HomeMy WebLinkAboutPlanning Commission Minutes 09-02-20201
Approved Minutes September 2, 2020
Approved Minutes
Planning Commission Meeting
September 2, 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 September 2, 2020.
COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan
Saba, Michael Boo, David Witte, and Julie Jones
COMMISSIONERS ABSENT: Commissioner Justin Markell was absent because he recused
himself based on he having a conflict of interest on item 5.1, the only substantive item on the
agenda.
STAFF PRESENT: Community Development Director Steve Juetten, HRA Manager Jim Barnes,
Senior Planner Shawn Drill and Community Development Coordinator Matt Lupini
OTHERS PRESENT: Councilmember Ned Carroll
Chair Anderson led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Oakley, and seconded by Commissioner Witte, to approve
the agenda. With all Commissioners voting in favor, the motion carried.
Consent Agenda
(4.1) Planning Commission minutes from meeting held on August 5, 2020.
Motion was made by Commissioner Jones, and seconded by Commissioner Boo, to approve the
Consent Agenda. With all Commissioners voting in favor, the motion carried.
Public Hearings
(5.1) Planned Unit Development Amendment to change the residential unit count related
to the Four Seasons Mall redevelopment plan approved in November 2019 (Dominium –
2020-052).
Senior Planner Drill reviewed the staff report.
2
Approved Minutes September 2, 2020
Chair Anderson asked, what affect the unit changes have on the shape, size, and height of
the buildings, including materials and landscaping.
Senior Planner Drill replied that all of the changes would take place within the approved
building plan and the exterior appearance, shape and size would not change.
Commissioner Boo stated that there is an increased number of surface parking to support the
increased number of units and asked where that additional parking will be accommodated
and whether it would impact the hard surface limit for the development.
Senior Planner Drill identified where additional parking would be added. He stated that the
water resources department reviewed the proposal and because it would be a small change
to the overall site plan, it was determined that additional storm water review was not
required.
Commissioner Witte asked how density is calculated for the project.
Senior Planner Drill explained that the total site area is reviewed to calculate the maximum
units per acre, noting that this density is below the maximum allowed.
Commissioner Witte asked if any amenities were eliminated in order to support the
increased number of units.
Senior Planner Drill stated that the major change to the senior building would be to change
the number of bedrooms for the units, noting that some of the three-bedroom units would be
eliminated and replaced with units of lesser bedrooms. He noted that some of the amenities
would be moved to the lower level of the building.
Commissioner Witte asked the basis for the change in the number of units.
Commissioner Oakley stated that he did not see the letters from the public included in the
packet and asked staff for details.
Senior Planner Drill replied that the letters were received after the packets were sent out and
therefore were sent via email and contained concerns primarily related to density and traffic.
Chair Anderson introduced Logan Schmidt, representing Dominium, stated that in most of
their senior projects around the metro there is a higher demand for the one- and two-
bedroom units. He stated that three-bedroom units would remain in the corners with the
other three-bedroom units replaced with one- and two-bedroom units to better fit the market
demand.
Commissioner Witte asked the occupancy experience for the senior apartments, specifically
whether the residents with two bedrooms are using one as a bedroom and the other as an
office or something of that nature.
Mr. Schmidt replied that the average vacancy rate in all their units is less than three percent.
He stated that even though the three-bedroom units are typically the last to lease, they will
3
Approved Minutes September 2, 2020
be filled. He explained that typically residents are downsizing from a single-family home
and use the additional bedrooms for their additional belongings and/or an extra bedroom for
visitors.
Commissioner Saba asked the difference in rent between a two-bedroom and three-bedroom
unit.
Mr. Schmidt replied that the difference would be about $200. He noted that in this project
there will be 24 units that will be affordable and therefore would actually be an additional
$400 less in rent compared to the three-bedroom units.
Commissioner Jones asked if Dominium charges an additional rent for garage unit stalls and
how they would regulate the number of vehicles a tenant can have.
Mr. Schmidt confirmed that there is an additional charge for garage stalls above the base
rent amount. He noted that guests are required to obtain a pass for overnight parking in the
surface stalls.
Chair Anderson opened the public hearing and with no one requesting to speak the Chair
closed the public hearing.
Chair Anderson stated that he would consider these changes to be within the prerogative of
the developer based on changes to the market that have occurred between the preliminary
approval and prior to building construction.
Commissioner Witte agreed but noted that he would like to discuss the issues raised in the
email from Mr. Klick related to parking and whether seniors would be forced to use the park
and ride ramp for additional parking. He stated that it appears that the parking ratio has
been maintained without consideration of the park and ride ramp spaces.
Senior Planner Drill confirmed that the approved parking ratio would be maintained. He
stated that there would be a few less indoor stalls under the senior building, but that staff
feels comfortable that the proposal would be adequate.
Commissioner Boo agreed with the comments that this does not seem to be a material
change to the original plan.
Motion was made by Commissioner Boo, and seconded by Commission Oakley, to
recommend approval of an Ordinance Amending Chapter 21 (Zoning Ordinance) of the City
Code Relating to the Four Seasons Planned Unit Development District Located at 4200
Lancaster Lane, a Resolution Approving Findings of Fact Relating to a PUD Amending for
the Four Seasons Mall Site, and a Resolution Approving a PUD Amendment Related to
Residential Unit County For the Four Seasons Mall (2020052).
With all Commissioner voting in favor, the motion carried.
New Business
4
Approved Minutes September 2, 2020
Adjournment
Chair Anderson adjourned the meeting at 7:36 p.m.