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.