HomeMy WebLinkAboutPlanning Commission Minutes 10-20-2004Approved Minutes
City of Plymouth
Planning Commission Meeting
October 20, 2004
MEMBERS PRESENT: Chair Peggy Larson, Commissioners Frank Weir, James Holmes, and
Sarah Anderson
MEMBERS ABSENT: Commissioners Melissa Musliner, Kendall Griffith and Nancy Franke -
Wilson
STAFF PRESENT: Community Development Director Anne Hurlburt, Senior Planner Shawn
Drill, Senior Planner Marie Darling, Planner Joshua Doty, Associate Planner Kip Berglund, City
Engineer Ron Quanbeck, Housing Program Manager James Barnes and Office Support
Representative Janice Bergstrom.
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 Anderson, recommending
approval of the October 20, 2004 Planning Commission Agenda. Vote. 4 Ayes. MOTION
approved.
5. CONSENT AGENDA
A. APPROVAL OF THE OCTOBER 6, 2004 PLANNING COMMISSION MINUTES
Director Hurlburt requested a change to Item 6A, Paragraph 3 to read, "Commissioner Anderson
asked if the training facilities for the police are used daily, weekly, or monthly, and if we plan to
share the facility with other agencies. Financial Analyst Mike Kohn stated he was not certain but
that they were used frequently. He said he is not certain whether other agencies will be using our
training facilities."
MOTION by Commissioner Weir, seconded by Commissioner Holmes, recommending approval
of the amended October 6, 2004 Planning Commission Minutes. Vote. 4 Ayes. MOTION
approved.
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Page 2
B. JEFFREY AND CONNIE CARLSON (2004105)
MOTION by Commissioner Weir, seconded by Commissioner Holmes, recommending approval
of the request by Jeffrey and Connie Carlson for variances to the bluff setback and alteration to
the bluff impact zone for a new single family dwelling located at 12120 29th Avenue North.
Vote. 4 Ayes. MOTION approved.
C. BONESTROO ROSENE ANDERLIK (2004119)
MOTION by Commissioner Weir, seconded by Commissioner Holmes, recommending approval
of the request by Bonestroo Rosene Anderlik for a site plan amendment and variance for a
parking lot expansion at Silver King located at 1600 Xenium Lane North. Vote. 4 Ayes.
MOTION approved.
6. PUBLIC HEARINGS
A. BENJAMIN STEINKRAUS (2004027)
Chair Larson introduced the request by Benjamin Steinkraus for a conditional use permit to allow
a detached garage over 1,000 square feet to be constructed at 5910 Lawndale Lane North.
Associate Planner Berglund gave an overview of the October 12, 2004 staff report.
Chair Larson asked if the fill in the wetland will need to be removed prior to the issuance of a
building permit.
Associate Planner Berglund stated the fill has been removed from the wetland through an
approved grading permit.
Chair Larson introduced Vivian Steinkraus, 11720 52nd Avenue North, representing the
applicant, Ben Steinkraus. Ms. Steinkraus said she has read and concurred with the conditions in
resolution.
Chair Larson continued the public hearing.
Chair Larson introduced Laurel Slavik, 5860 Lawndale Lane North. Ms. Slavik said she is
pleased that Mr. Steinkraus wants to store vehicles in the building. She said there is a
discrepancy regarding the setback of 42 feet. She stated the monument pins are at 23 feet and
that is the boundary people have used. The new survey shows a 19 -foot discrepancy. Ms. Slavik
said she is okay with the 23 -foot setback but wants this noted in case a future problem with
property lines occurs. Ms. Slavik also wants to know future intentions for this oversized garage
as she is concerned a next step will be a contracting operation. She said this is a huge building
for storing equipment.
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Chair Larson closed the public hearing.
Chair Larson asked about the setback and property lines.
Associate Planner Berglund stated there is a discrepancy of 19.5 feet between the original survey
and the new survey. Associate Planner Berglund said the applicant did discuss this with a
lawyer who stated the existing property lines will continue to be used but the legal description
needs to be changed. Based on that determination, Associate Planner Berglund said he concurs
with Ms. Slavik and the setback will be revised to say 22.5 feet rather than 42 feet. Associate
Planner Berglund noted the proposal still meets setback requirements.
Chair Larson asked about a potential contracting business being established in the proposed
garage.
Associate Planner Berglund stated that Condition #3 from the draft resolution states the building
is to be used for recreational vehicles and related equipment and automobiles, and is not to be
used for a home occupation or other business related activities.
MOTION by Commissioner Weir, seconded by Commissioner Holmes to approve the request
by Benjamin Steinkraus for a conditional use permit to allow a detached garage over 1,000
square feet to be constructed at 5910 Lawndale Lane North.
MOTION by Commissioner Weir, seconded by Commissioner Holmes, to amend the staff
report to change the proposed setback from 42 feet to 22.5 feet from the north side property line.
Vote. 4 Ayes. MOTION to amend approved unanimously.
Roll Call Vote. 4 Ayes. MOTION approved.
B. CSM INVESTORS II, INC. (2004112)
Chair Larson introduced the request by CSM Investors II, Inc. for "Shops at Plymouth Creek" —
rezoning, preliminary plat, and PUD General Plan for redevelopment of the Dana -Spicer site,
located at the southwest corner of State Highway 55 and Vicksburg Lane.
Senior Planner Drill gave an overview of the October 12, 2004 staff report. Senior Planner Drill
said a Substitute Resolution for the PUD General Plan was provided to the Commissioners.
Commissioner Weir asked if the entire 4.9 acres on the south end is under contract for the HRA.
Housing Program Manager Barnes said he is working with CSM to enter into a purchase
agreement, but first needs development approvals from the Planning Commission and City
Council as well as tax increment financing.
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Commissioner Weir asked if the intent for this property is senior housing.
Housing Program Manager Barnes responded the HRA has approved an RFP with an
architectural firm and he is pursuing tax increment financing for road improvements and
acquisition of the housing site.
Chair Larson asked if the only changes in the substitute resolution are regarding signage.
Senior Planner Drill responded there also were changes to Condition #23 regarding hours of
operation. Senior Planner Drill said full-service restaurants on Lot 2 could have extended hours
through their liquor license.
Chair Larson introduced the applicant, John Gelderman, representing CSM. Mr. Gelderman
thanked city staff for the immense amount of time spent on this project. Mr. Gelderman outlined
the changes in the parking lot to refine the access points. He said the service drive at Medina
Road was changed to accommodate delivery trucks. Mr. Gelderman said other changes include
the removal of the McDonald's restaurant and possibly adding a Dunn Brothers with a drive-
through. He said the townhomes were removed as they understand they would attract younger
families and children. Mr. Gelderman said he is interested in discussing senior housing with the
HRA or could look at a daycare. He said he is talking with Michael's Arts and Crafts about the
space near Highway 55 and added there could be restaurants in that area. Mr. Gelderman said if
a smaller tenant is there, they could have a full service restaurant. Near Highway 55 and
Vicksburg there would be two 8,000 square foot buildings each having multi -tenants. Mr.
Gelderman reviewed the runoff and said the two large rain gardens will have soils which will be
more permeable than the clay, which would slow down water running to the NURP ponds. He
said the Lowe's parking lot would have larger islands and boulevard trees, grass, and flowers
which would help break up the horizontal section of the parking lot.
Mr. Gelderman said the berm provides a visual element and the materials are more permeable to
help buffer the wetland and capture water. He said the purpose of the undulating aspect is to
save trees along the wetland and create a nice look.
Mr. Gelderman said he concurred that the signage would be limited to two sides of a building,
but would like to be able to place a third sign on some of the end cap businesses.
Mr. Gelderman pointed out that tenants such as Baja Fresh, Potbelly Sandwiches, and Joey's
Seafood, want to exude some their architectural elements to the outside of the building so it will
not look like a blase strip center. He said stucco and earth tones will add to two story elements.
Mr. Gelderman said the M & I Bank will flank the main courtyard space, and they want to make
sure there is architecture on the front and back sides.
Mr. Gelderman introduced Kathy Anderson of the Architectural Consortium. Ms. Anderson said
she has designed several of the newer shopping centers in Plymouth and is trying to do
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something different with color pallets. The colors for this development would include limestone
and copper shades. She said the Walgreen's 4 -sided architecture is important and the rear service
side of the building would be screened and buffered. Ms. Anderson said there is a specific place
on the building for signage. She said the stone corners will have an upper window like main
streets of old and there would be extra detail to the drive-through canopy. Ms. Anderson said she
wanted the look to be "evolved" and not so scripted. Ms. Anderson said the Lowe's would have
the same color pallet and rich limestone. Ms. Anderson said the Lowe's would have a different
look compared to other home improvement centers, especially their garden center, with a kiosk
tower to anchor it. Ms. Anderson said the wider sidewalks would be pedestrian friendly, and the
ornamental benches, trees, and landscaping detail an integral part of the center. She said the
sidewalk system connects the plaza with the entire area, providing a pedestrian -safe, looped
system.
Mr. Gelderman introduced John Loidolt of Westwood Professional Engineering. Mr. Loidolt
said he has used extensive landscaping for this project. He said ornamental lighting, vegetation,
and flowers will punctuate and add color to the entrance. Mr. Loidolt said the flanking drive
aisle would create a strong sense of enclosure when entering the site. He stated the courtyard
connections, with the art walk and sculpture, would be inviting for pedestrians. Mr. Loidolt said
they are considering an outdoor fire place which would provide a gathering place and visual
interest. Mr. Loidolt said plants would be massed together for screening or for creating a more
intimate space. Mr. Loidolt said the parking lot islands would have some grass and shrubbery to
green up the parking lot.
Chair Larson asked Mr. Gelderman to clarify his request for additional signage.
Mr. Gelderman said buildings typically have only two signs on each end, but because the back of
the end cap businesses face out to the street, they want to make sure architectural features on all
three sides look like fronts.
Commissioner Holmes noted that the Casual Corner store in Maple Grove has signage on the
front, side, and back.
Director Hurlburt stated that Item 12D of the draft resolution could be amended to read,
except for retail spaces B & C, Lot 2 which are allowed signs on all 4 elevations" if the
Planning Commission wants to allow the additional signage.
Chair Larson asked where the snow would be placed and how the design would address attractive
winter landscaping.
Ms. Anderson said planters would be filled with spruce tips and twinkle lights, which would also
be in the trees. She added that the selection and variety of shrubs that turn color, such as red twig
dogwood, would be considered.
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Mr. Gelderman said the snow storage would be piled in the Lowe's parking lot area or pushed
down into the southern area. The snow on the northern end would be pushed toward the road
ditch but would not obscure visibility.
Commissioner Anderson asked if the snow would be in view of the proposed senior housing.
Mr. Gelderman stated this would have to be reviewed when the senior housing is designed. He
added that Lowe's does not get the typical Christmas rush of other retailers, so there should be
enough room on their lot for all the snow.
Chair Larson asked if the developer or the City would make the decision on the public art
selection.
Mr. Gelderman said they will begin discussing this with the City's Park and Recreation
Department, and may get the city and public involved.
Chair Larson opened and closed the public hearing as there was no one present to speak on the
item.
MOTION by Commissioner Weir, seconded by Commissioner Anderson, to approve the request
by CSM Investors II, Inc. for "Shops at Plymouth Creek" with the substitute resolution for the
PUD General Plan.
MOTION to amend by Commissioner Weir, seconded by Commissioner Anderson, Item 12D
of the draft resolution to read, "...except for retail spaces B & C, Lot 2 which are allowed signs
on all 4 elevations" or similar verbiage.
Chair Larson asked the developer if he agreed to the terms and conditions in the resolution.
Mr. Gelderman responded affirmatively.
Roll Call Vote on Motion to amend. 4 Ayes. MOTION to amend approved unanimously.
Roll Call Vote on Main Motion. 4 Ayes. MOTION approved unanimously.
C. HERITAGE DEVELOPMENT OF MINESOTA (2004116)
Chair Larson introduced the request by Heritage Development of Minnesota for rezoning,
preliminary plat, site plan, interim use permit and variances for a multiple -family development to
be called "Plymouth Crossing" on property located at the southeast corner of the intersection of
Schmidt Lake Road and Northwest Boulevard.
Senior Planner Darling gave an overview of the October 12, 2004 staff report.
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Commissioner Anderson asked if the underground parking provided for two stalls per unit.
Senior Planner Darling said yes.
Chair Larson introduced the applicant, Michael Moriarty. Mr. Moriarty said this product was
developed with the center townhome unit designed to meet the affordable component, and to
help Argus to get the recognition in this market.
Chair Larson introduced John Dierbeck, Argus Homes. Mr. Dierbeck said he felt it was
important that the affordable component is not distinguishable from the rest of the homes. He
stated these townhomes are unique, even though they are back to back units, and each unit has a
an individual front porch. Mr. Dierbeck said no garage doors would be visible. He noted that
there would be a flat -roofed, trash containment building at the entrance of each building which
would have berming around it in a creative way, and a wide gate for access. Mr. Dierbeck said
the walkways are tied into a sidewalk and trail system. The end units would be 1,850 square feet,
the middle two units would be 1,700 square feet and the affordable units would be 1,550 square
feet. Mr. Moriarty said the snow storage would be in an area by the wetland, west of Underwood
Lane.
Commissioner Holmes commented that this proposal is an excellent and attractive plan, but
questioned auxiliary parking. He asked if 10 parking spaces for 30 units is adequate.
Mr. Moriarty said there would be two spaces for each unit per building, plus the additional 10
spots. He said there would be 12 signed parallel parking spots on Underwood Lane, which is
restricted to no overnight parking. Mr. Moriarty noted the ordinance required 75 parking spaces
and they have provided 70.
Commissioner Holmes said he still thinks parking will be an issue.
Director Hurlburt clarified that the proposal is 5 short from the ordinance requirement, but with
the 12 additional parking spots on Underwood Lane it would exceed the requirement.
Commissioner Weir stated that the developer has done an excellent job of getting affordable
housing in the project and he is very pleased with that.
Chair Larson concurred with Commissioner Weir and added affordable housing has been an
issue in this community.
Chair Larson opened and closed the public hearing as there was no one present to speak on the
item.
Chair Larson asked if the applicant agreed with the report and resolution.
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Mr. Moriarty stated he concurred with the conditions and resolutions.
MOTION by Commissioner Weir, seconded by Commissioner Anderson, to the request by
Heritage Development of Minnesota for rezoning, preliminary plat, site plan, interim use permit
and variances for a multiple -family development to be called "Plymouth Crossing" on property
located at the southeast corner of the intersection of Schmidt Lake Road and Northwest
Boulevard. Roll Call Vote. 4 Ayes. MOTION approved.
D. WCL ASSOCIATES, INC. (2004126)
Chair Larson introduced the request by WCL Associates, Inc. for a PUD amendment to allow a
furniture showroom with occasional retail sales for property located at 2800 Campus Drive.
Planner Doty gave an overview of the October 11, 2004 staff report.
Chair Larson asked if there is signage proposed for the building.
Planner Doty said no signage is proposed at this time and noted there is a condition stating any
signage will comply with the City's sign ordinance and the approved sign program for the
Northwest Business Campus PUD.
Chair Larson introduced the applicant, Johanna Friendshuh, WCL Associates. Ms. Friendshuh
stated that Susan Hoffman, Susan Hoffman Designs, Inc., has read and agrees to the conditions in
the resolution.
Chair Larson opened and closed the public hearing as there was no one present to speak on the
item.
MOTION by Commissioner Weir, seconded by Chair Larson, to approve the request by WCL
Associates, Inc. for a PUD amendment to allow a furniture showroom with occasional retail sales
for property located at 2800 Campus Drive. Roll Call Vote. 4 Ayes. MOTION approved.
E. JENNIFER DUNN (2004132)
Chair Larson introduced the request by Jennifer Dunn for a conditional use permit to allow
construction of an 8 -foot high privacy fence for property located at 324 Vinewood Lane North.
Planner Doty gave an overview of the October 6, 2004 staff report. Planner Doty said two letters
have been received and are now part of public record. Planner Doty said Item 2C requires a
decorative finish on the top of the fence. Planner Doty said the applicant is proposing a dog-
eared finish on the top of the fence but would like that requirement removed. Planner Doty said
staff does not have an issue with removing that condition.
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Chair Larson introduced the applicant, Jennifer Dunn, 324 Vinewood Lane North. Ms. Dunn
shared 2 photos of her property which displayed grade elevation comparisons near a tree on her
property prior to the construction at 330 Vinewood Lane. Ms. Dunn stated she keeps her shades
on the bedroom and bathroom side of her home drawn day and night as the driveway at 330
Vinewood Lane focuses lights on her home.
Chair Larson asked for clarification of the applicant's request to remove the language regarding
the decorative finish.
Ms. Dunn said she did not want the fence to be lattice as that would still allow headlights to
shine though.
Chair Larson opened the public hearing.
Chair Larson introduced Corky Fischer, 330 Vinewood Lane. Mr. Fischer said when he built this
home he was careful to not impact other properties and to minimize excavation. He displayed
photos of the property prior to excavating. Mr. Fischer referenced Ms. Dunn's letter to the City
which discusses a drainage issue during his construction and grading process. Mr. Fischer said
he worked with the City regarding drainage issues and created a drainage pond which benefited
neighbors. Mr. Fischer displayed photos of Ms. Dunn's home showing windows at the rear of
the home with the shades also pulled during daylight. Mr. Fischer said he did not raise the grade
to the home elevation. Mr. Fischer said the 2 -car garage located on the farthest side away from
Ms. Dunn's house is the most used. The other garage is used for storage. Mr. Fischer displayed
photos dramatizing what an 8 -foot fence would look like from various locations on his property.
He stated that looking at an 8 -foot fence feels very intrusive to him. Mr. Fisher said he is
concerned about keeping the fence straight, and the aesthetics of that fence do not fit the
neighborhood. Mr. Fischer said he would have been willing to work with Ms. Dunn on other
solutions, but construction of an 8 -foot fence is like driving down 35W.
Chair Larson introduced John Tsatsos, 419 Vinewood Lane North. Mr. Tsatsos said the
neighbors would have to look at this fence and opposes it. Mr. Tsatsos said there are other ways
to handle this and create privacy and suggested coniferous trees. Mr. Tsatsos said he understands
that an 8 -foot fence with a variance can be constructed in the back yard, but this fence would be
between the front rear corner and extending past the front of the house.
Chair Larson introduced Maureen Gaedy, the applicant's mother, 926 9th Avenue SE, St. Cloud
MN. Ms. Gaedy said she has stayed at the property and said the bathroom window faces lights
which are intrusive. Ms. Gaedy said the lights have awakened her and she said her daughter
wants to restore privacy on that side of her home.
Ms. Dunn stated that a 6 or 8 -foot fence will be going up to restore her privacy.
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Chair Larson clarified that the drainage issue is not relevant to the fence discussion. Chair
Larson asked Planner Doty if the grade was raised on the driveway.
Planner Doty said photos and the boulder retaining wall along the driveway indicate the driveway
appears to have been raised, in his opinion. He said the 8 -foot fence would extend just to the
front line of the house which is the farthest point of the home to the public street, parallel to
street frontage. Planner Doty added that it would be within the City Ordinance to construct the 8 -
foot fence 25 feet from the street. He said the house is 32 feet from the property line. Planner
Doty said a structural engineer's certification that the fence will be able to support a 90 mph.
wind must be provided before a building permit would be issued.
Commissioner Holmes said he recommends looking at alternatives, such as planting evergreen
trees. Commissioner Holmes said he lives relatively close to this neighborhood and said there
are large sweeping yards and it is a joy to drive through. He said he does not see the fence
solving the problem and it may create other problems.
Chair Larson said the applicant has met the requirements in the Conditional Use Permit
Standards and the photos indicate the vehicle lights would impact the side of Ms. Dunn's house
and bedroom windows. Chair Larson concurred with Commissioner Holmes that an evergreen
hedge would resolve the problem, but that would take some time. Chair Larson said she will
support this request.
MOTION by Commissioner Weir, seconded by Commissioner Anderson, to approve the request
by Jennifer Dunn for a conditional use permit to allow construction of an 8 -foot high privacy
fence for property located at 324 Vinewood Lane North.
MOTION to amend by Commissioner Weir, seconded by Commissioner Anderson, Item 2C of
the resolution to remove the condition that the fence have a decorative finish on top for aesthetic
improvement. Roll Call Vote. 4 Ayes. MOTION to amend approved.
Roll Call Vote. 3 Ayes. Commissioner Holmes voting nay. MOTION approved.
7. ADJOURNMENT
MOTION by Chair Larson adjourn the meeting. The meeting adjourned at 9:59 p.m.