. Sullivanstatedsheopposestherequesttorezonethissite. thChairLarsonintroducedTedLarson, 16501-29 AvenueNorth. Mr. LarsonstatedhehaslivedinPlymouth since 1975. Plymouth hasalwayshadpoorshopping opportunities. HesaidthereareveryfewbigboxstoresinPlymouth, andhefeelsLowe’sandKohl’s arefinestores. Hesaidhehastotraveltoothersuburbstoshopforbasicneeds. Therearemanysenior housing areasthatdon’thavecloseshopping. Hesaid theDanaSpicersitehadnoiseandlighting issues. Hestatedheisinfavoroftherezoningrequest. stChairLarsonintroducedChrisChiles, 16120-21 AvenueNorth. Ms. ChilesstatedshehastrafficconcernsonVicksburgLane. Shestatedthetraffichasneverbeeneasy oragoodfit. Shehaswitnessedaccidentsincludingcarsandpedestrians. Thetraffic problemsare alreadydangerous. Ms. ChilessaidacenterturnlaneonVicksburg Lanemaybehelpful. Shestatedher mainconcernisthesafetyoftheresidentsofPlymouth. stChairLarsonintroducedJimChiles, 16120-21 AvenueNorth. Mr. Chilesstatedheistheauthorofabookonsafety. Hestated hefeelsthreatened byVicksburgLane. HestatedhewouldneverridehisbikeonVicksburgLanetoCityCenter. VicksburgLaneshouldbere- stripedwiththreelanes, including abikelane. Hestatedheisnotinopposition toindustrialor commercialdevelopment, butthathisconcernisthesafetyofpedestriansandbikers. ChairLarsonintroducedTomHagen, 2405Black OaksLane. Mr. Hagenstatedthatwhenhepurchased hishomeonBlackOaksLanetherewasnoegressto VicksburgLane, butin1987thatchanged. Hestatedtherehasbeenasteadyincreaseoftrafficintheir neighborhood. Hestatedoneofhisconcernsissafety. Withthedevelopmentoftheretailareaon file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016 DraftMinutesPage 6of 9 Highway55andCountyRoad24thetrafficlevelsincreasedwithpeopletakingroutesthroughthe neighboringhousingdevelopments. Hesaidheisinfavorofnotincreasing thetraffic. Hestatedheis inoppositiontotherequestforrezoningbecausetheretaildevelopmentwillonlybring inmore traffic. ChairLarsonintroducedJimVentura, 2515WestonLane. Mr. Venturastatedheopposestherequestforredevelopment. Hesaiddevelopment ofthissitewould notenhancetheCityCenterarea. Thisproposedprojectwouldincrease thetrafficlevels. Mr. Ventura statedhedoesn’tfeelthetrafficflowshavecompletelybeenaddressed. Hestatedthewatershed area hasn’tbeendeveloped. Theproposalhastwoholdingpondswhichhefeelswouldbeinadequateto handletheincreasedwaterflow. Hesaiditwouldaddpollutants tothewetland. Theimpactwouldbe significanttothecommunity. Hestatedhehasconcerns withthedeliverytrucksandtheiraccesstothe buildings. Mr. Ventura saidbecausetheDanaSpicerbuildinghasn’tsolddoesn’tmeanyouhaveto changetheentireplanforthesite. thChairLarsonintroducedJimWillis, 16511-26 AvenueNorth. Mr. Willisstatedheisagainstthisspecificredevelopmentplan. Hestatedthisproposedprojectisa trafficmagnet. The2005projections suggest11,290tripswouldbeadded. Hesaidaddingthatamount wouldcreatemoretraffic problemsthanalreadyexist. HestatedMn/Dotwouldbeforcedtobuild Highway55outtosixlanes, andMedinaRoadwouldeventuallyberequiredtobeextended. Mr. Willis statedthemagnitudeofthisprojectwouldgeneratelargeamountsoftrafficthusaddingtothealready existingproblem, andheopposesthisrequest. ChairLarsonintroducedJimPeterson, 2655WestonLane. Mr. Petersonstatedthetrafficlevelsareunacceptable now. Hestatedthiscommercial development wouldincreasetrafficlevelsbeyondthepeakhoursandalsoonweekends. thChairLarsonintroducedDanFoley, 15915-29 AvenueNorth. Mr. Foleystated withthisprojecthefeelsthatMedina Roadwouldbecomeanecessity. IfMedinaRoad isextended, theexistingtreeswouldhavetoberemoved. Mr. Foleysaidthelargenumberofparking spacesindicateshowmuchtrafficwillincrease. ChairLarsonintroducedClintonFaust, 2870WestonLane. Mr. Fauststatedhehasconcernsthatthisisonlystageone, andfurtherdowntheroadtheplanswould bemodified. Hesaidthisfeelslikeabaitandswitchplan. Thisprojectwouldmakeabadsituation worseinregardstothetrafficlevels. HestatedhefeelsLowe’sisafinestore, butthereareother locationsinPlymouththatwouldbebettersuited. HesaidtheCityCenterconceptshouldbekeptnorth ofHighway55. Hesaidhedoesn’tseetheneedtorezoneatthistime. Hewouldliketoseeitzonedfor housing, specificallyaffordablehousing. thChairLarsonintroducedPeteCahill, 16305-29 AvenueNorth. Mr. CahillstatedtheDanaSpicerlightswerenoticeable butnotintruding. Hesaidthebufferdoesn’t exist. ThelightsfromLund’sarevisibleandhedidnotopposethatproject. Hestatedthisproposed projectwouldgeneratelightingissues. HesaidPlymouthisbecomingjustanothersuburb. Hereviewed someofthegoalssetforthinthePlymouthComprehensive Planthathefeelsarenotbeingmet. file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016 DraftMinutesPage 7of 9 ChairLarsonclosedthepublichearing. ChairLarsonaskedMarieCoteofSRFConsulting, Inc. toaddressthetrafficconcernsthatwereraised bytheresidents. Ms. CotestatedthereisaneedtoworkwiththeCityastowhatVicksburg Laneneedstohandlefuture trafficvolumes. Shesaiditisanissueasidefromtheproposedproject. Volumeswillincrease regardlessoftheproposeddevelopment. SRFsupports 3-lanefacilitieswith1throughlaneineach directionandacenterturnlane. Shestatedtheyaremovingawayfromthe4-laneroadwaybecauseof thelackoftheturnlanes. ThereisaneedtolookatthesafetyissuesonVicksburgLane. Athree-lane wouldslowdown thespeeds. Shestatedthedownsideisyouwouldthenhavefewergapsforthose vehiclesonthesidestreetstryingtogetontoVicksburg Lane. Modifyingtoathree-lanecouldbe consideredbutmaynotbealong-termsolution. ChairLarsonaskedifthereisaproblemwithVicksburg Laneregardless ofthisproposedproject. Ms. Coteanswered affirmatively. ChairLarsonstatedweshouldconsider reviewingpossiblesolutions forthetrafficproblemson VicksburgLaneindependentlyofthisproposedproject. Commissioner Rohloffaskedhowthetrafficsituationwouldbeaffectedbythisproject. Ms. CotesaidthatthenorthernsegmentofVicksburg Lane, betweenHighway55andthenewlightat nd32 Avenue, wouldhaveanincrease intrafficvolumes. Shestatedlookingatthedailyvolumes createdbytheretaildevelopment togetherwiththeproposedstreet improvements, theLevelofService wouldstaythesame. ChairLarsonaskedaboutthepossibilityofcoordinatingthetrafficsignals. EngineerQuanbeck statedthetimingoflightsiscontrolled fromHighway55. Hestatedtheyare coordinatednow. ChairLarsonaskedaboutthepossibilityorneedforextendingMedinaRoad. EngineerQuanbeck statedtheextensionofMedinaRoadisnotbeingconsideredbecauseofthis proposedproject. DirectorHurlburtstatedMedinaRoadisonthecomprehensive plan andwillbere- evaluatedwiththetransportation plan thenexttimeitisupdated. ShestatedMn/Dotislookingatthe projecttoupgradeHighway55. DirectorHurlburtstatedtheright-of-wayinPlymouthisadequateto expandHighway55tosixlanes. ShestatedtheCityisactivelyworkingonaddressing theHighway55 issues. Commissioner Rohloffasked ifdeliverytruckswouldwantMedina Roadexpandedforaccessseeing thereisonlyoneentrance tothesite. DirectorHurlburtstatedthatthesouthaccesswouldbeaddressed furtherifthisprojectmovesforward. Ms. Anderson statedthetruck trafficwouldgototherearofthe buildingturnaroundandexitthesamewaytheycamein. CommissionerRohloffaskediftherewasadequateareaforaturnaroundforthetrucks. Ms. Andersonansweredaffirmatively. file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016 DraftMinutesPage 8of 9 ChairLarsonaskedEngineerQuanbecktoaddressthewetlandsanddrainageissuesthatwereraised. EngineerQuanbeckexplainedthattheCityrecentlyconstructedtwocontrolstructures. Hestatedthose arepartoftheCity’sstormwaterplan. Hestatedtheywereplannedbeforethisproposed projectwas presented. Hestatedtheplanwastopondthewaterandreleaseitataslowerrate. EngineerQuanbeck statedthechangeintheland-usewouldnotaffectthepondingsystem. ChairLarsonaskedifthereisanyfinancialbenefitfromtheCitytothedeveloper. DirectorHurlburtstatedPlymouthdoesnotgivefinancialincentivestodevelopers. ShestatedtheCity hasdonesomeTaxIncrementFinancing (TIF) forsomeprojectsinthepast. ShesaidPlymouthhas donethisinthepastwhentherewasacommunityneed, andsometimesTIFisusedtoleveltheplaying field. Shestatedstaffislookingattheincrease intaxesgeneratedbythisdevelopmenttobemade availabletocoversometransportationimprovements, andpossiblycontribute totheCity’sfundfor affordablehousing. Shestatedtheimprovements areneedednowregardlessofthisproject. Shestated thatmoneywouldnotgotothedeveloper. ChairLarsonaskedLowe’swhattheirhoursofoperationare. DanMoylanofLowe’sstatedthehoursofoperation are7:00a.m. to10:00p.m., andmaybereducedin thewintermonths. Headdedtheydonotoperateanyoftheirstores24hoursaday. Ms. Andersonstated theyusethebuildingasabufferforlightingconcerns. Wall-mountedlights that shinedownwardareused. Shesaidcontrolledparkinglightingwitharecessedlensisutilizedsothereis nolightspill-over. CommissionerRohloffnotedtherearestrictlightingrequirementsthathavebeenenforcedinother projects. DirectorHurlburtstatedwhentheDana Spicerbuildingwasbuilttherewereveryfewlighting standards. Shestatedtodaythestandardsaremuchmorestrict. ShesaidtheCitywillbeadopting additionallightingstandards. DirectorHurlburtstatediftheDanaSpicerbuildingstays, theCitycannot enforcethelightingstandards, unlesstheytakethemdownandreplacethem. ChairLarsonaskedwhatthecurrentZoningoftheproposed siteisandwhatusesareallowed. SeniorPlannerDrillstatedtheproposed siteiszonedI-1, LightIndustrial. TheI-1districtallowsawide varietyofindustrialusessuchasfabrication, assembly, andsoon. HesaidtheI-2districtadds distributioncenters, andtheI-3districtaddsheavyindustrialsuchassteelplants. Commissioner Holmesstatedunderthecurrentzoning, anewownercouldexpandtheexistingbuilding byonethird, removethebermandsetupafactory. Hesaidwemaywanttoconsiderrezoningbefore someonecomesalongandputsanotherfactorythere. ChairLarsonstatedwithaPUDandrezoningwe havemorecontroloverthesite. ChairLarsonsaidthischangewouldgivetheCitymoresayinwhatis there. ChairLarsonstatedinitially shewouldhavehadconcerns withabigboxretailproposal. Shesaid havingmorecontrolofthesitewouldalsobeimportant. Shesaidleaving thissitezonedasitisdoesnot promotethegoalsoftheCity. file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016 DraftMinutesPage 9of 9 CommissionerHolmesthankedallofthecitizenswhospokeonthisitemandsharedtheirconcerns. Commissioner Holmesstatedheseesitasthelesseroftwoevils. Hesaidcapturingthissitenowbefore afactorycomesalongisimportant. Hestatedhefeelstheinitialideasaregood, withsomeconcernsthat needtobeaddressed. CommissionerGriffithstatedhedoesn’tfeeltheproposalisacceptableatthistimewiththeexisting trafficproblems. Commissioner Weirsaidtheuseoftheproperty withoutrezoningmaycreateabiggerproblem. ChairLarsonstatedwecanmaketrafficimprovement apartofthisdevelopment. Shestatedwithouta rezoningthesitecoulddevelopwithoutanytrafficimprovement. MOTION byCommissionerWeir, secondedbyCommissionerRohloff, torecommendapprovalofthe requestbyCSM Corporation foracomprehensiveplanamendment andPUDSketchplanfor commercialredevelopment oftheDanaSpicersite, locatedat15905StateHighway55. RollCall Vote. 4Ayes. CommissionerGriffithvotedNay. MOTION approved. 8.NEWBUSINESS 9.ADJOURNMENT ChairLarsonadjournedthemeetingat10:30p.m. file:///C:/Users/sengdahl.CITYCENTER/AppData/Local/Temp/Planning%20Commission...2/24/2016