HomeMy WebLinkAboutPlanning Commission Minutes 04-21-2004Approved Minutes
City of Plymouth
Planning Commission Meeting
April 21, 2004
MEMBERS PRESENT: Chair Peggy Larson, Commissioners Kendall Griffith, Frank Weir,
James Holmes, Nancy Franke -Wilson, and Sarah Anderson. Commissioner Musliner arrived at
7:05p.m.
MEMBERS ABSENT: None.
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager Barb
Senness, Senior Planners Shawn Drill and Marie Darling, City Engineer Ron Quanbeck, and
Office Support Specialist Ranelle Gifford
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
Chair Larson said item 6B has been withdrawn at the applicant's request.
MOTION by Commissioner Weir, seconded by Commissioner Griffith, recommending approval
of the amended April 21, 2004 Planning Commission Agenda. Vote. 6 Ayes. MOTION
approved.
5. CONSENT AGENDA
A. APPROVAL OF APRIL 7, 2004 PLANNING COMMISSION MINUTES
MOTION by Commissioner Weir, seconded by Commissioner Griffith, to approve the April 7,
2004 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
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6. PUBLIC HEARINGS
A. ELIM CARE, INC. (2004023)
Chair Larson introduced the request by Elim Care, Inc. for a planned unit development
amendment to install an emergency generator for Cornerstone Commons Assisted Living located
at 3750 Lawndale Lane North.
Senior Planner Darling gave an overview of the April 13, 2004 staff report. She stated this item
had been continued from the April 7, 2004 Planning Commission meeting. Senior Planner
Darling said the applicant has submitted a noise study that states the generator, with the
attenuation provided by both the cabinet and the enclosure, would produce noise that does not
exceed 44.4 decibels which complies with the City's requirements.
Commissioner Weir asked how often the power goes out.
Senior Planner Darling said that can't be predicted. She said the generator would need to be
tested once a month for approximately a half hour.
Chair Larson introduced the applicant Dan Fair, Elim Care, Inc.
Commissioner Anderson asked if this was the first facility the applicant has built.
Mr. Fair said this is their 5th or 6th assisted living facility. He said their other buildings are
typically attached to a nursing home which would already have a generator. He said Cornerstone
Commons is not connected to a nursing home facility, hence the need for a generator.
MOTION by Commissioner Weir, seconded by Commissioner Holmes, to approve the request
by Elim Care, Inc. for a planned unit development amendment to install an emergency generator
for Cornerstone Commons Assisted Living located at 3750 Lawndale Lane North. Roll Call
Vote. 7 Ayes. MOTION approved.
B. ASSOCIATION FREE LUTHERAN BIBLE SCHOOL (2004021)
Item 613 was withdrawn at the applicant's request.
C. WAYZATA PUBLIC SCHOOLS (2004028)
Chair Larson introduced the request by Wayzata Public Schools for a site plan amendment and
conditional use permits to allow installation of an air -supported dome over the athletic field at
Central Middle School located at 305 Vicksburg Lane North.
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Senior Planner Darling gave an overview of the April 13, 2004 staff report.
Commissioner Holmes asked if the lavatory facilities would be located in the concessions
building.
Senior Planner Darling answered affirmatively.
Commissioner Musliner asked how tall the dome would be.
Senior Planner Darling said the dome would be 58 feet in height and even though the dome
would be in a depressed area, it would still be visible. She said there would be screening with
landscaping.
Commissioner Holmes asked what the hours of operation would be.
Senior Planner Darling said the dome would be used between 5:30 p.m. to 10:00 p.m. and also
occasionally used for classes during the day.
Commissioner Griffith asked if the traffic report from SRF Consultants would have an impact on
staff's recommendation.
Senior Planner Darling said it would not change staff's recommendation.
Chair Larson introduced Jim Brandl, Wayzata Public School District.
Mr. Brandl said the Board of Education agreed to look at the proposal as long as the costs were
covered by the Athletic Association. He said the field at Central Middle School was chosen for
its central location. He said the plan includes a plastic sheet of ice which is intended for
beginners. He said the facility would take some pressure off of the school gymnasiums. He said
this site has traditionally been a community site. He said the hours would be up until 10:00 p.m.
He said there would be intermittent use during the day. He said when the dome is down, it will
be used outside by soccer, football and physical education classes.
Commissioner Weir asked what the life span of the plastic ice sheet would be.
Mr. Brandl said it is approximately 25 years. He said the Youth Hockey Association had shown
interest in utilizing this facility.
Commissioner Anderson asked what time the dome would close and lights would be off. Mr.
Brandl said the activities would be done at 10:00 and the lights would be out by 10:30 p.m. at the
latest to allow time for clean up.
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Commissioner Musliner asked if there are currently night games at the existing facility that
require lighting and if the new facility would be staffed.
Mr. Brandl said there would be evening activities requiring the lights to be on and added that the
Soccer and Football Associations contributed to the new lighting which was installed about a
year ago. He said the building would be staffed and they were trying to coordinate the ice arena
and dome activities with their personnel staff.
Commissioner Anderson asked how late the lights would be on during the evenings in the
summer months.
Mr. Brandl said the lights would be turned off by 10:00 p.m.
Commissioner Holmes asked when the dome goes up and comes down.
Mr. Brandl said it goes up the first week of November and down in April.
Chair Larson introduced John Pfluger, Cunningham Group Architects.
Mr. Pfluger said on April 6, 2004 there was a neighborhood meeting to review the proposed
plans for the dome. He said the questions raised were in concern with traffic and water quality.
He said they would be making improvements to the storm sewer. He said there is a large area in
the parking lot that would be picked up through the system and routed to the storm water basin.
He said there were also concerns with the visual impacts. He showed some simulated images
showing the different views and buffering.
Chair Larson asked if there would be a glow from the lights from the inside of the dome.
Mr. Pfluger said it would be similar to the dome at Plymouth Creek Center. He said the lights
would be suspended.
Chair Larson introduced Kathryn Wallace, Cunningham Group.
Ms. Wallace said at 50 feet away from the structure, the light levels are less than half a foot-
candle.
Commissioner Holmes asked how much a foot-candle was.
Planning Manager Senness said half a foot-candle is what the code requires at the property line
and it would not be adequate to read by.
Chair Larson opened the public hearing.
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Chair Larson introduced Douglas Day, 16025 County Road 15.
Mr. Day stated he was not aware of any neighborhood meeting. He said he opposes the project.
He asked how much it would cost to heat and light the dome for 6 months. He asked about the
access to the restrooms during the winter time. He said the parents and youth should pay for this
facility. He said County Road 15 and Vicksburg Lane are already busy and would need traffic
lights if the project proceeds. He said the wetland should be protected.
Chair Larson introduced Ken Campbell, 16820 -9th Avenue North, representing the Gleason Lake
Improvement Association.
Mr. Campbell said the School District has not addressed all of the water run-off from Central
Middle School parking lots but instead would be treating a token amount. He asked if the
proposed pond would be able to handle all of the water run-off. He said the water from the
current ice arena would not go to the proposed pond. He said the City should encourage the
applicant to upgrade their plans with a better solution to treat the water run-off from the entire
property. He said he didn't think the proposed pond would be adequate.
Chair Larson introduced Gary Bluem, 200 Black Oaks Lane North.
Mr. Bluem said his property backs up to the proposed dome. He said his back yard is already
under water with the existing run-off. He said the main athletic field has some culverts that drain
into his backyard. He said the school never got permits for these culverts. He said he opposes
the dome because of the water run-off problems and the visual impact.
Chair Larson introduced George Masko, 16611 Black Oaks Lane.
Mr. Masko asked if the Planning Commission has any interest in the cost of items that come
before them. He said he has no idea what this project will cost. He asked if there is a business
plan in place to cover the costs and expenses. He asked what the impact would be on the tax
payers. He asked if there are additional expenses that will arise. He asked who would be
responsible for the expense if the dome were to collapse.
Chair Larson introduced Greg Gibson, Wayzata Youth Hockey Association.
Mr. Gibson said Wayzata Youth Hockey Association represents over 1,000 hockey players and
over 1,400 baseball players. He said this is an opportunity to represent the youth of this
community. He said there is a large need for this type of facility. He said the number of
participants is increasing rapidly. He said there is a need for ice time to accommodate all of the
participants. He said he feels this is a well thought out plan. He said he would like to keep the
kids in the community and utilize these facilities. He said there are six or seven different athletic
associations that have committed to a 10 year lease. He said this will help the community grow.
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Commissioner Musliner asked if the third sheet of ice that will be installed at the Plymouth Ice
Arena would alleviate their need for ice time.
Mr. Gibson said it will help but they will still look to other locations for ice time as the number
of participants grow.
Chair Larson introduced Alex Bates, 1611 Black Oaks Lane.
Mr. Bates said he lives less than 200 feet from the proposed dome. He said if there is a need for
ice time at 6:00 a.m. then the lights will be on at that time. He said there would be a better
location for this type of facility. He said it is all swamp land. He asked how the dome would be
anchored in a swamp. He said he has concerns with the lighting and visual impact. He said it
would be many years before the proposed trees would be tall enough to make any difference. He
said there is plenty of land at the Wayzata High School for this project.
Chair Larson introduced Kurt Peterson, 16010 4th Avenue North.
Mr. Peterson said he has concerns with the visual impact of a dome. He said he feels this type of
project would be detrimental to the property values in the area. He said enough money has been
invested in the schools. He said there are other locations that would be better suited for this
project. He said there are existing traffic issues that would only get worse. He said every year
there are more tax levies. He said he opposes the project and feels there are other alternatives.
Chair Larson introduced Jack Gause, 840 Vicksburg Lane North.
Mr. Gause said he has concerns with the traffic. He said the traffic is already congested and will
only get worse with this project. He said 9th Avenue North and Vicksburg Lane should have a
stop sign or stop light. He said it is very difficult to get onto Vicksburg Lane.
Chair Larson closed the public hearing.
Director Hurlburt said the Wayzata School District is the owner and they would be financing the
project and operating it. She said it is outside of the City's realm to be involved in the school
district's financial plan for the project. Chair Larson said the school district's website covers the
financial issues and operating issues.
City Engineer Quanbeck said the traffic report looks at a number of things such as stop lights,
number of trips generated, etc. He said the question is if the proposed project would increase the
existing traffic issues. He said further review of the traffic study is necessary.
Chair Larson asked if Vicksburg Lane goes all the way from Maple Grove to Plymouth.
City Engineer Quanbeck answered affirmatively.
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City Engineer Quanbeck said the applicant is proposing to construct a pond that is above the
existing wetland. He said the applicant is required to submit a drainage plan. He said the pond
would address the issues of quantity and quality. He said the pond would improve water quality.
He said the City can't retroactively require a site to meet today's requirements. He said the pond
would delay the rate the water is discharged.
Chair Larson asked if the water feeds into Gleason Lake after it is delayed. City Engineer
Quanbeck said the pond would discharge into the wetland, flow into a culvert, and then into
Gleason Lake. Chair Larson asked about the water quality of Gleason Lake. City Engineer
Quanbeck said it is not a pristine lake.
Commissioner Wilson asked about the culverts that were installed by the school and if permits
are required.
City Engineer Quanbeck said permits are not required for the culverts. He said construction
projects need permits which could generate the need for installation of culverts or ponds to
address drainage issues.
Chair Larson asked if the impervious surface coverage would be affected.
Senior Planner Darling said the impervious surface coverage would increase. She said the
applicant would be replacing the turf with artificial grass and would need to add drain tile where
water previously infiltrated into the ground.
Chair Larson asked Mr. Brandl to address some of the questions concerning some of the
residents not being aware of the neighborhood meeting.
Mr. Brandl said they sent notice of the neighborhood meeting to the same mailing list that they
provided to the City from Hennepin County. He said three were returned from the post office.
Director Hurlburt asked what hours the lights would be on.
Mr. Brandl said he doubted there would be much early morning use. He said during the school
year the kids are in school. He said the lights will be hung rather than shot in an upward
direction. He said the light filters down rather than up.
Director Hurlburt asked how the dome would be anchored and if the soils are adequate. She also
asked how the Central Middle School was the location that was decided on.
Mr. Brandl said Cunningham Group could address the concerns with the anchoring of the dome.
He said they had considered the high school as a possible location but the cost was too high. He
said the high school gymnasium time is mostly absorbed by the high school varsity teams and
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other activities. He said the Youth Athletic Association's intent for this project was to provide
opportunity for the youth of the community not just the High School.
Chair Larson asked about the hours and what would be the earliest the dome would be open and
the lights would be on.
Kristin Tollefson, Wayzata Public Schools, said on weekends they schedule from 8:00 a.m. to
10:00 p.m. at the latest. She said the weeknight hours would be 5:30 p.m. to 10:00 p.m.
Commissioner Anderson asked when the lights go on and off.
Ms. Tollefson said the lights go on at 7:30 a.m. and off at 10:30 p.m. She said there is minimal
school day use. She said it is largely funded by the Community Association so the majority of
the time would be scheduled for their use.
Commissioner Holmes said the School District is taxing the citizens to build the facility to rent it
to the Athletic Association, which in turn means the tax payers would be paying for it above and
beyond the operating cost.
Mr. Brandl concurred.
Chair Larson asked who is responsible for the dome.
Mr. Brandl said the school district would be responsible. He said they have a contract in place
that covers all of those issues.
Commissioner Wilson asked if other sites were looked at.
Mr. Brandl said this was the primary site they considered. He said the High School was looked
at but the cost was too high and there were concerns of it being used strictly by the High School.
Mr. Pfluger said the foundation proposed would be a grade beam held in place with helical piers
drilled into the soil. He said this system is used extensively with this type of building. Chair
Larson asked about the location of bathrooms and access to them during the winter.
Mr. Pfluger said when the dome comes down it would be stored in a fenced area with the
mechanical equipment. He said the lavatories are accessible by the sidewalk from the parking
lot. He said within the dome, there would be the plastic ice sheet, batting cages, and the turfed
area. He said the batting cages and plastic ice sheet are down when the dome is down. Chair
Larson asked where the batting cages and ice sheet are stored when the dome is down. Mr.
Pfluger said it is stored on site, in the concessions building, and within the school.
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Commissioner Holmes asked if the patrons are expected to walk from the upper parking lot down
to the facility. Mr. Pfluger said yes, or they could be dropped off at the front door.
Commissioner Holmes asked what the distance is from the upper parking lot to the front door of
the dome. He asked if it would be equivalent to the length of a football field which is 100 yards.
Mr. Pfluger said he wasn't sure what the exact distance was but it would be close to that of a
football field.
Commissioner Musliner asked if there would be staffing in the concessions building. Mr.
Pfluger said there would not be an attendant for the concessions, rather vending machines would
be installed. Commissioner Musliner asked if the kids would be going to the lavatory alone.
Mr. Pfluger said the primary concern with the placement of the lavatory was to avoid a structure
on the field within the track, so as to increase the flexibility of the use of the track.
Director Hurlburt asked how other dome facilities have handled the issue with the bathrooms.
Mr. Pfluger said other situations with domes are not identical. He said the only other one is at
the Minnetonka High School and their concessions building and bathrooms are located outside of
the track. He said Minnetonka is considering a domed connection to the building but that is an
additional cost to consider. He said most of the similar facilities have separate lavatory facilities.
Planning Manager Senness said she is familiar with the Holy Angels dome facility in Richfield
and their bathrooms are separate from the track.
Commissioner Musliner asked what the life expectancy of the dome was.
Mr. Pfluger said the dome has a 10 year warranty. He said there are some that have been in
existence for 20 years. He said the turf has an 8 year warranty.
Commissioner Musliner asked if that is also the replacement timeframe. Chair Larson said that
would be better addressed by the school district.
Chair Larson asked for more information on the height of the dome.
Mr. Pfluger said a typical story in a commercial building is 15 feet. He said 4 stories would be
60 feet. He said the dome averages around 55 feet in height depending on the air pressure. Chair
Larson asked about the plantings and buffering.
Mr. Pfluger said the simulated pictures show newly planted trees that haven't matured.
Commissioner Weir asked about the brightness of the dome.
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Mr. Pfluger said it will be visible, similar to the dome at Plymouth Creek Center.
Chair Larson asked Mr. Gibson what the youngest age of children would be. Mr. Gibson said
kindergarteners between ages 5 and 6.
Chair Larson introduced Allen Hopeman, Wayzata Public Schools.
Mr. Hopeman said they plan to have the building staffed so the activities on the field and in the
concession building will be monitored. He said they have the resources to maintain the facility
and have factored in a replacement cycle. He said the legislature has not given the district
enough funds to maintain the facilities as they would like to. He said the school district will use
this facility for after-school activities. He said in regards to the tax impact, they have a lease
agreement in place. He said the tax impact on residents would be about $14 a year based on a
300,000 home.
City Engineer Quanbeck said the applicant is required to provide hydrologic calculations prior to
getting a permit and that would be similar to a water run-off study.
City Engineer Quanbeck said the property's sewer is serviced by a Minnetonka lift station. He
said the only possible sewer impact would be the additional bathrooms.
Ms. Wallace said the existing lift station has the capacity to serve this facility. She said there
would be three stalls in each bathroom.
Chair Larson asked Mr. Gibson if there would be games with fans coming to watch the games.
Mr. Gibson said no, this would only be a training facility.
Chair Larson asked if there would be school functions happening at the same time as activities at
the dome.
Mr. Gibson answered affirmatively.
Mr. Masko said the lift station that services the school is located on his property and the City of
Minnetonka has had a lot of problems with the capacity. He said the City of Minnetonka should
be consulted to see if the lift station has the capacity to handle the added use.
MOTION by Commissioner Weir, seconded by Commissioner Holmes, to approve the request
by Wayzata Public Schools for a site plan amendment and conditional use permits to allow
installation of an air -supported dome over the athletic field at Central Middle School located at
305 Vicksburg Lane North.
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Commissioner Musliner disclosed that she is an employee of the Wayzata School District and
has a child that will be going to this school and likely through the sports programs. She said the
site plan standards appear to be met. She said number three of the conditional use permit
standards is not met as it could be injurious to the use and enjoyment of other property.
Commissioner Anderson said public safety issues must be a consideration. She said she has
concerns with the time of operations. She said numbers two and three of the Conditional Use
Permit Standards have not been met. She said there needs to be more time to review the traffic
study that was submitted.
Commissioner Holmes said he doesn't feel this is the correct location for this facility.
Commissioner Wilson said there were a lot of issues brought up regarding financial issues that
are not the Planning Commission's function or responsibility.
Chair Larson said there would be a tremendous impact on the surrounding properties.
Commissioner Griffith said there are unresolved traffic issues and there would be a visual impact
of the surrounding properties. He said the vote will not be based on any of the financial issues.
Roll Call Vote. 7 Nays. MOTION denied.
MOTION by Chair Larson, seconded by Commissioner Anderson, to deny the request by
Wayzata Public Schools for a site plan amendment and conditional use permits to allow
installation of an air -supported dome over the athletic field at Central Middle School located at
305 Vicksburg Lane North. Roll Call Vote. 7 Ayes. MOTION approved.
7. NEW BUSINESS
A. CITY OF PLYMOUTH (2004029)
Chair Larson introduced the request by the City of Plymouth for a site plan amendment and
variance to allow expansion/renovation of the Zachary Water Treatment Plant located at 4295
Zachary Lane North.
Senior Planner Drill gave an overview of the April 13, 2004 staff report.
Chair Larson introduced Sue Mason, SEH, Inc.
Commissioner Wilson asked who would fund the skate park.
Senior Planner Drill said funding would come from the Park and Recreation Department,
however funding is not available at this time.
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Ms. Mason said the loading area would be used for a new tote -feeder delivery of potassium
permanganate which is a chemical added to ensure safe and pleasant drinking water. Currently it
comes in 55 -gallon barrels and the operators release it by hand. She said the operators have to
wear a mask to protect themselves. She said the proposed tote -feeder system would automate the
process and lessen the degree of operator handling and contact. Chair Larson asked how often
the delivery would occur. Ms. Mason said the delivery would be approximately once a month
during normal workday hours. Chair Larson asked if the chemical is a hazardous material. Ms.
Mason said it would be handled completely by equipment to address the hazardous aspects of the
chemical.
Commissioner Weir asked if the delivery is monitored. Ms. Mason said the operators at the plant
would monitor the delivery.
Chair Larson introduced John Peterson, 4290 Balsam Lane North.
Mr. Peterson said he lives near the water treatment plant and has concerns with the granting of a
variance. He said he understands the importance of the operators not having to handle this
chemical. He said there is a beautiful berm screening the treatment plant. He said the nicest
trees would be the ones removed if this variance is granted. He asked if there was an alternative
delivery location to prevent the loss of the trees. He said he has concerns with the pond and if
fencing would be erected. He said he opposes the variance request.
City Engineer Quanbeck said there would not be a fence around the pond. He said Public Safety
advises against it as it would be difficult for rescue workers to get in to help someone. He said at
the water line it is relatively flat for the first ten feet. He said the cat tails grow thick in this area
and discourage people from approaching the pond.
Ms. Mason said they spent a lot of time trying to achieve a plan that would avoid the loss of the
first row of trees. She said too many roots would be damaged in order to have the space for
maneuvering vehicles. She said the existing road is 12 feet wide and is considered a fire access
road. In order to allow a car space to turn around, the extra room is needed.
Commissioner Wilson asked if there would be a row of trees remaining.
Ms. Mason said two rows of trees on the top of the berm would remain. Chair Larson asked if
the berm would remain.
Ms. Mason said the top elevation of the berm would remain the same. She said they would be
adding 17 trees on top of the berm.
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Commissioner Holmes asked if more than 17 trees could be added. Ms. Mason said the City
Forester had inspected and approved that number of trees. She said any more than that would
cause crowding.
Commissioner Griffith asked if the added trees on the berm were intended to achieve the 100%
opacity to a height of 10 feet.
Ms. Mason said the plan is to infill the spaces that exist with new trees.
Commissioner Musliner asked if there is a possibility of loading on the other side of the site.
Senior Planner Drill said that the drive aisle needs to go around the building regardless of where
the loading area is located, and that unloading of the potassium permanganate is not feasible
elsewhere in the building.
Mr. Peterson said the existing parking area has exposure that allows police patrol. He said if it's
located in the back of the building the police won't be able to monitor it as easily.
Director Hurlburt introduced Brian Young, Plymouth Water and Sewer Supervisor.
Mr. Young said through this process, there has been interaction with the police department. He
said there has been extensive involvement in the security issues and planning. He said they have
considered a gate, adding additional patrolling, and monitoring the exterior. He said the facility
is staffed from 7:00 a.m. to 3:00 p.m.
Commissioner Wilson said water treatment plants are part of homeland security so there is police
involvement for that reason also.
MOTION by Commissioner Weir, Seconded by Commissioner Wilson, to approve the request
by the City of Plymouth for a site plan amendment and variance to allow expansion/renovation of
the Zachary Water Treatment Plant located at 4295 Zachary Lane North. Roll Call Vote. 7 Ayes.
MOTION approved.
B. APPROVE REVISED 2004 PLANNING COMMISSION MEETING SCHEDULE.
MOTION by Commissioner Weir, Seconded by Commissioner Holmes, to approve the revised
2004 Planning Commission meeting schedule. Vote. 7 Ayes. MOTION approved.
8. ADJOURNMENT
MOTION by Chair Larson, with no objections, to adjourn the meeting. The meeting adjourned
at 10:00 p.m.