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HomeMy WebLinkAbout02-11-2016 Planning Commission MinutesMINUTES OF THE REGULAR MEETING PLANNING COMMISSION LITTLE CANADA, MINNESOTA FEBRUARY 11, 2016 Pursuant to due call and notice thereof a regular meeting of the Planning Commission of Little Canada, Minnesota was held on the 11th day of February, 2016 in the Council Chambers of the City Center located at 515 Little Canada Road in said City. Chair Tom Duray called the meeting to order at 7:30 p.m. and the following members of the Planning Commission were present at roll call: PLANNING COMMISSION: 01%=19 ALSO PRESENT: Mr. Tom Duray Mr. Bill Buesing Mr. Al Davison Mr. Jeff Heikke Ms. Jennifer Schletty-Flores Mr. Steve Ledin Mr. Nick Schwalbach Mr. Steve Grittman, City Planner Mr. Kevin Helander, Cable TV Ms. Heidi Heller, City Cleric MINUTES The November 12, 2015 Planning Commission meeting minutes were approved as submitted. 3338 RICE The City Planner reported that Hearth Development has submitted a STREET / SE request for a Planned Unit Development to redevelop the property at 3338 CORNER OF Rice Street for a Taco John's restaurant and another restaurant tenant. He RICE ST & explained the project would include the removal of the existing Taco COUNTRY DR - John's building and construction of a new building. He noted that this will PLANNED UNIT also include the property shown as Outlot A on the Cardigan Ridge senior DEVELOPMENT housing plat. The City Planner explained the property is zoned PUD and AND lies within District 2 of the city's land use plan. The Comprehensive Plan PRELIMINARY anticipates there would be a mixed use in this portion of the district. This & FINAL PLAT proposal appears to be consistent with the general land use plan for the (CARDIGAN area, provided the site and building plans meet the city's expectation for RIDGE SECOND PUD projects and the site in question. ADDITION) The City Planner explained the plan is to demolish the current 1,270 square foot Taco John's building and construction a larger two -tenant MINUTES PLANNING COMMISSION FEBRUARY 11, 2016 building that would be 3,900 square feet. He noted the current Taco John's leases space for its parking lot, and the new proposal would re -plat the area and have all of the parking and building on one parcel. The City Planner reviewed the site plan which includes a drive-thru, and moves both the Rice Street and Country Drive accesses further away from the intersection. He noted that since the proposal is for a PUD, the city can be flexible on the zoning regulations. He stated the drive aisle for the drive- thru is a little too narrow, along with the aisle in front of the building, and noted that the City Engineer also indicated that he would like to see it wider. The City Planner stated it is shown to be 40 feet wide and the code requires it to be 44 feet wide, but he feels that 42 feet would functionally work since there is no parking in front of the building. He also stated that based on building size estimates, the parking amount shown does not meet the zoning code, but he would be willing to review information from the applicant showing that less parking is needed. He explained a cross parking agreement with the adjacent senior building could possibly work, but that due to the large difference in grade between the parcels, the applicant would need to build stairs between the parking areas. The City Planner stated staff believes the land use is appropriate and that the commercial use works with the land use plan for this area. He noted if the Planning Commission agrees that the plan is appropriate, it could be passed on to the City Council with the recommended conditions that are stated in the planners report. Duray asked about the turnaround that was mentioned in the engineers report. The City Planner clarified that it was referring to a little nook for the most north parking spot to back into to turn around. Davison asked if it had been taken into consideration that Taco John's maybe not need that many parking spaces since most of their business is likely done through the drive-thru. The City Planner replied he is waiting to get more information from Taco John's regarding their own parking requirements. Buesing asked if the lighting plan had been reviewed to make sure the lights would not shine into adjacent windows. The City Planner replied the city code requires that lights be hooded so they only shine down. Greg Johnson, Hearth Development, stated he contacted Taco John's corporate office to ask about their parking requirements. He explained their guideline is one parking space for every 150 square feet of dining space. He noted that over 50% of their business is done through the drive- thru. He stated they will need some additional parking spaces and want to have a cross easement with their adjacent senior building. He noted that the senior building will have a full underground parking garage and plenty of surface parking. Mr. Johnson stated they will shift the restaurant -2- MINUTES PLANNING COMMISSION FEBRUARY 11, 2016 building slightly to give more room for the drive aisle, and there should be no problem slightly widening the drive-thru. Duray stated this would be a great project since this area is the gateway to the city for people coming from the north. He asked Mr. Johnson if Subway would be the other tenant. Mr. Johnson stated they have only had tentative discussions with Subway, and he is hoping it will work since their current space across I-694 in Shoreview is going to be demolished this summer. Duray asked Mr. Johnson to talk about the retaining wall that would separate the commercial building from the senior building. Mr. Johnson explained the retaining wall would be fairly tall, and the City Engineer has required some additional storm sewer work to accommodate for this wall. He noted they are planning to install a taller curb and safety rails along the retaining wall side of the parking lot, and possibly a fence. Duray asked if anyone had gotten an opinion from the county about the driveway locations since there are plans for improvements to the Rice Street and I-694 area. Mr. Johnson stated he had received a preliminary drawing from the county that showed a round -a -bout at the Rice Street and Country Drive intersection, and that they have stayed out of the right-of- way that would be needed for that design. He noted there is a small parcel on the north side of Taco John's that is owned by someone else, and they are not using that land. Schletty-Flores asked about the location of the driveways, and if they are ok in relation to the other surrounding restaurants. The City Planner replied the new access points are in better locations than they are now, so it should not cause additional traffic problems. Duray asked if the county has given the city or developer any information of future construction plans for this intersection. Mr. Johnson he has not received any additional information. Davison stated that MNDOT will be adding a third lane to I-694 this year from Rice Street to I -35W, and that next year if the Rice Street interchange is reconstructed, the improvements could go as far south as the Country Drive intersection. Buesing asked if any traffic studies have been done in this area. He stated this redevelopment project is a big improvement to the area, but he does not want to make existing traffic problems worse. The City Planner explained the overall design of an access is more important that the actual traffic count. Duray stated this would be an improvement to the area, and there are just a few issues that he thinks can be worked out. Buesing recommended approval of the Planned Unit Development application, subject to the conditions recommended by the City Engineer and City Planner as outlined in his February 3, 2016 report. -3- MINUTES PLANNING COMMISSION FEBRUARY 11, 2016 Motion seconded by Heikke. Motion carried 5 — 0. OTHER The City Planner noted that the Planning Commission will likely begin BUSINESS working on the 2018 Comprehensive Plan by the end of this year. ADJOURN There being no further business, Duray adjourned the meeting at 8:13 p.m. Respectfully submitted, Q Heidi Heller City Clerk