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.