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HomeMy WebLinkAbout06 23 2025 PCM PACKET Phone 952.447.9800 / PriorLakeMN.gov 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA Monday, June 23, 2025 City Council Chambers 6:00 p.m. 1. Call Meeting to Order and Pledge of Allegiance 2. Approval of Agenda 3. Consider Approval of Monday, May 12, 2025 Meeting Minutes 4. Public Hearings: A. PDEV25-000008 – 6885 Boudin Street NE – Conditional Use Permit – The property owner, KC Partnership, LLC, and applicant, True North Truck and Auto, are requesting a Conditional Use Permit (CUP) to allow for Motor Vehicle Sales at 6885 Boudin Street NE. The subject property is located near the intersection of Boudin Street NE and Highway 13 South on Lower Prior Lake (PID 251910020). 5. Old Business: 6. New Business: 7. Adjournment WORK SESSION: Following the June 23, 2025 meeting, the Planning Commission will hold a work session to discuss upcoming commission vacancies. 1 PRIOR LAKE PLANNING COMMISSION MINUTES Monday May 12, 2025 1. Call to Order and Pledge of Allegiance: Chair Tschetter called the Monday May 12, 2025 Prior Lake Planning Commission meeting to order at 6:00 p.m. Commissioners Jason Tschetter, Doug Johnson, Christian Fenstermacher, and Michael Pasquarette were present. Absent Michael Tennison, Dan Ringstad, and Kate Yurko. Community Development Director Casey McCabe, Planner Paul Moretto and Deputy Clerk / Administrative Assistant Megan Kooiman were also present. 2. Approval of Monday May 12, 2025 Agenda: MOTION BY JOHNSON SECONDED BY FENSTERMACHER TO APPROVE THE MONDAY MAY 12, 2025 PRIOR LAKE PLANNING COMMISSION AGENDA. VOTE: Ayes by Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0. 3. Approval of Monday, April 14, 2024, Meeting Minutes: MOTION BY JOHNSON SECONDED BY FENSTERMACHER TO APPROVE THE MONDAY, APRIL 14, 2024, PRIOR LAKE PLANNING COMMISSION MEETING MINUTES. VOTE: Ayes by Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0. 4. Public Hearing A. PDEV25-000007 – 3160 Spring Lake Road Southwest – Variance – Property owner, Thahn Bui is Requesting an impervious surface variance of 14.7% and a 5-foot variance to the required side yard driveway setback. (PID 251330400) Planner Moretto: Introduced an item to request a public hearing to consider a request a variance for Thahn Bui. Moretto explained the current circumstances, physical site characteristics, and the variance criteria. City staff are recommending approval of the variance. Commissioner Comments and Questions: Tschetter: Questioned if the driveway was too tight to be able to turn around on the property so that the property owner would not need to back out on to the street. Moretto: Stated it would be tight to turn around, but not impossible. Tschetter: Commented on the existing gravel driveway noting that gravel is considered an impervious surface so the main reduction in impervious surface would be the removal of the patio and a portion of the existing gravel driveway. Moretto: Stated a concrete patio slab to the north of the home in addition to the stated removal of the gravel driveway surface would be the primary reduction in impervious surface. Applicant: Thahn Bui, 3160 Spring Lake Road SW: State his experience living in Prior Lake. Stated that he would like stay in this home and would like to improve his lot by building a garage which is standard in this neighborhood to allow space to store vehicles and other equipment. MOTION BY FENSTERMACHER, SECONDED BY JOHNSON TO OPEN THE PUBLIC HEARING ON ITEM 4A AT 6:13 P.M. VOTE: Ayes, Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0. 2 Public Comment: Steven Mears 3220 Vale Circle SW: Questioned how many stories the garage is and if there will be any semi tractor or commercial enterprises. Moretto: Stated that it will be a one-story two-stall garage and there will be no commercial enterprise. MOTION BY PASQUARETTE, SECONDED BY FENSTERMACHER TO CLOSE THE PUBLIC HEARING ON ITEM 4A AT 6:15 P.M. VOTE: Ayes, Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0. Commissioner Comments: Pasquarette: Thanked staff for the report and appreciated the applicant’s thoughtfulness in bringing this forward. Fenstermacher: Also, in support as a it will be a great addition to the property. Johnson: Will be supporting this as well. City staff laid out the practical difficulties well. Appreciates the applicant’s thoughtfulness and commented on different ways garages are used in addition to parking a vehicle but helping the overall look of the property as it also can be used as storage for tools and equipment. Tschetter: Felt this was a routine request. Due to the Minnesota weather, it is necessary to have a garage in this state. Appreciated the improvement on the impervious surface and will be in support. MOTION BY FENSTERMACHER, SECONDED BY JOHNSON TO APPROVE THE VARIANCES FROM THE MINIMUM DRIVEWAYSIDE YARD SETBCK AND IMPERVIOUS SURFACE TO ALLOW FOR A DETACHED GARAGE ON A PROPERTY IN THE R-1 SD (LOW DENSITY RESIDENTIAL SHORELAND) ZONING DISTRICT. VOTE: Ayes by Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0. B. Comprehensive Plan Amendment – Consider a Recommendation for Amendment to the 2040 Comprehensive Plan to Amend Chapter 3, Land Use Plan; Chapter 6, Park and Trail System Plan; Chapter 8, Wastewater; and Chapter 9, Water Supply Community Development Director McCabe: Introduced the public hearing to consider an Amendment to the 2040 Comprehensive Plan. McCabe explained the history, current circumstances, and proposed plans. City Staff recommends approval of the request recommending City Council approval of 2040 Comprehensive Plan amendments to remove references to the Subject Property. Commissioner Comments and Questions: None. MOTION BY PASQUARETTE, SECONDED BY FENSTERMACHER TO OPEN THE PUBLIC HEARING ON ITEM 4B AT 6:21 P.M. VOTE: Ayes, Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0. Public Comment: None. MOTION BY FENSTERMACHER, SECONDED BY PASQUARETTE TO CLOSE THE PUBLIC HEARING ON ITEM 4B 6:22 P.M. 3 VOTE: Ayes, Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0. Commissioner’s Comments: Tschetter: Appreciates staff’s diligence in keeping our comprehensive plan up to date. MOTION BY JOHNSON, SECONDED BY PASQUARETTE TO RECOMMEND APPROVAL OF THE 2040 COMPREHENSIVE PLAN AMENDMENT TO AMEND CHAPTER 3, LAND USE PLAN; CHAPTER 6, PARK AND TRAIL SYSTEM PLAN; CHAPTER 8, WASTEWATER AND CHAPTER 9, WATER SUPPLY. VOTE: Ayes by Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0 5. Old Business: None. 6. New Business: None. 7. Announcements & Adjournment: Announcements: There will not be a second Planning Commission Meeting in May. MOTION BY PASQUARETTE, SECONDED BY JOHNSON TO ADJOURN THE MONDAY MAY 12, 2025, PLANNING COMMISSION MEETING AT 6:23 P.M. VOTE: Ayes by Tschetter, Fenstermacher, Johnson, and Pasquarette. Motion carried 4-0. Respectfully submitted, Megan Kooiman, Deputy Clerk / Administrative Assistant 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: June 23, 2025 AGENDA #: 4A PREPARED BY: Paul Moretto, Planner PRESENTED BY: PUBLIC HEARING: Paul Moretto Yes AGENDA ITEM: Consider Approval of a Resolution to Approve a Conditional Use Permit to allow Motor Vehicle Sales at 6885 Boudin Street NE DISCUSSION: Introduction The property owner, KC Partnership, LLC, and applicant, True North Truck and Auto, are requesting a Conditional Use Permit (CUP) to allow for Motor Vehicle Sales at 6885 Boudin Street NE. The subject property is located near the intersection of Bou- din Street NE and Highway 13 South on Lower Prior Lake (PID 251910020). Background The CUP request is for Motor Vehicle Sales in the C-2, General Business, district. This use requires conditions provided in Subsection 10-268, Motor Vehicle Sales. In addition to the required conditions, the applicant has agreed to an additional condi- tion that no vehicles will be displayed for sale on-site. The purpose of this CUP is for office and transaction space. Current Circumstances The applicant, True North Truck and Auto, has applied for a CUP to operate a Motor Vehicle Sales business at 6885 Boudin Street NE with the additional condition that no vehicles will be displayed for sale on-site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The site is approximately 0.9 acres and is a fully developed lot. No new additions or expansions are requested. Building and Site Conditions: The existing structure is a two-story office building. The first floor is approximately 3,400 square feet and the second story is roughly the same. The total floor area is approximately 6,800 square feet. There are currently 49 marked parking spaces on property. Generally, the building is occupied by office and medical uses. An office use requires one parking space per 250 square feet of gross floor area or 6,800/250 = 28 parking spaces. The requirement for parking for motor vehicle sales is: six parking spaces plus one space for every 500 square feet of gross floor area. The site can accommodate the auto sales parking requirement, but this would not be utilized based on recom- mended conditions. Based on these requirements, the addition of office space for vehicle transactions can be accommodated on this property but the display of vehicles on site is not. Staff recommends the condition that no vehicles will be displayed for sale on-site. 2 Access: Access to the site is via Boudin Street NE. 2040 Comprehensive Plan Designation: This property is designated Retail/Gen- eral Business use on the 2040 Comprehensive Plan Land Use Map. Zoning: The site is zoned C-2, General Commercial. Land Use: Motor Vehicle Sales means the display, sale and rental of motor vehicles, watercraft, and recreational vehicles; motor vehicle service and repair often occur in conjunction with this use. Characteristics may include outdoor activity, outdoor sound systems, truck deliveries, night and weekend operating hours, and test driving on nearby streets. ISSUES: CONDITIONAL USE PERMIT (CUP) ANALYSIS: Section 10-875 of the City Code sets forth the criteria for approval of a CUP. (1) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. One goal of the 2040 Comprehensive Plan is to “maintain and promote safe, sound, and connected land use.” The purpose of this review of the Conditional Use Permit is to ensure that requested use is compatible with the planned use. An office space to conduct Motor Vehicle Sales transactions and office activities is similar to existing operations. The additional condition that no vehicles will be displayed for sale on site will limit any impact of this conditional use. (2) The use will not be detrimental to the health, safety, morals, and gen- eral welfare of the community as a whole. The proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The conditions of the approving resolu- tion are intended to ensure ongoing protection of the community. (3) The use is consistent with the intent and purpose of the Zoning Code and the Use District in which the Conditional Use is located. The conditions set forth in the Zoning Code will be met with the issuance of the Conditional Use Permit. (4) The use will not have undue adverse impacts on governmental facil- ities, services, or improvements which are either existing or pro- posed. The use will not have adverse impacts on governmental facilities. (5) The use will not have undue adverse impacts on the use and enjoy- ment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity as long as all conditions of approval are adhered to. (6) The use is subject to the design and other requirements of site and landscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Min- nesota. 3 The site is fully developed and no additional development is proposed. (7) The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service facilities. No development that would impact utilities are proposed. (8) The use is subject to such other additional conditions which the Planning Commission may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in subsection 1151.204. In these circumstances, the City Council may impose restrictions and conditions on the CUP which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the CUP approved by the City Council. Additional conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP Resolution. Specific Conditions Related to Motor Vehicle Sales: (1) All vehicles stored on the premises shall be insured and operable. No vehicles will be displayed for sale on site. (2) All outdoor lots for sales or rental shall be operated in conjunction with a building or buildings containing the same or similar materials as displayed on the outdoor lot. No vehicles will be displayed for sale on site. (3) The building and the lot for sale or rental shall be on one contiguous property. No vehicles will be displayed for sale on site. (4) All vehicles shall be located on hard surfaces at all times. The hard surfaces shall meet all of the landscaping and design requirements of the City Code for off-street parking. No vehicles will be displayed for sale on site. (5) No outdoor public address system shall be audible from any parcel located in a residential Zoning District. No public address system is proposed. (6) All customer and employee parking shall be clearly designated and signed. Existing office building with signage. (7) No motor vehicle transport loading or unloading shall be permitted on any minor residential street. No vehicles will be displayed for sale on site. 4 (8) No display or storage of motor vehicles shall be permitted on any public right-of-way. No vehicles will be displayed for sale on site. (9) All parking, sales, rental, and storage lots shall be located a minimum of 100 feet from any property line in a residential Zoning District. No vehicles will be displayed for sale on site. (10) Test driving shall be in accordance with all applicable federal, state and local laws and regulations. No vehicles will be displayed for sale on site. In addition to the required conditions for Motor Vehicle Sales, staff is recommending a condition that no vehicles will be displayed for sale on site. Conclusion The property owner and applicant desire to conduct activities related to motor vehicle sales that do not require the display of vehicles on site. The activities would closely resemble that of current activities such as retail banking, insurance, and realty firms. Based on the fact that no vehicles will be displayed for sale on the property, several of the conditions identified in Subsection 10-268 do not apply. City Staff recommends approval of the CUP with the following conditions: 1. No display or storage of motor vehicles on site. 2. No motor vehicle transport loading or unloading shall be permitted on any minor residential street. 3. No display or storage of motor vehicles shall be permitted on any public right-of- way. 4. Test driving shall be in accordance with all applicable federal, state and local laws and regulations. ALTERNATIVES: 1. Motion and a second to approve a Conditional Use Permit to allow Motor Vehicle Sales at 6885 Boudin Street NE subject to the listed conditions. 2. Motion and a second to deny the request based on specific findings of fact. 3. Provide direction to staff and continue discussion at a future meeting. RECOMMENDED MOTION: Alternative #1 EXHIBITS: 1. Resolution 2. Location Map 3. Applicant Narrative 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 25-06PC A RESOLUTION TO APPROVE A CONDITIONAL USE PERMIT TO ALLOW MOTOR VEHICLE SALES IN THE C-2, GENERAL BUSINESS AT 6885 BOUDIN STREET NE Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on June 23, 2025, to consider a request from True North Truck and Auto to approve a Conditional Use Permit (CUP) to allow Motor Vehicle Sales in the C-2, General Business Use District at the following property: Lot 2, Block 1, Watersedge 1st Addition, Scott County, Minnesota (PID 251910020); and WHEREAS, Notice of the public hearing on said CUP was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Planning Commission proceeded to hear all persons interested in this CUP, and persons interested were afforded the opportunity to present their views and objections related to the CUP; and WHEREAS, The Planning Commission finds the proposed CUP is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed CUP meets the criteria for approval of CUP as contained in Subsection 10-875 and 10-268 of the Prior Lake Zoning Ordinance. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION, ACTING AS THE BOARD OF ADJUSTMENT, OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings: a) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. One goal of the 2040 Comprehensive Plan is to “maintain and promote safe, sound, and connected land use.” The purpose of this review of the Conditional Use Permit is to ensure that requested use is compatible with the planned use. An office space to conduct Motor Vehicle Sales transactions and office activities is similar to existing operations. The additional condition that no vehicles will be displayed for sale on site will limit any impact of this conditional use. b) The use will not be detrimental to the health, safety, morals, and general welfare of the community as a whole. The proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The conditions of the approving resolution are intended to ensure ongoing protection of the community. c) The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. The conditions set forth in the Zoning Ordinance will be met with the issuance of the Conditional Use Permit. 2 d) The use will not have undue adverse impacts on governmental facilities, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities. e) The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity as long as all conditions of approval are adhered to. f) The use is subject to the design and other requirements of site and landscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, approved by the Planning Commission and incorporated as part of the conditions imposed on the use by the Planning Commission. The site is fully developed, and no additional development is proposed. g) The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the CUP approved by the Planning Commission. No development that would impact utilities are proposed. h) The use is subject to such other additional conditions which the Planning Commission may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in subsection 10-875. In these circumstances, the Planning Commission may impose restrictions and conditions on the CUP which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the CUP approved by the Planning Commission. Additional conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP Resolution. 3. The CUP is hereby approved for a Motor Vehicle Sales Land Use, subject to the following conditions: 1. No display or storage of motor vehicles on site. 2. No motor vehicle transport loading or unloading shall be permitted on any minor residential street. 3. No display or storage of motor vehicles shall be permitted on any public right-of-way. 4. Test driving shall be in accordance with all applicable federal, state and local laws and regulations. PASSED AND ADOPTED THIS 23 DAY OF JUNE 2025. Jason Tschetter, Commission Chair ATTEST: Casey McCabe, Community Development Director VOTE Johnson Fenstermacher Tschetter Tennison Ringstad Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ Location Map 6885 BOUDIN STREET NE Conditional Use Permit Subject Property A SUMMARY OF THE PROPERTY LEGAL DESCRIPTION: Lot 2, Block 1, Watersedge 1st Addition PIN: 251910020 From: Nate Elliott <nate.elliott@outlook.com> Sent: Wednesday, May 28, 2025 9:38 AM To: Paul Moretto Subject: Conditional Use Permit Follow Up Flag: Follow up Flag Status: Flagged I am proposing use at 6885 Boudin St NE, Prior Lake, MN 55372 for a wholesale vehicle business. The state requires a commercial office space for licensing. I do not plan to store any vehicles on site at the property and plan to be open for the required hours as set forth by the state of Minnesota. With a wholesale only license I will not be seeking to the public but only to other dealerships with a valid dealer license under the business name of True North Truck & Auto. Nate Elliott 317-627-4944 c nate.elliott@outlook.com SECURITY NOTICE: This email originated from an external sender. Exercise caution before clicking on any links or attachments and consider whether you know the sender. For more information please contact Helpdesk@PriorLakeMN.gov.