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HomeMy WebLinkAboutPlanning Commission Minutes 07-19-2000Approved Minutes City of Plymouth Planning Commission Meeting July 19, 2000 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Bob Stein, Kapila Bobra, Roger Berkowitz, Karl Neset, and Sarah Reinhardt MEMBERS ABSENT: Commissioner John Stoebner STAFF PRESENT: Planning Manager Barbara Senness, Planners Kendra Lindahl and Shawn Drill, Assistant Planner Joshua Doty, Assistant City Engineer Ron Quanbeck, and Office Services Supervisor Denise Hutt 1 CALL TO ORDER 2 PUBLIC FORUM 3 APPROVAL OF AGENDA 4 APPROVAL OF MINUTES MOTION by Commissioner Bobra, seconded by Commissioner Reinhardt to approve the July 5, 2000 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved unanimously. 5 CONSENT AGENDA A CHESAPEAKE COMPANIES NLP GROUP, LLC (20086) MOTION by Commissioner Stein, seconded by Commissioner Bobra recommending approval of a variance for Chesapeake Companies for additional wall signage on a building located at 15545 34t11 Avenue North. Vote. 6 Ayes. MOTION approved unanimously. B CHRIST MEMORIAL LUTHERAN CHURCH (20089) MOTION by Commissioner Stein, seconded by Commissioner Bobra recommending approval of a site plan amendment for Christ Memorial Lutheran Church located at 13501 Sunset Trail. Vote. 6 Ayes. MOTION approved unanimously. C MINNESOTA SIGN COMPANY (20094) MOTION by Commissioner Stein, seconded by Commissioner Bobra recommending approval of a sign variance request for Minnesota Sign Company, Inc. for property located at 2945 Empire Lane North (Days Inn/Perkins). Vote. 6 Ayes. MOTION approved unanimously. Approved Planning Commission Minutes July 19, 2000 Page #2 6 PUBLIC HEARINGS A LIBERTY PROPERTY LIMITED PARTNERSHIP (20059) Chairman Stulberg introduced the request by Liberty Property Limited Partnership for a site plan and conditional use permit to allow construction of an 84,600 square foot office/showroom building on property located north of 45th Avenue and east of Nathan Lane. Planner Lindahl gave an overview of the July 11, 2000 staff report. Chairman Stulberg introduced Ed Farr, of Edward Farr Architects, representing the petitioner. Mr. Farr stated that they are continuing to work with the property owner to the south to prepare a grading plan for both properties that would reduce the size of the retaining wall along the common property line. He said that the adjoining land owner is planning on coming forth with an application shortly. Mr. Farr stated that they could comply with the 10 -foot setback between the building and parking or drive aisles. He said that they would like to be able to market the number of parking stalls as indicated on their plan. Mr. Farr stated that they are working hard to improve their landscape plan along the south property line to ensure appropriate buffers from the proposed apartments. Commissioner Reinhardt asked what type of truck traffic would be generated by the proposed use and where the traffic would likely come from. Mr. Farr replied that there aren't any signed leases yet, but the market calls for a high percentage of office use. With that, he stated that there likely would be an occasional truck (once a week) to drop off goods and leave the facility. Mr. Farr said that the truck traffic would use Nathan Lane and could come from either Bass Lake Road or from Rockford Road. He said that it would likely be a matter of convenience for the truck driver. Commissioner Reinhardt asked if the City has received documented complaints of truck traffic on Nathan Lane. Planner Lindahl said that the City has received complaints near the Walser site located on Bass Lake Road. Planning Manager Senness stated that some operational alternatives currently in place seem to be working. She added that the traffic issue will be addressed further with the Study Area C discussions. Commissioner Reinhardt asked if truck traffic can be limited to Rockford Road. Planning Manager Senness explained that it is difficult to do that since the site is properly guided and zoned for the proposed use. Commissioner Bobra asked what the expected completion date is for the facility. Mr. Farr replied that they are planning completion in Spring 2001. Commissioner Bobra asked how many people would be employed at the facility. Mr. Farr stated that the assumption would be equal to or less than the number of parking stalls. He said that they Approved Planning Commission Minutes July 19, 2000 Page #3 figure 3.5 people per 1,000 square feet. If they were to lease more manufacturing space, then the office portion would be reduced and, consequently the number of cars would be reduced. Chairman Stulberg asked if there is something wrong with the Zoning Ordinance parking requirements. Mr. Farr stated that users demand higher parking than what the ordinance stipulates for office use. He said that they haven't seen a call center type office function that goes past 5 employees per 1,000 square feet. Chairman Stulberg asked if staff needs to look at the Zoning Ordinance pertaining to parking requirements. Planning Manager Senness replied that staff is intending to look at it, but the Commission may be surprised at the direction it goes. She said that staff is looking at ways to reduce the number of vehicles coming to employment sites, rather than increasing the number of spaces. Chairman Stulberg asked how long this application has been going through the Development Review Committee process. Planner Lindahl replied that staff has been looking at the application since April. Chairman Stulberg commented that there seems to be a number of items that aren't quite up to ordinance standards, which is unusual. Planner Lindahl stated that the applicant started meeting with the City on an informal basis in November, 1999 and that their application was put on hold until the land use issue with this site and the site to the south was resolved. She said that it is not unusual for these types of conditions to be included in the approving resolution, and that they are fairly minor issues. Planning Manager Senness reiterated that staff did put this proposal on hold until after the City decided on the appropriate guiding and zoning. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Chairman Stulberg, seconded by Commissioner Stein recommending approval of a site plan and conditional use permit for Liberty Property Limited Partnership for property located east of Nathan Lane and north of 45th Avenue North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. B KUKULICA & ASSOCIATES (20090) Chairman Stulberg introduced the request by Kukulica & Associates for a conditional use permit for a J -frame antenna structure for wireless telecommunications for property located at 605 State Highway 169. Planning Manager Senness gave an overview of the June 28, 2000 staff report. Chairman Stulberg introduced Timothy Richardson, representing the petitioner. Mr. Richardson stated that he concurs with the staff report and will build the structure according to the stated terms and conditions. Approved Planning Commission Minutes July 19, 2000 Page #4 Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra recommending approval of a conditional use permit amendment for Kukulica & Associates to allow the placement of antennas and related equipment on the building located at 605 Highway 169 North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. C JANICE KAY JOBIN (20101) Chairman Stulberg introduced the request by Janice Kay Jobin for an interim use permit for grading for property located at 1870 Magnolia Lane North. Planner Lindahl gave an overview of the July 12, 2000 staff report. Planning Manager Senness commented that staff doesn't make a habit of approving a permit prior to City Council approval of an interim use permit, but staff considered this an emergency situation and by waiting there would be an increased chance of liability issues. Commissioner Reinhardt questioned how something like this could happen. Planner Lindahl replied that it is likely caused by bad soils underneath the footings. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz recommending approval of an interim use permit for Janice Kay Jobin for property located at 1879 Magnolia Lane North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. D CITY OF PLYMOUTH (20104) Chairman Stulberg introduced the request by the City of Plymouth for rezoning from FRD Future Restricted Development) to RSF-1 (Single Family Detached Dwelling District 1), site plan amendment, and variance to construct additional ball fields and soccer fields at Greenwood Elementary School. Chairman Stulberg explained that the item will be continued to the August 2, 2000 Planning Commission Meeting. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Donald Meyer of 17829 38th Avenue North. Mr. Meyer said that he doesn't understand what the application is for. Approved Planning Commission Minutes July 19, 2000 Page #5 Chairman Stulberg stated that a full report would be available at the Community Development counter on Friday, July 28, 2000 explaining the details of the application. MOTION by Chairman Stulberg, seconded by Commissioner Berkowitz to continue the public hearing to August 2, 2000. Vote. 6 Ayes. MOTION approved unanimously. 7 NEW BUSINESS A KRYSTYNA SKROWAZCEWSKI (20082) Chairman Stulberg introduced the request by Krystyna Skrowazcewski for a variance for a 5 -foot high fence in the front yard at 1120 Ferndale Road. Planner Lindahl gave an overview of the July 12, 2000 staff report. Commissioner Reinhardt asked if the DNR indicated what kind of fencing would be coyote - proof. Planner Lindahl replied that there really is no such thing as coyote -proof fencing. She said that coyotes will go where there is food and particularly where there are pets. Planner Lindahl commented that coyotes are loners, and do not run in packs. Commissioner Bobra asked for an explanation of what is allowed under the ordinance for fencing. Planner Lindahl replied that at or behind the building you can have a six-foot high fence, but fences in the front yard are limited to three feet in height. Commissioner Bobra asked if anyone has requested a higher fence in their front yard and whether it was approved by the City Council. Planner Lindahl replied affirmatively. Commissioner Berkowitz asked how many acres the site is and if the ordinance differentiates for lot sizes. Planner Lindahl replied that the parcel is 1.5 acres and that the fence regulations are the same for all lot sizes. Commissioner Stein asked if there was a four -foot high split rail fence previously on the site. Planner Lindahl replied affirmatively. Chairman Stulberg introduced Krystyna Skrowaczewski, the petitioner. Ms. Skrowaczewski stated that nothing was mentioned in the report about the City destroying their fence which was a considerable loss and hardship to them. She said that they are not asking for help financially to rebuild the fence, just for granting the variance. Ms. Skrowaczewski stated that coyotes are a serious problem, and that the DNR told them that a fence is a deterrent. Chairman Stulberg asked if a three foot fence would satisfy the issue of trespassers and snowmobiles. Ms. Skrowaczewski replied that a three-foot fence is inadequate. She added that the Commission has received letters of support for the five-foot fence from the neighbors. Approved Planning Commission Minutes July 19, 2000 Page #6 Commissioner Bobra asked if any of the neighbors have a fence that high. Ms. Skrowaczewski replied negatively and stated that their four foot fence was destroyed. Commissioner Reinhardt asked if the applicant had any coyote problems before the fence was removed. Ms. Skrowaczewski replied negatively. Commissioner Bobra asked staff if a four -foot fence would solve the problem. Planner Lindahl commented that the Commission can recommend whatever they want. Commissioner Reinhardt asked if the applicant received any other suggestions besides the fence to resolve the coyote problem. Ms. Skrowaczewski replied that they were told that they could trap, shoot or poison the coyotes, but they are not prepared to do any of those things. She said that the proposed fence would be a nice looking cedar fence. Chairman Stulberg asked if there was any information on the destruction of the fence when the road construction was done. Assistant City Engineer Quanbeck commented that the original fence was in the City right-of-way. Planner Lindahl stated that since the original submission, the applicant had the property resurveyed and concurred that the fence was indeed located in the right-of-way. Chairman Stulberg introduced Sandra Besse-Lascours of 1200 Ferndale Road. Ms. Besse- Lascours stated that the applicant's property is rather unique, and that they have a lot of thick brush so that you don't even see their home from the road. She said that having a five-foot fence would not detract from the look of the neighborhood. Ms. Besse-Lascours said that since the sidewalk was constructed, the neighborhood has lost a lot of their privacy. She said that at a minimum, the applicants should be able to replace their four -foot fence. Commissioner Stein asked what good a five-foot fence is when according to the DNR they would need an eight -foot fence to keep coyotes out. Ms. Skrowaczewski said that any fence is a deterrent. She stated that coyotes will find a different way to get to the lake for the blue heron. Ms. Skrowaczewski stated that their previous fence was in the right-of-way 1 inch to 18 inches. Commissioner Neset asked if the City has had any similar requests and what action was taken. Planner Lindahl replied that a fence variance was approved on a corner lot on Old Rockford Road and Kimberly Lane. Planning Manager Senness stated that the proposed fence had to do with little usable yard and to protect children playing in the yard. Commissioner Berkowitz noted that the fence was already under construction. Commissioner Neset commented that a three-foot fence is not enough to deter juveniles. He said that he would support a four foot fence like the applicant previously had. Chairman Stulberg commented that if the fence was partially destroyed, it could have been reconstructed as it was grand -fathered in as a non -conforming structure. However, because the applicant completely removed the fence, it lost the legal non -conforming status. Approved Planning Commission Minutes July 19, 2000 Page #7 MOTION by Commissioner Stein, seconded by Commissioner Bobra recommending approval of a variance for a four -foot fence in the front yard for Krystyna Skrowaczewski on property located at 1120 Ferndale Road. Commissioner Stein stated that he is not convinced a five-foot fence is necessary. He said that three feet should be adequate, but would support a four -foot fence since they had that previously. Commissioner Bobra concurred. Commissioner Reinhardt stated that she can't support the motion since the application doesn't meet the seven standards. She said that there are other alternatives to the fence, such as trapping or using animal control for permanent removal. She added that the fence is questionable as there are other ways to get into the property. Commissioner Berkowitz stated that a four -foot fence is replacement in kind. He said that this lot is more rural in character and he doesn't think the ordinance pertaining to fences should be applied the same with each lot. Vote. 5 Ayes. MOTION approved on a 5-1 Vote. (Commissioner Reinhardt voted Nay.) B CARLSON REAL ESTATE COMPANY (20091) Chairman Stulberg introduced the request by Carlson Real Estate Company for a site plan and variances for a one-story roughly 47,000 square foot office building located at the northwest quadrant of 35th Avenue and Plymouth Boulevard. Planning Manager Senness gave an overview of the July 12, 2000 staff report. Commissioner Bobra asked if traffic will be narrowed to one lane each way. Planning Manager Senness stated that this would change the number of traffic lanes from two southbound lanes to one south bound lane. She stated that the City's consulting traffic engineers have indicated that there would be sufficient capacity through the area with a reduction in traffic lanes from two to one. Commissioner Bobra asked if traffic will be slowed down or diverted. Planning Manager Senness explained that Plymouth Boulevard will be developed as a parkway since it is not a through street. She said that as such it should not carry a great deal of traffic. Commissioner Berkowitz noted that he is uncomfortable handling one piece of a several block plan. Planning Manager Senness stated that on -street parking as proposed is consistent with the City's streetscape plan which is part of the City Center portion of the Comprehensive Plan. She said that this proposal calls the question if the City is committed to on -street parking along Plymouth Boulevard. She said that this portion should be implemented now. She added that if the City Council decides not to move forward, the comprehensive plan would need to be changed. Approved Planning Commission Minutes July 19, 2000 Page #8 Commissioner Berkowitz commented that there is the east parking lot at LifeTime Fitness that is not being used currently. He suggested that staff may want to pursue the possibility of working with LifeTime and the Ice Center to institute a second check-in location to utilize the parking lot before talking about building a parking structure. Commissioner Reinhardt asked if the parking condition in the resolution would be removed if the City Council decides not to take this direction. Planning Manager Senness responded affirmatively. Commissioner Stein asked who is responsible for the cost of the bump outs. Planning Manager Senness replied that the developer is responsible for the costs associated with the bump outs. Commissioner Stein stated that the proposal is a good idea. He asked if the developer has thought about putting in a lane of parking and a lane of traffic. Planning Manager Senness replied that their original plan indicated that, but staff would like it to be consistent throughout City Center. Commissioner Stein stated that he thought buildings in City Center were to be built to the property line. Planning Manager Senness replied that the requirement is a 20 -foot maximum setback. Commissioner Reinhardt asked if the applicant can mark the bump out parking spots short term parking since they are requesting them. Planning Manager Senness stated that staff can consider it, but the concept needs to be looked at on a larger scale. Commissioner Stein asked if the idea of a traffic circle on Plymouth Boulevard has been dropped. Planning Manager Senness replied affirmatively. Chairman Stulberg introduced Chris Kirby, representing the applicant. Mr. Kirby stated that they concur with the staff report. He said that they have tried to design a flexible building for potential users. He indicated that the bay depths are flexible and they are using building jogs to break up the length of the building. He said that the building has a two-story look, but actually is one story and will be compatible in design with other uses in the area. He stated that they do not have a tenant for the building as of now. Mr. Kirby said that they are inclined to use brick which is what staff has suggested. He said that they have worked hard to comply with the city center ordinances. Mr. Kirby said that the most critical component is the on -street parking. If the on - street parking is not approved, they would request the right to have the entrances on the back side of the building. Mr. Kirby stated that the unique access points are not at the best location and could present a marketing challenge. Mr. Kirby asked that Condition #10 in the resolution be modified to state Certificate of Occupancy instead of building permits. He said that they would like additional language added to Condition #11, which has been discussed with staff Chairman Stulberg asked what the additional language would entail. Planning Manager Senness stated that such agreement would reflect any potential need for evening parking on the part of the Approved Planning Commission Minutes July 19, 2000 Page #9 applicant. Commissioner Berkowitz questioned weekend parking. Planning Manager Senness stated that staff can add that in also. Commissioner Bobra asked the applicant if a second story would be added to the building at some point. Mr. Kirby replied negatively. Commissioner Berkowitz asked about the building schedule. Mr. Kirby stated that they anticipate starting late this summer or early fall with occupancy in Spring, 2001. Commissioner Stein asked how many total parking spaces are proposed. Planning Manager Senness replied that there are 182 on-site parking spaces and 20 spaces on the street. She said that the ordinance requires 171 parking spaces. Chairman Stulberg asked what the applicant would do if the City said to build residential on top of the office building. Matt Van Slooten, representing the applicant, stated that Carlson Real Estate wouldn't look at something like that since they are not a residential property developer. Chairman Stulberg commented that the Commission and staff have discussed some residential mixed in and perhaps over some commercial for City Center. Mr. Van Slooten said that shared parking comes into question with the mix of commercial and residential. Commissioner Reinhardt asked when all the parking bump outs along Plymouth Boulevard would be constructed. Planning Manager Senness said that it is premature at this time to answer that. Commissioner Reinhardt said that it would be preferable to have it happen all at one time. MOTION by Commissioner Reinhardt, seconded by Commissioner Stein recommending approval of a site plan and variances for Carlson Real Estate Company for an office building located on property at the northwest quadrant of 35th Avenue and Plymouth Boulevard. 1. MOTION to Amend by Commissioner Reinhardt, seconded by Commissioner Stein recommending that "Certificate of Occupancy" replace "building permits" in Conditions #10 and #11 and adding the following sentence to Condition #11: "Such an agreement would reflect any potential need for evening and weekend parking on the part of Carlson tenants." Roll Call Vote. 6 Ayes. MOTION to Amend approved unanimously. MOTION to Amend by Commissioner Berkowitz, seconded by Commissioner Reinhardt to remove on -street parking and bump outs from this application. Commissioner Berkowitz stated that he agrees with the concept of on -street parking and bump outs, but is uncomfortable having it come through in piecemeal stages. He said that he hasn't seen the whole layout, including left turn lanes and pedestrian crossings. He stated that the City Council should initiate the concept and move it along concurrently with this application. Commissioner Reinhardt asked if something could be added to Condition #6 such as "provided that the City Council agrees to continue the bump outs from 34th Avenue to 37th Avenue." Approved Planning Commission Minutes July 19, 2000 Page #10 Commissioner Berkowitz said that it would meet the intent, but still keeps it tied to this application and you run a small risk that this may not come to pass. Mr. Van Slooten stated that there is logic to tie into the application. He said that they need to know one way or another and would agree with adding to Condition #6. He asked that the amendment include that they don't want entrances along Plymouth Boulevard without bump outs. Commissioner Stein asked if the applicant would carve out their property to provide parking. Mr. Van Slooten replied affirmatively. Planning Manager Senness stated that the City Council needs to have a clear indication if the Commission supports the plan to reduce the traffic lanes to create on -street parking along Plymouth Boulevard. Commissioner Stein suggested that Commissioner Berkowitz's MOTION to Amend state that Condition #6, requiring the construction of bump outs be changed, to make them contingent on the City Council implementing a master plan for Plymouth Boulevard from 34th Avenue across from City Hall to 37th Avenue, and if the Council failed to implement such a plan, that the applicant be allowed to provide additional on -street parking by carving it out of their own property. Commissioners Berkowitz and Reinhardt concurred. Roll Call Vote on MOTION to Amend. 6 Ayes. MOTION to Amend approved unanimously. Chairman Stulberg said that he's not excited about the applicant having to provide parking on the site. He would like the City Council to implement the bump outs on the entire plan. Commissioner Stein noted that this is a worthwhile project. Chairman Stulberg stated that this leaves an opportunity to lose the enforcement of what we are trying to enforce. Roll Call Vote on Main MOTION. 6 Ayes. MOTION approved unanimously. MOTION by Commissioner Bobra, seconded by Commissioner Stein to adjourn. Vote. 6 Ayes. The meeting was adjourned at 8:58 p.m.