HomeMy WebLinkAboutPlanning Commission Minutes 02-02-20221
Approved Minutes February 2, 2022
Approved Minutes
Planning Commission Meeting
February 2, 2022
Acting Chair Boo 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 February 2, 2022.
COMMISSIONERS PRESENT: Chair Marc Anderson (arrived at 7:23 p.m.), Commissioners
Michael Boo, Donovan Saba, Julie Olson, and Clark Gregor
COMMISSIONERS ABSENT: Commissioners Bryan Oakley and Julie Pointner
STA FF PRESENT: Community and Economic Development Director Danette Parr, Senior
Planner Shawn Drill, Senior Planner Lori Sommers, Senior Planner Kip Berglund, and
Engineering Services Manager Chris McKenzie
OTHERS PRESENT: Councilmember Ned Carroll
Acting Chair Boo led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Saba, and seconded by Commissioner Gregor, to approve the
agenda. With all Commissioners voting in favor, the motion carried.
Consent Agenda
(4.1) Planning Commission Minutes from Meeting Held on January 19, 2022.
Motion was made by Commissioner Saba, and seconded by Commissioner Gregor, to approve the
Consent Agenda. With all Commissioners voting in favor, the motion carried.
Public Hearings
(5.1) Conditional Use Permit and minor site changes to the master plan for Providence
Academy, 15100 Schmidt Lake Road (Studio 55 Architects – 2021098)
Senior Planner Drill provided an overview of the staff report.
Commissioner Gregor asked for input on the eight-year term being requested.
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Senior Planner Drill replied that eight years was previously granted and therefore an additional
eight years is being requested. He noted that if the structures are not completed in that
timeframe, an additional extension could be requested.
Commissioner Saba referenced the eastern edge, labeled phase six, and asked for clarification.
Senior Planner Drill stated that the convent and priory structures would provide on-site housing
for staff and each would be similar to a single-family home in size and design.
Commissioner Sabas asked if that was included in the original plan.
Senior Planner Drill confirmed that was approved as a part of the previous plan.
Acting Chair Boo opened the public hearing.
Acting Chair Boo introduced Todd Flanders, representing Providence Academy, who stated that
they are celebrating their 20th anniversary and have grown during that time. He stated that they
are continuing to experience growth. He noted that one third of the students and families reside
in Plymouth. He stated that the current conditional use permit contains most of the elements
sought in this petition and provided details on the three minor changes. He provided details on
the classroom space that has been constructed and that is proposed. He stated that they agree
with all the conditions recommended by staff.
Chair Anderson arrived.
Acting Chair Boo closed the public hearing.
Acting Chair Boo commented that this has been an important and positive addition to the
community with a beautiful campus.
Chair Anderson commented that this has been a long project and acknowledged that it is difficult
to meet a specific timeline. He commented that the applicant has done a great job with its
campus, and they have kept to the original plan as best they could. He believed an extension
would allow the continued expansion.
Motion was made by Commissioner Saba, and seconded by Commissioner Olson, to
recommend approval of a Conditional Use Permit extension and minor site changes to the
Master Plan for Providence Academy at 15100 Schmidt Lake Road, subject to the
conditions outlined in the resolution. With all Commissioners voting in favor, the motion
carried.
(5.2) Conditional Use Permit to allow high technology industrial assembly use at 16305
36th Avenue (Histosonics – 2022001)
Senior Planner Sommers provided an overview of the staff report.
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Commissioner Boo asked if there is currently a shared parking agreement in place or whether
that would be part of this approval.
Senior Planner Sommers replied that is part of the approval for the development.
Chair Anderson opened the public hearing.
Chair Anderson introduced Dan Bulver, representing Histosonics, who stated that the company is
an early-stage medical device company that does not yet have a product on the market. He stated
that their work has been focused on lab work and in the next year they hope to make a
recommendation for the FDA to approve their product and provided additional details. He stated
that they are excited to be in Plymouth as he is also a Plymouth resident.
Commissioner Olson asked for details on possible noise.
Mr. Bulver explained that they assemble robots that carry the software which drives a robotic
arm. He stated that the procedure is completed by the robotic arm. He explained that the
assembly would not be loud.
Commissioner Olson asked if there would be anticipated truck traffic.
Mr. Bulver explained that truck trailer combinations are used for the equipment because of the
weight. He stated that for the first year they would still be in development. He did not anticipate
more truck traffic than the area currently experiences.
Chair Anderson closed the public hearing.
Commissioner Boo stated that he will be supporting the application as he believes it is a great
business. He stated that this company presents an opportunity to deal with routine and unique
medical situations. He hoped that successful medical trials could lead to expansion in the future
for manufacturing.
Chair Anderson commented that Plymouth has been known to have many successful medical
companies and was pleased to see another trying its venture in the community.
Motion was made by Commissioner Boo, and seconded by Commissioner Gregor, to
recommend approval of the Conditional Use Permit to allow high technology assembly use
at 16305 36th Avenue, subject to the conditions outlined in the related resolutions. With all
Commissioners voting in favor, the motion carried.
(5.3) Rezoning and preliminary plat for “Dunkirk Lane Development” located at 5815
Dunkirk Lane and 5835 Dunkirk Lane (Rachel Development - 2021096)
Senior Planner Berglund provided an overview of the staff report.
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Commissioner Boo referenced the ghost plat and asked if that would meet the LA-1 zoning
requirements. He also asked if there has been discussion with that property owner to the north
related to the likelihood that property would develop.
Senior Planner Berglund confirmed that the ghost plat would meet LA-1 requirements. He
commented that there have been discussions with the property owner to the north but at this time
staff is under the impression that the property owner is not interested in development.
Commissioner Boo referenced the property to the west, guided P-1, and asked if that is currently
a park parcel.
Senior Planner Berglund replied that is a city owned property which is an extension of the dog
park.
Commissioner Boo asked if this action would landlock that parcel.
Senior Planner Berglund replied that the subject property is not showing access to that property.
He commented that he is not aware of a desire to develop that property in the future and believed
the intention was to leave that property as a part of the dog park.
Chair Anderson asked if the forced main is considered temporary until gravity sewer can be
developed through the property to the north, or whether this would be permanent.
Senior Planner Berglund replied that this would be considered temporary.
Engineering Services Manager McKenzie replied that would be considered a temporary lift
station owned and maintained by the HOA. He stated that city staff is comfortable having that in
the system, noting that there is another almost identical temporary lift station in the community.
Chair Anderson asked what would occur if there were a power outage.
Engineering Services Manager McKenzie replied that the applicant would need to have backup
power generation.
Commissioner Gregor referenced the holding pond and emergency overflow, asking for
additional details.
Engineering Services Manager McKenzie provided additional details on how the overflow would
function.
Chair Anderson opened the public hearing.
Chair Anderson introduced Paul Robinson, Rachel Development, who provided background
information on his experience and the experience of Rachel Development and its partnership
with Charles Cudd. He provided additional details on the topography of the site, proposed layout
for the development, and drainage plans. He commented that they attempted to preserve a
crescent of trees and along the property line and will plant additional trees along with payment
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Approved Minutes February 2, 2022
for the additional inches they could not replant. He stated that they prefer to have a gravity main
and have been working on a purchase agreement for the needed easement, which is being
reviewed by the adjacent property owner. He noted that they have designed the temporary lift
station and force main which would also be viable. He stated that Charles Cudd is excited to be
a part of the project and estimated that prices would begin in the $800,000s.
Chair Anderson asked for details on the disruption that would occur, specially whether material
would be hauled in and out to level the site.
Mr. Robinson replied that he believes the site balances and therefore did not believe material
would be hauled on or off the site, although it would be moved from one area of the site to
another. He noted that additional construction materials would be brought to the site but there is
no need for aggressive soil corrections.
Chair Anderson asked if there would be an opportunity to move trees on the site.
Mr. Robinson replied that they have not reviewed that in detail. He stated that he did not see
much opportunity for that as some of the trees are too large to be moved and survive.
Commissioner Saba asked for details on the timeline for construction.
Mr. Robinson commented that the initial grading work should be completed this summer with
construction beginning in the fall and estimated a two year build out.
Chair Anderson closed the public hearing.
Commissioner Saba commented that this looks to be a good solution for the land. He
commented that there have been traffic concerns related to Dunkirk and 47 but did not think this
density would have much of an impact. He recognized the concern with traffic none the less.
Commissioner Boo agreed that this fits in with the site and goals of the city. He commented as
they build out additional development of $800,000 homes, the commission should consider the
balance of housing opportunities for all income groups.
Chair Anderson agreed that this would be an appropriate infill development. He stated that 65
feet in lot width is narrow but recognized that this builder has been successful with that lot
dimension.
Motion was made by Commissioner Saba, and seconded by Commissioner Olson, to
recommend approval of an ordinance supporting the rezoning and resolution supporting
the ordinance as well as a resolution supporting the preliminary plat for Dunkirk Lane
Development located at 5815 Dunkirk Lane and 5835 Dunkirk Lane, subject to the
conditions outlined in the related resolutions. With all Commissioners voting in favor, the
motion carried.
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New Business
(6.1) Election of Officers
Chair Anderson welcomed nominations for the position of Chair.
Motion was made by Commissioner Saba, and seconded by Chair Anderson, to elect
Michael Boo as Chair for 2022. With all Commissioners voting in favor, the motion carried.
Chair Anderson welcomed nominations for the position of Vice Chair.
Motion was made by Commissioner Saba, and seconded by Chair Anderson, to elect Julie
Pointner as Vice Chair for 2022. With all Commissioners voting in favor, the motion carried.
Adjournment
Chair Anderson adjourned the meeting at 8:16 p.m.