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HomeMy WebLinkAbout03-17-2004PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting March 17, 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 17, 2004. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Miller, Stevenson, Scotch, and Johnson Members Absent: Song, Hegland, Zwirn (all excused) Also Present: Community Development Director Ericson and 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. February 4, 2004 MOTION/SECOND: Miller/Scotch. To Approve the Planning Commission Minutes for February 4, 2004 as Presented. Ayes – 4 Nays – 0 Motion carried. ______________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Case PA04-001 Mounds View Planning Commission March 17, 2004 Regular Meeting Page 2 ________________________________________________________________________ Planner Prososki reviewed the request indicating that Bethlehem Baptist Church has requested an amendment to the Building N PUD to add religious institution as a permitted use. The Church has a signed purchase agreement with Michael Investments, the current owner of Building N and that purchase agreement is contingent upon City approval for the amendment to the PUD. Planner Prososki indicated that no formal PUD agreement exists but using Staff reports and other records Staff was able to determine that the PUD ws to be used as office/flex space with possible uses being office, laboratory, production, high tech assembly or storage uses. Planner Prososki indicated that the Zoning Code allows religious institutions as conditional uses in residential districts but there are seven criteria that a church must meet to obtain the permit. She then indicated that the same criteria should be reviewed and evaluated for a religious use in any district. Planner Prososki reviewed the potential proposed changes to the building and noted that the Church would only have to go through development review if they choose to expand Building N by more than 10% and further clarified that no development review is required for interior modification or exterior modification within 10%. Sam Crabtree, Executive Pastor for Bethlehem Baptist Church addressed the Commission and indicated he has responsibility for ministerial functions as well as administrative responsibilities for the 60 or so employees that they have. He then provided a review of services that the Church offers to the community noting that a church may not be good for tax revenue but there are programs and ministries that are good for the neighborhood. Jon Grano, a resident of New Brighton and Elder at Bethlehem addressed the Commission and indicated that he is excited for what the church can do for the community. Paul Sentman indicated that he is an Elder at Bethlehem, lives in White Bear Lake and is pleased to hear that the Church is coming closer. He then said that he is a real estate developer and based on his experience, he feels that another church in the community will enhance the other churches not compete with them. Mitch Pierson, an Elder at Bethlehem and part of the steering committee on what to do with the growth downtown indicated that they have come to a point where any further growth in that location would affect the neighborhood negatively and that is why they are looking to go north. He then said that 800 of their members are from the north side of the city. Dan Holst thanked the Commission for its time and indicated he is a flight attendant for Northwest Airlines and works part time at Bethlehem as a worship leader at the north chapter. He then said that he would most likely be one of the six or seven people that will office at this location full time. Mr. Holst indicated that he and his wife have four children ranging in age from 17 years to seven months and they moved from the country to the city to be a part of neighborhood ministry in the urban core. He then said that he would move his family to Mounds View should the church be Mounds View Planning Commission March 17, 2004 Regular Meeting Page 3 ________________________________________________________________________ built in this location. He further commented that the goal of the Church is to strengthen the community through ministry programs for all ages and he sees the strengthening of the family as a benefit to the city. Greg Soule indicated he was on a Planning Commission in another city for 10 years. He then said that he is an attorney and represents the cities of Golden Valley and Wayzata and, as a member of the church, volunteered to come and assist with communication during this process. Commissioner Johnson asked how many PUDS are left open in the City. Community Development Director Ericson indicated there are one or two that could be developed but essentially everything is developed. Commissioner Johnson indicated he has a lot of contact with the business community and has discussed this with them and not a lot of them are for it because this City only has 10% of land zoned commercial/industrial and they feel that they would rather have another business rather than a church that is only active on Sunday because business brings more business for those around it. Mr. Sentman indicated that the location of this site is in an industrial setting and the issue of traffic aiding the other industry is not as strong a demand as if it were retail to retail. He then said that the members of the church would be using the gas stations and restaurants in town on the way to and from church. Commissioner Johnson asked whether opening up this PUD for religious organizations means that the City has to allow religious institutions in other PUD’s. Director Ericson indicated the City has some leeway with PUD’s as to the allowed uses within PUDs. He then said that it would be possible for the City to deny religious institutions based on the zoning and potential impact to the neighborhood. Director Ericson indicated that any time the City denies a request there has to be justification and it has to be reasonable. He then said that if a denial is based on certain factors relating to the neighborhood there should not be an issue but an applicant always has the right to pursue the denial further. Commissioner Johnson indicated he does not want to open up the other PUDs for any religious organizations because churches do not benefit the business community during the weekdays. Chair Stevenson indicated that properties zoned PUD along Highway 10 are different due to the zoning designations. Commissioner Johnson disagreed and said that any property where a church would go would have to be rezoned. Mounds View Planning Commission March 17, 2004 Regular Meeting Page 4 ________________________________________________________________________ Chair Stevenson indicated that the situation is unique and that would eliminate any issues with having to do the same for other zoning districts. Commissioner Johnson asked whether this use fit the City’s Comprehensive Plan for this location. Chair Stevenson indicated it did not. Mr. Soule said he does not think the City would be putting itself into a box and have to let other religious organizations go into other PUDs because this situation is unique and the City has very broad discretion on its rationale for denial. He then suggested that having the church come to the 60% vacant building would be good for the City in ways other than tax base. Commissioner Johnson commented that there are other reasons why the building is vacant and he knows them all. Mr. Soule said he feels this is a defensible exception and the City could point to the facts and differentiate this circumstance from another applicant. Chair Stevenson, speaking on behalf of an absent commissioner, commented that the property is large and asked what the plans for the rest of the site are outside the church building and parking. Mr. Sentman indicated that the site is not too small and they are concerned if there will be enough parking not whether it is too much. He then said that, if starting from scratch with a vacant site, they would be seeking 8 to 10 acres of land. Planner Prososki indicated that the site is fully developed with the building and the parking. Commissioner Miller asked if some of the space is going to be leased out. Mr. Sentman indicated that they would like to be able to financially afford to convert all the space now but it may be three to five years before they can afford to do so. He then said that there has been discussion of renting out some of the existing office space. Chair Stevenson asked whether they intended to seek approval for more building space. Mr. Sentman indicated they did not. Jane Richter, a resident of Mounds View for 25 years and a teacher at Edgewood said she would love to have the church come to the City and then said that they raised their children at Bethlehem and it was a wonderful place for them. Dennis Richter said that the City could expect a steady flow of traffic to and from the church all week long for meetings and various events. He then said that he feels the church improves the social situation in its current location and will do so if it comes to Mounds View. Mounds View Planning Commission March 17, 2004 Regular Meeting Page 5 ________________________________________________________________________ Commissioner Johnson asked how many people the church would employ. Mr. Crabtree indicated there are currently 60 to 70 employees, half of whom are full time employees. Commissioner Scotch indicated she would like to know how or if this would hinder the City’s tax situation. Planner Prososki indicated the EDC is aware of the request and have begun working on a service charge agreement or something similar with the church to be considered and approved through the EDA and Council. Commissioner Johnson indicated that right now it would not have a tax impact but it will in ten years. MOTION/SECOND: Scotch/Miller. To Approve Resolution 753-04, a Resolution Recommending Approval of an Amendment to the Mounds View Business Park East PUD by Adding “Religious Institution” as an Allowed Use on Lot 1, Block 1, Mounds View Business Park East 2nd Addition. Chair Stevenson read Resolution 753-04. Ayes – 4 Nays – 0 Motion carried. _____________________________________________________________________________ 6. Next Planning Commission Meeting: April 7, 2004 ______________________________________________________________________________ 7. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:48 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.