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HomeMy WebLinkAbout06/03/2008 MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JUNE 3, 2008 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:02 p.m. II. ROLL CALL Commissioner Joseph Boeser Vice-Chairperson Tushar Desai Chairperson Lorraine Fischer Commissioner Harland Hess Commissioner Robert Martin Commissioner Gary Pearson Commissioner Dale Trippler Commissioner Joe Walton Commissioner Jeremy Yarwood Staff Present: Present at 7:05 p.m. Present Present Present Present Present Present Present Absent Ken Roberts. Planner Tom Ekstrand. Senior Planner Chuck Ahl. Director of Public Works III. APPROVAL OF AGENDA Commissioner Pearson moved to approve the agenda as submitted. Commissioner Hess seconded Ayes - all The motion passed. IV. APPROVAL OF MINUTES a. May 20, 2008 Commissioner Trippler moved approval of the minutes of May 20, 2008, as submitted. Commissioner Pearson seconded Ayes - Fischer, Hess, Martin, Pearson, Trippler Abstentions - Desai, Walton The motion passed. V. PUBLIC HEARING 7:04 p.m. - Gethsemane Senior Housing (south of 2410 Stillwater Road) . Land Use Plan Amendment (park to high density residential) . Conditional Use Permit for Planned Unit Development . Parking Reduction Authorization . Preliminary Plat City planner Tom Ekstrand presented the staff report for the request submitted for the Gethsemane Senior Housing proposal to build a 111-unit senior housing facility. The commission discussed the need for the city to retain the four acres on the east side of the site for park land and encouraged the city to get the negotiation done. The commission also discussed the diminishing size of senior housing units being built. Planning Commission Minutes of 06-03-08 -2- Commissioner Boeser said that the applicants have most likely done the research to know that the size of the units is marketable and that the applicants will be able to make the project viable. Commissioner Trippler disputed the applicants' proposed unit sizes saying his mother needed to go into a senior facility and it was difficult to find a unit available and they did not have alternatives. Mr. Trippler said this is why there are laws to protect people who cannot protect themselves. The hearing was opened for comments from the public. The following people spoke: 1. Bob Van Slyke of Presbyterian Homes of Minnesota and one of the applicants for the project, 2845 Hamline Avenue N., Roseville, explained that Presbyterian Homes is in a non-profit partnership with Gethsemane Senior Housing. Mr. Van Slyke explained this project will have a full continuum of services including independent living, assisted living, and memory care all in one structure. Mr. Van Slyke said this will be Maplewood's first project with a full continuum of services. Mr. Van Slyke presented basic details of the T.I.F. financing proposal. 2. Ward Isaacson of Pope Architects, 8524 Riverview Lane, Brooklyn Park, the architect of this project, explained the exterior character of the building saying this building is designed and materials proposed to complement the design of the existing Gethsemane Lutheran Church. 3. Rev. Richard White, residing at 440 Harriet Avenue, Shoreview, pastor of Gethsemane Lutheran Church, said the church's vision is to provide a community service to the elderly residents of Maplewood and their families. 4. Lucille Watt, 839 Bartelmy Lane, said she has lived many years by Gethsemane Church and would like the property to remain park or open space land. 5. Sheila Stoerzger, 868 Bartelmy Lane, spoke regarding the proposed land use amendment. 6. Deana Drewes, 882 Bartelmy Lane, spoke positively about Gethsemane Park facilities. 7. Becki O'Brien, 2465 E. Brand, spoke about Presbyterian Homes and having sidewalk facilities. 8. Robert Johnson, 1060 Mary Street, said he does not think there is a demand for this housing. 9. Tony Yocum, 8330 21st Street N., Lake Elmo, spoke in favor of this project. 10. Brian Canfield, 2461 Minnehaha Avenue, spoke against the project. 11. Doug Angrew, 7501 25th Street N., Oakdale, spoke in favor of the project. 12. Debbie Closmore, 2367 Bush Avenue, spoke. 13. Kathleen Peterson, 1085 Mary Street, said she wanted the property to remain a park. 14. Maria Gillan, 770 Mary Street, spoke in favor of the project and suggested that Bartelmy Avenue be closed. 15. Robert Johnson spoke again. 16. Deana Drewes spoke again. Planning Commission Minutes of 06-03-08 -3- 17. Kathleen Peterson spoke again asking Mr. Van Slyke to comment on why there is no skilled nursing included in this proposal. Mr. Van Slyke of Presbyterian Homes responded that even if they wished to build a skilled nursing facility, there is a state moratorium on building new skilled nursing facilities. There were no further comments; the public hearing was closed. Commissioner Pearson asked staff whether it would be possible to close Bartelmy Street north of Brand Street. Director of public works Chuck Ahl responded that this street could not be closed at the church emergency access points, but the city does consider applications by the neighbors for requests for stop signs and road changes annually in the summer. Commissioner Pearson moved to: A. Adopt the resolution approving a comprehensive land use plan amendment from P (park) to R3H (high density residential) for the six-acre site south of Gethsemane Lutheran Church located at 2410 Stillwater Road. The easterly four acres of the original10-acre property is not included in this approval. Approval is based on the following guiding principals and reasons as noted in the comprehensive land use plan: 1. Development with the proposed senior housing project would promote economic development that will expand the property tax base, increase jobs and provide desirable services. 2. The proposed development would provide a wider range of housing types in this neighborhood. 3. The proposed development would be a similar type of use to the apartments across Stillwater Road and would also provide a transitional buffer use between those abutting apartments and the single family homes to the south and east. B. Adopt the resolution approving a conditional use permit for a planned unit development (PUD) for Gethsemane Senior Housing project. This PUD also allows the reduction in living-unit floor area from 580 square feet to 337 square feet for no more than two units for memory-care units and from 580 square feet to 566 square feet for assisted-living units. Approval is based on the findings required by ordinance and subject to the following conditions: 1. All construction shall follow the approved site plan. The planning staff may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. 3. The city council shall review this permit in one year. 4. The proposed senior housing development shall remain for use as senior housing unless the city council approves a change in use. Planning Commission Minutes of 06-03-08 -4- 5. The owner/operator of the senior housing development shall obtain a cross easement from Gethsemane Lutheran Church for access and overflow parking before the city will issue a building permit for this development. 6. Compliance with the city's engineering report by Steve Kummer dated February 13, 2008. 7. Explore closure with conditions to the access to Bartelmy Lane at Brand Avenue through ih Street and to post Bartelmy as "no trucks allowed." C. Approval of a parking waiver to provide 114 fewer parking spaces than are required by ordinance. The applicant shall provide 61 garage spaces and 47 surface parking spaces. This parking waiver is subject to the following conditions: 1. The owners of Gethsemane Senior Housing shall get an access and parking easement from Gethsemane Church to use their parking lot as overflow parking. This written agreement shall be provided prior to the issuance of a building permit. 2. All parking areas shall comply with the dimensional requirements for parking lots that are required by ordinance. D. Approval of the preliminary and final plat for the Gethsemane Addition, subject to the following condition: 1. Compliance with the conditions of the city's engineering report by Steve Kummer dated February 13, 2008. Commissioner Trippler seconded Commissioner Boeser suggested that the most feasible solution to the neighbors' concerns with increased traffic on Bartelmy may be for the church to close their access point during temporary time periods. Commissioner Martin moved to amend the motion striking Condition A.-1. from the original motion, since it is not an item of responsibility for the planning commission's purview. Commissioner Hess seconded Ayes - Hess, Martin, Walton Nays - Boeser, Desai, Fischer, Pearson, Trippler The amendment motion failed. The commission voted on Condition A of the original motion as follows: Ayes - Boeser, Desai, Fischer, Pearson, Trippler Nays - Hess, Martin, Walton The motion passed. The commission voted on Condition B of the original motion as follows: Ayes - Boeser, Desai, Fischer, Martin, Pearson, Trippler Nays - Hess, Walton The motion passed. Planning Commission Minutes of 06-03-08 -5- The commission voted on Condition C of the original motion as follows: Ayes - Boeser, Desai, Fischer, Martin, Pearson, Trippler Nays - Hess, Walton The motion passed. The commission voted on Condition D of the original motion as follows: Ayes - Boeser, Desai, Fischer, Martin, Pearson, Trippler Nays - Hess, Walton The motion passed. Commissioner Walton said he voted nay because it is too much of a radical change for the neighborhood and not a proper use. Commissioner Hess echoed Mr. Walton's comments and added that he felt this is a good project but not for this spot because of the land use. VI. NEW BUSINESS a. 2008 Comprehensive Plan Update - Review and Discussion of Future Land Use Plan Planner Ken Roberts explained that information requested from the Metropolitan Council on density ranges has not yet been received by the city, so this item needs to be tabled to the next meeting. Mr. Roberts also reported on the comprehensive plan open house meeting held at the community center. VII. UNFINISHED BUSINESS None VIII. VISITOR PRESENTATIONS None IX. COMMISSION PRESENTATIONS . June 9 Council Meeting: Mr. Boeser will attend. . June 23 Council Meeting: Mr. Pearson will attend. . July 14 Council Meeting: Mr. Martin will attend. X. STAFF PRESENTATIONS a. Annual Tour Update - June 30, 2008 b. Resignation Announcement Planner Ken Roberts reported his resignation with the city effective June 11, 2008. XI. ADJOURNMENT The meeting was adjourned at 10:42 p.m.