PLANNING
COMMISSION PROCEEDINGS
CITY OF NEW
BRIGHTON
Regular Meeting –
Present: Commissioners Jim O’Brien,
and Paul Zisla
Absent: Commissioners
Larry Baker and Tom O’Keefe
Also
Present:
·
Agenda Review: Add announcement by Bruce Howard
- Approval of Minutes: December 2004
- Council
Action: City Council Member, Sharon Doffing reported for
Public Hearing: LP04-07, PL04-04 – Preliminary Plat
and Site Plan Review for a 52 unit apartment project at
Consideration
of an application by MWF Properties for a Site Plan and Preliminary Plat. The purpose
of the request is to construct a 52-unit apartment building and subdivide the
property into two lots of record. The
subject site is located at 219 and 321 Old Highway 8 SW and is zoned R-3B,
Multiple Family Residential. The
existing 22-unit apartment building is proposed to be split off and has site
non-conformities. The single family home
to the south of the site (
Mr. Boylan expressed
concerns about the existing building.
The 22 unit apartment building is approximately 20,100 square feet and
due to the fact that the site does not have the required enclosed parking stalls
and the existing off street parking area is not striped or contains perimeter
curbing and does not have the required landscape screening, a nonconforming use
permit is required. However, under
Section 8-460, when Type 4 Non-conformities exist, construction of a new
structure is not authorized without a
Non-conforming Use Permit.
Staff has advised the
applicant to either bring the existing building site into conformance or apply
for a Type 4 Non-conforming Use Permit.
The applicant had not applied for such a permit until the day of this
meeting, Mr. Boylan received a request for a Type 4 Non-conforming Use Permit
and Site Plans and there was not time for adequate vetting of the
information. The Staff recommends that
the Planning Commission recommend denial to the City Council.
David Steele of MWF
Properties addressed the Commissioners, stating in his latest plan, all the
non-conformities had been addressed. He
relayed the amenities of the project and included information that it would be an
8.7 million dollar project, with rentals from $862 to $996 per month, appealing
to annual incomes of $32,000 to $47,000.
Motion by O’Brien, Second by Howard to CLOSE THE PUBLIC HEARING.
5 Ayes, 0 Nays, MOTION CARRIED.
Motion by O’Brien, Second by Howard to TABLE APPLICATION LP04-07 and PL04-04
5 Ayes, 0 Nays, MOTION CARRIED.
Public Hearing: PRD05-01, LP05-01, PL05-01, SP05-02 – Preliminary Review of Planned Residential Development (PRD), Site Plan, Special Use Permit and Preliminary Plat – Applicant: BKV Group Architects on behalf of the Clifton House.
Consideration of an
application by Mr. Ted Redmond, AIA of the BKV Group on behalf of the Christian
Science Church for a PRD, Site Plan and Preliminary Plat. The purpose of the request is to subdivide
the property into a new lot of record and construct Clifton House, a six bed
Christian Science Nursing Facility/Inspiration Center, which will also include
3 Rest and Study suites. The property is
located at
Mr. Boylan reviewed for
Commissioners that tonight would potentially be part one of a four parts. He reviewed the site plan and the zoning
code.
Sharon Hanson, President
of Clifton House, Inc., spoke about the project and how
it fits in with their mission.
Mr. Ted Redmond, AIA, of
BKV Group, gave an overview of site characteristics. The entire site is about five acres, two of
which would be the actual Clifton House site.
He gave a detailed presentation of the site plan.
A neighbor questioned
that the project qualified as a PRD and says the property is zoned as an R-1
and quotes from the zoning code. She
also brought up issues related to 24 / 7 activity at the site, visitors, employees, and
deliveries.
Jill Madson of 1459 12th Terrace. She voiced
concerns about the zoning and how future development might occur. She also mentioned the devaluation of
property for taxpayers and the nonprofit status of the proposed facility.
Roger
Bye,
Mrs. Bye,
Mr. Redmond asked to
speak again to give clarification to some points of concern expressed by
neighbors of the proposed project. He
addressed landscaping concerns and said they could look at a different type of
screening than white spruce. He also
addressed the drainage of the site, saying there is some existing drainage
toward the NW from the parking lot area.
There was much discussion
regarding the zoning and what is required for a PRD. The consensus of the Planning Commission was
that either the use proposed is residential, or else it is religious; both are
permitted uses under the PRD regulations.
Bob Berry spoke, saying
the trees would need to be about 20 feet high to provide adequate
screening.
Ms. Hanson asked to again
speak; she does not believe the traffic would be a problem.
Commissioners talked
about the possibility of moving the building to the SW to lessen any visual
effect.
Judy McCormick, President
of the Christian Science Church, asked to speak, stating the church had donated
the land to Clifton House because they believe in the work of the facility they
propose. She does not believe residents
across the lake could see the building in the summer, due to the denseness of
the woods.
Having heard from all interested persons, there was a Motion by O’Brien, Second by Schiferl to CLOSE THE PUBLIC HEARING.
5 Ayes, 0 Nays, Motion Carried.
After some further discussion between commissioners and staff, there was a Motion by O’Brien, Second by Zisla to WAIVE THE READING AND ADOPT THE ATTACHED RESOLUTION RECOMMENDING APPROVAL OF PRD05-01, LP05-01, PL05-01, AND SP05-02, subject to the following conditions:
1.
Approval of a
permit by the Rice Creek Watershed District.
2.
Light plans for
the proposal are submitted to the City, detailing materials, height and
supportive data to be approved by the Council.
3.
The final
grading plan shall be subject to review and approval of the City Engineer.
4.
A final utility
plan is submitted.
5.
The parking
plan is redrafted to address the three encroaching stalls in the proof of
parking area.
6.
Review by
Ramsey County for the new plat.
7.
A final plat is
submitted with final PRD review to the City Council, including 50’ easement
dedicated as part of plat.
8.
Developer
explore moving the building to
the SW against the easement.
9.
Screening to be
reviewed to be as effective as possible to adjacent property.
5 Ayes, 0 Nays, Motion Carried.
General Business – City Code Text Analysis
Mr. Boylan gave the
background of the material presented for text analysis explaining that
corrections to the City Ordinance are sometimes necessary to provide clear
guidelines to carry out official City policy.
The City Attorney,
After a brief discussion,
it was the consensus of the Commissioners to recommend approval of the proposed
text changes to the City Council.
Other – Letter
Letter
of gratitude and support for the Planning Commission’s work following
discussion in December about signage at
Mr. Boylan distributed
the monthly newsletter from the Metropolitan Council.
The 2005 North Metro Home
and Garden Fair will be held Saturday, March 5th in Blaine.
Commissioner Howard
handed out materials to Commissioners and explained the information regarding
the Metropolitan Council’s proposed Water Resources Management Plan. They will be holding meetings in a few days
for anyone who would like to attend.
This will be the policy plan that the City will need to abide by when
they start to work on the 2008 Comprehensive Plan.
Adjournment
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