HomeMy WebLinkAboutPlanning Commission Packet 08-21-2019Proposed Minutes 1 of 11 Meeting of August 7, 2019
Proposed Minutes
Planning Commission Meeting
August 7, 2019
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Julie Witt, David
Witte, and Justin Markell
MEMBERS ABSENT: Commissioner Donovan Saba and Jaspreet (Jesse) Narr
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Kip Berglund, Senior
Planner Shawn Drill, Senior Planner Lori Sommers, and Senior Engineering Technician Trevor Quast
OTHERS PRESENT: Councilmember Ned Carroll
1.CALL TO ORDER - 7:00 P.M.
2.PLEDGE OF ALLEGIANCE
3.PUBLIC FORUM
4.APPROVAL OF AGENDA
MOTION by Commissioner Oakley, seconded by Commissioner Witte to approve the August 7,
2019 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved.
5.CONSENT AGENDA
A.APPROVAL OF THE JULY 17, 2019 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Oakley, seconded by Commissioner Witt, to approve the consent
agenda. Vote. 5 Ayes. MOTION approved.
6.PUBLIC HEARINGS
A.ROBBINSDALE AREA SCHOOLS (ISD #281) (2019045)
Chair Anderson introduced the request by Robbinsdale Area Schools for a conditional use permit
to allow a scoreboard with video display panels and variances for existing scoreboards at
Armstrong High School located at 10635 36th Avenue.
Senior Planner Sommers gave an overview of the staff report.
4A
Proposed Minutes 2 of 11 Meeting of August 7, 2019
Commissioner Witte asked if the proposal for the softball scoreboard would be to have
something identical to the baseball scoreboard.
Senior Planner Sommers replied that the baseball/softball scoreboard would remain and would
simply be raised.
Commissioner Witte asked if any comments were received from neighbors.
Senior Planner Sommers replied that she received two phone calls and one visit wondering what
was changing. She stated that two individuals had no concerns and one expressed some concern
with the light from the video screen.
Chair Anderson introduced Kristine Wehrkamp, representing the applicant, who stated that she is
available for any questions.
Chair Anderson opened the public hearing and closed the public hearing as there was no one
present requesting to speak on this item.
MOTION by Commissioner Oakley, seconded by Commissioner Markell, to approve the
request by Robbinsdale Area Schools for a conditional use permit to allow a scoreboard with
video display panels and variances for existing scoreboards at Armstrong High School located at
10635 36th Avenue. Vote. 5 Ayes. MOTION approved.-
B. AUGUSTA DEVELOPMENT, LLC (2019048)
Chair Anderson introduced the request by Augusta Development, LLC for a site plan and
conditional use permit for a 130-unit senior housing building at 3025 Harbor Lane.
Senior Planner Berglund gave an overview of the staff report.
Commissioner Witte referenced the second condition in the CUP and asked if that language is an
absolute requirement or discretionary requirement.
Senior Planner Berglund replied that there is some discretion and noted that the information
submitted is the worst-case scenario.
Commissioner Witte asked and received confirmation that the details related to the drive aisle,
setback, overstory trees, and lighting were addressed in the conditions of the proposed resolution.
Senior Planner Berglund replied that the applicant has been made aware of the conditions and
has begun to address those items.
Commissioner Witte stated that he was surprised that a four-story commercial use could still be
wood frame construction and asked if the City has some approval over the construction type.
Senior Planner Berglund stated that if approved, a building permit would be reviewed by the
building official and agreed upon by the architect.
Proposed Minutes 3 of 11 Meeting of August 7, 2019
Commissioner Witte stated that although the parking seems appropriate for the use, sometimes
these facilities serve as places of interim stay for people recovering from surgery or allow outside
use of recreational rooms. He asked if those things could be done without obtaining additional
permits or having additional parking.
Senior Planner Berglund used the example of adult daycare, noting that those clients are brought in
on a shuttlebus, and therefore parking would not be impacted. He stated that the applicant has
indicated that the proposed parking is adequate for daily activities and other weekend events.
Commissioner Oakley asked about the number of units included in the original sketch plan.
Senior Planner Berglund replied that there were slightly less units and believed that number to be
102.
Commissioner Oakley referenced the setback of the drive aisle and asked for staff to locate it.
Senior Planner Berglund identified the north entrance along Harbor Lane, which provides access to
the underground parking. He identified a pinch point and bump out on the building and noted that
the bump out would have a 6.3-foot setback from the drive aisle where ten feet is required.
Chair Anderson asked for details on the exterior building materials.
Senior Planner Berglund reviewed the proposed primary building materials.
Chair Anderson introduced Bo Nickoloff, the applicant, who stated that the previous projects
they have completed have used wood frame construction and noted that his architect can provide
additional input.
Chair Anderson introduced Eric Reiners, representing the applicant, who stated that wood is the
standard for this type of four-story structure, and the building code does permit that activity. He
noted that there are additional requirements, such as sprinkler locations.
Commissioner Witte asked if fire walls are placed throughout the building. Mr.
Reiners replied that all dividing walls and corridor walls carry a rating.
Commissioner Oakley asked for additional details on the 6.3-foot setback.
Mr. Reiner replied that the drive lane has been modified to the north and that issue has been
resolved.
Chair Anderson stated that the staff report indicates that one reason for this project is to provide
different options for the marketplace and asked how this project would differ from other projects
the commission has seen.
Proposed Minutes 4 of 11 Meeting of August 7, 2019
Mr. Nickoloff recognized that this would be similar to some of the other senior projects, but
noted that this project would provide a continuum of care and amenities that allow interaction
with residents from the community as well. He stated that the real differentiation is that moving
the building to the east provides a lot more green space and opportunity for outdoor use.
Commissioner Witte asked if the fire department has reviewed this proposal, and whether there is
adequate space at the entrance and exit.
Mr. Reiners replied that there were comments from the fire department during the review phase
and those comments have been addressed.
Chair Anderson opened the public hearing.
Chair Anderson introduced Doug Larson, 14710 31st Avenue, who asked the accuracy of the
testing for the shadow analysis. He asked ifthere is mediation for the noise from the rooftop
units. He asked the amount of cooking odors that would come from the building to the homes on
the west. He asked if the view displayed is the view to the east, and specifically which side the
balconies would be on.
Chair Anderson closed the public hearing.
Mr. Reiners provided details on the shadow analysis that was completed. He stated that the
studies are very accurate, speaking from previous experience. He stated there is a limited
amount of rooftop equipment, as the individual units include heating and cooling equipment. He
noted that the rooftop units would be positioned in the middle of the roof and would not be seen
or noticed noise-wise.
Planning Manager Thomson stated that the City has requirements for noise generation that must
be met.
Mr. Reiners stated that there would be restaurant-style dining three meals a day that would
require a commercial kitchen. He said he did not anticipate any extraordinary kitchen odors. He
stated that it would be a rare east wind that would blow anything to the west, and therefore there
would be limited, if any, effect on the homes to the west. He stated that there are balconies all
the way around the building. He noted that the rendering is from the southeast side of the
structure, and he also displayed a sketch from the southwest. He stated that the design and
architecture are the same all the way around the building.
Commissioner Oakley stated that the commission reviews a lot of site plans, and this appears to
be a better project than the sketch plan review. He stated he is not concerned with the height of
the building, and this seems like an improvement for the site.
Chair Anderson agreed that this seems to be an.appropriate use that will fit within the
commercial district. He said he liked the greenspace included and noted this is a well-designed
project.
Proposed Minutes 5 of 11 Meeting of August 7, 2019
MOTION by Commissioner Markell, seconded by Commissioner Witt, to approve the request
by Augusta Development, LLC for a site plan and conditional use permit for a 130-unit senior
housing building at 3025 Harbor Lane. Vote. 5 Ayes. MOTION approved.
C. WATERMARK PROPERTIES, LLC (2019052)
Chair Anderson introduced the request by Watermark Properties, LLC for a preliminary plat to
divide and replat Lot 1, Block 2, Beacon Ridge into two lots to be called Beacon Ridge 3rd
Addition located west of the future "T" intersection of Fountain Lane and 53rd Avenue.
Senior Planner Drill gave an overview of the staff report.
Commissioner Witte asked if the size of the trees to be added is specified.
Senior Planner Drill replied that the ordinance specifies a minimum caliper of 2.5 inches.
Chair Anderson introduced Eric Theisen, representing the applicant, who stated that he is
available to answer any additional questions.
Commissioner Markell asked for clarification on who the fee owner of the amenity lot would be
as this would be a rental property.
Mr. Theisen replied that WEG Beacon Ridge would be the owner of the parcel and all parcels in
the community. He stated that Watermark is the developer and provided details on the
maintenance and care for the site.
Chair Anderson asked if the amenity would be available only to Beacon Ridge residents.
Mr. Theisen confirmed that the amenity would only be available for this community at this time.
He stated that the policing of the amenity use is yet to be determined.
Chair Anderson opened the public hearing.
Chair Anderson introducedAnil Kumar, 5365 Fountain Lane, who asked how a swimming pool
would be allowed to be constructed adjacent to the existing residential community. He noted the
pool could have a lot of late-night use with noise. He said he believed that a swimming pool
should be constructed in the center of the community rather than adjacent to the existing homes.
He asked for details on the type of rental properties that would be constructed as that could
impact the property values of the existing homes.
Chair Anderson introduced Amanda Norris, 16630 54th Avenue, who stated that all of the
surrounding communities have suffered greatly from tree removal. She noted that the noise from
the gun club has increased and adding a pool and community building would increase that noise
for the existing homes. She asked that the pool not be located adjacent to a neighborhood. She
said she believed the pool should be in the middle of the property or near the gun range where it
would not disturb any of the existing neighbors.
Proposed Minutes 6 of 11 Meeting of August 7, 2019
Mr. Theisen said he appreciated the comments from the neighbors. He stated that they pride
themselves on being able to offer intentionally planned communities. He stated they determined
that an additional investment in the community was appropriate, and therefore the pool and club
house were proposed. He identified an area on the site with a large amount of tree preservation
and explained how the pool location was determined. He stated that there is a buffer of mature
trees along the entire perimeter of the site, which will be maintained. He noted that the pool will
be placed on the opposite side of the club house, and therefore the club house will act as a buffer
between the pool and single-family homes to the north. He provided additional details on the
orientation of the pool as proposed, noting that the location did change through the design
process.
Planning Manager Thomson stated that it would be helpful to have the most recent site plan
. when this request moves forward to the City Council.
Chair Anderson re-introduced Anil Kumar, 5365 Fountain Lane, who stated that the tree line is
very thin between the subject property and the homes on Fountain Lane. He said he did not
believe the pool should be on the corner of this development and should instead be located in the
center of the development or near the gun club property.
Chair Anderson closed the public hearing.
Commissioner Witte referenced language in the applicant's narrative and asked where that
language originated.
Senior Planner Drill replied that prior to the creation of the outlot, the applicant was proposing to
construct a home and the pool within one lot. He noted that the applicant has since decided to
place the pool in a separate lot.
Commissioner Oakley stated that the language in the proposed resolution would not prevent the
applicant from constructing a home on the outlot in the future, should that be the decision rather
than keeping the pool.
Commissioner Witte stated that he sympathizes with the neighbors and agrees that a common
amenity should be in a more central location rather than on the edge of the development where it
infringes on existing homes and developments. He said he appreciated the screening effort, but
had some concerns with noise.
Commissioner Oakley stated that there are a lot of developments with amenity lots, and he has
never seen anything that proves that amenities drive down property values. He commented that
it is problematic to locate a pool that will be used by many residents adjacent to existing single-
family homes. He stated that he would support a condition that would require placement of the
pool to be as shown on the plan displayed tonight rather than the location shown on the plan
included in the staff report.
Commissioner Markell noted that he would also support that the location for the pool be
reflected in the location shown by Mr. Theisen rather than the location on the plan included in
Proposed Minutes 7 of 11 Meeting of August 7, 2019
the staff report. He stated that part of the risk of purchasing a home adjacent a vacant property is
that you do not know what will be built.
Chair Anderson stated that he appreciates that the developer is willing to put in this type of
amenity, but noted that the amenity is a bit of an afterthought as this is a third addition plat.
MOTION by Commissioner Oakley, seconded by Commissioner Witt, to approve the request by
Watermark Properties, LLC for a preliminary plat to divide and replat Lot 1, Block 2, Beacon
Ridge into two lots to be called Beacon Ridge 3rd Addition located west of the future "T"
intersection of Fountain Lane and 53rd Avenue with new Condition 5 stating the pool placement
must be on the opposite side of the clubhouse from the abutting lot in Aspen Hollow 3rd
Addition. Vote. 4 Ayes, 1 Nay (Anderson voting Nay). MOTION approved.
D. WOLD ARCHITECTS AND ENGINEERS (2019055)
Chair Anderson introduced the request by Wold Architects and Engineers for a site plan
amendment and conditional use permit amendment to allow for a building and parking expansion
and related site improvements at Oakwood Elementary School located at 17340 County Road 6.
Senior Planner Sommers gave an overview of the staff report.
Commissioner Markell stated that it sounds like the reason for the parking increase is the Early
Learning School that is being built. He asked if that use is being relocated. He also asked the
timing for the project.
Senior Planner Sommers confirmed that the applicant would like to relocate the facility to this
area. She said she was unsure on the timing, but noted that the contractor would like to begin in
September.
Commissioner Oakley asked and received confirmation that the parking requirement is for the
existing building and proposed building with future uses.
Commissioner Witte asked for clarification on the orientation of the site plan.
Senior Planner Sommers replied that the property is outlined in red and all of the construction
would happen south of the tennis courts.
Chair Anderson referenced the joint powers agreement that expires in 2020 and asked for details.
Senior Planner Sommers stated that she does not know the details, but indicated that the City is
working to renegotiate the details with the school district.
Park and Recreation Deputy Director Northway replied that the park department does have
concern with loss of green space for residents and youth sports associations. She noted that the
loss of the fields may have a ripple effect on other associations. She stated that there has been an
investment in infrastructure for the sports fields from the City and sports associations. She stated
that if the City would have known the greenspace would be removed, the City would have
Proposed Minutes 8 of 11 Meeting of August 7, 2019
perhaps acquired park land in another location. She confirmed that the agreement expires in
2020 and was a 20-year agreement, which contained two, ten-year terms.
Commissioner Markell asked for clarification on the joint powers agreement and how that would
impact the school district's use of its property.
Senior Planner Sommers stated that within the agreement there are various clauses, scheduling
and maintenance needs, parking lot requirements, and insurance requirements. She stated that
either party can terminate the agreement with a 30-day notice and that would require a payment
of a certain percentage of the infrastructure that would be removed.
Chair Anderson briefly recessed the meeting.
Chair Anderson reconvened the meeting.
Chair Anderson introduced John Deutsch, representing Wayzata School District, who stated that
he is present to answer any questions.
Commissioner Oakley stated that the analysis in the staff report indicated there are a number of
aspects of the plan that do not comply with city requirements. He asked if there is a problem
complying with any of the requirements.
Mr. Deutsch replied that he does not have any issues complying with those items.
Commissioner Witt stated that there was a valid point from the park staff. She noted that this
seems to be a short-term decision, rather than a long-term, thought-out plan.
Mr. Deutsch stated that there is currently an early learning location in a non-district owned
location, which creates challenges, and therefore the decision was made to change that location
to this district-owned property. He noted that this is a large site that would have expansion
ability and could also share services, rather than purchasing additional land. He stated that this
process has gone on for about six to nine months. He confirmed that this would not add
elementary students or bussing as early learning families drop off and pick up their children,
which requires additional parking.
Chair Anderson asked if there is anything the school would be willing to do about the loss of
fields.
Mr. Deutsch stated that they have added fields and greenspace at other locations in recent years
and would be open to additional discussions.
Chair Anderson opened the public hearing.
Chair Anderson introduced Joe Fusaro, 16600 45th Place, representing Plymouth Wayzata Youth
Baseball Association, who explained that they are a nonprofit organization that serves the youth
in the community. He noted that they have a great partnership with the City and the school
district. He stated that this project will remove a premier field for the association. He also stated
Proposed Minutes 9 of 11 Meeting of August 7, 2019
that when they made the $30,000 investment for the batting cage, they were under the
understanding that this was a long-term agreement between the City and school district. He
asked that the school district help to find a location where another field of this size could be
created.
Chair Anderson introduced Kate Miketic, 1845 Holly Lane, who stated that 19th Avenue and
County Road 101 is an extremely busy intersection and was horrified to hear that there would be
additional traffic. She asked if there would be any plans to mitigate that additional traffic. She
echoed the comments regarding the loss of greenspace and fields. She stated that she is not
convinced that turning greenspace with heavy use into a traffic heavy site would be the best use
of the property. She stated that some of the buildings are two stories and said she would be
interested to see where the shadows fall.
Chair Anderson introduced K. Hainlin, who stated she lives on the north side of 19th Avenue, and
that she is a parent of two children that went to this school and loved the environment. She
stated that her children also used the ballfields and was upset to see that the fields would be lost
to parking stalls. She said she was concerned that this request is being pushed through so
quickly. She stated that if other residents were aware of the size and loss of ballfields, they
would most likely be present too. She stated that this would be a significant loss to the
neighborhood.
Chair Anderson closed the public hearing.
Mr. Deutsch stated that he cannot speak to the two smaller fields as the City programs those
fields. He noted that the woods to the north contain wetland. He stated that there is only one
baseball field being lost; the others will remain.
Commissioner Oakley stated that the baseball field is being taken by parking.
Mr. Deutsch replied that the building is very close to encroaching on that field.
Commissioner Oakley asked if the parking could be moved to the north to save the field.
Mr. Deutsch said he was unsure what the domino effect would be.
Park and Recreation Deputy Director Northway stated that if the baseball field were potentially
saved, that would disrupt other fields/sports. She explained that the parking therefore was
planned closest to the addition.
Commissioner Oakley noted that the applicant stated that the baseball field is one of two fields
that is readily available in the city, and he asked the number of softball fields there are Plymouth.
Park and Recreation Deputy Director Northway replied that softball fully utilizes all the existing
softball fields. She stated there is very little extra space in the city as the population continues to
grow.
Commissioner Oakley asked if the city or softball association has investments in that space.
Proposed Minutes 10 of 11 Meeting of August 7, 2019
Park and Recreation Deputy Director Northway confirmed that the softball association has made
donations in that location.
Commissioner Witte stated that the reason sports associations make donations to the City is that
the City does not have funds for the improvements, and the users of the space therefore make the
donations. He stated that if this field is going to be lost and additional space is needed, those
comments should be forwarded to the City Council.
Mr. Deutsch stated that the starting time of the early learning school would be staggered with the
elementary school so that both programs do not start/end at the same time. He noted that this
plan will be a site improvement for traffic flow as well. He stated that some renderings were
done with shadowing throughout the design process, but he did not have that information with
him. He was unsure if the addition would cause larger shadows than the media center addition
constructed six years ago. He said he was unsure of the financial details as those would be
handled through the business office. He stated that in terms of noise, the existing playground is
on the similar side of the building, and he would not anticipate a change in noise levels.
Chair Anderson asked if there are plans for signalization at County Road 101 and 19th Avenue,:
Senior Engineering Technician Quast replied that he has not heard any discussion of a signal at
that location.
Commissioner Oakley stated it appears that this request complies with all zoning requirements
and asked if it would also comply with the City's comprehensive plan.
Planning Manager Thomson stated that she could not think of any issues of noncompliance.
Commissioner Oaldey stated that he would like to see further discussion between the City and
school district about the loss of the field. He stated he does not think that the commission could
do anything but approve the request as submitted because the proposal complies with all the
zoning requirements.
Chair Anderson commented that the softball and baseball associations should be a part of that
discussion as well.
Commissioner Witt echoed the comments of Commissioner Oakley, noting that it is intriguing
that the school district is coming out of the gate with this plan. She stated that the school district
is thoughtful and strategic in their planning and was curious as to the hurry. She stated it is
interesting that there is no planning in regard to the playfields and partnership between the
school district and City. She said she believed that breaking ground in September would be too
fast and suggested that be delayed, allowing additional discussions between all parties.
Commissioner Witte stated that he would be supporting the request, but hoped that the school
district, City and interested associations continue to have discussions and look at creating
additional fields.
11 of 11 Meeting of August 7, 2019 Proposed Minutes
Chair Anderson asked if a condition should be added requiring at least one meeting of those
parties prior to the City Council meeting.
Commissioner Markell said he did not believe that would be appropriate. He thanked those that
spoke tonight, but noted the lack of people speaking against the topic. He noted that comments
were made from only one association tonight. He stated we are all residents of a community that
is growing rapidly and because people have children that they would like to have attend schools
in the Wayzata school district, the school district in turn needs to accommodate that growth. He
stated that the parking lot is serving the purpose of the education of children and the decision
should be left to the school district as to how best to use its property for education rather than
greenspace.
MOTION by Commissioner Witte, seconded by Commissioner Markell, to approve the request
by Wold Architects and Engineers for a site plan amendment and conditional use permit
amendment to allow for a building and parking expansion and related site improvements at
Oakwood Elementary School located at 17340 County Road 6. Vote. 4 Ayes, 1 Nay (Witt
voting Nay). MOTION approved.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 9:09 P.M.