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HomeMy WebLinkAboutPlanning Commission Minutes 04-15-2015Approved Minutes City of Plymouth Planning Commission Meeting April 15, 2015 MEMBERS PRESENT: Chair James Davis, Commissioners Marc Anderson, Bryan Oakley, Gary Goldetsky, Jim Kovach, Julie Witt, Donovan Saba STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Marie Darling, Planner Kip Berglund 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Goldetsky, seconded by Commissioner Anderson, to approve the April 15, 2015 Planning Commission Agenda.. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE APRIL 1, 2015 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Oakley, seconded by Commissioner Anderson, to approve the consent agenda. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. WILLOW PROPERTIES 96, LLC (2015011) Chair Davis introduced the request by Willow Properties #6, LLC for a PUD amendment to allow a gymnastics and fitness club for property located at 2600 Campus Drive, Planner Berglund gave an overview of the staff report. He referenced a memorandum from staff with two additional conditions. Commissioner Goldetsky questioned whether it would be possible for the city to require a retention pond on this site. Approved Planning Commission Minutes April 15, 2015 Page2 Planner Berglund responded with the thresholds for water quality for both the city and the watershed, noting that this application would not trigger either threshold and therefore that request could not be required as part of this application. Commissioner Anderson questioned if the city could condition whatever is appropriate under the PUD. Planner Berglund replied that the city does have greater discretion to condition resolutions under aPUD. Commissioner Anderson questioned where the infiltration basin will be located. Planner Berglund identified the infiltration basin on the plan. Commissioner Anderson questioned if that feature will function as well as a pond would function. Planner Berglund replied that the revised resolution would include a condition requiring the drainage calculations for the infiltration area. He stated that staff will review that information to determine if the function would be sufficient. He deferred the question as to whether the feature will function as well as a retention pond to the project engineer. Commissioner Anderson referenced the proposed parking and questioned if the parking calculations would be sufficient because this is an unusual use. Plarn1er Berglund replied that he would let the applicant address their parking needs. He stated that the applicant feels that their current use may not even need the amount of parking required by ordinance. He stated that additional, or overflow, parking was also discussed, which included possible agreements with adjacent properties. Commissioner Anderson referenced the accessory licensed preschool and questioned if that should also be listed under the PUD. Planner Berglund replied that the staff rep01t acknowledges that the preschool component is considered an accessory use and the zoning ordinance would allow up to 30 percent of the interior space to be used as an accessory use. He stated that the size of the preschool would not approach the 3 0 percent allowable use. Chair Davis referenced a sidewalk mentioned on the east side of the building and asked for additional information. Planner Berglund responded that there would be an added sidewalk in the southeast portion of the building, which would be ADA compliant to service the handicap spaces accessing the building. Approved Planning Commission Minutes April 15, 2015 Page3 Chair Davis introduced Joe Fousek and Michaela Chelberg, representing the applicant, who identified the main entrance, noting that the majority of the parking would be near that entrance. He identified another area, which would be a turnaround pickup area where parents could pick up their children without exiting their vehicle. Commissioner Anderson asked how many parking spaces the business has at their existing facility. Mr. Fousek replied that cun-ently the business is within the Carlson Business Center and therefore parking is shared. He stated that they have done calculations during peak hours to determine the number of cars. He estimated approximately 60 spaces would be needed during peak Saturday class times. He said he believed 93 parking stalls would be sufficient but advised that they are happy to comply with the regulations of the city. He stated that they also presented an alternate option to eliminate some of the additional parking and have 120 stalls with additional green space. He stated that the core business is the education of children, and therefore many of their patrons do not drive their own vehicles and will simply be dropped off. Commissioner Anderson questioned the average class number and whether there would be appropriate space for stacking of vehicles. Mr. Fousek replied that class times are staggered in order to prevent traffic problems. Commissioner Anderson questioned if a lot of parents stay to watch the classes. Ms. Chelberg replied that the current facility does not have a great viewing area but noted that parents are welcome to stay if they wish during the class. She advised that the majority of the parents drop their children off for the class and pick them up after class. Commissioner Anderson questioned if environmental testing had been done to ensure that the space is clean enough for children. Tim Elam, Willow Properties, confirmed that Braun Intertec was hired to complete a phase one environmental as well as a phase two environmental study. He stated the study confirmed that there were no environmental contaminates above a residential standard, and therefore it is safe for students to be in the building. Commissioner Witt questioned if there are competitions where visiting teams would come to the facility. Ms. Chelberg replied that at the existing facility they have not had competitions but noted that they have held a show, which is more like a recital. She advised that even those events are staggered to prevent too much traffic on the site. She advised that meets are hosted offsite at middle school or high school buildings. Mr. Fousek questioned if the commission would consider the alternate option where a smaller number of parking stalls would be constructed with additional green space. Approved Planning Commission Minutes April 15, 2015 Page 4 Commissioner Anderson questioned if the commission could consider a proof of parking, where there is an ability to build additional parking if needed but it would not need to be constructed at this time. Planner Berglund replied that staff has discussed that option throughout that process but advised that a shared paTking agreement and maintenance agreement with an adjacent prope1ty owner would be needed in order to reach the number specified by the code. Planning Manager Thomson replied that if the Commission did recommend something of that nature, an additional condition would need to be added that should parking become an issue, the additional parking would need to be added at a later date. Commissioner Anderson stated that it seems a workable idea to have the proof of parking option. He questioned if financial surety is required for that option. Planning Manager Thomson responded that the city has not typically required funds up front in those situations. Commissioner Goldetsky questioned if it would make sense to place a retention pond in the area should it be determined that parking is not needed in that space. Planning Manager Thomson replied that if parking would be needed in the future, the pond would create an issue, as the parking could not then be placed in that space. She stated that the an1ount of additional impervious surface being added would not trigger the need for a retention pond. She stated that the need for additional parking is unknown at this time. Chair Davis stated that he would be in agreement with the additional green space and adding additional parking in the future if that is necessary. Chair Davis opened the public hearing. Dan Parks, 2630 Zanzibar Lane, stated he is on the council of Vision of Glory Church, and the church is generally in favor of the project and believes the use to be compatible with their use. Chair Davis closed the public hearing. Commissioner Oakley recused himself from this item. Chair Davis questioned if the applicant is comfortable with the added condition regarding the hours of operation. Mr. Fousek confirmed that they are comfortable with those proposed hours. Planning Manager Thomson replied that the hours were set in place should another type of club more similar to Life Time Fitness occupy the site in the future. Approved Planning Commission Minutes April 15, 2015 Page 5 Commissioner Saba questioned if there would be a change needed for the retention feature with the reduction in parking spaces or whether that feature would still be built to the same standard. Planner Berglund explained the purpose of the infiltration basin and noted that if the applicant could show that there would be no added impervious surface within the shoreland area, the infiltration basin would not be needed. Mr. Elam provided additional information regarding the infiltration basin and the parking. He clarified that they would be providing 124 parking spaces now and that whether it would be a basin or more of a bio-swale, they would still meet the condition addressing impervious surface. Commissioner Goldetsky questioned if the phase one and two environmental repmis were reviewed by the city engineering staff. He questioned if the applicant would be comfmiable sharing those results. Planner Berglund replied that the city does not normally review such reports. Mr. Elam responded that they would be comfortable sharing those reports with city staff. Planner Berglund responded that would more appropriately be reviewed by the building official as opposed to the city engineer. MOTION by Commissioner Anderson, seconded by Commissioner Goldetsky, to recommend approval of the request by Willow Prope1iies #6, LLC for a PUD amendment to allow a gymnastics and fitness club for property located at 2600 Campus Drive, including the two added staff conditions, no. 5 and no. 8(c), and a condition allowing 124 parking stalls to be provided now with an additional 21 stalls required in the future if needed. Vote. 6 Ayes. (Oakley abstained) MOTION approved. B. SOLUTRAN PROPERTIES, LLC (2015015) Chair Davis introduced the request by Solutran Properties for a site plan and conditional use permit for a new office building for property located at 13305 12th Avenue. Planning Manager Thomson requested that the Planning Commission open the public hearing and continue it to the May 5th meeting to allow the applicant and their neighbor to the south additional time to work out several issues. Chair Davis opened the public hearing and continued the public hearing on the request by Solutran Properties for a site plan and conditional use permit for a new office building for property located at 13305 12th Avenue to the May 5th Planning Commission meeting. Vote. 7 Ayes. MOTION approved. Approved Planning Commission Minutes April 15, 2015 Page6 C. FREDRIKSON & BYRON, P.A. (2015020) Chair Davis introduced the request by Fredrikson & Byron, P.A. for a conditional use permit to exceed 50 percent office in the I-2 zoning district and variance amendments for parking for property located at 12755 State Highway 55. Senior Planner Darling gave an overview of the staff report. Commissioner Anderson questioned what would happen to the loading dock area. Senior Planner Darling replied that the area inside the loading area is used as a receiving area for large equipment or furniture that would be used in the office. She stated that there has not been traditional warehouse activity in the building for some time. Commissioner Anderson questioned if the generators would remain on the site. Senior Planner Darling replied that the applicant does not have plans to use all of the equipment and therefore some of the equipment may be removed in the future. Commissioner Witt referenced the previous location of the train tracks and questioned what would occur if the railroad decided to use the tracks in the area again. Senior Planner Darling responded the property owners would have to allow the railroad company to remove any barriers that would prevent the railroad from using the tracks and the city and county would also need to give permission as both municipalities have paved over the tracks. Commissioner Witt referenced parking and stated that on any given day between 8:00 a.m. and 5:00 p.m., over 500 cars are parked on Lot 3. She stated that the parking numbers do not appear to add up. Senior Planner Darling deferred that question to the applicant. Chair Davis introduced Debra Altschuler, representing the applicant, who stated that although the building is 80 percent vacant, the tenants in the remaining 20 percent of the building are heavy users, and they have been directed to park only in that lot. Commissioner Witt stated that based on the heavy user, there will not be enough parking when the building is fully occupied. Ms. Altschuler stated that the buyer will have to take the existing user into consideration when renting out the remaining space. She stated that parking ratios were considered and mandated in order to allow ample parking for other tenants. Chair Davis questioned if the 20 percent occupants would remain in the building. Approved Planning Commission Minutes April 15, 2015 Page 7 Amanda Hahn, Falcon Ridge Builders, stated that they are purchasing the building and have directed a cleanup of the issue. She stated they did review the parking area specifically to ensure there would be sufficient parking to rent the remaining space in the building. She explained that the current tenants are only allowed to park in the specified area, as the remaining parking would only be available to the other tenants. She identified an area where additional parking could be provided while still allowing the functions of the building to continue. Ms. Altschuler stated that when the building was fully occupied, there was not a parking problem. Commissioner Goldetsky asked for clarification regarding the term heavy user. Ms. Altschuler replied that there are a lot more employees per square foot in cubicles as compared to an office setting with private offices. She stated there are three seven-hour shifts. Ms. Hahn replied that the employer has estimated 400 to 450 employees could be there at one time. Commissioner Anderson asked for specifics regarding the number of square feet and the parking available. Ms. Altschuler stated that the lease with the tenant does not specify a number of spaces, only that they must park in the back lot, and that they recognize that the other parking spaces are for other tenants. She stated that they are not asking for a change in use. Chair Davis stated that per the infonnation given in the packet, the application would exceed the parking requirements of the city. Plarming Manager Thomson stated that the parking available on the sites would far exceed the parking needed under city code. Chair Davis opened the public hearing and closed the public hearing, as there was no one present to speak on the item. Commissioner Oakley stated that this type of building will have a mix of tenants, which require more or less parking, as it has in the past. He stated that it has not been a problem and therefore he will support the request. Connnissioner Goldetsky stated that he would also be supp01iing this request as the parking exceeds what it is required and there has not been an issue since the use began in 1987. Commissioner Witt stated that she would also support the request and explained that she simply wanted additional information regarding the parking calculations. MOTION by Commissioner Oakley, seconded by Commissioner Kovach, to recommend approval of the request by Fredrikson & Byron, P.A. for a conditional use permit to exceed 50 ApprovedPlanning Commission Minutes April 15, 2015 Page8 percent office in the I-2 zoning district and variance amendments for pm-king for property located at 12755 State Highway 55. Vote. 7 Ayes. MOTION approved. 7.NEW BUSINESS 8.ADJOURNMENT MOTION by Chair Davis, with no objection, to adjourn the meeting at 8:17 P.M.