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REGULAR PLANNING COMMISSION AGENDA
MONDAY, JUNE 24, 2002
Fire Station - City Council Chambers
6:30 p.m.
Call Meeting to Order:
Roll Call:
Approval of Minutes:
Consent Agenda: None
Public Hearings:
Case File #02-070 - Consider an Amendment to Section 1102.1403(6)
(Gymnastic Schools in the C-5 Zoning District) of the Zoning Ordinance.
Case Files #02-024 and #02-025 - Consider a Planned Unit Development
Preliminary Plat to be known as Timber Crest Park. The proposal includes 28.19
acres to be subdivided into 162 townhouse units located in the southeast quadrant
of the intersection of County Road 21 and Highway 13, on the north side of
Franklin Trail and Bluff Heights Trail.
Old Business:
New Business:
Announcements and Correspondence:
Adjournment:
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16:200 Eagle Creek Ave. $.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
PUBLIC HEARING
Conducted by the Planning Commission
The Planning Commission~lcomes your comments in this matter. In fa/mess to all who
choose to speak, we ask that, after speaking once, you allow everyone else to speak
before you address the Commission again and limit your comments to clairification or
new information. Please be aware this is the principal opportunity to provide input
on this matter. Once the public hearing is closed, further tesitmony or comment will
not be possible except under rare conditions. The City Council will not hear
additional testimony when it considers this matter. Thank you.
ATTENDANCE - PLEASE PRINT
NAME ADDRESS
P~
PHLIST.DOC PAGE I
PLANNING COMMISSION MINUTES
MONDAY, JUNE 24, 2002
1. Call to Order:
Chairman Stamson called the June 24, 2002, Planning Commission meeting to order at
6:30 p.m. Those present were Commissioners Atwood, Ringstad and Stamson, Planning
Coordinator Jane Kansier and Recording Secretary Connie Carlson.
2. Roll Call:
Atwood Present
Criego Absent
Lemke Absent
Ringstad Present
Stamson Present
3. Approval of Minutes:
The Minutes from the June 10, 2002, Planning Commission meeting were approved as
presented.
4. Consent:
5. Public Hearings:
Commissioner Stamson read the Public Hearing Statement and opened the meeting.
A. Case File #02-070 - Consider an Amendment to Section 1102.1403(6)
(Gymnastic Schools in the C-5 Zoning District) of the Zoning Ordinance.
Planning Coordinator Jane Kansier presented the Planning Report on file in the office of
the City Planning Department.
In June of 1998, the City Council adopted an amendment to the zoning ordinance
permitting gynmastics schools in the C-5 (Business Park District) as conditional uses.
Three conditions were included as conditions of approval.
1. The use occupies no more than 4,000 square feet in the principal structure.
2. Hours of operation are limited to 5:00PM to 11:00 PM, Mondays through Fridays,
and 7:00 AM to 11:00 PM on Saturday and Sunday.
3. A minimum of one parking space per 300 square feet of floor area is provided.
Subsequent to the adoption of this ordinance amendment, a conditional use permit was
approved for Gleason's Gymnastics School in a building on Fish Point Road in the
Business Office Park. Recently, Mr. Gleason contacted the City because his lease is up
and he is looking for new space. He also indicated he needed more room and expanded
hours of operation.
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Planning Commission Meeting
June 24, 2002
When the original ordinance was adopted, there was considerable discussion about the
appropriateness of the use in the C-5 district. The staff concluded at that time the use was
not appropriate for the zoning district but the Planning Commission felt it was. The
conditions that were attached were felt to be appropriate for the use. When the school was
originally opened, there were complaints from other tenants about parking and noise.
These issues were addressed by signing parking for the school and adding sound barriers
to the space occupied by the school. The school has lost its lease at the present location
and has been looking at occupying 10,000 square feet in another building in the Business
Park. However, due to the size limitations and hours of operation as well as problems
with the TIF district on the proposed property, they have been unable to move in.
Ringstad asked Kansier to expand on the initial problems with the school being located in
a Tax Increment Financing (TIF) District. Kansier explained the situation and limitations
on the types of permitted uses. TIF is intended for manufacturing, office and industrial
uses. Uses that do not fit that criteria spelled out in the State Statutes are limited to 15%
of the building. Gleason's Gynmastic School was at 15% at the previous building and
not allowed any more than that. 10,000 square feet would put them over in any other
building.
Stamson asked if the City had an opinion on this issue. Kansier said they didn't.
Whoever occupies the building and is not meeting the statutory requirements would result
in the City having no choice but to de-certify.
Atwood questioned the length of a TIF District. Kansier responded anywhere from 9 to
11 years. Most tenants are halfway through their district. Each lot has its own district.
Atwood questioned if the owner was aware of the TIF situation. Kansier said he was
very aware of the potential for losing TIF.
There were no comments from the public.
Comments from the Commissioners:
Ringstad:
The gymnastic school is currently in the C5 district and currently occupying less than
the 10,000 square feet they propose. Did not have a problem with this moving
forward.
· Decertification of the TIF District is a natural event to take place.
· Support the relocation.
Atwood:
· Agreed, if that helps Gleason to stay in Prior Lake.
· Remove restrictions on the hours of operation is a great idea.
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Planning Commission Meeting
June 24, 2002
Stamson:
Disagreed. When this issue was first brought forward there was a lot of discussion if
this was an appropriate use for the district. The concern was compatibility with
surrounding uses and safety for the kids in an industrial setting.
· Initially there were a number of problems, some have been fixed.
· Generally the industrial area is not compatible with a lot of children moving around in
their parking lots. It makes me nervous sending so many kids around in an industrial
use area.
· Another big issue was the parking with the large number of cars going in and out.
· Not sure it wasn't a mistake to allow it in the first place. Some of the issues have
been addressed.
· Not comfortable with the expansion.
· Savage has that use in their industrial park but the building is freestanding and
separate from other buildings.
Atwood questioned who the other tenants were. Kansier responded.
Stamson explained the initial CUP was for a starting place and then the school would
find another place to build a freestanding building. That is why the condition was for
4,000 square feet. Long term the school was not to be in the C5 District.
That is also why the hours of operation were limited - to avoid being in the same
joint location.
· Now they are talking 10,000 sq feet. Maybe it would work in this building but in
many buildings in town it would not work. It is not generally appropriate for a C5
District.
Larry Gleason, of Gleason Gymnastic School, said the building he was in had some
problems and were very specific. Limited parking and only one route for trucks to come
in. He has two other gymnastic schools and both are in industrial districts. Gleason felt
there would be more parking in the new building. He also felt the hours of operation
limited him to evening hours. Most of the classes are after school. There would not be a
lot of traffic during the day.
Stamson:
· Gleason is right that the conditions are specific to that building, but the ordinance is
for the entire C5 District. Just because Gleason is moving to a bigger building does
not mean the next guy would do the same.
· Disagreed Gleason's problems were unique to that building. Most of the buildings in
town have that problem.
· It is a district-wide issue. Prior Lake does not have a lot of big industrial space.
· Parking and traffic was a big problem.
Atwood:
· Can see where parking was a huge problem. Having children enrolled was a problem.
· This site is well suited for it.
· Stamson pointed out the discussion is the district and city as a whole, not Gleason's
proposal.
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Planning Commission Meeting
June 24, 2002
· Does not see a problem with other applicants and supported.
Ringstad:
· Gathered in reading the report, that parking was a big concern.
Parking in the new
location will be much better.
· His daughter was in the program a few years ago and it was a nightmare with people
coming and going with no place to park.
· The new building is laid out better where the parking is in front with the docks in the
back.
· It will be a great addition to the school itself.
· Supported.
Stamson:
· If the size and hours are going to be relaxed, maybe tighten the parking and the
amount of space where the kids are dropped off.
· Kansier said it could be done but to keep in mind, this does not remove the
requirement for a Conditional Use Permit. Any kind of proposal that comes in would
be reviewed on a site-specific basis. Another option would be to tighten the parking.
Maybe add a provision for drop-off. Or limit number of students to some function of
the park.
Kansier went on to explain the Conditional Use Permit could allow for some kind of
annual review.
Stamson:
· Would like to see some of the past problems addressed up front.
· Designate a drop-off to keep separate from the school and business.
· Kansier said you want requirements to be general enough but could add the minimum
parking with a drop-off area/pickup area designated.
Atwood:
· Did not feel there had to be such specific language when there is not going to be large
competition.
Stamson questioned Gleason on how many children are in a class. Gleason said they
generally have around 8 to 9 students and sometimes with a full program going on - 3
classes. Maybe 24 to 25 kids. With this additional space, the amount of classes could
double, but they would all come at different times.
Kansier said there could a condition for minimum of 1 parking space per 2 students in the
larger class or whatever is greater.
Atwood felt it was not necessary. Ringstad said he would approve with conditions.
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Planning Commission Meeting
June 24, 2002
Kansier suggested requiring a designated drop-off and pickup area with a physical
separation between pedestrian and truck loading. Then review it as part of the
Conditional Use Permit. It is made aware there is a separation of traffic.
MOTION BY STAMSON, SECOND BY RINGSTAD, RECOMMEND APPROVAL
OF THE AMENDMENT WITH THE 3 CONDITIONS AS STATED.
Vote taken indicated ayes by all. MOTION CARRIED.
Kansier recapped the conditions:
· The use would be limited to 10,000 square feet;
· A minimum of 1 parking space per 300 feet of floor area; or 1 space per 2 students
whichever is greater; and a
· Designated drop-off/pickup area that physically separates pedestrian and truck
loading.
This item will go before the City Council on July 15, 2002.
B. Case Files #02-024 and #02-025 - Consider a Planned Unit Development
Preliminary Plat to be known as Timber Crest Park. The proposal includes 28.19
acres to be subdivided into 162 townhouse units located in the southeast quadrant of
the intersection of County Road 21 and Highway 13, on the north side of Franklin
Trail and Bluff Heights Trail.
Planning Coordinator Jane Kansier presented the Planning Report on file in the office of
the City Planning Department.
Ray Brandt has applied for approval of a development to be known as Timber Crest Park
on the property located at the southeast quadrant of the intersection of CSAH 21 and TH
13, on the north side of Franklin Trail and Bluff Heights Trail. The property owner, Prior
Lake Apartments, has also signed the application.
The application includes the following requests:
· Approve a Planned Unit Development Preliminary Plan;
· Approve a Preliminary Plat.
This property is zoned R-4 (High Density Residential). The proposal calls for a
townhouse development consisting of a total of 148 dwelling units on 28.19 acres. The
development also includes parkland and private open space.
This original proposal involved filling a large portion of the wetland on the site. The
Wetland Technical Evaluation Panel (TEP) subsequently advised the developer that the
proposal was inconsistent with the Wetland Conservation Act, and could not be
approved.
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Planning Commission Meeting
June 24, 2002
As a result of the TEP decision, the developer submitted new plans on June 11, 2002.
Because of the timing of this submittal, the staff did not have the opportunity to review
the new plans. In addition, the developer must submit a revised wetland mitigation plan
and revised storm water drainage calculations. However, since the public hearing had
already been published and notices sent, the staff had no choice but to place this item on
the agenda. Staff recommended continuing this item to the July 8, 2002 meeting.
Comments from the public:
Gary Grant, applicant for Pulte Homes, said he could wait until the next meeting to do a
presentation. Ray Brandt from Brandt Engineering was present to answer any questions.
Leo Fecht, 15475 Franklin Trail SE, questioned if they would be getting revised
information in the mail. Kansier said they wouldn't send new notices but the neighbors
did receive the revised plan with the notice.
Suzanne Sharpe, 16483 Franklin Trail SE, said she and her neighbors were concerned
with the additional traffic on Franklin Trail. Adding 148 townhomes brings an additional
300 cars to Franklin Trail. They would like to see some kind of diversion to traffic off
Franklin Trail. People use Franklin Trail as a cutoff between Highway 13 and County
Road 21. There is a lot of speeding.
Karen Lantz, 5200 Credit River Road, said her concern is traffic. She felt the traffic has
doubled in the two years she's been in the house and her property value has dropped
because of it. By increasing traffic on a 50 mph road without stoplights will be madness.
She felt they can't stop the developers but the Commission should address the traffic
problems first.
Linda Micko-Rasche, 16461 Franklin Trail, explained her problem getting out of her
driveway with the existing traffic. She did not think it is a good idea to have another
driveway on the proposed plat. Suggested slowing down the traffic on Franklin Trail
might help. Would like to see the proposed driveway changed for safety reasons.
Irene Mangan, 4810 Bluff Heights Circle, attended the meeting on Bluff Heights
Apartments, and stated the neighbors were concerned with the traffic and additional
children. Now another addition of homes is proposed with more traffic.
Suzanne Sharpe, questioned the townhome price range. Gary Grant explained there
would be two different owner-occupied housing units. The Village Homes (48 units) will
be starting around $115,000 to $130,000 range. The Manor homes (100 units) will be in
the $160,000 to $185,000 range.
Kathy Blonigan, 5210 Credit River Road, said her biggest concern was traffic. She has
been in contact with County Commissioner Barb Marschall regarding the traffic
problems long before this proposal. It is very hazardous. Suggested reducing the speed
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Planning Commission Meeting
June 24, 2002
limit and adding turn lanes. The road issues need to be addressed first before adding all
the proposed townhomes.
Stams°n pointed out the City was working on the ring road. Kansier said they would ask
a representative from the Scott County Engineer's office to be at the next meeting to
answer any questions.
MOTION BY RINGSTAD, SECOND BY ATWOOD, TO CONTINUE THE PUBLIC
HEARING TO THE JULY 8, 2002, PLANNING COMMISSION MEETING.
Vote taken indicated ayes by all. MOTION CARRIED.
6. Old Business:
7. New Business:
8. Announcements and Correspondence:
Reminder of the joint City Council/Planning Commission/Lake and Parks Advisories
bout tour on July 29, 2002.
9. Adjournment:
The meeting adjourned at 7:22 p.m.
Jane Kansier
Planning Coordinator
Connie Carlson
Recording Secretary
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