HomeMy WebLinkAboutPlanning Commission Minutes 04-17-2013Approved Minutes
City of Plymouth
Planning Commission Meeting
April 17, 2013
MEMBERS PRESENT: Chair James Davis, Commissioners Marc Anderson, Bryan Oakley,
Scott Nelson, Nathan Robinson, Gordon Petrash and Dick Kobussen
MEMBERS ABSENT: None.
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior
Planner Joshua Doty and Office Support Representative Janice Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Petrash, seconded by Commissioner Robinson, to approve the
April 17, 2013 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE APRIL 3, 2013 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Petrash, seconded by Commissioner Nelson, to approve the April
3, 2013 Planning Commission Meeting Minutes. Vote. 7 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. CARLSON REAL ESTATE SERVICES, LLC (2013019)
Chair Davis introduced the request by Carlson Real Estate Services, LLC for a conditional use
permit to exceed 50 percent office use in the I-2 zoning district for property located at 161
Cheshire Lane.
Senior Planner Drill gave an overview of the staff report.
Commissioner Kobussen asked if the building directly to the south at 141 Cheshire Lane would
be able to increase its office use if the 52 stalls in the proposed parking easement area on that site
are not counted.
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April 17, 2013
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Senior Planner Drill responded that a building permit is required for office expansion, so staff
would be able to analyze and monitor the parking for that building if any changes were proposed
in the future.
Chair Davis introduced the applicant, Raymond Vaughn, representing Carlson Real Estate
Service.
Commissioner Petrash asked if the part of the building to be converted to office space is
presently vacant or occupied.
Mr. Vaughn responded that their tenant, Super Dimension, presently occupies that space as
warehouse but would convert some of it to office space for their business.
Commissioner Petrash asked if Super Dimension would increase the number of employees.
Mr. Vaughn responded that over time they may possibly increase employees, but do not plan to
increase the number of employees initially.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
MOTION by Commissioner Nelson, seconded by Commissioner Anderson, to recommend
approval of the request by Carlson Real Estate Services, LLC for a conditional use permit to
exceed 50 percent office use in the I-2 zoning district for property located at 161 Cheshire Lane.
Roll Call Vote. 7 Ayes. MOTION approved unanimously.
B. STUDIO M ARCHITECTS (2013021)
Chair Davis introduced the request by Studio M Architects for a zoning ordinance text
amendment to allow trade schools in the C-3 zoning district and a conditional use permit for PCI
Academy for property located at 4315 Peony Lane.
Senior Planner Doty gave an overview of the staff report.
Commissioner Anderson asked if the exhibit with the yellow line is showing an actual lot line for
that building.
Senior Planner Doty responded affirmatively.
Commissioner Anderson questioned if parking on the southeast side is all controlled by this
building even though it is close to the bank, whether the bank is allowed to use it.
Senior Planner Doty responded that there is a cross access agreement in place.
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Commissioner Anderson asked whether staff took overflow parking from the bank into
consideration when analyzing the school's parking demand.
Senior Planner Doty responded affirmatively.
Commissioner Nelson asked if there are currently any other trade schools with a conditional use
permit in the C-3 district?
Senior Planner Doty responded there is a property zoned C-2 at County Roads 6 and 101. The
city approved a conditional use permit for a cosmetology school under the umbrella of the
Minnesota School of Business.
Commissioner Nelson asked if the text amendment is approved, whether a trade school would be
allowed in any C-3 zoning district.
Senior Planner Doty responded affirmatively, provided they came forward with a conditional use
permit request.
Commissioner Kobussen asked how staff determined the need for 39 park spaces.
Senior Planner Doty said staff looked at peak demand, specifically the highest number of staff
and students that would be present at one time, then identified one space per staff and one space
per two students, plus a requirement for one space per 200 square feet for salons. Staff went
above and beyond what the research showed to make sure the city would be covering the needs
of the business for staff, students and customers.
Commissioner Kobussen what the maximum number of customer would be, given the number of
chairs and questioned whether enough parking is being provided.
Senior Planner Doty responded that one space per 200 square feet is the city-wide standard for
retail uses, and it is the standard the city uses for salons. Senior Planner Doty deferred to
applicant for additional detail.
Commissioner Nelson about the extent of business hours.
Senior Planner Doty deferred to the applicant, but noted that typically C-3 uses have a need for
longer hours.
Chair Davis introduced the applicant, Mary Lokken from Ames, Iowa. Ms. Lokken stated that
PCI Academy has a school in New Hope that they are moving to Plymouth. They plan to move
20 students. She noted that students are a on 10 -month rotating program. She stated when the
academy is at full capacity, which they anticipate to be 50 students, the hours will be Monday
through Thursday from 9 am to 9 pm and from 9 am to 5 pm on Friday and Saturday. She said
they will be split shifting students so they will be signing up for a specific schedule that includes
some evenings and Saturdays, which are the busiest times.
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Commissioner Nelson noted that the busiest time for parking at the bank would be between 9 am
and 5 pm, which differs from the school's busiest times.
Ms. Lokken noted that she has an account at that bank and has never seen more than four cars
parked there. She also noted that the bank is delighted they are coming.
Commissioner Kobussen asked about staff and student ratios and the customer workload.
Ms. Lokken responded that state requirement is 1:20 but they a vocationally -based standard of
1:15. She stated they have a person who does financial and admissions work and that generally
the maximum number of staff is five to six, but they are not all there at the same time. The State
of Minnesota does not allow students to go more than eight hours a day, hence the split shifting
works very well and allows them to be in a smaller facility. She said there are 32 stations and
they have 20 percent absenteeism every day. Ms. Lokken stated they are busiest at night, as that
is when working folks come.
Commissioner Petrash what regulatory body in Minnesota covers trade schools.
Ms. Lokken responded they are licensed by Cosmetology State Board and the Minnesota Office
of Higher Education, plus they are approved by the national accrediting agency for career
schools and the federal Department of Education.
Chair Davis asked if they would be making any exterior changes to the building.
Ms. Lokken responded that the only change would be a new lighted sign.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
Commissioner Petrash stated that he lives in area, and it is nice the building will not be vacant
for long, accommodating a like kind of business that was there. He stated he is very supportive
of the request.
Commissioner Nelson added that he likes the flexibility of adding trade schools in the C-3
district and that it makes sense. He also added that he is not concerned about the parking, based
on when the school's busy time is in comparison to the bank.
MOTION by Commissioner Anderson, seconded by Commissioner Kobussen, to recommend
approval of the request by Studio M Architects for a zoning ordinance text amendment to allow
trade schools in the C-3 zoning district and a conditional use permit for PCI Academy for
property located at 4315 Peony Lane. Roll Call Vote. 7 Ayes. MOTION approved
unanimously.
7. NEW BUSINESS
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A. CANCEL MAY 1, 2013 PLANNING COMMISSION MEETING
8. ADJOURNMENT
MOTION by Chair Davis, with no objection, to adjourn the meeting at 7:34 p.m.