HomeMy WebLinkAboutPlanning Commission Minutes 09-16-20201
Approved Minutes September 16, 2020
Approved Minutes
Planning Commission Meeting
September 16, 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 16, 2020.
COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners David Witte, Michael
Boo, Bryan Oakley, Donovan Saba, Michael Boo, David Witte, Justin Markell, and Julie Jones
COMMISSIONERS ABSENT:
STAFF PRESENT: Community Development Director Steve Juetten, Senior Planner Lori
Sommers, Senior Planner Shawn Drill and Community Development Coordinator Matt Lupini
OTHERS PRESENT: Councilmember Ned Carroll, Justin Gunderson, 13015 Rockford Road
Chair Anderson led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Oakley, and seconded by Commissioner Boo, to approve the
agenda. With All Commissioners voting in favor, the motion carried.
Consent Agenda
(4.1) Planning Commission minutes from meeting held on September 2, 2020.
Commissioner Markell asked that the minutes reflect that he was absent as he recused himself
based on having a conflict of interest on item 5.1, the only substantive item on the agenda.
Commissioner Jones, noted on page three, the fifth paragraph, it should state, “Chair Anderson
opened the public hearing.”
Motion was made by Commissioner Jones and seconded by Commissioner Witte, to approve the
Consent Agenda as amended. With all Commissioners voting in favor, the motion carried.
Public Hearings
(5.1) Conditional Use Permit to allow a columbarium at the southwest corner of the
church property located at 13015 Rockford Road (2020061)
2
Approved Minutes September 16, 2020
Senior Planner Sommers reviewed the staff report.
Commissioner Boo asked how the city would address issues of permanency when a graveyard is
setup. He also asked for details related to access for the public.
Senior Planner Sommers replied that the columbarium and graveyard are open to those that wish
to pay their respects to someone buried in this location. She stated that cemeteries are
considered as a conditional use permit and therefore if a new cemetery came in, it would go
through the conditional use permit process.
Commissioner Witte referenced the vegetative screening and elevation, asking if the elevation
would provide adequate screening from the townhomes to the south in the winter months.
Senior Planner Sommers stated that staff reviewed the elevation change and noted that even on
the decks of the townhomes, someone would not be able to see the columbarium.
Commissioner Witte asked for details on what the back of the columbarium would look like.
Senior Planner Sommers replied that from that distance it would only appear as a grey stone
structure. She explained that the columbarium would look the same on all sides.
Commissioner Witte asked how these uses are regulated outside of land use, using the example
of a church dissolving and whether the State would then keep the records of whom is entombed
in that location.
Senior Planner Sommers replied that the city would not be involved in that type of regulation.
She stated that if the site were redeveloped, the city would ensure that something was properly
done.
Commissioner Oakley asked if there are existing trees that will be removed as a part of this
project.
Senior Planner Sommers confirmed that two small trees will be relocated on site.
Chair Anderson introduced, Mr. Justin Gunderson, representing the applicant, who stated that he
was present to address any questions.
Commissioner Oakley asked the length of construction for this type of project.
Mr. Gunderson replied that the construction company is only involved in the construction of the
footings, foundation, and pavers. He anticipated that would take about two weeks. He stated
that the church would then raise funds to purchase the columbaria.
Chair Anderson asked if there is an idea of phasing, asking whether the units would be
constructed one at a time.
Mr. Gunderson replied that he believes it is the intention of the church to complete one phase per
year, but that could be expedited if larger donations are received.
3
Approved Minutes September 16, 2020
Chair Anderson asked for details on whether this is adequate timing for the conditional use
permit as only the foundation construction is occurring at this time.
Senior Planner Sommers stated that the church turned in a building permit for a foundation and
staff found that triggered the conditional use permit for this use. She noted that staff will
continue to check in with the church to ensure that phase one is completed prior to the expiration
of the conditional use permit. She explained that the church would receive approvals for all
phases once construction begins for phase one and future phases would not require additional
review from the commission.
Chair Anderson opened the public hearing.
Community Development Coordinator Lupini read an email into the record submitted by
Jacqueline Johnson of 13030 39th Avenue.
Chair Anderson closed the public hearing.
Commissioner Witte asked if there would be internment services, similar to burial services,
where a service of family and friends could be gathered.
Mr. Gunderson replied confirmed that he believed that to be true but noted that is not a member
of the parish.
Commissioner Witte asked if there are homes nearby at the same elevation that would be able to
see the monument and gatherings for internment services.
Senior Planner Sommers replied that there are no homes nearby at the same elevation, as there is
a 36-foot elevation change to the closest homes.
Commissioner Boo asked if there are already services being held on the grounds, as this is an
active cemetery.
Senior Planner Sommers confirmed that there are services currently being held at the site.
Commissioner Oakley commented that it would seem that someone would need on be on the
third level of an adjacent home in order to view the area proposed and stated that it does not
appear there are any three level homes in that area.
Chair Anderson stated that a resident requested additional screening for the parking and church
but noted that this application is only considering the columbaria and does not take into account
those other measures as the church was built over 30 years ago.
Commissioner Jones stated that she has been to this cemetery and the actual headstones for the
cemetery are close to the property line, whereas the columbarium is at least 100 feet from the
property line. She stated that when she has visited the cemetery, she was not even aware that
there were homes to the south because of the vegetation and change in grade. She stated that she
4
Approved Minutes September 16, 2020
would assume that there have not been complaints for services at the cemetery and therefore did
not believe there would be complaints for services at the columbarium.
Commissioner Oakley stated that he passes this site multiple times per week and has never
noticed the columbarium in its current location. He stated that once he found out about the
columbarium, he attempted to view it from public grounds and was unsuccessful. He stated that
the church has been a steward of the property for many years and believed it has done a good job
and will be supporting the request.
Motion was made by Commission Oakley, and seconded by Commissioner Witte, to recommend
approval of the Conditional Use Permit to allow a columbarium at the southwest corner of the
church property located at 13015 Rockford Road. With all Commissions voting in favor, the
motion carried.
(5.2) Annual Update to the Zoning Ordinance and City Code (City of Plymouth –
2020022)
Senior Planner Drill reviewed the staff report.
Commissioner Jones referenced the nursing home parking and asked if this would apply to
nursing home facilities or single-family homes that have been converted into memory/nursing
care uses. She questioned whether the parking ratio would be excessive.
Senior Planner Drill replied that the parking requirement would apply to nursing/memory care
facilities and not to converted single-family homes. He explained that the ordinance currently
requires one parking space for every three beds, which would remain the same. He noted that for
larger facilities there have been issues with parking during staff shift changes and with visiting
on holidays and weekends.
Commissioner Jones asked if the additional parking requirement for staff would be added to the
one stall per three bed requirement.
Senior Planner Drill confirmed that to be true.
Commissioner Witte asked if staff considered rounding up the fencing requirement to seven feet,
rather than using a half foot measurement.
Senior Planner Drill stated that all options would be on the table. He explained that the thought
of staff would be that a six-foot panel along with the space below the fence and posts above the
panel would fit sufficiently within the 6.5-foot limit.
Commissioner Witte asked if there have been height issues with fencing installed on a hill or in
areas with elevation changes.
Senior Planner Drill confirmed that there are instances were a fence would need to be increased
in an area with elevation changes in order to remain level.
5
Approved Minutes September 16, 2020
Community Development Director Juetten noted that the building code requires any fence over
seven feet to have a building permit, therefore the intent of the 6.5-foot requirement is to stay
under that building code limit which would require additional engineering. He noted that
generally panels sold at stores come in heights of six feet and the additional half foot would
accommodate space at the bottom for drainage.
Commissioner Oakley asked how fence height would be measured, whether that is at the highest
point of the fence line or the highest continuous level of the fence. He asked if a decorative post
cap would exceed the height limitation.
Senior Planner Drill replied that the 6.5 feet is intended to be measured to the top of the
decorative post of top of the fence. He noted that if the top of the fence itself measured at 6.5
feet decorative posts would not then be allowed.
Commissioner Saba commented that he believes that the language within the code is clear that
the height includes the clearance to the ground and the cap at the top of the post.
Commissioner Jones commended the many staff that have worked on the proposed text
amendments, noting that she is aware of the work that is required by staff in order to
continuously update the code to remain current and up to date. She asked if there is a maximum
width for a residential driveway.
Senior Planner Drill replied that there is a maximum width of driveway within the right-of-way
of 24 feet. He explained that once the driveway is on the lot, they can taper to a width that
supports a third garage stall or additional parking space.
Chair Anderson commented that he has noticed homes in new subdivisions that have poured
additional driveway space after the completion of the subdivision and was unsure how that
would be enforced.
Senior Planner Drill commented that the city does not have a permit process for driveways or
patios that are at grade. He commented that it would be a major undertaking that would require a
lot of staff time. He stated that staff receives phone calls from residents asking what can be done
with driveways, which is an opportunity to inform the residents of the rules. He noted that there
have been circumstances where the city receives a complaint and requires a section of driveway
to be removed.
Commissioner Witte stated that there has been one instance in his time on the commission where
increased driveway space caused drainage problems on the neighboring property and that issue
was required to be addressed.
Commissioner Jones asked if right-of-way permits are required for driveways that change width
within that right-of-way area.
Senior Planner Drill replied that a right-of-way permit is not required for that activity.
Commissioner Markell referenced item 53 and suggested that the language be changed as
follows, “…physical, cognitive, and or behavioral…”.
6
Approved Minutes September 16, 2020
Senior Planner Drill replied that the change would be made before the amendments go to the
City Council.
Chair Anderson opened the public hearing.
Community Development Director Juetten complimented Senior Planner Drill on his work
completing the annual update.
Chair Anderson closed the public hearing.
Chair Anderson commented that he appreciates the larger cul-de-sac size as it makes it easier to
maneuver school buses.
Motion was made by Commission Witte, and seconded by Commissioner Saba, to approve the
Annual Update to the Zoning Ordinance and City Code as amended. With all Commissions
voting in favor, the motion carried.
Councilmember Carroll complemented staff and praised the Commission for the experience and
expertise they bring to the Commission.
New Business
Chair Anderson adjourned the meeting at 8:16 p.m.