HomeMy WebLinkAboutPlanning Commission Minutes 04-20-20221
Approved Minutes April 20, 2022
Approved Minutes
Planning Commission Meeting
April 20, 2022
Chair Boo called a Meeting of the Plymouth Planning Commission to order at 7:05 p.m. in the
Council Chambers of City Hall, 3400 Plymouth Boulevard, on April 20, 2022.
COMMISSIONERS PRESENT: Chair Michael Boo, Commissioners Marc Anderson, Bryan
Oakley, Julie Pointner, Julie Olson, and Clark Gregor.
COMMISSIONERS ABSENT: Commissioner Donovan Saba.
STAFF PRESENT: Community and Economic Development Director Danette Parr, Engineering
Services Manager Chris McKenzie, Planning and Development Manager Chloe McGuire, Senior
Planner Kip Berglund, Senior Planner Shawn Drill, Senior Planner Lori Sommers.
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 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 April 6, 2022.
(4.2) Planning Commission minutes from the special meeting held on April 12, 2022.
Chair Boo commented that he asked staff to comment on the special session minutes as they
reflect matters for which the Commission was not in attendance.
Planning and Development Manager McGuire stated that because the entire meeting was
published as a joint meeting between the Council and Commission, the Commission should
adopt the minutes.
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.
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Public Hearings
(5.1) Request for rezoning and preliminary plat for single-family development of 4430
Vicksburg Lane (continued from the March 23, 2022 meeting) (TTD Land Holdings, LLC
-- 2022-008)
Senior Planner Drill provided an overview of the staff report.
Commissioner Pointner asked the percentage of water that will not go through the filtration
system.
Engineering Services Manager McKenzie replied that the vast majority of the development will
go through the filtration system with the exception of the very edges of the development and it
would not be practical to direct those to the system.
Commissioner Anderson asked for more details on the trail, or perhaps land bridge that appears
to go through the filtration basins.
Senior Planner Drill replied that there may be some adjustments. He noted that the access route
to the filtration basin needs to be adjusted which may result in the trail going around one side or
the other, but it does currently show as going through the middle.
Commissioner Gregor referenced the comment that would be a private trail and asked if that
would mean the City would not plow or maintain the trail.
Senior Planner Drill replied that is being called a private trailway that would be about four or
five feet in width and would not meet ADA standards, therefore it would remain private, owned,
and maintained by the association.
Commissioner Gregor asked if having sidewalks on one side of the street would be consistent
with adjacent neighborhoods.
Senior Planner Drill provided details on existing sidewalks and trails and related connections.
He noted the neighborhood to the north was developed before the city started requiring
sidewalks.
Commissioner Oakley referenced the statement that 52 percent of the trees would be saved,
which appear to be on the eastern portion of the site. He asked if there would be a restriction
placed upon the area to prevent tree removal in the future.
Senior Planner Drill replied that there would not be such a restriction. He noted that the
developer is held to that requirement and stated that those lots would most likely be sold at a
premium because of the trees. He stated that homeowners could, in theory, choose to cut trees
but do not typically do that because of the premium they paid to get those trees.
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Commissioner Oakley commented that it appears the filtration basin cuts through the full width
of a lot and asked if there are any concerns with that.
Senior Planner Drill replied that staff paid attention to that throughout this process. He stated
that the trail was provided in order for the lot owner to be able to access the rear portion of the
lot. He noted that if the trail location is changed, an easement would be granted to that property
owner to ensure they could access the rear portion of the lot.
Commissioner Gregor referenced the turnaround in the neighborhood to the south and asked the
possibility for that space if the turnaround could come out. He asked if another home could be
constructed in that location.
Senior Planner Drill replied that another home could not be added. He stated that the
homeowner with the temporary cul-de-sac may request a variance in the future to keep a portion
of that paved area as they have a basketball hoop in that area. He stated that short of such a
variance being approved, the asphalt would be removed, and the area would be restored with sod.
Chair Boo introduced the applicant, Rick Packer representing Gonyea Homes, who stated that
they attempted to present a plan which meets all applicable standards and noted that he was
present to address any questions.
Commissioner Olson asked how access would be gained into the property.
Mr. Packer replied that access would be gained from 43rd Place and Terraceview Lane, which are
stubbed up to the site. He recognized that no matter the path they take, construction traffic
would go through existing residential neighborhoods and noted that was discussed at the
neighborhood meeting.
Chair Boo opened the public hearing.
Chair Boo introduced Molly Stewart, 4540 Terrace View Lane N, who asked if construction
vehicles would access from Vicksburg or the existing neighborhood streets. She asked the
restriction of hours for construction hours. She asked the width of the street and whether there
has been consideration to narrow the street for the purposes of traffic calming. She also asked
the anticipated length of construction for the homes proposed.
Chair Boo introduced Peter Sherman, 4500 Upland Lane, who stated that his home borders
proposed Lots 8 and 9. He commented that his family has enjoyed the greenspace of the vacant
lot but also believe this is a good proposal. He stated that they have reached an agreement with
the developer that if the plan is approved, they would have a fence installed on the southern
border of their lot from the eastern boundary of their lot to Vicksburg Lane. He expressed
concern with the noise from construction and was also interested in the logistical questions asked
of the previous speaker. He hoped that this could proceed smoothly with as much consideration
to the existing families as possible.
Chair Boo introduced Igor Melamed, 15535 45th Avenue N, who stated that he has lived in his
home for 35 years and has watched the trees grow during that time. He commented that this is a
special ecological system and was appreciative to Mr. Drill to the responses he has gotten to his
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questions thus far. He referenced the proposed tree preservation of 52 percent for the site noting
that those trees will mostly fall to Lots 1 through 4. He stated that it seems that it would be left
to the mercy of the eventual homeowners as to whether those trees would remain or be removed.
He asked if anyone has conducted a study on how the removal of those trees could impact the
ecological system. He noted the many different types of wildlife that they have observed in this
area. He stated that he also had the same questions of the previous speakers related to
construction and noise. He stated that he would be interested in having a fence along his
property as well.
Chair Boo introduced Samy Muthurat, 15725 43rd Place N, who asked the proposed approach to
preservation of the trees.
Chair Boo introduced Megan Gorman, 15515 45th Avenue N, who expressed concern about the
proposal. She stated that they purchase their home because of the greenspace, natural and trails
in the area. She stated that they live along the marsh and enjoy the wildlife mentioned by a
previous speaker. She commented that it would be a shame to destroy that natural habitat. She
commented on the high level of housing development already occurring in the community and
felt that it would be a shame to destroy federally protected wetland to build additional homes.
She asked if there are plans to evaluate traffic at 46th and Terrace View, which has been
mentioned for construction access. She asked if the lots on the eastern side could be shortened,
and the trees donated to Turtle Lake Park. She asked if an agreement could be reached on hours
of construction to prevent disruption of the existing residents.
Chair Boo closed the public hearing.
Senior Planner Drill stated that there is an existing driveway on Vicksburg and that could be a
potential for subdivision construction which would include grading and infrastructure placement.
He stated that when it comes to the home construction, the contractors would have to come
through the neighborhood. He stated that the first phase of construction (installation of
subdivision infrastructure) would be allowed during the hours of 7 a.m. until sundown six days
per week with no work on Sunday. He stated that during the next phase of construction (home
building) the allowed hours would be 7 a.m. to 10 p.m. on weekdays and 8 a.m. to 9 p.m. on
weekends. He stated that those hours are established by city code. He commented that the
streets would be 28 feet wide which would match the city standard with a sidewalk on one side.
He stated that there has not been discussion of narrowing the road and it would match in width.
He stated that the city ordinance requires reforestation or restitution through payment if more
than 50 percent of the trees are removed. He noted that because 52 percent of the trees will be
saved, those items are not triggered. He stated that there has not been an ecological study related
to the loss of trees in this area as the city does not require that. He stated that during construction
the developer will need to install tree protection fencing and silt fencing to ensure those areas are
protected during grading. He stated that the parks department has reviewed the proposal and has
determined that additional park land is not desired at that location. He stated that a homeowner
can remove a tree on their property but did not believe that would occur because of the steep
break line that would make that area unbuildable for sheds, swimming pools, and so one. He
again noted that the buyers would be paying a premium for the wooded lots, and generally do not
choose to remove the trees. He commented that the city would not get into the fencing matter as
that is a private matter between the homeowners and developer. He identified the property which
stated they will be receiving a fence and also identified the property which mentioned they
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would like a fence. He stated that the city does not have a requirement that a single-family
neighborhood be screened from another single-family neighborhood.
Mr. Packer commented that their homes take 9 to 11 months to build and complete. He stated
that once the streets are done by September, if the project moves as anticipated, they would begin
construction of a model and spec home. He stated that if they were to sell all 16 lots within two
years, he would hope that construction would be completed within three years. He stated that if
they gained City Council approval they would begin with grading and street work, estimating
grading would take four weeks and utility and street construction could take seven to eight
weeks. He stated that they did speak with the one property owner at the neighborhood meeting
and agreed to place a fence along the back of his property to Vicksburg. He explained that the
lots are shallow in that area and therefore it made sense for both parties to provide that screening.
He stated that they are not doing anything along the steep slope on the east area and therefore did
not see a reason to place a fence in that area mentioned by the other homeowner tonight.
Commissioner Pointner asked if the estimated number of trips for this development was 160.
Senior Planner Drill replied that it is estimated that each single-family home generates roughly
ten average daily trips, therefore 16 homes would equate to 160 average daily trips (a round trip
equals two trips). He stated that vehicles could go either north or south, however, it’s likely
more vehicles would go south. He stated that the existing street system can accommodate the
additional traffic.
Commissioner Pointner stated there is a graphic showing the work that was done relating to the
trees. She commented that she was impressed with the level of detail that was put into reviewing
the trees.
Senior Planner Drill displayed the information relating to trees. He noted that the developer is
required to inventory every tree on the property that is eight inches or larger as part of the
calculation for tree preservation. He acknowledged that it is a large undertaking to account for
all those trees.
Commissioner Anderson stated that this is an application that conforms to the comprehensive
plan, zoning, and tree preservation ordinance. He noted that it was also reviewed by the park
department and the determination was made not to expand the park land. He stated that he has
walked the trail to review where the homes would be in relation to the trail and this proposal
seems to make a lot of sense for the property.
Commissioner Oakley agreed that this meets all the requirements of the planning and zoning
ordinance and therefore the Commission should support this. He stated that he enthusiastically
supports this proposal, as a proposal with 32 lots could have still met the requirements of the
city. He stated that this fits the neighborhood well and preserves a greenspace adjacent to the
park. He stated that while the wildlife may not be as apparent during construction, it will most
likely reappear once construction is done. He stated that he will be supporting this request.
Motion was made by Commissioner Oakley, and seconded by Commissioner Pointner, to
recommend approval of an ordinance amending chapter 21 of the city code to reclassify the land
at 4430 Vicksburg Lane, to recommend approval of a resolution approving findings of fact for
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the rezoning, and to recommend approval of a resolution approving a preliminary plat for
roughly ten acres at 4430 Vicksburg Lane, subject to the supporting resolutions and ordinance.
With all Commissioners voting in favor, the motion carried.
(5.2) PUD amendment to allow the construction of a drive-up ATM at 16895 County
Road 24 (JPMorgan Chase Bank N.A. -- 2021055)
Senior Planner Sommers provided an overview of the staff report.
Commissioner Anderson asked if the canopy area where the previous ATM was housed will be
removed.
Senior Planner Sommers commented that the sign will remain, and any components of the
previous ATM will need to be removed.
Commissioner Oakley commented that vehicles in the line for the ATM in the evening would
have headlights pointing towards highway 55 and asked if there would be screening.
Senior Planner Sommers replied that there would be screening to prevent the lights from
disrupting drivers.
Commissioner Gregor commented that he noticed that the parking lot was a big pile of snow this
past winter and asked if that was because that portion of the building was not being used.
Senior Planner Sommers confirmed that staff also noticed that and believed that are was used for
snow storage because that portion was vacant.
Chair Boo introduced the applicant, Matt Lingam of Kimley Horn, who stated that he is present
to answer any questions the commission may have.
Commissioner Gregor commented that many banks have a drive-thru and this would not. He
asked if that is a trend in banking.
Mr. Lingam replied that they have worked with many banks in the region and confirmed that
more are moving towards automated services for customers.
Commissioner Olson asked the number of vehicles that go through the ATM.
Mr. Lingam replied that he was unsure but noted that he could follow up with Chase Bank to
determine their anticipated use. He noted that peak use time was provided within the staff report
and reviewed those times. He did not anticipate that more than ten parking spaces would be used
at any time for customers of the bank.
Chair Boo opened the public hearing.
No comments.
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Chair Boo closed the public hearing.
Senior Planner Sommers commented that the city does have two other standalone ATMs and has
not received any complaints. She did not anticipate any complaints related to traffic.
Commissioner Gregor commented that this ATM would probably bring more traffic than the
previous because it is more convenient but there is also probably a decreasing use of ATMs as
the trend to use digital currency continues.
Motion was made by Commissioner Oakley, and seconded by Commissioner Anderson, to
recommend approval of an ordinance to amend chapter 21 of the city code to amend PUD 91-1,
to recommend approval of a resolution approving findings of fact, and to recommend approval of
a resolution approving a PUD amendment for JP Chase Morgan Bank at 16895 County Road 24,
subject to the supporting resolutions and ordinance. With all Commissioners voting in favor, the
motion carried.
(5.3) Site Plan Amendment, Conditional Use Permit Amendment and Variance to allow
the replacement of a portion of driving range netting at 1145 Shenandoah Lane (Hennepin
County Facilities Services)
Senior Planner Berglund provided an overview of the staff report.
Commissioner Anderson asked if details are known related to construction timing and whether
golf operations would be stopped during construction.
Senior Planner Berglund replied that the applicant can answer that question. He noted that if
approved, he believed the applicant would start the project as soon as possible.
Commissioner Gregor asked if the current approved height of 55 feet is the same for the
Vicksburg side as well.
Senior Planner Berglund replied that he did not believe the netting along Vicksburg is at that
maximum height of 55 feet.
Commissioner Gregor asked how far the driving range line is from the new fence.
Senior Planner Berglund replied he believes that distance is a little over 600 feet.
Commissioner Gregor asked if there is any difference in the netting during seasons, whether it
would remain or be taken down in the winter.
Senior Planner Berglund replied that the netting would remain in place all year round.
Chair Boo asked if a number of the golf balls going into the parking lot was provided.
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Senior Planner Berglund replied that count was not provided but photographs were provided of
broken windows in the parking lot. He stated that some employees have almost been hit by golf
balls when leaving work as well.
Chair Boo asked if there was any consideration to a shorter net of 75 feet versus 100.
Senior Planner Berglund referenced the trajectory chart, noting that while a 60- or 75-foot net
could achieve the objective for the most part, the 100-foot netting is proposed to fully
accomplish the job of prohibiting balls from clearing the net.
Chair Boo introduced the applicant, Bob Russek of IMO Consulting, who stated that the distance
from the tee box to the net varies from 527 feet to 837 feet. He stated that there is an instructor’s
tee box to the east but that pans away from the parking lot and therefore is not an issue. He
commented that they chose the height of 100 feet as that would cut off just about all shots. He
stated that going higher would have a much higher cost. He stated that the existing poles are
green treated wood, and the new poles would be metal painted to blend with the surroundings.
Commissioner Anderson referenced his question related to timing and whether operations would
stop during installation.
Mr. Russek replied that the bids would open in the next few weeks, and they would be at the
mercy of the supply chain. He commented that there would be a period where driving range
operations would stop when the old poles are taken out and the new poles are installed. He
anticipated that the process would be completed within a few weeks but is unsure when that
would occur.
Chair Boo opened the public hearing.
Chair Boo introduced Hans Greulich, Hennepin County Project Engineer, appreciated the
consideration of the commission. He stated that they have spoken with several golf netting
contractor and are in the process of obtaining bids but there seems to be a lead time to get the
poles and netting. He stated that it could be six months before they have the poles and netting.
He noted that they are attempting to get everything in place and hopefully complete this at the
end of the golf season.
Chair Boo introduced Vince Martinez, 15230 9th Avenue N, stated that he has been a resident
since 1994 and his backyard goes onto the Loose Line. He stated that he and his wife enjoy the
area because of the trails and Parkers Lake. He asked if the netting would impact wildlife,
especially during the evening hours. He asked if the net would be visible from any part of the
trail. He stated that he appreciates the amenities that the community has and would not want the
net to be an eyesore from the trail.
Chair Boo closed the public hearing.
Senior Planner Berglund stated that staff asked the applicant relating to any research on impacts
to birds. He commented that the maintenance staff for the course has not experienced any issues
with birds. He stated that staff did not find any studies mentioned to bird mortality relating from
nets. He stated that there are buildings that will help to screen the netting from the trail.
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Chair Boo noted that the trail also has a berm to the north side. He asked if there have been any
concerns at Eagle Creek Golf Center related to bird impacts.
Senior Planner Berglund replied that the city has not received any complaints related to birds at
that netting.
Mr. Russek stated that there have been no incidents of bird mortality with the 50-foot netting.
He stated that they did research the 100-foot netting and were unable to find bird mortality
related to golf nets.
Commissioner Oakley asked if Mr. Russek was aware of the height of the net along 394.
Mr. Russek stated that he was unsure of the height of that netting. He commented that he does
spend Russek at Parkers Lake and has not noticed the netting.
Commissioner Pointner commented that she supports this as it would help in preventing
accidents and damage to vehicles. She noted that this will be a helpful fix to a problem with a
lower footprint.
Commissioner Oakley echoed the comments of Commissioner Pointner. He stated that this
would promote and enhance general public welfare. He stated that while there have not been any
injuries it does sound like there have been close calls.
Motion was made by Commissioner Oakley, and seconded by Commissioner Pointner, to
recommend approval of the resolution approving a site plan amendment, conditional use permit
amendment and variance for Hennepin County Facility Services for property located at 1145
Shenandoah Lane, subject to the supporting resolutions and ordinance. With all Commissioners
voting in favor, the motion carried.
New Business
Planning and Development Manager McGuire provided an update on recent development
activity.
Adjournment
Chair Boo adjourned the meeting at 8:38 p.m.