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2010.11.08 PC Meeting MinutesAPPROVED Minutes of November 8, 2010 Planning Commission Meeting Page 1 of 6 J:\PLANNING\Planning Commission\2010 and earlier\2010\11.08\minutes.doc CRYSTAL PLANNING COMMISSION MINUTES November 8, 2010 Council Chambers, Crystal City Hall A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following members present: X Commissioner (Ward 1) Sears X Commissioner (Ward 2) Whitenack X Commissioner (Ward 4) Fiedler X Commissioner (Ward 1) Heigel [Secretary] X Commissioner (Ward 3) VonRueden [Chair] X Commissioner (Ward 4) Johnson X Commissioner (Ward 2) Erickson X Commissioner (Ward 3) Buck X Commissioner (At- Large) Strand [Vice Chair] Also present were Council Liaison Janet Moore and city staff members John Sutter and Corinne Elfelt. B. APPROVAL OF MINUTES Moved by Commissioner Whitenack and seconded by Commissioner Sears to approve the minutes of the September 13, 2010 regular meeting. Motion carried unanimously. C. PUBLIC HEARINGS 1. Consider Application 2010-07 to amend the Comprehensive Plan to guide as General Commercial certain property located at 5630, 5650, 5660, 5700, 5706, 5712 and 5736 Lakeland Avenue North, and 5651, 5663, 5701 and 5707 Brunswick Avenue North, to allow development of a medical office building at 5700 Bottineau Boulevard. Staff member, John Sutter, presented the staff report. Commissioner Whitenack asked what setbacks have been established for this property. Mr. Sutter stated the standard setbacks would apply which include thirty feet from any property line along a road (west, north and east sides) and ten feet from the south side lot line. Parking lots are required to be set back five feet from the property line. Commissioner Fiedler asked if studies have been done on the traffic flow. Mr. Sutter explained the project is not yet at the stage where a traffic study would be APPROVED Minutes of November 8, 2010 Planning Commission Meeting Page 2 of 6 J:\PLANNING\Planning Commission\2010 and earlier\2010\11.08\minutes.doc required. However, during a meeting with the developer earlier in the day, staff advised the developer of the need to bring a traffic study to the Planning Commission as part of site plan review. The backage road is being developed as a result of the reconstruction of Highway 81. Commissioner Sears expressed concerns about traffic at 56th Ave and whether there would be a need for a stop light. Mr. Sutter explained the county would not allow a traffic signal unless warranted. Commissioner VonRueden asked if the African Market would remain. Mr. Sutter confirmed the developer does not yet have ownership of the property and that the former Carpet King property north of the African Market will be part of the in/out access to Hwy 81 just south of the airport. Commissioner Johnson inquired whether the storm ponds on the project depictions are just for the project. Mr. Sutter pointed out the storm pond in the in/out access just south of the airport is for Hwy 81 runoff and the two ponds, one on the north end of the project and the other on the east side of Colorado, are for the proposed clinic. Commissioner Fiedler asked if there are traffic number guidelines for a project like this. Mr. Sutter stated the number of trips would have to be far greater that this project would generate. While a medical building may have more traffic than an industrial facility, it would likely not include the truck traffic generated by an industrial facility. Mr. Sutter noted it is very unlikely the traffic would exceed what was anticipated when the backage road was approved. The backage road was designed to handle the traffic generated by commercial or industrial at this site. Commissioner Fiedler asked how a future light rail stop might affect this project. Mr. Sutter explained the proposed transit stop would likely be on the opposite side of Hwy 81, south of Bass Lake Road. While this would be within walking distance of the clinic it would have no impact on land needed for the proposed clinic. Chair VonRueden opened the Public Hearing. Mr. Jason Bradley addressed the Commission. He stated knew about the airport when purchasing his home, but he expressed his concern about the additional noise and light pollution the proposed clinic would bring to the neighborhood. Mr. Bradley also expressed concern about the impact the project would have on home values and if it may encourage thieves to come into the neighborhood. Mr. Bradley stated his neighbor, Ada Colvin, does not want to give up her property and the African Market has been a good neighbor, teaching immigrants how to use computers. He asked that the Commission consider recommending the Council not pass this resolution. APPROVED Minutes of November 8, 2010 Planning Commission Meeting Page 3 of 6 J:\PLANNING\Planning Commission\2010 and earlier\2010\11.08\minutes.doc Mr. Mark Davis, representing The Davis Group, stated they have been working with Northwest Family Physicians for more than a year. Northwest Family Physicians are working to stay in the community they serve and desire a new, nicer facility to serve the residents. Addressing Mr. Bradley’s concern about light pollution, Mr. Davis stated that as an environmentally conscious company, they will work with the city and look at the use of down lighting and turning lights off at night. Commissioner Fiedler asked why not remodel the current facility. Mr. Davis stated the mall owner where the clinic is currently located is reluctant to put any money into the mall. Mr. Davis also stated The Davis Group has spoken to each of the homeowners and agreed to pay more than the property was valued at two years ago. They have Purchase Agreements with each home owner. Mr. Davis also clarified they are not putting the African Market out. This property is being foreclosed and the owner is looking to downsize from the 13,000 square foot building that is too large for their needs and get out from their heavy debt load. Commissioner Fiedler asked about traffic projections. Although no numbers are currently available, Mr. Davis indicated there would be 7 or 8 doctors working during any given day seeing approximately 3 patients per hour. Mr. Davis indicated other services, such as a sleep center and imaging, are being marketed for the building. Commissioner VonRueden asked if the building would be all medical. Mr. Davis said it is to be a full medical facility. Commissioner Erickson asked the hours of operation of the proposed clinic. Mr. Davis stated they would likely be the same as they currently are: 7 a.m. to 6 p.m.; with Urgent Care hours 4-8 p.m. weekdays and Urgent Care 8 a.m. to 6 p.m. on weekends. Commissioner Heigel asked if the facility would have one-day surgery facilities. Mr. Davis indicated it would not. Commissioner Fiedler stated he felt this project would essentially be changing the neighborhood. Commissioner Whitenack said he feels it is a better choice, an upgrade, to zone this area Commercial over Industrial. Benefits being, a better taken care of property, nicer landscaping, making this property more viable. The neighborhood would benefit living by a medical clinic rather than a warehouse. Commissioner Strand agreed with Commissioner Whitenack. APPROVED Minutes of November 8, 2010 Planning Commission Meeting Page 4 of 6 J:\PLANNING\Planning Commission\2010 and earlier\2010\11.08\minutes.doc Commissioner Sears asked the anticipated timeline for this project. Mr. Davis said they hope to finalize things with the city by February/March 2011, begin construction April 2011 and have occupancy during the 1st quarter of 2012. Commissioner Sears inquired if the project was being constructed in a manner that would allow for additional floors to be added in the future. Mr. Davis stated it will be a 2 story building, as that is all the parking requirements would allow. Commissioner Fiedler asked if there are other areas in the city where commercial and residential areas come together as it is being proposed with this project. Mr. Sutter said there are similar situations in the city. He noted areas, including the area just south of Bass Lake Road, where residential back yards abut commercial properties. At times, commercial areas are buffered by multifamily housing. Commissioner Fiedler asked where does-it-stop, referring to the Commercial areas. Mr. Sutter stated based on the 2000 Comprehensive Plan, the policy of the city, the boundary between commercial or industrial and residential would fall along the backage road, which would create a hard line. Commissioner Fiedler asked if the city is incurring costs related to this project. Mr. Sutter explained that Hennepin County is selling the properties they own to the Economic Development Authority. The EDA, in turn, is selling the property to the developer and has agreed to write down the costs by $400,000, which the city will get back in approximately five years through taxes. Commissioner Erickson asked if Brunswick Ave hooks up with the road on the south side of the airport. Mr. Sutter pointed out Brunswick curving back around onto 58th Avenue, separate from Airport Road. Commissioner Erickson expressed her concern about the increase in traffic this will cause for the residents on Brunswick and Colorado Avenues. Hearing no further comments, Chair VonRueden closed the Public Hearing. Moved by Commissioner Whitenack and seconded by Commissioner Strand to recommend to the City Council to approve Application 2010-07 to amend the Comprehensive Plan to guide as General Commercial certain property located at 5630, 5650, 5660, 5700, 5706, 5712 and 5736 Lakeland Avenue North, and 5651, 5663, 5701 and 5707 Brunswick Avenue North, to allow development of a medical office building at 5700 Bottineau Boulevard including the Resolution 2010-01 as presented in the staff report. APPROVED Minutes of November 8, 2010 Planning Commission Meeting Page 5 of 6 J:\PLANNING\Planning Commission\2010 and earlier\2010\11.08\minutes.doc Motion carried 7/2. 2. Consider Application 2010-08 to rezone, from R-1 Low Density Residential to C-2 General Commercial, certain property at 5651, 5663, 5701 and 5707 Brunswick Avenue North, and the east 297 feet of 5712 Lakeland Avenue North, to allow development of a medical office building at 5700 Bottineau Boulevard. Staff member, John Sutter, presented the staff report. Commissioner Fiedler asked if this is the same developer. Mr. Sutter advised the commission the properties would be part of the medical office development and that these parcels were guided Industrial. This application proposes rezoning the subject properties to General Commercial to match neighboring properties. Chair Von Rueden opened the Public Hearing. No one addressed the Commission and the Public Hearing was closed. As there was no further discussion or questions from the Planning Commission, Chair VonRueden asked if anyone was prepared to make a motion. Moved by Commissioner Whitenack and seconded by Commissioner Buck to recommend to the City Council to approve Application 2010-08 to rezone, from R-1 Low Density Residential to C-2 General Commercial, certain property at 5651, 5663, 5701 and 5707 Brunswick Avenue North, and the east 297 feet of 5712 Lakeland Avenue North, to allow development of a medical office building at 5700 Bottineau Boulevard. Motion carried 7/2. D. OLD BUSINESS Chair VonRuden asked for an update on the Clearwire Tower application. Mr. Sutter explained that the City Council had asked Clearwire to provide alternate locations on the proposed Cub site for consideration, but they have not done so. The council must take action by the December 7, 2010 meeting. The Planning Commission would not need to address the application again, but a mailing would be sent to those affected by any change in location of the tower. E. NEW BUSINESS Commissioner Whitenack asked what the public response has been to the restriping of Douglas Drive and 36th Ave. Mr. Sutter indicated the comments would go to the engineering staff. F. GENERAL INFORMATION 1. Quarterly Development Status Report 2. City Council actions on recent Planning Commission items 3. Staff preview of likely agenda items for December 13, 2010 meeting G. OPEN FORUM APPROVED Minutes of November 8, 2010 Planning Commission Meeting Page 6 of 6 J:\PLANNING\Planning Commission\2010 and earlier\2010\11.08\minutes.doc H. ADJOURNMENT Moved by Commissioner Buck and seconded by Commissioner Heigel to adjourn. Motion carried. The meeting adjourned at 8:08 p.m.