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HomeMy WebLinkAbout2025/08/20 - ADMIN - Minutes - Planning Commission - RegularOfficial Minutes Planning commission August 20, 2025 6:00 p.m. Planning commission Members present: Jim Beneke, Mia Divecha (arrived 6:03 p.m.), Matt Eckholm, Sylvie Hyman, Sarah Strain, Tom Weber, John Flanagan Members absent: none Staff present: Katelyn Champoux, Laura Chamberlain, Gary Morrison Guests: J Lindsay, applicant; Patrick Sarver from Civil Site Group 1. Call to order – roll call. 2. Approval of minutes – Feb. 5, 2025, March 19, 2025, April 16, 2025, May 7, 2025, June 18, 2025, and July 16, 2025. It was moved by Commissioner Beneke, seconded by Commissioner Weber, to approve the Feb. 5, 2025, March 19, 2025, April 16, 2025, May 7, 2025, June 18, 2025, and July 16, 2025 minutes as presented. The motion passed unanimously. 3. Hearings. 3a. Title: Knollwood Chipotle comprehensive plan amendment and conditional use permits Location: 8528 Highway 7, 8530 Highway 7 Applicant: Lindsay Knollwood 2, LLC Case No: 25‐03‐CP, 25‐04‐CUP Ms. Champoux presented the report. Ms. Champoux noted the applicant, Lindsay Knollwood 2, LLC applied for a comprehensive plan amendment and conditional use permit for the proposed development at 8528 Hwy. 7, along with a separate conditional use permit for the existing commercial development at 8530 H wy. 7. She stated the applicant proposes development of a Chipotle restaurant with a drive -through lane for pick up orders only on a vacant property formerly owned by MNDOT. Commissioner Weber noted the easement from MNDOT and asked if this was always developable. Ms. Champoux stated the property was previously used for an on-ramp to Highway 7 from Aquila Ave S and MNDOT retained a highway easement over the property after the ramp was removed making it undevelopable. Commissioner Hyman stated that access will be restricted at Hwy. 7 and Aquila Ave., and there was no mention in the report of bicycle or pedestrian access to the site. She asked how pedestrians and bikers will get to the site if not in a vehicle . Ms. Champoux stated there are existing sidewalks along 37th St. and Aquila Ave., along with a sidewalk that connects to the site, as well as pedestrian ways within the site. Docusign Envelope ID: 058E2A99-A545-4108-881E-1FC55784E398 Official minutes Planning commission Aug. 20, 2025 2 Chair Divecha asked about the entrance. Ms. Champoux stated it is in the northern corner of the building. Chair Divecha pointed out the closest parking and sidewalk to the building on the map. She asked if there was another entrance. Ms. Champoux stated she was not certain. Commissioner Strain asked if there were any concerns for the traffic flow with drive -throughs for both Chipotle and Jimmy John's. Ms. Champoux stated that staff looked at potential circulation issues on the site. She stated there is data from another Chipotle with a similar pick- up lane showing a maximum queue length of seven (7) cars. The site plan for the proposed project shows the drive-through lane can accommodate eight (8) cars without blocking drive aisles in the parking lot. Given this information, staff felt comfortable with the drive-through lane and felt it would not result in further backup into the parking area. Commissioner Flanagan stated his concern is around the traffic pinch point on the east side near the entrance to Jimmy John's. He stated it seems there will be a lot of traffic on the site: vehicle traffic to and from both drive throughs and pedestrian traffic to and from vehicles or to and from the sidewalk. He asked if staff have any concerns around this high volume of traffic through the entrance to the front of the building . Ms. Champoux stated the alternative routes through the site and the expansion of the drive aisle adjacent to the Jimmy John’s drive through should provide for a better flow through the site. She stated, however, that Commissioner Flanagan brings up a valid point and that with all the information and data provided, staff found the site circulation acceptable. Commissioner Beneke stated that it is already tough to turn left into that driveway. He asked if the applicant ever wanted to convert to a full drive-through; would another special permit be required. Ms. Champoux stated it will be a condition of approval that the pickup lane cannot convert to a full drive-through with in-vehicle sales. Commissioner Weber noted a building approved in the parking lot across the street from Costco a year ago that was also going to include a Chipotle . He asked if this was referred to earlier and if this will still be built. Ms. Champoux stated it has not been built yet, noting financing challenges with that site. Ms. Chamberlain added that the Park Place East site approvals are still valid for planning, and the city did receive building permits, but those applications have expired . Chair Divecha asked if the data was gathered from this other Chipotle site. Ms. Champoux stated it was developed by Chipotle themselves and was from a study done in Ohio. Chair Divecha asked if there are any doubts or concerns about this project meeting all the conditions to the fullest extent. Ms. Champoux stated that it does meet the requirements and noted the staff had no doubts about that. Chair Divecha opened the public hearing. Docusign Envelope ID: 058E2A99-A545-4108-881E-1FC55784E398 Official minutes Planning commission Aug. 20, 2025 3 Mr. Sarver, the developer, answered questions for the commission. Commissioner Hyman stated her biggest concern at Knollwood is the small space where the building is and where parked cars will be. She stated there is one spot along the walkway in front of the building where there is only 5 feet and 2 inches between the building and the curb, and added she is concerned about vehicles and trucks that may back into spots and take up an entire space on the sidewalk where pedestrians will be walking. She asked if there is an y thought to making that area bigger or having a barrier there, so cars do not impede pedestrians. Mr. Sarver stated that the 5 feet 2 inches is measured to the back of the curb, and where cars will be stopping and parking is at 8 feet, so it is a 6-foot offset from the face of the building to the face of the curb. He added that they pushed the entire building south a bit to accommodate the optimal parking solution. Commissioner Hyman stated that 5 feet is not sufficient for pedestrian space. She stated that two people walking there and holding items will be cramped in the space. She added that the disabled parking is on the east side and bike parking on the west side of the building, which shows no curb cut is concerning. Mr. Sarver stated there will be curb cuts at all sidewalk locations, but added they are not shown on the detailed graphic. Mr. Sarver pointed out where curb cuts and ramps will be on the diagram. He added that they can add another accessible ramp if needed. Commissioner Hyman stated her main concern is that people with bicycles do not have to push their bikes onto the curb to get to bike parking . Mr. Sarver stated he understood and asked if she had a suggestion as to where she would like additional access or an alternative location to the bike parking. Commissioner Hyman stated that the space between the building and the parking is too small for both bikes and pedestrians, and that is her concern. She stated that having additional bike parking would also be helpful. Mr. Sarver stated they are meeting the city’s requirement for bike parking. Commissioner Eckholm stated some of the nuances of the curb cuts are lost in the diagram, and he asked if some of the nuance of the pedestrian access is also lost, and if there will be some kind of painted or raised pathway for pedestrian access . He stated his main concern is the two- way driveway up to the Jimmy John’s drive-up, and noted he has tried to figure out how to cross safely here, but is not entirely clear on how to do so. Mr. Sarver stated one opportunity is the short walk connection from the Aquila sidewalk and added they could certainly add a painted sidewalk there, with an extension to the sidewalk also. Commissioner Eckholm stated that it would be helpful for both pedestrians and drivers to know where pedestrians will be walking. Mr. Sarver stated he agreed. Docusign Envelope ID: 058E2A99-A545-4108-881E-1FC55784E398 Official minutes Planning commission Aug. 20, 2025 4 Commissioner Flanagan noted the traffic pinch point and the traffic backup at the Jimmy John’s drive-through, along with pedestrians trying to find the entrance to Jimmy John's on the new walkway. Mr. Sarver stated the existing conditions are about 8 feet narrower, and there is about 36 feet of curb between the Jimmy John’s pick-up window and the parking spaces in front of Chipotle. He added that it is 24 feet wide drive aisle, which allows two-way traffic and minimizes the amount the pedestrian has to cross, especially with crosswalks added. He added that this expansion will help facilitate efficient movement, as well as a striped line to indicate the Jimmy John’s drive-through. Commissioner Flanagan stated he is not a traffic expert, but still feels this is a congested area of concern. Mr. Sarver addressed the exit from the parking lot to the northeast, and Commissioner Flanagan agreed with that option. Commissioner Weber asked if there was ever any consideration for a one-way loop to enter and exit the area. Mr. Sarver stated they did consider that, but thought it would have negative implications to users in the 8350 Building, noting counterclockwise feels like the natural progression. Chair Divecha asked where food deliveries come in. Mr. Sarver stated they come in the same way as customers. They will use the rear service door of Chipotle. Commissioner Strain asked if Chipotle model is moving away from in-house orders and drive- through orders toward mobile orders with pick up windows only. Mr. Sarver stated yes, that is correct. He added orders will be done via the app only, with parking available if there is a delay and the order is brought to the customer by an employee. Commissioner Strain asked about the trash enclosure and if all the buildings on that site will share the same enclosure. Mr. Sarver stated yes, they will all share the trash enclosure location. Commissioner Strain noted a space between the trash enclosure and asked if there is a tree in that area, noting she wants to be sure all trees are planted where they are supposed to be . Mr. Sarver stated that the tree she is referring to on the plan is from an earlier version and is not accurate, and that the plan has not yet been updated. Chair Divecha asked if there is a wait at the drive-through, and if the customer has to park, will staff walk the order out to the customer. Mr. Sarver stated that it is correct. Chair Divecha stated that there should be safety considerations for staff crossing the parking lot to deliver orders to cars. Mr. Sarver stated they worked at length with Chipotle on this and stated that they were comfortable with the proximity between the building and cars. He stated he will address that again with Chipotle. Mr. Lindsay stated they do know when there are backups and added that there have been no issues since COVID at the Jimmy John’s with backup. He stated that having a robust lane into the site will be helpful, and the parking spots will be bigger and more to code . He added that Docusign Envelope ID: 058E2A99-A545-4108-881E-1FC55784E398 Official minutes Planning commission Aug. 20, 2025 5 there is an adjustment that can be made related to curb cuts. He thanked the staff and commissioners for their work and feedback. Chair Divecha closed the public hearing. Commissioner Eckholm stated the comments and context given by Mr. Lindsay were helpful with the Jimmy John’s entrance concerns. He added he appreciated the openness to feedback and discussion with the applicant and developer this evening. Commissioner Weber added he appreciates all the discussion as well and noted the backup is from the order window. He noted that in the future, maybe Jimmy John’s will move to one vs. two windows. Commissioner Flanagan agreed and thanked all for the conversation. He added that the developers' openness to making some changes to the entrance and adding some traffic calming in the future will also be helpful. He noted he is comfortable with the plan. Chair Divecha thanked the applicants for their willingness to take feedback. She stated she does not have concerns because people can still enter both restaurants and make a choice . She noted that more car-centric businesses are not something she typically supports, but in this case, stated she will vote yes because this is congruent with city planning and code that exists today. She stated later this could be a discussion about allowing this, and added this is located at Knollwood Mall, which is vehicle-centric. Commissioner Strain agreed and noted that this area is very car-centric. She added that with the mobile app, there is no point of sales with less stalling and less idling, which are valid concerns from the public. She stated hopefully the amount of time spent in the drive-through is reduced because it can be timed vs. other fast-food entities. Commissioner Beneke added that in any other site in the city, he would not like this at all. He stated he does worry about the traffic in this area, though, and noted there was no discussion about street traffic, while turning left into the lot is a bit of a concern for him. Commissioner Hyman stated she is not comfortable with the plans as presented, and approving this will leave the door open for safety concerns . She noted a woman was killed in 2024 at Knollwood Mall, and she would like to see more safety implemented in the mall before moving forward with further investment in the area. She stated she would like to see the safety improvements displayed visually in a way that would prove they are going to happen before she approves of this plan. Commissioner Flanagan asked what the options are for adding more safety features to the plan . Ms. Champoux stated that the planning commission has the option of tabling the motion to a later planning commission meeting and having new site plans presented. It was moved by Commissioner Weber, seconded by Commissioner Eckholm, to approve the Knollwood Chipotle comprehensive plan amendment to change the future land use of a portion of 8528 Hwy. 7 from ROW to COM; and to approve a conditional use permit for in-vehicle service and the use of off-site and shared parking for 8528 Hwy. 7 with conditions and to Docusign Envelope ID: 058E2A99-A545-4108-881E-1FC55784E398 Official minutes Planning commission Aug. 20, 2025 6 recommend rescinding the special permit and approval of a conditional use permit for 8530 Hwy 7 to allow in-vehicle sales and service and more than one principal building on the site. The motion passed 6-1 (Commissioner Hyman opposed). 4. Other Business. 4a. Election of officers. Ms. Chamberlain explained that the Chair and Vice Chair will be voted on at tonight’s meeting and will serve from the October 2025 meeting through the May 2026 meeting. Commissioner Weber asked if the term has changed from the regular calendar year from January to December. Ms. Chamberlain stated this is in line with the new requirements of board and commission terms. She added that if commissioners have served in the past, they can also serve again. She also stated that staff will provide training as needed for officers. Commissioner Hyman stated she would be interested, but is going to be running for the city council election. Commissioner Flanagan stated he would be open to being chair. Commissioner Strain stated she would be comfortable as vice chair, but not chair, since she is new to the commission. Commissioner Flanagan and Commissioner Strain nominated themselves for Chair and Vice Chair, respectively. The commissioners approved of their nominations. Chair Divecha stated that being chair has been a pleasure and noted that much was accomplished this year, and the staff and the rest of the commission are very supportive and helpful. She asked if staff could do a training refresher on Robert’s Rules for t he entire commission. Ms. Chamberlain stated that yes, that can be scheduled. 5. Communications. Ms. Chamberlain stated the zoning survey will be completed this Sunday, August 24, and added that the Vision 4.0 survey is open until the end of September. Ms. Chamberlain also noted future scheduled meeting/event dates: September 3, 2025 – planning commission study session • September 17, 2025 – planning commission regular meeting • October 8, 2025 – planning commission study session* • October 15, 2025 – planning commission regular meeting *Meeting held on October 8, 2025, since Yom Kippur is October 1 and 2, 2025 6. Adjournment – 7:15 p.m. ______________________________________ ______________________________________ Sean Walther, liaison John Flanagan, chair member Docusign Envelope ID: 058E2A99-A545-4108-881E-1FC55784E398