HomeMy WebLinkAboutPlanning Commission Minutes 04-05-2006Approved Minutes
City of Plymouth
Planning Commission Meeting
April 5, 2006
MEMBERS PRESENT: Chair James Holmes, Commissioners E. J. Clyman, Kathleen
Murdock, Sarah Anderson, and Frank Weir
MEMBERS ABSENT: Commissioners Melissa Musliner and Karl Neset
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Manager Barbara Senness, Senior Planner Shawn Drill, Planner Joshua Doty, Public
Works Director Doran Cote 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
MOTION by Commissioner Weir, seconded by Commissioner Clyman, to approve the
April 5, 2006 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE MARCH 15, 2006, PLANNING COMMISSION
MINUTES
MOTION by Commissioner Weir, seconded by Commissioner Murdock, to approve the
March 15, 2006 Planning Commission Minutes. Vote. 5 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. INSPEC INC. (2006002)
Chair Holmes introduced the request by Inspec Inc. for a site plan amendment, conditional
use permit amendment and variances for site improvements at Armstrong High School
located at 10635 36th Avenue North.
Planner Doty gave an overview of the March 28, 2006 staff report.
Commissioner Weir queried how many additional parking spots would be created from the
reconstruction of the parking lot. Planner Doty responded that the parking lot would be
expanded to the south to allow 24 additional parking spaces.
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Commissioner Anderson queried why the City has a requirement that the scoreboard not
have any form of advertising on it. Community Development Director Hurlburt responded
that the City does not permit off -premise advertising signs anywhere in the City of
Plymouth, whether it's a billboard or a business that has a sign that does not directly
advertise the name of the business or the product of the service that is offered at that
business. She stated that prohibiting off -premise signs in the City really requires that we
be consistent across the board in all zoning districts and in all uses and if we are going to
allow off -premise signs advertising in one area, it would be difficult to defend legally
allowing it in another area. Commissioner Anderson stated that this is an issue she would
like to visit at some point. She stated it is one way schools can pay for their scoreboard
and get rid of a tax burden for their citizens. Community Development Director Hurlburt
responded that we have done research from time to time on the legal status and whether or
not we could allow this type of sign. She stated we can certainly come back to the
Planning Commission with a report. She said we have worked with the City Attorney to
see if there was some way we could do it for some and not for others. She stated that
athletic organizations and schools want to do off -premise signs but so would businesses.
She said we can prepare a report on the research that we have done in the past as an
informational item for the Commission to see if they want to go any further with it.
Chair Holmes introduced the applicant, Jim Gerber, Facilities Program Director,
Robbinsdale Area Schools, 4148 Winnetka Avenue North, New Hope. Mr. Gerber stated
that in regards to the west parking lot addition, there is insufficient parking space. He said
they have seen a significant increase in parking needs since there has been a fluctuation in
curriculum to address special education needs as well as English as a second language. He
stated these are more staff intensive curriculum and from time to time they have had more
staff in the building than in the past and there is not enough parking. He said they wanted
to address those issues and to have an area fully available for emergency vehicles. He
stated there is a request to add sixteen lacrosse games for boys and girls. He said lacrosse
currently does not exist at the high school level but they will be adding lacrosse next year
for the girls and for the boys in the following year. He stated with regards to the total
number of soccer games currently played, the request is just a correction to the original
language. He said the current language is for eight games and should correctly reflect the
total of sixteen games played by both boys and girls. He said there is an additional request
for one additional football game that would be scheduled from time to time. He stated that
in regards to the public address system, the school district did have a meeting last
December. He said there is some concern about the public address system being used on
the weekend, so they hired a consultant to analyze it. He said they realize the public
address system was not being a good neighbor and asked for more analysis. He stated they
came up with three drawings and found there was an impact on the surrounding
neighborhood with the existing system. He said they did further refinements, and with
changes, achieved significantly lower sound past the football field perimeter. He said the
analysis incorporates keeping the output matched to the amount of spectators. The public
address system would operate at a higher level for football games and can be changed to a
lower level for other events.
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Commissioner Anderson stated that the Planning Commission received a letter from
resident Kathleen George, 10630 34th Avenue North, who lives near the school and who
has expressed a number of concerns. She requested information from the school district on
what they are going to do to guarantee that they follow through with construction as
outlined. Mr. Gerber responded that one of the items that would be addressed would be
requiring the contractor to flag every tree that is proposed to be relocated or touched in any
manner. He stated the contractor and district consultant would walk through the site before
construction begins to make sure tree damage does not occur. He said there would be a
requirement that the contractor would have to install orange fencing around each site
before they can do any work. He stated they are taking measures to help make sure
restoration, and the turf itself is listed in the contract documents that the contractor would
have to sign. He said those concerns are very legitimate and quality control is everything.
He said it's the necessity of the school district that there are areas defined before they start.
Commissioner Anderson queried if that was something that can be included in the
resolution. Community Development Director Hurlburt responded that it is already in the
resolution. Planner Doty stated that the resolution includes a condition requiring the
applicant to enter into a site improvement agreement and submit a financial guarantee
before any grading is done. Commissioner Anderson queried if it required the fencing.
Planner Doty replied that it does require the fence.
Mr. Gerber added that for the hours of operation, there was a document that was presented
as part of their submittal that trucking operations and hauling of material in or off the site,
when it occurs, would be limited in hours and the contractor would be required to comply.
He stated that the hours would be limited to Monday through Friday from 8:30 a.m. to 3:30
p.m. He said only one thing they would ask is that the contractor's work on the site would
be allowed to occur within the 7:00 a.m. to 3:30 p.m. work day as this is separate from
trucking operations. Commissioner Weir queried if heavy equipment was routinely set up
before 4:00 and 5:00 a.m. as stated in the letter. Mr. Gerber replied that he didn't have that
information at hand but that would be outlined in the contract documents.
Commissioner Murdock stated that there are so many residential homes in the
neighborhood and she did not think only the hours of operation were a concern but also
noted by this particular neighbor were the lights and the games not ending at 9:30 or 10:00
p.m. She said this is a critical piece that the school district needs to adhere to and with the
inconvenience factor, she thinks something should be addressed in the resolution that refers
to that.
Commissioner Clyman stated that it is exciting for the school district to expand the number
of games and his main concern with the letter received and in general, seems to be the
complaint process and the need for a plan on how the school district communicates with
neighbors. Mr. Gerber responded that their complaint process isn't as good a program as
they would like. He said the public contacts the district through the high school office or
district office. He stated there is information that goes out to parents with children in the
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school and area residents receive a newsletter once or twice a year. He said they could
look at that as well as publishing on their website. He said they are open to receipt of
complaints and in creating a better response system.
Commissioner Clyman stated that he hoped they would do that and queried if there is
always someone present when the sound system is modified to the lower decibels. Mr.
Gerber responded that the system would be modified and those adjustments incorporated
prior to the end of August. He stated that at the first home football game and first home
soccer game, the consultant would be identifying the model that the school district would
adhere to. He said that during the summer of 2006, they would set up the sound system
with two preset levels and there would be a person on site at events to operate that system
with a key. He said that for the five football games, the activity director would increase the
decibels. He stated the system would automatically go back down for the other games. He
added that the system allows them to set the system to those two levels to make sure the
system stays in that mode of operation.
Commissioner Clyman queried that during the construction phase if there would be any
heaps of dirt. Mr. Gerber responded that there are limits during construction for the
contractor. He stated there will be an erosion control fence around the stadium area and the
contractor is obligated to stay within the track field. He said the contractor would not be
able to go outside of the track and only within the area adjacent to the junior varsity field.
He stated there are limits and there is fencing at the perimeter of the turf area and they must
place or remove material within that zone. He said that when expansion of the water
quality pond begins, everything they touch is their responsibility to resurface. He said the
contractor will similarly place material during the parking lot expansion only inside a final
construction zone.
Chair Holmes opened the public hearing.
Chair Holmes introduced Logan Coombs, 3510 East Medicine Lake Boulevard. Mr.
Coombs stated that he lives within 500 feet of the school so he got a letter and came to
observe the process. He said that he really appreciates the concern that everyone has about
the neighbors. He stated that we are addressing questions that he didn't think to ask and he
is glad someone is looking out for him. He said he has a concern about neighbors planting
trees that would inhibit the view of Medicine Lake as that is why he is located in Plymouth.
He stated that all the sound issues that have been brought up are good but the primary
concern here is that at the end of day when the students and staff are gone, they are looking
over an empty lot to the lake.
Chair Holmes introduced Patti Flekke, 3495 Pilgrim Lane North. Ms. Flekke stated that
she was pleased to hear about the issues that have been addressed. She said she has made a
number of improvements to her home to stop the sound from coming in. She said her
concern is the music that is played before any event and that students have access to that
and it is very loud. She stated that it is always in the spring when there is a painfully
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intrusive sound with music. She added that she appreciates all the work that has been done
for a fence around Tiburon as it really helped that property.
Chair Holmes introduced Lawrence Nelson, 3516 East Medicine Lake Boulevard. Mr.
Nelson said when they built the new road (East Medicine Lake Boulevard), they put in a
holding pond south of the school property and questions why they would need another
holding pond. He stated that if they do put a holding pond here, he questions how soil
erosion, trees and greenery affect that million dollar view. He stated that he questions the
number of additional parking spots along the west side of the parking lot as he has never
seen anybody parking there. He said the student population has been down. He stated this
is the teacher's parking lot and students park elsewhere, so why do they need more teachers
if there are less students. He questions why the holding pond is required when one was just
put in. He stated the school district broke promises. He said he doesn't see how they'll put
a holding pond on a hill without something to stop the water flow. He stated on the noise
issue that sometimes those games go to 11:00 p.m. at night. He said that with Mission
Farms across the street, he is in the middle of the activity. He stated he was also concerned
about the lights as sometimes they leave all those lights on and he would be happy if they
left the west side alone.
Chair Holmes introduced Ray Moles, 11200 46th Avenue North, Commissioner for the
Armstrong Cooper Youth Football and Youth Lacrosse Associations. Mr. Moles stated
that he has been a Plymouth resident for the past 21 years. He said they have about 1600
members in their youth organization and it is important that turf be placed on the fields.
He stated that surrounding schools are all playing on turf. He said it is safer and you don't
have to worry about the sprinkler system. He stated as a youth organization, they want to
keep them playing in a safe environment. He said that as they are growing, it is much
better to play on turf. He stated it's also a cost factor when you consider that a field is
unavailable when it is undergoing renovation and when turf fields are in place, you don't
have that problem. He added that for the Moorhead game, it couldn't be helped as they had
to wait for Wayzata officials. He said it was unavoidable and was a one night occurrence.
Chair Holmes requested a response to the potential loss to line of site to the lake. Planner
Doty responded that staff did receive a call from a property owner north of the parking lot
who had that concern. He said that he had contacted the school to discuss this and they
were very receptive to moving trees as needed to maintain views. He stated there are two
or three trees proposed on the west side of the parking lot and the school is receptive to
moving those. He said that staff does not have any specific requirement that they be
located on the west side of the parking lot. He said that a condition was added that requires
that no trees be placed in locations that would obstruct views to Medicine Lake for any of
the homes north of the parking lot. He responded to the mention of a pond on the west side
of the parking lot and said that it is actually not a pond. He stated the applicant is
proposing a rain garden, which is a depression filled with low growing shrubs and plants
that would treat the stormwater. He said that no trees are proposed in the rain garden
because they shade out the plants, which are needed to treat the stormwater.
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Chair Holmes requested an explanation of the purpose of a rain garden. Planner Doty
replied that for site improvements, the City does require treatment of stormwater on the site
before it leaves the site and the applicant has proposed to treat it with the expansion of the
pond south of the school and the rain garden on the west side of the site. He stated that the
pond and rain garden are required. He said the applicant did oversize those quite a bit to
also mitigate the variance that is requested for impervious surface.
Chair Holmes requested a response on the sound issue surrounding pre event music. John
Christianson, Independent School District No. 281, 4148 Winnetka Avenue North, New
Hope, responded that the sound talked about was a spring happening that was occurring
before baseball games. He said the activity director has stated that this will no longer be
allowed. He stated that there are band opportunities and music before some games that are
being addressed. He said one other issue about the need for additional parking is that
enrollment of 2,300 students is at one of its higher levels. He stated one other thing that
has changed is the number of programs for students with disabilities and students with
English as a second language. He said there are much smaller class sizes and one-on-one
settings, which means more specialty staff come to the site today than 15 or 20 years ago.
Chair Holmes requested a response to games that go late. Mr. Christianson stated games
start at 7 p.m. typically. He stated unless there are a lot of clock stops or a passing game,
they are done by 9:30 p.m. with lights off by 10:00 p.m. or shortly thereafter. He said
another point is that officials are assigned out of the league. He said for the Moorhead
game, there was a double booking and instead of sending Moorhead home and bringing
them back another night, the decision was made to wait for the officials to finish their other
game.
Community Development Director Hurlburt requested a response to the lighting in the west
parking lot. Planner Doty responded that the applicant has proposed a new lighting system
just for the west parking lot. He stated the lighting system should improve from the
existing condition. He said the City has adopted new lighting regulations designed to
eliminate intrusive light to neighbors' properties. Also, the ordinance requires that any
light fixtures that are added within 300 feet of residential properties be equipped with
additional shielding. He said light glare to the neighboring properties to the north and to
the south should improve with the light system that is proposed.
Commissioner Murdock stated she had concerns about the noise, lighting and trees and
they have all been addressed. She said she also wanted to say that she supports the
enhancements to athletic fields and is aware of the ongoing shortage for lacrosse fields.
She said her only other comment to Commissioner Anderson's comment specifically
directed to advertising is that she had the opportunity to attend a meeting last week and
learned that the County now has TV monitors at their service centers where they are selling
advertising and using the revenue to pay for credit card fees. She stated that she feels this
is an area we should explore further.
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Chair Holmes closed the public hearing.
Commissioner Anderson stated she wanted to comment to the activities director that she
was glad they are taking the initiative to eliminate the pre game music and half time music.
She added that it should be at a level to still communicate with the person next to you and
asks that steps be taken to make this a friendly plan.
MOTION by Commissioner Weir, seconded by Commissioner Anderson, to approve the
request by Inspec Inc. for a site plan amendment, conditional use permit amendment and
variances for site improvements at Armstrong High School located at 10635 36th Avenue
North.
Commissioner Clyman stated that he would like to add an amendment to the motion but
would first like more information on the difference between turf and grass and how it
affects runoff. Planner Doty replied that the turf surface is designed with a sub surface
including crushed limestone and a drain tile system. He added that drainage from the turf
surface would be collected in the drain tile and transported to the pond south of the school
building. He said it is very similar to the grass surface for the junior varsity field, which
would include a drain tile system that goes to the pond. Commissioner Clyman asked if it
is going into anyone's yards. Planner Doty confirmed that all is directed to the pond.
MOTION to amend by Commissioner Clyman, seconded by Commissioner Anderson, to
add a condition requiring the school district to work with City staff to develop an action
plan for the school to process neighborhood complaints or concerns during construction
and games and to present an action plan to communicate to the neighborhood about the
process. Commission Weir stated that he was not sure that the City directing the school
district could legally be done. Community Development Director Hurlburt responded that
to the extent that conditions are necessary to ensure the standards for a conditional use
permit are met, you can attach them. Vote On Amendment. 3 Ayes with Nays by
Commissioners Weir and Murdock. MOTION approved.
Roll Call Vote On Main Motion. 5 Ayes. MOTION approved unanimously.
B. CSM CORPORATION (2006011)
Chair Holmes introduced the request by CSM Corporation for a comprehensive plan
amendment to change the land use guide plan from industrial to commercial, and a PUD
sketch showing roughly 39,000 square feet of commercial use for property located at the
northwest corner of State Highway 55 and Northwest Boulevard.
Senior Planner Drill gave an overview of the March 28, 2006 staff report.
Commissioner Weir asked where the drainage for the property eventually goes. Senior
Planner Drill said that it drains to a wetland located northeast of the property.
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Commissioner Clyman asked about the intersection of Campus Drive and Annapolis
Circle. Senior Planner Drill said the intersection is currently a stop for drivers heading
north on Annapolis Circle, and has no stop control for drivers on Campus Drive. He said
the intersection would need to be monitored to see if any changes would be needed in the
future.
Chair Holmes said that he's concerned about eastbound Campus Drive, where it narrows
from two lanes to one. He also said there doesn't seem to be an easy way for people to
walk in this area. Senior Planner Drill said there currently are no trails in this area,
however, the trail plan does show trails eventually on both sides of Northwest Boulevard.
He said right now people walking in the area are forced to walk along the street or in the
grassy areas next to the street.
Commissioner Weir asked about site access. Senior Planner Drill said the development
would have two curb cuts along Annapolis Circle, with no access from Campus Drive,
Northwest Boulevard or State Highway 55.
Chair Holmes introduced the applicant, John Gelderman, CSM Corporation. Mr.
Gelderman stated that West Health contacted them soliciting proposals to see what could
be developed on this site. He said that this site is a gateway into the PUD. He said this is
the last vacant parcel in the area. He said that West Health originally planned to develop
this site for health care and office space, but with a new hospital proposed in Maple Grove,
they no longer need to retain the site. Paul DeVetter, CSM Corporation, said they would
use the same building materials used in the West Health project. He said the proposed
landscape feature at the corner would add excitement to that location.
Chair Holmes opened and closed the public hearing as no one requested to speak on the
item.
Commissioner Anderson stated that she supports reguiding the site to commercial. She
said she would like to see the development kept to one story. Mr. DeVetter said that they
planned for a single story development. She said she was also concerned about the traffic,
as there are problems that already exist.
Commissioner Weir said he liked what was presented.
Commissioner Weir asked where the walking trail will eventually go. Community
Development Director Hurlburt said there is a major trail system that runs along Plymouth
Creek north of the site. She stated that while this is an industrial area, the trails are a
missing link here because you do see people walking from these industries to get to
restaurants. She added that pedestrian facilities were overlooked when this development
was designed.
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Commissioner Clyman asked when sidewalks would be installed. Community
Development Director Hurlburt said that if they are subdividing, they would need to
provide sidewalks along Annapolis Circle and Campus Drive. She said that at a minimum,
we would obtain the easement for the trail along Northwest Boulevard, and then its
installation would be a City-wide responsibility. Chair Holmes added a reminder that this
is a sketch review for feedback and it is not the final proposal.
Commissioner Murdock stated the she likes the architectural design and the plaza green
space, as it softens the look of the development.
MOTION by Commissioner Weir, seconded by Commissioner Murdock, to approve the
request by CSM Corporation for a comprehensive plan amendment to change the land use
guide plan from Planned Industrial to Commercial for the site located at the northwest
corner of State Highway 55 and Northwest Boulevard. Roll Call Vote. 5 Ayes.
MOTION approved unanimously.
MOTION by Commissioner Anderson, seconded by Commissioner Clyman, to approve
the resolution providing informal comments on the proposed PUD sketch for a retail
commercial development located at the northwest corner of State Highway 55 and
Northwest Boulevard, and to include the comments made by the Planning Commission
during their review. Vote. 5 Ayes. MOTION approved.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Commissioner Weir, seconded by Commissioner Anderson, to adjourn the
meeting at 9:00 p.m.