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HomeMy WebLinkAboutPlanning Commission Minutes 03-01-2006Approved Minutes City of Plymouth Planning Commission Meeting March 1, 2006 MEMBERS PRESENT: Chair James Holmes, Commissioners Melissa Musliner, E. J. Clyman, Kathleen Murdock, Sarah Anderson and Karl Neset MEMBERS ABSENT: Commissioner Frank Weir STAFF PRESENT: Community Development Director Anne Manager Barbara Senness, Senior Planner Marie Darling, Planner Engineer Ron Quanbeck and Office Support Specialist Laurie Lokken. 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA Hurlburt, Planning Joshua Doty, City Chair Holmes said items 5B, 5C and 5D are to be removed from the Consent Agenda and placed under New Business. MOTION by Commissioner Neset, seconded by Commissioner Clyman, to approve the amended March 1, 2006 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE FEBRUARY 1, 2006 AND FEBRUARY 15, 2006, PLANNING COMMISSION MINUTES Commissioner Anderson commented that in item 7A of the February 15, 2006 Planning Commission Minutes, it states she said younger families are moving into St. Louis Park because of older homes and said this is the cycle of life and it drives the cost of homes up again. She stated that she did not mean to imply that drives the cost of homes up and requested that end of the sentence be deleted from the minutes. Chair Holmes stated there being no objections, the February 15, 2006 Planning Commission Minutes will be so corrected. MOTION by Commissioner Murdock, seconded by Commissioner Musliner, to approve the February 1, 2006 and amended February 15, 2006 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved. Approved Planning Commission Minutes March 1, 2006 Page 2 6. PUBLIC HEARINGS A. HEMPEL PROPERTIES, LLC (2005148) Chair Holmes introduced the request by Hempel Properties, LLC for a site plan amendment and conditional use permits for Plymouth Retail located at 4445 Nathan Lane North. Planner Doty gave an overview of the February 21, 2006 staff report. Commissioner Clyman queried what the distance would be from the base of the retaining wall to the pond. Planner Doty responded that the base of the retaining wall would be located above the water and that it looks like there would be roughly 12 to 15 feet of separation between the pond and the wall. Commissioner Clyman stated this is a high use traffic lane. He wondered with the top being 12 feet of open space from the edge of the lane and the edge of the terrace, was there any thought about putting up a barrier. Planner Doty replied that staff reviewed a number of earlier plans that had a much shorter distance between the top of the retaining wall and the drive aisle. He said that with the earlier plans, staff would have recommended that some form of vehicle protection be installed to prevent cars from going over the edge. However, staff worked with the applicant to increase the distance to 12 feet, which would be adequate without protection. City Engineer Quanbeck added that plans were looked at carefully. He said staff reviewed the MnDOT standards for guard rails and found that in this area, a 12 -foot separation is an adequate distance without a guard rail. Commissioner Clyman said that since this was addressed and looked at, he is comfortable with what is proposed. Commissioner Clyman asked if the building has a back-up power unit and if that unit is being moved during the construction period. Planner Doty responded that he is not aware of any existing or proposed back-up generators. Commissioner Clyman wondered about the parking demand. He said that in the report, it seems to meet parking standards but is pretty close to the standards. He queried if there would be adequate parking spaces for the development to the south for future tenants. Planner Doty stated that staff considered all the proposed uses on the site and the request meets Ordinance standards. He said a condition was added to the approving resolution requiring the applicant to provide the floor plans of restaurants to verify that parking requirements will be met, prior to issuance of any building permits. Commissioner Clyman commented that he appreciated maintaining access to the retail building with a crosswalk. Commissioner Musliner stated that with the crosswalk located in the drive aisle, people wouldn't be watching for pedestrians. She asked if the crosswalk could to be moved just north to where the median barrier is located. Planner Doty responded that it could be moved. He stated the barrier includes landscaping that would Approved Planning Commission Minutes March 1, 2006 Page 3 need to be removed, but added that either location could work. Planning Manager Senness added that if people are coming from the south, they would take the path of least resistance any way. She said they would see the sidewalk ahead and cross there no matter where the crosswalk is. Community Development Director Hurlburt stated that there would only be traffic from the drive-through area and not traffic from the circulation area. Commissioner Musliner commented that she wouldn't anticipate pedestrians being in a drive-through lane but rather in the parking lot where there would be an expectation for pedestrians. Chair Holmes commented that a solution may be simple, non -intrusive signage. Chair Holmes introduced the applicant, Josh Krsnak, Hempel Properties, LLC and Gary Tushie, Tushie Montgomery Architects. Applicant Krsnak stated that Hempel Properties has been a long time resident of Plymouth. He said their company is growing and they currently own one million square feet in the twin cities area. He said they are long term holders of real estate and they rarely sell. He said they have been looking at this site for four years and are looking at closing on this property, contingent upon approval. He said construction will begin one month after approval is received and the project will take approximately six months to complete. He said they have completed numerous talks with Cub Foods and this site is best for everybody. He added that Cub Foods is excited about the project as they haven't renovated their building since it was built and will do interior improvements, too. Chair Holmes opened the public hearing. Chair Holmes introduced Bruce Hagberg, 10455 43rd Avenue North. Mr. Hagberg stated that he assumes that the berm along County Road 9 will remain. He also stated that the whole neighborhood that lies to the west is still isolated from this property. He said that like our pioneering spirit, we have pioneering trails to get to Cub. He wondered if the developer would consider putting in a sidewalk so the condominiums and apartments can migrate down and cross over. He said otherwise they are forced to get in their cars and drive all the way around. He wondered what the particular hours of operation for the new retail space would be. He said that Cub Foods is open 24 hours and he would not be in favor of the retail space being open 24 hours. Chair Holmes introduced Mary Lou Roslund, 4350 Trenton Lane North. Ms. Roslund lives in Clinton Condos next door. She said that she liked what Mr. Hagberg said about a path and asked if they could put a dip in the retaining wall so people could get through without having a barrier for walkers. Chair Holmes introduced Jeff Wrede, Hempel Properties, LLC. Mr. Wrede stated that he does not need to talk. Chair Holmes closed the public hearing. Approved Planning Commission Minutes March 1, 2006 Page 4 Community Development Director Hurlburt queried if the existing berm is still going to be there. Planner Doty responded that the existing berm would remain. Community Development Director Hurlburt asked the applicant to respond to the hours of operation and how they can get Cub Foods customers over the retaining wall. Applicant Krsnak replied that the hours of operation typically are from 10:00 a.m. to 8:00 or 9:00 p.m. He also responded that the retaining wall is 2 feet tall and it is not a large retaining wall. He wondered if the residents would like to see steps put in there. Community Development Director Hurlburt suggested that possibly a condition to maintain access for the folks to the west could be added. Applicant Krsnak added that he feels retailers would be happy to see customers from the west. Commissioner Musliner asked for clarification on the opening hours of operation for the retail in that the coffee shop would be opening earlier. Applicant Krsnak responded that the coffee shop space is proposed for Caribou Coffee and they would open earlier, possibly 5:30 a.m. Community Development Director Hurlburt asked if there are any other points of entry on the south side of the retail building other than the drive-through for the coffee shop. Applicant Krsnak responded that all doors are on the north side of the building. Commissioner Clyman queried who would be required to maintain the steps or access if it were added to the west. Applicant Krsnak responded that they can't build on someone else's property but that he has no issue with making access easier. Mr. Tushie added that there is 17 feet from the property line to the retaining wall. Community Development Director Hurlburt responded that the applicant could make whatever improvements up to the property line and if the owners of the condominium wanted to do something to join up, they can. MOTION by Commissioner Clyman, seconded by Commissioner Murdock, to approve the request by Hempel Properties, LLC for a site plan amendment to allow a free-standing retail building and modifications to the existing Cub Food building and conditional use permits for more than one building on a lot and a drive-through for a coffee shop for property located at 4445 Nathan Lane North. Roll Call Vote. 6 Ayes. MOTION passed unanimously. 7. NEW BUSINESS A. MARKUS AND SABINA GAPANY (2006001) Planning Manager Senness introduced the request by Markus and Sabina Gapany for a variance for impervious surface coverage to allow construction of a new home for property located at 1441 West Medicine Lake Drive. Approved Planning Commission Minutes March 1, 2006 Page 5 Commissioner Clyman asked what impact the soil corrections would have on neighboring properties. Planning Manager Senness stated that the former house had burned down and that is why the lot is presently vacant. She added that staff will make sure that there aren't any off-site issues affecting other properties. Commissioner Clyman stated that he liked the idea of infiltration trenches and wondered if that was common place. Planning Manager Senness replied that this would be the first time an infiltration trench would be incorporated for single-family use. She stated that because of the shade on site, a rain garden would not flourish and this was looked at as a good alternative that would require less maintenance than a rain garden. Chair Holmes introduced the architect for the applicant, Steve Kleineman, SKI) Architects. Mr. Kleineman responded that a lot of older houses were built on marginal soils. He said that today they are much more careful than before. He stated the soil corrections would have no affect on other properties. He added that good soils will be added and no pilings are necessary. Commissioner Musliner asked for a description of the footbridge. Mr. Kleineman described the existing and proposed site grades, noting that there is a roughly 7- to 9 -foot elevation change along the west lot line. He said it made more sense to put a bridge across from Evergreen Lane street level so that existing drainage patterns aren't affected. He stated they are considering a pre -cast concrete footbridge so it will last a long time. He added that the footbridge would also add architectural interest to the site and disrupt less of the property. Chair Holmes asked if anyone in the audience wished to speak on the request. No one wished to speak. MOTION by Commissioner Anderson, seconded by Commissioner Musliner, to approve the request by Markus and Sabina Gapany for a variance for impervious surface coverage to allow construction of a new single-family home for property located at 1441 West Medicine Lake Drive. Roll Call Vote. 6 Ayes. MOTION passed unanimously. B. INDEPENDENT SCHOOL DISTRICT #281 (2006003) Senior Planner Darling introduced the request by Independent School District #281 for a site plan amendment and variance for building additions and modifications at Plymouth Middle School located at 10011 36th Avenue North. Commissioner Musliner asked how far from the south property line the building currently sits. Senior Planner Darling responded that the middle point does not meet the required 75 -foot setback but the other two points are conforming. Commissioner Musliner queried how close properties are to the south and what impact this proposal has on them. Senior Planner Darling stated the building corridors are for service Approved Planning Commission Minutes March 1, 2006 Page 6 workers and the mechanical rooms work with air-quality equipment and must be added at each of the three corners of the building. Commissioner Musliner asked if they would create more noise. Senior Planner Darling responded that the additions would be quiet and the mechanical equipment would be completely enclosed. She added that the potential for noise would be from the air conditioning unit on the north side of the building. She said the air conditioner is within a sound absorbing enclosure and within masonry walls built to resemble the building walls. She stated that the applicant also submitted a noise report that documents that the air conditioner would meet City requirements. Chair Holmes introduced the applicant, Jim Gerber, Independent School District #281. Applicant Gerber stated that as described, the primary purpose is to address the air quality within this building and meet codes. He said they looked at several alternatives to serve the building interior and felt the only effective solution that would meet requirements would be to add an 8 -foot corridor around the building and three mechanical rooms for air handlers that would supply those areas of the building. He said there would be no impact on the noise. He added that they are using an exterior brick wall system that will replicate the existing wall and they will match windows located in exterior classrooms. He stated that the fire lane on the south side of the property would be relatively close to the property line. He said they are doing some paving improvements and will be addressing screening of the loading dock area. Chair Holmes introduced Rosalie Majorowicz, 3520 Pilgrim Lane North. Ms. Majorowicz stated that they live on the west side of the school. She said they get all the noise from the delivery area. She stated that she can see that according to the plan, the delivery and trash areas will be screened with trees and nice shrubbery and asked if further screening could be added around the holding pond so they don't see the loading area. She added that they do get a lot of the sound from delivery trucks that come at 3:00 a.m. Applicant Gerber responded that in regards to screening, they absolutely would be willing to incorporate that. He added that they would work with City staff to come up with the correct hours of operation for trucks. He stated the refuse truck is there around 5:00 a.m., otherwise most deliveries are after 6:00 a.m. Commissioner Clyman queried how to incorporate this recommendation into the proposal. Community Development Director Hurlburt responded that the Planning Commission could recommend that part of the motion include an addition to the resolution that the applicant, Independent School District #281, will work with City staff to increase the screening area for neighboring residents. MOTION by Commissioner Clyman, seconded by Commissioner Neset, to approve the addition to the resolution that Independent School District #281 will work with City staff to increase the screening area for neighboring residents. Roll Call Vote. 6 Ayes. MOTION passed unanimously. Approved Planning Commission Minutes March 1, 2006 Page 7 Commissioner Musliner asked if there is an ordinance for delivery trucks. Community Development Director Hurlburt responded that there is an ordinance and City staff will make sure that the applicant has the latest information. MOTION by Commissioner Anderson, seconded by Commissioner Neset, to approve the request by Independent School District #281 for a site plan amendment and variance for modifications and additions to Plymouth Middle School at 10011 36th Avenue North. Roll Call Vote. 6 Ayes. MOTION passed unanimously. C. WCL ASSOCIATES, INC. (2006004) Planning Manager Senness introduced the request by WCL Associates for a site plan amendment and variances for a warehouse addition at Amerilab Technologies for property located at 2765 Niagara Lane North. Commissioner Clyman asked why a variance is being requested instead of changing the property to I-2. Planning Manager Senness responded that City staff did not look at that option. She said it is I-2 across the street and the rest of the area is I-1. She stated that it is an unusual lot with three frontages. Commissioner Clyman queried if the building is more appropriate for I-2 and would future use of the property be more suitable for I-2. Planning Manager Senness responded that the issue is coverage and there could be additional uses with I-2 that may or may not be appropriate for that site. Community Development Director Hurlburt added that there are only a few uses in I-2 that are different from I -l. She said some potential uses may not be desirable in this area, such as food industries with unwanted odors or distribution centers, with much greater traffic. She said the reason for I- 1 on this site is that there are residential properties that are sharing some of the streets accessing the area. She stated that the City does not typically rezone property when there is no proposal to change the use of the property and that, consequently, it would be better to do this with a variance than to change the use when not really needed. Commissioner Clyman stated that he did not take that into account and asked if the variances we apply against the standards will set precedents for other properties requesting variances. Community Development Director Hurlburt responded that a variance does not set a precedent. She said each variance application is unique. She noted that the City has even greater discretion when considering a rezoning. Commissioner Clyman stated that he is concerned that truck traffic moving through the entrance off 28th Avenue will have limited visibility with the building expansion. He asked if truck traffic should be limited through that area, forcing the traffic to the south, off Niagara Lane. Planning Manager Senness replied that operationally, she is not sure where they direct traffic right now. She said it was determined the length of area and 10 -foot setback to the building was manageable and to do it differently would disrupt the architecture of the building and not work. Commissioner Clyman stated that they did not need to change the plan but asked if it would be possible to limit truck traffic. City Approved Planning Commission Minutes March 1, 2006 Page 8 Engineer Quanbeck added to keep in mind that Niagara Lane is a much busier street. He said there would be fewer conflicts on 28th Avenue and it would be preferred for safety. Chair Holmes introduced applicant, Dave Clark, WCL Associates. Applicant Clark stated that he did not have a presentation to make. He responded to the query about truck traffic that trucks will take the shortest and quickest route, which is off Niagara. He added that they would not go around the block to get to a different entrance. MOTION by Commissioner Murdock, seconded by Commissioner Anderson, to approve the request by WCL Associates, Inc. for a site plan amendment to allow a 20,250 square foot warehouse addition and variances for 1) the amount of structural coverage permitted in the I-1 Zoning District and 2) the required 10 -foot drive aisle setback for Amerilab Technologies located at 2765 Niagara Lane North. Roll Call Vote. 6 Ayes. MOTION passed unanimously. 8. ADJOURNMENT MOTION by Commissioner Clyman to adjourn and Chair Holmes adjourned the meeting at 8:18 p.m.