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HomeMy Public PortalAbout09-15-2004PLANNING COMMISSION MINUTES — SEPTEMBER 15, 2004 PRESENT: MARILYN FORTIN, ELIZABETH WEIR, LENNY LEUER AND DICK PICARD. ALSO PRESENT: CITY PLANNER JOSH DOTY, CITY ADMINISTRATOR CHAD ADAMS, CITY PLANNING CONSULTANT SARAH SCHIELD AND PLANNING AND ZONING ASSISTANT SANDIE LARSON ABSENT: BILL LOE, MARY VERBICK AND RON JOHNSON 1. CALL TO ORDER Chairperson Elizabeth Weir called the meeting to order at 7:03 p.m. Ms. Weir reminded those in attendance that the planning commission is a recommending body and that the city council made the final decisions. 2. PUBLIC FORUM There were no public comments. 3. WALTER G. ANDERSON — 4535 WILLOW DRIVE — CONDITIONAL USE PERMIT AMENDMENT AND SITE PLAN AMENDMENT FOR BUILDING ADDITION — PUBLIC HEARING Josh Doty went over the staff report on the application. He stated that the proposal was for a 42,080 square foot addition to include 38,400 square feet manufacturing/warehouse on the west side of the building and also a 3,680 square foot office addition on the south side of the existing building. He said that there were not a lot of engineering concerns. J. Doty said that the applicant has been here in the past requesting a variance for modulation requirements and exterior finishes. This current request does not require variances. He said the applicant has added a number of windows, brick, etc. and with the landscaping staff feels it complies and no variances are required. Staff recommends approval with 6 conditions. Josh stated that condition #1 could be modified to read : the lighting plan must comply with the City's lighting ordinance. Pat Giordana, architect, said that last time they realized the SW corner needed to comply and we stepped back and looked at it and since that corner is a focal point, we made it a point of aesthetic appeal. There were no public comments. Dick Picard asked what creative landscaping was. Marc Anderson said trees on the west side to break up the long wall. D. Picard asked if there would be any additional signage. Planning Commission Minutes September 15, 2004 1 M. Anderson said on the west side the `A' will be moved. D. Picard asked if this addition would be compatible with any future expansion, and he also asked if there was any change in the business and what the timeline was. M. Anderson said yes the addition would be compatible and no change in their business except that they are constantly taking advantage of new technology. He said they would hope to have this completed in the spring of 2005. Marilyn Fortin said this plan is a great improvement. She did ask about condition #5 and the overhead door that was mentioned. Wally Gervais said it is a large door to bring equipment into the building and with the door there it allows them to bring the equipment in the west side where it would be used. Elizabeth Weir said the inside seems to be a large empty space and could the door be moved to the north some. M. Anderson said that would mean moving the production line. The door has been planned for the best location. W. Gervais said the door is at the top of the production line and we would not want the door in the middle of the production line. E. Weir asked how often the door was open. W. Gervais said very rarely. He said when open there is a colored screen in place. Lenny Leuer said there is a gravel drive for emergency access and wondered if this had been considered in the hardcover calculations. Greg Michael, Olson General Contractors, said yes. P. Giordana, said the civil engineer did the calculations and the 1st time it was shown as blacktop, so he is sure it was included. L. Leuer said 2 lots are shown here and wondered about the NURP pond locations. He said since they are separate with 2 tax statements, the one lot could be sold. W. Gervais said yes it could, but they did not plan on selling it. M. Anderson said that the mitigation and the NURP pond were on the lot to the west. We (W.G. Anderson) own the lot. Planning Commission Minutes September 15, 2004 2 W. Gervais said they were split for tax purposes only. He said if we need further expansion, we will come in and combine them. He said there is no access to that lot and if we did sell it, we would split it so the NURP pond stayed with our lot with the business on it. There was further discussion of the NURP pond and its location — could it be moved, etc. L. Leuer said that when the property to the north was split, 1/2 of the easement was taken for a future road. If that west lot is sold we will need that and we could take the other 1/2 of the easement now. Lenny said we have previously requested it. M. Anderson said that lots of requests have been made, hardcover, etc. He said the calculations for hardcover were limited to the east lot, and now talking easements it is o.k. to talk about the west lot? Marc said our business has grown and we want to grow here. We have been a good neighbor. W. Gervais said the owner doesn't want to grant an easement now. If the property is sold in the future, without access, it would limit the sale ability of the lot, so that would be the time to grant the easement. There was further discussion of the easement for a future road and when and if to grant an easement. L. Leuer said this is the usual time to do this. W. Gervais did not agree. L. Leuer looked to staff and mentioned one area where another easement had not been taken, He said on page A-5, the west elevation shows 3 loading docks and a gravel drive. P. Giordana, said it will be paved when loading docks are put in. L. Leuer said he once again wanted to know if the gravel drive was figured into the hardcover calculations. W. Gervais said yes. L. Leuer wanted to know what traffic would be using the gravel drive now. W. Gervais said maintenance trucks, construction trucks, etc. L. Leuer asked that staff verify that the drive was included in the calculations. J. Doty said the best way is to have the applicant submit a signed plan with the hardcover calculations on it. Planning Commission Minutes September 15, 2004 3 W. Gervais said that has been done. G. Michael asked about the requirement for an easement over the sewer and water lines. J. Doty said the city engineer did request that if the west lot is developed and even though it is private utilities the easement is in case there are any problems. G. Michael said that could be done when/if the property is sold. J. Doty said a new owner would not be required to do it. E. Weir said this is the time to do it. J. Doty said we are requiring it as part of this development. M. Anderson said they would do it if the City wants to take ownership and maintain it. L. Leuer said if you don't want to do it, take it up with the City Council. W. Gervais said we will do that. There was further discussion on an easement over the utilities. W. Gervais said we will grant the easement over the utilities. E. Weir said what about the access easement and W. Gervais said no we will not do that at this time. J. Doty said he has looked at it and it is a separate piece of property, so staff did not require it. M. Anderson said for the hardcover issue we cannot look at that parcel, but in this case yes? MOVED BY LENNY LEUER AND SECONDED BY DICK PICARD TO RECOMMEND APPROVAL FOR A CONDITIONAL USE PERMIT AMENDMENT AND A SITE PLAN AMENDMENT TO ALLOW A 42,080 SQUARE FOOT BUILDING EXPANSION WITH THE FOLLOWING CONDITIONS: 1. The applicant's lighting plan must comply with the City's lighting ordinance and is to be reviewed for compliance before any installation. 2. Any roof top equipment be positioned to not be visible from the ground or screened. 3. the applicant shall comply with the conditions outlined in the City engineer's September 8, 2004 letter, 4. The applicant shall supply an easement over the existing sewer and water lines on the property. 5. No outside storage is permitted on the subject property. Planning Commission Minutes September 15, 2004 4 6. When loading docks are put in the NW corner of the building the gravel drive must be blacktopped to 9 ton requirements. MOTION PASSED. Chad Adams introduced Sarah Schield from Landform and said that this was Josh's last meeting. Chad said that Sarah would be helping out for the next couple months, attend the meetings, etc. He also said that even when a full time planner is hired, the City would possibly keep Landform for the current projects 4. THREE RIVERS PARK DISTRICT — BAKER GOLF COURSE SITE — 2935 PARKVIEW DRIVE — CONDITIONAL USE PERMIT AMENDMENT FOR CHEMICAL STORAGE BUILDING AND VARIANCE TO EXTERIOR BUILDING MATERIALS — PUBLIC HEARING Josh Doty went over the staff report on the application. He stated the proposal was for a 560 square foot accessory building that would replace the existing 144 square foot building and also the outside existing cement pad that is used for the mixing of chemicals. The proposed building would include the storage area and also the mixing area. Josh put up overheads of the area showing the site and the plan. J. Doty also stated that staff had gone over the criteria for the variance to exterior building materials. Staff s conclusion was that the applicant met the measurable standards of the ordinance. Present representing the park: Landscape Architect Stephen Shurson, Director of Park Operations Services Marjorie Walz, Golf Course maintenance Supervisor Gary Klingelhoets, Forestry Manager Tom Jahnke and Water Resources Manager John Barten. Stephen Shurson said the water line will be 2 domestic (from maintenance building) and 1 for the irrigation system. He said fresh water is used for the eye wash and shower area. He said this building is for a friendly and safe containment for the chemicals that are there. The building will be pre-fab, all self contained with a slightly pitched roof. He said white would match the existing barn. As for size, it might vary a bit. It is now in the bidding process with specs for a 14x40 building. The intent is for that size, but there might be some variation in size. Jan Tiffney, 2950 Parkview Drive, wanted to know the height of the building. Margie Walz said 12'. J. Tiffney asked if this was the same height as the existing building. M. Walz said yes. She also said there will be landscaping and you will not see the building from Parkview. Elizabeth Weir said we will deal with the conditional use permit 1st Planning Commission Minutes September 15, 2004 5 Dick Picard wanted to know why there was an increase in the size of the building. S. Shurson said about 8'of the 40' is for the mixing area which is now outside. D. Picard asked if there was to be any change in the chemicals that are used and Stephen said no. D. Picard wanted to know why John Barten was here with the park. M. Walz said anytime we (the park) does anything near a wetland they have John involved. Marilyn Fortin wanted to know where the water went to. S. Shurson said it was all self contained. John Klingelhoets said the floor itself is the containment area if there ever is a spill. He said there was only one other building like this in the state. Lenny Leuer asked maximum square footage that they would like in the recommendation to the council. M. Walz said maybe 10% more. MOVED BY DICK PICARD AND SECONDED BY MARILYN FORTIN TO RECOMMEND APPROVAL FOR A CHEMICAL STORAGE BUILDING AT BAKER NATIONAL GOLF COURSE NOT TO EXCEED 700 SQUARE FEET AND ALSO TO RECOMMENT APPROVAL FOR THE VARIANCE TO EXTERIOR BUILDING MATERIALS WITH THE FOLLOWING HARDSHIP: 1. It is concluded that this application meets the measurable standards of the ordinance and also the fact that the metal building is specially designed to contain any chemical spill within the building to avoid any environmental degradation. MOTION PASSED. 5. DAVE MOORE — 500 HAMEL ROAD — CONCEPT PLAN REVIEW FOR REZONING FROM URBAN COMMERCIAL TO MULTI -FAMILY AND A 23 TOWNHOME UNIT DEVELOPMENT Elizabeth Weir stated that this is for discussion only and that no recommendations will be given. The concept review is for the applicant to get the planning commissioners feelings on the proposal. Josh Doty said that there are three parts to this: zoning change, comprehensive plan amendment and townhouse development. Staff recommends that the planning commission review the project and also the policy decision of changing zoning from Urban Commercial to Multi -family. Staff comments on the plat: Ordinance requires a 50' front yard set back and 30' is shown; 15' is required for side set back and 20' between buildings is shown. Planning Commission Minutes September 15, 2004 6 J. Doty also stated that staff had discussed the width of the roads that is shown, the turn arounds, etc. He stated that a 15' trail easement along Hamel Road would probably be required. Josh stated that the grading is shown very close to the wetland and that also is a concern. He did state that the wetland buffer was shown. Dave Moore, president of Lynmore, stated that he build handicapped assessable units and he went on to explain how they build their units for those special needs. He said on the setback issues, he could shrink the garage by a few feet and also the length of the house, but the width was important for the width of doors etc. for walkers and wheelchairs. He said one hardship is the high water mark and the fact they are buying 8.6 acres and developing 4 of them. Elizabeth Weir said the planning commission will discuss how this fits into our comprehensive plan with the multi -family vs. commercial. Comments on the re -zoning and comprehensive plan: Dick Picard said you know how he feels about deviating from the comprehensive plan, but the area certainly seems more residential than commercial and this proposal seems to fit the area. Lenny Leuer said he sees this area as an extension of the Uptown Hamel area and sees no problem with looking at a change. He said maybe a PUD would be the way to go. J. Doty said a PUD district is intended to sewer areas with unique properties, but he said there usually are trade-offs also. E. Weir said it is important to keep the commercial tax base in the city, but also feels that this property falls naturally into a residential area and is open to the rezoning to residential. Marilyn Fortin said she feels just the opposite. A lot of thought was put into the comprehensive plan and a lot of thought for Uptown Hamel. She said she is in favor of keeping the property zoned Urban Commercial. Comments on the development -plat: Dick Picard said he had no comments. Lenny Leuer asked the applicant what they found when they did soil borings. Ron Brekke, John Oliver & Associates, said it was bad and precautions will be taken for the soils that are there. L. Leuer wanted to know what was found in the soil borings besides bad soils. Dave Moore said tree roots, etc. He said that 7 borings were done. Planning Commission Minutes September 15, 2004 7 L. Leuer said he know that concrete had been dumped there. R. Brekke said not where they did their borings. D. Moore said that the construction they want to do there would work. L. Leuer said that sewer lines do not like settling and with the soils the way they are, that would happen. Lenny asked if there would be an association. D. Moore said yes. L. Leuer asked if the association could own the sewer and water lines and take care of them Chad Adams said that Jim and Tom would have to study it, but it brings up a good question. L. Leuer wanted to know if the NURP pond would service the drainage from the lot to the west or if it was designed strictly for your site. J. Brekke said that it accounts for the water run-off to our site. L. Leuer asked why the retaining walls were needed. R. Brekke said to meet the stipulation for turn arounds and also because of the flood plain elevation. He said this would be a very difficult site for commercial or residential development. L. Leuer said that set back variances are usually in correlation to the number of units. He also stated that this looks like a garage dominated neighborhood. E. Weir said she has the same issue with the very unfriendly look with the garages. L. Leuer said because of the double frontage lots, what side would the garages be on? E. Weir mentioned the hammerhead turn arounds and see it as a problem for snow plowing. She said she would like to see a ghost plat showing the road going through the middle lot that is not part of this proposal. She also questioned the high retaining walls. Marilyn Fortin said she does not see sidewalks. Where do the residents walk or use their wheelchairs? She also wondered if the roads would be private or public. D. Picard wanted to know if they would be affordable housing. D. Moore said the price of land with dividing it, it doesn't work. He also said that his product is different. There was further discussion of density. Planning Commission Minutes September 15, 2004 8 C. Adams said at this point you should go forward and get feedback from the city council and then decide if you want to make application for the project. 6. MINUTES OF AUGUST 10, 2004 There was a change to the sentence on page 6 by Dean Johnson to read: - - - corrugated pipe and bury it along with the sanitary sewer for the footing drains and bring a stub into the basement for the sump pump. He - - - -. Page 10 — item #15 to read: - - - -sump pump drainage system approved by the city, for all - - - MOVED BY MARILYN FORTIN AND SECONDED BY DICK PICARD TO APPROVE THE MINUTES AS AMENDED. MOTION PASSED. 7. PLANNER'S REPORT Josh Doty said it is unclear what applications would be at the October meeting. He said maybe Charles Cudd and Ryan Company. Chad Adams said that Ryan had held a neighborhood meeting which was very well attended. He said he did not hear any strong opposition or in favor of the proposal. Elizabeth Weir asked about Gramercy. J. Doty said that he had spoken with Lou Stocco about the problems. C. Adams said that Randy Brinkman called and said that the city will be getting revised grading and landscape plans on Friday and they should show what the city council requested. E. Weir said they wanted a 5 year guarantee on the plantings. There was further Gramercy discussion on landscaping, etc. to minimize the exposed wall. J. Doty said that at the October meeting, we might also see a subdivision application for the Robert Bradley property on Hamel road — 200+ acres into 9 lots. Marilyn Fortin asked about Farr. C. Adams said they are targeted for the November planning commission meeting. MOVED BY LENNY LEUER AND SECONDED BY MARILYN FORTIN TO ADJOURN. MOTION PASSED. Meeting adjourned at 9:30 p.m. Planning and Zoning Assistant Date Planning Commission Minutes September 15, 2004 9