HomeMy WebLinkAboutPlanning Commission Minutes 03-17-20211
Approved Minutes March 17, 2021
Approved Minutes
Planning Commission Meeting
March 17, 2021
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 March 17, 2021.
COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners Michael Boo, Julie
Pointner, Bryan Oakley, David Witte, and Justin Markell.
COMMISSIONERS ABSENT: Commissioner Donovan Saba
STAFF PRESENT: Community Development Director Steve Juetten, Senior Planner Lori
Sommers, Senior Planner Kip Berglund, Community Development Coordinator Matt Lupini and
Senior Engineering Technician Trevor Quast.
OTHERS PRESENT:
Chair Anderson led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Oakley and seconded by Commissioner Witte to approve the
agenda as amended. With all Commissioners voting in favor, the motion carried.
Consent Agenda
(4.1) Planning Commission minutes from meeting held on February 17, 2021.
Motion was made by Commissioner Witte and seconded by Commissioner Pointner to approve
the Consent Agenda. With all Commissioners voting in favor, the motion carried.
Public Hearings
(5.1) Preliminary Plat and variance for “Fields of Vicksburg” to allow the subdivision of a
4.5 acre parcel into three single-family lots and two outlots on property located at 5335
Vicksburg Lane for R & R Island View (2020020)
Senior Planner Berglund provided a review the staff report.
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Commissioner Pointner asked why there was not an option to use the corner near 53rd and
Weston as that seems to be a large lot.
Community Development Director Juetten responded that this property is owned by the city of
Plymouth. He explained that the city purchased the property because it needed right-of-way to
build the Vicksburg bridge and also needed an area to stage materials. He stated that through
discussions between the city and property owner, the decision was made to purchase the entire
property with the intent to perhaps divide some off for development in the future. He stated that
when the development to the north was approved the city had minor discussions of development
of this property. Mr. Juetten further stated that when the Kirkwood development was proposed
they showed a concept of the property with a short cul-de-sac off of 52nd Place and three lots. He
further stated that there would be a limited ability to build on the eastern portion because of the
Vicksburg Lane bridge wall and trail.
Commissioner Witte asked what has changed between 2013 and 2021 with respect to the
delineation of the wetland.
Senior Planner Berglund responded that the wetland increased in size. He noted areas that were
not considered wetland in 2013 are now considered wetland.
Commissioner Witte commented that this seems to be a good proposal that benefits both the
developer and the city. He stated that his concern would be that the wetland increased in size
and whether that occurred from surface or subsurface area. He asked if that would be expected
of other wetlands in the city over time.
Community Development Director Juetten responded that that is a valid question and he will
discuss the general concern with the engineering division and provide a response to the Council
but did not think the general question pertained to the plat.
Commissioner Witte asked why the least restrictive option of proceeding with two lots is not
being proposed. He stated that he understands the desire for three lots, but the least restrictive
option would be to develop two lots.
Community Development Director Juetten replied that would be an option. He noted that the
original concept plan prepared by the developer of the land to the west showed three lots. He
stated that it is the desire of the city to ensure that whatever the property is sold for could be
developed. He stated that if a lot is removed there would perhaps not be value in purchasing the
land for development of two lots because of the cost for the cul-de-sac.
Commissioner Witte commented that the city is accomplishing other goals through this project as
well, which he appreciates.
Community Development Director Juetten replied that one benefit of keeping the area to the
northeast undeveloped is that the pond could be expanded into that area if that is needed in the
future.
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Commissioner Markell asked if the city is keeping the fee interest of the eastern portion of the
property.
Community Development Director Juetten responded that the details are not yet worked out but
confirmed that in the end the city would be the deed owner of that area.
Senior Planner Berglund confirmed that in the end the city would have ownership of both
Outlots A and B.
Chair Anderson asked for details on the size of the cul-de-sac and whether it would support
turning of a school bus.
Senior Engineering Technician Quast responded that the cul-de-sac would not be of the new
larger size.
Chair Anderson introduced Ben Wikstrom, 14525 Highway 7, Minnetonka, R&R development,
who stated that he is present to answer any questions.
Commissioner Markell asked if the intent would be to keep the three lots as their own HOA
project or if there is intent to loop into the adjacent neighborhood HOA.
Mr. Wikstrom responded that he was unsure of the city requirements related to an HOA. He
stated that the intent would be that this would be a standalone three lot subdivision without an
HOA.
Chair Anderson asked if the site is balanced or whether additional material would need to be
brought in or hauled out.
Charlie Wiemerslage, Sathre-Bergquist, Inc. responded that the site balances pretty well, but
some material would need to be brought in. He estimated just a few trucks to bring in sand,
gravel, and class five.
Commissioner Witte asked if subsurface investigation has been done related to the water table
and whether there are any concerns.
Mr. Wiemerslage responded that borings were completed, and they did not encounter any
groundwater that they were concerned about.
Chair Anderson opened the public hearing.
Chair Anderson introduced Wanda Forbes, 16105 52nd Place N., who stated that they are not
happy with the trail access and proposed that be moved further away from her property. She was
also concerned with how the trucks would access the site for construction and with construction
noise. She suggested that two homes be allowed with trail access near those homes.
Chair Anderson introduced Mahbubul Huq, 16110 52nd Place N., who asked if additional
sprinklers would be added when the temporary cul-de-sac is removed and the lawn is restored.
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He stated that he likes the idea of the trail as his children would use it but was open to
suggestions on the location.
Chair Anderson introduced Chad Morse, 16130 52nd Place N., who stated that in the beginning it
was proposed to have three homes on the cul-de-sac, however, the proposed layout is a bit
concerning. He asked if the third home would be the benefit of the builder rather than having
two homes that fits the character of the neighborhood and meets setbacks. He stated that he
would also be concerned with safety and cleanup during construction. He stated that they just
want to see houses and a plan that fits with the neighborhood.
Community Development Coordinator Lupini read an email into the record from Nicolas and
Crystal Chojnowksi, 16000 53rd Place N. who asked where the sewage for the homes would be
routed and whether it would be connected to the HOA lift station.
Chair Anderson closed the public hearing.
Community Development Director Juetten commented that the experience has been given the
location of the cul-de-sac and trail to the south, people will continue to use that location. He
noted that it has been the practice of the city to place trails where people will likely walk and that
is why the trail location was chosen. He stated that there will be noise during construction but
noted that perhaps the developer could provide details on their anticipated construction timeline.
Mr. Wikstrom commented that he does not anticipate the construction of the cul-de-sac to take
more than one month, noting that it would be dependent on the availability of the contractor. He
stated that the trails and grading add timing but anticipated that the project would be fairly quick
as it is only three lots and a small section of street and cul-de-sac. He stated that he would be
amenable to the suggestion related to sprinklers but noted that additional review would be
needed to determine if they could tie into the neighbor’s existing system. He stated that a
sprinkler system is a homeowner choice but anticipated that any home being built would have a
sprinkler system. He stated that he could work with the resident in attempt to work something
out. He noted that general practice would be to water the area to reestablish the turf. He stated
that Plymouth has wonderful standards that are well enforced during construction which would
address safety and cleanup. He noted that in terms of schedule they would like to move forward
this summer if all approvals could be gained.
Community Development Director Juetten commented that the sewer would connect to 52nd
Place and would not go into the temporary lift station to the north.
Chair Anderson asked for input from the commission related to the number of homes.
Commissioner Boo commented that it seems that three houses were always planned for this site
and the encroachment of the wetlands has created a slightly different configuration, but the intent
of the plans is still being met. He did not believe this variance would cause an expectation to be
different than originally planned and therefore he would not be interested in reducing the size to
two homes and would support three homes.
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Chair Anderson stated that he agrees with the comments of Commissioner Boo. He stated that
when reviewing the layout of three homes that would not require a variance seems odd and the
three-home layout with the variance seems more practical.
Commissioner Witte stated that he also agrees. He noted that the city also achieves things
through the project that provides balance. He referenced the trail access and asked if that could
be run along the edge of the cul-de-sac and bounce down in that location. He noted that would
be a minor alteration that might alleviate concern from the neighbor.
Community Development Director Juetten provided details on the contours of the cul-de-sac
noting that there would be a three-to six-foot drop from the cul-de-sac to the trail which would
not meet ADA requirements. He noted that staff can try to push it towards the cul-de-sac, but it
would be difficult to move it further east.
Commissioner Oakley stated that he would also support three lots. He stated that the one issue
he had some concern with was the existing temporary turn around noting that he would like to
see something put in place that would address that through this project. He noted that it appears
to straddle two properties and could go onto private property. He asked that the developer work
with the two property owners to remove the pavement on their properties.
Senior Planner Berglund responded that a condition is included in the proposed resolution
requiring the removal of the temporary cul-de-sac. He noted that the development contract
would also clearly establish that the developer be responsible for the removal of the temporary
cul-de-sac and restoration of that area.
Chair Anderson commented that restoration would include smoothing of the ground and
reestablishment of turf but would not include irrigation.
Motion was made by Commissioner Witte and seconded by Commissioner Boo to recommend to
the City Council approval of the resolution approving Preliminary Plat and variance for “Fields
of Vicksburg” to allow the subdivision of a 4.5-acre parcel into three single-family lots and two
outlots on property located at 5335 Vicksburg Lane for R & R Island View (2020020). With all
Commissioners voting in favor, the motion carried.
(5.2) Site Plan Amendment and Conditional Use Permit for PetSuites to allow a dog
day/overnight boarding facility within an existing building on property located at 815
Highway 169 (2021004)
Senior Planner Sommers provided a review of the staff report
Commissioner Boo stated that there was a reference to retail sales within the operation and asked
if that volume of retail sale was included in the parking needs discussion and calculation.
Senior Planner Sommers replied that the business could have up to ten percent retail within the
building which was accounted for in terms of parking.
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Commissioner Witte asked if there would be a requirement for the dumpster to be located inside
the building. He stated that the biggest issue for parking would be the staff, as that would
occupy 12 spaces and reduce customer parking.
Senior Planner Sommers responded that the current dumpster is in the exact same location as the
proposed and noted that there is not a requirement a dumpster to be located within the building in
this zoning district. She stated that the issue with parking could be a concern but noted that she
would think the owners would have their staff park further away to leave the prime parking
available for customers dropping off animals.
Commissioner Pointner asked if the street is marked as no parking.
Senior Planner Sommers responded that the street to the south is not marked no parking at this
time.
Chair Anderson introduced Trisha Sieh, Kimley-Horn, representing Hogan and PetSuites, who
stated that the company has 50 locations across the country and has been around for about 20
years as a leader in the pet resort category. She stated that this would be a high amenity pet
resort with raised beds and televisions in some of the pet rooms. She noted that the company is
opening other locations in the metro and has had success is adapting existing buildings. She
stated that Hogan would be the long-term owner of the property with PetSuites as the user,
noting that the two businesses are partnering in the metro area because they see a demand.
Commissioner Oakley asked the percentage of animals that would be day visitors versus multiple
day stays.
Ms. Sieh commented that the mix would generally be about 50/50 between the two but there
would most likely be larger amounts of boarding around holidays.
Commissioner Oakley asked the number of animals that would be kept at full capacity.
Ms. Sieh replied that full capacity would not be reached very often but the maximum would be
200. She noted that many of those animals would be from the same households. She stated that
the typical average would be closer to 75.
Chair Anderson opened the public hearing.
There were no comments.
Chair Anderson closed the public hearing.
Motion was made by Commissioner Oakley and seconded by Commissioner Pointner to
recommend to the City Council approval of the resolution approving Site Plan Amendment and
Conditional Use Permit for PetSuites for Kimley-Horn to allow a dog day/overnight boarding
facility within an existing building on property located at 815 Highway 169 (2021004). With all
Commissioners voting in favor, the motion carried.
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(5.3) Planned Unit Development Amendment for TGK Automotive for the construction of
a new automotive repair facility on property located at 2675 Campus Drive (2021006)
Senior Planner Sommers provided a review of the staff report.
Chair Anderson asked if all fire regulations are met with the reduced setbacks.
Senior Planner Sommers confirmed that fire has reviewed the plans and did not have any
concerns.
Commissioner Boo asked if the setback requirement adjustment would require a variance or
whether it would be a modification of the PUD requirements.
Senior Planner Sommers replied that it would be flexibility within the PUD and would not
require a variance.
Commissioner Pointner asked if it would be anticipated that many cars would stay there for long
periods of time.
Senior Planner Sommers replied that there would be no overnight parking outside.
Chair Anderson introduced Paul Meyer, Paul Meyer Architects, Inc. representing TGK
Automotive. Mr. Meyer who reviewed the other members of the team that are on the call. He
noted that many of the members of the ownership group are Plymouth residents or business
owners. He noted that this use would match the existing vehicle service use of the property. He
stated that the business would be general automotive repair and would not be body work.
Chair Anderson introduced Bob Carlson, Campus CRE Partners, property owner, who stated that
he is available for any questions.
Chair Anderson asked if the business would complete oil changes.
Mr. Meyer confirmed that the business would complete oil changes. He noted that the original
PUD documents anticipated a building roughly this size. He referenced the south setback and
noted that even though it is a deviation from the PUD requirements, it meets the original site
plan. He noted that the western setback would still exceed the setback of Holiday after its
carwash expansion.
Chair Anderson opened the public hearing.
There were no comments.
Chair Anderson closed the public hearing.
Commissioner Witte commented that he is pleased to see that this group of investors, operators
and architect have seen an opportunity to reimagine and redevelop a site in Plymouth that will be
put to good use.
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Chair Anderson agreed that it is fabulous to see Plymouth residents expanding opportunities in
Plymouth.
Commissioner Oakley commented that the information was well presented in the submittal and
was nicely done. He stated that there is an issue with the site, but not this parcel. He noted that
there are traffic conflicts for people exiting the carwash site but stated that this proposal would
not impact that and could perhaps improve that situation.
Motion was made by Commissioner Witte and seconded by Commissioner Oakley to
recommend to the City Council approval of the resolution approving a Planned Unit
Development Amendment for TGK Automotive for the construction of a new automotive repair
facility for TGK Automotive on property located at 2675 Campus Drive (2021006). With all
Commissioners voting in favor, the motion carried.
New Business
Chair Anderson Adjourned the meeting at 8:37 pm