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HomeMy WebLinkAboutItem 03A CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES March 2, 2017 Chair Swenson called the meeting to order at 6:00 p.m. in the Council Chambers at City Hall. The pledge of allegiance to the flag was given. Members Present: Chair Jason Swenson, Vice Chair Brooks Lillehei, Karl Drotning, Pat Kaluza, Elizabeth Bakewicz Members Absent: Paul Reuvers, Jason Kelvie, Scott Einck, Ex-officio member Nic Stevens Others Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner; Kris Jenson, Associate Planner; and Penny Brevig, Recording Secretary 3. Approval of the Meeting Minutes The February 16, 2017 Planning Commission meeting minutes were approved as presented. The February 16, 2017 Planning Commission work session minutes were approved as presented. 4. Announcements Mr. Morey stated the following items were distributed to the Planning Commission at tonight’s meeting: Regarding the Caribou Coffee & Einstein Bros. Bagels agenda item: • Revised color building elevations • Revised site plan • Revised trash enclosure plan Mr. Morey reminded the Planning Commission members of the work session immediately following tonight’s meeting. 5. Celebration Church Chair Swenson opened the public hearing to consider the application of Celebration Church for an amendment to the Celebration Church Planned Unit Development (PUD) to allow an addition onto the south side of the existing church building, located at 16655 Kenyon Avenue. Planning Commission Meeting Minutes, March 2, 2017 Page 2 Pastor Derrick Ross from Celebration Church presented an overview of the project. He indicated that he is continuing the building plan Lowell Lundstrom started over ten years ago. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Celebration Church representatives have submitted an application for a PUD amendment to allow the construction of a two level addition on the south side of the existing church building. The proposed addition will include first floor space for classrooms, relocated space for the day care/pre-school that is now located in the existing building, and a banquet hall and stage on the upper level with seating for 450 people. Mr. Dempsey indicated that the proposed building addition requires an amendment to the Celebration Church PUD approved in 2001 when the main assembly hall and parking lot was constructed. Mr. Dempsey stated that the proposed building addition will be attached to the existing building with a 20 foot wide outdoor walkway. An indoor hallway connection will provide interior access to the new addition. The majority of the subject property lies within the Shoreland Overlay District of Lee Lake. Mr. Dempsey explained that the Celebration Church Second Addition PUD allowed up to 42% impervious surface. The new construction will increase the impervious surface area to approximately 36%. Mr. Dempsey reviewed building setbacks, elevations, exterior building materials, and building height, which all meet the requirements of the Zoning Ordinance. The parking lot reconstruction will include the removal of 12 parking spaces, which still leaves the church with enough parking spaces to meet the minimum requirement of 434 parking spaces. If both the banquet and the church area were being used at the same time, 100 more parking spaces would be required. With that in mind, staff is recommending that banquet hall events and religious assembly in the main sanctuary hall not be held at the same time. A new private sidewalk will be constructed adjacent to the parking lot on the south side of the building addition and near the new loading area and playground. All landscaping materials meet the size and species requirements of the Zoning Ordinance. Mr. Dempsey stated that an accessory building is proposed along the wall of the existing church building. A small accessory building currently located on the west side of the parking lot will be removed. A roof top mechanical screening plan has been prepared to address the screening of the equipment from Kenyon Avenue. Mr. Dempsey indicated that a 42 inch tall parapet wall will be extended above the roof line as an architectural means of addressing the screening requirement of the Zoning Ordinance. Planning Commission Meeting Minutes, March 2, 2017 Page 3 Mr. Dempsey stated that staff recommends approval of the PUD amendment subject to the 9 stipulations listed in the February 24, 2017 planning report. Chair Swenson opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Drotning, seconded by Lillehei to close the public hearing at 6:10 p.m. Voice vote was taken on the motion. Ayes – unanimous Chair Swenson asked for comments from the Planning Commission. Discussion points included: • Chair Swenson confirmed that a building permit is required prior to constructing the proposed accessory building to be sure that the exterior building materials match the exterior of the church. • Referring to Stipulation 4, Commissioner Lillehei stated that as long as the church has enough parking he would not be opposed to concurrent events in the banquet/assembly hall and main sanctuary. Mr. Dempsey indicated that the stipulation is being recommended by staff to insure that the church does not utilize on-street parking to meet their parking demand. • After a brief discussion, the Planning Commission agreed that the following changes be made to Stipulations 4 and 9 of the February 24, 2017 planning report: 4. Events or other assembly in the banquet/assembly hall shall not be scheduled during times when religious assembly or other events are being held in the main sanctuary hall in order to ensure adequate off-street parking. 9. The Minnesota Department of Health child care license shall be approved by the State of Minnesota prior to occupancy of the building addition for the day care use. • Pastor Derrick Ross confirmed that he could still use the proposed additional classrooms for other uses, just not day care until they acquired the day care license. Motion was made by Drotning, seconded by Lillehei to recommend to City Council approval of the Celebration Church Planned Unit Development amendment to allow an addition onto the south side of the existing church building, located at 16655 Kenyon Avenue, subject to the following stipulations, as amended: 1. The recommendations listed in the February 22, 2017 engineering report. 2. The site and building addition shall be developed in accordance with the plans approved by the City Council. Planning Commission Meeting Minutes, March 2, 2017 Page 4 3. The head-to-head parking stalls in the parking lot west of the building shall be restriped to meet the minimum stall depth requirement of 20 feet. 4. Events or other assembly in the banquet/assembly hall shall not be scheduled during times when religious assembly or other events are being held in the main sanctuary hall in order to ensure adequate off-street parking. 5. Landscaping shall be installed consistent with the approved landscape plan. A $10,000 security shall be submitted with the building permit application to guarantee installation of the approved landscaping and parking lot restriping. 6. The existing accessory building shall be removed from the property. 7. A building permit is required prior to commencing construction of the addition and accessory building. Construction of the addition and accessory building is subject to the approval of the Building Official and Fire Marshal. 8. A sign permit is required prior to the installation or modifications of any signs. 9. The Minnesota Department of Health child care license shall be approved by the State of Minnesota prior to occupancy of the building addition for the day care use. Ayes: Bakewicz, Lillehei, Swenson, Kaluza, Drotning Nays: 0 6. Caribou Coffee & Einstein Bros. Bagels Chair Swenson opened the public hearing to consider the application of United Properties Development, LLC for the following, located east of Kenwood Trail (CSAH 50) and south of 175th Street: A. Conditional Use Permit to allow the construction of Caribou Coffee & Einstein Bros. Bagels with a drive-through service window; and B. Amendment to the Hoppe Marketplace PUD to allow a reduction in the required number of parking spaces and a reduction in the required amount of green space for a convenience restaurant use. Keith Ulstad from United Properties presented an overview of their request. Mr. Ulstad stated that they bought the Hoppe property adjacent to Argonne Village 12 years ago. It’s taken a few years longer to fully develop Hoppe Marketplace due to the recession. He indicated that representatives from Westwood Engineering, Reprise Architects and Caribou Coffee were in the audience to answer any questions. Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that the request is for a CUP to allow the construction of a convenience restaurant on Lot 2, Block 1, Hoppe Marketplace 3rd Addition, along with an amendment to the Hoppe Marketplace PUD to allow a reduction in the required number of parking spaces and a reduction in the required amount of green space for a convenience restaurant on the subject property. Ms. Jenson indicated that the applicant is proposing a Caribou Coffee & Einstein Bros. Bagels restaurant with a drive-through. The proposed restaurant will have 41 seats indoors with an additional 20 seasonal seats on the patio. The applicant is proposing hours of operation of 5:00 a.m. to 9:00 p.m. Planning Commission Meeting Minutes, March 2, 2017 Page 5 A PUD amendment has been requested by the applicant to reduce the required green space on the subject site given that the overall Hoppe Marketplace development has a green space area of 28.6%. Ms. Jenson reviewed the parking for the subject property and referred to the revised Exhibit N of the February 23, 2017 planning report. According to Caribou Coffee, 30 to 33 parking spaces have been sufficient to meet the parking needs at their other locations. Ms. Jenson indicated that the City’s planning consultant researched the Institute of Transportation Engineers (ITE) Parking Generation manual for relevant studies and industry standards to determine if the City’s parking requirements for this type of use were out of date. She also stated that the angled parking spaces along the south side of the site did not meet Zoning Ordinance requirements. The plans were revised to adjust the parking angle and drive aisle width to meet Zoning Ordinance requirements, which resulted in one less parking space on-site. Ms. Jenson referred to the revised Exhibit J that was distributed at tonight’s meeting to show the slightly lighter tan color for the brick exterior. The exterior building materials still meet Zoning Ordinance requirements. Prior to tonight’s Planning Commission meeting, United Properties forwarded the trash enclosure exhibit to the ReMax building owner to give them the opportunity to comment. ReMax requested that the trash enclosure doors face south and a roof be installed so the dumpster cannot be viewed from the 2nd floor of the ReMax office building. The revised Exhibit Q shows this revision. The subject property is included in an existing drive lane and parking easement agreement with Advanced Auto Parts and the ReMax office building. This easement is a perpetual easement to provide for shared vehicle parking and ingress and egress between these three properties. Ms. Jenson stated staff supports the PUD amendment for reduced on-site parking for Caribou Coffee/Einstein Bros. Bagels due to the research provided by the City’s planning consultant and the ability for shared parking between the uses in the Hoppe Marketplace development. Lighting, access to the site, drive-through window, pedestrian traffic, noise and signs were reviewed by Ms. Jenson and are explained in detail in the February 23, 2017 planning report. Ms. Jenson stated that Stipulations 6 and 7 have been met by the developer, so staff is recommending approval of the Caribou Coffee & Einstein Bros. Bagels CUP and PUD amendment, subject to the 5 stipulations listed in the February 23, 2017 planning report, as amended. Chair Swenson opened the hearing to the public for comment. There were no comments from the audience. Planning Commission Meeting Minutes, March 2, 2017 Page 6 Motion was made by Lillehei, seconded by Bakewicz to close the public hearing at 6:31p.m. Voice vote was taken on the motion. Ayes – unanimous Chair Swenson asked for comments from the Planning Commission. Discussion points included: • The Commissioners were comfortable with the PUD amendment for reduced parking due to the shared parking agreement and the differing peak parking demands for each business in Hoppe Marketplace. Commissioner Lillehei stated that because he was not an expert on the subject, he was willing to rely on the applicant for their expertise on how many parking spaces their business would need. • The Planning Commission appreciated the interaction between the developer and the ReMax property owner regarding the trash enclosure design in advance of tonight’s public hearing. • The Commissioners support the green space reduction for this lot given that it is the last parcel in Hoppe Marketplace to be developed and that the green space in the overall Hoppe Marketplace development exceeds 25%. • Commissioner Bakewicz asked about putting in another crosswalk on the east side of the building for the parking spaces on the east side of the site. Ms. Jenson commented that this would not be beneficial because there is no one specific path on this side of the site to access the customer entrance to the building. It was suggested that employees park in these parking spaces so the customers can park closer to the entrance. Motion was made by Lillehei, seconded by Drotning to recommend to City Council approval of the Caribou Coffee & Einstein Bros. Bagels conditional use permit to allow the construction of Caribou Coffee & Einstein Bros. Bagels with a drive-through service window and Hoppe Marketplace PUD amendment to allow a reduction in the required number of parking spaces and a reduction in the required amount of green space for a convenience restaurant use, subject to the following stipulations, as amended: 1. The recommendations listed in the February 23, 2017 engineering report. 2. The site plan and building construction shall be developed in accordance with the plans approved by the City Council. 3. Landscaping shall be installed consistent with the approved landscape plan. A $13,839 escrow shall be submitted with the building permit application to guarantee installation of the approved landscaping. 4. A building permit is required prior to commencing construction. The construction shall be completed in accordance with the approval of the Building Official and Fire Marshal. 5. A sign permit is required prior to the installation of any signs. Ayes: Lillehei, Swenson, Kaluza, Drotning, Bakewicz Nays: 0 Planning Commission Meeting Minutes, March 2, 2017 Page 7 There being no further business, the meeting was adjourned at 6:42 p.m. The Planning Commission reconvened in the Marion Conference Room for a work session immediately following the Planning Commission meeting. Respectfully submitted, Penny Brevig, Recording Secretary