HomeMy WebLinkAboutPlanning Commission Minutes 01-26-2000Approved Minutes
City of Plymouth
Planning Commission Meeting
January 26, 2000
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners John Stoebner
arrived at 7:04 p.m.), Bob Stein, Kapila Bobra, Roger Berkowitz, and Sarah Reinhardt
MEMBERS ABSENT: Commissioner Allen Ribbe
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Supervisor Barbara Senness, Planners Shawn Drill, John Rask and Kendra Lindahl, City
Engineer Dan Faulkner and Clerical Services Supervisor Denise Hutt
1 Call To Order
2 Public Forum
3 Approval of Agenda
4 Approval of Minutes
MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra to approve
the December 8, 1999 Planning Commission Minutes. Vote. 5 Ayes. MOTION
approved unanimously.
5 Consent Agenda
MOTION by Commissioner Berkowitz, seconded by Commissioner Bobra
recommending approval of a site plan amendment for TSP One, Inc. for Sunset Hill
Elementary School located at 13005 Sunset Trail. Vote. 5 Ayes. MOTION approved
unanimously.
6 Public Hearings
A GRANDMA'S INC. (99111)
Chairman Stulberg introduced the request by Grandma's Inc. for a Zoning Ordinance text
amendment to allow off-site directional signs.
Planner Lindahl gave an overview of the January 20, 2000 staff report.
Commissioner Reinhardt asked since there would be a limit on the number of signs,
whether approval would be on a "first-come, first -serve" basis if the draft ordinance was
adopted. Planner Lindahl replied affirmatively. She noted that the ordinance would
Approved
Planning Commission Minutes
January 26, 2000
Page #2
allow one directional sign on each corner of an intersection. She said the signs would be
in place for as long as the applicant and the property owner wish. Planner Lindahl stated
that the applicant would also need to apply for a sign permit through the building
department. The permit which would be reviewed by planning and building staff for
compliance.
Commissioner Berkowitz commented that he appreciated the extra work that was done by
staff, researching the Commission's questions. He asked if City signs, such as the
Activity Center signs, are different from directional signs. Planner Lindahl replied
affirmatively, as such signs are located in the right-of-way and the existing regulations
allow additional signage for public facilities.
Commissioner Reinhardt asked if the directional sign for Cal Spas is an illegal sign.
Planner Lindahl replied affirmatively, noting that staff will follow-up with them.
Director Hurlburt commented that a representative from Carlson Real Estate called today
and apologized for the sign. The individual stated that they thought it was a legal sign,
but that they will comply with the ordinance.
Chairman Stulberg introduced Steve Eiter of 3000 Harbor Lane, representing the
petitioner. Mr. Eiter requested that they be given the variance because, after vehicles exit
onto Highway 55, they don't know how to get the site and it causes confusion.
Commissioner Berkowitz asked if the billboard that is located northbound on I-494 has
helped. Mr. Eiter replied affirmatively, but it is still confusing for the motorists once they
turn onto Highway 55 because they don't know that they have to take a right onto
Fernbrook Lane.
Commissioner Reinhardt asked if the applicant can do anything to encourage the
Minnesota Logos program to help out with the dilemma the applicant is experiencing.
She noted that the Comfort Inn is on the Minnesota Logos sign. Mr. Eiter stated that the
Comfort Inn was grandfathered in. Minnesota Logos has since changed the requirements
and now only allows one directional sign on the local roads off the interstate to lead
patrons to any particular business.
Chairman Stulberg continued and then closed the public hearing as no one was present to
speak on the issue.
Commissioner Reinhardt commented that she agreed that staff should draft an ordinance
amendment, but after reading the results of the research and the staff report, she said that
it doesn't make sense to allow off-site directional signage. She said that she can
understand the applicant's dilemma, but hopes that they pursue alternatives with the
Minnesota Logos program.
Approved
Planning Commission Minutes
January 26, 2000
Page #3
MOTION by Commissioner Reinhardt, seconded by Commissioner Berkowitz
recommending denial of an ordinance amending Chapter 21 of the Plymouth City Code,
allowing off-site directional signs and approval of the Findings of Fact for denial of the
zoning ordinance text amendment to allow off-site directional signs.
Commissioner Berkowitz stated that he concurs with Commissioner Reinhardt. He
wished the applicant luck with negotiating with Minnesota Logos, but noted that the
Commission should not recommend approval of an ordinance amendment that would
affect the entire City.
Roll Call Vote. 6 Ayes. MOTION approved unanimously.
B. NORTH AMERICAN PROPERTIES, INC. (99123)
Chairman Stulberg introduced the request by North American Properties for a land use
guide plan amendment, a planned unit development (PUD) sketch plan and a request for
alternative wetland buffers for a development to be known as Plymouth Marketplace
located on the northwest corner of Highway 55 and Vicksburg Lane North.
Planner Lindahl began her overview of the January 19, 2000 staff report.
Marie Cote from SRF gave an overview of the results from the traffic study. She said
that they looked specifically at the change in traffic volumes on
36th Avenue with the
proposed development; the change in traffic volumes without a connection to 36th
Avenue; directional distribution into and out of the site; reviewed the trip generation for
the senior housing using a worst case scenario of 100% assisted living; and, included the
County Road 9/
36th Avenue intersection in the analysis. Ms. Cote stated that the
intersection of Highway 55 and Vicksburg Lane currently operates at an unacceptable
level of service and needs upgrading (addition of a left -turn lane to provide a dual -left
lane on all approaches). The improvements would be needed with or without traffic from
the proposed development. She stated that even with these improvements, the
intersection is not expected to operate at an acceptable level of service "D" or better
during the p.m. peak hour.
Ms. Cote stated that for this intersection to operate at an acceptable level of service, a
northbound left -turn lane on the south approach of Vicksburg Lane at 35th Avenue is
recommended. She said that the improvements should include a traffic control signal
system revision to add the west approach of
35th Avenue to that system.
Ms. Cote said that it is recommended that the City consider the proposed roadway
connection along the west side of the site to connect the residential and commercial/retail
areas of this parcel. The proposed connection is a desirable feature from a transportation
mobility and public safety standpoint for traffic circulation to and from the site. She said
that this connection would reduce traffic volumes on the critical section of Vicksburg
Approved
Planning Commission Minutes
January 26, 2000
Page #4
Lane between 35th
Avenue and Highway 55. Ms. Cote said that the proposed
development would add approximately 120 new p.m. peak hour trips and 1,110 new daily
trips on
36th Avenue west of the site.
Ms. Cote stated that with or without the traffic generated by the internal roadway
connection, the intersection of County Road 9 and 36th Avenue/Dunkirk Lane is likely to
meet the peak hour volume warrant in the year 2000. She stated that without the
installation of a traffic signal, the approaches from 36th Avenue and Dunkirk Lane would
operate poorly, which would result neighborhood traffic experiencing excessive delays.
Ms. Cote stated that the proposed commercial/retail development plan would generate
more traffic than was previously assumed for the site under the existing land use guiding.
However, with the exception of the Vicksburg Lane and Highway 55 intersection, the
adjacent roadway system could accommodate this site generated traffic at acceptable
levels of service with the geometric and traffic signal revisions recommended at
Vicksburg Lane and
35th
Avenue. Additionally, the mix of residential and
commercial/retail land uses helps mitigate traffic impacts since the site generated traffic
is not entering/existing during the same peak periods.
Commissioner Stein questioned if with the internal roadway connection, the traffic would
increase by approximately 1000 vehicles per day. Ms. Cote replied affirmatively.
Commissioner Bobra asked what the projected traffic growth would be after the year
2000. Ms. Cote replied that the difference would be "background growth." She said that
there would be a one percent increase in traffic for the year 2020. Ms. Cote stated that
the daily traffic volume would be significantly lower than what a collector street like 36th
Avenue can handle. City Engineer Faulkner commented that the traffic study took into
account full development of the site for the year 2000. Commissioner Bobra asked what
assisted living would do to the traffic projections for the site. Ms. Cote replied that the
traffic study used the worst case scenario of 100% assisted living. Commissioner Bobra
asked how property values would be affected. Director Hurlburt replied that property
values are beyond the scope of the traffic engineer.
Commissioner Stoebner asked what factors cause an 'T" level of service. Ms. Cote
explained that the level of service is based on the amount of delay at an intersection. She
said that an "E" level of service is considered to be at capacity. She said that a level of
service 'T" exceeds what the intersection can handle in a one hour time period.
Commissioner Stoebner asked what would make a level of service 'T" worse. Ms. Cote
stated that you can't get worse than a level of service ' F." Director Hurlburt stated that
the Commission needs to look at what the City assumed for the site versus what is now
being proposed.
Commissioner Stoebner questioned the possibility of dual turn lanes all around the
Highway 55/Vicksburg Lane intersection. City Engineer Faulkner commented that the
Approved
Planning Commission Minutes
January 26, 2000
Page #5
lanes on Highway 55 would be more difficult, as it is state-owned and it would be
expensive. He said that if the City agreed to fund the entire project, Mn/Dot would likely
say that the City could proceed. Director Hurlburt stated that the Transportation Plan
indicates that the improvements would be needed eventually.
Commissioner Reinhardt asked if the intersection is at a level of service "F" today, would
it continue be a level of service "F" no matter what gets built on the site. Ms. Cote
replied that the intersection is only a level of service "F' during peak hours.
Commissioner Reinhardt asked if there are other intersections in the City that are
currently operating at a level of service "F." Ms. Cote replied affirmatively.
Director Hurlburt commented that all of the City plans show six lanes on Highway 55,
but the improvement is not in the current funding cycle. Ms. Cote stated that they did
favor on the high side, the number of people using 36th Avenue, leading to 1000
additional trips with full development.
Commissioner Reinhardt asked what would be required to warrant a signal at County
Road 9 and 36th Avenue. Ms. Cote replied that one indication is when the level of service
exceeds a "D." She said that without the roadway connection it would be a level of
service "D." With the roadway connection it would be a level of service "F." She stated
that there are 11 warrants for indicating a need for a traffic signal.
Commissioner Stein asked if it wouldn't be better to have the access off 36th Avenue line
up with Zanzibar Lane. City Engineer Faulkner replied that it would be best, but the
proposal is acceptable. Director Hurlburt stated that there are topography issues that
prevent the alignment.
Commissioner Bobra asked if the traffic study took into account the weekend traffic. Ms.
Cote explained that the analysis is based on p.m. peak hour traffic where commuter
traffic is competing with commercial traffic. She said that if you base it on weekend
traffic, there isn't any commuter traffic.
Commissioner Berkowitz commented that he would like to see the access road line up
with Zanzibar Lane, and also that the roadway should run through the West Glen
Corporate Center site.
Planner Lindahl finished her presentation of the January 19, 2000 staff report.
Commissioner Reinhardt asked what happens to the guiding of the site if the reguiding is
approved by the City Council and the developer decides not to move forward with the
project. Planner Lindahl answered that the site would remain with the new guiding.
Commissioner Berkowitz asked if the developer could be required to comply with the
build -to setbacks. Planner Lindahl replied that the build -to line is an important concept
Approved
Planning Commission Minutes
January 26, 2000
Page #6
in the City Center plan. Staff would encourage the developer to comply with the build -to
requirements.
Commissioner Berkowitz stated that he would prefer that the restaurant buildings be
aligned along Vicksburg instead of offset.
Commissioner Berkowitz asked if there would be a sidewalk instead of a trail along
Vicksburg Lane. Director Hurlburt replied that the trail would remain. She said that the
City Center Plan indicates that there shall be sidewalks where there is no trail in place.
Commissioner Berkowitz questioned if a sidewalk could be considered. Director
Hurlburt answered that staff would recommend a wider trail, but not a sidewalk for
continuity purposes.
Commissioner Stein said that he's not sure alternative buffers are appropriate at this time
with a sketch plan. Planner Lindahl stated that there are standards for alternative buffers.
Planning Supervisor Senness stated that the ordinance requires that the developer has to
request alternative buffers at this point in the development review process.
Commissioner Stein asked if the Commission has to approve the request at this time.
Planning Supervisor Senness stated that that the ordinance requires that the City Council
act on a request for alternative wetland buffers with a sketch plan application. There is
language in the resolution to encourage the developer to increase wetland buffers where
possible.
Commissioner Stein asked if a conservation easement could be considered. Planner
Lindahl replied affirmatively.
Chairman Stulberg introduced Jay Scott, vice-president of development for North
American Properties.
Mr. Scott stated that they have looked at the road alignment issue with the civil
engineering group. He said that they don't own the West Glen property, they don't have
easements and the topography of the site is difficult.
Mr. Scott stated that they concur with staff s recommendation that a larger portion of the
site remain commercial/office. He said that the conservation easement shouldn't be a
problem, as they have no plans to develop that area of the site.
Mr. Scott stated that the alternative wetland buffers gives them more design flexibility.
He said that they have made a strong effort to minimize wetland impacts.
Regarding the build -to line requirements, Mr. Scott said that they are looking at a number
of issues, including user needs.
Approved
Planning Commission Minutes
January 26, 2000
Page #7
Commissioner Reinhardt asked where the majority of the truck traffic would come from.
Mr. Scott replied that it would likely access the site off of Vicksburg Lane for the
commercial use. He said that he wasn't sure about the senior use.
Chairman Stulberg continued the public hearing.
Chairman Stulberg introduced Mark Steinweg of 16105
36th
Place North. Mr. Steinweg
commended staff for their work on the thorough report. He said that his concerns have
been addressed through many meetings. He stated that the transition of land uses is a key
point. Mr. Steinweg commented that he is still struggling with the volume of traffic and
the intensity and density of proposed use of the site. Mr. Steinweg said that he likes the
idea of a conservation easement. He stated that he is surprised that there isn't a traffic
signal on
36th
Avenue and County Road 9 now. Mr. Steinweg said that the proposed plan
is coming along and concerns are being addressed, but the use is still too intense for the
site.
Chairman Stulberg introduced Jennifer Martin of 16110
36th Place North. Ms. Martin
submitted a letter to the Commission. Ms. Martin said that some people in the
neighborhood purchased their homes based on the assumption that the site would remain
commercial office. She said that her concern is safety. She said that a trail is needed on
36th
Avenue, but it still won't solve the safety issue. Ms. Martin asked if traffic would
increase on Yuma Lane.
Chairman Stulberg introduced Roger Dunekacke of 3685 Yuma Lane. Mr. Dunekacke
stated that the proposed use on the site is more intense than what people thought it would
be when they purchased their homes. He asked who would want to live next to what is
being proposed. Mr. Dunekacke said that the developer has implied that they need the
access to
36th Avenue, but also that there wouldn't be much of an increase in traffic on
36th
Avenue. He asked why they need access off of
36th
Avenue. He said that they can't
have it both ways. Mr. Dunekacke suggested an emergency only access on 36th Avenue.
Mr. Dunekacke stated that there should be a conservation easement.
Chairman Stulberg closed the public hearing.
City Engineer Faulkner stated that the intersection at County Road 9 and
36th Avenue
currently meets the peak hour volume warrant, but installation isn't based on meeting just
one warrant. The intersection, when warrants are met, would be placed on Hennepin
County's signal priority ranking list and installation of a traffic signal would not be likely
for several years.
Pertaining to the pedestrian walkway on
36th
Avenue, City Engineer Faulkner stated that
it is adjustable and he will check into it to ensure that the timing is accurate.
Approved
Planning Commission Minutes
January 26, 2000
Page #8
Regarding an increase of traffic on Yuma Lane, Ms. Cote stated that people will change
their travel pattern based on congestion and delay. If the area north of 36th Avenue was
congested, they may get off earlier and go through neighborhood. She said that the
current traffic pattern operates well now until you get to
36th Avenue.
Commissioner Stein questioned the setback for the proposed bank. Planner Lindahl
replied that the applicant will have to move the building to the build -to line.
Chairman Stulberg introduced Bill Griffith, representing the Hartford Group which
would be taking care of the senior building part of the project. Mr. Griffith said that the
deliveries would be on a much smaller scale and less frequent than the commercial uses.
He anticipated that the delivery trucks would use the access on 36th Avenue for the senior
building.
Commissioner Reinhardt asked staff to address the issue of fairness pertaining to
reguiding. Director Hurlburt stated that the City's Comprehensive Plan gets reevaluated
and changes take place as time goes on. She said that it would be unrealistic to lay out a
plan for 20 years and make no changes to it. She stated that this is the process for
evaluating those changes.
Commissioner Berkowitz asked the applicant if the project were to be split in half, and
only half move forward for City Council approval, would the applicant want to continue.
Mr. Scott replied that they would move forward only with the entire project as a full
phase development. Mr. Scott stated that they have been studying this site and they are
not intensely developing the site. He said that they could develop 250,000 square feet of
retail. Mr. Scott stated that the proposal is a small development for a 25 -acre site. Mr.
Scott stated that the office use could be multi -story. He said that they are trying to be
sensitive to the neighbors.
MOTION by Commissioner Stein, seconded by Commissioner Reinhardt recommending
approval of a Land Use Guide Plan Amendment for North American Properties, Inc. for
property located on the northwest quadrant of Highway 55 and Vicksburg Lane.
Commissioner Berkowitz stated that he is "on the bubble" whether this property should
be brought into the City Center guiding because of a functionality standpoint. He said
that the proposal doesn't seem to be consistent with the City Center Plan, and seems to be
isolated from the City Center.
Commissioner Stoebner said that he will support the motion. He stated that the developer
has been sensitive to the neighbors by the buffering along north side of parcel. He said
that the buffering is sensitive and attractive.
Approved
Planning Commission Minutes
January 26, 2000
Page #9
Commissioner Reinhardt stated that while she is sensitive to the neighbors' concerns,
most concerns have been alleviated or will be addressed and worked out as the project
moves forward.
Chairman Stulberg said he will support the proposal at this point. He commented that he
liked the change to commercial office on the north end of the site. He agreed that the
developer has been sensitive to the intensity issue, and that the proposal is probably as
intense as what would be allowed with the current guiding. He commented that the City
Center portion makes it less intense, but not sure how it will fit in overall and connect to
City Center.
Commissioner Berkowitz said he will vote against the motion, based on his concerns
pertaining to the City Center guiding.
Commissioner Bobra stated that she hopes the traffic study predictions are right. She
said that tree preservation is important and the proposal is a balanced project.
Roll Call Vote. 5 Ayes. MOTION approved on a 5-1 Vote. (Commissioner Berkowitz
voted Nay.)
MOTION by Chairman Stulberg, seconded by Commissioner Stoebner recommending
approval of the resolution providing informal comments on the proposed Sketch Plan for
a mixed use development to be known as Plymouth Marketplace and approving the use of
alternative wetland buffers for North American Properties, Inc. for property located on
the northwest quadrant of Highway 55 and Vicksburg Lane.
MOTION to Amend by Commissioner Stein, seconded by Commissioner Berkowitz
recommending a tree conservation easement for the area east of the west buffer to
Vicksburg Lane north of the retail space.
Commissioner Reinhardt asked if the easement would prohibit a trail on 36th Avenue.
Director Hurlburt replied that at this point, the important thing is the concept, but it
would not preclude a trail on
36th Avenue. Roll Call Vote on MOTION to Amend. 6
Ayes. MOTION approved unanimously.
MOTION to Amend by Commissioner Stein, seconded by Commissioner Berkowitz to
prohibit access on
36th
Avenue, other than emergency access.
Commissioner Stein stated that traffic on Vicksburg Lane is already a level of service
F."
Commissioner Stoebner said he wouldn't support the motion, as he will rely on the traffic
consultant. He said that he would feel better if County Road 9 and
36th Avenue were
signalized.
Approved
Planning Commission Minutes
January 26, 2000
Page #10
Commissioner Reinhardt stated that after listening to the traffic consultants, she will take
their word for it that the access is necessary.
Roll Call Vote on MOTION to Amend. 2 Ayes. MOTION failed on a 2-4 Vote.
Commissioners Berkowitz, Reinhardt, Stoebner and Chairman Stulberg voted Nay.)
MOTION to Amend by Commissioner Berkowitz, seconded by Commissioner
Reinhardt to remove the trail and construct a sidewalk along Vicksburg Lane the length
of the City Center guiding.
Commissioner Berkowitz said that a concrete sidewalk the same width as the trail would
be appropriate. The City Center area is a destination and gathering place and it would be
consistent with other sidewalks in the City Center area.
Director Hurlburt said that if the sidewalk is narrowed for one block it would be
inconsistent and reduce serviceability for pedestrians. Planning Supervisor Senness
added that given the existing public signage and the ability to clear snow, you need to
have the sidewalk wider.
Chairman Stulberg asked how narrowing the width induces calming traffic.
Commissioner Berkowitz stated that bicyclists and rollerbladers would slow down when
approaching a narrower sidewalk.
Director Hurlburt stated that the draft Parks and Trails plan indicates this crossing is one
of the major barriers for pedestrians in the City. She said that by narrowing the sidewalk,
it would create more problems rather than solving them.
Roll Call Vote on MOTION to Amend. 1 Aye. MOTION failed on a 1-5 Vote.
Commissioners Bobra, Reinhardt, Stein, Stoebner and Chairman Stulberg voted Nay.)
Commissioner Bobra stated that staff should do whatever is necessary to have a signal
installed at the County Road 9/
36th
Avenue intersection. City Engineer Faulkner said that
he has sent a letter to the County on this issue already and has not heard back from them
yet. He will follow up with the County.
Roll Call Vote on Main MOTION. 6 Ayes. MOTION approved unanimously.
Chairman Stulberg called a recess at 9:10 p.m. and reconvened the meeting at 9:23 p.m.
C. LUNDGREN BROS. CONST. (99133)
Approved
Planning Commission Minutes
January 26, 2000
Page #11
Chairman Stulberg introduced the request by Lundgren Bros. Const. for a planned unit
development amendment to allow decorative entrance fencing at Plum Tree East located
north of Old Rockford Road, east of Peony Lane, and west of Holly Lane.
Planner Drill gave an overview of the January 19, 2000 staff report.
Chairman Stulberg introduced Mike Burton, representing the petitioner. Mr. Burton
stated that he concurs with the staff report and would be available for questions.
Chairman Stulberg opened and closed the public hearing as no one was present to speak
on the issue.
MOTION by Commissioner Bobra, seconded by Commissioner Stoebner recommending
approval of a Planned Unit Development Amendment for Lundgren Bros. Construction,
Inc. to allow four -foot eight -inch high split rail cedar fencing at the entrances to the Plum
Tree East (Wyndemere Farms) PUD, located north of Old Rockford Road, south of the
Soo Line Railway, east of Peony Lane, and west of Holly Lane. Roll Call Vote. 6 Ayes.
MOTION approved unanimously.
7 NEW BUSINESS
A 2000 PLANNING COMMISSION MEETING SCHEDULE
MOTION by Commissioner Stoebner, seconded by Commissioner Reinhardt to approve
the 2000 Planning Commission Meeting Schedule. Vote. 6 Ayes. MOTION approved
unanimously.
8 OTHER BUSINESS
Chairman Stulberg stated that the City Council appointed a new representative — Karl
Neset -to the Planning Commission. He stated that Judy Johnson is the new coordinating
representative to the Planning Commission.
Commissioner Reinhardt stated that the Plymouth Towne Square dining room was
renamed the "H. David Crain" room in his honor for his years of service to the City as an
HRA Commissioner and past City Councilmember.
Director Hurlburt stated that the election of Planning Commission officers and
appointment of ar liaison to PRAC will take place at the February 9 Planning
Commission Meeting. She said that the Annual Work Plan and Annual Report will likely
be brought to the Planning Commission for review sometime in March.
Approved
Planning Commission Minutes
January 26, 2000
Page #12
Chairman Stulberg stated that the orientation for the new planning commissioner will
take place on February
11th at 1:30 p.m. if any of the other commissioners would like to
attend for a refresher.
MOTION by Commissioner Bobra, seconded by Commissioner Stoebner to adjourn.
Vote. 6 Ayes. MOTION approved unanimously. The meeting was adjourned at 9:31
p.m..