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
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Planning Commission Minutes
March 1, 2006
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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.
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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.
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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
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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
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March 1, 2006
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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.