HomeMy Public PortalAbout11-09-2004PLANNING COMMISSION MINIUTES — NOVEMBER 9, 2004
PRESENT: BILL LOE, MARILYN FORTIN, ELIZABETH WEIR, LENNY LEUER, RON
JOHNSON AND DICK PICARD. ALSO PRESENT: CITY
ADMINISTRATOR CHAD ADAMS, INTERIM PLANNER SARAH
SCHIELD, CITY ENGINEER TOM KELLOGG, PUBLIC WORKS DIRECTOR
JIM DILLMAN AND PLANNING AND ZONING ASSISTANT SANDIE
LARSON
ABSENT: MARY VERBICK
1. CALL TO ORDER
Chairperson Elizabeth Weir called the meeting to order at 7:00 p.m. Ms. Weir reminded
everyone that the Planning Commission was a recommending body and that the City Council
made the final decisions.
2. PUBLIC FORUM
There were no public comments.
3. SET DATE FOR SPECIAL MEETING
Elizabeth Weir recommended Tuesday, November 30, 2004.
MOVED BY RON JOHNSON AND SECONDED BY MARILYN FORTIN TO SET
TUESDAY, NOVEMBER 30, 2004 AT 7 P.M. FOR A SPECIAL MEETING OF THE
PLANNING COMMISSION.
MOTION PASSED.
4. DARREL A. FARR DEVELOPMENT COMPANY — 36/42 HAMEL ROAD — LOT
COMBINATION/PRELIMINARY PLAT AND FINALPLAT AND SITE PLAN
REVIEW FOR A RETAIL/CONDO DEVELOPMENT — PUBLIC HEARING
Sarah Schield said this proposal is for 28 for sale condos with 2500 square feet of retail on the 1st
floor. Staff has determined that the application was not complete and staff recommends that the
public hearing be opened and then tabled until November 30th
The public hearing was opened.
MOVED BY BILL LOE AND SECONDED BY LENNY LEUER TO TABLE THE DARREL
A. FARR APPLICATION FOR 36/42 HAMEL ROAD TO NOVEMBER 30, 2004.
MOTION PASSED.
5. DARREL A. FARR DEVELOPMENT COMPANY —185 HAMEL ROAD — SITE
PLAN REVIEW FOR A SENIOR CONDO DEVELOPMENT
Sarah Schield said this proposal is for an 18 unit for sale condo designed for seniors. Staff has
determined the application incomplete and recommends that the site review be tabled until
November 30tn
1
MOVED BY LENNY LEUER AND SECONDED BY BILL LOE TO TABLE THE DARREL
A. FARR APPLICATION FOR 185 HAMEL ROAD TO NOVEMBER 30, 2004.
MOTION PASSED.
6. BA-JO HOLDINGS, LLC — 752 HIGHWAY 55-CONDITIONAL USE PERMIT
AMENDMENT AND SITE PLAN AMENDMENT FOR THE DAIRY QUEEN
SITE — PUBLIC HEARING
Sarah Schield went over her staff report with the planning commission. The request is for a
conditional use permit amendment to allow the construction of a 442 square foot building
addition. She put up an overhead of the site and went over the lot size, building set backs and
other building regulations. Sarah said the building addition is what is requiring the conditional
use permit amendment. She mentioned that the site is currently a non -conforming lot in that the
required size is 1 acre and this site is .53. This makes the site a `Type C' nonconformity. The
applicant also owns the lot to the east which is .49 acre in size and the planning commission may
recommend a condition of approval the sites be combined.
S. Schield spoke of the impervious area requirements. The site is currently at 90% where a
maximum of 60% is the code. With the proposed improvements it would bring it down to 78%
and if they combined the lots the impervious requirements could be met without revising the
plans. The landscaping units meet the requirements, but it is recommended the applicants revise
their landscape plan to include two of the proposed trees to comply with the street tree
requirement. Sarah also discussed the trash container requirements.
S. Schield discussed the parking requirements. Requirement is for 18 spaces and 24 is shown.
Staff recommends that parking space #1, identified on the site plan, be removed to help meet the
setback for the parking area. Also the plans show the spaces 18' in length and 20' is required.
Sarah then discussed setbacks for the building. The addition will not affect the front or side as it
is now. The rear setback requirement is 20' and the building is currently 67' from the rear line.
With the addition the building will be setback 55'. The building does not, currently, meet the
required front and side yard setbacks and as a Type C nonconformity, the zoning ordinance
allows the nonconforming structure to remain.
S, Schield then discussed building materials. The applicant should identify the pitch of the roof;
because if it is greater than 3/12 the metal shingles would not be allowed. Staff recommends
also that the metal door on the addition should be painted to match either the building or the roof.
Lighting was discussed and staff said that if the two parcels are combined the requirements on
the east side would be met without revising the plan. Requirements would still need to be met on
the west side of the property. The applicants have not requested any change in signage, but if
any signs are illuminated they must be turned off at 10 p.m. or when the business closes
whichever is later and may not be turned on until 6 a.m. or whenever the business opens,
whichever is later. Sarah said the proposed plan decreases the non -conformity of the site and the
ability to bring the site into full compliance is limited by the size of the lot and the fact the
applicant is working with an existing building. Staff recommends approval of the conditional
use permit amendment and the site plan amendment with 13 different conditions.
2
Ed Johnson, representing the Dairy Queen owners, said the roof is flat with skippers for drainage
and the red tiles are just Dairy Queen decoration.
The public hearing was opened. There were no public comments.
Bill Loe said this will be an improvement and an asset to the community.
Ron Johnson asked the applicants what their position was on combining the lots.
Ken Barkow, Dairy Queen, said it would not be a problem.
Elizabeth Weir asked staff about combing the lots.
S. Schield said there is a legal process to be followed.
R. Johnson said that some day Clydesdale will be open and can the road go all the way around.
E. Johnson said yes.
R. Johnson asked if the air conditioning equipment would be screened.
E. Johnson said yes. He said their exhaust system is a new one and has been updated from what
had been used there in the past.
Dick Picard asked a completion date.
E. Johnson said they have to be up and running by January 1st
D. Picard asked what percentage of their business was drive-thru.
E. Johnson said 40-50% is a guess.
D. Picard wanted to know how long the average customer stayed inside the building.
K. Barkow and Jim Janeksela said they had no idea.
D. Picard said restaurant parking is 1 space for 3 seats and he wondered why the reduction in
size of the driveway.
E. Johnson said to accommodate more of a grassy area to meet the impervious coverage
requirements.
D. Picard said if the lots are combined that will not be relevant., so he said he thinks the
driveway should be as wide as possible.
3
E. Johnson said if we combine the lots we can bring the driveway back to the original lot line.
Tom Kellogg said it is the City's position on any development that there needs to be something
done with the water on site and if lots are combined it is a whole different story.
Marilyn Fortin asked about the trash containers.
E. Johnson said it would be very difficult to have the trash container inside the building with
health department and Dairy Queen rules. He said we would have to add another section of
about 5 or 6x8, but instead of that we can put up a separate building that will be all self contained
The separate building would match the main building.
M. Fortin said this proposal is a good improvement.
Lenny Leuer said with the acknowledgement of combining the lots we should go over some of
the recommendations: #4 — with trees on the adjoining lot, does this still apply. Staff will
review and see if trees on the adjacent site to see if they apply to the street trees: #11 — parking
stall #1 to be removed —
S. Schield said staff will work with the applicant, but staff still recommends that parking stall #1
be removed because of the setback issue. She said the end of #11 could be deleted.
It was determined that the geotechnical report is not needed.
L. Leuer said he felt the driveway entrance should be left as wide as it is now.
T. Kellogg said yes and if it is moved at all it should be moved to the east.
L. Leuer said the drive should stay as is and T. Kellogg said it should be curbed. Applicant to
work with staff
L. Leuer said it appears that the work extends beyond the applicant's property line on the west
side.
T. Kellogg said the west side of the lot, should work with staff to see if part of the work is on the
property to the west.
L. Leuer asked about Tom's next comment of curb cuts on the west side. Does combining the
lots change this?
T. Kellogg said he would still like to see a plan to slow down the drainage and help the filtration.
S. Schield said the public works director had said there should be fabric under the pavement.
There was discussion on the pavement and how it is planned to be redone.
4
Jim Dillman said he thought they were tearing up the old, but if that is not the case, then fabric
would not be needed.
MOVED BY LENNY LEUER AND SECONDED BY DICK PICARD TO RECOMMEND
APPROVAL OF THE AMENDMENT FOR THE CONDITIONAL USE PERMIT FOR 752
HIGHWAY 55 AND ALSO RECOMMENDS APPROVAL OF THE SITE PLAN
AMENDMENT WITH THE FOLLOWING CONDITIONS:
1. The property must be combined with the adjacent property to the east.
2. The landscaping plan must be revised to relocate two of the proposed trees to comply
with the street trees requirement (staff will check on the adjacent lot to see if trees there
will meet the requirement)
3. The new hollow metal door on the proposed building addition should be painted to match
either the building or the roof.
4. The separate trash building must be constructed of similar materials to match the main
building.
5. Light at the property line may not exceed 0.5 foot candles.
6. Light fixtures may not exceed 30 feet in height.
7. Any illuminated signs must be turned off at 10 p.m. or when then business closes,
whichever is later and may not be turned on until 6 a.m. or whenever the business opens,
which ever is later.
8. Stall number one must be removed to decrease the non -conformity of the parking lot
setback.
9. The plan must be revised to extend the parking space striping to 20 feet.
10. The applicant must comply with all of the comments in the Engineer's memo dated
November 2, 2004.
11. All roof top equipment must be screened.
MOTION PASSED.
7. RYAN COMPANIES U.S., INC. — NW CORNER OF HWY 55 AND COUNTY
ROAD 101— PUD GENERAL PLAN, REZONING AND PRELIMINARY PLAT
FOR A COMMERCIAL DEVELOPMENT INCLUDING A TARGET STORE —
PUBLIC HEARING
Sarah Schield went over her memo to the Planning Commission. Slides were put up of the site
and explained. Sarah said that this would be a rezoning to PUD. The current zoning is Urban
Commercial. She stated that staff felt that Clydesdale Trail should be a city street. Sarah said
that there is the potential that MnDOT could enlarge their right-of-way so staff recommends that
Clydesdale be out of the proposed future right-of-way. This then brings issues with parking, etc.
S. Schield said the applicant shows the development in two stages: 1 — Target and the attached
buildings and 2 — 4 stand alone buildings. She said that the site plan and preliminary plat should
include the Ballroom and motel and adjacent properties. Sarah also noted that the health
department has a 50' setback requirement for the road from the well house. She said the site
plan should be revised to show all boundaries and the future MnDOT right -of- way, etc.
5
S. Schield showed slides of the elevations from various angles of the proposed Target building, a
slide showing the signage. She mentioned that the bulls eye on the building is also considered a
sign. Sarah said that staff recommendations include the city engineer's recommendations. She
said that there is more to be worked out with staff and she recommends that this item be tabled
after the public hearing with no action being taken.
Richard Koppy, Ryan Company, introduced those with him this evening: Dick Brooks, Vice-
president of retail development; 2- Molly Carson — leasing; 3-Peter McEnery — landscaping; and
Vern Swing, traffic consultant.
Mr. Koppy said they (Ryan) are trying to make this site the best we can. We started on this
project in the summer of 2003 and in the winter of 2004 we came in with two concept plans for
the planning commission and city council and in July preliminary plans were submitted. He said
they have met with Hennepin County/MnDOT/neighbors and property owners north and south of
Highway 55. Mr. Koppy said they are very pleased with staff and engineer's reports and have no
problem with a deferment of the public hearing.
Mr. Koppy said the proposed Target is 124,000 square feet, 35,000 square feet of additional
retail, 9,000 square feet restaurant, 5,000 square feet restaurant and 920 parking spaces. He went
thru a series of slides. He said that the entire development was off of MnDOT right-of-way
except parts of Clydesdale. Mr. Koppy said that MnDOT has said that a city street can be built
on the MnDOT remnant that is not used.
Carol Wegner, 303 Cherry Hill Bay, read a letter from the residents and their requirements.
Brian Lorentz, 311 Cherry Hill Bay, said he agrees with Carol. He said noise and light are the
biggest issues. He said there should be: 1 — a study of the light and noise ahead of time and
again after and 2 — he said he is 500' from Target, but to walk there it would be a mile. He
thought there should be something for pedestrians.
Reg Pederson, Highway 55 Rentals, said he is apprehensive of the 55 traffic and is also
concerned with their access and wants to make sure that their access stays open. He said he
would like the city to be in charge of keeping the access open. Reg said the current access is
safer for trailers, etc. than it would be from a service drive. He said their access is critical for
them and he also said that Ryan should be the one to pay for the service drive and other property
owners should not be assessed for it. He also said that he felt the service drive should be an
easement so our setbacks are not affected. Reg also said that Ryan has cooperated very well with
the property owners.
Tina Hoversten, 239 Cherry Hill Alcove, said they had requested that the existing tree line be
maintained (along the east side).
Lois Lillie, 305 Cherry Hill Bay, said that a survey had been done and the last survey took about
30' off from the Hans Hagen surveys on the cul-de-sac.
Bob Johnson, 266 Cherry Hill Trail, said he felt there should be traffic counts, etc.
6
Amy Wasik, 7776 Zanzibar Lane N.,Maple Grove, asked about the ACE building lighting.
There was some discussion on this.
Darrin - - -, Plymouth, asked the time line for the project.
R. Koppy said if all goes well, construction would begin in the Spring of 2005 with an opening
in Spring 2006.
C. Wegner wanted to make sure the Cherry Hill petition was on record.
Planning Commission comments:
Ron Johnson said in the beginning he saw some retaining walls on the plan and now he does not.
R. Koppy said there will be retaining walls along the frontage road in front. He said there was a
25'-28' rise from Highway 55 to the store. He said there would be a retaining wall by the pond
also.
Peter McEnery said there would be a sound barrier wall by the loading area.
R. Johnson mentioned Outlot C. a lift station and the water in front of the motel.
R. Koppy said there is a pond on the north side of the site that is designed to handle the
ballroom/motel and the low level of Outlot C. He said there is the ability for a lift station in the
future when and if more of the property is developed. He said we are just putting the pipe in the
ground now for that future use.
R. Johnson asked about the traffic flow with Clydesdale going thru the retail area.
Vern Swing said they predict 8,000 new trips per day with about 8,500 on Saturdays. He said
traffic coming from the east , 44% would use the 101 access, 27% the west access, 14% coming
from the north would use 101 and 12% 116. He said at the Plymouth site on Rockford Road and
larger number go west on Rockford Road into the site rather than use NW Blvd.
There was further traffic flow discussion.
R. Johnson said he does not see a signal at 116/Clydesdale and wondered if MnDOT or the
county had discussed that.
V. Swing said the county has indicated a right in/right out and left in for that intersection.
R. Johnson wanted to know about hooking up to the sewer system.
7
R. Koppy said there is a line between the ballroom and the motel and they will run a new line in
Clydesdale. He said it will cover some of Cherry Hill, our site and south across Highway 55.
R. Johnson asked staff about the road across 55 to the south. He questioned the big wetland
there.
R. Koppy said they did not initially propose any activity south of 55, but staff recommended we
look at it. He said they understand the concerns of the creek and the interceptor. He said the
retail center does not need the frontage road to the south.
Dick Picard said Clydesdale appears to wind thru the parking lot and that seems to be a difficult
thing to do. He said MnDOT and the city does not think it is a good idea.
R. Koppy said they looked at many options and the real focus is right by the other stores and the
number of access points.
D. Picard discussed Clydesdale more and also mentioned the NURP ponds. He said the south
pond doesn't meet requirements and the north pond will meet future requirements.
Dick Brooks, Ryan, said there are lots of public improvements that would not be handled by
Target. He said we are working with staff, but have not come to a solution.
Marilyn Fortin said she cannot visualize the project coming down Highway 55.
R. Koppy said there is about a 15' difference in Highway 55 and the parking lot, but you will see
the store. He said they will do an elevation from 55.
M. Fortin wanted to know if the ballroom and motel could get to Clydesdale.
V. Swing said yes.
Bill Loe wanted to know if there were any Target stores in the area that looked like the proposal.
R. Koppy said this store is unique to the area.
B. Loe said the funding and the traffic were the biggest issues and what this will do to Medina.
He said he would like to see a summary of what we have to change and what is required.
Lenny Leuer said there are several major issues that staff has raised.
D. Brooks said we need to go thru the staff report and see what we concur with and then meet
with staff. This will narrow it down.
L. Leuer: 1— storm water lift station. That seems to be a challenge. When there are storms, the
power goes off. This doesn't seem like good engineering.
8
R. Koppy said Outlot C was very low. He said lift stations are used in many communities.
There is a back up generator to use if power goes out.
L. Leuer said we do not have any storm water pumping stations. He said this is not cut and dry
in his mind.
R. Koppy said it seems like a private issue.
L. Leuer wanted to know if there would be an association to take care of maintenance.
R. Koppy said yes.
L. Leuer asked about the issue of traffic on 116/Clydesdale.
R. Koppy said County Roads 101 and 116 will stay as is and see what happens with the
development.
D. Brooks said it is good for the city to express their concerns.
L. Leuer wanted to know if the intersection by McDonald's is changing at all and V. Swing said
no.
There was discussion of Clydesdale/116/101 traffic, both in and out.
L. Leuer asked Jim about the well house land.
Jim Dillman said the city owned it.
L. Leuer asked if the road goes near it or thru it.
J. Dillman said we need to see some clearer detail.
L. Leuer said it looks like when the road goes thru we will be creating outlots.
R. Koppy pointed out the lots on a slide.
L. Leuer said it looks like Clydesdale goes between the 4 buildings and then goes south.
There was discussion of this intersection.
L. Leuer said we need to see the location, height, etc. of the retaining walls. He asked about
connecting to the new interceptor for sewer.
Tom Kellogg said the Metropolitan Council has made provisions for it.
J. Dillman said all sewage dumps in before the metering, so it is all measured and metered.
9
L. Leuer said with the talk of upgrading 55 what has been the plans for right-of-way width when
55 has to be widened.
Chad Adams said the Highway 55 Coalition has been asking to preserve the future right-of-way.
He said we need to work with the developer on where Clydesdale is located.
S. Schield said she would like to know if there are specific items the planning commission would
like staff to go over with the applicant.
Elizabeth Weir said the design of the detached buildings. She said that Sarah has mentioned a
more street friendly design. She also said that the buildings face 55 and we have a modulation
regulation. She said the proposed design looks very blocky and heavy. Ms. Weir mentioned the
design of the new Barnes and Noble by Ridgedale and maybe others should look at it.
E. Weir said she is concerned with fast foods and odors. She said how about maybe upscale
restaurants — this is Medina — maybe a Redstone and pizza place — she said it could be very
attractive. She is also concerned with right-of-way used for the road. She was also concerned
with the exterior of the buildings. She said the lamps, although attractive, do not meet
requirements. She also mentioned that landscaping is hard to survive in parking lots and
wondered if the association will look after it and replace when needed, etc. Ms. Weir said if
there were one less business site, some parking issues would go away.
E. Weir complemented Ryan for working with the neighbors. She suggests that this be tabled
until the December 14th meeting.
R. Koppy said this was o.k. with Ryan.
MOVED BY LENNY LEUER AND SECONDED BY BILL LOE TO TABLE THE RYAN
APPLICATION UNTIL THE DECEMBER 14, 2004 PLANNING COMMISSION MEETING.
MOTION PASSED.
8. MINUTES OF OCTOBER 12, 2004
Spelling and grammatical errors were corrected.
Page 2, Lenny Leuer: ---is the 100" for wetland buffer coming - -
Page 4, L. Leuer: - - - just looking to get a private road agreement.
Page 6 add condition #18: the Planning Commission reiterated that a N-S road was not needed.
Page 6 — condition #7 — delete - - the plantings and other impacts - - - and add at the end - -
impacts on the wetlands.
MOVED BY RON JOHNSON AND SECONDED BY MARILYN FORTIN TO APPROVE
THE MINTES AS CORRECTED.
MOTION PASSED.
10
9. PLANNER'S REPORT
Sarah Schield said that the meeting at 7 p.m. on November 30th would include the 2 Farr
applications and possibly Charles Cudd preliminary plat for Bridgewater. She said that the Met
council has approved the comp plan amendment and will be before the city council.
S. Schield said the December meeting would include Ryan and a variance in Independence
Beach.
Chad Adams updated the planning commission on the new planner starting November 15th. He
said the work is continuing on the water treatment plant for site plan approval.
MOVED BY MARILYN FORTIN AND SECONDED BY DICK PICARD TO ADJOURN.
MOTION PASSED.
Meeting adjourned at 10 p.m.
Planning and Zoning Assistant Date
11