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HomeMy WebLinkAbout03-03-2004 PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting March 3, 2004 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m., March 3, 2004. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Hegland, Zwirn, Miller, Stevenson, Scotch, and Johnson Members Absent: Song (Excused) Also Present: Planner Prososki ________________________________________________________________________ Index to Minutes Page Planning Case PA04-001 2 Consideration of PUD Amendment to Allow “Religious Institution” as a Permitted Use for Building N at 5145 – 5151 Program Avenue _____________________________________________________________________________ 3. Approve Minutes a. January 21, 2004 MOTION/SECOND: Miller/Johnson. To Approve the Planning Commission Minutes for January 21, 2004 as Presented. Ayes – 6 Nays – 0 Motion carried. ______________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ Mounds View Planning Commission March 3, 2004 Regular Meeting Page 2 ________________________________________________________________________ 5. Planning Case PA04-001 Planner Prososki indicated that the applicant has requested an amendment to the PUD for Building N to allow a religious institution as a permitted use. The site is 6.89 acres and was intended for office use or flex space and has been partially vacant since the site was built. Planner Prososki indicated that the developer has a signed purchase agreement with Bethlehem Baptist Church. The Church would like to use the space for sanctuary space, offices, meeting spaces, and classrooms. There is adequate parking on the site and staff feels that traffic in the area should not be an issue as the major use is Sunday mornings when the other businesses in the area are not using the streets. Planner Prososki indicated the Church has no plans for non-church uses at this time but could lease out some space in the future. The Church plans to finish the interior of the space and would make some modifications to the exterior such as adding a canopy by the door, removing the loading docks and adding landscaping. Chair Stevenson asked if Staff reviewed the parking requirements for churches to make sure the requirements are met in order to avoid a future parking problem. Planner Prososki indicated that the Church is aware that the requirement is one space per every four seats so even at 1300 seating capacity they meet the requirements. Chair Stevenson indicated that during the development review the City would need to carefully consider and limit any exterior modifications. Commissioner Johnson asked whether anyone from Everest was at the meeting. Planner Prososki indicated that there was no one from Everest at the meeting. Planner Prososki indicated that the Code permits churches in R1 zoning districts as a conditional use as listed in the Staff report. She then commented that it seems unconventional to have a church in a business district so she researched other cities and found that Minneapolis and Brooklyn Park allow churches in any district with a special use permit or conditional use permit. Commissioner Miller asked if this is considered conditional. Planner Prososki explained that the request is considered and treated like a conditional use permit. Commissioner Zwirn asked if there are any plans now or in the future to have this developed into a sanctuary for the homeless or any kind of housing situation for abused women or children. Kenny Stokes, Pastor for Strategic Mobilization at Bethlehem indicated that they intentionally partner with homeless shelters off site and he does not foresee that at all. He further commented Mounds View Planning Commission March 3, 2004 Regular Meeting Page 3 ________________________________________________________________________ that he has been the one in charge of that type of ministry for the last five years and they have never considered housing at their buildings. Planner Prososki indicated the City could add as a condition that housing is not permitted. Mr. Stokes indicated the Church has partnered with shelters and hotels for the night to put people up and has bought bus tickets for people. Commissioner Hegland asked if the Church is planning a school. Mr. Stokes indicated they are not planning to do a school and then said they were part of a launch of a school a short distance from their downtown campus. He further commented that if a school is something the Church is interested in pursing, he would be back before the City to discuss it. He then added that the buildout would be very different for a school based on fire code requirements and they are not planning for that with this buildout. Commissioner Miller asked if this is one church with two campuses. Mr. Stokes indicated it was and said that they have been looking for a site in the northern suburbs because a large portion of their members come from this area. Commissioner Zwirn asked if this is a conventional church with activities that are for instruction in various religious activities. He then asked if the church would be open throughout the week and what the hours would be. Mr. Stokes explained that different small groups use the building throughout the week but assured the Commission that there is no late night activity. He then said that Sundays and Wednesdays are their busiest days and Friday they conduct seminars that may have as many as 200 people. Commissioner Zwirn asked what the hours would be throughout the week. Mr. Stokes indicated that a handful of people come to pray at 6:30 a.m. and the staff arrives by 9:00 and leaves at 5:00 p.m. He then said that evening activities do not go past 10:00 p.m. with the exception of the leadership committee meetings that sometimes go to 11:00 p.m. Commissioner Zwirn asked about the youth gatherings. Mr. Stokes indicated that they want their kids to get sleep so they can be awake at church on Sunday so there will be no issue with late night activities. He then said that they have had no issue with their neighbors on hours. Commissioner Zwirn asked if there would be busing out to this location or just northern suburban folks. Mounds View Planning Commission March 3, 2004 Regular Meeting Page 4 ________________________________________________________________________ Mr. Stokes indicated that there would be some vans from Bethel and Northwestern. Commissioner Miller asked if there would be Sunday school. Mr. Stokes indicated that Sunday school is during the second hour on Sunday. Commissioner Scotch asked how many members are in the parish. Mr. Stokes indicated the membership is between 1200 and 1300. Commissioner Zwirn asked if the applicant had considered other sites. Mr. Stokes indicated they were excited about a site in Shoreview at County Road J and 35W which was a similar office park that had approval for religious use and one of the reason they walked away from that site was that they were forced into noncontiguous space because of a 20 year lease on the portion of the building they were most interested in. Commissioner Johnson indicated he would like further information from Brooklyn Park and Minneapolis on how they handle churches in a business district as well as information from Mr. Backman, the City’s Economic Development Coordinator, on how they have tried to fill the building with a business. He then expressed concern with amending the PUD because it opens up all of them to potential change. Chair Stevenson indicated that the request tonight is for a PUD amendment and the applicant would have to go through the development review process. Commissioner Johnson indicated he would like more information from Mr. Backman with regard to this property and other potential uses for it. He then said that he wants further information before agreeing to make an almost seven acre parcel tax free. Planner Prososki indicated that the applicant would need to work something out with the City Council on the TIF issue. Paul Setman asked the Commission to consider the fact that they have already started dialog concerning payment in lieu of taxes and are not looking to have no responsibilities for payment for services. He then said that they have a purchase agreement with time constraints on it and asked the Commission to please consider approval of the amendment to keep the process going. Planner Prososki indicated that this item, if tabled, would be on the Council agenda for the first meeting in April. John Grahno indicated that the purchase agreement expires toward the end of April and is conditional upon congregation approval as well as City approval. The other thing is that Mr. Backman has been extremely helpful with the documents and assistance in this process and he Mounds View Planning Commission March 3, 2004 Regular Meeting Page 5 ________________________________________________________________________ has been positive and encouraging them in moving forward with this and he has not sensed any hesitancy from him. Commissioner Johnson indicated he has nothing against the church but wants further information before any decisions are made. MOTION/SECOND: Johnson/Stevenson. To Table This Matter to The Next Meeting. Ayes – 6 Nays – 0 Motion carried. Chair Stevenson asked Staff to have Mr. Backman at the meeting as well as information from Minneapolis and Brooklyn Park. Commissioner Zwirn suggested checking with Apple Valley for more information. Commissioner Miller asked for information on the TIF situation. Sam Crabtree indicated they want the City to feel good about the decision and work with rather than against the City. He then said that they will provide whatever information the City wants. Commissioner Hegland indicated he wants to know whether amending the PUD would set a precedent for other amendments. Commissioner Scotch asked what the Church will do with all that space. Mr. Stokes explained how they intend to use the space. _____________________________________________________________________________ 6. Next Planning Commission Meeting: March 17, 2004 ______________________________________________________________________________ 7. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:40 p.m. (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Jim Ericson Community Development Director Transcribed by: Joan Lenzmeier, TimeSaver Off Site Secretarial, Inc.