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HomeMy WebLinkAboutPlanning Commission Minutes 04-19-20231 Approved Minutes April 19, 2023 Approved Minutes Planning Commission Meeting April 19, 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 April 19, 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 Planner Shawn Drill, Senior Planner Lori Sommers, and Engineering Services Manager Chris McKenzie Chair Boo led the Pledge of Allegiance. Call to Order Public 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 March 15, 2023. Motion was made by Commissioner Anderson and seconded by Commissioner Markanda to approve the consent agenda. With all Commissioners voting in favor, the motion carried. Public Hearings (5.1) Amendment to site plan and conditional use permit for MACO Properties, LLC to allow expansion of Parks’ Place Memory Care located at 18040 Medina Road (2023010) Senior Planner Drill presented the staff report. 2 Approved Minutes April 19, 2023 Commissioner Anderson referenced the letter submitted by the Pearl Gardens HOA which requests sound mitigation for the air conditioning units. He asked if there has been a study done on the noise level of the units and whether mitigation had been considered. Senior Planner Drill responded that staff has begun to review that issue. He provided details on the location of the air conditioning units on the roof. He stated that the city’s noise ordinance exempts air conditioning units. Senior Planner Drill has requested that the applicant provide the manufacturer ’s specifications on the air conditioning units so the noise levels at the receiving lot lines can be analyzed. Commissioner Anderson noted the Perl Gardens HOA request for landscape buffering and asked if there was a landscaping plan submitted and whether staff feels that is sufficient. Senior Planner Drill responded that a landscape plan was provided with the application, however, none of the new plantings are proposed along the common boundary with Perl Gardens. He stated that the original landscape plan for Parks’ Place exceeded the number of trees required when the building was constructed, therefore additional trees would not be required. Commissioner Anderson stated that it would then be a question to the developer as to whether they would plant additional trees at the request of the neighbor even though it would not be required. He referenced the pond which is referred to as an infiltration basin in the presentation and asked if the intention would be to have standing water and whether fencing would be required. Senior Planner Drill replied that the infiltration basin was designed with an aquatic bench, so the first ten feet is not deep. He stated that the city does not require, and the staff does not recommend, fencing around water quality features. He added that this basin only holds water after a storm event and is dry most of the time. Commissioner Fowler commented that it appears the proposed private trail south of the retention basin and along Medina Road would go into the existing trail easement where a future city trail may eventually go. He asked if there would be a conflict. Senior Planner Drill replied that the city had originally requested that the private trailway be placed outside of the ponding easement for the basin, as is shown on the current plans in the packet. However, staff is now telling the applicant to relocate their private trailway within the ponding easement for the basin – to keep the private trailway out of the city’s public trail easement along Medina Road. Chair Boo invited the applicant to address the Commission. Chair Boo introduced Karen Parks, representing the applicant, who stated that they overplanted with the original building construction more than the amount needed for ultimate buildout of the proposed addition. She stated that they do not have plans to add additional trees with this expansion. She commented that the Pearl Gardens development places their homes close to the lot lines, such that there is not space for tree planting in the rear yard areas of those townhomes. She stated that the Perl Gardens neighborhood has requested permission to plant trees on the Parks’ Place property, to which she has agreed. She said the aerial photo shows some places 3 Approved Minutes April 19, 2023 where this has already happened. She did not have any concerns with safety related to the placement of the trail around the basin, which will be dry at most times. She commented that there is not water in the basin very often, as it is only in the basin for 2-3 days after a heavy rain event. She commented that the residents in their facility would only be outside with supervision. She noted that most of the homes in Pearl Gardens and Walnut Grove are occupied by seniors and not young families with children. Commissioner Wixon asked if there would be weeds in the basin if it is mostly dry. Ms. Parks replied that the basin was planted with natural plantings and some poplar trees have begun to grow in that area. Commissioner Anderson asked if there are any plans for sound mitigation of the new air conditioning units, the anticipated placement of the air conditioning units on the addition, and whether the units would be visible from the homes. Ms. Parks replied that the addition would be a miniature of what already exists, therefore, the color and design would be similar. She commented that their staff and residents sit outdoors near the air conditioning units at least twice a day in the summertime and have never experienced problems with noise from those units. Chair Boo opened the public hearing. Chair Boo introduced Gretchen Englund, 18205 39th Avenue North, who stated that there is not a lot of space between her property and the infiltration basin. She commented that she would prefer to have the trail eight feet from the property line rather than six feet. She commented that she believes the path will be a welcome addition for the residents that live there. She requested additional screening between the trail and property line. She commented that some trees will be removed to make space for the path and perhaps those could be replanted in another location or replaced. She also requested that dead trees be replaced. She asked if certain trees would be protected during construction. She asked that turf or native seed be used, and that invasive species be removed. She stated that bio logs for erosion control were left in place following the original construction and asked if those could be removed when this construction is completed. She stated that this will be a good project and the applicants have been good neighbors. Chair Boo introduced Marty Wirth, 18145 39th Avenue North, who commented that the only trees that provide screening in the area between their properties and Medina Road are the trees that they planted. He noted that prior to the construction on this site, they could not see Medina Road or traffic because of trees that existed prior to the development of Parks Place, but those were removed and the noise from traffic is impactful. He requested additional screening. He commented that the applicant has been cooperative to address other issues, such as issues with the parking lot lights. He commented that the proposed private trail would be close to the property line and commented on the topography in that area. He added that bio logs are partially buried in that portion of the property and agreed those should be removed. Chair Boo introduced Jan Wyder-Barck, 18175 39th Avenue North, who commented that she appreciates the mission of the facility. She stated that when you compare the originally proposed site plan to the new plan, the trail is not in the same location and has been shifted towards the 4 Approved Minutes April 19, 2023 property line. She commented that the narrow area between the infiltration basin and the neighboring property line would not support an eight-foot-wide path, and perhaps not even a six- foot-wide path because of the elevation near the basin. She stated that prior to the site being developed, it was heavily wooded. She said that after development, the sight lines are open to Medina Road and ball fields to the south, which is a dramatic change. She stated that the Walnut Grove homeowners have invested a lot of money into landscaping for their own benefit and do not want a walking path near the property line. She stated that the trees that would be removed to install the walking path currently provide the minimal screening that exists. She commented on the lack of privacy in some areas because the trail is proposed so close to the property line. Ms. Englund asked the slope of the path and whether that would drain toward the basin or away from the basin. Chair Boo closed the public hearing. Chair Boo introduced Katie Wolf with Civil Site Group, representing the applicant, who commented that the infiltration basin is required to drain in 48 hours and provided details on the design. She stated that they have decided to decrease the width of the trail from eight feet to six feet, which allows for a six-foot setback from the property line. Senior Planner Drill identified the trees proposed for removal as part of the trail construction. He stated that because the applicant planted more trees than required, there would not be a requirement to replant, although they acknowledged the request from neighbors for those trees to be relocated. Ms. Wolf commented that the trail would be slightly tilted to drain inward toward the infiltration basin. Senior Planner Drill stated that he has spoken with the applicant about the noxious weeds in the west triangular-shaped portion of the site and that will be addressed. He confirmed that all existing and planned erosion control elements would be removed following construction. Ms. Wolf commented that a tree survey was not required for the application and, therefore, not all trees that exist on the site are shown on the plans. Commissioner Anderson asked if the 2017 plan was followed, noting that perhaps not all the work was completed if erosion control measures remain on site. Senior Planner Drill replied that the 2017 plan was followed with the exception of the trail installation. He commented that the city is holding financial guarantee funds in anticipation of as-built survey information, noting that it is not unusual for a project to remain open three to four years after construction. Commissioner Anderson asked if there are aerial photos of the site prior to construction, noting the comments from the neighbors about the previously wooded condition of the site. He acknowledged that people have the right to remove trees to support their development and required stormwater improvements. 5 Approved Minutes April 19, 2023 Senior Planner Drill commented that prior to the construction of this facility there was one single-family home on the site and much of the remainder of the site was natural woods that had grown over time; not planted trees. He stated that when the site developed, the infiltration basin was required which resulted in tree removal in that area. Commissioner Olson commented that it seems everyone agrees that the applicant is a good neighbor, and the only concern is with the location of the trail. She asked who is requiring the trail. Senior Planner Drill replied that the trail is not a city requirement and is a desired amenity requested by the applicant. He commented that it would be a private trailway for the use of the residents of the property. Commissioner Anderson asked if the trail could go along the south of the basin, ending in a cul- de-sac, rather than looping around the north side of the basin. Chair Boo commented that he would not want to place the applicant in the position to make that decision at this time. He stated that the application has been submitted and the Commission should make its recommendation on that application. Senior Planner Drill provided additional context on the level of discretion the Commission would have in making its recommendation if the zoning ordinance requirements are met. Commissioner Jerulle appreciated the comments that the applicant has been a good neighbor and that there has been cooperation with the adjacent developments. She referenced the staff report comments related to landscaping and asked if there would be new trees planted. Senior Planner Drill noted that the site was originally overplanted with trees. He stated that the equivalent trees mentioned in the report would be foundation plantings around the new building addition and that no other plantings were proposed at this time. He noted that although the Commission could make a recommendation for additional landscape screening, that would be more than what is required by the code. Commissioner Markanda stated that she appreciates that the applicant wants to continue to be a good neighbor but also wants to ensure that there is not a decrease in enjoyment of property for neighboring residents under the conditional use permit. Senior Planner Drill commented that the use is already permitted and in existence, therefore it would be difficult to say that use would decrease enjoyment. Chair Boo noted that the original site plan anticipated this second phase, and a conditional use permit was already approved for the land use. Motion was made by Chair Boo and seconded by Commissioner Anderson to recommend approval of the resolution approving the amendment to site plan and conditional use permit for MACO Properties LLC to allow expansion of memory care located at 18040 Medina Road and with the added stipulation that staff continue to work with the applicant to ensure the walkway meets setback requirements as well as investigating possible modification to the landscaping plan. 6 Approved Minutes April 19, 2023 Commissioner Anderson stated that he agrees that the applicant can work with staff to determine if modifications can be made. He stated that the applicant had the right to remove the trees in the original phase to install the required infiltration basin. He recognized that his comment suggesting the northern portion of the trail be removed was outside the purview of the Commission. With all Commissioners voting in favor, the motion carried. New Business (6.1) Update on City Center 2.0 Planning and Development Manager McGuire presented the staff report. Senior Planner Sommers explained the process that was completed to gather input from various stakeholders to develop the design standards. Chair Boo commented that he would like to see a focus on density, encouraging retail and housing to create synergy and vibrancy. Senior Planner Sommers commented that language is within the code rather than the design standards. Commissioner Wixon asked for details on financing. Planning and Development Manager McGuire commented while the city has some financial assistance opportunities and while there also could be grant opportunities for certain types of development, the majority of financing would come from the private development market. Commissioner Anderson stated that while the images are nice, he can only identify what he would be looking at in two of the images. Planning and Development Manager McGuire provided additional details that would give context to the location of the different images. Commissioner Anderson commented that in order to support some of this redevelopment, some existing uses would need to go away. Planning and Development Manager McGuire commented that this would be private development driven, but noted that the city does own some of the property which provides more flexibility. Commissioner Fowler commented that he would encourage clarity in the goals for each of the key elements. He explained that clarifying those goals, using the example of public art, would provide more direction to ensure that they do not just get the same thing repeated and would have something to weigh a decision against. 7 Approved Minutes April 19, 2023 Commissioner Jerulle asked the anticipated timeline. Planning and Development Manager McGuire provided details on the anticipated timeline, hoping to have the standards and other updates completed by fall. Chair Boo asked how some of the existing uses tie in other than simply existing. Planning and Development Manager McGuire reviewed some of the allowed uses and gathered some input from the commission. Adjournment Chair Boo adjourned the meeting at 9:12 pm