HomeMy WebLinkAboutPlanning Commission Minutes 11-02-20221
Approved Minutes November 2, 2022
Approved Minutes
Planning Commission Meeting
November 2, 2022
Vice Chair Pointner 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 November 2, 2022.
COMMISSIONERS PRESENT: Commissioners Marc Anderson, Clark Gregor, Bryan Oakley,
Julie Olson, Julie Pointner and Donovan Saba.
COMMISSIONERS ABSENT: Chair Michael Boo
STAFF PRESENT: Planning and Development Manager Chloe McGuire, Public Works Director
Michael Thompson, Senior Engineer Technician Amy Riegel, Graduate Engineer Jacob Zea, and
Senior Planner Kip Berglund
Vice Chair Pointner led the Pledge of Allegiance.
Plymouth Forum
Dr. Sohoni stated that he is a resident and lover of the game of cricket. He recognized others in
attendance with him in support of cricket, which continues to be a growing sport. He stated that
there is demand for the city to create a space for residents to play cricket, similar to the spaces
the city provides for other sports. He provided details on the surface needed to play cricket and
acknowledged that other sports could be played on the same ground. He stated that other
communities have fields used for multiple sports including cricket. He asked that the commission
consider that cricket is a sport whose time has come for recognition.
Acting Chair Pointner asked that staff follow up with the park and recreation department on this
topic.
Approval of Agenda
Motion was made by Commissioner Anderson, and seconded by Commissioner Oakley, 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 17 2022.
(4.2) Variance for the location of entrance monuments at Hollydale, for properties located
at 4705 and 4695 Garland Lane, and at 17060 and 17065 46th Avenue (Hollydale GC
Development, Inc. -- 2022070)
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(4.3) Variance to the side-yard setback for a garage and home addition at 16100 5th Avenue
North (Janet and Stephen Olson - 2022063)
(4.4) Variance requests for 1) a detached garage in a front yard and 2) to the height of an
accessory structure for the property located at 2520 Medicine Lake Drive West (Aulik Design
Build - 2022071)
(4.5) Variance request to the livable space side-yard setback for a home addition above the
garage at 10210 South Shore Drive (Alexandra and Logan Asche -- 2022078)
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) Rezoning, Preliminary Plat, and PUD General Plan request for Enclave mixed-use
development (Enclave Companies - 2022064)
Senior Planner Berglund presented the staff report.
Commissioner Anderson asked how additional parking would be added, if needed, when the site
is already very full.
Senior Planner Berglund replied that there may be some areas the applicant could review to find
an area where potential additional parking could occur on the site. He confirmed that it would
need to be shown but not built.
Commissioner Anderson asked why there is concern for the residential and commercial
architecture to relate to each other when there is so much space and screening between the two
uses.
Senior Planner Berglund explained that the MXD guiding, and PUD zoning would require the
uses to be tied together in terms of design. He noted that the architecture would be up for
discussion, as to whether enough detail has been shown for the residential and commercial
renderings.
Commissioner Anderson recognized that a commercial user is often not on board at this time and
asked if the city would have input on the future design of a commercial building.
Senior Planner Berglund confirmed that there are not any confirmed tenants for the commercial
development. He stated that there could be something similar to an HOA covenant and restriction
to provide architectural controls for the commercial tenants. He commented that could be
required under the final plat request if the items tonight are approved and the project moves
forward.
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Commissioner Gregor referenced the request to add more studio units and asked if that would
decrease the need for parking.
Senior Planner Berglund replied that the applicant has confirmed that the higher number of
studio and one-bedroom apartments would decrease the burden on parking.
Commissioner Gregor asked if the density is calculated on the residential portion of the
development or the entire development property.
Senior Planner Berglund replied that all three properties can be used to determine density, with
the exception of wetland, wetland buffer, and floodplain.
Commissioner Gregor noted that with that calculation the density would fall on the low end of
what could be allowed on the site. He commented that he was impressed with the level of trees
that would remain on the site. He asked what the landscaping and tree requirements would be.
Senior Planner Berglund replied that any subdivision request is required to preserve a minimum
amount of significant tree inches and provided details on the allowed removal rates for
residential and commercial development. He stated that the applicant has shown a tree plan that
does not even approach the allowed removal allowances. He stated that are also minimum
landscaping requirements for an approved development and noted that the application would
meet the requirements for landscaping.
Commissioner Gregor referenced the park dedication rates and asked for clarification.
Senior Planner Berglund reviewed the current park dedication fees of $8,000 per residential unit
and $8,000 per acre of commercial or industrial development.
Commissioner Gregor asked for clarification on the anticipation for less access points than
shown on the plan.
Public Works Director Thompson stated that staff has spoken with the developer to perhaps only
have two access points to the residential. He provided details on the realignment and
hammerhead turnaround. He confirmed that they would be reducing the points of access with the
project.
Commissioner Gregor complimented staff on putting in these thoughtful elements such as the
possibility of a future turn lane and reducing the points of access.
Commissioner Oakley asked if 56th Avenue is a public street and asked if that would tie into the
Nathan Lane extension. He asked if the city could choose to do a realignment.
Senior Planner Berglund confirmed that is correct.
Public Works Director Thompson confirmed that a realignment could be done within the right-
of-way. He stated that there is a CIP project scheduled for 2024 to redo the commercial streets in
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this area and the realignment would be part of that project. He noted that the project may be
accelerated to 2023.
Commissioner Oakley commented that the other road being disconnected from 56th Avenue is a
private road. He asked if that would be reconstructed by the developer and what spec the road
would be required to be reconstructed to.
Public Works Director Thompson replied that there would be a cost-share contribution from the
developer to the city and the city would lead the public improvement project (sidewalk
extensions, cut off and turnaround, etc.).
Commissioner Oakley commented that as a private road he believes a hammerhead would be
allowed whereas that would not be acceptable on a public road. He asked whether the road
would continue to be private or whether it would convert to a nonconforming public road.
Public Works Director Thompson replied that the road would continue to be private as it would
not meet city standards, such as required width for snowplowing.
Commissioner Oakley referenced the change to the allowable MXD density made earlier this
year and commented that it does not seem that change had an impact on this project.
Senior Planner Berglund confirmed that is correct as the applicant is not requesting to go above
the previously allowed 20 units per acre.
Commissioner Oakley commented on how high the unit count could have been at 20 units per
acre, or even the newly allowed 35 units per acre.
Acting Chair Pointner asked for details on how an emergency vehicle would move through the
site.
Senior Planner Berglund identified the path that emergency vehicles could take around the site.
Acting Chair Pointner asked how people would get in and out of both the residential and
commercial portions of the development.
Public Works Director Thompson stated that this would function similarly to traffic entering and
exiting the gas station. He provided details on the different options. He noted that from a traffic
perspective this would function fine, noting that this traffic would be about one tenth of the
previous traffic study that anticipated a grocery store or more intense use. He noted that the
applicant would dedicate area in the case that a turn lane is needed in the future.
Acting Chair Pointner commented that the sidewalk would extend to TH 169 and asked if there
would be any other trails through the area other than the sidewalks.
Senior Planner Berglund replied that there are not additional trails shown as this time, but the
developer may be considering amenity trails. He stated that the parks department reviewed the
plans and identified the trail gaps desired to be completed.
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Commissioner Gregor asked if the sidewalk would cross over TH 169 to connect or whether it
would end at the ramp.
Senior Planner Berglund replied that he was unsure and would need to follow up with the parks
department. He noted that at minimum the sidewalk would reach the interchange and was
unaware of the sidewalks on the New Hope side.
Commissioner Gregor asked if any of the entrances would be controlled with stop signs.
Public Works Director Thompson replied that there would be a two way stop condition that
would yield to Nathan Lane.
Acting Chair Pointner introduced the applicant, Brian Bochman who stated that he is present to
address any questions.
Commissioner Anderson asked how the applicant would propose to have architectural control
over the commercial development.
Mr. Bochman replied that the commercial portion will be tenant driven. He recognized that the
uses will not be visible to each other because of the trees that exist between the two. He stated
that they can have comparable colors and materials to tie the uses together. He did not anticipate
a national user, but more of a small tenant multi-space building and another more unknown
development.
Commissioner Anderson asked how long construction would be anticipated to take, as well as
the amount of truck hauling that would be needed for the project.
Mr. Bochman replied that they will direct truck traffic to minimize the impacts to others.
Commissioner Anderson stated that in order to move to final plat there are additional details to
work through and asked if the applicant believes that those requirements can be accommodated
without making significant changes to the plan.
Brad Wilkening, civil engineer for project, stated that they have conducted a floodplain study for
the area and have been working with the watershed model. He stated that they are confident that
from a stormwater perspective there is a lot of room for ponding.
Commissioner Olson commented that there does not seem to be space for additional parking and
asked where that could occur.
Mr. Bochman replied that they will not need additional parking as 65 percent of the units are one
person units. He stated that they could provide additional parking northeast of the fire lane if
needed. He commented that they would ensure there is sufficient parking because people will not
renew leases if there is not space to park.
Commissioner Olson stated that she likes the idea of studio apartments as that is a trend. She
noted that a three-bedroom apartment could have three vehicles.
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Mr. Bochman replied that they typically do not see that. He stated that two-bedroom apartments
have become their hardest units to lease. He stated that three-bedroom apartments are more rare
and typically are occupied by families rather than three individuals sharing an apartment. He
noted that typically those wanting to share costs by sharing an apartment gravitate to a lower cost
apartment building.
Commissioner Olson asked if there is a limit on the number of vehicles a leased apartment could
have.
Mr. Bochman replied that every vehicle must be registered on the lease. He stated that each
person living in the unit must also be on the lease. He explained that if they are seeing a vehicle
that is not registered, they do follow up.
Commissioner Gregor asked if the applicant has considered EV parking.
Mr. Bochman replied that is one of the most difficult amenities to offer. He stated that they will
install more once the vehicles use a more universal charging station. He stated that they have run
conduit on past projects in anticipation, and then began to see an increased demand. He noted
that they continue to look at options for that.
Commissioner Gregor asked if there is a bus route near this building.
Public Works Director Thompson commented that the city oversees its own transit system and if
this project moves forward they would review bus route options.
Commissioner Oakley referenced the path pedestrians would take to reach the commercial area
and asked if there has been any consideration to add a trail to the commercial area from the
residential area that would not require crossing of Nathan Lane.
Mr. Bochman replied that they would most likely look at those options as they want the retail
areas to be successful.
Acting Chair Pointner asked if there would be vegetation cleanup on the side of Bass Lake and
TH 169.
Mr. Bochman replied that they have contemplated trying to do a monument sign to help the
retailers and apartment identification because the visibility. He stated that they would do some
cleanup to remove volunteer trees but keep the good trees.
Acting Chair Pointner asked the anticipated age group for the apartments.
Mr. Bochman replied that COVID changed how some of these things work. He stated that young
professionals and young married couples have always been the most prevalent apartment
dweller. He stated that the 55 plus group has become a strong second. He stated that as more
amenities are put into buildings and because less maintenance is needed, that age group tends to
gravitate towards apartment living as well.
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Acting Chair Pointner commented that she lives near this location and can often hear noise from
the car dealership. She asked if the apartment would create a buffer from the car dealership.
Mr. Bochman commented that the apartment will create a bit of a sound wall to buffer from those
noises.
Acting Chair Pointner opened the public hearing.
Acting Chair Pointner introduced John Degnan, 10110 56th Ave, who stated that he supports the
proposed development. He stated that something will be developed on the site, and he cannot
imagine a better developer to work with. He commented on the cooperative process and the
adjustments that the developer has made because of input from the residents. He stated that the
HOA for the villas support taking on a small portion of property as proposed and believe that this
is a good development proposal.
Acting Chair Pointner introduced Philip Stone, 5445 Nathan Lane #3, who stated that there is a
group of people that are very concerned although they have not taken a strong opposition to the
project. He stated that they have expressed concern with many aspects of the project since 2021.
He stated that his group has split up their concerns and each person coming forward with provide
details on a different area of concern. He commented that they appreciate that staff and the
commission have worked hard to have some adjustments made to the plan, but they still have
concerns.
Acting Chair Pointner introduced Kent Brandt, 5484 Nathan Lane #4, stated that he has lived in
his home for 14 years and has a different perspective than the traffic study. He expressed concern
with adding over 220 residents into an already busy residential and commercial area. He
commented that the entry and exit points are already inadequate in that area. He stated that there
are only two points, one at Bass Lake Road and one at Schmidt Lake Road which serve three
residential communities. He commented that several businesses also require easy and convenient
access to this area, via Nathan Lane and the frontage road. He stated that the two points are
already poorly designed, and he did not expect a third entrance. He asked when those two points
would be improved at Nathan Lane and Bass Lake Road as well as at Schmidt Lake Road. He
commented that those improvements are needed now before more residents are added. He was
confused by the enthusiasm of the neighbors to the north side and asked what those residents
would know that he does not.
Acting Chair Pointner introduced Don Vessey, 5520 Nathan Lane #4, stated that his main
concern is with the intersection of Bass Lake Road and Nathan Lane. He commented that the
intersection was most likely designed over 50 years ago, with cracked and chipped curbs and
cracked sidewalks. He commented that dirt and class five has been hauled in over the year to fill
holes created by semi-trucks. He was unsure that the intersection is properly designed to handle
the increased length of semis with trailers. He asked that consideration be given to improving
that intersection.
Acting Chair Pointner introduced Nancy Anderson, 5525 Nathan Lane #1, stated that she moved
into her home in 1995 and will be right across from the apartments. She commented that her
main concern is with the road and how it would be changing. She commented on the volume of
semi-trucks that turn onto 56th from Nathan Lane. She commented that it has helped that the
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trucks have to slow down with the curve. She stated that her other concern is that the road is a
two-lane road where semis often park on the side, which makes it a one lane road noting that it is
similar with the frontage road. She commented that vehicles are often waiting to turn right out of
Speedway.
Acting Chair Pointner introduced Dan Toman, 5540 Nathan Lane #4, commented on the
increased traffic that would be created by this development that would contribute to the already
poor traffic conditions. He stated that the increase of semi-truck traffic already contributes to
safety concerns as the road is not wide enough to accommodate the traffic. He stated that there
are also no streetlights on 56th or the frontage road which contributes to safety concerns. He
stated that 56th and the frontage road also lack painted lines. He referenced the frontage road
bump out which encourages northbound traffic to make the turn west from Schmidt Lake Road
which pushes traffic through neighborhoods. He stated that if the bump out were removed it
would create a straight shot which would assist. He noted that adding streetlights, painted lines,
and addressing his other concerns would increase safety for traffic and pedestrians.
Acting Chair Pointner introduced Christopher Gosch, 5545 Nathan Lane #4, stated that he
reviewed the traffic report and was surprised by the fidelity of the study which primarily focused
only on the area and nearby intersections. He believed that the whole area should have been
studied. He noted that the study also took place during only one week and two hours of the day
during peak traffic times. He encouraged the city to review traffic conditions over a much
broader time. He stated that the study was also completed in February and therefore did not
provide a great estimate of the traffic conditions.
Acting Chair Pointner introduced Brad Frank, 5570 Nathan Ln #2, who stated that they enjoy
living in Plymouth and have some concerns with this corner of the community. He commented
on the increase in traffic on Nathan Lane and cut through traffic from trucks in the
neighborhoods attempting to avoid the traffic on TH 169. He noted that vehicles cutting through
also travel at high speeds. He recognized that change would happen, and they are not necessarily
against the project but want to speak of their concerns. He thanked city staff for talking with the
residents about their concerns. He also thanked the developer for attempting to address concerns
as well. He was concerned with the impact that adding 220 units to this already congested would
have.
Acting Chair Pointner introduced Paul Kroehnert, 5594 Nathan Lane #1, echoed the comments
related to traffic. He believed that the count of vehicles was most likely low and agreed that
those counts are most likely higher during the summer months. He noted the poor geometrics at
Schmidt Lake Road and Bass Lake Road. He stated that he would support a dedicated turn lane
as recommended as a possibility in the future.
Acting Chair Pointner introduced Mary Johnson, 5525 Nathan Lane #3, who stated that they love
Plymouth and their neighborhood. She commented that the development looks interesting and
will be a pleasant place to live but she has concerns with traffic. She commented on the high
level of truck traffic on 56th as well as the parking of trucks along 56th. She stated that if the
straight through of Nathan Lane is removed, all the traffic would take 56th. She commented that
it does not look like there would be a stop sign at Nathan Lane and 56th and vehicles take that
turn quickly and travel at high speeds. She also commented on the difficulty is trying to make a
right hand turn onto Bass Lake Road from Schmidt Lake Road when vehicles in front of you are
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attempting to make a left-hand turn. She commented that it would seem that removing the middle
driveway would be a positive thing.
Acting Chair Pointner closed the public hearing.
Acting Chair Pointner commented that the item before the commission tonight is related to the
Enclave development and did not believe they cannot consider the other roads. She asked if staff
would be working with residents to address the other concerns.
Public Works Director Thompson commented that the items listed related to traffic are being
considered as part of the overall public improvement project. He commented that staff
understands the existing traffic concerns that would be address through the pavement project the
city will complete. He commented that there will be geometric improvements and other
improvements related to removing the bump out to address those concerns.
Acting Chair Pointner referenced the comment that there are two access points into the
residential areas and asked if there is a plan to change that.
Public Works Director Thompson confirmed that it has been planned to just have those two
access points into the existing residential neighborhoods. He commented that staff is also
familiar with the parking issues of semis that they have been addressing through enforcement.
He stated that the pavement project could also look at expanding the roadways. He understood
that there are existing issues that are there regardless of the development. He recognized that
there is additional traffic that could come forward, but it is lower density than the use that was
considered in 2015. He commented that the public improvement project could address the traffic
concerns raised by the existing residents.
Acting Chair Pointner asked if there has been consideration for a signal at Schmidt Lake Road.
Public Works Director Thompson commented that part of the public project will look at
adjustments relating to the connections to Schmidt of the frontage road and Nathan Lane.
Acting Chair Pointner commented that currently the plan shows three entrances into the
apartment area and asked if that would be the plan or whether the middle driveway would be
eliminated.
Senior Planner Berglund replied that there is a recommendation to remove the middle driveway.
He stated that the applicant has been working on plan revisions that will show the removal of
that driveway.
Public Works Director Thompson confirmed that is the recommendation of staff and the
developer agreed.
Planning and Development Manager McGuire referenced an emailed comment that has been
submitted into the record from Harold Connor.
Public Works Director Thompson stated that the CIP identified the public improvement project to
occur in 2024 but noted that he is coordinating with the applicant to get the construction done in
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conjunction with the road improvement project. He anticipated that the public improvement
project would move forward in 2023, which would be when the developer’s project would also
begin construction if all approvals were gained.
Mr. Bochman stated that he appreciates the cooperative efforts of staff. He commented that it is
important for them that the road project is completed while they are doing construction to avoid
additional impacts to residents. He stated that their goal would be to break ground in March or
April and anticipated 18 months of construction.
Commissioner Anderson stated that the reguiding occurred earlier this year for mixed use and
PUD. He stated that this project falls on the lower end of the density allowed. He stated that the
developer seems to be confident in the parking being sufficient and noted that there is language
requiring additional parking if that is needed. He stated that the number of efficiency units is
based on the applicant’s study of the market. He commented that the architecture seems to be
good and believed the realignment of Nathan Lane would be excellent. He noted that a lot of the
traffic concerns will be addressed through the city public improvement project. He believed this
to be a good project.
Commissioner Oakley echoed the comments of Commissioner Anderson. He stated that it seems
that staff is already aware of the traffic concerns in the overall area that will be addressed
through the public improvement project. He believed that the changes proposed would help to
ease the traffic concerns. He commented that this seems like a good opportunity to address
existing issues that do not have to do with the private development project. He stated that it
seems that this project would work well in Plymouth and this type of housing would be a good fit
for this area. He also believed that the blend of commercial and residential would be a benefit.
He thanked the residents that provided logical and thoughtful input tonight.
Commissioner Saba also acknowledged the benefit of the proposed project and public
improvement project working together. He commented that the city has a history of turning these
situations into a positive. He referenced a similar situation that is now outstanding. He
commented that the situation will get a lot better with these changes.
Commissioner Olson stated that she supports the project and commented that it has been great to
see the developer working with the neighborhood. She noted that the city is also being
cooperative and believes this will be a good project.
Commissioner Gregor agreed that there is a good plan from the developer that dovetails with the
improvements that will be completed by the city to address the traffic issues. He stated that he
also supports the project and is hopeful that the concerns of the residents will be resolved.
Motion was made by Commissioner Gregor, and seconded by Commissioner Oakley, to approve
an ordinance amending chapter 21 of the city code to reclassify certain land located west of
Highway 169 and south of Bass Lake Road and Nathan Lane, and to approve a resolution
approving findings of fact for the rezoning of the land as recommended in the staff report, and to
approve a resolution approving a PUD general plan and preliminary plat for the Enclave mixed
use development.
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Further discussion: Acting Chair Pointner commented that she has been with the project from the
beginning as a neighbor. She commented that she has seen the changes the developer has made in
conjunction with input from the residents. She noted that this has been an impressive project to
watch progress and the cooperative nature of all parties.
With all Commissioners voting in favor, the motion carried.
Adjournment
Vice Chair Pointner adjourned the meeting at 9:08 p.m.