HomeMy WebLinkAboutPlanning Commission Minutes 05-17-2017Proposed Minutes 1 of 9 Meeting of May 17, 2017
Approved Minutes
Planning Commission Meeting
May 17, 2017
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Jim Kovach, Julie Witt,
Donovan Saba and Bryan Oakley
MEMBERS ABSENT: Commissioners David Witte and Kira Vanderlan
STAFF PRESENT: Planning Manager Barb Thomson, Senior Planner Shawn Drill and Planner
Kip Berglund
OTHERS PRESENT:
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Saba, seconded by Commissioner Kovach, to approve the May 17,
2017 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE APRIL 19, 2017 PLANNING COMMISSION MEETING
MINUTES
B. APPROVAL OF THE MAY 3, 2017 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Oakley, seconded by Commissioner Saba, to approve the consent
agenda. Vote. 5 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. CREEKSIDE PLYMOUTH, LLC (2017033)
Chair Anderson introduced the request by Creekside Plymouth, LLC for a rezoning and
preliminary plat (re-plat) for "Creekside Woods" for property located at 17135 and 17215 Old
Rockford Road.
5A
Proposed Minutes 2 of 9 Meeting of May 17, 2017
Planner Berglund gave an overview of the staff report.
Chair Anderson stated that the east side was an approved plat and asked if the final plat had been
recorded.
Planner Berglund stated that plat was approved in 2016 and is good for two years from the
approval date. He stated that the plat has not been recorded and would be a part of this re plat.
Chair Anderson referenced a potential encroachment of the storm water pond into the wetland
buffer.
Planner Berglund noted that a limited portion of a storm water pond can encroach into the
wetland buffer.
Chair Anderson introduced Reid Schulz, representing the applicant, who stated that staff has
been very helpful in the applicant bringing this back to the commission for a re-plat. He noted
that originally they would have been doing the development in two phases but this proposal
would instead bring the project together in one phase and would eliminate an access point from
Old Rockford Road.
Commissioner Oakley asked if there is an indication as to how long the existing home would
remam.
Mr. Schulz replied that the applicant's plan would be to leave the home as it could potentially be
remodeled. He stated that they are developers and hope to market this to a builder that would
then make the choice whether to remodel the home or to replace the home with a new home. He
stated that currently the home is rented.
Chair Anderson opened the public hearing.
Chair Anderson introduced James O'Brien, 4290 Jewel Lane, who stated that his concern is the
holding pond. He stated that the sewer is going across his property and he was concerned with
the integrity of the retaining wall and the amount of work that would be necessary to dig a 15-
foot trench to link to the sewer. He stated that he has met with Mr. Schulz but has not yet met
with the subcontractor to discuss the process. He stated that because the land is swampy, there
are challenges with the process. He stated that he and Mr. Schulz agreed that the dirt could
remain on the east side of the retaining wall. He stated that he wants to ensure that the digging
and proposed path would not compromise the integrity of the wall. He provided an alternate
route that could avoid using the route through the portion of his property near the wall.
Chair Anderson introduced Sherry Dewolf, 4290 Jewel Lane, who identified the proposed route
for the sewer and noted that it would ruin the integrity of the property in multiple locations and
the stability of the land, which in turn could weaken the retaining wall and their shed. She stated
that in the original plat, the route went through lots five and six and then angled to meet the pond.
She stated that they support that route because it would avoid the risk to the integrity of
the retaining wall and their property.
Proposed Minutes 3 of 9 Meeting of May 17, 2017
Chair Anderson introduced Jeff Siewert, 4335 Fountain Lane, who referenced an existing water
quality pond near the development that gets very mucky and can produce negative odor during
the warmer weather months. He asked that the city consider treatment of the pond to improve
the appearance and remove the offensive odors that develop during the summer months.
Chair Anderson closed the public hearing.
Mr. Schulz stated that they did have an opportunity to talk to the neighbor regarding the integrity
of the pond and sanitary sewer concern. He stated that they did find a compromise on the pond
and are still working with the concern regarding the sanitary sewer. He reviewed the proposed
sanitary sewer route, noting that it is very similar to what was approved through the final plat.
He stated that after the wetland delineation was reviewed with staff, it was determined that
shifting the pond east and moving the sanitary sewer to the west would be the least impactful to
the wetland. He stated that the plan has received state and federal approvals. He stated that the
pipe would be approximately 51 feet from the retaining wall at the closest point and further out
in other areas. He reviewed the area of influence for a structure of that size and noted that the
proposed route is well outside of that area. He noted that staff has also reviewed the plans and
agreed that the route would be outside of the area. He stated that they are open to moving the
route, but this was the route suggested by staff to provide the least amount of impact. He noted
that they will continue to work with city staff on a route prior to final plat. He agreed that they
could work on one side of the trench as suggested by the neighbor. He identified the city pond
which treats water off Old Rockford Road and the existing wetland. He noted that they are
required to construct a pond to treat the storm water and reviewed how that discharge to the
wetland would occur. He noted that the treatment train from the pond to the wetland should
improve the existing conditions of the wetland.
Chair Anderson referenced the area of influence and asked how deep the trench would be.
Mr. Schulz stated that it would vary because of the elevation of the grade. He noted that some
trenches are only six or seven feet but could go to 12 feet deep in some areas.
Chair Anderson asked for more information on the dirt.
Mr. Schulz noted that the pond could be used for material stockpile during this process as the
pond would not come on line until later in the process.
Chair Anderson asked for more information on the easement.
Mr. Schulz replied that there is a drainage and utility easement existing on the property as a
result of a previous development. He confirmed that there were sufficient rights for the use of
the easement for the development of this property.
Chair Anderson asked if this would be part of the preliminary or final plat.
Planning Manager Thomson replied that the route of the sanitary sewer line would be a detail of
the final plat.
Proposed Minutes 4 of 9 Meeting of May 17, 2017
Commissioner Saba stated that it had been mentioned during previous applications that this
section of Old Rockford Road to Dunkirk Lane is very busy and a mention of traffic signal had
come forward multiple times. He said he wanted to ensure that item is staying on everyone's
mind as this is another development in the area that will increase traffic.
MOTION by Commissioner Saba, seconded by Commissioner Witt, to approve the request by
Creekside Plymouth, LLC for a rezoning and preliminary plat (re-plat) for "Creekside Woods"
for property located at 17135 and 17215 Old Rockford Road. Vote. 5 Ayes. MOTION
approved.
B. THE WATERS SENIOR LIVING (2017036)
Chair Anderson introduced the request by The Waters Senior Living for a planned unit
development amendment for The Waters of Plymouth Senior Living located at 11305 State
Highway 55.
Senior Planner Drill gave an overview of the staff report.
Chair Anderson introduced Brian Schack, representing the applicant, who stated that they have
been fully occupied and the wait list continues to expand. He stated that there is excess space in
the building and with some rearranging they could provide a few extra units, which is why he is
present to request an amendment to the PUD.
Chair Anderson opened the public hearing.
Chair Anderson introduced Sherry Dewolf, 4290 Jewel Lane, who stated that her mother resides
in this wonderful facility, and they do have a problem with parking when they go to visit. She
stated that there are always problems with parking and people often park on the dirt on the
neighboring property or at McDonald's. She stated that adding more units would only increase
the parking problems. She stated that perhaps the commission could authorize additional parking
to be constructed on the neighboring property.
Chair Anderson closed the public hearing.
Mr. Schack stated that there are always parking problems on holidays and high traffic visiting
days. He stated that the residents park in the underground parking in attempt to free up as much
parking as possible. He stated that they had previously discussed possible parking with the
neighboring parcel but they have not had luck reaching them in attempt to work out an
arrangement. He noted that was a few years ago and the parking needs have decreased. He
stated that he would be open to meeting with the neighboring property owner again but was not
certain the other party would be willing.
Commissioner Witt stated that there are obviously no on-street parking options and asked if there
would be parking options to the east.
Proposed Minutes 5 of 9 Meeting of May 17, 2017
Senior Planner Drill stated that a memory care site plan has come forward for the property to the
east. He noted that there may be some opportunity to create additional parking through a
possible easement but the two parties would need to explore that together.
Commissioner Witt asked for details on the dirt area on the aerial photo.
Senior Planner Drill replied that the dirt area is a hill. He identified another sloped area that
could possibly be worked out to provide additional parking opportunity.
Chair Anderson stated that there has been a parking problem identified but he was not sure to
what extent. He stated that he would like to see an understanding of the parking problem and
then a resolution before he could support the request.
Commissioner Oakley asked the number of stalls that would be required for the new units and
how that compares to the existing parking.
Senior Planner Drill stated that the city has determined that 106 total spaces would be needed but
there is no standard in the ordiance for this type of care.
Commissioner Oakley stated that perhaps this is not an issue of too few spaces, but too few in
the right location as some of the parking is underground. He asked if there is a calculation that
could be done to determine how many additional spaces are needed outside.
Senior Planner Drill agreed that the problem could be that the majority of the parking is provided
underground and therefore not accessible to visitors. He stated that perhaps staff could park in
the underground stalls as well.
Commissioner Oakley stated that he is not sure of the feasibility, but perhaps frequent visitors
could be given a guest pass into the garage.
Ms. Dewolf identified the area that is used for visitor parking, noting another lot that is always
full and parking that is used for the buses for the facility. She identified a dirt area where
overflow parking occurs. She stated that McDonald's no longer allows parking at their site,
although the lot is not signed. She stated that the lack of parking makes it uncomfortable for
visitors.
Commissioner Saba stated that he hates to delay the request for such a small increase in units.
He stated that perhaps the applicant could commit to a plan of action regarding parking. He
asked how often Mr. Schack is that this location.
Mr. Schack stated that he is at the building perhaps once a month. He stated that when he comes
during the day he does not have issues finding parking but obviously on Mother 's Day there
would be problems with parking. He stated that he could verify with staff that the staff members
are parking underground. He stated that he is also willing to work with city staff to develop a
possible solution.
Commissioner Saba asked how many employees are at the site at one time.
Proposed Minutes 6 of 9 Meeting of May 17, 2017
Mr. Schack stated that there are about 30 staff members on the site and perhaps a maximum of
around 15 at one time. He stated that it is his understanding that the employees are using the
underground parking but noted that he would verify that. He stated that he is willing to work
with city staff but did not want to slow down this process.
Commissioner Oakley stated that not having sufficient parking on holidays is probably not that
uncommon but noted that the problem should not continue every weekend.
Chair Anderson stated that perhaps a condition could be included requiring the applicant to
develop a parking action plan that is approved by city staff.
Planning Manager Thomson noted that could be done.
Chair Anderson noted that if multiple people are visiting one person perhaps they coordinate
parking nearby and ride together to the facility.
MOTION by Commissioner Oakley, seconded by Commissioner Kovach, to approve the request
by The Waters Senior Living for a zoning ordinance amendment and a planned unit development
amendment for The Waters of Plymouth Senior Living located at 11305 State Highway 55 with
the added condition that the applicant prepare a parking action plan for staff approval that
addresses the daily parking demands at the facility. Vote. 5 Ayes. MOTION approved.
C. INSPIRED ATHLETICS LLC (2017039)
Chair Anderson introduced_ the request by Inspired Athletics LLC for planned unit development
amendment to allow a sports and fitness club within an existing industrial building located at
2155 Niagara Lane.
Senior Planner Drill gave an overview of the staff report.
Chair Anderson introduced Grant Norland, the applicant, who stated he has found a good space
for his business and is excited to bring his services to Plymouth.
Chair Anderson opened the public hearing and closed the public hearing as there was no one
present who requested to speak on this item.
MOTION by Commissioner Oakley, seconded by Commissioner Kovach, to approve the request
by Inspired Athletics LLC for a zoning ordinance amendment and a planned unit development
amendment to allow a sports and fitness club within an existing industrial building located at
2155 Niagara Lane. Vote. 5 Ayes. MOTION approved.
7. NEW BUSINESS
A. CHICK-FIL-A, INC. (2017045)
Proposed Minutes 7 of 9 Meeting of May 17, 2017
Chair Anderson introduced the request by Chick-fil-A, Inc. for a sketch plan for a Chick-fil-A
restaurant for property located at 3405 Vicksburg Lane.
Planning Manager Thomson gave an overview of the staff report.
Chair Anderson introduced Peter Coyle, representing the applicant, who stated that this would be
an ideal project for this part of the city, and they hope to keep working with staff. He stated that
they respect the desire of the city to protect this location as a primary intersection for the city but
noted that the former restaurant has been closed for a while. He stated that this is a terrific
company that provides terrific service and communities are excited to have the business in their
community. He stated that they are willing to work with the city to address their concerns.
Chair Anderson introduced Justin Lurk, Cushman and Wakefield, representing the applicant, who
stated that they feel that this would be a good use for the center although they understand that the
use is not allowed by right. He stated that the vision for city center was to symbolize the area as
the heart of the community. He stated that the business is big in giving back to the community,
they provide a quality product and service and have been voted the number one drive-thru for the
past eight years. He noted that the business franchise model is different than other models as
each franchisee can have only one location because they want that person to be involved in the
community. He stated that the franchisee is not allowed to have another source of income,
meaning that they would be involved in making that location successful and growing the
business at that location. He stated that all freestanding locations have remained open and have
never been closed for lack of business. He provided an example of how the business gives back
to the community, stating that $68,000,000 has been donated to organizations within the
communities they serve and $32,000,000 has been donated to employees. He stated that the
business is aimed at provided quality service, being pleasant and helpful and hosting events like
family nights. He noted that they could move the proposed sign to comply with city regulations.
He recognized that the city is concerned with parking for the overall development, specifically to
the building to the north near Chipotle. He stated that while the restaurant on this lot has been
out of business, cars are often parking there. He stated that with a drive-thru use, about 60
percent of the business would utilize the drive-thru and would not need parking stalls. He stated
that if the drive-thru would be approved, from a grading perspective, the site sits below grade
and therefore any cars going into the drive-thru would not spill light onto the neighboring
roadways. He displayed the overall site plan and noted that a traffic study has been completed
and there would be minimal to no impact to the nearby intersections but traffic to Chick-fil-A
would cause congestion within the area. He described how traffic flows through the site
currently and then described how some concerns could be alleviated by revising the access for
the two lots to the north.
Commissioner Kovach stated that he loves the business and hopes to see it come to Plymouth in
some location. He referenced the stacking that occurs at the Taco Bell near the subject site and
noted that he would like to conceptually double the drive-thru but that would not leave enough
room for a pass through. He also talked about stacking that would occur into the parking area if
the drive-thru is not doubled. He stated that he does not have a problem with the signage. He
stated that his concern would be stacking and doubling the drive-thru.
Commissioner Oakley asked if there is a shortage of commercial sites that would fit this use.
Proposed Minutes 8 of 9 Meeting of May 17, 2017
Planning Manager Thomson noted that there are other locations where this use could fit, noting a
site near The Waters.
Chair Anderson referenced the traffic study that was done and asked if that referenced the
number of vehicles that would come to the restaurant on a daily and peak basis and how that
would compare to Ruby Tuesday's traffic.
Chair Anderson introduced Tim Thoreen, HR Green, representing the applicant, who stated that
the traffic study estimated 840 trips per day with the largest peak period being in the
afternoon/evening with about 120 trips. He stated that would compare to a typical service
restaurant, although perhaps slightly higher than a sit-down establishment. He stated that there
was no impact to the nearby intersections.
Chair Anderson stated that he has lived within three miles of the site for 15 years and he has
utilized all the establishments in the area. He stated that he is familiar with the congestion that
occurs in that area.
Mr. Lurk explained how the access could be modified and then described how the drive-thru
could work with a double drive-thru aisle. He stated the drive aisle in the parking lot would be
wide enough that vehicles could still back out of parking spaces with vehicles in line for the
drive thru. He noted that staff also has the ability to collect orders and payment prior to where
you typically would for the drive-thru in order to speed up the process during peak times.
Mr. Thoreen identified where employees would park to help alleviate traffic problems near the
drive-thru area.
Commissioner Witt noted that Bremer Bank has a drive-thru and asked how that is different.
Planning Manager Thomson stated that when the plans for city center were completed banks
were an important element, noting that some of the banks were here first. She stated that banks
do not generate the same amount of traffic as fast food drive-thrus.
Commissioner Witt asked if the applicant could think outside of the box, noting that perhaps a
drive-thru would not be necessary. She also suggested reversing the drive-thru to put it on the
other side of the building to avoid having the flow along Highway 55.
Mr. Lurk stated that they did consider both of those options but noted that the economic model
does not work without a drive-thru. He identified another option they considered for the drive-
thru and identified the alternate route they discussed. He noted that the alternate route is not out
of the question but explained that this layout was the best match to utilize the retaining wall and
trash enclosure.
Commissioner Witt referenced comments regarding Knollwood Mall in the narrative. Mr. Lurk
responded that those references were an oversight.
Proposed Minutes 9 of 9 Meeting of May 17, 2017
Chair Anderson asked whether it would be appropriate to place a PUD within the city center
zoning district. He stated that drive-thrus are not allowed in this zoning district and asked for
input from the commission.
Commissioner Saba stated that he hopes that they find a place in the city for the business but did
not believe that this would be a good fit for the location. He noted that this location is meant for
a sit-down restaurant. He stated that he would avoid going to the location because of the
congestion within the site and would like the original plan for the area to remain.
Commissioner Kovach asked if any other businesses have looked at the site.
Planning Manager Thomson replied that they have not had interest in the site currently.
Chair Anderson stated that there are some cities with clearly defined downtown areas and other
communities, like Plymouth, have created city centers. He said he believed that the plan for the
city center needs to be respected and he did not think that this business would be the right fit for
the location as it would be inconsistent with the vision as stated in the comprehensive plan and
carried out in the city center zoning districts.
Commissioner Oakley agreed that the business does not seem to fit with the original vision for
the site and it would not provide an improvement to the site. He stated that the business would
be a great fit for the community and hoped that the applicant would consider other available
locations near this site.
MOTION by Commissioner Oakley, seconded by Commissioner Witt, to forward the informal
comments to the City Council on the proposed sketch plan for a Chick-fil-A restaurant for
property located at 3405 Vicksburg Lane. Vote. 5 Ayes. MOTION approved.
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 8:50 P.M.