HomeMy WebLinkAboutPlanning Commission Minutes 01-18-20231
Approved Minutes January 18, 2023
Approved Minutes
Planning Commission Meeting
January 18, 2023
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 18, 2023.
COMMISSIONERS PRESENT: Chair Michael Boo, Marc Anderson, Julie Olson, Neha
Markanda, Jennifer Jerulle, and Josh Fowler.
COMMISSIONERS ABSENT: Bill Wixon
STAFF PRESENT: Planning and Development Manager Chloe McGuire, Senior Planner Shawn
Drill, Senior Planner Kip Berglund, and Engineering Services Manager Chris McKenzie.
Chair Boo led the Pledge of Allegiance.
Call to Order
(1.1) Oath of Office for New Commissioners
Planning and Development Manager Chloe McGuire swore in Neha Markanda, Jennifer Jerulle,
and Josh Fowler.
(1.2) Election of Planning Commission Chair and Vice Chair for 2023
Motion was made by Commissioner Anderson and seconded by Commissioner Olson to approve
Michael Boo as Chair and Marc Anderson as Vice Chair.
Open Forum
Approval of Agenda
Motion was made by Commissioner Anderson and seconded by Commissioner Olson 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 7, 2022.
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(4.2) Variance to allow a swimming pool in the front yard at 19040 County Road 6
(Scalon Inc – 2022086)
(4.3) Variance to allow an eight-foot fence in the side yard at 17145 9th Ave N (Robert
Mueller – 2022085)
(4.4) Review 2023 Meeting Dates
Motion was made by Commissioner Anderson and seconded by Commissioner Olson to approve
the consent agenda. With all Commissioners voting in favor, the motion carried.
Public Hearings
(5.1) Preliminary plat, site plan, and variances for a new one-story, 32-unit "Suite Living"
assisted living/memory care home in the west portion of the property located at 4325
Zachary Lane (Hampton Companies, LLC -- 2022-080)
Senior Planner Drill presented the staff report.
Commissioner Olson asked the status of the private easement with the church and whether the
church agrees to that.
Senior Planner Drill replied that the church would sell lot two to the developer and part of that
sales agreement would include the access easement.
Commissioner Olson asked if the parking would occur on either side of Lot 2.
Senior Planner Drill identified the proposed parking for Suite Living and the parking area for the
church noting that the proposed parking would exceed the city standards.
Commissioner Anderson asked whether the church currently has sufficient parking or currently
has overflow during busy time.
Senior Planner Drill replied that there are times when the parking lot at the playfields gets full
and perhaps there are instances when those users park at the church. He stated that it would
seem natural to have a shared parking agreement between the city and church and noted that staff
is working on that separately.
Commissioner Anderson asked and received confirmation that a member representing the church
is present to answer questions tonight. He stated that this would create a lot that does not have
direct access to a public street and would think that would fall under a subdivision requirement
rather than a zoning variance.
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Senior Planner Drill replied that the subdivision language does not include such a requirement,
and therefore the requirement falls under zoning ordinance and would require a variance. He
stated that there are PUDs that include similar approvals to have access through easement.
Commissioner Anderson agreed that it would be difficult to get a street through to the property
but wondered if a zoning variance was the best way to move forward instead of a PUD.
Senior Planner Drill replied that, from staff’s perspective, a zoning variance would be the best
option to approve such access.
Planning and Development Manager McGuire stated that this is a unique property as it does front
Rockford Road on the south, but they do not want access there.
Commissioner Jerulle asked if there would be one or two easements.
Senior Planner Drill stated that the residents of the assisted and memory care units would not be
driving, so the traffic would be generated by staff, visitors, and some vendors. He provided
details on the flow of traffic. He stated that there would be one private and perpetual easement
for access and some others for utilities. He noted that perhaps on holidays there would be more
visitors and the church could agree to allow a row of shared parking but stated that would be a
discussion between the church and Suite Living.
Commissioner Jerulle asked if there would be a public safety concern because the access
easement runs so close to the front of the church.
Senior Planner Drill said staff did not have concern as most of the traffic accessing the Suite
Living building would occur during off-peak times from the church.
Commissioner Fowler asked if there has been discussion about signage that would require Suite
Living traffic to move straight upon entry to the site and stay away from the front of the church.
Senior Planner Drill replied that there has not been such discussion at this time.
Commissioner Fowler asked if emergency vehicles would be able to make the turn at the
southeast corner if there were vehicles dropping off at the church.
Senior Planner Drill confirmed that those drive aisles are wide enough to support emergency
vehicles.
Chair Boo asked if there would be signage on Zachary Lane for Suite Living and whether that
would count against the signage allowed for the church.
Senior Planner Drill identified the proposed location for the Suite Living sign, which would meet
ordinance requirements. He stated that each site would have its own signage allowances as this
process would create a new lot.
Chair Boo introduced Jeremy Larson, representing the applicant, who noted that he was available
for questions.
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Commissioner Anderson asked if there were concerns that the church could overflow into the
Suite Living parking area.
Mr. Larson replied that they have 13 facilities running at this time, with roughly six employees
during the day and four at night. He stated that even on holidays and busier visiting times they
have not experienced any parking issues and did not anticipate that they would overflow into the
church. He commented that they sadly do not have many visitors as most residents are at the end
of their lives.
Commissioner Anderson asked if ambulances are frequent visitors.
Mr. Larson replied that while that may occur during an emergency, it is not a regular occurrence.
Chair Boo opened the public hearing.
Chair Boo introduced Reverend Bruce Kronen, representing Pilgrim Church, who thanked the
commission for their consideration. He stated that the church has a heart in partnering with other
entities to continue their mission to help others. He stated that currently they do not make total
use of their parking and therefore did not have any issues with overflow parking. He noted that
they have allowed the elementary school and city park users to park in their lot and have not
experienced any issues.
Chair Boo introduced Fred Stelter, 14505 43rd Avenue N, who stated that he has parked at the
church for his son’s baseball game. He stated that he has been a resident for over 35 years and
believed that this layout makes sense. He commented that this is a wonderful use of an
underutilized property.
Chair Boo closed the public hearing.
Commissioner Anderson stated that this is a creative concept in using an open part of a lot to
create a needed use in the community. He commented that this single level building will blend
nicely into the area and the easement seems to be the best way to provide access. He was not
concerned with the site not meeting the minimum acreage. He referenced proposed condition
#10 which states that the city and church will continue to discuss easements and asked if the
applicant should also be party to that.
Senior Planner Drill agreed and stated that additional language to include the applicant would be
added.
Commissioner Olson agreed that this is a good project that she also supports.
Motion was made by Commissioner Anderson and seconded by Commissioner Olson to
recommend approval of the resolution for preliminary plat, site plan, and variances for Hampton
Companies LLC for an assisted living and memory care home in the west portion of the property
located at 4325 Zachary Lane with noted conditions. With all Commissioners voting in favor, the
motion carried.
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(5.2) Site plan amendment and conditional use permit for the construction of a
freestanding laboratory building and associated improvements (Honeywell International,
Inc. - 12001 Highway 55 - 2022081)
Senior Planner Berglund presented the staff report.
Commissioner Markanda asked the proposed hours of operation.
Senior Planner Berglund replied that the hours of operation were not provided in the application
but noted that a representative is present that could address that question.
Chair Boo introduced Doctor Matt Wiebold, representing the applicant, who stated that he is
present to address questions. He stated that they do not plan to operate outside of typical
business hours of 9 a.m. to 5 p.m., Monday through Friday. The other members of the
applicant’s team introduced themselves as well.
Commissioner Olson asked if there are chemicals of concern in the laboratory.
Dr. Wiebold replied that they do not have hazardous material or chemicals in the building.
Commissioner Olson asked there would be additional employees as a result of this project.
Dr. Wiebold replied that they would anticipate hiring a few more employees as a result of the
project, estimating that two to eight employees in total would be added.
Chair Boo introduced Stephanie Stillman, 510 Magnolia Lane N, who stated that her family
recently moved to Plymouth in November. She requested that the project undergo an
environmental review as the company has 79 environmental related incidents. She believed that
the environmental review would provide additional guidance for the project.
Chair Boo introduced Keith Waaraniemi, 11800 Sunset Trail, who stated that Honeywell has
been a good neighbor and appreciated the information that has been provided tonight. He stated
that his main concern would be related to water quality, air quality and potential noise impacts.
He noted that the proposed building would be close to the yards on Sunset Trail. He commented
that Honeywell planted trees 10 to 15 years ago that acted as a buffer but noted that many of
those trees have died and requested that those in need be replaced.
Chair Boo introduced Wilson Moy, 1100 Kirkland Lane, stated that he has lived in his home for
28 years and his concern would be with the use of toxic and lethal materials used by Honeywell.
He recognized that is not proposed in this facility but noted that intention could change in the
future.
Chair Boo closed the public hearing.
Senior Planner Berglund commented that there is a threshold for projects that would trigger the
need or requirement for an EAW. He stated that the size of the proposed project, at 5,000 to
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6,000 square feet would not trigger an environmental review. He stated that the draft resolution
would require any mechanical equipment related to the building to meet the requirements within
the noise ordinance. He stated that the city does have water quality standards and air quality is
regulated by the MPCA. He referenced the comments related to the tree buffer and confirmed
that those trees would remain in place. He stated that if this is approved, the applicant would still
need to go through the building permit process which would require disclosure of any hazardous
materials. He stated that if the plans of the applicant changed in the future to involve hazardous
materials, the applicant would need to work through the MPCA process.
Chair Boo asked the applicant to address questions regarding the use or storage of any hazardous
materials or chemicals on-site and MPCA process for the use of any hazardous materials or
chemicals.
Dr. Wiebold replied that the company regulates with all requirements and MPCA requirements.
He stated that the equipment developed in this building does not involve hazardous material or
chemicals. He stated that the new building would be laboratory space.
Commissioner Anderson stated that the rumor that this site would handle hazardous materials
would not apply to this application.
Senior Planner Berglund confirmed that this review is for the newly proposed building.
Commissioner Anderson stated that once constructed, the owner could change the use within but
anything involving chemicals that would be of concern or hazardous materials would have to go
through the process of the MPCA.
Senior Planner Berglund agreed that the use could change as long as the proposed use would be
allowed within the zoning district.
Commissioner Jerulle asked if there is language in the draft resolution related to potential
pollutants.
Senior Planner Berglund reviewed the proposed condition related to noise regulation. He noted
that there are regulations related to water quality within city code. He stated that if desired an
additional condition could be added.
Commissioner Markanda asked if additional information could be gained relating to the
environmental incidents mentioned.
Planning and Development Manager McGuire replied that the city cannot take those into account
for this application. She stated that there is a rigorous review process during the building permit
process and anything that would not match the intended use would be flagged.
Chair Boo appreciated the seriousness of the questions raised related to potential uses and related
requirements. He stated that they need to take into account their limited role of review and that
other agencies or entities are charged with reviewing those issues. He noted that the commission
must focus on the matters charged to it.
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Commissioner Anderson commented that this application meets the requirements. He stated that
in his opinion this would be an ugly building even though it meets the requirements. He noted
that unless he goes hunting for the building, he may never see it because it lies further into the
site and there is a buffer of trees between the subject property and adjacent residential properties.
He stated that he does not see a reason to oppose the request as the requirements are met.
Motion was made by Chair Boo and seconded by Commissioner Anderson to recommend approval
of the resolution approving a site plan amendment and conditional use permit for Honeywell
International Inc. for property located at 12001 Highway 55 with the noted conditions and
requirement that the applicant comply with any applicable environmental regulations for the
property and its intended use. With all Commissioners voting in favor, the motion carried.
New Business
Adjournment
Chair Boo adjourned the meeting at 8:19 p.m.