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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.