HomeMy WebLinkAboutPlanning Commission Minutes 07-17-2019Approved Minutes 1 of 11 Meeting of July 17, 2019
Approved Minutes
Planning Commission Meeting
July 17, 2019
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan Saba,
and Julie Witt
MEMBERS ABSENT: Commissioners David Witte, Justin Markell and Jaspreet (Jesse) Narr
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Kip Berglund, Senior
Planner Lori Sommers, and Senior Engineering Technician Trevor Quast
OTHERS PRESENT:
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Oakley, seconded by Commissioner Saba to approve the July 17,
2019 Planning Commission Agenda. Vote. 4Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE JUNE 19, 2019 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Oakley, seconded by Commissioner Saba, to approve the consent
agenda. Vote. 4 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. MICHAEL AND MELANIE PEMRICK (2019047)
Chair Anderson introduced the request by Michael and Melanie Pemrick for a conditional use
permit for a home addition to exceed the maximum allowable attached garage size and setback
variance from the railroad right-of-way for property located at 12115 53rd Avenue.
Senior Planner Berglund gave an overview of the staff report.
Commissioner Oakley asked if the variance request was reviewed with the fire marshal.
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Senior Planner Berglund confirmed that the city process includes a review by the fire inspector
and noted that no additional comments were received.
Commissioner Oakley noted that the city recommended a 50-foot setback from the rail right-of-
way and asked if that is a recommendation from the railroad or whether the railroad has an
op1mon.
Senior Planner Berglund confirmed that to be a city standard.
Planning Manager Thomson replied that the railroad would prefer to have nothing near the
tracks.
Chair Anderson stated that the existing deck is closer than 50 feet and asked if that required a
variance.
Senior Planner Berglund explained that the 50-foot setback is for the principal structure and
noted that a deck would be considered an accessory structure and would not need to meet that
same setback.
Chair Anderson introduced Michael Pemrick, the applicant, who stated he had nothing further to
add.
Chair Anderson opened the public hearing and closed the public hearing as there was no one
present requesting to speak on this item.
Commissioner Witt asked if there is an issue with the impervious surface, given the two
driveways.
Senior Planner Berglund reviewed the impervious surface hardcover calculations, noting that the
application would be under the permitted maximum.
MOTION by Commissioner Oakley, seconded by Commissioner Witt, to approve the request by
Michael and Melanie Pemrick for a conditional use permit for a home addition to exceed the
maximum allowable attached garage size and setback variance from the railroad right-of-way for
property located at 12115 53rd Avenue. Vote. 4 Ayes. MOTION approved.
7. NEW BUSINESS
A. WOLD ARCHITECTS AND ENGINEERS (2019049)
Chair Anderson stated that the request by Wold Architects and Engineers for a site plan
amendment for parking upgrades at Sunset Hill Elementary School located at 13005 Sunset Trail
has been removed from the agenda as Wayzata School District is working on revisions to the site
plan.
Planning Manager Thomson indicated that the request will come before the commission in
September.
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B. CITY OF PLYMOUTH-PARK AND RECREATION DEPARTMENT (2019054)
Chair Anderson introduced the request by the City of Plymouth - Park and Recreation
Department for a site plan for parking lots for the Northwest Greenway Trail Head located at
Peony Lane and 54th Avenue.
Senior Planner Sommers gave an overview of the staff report.
Commissioner Oakley stated that the parking lots appear to be good-sized and asked how the
number of parking spaces was determined.
Senior Planner Sommers stated that the park department and its engineer reviewed the needs for
that area and for the shelter.
Commissioner Oakley stated that it is his understanding that the setbacks have been increased
and asked if modification of the plan is needed.
Senior Planner Sommers explained that the wetland buffers are currently 25 feet, but will be
modified to 50 feet.
Chair Anderson asked how much of the trail is constructed at this time.
Senior Planner Sommers replied that the boardwalk has been completed and identified an interior
portion that remains to be constructed.
Chair Anderson noted that the city has then already invested funds into the boardwalks and trail
system.
Chair Anderson introduced Diane Evans, Director of Park and Recreation, who indicated she had
no additional comments.
Chair Anderson introduced Nadir Khan, 5575 Garland Lane, who stated that he is concerned that
there is already a park on the opposite side of Peony Lane that connects to the trail and therefore
it seems redundant. He stated that these parking lots seem very large and would unnecessarily
take up space. He stated he was concerned with disruption to the wetlands and future disruption
that may occur with continued development. He stated that Peony Lane is a busy roadway and
increased park traffic would add additional disruption. He noted that he has heard that the
parking lot could be used as overflow for high school parking and would be concerned if the lots
are used for school purposes. He stated that his home was built three years ago and one of the
highlights was the natural habitat and open area behind the home. He asked that builders be
required to disclose city projects in the future so that buyers can be aware.
Chair Anderson introduced Craig Foss, 5125 Merrimac Lane, who stated that he is also
concerned with the project. He stated that he is not only a homeowner, but also the president of
the Elm Creek Highlands homeowners association. He noted that the association would like
more time to work through the issues of the neighborhood with the park commission and was
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disappointed that this was moving forward at such a late stage. He explained that he moved in
with the expectation that the greenway would remain green and natural, but they have already
seen development that exceeds their expectation. He stated that the boardwalk is beautiful, but is
a large structure that takes up that greenspace. He noted that the shelter and parking lots would
take up additional greenspace. He expressed concern with safety on Peony Lane from the mix of
pedestrian traffic and vehicle traffic.
Chair Anderson introduced Susanne Varecka, 5036 Merrimac Lane, who stated that they love the
boardwalk, but it has had a huge impact on the wildlife in that area. She asked the commission
to advise against doubling the wetland buffer, as she believed continuing to expand would be a
slippery slope. She noted that the residents all have buffer zones in their yards and if the city
buffer is increased, she would want the residential buffers increased as well. She referenced the
proposed parking stalls and noted that she would like to see a needs assessment on whether a
park is even needed in that location. She encouraged the city to improve the existing parks rather
than create new ones. She also requested a noise assessment and environmental impact
assessment. She stated that she is deeply routed in the community as a resident and business
owner and has never heard anyone say that the city needs more parking or shelters. She stated
that residents have more concern over the conditions and protection of wetlands. She said she
was disappointed that this request would approve construction of a parking lot before the shelter
is even constructed. She said she believed that people could use the existing boardwalks by bike
or foot rather than vehicles. She commented that parking lots invite others from outside of the
community rather than the residents. She asked that the $9,000,000 set aside for this project
instead be used to improve existing parks.
Chair Anderson introduced Gay Varecka, 12210 54th Avenue, who stated she has a passion for
conservation. She stated she has had many opportunities to be a part of and enjoy the wetlands
in that area and has been grateful to the city for their wisdom to protect and preserve this area.
She stated she was stunned to hear about the rezoning and the size of the parking lot and shelter.
She stated she is very disappointed in the city as the benefits of wetlands are irrefutable. She
asked the city not to move forward with this regressive proposal.
Chair Anderson introduced Hugh Van-Cao, 5215 Kimberly Lane, who stated that he would not
have supported the boardwalks, if given the chance, as he does not believe building something
through the wetlands increases or promotes the wetlands. He said he believes that the trails
around the edges of the wetland are a better fit. He said he did not understand the need for picnic
areas, parking, bathrooms or playground equipment. He stated that the wetlands are not a venue
for that type of activity and instead the wetlands should simply have trails that take advantage of
the view without leaving an impact. He said he hoped there would not be lighting added to the
area. He stated that wetlands manage water:flow and drainage, provide wetland habitat and quiet
enjoyment. He stated there is a dog park on the north end and believed that area could be
enhanced rather than constructing this area. He stated if things proceed, he would ask that the
earlier requested assessments be conducted. He asked that all trees remain in place and
protection of the wetlands be a focus.
Chair Anderson introduced Gladwin Akathoot, 5145 Kimberly Lane, who stated that he is
concerned with the plan and the impacts there would be on the environment and the wildlife. He
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noted that this is within walking distance to the high school and he would be concerned that this
would be used for high school parking.
Chair Anderson introduced Monika Vadali, 5235 Jewel Lane, who stated that adjacent to her
home is a trail that adjoins the greenway. She stated that this area is within the floodplain and is
a wetland. She stated there are drainage issues when there are large rain events and was
concerned that there would be additional issues if additional hardcover is added. She said she
understood that the development she lived in was previously forest and was rezoned as
residential property, noting that the area was clear cut with only two trees in each yard. She
stated that two trees per yard is not enough to help with erosion and drainage and again noted
that additional hardcover would increase erosion problems. She stated that the wetland is a great
amenity for the community and when they purchased their property, they were assured that the
area would remain natural. She said she was shocked when she learned of these plans and
believed that builders should have to disclose these plans to potential homeowners.
Chair Anderson introduced Amber Benesh, 5655 Garland Lane, who stated that she is concerned
that many of the builders had provided reassurance that this was wetland-protected land. She
stated that her neighborhood did not receive notice of this until the previous day. She stated that
the builders have documentation that can be provided to the city showing that they were told this
land was protected. She said she believed it would be helpful to have clarity on what can or
cannot be built on, not just for this neighborhood, but for everyone in the city. She asked for full
transparency in all phases of the greenway as this appears to be a long-term plan. She stated she
does not think there should be any type of build on the wetland and asked to understand why this
is being done. She said she did not understand why a parking lot would be approved before the
open-air facility is approved and questioned the intentions of the project. She stated there is an
open-air amphitheater behind her home and. requested information on the required parking for
that element. She noted there are other areas that could provide shared parking rather than
constructing a concrete jungle in the middle of a wetland. She stated that the city should instead
spruce up existing parks and place those amenities in those locations rather than disrupting the
wetland. She stated that because the wetland space is so long, proper notification is not provided
to all properties that would be impacted and asked if the notification period could be expanded to
include all homes along the wetland corridor.
Chair Anderson introduced Karin Bertolini, 5024 Merrimac Lane, who stated she would
appreciate having notice of the meeting more than one week prior to the meeting. She stated that
they purchased their home with the knowledge of the wetland and the existing trail that abuts her
property. She stated that the trails around the wetland are heavily used by walkers and bikers and
they enjoy the wetland. She stated that the wildlife in the area has decreased as development
continues to increase in that area. She commented that the additional park elements and parking
lot would further decrease the wildlife activity and impact the wetland. She stated that the
property owners in that area completed research and purchased their homes with the knowledge
that the wetland would be protected. She said she believed that value would be lost with the
addition of the parking lot. She stated there are other parks in the community that have shelters
and concessions and it would not make sense to bring those elements to this wetland area. She
said she had hope that the comments of the neighbors will have an impact on the decision tonight
and asked the commission to deny the request.
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Chair Anderson introduced Madhu Goduguchinta, 5051 Merrimac Court, who stated there are
already parking spots available at the high school for those that want to make use of the
boardwalks and trails around the wetlands. He stated that the boardwalks were built to provide
access to the wetlands, but believed that the parking lots would defeat the purpose of the
wetlands. He said he was not comfortable with the number of parking stalls proposed and
believed that level of activity would negatively impact the wetlands and wildlife.
Chair Anderson introduced Daison Jose, 5125 Kimberly Lane, who stated that the notification
letter was received only one week ago and only mentioned parking and did not mention the
structure. He stated the letter was not sent to the other adjacent communities that use the
greenway and therefore those people cannot be here in representation. He stated this appears to
be the city's attempt to make a business utilizing the greenway. He noted he would like to see a
plan to protect the greenway from trash and other negative impacts. He stated that the water
stream and wildlife in the area have been negatively impacted. He stated he is concerned with
public safety as the police have said these types of parking lots increase criminal activities. He
asked the commission to deny the request.
Chair Anderson introduced Brett Robertson, 5010 Kimberly Lane, who stated that it appears the
parking lots are being overbuilt based on the requirements and asked what the requirements are
for parking. He asked the status and next steps for the project, as he is coming into the process
late.
Chair Anderson introduced Andrea Villanueva, 5124 Merrimac Lane, who stated she would like
to know the necessity of the pavilions that are proposed to be built. She noted there is a pavilion
in Hamel that is typically open for use. She advised that there are many parks within biking
distance as well and was unsure why another park or pavilion would be needed. She asked why
two parking lots would be needed and why so many parking spaces are requested. She stated it
would be helpful to have additional time to review the information and for neighbors to express
their concerns.
Chair Anderson introduced Ana Figueroa, 5052 Merrimac Court, who stated she has seen
multiple projects come through the city including greenspace removed and wildlife impacted.
She stated when they first moved into their home there was a lot of wildlife in their
neighborhood, but that activity has decreased. She stated her family is passionate about the
preservation of wildlife. She noted she is a runner and has been able to enjoy the trail behind her
home safely. She said she was concerned that the parking lot would bring people to the
community that may not be safe and could increase criminal activity. She stated this is a
community and they are doing the best they can to create a positive impact on this world. She
said she believed that the neighbors tonight have made valid points.
Chair Anderson introduced Justin Ulrich, 5365 Garland Lane, who stated that his family moved
here from Colorado one month ago and chose to live in Plymouth because of the community and
secluded neighborhood. He stated it was important for his family to find a place they feel safe
and that is his main concern. He said he believed that large parking lots would invite people
from outside of the community to access the same trails his family uses. He stated they also
chose the area because of the exposed wildlife and connection to nature the wetlands provide.
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He stated it would be a red flag to have land that they were told was protected wetland infringed
upon.
Chair Anderson introduced Alicia Viera, 5096 Merrimac Lane, who stated that they moved to
Plymouth seven years ago and love that the trails provide connections for walking. She stated
that development has changed the environment a great deal over that time. She stated that her
son is 12 and she finally feels comfortable allowing him to bike the trails with friends, but noted
that the parking lot would remove that sense of safety. She said she believed the high schoolers
would also park in the lot, which would increase pedestrian and vehicle accidents. She said she
hoped there would be a stoplight added if this does move forward. She stated that the flow of
water has changed, and a tremendous amount of water now flows through and has caused
problems with erosion.
Chair Anderson introduced Jo Wang, 5100 Merrimac Lane, who stated this community has been
great and has been safe. She stated that the parking lot would attract people that are not local to
the area. She said she believed that it would be a waste of money to build a parking lot and
noted that people could utilize a pavilion and concessions in another area. She stated if the
projects moves on, this would face her backyard garden and would impact her quality of life and
the value of her home.
Senior Planner Sommers explained the parking calculations that were used to determine the
parking requirements, which equates to one parking space per capacity of the pavilion.
Planning Manager Thomson noted that the specific use is not spelled out in code and therefore
staff looked at other similar uses to determine the appropriate number of stalls.
Amber Benesh stated that in reading the documents provided in the packet, the parking
requirement specifies 38 spaces for this use and that this request exceeds that requirement.
Planning Manager Thomson explained that the parking was determined based on the proposed
use of the pavilion.
Chair Anderson asked and received confirmation that the proposed parking lot area is upland and
therefore there would be no impact or infringement on the wetland.
Planning Manager Thomson noted that the only infringement would be the trail crossing the
wetland and that would be accounted for.
Senior Planner Sommers specified that crossing will be a box culvert.
Planning Manager Thomson stated that she was a part of development of the wetland standards
25 years ago. She explained that the wetland buffers are being increased in order to help protect
the wetland, and they will be kept natural.
Chair Anderson noted that a bigger buffer is a benefit for the wetland.
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Commissioner Oakley asked if there is potential to change the wetland buffer that is applied on
single-family homes that have already been constructed.
Planning Manager Thomson replied that could not be done.
Diane Evans, Director of Park and Recreation, stated that the Northwest Greenway Plan was
initiated by the City Council in 2000. She stated that there was always a plan for some type of
shelter, noting that the parking and shelter provide uses for the entire community. She stated that
the shelters in the community are in high demand, and they are overburdened with requests. She
stated this is an appropriate size shelter and parking lot for a 350-acre property. She stated this
would be phase one of two phases, noting that parking lot lighting would later be added that
would meet the dark sky requirements.
Planning Manager Thomson explained that the city has been in the forefront in terms of dark sky
lighting and provided additional details.
Chair Anderson stated that $9,000,000 had been mentioned earlier tonight and asked if that
money is specifically for the greenway or whether those referendum funds could be used for
other purposes.
Director Evans replied that those funds have been expended and were used to purchase greenway
property.
Chair Anderson referenced the proposed shelter locations and asked if those were a part of the
originally approved greenway plan and comprehensive plan.
Director Evans confirmed that the greenway master plan always planned for three trailheads.
Chair Anderson stated that when a developer says a wetland is going to be preserved that is a true
statement and is what the community is doing.
Director Evans replied that this site contain 350 acres of trees and wetlands with minimal
impacts. She stated that the trails are there for the entire community to enjoy and the parking lot
provides the appropriate amount of parking for all residents to enjoy that city-owned property.
She stated that the high school is not a city property and has its own issues with parking.
Planning Manager Thomson stated that the 350 acres is for the enjoyment of the entire city, not
just the adjacent developments.
Director Evans provided additional information on the amphitheater and the parking that is made
available for the music event using buses and offsite parking. She stated they will work with the
police department and the park patrol to ensure that the park is safe, similar to the other city
parks. She noted that the lot will be signed and enforced, stating that no high school parking is
allowed. She stated that two parking lots are proposed because if there is rental of the shelter
that fills the main lot, the second lot would be used for other users of the park.
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Planning Manager Thomson stated that given the total amount of space, the hardcover of the
parking lots does not even come close to the allowed maximum.
Senior Engineering Technician Quast provided information on how drainage is designed for each
development that is created to slowly drain the water from the development to prevent sudden
flooding.
Chair Anderson noted that a comment had been made that park users should park at the high
school to use the trail. He explained that the parking lot closest to the trail is meant for buses and
when cars park in that lot it causes problems for the buses and that lot is not meant for regular
vehicle parking. He asked if the parking lot is needed to be constructed before the shelter is
approved. He recognized if the shelter is not approved, the parking lot would not be needed.
Director Evans explained that the project is split into two stages, noting that the earth work and
parking would occur prior to the architectural building.
Commissioner Oakley stated that he is an avid cycler and has taken his bike from his home along
the entire length of the greenway, noting it is a spectacular amenity for the community. He stated
that the parks staff and vision of city councils are responsible for that great amenity. He stated
that he enjoys living in Plymouth because of the appreciation of the community. He stated he
enjoyed hearing the comments tonight about the love of wetlands in the community. He stated
that Plymouth is doing a great job at preserving wetlands and has a more stringent ordinance than
most communities in the state. He noted that there is a balance in preserving nature and
providing a place to live. He stated the plan to preserve nature has been in place for almost 20
years, which occurred prior to the adjacent developments being constructed. He stated his home
was built prior to the wetland preservation ordinances, and he is still able to see wildlife in his
yard. He recognized that wildlife is disrupted during construction, but it will come back. He
stated that it appears there are too many parking spaces proposed for the pavilion and trail use
and would be interested in more details. He stated the greenway is an important amenity and
will continue to be a quality amenity that will continue to support the reasons the residents in that
area purchased their homes.
Commissioner Witt agreed that often when talking about new developments or wetland impacts
there are not people in attendance and therefore thanked those who attended tonight. She said
she recognized the passion of the residents present and noted that those residents came to
Plymouth because of the amenities within the community. She stated that residents from one
area may use the playfield in another area and those residents may use the trails around the
wetlands. She stated this is a community and not just the neighborhood that people live in. She
said she believed that the park department has worked hard, and she is excited that the wetlands
will be protected. She said she did agree that perhaps the parking and shelter are not needed at
this time, but will defer to the experts.
Commissioner Saba stated that Director Evans did a great job bringing the group back to 2000
when the original plan for the greenway was development and explaining how it has evolved
over time to remove the potential horse stable. He agreed that the size of the parking lot could
use additional study. He noted that this vision was established in 2000 and is going in the
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intended direction. He noted that within his development wetlands were filled to allow
construction of the homes and wildlife still returned to the area.
Chair Anderson stated that this is a plan that was approved in 2000 and reiterated in the
comprehensive plans that have been approved every ten years since that time. He noted that the
shelter and parking have been a part of the plan throughout. He stated that he is a walker and
feels uncomfortable parking his car in a neighborhood for a few hours while he walks the trails
and would like a parking lot to access the trails. He noted that the lot does not have to
accommodate 150 vehicles, but he would support a parking lot. He stated he would support the
38-stall parking lot but wo-qld not support building the larger parking lot without an approved
shelter.
MOTION by Commissioner Oakley, seconded by Commissioner Witt, to approve the request by
the City of Plymouth - Park and Recreation Department for a site plan for parking lots for the
Northwest Greenway Trail Head located at Peony Lane and 54th Avenue with the addition of new
condition 6 to eliminate the north parking lot from the site plan. Vote. 4 Ayes. MOTION
approved.
Chair Anderson noted that this item will move forward to the City Council on August 13th.
Several residents stated a preference for this item to go to the City Council in September rather
than the first council meeting in August.
Chair Anderson introduced Shreenivasa Rengarajan, 5075 Kimberley Lane, who asked if the
recommended motion should include direction to reassess whether the 38-stall parking lot should
be located on the north or south part of the property.
Planning Manager Thomson stated that the notion of choosing the south parking lot was to delay
action on the north parking until there is action on the pavilion.
Chair Anderson stated that the full motion for both parking lots will move forward to the City
Council. He explained that the recommendation of the planning-commission will move forward,
but the council does not need to accept that recommendation.
Planning Manager Thomson noted that the meeting agendas will be posted on the city website
for residents to determine the date the item will move forward.
Chair Anderson introduced Paula Bash who asked where the comprehensive plan can be found
that includes these phases and the future phases.
Planning Manager Thomson stated that the most up to date version of the 2040 comprehensive
plan can be found on the city's website.
Chair Anderson introduced Hugh Van-Cao, 5215 Kimberly Lane, who asked if the homeowners
association could be notified of the next meeting.
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Planning Manager Thomson noted that the city does not have information for the different
homeowners associations within the city. She confirmed that someone from the homeowners
association could contact city staff.
Chair Anderson introduced a resident who asked if details could be obtained on the demand for
park facilities and requests for shelter rentals that were denied.
Director Evans stated that denied shelter rentals are not tracked.
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 9:06 P.M.