HomeMy WebLinkAboutPlanning Commission Minutes 01-18-2017Approved Minutes
Planning Commission Meeting
January 18, 2017
MEMBERS PRESENT: Acting Chair Marc Anderson, Commissioners Donovan Saba, Jim
Kovach, Julie Witt, Bryan Oakley, and David Witte
MEMBERS ABSENT:
STAFF PRESENT: Planning Manager Barb Thomson, Senior Planner Shawn Drill
OTHERS PRESENT: Council Member Ned Carroll
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Oakley, seconded by Commissioner Witt, to approve the January
18, 2107 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE JANUARY 4, 2017 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Witte, seconded by Commissioner Kovach, to approve the consent
agenda. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. CREEKSIDE PLYMOUTH, LLC (2016098)
Acting Chair Anderson introduced the request by Creekside Plymouth LLC for a rezoning and
preliminary plat for "Creekside Woods Phase II" for property located at 17125 and 17135 Old
Rockford Road.
Planning Manager Thomson stated that the applicant is working on revisions to the plat and has
requested that the Planning Commission open the public hearing on this matter and continue it to
the February 1, 2017 meeting.
Adopted Minutes 1 of 5 Meeting of January 18, 2017
Acting Chair Anderson opened the public hearing and continued it to the February 1, 2017
meeting.
B. CIVIL SITE GROUP (2016088)
Acting Chair Anderson introduced the request by Civil Site Group for a PUD general plan for a
memory care home and retail building and preliminary plat for "Crossroads Commons Second
Addition" for property located south of the Highway 55 frontage road, between West Medicine
Lake Drive and County Road 73.
Senior Planner Drill gave an overview of the staff report.
Commissioner Witte asked the height of the entrance monument or what the maximum height
would be.
Senior Planner Drill replied that the maximum for a freestanding sign is 36 feet but believed that
the applicant's monument sign would be eight to ten feet.
Commissioner Witte referenced a small area on the site plan near a property line and asked if that
would be an issue.
Senior Planner Drill replied that it is not an issue.
Commissioner Saba asked if there is currently a similar service road or whether there is currently
no access to the site.
Senior Planner Drill noted that when the service road was constructed, the three curb cuts serving
this site were constructed and therefore are already in place.
Commissioner Oakley asked if this request would impact a previous driveway access that was
granted through The Waters senior living request.
Senior Planner Drill replied that the request would not have any impact on that acces.
Acting Chair Anderson asked if a portion of the proposed lot is used for parking by the
neighboring property.
Senior Planner Drill replied that when The Waters building was constructed there was an
easement received from the neighboring property owner to construct parking. He stated that the
proposed memory care can provide sufficient parking without that area.
Acting Chair Anderson asked if there will be additional screening because of the decreased
setback to the frontage road.
Senior Planner Drill provided details on the landscaping proposed in the area where the setback
would be decreased.
Adopted Minutes 2 of 5 Meeting of January 18, 2017
Planning Manager Thomson noted that there are commercial properties across Highway 55, and
therefore the lesser setback is less of an issue in this case.
Acting Chair Anderson stated that typically the city likes to see stacking for ten vehicles in the
drive aisle and noted that the retail building would only have nine spaces. He asked if that would
be a problem, and if the city knows the intended use for the building.
Senior Planner Drill replied that staff has been told that the intent is for the use with the drive
through to be a coffee tenant and advised that the applicant can provide additional details.
Acting Chair Anderson asked if the architecture is the same for the back of the building and for
all sides.
Senior Planner Drill replied that the front and back of the building have a high degree of
architectural design, with a bit less detail on the smaller sides of the building.
Acting Chair Anderson introduced Patrick Sarvar, the applicant and Elizabeth Wright,
representing Moments (the senior care facility), who stated that they are in agreement with staff
on all but one item. He stated that a potential coffee tenant would like the opportunity to use a
pylon sign, similar to McDonald's.
Acting Chair Anderson asked what signage was originally proposed for the site.
Senior Planner Drill stated that the original proposal for this site included a sign that would be
shared between the two lots and was a 36 -foot high pylon sign. He stated that the latest
application simply stated the intent for a monument sign with no more details. He stated that any
C-2 property would be allowed to have a pylon sign up to 36 feet in height and therefore could
be allowed under the PUD.
Mr. Sarvar stated that he would like to propose a pylon sign.
Planning Manager Thomson noted that the monument sign height was not specified in the
proposed resolution and could be further detailed.
Mr. Sarvar stated that they are looking forward to being a part of the Plymouth community and
have been pleased with the process with staff thus far.
Acting Chair Anderson asked for details on the condition relating to landscaping and confirmed
that the applicant also agreed with that condition.
Commissioner Witt stated that she did not see any area for truck deliveries for linens and food
and asked where those vehicles would come into the site.
Mr. Sarvar replied that the trucks are coming in through the front drive area. He explained that
memory care has a light parking use and therefore the deliveries can use the regular parking and
come through the front door.
Adopted Minutes 3 of 5 Meeting of January 18, 2017
Commissioner Witt stated that there were two different types of care listed in the applicant's
narrative and asked for clarification.
Ms. Wright stated that Moments wants to be able to care for all levels of dementia and fully
understands that residents will start the phases of passing on, and there will be hospice care
providers brought in to care for those residents during that transition time. She stated that they
know their limitations for care and would not be providing the higher levels of care themselves
or as a focus of the facility.
Acting Chair Anderson opened the public hearing and closed the public hearing as there was no
one present to speak on the item.
Commissioner Oakley stated that about half of this request had come through in the past, and the
commission struggled with a decision because there was nothing planned for the westerly portion
of the site. He stated that has now been resolved, and it appears the applicant has done a good
job complying with the majority of the underlying zoning regulations even under the PUD. He
stated that he would support this as presented, adding the option for a pylon sign.
Acting Chair Anderson asked if there were concerns from the letter submitted into the record.
Planning Manager Thomson noted that the concerns regarding lighting and the level of sound
from the speaker associated with the drive-through will be addressed through ordinance
regulations. She stated that the hours of operation were also noted and explained that the uses
will not be operating 24 hours per day.
Mr. Sarvar stated that the preliminary discussions with the coffee user focused on the morning
hours. He stated that if the coffee user were to go away, they would want to ensure the
restrictions would not interfere. He stated that 6:00 a.m. to 11:00 p.m. seems to be a reasonable
time restriction for hours of operation.
Commissioner Kovach asked if there is an identified second tenant.
Mr. Sarvar stated that there is space for two retail tenants but they have only had discussions with
the coffee tenant for the drive-through space.
Commissioner Witte stated that the remaining parcel will be wetland and asked what would
govern that as the PUD would only govern the land.
Senior Planner Drill replied that the entire property is within the PUD, noting that the wetland is
included within the proposed lot lines and could not be filled and built upon. He provided a
larger view of the entire PUD.
MOTION by Commissioner Witt, seconded by Commissioner Kovach, to approve the request
by Civil Site Group for a PUD general plan for a memory care home and retail building and
preliminary plat for "Crossroads Commons Second Addition" for property located south of the
Highway 55 frontage road, between West Medicine Lake Drive and County Road 73, with a
Adopted Minutes 4 of 5 Meeting of January 18, 2017
friendly amendment from Commissioner Oakley adding a condition to set the hours for the retail
building at 6:00 AM. to 11:00 P.M. Vote. 6 Ayes. MOTION approved.
7. NEW BUSINESS
A. CITY OF PLYMOUTH
Acting Chair Anderson introduced the request by the City of Plymouth for a determination of
conformity of the tax increment financing plan for redevelopment of the Four Seasons Mall with
the Plymouth Comprehensive Plan.
Economic Development Manager Parr gave an overview of the staff report.
Commissioner Witt stated that a previous developer looked at this site, and there was no
comment that it was a difficult site to develop or that the site could not be developed without
TIF. She asked what caused the change in thought.
Economic Development Manager Parr stated that she cannot speak to the first request but
advised that this applicant has done due diligence and therefore knows more about the condition
of the site. She stated that this application also goes above and beyond in multiple ways, and the
applicant has made further quality improvements at the request of staff that would not be
provided through a typical application.
Commissioner Witt asked how the net result will be determined in ten years if this site is wildly
successful. She asked on the flip side, how would the net result be determined if the site is not
successful.
Economic Development Manager Parr stated that staff and the third party financial advisors look
very closely to ensure that the baseline of the tax value would at least be maintained. She stated
that things that have been promised will have to be provided or the developer would not receive
any on-going TIF payments.
Acting Chair Anderson stated that the commission is not reviewing any dollar amounts or TIF
and is simply reviewing specific elements of the development (soil, demolition, infrastructure) to
determine if they comply with the comprehensive plan. He stated that the commission held a
public hearing at their last meeting to review the site plan and recommended approval as they felt
that the request met the comprehensive plan.
MOTION by Commissioner Kovach, seconded by Commissioner Oakley, to approve the
Planning Commission resolution finding that the modification to the development program for
Development District No. 7 and a tax increment financing plan for Tax Increment Financing
District No. 7-9 conform to the general plans for the development and redevelopment of the City.
Vote. 6 Ayes. MOTION approved.
8. ADJOURI MENT
MOTION by Acting Chair Anderson, with no objection, to adjourn the meeting at 8:05 P.M.
Adopted Minutes 5 of 5 Meeting of January 18, 2017