HomeMy WebLinkAboutPlanning Commission Minutes 11-04-20201
Approved Minutes November 4, 2020
Approved Minutes
Planning Commission Meeting
November 4, 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 November 4, 2020.
COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners David Witte, Michael
Boo, Bryan Oakley, Donovan Saba, and Julie Jones.
COMMISSIONERS ABSENT: Commissioner Markell.
STAFF PRESENT: Community Development Director Steve Juetten, Senior Planner Kip
Berglund, Community Development Coordinator Matt Lupini, City Engineer Chris LaBounty,
Fleet and Facilities Manager Amy Hanson, Deputy Fire Chief Dave Dreelan and Administrative
Services Director Laurie Hokkanen.
OTHERS PRESENT: Councilmember Ned Carroll, CNH Architect representative Quinn Hutson,
CNH Architect representative Brook Jacobson, Larson Engineering representative TJ Rose, 10300
10th Avenue property owner Chris Kane, Civil Site Group representative Patrick Sarver, and John
Day Company Tires representative John Day.
Chair Anderson led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Saba, and seconded by Commissioner Oakley, to approve the
agenda. With All Commissioners voting in favor, the motion carried.
Consent Agenda
(4.1) Planning Commission minutes from meeting held on October 21, 2020.
(4.2) Site plan amendment for new Fire Station II at 12000 Old Rockford Road (2020079).
(Removed from consent agenda)
(4.3) Site plan amendment for building addition at Fire Station III, 3300 Dunkirk Lane
(2020080). (Removed from consent agenda)
(4.4) Site plan amendment and variance request for parking lot changes and related site
improvements at 10300 10th Avenue (2020064). (Removed from consent agenda)
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Approved Minutes November 4, 2020
Motion was made by Commissioner Witte and seconded by Commissioner Boo, to approve the
Consent Agenda as amended moving items 4.2, 4.3 and 4.4 to New Business. With all
Commissioners voting in favor, the motion carried.
Public Hearings
(5.1) 2021 – 2030 Capital Improvement Program (CIP) (20200081).
City Engineer LaBounty reviewed the staff report.
Commissioner Boo asked if there were controversial items to be aware of that were on the list or
were left off the list.
City Engineer LaBounty replied that because the city has a 10-year plan it is planned out longer
than most communities. He stated that he could not think of controversial projects but noted that
projects shift from year to year to ensure proper timing using a parks project as an example that
shifted from 2021 to 2022.
Commissioner Jones stated that she is pleased that design work for County Road 47 is on the list.
She asked about new trails and where some of the trail repairs are proposed to occur. She also
asked about energy savings and if there are related projects on the list.
City Engineer LaBounty replied that beyond the new trails there is funding for repair of trails.
He noted that the list is still being finalized based on pavement ratings. He noted that some trail
segments will be repaired with related road improvement projects. He highlighted the
automation of the city hall HVAC system, which is an energy savings project.
Commissioner Oakley asked if any projects were changed because of COVID-19. He suggested
that there be an increase to the funds allocated for trail maintenance as he believes that has been
underfunded and there are a number of trails in poor condition.
City Engineer LaBounty replied that the city is in a healthy position to continue to move forward
with street, trail, and utility projects. He noted that there have been some facility related projects
which have been accelerated due to COVID and provided an example of automated doors at a
facility location.
Commissioner Witte asked if there is a system to evaluate the trail system that is used to
determine the necessary improvements.
City Engineer LaBounty replied that the trail system is managed by the parks and recreation
department. He stated that prior to last year the program was reactive but a comprehensive study
was completed earlier this year to rate the condition of all the trails and sidewalks and determine
a maintenance schedule.
Chair Anderson asked if more land was acquired for Horseshoe Park.
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City Engineer LaBounty replied that there are still two undeveloped parcels east of that land. He
confirmed that there is a plan to increase the size of Horseshoe Park when the adjacent land
develops. He stated that if the land is not developed within the next year, part of the park could
be constructed on the land currently dedicated for park or the project could be shifted.
Chair Anderson asked the status on the possible turnback of County Road 47.
City Engineer LaBounty replied that there are ongoing conversations with the county related to
the ownership of County Road 47. He recognized that it is an important corridor that needs
improvement in the near future. He stated that the city will move forward with design plans with
the hope that funding can be worked out with the county.
Chair Anderson Opened the Public Hearing.
Chair Anderson Closed the Public Hearing.
Commissioner Witte asked for details on the park land acquisition budget and how those funds
would be used.
City Engineer LaBounty stated that he is not aware if there are specific parcels in mind for those
funds. He provided an example of when those funds could be used.
Commissioner Witte asked for details on the Autumn Hills lift station and whether that would be
related to the Hollydale project.
City Engineer LaBounty answered that the lift station has been on the radar for many years. He
explained that it is a temporary lift station that would be removed once a permanent connection
was made. He explained what the developer would be required to do if the Hollydale project
were approved, noting that the lift station would still need to be abandoned.
Motion was made by Commission Oakley, and seconded by Commissioner Witte, to approve the
2021 – 2030 Capital Improvement Program (CIP) and forward comments to the City Council.
With all Commissioners voting in favor, the motion carried.
(5.2) Conditional Use Permit request by Glen Lincoln Partners LLC to allow the
operation of a tire service business at 15600 34th Avenue North (2020075).
Senior Planner Berglund reviewed the staff report.
Commissioner Witte asked if there is a condition related to adequate parking for vehicle drop off
and pick up.
Senior Planner Berglund replied that the proposed business would use a vacant tenant space and
the applicant is not requesting additional service bays or anything beyond what is already in the
vacant space. He stated that parking was reviewed when the building was constructed, and staff
has not received complaints that would lead them to believe the site does not have adequate
parking.
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Approved Minutes November 4, 2020
Commissioner Jones stated that she visited the site and while there are open spaces, people often
park in the street because it is tight when driving around the site. She asked where deliveries
would occur and how used tires would be picked up from the building. She also asked if the new
and used tires would be stored inside the building. She commented that there is a dumpster
located on the opposite side of the building from this tenant location and not on this side of the
building. She noted that it appears that one of the building tenants uses residential trash
containers.
Senior Planner Berglund agreed that it seems that some tenants generate more parking than
others and perhaps the management can better distribute that parking. He noted that there are no
changes proposed for the drive aisles. He stated that staff is not aware of any complaint related
to trash enclosures at this site. He commented that there is a condition related to outdoor storage
that states no outdoor storage of parts, equipment or inoperable vehicles is allowed.
Commissioner Oakley asked if an evaluation of the existing uses of the site was completed to
determine the parking requirement.
Senior Planner Berglund answered that the building was approved as a commercial center which
requires parking for the square footage within the building, therefore changes are not made based
upon use.
Commissioner Oakley asked if the uses in the building and proposed use would meet the
requirements within the code today.
Senior Planner Berglund replied that the number of parking spaces currently provided would
meet the shopping center category of the zoning ordinance. He noted that staff could provide
that report to the council, if desired.
Chair Anderson noted that this request is for a portion of the building and therefore the
commission is not reviewing the entire building and its uses and/or parking requirements.
Community Development Director Juetten commented that city center is designed to allow
shared parking throughout along with on-street parking. He noted that this is simply a request to
replace an existing tenant space with a new tenant and therefore does not drive a need for
additional parking.
Chair Anderson introduced John Day, Glen Lincoln Partners LLC., who stated that the unit is
currently being cleaned and the residential trash enclosures are being used for that purpose but
would normally be within the enclosure. He also provided an update on other tenants and their
trash enclosures. He provided details on the indoor storage and racking that would be used for
tires. He stated that he has seen a semi make deliveries to another tenant in the building but
would think that short box type trucks would provide deliveries.
Commissioner Witte asked if the applicant understands and agrees with the conditions as
proposed.
Mr. Day confirmed that he understands and agrees to the conditions.
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Approved Minutes November 4, 2020
Chair Anderson opened the public hearing.
Chair Anderson closed the public hearing.
Motion was made by Commission Witte, and seconded by Commissioner Oakley, to approve the
conditional use permit request by Glen Lincoln partners LLC to allow the operation of a tire
service business at 15600 34th Avenue North subject to the conditions in the staff report. With all
Commissioners voting in favor, the motion carried.
New Business
(4.2) (Moved from Consent Agenda) Site plan amendment for new Fire Station II at 12000
Old Rockford Road (2020079).
(4.3) (Moved from Consent Agenda) Site plan amendment for building addition at Fire
Station III, 3300 Dunkirk Lane (2020080).
Fleet and Facilities Manager Hanson presented an overview of the two fire station projects.
Commissioner Jones asked about the size of the driveway for the main access to Larch Lane for
Fire Station II. She asked if the driveway could be wide at the building and narrow at the street.
She stated that for both proposals, the fire stations have pristine natural surroundings, and asked if
more native plantings could be included that fit with the natural habitat surrounding the buildings.
She noted that the sites could be used as an example of what could be done to support natural
habitat, using the example of the Eden Prairie fire station site.
Deputy Chief Dreelan provided information on the driveway width and the need to accommodate
large fire vehicle movements.
Commissioner Jones agreed that the lack of distance between the front of the building and road
does require a wider driveway.
Quinn Hutson, CNH Architects, agreed that this site is surrounded by nice natural areas and
presented details of the landscaping plan. He agreed that they could look into more native
plantings.
Commissioner Jones referenced the area near the wetland and commented that she would want to
see vegetation replaced if removed.
Mr. Hutson provided details on the stormwater ponding and infiltration area. He stated that the
goal has been to make that more formal looking rather than native planting because it is the front
entrance view along Larch.
Commissioner Jones recognized that while that is commonly what is done, she would prefer to see
native plants used. She noted that native plants typically have roots that better encourage
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Approved Minutes November 4, 2020
infiltration. She stated that this is an opportunity to provide something that better improves the
wetland and its functions.
Fleet and Facilities Manager Hanson stated that she will work with CNH and City Forester Paul
Buck to further discuss landscaping and plantings within this area.
Commissioner Oakley asked if the city has a policy on pursuing LEED certification on city
facilities. He also asked if other cities have LEED certification policies.
Community Development Director Juetten replied that the city does not have a policy of that
nature. He noted that the city attempts to balance the desire for sustainability with cost.
Mr. Hutson stated that one of the project goals was to focus on sustainability and reviewed some
of those elements that were added to the design. He stated that they have experience with other
municipalities and there is not a city they have worked with that has a LEED policy or certification
and instead focus on the potential to be sustainable in a cost-effective manner.
Commissioner Witte commented that these are very attractive buildings. He asked if any of the
rooms would be available for the public when not in use by the public safety department.
Deputy Chief Dreelan replied that traditionally they have allowed smaller groups to use meeting
rooms when appropriate and did not believe there would be a reason to discontinue that, as long
as staffing supports that. He stated that currently they are not allowing meetings in the building
because of COVID concerns.
Motion was made by Commissioner Jones, and seconded by Commissioner Boo, to approve site
plan amendment for new Fire Station II at 12000 Old Rockford Road and site plan amendment for
building addition at Fire Station III, 3300 Dunkirk Lane adding a condition asking City Staff and
the architect review natural landscaping options that better blend the site to its natural surrounding
and include options in the City Council staff report for City Council consideration. With All
Commissioners voting in favor, the motion carried.
(4.4) (Moved from Consent Agenda) Site plan amendment and variance request for
parking lot changes and related site improvements at 10300 10th Avenue (2020064).
Commissioner Jones stated that she shares a similar concern for this site as she does with the fire
station sites, as this site is surrounded by forest and wetland. She commented that it seems that
the landscaping plan would benefit from something more unique. She stated that perhaps instead
of trees, shrubbery or plantings are allowed that is more fitting to the site.
Senior Planner Berglund agreed that this site is surrounded by high quality wetland and noted that
certain setbacks were required because of the relationship to the wetlands. He reviewed the
proposed project details within the staff report.
Commissioner Jones asked if shrubs could be allowed in lieu of tree replacement.
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Senior Planner Berglund identified the trees proposed to be removed, noting that three of the four
trees are within the interior of the parking lot. He stated that the applicant would be responsible
to replace those four trees. He noted that the code allows equivalency in replacement, but the
applicant has not proposed that.
Chair Anderson introduced Patrick Sarver, Civil Site Group, who described the project and how
they were able to expand the parking area while minimizing the increase in impervious surface.
He stated that the property owner can continue to enhance the landscaping around the site.
Chair Anderson introduced Chris Kane, owner of 10300 10th Avenue, who commented that he
loves the building and its surroundings. He commented that they are very conscious of their
surroundings and the animals within that habitat. He stated that they are only asking to optimize
what they already have without adding surface area to the lot.
Motion was made by Commissioner Witte, and seconded by Commissioner Jones to approve site
plan amendment and variance request for parking lot changes and related site improvements at
10300 10th Avenue with the added condition that the applicant consider landscape planting
equivalent options. With All Commissioners voting in favor, the motion carried.
Chair Anderson adjourned the meeting at 8:57 p.m.