Planning Commission

PAPILLION PLANNING COMMISSION MEETING FEBRUARY 24, 2016 The Papillion Planning Commission met in open session at the Papillion City HaN Council Chambers on Wednesday, February 24, 2016 at 7: 00 PM. Acting Chair Rebecca Hoch cailed the meeting to order. Planning Assistant Andrea Blevins called the roll. Planning Commission members present were Howard Carson, Raymond Keller Jr., Ken Melhus, and Leanne Sotak. David Barker, Michael Mallory, Jim Masters, and Judy Sunde were absent. Planning Director Mark Stursma, Assistant Planning Director Amber Rupiper, City Planner Michelle Romeo, and City Engineer Jeff Thompson were also present. Acting Chair Hoch led those present in the Pledge of Allegiance. Notice of the meeting was given in advance by publication in the Papillion Times on February 10, 2016. A copy of proof of publication is on file at the office of the City Clerk. Acting Chair Hoch announced that a copy of the Open Meetings Act is posted in the City Council Chambers. Approval of Aqenda Motion was made by Mr. Keller, seconded by Mr. Melhus, to approve the agenda as presented. Roll call: Five yeas, no nays. Motion carried. Approval of the Plannina Commission Minutes Motion was made by Ms. Sotak, seconded by Mr. Carson, to approve the 01/ 27/ 16 minutes. Roll Call: Five yeas, no nays. Motion carried. PUBLIC HEARING Preliminarv Plat— To consider a Preliminary Plat for the property legally described as a plattinq of Tax Lot 5 and part of the S ' h of the SE '/ all in the S 'h of Section 26, T14N, R11E of the 6 P. M., Sarpy County, NE, generally located north of HWY 370 between I- 80 and 144' Street HWY 50). The applicant is 370 North, LLC. (370 North) PP- 16- 0001 Acting Chair Hoch opened the public hearing. 67th Jay Noddle of Noddle Companies, 2285 S. Street ( Omaha), stepped forward to represent the applicant. Mr. Noddle explained that the site in question is approximately 145 acres in size located on the north side of HWY 370 befinreen I- 80 and HWY 50. He continued that this site is a unique piece of land that the applicant has studied for some time and that the applicant is now pleased to be involved in the conceptual planning, zoning, and entitlements of the site. He continued that the plat being presented divides the land in question into about 15 lots with a handful of outlots. He explained that 370 North, LLC is comfortable with a recommendation of approval by the Planning Commission at this time as well as moving to the City Council phase 1 Planning Commission February 24, 2016 I  of approval. Mr. Noddle confirmed the applicant's intent to continue working with staff to resolve the conditions of the recommendation. Acting Chair Hoch called for proponents and opponents. Seeing no further public input, Acting Chair Hoch closed the public hearing and called for Commission Discussion. Mr. Carson asked if the applicant was confident that the contingencies presented by staff would be able to be resolved prior to presenting the project to City Council. Mr. Noddle assured the Commission that he was confident that the contingencies could be resolved. Mr. Carson inquired as to whether the primary accesses to the site would be two-fold, one access from the north, and one access from the south. He continued to ask if the access from the south would come off of HWY 370, and the access from the north would come off of the existing industrial park to the north. Mr. Noddle confirmed that this was correct, but there would also be an eastern access on the HWY 50 side of the site. Mr. Carson asked if the entrance on the south side of the site was aligned with the proposed drive for Tactical 88 ( 15350 Shepard Street, Papillion). Mr. Noddle answered that the entrance is not the same and that he believes that Tactical 88 is going in a bit further west than the site of the applicant's proposed drive. Mr. Carson stated that he was concerned about traffic flow because of the size of the development and the location off of finro major highways and I- 80. Mr. Noddle assured the Commission that the applicant has spent a lot of time studying traffic and working with staff and other outside resources fo ensure that the proposed intersection is ideal for the density of traffic that is likely within the proposed development. Mr. Carson inquired as to what the potential use types would be for the proposed development. Mr. Noddle stated that the site plan contemplated a mix of potential automotive dealerships, medium sized retailers, amenity type facilities, lodging, and flex space that could be used as office space or for smaller industrial purposes such as assembly and distribution. He continued that the plan contemplates a large number of individual businesses and a variety of use types on the site. Mr. Carson stated that on the plat it appears that there are six buildings that may be occupied by the automotive dealerships mentioned. He asked if all of those dealerships would likely be owned by the same company or if they would likely be owned individually. Mr. Nodd e stated that they would likely each be individual brands, but it is reasonable to assume that there would be something fewer than six owners of the proposed automotive dealerships, as car dealers have a tendency to stay grouped together. Mr. Carson inquired about the projected use for the large building shown on the plat in the south corner. Mr. Noddle answered that the applicant is contemplating the possibility of a large retail use; however, the building could end up being a concentration of retailers or something could be moved within the site plan. Mr. Noddle continued that the plat presented is intended to show a mix of uses, scale, density, and give as good of a representation of the proposed site as could be given at this point in the platting process. With no further discussion, Motion was made by Mr. Carson, seconded by Mr. Melhus, to recommend approval of the 370 North Preliminary Plat ( PP- 16- 0001) because it is consistent with the Comprehensive Plan as proposed to be amended, compatible with adjacent uses, and consistent with the Zoning and Subdivision Regulations contingent upon resolution of staff comments. Roll Call: Five yeas, no nays by. Motion carried. i 2 Planning Commission February 24, 2016 Chanae of Zone — To consider a Change of Zone from General Commerciai ( GC) and Residential Rural Estates ( RE) to Mixed Use ( MU) for the property legally described as a platting of Tax Lot 5 and part of the S '/ 2 of the SE '/ all in the S 'h of Section 26, T14N, R11 E of 6th 144tn the P. M., Sarpy County, NE, generally located north of HWY 370 between I- 80 and Street( HWY 50). The applicant is 370 North, LLC. (370 North) CZ- 16-0001 Acting Chair Hoch opened the public hearing. 67t" Jay Noddle, 2285 S. Street ( Omaha), of Noddle Companies, stepped forward to represent the applicant. Mr. Noddle explained that consistent with the action the Commission had just taken on the Preliminary Plat, the Change of Zone request would accommodate the mix of uses contemplated in the proposed plan. Acting Chair Hoch called for proponents and opponents. Seeing no further public input, Acting Chair Hoch closed the public hearing and called for Commission Discussion. Mr. Keller inquired about the use types of the existing buildings to the north of the proposed project. Mr. Noddle explained that those buildings are businesses. Mr. Carson asked Mr. Stursma if there was still plenty of General Commercial ( GC) zoned land left in Papillion given that this project would change the zone of a large portion of land from General Commercial ( GC) to Mixed Use ( MU). Mr. Stursma explained that the Comprehensive Plan identified this site as Business Park and anticipated a more industrial type of development at this site consistent with what already exists to the north of it. The change of zone to Mixed Use ( MU) and the Comprehensive Plan Amendment would accommodate a more commercial type of development. He continued to explain that the proposed permitted uses for the Mixed Use Agreement include industrial use types. He stated that he does not know whether the site will ultimately be entirely commercial because the site may have an industrial component to it as well. He explained that given the location, access to I- 80, and the visibifity of the site, staff believes that the conversion to Mixed Use ( MU) is appropriate. Mr. Stursma added that looking at the HWY 50 corridor that there is still plenty of opportunity for industrial development in locations beyond this site. He explained that for these reasons, staff recommended approval for the Change of Zone in its staff report. Mr. Carson asked Mr. Noddle when the estimated time of starting the project would be once the project was approved and financing is in place. Mr. Noddle stated that the applicant anticipates working on the site in late 2016 pending City Council approval. With no further discussion, Motion was made by Mr. Keller, seconded by Mr. Carson, to recommend approval of the 370 North Change of Zone ( CZ- 16- 0001) from General Commercial GC) and Residential Rural Estates ( RE) to Mixed Use ( MU) because it is generally consistent with the Comprehensive Plan as proposed to be amended, compatible with adjacent uses, and compliant with the Subdivision Regulations. Roll Call: Five yeas, no nays. Motion carried. Comprehensive Plan Amendment —To consider a Comprehensive Plan Amendment for the property legally described as a plattin of Tax Lot 5 and part of the S %2 of the SE '/ all in the S 6t h of Section 26, T14N, R11 E of the P. M., Sarpy County, NE, generally located north of HWY 3 Planning Commission February 24, 2016 I 370 between I- 80 and 144th Street ( HWY 50). The applicant is 370 North, LLC. ( 370 North) CPA-16-0001 Acting Chair Hoch opened the public hearing. Jay Noddle, 2285 S. 67th Street ( Omaha), of Noddle Companies, stepped forward to represent the applicant. Mr. Noddle stated that he was available to answer any questions regarding the project. Acting Chair Hoch called for proponents and opponents. Seeing no further public input, Acting Chair Hoch closed the pubiic hearing and called for Commission Discussion. Mr. Carson asked why the Comprehensive Plan needed to be amended for this project. Mr. Stursma answered that staff debated whether or not the Comprehensive Plan should be amended because there was an argument that could be made that what the applicant is proposing is consistent with the designation of the site as a Business Park. He explained that ultimately staff's recommendation to amend the Comprehensive Plan was made so that there were no surprises in the process. He continued to explain that rather than running the risk of someone challenging the City on the designation, staff wanted to present the Comprehensive Plan Amendment to the Planning Commission and City Council so that there was no question that the project was consistent with the Comprehensive Plan. Mr. Stursma explained that the site is currently identified as Business Park and in looking at the definition of Business Park in the Comprehensive Plan a Business Park includes uses such as warehousing and distribution, limited industrial, flex buildings, and more conventional industrial uses. He added that this project may include some of those uses, but the amendment would expand that to include the possibility of office and a variety of retail, and that such a mix of uses lends itself to Mixed Use MU) zoning and a Mixed Use land use category in the Comprehensive Plan. Mr. Stursma explained that staff is trying to be consistent and make sure that there is no way of challenging the decision later. With no further discussion, Motion was made by Mr. Keller, seconded by Ms. Sotak, to recommend approval of the 370 North Comprehensive Plan Amendment ( CPA- 16- 0001) because it is compatible with adjacent uses, and consistent with the zoning for the area. Roll Call: Five yeas, no nays. Motion carried. OTHER BUSINESS Mr. Melhus stated that he was interested to see whether an entrance to the City of Papillion may be placed on Outlot C of the 370 North project. Mr. Noddle mentioned that he was familiar with this outlot. With no further business to come before the Commission, Motion was made by Mr. Ke!ler, seconded by Mr. Melhus, to adjourn. The meeting adjourned by unanimous consent at 7: 28 PM. CITY OF PAPILLION Rebecca Hoch, Acting air 4 Planning Commission February 24, 2016