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HomeMy WebLinkAboutPlanning Commission Minutes 03-15-20231 Approved Minutes March 15, 2023 Approved Minutes Planning Commission Meeting March 15, 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 March 15, 2023. COMMISSIONERS PRESENT: Chair Michael Boo, Marc Anderson, Julie Olson, Jennifer Jerulle, Bill Wixon, and Josh Fowler COMMISSIONERS ABSENT: Neha Markanda STAFF PRESENT: Planning and Development Manager Chloe McGuire, Engineering Services Manager Chris McKenzie, Senior Planner Lori Sommers, Community and Economic Development Director Grant Fernelius, City Council Liaison Julie Pointner OTHERS PRESENT: Councilmember Julie Pointner Chair Boo led the Pledge of Allegiance. Call to Order 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 February 15, 2023. 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. New Business (6.1) Sketch plan review of a 330-unit mixed-use multiple-family building on the property located north of Highway 55 south of 10th Avenue east of South Shore Drive and west of Revere Lane (2023008) Planning and Development Manager McGuire provided an overview on the sketch plan review process. 2 Approved Minutes March 15, 2023 Senior Planner Sommers presented the staff report. Commissioner Anderson referenced the proposed height of between 72 and 75 feet and asked where in the city that height would be found for a residential building. Senior Planner Sommers stated that most recently the city approved the Basset Creek Apartments, just east of this site, with a height of 78 feet. She provided other apartment buildings with similar heights. Commissioner Anderson referenced environmental issues and asked for more details on the partially cleaned up description. Senior Planner Sommers stated that in 2007 the city, and developer at that time, applied for grants to remediate this site to prepare for development. That developer chose not to move forward and worked with DEED and an environmentalist to close out the grant, through capping and containment. She stated that as they get into the site there will be additional investigation and clean-up. Commissioner Anderson referenced the County Road 73 study which looked at this site, and estimated 15,000 feet of commercial whereas this proposes 5,000 feet of commercial. Senior Planner Sommers stated that the thought was that this was going to be more of a transit hub with services provided to people walking through the site to reach transit services. Commissioner Anderson stated that under this PUD it was specified that no one use should dominate but noted that 330 residential units and only 5,000 square feet of commercial would specify this as predominantly residential. Senior Planner Sommers replied that it is the guiding for MXD that specified that no one use should dominate the site. Staff has spoken with the developer in attempt to get more commercial use on the site. Commissioner Jerulle referenced the initial layout, which has been switched in terms of where the commercial and residential uses are located. She asked if the original guiding for the property was meant to minimize public health risk because of the contamination. Senior Planner Sommers replied that she was unsure noting that it was previously proposed for an office building, which would still require some clean-up and capping. She stated that a public roadway or housing use would need to be cleaned as well. Commissioner Jerulle referenced the County Road 73 study study and noted that this proposal looks different than what had been planned. Senior Planner Sommers explained that the study provided an idea for the site, along with alternate concepts. She noted that the soil conditions are not known when the studies are completed and that additional determination on where buildings could actually be placed and 3 Approved Minutes March 15, 2023 how it could be designed has come forward from the developer with the knowledge of the soil conditions. Chair Boo asked and received confirmation that the 45-foot height requirement is of the proposed PUD. He asked and received confirmation that the goal of 15,000 feet of commercial space was simply in the County Road 73 study and is not an actual requirement. Senior Planner Sommers stated that the MXD guiding specifies that the site cannot be just residential. Chair Boo recognized that this is a difficult layout because of the wetlands and city right-of-way. He asked if some of the right-of-way on the east could be released in return for new right-of-way dedication. Senior Planner Sommers confirmed that this is an odd site, and the city would look to release some of the existing right-of-way in return for the actual road right-of-way. She noted that would be part of the site plan review. Cody Dietrich, Dietrich Development, introduced the members of his team present tonight. He stated that over the years there have been several proposals that have not gone through to development. He acknowledged that the site has a rumor of environmental contamination which stems from the I-394 construction, noting that some of the removed homes were dumped on this site and were cleaned up over time. He stated that the owner of the site has done a lot of clean-up over time and they are currently working with the MPCA creating a response action plan to address how any environmental contamination would be handled. He stated that they began looking at the site last summer and completed geotechnical studies of the site, provided an overview of those results and how that information has been used to determine the appropriate construction methods. He noted that this is the eleventh iteration of the layout because of what they have learned about the soil conditions, concerns, and water table levels. He reviewed the roads, trails, and utility connections proposed within the plan. He noted that the trails and streets would be dedicated back to the city once constructed. He stated that they would not be impacting wetlands as part of this development. He stated that they also attempted to connect the site to the park and ride and provided details with the proposed retail location and concept of public art. He stated that historically this was known as Shiebe’s Corner and they could tie into that through public art and educational plaques. He reviewed details of the proposed floorplan for each level of the apartment complex. Cody Johannsen, architect for the project, provided some initial mockups of the design. He also provided details on the high quality, low maintenance materials that they are considering for construction. He stated that they will make their best effort to screen as much of the first floor and parking with landscaping. He stated that the parking as proposed exceeds the city standard, with the majority of the parking provided interior to the buildings. He reviewed the energy efficiencies they will be incorporating. He stated that they would also be removing the remainder of the contaminates onsite, working with the MPCA. Mr. Dietrich highlighted other amenities that would be provided in this luxury complex. 4 Approved Minutes March 15, 2023 Commissioner Anderson referenced the County Road 73 study which planned 15,000 feet of retail space and asked the reasoning for only 5,000 feet of retail. Mr. Dietrich stated that preliminarily they have a coffee shop and casual restaurant interested. He stated that his concern would be building a storefront that sits vacant. He noted that in the current market, not all retailers are willing to take a chance. He stated that if they can find more tenants, they would be open to adding more retail space. He confirmed that they have preliminary commitments that would fill 5,000 square feet. Commissioner Anderson asked how the shape was determined for the building. Mr. Dietrich stated that they attempt to be as efficient as possible while also not wanting people to look out their window into another window. He stated that they also had to work with the soils of the site. Commissioner Anderson asked if there were any renderings of what this would look like from Highway 55. Mr. Dietrich provided the side that would face Highway 55. Chair Boo asked if the parking would be provided on level one rather than underground. Mr. Dietrich replied that they would have underground parking with additional parking on level one. He stated that with their current plan they only require 620 stalls but have planned for 690. He stated that because this development is intended to be transit oriented, he would consider less parking and would welcome input from the commission on that. Commissioner Olson stated that she is not a big believer in reducing parking. She recognized that they are early in the plan but asked if there is a thought of affordable housing and the mix of units. Mr. Dietrich replied that they are estimating nine percent of studios/alcoves, 52 percent one- bedroom, 36 percent two-bedroom, three percent three-bedroom, with about 66 of the units at the 50 percent AMI level of affordability. Commissioner Wixon commented that there are many apartment buildings on Highway 55, but it would seem there is additional demand. He asked for input on the market study. Mr. Dietrich stated that there is still a tremendous need for housing units in the twin cities market. He stated that Plymouth has amenities that create additional demand for housing. He noted his previous experience working on the Basset Creek Apartments. He stated that there is a strong demand and once constructed, they are fully leased very quickly. He stated that throughout this area (Plymouth, New Hope, etc.) there are similar soil issues with the sites left for development and therefore this type of construction is similarly proposed. Commissioner Wixon commented that there is a robust economy with a demand for jobs that he would think would correlate to the need for housing. He asked if the demand for jobs were to decrease, would that also decrease the need for housing units. 5 Approved Minutes March 15, 2023 Mr. Dietrich did not think that would have an impact because the housing has been undersupplied for so long. He noted that this site is minutes away from eight Fortune 500 companies and Cargill which is the largest company in the country, therefore there are a lot of jobs in the area. Planning and Development Manager McGuire noted that Plymouth is the eighth largest city in the state but has the fourth largest economy because of its strong industrial sector. Commissioner Jerulle asked the applicant to summarize the exceptions that would be needed to make this happen. Mr. Dietrich commented that they are still working those out. Senior Planner Sommers replied that generally there would need to be a reguiding, an amendment to the PUD, variance to height, and perhaps setbacks and drive aisle widths. She noted that the flexibilities could be worked out through the PUD amendment. She noted that density, guiding, the mix of residential to retail, and the layout of the site would appear to be main topics of interest. She stated that the applicant is also requesting input on public art and parking. Mr. Dietrich stated that they also have space where they could provide proof of parking, noting that it could remain greenspace but could be converted to parking if needed. Commissioner Fowler asked if the ground water level has been studied to determine if underground parking would be feasible. Mr. Dietrich stated that they did some preliminary testing and there would not be an opportunity for underground parking in the north, which is why the building was pushed south. Commissioner Fowler commented that the commercial development seems disconnected from the roadways and asked how the public would access that space. Mr. Dietrich identified the area where retail development would occur and the parking that would be available. He stated that they would also have wayfinding signage. Commissioner Fowler asked the plan for the elevation of the first level if the parking is going to be provided on that level. Mr. Dietrich noted that they would use a mix of materials and windows. Commissioner Fowler stated that it sounds like 60 percent of the units would be one bedroom or less and asked the applicant for details on where they would see the parking demand. Mr. Dietrich stated that currently they have about 690 spaces. He stated that the city reduced the residential parking requirement from two stalls per unit to 1.8. He noted that realistically a TOD site would have a parking ratio of 1.5 but with the retail perhaps 1.7 would be more accurate. He 6 Approved Minutes March 15, 2023 stated that they would also be open to having the proof of parking that allows for more greenspace to begin and could be converted to parking if needed. Chair Boo invited the public to provide input. Chair Boo introduced Joe Benz, 834 Trenton Lane, President of Basset Creek Townhome Association, who stated that the 71 townhomes are adjacent to this site. He stated that he has lived in his townhome for 16 years and vividly remembers the activity that has occurred on the site over the years in previous cleanup. He noted that he believes there was asbestos on the site, which is a concern during the cleanup. He stated that six stories would make this the tallest building within miles which is concerning. He recognized there is a proposed building of this height to be built near Bachman’s but noted that there is no residential around that site. He stated that this site will increase the traffic on 6th Avenue dramatically. He noted that people will have trouble getting out of their driveways as 6th is not a high-volume street, noting that access from 10th or Highway 55 would be more appropriate. He asked that the commission think about the asbestos that would be dug up adjacent to homes and the impact traffic would have on the seniors in this area as well as the daycare. He referenced the hill with trees that was previously proposed with a previous development concept that never came to fruition and asked that similar landscape screening be provided. He commented that he does not believe townhomes would fit as the space identified is very tight and would require a wetland buffer. Chair Boo introduced Ruth Dimucci, 826 Trenton Lane, stated that she has real concern with this type of development. She stated that this condensed development causes traffic and chaos. She stated that there is a senior building on 6th and the residents often walk with walkers. She stated that this area also has a daycare and a lot of pedestrians that she would not want to see disrupted in this way. She commented that she would also be concerned with an increase in crime. She was concerned with the asbestos contamination on the site. She commented that she believes the value of the townhomes would decrease if this moved forward. Chair Boo introduced Clyde Stedman, 1180 Trenton Circle, commented that this meeting raises far more questions than answers. He asked if there would be another opportunity for the public to provide input if this moved forward. Chair Boo confirmed that there would be a public hearing to review the proposal, should formal application be submitted. Mr. Stedman noted that this development would add 600 to 700 people to this site which would increase the demand on police and fire services. He wondered if additional equipment would be needed to service a building of this height. He asked for a history of the developer and what he has developed in the past. He asked for details on financing and whether TIF would be requested. He asked if the DNR has approved the plans as this would add a large amount of hard surface to an area that is currently drainage. He stated that nothing has been heard about the townhomes and asked for details on the size and parking for that area. He commented that 10th Avenue is an uncontrolled speedway and this would add 500 to 600 vehicles. He stated that people will go east on 10th which is a crossing for the elderly community. He commented on the lack of police patrol on those roads. 7 Approved Minutes March 15, 2023 Chair Boo introduced Jim Davis, 1016 Trenton Circle, stated that in other developments with this type of height proposed to close adjacent residential development there were shadow charts showing the impact the building would have. He asked that be provided. Chair Boo introduced Lisa Ness, 10720 11 th Avenue, asked why the building needs to be so big. She understands the need for apartments and likes the retail space but was unsure why it needs to be so big. She agreed that 6th Avenue is not a good access, but also acknowledged that an access from Highway 55 would not be ideal either. She was concerned with noise as this is currently a quiet neighborhood. She commented that 600 to 1,000 people playing at a pool would cause noise, as would construction. She noted that many people work from home and enjoy the quiet. She stated that the crime will already increase with the transit station and would continue to do so with an additional 1,000 residents on this site. She was concerned with property value impacts and had questions as to how the building would be maintained and operated after construction. Chair Boo thanked the public for their input. He asked staff to address some of the comments provided by residents. Engineering Services Manger McKenzie commented that a traffic study would be completed as part of this project. He stated that the traffic study will run proposed future modeling to determine impact on the existing and proposed roadways. Senior Planner Sommers identified the location of the existing senior building and related concern expressed by residents. She noted that portion of the roadway is a minor collector and is designed to be more heavily traveled than it is. She stated that they could also work with the developer to consider traffic calming measures. She confirmed that traffic going onto 10th could go either right or left. She also identified the crosswalk location that was mentioned. Engineering Services Manager McKenzie noted that the crosswalk would be enhanced as part of the regional trail system. Chair Boo referenced the concern of the residents expressed related to the scale and height of the building. He noted that the zoning would allow 45 feet in height and asked why the building is being proposed so much taller. Senior Planner Sommers replied that other apartments have exceeded 45 feet in height. She stated that as there is more infill and redevelopment the development has a higher cost and there is a greater need for housing. She stated that they have also pulled the building closer to Highway 55 to be respectful to the townhomes and confirmed that a shadow study would be completed. Chair Boo stated that his sense from the staff comments was that the environmental work had been done and asked if there is additional material to be removed. Mr. Dietrich stated that part of the issue with developing this site is feasibility. He noted that the construction process needed because of the soils has a higher cost and they are also condensing the development because of the level of the water table. He stated that they have pulled it further from the existing residential, placing it closer to the transit station. He stated that most of the site has been cleaned up, but they will most likely find some things as they did. He stated that there 8 Approved Minutes March 15, 2023 will be an environmental consultant onsite throughout this process to determine if material is contaminated and if so, they would follow the proper process for disposal. He stated that 99 percent of the contaminated material has been removed from the site. He stated that removing any remaining contaminates would make this site better as well. He stated that they have done soil vapor testing, which is under review by the MPCA, along with their response plan for dealing with contamination. Engineering Services Manager McKenzie reviewed the different entities that would be involved in reviewing the water related elements of the site. Commissioner Olson stated that one concern of the residents was crime. She stated that the developer has done what they need to do to support mobility and was concerned that there is not buy in for mobility. Chair Boo asked for clarification on mobility. Commissioner Olson clarified mobility to be transit related. She asked if the transit station is set in stone or up for discussion. Engineering Services Manager McKenzie stated that a significant grant has been allocated to the city for that station and related transportation improvements. Chair Boo commented that the city has approved the County Road 73 study that has centered along transit in this area. Commissioner Olson commented that if the transit station is set, it would make sense that there would be high density development to support that. Commissioner Anderson stated that from the perspective of a developer, TIF would be needed because of the bad soils and contamination. He noted that the statement is also being made that 330 units would also be needed. He stated that it would appear that in return, 20 percent affordability, connection of roads, and connection of trails would be provided. He stated that TIF is not an issue the commission needs to consider. He did not believe that 330 units would be needed to make the project work, but also does not disbelieve that. He stated that they must ask whether 330 units would be right in this location and under this design. He was unsure of the answer, and without the traffic information it feels like too much. He was concerned with the view from Highway 55 and the proximity to the highway. He stated that the architecture provided is interesting with modulation and a mix of materials. He stated that the first story appears to look similar to the rest of the building but would actually be parking. He stated that he likes the idea that someone would not be able to tell that the first level is parking. He had some concern with the commercial but also understands that a tenant must first be identified. He commented that it would seem the retail would be primarily for the people living there as it would be difficult for others to access. He liked the element of affordability and that it would be mixed between the different unit types. He recognized that if the unit count is set at 270, that could remove the affordable units. He noted that generally this seems to be too high with too many units. He stated that if the site needs a lot of work, the price of the land should be less. 9 Approved Minutes March 15, 2023 Chair Boo stated that he partially agrees with the comments of Commissioner Anderson related to density. He understands the limitations of the site and noted that less density would be preferred because of the character of the neighborhood. He agreed that moving the building towards the highway would reduce the visual impact from the townhomes. He stated that the city has somewhat handcuffed the developer in regard to the commercial development. He recognized that the desire is to create retail that would work with the transit orientated development. He stated that the issue of parking is something they have been thinking about and are working with staff to review. He stated that they would want to encourage more transit use but also would not want to burden the area with parking issues. He asked how the city qualifies developers. Senior Planner Sommers stated that the developer is required to provide past projects they have completed and staff reviews those. She stated that staff can also reach out to other communities to determine if there have been complaints or issues. She provided more details on the review that is done for financial viability. Planning and Development Manager McGuire stated that a development contract is also required, and 100 percent escrow is required for the public improvements on the site. She noted that typically only experienced developers are able to provide that level of escrow, as it is essentially financed twice. She stated that under the proposed comprehensive plan guidance the site could support up to 35 units per acre and this proposes 26 to 27 units per acre. She suggested that rather than density, the discussion be focused on things that could mitigate that density. Commissioner Wixon asked if the project is financially viable to the developer with a smaller building and less units. He asked if the building could be built under 45 feet in height. Mr. Dietrich replied that the project would not be feasible at 45 feet. He stated that as part of the TIF process, the financial numbers will be reviewed. He noted that without TIF the project would not be financially feasible and noted that review is done by Ehlers. Planning and Development Manager McGuire stated that finances and qualifications of the developer would not be under the purview of the commission. She asked that the commission focus on the issues under their scope. Commissioner Jerulle commented that it would seem this would require an adjustment to the comprehensive plan guiding. She recognized the time and effort that went into developing the comprehensive plan and was unsure that this should move forward with this level of exception from that plan. She stated that the perception with high density and TIF on environmental aspects does not provide a level of support from the public. Commissioner Fowler stated that he can understand how the traffic could be a concern but the hope with this type of site would be that the residents would utilize the transit station. He stated that hopefully increased trips of the buses would increase ridership. He stated that the County Road 73 study estimated 270 units but believed that development concept would impact the existing residents more than the current proposal. He stated that the shadow study will be helpful as well as how the view of the townhomes would be impacted. He noted that the pool deck is not facing the townhomes and commented that there will also probably be allowed hours of use for the pool. He stated that much of the concern with traffic appears to be pedestrian related, noting 10 Approved Minutes March 15, 2023 that there are not sidewalks to the east. He hoped that the city could work to address that issue to improve the pedestrian experience. He stated that in terms of parking, 690 stalls seems excessive for this type of project and would support the proof of parking concept that would allow more greenspace. Chair Boo noted that public art is often difficult to react to but are appreciated, especially in this type of layout. He also agreed that if appropriate parking could be reduced in return for additional greenspace. Adjournment Chair Boo adjourned the meeting at 8:48 p.m.