HomeMy WebLinkAboutPlanning Commission Minutes 01-27-1998APPROVED
CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
JANUARY 27, 1998
MEMBERS PRESENT: Acting Chairman John Stoebner, Commissioners Kim
Koehnen, Bob Stein, Roger Berkowitz and John Stoebner
MEMBERS ABSENT: Chairman Mike Stulberg and Commissioners Allen Ribbe
and Jeff Thompson
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Supervisor Barb Senness, Planners Kendra Lindahl and John
Rask, Building Official Joe Ryan, 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 Berkowitz, seconded by Commissioner Koehnen to approve
the January 6, 1998 Planning Commission Minutes.
5. CONSENT AGENDA:
A. FERRELL NORTH AMERICA (97182)
Site Plan Amendment for installation of a propane system at Olympic Steel located at
13100 15th Avenue North.
MOTION by Commissioner Berkowitz to remove the item from the consent agenda.
Commissioner Berkowitz stated that he called Planner Lindahl to find out the capacity of
the storage system since he didn't see it indicated in the staff report. He stated that
Planner Lindahl said that it was four 1,000 gallon tanks. He commented that he would
like to see that information in the staff report as they are large enough to be regulated by
the Environmental Protection Agency and would require a Risk Management Plan.
Director Hurlburt concurred and indicated that the amount would be included in the staff
report before it goes to City Council.
MOTION by Commissioner Stein, seconded by Commissioner Berkowitz recommending
approval of a Site Plan Amendment for installation of a propane system at Olympic Steel
located at 13100 15th
Avenue North. Vote. 4 Ayes. MOTION carried unanimously.
6. PUBLIC HEARINGS:
A. KENNETH R. STREETER COMPANIES (97183)
Acting Chairman Stoebner introduced the request by Kenneth R. Streeter Companies for a
Site Plan, Conditional Use Permit and Variance for two commercial buildings to be known
at Plymouth Hills Shopping Center located at the southeast corner of 34th Avenue North
and Plymouth Boulevard.
Planning Supervisor Senness gave an overview of the January 21, 1998 staff report.
Acting Chairman Stoebner introduced Ken Streeter, the applicant. Mr. Streeter stated the
area is properly guided and zoned for the proposed use. He commented that the entire
subject matter has to do with orientation. Mr. Streeter said that the difficulty of the City
Center Plan is that in reality, it doesn't work for marketability. He said he would like to
have the parking by the front doors. Mr. Streeter stated that he did get previous approval
on a different plan where the building would face Plymouth Boulevard, but he couldn't
acquire any tenants; therefore, he couldn't move forward with the project.
Mr. Streeter disagreed that the plan constitutes a major departure from the central
principles of the City Center Plan. He stated that he thinks they have done a good a good
job, at least in spirit, trying to accommodate the requests staff made. They are trying to
apply master principles for a specific lot, with the topography of the lot being difficult to
work with and having a mandated access point. Mr. Streeter commented that they are
proposing a plaza, landscaping, and a sidewalk for pedestrian traffic. Mr. Streeter said
that it would seem appropriate that customers park in front of the buildings. If parking is
not allowed along the Plymouth Boulevard side, then the parking has to be along the
Highway 55 side; therefore, the front of the buildings should face Highway 55. Mr.
Streeter stated that the trash enclosures are an integral part of the building and feels they
comply. To bring the trash enclosures to the front (south side), would be a health hazard,
as the trucks would pull in where customers would be. Mr. Streeter added that by moving
the trash enclosures, they would also lose parking spaces. Mr. Streeter respectfully
requested that the Commission approve his request as proposed in order for the site to be
marketing viable.
Acting Chairman Stoebner asked if the applicant had renderings depicting the side of the
structure that would be facing Plymouth Boulevard. Mr. Streeter presented an elevation
plan. Mr. Streeter commented that they did not think it would be a good idea to put
windows in the back, as it could be someone's storeroom, bathroom, mechanical room,
etc. He said that the proposed landscaping and plaza will mitigate and minimize the
building.
Commissioner Berkowitz asked what type of retail establishments the applicant envisions.
Mr. Streeter stated that there could possibly be a gift shop, a couple of restaurants, dry
cleaners, hair salon, or photo store - basically, any necessary downtown services.
Commissioner Koehnen commented that she was trying to visualize being a consumer
while also being objective to the requirements under the City Center Plan. She asked what
staff would envision for a plan they could support. Mr. Streeter stated that it does seem
hard to imagine that it will work as proposed, but he has built a couple projects like the
one proposed, and it does work. He said that they have made many improvements as
suggested by staff. He commented that there will be glass on the inside areas of buildings
that can be seen as cars enter into the site.
Acting Chairman Stoebner opened and closed the public hearing as there was no one
present to speak on the issue.
Commissioner Koehnen questioned if there could be parking on the Plymouth Boulevard
side of the site. Planning Supervisor Senness stated that there is a possibility to look at
Variances for parking in the front. She said that staff has to look at balancing a number of
things; however, the pedestrian orientation of the City Center Plan is not maintained with
this plan. Planning Supervisor Senness stated that staff suggested wrapping glass around
three sides of the building so people would sense activity. The other option given to the
applicant was to have glazing on the back of the buildings to look more like a front from
the street side. Planning Supervisor Senness indicated that staff would prefer the encap
wrapping of glass) of the building.
Director Hurlburt commented that staff did make a number of suggestions to the
applicant, which were rejected. Because the back of the building faces Plymouth
Boulevard, which does not comply with the City Center Plan, staff can't support the
proposal.
Commissioner Berkowitz asked if staff made any suggestions regarding a variance for
parking facing Plymouth Boulevard. Planning Supervisor Senness replied that the issue
was not discussed. Director Hurlburt noted the applicant rejected moving the buildings.
She said what was approved a few years ago was an L -shape building, which may have
been better to try and work with. Commissioner Berkowitz asked if staff would consider
a parking Variance. Director Hurlburt replied that it has not been suggested by the
applicant.
Acting Chairman Stoebner asked where the parking was located on the previously
approved plan. Planning Supervisor Senness presented the plan depicting the parking on
the east side of the side. Director Hurlburt stated that the end facing
34th Avenue would
have also been a front entrance. Director Hurlburt commented that staff has not reviewed
the previously approved plan to see if it complies with the City Center Plan.
Commissioner Koehnen asked if the previously approved plan was the plan that the
applicant said he could not find any tenants for. Director Hurlburt stated that the market
has changed for downtown Plymouth since that plan was approved.
MOTION by Commissioner Berkowitz, seconded by Commissioner Koehnen to
recommend denial of a Site Plan, Conditional Use Permit and Variances for Kenneth R.
Streeter Companies for Plymouth Hills Shopping Center for property located at the
southeast corner of
34th Avenue North and Plymouth Boulevard.
Commissioner Berkowitz stated that he agrees with the City Center Plan that buildings
should face Plymouth Boulevard, as it makes it more inviting for downtown employees to
patronize the facilities. Commissioner Koehnen concurred. She stated that perhaps the
previously approved plan could have worked for the site, and did not think a hardship
existed. Commissioner Stein commented that while it may be a challenge architecturally,
it needs to meet the requirements of the City Center Plan. Acting Chairman Stoebner
concurred, and added that the developer and staff should have been able to work
something out.
Roll Call Vote. 4 Ayes. MOTION carried unanimously.
Director Hurlburt noted that the item may move forward to the City Council on February
4th,
and the applicant should contact staff to verify.
7. NEW BUSINESS:
A. ELIM CARE, INC. (97008)
Acting Chairman Stoebner introduced the request by Elim Care, Inc. for consideration of
an Environmental Assessment Worksheet for Cornerstone Commons residential
development and adjacent industrial site development located at the southeast corner of
Highway 55 and County Road 101.
Planner Rask gave an overview of the January 21, 1998 staff report.
Acting Chairman Stoebner introduced Bob Dahl, President and CEO of Elim Care, Inc.
Mr. Dahl gave an overview of the history of Elim Care, Inc. and the ownership of the site.
Mr. Dahl stated that the plan is for a range of ownership and for a continuum of care to
keep individuals out of nursing homes and in a residential setting. The plan includes
owner -occupied townhomes, a cooperative building, and an assisted living facility. He
said that the project would be the first of its kind in the state. Mr. Dahl said that Elim
Care, Inc. is not experienced in building and selling real estate, so they chose to partner
with Rottlund Homes to carry out townhome portion of the site.
Mr. Dahl introduced Richard Palmiter of Rottlund Homes.
Mr. Palmiter stated that while Rottlund Homes has not had experience pertaining to this
specific proposal, they are very experienced with building and selling homes to seniors.
He said that he is confident that the proposal will be a successful project. Mr. Palmiter
gave an overview of what is proposed for the site. Mr. Palmiter indicated that there
would be non -age restricted units proposed for the portion of the site adjoining the
industrial area.
Mr. Palmiter introduced Jennie Ross of SRF Consulting Group.
Ms. Ross stated the project would impact approximately 3.1 acres of wetland. The
necessary wetland mitigation would occur on site. Mitigation would include wetland
creation and enhancement, including the creation of storm water ponds and wetland
buffers. Ms. Ross stated any impact to the floodplain would be mitigated on site by
creating additional flood storage through wetland creation.
Ms. Ross stated that a detailed traffic study was performed for the proposed residential
and adjacent industrial development on the Elim Care property. The study indicated that
the trips generated by the site would increase by approximately 1,500 per day for the
residential site and 281 industrial trips during the evening peak hours. Based on the traffic
assessment, the proposed development would require roadway improvements to improve
safety and traffic flow. Ms. Ross stated that safety improvements recommended include:
1) Provision of by-pass lanes for southbound County Road 101 traffic at the two entrances
to the residential development. 2) Construction of right turn lanes for northbound County
Road 101 traffic entering the residential development at both entrances. 3) construction
of right turn lanes from all three access points from the residential and industrial
developments. Operation improvements recommended include the installation of traffic
signals at County Road 24 and Medina Road, and County Road 101 and Medina Road.
Acting Chairman Stoebner introduced Tammy Ziegenbein of 17730 35th Avenue North.
Ms. Ziegenbein stated that she is in support of what Elim Care, Inc. is trying to do, but is
concerned with the non -age restricted units. She was concerned about an adverse affect
on her property values since the townhomes would be selling for $90,000 to $100,000.
Ms. Ziegenbein stated that she is also concerned with increased traffic that the project
would generate.
Acting Chairman Stoebner introduced Scott Sherman of 3490 Lawndale Lane.
Mr. Sherman commented that he supports a senior project, but the proposal has now
changed. Mr. Sherman stated his concerns relating to density, aesthetics, increased traffic
and bus stop safety. Mr. Sherman questioned where the noise monitoring was done on the
site. Mr. Sherman stated that the proposal does meet a number of needs for Plymouth,
but thought maybe the project is trying to accomplish too much.
Acting Chairman Stoebner introduced Sean Carroll of 3470 Lawndale Lane.
Mr. Carroll stated that the project should remain as previously proposed for an all -senior
project, which was supported by the Planning Commission and City Council. Mr. Carroll
stated that the EAW consideration should be based on the original proposal.
Acting Chairman Stoebner introduced John Reynolds of 3460 Lawndale Lane.
Mr. Reynolds stated his concern about Rottlund Homes not having experience with this
type of project. Mr. Reynolds was concerned with the proximity of the non -age restricted
units next to the commercial drying (farm) facility. He stated, because the dryers run 24
hours a day, the applicant may have a hard time selling those units. Mr. Reynolds asked
when and where the sound readings were taken. He stated that traffic is a concern, and
asked if the EAW takes into account cut -through traffic. Mr. Reynolds commented that
some traffic will flow through the neighborhood. Mr. Reynolds said that even though
Medina Road is able to handle a much higher level of traffic, the Commission needs to
think about accommodating the in and out traffic by putting in center islands.
Acting Chairman Stoebner introduced Gary Fishbeck of 3410 Lawndale Lane.
Mr. Fishbeck stated there are serious shortcomings with the site plan. He said that the one
criteria that is difficult to quantify is the visual impact. The two dimension plans are not
adequate to visualize the impact to the surrounding area. Mr. Fishbeck said the terrain of
the site is submerged. Mr. Fishbeck thought the only way the development can be
successful is to reduce the density. Mr. Fishbeck encouraged the Commission to make
sure the development is of high quality, as it is a valuable piece of land and very visible
from Highway 55.
Acting Chairman Stoebner introduced a letter dated January 25, 1998 from John and Mara
Robinson of 3420 Lawndale Lane.
Ms. Ross stated that the noise assessment is to be done for noise resulting from the
project; therefore, the analysis was limited to noise impacts related to traffic levels, not the
farm drying operation. Ms. Ross stated that the locations for monitoring were at Highway
55, County Road 101, and Medina Road, based on where residential areas would be from
the site. The assessment indicated no significant increase in noise levels. Ms. Ross stated
that the traffic study looked at the traffic patterns coming from area roadways. Most of
the traffic would be utilizing Highway 55 to get to the site and then Medina Road from
County Road 24 or County Road 101. A very small number may come through Heather
Run, but the likelihood of that is minimal.
Commissioner Koehnen asked staff to comment on the noise monitoring and the dryer
facility being in close proximity to the proposed non -age restricted units. Planner Rask
concurred with SRF, that the EAW noise assessment should involve the noise associated
with the traffic from the project, and not noise from the drying operation. Planner Rask
stated that the applicant is looking at certain features for the homes to reduce the noise
from the corn dryers and also traffic noise from Highway 55.
Commissioner Koehnen asked if staff feels an EIS is warranted based on those issues.
Planner Rask replied negatively, as there is only a noise difference of four or five decibels.
Director Hurlburt noted that an EIS can't be requested based on the noise from the corn
dryer, as the proposed use is not causing the noise.
Commissioner Koehnen asked staff to comment on the prime agriculture land and the
reference to the project being built in a hole. Planner Rask stated the applicant is looking
at balancing the soil on site by mass grading. In review of the farmland impact, Ms. Ross
stated approximately 18 percent of the site is prime farmland. However, the reality is that
this land will not be continued to be farmed, because it is inside the urban area.
Mr. Carroll asked to see the map indicating where the noise readings were taken from in
relation to where corn processor is located. Mr. Carroll asked if there is access to City
Council minutes pertaining to the EAW, as there were comments made by
councilmembers to ensure that noise readings were taken with the corn processor in
operation. Ms. Ross again presented the map depicting where the noise readings were
taken from, pointing out Site #3. She said they did not do an analysis with the dryers on.
She added that they could do a reading with the dryers running, if so directed by the
Council, but questioned what you would be gaining as far as assessment impacts.
Director Hurlburt stated that the comment period will end on Friday, January 30th. Any
written comments can be submitted to staff for the record, with all comments being
forwarded to the City Council for their meeting on February 18th
Acting Chairman Stoebner introduced Doug Bros of 3365 Olive Lane. Mr. Bros
questioned the impact of cut -through traffic to the residential neighborhood. Director
Hurlburt stated that Ms. Ross already covered that topic, and staff would agree with
SRF's findings. Mr. Bros stated that the residents disagree with the findings.
Commissioner Koehnen stated the EAW was thoroughly written, and sees no need for an
EIS.
Commissioner Berkowitz noted his satisfaction with the completeness of the EAW, and
concurred that there is no need for an EIS.
Commissioner Stein concurred.
Acting Chairman Stoebner concurred, but asked staff to locate the City Council minutes
pertaining to the item to see if there was any reference made to what the noise readings
should include and any other comments pertaining to the EAW. Director Hurlburt stated
that the City Council minutes would be attached to the report that goes to the City
Council.
Acting Chairman Stoebner called a recess at 9:05 and reconvened the meeting at 9:25 p.m.
B. HENNEPIN COUNTY (97086)
Acting Chairman Stoebner introduced the request by Hennepin County for consideration
of an Environmental Assessment Worksheet for construction of a 350 -foot public safety
communication tower located south of County Road 6, east of Vicksburg Lane and west
of Shenandoah Lane.
Planner Rask gave an overview of the January 21, 1998 staff report.
Commissioner Stein asked about the possibility of adding an antenna to the existing tower.
Planner Rask replied that the tower is not capable of supporting the antenna, and there is a
need to increase the height to compensate for a decrease in power as required by the FCC.
Acting Chairman Stoebner introduced Michael Hogan, representing the petitioner.
Mr. Hogan stated that this is a joint project for a number of state and local agencies and
Hennepin County, and it will cover the seven county metro area. Mr. Hogan stated that
the existing tower is structurally deficient and the tower can not accommodate what is
being proposed. Mr. Hogan said that the proposal is essential for the public safety
departments, and it will help loop the entire system around the seven county area.
Acting Chairman Stoebner introduced Bruce Johnson of 820 Shenandoah Lane.
Mr. Johnson questioned why they are always last on the agenda. He asked what the size
difference is between the existing tower and what is being proposed and what the dish
sizes would be. Mr. Johnson asked what the strobe light would look like on a foggy day.
He asked if there were any studies done on the effects of the power input and outputs.
Planner Rask replied that the power output is regulated by the FCC, in which there are
certain standards that they have to company with.
Mr. Hogan stated that currently there will be one six-foot dish and two four -foot dishes.
The largest dish that would be allowed is an eight -foot dish. The current tower is 330
feet tall, while the new tower will be 350 feet in height. Mr. Hogan indicated that they
will be purchasing equipment to test the emissions from their use and the commercial uses.
He said that since the tower would be located in a parking lot, it minimizes any radiation
effect. Mr. Hogan stated that new lighting technology will direct light upward, as the
current light radiates down. Mr. Hogan said that City staff has a tape indicating what the
light looks like at different distances. He said they have not received any complaints from
existing towers, and there would be less of an impact on the neighborhood with the new
light. Commissioner Koehnen questioned what the impact would be on a foggy day. Mr.
Hogan was unsure, but said he could check with the manufacturer. Mr. Hogan indicated
that the current tower base is 10 to 12 feet, while the new tower will have 36 feet between
each of the three legs.
In response to the scheduling comment, Director Hurlburt explained that the public
hearings are scheduled before new business items, then it goes by date of application.
Mr. Johnson asked what the size of the tower is at the top, and how many dishes can go
on the system. Mr. Hogan presented a drawing, depicting the number of dishes and stated
that the platform is 15 feet of triangular shape, in which antennas would hang.
Commissioner Koehnen stated the EAW is well done; the questions have been addressed,
and there is no need demonstrated for the EIS. Commissioner Berkowitz concurred, but
added there needs to more consideration for the type of lighting so it doesn't cause a
visual problem. Commissioner Stein and Acting Chairman Stoebner concurred.
Director Hurlburt stated the comment period ends Wednesday, January
28th. The item
will most likely be sent to the City Council for their February 4th meeting, but interested
parties should contact staff to verify.
C. CITY OF PLYMOUTH (97180)
Acting Chairman Stoebner introduced the request by the City of Plymouth to review the
draft sign regulation ordinance.
Building Official Ryan gave an overview of the January 21, 1998 staff report. Building
Official Ryan noted one change - staff is now recommending that electronic reader
message boards be deleted from the P/I District and only allowed in the CC -P District.
Commissioner Koehnen asked if school districts were included in the list of businesses that
were notified of the intent to change the sign ordinance. Building Official Ryan said he
would make sure that a letter is sent to Wayzata and Robbinsdale School Districts.
Director Hurlburt stated that the City has not received any proposals from school districts
at this time. She explained that the electronic reader message boards can be very
distracting to drivers, and hard to limit what they look like. Discussion with staff members
indicated that the City would like to take a conservative approach to the issue. She said
that staff would consider amendments to the ordinance if applications are received.
Director Hurlburt stated they would allow the electronic reader message board in the City
Center District, possibly at the Ice Arena to test reaction to it.
Commissioner Berkowitz asked since schools are in the Public/Institutional District and
have athletic fields, where is the line drawn. Director Hurlburt replied that the City
doesn't have any now, nor would it be allowed under the proposed amendment.
Commissioner Stein indicated he would like more time to look over the amendment.
Acting Chairman Stoebner said he would like feedback from the business owners meeting.
Commissioner Berkowitz stated he would like to receive a summary of the meetings.
MOTION by Commissioner Stein, seconded by Commissioner Koelmen to adjourn.
Vote. 4 Ayes. MOTION approved unanimously. The meeting adjourned at
10:15 p.m.