HomeMy WebLinkAboutPlanning Commission Minutes 05-20-2020Approved Minutes 1 of 9 Meeting of May 20 2020
Approved Minutes
Planning Commission Meeting
May 20, 2020
Chair Anderson called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in
the Council Chambers of City Hall, 3400 Plymouth Boulevard, on May 20, 2020.
COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan
Saba, David Witte, Justin Markell, Michael Boo and Julie Jones
COMMISSIONERS ABSENT:
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Kip Berglund, Senior
Planner Lori Sommers, Community Development Director Steve Juetten, Community
Development Coordinator Matt Lupini
OTHERS PRESENT: Councilmember Ned Carroll
Chair Anderson led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Witte, and seconded by Commissioner Oakley, to approve
the agenda. With Oakley, Saba, Witte, Markell, Boo, Jones and Anderson voting in favor, the
motion carried.
Consent Agenda
Motion was made by Commissioner Jones, and seconded by Commissioner Saba, to adopt the
Consent Agenda that included the following item:
(4.01) Planning Commission minutes as amended from meeting held on April 15, 2020.
With Oakley, Saba, Witte, Markell, Boo, Jones and Anderson voting in favor, the motion carried.
Public Hearings
(5.01) Public hearing on rezoning, PUD general plan and preliminary plat for Rachel
Development, Inc. for a townhome development to be called “Perl Gardens” on property
Approved Minutes 2 of 9 Meeting of May 20 2020
located at 3735 and 3855 County Road 101 (northwest corner of Medina Road and County
Road 101). (2020026)
Planning Manager Thomson stated that additional time is needed to address the engineering
design aspects of the proposed plan and consequently, staff is asking that the Chair open the
public hearing and continue it to Wednesday, June 17, 2020 at which time staff will give a
complete report on the proposal. Planning Manager Thomson stated that staff will do another
mailed notice prior to that meeting.
Chair Anderson opened the public hearing and continued it to Wednesday, June 17, 2020.
(5.02) Public hearing on zoning ordinance text amendment to allow commercial use
accessory to a brewery in the I-1, I-2 and I-3 zoning districts for Hops Craft Brewing
Company, LLC. (2020018)
Senior Planner Berglund reviewed the staff report.
Commissioner Witte asked who is making the request.
Senior Planner Berglund stated that Hops Craft Brewing Company LLC made the application
and would operate under the name of Luce Line Brewing.
Commissioner Oakley asked staff to share a zoning map that would identify the I-1, I-2, and I-3
zoning districts within the city. He stated that there are a lot of different areas with that zoning,
and he said he wanted to have a visual of the potential impacts of the change. He asked if it is
necessary to take action on this request prior to considering the next item on the agenda, or
whether the details of the next item could be shared prior to the commission making a decision.
Senior Planner Berglund recommended that this action occur prior to the conditional use permit
request.
Chair Anderson stated it is his understanding that the applicant came forward with the desire for
a brewery and taproom at this location, and it was the determination of staff that a zoning text
amendment would be needed; therefore, the commission would need to approve this action prior
to consideration of the next request.
Senior Planner Berglund replied that a brewery and taproom would be a permitted use, but
because of the associated commercial use (bike shop), staff determined that a text amendment
would be needed. He confirmed that the text amendment would be needed to allow the multiple
uses proposed.
Commissioner Witte asked if the City has considered the state statutes governing this type of
activity. He asked if state law would allow the business to operate a brewery, taproom, and bike
shop within the same premises. He stated that grocers have to have separate entrances and parts
of their building for food and liquor sales.
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Senior Planner Berglund explained that the applicant would need to go through the state process
to obtain the necessary licensing.
Chair Anderson provided details on the changes that were enacted through what is known as the
Surly law.
Senior Planner Berglund stated that the bike shop would be an associated use, but was unsure if
the bike shop would be included as a component of the liquor license.
Commissioner Boo stated that he understands the existing zoning would allow the taproom and
brewery uses to exist, and the consideration is whether a commercial use could also consume the
space available under the taproom use within the conditional use permit. He stated that as
proposed, 80 percent of the space could be used for a bike shop, with the remaining space
allocated for a taproom. He stated that this seems to allow for any commercial use to use the
majority of the space as long as there is a taproom component.
Senior Planner Berglund replied that as proposed, the commercial use would have to have a
lesser square footage than the combined brewery and taproom area. He stated that would protect
against the scenario Commissioner Boo provided.
Planning Manager Thomson stated that the main idea is the commercial use would be an
accessory use to the brewery and taproom, not the principal use.
Commissioner Markell asked for clarification on the last clause within the proposed amendment.
Senior Planner Berglund stated that the commercial uses would normally fall under the
commercial zoning district, and therefore if the brewery/taproom goes away, the commercial use
would need to go away as well. He stated that if the taproom left but the brewery remained, the
commercial use could remain as well.
Chair Anderson stated that typically a bike shop would be found in a retail location rather than an
industrial location, and therefore if the taproom and brewery were no longer in operation, the
retail component would not be allowed to remain.
Commissioner Markell asked if the retail component should go away if the taproom goes away,
rather than allowing the retail component to remain with only the brewery element.
Senior Planner Berglund confirmed that language could be amended as desired.
Chair Anderson stated that in his opinion the brewery and taproom would not be separated as the
brewery would not work without the taproom.
Chair Anderson introduced Tim Naumann, the applicant, who stated that the two components of
brewery and taproom would not be separable. He stated that he could not see a scenario where a
brewery would exist without the taproom. He stated that the reason for the change is to facilitate
the opportunity for a brewery to create a theme or concept around the brewery and taproom. He
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stated that they chose a bicycle/fitness theme. He stated that this concept is occurring across the
industry to create a uniqueness for breweries.
Chair Anderson commented that he has seen many breweries attempt to bring in certain clientele,
and he said he believed that this concept would be appropriate in attempting to cater to biking
and walking in the area.
Chair Anderson opened the public hearing and closed the public hearing as there was no one who
wished to speak on this item.
Commissioner Boo stated it is his understanding that the commercial use would never exceed 50
percent of the space. He stated that the commercial use would be a conditional use and
therefore, it is his understanding that if the bike tenant went away, the applicant would need to
come back to the City if they wanted to add a different commercial use in the future.
Senior Planner Berglund stated that the brewery and taproom is a permitted use. He explained
that the conditional use permit would be required for the commercial/retail use. He confirmed
that any changes once adopted would need to come back before the City for consideration. He
stated that the commercial use would have a lesser floor area than the combined brewery and
taproom, but was unsure that translated to 50 percent.
Commissioner Boo stated that perhaps the language could be clarified to make it clear that the
total commercial space would never exceed the floor area for the combined brewery and taproom
areas.
Commissioner Markell stated that he has heard the terms commercial and retail and asked for
clarification as to the proposed amendment.
Senior Planner Berglund confirmed that the amendment uses the term “commercial.”
Commissioner Witte asked if the conditional use permit would be specific to the bike shop itself
or the bike use.
Senior Planner Berglund stated that if a new bike shop came in and did not request to expand the
current use, staff did not believe that a new conditional use permit would be necessary. He
clarified that the conditional use permit is for the use, not the specific business.
Commissioner Witte stated that it appears this amendment was drafted narrowly for this
applicant and asked if the City should step back to view the topic more broadly.
Senior Planner Berglund stated that the intent of the amendment is to be general. He explained
that this would allow a permitted use within the industrial district to have a commercial
component.
Commissioner Jones commented that she believes the amendment is fine as written. She stated
that the concern with commercial uses within the industrial zone would be parking, but noted
that the conditional use permit would allow the City to ensure that component is provided for.
Approved Minutes 5 of 9 Meeting of May 20 2020
Motion was made by Commissioner Oakley, and seconded by Commissioner Witte, to
recommend approval of a zoning ordinance text amendment to allow commercial use accessory
to a brewery in the I-1, I-2, and I-3 zoning districts. With Oakley, Saba, Witte, Markell, Boo,
Jones and Anderson voting in favor, the motion carried.
(5.03) Conditional use permit for Hops Craft Brewing Company, LLC for a bike shop
accessory to a brewery at 12901 16th Avenue. (2020019)
Senior Planner Berglund reviewed the staff report.
Commissioner Saba asked how staff would envision access from the Luce Line Trail to the
brewery or bike shop.
Senior Planner Berglund stated that at this time there is not a dedicated route from the Luce Line
Trail to the subject property. He noted that the applicant can provide details on the process that
would be necessary with Three Rivers Park District to obtain formal access. He noted that
alternate access could also be provided. He stated that currently there is an informal route from
the trail to the property.
Planning Manager Thomson confirmed that there is an informal route.
Commissioner Witte referenced parking and asked if staff reviewed other similar uses and their
parking requirements and demand to determine if the calculation the applicant provided is
adequate. He commented that this is a unique idea and asked the applicant to discuss trailhead
parking. He noted that some people may choose this as a meeting place to go out and ride and
then return to the site to enjoy the business following their ride. He asked the type of signage the
business would be able to have to attract people from the street and the trail.
Senior Planner Berglund stated that staff did not specifically call and request the parking demand
for Surly Brewing Company. He stated that staff looked at different brewery and taproom
requirements throughout the state. He stated that the applicant could speak to anticipated
parking for the trailhead, noting there is a condition that requires additional parking. He stated
that the property is in the general industrial zoning district and reviewed the signage standards
for the property related to wall and pylon signage. He stated that typically off-site signage is not
permitted under the zoning ordinance and he said he did not believe this property would qualify
for off-site signage.
Planning Manager Thomson stated when reviewing breweries in other communities, Minnetonka
as a suburban community that has a brewery would be a better comparison than Surly, which is
located in Minneapolis.
Commissioner Boo stated that in his research, it appears parking can be strained for this type of
use during prime hours. He asked if there are parking restrictions for on-street parking.
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Senior Planner Berglund stated that currently the street this property is located on is signed for
no parking on both sides. He noted that the applicant has inquired about the possibility of on-
street parking and advised that staff could look into that further.
Chair Anderson introduced Tim Naumann, the applicant, who provided details on how
pedestrians could access the site. He stated that they have also been in discussions with Three
Rivers Park District related to additional connections. He provided details on signage plans,
including a pylon sign. He stated that initially he believed there were 53 parking stalls on-site,
but noted that with some modifications to the existing parking they may be able to accommodate
all 64 stalls on-site. He stated that they are taking steps to ensure there is parking available for
those that need it. He noted that they will also have bike racks available to allow for bike
parking. He stated that in this concept they are attempting to leverage or build off the idea of
healthy lifestyles and the Luce Line Trail. He stated that they also reviewed a variety of other
ideas, including running, and settled on biking as it would cater to more people. He stated that
they looked for a biking business that has a large outreach and would lead patrons on rides and
could branch out to other clubs, such as yoga and walking the trails. He stated they will create a
separate space for the bicycle shop immediately adjacent to the brewery. He explained there
would be a way for patrons to pass through during shared hours and the theme would be carried
through, noting that perhaps a bicycle would be hung on the wall in the brewery.
Commissioner Markell asked the status of the negotiations for shared parking.
Mr. Naumann replied there are three neighbors that could provide shared parking and provided
an update on those discussions. He stated that because of the lack of interest from two of the
property owners, they decided to review the ability to provide the required parking on-site.
Commissioner Markell asked if the applicant would be in agreement with making the building
permit contingent upon obtaining shared parking.
Mr. Naumann stated he would prefer that the approval be made contingent on his ability to
provide the parking, whether that is done on-site, through shared parking, or with the addition of
on-street parking.
Senior Planner Berglund stated that in the draft resolution there is a condition requiring a written
parking agreement to be submitted that provides the minimum number of stalls required prior to
issuance of a building permit. He stated that the applicant can also provide the required parking
on-site. He stated that on-street parking is not an option at this time, but that could change
throughout this process and further review.
Planning Manager Thomson stated that staff could look into whether on-street parking is an
option, but the condition in the resolution should not list that as an existing option.
Chair Anderson stated there is another industrial area that allows on-street parking on one side of
the street.
Mr. Naumann noted that if on-street parking is allowed, their demand time would be outside of
the time truck traffic would be accessing the other industrial parcels.
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Commissioner Jones stated that she has driven and biked to the site. She stated that she was
surprised there was not truck traffic and mostly empty parking lots, but recognized that could be
related to the recent change in the economy. She referenced an adjacent parcel with a large
parking lot and hoped that a shared parking agreement could be worked out. She noted that one
of the connections from the trails is marked for emergency use only and therefore would
discourage people from using that connection.
Mr. Naumann stated that connection was provided by the City of Plymouth and is not ADA-
compliant and therefore is marked for limited use.
Commissioner Jones stated that she would recommend removal of the buckthorn and garlic
mustard in the back of the lot to make the trail more visible. She stated that she noticed signage
for a townhome along the trail and therefore believed that signage should be allowed for the
business. She said she believed that this business would be a great fit for the community and
could be a huge draw for the area, noting that she would ride her bike to the business to have a
beverage and then bike back home. She also encouraged the business to keep bike security in
mind. She commented that having a bike repair shop along the trail would be a great amenity as
well.
Chair Anderson asked for details on the portions of the building that would be occupied by each
use and whether there would be space for another tenant.
Mr. Naumann replied that the brewery and taproom would be in the front/far left of the building,
the bike shop would occupy the area marked in grey immediately adjacent, and the white area on
the right would currently be open. He stated they are actively recruiting another
tenant/manufacturer.
Chair Anderson asked how another tenant would impact the parking.
Mr. Naumann replied that potential is contemplated in the existing parking count.
Chair Anderson asked if it is possible to accommodate additional parking in the area marked
‘truck court,’ which may not be in use during times of higher demand for the brewery/taproom.
Mr. Naumann stated that truck deliveries would be very limited. He stated from a practical
perspective that could be used for parking, but would default to the opinion of staff.
Senior Planner Berglund stated that the possible conflict would be that the applicant would still
need to meet the requirements for drive aisle, fire, and setbacks from the building.
Commissioner Witte asked if the applicant considered pushing the parking area to the south,
closer to the property line.
Mr. Naumann stated there is a grade in that location that would make that cost prohibitive to
construct.
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Chair Anderson opened the public hearing and closed the public hearing as there was no one who
wished to speak on this item.
Commissioner Oakley stated that he has concerns with access to the trail, encouraging the
applicant to talk extensively with the park district to obtain a trail connection. He said he
believed that the businesses would be more successful if visible from the trail and with access.
He stated that Trailhead Cycle is the business he uses for his bikes and travels further than other
shops to get to it. He stated that he will support this request as the cycle business is a great
business and the brewery taproom would be a good addition to the community.
Chair Anderson agreed that a brewery is long overdue for the city. He acknowledged that the
plan needs additional details,, but commented that sometimes an applicant needs some direction
toward approval before investing additional time and resources into other elements of the plan.
He stated that the need for parking is clear and if the applicant does not find the needed spaces,
the building permit would not be issued. He noted there are multiple options the applicant could
pursue to obtain the additional parking. He stated that he will also be supporting this request.
Senior Planner Berglund provided a proposed change to the language related to the required
parking.
Motion was made by Commissioner Oakley, and seconded by Commissioner Jones, to
recommend approval of a conditional use permit for Hops Craft Brewing Company, LLC for a
bike shop accessory to a brewery at 12901 16th Avenue with an amendment to condition 3,
subpart 2 that the applicant submit a plan that provides a minimum of 64 parking spaces (this can
be accommodated on-site, on an adjacent parcel through a shared parking agreement and/or on-
street if approved by the City, or any combination thereof. With Oakley, Saba, Witte, Markell,
Boo, Jones and Anderson voting in favor, the motion carried.
New Business
(6.01) Public meeting on site plan amendment for Anderson-Johnson Associates, Inc. for
parking upgrades at Kimberly Lane Elementary School located at 17405 Old Rockford
Road. (2020027)
Senior Planner Sommers reviewed the staff report.
Chair Anderson asked for details on the bus route.
Senior Planner Sommers stated that from her understanding the bus route is not going to change.
Chair Anderson introduced Jon Deutsch, representing the applicant, who stated that the morning
drop off and afternoon pickup are currently different. He stated that the school’s principal is
comfortable with the existing drop off and pick up and therefore that is not proposed to change.
Chair Anderson referenced the south side, noting that curve appears tighter under the proposed
plan compared to the existing conditions. He noted that could be a problem for the buses.
Approved Minutes 9 of 9 Meeting of May 20 2020
Mr. Deutsch stated that he assumed the project engineer has reviewed that element, noting that
corner has gone through a few renditions. He identified a location that would be controlled with
a stop sign.
Chair Anderson introduced Mike Tierney, representing the applicant, who provided details on the
changes that were made to the area in question in order for the buses and fire department
vehicles to be able to make that turn.
Chair Anderson welcomed any comments from the public.
There were none.
Chair Anderson commented that it is nice to see the school bettering its circulation.
Motion was made by Commissioner Witte, and seconded by Commissioner Markell to
recommend approval of site plan amendment for Anderson-Johnson Associates, Inc. for parking
upgrades at Kimberly Lane Elementary School located at 17405 Old Rockford Road. With
Oakley, Saba, Witte, Markell, Boo, Jones and Anderson voting in favor, the motion carried.
Adjournment
Chair Anderson adjourned the meeting at 9:14 p.m.