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HomeMy WebLinkAboutPlanning Commission Minutes 04-06-20221 Approved Minutes April 6, 2022 Approved Minutes Planning Commission Meeting April 6, 2022 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 April 6, 2022. COMMISSIONERS PRESENT: Chair Michael Boo, Commissioners Marc Anderson, Bryan Oakley, Donovan Saba, Julie Pointner, Julie Olson, and Clark Gregor. COMMISSIONERS ABSENT: STAFF PRESENT: Engineering Services Manager Chris McKenzie, Planning and Development Manager Chloe McGuire, Senior Planner Kip Berglund OTHERS PRESENT: Councilmember Ned Carroll Chair Boo led the Pledge of Allegiance. Plymouth Forum Approval of Agenda Commissioner Gregor arrived. Motion was made by Commissioner Oakley 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 March 23, 2022. Motion was made by Commissioner Pointner and seconded by Commissioner Anderson to approve the consent agenda. With all Commissioners voting in favor, the motion carried. Public Hearings (5.1) Site plan and variance request by Eagle Ridge Partners for a parking lot expansion and related improvements for the property located at 5905 Trenton Ln N (2022-006) Senior Planner Berglund provided an overview of the staff report. 2 Approved Minutes April 6, 2022 Commissioner Gregor commented that it is a great idea to use porous pavers near the creek. He asked if the requirement of parking islands is meant to provide water filtration. Senior Planner Berglund replied that the intention of the landscape island is not directly as filtration but provides an aesthetic purpose to break up large surface parking lots. He commented that they could also be used as filtration areas if within a shoreland overlay district. He noted that the islands are not within the overlay district. Commissioner Gregor commented that he does understand using the islands for aesthetic purposes and also then supported the variance request. Commissioner Oakley commented that there are 402 existing spaces, and the City requirement would be for 486. He asked if that difference is a result of a change in the parking ordinance or use in the building. Senior Planner Berglund replied that in this case it is related to a change in uses within the building. He stated that this is a growing company and the number of employees on the largest shift can go up to 600 employees. Commissioner Oakley asked if there is a correlation between the number of employees and area of the building. Senior Planner Berglund reviewed the manufacturing parking requirements related to building space and employees. Commissioner Oakley commented that he found it interesting that almost every application complains about the parking ordinance, with the overwhelming majority stating that Plymouth requires too many stalls. He stated that this applicant is requesting to add about 25 percent more parking than required. He noted that in order to allow this number of spaces, some variances are required. He asked if the City is the final authority related to the shoreland overlay district or whether a watershed district would also have opinion on that variance. Senior Planner Berglund replied that the city would have the final say on the variance because it is related to zoning ordinance. Engineering Services Manager McKenzie replied that this property is located in the Shingle Creek Watershed and their rules specify review and approval by the city. Commissioner Pointner asked if staff anticipates that the retaining pond level will increase significantly or whether the system to the north would handle that runoff. Engineering Services Manager McKenzie replied that the existing pond is at is maximum capacity which is why the underground storage is proposed to handle the additional runoff treatment. Commissioner Pointner asked for more information on the lighting plan, noting that the site is very bright already. She asked if there would be a lot of trucks needing to access the back of the building, noting that area is already very tight for space. 3 Approved Minutes April 6, 2022 Senior Planner Berglund replied that the applicant has shown that with the expansion to the west, they would be able to maintain drive aisle width requirements in that area. He noted that the fire department has reviewed the plan and related fire truck circulation plan, noting that turning radius requirements would be met. Commissioner Anderson asked if new employees would not be allowed to be hired until the parking is completed, or whether busing would need to be provided until the parking is completed. He noted that during construction there will be equipment blocking parking which further reduces available parking. Senior Planner Berglund replied that staff has not stated that employees cannot be hired. He stated that the applicant could provide more details on their construction, timeline, and employee parking during that time. Chair Boo introduced the applicant, Shannon Van Gemert, who provided background information on Eagle Ridge Partners and the parking lot expansion request along with related variance requests. She also provided details on TE Connectivity, the tenant that occupies the property. She commented that the tenant is currently renting spaces from another property and shuttling employees from that parking location to the site. She stated that the lighting would be similar to the existing lighting on the site. She commented that this facility is critical to the tenant who has occupied the building since 2016 and has invested a significant amount into the property. She believed that this solution for parking would allow the tenant to continue to grow their business over the next three years. Commissioner Anderson stated that there are currently 80 parking spaces offsite that are being used. He noted that the additional 160 spaces would allow for expansion and asked if the parking would be constructed immediately to support additional hiring of staff. Ms. Van Gemert replied that they would propose to start the project once the proper approvals are gained. She confirmed that there are stalls included in this expansion that would accommodate future growth projections. She stated that they have worked with a general contractor and tenant in order to develop a phasing process that would provide the least impact to parking. She noted that there is flexibility for some employees to temporarily work remotely or change shifts and an option to possibly lease additional parking spaces at the offsite location. Commissioner Gregor asked if it would be easier to move people from the heaviest shift to a lesser staffed shift. Ms. Van Gemert commented that the flexibility would be temporary during construction as the heavy staffed shift is critical in the operations of the business. Commissioner Oakley commented that it seems that the company has outgrown the available parking. He commented that if additional parking is added that would prohibit future growth of the building and asked if that has been a discussion point. Ms. Van Gemert commented that she has had discussion with the tenant about those needs and the business is able to work within the current footprint of the building. 4 Approved Minutes April 6, 2022 Commissioner Oakley referenced the heavy shift of 5 a.m. to 3:30 p.m. and asked if mass transit has been considered, noting that perhaps that is not an option because of the early start. Ms. Van Gemert commented that public transportation is not an option for the majority of the employees based on the locations of employees and needed time of arrival. Commissioner Oakley asked if there is an internal ride share program incentivized by the business. Ms. Van Gemert commented that the only thing she is aware of is the incentive to use the offsite parking, which comes at a cost of $400,000 per year for the business. Chair Boo introduced Max Minea, Eagle Ridge Partners, who stated that he is speaking for the facilities manager of the tenant. He stated that if the request is not approved, the business would lose employees that tire of the shuttling option. He stated that ride shares have not been encouraged because of COVID. He explained that the first shift is large because the RND and manufacturing staff are there together whereas the other shifts are only manufacturing staff. Chair Boo commented that the variance request is related to impervious coverage and staff recommended permeable surface in one area. He asked if that is acceptable to the applicant. Ms. Van Gemert stated that they have had discussions with city staff to answer some of their questions and explore the facts and costs. She stated that they will continue to work with city staff on that item. Commissioner Olson referenced the south boundary which has a nice berm. She asked how much of that would be removed and how that would impact lighting. Ms. Van Gemert commented that they will be cutting into the berm and adding a retaining wall, therefore the remaining berm and wall will be at or above the existing height. She stated that any removed trees will be replaced to ensure screening remains. Commissioner Pointner commented that the trees do nothing to block the lighting. Chair Boo opened the public hearing. No comments. Chair Boo closed the public hearing. Commissioner Anderson commented that it is always great to see Plymouth businesses growing. He stated that the applicant in this case is the property owner rather than the business, which is unique. He commented that there is an existing problem related to more employees than parking and has found a temporary solution with offsite parking. He noted that it would have been nice to see this application one year ago. He stated that it appears that the property owner and tenant have worked together to find the best solution. He stated that he will be supporting the request with the two variances. 5 Approved Minutes April 6, 2022 Commissioner Pointner commented that she is also excited about the growth in the business. She stated that perhaps the upgrade will assist with the lighting problem created by the site. Commissioner Oakley commented that he believes there was a change to the lighting ordinance some years ago, noting that perhaps when the site was developed the requirement was different. He asked if the applicant would be required to comply with the updated lighting requirements. Senior Planner Berglund stated that the draft resolution includes a stipulation related to an updated lighting plan in compliance with the current lighting requirements. Commissioner Oakley stated that he also supports business and likes that Plymouth is a leader in the medical manufacturing industry. He stated that businesses that have spent money to update their facilities in compliance with city ordinances should not be penalized by facilities not required to update. He believed that staff did a good job in providing some benefits to the city to make up for some of the things the city is giving up if the variances are granted. He noted that he will support the request but would not do so if the pervious parking and underground stormwater storage were not included. Motion was made by Commissioner Pointner and seconded by Commissioner Gregor to recommend approval of the request for the site plan and variance for a parking expansion, subject to the supporting resolutions and ordinance. With all Commissioners voting in favor, the motion carried. New Business Planning and Development Manager McGuire provided an update on recent development activity and upcoming activities. Adjournment Chair Boo adjourned the meeting at 7:53 p.m.