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HomeMy WebLinkAboutPlanning Commission Minutes 03-09-20221 Approved Minutes March 9, 2022 Approved Minutes Planning Commission Meeting March 9, 2022 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 March 9, 2022. COMMISSIONERS PRESENT: Chair Michael Boo, Commissioners Marc Anderson, Bryan Oakley, Donovan Saba, Julie Pointner, and Clark Gregor. COMMISSIONERS ABSENT: Julie Olson STAFF PRESENT: Community and Economic Development Director Danette Parr, Planning and Development Manager Chloe McGuire, Senior Planner Lori Sommers, and Engineering Services Manager Chris McKenzie. OTHERS PRESENT: Councilmember Ned Carroll Chair Boo led the Pledge of Allegiance. Plymouth Forum Approval of Agenda Motion was made by Commissioner Oakley and seconded by Commissioner Saba to approve the agenda. With all Commissioners voting in favor, the motion carried. Consent Agenda (4.1) Planning Commission minutes from meeting held on February 16, 2022. Motion was made by Commissioner Pointner and seconded by Commissioner Gregor to approve the consent agenda. With all Commissioners voting in favor, the motion carried. Public Hearings (5.1) Request for comprehensive plan reguiding and text amendment, rezoning, PUD general plan and preliminary plat for a 176-unit apartment building, for property located at 10000 Highway 55 (Doran RE Partners, LLC -- 2021081). Senior Planner Sommers provided an overview of the staff report. 2 Approved Minutes March 9, 2022 Engineering Services Manager McKenzie provided an overview of the traffic study and remainder of the staff report. Commissioner Pointner asked for more details on the buffer and how close the building would be to the buffer. Engineering Services Manager McKenzie replied that the building would be two feet from the 24-foot buffer for a total setback of 26 feet. Commissioner Pointner asked why the proof of parking is not required to be built now. Engineering Services Manager McKenzie explained that it is an attempt to balance the parking needs and hardcover. He stated that the applicant has demonstrated that the parking as shown is adequate. He stated that if, over time, that is not adequate, the additional parking would be constructed. Commissioner Pointner asked if overnight parking is allowed in the mall. Engineering Services Manager McKenzie replied that the mall does not have a cross parking agreement and therefore would be treated independently. Commissioner Oakley asked how the parking demand was calculated. Engineering Services Manager McKenzie explained that in this scenario it is calculated with joint facilities with complimentary uses. Commissioner Oakley asked if there is a bus stop at 6th Avenue. Engineering Services Manager McKenzie replied that there is not at this time. He stated that staff is requesting an easement width to provide for a future bus stop, should that be needed. Commissioner Oakley asked the number of units mentioned in the sketch plan compared to this application. Senior Planner Sommers replied that the sketch plan included 162 units versus the 176 units proposed today. She identified the elements that have changed from the sketch plan proposal. Commissioner Anderson asked how a school bus would access the site. Engineering Services Manager McKenzie replied that they would anticipate that the school bus would stop at 6th Avenue, but that decision would be up to the school district. Chair Boo asked the percentage of affordable housing within the sketch plan. Senior Planner Sommers replied that the sketch plan did not include affordable housing. Chair Boo asked if there is room to walk around the building in the northeast corner, which is closest to the wetlands. 3 Approved Minutes March 9, 2022 Engineering Services Manager McKenzie replied that there is about 25 feet between the building and wetland. Chair Boo asked if the city has considered whether it would want to require that tandem stalls be assigned to a specific apartment rather than first come, first serve. Engineering Services Manager McKenzie replied that the applicant has indicated that the 238 stalls in the building would be assigned to residents, therefore the tandems would be assigned to individual units rather than separate units. Commissioner Gregor commented that it seems there are a lot of requests for flexibility and asked how standard that is for a proposal. Senior Planner Sommers replied that each project is evaluated individually as each site and request are different. She commented that there have been other projects with a similar number of requests. Commissioner Gregor asked for clarification on the MXD density range. Senior Planner Sommers highlighted the areas which are guided MXD and confirmed that the range was updated for that district and not just this parcel. Chair Anderson introduced Tony Kuechle, representing Doran, the developer, who stated that they have made some changes since the sketch plan in order to account for the comments received during that process. He provided additional details on the parking analysis and stated that this will be the most parking for a project that he has ever done. He confirmed that he would be happy to provide the additional proof of parking but did not anticipate that would actually need to be built. Mr. Kuechle, representing the applicant, provided details on the parking available at the other projects they have throughout the metro. He noted that tandem parking stalls are assigned to two-bedroom units to begin and then can be requested by other units that may have multiple vehicles. Mr. Kuechle provided additional details on the building design and layout and explained how vehicles would flow through the site and how people would flow through the building. He reviewed the amenities that are proposed to be included inside and outside the building. He provided additional details on the alcove units, which were being referred to as studio of efficiency apartments. Commissioner Oakley asked if the alcove units count as one bedroom in the parking calculations. Mr. Kuechle confirmed that the alcove units were counted as one bedroom for the parking. Commissioner Oakley referenced the 13.6-foot setback on the west and asked if the property owner to the west had been consulted and whether there were any concerns. 4 Approved Minutes March 9, 2022 Mr. Kuechle stated that there are two easements with the property owner to the west and noted that property owner views this development as a benefit and is excited. Commissioner Pointner asked if people could walk outside or whether this is too tight of a property. Mr. Kuechle commented that there are walking trails towards Waterford. He stated that someone could essentially walk around the building but did not believe there were any exit doors toward that direction. He noted that residents would come out the door to walk towards Waterford or toward the retail development. Chair Boo opened the public hearing No comments. Chair Boo closed the public hearing Commissioner Oakley stated that when the sketch plan came forward, he believed this was a good project with a needed housing type and is in an area where walkability would be encouraged. He estimated 35 affordable housing units, which is a really good number and is something that was not included in the sketch plan. He noted that was suggested by the commission and he appreciated that the developer was able to incorporate that element. He noted that about half of the additional units in the increased density would be affordable housing units and therefore believes that is a good tradeoff. He commented that there is a lot of density on the site, but the building will not shed water in the same manner a bituminous parking lot would. He stated that he will be supporting the project and is excited to see it move forward. Commissioner Pointner stated that she worries about the signal but recognized that will be addressed. She stated that she is excited about this development and the improvement it will bring to the area. Commissioner Anderson stated that there are a number of things he likes about the project including the design and architecture and the affordability component. He stated that there are things he considers to be a stretch in terms of impervious surface, building height, and parking. He also believed it to be a stretch to go from 20 units per acre to 35 units per acre. He had concern with school busing and having children walk to 6th Avenue. Chair Boo commented that he finds it hard to get his mind around the project as it presents a number of issues for the commission to consider including wetland impacts, parking requirements, and traffic related issues. He commented on the amount of change in order to make this project work compared to the zoning code standards. He stated that he is a little concerned that this would be an isolated housing development, although there is housing across the street and to the west. He noted that this is a creative use of a difficult property, and the developer is experienced and therefore he trusts that the issues that may come from parking would be addressed if they come forward. He did not believe that precedent would be set if the commission approved these modifications because of the challenges of the unique parcel. 5 Approved Minutes March 9, 2022 Commissioner Pointner referenced the MXD change and asked if that change would allow for more affordable housing as builders would not be forced to do something in a smaller area. Senior Planner Sommers stated that for this site it does allow more affordable housing units but that may not be the same for each site. She stated that allowing more units per acre would provide more flexibility to a developer to add those units in. Chair Boo agreed that flexibility to allow affordable housing is a signal to the community that the city supports affordable housing. Motion was made by Commissioner Oakley, and seconded by Commissioner Gregor, to recommend approval of the request for comprehensive plan reguiding and text amendment, rezoning, PUD general plan, and preliminary plat for a 176-unit apartment building, for property located at 10000 Highway 55, subject to the supporting resolutions and ordinance. With five Commissioners voting in favor, and one Commissioner opposed (Anderson), the motion carried. New Business Planning and Development Manager McGuire reviewed the staff updates. Adjournment Chair Boo adjourned the meeting at 8:08 p.m.