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HomeMy WebLinkAboutPlanning Commission Minutes 02-15-20231 Approved Minutes February 15, 2023 Approved Minutes Planning Commission Meeting February 15, 2023 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 15, 2023. COMMISSIONERS PRESENT: Chair Michael Boo, Marc Anderson, Julie Olson, Neha Markanda, Jennifer Jerulle, Bill Wixon, and Josh Fowler COMMISSIONERS ABSENT: None STAFF PRESENT: Planning and Development Manager Chloe McGuire, Senior Planners Lori Sommers, Shawn Drill, and Kip Berglund, Community and Economic Development Director Grant Fernelius, Engineering Services Manager Chris McKenzie, and Planning Intern Elena Fransen OTHERS PRESENT: Councilmember Julie Pointner Chair Boo led the Pledge of Allegiance. Call to Order (1.1) Oath of Office for New Commissioners Planning and Development Manager Chloe McGuire swore in Bill Wixon. Plymouth Forum Approval of Agenda Motion was made by Commissioner Anderson and seconded by Commissioner Olson 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 4, 2023. Motion was made by Commissioner Anderson and seconded by Commissioner Olson to approve the consent agenda. With all Commissioners voting in favor, the motion carried. 2 Approved Minutes February 15, 2023 Public Hearings (5.1) Preliminary plat for "Fretham 24th Second Addition" for property located south of Highway 55 on the west side of Cottonwood Lane (Lake West Development, LLC - 2023003) Senior Planner Drill presented the staff report. Commissioner Anderson noted previous applications for this property that seemed to make sense but were never built. He asked if there is a reason those did not move forward and whether approval of this request would preclude the remainder of the property from being developed. Senior Planner Drill commented that there is a lengthy history of this property and provided a brief overview, noting that the applicant decided not to record the previously approved plats. He stated that the applicant no longer owns the larger property to the south, which will be developed in the future with one single-family home. Senior Planner Drill confirmed that once this platting is completed and the home for the subject lot is developed, Lake West Development would be fully developed with their holdings in this area. Commissioner Jerulle asked if the distance between the new home and existing home would meet the requirements of the code. Senior Planner Drill replied that the existing home to the north complies with RSF-2 zoning standards, and the new home for the subject lot would also need to comply with the RSF-2 standards. Chair Boo introduced the applicant, Ben Wikstrom, who provided additional context on the elements in past applications that caused those projects to not move forward. He stated that staff has been helpful throughout this process, and he is present to answer any questions of the commission. Chair Boo opened the public hearing. No comments. Chair Boo closed the public hearing. Commissioner Anderson stated that this request appears to make sense. He noted that previous requests with higher density brought forward concerns with drainage and therefore this less dense option would seem to make more sense. Motion was made by Commissioner Anderson and seconded by Commissioner Olson to recommend approval of the resolution for a preliminary plat for Lake West Development on the property located south of Highway 55 on the west side of Cottonwood Lane. With all Commissioners voting in favor, the motion carried. 3 Approved Minutes February 15, 2023 (5.2) Preliminary plat and variances for “Bass Lake Shores” to allow the subdivision of a 2.35-acre parcel located at 12001 County Road 10 (Bass Lake Shore, LLC - 2022072) Planning and Development Manager McGuire stated that the applicant has requested to postpone this item to the April 5, 2023 meeting. She noted that the commission should open the public hearing and continue the item to April 5, 2023. Chair Boo opened the public hearing. No comments. It was noted that the April 5th meeting had been canceled and the correct date should be April 19, 2023. Commissioner Anderson asked if there would be conflict with the 60-day review timeline and whether an extension would be necessary. Senior Planner Sommers replied that the application review timeline would be May 5th, therefore the April dates are still within that timeline. Motion was made by Commissioner Anderson and seconded by Commissioner Olson to continue the public hearing to the April 19, 2023 meeting. With all Commissioners voting in favor, the motion carried. New Business (6.1) Variance request to allow construction of a two-story home and garage addition, along the south side of the existing home for the property located at 2950 Larch Lane (Brian and Kareen Swanson - 2022092) Senior Planner Berglund presented the staff report. Commissioner Anderson referenced the project description response sheet that was completed by neighbors and asked if that is a new process or whether that was provided by the applicant. Senior Planner Berglund replied that there is an administrative process that is not typically seen by the commission, which includes the response sheet. Commissioner Anderson referenced the properties marked with red stars on the map that do not comply with the zoning requirements. He asked if those homes would be allowed to rebuild if something were to happen or whether they would then need to meet new requirements. Senior Planner Berglund provided additional details on the nonconforming section of the city code, which provides some protections. He stated that if one of those homes were to burn down, 4 Approved Minutes February 15, 2023 they would be allowed to rebuild within the same setbacks as long as the building permits were pulled within 180 days of the event. Commissioner Anderson stated that this process, if approved, would provide a variance and therefore the property would not become nonconforming. Senior Planner Berglund replied that is correct, noting that if the variance is approved that would become the new side yard setback for this lot only. Chair Boo asked the discussion that staff had with the applicant as to why something was not designed that would meet the setback. Senior Planner Berglund replied that the applicant did come in several times to have conversations with staff and was made aware of the required setbacks. He stated that several renderings were reviewed and this was designed to stay within the minor variance category. Chair Boo introduced the applicant, Brian Swanson, who stated that they believed that there was a ten-foot setback originally and then scaled back. He commented that this is an odd shaped lot and provided details on a 50-foot easement that creates that odd shape. He stated that they attempted to make the garage as small as possible while still allowing space for two vehicles. He commented that they love the area and would like to invest into their property. Senior Planner Berglund provided additional details on the history of the easement and related vacation of the easement. Chair Boo commented that if this was originally platted as one subdivision, the unneeded right- of-way would have been split equally but in this case the right-of-way came from the property to the west and was deeded back to that property. Chair Boo introduced Lester Zehner, 2985 Larch Lane N, who stated that he owns the lot to the west and commented that they use the area in question for recreation purposes. He stated that his family opposes this request because the addition would be too close to his property. He commented that because of the elevation differences, if he wanted to build an additional garage it would most likely be too close to the applicant’s home. Commissioner Anderson asked for a topographic map of the area. Senior Planner Berglund stated that he did not have that available but provided information on the grade in that area. Commissioner Markanda stated that she would like more information on the process that is followed when opposition is expressed. Senior Planner Berglund stated that this began as a minor variance request process and provided input on that process. He stated that he reached out to the neighbor to gain more information on his opposition, provide details on the request, and invite him to attend this meeting. 5 Approved Minutes February 15, 2023 Chair Boo recognized the consideration that is given to variance requests by both the commission and city council. He stated that this request is within the minor variance category that would not routinely come before the commission. He commented that this request does seem to fit the variance criteria because of the unique characteristics of the site and would fit into the character of this area, therefore he does support the request. Commissioner Fowler asked the purpose of the lower-level garage as it would not seem to provide enough space to get into the garage without crossing the property line. Mr. Swanson commented that because the top garage is tight for two vehicles, the lower level would store the riding mower and his fishing boat. Commissioner Olson asked whether there is a driveway that goes around the home for the additional vehicles. Mr. Swanson replied that there is currently a walkway that would be removed for the new addition and a new walkway would be created south of the home. He replied that the remainder would stay as grass. Motion was made by Commissioner Anderson and seconded by Commissioner Jerulle to recommend approval of the variance request for the construction of a two-story home and garage addition along the south side of an existing home for the property located at 2950 Larch Lane with the conditions noted in the draft resolution. With all Commissioners voting in favor, the motion carried. (6.2) Accessory Dwelling Units (ADUs) Discussion Planning Intern Franzen presented the staff report. Chair Boo asked for more details on the recommendations for different zoning districts. It was noted that there were considerations to ensure there would be sufficient space on the lot for the additional structure, which is why only RSF-1 and RSF-2 were recommended. Commissioner Anderson asked if there is direction from the met council on ADUs. Planning and Development Manager McGuire replied that she is not aware of direction from the met council but noted that she has attended met council training sessions where best practices for ADUs have been reviewed. Commissioner Anderson asked how this would be different than renting a room in your home. Planning Intern Franzen replied that this would typically be a standalone unit with its own bathroom, kitchen space, and living space. Commissioner Anderson commented that Plymouth has a requirement of no street parking overnight and asked the parking requirements that would be considered for ADUs. 6 Approved Minutes February 15, 2023 Planning Intern Franzen stated that many other cities in suburban areas also do not allow street parking and require parking stalls, whether that be in the garage or driveway. Commissioner Anderson commented that most single-family subdivisions developed within the past 30 years have restrictions that do not allow rentals or only allow one home. He asked if the city regulations would overrule or whether those HOA restrictions would not allow for ADUs in those areas. Planning Intern Franzen replied that if a subdivision has more stringent restrictions, that would supersede the city process. Commissioner Markanda asked if there were an estimate of the property value increase that would occur after the addition on an ADU. Planning Intern Franzen replied that it would be difficult to predict that. She commented that adding additional space would generally increase the value of the home as well as the potential for additional income. Commissioner Markanda used the scenario that the space is occupied by a renter/non-family member and asked if there has been any research related to safety and vetting of the renter. Planning Intern Franzen replied that some cities require a rental license if an ADU were to be rented and guidelines for safety could be included in that process. She noted that it would be up to the owner of the property to complete the due diligence to ensure safety as they would be occupying the property with the renter. Commissioner Markanda asked if there is any input from the communities that do not allow ADUs. Planning Intern Franzen stated that not all communities pass the regulation unanimously. She stated that many cities have gone through public engagement before allowing ADUs. She stated that in some of the cities that have not implemented ADUs there has been concern as to how that could impact single-family areas. She noted that there are people within those communities that support ADUs because it creates opportunity for affordable housing. Chair Boo recognized the concern that some would have on the impact to the character of a single-family neighborhood as ADUs would introduce rental housing, increase density, and transient residents. He stated that there is also a question related to property values, as an ADU could increase the value for the property that has the unit but could in turn have an impact on an adjacent property that does not have an ADU. Planning Intern Franzen commented that an ordinance of this nature would introduce the opportunity, identifying a path and purpose. She noted that there are some ADUs in place in Plymouth already that do not follow the process that would be created. She commented that ADUs can be very expensive because of the processes and procedures that would need to be followed and the cost of construction. 7 Approved Minutes February 15, 2023 Commissioner Olson stated that she does support multi-generational housing and there is a need for it. She commented that those are not the troublemakers. She noted that many homes have a second kitchen on a lower level with walkout access and asked if those would automatically become ADUs if this type of ordinance were created. Planning and Development Manager McGuire replied that many homes do have a second kitchen along with living space, bedroom and bathroom in a lower level. She stated that as long as that area is accessible from the front door of the home, the city would not consider that an ADU. She stated that those residents can choose to rent that space under the current city code through a rental license. She stated that if the only access to that space is provided through the walkout, then it would be considered an ADU. Commissioner Olson noted the regulation in some communities that the owner must occupy the home for at least six months of the year and asked how that is policed. Planning Intern Franzen replied that would be reporting based. She stated that the housing inspector could check on that if there are concerns. Planning and Development Manager McGuire noted that many cities require licensing which requires reporting. She stated that typically staff would be alerted if the home were not homesteaded. Commissioner Fowler asked the current regulations related to short-term rentals. Planning and Development Manager McGuire replied that if someone is occupying their home and renting a home, a rental license is not required. She stated that the city code is not explicit on short-term rentals, noting that the city council will be further discussing that later this year. Commissioner Jerulle appreciated this information to provide more information on ADUs. She asked the current request for ADUs and whether the city has received many requests. Planning and Development Manager McGuire stated that staff has not been tracking requests but believed that about one call per week is received on the topic. She noted that most requests are related to multi-generational housing and/or caretaker suites. She stated that often staff works with the requests to allow access from the front door as that would currently not be considered an ADU. She stated that as people are looking at new homes, an ADU is a request because of the desire to have parents or in-laws live onsite to allow for childcare or care of seniors. Commissioner Jerulle stated that if there were that much volume she would tend to think the majority of requests would be related to rentals, as she would think multi-generational requests would continue to come through the planning process. Planning and Development Manager McGuire stated that the only way a request could come before the commission would be to sponsor a zoning text amendment, as a variance is not allowed for that type of request. She stated that there is a request from an emergency room doctor to convert space in his garage for living space as that would allow him to sleep in that area of the home when he comes in later rather than waking up his small children. She noted that 8 Approved Minutes February 15, 2023 many residents are following this process to avoid having to be the sponsor of the text amendment. Chair Boo commented that there are neighborhoods which are typically large lot single-family neighborhoods and when density is added, that would change the characteristic but would also address the changing market place and need for housing. He commented that he believes that this is the right thing to do, but they need to be careful in creating a process that would address potential concerns. He also commented that public engagement would be helpful as this moves forward. Commissioner Fowler asked if this is being considered on a statewide basis and whether there are details on how that would work. Planning and Development Manager McGuire acknowledged that there are a lot of bills up for discussion at the legislature. She noted that one bill would potentially allow duplexes on every single-family property, which would be different. Commissioner Jerulle stated that they should consider not only what this would look like today, but also in 20 years. Planning Intern Franzen noted that it will be interesting to see how that plays out. She commented that there is a need for housing at this time and this could address larger community housing needs. She recognized that could vary with changing dynamics in the future. Chair Boo stated that his limited research shows that a few communities have reversed their decision on whether to allow ADUs, although not many. He stated that he did notice that many communities that allow ADUs have reduced their restrictions to in essence provide more opportunity. Planning Intern Franzen stated that there are some communities with greater restrictions, such as prohibition of rental ADUs. She noted that prohibition could potentially be removed in the future as that community progresses. She confirmed that some communities have removed some of their restrictions to allow more ADU potential in order to find the path that works best for their community. Planning and Development Manager McGuire stated that the city code currently allows an ADU, but it is very restrictive and therefore no requests have come in under that regulation. Commissioner Wixon commented that he is struck by the multi-generational need. He stated that this society tends to send their seniors to a senior center whereas other countries tend to incorporate those seniors into their home for multi-generational living. He stated that he does support multi-generational living, but would be considered with the abuse that could be created through rentals. He commented that he delivers dinners, and the majority are to apartments to seniors that are very lonely because they live alone. Chair Boo asked if there is a sense that this is worth further exploration. He noted that if that were the case, he would suggest checking with the city council to ensure that group is also supportive before committing additional staff time. 9 Approved Minutes February 15, 2023 Commissioner Markanda stated that perhaps this could be added to the community survey to solicit input from residents. The Commission supported further exploration of this topic. Planning and Development Manager McGuire summarized some of the concerns that were raised that staff will further explore. She noted that staff can bring back additional discussion for process. She also confirmed general support for the typical zoning requirements within the staff report. Commissioner Fowler noted that additional parking requirements may not be necessary for multi-generational housing as a senior parent may not be driving. Adjournment Chair Boo adjourned the meeting at 8:45 pm