HomeMy WebLinkAboutPlanning Commission Minutes 05-15-2019Approved Minutes 1 of 8 Meeting of May 15, 2019
Approved Minutes
Planning Commission Meeting
May 15, 2019
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan Saba,
David Witte, and Jaspreet (Jesse) Narr
MEMBERS ABSENT: Commissioners Julie Witt and Justin Markell
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill and Senior
Engineering Technician Trevor Quast
OTHERS PRESENT: Councilmember Ned Carroll
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Saba, seconded by Commissioner Narr to approve the May 15,
2019 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE MAY 1, 2019 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Oakley, seconded by Commissioner Witte, to approve the consent
agenda. Vote. 5 Ayes. MOTION approved.
6. PUBLIC HEARINGS
7. NEW BUSINESS
A. ROERS COMPANIES (2019024)
Chair Anderson introduced the request by Roers Companies for a pre-application sketch review
for a senior apartment building and villa homes on property located at 3735 and 3855 County
Road 101.
Senior Planner Drill gave an overview of the staff report.
Approved Minutes 2 of 8 Meeting of May 15, 2019
Commissioner Saba stated that he will be recusing himself from the discussion tonight as he has
a vested interest, noting that he recently purchased and moved into a home in Walnut Grove
Pond.
Commissioner Oakley referenced the three projects previously approved by the city for this site,
noting that the first two would not have required reguiding and asked if a reguiding was required
for the third request.
Senior Planner Drill replied that all three previous requests were allowed under the guiding and
therefore did not require a reguiding. He explained that the third request was for a care facility,
but the units did not have kitchens and therefore did not count as units.
Planning Manager Thomson added that request was similar to the Parks Place development to
the west of the subject property.
Commissioner Oakley referenced the density requirements for LA-2 versus LA-4. He asked
about the density requirements for the LA-3 guiding, which exists across County Road 101.
Senior Planner Drill replied that the density requirements for LA-3 are between six and 12 units
per acre.
Commissioner Witte asked if reguiding the property would be the equivalent of amending the
comprehensive plan.
Senior Planner Drill confirmed that to be true.
Commissioner Witte stated that a lot of time and effort has gone into the 2030 plan as well as the
proposed 2040 plan, and therefore he would not take amending the plan lightly. He stated that
people have made decisions based upon that plan and its allowed uses.
Senior Planner Drill explained that is why the reguiding process would require a public hearing,
in order to obtain input from the public.
Commissioner Witte stated that if the property were reguided, and the project were not to move
forward, the reguiding would remain and a different allowed use could then come along for the
site.
Senior Planner Drill stated that could certainly happen. He noted that often with a reguiding the
City Council will want to see an associated site plan. He agreed that once the reguiding is
completed, the property would remain in that guiding and a different style of apartments could be
allowed.
Commissioner Narr asked if there are currently traffic lights at the intersection at Medina Road
and County Road 101.
Senior Planner Drill confirmed that is a light-controlled intersection.
Approved Minutes 3 of 8 Meeting of May 15, 2019
Commissioner Narr referenced the location of the elementary school and baseball field and asked
if there is an entrance to County Road 101 at that location.
Senior Planner Drill replied that the school only has access from Medina Road and does not have
an access off County Road 101.
Chair Anderson summarized the process thus far with the proposed 2040 comprehensive plan.
He asked if there is anything within that plan that would suggest an LA-4 guiding.
Senior Planner Drill replied that the parcel is guided for LA-2 in the 2040 plan.
Chair Anderson stated that the sketch plan appears to have a blending of densities on the site,
noting that the villas appear to function as LA-2, while the apartment may function more as an
LA-6. He asked if the south part of the site should be LA-6 rather than using the blending
method.
Planning Manager Thomson stated that the city does have an LA-5 guiding, but only two parcels
in the city qualify for that guiding. She stated that LA-4 is typically the highest density guiding.
Senior Planner Drill stated that the city has allowed this blended guiding on other parcels. He
agreed that the villas would qualify as LA-2 and the remainder of the site would then have a
higher density.
Chair Anderson asked if the applicant could skirt the guiding and amendment to the
comprehensive plan by requesting a PUD.
Senior Planner Drill stated that the first step would be to amend the comprehensive plan and
reguide the parcel in order to achieve the desired density.
Chair Anderson referenced the villa concept that was shown and asked and received
confirmation that what is shown is not a specific product type at this point.
Planning Manager Thomson stated that the elevation for the senior building was not up to the
higher level of finishes and design expected in a PUD, which was pointed out in the staff report.
Commissioner Witte referenced the comments regarding the access and proximity to the
intersection and asked for additional details.
Senior Planner Drill explained in that Hennepin County has stated no access could be provided
to County Road 101 and provided background information on the request. He stated that the
further you can get from a signalized intersection, the better it will be for traffic flow. He said he
believed that although not ideal, most likely another access point would need to be allowed.
Commissioner Witte asked if the traffic study could be done during the school year to capture
that traffic.
Approved Minutes 4 of 8 Meeting of May 15, 2019
Senior Planner Drill stated that could be requested, but modeling could also be done.
Chair Anderson introduced Jeff Koch, representing the applicant, who stated that they are
proposing something that would help the city reach a goal it has set to support the needs of its
aging population. He stated that currently there is no high-density land available within the city
that would allow that type of housing. He stated this site has been underutilized for some time,
and he saw the parcel as a candidate for reuse and rezoning to accommodate senior housing. He
stated that initially they planned higher density further north, with four stories, but ultimately
decided to place the higher density further south, closer to the roadways as the city tends to want
higher density housing near arterial roadways. He stated that they held a neighborhood meeting
the previous week and received a combination of positive comments and pushback. He stated
that they have spent a lot of time planning in an attempt to accommodate the needs of the
community and provide senior housing that is desperately needed in Plymouth.
Commissioner Witte asked for information on the bistro café and fitness studio, specifically
whether that would be for residents of the facility or marketed to the general public.
Mr. Koch replied that traditionally Walker Methodist, the operator of the buildings, has found
that it works well to accommodate physical fitness facilities for the public. He noted if the
commission desired, that could be available only for residents. He stated that the restaurant and
bistro would be available for residents, but can also be used by residents of the community. He
noted that it helps to bring visitors in from the community, but these uses could also simply serve
the needs of the residents.
Commissioner Oakley asked if there are vacant LA-4 parcels in the community available for
development.
Planning Manager Thomson stated that senior living facilities are allowed in other guiding
classifications, outside of LA -4. She noted there are two requests for such facilities that will
come forward to the commission in the next month.
Chair Anderson asked for details on the parking proposed that does not meet the city
requirement.
Mr. Koch explained that the parking shown is based on the needs at other locations with this type
of housing. He stated their other facilities have proven to need less than one stall per unit, but
agreed that additional parking could be provided if needed.
Commissioner Narr asked for details on the potential on-street parking that is mentioned and
asked where that could occur.
Mr. Koch stated that he would not propose on-street parking. He noted that overflow parking
could be provided in the roundabout area.
Chair Anderson introduced Jim Kjellberg, 18230 39th Avenue, who stated that even if this
development does not move forward, at some point something will be built on this property. He
noted that when development occurs, the stormwater issue will need to be addressed. He noted
Approved Minutes 5 of 8 Meeting of May 15, 2019
that previous requests have directed the stormwater to the wetland to the north and advised that
there are already issues with that wetland. He explained that there is little drainage coming out
of the wetland, and therefore the water elevation in the wetland is high. He said he believed the
city should address whatever is happening in the wetland related to the lack of drainage.
Chair Anderson introduced Barry Altman, 18120 39th Avenue, who stated that he is speaking in
representation of several of his neighbors. He commented that the homes are allowed to be 15
feet from each other and believed that to be too close together. He said he did not like the
appearance of the villa product. He stated that the homes in surrounding neighborhoods have 35
to 40 feet of separation between them. He said he believed there is a sufficient amount of high-
density housing in the neighborhood and did not believe that more is needed in this area. He
stated it has been well documented that there are significant issues with water runoff from the
subject property. He stated that the proposal shows minor stormwater basins and believed that
would only provide minimal help to the neighborhood. He displayed a drawing from the city
that identifies the current runoff patterns from the subject property. He noted that the proposal
would be an improvement for water running off to the north, but would not solve any issues to
the west or south. He stated that a four-story building and villa products would encompass a
large amount of the property that will no longer will able to absorb water and will then increase
the problems with stormwater in this area. He stated it is his understanding that the city would
require a large containment area to the west, but the applicant has instead planned villas on a cul-
de-sac. He stated that he attended the neighborhood meeting, and it became clear that the
developer lacks a clear understanding of the water and drainage issues that exist on the property.
He stated that the change to LA-4 would be a significant land use change. He said he did not see
a reason that additional housing density should be added adjacent to the LA-2 neighborhoods.
He referenced the proposed parking, which does not meet the required amount of parking. He
noted that visitors, employees and the people in the villas would add additional traffic to the site
as well. He stated that the plans would provide an emergency egress to the cul-de-sac on 39th
Avenue. He said he did not believe that to be appropriate and noted it should be the location of a
catch basin. He said he believed the egress should instead be provided on Medina Road. He
asked the commission not to approve the project.
Chair Anderson introduced Mike Murphy, 17935 39th Place, who stated that whenever a
development request comes forward for this parcel, the primary concern is stormwater. He noted
that his sump pump runs continuously. He stated that something is going to be developed on this
property at some time. He stated he would prefer residential use over other types of
development. He noted he would oppose a plan that cannot provide a stormwater plan that
would protect the adjacent residential properties from water damage. He noted that the sketch
shows three holding ponds, but those ponds would eventually run into the existing catch basin,
which is already full. He stated he would support the senior housing element as he may one day
have interest in the product.
Chair Anderson introduced Karen Parks, 4000 Black Oaks Lane, who stated when they looked
for land for their memory care facility, they were not aware of the time and effort the city had put
into the development of the comprehensive plan. She stated that staff provided input on land use
maps and zoning and noted that it took them two years to find the appropriate property that
would support their desired development. She stated that the property for her project is adjacent
to the subject property on two sides. She noted that much of the surrounding property is guided
Approved Minutes 6 of 8 Meeting of May 15, 2019
as LA-2 in the 2030 and 2040 comprehensive plans. She expressed concerns with the proposed
density of the project and with adding a three- and/or four-story building on the site, which will
not be proportionate to the surrounding development. She stated that the land use guide plan is
the long-range planning tool used by the city, and it requires a transition space and screening.
She noted that the city’s plan shows how to transition from one level, but does not provide
examples of how to transition from multiple levels. She stated there would also not be a
roadway, waterway or landscaped area that could provide a transition between her property and
the high-density building. She noted the proposal would actually decrease the setback between
properties, which would not leave space for adequate landscaping transition. She reiterated that
it took her family over two years to find the right property and land use for Parks Place and
asked the city not to make a drastic change to the comprehensive plan that would change the LA-
2 guiding to LA-4, when there is not space for adequate transitioning. She suggested that the
applicant provide a concept showing a one- or two-story building or find a more appropriate site
for the development.
Chair Anderson introduced Katie Cochran, 18040 Medina Road, who stated that she is also a
landowner for Parks Place. She stated when they came before the Planning Commission, they
presented a one-story building because it fit with the adjacent one-story buildings. She noted at
that time the commission provided direction that one story was important. She asked the
commission to pay attention to the setbacks as there are some challenges with the proposed
setbacks. She stated there are areas that could potentially be used for senior living that are
guided for LA-2 and would not need to go up to LA-4. She asked the commission to deny the
request.
Chair Anderson introduced Martin Worth, 18145 39th Avenue, who stated that water control is
the primary concern. He stated that currently there is no water control, even with the openness
of the subject property, to allow infiltration. He stated that the cul-de-sac fills with water and in
the winter the city has previously come out and removed 14 inches of ice. He stated his
neighborhood is a low spot from the subject property, and therefore water runs in that direction.
He stated he does not object to something being built on the site, but believes it should be within
the LA-2 guidelines, and there would need to be a plan to control the water.
Planning Manager Thomson noted that the primary comments were related to storm water
control and runoff. She stated that the city has been involved in trying to fix the issues with the
cul-de-sac.
Senior Engineering Technician Quast stated if this were to move forward to a formal application,
there would be a requirement that the applicant could not increase runoff. He explained that any
future plans would be reviewed for grading and drainage to ensure that every measure had been
taken to control the runoff. He stated the attempt would be made to direct the water to the
stormwater ponds. He noted there can be measures taken to catch the water and direct it away
from the neighbors and into the appropriate stormwater features.
Planning Manager Thomson stated that the zoning ordinance does not include many specific
requirements on aesthetics, but because this would be a PUD, additional comments could be
made related to that topic. She stated that the difference in zoning and density was reflected in
the staff comments. She stated the property has been guided for LA-2 density for at least the last
Approved Minutes 7 of 8 Meeting of May 15, 2019
40 years and is also continued in the 2040 comprehensive plan. She stated that parking and
access issues were also identified in the staff report. She noted that all parking would need to
occur on-site as there is no on-street parking available. She referenced the comment related to
transition and screening and noted that was also addressed in the staff report. She stated that
should the project move forward, all the comments in the staff report would need to be
addressed.
Chair Anderson noted that the purpose of the review tonight is simply to provide comments and
suggestions and no formal action is required or requested tonight.
Commissioner Narr stated that her son goes to a daycare slightly north of the County Road 101
and Highway 55 intersection. She noted that the daycare has a single access onto County Road
101. She stated that her concern is that the main access from County Road 101 would cause a
large backup into the parking area during high traffic times, which would inconvenience the
residents of the development.
Commissioner Oakley stated that he believes that would be the only reasonable point for access,
but noted there could be additional space provided for staging. He stated the biggest concern he
would have is the requirement to change the guiding. He stated that changes in guiding can
occur for projects that may not fit the guiding, but advised that if the comprehensive plan is
going to be changed, the change must make sense for the site and surrounding development. He
said he struggled to see how this proposed guiding would fit with the surrounding area. He noted
the infrastructure challenges would also pose a problem to changing the guiding of the property.
He encouraged the applicant to work within the LA-2 guiding, noting that he does not see the
large building fitting on the site. He referenced stormwater and stated that the best chance to
improve the drainage for surrounding residents would be for someone to come forward and
develop the site. He stated the parking requirements would also need to be met, as there should
be sufficient space for residents, staff, and visitors. He stated he would support a PUD with give
and take on setbacks between buildings and private drives in lieu of public streets. He stated
there is an opportunity to develop this site, as three proposals have been approved in the past. He
stated there are some LA-4 type sites available in the community should the developer be
interested in continuing that route.
Commissioner Witte agreed with the comments of Commissioner Oakley. He stated he would
have a hard time supporting a reguiding from LA-2 to LA-4 for this site. He stated this is a well-
conceived idea, but there is so much going on within a small property that it does not allow for
proper transition, adequate parking, or sufficient screening and transitioning from adjacent uses.
Chair Anderson stated he appreciates that companies are identifying the need for senior housing
in communities and bringing forward proposals. He stated that he likes the amenities of a coffee
shop and work out area for residents. He stated the applicant would need to negotiate with the
county about an access to County Road 101. He stated that related to guiding, he would not
support a change from LA-2 to LA-4. He stated that LA-2 exists on this entire side of County
Road 101, and therefore it would not make sense to change to LA-4. He stated there are setbacks
that are not met, insufficient parking, no fire lane, poor drainage, and private drives. He stated
that all the issues together highlight that there is too much density proposed for the site. He
stated he would support a PUD, but only within the LA-2 guiding.
Approved Minutes 8 of 8 Meeting of May 15, 2019
MOTION by Commissioner Oakley, seconded by Commissioner Narr, to forward the informal
comments to the City Council on the request by Roers Companies for a pre-application sketch
review for a senior apartment building and villa homes on property located at 3735 and 3855
County Road 101. Vote. 4 Ayes, Commission Saba abstained. MOTION approved.
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 8:34 P.M.