HomeMy WebLinkAboutPlanning Commission Minutes 06-17-2020Approved Minutes 1 of 7 Meeting of June 17, 2020
Approved Minutes
Planning Commission Meeting
June 17, 2020
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 June 17, 2020.
COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan
Saba, David Witte, Justin Markell, Michael Boo and Julie Jones
COMMISSIONERS ABSENT:
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, City
Engineer Chris LaBounty, Community Development Director Steve Juetten, and Community
Development Coordinator Matt Lupini
OTHERS PRESENT: Councilmember Ned Carroll
Chair Anderson led the Pledge of Allegiance.
Plymouth Forum
Alejandra Orcett referenced the intersection of Dunkirk Lane and 57th Avenue. She stated that
there is a blind spot for pedestrians and drivers. She stated that she spoke with the City Engineer
who stated that he would send someone to complete a study. She commented that the
intersection is heavily used by pedestrians and noted that something needs to be done to prevent
an accident in that location.
Approval of Agenda
Motion was made by Commissioner Saba, and seconded by Commissioner Witte, to approve the
agenda. With Oakley, Saba, Witte, Markell, Boo, Jones and Anderson voting in favor, the motion
carried.
Consent Agenda
Motion was made by Commissioner Jones, and seconded by Commissioner Oakley, to adopt the
Consent Agenda that included the following item:
(4.01) Planning Commission minutes from meeting held on May 20, 2020.
With Oakley, Saba, Witte, Markell, Boo, Jones and Anderson voting in favor, the motion carried.
Approved Minutes 2 of 7 Meeting of June 17, 2020
Public Hearings
(5.01) Public hearing on rezoning, PUD general plan and preliminary plat for Rachel
Development, Inc. for a townhome development to be called “Perl Gardens” on property
located at 3735 and 3855 County Road 101. (2020026)
Commissioner Saba recused himself.
Senior Planner Drill reviewed the staff report.
Commissioner Markell asked what would be planned on Block 3, Lot 1.
Senior Planner Drill replied that it would be a detached townhome. He stated that it would look
like the rest of the townhomes but would only be one unit, rather than two units connected.
Commissioner Markell asked how the lot sizes in this development would compare to
Cornerstone Commons.
Senior Planner Drill provided additional details on the plat layout. He stated that it would be
fairly comparable to the development across County Road 101, but with a lower density. He
stated that the proposed development would have a slightly higher density than Walnut Grove
Ponds.
Commissioner Boo asked how much higher the north and west sides would be compared to the
existing and whether those areas would look over the lots to the west. He asked if the drainage
would resolve the issue raised by the residents to the west.
Senior Planner Drill identified the sloping area where swales would be created to carry water.
He confirmed that area would be higher and overlook some backyards.
City Engineer LaBounty stated that the majority of the water that had been flowing to the north
and west would be redirected and released downstream. He stated there would still be some
runoff that would drain to neighboring properties, following existing drainage patterns.
Commissioner Boo commented that it appears the developer has done a good job of addressing
the drainage concerns. He noted that the adjacent homeowners association is requesting
additional screening because of the raised height and asked if that has been addressed.
Senior Planner Drill stated that staff had conversations with the developer related to additional
plantings.
Planning Manager Thomson stated that the Walnut Grove Ponds neighbors have requested that
their submitted letter be read aloud.
City Engineer LaBounty commented that staff can work with the applicant to find appropriate
locations for plantings.
Approved Minutes 3 of 7 Meeting of June 17, 2020
Senior Planner Drill read aloud a letter from the Walnut Grove Ponds homeowners association
that will become a part of the record.
Commissioner Jones asked if the entrance on County Road 101 would be a right-in/right-out
only and asked for details on the Medina Road entrance.
Senior Planner Drill confirmed that the County Road 101 access would be a right-in/right-out
access. He stated that the Medina Road access would be a right-in access. He stated that a
number of access options were reviewed, but the proposed accesses were found to be the safest
options.
Commissioner Witte stated that the last proposal for this property involved three ponds to handle
stormwater while this proposal only includes one pond along the eastern edge. He asked for
input on how the water would be directed to the pond. He referenced the 18-inch culvert that
would drain to the northwest and asked if that culvert would be adequately sized.
City Engineer LaBounty stated that the drainage system proposed for the development would be
subsurface storm sewer and provided details. He stated that the filtration basin would meet the
City and PCA standards, and based on the calculations, the 18-inch culvert appears to be
adequate.
Commissioner Witte stated there was discussion about the sidewalks and asked if they would be
privately maintained.
Senior Planner Drill replied that is correct. He explained that in most developments, the
developer installs sidewalks that are maintained by the adjacent property owners. He noted that
in this case, the HOA would maintain the sidewalks.
City Engineer LaBounty stated that the HOA would be responsible for any necessary
replacement. He noted that the City also has mechanisms available.
Planning Manager Thomson asked if the sidewalk would connect to 39th Avenue.
Senior Planner Drill confirmed that the sidewalk would be extended to 39th Avenue. He also
provided details on the tree preservation plan.
Commissioner Witte asked if Public Safety has provided input on whether there would be any
road safety concerns.
Senior Planner Drill provided additional details on the distance from the homes to the roadway.
He noted that the pond would have a retaining wall with a safety fence. He noted that Public
Safety and Hennepin County reviewed the plans and did not have any concerns.
Chair Anderson introduced David Stradtman, representing the applicant, who stated that they
have worked extensively with staff to address many of the concerns.
Approved Minutes 4 of 7 Meeting of June 17, 2020
Chair Anderson introduced Rick Denman, representing Charles Cudd Co., who stated that they
are excited about what could be offered through the project. He noted there are challenges on
this site because of the water and access issues, but believed that this was a good fit. He
provided details on the proposed layouts for the homes.
Commissioner Witte commented that the home designs are innovative with open concept living
space. He asked the price point for the homes.
Mr. Denman provided details on the bonus room, noting that it could be used as unfinished
storage space or as a bonus room with a bedroom, closet, and bathroom. He stated that Rachel
development would set the prices because of the land and development costs. He estimated that
prices would range from the high $400,000’s to low $500,000’s.
Commissioner Oakley stated that the rendering shows slopes to an interior roof drain and asked
if this type of unit has been built within the Twin Cities and how the winter drainage is managed.
Mr. Denman stated that the roof drain would be sized to handle a set volume. He stated that they
have built single-family homes with this model. He stated that the water would go underground
to the street storm sewer.
Mr. Stradtman stated that currently there is uncontrolled drainage from the site that is causing
problems on neighboring properties. He said he believed that the engineer for the proposed
project would solve those issues. He stated that the natural flow to the site is to the north and
west, but those locations did not work for ponding because adjacent properties have homes with
basements and the needed depth could not be gained. He stated that the challenge to planting
trees in certain locations is because of the underground storm piping in those locations. He
stated that they can create visual landscaping in those areas. He noted that in one situation he is
going to plant trees on the neighboring property in order to provide the trees for screening
desired by that property owner. He provided details on access that would not require a U-turn
movement on County Road 101. He stated that they are proud of the design and believe that
these twin homes would blend nicely into the adjacent areas.
Chair Anderson opened the public hearing.
Chair Anderson introduced David Swenson, 18135 39th Avenue, who stated that his biggest
concern is related to the increase in runoff on his lot. He stated that his property runs along 256
feet of the Perl property, and presently there is no issue with drainage. He stated that the rate of
runoff will increase because currently his runoff goes onto the Perl property and that will be
reversed with the sloping that will occur on the Perl property. He indicated the statements in the
staff report that the runoff rate to adjacent properties will be reduced does not apply to his
property. He stated that he met with the developer, who has agreed to add to his existing
retaining wall to assist in preventing runoff from going into his basement. He stated that he
would like trees and bushes planted between the units to provide additional privacy for his home.
He stated that the water runoff toward his lot is substantially increased with this proposal.
Approved Minutes 5 of 7 Meeting of June 17, 2020
Community Development Coordinator Matt Lupini read a comment from Barry Altman, 18120
39th Avenue, asking for clarification on the sidewalk connection to 39th Avenue and whether
additional plantings could occur in that location if that connection were removed.
Mr. Stradtman replied that the sidewalk connection to 39th Avenue is something City staff
requested to be included. He said he believed that the sanitary sewer connection runs in that
area. He stated that they are more than willing to add landscaping to buffer between the
neighborhoods, but the location will be dependent upon utility connections.
City Engineer LaBounty commented that there are water and sanitary sewer connections that run
along the western property line and through the cul-de-sac. He stated that he could work with
the developer to find appropriate locations for landscaping.
Chair Anderson introduced Karen Parks, owner of Parks Place, who stated that they are excited
about the development as they feel their concerns with past development proposals have been
met with this proposal. She commented that this will fit nicely into the neighborhood. She noted
Parks Place has a proposed second addition that would occur sometime in the future and would
hope that trees that are removed would be replaced to provide a transitioning between the
properties. She addressed the drainage concerns, which appear to be met by this request.
Community Development Coordinator Matt Lupini read an e-mail from Phil Lee, HOA board of
Cornerstone Commons, who asked where the overflow water would go, should the pond in the
proposed development overflow.
City Engineer LaBounty provided details on the emergency overflow for the basin.
Chair Anderson closed the public hearing.
Commissioner Witte commented that this is a creative and innovative proposal for this difficult
site. He noted that the density proposed is within the density range for the parcel, but asked if it
is an appropriate density for the site. He noted that reducing the count by even one unit could
assist in drainage management. He stated that he is troubled with how the City allowed this
property to become landlocked and did not require access from adjacent development.
Commissioner Oakley echoed the comments related to the density on this piece of land. He
stated that it feels like they squeezed as many units as they could on the site. He stated there are
exceptions to setbacks requested in order to accommodate the density. He stated that perhaps
one of the units could be removed from the western edge, which would resolve the drainage
concern in that area. He commented that the street layout appears to be the best option. He
stated that he believes this is a supportable development, but would prefer one less lot.
Commissioner Markell asked for clarification on what Commissioner Oakley would like to see
done to remediate the concern over drainage, if the lot were removed.
Commissioner Oakley stated the concern he expressed is that there would be a steep slope down
to the existing lot. He stated that if the home were removed, the slope could be reduced, and a
swale could be incorporated to reduce the drainage.
Approved Minutes 6 of 7 Meeting of June 17, 2020
Commissioner Witte stated that he would support the suggestion of Commissioner Oakley.
Commissioner Boo commented that he would also support that suggestion. He stated that the
city is not bound by the ability of the developer to maximize their profits. He stated that this
appears to be a solution that would require less changing of the rules. He also echoed the
comments related to planning, as this is the second infill project he has seen on his time on the
commission.
Planning Manager Thomson stated that there is discretion with a PUD and the commission can
look at the reduction of the unit, if desired.
Mr. Stradtman stated that he struggles with the momentum that seems to be occurring. He stated
that they have looked at this site and this design for months and he is balancing many factors, not
just economic, as there as physical limitations with the site. He stated that in hindsight the
adjacent neighborhood homes should not have basements because of the drainage. He stated that
the engineering solves the drainage issue. He stated that he met with Mr. Swenson on-site and
that he is willing to increase the size of Mr. Swenson’s retaining wall in order to help direct
water to the swale and cul-de-sac. He stated that the volume of surface water is miniscule
compared to the uncontrolled flow currently. He stated there is currently water draining to Mr.
Swenson’s property because it is often damp in that area. He stated that currently there are acres
of the site that sheet drain west and north, and 90 percent of that flow would be controlled and
directed to the filtration basin through this proposal. He stated that the rate of flow into the
storm system would also be controlled. He stated it is easy to look at a plan and simply say that
removing a lot would make it better, but that is not how it works. He noted that this proposal in
under the density in the Plymouth Comprehensive Plan. He said he recognized that some
flexibility for setbacks is requested, but there are few appealing options that would comply with
the zoning. He urged the commissioners to consider that fact. He stated that they have already
lost units in order to accommodate the necessary drainage measures. He asked the commission
to consider that they have worked with City staff and Engineering to control the storm water as
designed. He stated that it is not a fair assumption to request one unit to be removed. He stated
if that occurs, he would be unsure that the project would work and may withdraw the application.
He stated that a similar incident happened with Bass Creek Villas also in Plymouth, with a last-
minute increase in the setbacks, which severely hurt his ability to build the project out and sell
the homes.
Commissioner Oakley asked the benefit to the City for this PUD application.
Mr. Stradtman replied that the overall storm water management would be a significant benefit to
the City. He explained that there are acres of sheet drainage onto adjacent parcels, which will be
managed by this request.
Commissioner Jones stated that she is not hearing anything from the engineers or the developer
that would indicate that removing the far western unit would improve the storm water drainage.
She stated that adding a swale in that location would only increase the problem. She stated that
she supports the comments of the developer that there would not be a benefit in removing that
western unit.
Approved Minutes 7 of 7 Meeting of June 17, 2020
Commissioner Markell stated it is not the job of this commission to solve existing problems and
instead to review proposals for new development.
Motion was made by Commissioner Markell, and seconded by Commissioner Jones, to
recommend approval of a rezoning, PUD general plan and preliminary plat for Rachel
Development, Inc. for a townhome development to be called “Perl Gardens” on property located
at 3735 and 3855 County Road 101. With Witte, Markell, Boo, Jones and Anderson voting in
favor, the motion carried on a 5-1 vote (Oakley voted nay).
Adjournment
Chair Anderson adjourned the meeting at 8:51 p.m.