HomeMy WebLinkAboutPlanning Commission Minutes 01-19-20221
Approved Minutes January 19, 2022
Approved Minutes
Planning Commission Meeting
January 19, 2022
Acting Chair Boo 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 January 19, 2022.
COMMISSIONERS PRESENT: Commissioners Michael Boo, Donovan Saba, Julie Pointner,
Julie Olson, and Clark Gregor.
COMMISSIONERS ABSENT: Chair Marc Anderson and Bryan Oakley
STA FF PRESENT: Community and Economic Development Director Danette Parr, Senior
Planner Shawn Drill, Senior Planner Lori Sommers, and Engineering Services Manager Chris
McKenzie.
OTHERS PRESENT: Councilmember Ned Carroll
Oath of Office
Community and Economic Development Director Parr completed the swearing in of the two new
members of the Commission, Julie Olson, and Clark Gregor.
Acting Chair Boo led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Saba, and seconded by Commissioner Pointner, to approve
the agenda. With all Commissioners voting in favor, the motion carried.
Consent Agenda
(4.1) Planning Commission minutes from meeting held on December 1, 2021.
(4.2) Request for a Variance to allow off-site signage at 3400 Vicksburg Lane (2021057).
Acting Chair Boo requested to move Item 4.2 from the Consent Agenda to be considered as Item
6.2 under General Business.
Motion was made by Commissioner Pointner, and seconded by Commissioner Saba, to approve
the Consent Agenda as amended. With all Commissioners voting in favor, the motion carried.
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Public Hearings
(5.1) Conditional Use Permit for an educational daycare use at 9805 45th Avenue
(Opportunity Partners – 2021100)
Senior Planner Drill provided an overview of the staff report.
Commissioner Saba referenced the other two locations the business has in Plymouth and asked if
staff has any additional things the commission should consider based on those experiences. He
also asked for input related to the other two sites.
Senior Planner Drill stated that he asked the business if it would need outdoor play areas but
noted that based on the licensing that is not needed for this business. He stated that the city has
not experienced any issues with the other two locations.
Acting Chair Boo opened the public hearing.
Acting Chair Boo introduced Bill Schultz and Lori Schluttenhofer, representing Opportunity
Partners, who stated that they have valued their partnership with the city for many years,
highlighting awards and/or letters of accommodation they have received from the city during that
time.
Commissioner Pointner asked if there is any idea what will be placed in the other part of the
building.
Ms. Schluttenhofer replied that would be used for office use.
Mr. Schultz commented that there is one existing tenant in the building and the remainder would
be used for office.
Commissioner Saba commented that it sounds like this organization does lifelong learning and
employment opportunities for its participants, which is important to highlight.
Ms. Schluttenhofer confirmed that they have four locations that offer day enrichment and
employment services throughout the metro. She stated that they provide a full spectrum of
support for those with intellectual and developmental disabilities.
Commissioner Saba asked for examples on the types of clients that the business has and the types
of employment they partake in.
Ms. Schluttenhofer commented that in the last year they supported 112 people with significant
disabilities to get their own jobs, directly employed by businesses. She stated that for those that
require the most support, they contract work to be completed in their centers.
Mr. Schultz commented that they work with a wide variety of companies, typically packaging
and light assembly work that can be done at their centers. He stated that they also go out with
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people that need more support to provide a job coach that stays with them for their whole shift
while working in the community.
Commissioner Saba commented that it sounds like most of the transportation to the facility is
provided through metro transit systems and there is a low percentage of clients that are driven
and picked up.
Mr. Schultz confirmed that only those that live outside of the Metro Mobility service area have
their own transportation.
Commissioner Saba commented that this seems to be a good fit for the area.
Acting Chair Boo closed the public hearing.
Commissioner Saba stated that this is something that makes this job rewarding as it is a great fit
for the building and a business that provides a great service. He noted that he has a few family
members that participate in similar programs.
Acting Chair Boo agreed that it is important to have these types of services available in the
community.
Motion was made by Commissioner Saba and seconded by Commissioner Pointner, to
recommend approval of the conditional use permit for an educational daycare use at 9805
45th Avenue subject to the conditions listed in the resolution. With all Commissioners voting
in favor, the motion carried.
General Business
(6.1) Site Plan and Variance for redevelopment of the former United Hardware site
located at 5005 Nathan Lane (Endeavor Development – 2021076)
Senior Planner Drill provided an overview of the staff report.
Commissioner Pointner asked if cars can go into the truck area.
Senior Planner Drill confirmed that there is a link and identified the path that could be taken to
access that area.
Acting Chair Boo commented that the variance is requested for a setback but noted that it
appears the building could be smaller which would allow a full setback.
Senior Planner Drill commented that there was discussion about that. He stated that if the
variance is not approved, they would move the curb which would reduce the truck court area and
the building size would not be impacted.
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Commissioner Saba referenced the land to the north, which would abut the reduced setback. He
noted that land is currently vacant and owned by Xcel Energy. He asked how this decision
would affect potential easement changes or impact the ability for that land to develop.
Senior Planner Drill commented that Xcel was notified about the meeting and stated that he did
not receive a phone call from the company. He stated that the applicant has been communicating
with Xcel in order to complete grading on a portion of that site.
Commissioner Saba commented that he was glad to hear that there has been communication
between the property owners.
Commissioner Gregor referenced the area that was mentioned to be graded and asked if those
trees would be removed as part of that activity.
Senior Planner Drill identified the areas on-site and off-site where grading would occur. He
confirmed that trees would be removed as a part of that activity.
Acting Chair Boo introduced the applicant Brian Schack, representing Endeavor Development,
stated that they are proposing a 90,000 square foot speculative industrial project on the former
United Hardware site. He stated that in the market they are seeing extreme demands for this type
of building. He stated that growing businesses are looking for this new type of building to
expand their business. He stated that they have received strong interest from a current Plymouth
business that has expansion needs. He commented that this business will provide a benefit to the
community as it will either provide an opportunity for a growing business to remain in Plymouth
or a new business to come to the community. He reviewed the potential schedule noting that
they would hope to have the building ready for occupancy in early 2023. He stated that there is a
signed and executed grading agreement with Xcel Energy in order to complete the grading. He
stated that Xcel has expressed no interest in selling the property, as he did express interest in
purchasing the property.
Commissioner Olson referenced the lighting noting that a lighting plan will be required. She
asked if the lighting would have an impact on the residential properties across the street, as the
proposed building would be higher than the existing building.
Mr. Schack commented that he has had discussions with staff and is aware that lighting would
need shades in order to prevent light spill onto the residential properties. Senior Planner Drill
noted that the lighting plan shows that the light fixtures would be mounted at a height of 30 feet,
which is less that the height of the proposed building.
Acting Chair Boo asked if Xcel would be required to replace the trees that will be removed as a
part of the grading. He asked if the building could have been moved closer to Schmidt Lake
Boulevard if the variance were not approved.
Mr. Schack commented that they wanted to leave screening on the hillside to add trees. He
stated that the depth of the truck court as proposed is ideal to allow space for maneuvering. He
stated that they would like to be able to have that additional space for maneuvering of truck
traffic.
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Senior Planner Drill commented that a landowner, who is not subdividing the property, is
allowed to remove trees on their property, therefore there is no requirement for Xcel to replace
the trees that will be removed as a part of the grading.
Acting Chair Boo opened the public hearing.
Acting Chair Boo introduced Steve Debner, 8017 Modern Road in Brooklyn Park, who stated
that he attends church diagonal across from this property. He stated that there is a lot of traffic
that comes through the church parking lot in order to avoid the stoplight. He stated that the
church houses a daycare, and he has a concern for the safety of those children. He stated that he
is concerned that truck traffic may use Nathan Lane or Schmidt Lake Road that could impact the
use and/or maintenance of the church property. He recognized that industrial development is an
important part of the community but did have safety concerns.
Acting Chair Boo introduced Karen Martin, 4620 Medina Lake Drive in Medina, who stated that
she is also a member of the church the previous resident spoke of. She commented that in
looking at the new development, she understands that traffic would increase. She stated that the
church does have a daycare on the southeast corner. She commented that there are no crosswalks
to access the church and no sidewalks, which makes her nervous as there is no clear safe
pathway and traffic will be increased. She stated that the church has two accesses and agreed
with the previous statement that traffic often cuts through the church parking lot to avoid the
traffic light. She asked if a sidewalk could be added to provide a safe crossing to the church.
Acting Chair Boo introduced Joe Biondo, 10030 49th Avenue N, who stated that he appreciates
the updates from the October meeting. He stated that at the October meeting it was asked if
there was any other location for this project and noted that the Four Seasons shopping mall is
vacant and could support this project. He stated that at the last meeting he spoke about the
possibility of rezoning the property but was told that the city recently updated its zoning. He
stated that he appreciates that the developers gave up on the western portion of the lot. He
commented that even when Ace Hardware was running, he never noticed trucks, especially in
any capacity that would compare to this proposed building. He asked if the truck entrance/exit
were removed from Schmidt Lake Road which would have trucks entering and exiting from
Nathan Lane. He asked if it would be possible to place the building north/south rather than
east/west. He commented that the layout would still fit, and trucks would still have access. He
stated that his concern is that if there is not a berm, the back of his home would have an impact
from the lighting of the site. He commented that shaded parking lot lights would be preferred as
would a berm if possible as that would prevent headlights from vehicles shining in his windows.
Acting Chair Boo closed the public hearing.
Engineering Services Manager McKenzie commented that he did not anticipate traffic from this
site increasing the cut through traffic of the church parking lot. He stated that stepping back
from this project, the city does have a trail segment on its comprehensive plan to complete that
section of trail. He noted that the entire area of Schmidt Lake Road to Bass Lake Road is being
studies and this intersection is included in that study.
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Commissioner Saba commented that ultimately Nathan Lane is stubbed at the railroad track
going north, so truck traffic from this location may head north to 51st, down to the frontage road,
and to Bass Lake Road.
Engineering Services Manager McKenzie confirmed that traffic pattern has been observed and
trucks likely will follow that path but noted that the majority of the trucks will get onto 169 as
fast as they can. He stated that the city is reviewing that entire area through a traffic study.
Commissioner Pointner commented that the lights at 169 and Schmidt Lake Road make it
difficult to get on the highway sometimes. She stated that she does not believe that this site
would generate constant truck traffic.
Engineering Services Manager McKenzie agreed that the city is attempting to optimize that area
and are in discussions with MnDOT related to signal timing as well.
Mr. Sc hack commented that given that the site is perpendicular it would not be feasible to shift
the orientation as suggested by the resident. He noted that they are also completing underground
storm retention. He stated that with the proposed orientation the truck court would be in the back
and screened from the residential properties.
Commissioner Saba asked for details on the parking lot lighting.
Mr. Schack stated that they have not yet fully developed the lighting plan but would follow the
city requirements. He stated that they eliminated the west drive loop and forfeited parcel in
order to be a better neighbor.
Commissioner Saba agreed that the proposed orientation would provide the most benefit to the
residential area. He commented that the city has requirements for lighting to ensure that there is
not significant impact to adjacent properties.
Engineering Services Manager McKenzie commented that he does not anticipate that there
would be a problem with vehicle headlights shining into adjacent homes, as there is not a level
grade and therefore the headlights would be shining downward.
Senior Planner Drill referenced a comment that was made related to rezoning. He stated that the
city is not entertaining a thought of rezoning the property.
Acting Chair Boo commented that the zoning of the property is in compliance with the city’s
comprehensive plan.
Commissioner Pointner stated that she is happy with the discussion that has occurred between
the developer and neighborhood and with the changes that have been made to the plan in
response. She stated that she does have concerns with the traffic at the 169 intersection but does
not believe that this would make a great impact to that traffic.
Commissioner Gregor stated that his only question was related to the hours of use, specifically
whether this would be business hours or 24-hour use of the facility.
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Mr. Schack commented that he is unsure who the tenant will be but noted that the tenant would
abide by the regulations the city has related to hours of operations and other applicable
regulations.
Senior Planner Drill commented that the city has a noise ordinance and if there were trucks
idling that created nuisance for the neighborhood, that could be handled through that ordinance.
Acting Chair Boo commented that this is a solid proposal that maximizes the available land and
is consistent with the zoning. He noted that the developer has also taken into account concerns
from the neighborhood and made related adjustments to the proposal. He stated that this is a
case where the building could be moved to the south to accommodate the zoning requirements
but that would impact the greenery that will shield this from the neighborhood, therefore the
variance request makes sense.
Motion was made by Commissioner Saba, and seconded by Commissioner Pointner, to
recommend approval of site plan and variance for redevelopment of the former United Hardware
site located at 5005 Nathan Lane subject to the conditions listed in the resolution. With all
Commissioners voting in favor, the motion carried.
(6.2) Request for a Variance to allow off-site signage at 3400 Vicksburg Lane (2021057).
Senior Planner Sommers provided an overview of the staff report.
Acting Chair Boo asked the limits of the landowner that prevent them from placing a sign on
their own property.
Senior Planner Sommers identified the available area for signage on the applicant’s property,
which is only a small area.
Acting Chair Boo asked if it would be difficult to place a sign in that corner.
Senior Planner Sommers replied that the size of the sign would be restricted, and the sign would
be less visible and therefore would not provide adequate wayfinding for customers.
Acting Chair Boo stated that the city does not currently permit off-premises signs.
Senior Planner Sommers confirmed that to be true and explained that is why the variance is
being requested.
Acting Chair Boo commented that he would think in the intention of the city in that regulation
would be to prohibit landowners with frontage to create a series of signs along their property for
those that do not have frontage.
Senior Planner Sommers replied that the city does allow one sign and noted that this would also
advertise for the theater. She stated that if a city center advertising were desired for all the
businesses, that would need to be reviewed as a concept.
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Commissioner Boo asked if this sign could be allowed as proposed for the theater with no
variance.
Senior Planner Sommers confirmed that to be true.
Commissioner Boo clarified that this would add the additional businesses to the north on the
sign.
Acting Chair Boo introduced Eric Bjelland, Plymouth TC LLC, stated that the users are excited
to have visibility for their businesses. He stated that the signage will also assist customers that
are attempting to find the city center. He stated that staff has been great to work with, noting that
they have been working on this process for the past year and look forward to gaining approval to
construct in the spring.
Acting Chair Boo commented that his concern is that variance situations could create precedent
for future variance requests. He stated that in this situation a landowner has granted the right for
another property owner to have a sign that would also include the theater.
Commissioner Saba commented that this is the heart of downtown Plymouth, the city center. He
stated that it is difficult because the city does not have a classic downtown area. He stated that
he is excited that this sign will help to educate people on what is in the city center. He stated that
he has been vocal about signage in the past and believes that this will be a good addition.
Commissioner Pointner stated that she was surprised to learn of the businesses within the city
center.
Commissioner Olson asked if there could be a restriction that someone that desired to be placed
on this sign would need to be within a certain distance to the sign.
Acting Chair Boo stated that he would suggest two findings, that this is a sign for businesses
immediately adjacent to the property owner, that this be a single sign, and the current developer
is not able to add a second sign onto the property. He believed that would create a narrow space
for this approval and precedent that could potential be created. He clarified that he would allow
the one sign for the Mann Theater site.
Senior Planner Sommers commented that the regulation for only one sign is already in the
regulations. She stated that they could clarify that only the businesses in the yellow highlighted
area would be eligible to advertise on the sign along with Mann Theater. She confirmed that the
language is already within the resolution.
Acting Chair Boo commented that his intention was to condition the variance upon the findings
to prevent precedent from being set.
Commissioner Saba stated that he would be hesitant to add those stipulations as future requests
may come forward that do meet those requirements but are not ultimately desired.
Acting Chair Boo clarified that his comments were meant as findings and not stipulations.
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Motion was made by Commissioner Pointner, and seconded by Commissioner Gregor, to
recommend approval of a variance to allow off-site signage at 3400 Vicksburg Lane with the
findings that the variance is for the adjacent property and only one sign is allowed per the Planning
Commission Report. With all Commissioners voting in favor, the motion carried.
Updates
Acting Chair Boo adjourned the meeting at 8:30 p.m.