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HomeMy WebLinkAboutPlanning Commission Minutes 12-08-1999Approved Minutes City of Plymouth Planning Commission Meeting December 8, 1999 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Allen Ribbe, John Stoebner (arrived at 7:04 p.m.), Bob Stein, Kapila Bobra, Roger Berkowitz, and Sarah Reinhardt MEMBERS ABSENT: None STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Supervisor Barbara Senness, Planners Shawn Drill and Kendra Lindahl, City Engineer Dan Faulkner and Clerical 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 Berkowitz to approve the November 10, 1999 Planning Commission Minutes. Vote. 5 Ayes. MOTION approved unanimously. (Chairman Stulberg abstained.) 5 Consent Agenda Commissioner Berkowitz removed Item #5A — Toll Gas and Welding Supply (99120) from the consent agenda. Commissioner Berkowitz stated that he is concerned that the applicant demonstrate compliance with the EPA Risk Management Plan and OSHA standards as propylene is a highly flammable material. Planning Supervisor Senness stated that perhaps the applicant could address Commissioner Berkowitz's concerns. Chairman Stulberg commented that if the application were for a conditional use permit, and the applicant wasn't complying with the OSHA regulations, the City could revoke the permit, but the same is not true for a site plan amendment. Planning Supervisor Senness stated that the applicant is required to comply with certain regulations that are implemented when they apply for a building permit. Approved Planning Commission Minutes December 8, 1999 Page #182 Chairman Stulberg introduced Jim Johnson, the applicant. Mr. Johnson stated that the tank installation complies with all regulations. Commissioner Berkowitz asked when they would file the risk management plan. Mr. Johnson replied that they are not at the threshold that is required for filing. Commissioner Berkowitz stated that he is not comfortable approving the application until the applicant can assure that they are going to comply with all the applicable regulations. Commissioner Berkowitz noted that the installation sheet should be labeled correctly with propylene. Chairman Stulberg introduced Tom Litzkow, representing Toll. Mr. Litzkow stated that Commissioner Berkowitz may be referring to the 10,000 gallon requirement. Commissioner Berkowitz stated that the application requires a risk management plan. MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra recommending approval of a site plan amendment for Toll Gas and Welding Supply to locate a propylene tank at 3005 Niagara Lane North. MOTION to Amend by Commissioner Berkowitz, seconded by Commissioner Reinhardt to require "Prior to issuance of a tank permit, the applicant shall demonstrate compliance with any required EPA Risk Management and OSHA Process Management safety regulations." Chairman Stulberg stated that the applicant would only have to show compliance if it is required. Commissioner Berkowitz stated that the applicant would be exempt from the condition as long as they can show that the risk management plan is not required. Roll Call Vote on MOTION to Amend. 7 Ayes. MOTION approved unanimously. Vote on Main MOTION. 7 Ayes. MOTION approved unanimously. 6 Public Hearings A TSP ONE, INC. (99102) Chairman Stulberg introduced the request by TSP One, Inc. for an amendment to the site plan and conditional use permit to allow construction of two additions onto the Central Services building located at 17305 19th Avenue North, and to widen and realign the entrances at Oakwood Elementary School, 17340 County Road 6. Planner Drill gave an overview of the December 1, 1999 staff report. With respect to drainage, Commissioner Reinhardt asked how many times approval can be given for impervious surface amounts less than one acre on a particular site under separate applications. Planner Drill explained that each watershed district has its own Approved Planning Commission Minutes December 8, 1999 Page #183 regulations and the projects are approved on a case by case basis. City Engineer Faulkner stated staff and the watershed district monitor applications and if more than one application was submitted within a relatively close time period, that would require further review. Chairman Stulberg introduced Tom Schuelke, the applicant. Mr. Schuelke stated that he was available for questions. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Stein, seconded by Commissioner Stoebner recommending approval of an amendment to the site plan and conditional use permit for TSP One, Inc. for Wayzata Schools Central Services located at 17305 19th Avenue North and for Oakwood Elementary School located at 17340 County Road 6. B WAYNE A JESKE ASSOCIATES (99107) Chairman Stulberg introduced the request by Wayne A. Jeske Associates, Inc. for a site plan amendment and conditional use permit amendment for an approximately 16,372 square foot building addition at West Lutheran High School located at 3350 Harbor Lane North. Planner Lindahl gave an overview of the November 29, 1999 staff report. Chairman Stulberg introduced Wayne Jeske, the applicant. Mr. Jeske stated that West Lutheran has enjoyed being located in Plymouth and sharing the sports field with the City of Plymouth. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Ribbe, seconded by Commissioner Berkowitz recommending approval of a site plan amendment and conditional use permit amendment for Wayne A. Jeske Associates, Inc. for West Lutheran High School located at 3350 Harbor Lane North. Roll Call Vote. 7 Ayes. MOTION approved unanimously. C 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 December 1, 1999 staff report. Approved Planning Commission Minutes December 8, 1999 Page #184 Commissioner Bobra asked what amendments have been previously approved. Planner Lindahl stated that the City has not received any applications for text amendments to allow off-site directional signs, but the City has received many variance requests for larger signs. Commissioner Berkowitz asked if the application would go back to staff or go to the City Council directly if the Commission were to recommend an ordinance amendment. Planner Lindahl replied that it could happen either way. She said that staff would likely want to get City Council reaction first. She said that staff looked at the sign ordinance last year and didn't recommend a change to directional signs. Commissioner Berkowitz asked if the Holiday Station couldn't apply for a variance on behalf of Grandma's. Planner Lindahl replied negatively, as the use (off-site signs)is not permitted. Commissioner Berkowitz commented that he is having trouble visualizing why Minnesota Logos wouldn't allow Grandma's on their sign as other business are located on the logo sign and are just as difficult to get to. Commissioner Reinhardt concurred, adding that Comfort Inn is on the sign and Grandma's is located on the same site as Comfort Inn. Chairman Stulberg stated that no one was present to represent the applicant. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced David Weigman of Carlson Real Estate Co., Two Carlson Parkway. Mr. Weigman stated that Carlson Real Estate Co. represented Cal Spas for an off-site sign, as they were instructed by fire department that they need some sort of directional sign. He said that he contacted staff and was surprised to learn that they could not request a variance because the sign is not permitted by the ordinance. He said that the directional sign was requested because of health and safety issues, and there should be some sort of allowance for such. Commissioner Reinhardt asked if there is something that could be written into the ordinance to allow for Minnesota Logos signs or a variance based on health and safety issues. Director Hurlburt said that you would have to specify the size, setbacks, number of signs allowed, and distance to the principal use. She said that it would be fairly complex, but that if the Commission is interested in staff developing an alternative method, they could investigate it further. Commissioner Reinhardt asked if an allowance has ever been granted. Director Hurlburt replied negatively. Approved Planning Commission Minutes December 8, 1999 Page #185 Commissioner Berkowitz asked if neighboring suburbs have any provisions for directional signage. Planner Lindahl replied that most do not allow off-site directional signage. Commissioner Berkowitz stated that it would be worthwhile looking into an alternative for applicants. He stated that he was surprised that an alternative was not included in the staff report. He said that businesses were allowed in a cul-de-sac setting and the City should provide some sort of alternative for signage. Commissioner Bobra concurred. She said that the item should be postponed to take a look at neighboring communities' regulations. Director Hurlburt recommended that the Commission keep the public hearing open. She said that typically ordinance amendments are generated by the City and in these cases, staff does present alternatives. Staff doesn't spend time coming up with alternatives for an applicant. Chairman Stulberg suggested that staff contact Mr. Weigman for additional input. Chairman Stulberg asked the Commission what kind of information they would like staff to come back with. Commissioner Berkowitz commented that a starting point would be neighboring suburbs that have a plan and analyze how it would work for Plymouth. He said that he doesn't want to see directional signage all over the City, but something should be allowed for safety reasons. Commissioner Bobra said she would like to see what the cost benefit analysis would be for the businesses with additional signage. Director Hurlburt stated that staff wouldn't be able to find a cost benefit analysis. Chairman Stulberg suggested that the City traffic consultant look at what kinds of dangers this could cause. He said that the traffic consultant should take a look at the area within the southwest corner of Highway 55 and Fernbrook Lane to see what that would look like with signage. Director Hurlburt commented that staff should look at the whole I-494 and Highway 55 interchange. Mr. Weigman suggested that staff should consider businesses that abut the major interchanges. Commissioner Stein asked if the applicant supplied any figures for loss of business due to people having a hard time finding the establishment, and if they offered to replace their 132 square foot sign with the ordinance standard of 96 square feet if their request was approved. Planner Lindahl replied negatively. Approved Planning Commission Minutes December 8, 1999 Page #186 MOTION by Chairman Stulberg, seconded by Commissioner Stoebner recommending that the item be tabled to the January 26th Planning Commission Meeting. Vote. 7 Ayes. MOTION approved unanimously. D NORTH AMERICAN PROPERTIES, INC. (99123) Chairman Stulberg introduced the request by North American Properties, Inc. 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 gave an overview of the December 1, 1999 staff report. Commissioner Berkowitz asked why City Center guiding is being pursued rather than any other guiding classification. Planner Lindahl replied that City Center guiding was requested by the applicant and encouraged by staff because the site provides a gateway to the adjacent City Center. Planner Lindahl stated that the request to reguide the property would allow the applicant to develop higher intensity commercial uses on the property. She added that the applicant is proposing to develop the site as a PUD (Planned Unit Development). Commissioner Reinhardt asked if there have been any recent approvals of alternative wetland buffers. Planner Lindahl replied that the Cornerstone Commons and Homestead Village projects are recent examples of approval for alternative wetland buffers. She explained that extraordinary management measures consist of double silt fencing and other protective measures during and after construction. Commissioner Stoebner asked about the possibility of access onto State Highway 55. Planner Lindahl replied that it is a City and MnDot policy not to allow any new access on to State Highway 55. She stated that MnDot will be providing staff with a letter saying they wouldn't support an access to State Highway 55. Director Hurlburt stated that staff will not recommend or support any access on to Highway 55. She said that the City would have to change the Comprehensive Plan in order to grant access to State Highway 55. Commissioner Bobra asked how the request would affect traffic. Planner Lindahl stated that the traffic study supports the development. City Engineer Faulkner commented that staff doesn't envision any problems with the proposal. Commissioner Bobra commented that what the traffic study indicates and what she sees on a daily basis are quite different. City Engineer Faulkner stated that there would have to be some considerable improvements to Vicksburg Lane, and that there may still be some problems at that intersection, but Vicksburg Lane can accommodate the traffic from the proposed development. Approved Planning Commission Minutes December 8, 1999 Page #187 Chairman Stulberg introduced Jay Scott, the petitioner. Mr. Scott stated that North American Properties is a company based out of Cincinnati OH which focuses on property development. He introduced Ron Krank of KKE Architects. Mr. Krank stated that he is aware that the site is a very key property and that they have taken that into account in their design. He said that a mixed use development will enhance the surrounding developments in the community. Mr. Krank stated that the site will include a senior housing building, a 45,000 square foot grocery store, 36,000 square feet of retail, two 5,500 square foot restaurants and a 6,000 square foot drive-through bank. Mr. Krank stated that the senior housing will offer a continuum of care, including independent living, assisted living and Alzheimer units. He said that the Lunds grocery store site would be bounded by landscaping that will be similar to the same sort of edge for the restaurants and bank. He stated that the 200 feet of existing green area along the north site of the site would be retained. Mr. Krank commented that they are encouraging traffic to come in on 35th Avenue via Vicksburg Lane. Mr. Krank introduced John Pazahanick of Lunds. Mr. Pazahanick stated that they are excited about the prospect of opening a store in Plymouth. They anticipate bringing in Caribou, Leann Chin and other vendors. He added that they are also contemplating adding the Wine and Spirit store. Commissioner Reinhardt asked what this proposal would be similar to in size. Mr. Krank responded that the Plymouth Towne Center building is approximately 20,000 square feet. Commissioner Reinhardt asked about what the restaurant size would be similar to. Director Hurlburt that replied Doolittles is approximately 5,500 square feet. Commissioner Reinhardt asked the applicant about potential tenants for the site. Mr. Krank replied that it would be inappropriate to comment at this time. Commissioner Ribbe asked who would be the potential operator of the senior facility. Mr. Scott stated that the project would be headed up by the Landmark Group. He said that they are currently developing in Eden Prairie. Commissioner Bobra asked if the senior housing would be affordable. Mr. Scott replied that they don't know at this time. Commissioner Berkowitz asked if the applicant is comfortable with the proposed 45,000 square feet for the grocery store, or would they be requesting an expansion at some point. Mr. Pazahanick replied that they are comfortable with the size, as their Wayzata store is 40,000 square feet. Commissioner Berkowitz asked if any consideration has been given to creating more of an edge along Vicksburg Lane. Mr. Scott said that the proposal is a preliminary sketch and things will change as they move forward and get more of an idea as to who the tenants will be. Commissioner Berkowitz stated that he will be looking for an edge against the sidewalk and a pedestrian friendly site when determining his decision on the proposal. Approved Planning Commission Minutes December 8, 1999 Page #188 Commissioner Stein questioned the split between the retail buildings and suggested something similar to the Golden Valley Commons project. Mr. Krank stated that the Golden Valley Commons site doesn't have a large anchor, but they would look at creating more intimacy between the retail buildings and the Lunds store. The final design willdepend on who the tenants will be. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced a fax dated December 5, 1999 from Jeff Pepski of 3630 Yuma Lane North. Chairman Stulberg introduced John Donoghue of 3615 Yuma Lane. Mr. Donoghue stated that he is concerned with the increase of traffic trips on 36th Avenue. He said that he thinks that people will use 36th Avenue as an alternate route. He asked how the applicant is going to address truck deliveries, security lighting, acoustics, and the impact of traffic in the neighborhood. Chairman Stulberg introduced Terrance Moriarity of 3630 Black Oaks Lane. Mr. Moriarity stated his concerns pertaining to traffic and safety issues. He said that the intersection at Vicksburg Lane and State Highway 55 is already classified as an "F." He said that the Lunds store is midpoint in the development, and the figure of 10% of the traffic exiting out on 36th Avenue is not realistic. Mr. Moriarity said that the traffic study made no mention of how County Road 9 and Zanzibar Lane would be affected. He said that he didn't think that the figures listed in the traffic study were realistic for 36th Avenue and Zanzibar Lane. Mr. Moriarity said that there is currently a problem with sight distance on Dunkirk Lane and 36th Avenue. Mr. Moriarity said that the senior care center is a real unknown. He commented that the units would be only 600 square feet, and the level of care would be high for people residing in the senior building. Mr. Moriarity stated that it would take a lot of employees to staff the senior building, and he is concerned with that. Mr. Moriarity cited the Access Management Report from MnDot's web site pertaining to access on State Highway 55. Chairman Stulberg introduced John Wirig of 3635 Zanzibar Lane. Mr. Wirig commented that overall, this is one of the better development proposals. He said that he would like more information on the senior housing, and if it will actually be affordable. He suggested that the walking path should be extended from County Road 9. Mr. Wirig said that he is concerned with the routing of the traffic and how much will exit onto 36th Avenue. Chairman Stulberg introduced Roger Dunekacke of 3685 Yuma Lane. Mr. Dunekacke stated that the proposal is a large retail project that will detract from Plymouth Towne Center. Mr. Dunekacke said that it is hard to envision that with the retail density and the senior housing, that the people that live west of Vicksburg and north of State Highway 55 Approved Planning Commission Minutes December 8, 1999 Page #189 would not exit out on to 36th Avenue. Mr. Dunekacke said that the City would be allowing the dumping of retail in the backyards of the highest assessed land in Plymouth, which means an intense traffic use on 36th Avenue. Mr. Dunekacke said that the proposal looks like a nice project, but the traffic issues need to be addressed. Chairman Stulberg introduced Mark Stienweg of 16105 36th Place North. Mr. Steinweg stated that the traffic on 36th Avenue is intense already. He said that he would like the northern portion of the site labeled as a "no build" zone. He stated that he would like to see some additional buffering and tree covering to shield the light from the project. Chairman Stulberg introduced Jackie Brener of 3665 Black Oaks. Ms. Brener stated that the stop sign on 36th Avenue was put in before any building took place. She said that the proposal would be adding more traffic to an already existing problem. Commissioner Berkowitz asked that the alignment of the road with Zanzibar Lane be looked at to see if it could be tied into the adjacent West Glen Corporate Center. Commissioner Stein asked if the exit from the west is required or if it could be eliminated. Director Hurlburt said that elimination is a possibility. Commissioner Stein asked if the 47 -foot side yard setback from the senior housing can be minimized, thus eliminating the need for alternative wetland buffers. He questioned why the proposed bank is set back so far when City Center guiding indicates a 20 -foot setback. Commissioner Bobra asked if there was any other way to divert the traffic. Director Hurlburt said that there is no other street, but staff and the applicant can look at "no thru" access and other alternatives. Commissioner Ribbe commented that people that live west of Vicksburg Lane will likely take the back exit on to 36th Avenue. He said that staff and the applicant should look at eliminating the back route out of the project. Chairman Stulberg suggested that the traffic consultant look at the Plymouth Towne Center to see what traffic patterns are occurring. Director Hurlburt said that the traffic consultant would need to take a look at what happens if the access is cut off Commissioner Stoebner said that if the access is left in there will be more trips on 36th Avenue. He said that the study should assume more people are going to take that route and project what affect the additional traffic will have on the flow. City Engineer Faulkner said that even without the access you still will get people on 36th Avenue. He stated that the traffic model uses logic, such as people would rather make a Approved Planning Commission Minutes December 8, 1999 Page #190 right turn out of the project and a right turn onto State Highway 55 rather than taking the back exit. Chairman Stulberg asked if the Commission would be willing to entertain alternative buffers. Commissioner Stein commented that he would like to see what else the applicant can do. Commissioner Reinhardt noted that she would be okay with it, but would like to see other alternatives. Commissioner Stoebner said that he would be receptive to alternative buffering. Commissioner Reinhardt asked for more detail on past actions for the site, especially reasons for denial. Director Hurlburt suggested that it be an attachment to the staff report. Commissioner Berkowitz commented that Vicksburg Lane forms a natural boundary to the City Center area, and it will be hard to sell a CC guiding for this site. He said that he would like to see the staff rationale for the change in guiding, and how the site would tie into the City Center area to the east. Director Hurlburt said the analysis would also incorporate the Streetscape Study. Commissioner Reinhardt stated that since there is a residential area near the site, there needs to be a safe walking area at the intersection to make it pedestrian friendly. MOTION by Stulberg, seconded by Stoebner to leave hearing open, until January 12tH Vote. 7 Ayes. 7 NEW BUSINESS A TWO-STEP PLANNING APPLICATIONS Planning Supervisor Senness gave an overview of the November 22, 1999 memo. Director Hurlburt stated that there will be a surge of development applications in the expanded urban area in the near future which will require the two-step process. City Engineer Faulkner commented that there is some benefit to the staff for answering questions in a two step meeting. Chairman Stulberg stated that tabling an item is always an option for the Commission, and that staff has also previously recommended certain items be tabled. Commissioner Reinhardt asked if there is a particular type of application that would need two meetings. Planning Supervisor Senness stated that if staff can't provide all the information or can't answer certain questions, then continuing the item to a second meeting would be appropriate. She said that staff can't always judge whether a particular application will need a second meeting ahead of time. Approved Planning Commission Minutes December 8, 1999 Page #191 Commissioner Bobra said that the two meeting process may be a better avenue for the decision-making process. Commissioner Berkowitz said that you need to find out what makes an application unique, and that there is a need for the two-step process. Commissioner Stoebner stated that recommendation #3 would be appropriate, as the most important thing is that the Commission should have an eye toward being willing to continue applications to another meeting if warranted. He said that staff has already tried to identify applications that would need a two-step process. Director Hurlburt stated that staff has previously recommended that the Commission table an item. She said that if the current process were revised, the easiest call would be amendments to the comprehensive plan. She said that PUD amendments are relatively minor, while rezonings are somewhere in the middle. Commissioner Stein commented that when a big project comes in the Commission will normally take more time with the application. He said that he would like to go back to the old plan. Director Hurlburt stated that staff indicates in the staff report that what is heard at the public hearing may change the recommendation and whether there may be a need to hold another meeting. Commissioner Ribbe commented that he heard more frustration from the public on having the two step process, and the Commission should discontinue the procedure. Commissioner Reinhardt questioned if the staff report would be the same pertaining to questions raised and answered if an item was held over to another meeting. Planning Supervisor Senness replied affirmatively. MOTION by Commissioner Stoebner, seconded by Commissioner Stein to discontinue the two-step planning application process. Vote. 7 Ayes. MOTION approved unanimously. Chairman Stulberg noted the letter from Commissioner Ribbe to Mayor Tierney asking not to be considered for reappointment to the Planning Commission. Commissioner Ribbe stated that he will be spending more time out of the City and the City deserves a full time commissioner. Commissioner Ribbe thanked the staff for all their help. Chairman Stulberg thanked Commissioner Ribbe for his time and efforts on the Commission. Chairman Stulberg and Commissioner Ribbe said they would not be able to attend the January 12th Planning Commission meeting. Commissioner Stoebner will chair the meeting. Approved Planning Commission Minutes December 8, 1999 Page #192 Director Hurlburt stated that the January 25th joint meeting will likely be canceled and replaced with an all day long session on February 12th Commissioner Berkowitz stated that he wouldn't be at the December 14th joint meeting. MOTION by Commissioner Reinhardt seconded by Commissioner Berkowitz to adjourn. Vote. 7 Ayes. MOTION approved unanimously. The meeting was adjourned at 9:38 p.m.