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HomeMy WebLinkAboutAgenda & Draft Minutes 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 REGULAR PLANNING COMMISSION AGENDA MONDAY, APRIL 14,2008 City Council Chambers 6:00 p.m. 1. Call Meeting to Order: 2. Roll Call: 3. Approval of Minutes: 4. Consent Agenda: 5. Public Hearings: A. Consider amendments to the Zoning Ordinance and Zoning Map. These amendments relate to the following: . Section 1101: General Provisions of the Zoning Code. . Section 1102: Use District Regulations of the Zoning Code. . Modifications to the Zoning Map. 6. Old Business: 7. New Business: A. 2008-2013 Capital Improvement Program Review 8. Announcements and Correspondence: 9. Adjournment: L:I08 FILESI08 PLANNING COMMISSION\08 PC AGENDASIAG041408.DOC www.cityofpriorlake.com Phone 952.447.9800 / Fax 952.447.4245 PLANNING COMMISSION MINUTES MONDAY, MARCH 24, 2008 1. Call to Order: Chairman Lemke called the March 24, 2008, Planning Commission meeting to order at 6:00 p.m. Those present were Commissioners Billington, Fleming, Lemke, Perez and Ringstad, Community DevelopmentlNatural Resource Director Danette Walthers-Moore, Planner Jeff Matzke, Assistant City Engineer Larry Poppler and Recording Secretary Connie Carlson. 2. Roll Call: Billington Fleming Lemke Perez Ringstad Present Present Present Present Present 3. Approval of Minutes: The Minutes from the February 25, 2008, Planning Commission meeting were approved as presented. 4. Consent: None 5. Public Hearings: Commissioner Lemke read the Public Hearing Statement and opened the meeting. A. EP08-110 PRNSC, LLC and Wensco, Inc. have submitted an application for approval of a Senior Care Overlay District to be known as Fountain Hills Assisted Living on the property located at 4285 Fountain Hills Drive. Community Development & Natural Resources Director Danette Walthers-Moore presented the Planning Report dated March 24, 2008, on file in the office ofthe City Community Development & Natural Resources Department. Professional Resource Network Senior Care and Wensco have applied to develop a Senior Care Overlay District on a site located along Fountain Hills Drive south of County Highway 42 and west of Pike Lake Trail. The Senior Care (SC) Overlay District was established for the purpose of allowing senior care facilities in close proximity to support services and complimentary land uses. The 4.6 acre site is zoned C-4 (General Business). The senior care facility is subject to all applicable requirements of the underlying C-4 use district. L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 1 Planning Commission Meeting March 24, 2008 Professional Resource Network Senior Care provides extensive nursing and home aid services to residents of assisted living facilities. The goal ofPRNSC is to provide a family support environment that encourages residents to participate in daily group activities, interact with staff, and socializes with staff. The facilities will be staffed 24 hours a day by personal care attendants as well as supervised by a registered nurse (RN) or licensed practical nurse (LPN). The applicant originally proposed to subdivide the property into three separate lots for the three proposed buildings. Due to project timing, however, the developer has modified the original plan, choosing to develop a 10,323 square foot on the westernmost lot and subdivide the property at a later time as part of a three phase development process. The revised plans indicate the possible lot divisions for future phases. The two 10,323 square foot buildings are organized into two separate areas for residents at two different points in the aging process. Each building contains a total of twelve single occupancy bedrooms and four double-occupancy bedrooms along with common areas for dining, recreation, and other group activities. A future 5,446 square foot building will contain approximately 10 units. A fenced and landscaped area is proposed at the rear ofthe buildings. Each building also contains a shared garage to allow residents to board and exit vehicles in an indoor setting. The exterior of the buildings consist ofhardiplank siding and red brick. City Engineer Larry Poppler explained the lot and service lines were set up with the Fountain Hills development. The only work in the right-of-way will be the entrance connection. RLK did a great job in addressing the commercial section of our manual. The only key comment is the storm water rules - when the developer comes in to replat, it will trigger staff to again review the storm water component and the developer will have to meet any new and updated requirements. Overall, staff believes the Senior Care Overlay District is consistent with the intent of the Comprehensive Plan and Zoning Ordinance. Based upon the Findings set forth in the planning report, staff recommended approval ofthe Senior Care Overlay District. In order to meet the above-listed criteria, staff recommended the following conditions: 1. The applicant shall address all staff comments as outlined in the March 10, 2008 engineering memorandum. 2. The applicant shall address all staff comments as outlined in the March 11, 2008 planning memorandum. 3. All conditions listed in Section 1106A of the Zoning Ordinance shall be met. Questions from the Commissioners: Fleming said he did not see the staff comments just read in his report packet. Poppler read the engineering March 10th memo's listed concerns. Poppler pointed out the concerns were minor and because the applicant is not platting at this time, some ofthe L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 2 Planning Commission Meeting March 24, 2008 comments do not apply to this application. Staff wanted to see a little more detail on the road connection and drainage plan with additional spot elevations. Poppler said most of the comments were taken care of. Fleming pointed out a letter dated March 21, 2008, from Leann Shore, a neighbor concerned with the facility who raises a couple of questions. Will the developer address the points and questions Ms. Shore has raised? Fleming stated "It would be important for me and I believe, my fellow Commissioners to also know there would be a series of community meetings to address the points Ms. Shore raises in her letter." Comments from the Public: Applicant Terry Wensmann, of Wens co and Wensmann Homes, owns the land and will build the facility however, the facility will be run by Professional Resource Network Senior Care. Wensmann addressed Shore's concerns pointing out the yard would be fenced in and there would be a 24/7 security system; re: the market study for assisted living - the co-applicants have been running similar businesses for over 11 years and felt there was a need for a smaller run facility. The third concern was maintenance of the building and area. Wensmann pointed out a contractor will be hired to maintain the grounds and facility similar to any other townhouse association. Another concern for parking needs - Wensmann stated there will be more than required. Noise should not be an issue. Wensmann noted the co-applicant and ultimate owner of the building had a prior commitment out of town. He did speak to one of her staff members regarding Shore's questions and his responses were the answers they gave him. Fleming wanted to point out that PRNSC should host at least two or more community members to provide some education around these discussions. That would include a proper invitation. Wensmann stated they had no problem answering any questions or concerns by neighbors. Moore read staff comments from a memo dated March 11,2008. The comments were reflected in the staff report. Billington wanted it noted that Wensmann's interest in this project is a builder, not operator. The people managing and operating the facility were not available to answer questions. It's difficult for the Wensmanns to answer questions on how it's going to be operated. Billington asked for Shore's address - Moore responded she was within 350 feet of the notification. Again, Billington wanted to emphasize the Wensmanns were not here to answer operation questions and those questions would be answered in subsequent meetings. L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 3 Planning Commission Meeting March 24, 2008 Lemke questioned the 11 parking stalls - does that include staff and visitors? Moore responded the parking was sufficient and explained the parking requirements. Lemke asked if there were any other senior care overlay districts within the City. Moore responded "Lake front Plaza"; however, McKenna Crossing has assisted living. Lemke asked if we have had any complaints i.e. residents escaping from facilities or other problems. Moore said she was not aware of any and the City has a number of group home facilities and there have been no issues. Terry Wensmann noted the building is similar to any other one-level townhome and will fit nicely into the area. There will be a lot of green space; the site is not overcrowded at all. It is a very good use for the site in lieu of having a commercial building. The current residents would probably prefer this facility over a commercial building. Pam Steinbach, 14229 Fountain Hills Court, vice president ofthe Fountain Hills Townhome Association stated they had a number of concerns and should have been forwarded to the staffby the property manager. "It doesn't appear they were received by the City." Steinbach's other concern is that she did not personally receive a notice. She felt all the townhome residents should have been notified regardless if they were not in the notification area. Billington asked if staff received any other communications. Moore stated Jeff Matzke (planner) was working on the project however, she was working with him and was not aware of any comments and would have forwarded it on to the Commissioners. Lawrence Wright, 14260 Fountain Hills Court NE, President ofthe townhome association, stated there were a number of children in the area and was concerned with the increase of traffic. Wright noted "A lot of kids play in the street area and would like to see the developer put in a park and keep the kids off the street. Other townhome members were concerned for traffic in general and asked if there were statistics so they know what to expect." Billington response to Wright was to direct questions of that nature to staff or to the ultimate owner/manager of the operation. There is going to be further meetings involving neighbors. Make sure the concerns were passed on to the staff so the Commissioners can review them. The public hearing was closed at 6:30 p.m. Comments from the Commissioners: Ringstad: . Until I heard from our last two speakers, I was going to respectfully disagree with Commissioner Fleming for the need of additional meetings. With all of the notices sent out and the notification in the paper, I just didn't see a need for that. I am not 100% convinced but if everyone else concurs, I will agree with that. L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 4 Planning Commission Meeting March 24, 2008 . As far as traffic goes - I can't think of anything that would have a lower traffic impact. An assisted care senior facility that is one level- I can't imagine it would be attracting the kind of traffic other things that could potentially go in the area. From that standpoint there will be more traffic than currently exists but quite honestly this situation is as good as you could hope for. . The look of a one-level townhome is good for the neighborhood and fits in extremely well. . Approve with or without further Commissioner recommendations on additional meetings. Billington: . Looks like an excellent project. It fits within the Comprehensive Plan. It certainly would add to the quality of life in Prior Lake. . As much as I dislike additional meetings, the co-applicants are not here to address the questions of operation, people are entitled to ask questions ofthe managing entity not the builder, since their interests are limited to the construction of the building. Since they are not here we owe the neighbors that. . In general I like the project, it's excellent, but again we have to hear from the management of the facility. Fleming: . Concur and agree the project is a good one. I am an ardent supporter oflife-cycle housing. I think there can be great community partnerships with this development. . Given my great respect for the Wensmanns, they are not experts in the senior care operations; I am going to insist the owner/operators responsively, in a timely manner, answer the questions raised by Leann Shore. . Support the project. Perez: . I do feel this is a good project and a good fit. It meets the criteria for the overlay district. . In my mind the questions Ms. Shore addressed were answered. . Comfortable the building and materials are of high quality. . This is a very good look for the area. . Agree with Commissioner Ringstad on the low traffic impact. . As far as a neighborhood meeting - I think one would be in order to address the concerns. . Maybe Danette can speak to the notices - I know it was published correctly but there seems to be some issues with notification. It's better to notify more than less. . Support the project. . Moore pointed out 62 individuals were notified according to the 350 foot radius. "If anyone who was not notified with respect to the project to contact staff and we will be sure to include them." L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doce 5 Planning Commission Meeting March 24, 2008 Lemke: . Agree with the low traffic, the people in the facility don't drive. It's a C4 zoning area. . We have some experience in the City with assisted care and it doesn't seem to have a lot of problems. I think lifecyc1e housing is important for a diverse community. . Will support the project. . Wondering if Mr. Wensmann could put together a meeting with the facility managers and the neighbors. . Would like to get this project moving - it is good for the community. Moore explained the process. Lemke said he would like to hear from the rest of the Commissioners. . I think if staff doesn't take it to the City Council until the meeting is held, that will take care of it. Fleming said that would be fine, his strong desire is to have the owner/operators to respond directly to Ms. Shore. I trust the Wensmann to facilitate a community dialog with the townhome association. Moore said she can put something together with the owner/operator in writing to Ms. Shores and copy the Commissioners. Fleming replied that would be great. MOTION BY BILLINGTON, SECOND BY FLEMING, RECOMMENDING APPROVAL OF THE SENIOR CARE OVERLAY DISTRICT FOR THE FOUNTAIN HILLS ASSISTED LIVING FACILITY SUBJECT TO STAFF'S LISTED CONDITIONS AND THE OWNER/OPERATORS SHOULD ARRANGE A MEETING WITH THE TOWNHOME ASSOCIATION AND ADDRESS THE CONCERNS OF MS. SHORE. MAKE IT PUBLIC SO PEOPLE HAVE AN OPPORTUNITY TO TAKE CARE OF THEIR CONCERNS. VOTE TAKEN INDICATED AYES BY ALL. MOTION CARRIED. Moore stated if the community meeting was expedited quickly this could go before the City Council on April ih. She will get back to the Commissioners and let them know. B. EP08-106 & 107 Shepherd of the Lake Lutheran Church is requesting an amendment to the Final pun Plan allowing a YMCA facility with an option of a future expansion. This property is located north of CSAH 42, east of McKenna Road and south of North Berens Road. Community Development & Natural Resources Director Danette Walthers-Moore presented the Planning Report dated March 24, 2008, on file in the office of the City Community Development & Natural Resources Department. Shepherd of the Lake Lutheran Church has applied for approval of an amendment to the Planned Unit Development (PUD) known as Shepherd's Path on the property located L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 6 Planning Commission Meeting March 24, 2008 north ofCSAH 42, south of North Berens Road, in the vicinity of McKenna Road and Shepherds Path. As each phase ofthe Shepherd's Path campus applies for Final PUD approval, the Planning Commission and City Council will have the opportunity to review the specific elements (architectural materials, parking, traffic, signage, etc.) of that phase. However, the application before the Planning Commission is specifically related to an amendment request allowing a larger YMCA facility than previously approved. All other aspects of the YMCA facility beyond that ofthe amendment request will be brought before the Planning Commission for consideration at the time of Final PUD submittal. The PUD allows for a 40,000 square foot YMCA structure one and a half stories in height and with a ground floor area of26,667 square feet. On February 11, 2008, Shepherd of the Lake Lutheran Church submitted an application requesting to amend the PUD plan to allow the following: . A two story in height YMCA structure (with a third story walk-out elevation on the south side ofthe building). . A ground floor area of 29,000 square feet. . An overall structure square footage of 50,000 square feet. · The possibility of allowing a future expansion of an additional 12,000 square feet (6,000 square feet on two stories). Poppler spoke on the traffic study performed by SRF who provided some effective data on the needs for a traffic signal at the intersection of McKenna Road and County Road 42. Poppler said "A traffic signal has always been planned for the intersection; staff monitors how that intersection functions with the County. Once it is warranted we would look at installation. Staff would check with the County on a time line. Another aspect of this project is the extension of North Berens Road to County Road 21, but that would be developer driven." Poppler also spoke on the trail system working with the applicant on rerouting the original proposed location. There were a couple of topographic restraints. Walthers-Moore wanted to add to the traffic concerns. Staff recently received a memo from Craig Jenson with Scott County Highway indicating they were going to continue monitoring the traffic with the City and decide when the traffic light would installed. The Planning Commission must review the proposed amendment to the PUD plan and determine whether the amendment is consistent with the purpose of a PUD. Staff believes if the following conditions are met, the amendment would be consistent with the intent of the PUD provision: 1. Any additional impervious square footage areas granted through this amendment must be equally deducted from future development phases that take place within the specific watershed area ofthe YMCA facility. L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 7 Planning Commission Meeting March 24, 2008 2. The applicant shall provide 100 proof-of-parking spaces on the campus property located west of McKenna Road to serve as an overflow parking area. The applicant will be responsible for the installation of the bituminous parking area if the parking counts warrant it. If warranted, any future development on the west side of McKenna must incorporate parking to adequately meet the needs of the YMCA facility at build-out. 3. The applicant shall provide a crossing guard at McKenna and North Berens Road at peak traffic volume times when overflow parking on the west side of McKenna is utilized (including Sunday mornings, before and after worship services, and Wednesday evenings as needed). 4. Once the YMCA facility becomes operational, it shall refrain for 30 days from opening during Sunday mornings while conflicting peak traffic times are in progress (worship services). 5. The approved amendment shall not imply approval of any architectural elements, materials, signage, the splash pad concept, or any PUD thematic elements shown on the elevations or plans submitted as a part ofthe amendment application. Questions from the Commissioners: Ringstad questioned staff on amendment # 1- the additional 2,300 square footage. Is there a predetermined amount of impervious surface for this PUD? Moore responded staffhas the numbers. Ringstad questioned the additional the parking spots across the road. Moore responded there would be an additional 100 parking spaces south of Safe Haven. Moore also noted the "Park and Ride" (110) spaces at the Church site - if need be those spots can be relocated to another area. Fleming - Back on 2005 there was at least a concept for a soccer dome and asked if staff knew the status. Moore responded at this point the dome site is no longer considered. It is her understanding a future medical office facility is being considered. Comments from the Public: Kermit Mahlum, representing Shepherd's Path, stated the YMCA is one of the facilities they wanted on the campus from the beginning and are happy they are able to move forward. The main reason the space has increased is the need for a daycare center. The Church has a preschool program and the YMCA was planning a drop-off daycare for parents when they work out. After discussions everyone decided they would like full time daycare. Fleming questioned the hours of operation. Mahlum responded it would be approximately 7 a.m. to 5 p.m. They (the Church) have a number of young families that bring kids to preschool, then drive to the other side of town for daycare. This would really help the situation. L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 8 Planning Commission Meeting March 24, 2008 Billington commented he is very pleased with the overall project development. He saw the housing complex and found it extremely well planned with beautiful amenities. Noticed Shepherd of the Lake Church is occupying the role of "Lessor" landowner and the operations of the "Lesees" are managed totally by them. Mahlum agreed. Safe Haven is on their own, they are a 50/50 partner with Presbyterian Homes with the McKenna Crossing facility. Shepherd of the Lake felt they were helping the YMCA further their project. Mahlum also pointed out the architects and engineers were present for any questions. There were no comments from the public and the hearing was closed at 7:04 p.m. Comments from the Commissioners: Fleming: . Glad all parties involved in the project are present to answer questions. . Regarding the signal at McKenna and County Road 42 - well aware the County Commissioners are voting whether or not to approve a sales tax which would approve or not approve transit. My concern is with the County project 2011 date - What is going to happen when the City says we need a traffic light in '09 or '10? . Poppler responded this particular signal would be constructed using City funds. Perez: . I was concerned with the traffic signal but obviously this is something planned. . A little apprehensive with the crossing guard as this is going to be a busy street. . Support. Billington: . Like the project - it is a value to the City. We will be presented with more detail and will scrutinize the project as we go forward. . Given what has gone on so far, this will be a quality project. Happy to have it in Prior Lake. . Support. Ringstad: . This is something we have been looking at for about 3 years and it just continues to evolve. . Agree with Perez - the traffic situation and parking is not perfect but it's what we are dealing with before us tonight. . No one plans on holding this up because it is not perfect. With some planning together it will work out. . Support. L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 9 Planning Commission Meeting March 24, 2008 Lemke: . Agree with everything said. I did have some concerns with impervious surface with increasing the size ofthe project. These things need to evolve and change and no one can foresee the future perfectly. . I would like to thank (Shepherd ofthe Lake, their architects and engineers) for all coming out to answer questions. MOTION BY FLEMING, SECOND BY RINGSTAD, RECOMMEND APPROVAL OF THE SHEPHERD'S PATH PUD AMENDMENT SUBJECT TO THE CONDITIONS LISTED IN STAFF'S REPORT. Vote taken indicated ayes by all. MOTION CARRIED. This item will go before the City Council on April ih. 6. Old Business: None 7. New Business: None 8. Announcements and Correspondence: On the next meeting will be April 14, 2008 - staffwill start conducting the public hearings for the Zoning Code updates. The Commissioners will also be reviewing the Capital Improvement Plan for 2009 to 2013. 9. Adjournment: The meeting adjourned at 7:10 p.m. Connie Carlson Recording Secretary L:\08 FILES\08 PLANNING COMMISSION\08 PC MINUTES\MN032408.doc 10