HomeMy WebLinkAbout092898REGULAR PLANNING COMMISSION AGENDA
MONDAY, September 28, 1998
6:30 p.m.
1. Call Meeting to Order:
2. Roll Call:
3. Approval of Minutes:
4. Public Hearings:
A. Case Files 98-120 and 121 - Consider a proposed amendment to the City of Prior
Lake Year 2010 Comprehensive Plan and a zone change request for the property
known as the Wensmann Prior Hills Business Park.
5. Old Business:
A. Case 98-109 - Resolution for variances requested by Sandy Silfverston.
6. New Business:
A. Case 98-124 - Public meeting to consider the vacation of a portion of drainage and
utility easements adjacent to Lot 2, Block 2, Waterfi:ont Passage Business Addition.
B. Case 98-125 - Public meeting to consider the vacation of a portion of Erie Avenue
and the platted alley right-of-way located adjacent to Blocks 4 and 5, in the original
plat of Prior Lake.
7. Announcements and Correspondence:
8. Adjournment:
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PLANNING COMMISSION MINUTES
SEPTEMBER 28, 1998
1. Call to Order:
The September 28, 1998, Planning Commission meeting was called to order by Chairman
Stamson at 6:30 p.m. Those present were Commissioners Cramer, Stamson, Kuykendall,
Criego and Vonhof, Planning Director Don Rye, Planning Coordinator Jane Kansier, and
Planner Jenni Tovar.
2. Roll Call:
Vonhof Present
Kuykendall Present
Criego Present
Cramer Present
Stamson Present
Commissioner Criego arrived at 6:35 p.m.
3. Approval of Minutes:
The Minutes from the September 14, 1998 Planning Commission meeting were approved
as presented.
4. Public Hearings:
Aw
Case Files 98-120 and 121 - Consider a proposed amendment to the City of Prior
Lake Year 2010 Comprehensive Plan and a zone change request for the property
known as the Wensmann Prior Hills Business Park.
Planning Coordinator Jane Kansier presented the Planning Report dated September 28,
1998 on file in the office of the City Planner. An aerial photo depicted the location of
property. A site plan indicating the proposed zoning areas was shown. A history of
rezoning and comprehensive plan was given. Topography was reviewed. The
Metropolitan Urban Service Area (MUSA) was reviewed. Residential-High Density
designation was described including uses and adjacent uses. Retail Shopping ~
Community (C-CC) designation was described including types of uses and consistency
with high traffic uses.
The Planning staff finds the proposed C-CC designation consistent with the goals of the
Comprehensive Plan. The proposed B-3 district is also consistent with this designation.
The staff therefore recommends approval of this request. The staff also finds the
proposed R-HD designation and the proposed R-3 district are premature at this time.
This amendment and rezoning should not occur until the entire quarter section is
restudied.
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Two letters were received from Larry Lundmark and James Boerhave one in favor and
one opposed to the proposal.
Questions from Commissioners:
Cramer: Questioned the Vierling property in Agricultural preserves.
Rye explained the property located on County Roads 21 and 42 is not in agricultural
preserve. The Vierlings own property north of County Road 42, north and east of the site
which is in agricultural preserve.
Comments from the Public:
Terry Wensmann, of Wensmann Homes said they did have a proposal 5 years ago, and
have tried unsuccessfully to market as an industrial park. Mr. Wensmann said they are
trying to be competitive with other communities.
Criego: Why 7 acres R-HI) versus being all business?
Herb Wensmann of Wensmann Homes responded part of the property has natural
amenities, woods, topography and housing would fit in very well. Mr. Wensmann also
responded to the letter fi.om Mr. Lundmark explaining a proposed senior housing, which
will alleviate any concerns he has. Senior apartments on a prestigious site.
Michael Gresser, stated his family business is construction, concrete and masonry
currently located in Eagan and would like a new location. Gresser feels this site is ideal
and presented a photo of their existing facility. Typically their use needs to be zoned
industrial. The business is 30 years old and is a lot nicer than a typical industrial
building. This site use would be for a corporate campus facility. They have training and
BBQ's. This fronts County Road 42 and has good access. Gressers would like to do
something that complements the development along County Road 42 with a convenience
store, bank and gas station. The plan as drawn shows a frontage road which was turned
down by the County. Gresser said they are interested in a right mm only access. This
will improve traffic. The proposed facility is an office facility facing County Road 42.
The plan is to develop the 1.3 acres into a mirrored pond and to expand the wetland.
Gresser feels the City can benefit fi.om more commercial development but they are not
seeking financial assistance fi.om the City.
Criego: What would be in the yard?
Gresser: Storage racks with scaffolding, heavy equipment, forklifts, screens for finishing
concrete. Our current yard is an acre, with 25% enclosed storage and half of that is
finished and heated masonry buildings. From the outside of the proposed building, you
would not see what is in the inside. It would be 10-16 feet or higher, masonry wall to
enclose the yard. The appearance of the yard would be that of a large building. There
would be heated and cold storage buildings.
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Stamson: What you are proposing is an office with storage. No retail?
Gresser: Yes. Office and storage with a possible leased tenant at our site. The property
to the east will be retail. We will develop it or would sell it for development.
Kuykendall: Is that a building along the west property line? What type?
Gresser: Yes, an out building.
Kuykendall: To staff- The property to the west is zoned?
Kansier: Agricultural
Gresser: Yard and office are located on the highest points of the property. Sight lines
would not look down in to the site. The tree line will also screen the proposed use.
Kuykendall: Frontage Road?
Gresser: Right in only. Exit along Pike Lake Trail, then back to County Road 42. The
project would still be viable with the only access along Pike Lake Trail.
Stamson: Isn't this use consistent with BP, as it is currently zoned?
Kansier: This use would not be permitted in BP due to outdoor storage. Commercial or
industrial zoning allows for more outdoor storage. The plan submitted with the
application is a concept plan. If the property designations are changed, we will be
conducting additional review upon submittal of a subdivision or site plan application.
Herb Wensmann: We intend on building this spring. Gresser is the largest concrete
company in state, 2nd in midwest, and 15th in nation.
Gresser: We feel the CUP is not an obstacle. This is a use that is well designed.
Kelly Murray: We are here to answer questions regarding comparable real estate
information in other cities. Lakeville's Office Park has land for free with no assessments.
It is difficult to compete. New Heat and Glow headquarters will be there. They are
getting everything for free. They want to expand their campus because of the tax
benefits. As a developer, we get one chance and that is it. Savage: 20 acres sold for
$1.65 per acre. 60,000 sq. foot building. $1.30 sq. foot for improvements, the city paid.
Land is $.35 a sq. foot. Herb paid more than this 5 years ago. Bumsville is the same.
The cost is less than $1.00 sq. foot, we cannot compete with neighboring communities.
Chair Stamson read the hearing procedures.
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Ed Vierling, 14310 Pike Lake Trail, stated his concern regarding R-HD. Vierling does
not want a gas station or fast food on comer. Want to keep on farming. It is hard to farm
with the traffic. Because commercial will be at another meeting, I'll wait for that. Senior
housing is O.K. We need it in this town, not for young people.
Kevin Lilland, Maple Hills Addition: Letter from Boerhave states proposal is detrimental
to value. Concern over R-HD apartments. We came from apartments and moved to the
woods, our concern is the Commercial district to Residential district (Knob Hill 2nd)
now our concern is the other side. We want to keep it as nice as possible and keep the
traffic down. Keep traffic from apartments down. As Vierling said, McDonalds on the
comer would not be good. The residential area on the East of Pike Lake Trail is of
concern.
Rick Weidner, Maple Hills, questioned how many residential units?
Herb Wensmann said it would be 80 units.
Dan Klamm, 4130 140th Street NE, questioned the Lighting Ordinance. Klamm stated
he does not want big lighted signs or billboards. Against fast food in the area. No
problem with senior housing.
Kuykendall: Where do you live relative to the development? Klanun responded exactly
west.
Herb Wensmann commented traffic from a senior coop will be low. For residential, it
would generate the least amount of traffic.
Kevin Lilland, 4560 Embassy Circle, questioned if approved for R-HD, is there any way
it could be changed in the future?
Stamson: We are looking at a zone change, no guarantee it would be senior housing.
Gresser addressed the lighting: Gas station is local, no big name. There would be little
lighting and signage. Our first choice is a family owned company who have built in
White Bear Township. We would place architectural covenants.
Herb Wensmann explained the co-op is owner occupied, not rental. We want to maintain
a high architectural quality and covenants.
Dan Klamm, 4130 140th Street NE, questioned the hours of operation for commercial
property?
Stamson: Responded there was no restriction of time on land use. Some specific types
of businesses have hour regulations.
The public hearing closed.
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Comments from the Commissioners:
Vonhof:
Remembers proposal 5 years ago, the idea of a business park was to attract high
quality development. Almost the exact type of development as Gresser is proposing.
Agree with staff report, the change to commercial for 33 acres. The 7.5 acres to R-
HD is premature until we know what the compatible land uses are.
Kuykendall:
· Feels the same. More staff review of why R-HD is premature. Kansier responded,
the area surrounding it is B-P. It is spot zoning. The idea is to re-look at the area and
make some decision of what is appropriate. Rye added, at the time we looked at the
Comprehensive Amendment in 1995, there was discussion about land use along
County Road 42, how much property to be designated as B-P. The market study was
B-P on County Road 42 in terms of acreage was substantially higher than what the
market study had said at the time.
· Concerns of public can be addressed in the future as part of a Conditional Use Permit.
Supports zone change and Alternative #2.
Rye pointed out standards for lighting between residential and commercial zoning.
Billboards are not permitted in the City.
Stamson:
· Showroom office is good, but retail can go elsewhere in the City. Is there another
zone these proposed uses could be permitted? Rye said the Retail is specific,
commercial is more general. The district they are proposing does offer retail and a
various forms of commercial.
· Supports the proposed re-zoning for the 33 acres. It is appropriate to re-zone the
smaller acreage as R-HD.
Criego:
· Concurs with staffand other Commissioners. Asked staffto read B-3 uses.
Kansier read the B-3 uses.
· Fast food requires Conditional Use Permit. Concurs with staff to rezone to B-3. It is
the type of user the City would like.
· R-I-ID is too early. Need to look at 160 acres together.
Cramer:
· Very familiar with the area. Supports change to C-CC. County Road 42 will be the
major retail commercial corridor of the southem metropolitan area. This is a great
opportunity.
· Opposed R-HD because of the proposal to extend County Road 21 to bypass. May be
creating a single area zoned R-HD, when the entire area north of County Road 42 is
guided for plenty of R-HD. Agrees with staff recommendation of that.
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Agree to change the Comprehensive Plan to Community Commercial and the zoning
to be B-3 but oppose the zoning changes to make it a residential area.
MOTION BY VONHOF, SECOND BY CRIEGO, TO RECOMMEND APPROVAL
OF THE COMPREHENSIVE LAND USE PLAN AMENDMENT TO DESIGNATE
APPROXIMATELY 33 ACRES COMMUNITY RETAIL SHOPPING.
Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY VONHOF, SECOND BY CRIEGO, TO RECOMMEND APPROVAL OF
THE ZONE CHANGE REQUEST FROM C-1 AND BUSINESS PARK DISTRICT TO
THE B-3 DISTRICT ON THE SAME 33 ACRES.
Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY VONHOF, SECOND BY CRIEGO, TO RECOMMEND DENYING THE
COMPREHENSIVE PLAN CHANGE TO THE 7.35 ACRES TO A RESIDENTIAL
HIGH DENSITY.
Vote taken signified ayes by all. MOTION CARRIED.
5. Old Business:
A. Case 98-109 - Resolution for variances requested by Sandy Silfverston
Planner Jenni Tovar presented the staff report, dated September 28, 1998. Resolutions
are consistent with Planning Commission's recommendation from the September 14,
1998 meeting.
MOTION BY CRA/VIER, SECOND BY VONHOF, TO APPROVE RESOLUTION 98-
23PC APPROVING A 5.4 FOOT VARIANCE TO PERMIT A 19.6 FOOT FRONT
YARD SETBACK INSTEAD OF THE REQUIRED 25 FOOT FRONT YARD
SETBACK AND 22.7 FOOT VARIANCE TO PERMIT A 62.3 FOOT SETBACK
FROM THE CENTERLINE OF A COUNTY ROAD INSTEAD OF THE REQUIRED
85 FOOT CENTERLINE SETBACK.
Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY CRAMER, SECOND BY VONHOF, DENYING A 0.2 FOOT
VARIANCE TO PERMIT A 84.8 FOOT SETBACK FROM THE CENTERLINE OF A
COUNTY ROAD INSTEAD OF THE REQUIRED 85 FOOT CENTERLINE
SETBACK.
Vote taken signified ayes by all. MOTION CARRIED.
B. Case 98-116 - Resolution for variance requested by Holiday Station Stores
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Planner Jenni Tovar presented staff report dated September 28, 1998. Resolution is
consistent with Planning Commission direction from the September 14, 1998 meeting.
MOTION BY VONHOF, SECOND BY KUYKENDALL, TO APPROVE
RESOLUTION 98-27PC APPROVING A VARIANCE TO REDUCE THE NUMBER
OF PARKING SPACES FROM 24 TO 19 FOR CONVENIENCE STORE/CARWASH.
Vote taken signified ayes by all. MOTION CARRIED.
6. New Business:
Case 98-124 - Public meeting to consider the vacation of a portion of drainage
and utility easements adjacent to Lot 2, Block 2, Waterfront Passage Business
Addition.
Planner Jenni Tovar presented the Planning Report dated September 28, 1998 on file in
the office of the City Planner.
Considering the proposed vacation is consistent with the Comprehensive Plan and will
not eliminate a public need, staff recommends approval of the vacation of the drainage
and utility easements.
Kuykendall questioned if the City is assured easements will be granted. Tovar said the
property owner is EDA. Documents have been drafted and just have to be signed and
recorded.
Comments from the Public:
There were no comments from the public.
There were no Comments from the Commissioners:
MOTION BY CRIEGO, SECOND BY KUYKENDALL, ADOPTING RESOLUTION
98-28PC RECOMMENDING THE VACATION OF DRAINAGE AND UTILITY
EASEMENTS LOCATED ON LOTS 1 AND 2, BLOCK 2, WATERFRONT PASSAGE
ADDITION.
Vote taken signified ayes by all. MOTION CARRIED.
Case 98-125 - Public meeting to consider the vacation of a portion of Erie
Avenue and the platted alley right-of-way located adjacent to Blocks 4 and 5, in
the original plat of Prior Lake.
Planning Coordinator Jane Kansier presented the Planning Report dated September 28,
1998 on file in the office of the City Planner. The portions of the right-of-way (R-O-W) is
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adjacent to City property. The alley will be used for parking, however, some of the
building will be located on the R-O-W. There is no access to County Road 21, traffic is
not an issue. This expands the Comprehensive Plan as far as learning activities. Public
need is not an issue as there is no direct access to County Road 21. There is a fiber optics
line. The phone company wants an easement for future maintenance of the line.
The proposed vacation is consistent with the Comprehensive Plan and is in the public
interest. On this basis, the staff recommends approval of the vacation of the right-of-way
subject to the condition a 1 O' wide utility easement is maintained over the alley right-of-
way.
Questions by Commissioners:
Cramer:
Is this after the fact? Kansier noted the timing required to obtain legal descriptions and to
publish the hearing notices.
Kuykendall:
Functionally, it is the same use. R-O-W versus easements. No change in use.
Comments from the Public:
There were no comments from the public.
MOTION BY KUYKENDALL, SECOND BY CRAMER, TO APPROVE
RESOLUTION 98-30PC RECOMMENDING TO CITY COUNCIL APPROVAL OF
THE VACATION OF A PORTION OF ERIE AVENUE AND THE 10 FOOT WIDE
ALLEY PLATTED IN BLOCK 4, PRIOR LAKE ORIGINAL TOWN.
Vote taken signified ayes by all. MOTION CARRIED.
7. Announcements and Correspondence:
Director Rye said the EDA is holding a workshop on Wednesday at 5:30 to consider a
proposal for downtown redevelopment plan. The EDA initially considered a brochure for
marketing purposes and authorized expenditures of approximately $5,000. As part of the
cost, a downtown redevelopment plan was part of the plan. Rather than do these
separately, they will consider the entire plan.
Rye also updated that the City Council will hold public hearing on the draft zoning
ordinance. Meeting starts at 7:30 p.m. then public hearing. It will be on cable.
8. Adjournment:
The meeting adjourned at 7:42 p.m.
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Donald Rye
Director of Planning
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