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HomeMy WebLinkAboutPlanning Commission Minutes 09-18-20191 of 7 Approved Minutes Meeting of September 18, 2019 Approved Minutes Planning Commission Meeting September 18, 2019 4A Chair Anderson called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in the Council Chambers of City Hall, 3400 Plymouth Boulevard, on September 18, 2019. COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan Saba, Julie Witt, and David Witte. COMMISSIONERS ABSENT: Commissioners Justin Markell and Jaspreet (Jesse) Narr. STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill and Assistant City Engineer Mike Payne. OTHERS PRESENT: Chair Anderson led the Pledge of Allegiance. Plymouth Forum Approval of Agenda Motion was made by Commissioner Witte, and seconded by Commissioner Oakley to approve the agenda. With all members voting in favor, the motion carried. Consent Agenda Motion was made by Commissioner Witte, and seconded by Commissioner Witt, to adopt the Consent Agenda that included the following items: (4.01) Planning Commission minutes from meeting held on September 4, 2019. With all members voting in favor, the motion carried. Public Hearings New Business 2 of 7 Approved Minutes Meeting of September 18, 2019 (6.02) Public meeting on pre-application sketch review for villa style, single-family detached townhomes on property located at 3735 and 3855 County Road 101 (2019059) Commissioner Saba recused himself. Senior Planner Drill provided a summary of the project. Commissioner Oakley asked if the county has stated that a full access to County Road 101 would not be allowed. Senior Planner Drill confirmed that a full access would not be allowed because of the location of a median and the proximity to another intersection. He noted that the county found a right­ in/right­out option to be acceptable. Commissioner Oakley asked ifthere would be a benefit to having a right­in/right­out connection at County Road 101 and 39th Avenue. Senior Planner Drill stated that staff reviewed the different scenarios and that option was not found to be a preferred option in terms of safety and mobility. Commissioner Oakley asked for information on the estimated split in the traffic counts related to the different right­in/right­out options. Assistant City Engineer Payne replied that the report did not go into detail on the distribution between the different access points. Commissioner Witte referenced the preliminary and final plats approved in 2005 and 2007, and asked if those were approved as PUDs. Senior Planner Drill replied that those plats were approved under the straight RMF zoning of the site. Chair Anderson asked why the right­in/right­out only would be suggested for Medina Road. Senior Planner Drill identified the nearby signalized intersection and explained that there is not enough room for stacking and clear visibility. Chair Anderson referenced the cul­de­sac on 39th Avenue and noted that it appears land would be needed between the north property line and cul­de­sac circle to make a connection. He asked if that land is right­of­way cu rrently owned by the City. Senior Planner Drill confirmed that it is existing right­of­way. Ben Wikstrom, representing the applicant, stated that the sketch plan proposed an access connecting to 39111 Avenue and a full access at Medina Road, which has been determined to not be an option. He stated therefore that the connection to 39111 Avenue would be valuable. He explained that they plan to have a continuous berm along the backyards of the properties along 3 of 7 Approved Minutes Meeting of September 18, 2019 County Road 101 and said he did not want to break that up with an access going out to that roadway. He stated that they would be seeking a lot width of 50 feet compared to the standard 55­foot width. He stated there is a demand in the market for a detached villa product, and he said he would prefer to have a six­foot setback on each side of the homes, which would equate to 12 feet of separation between the homes. He stated that he would be open to straight zoning with variances or rezoning to a PUD. Mr. Wikstrom indicated that Shawn Drill had pictures of what the proposed villa homes would look like. Chair Anderson asked the width of the landscape berm. Mr. Wikstrom estimated about 65 to 72 feet. Chair Anderson asked if there was anyone in the audience requesting to speak on this item. Chair Anderson introduced Wayne Larson, 16715 49th Place, who stated that he is present to speak about the sale ofHollydale Golf Course. (Note: Chair Anderson was not able to see Mr. Larson's raised hand to speak at the Forum.) He stated he was one of the first people to purchase a home in the Courts ofNanterre and paid a surcharge to be located along the golf course property along with greenspace between his home and the neighboring home. He stated that he has learned that the greenspace next to his home would now become a road and believes that would be disastrous. He noted that traffic in his area is already bad and additional homes would only make the issue worse. He asked that the City put real thought into the Comstock Lane extension as he does not believe that it makes sense. Chair Anderson stated that an application has not been received and there has been no discussion on what could occur on that property. He noted that Mr. Larson's comments will be added to the comments received at the last meeting regarding the Hollydale property. Senior Planner Drill displayed photographs of the villa­style product provided by the applicant and proposed for the site. Chair Anderson introduced Anne Fischer, 18145 39th Avenue, who stated she is eager for the developer to have a successful project. She referenced the comments that this plan would protect the privacy and quiet of the residents in the new development and did not believe that this plan would do the same for the existing residents. She noted that she has noticed so much noise in her quiet neighborhood from the developments that have been constructed to the west and that a development of this size would add significantly to that noise. She stated she was unsure if the quality of the road could support this increased traffic and asked who would be responsible for the upgrades if needed. She stated that parking is not available on­street in her development, with the exception of Sundays, because otherwise people would not receive mail, given the location of mailboxes along the street. She stated she is concerned with safety as neighborhood residents are very mature. She commented there is little space in her development for snow storage, which causes problems with visibility for residents leaving their driveways. She commented that the increase in traffic from this development would be a disaster waiting to happen. She stated that the previous day it took her five minutes to turn left onto Medina Road from her development because of the traffic. 4 of 7 Approved Minutes Meeting of September 18, 2019 Chair Anderson introduced Steve Carnes, 18225 39th Avenue, who stated that this is the fifth proposal for this property since 2005 and the second one reviewed in 2019. He stated that the residents of Walnut Grove Pond have varied in their level of support for the different development proposals, but the comments of the association have been prioritized and will be presented via three speakers, along with any other residents from the development that have chosen to speak on their own. He stated that the association likes the development of villa­style homes in a low­density layout, but has concerns related to traffic access and stormwater management. He stated the staff report also identifies those two concerns. He stated there is existing stormwater runoff from this site that causes drainage problems for adjacent properties and displayed pictures and graphics identifying the problem areas and the proposed treatment. He noted that the proposed stormwater features would not manage all the existing stormwater problem areas and provided an additional suggestion for an enlarged retention pond. He said he believed that the enlarged retention pond should also include a drainage system. He asked that the commission consider the suggestions from the staff report and his suggestions related to stormwater management. Chair Anderson introduced Jan Wyder­Barck, 18175 39th Avenue, who stated that her comments will focus on the thoughts of the Walnut Grove Pond Association related to traffic flow. She stated if the connection to 39th Avenue is allowed, it would introduce an issue with traffic to the neighborhood as well. She stated that currently 39th Avenue is a cul­de­sac that is quiet and peaceful with a lack of traffic. She stated there would be a cumulative effect in connecting the road to the new development as the current traffic count estimates about 210 trips per day, while the connection would increase that by 162 percent to 550 daily trips. She stated that the additional traffic would increase the noise levels on the now quiet street. She asked if the construction equipment would also use that quiet neighborhood street for access. She stated that the neighborhood is not against the villa homes or development of the parcel, but is against the connection to 39th Avenue. She stated there is such an explosion of development to the west and that traffic all comes down Medina Road, onto County Road 101, to access Highway 55. She stated that residents from her neighborhood wait multiple minutes when attempting to leave the development and turn left onto Medina Road. She stated that additional traffic would cause additional stacking on 39th Avenue at Medina Road. Chair Anderson introduced Barry Altman, 18120 39th Avenue, who stated that his comments will also be in representation of the members of the Walnut Grove Pond Association related to comments from the applicant's consultant who stated that the property owner has spoken with adjacent residential developments that view the project favorably. He stated that those notes are in response to a proposal from United Properties, not the current proposal, and do not reflect the thoughts of the residents related to the proposal for 34 villas. He stated that the proposal suggests that primary access be provided through 39th Avenue. He tated it has been well documented that there is a significant water runoff from the subject property into Walnut Grove Pond and provided photographs of the water runoff and flooding problems. He stated that rather . than expanding the water containment area, the proposal would create a through street connecting to the cul­de­sac, which would not assist in solving the water and drainage problems and would create additional unnecessary and undesired traffic. He stated that this connection would turn the otherwise calm road into a very busy street. He stated that the association members are concerned that their property values would decrease as the homes would be on a busy street rather than a quiet neighborhood road. He asked that the row of mature trees between 5 of 7 Approved Minutes Meeting of September 18, 2019 the subject property and his development remain to provide some level of screening. He stated that the association would look favorably at the proposed development of villa­style homes, but only if the water management issue is addressed and the development is not connected through the 39th Avenue cul­de­sac. Chair Anderson reminded the residents that this is simply a sketch plan review to provide input, and the commission will not be approving or denying anything at the meeting tonight. Chair Anderson introduced Pam Barton, 18170 39th Avenue, who stated that she has always lived on a cul­de­sac and noted that properties located on cul­de­sacs often hold a higher value because of the decreased traffic levels and speeds. She stated that there is only one entry/exit to her development, which provides a sense of security for those residents, as people are aware of the normal traffic and notice unusual vehicles in the area. Chair Anderson introduced Katie Cochran, 18050 Medina Road, who stated that this plan seems much more in line with the look and feel of the surrounding neighborhood, compared to past requests. She stated that they support the low density as well as a neighboring property. She asked that the applicant continue to stay with the right­in only from Medina Road, as the driveway for her property is right next to that location, and she would be concerned with safety. She stated she is not concerned with the internal setbacks between the homes but would ask that the exterior setbacks and buffering be maintained. She echoed the previous comments related to stormwater management. Assistant City Engineer Payne stated that staff finds that the existing roadway would be sufficient to handle the proposed traffic and therefore no additional upgrades would be proposed for 39th Avenue or Troy Lane. He confirmed that turn lanes would be the responsibility of the developer. Planning Manager Thomson commented that the water issue on the cul­de­sac has been a known issue and would need to be resolved moving forward. Senior Planner Drill noted that access and drainage are two key issues the City will have with any development of this site. Assistant City Engineer Payne confirmed that Engineering staff would ensure that any proposal would meet the City standard for containing runoff. He confirmed that there would need to be rate control on the subject site. Chair Anderson asked if the City would have the ability to require the developer to decrease the current runoff rate. Assistant City Engineer Payne stated that the developer would need to be consistent with the City's guidance, showing that the improvements would not make the situation worse. He stated the construction traffic entrance would depend on the plans submitted by the developer, but noted that construction traffic on a local roadway is not uncommon and occurs in many developments. 6 of 7 Approved Minutes Meeting of September 18, 2019 Planning Manager Thomson commented that she is unaware of any situation in the city where new development has caused a decrease in adjacent property values. Mr. Wikstrom stated that this is in the concept stage and therefore more detailed engineering will be needed to determine pond sizing. He noted that he would want to maintain the existing trees in the area along the property line, if possible, but noted that would depend upon the grading necessary. He stated that through development, the drainage flowing onto adjacent properties will be improved. He stated he would envision this development to mostly be composed of empty nesters and would be marketed as such. He stated that the estimated number of daily trips would not all go out through the adjacent neighborhood and noted that number includes outgoing and incoming traffic. He stated that the traffic study average of 30 trips per hour would equate to one vehicle every two minutes, which would not typically be considered busy. He acknowledged the concern, noting that it is typical to any development. He noted that not all of the daily trips would choose to use the 39th Avenue access. He stated that if'permitted by the county, they would use County Road 101 for construction access to the extent possible, but could also use Medina Road. Commissioner Oakley stated that the issue of stormwater arose, and it seems clear that the developer would not be required to solve the problems of the adjacent neighborhood. He asked what the developer would be willing to do. Mr. Wikstrom commented that development of the site itself would help to contain the runoff that is currently running into the adjacent neighborhood. He stated that if grading could assist further in directing water away from those neighboring properties, he would be willing to do that as well, to the extent possible. He stated that the contours, grading, berm, and swales would all work to direct the water on­site to the pond. Chair Anderson thanked the residents that spoke tonight and for organizing comments rather than having everyone from the association echo the same thoughts. He asked for input from the commission relating to guiding and density, setbacks, traffic, and drainage. Commissioner Oakley stated that clearly the adjacent neighborhood has a major problem with stormwater and the only way that will improve is through the development of the subject property. He stated that a stormwater pond on the subject property would be a great opportunity to assist in solving that problem. He stated there is not a requirement for the developer to exceed the City requirements related to runoff. He noted that the developer is asking for smaller setbacks and lot widths, and in return there would need to be an additional benefit provided by the developer. He stated that the biggest issue without a clear resolution is the issue of access. He commented that right­in/right­out can work for a residential neighborhood as long as there is more than one access. He agreed that homes on a cul­de­sac do hold a higher value than homes on a through street and hopes there could be a better solution than connecting into the 39th Avenue cul­de­sac. He stated he would be skeptical that a right­in only at Medina Road would work, even if there was a connection to 39th Avenue. He commented that he likes the idea for the zoning and believes that these homes would be appropriate for the property. Commissioner Witte thanked the residents that attended and spoke tonight. He stated that he shares the concerns of the residents. He noted that the villa­style proposal seems to be a good 7 of 7 Approved Minutes Meeting of September 18, 2019 proposal with reasonable density. He stated that the format would seem to fit better in a PUD proposal. He said he recognized that the neighbors have shared real concerns, specifically with access. He noted he also does not support connecting to the cul­de­sac on 39111 Avenue. Commissioner Witt stated that she likes the style and size of the homes and lots. She stated that she does struggle with the issue of access. She noted that when people purchase homes near an open area, there is a risk that property may be developed in the future. She stated that she lives on a cul­de­sac and enjoys it. She noted that the way the land is set, there are not a lot of options for access. She stated that while the developer can explore other options, 39111 Avenue would have to remain an option. Chair Anderson stated that he likes the plan with 34 units and believed that fits well with the guiding and zoning. He stated he could support the proposed setback between the homes, but agreed there would need to be tradeoffs in return. He stated that access is an issue and commented that the City never promised that 39111 Avenue would remain as a cul­de­sac, noting that the City holds right­of­way that attaches to the subject property. He stated he would lean toward the right­in/right­out accesses on both County Road 101 and Medina Road. He noted that stormwater design is extremely preliminary at this point. He stated his concern is that the existing runoff rate cannot be exceeded as he would not want to see that rate remain the same and would want to see it improved. He noted that perhaps the tradeoff for the reduced setbacks could be increased stormwater management. Chair Anderson noted that the purpose of the review tonight was to provide feedback to the developer and thanked the residents that provided input as well. Planning Manager Thomson noted that this sketch is planned to move to the City Council for discussion at the October 8111 meeting. Adjournment Chair Anderson adjourned the meeting at 8:44 p.m.