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HomeMy WebLinkAboutPlanning Commission Minutes 02-02-2011Approved Minutes City of Plymouth Planning Commission Meeting February 2, 2011 MEMBERS PRESENT: Chair James Davis, Commissioners Dick Kobussen, Gordon Petrash, Scott Nelson, Bryan Oakley, Nathan Robinson and Marc Anderson STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Shawn Drill, Senior Planner Josh Doty, Senior Planner Marie Darling, City Engineer Bob Moberg, Community Development Director Steve Juetten, Housing Manager Jim Barnes, and Office Support Representative Janice Bergstrom 1. CALL TO ORDER - 7:00 P.M. 2. OATH OF OFFICE — Planning Commissioner Bryan Oakley 3. PLEDGE OF ALLEGIANCE 4. PUBLIC FORUM 5. APPROVAL OF AGENDA MOTION by Commissioner Nelson, seconded by Commissioner Petrash, to approve the February 2, 2011 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 6. CONSENT AGENDA A. APPROVAL OF THE JANUARY 19, 2011 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Petrash, seconded by Commissioner Kobussen, to approve the January 19, 2011 Planning Commission Minutes. Vote. 6 Ayes (Commissioner Oakley abstained). MOTION approved. 7. PUBLIC HEARINGS A. CITY OF PLYMOUTH (2010088) Chair Davis introduced the request by the City of Plymouth for the addition of 1) LA -5 land use classification to the Plymouth Comprehensive Plan and 2) complementary zoning district to the Plymouth Zoning Ordinance. Senior Planner Darling gave an overview of the staff report. Approved Planning Commission Minutes February 2, 2011 Page 2 Commissioner Nelson said the Waterford Plaza has the tallest buildings in the city, and he asked if guiding and zoning changes accommodated that development. Senior Planner Darling said the 505 and 605 buildings were consistent with office developments. She said the business campus district allows for a conditional use permit for taller buildings with greater setbacks. Planning Manager Senness added that it was reviewed as a PUD at the time. Commissioner Anderson said the 100 -foot height seems like an arbitrary number, and asked how that number was arrived at or if it related to the number of stories. Senior Planner Darling said staff reviewed what other cities' zoning ordinances allowed. This proposal is consistent with height requirements for large apartments for those suburbs that allow them. Commissioner Robinson asked what the maximum height is in the RMF -4 zoning district. Senior Planner Darling said the RMF -4 district allows 45 feet, but also allows taller buildings with a conditional use permit. Commissioner Kobussen referenced Subd. 11 regarding radio and television receivers, and suggested striking out the word "receiving". Senior Planner Darling stated that language is the same as other zoning districts, and was copied for consistency. Commissioner Kobussen said they are transmitting and receiving, and there is an inconsistency being carried over that could use more clarification. Planning Manager Senness said we will look at that language in the next ordinance update. Commissioner Kobussen asked about the solar panel access referenced in Subd. 2(b). Senior Planner Darling said the purpose is to prevent blocking someone's solar panels or creating a permanent shadow. She said shadowing can be calculated based on the time of year. Commissioner Kobussen asked why an administrative permit for model homes is associated with apartments, as there wouldn't be model homes there. Senior Planner Darling said if a condominium was proposed, units could be set up as model homes. Planning Manager Senness added that in some cases a small building is erected with a model home prior to construction of the building. Chair Davis opened the public hearing. Approved Planning Commission Minutes February 2, 2011 Page 3 Chair Davis introduced Craig Schultz, 135 Quaker Lane N. Mr. Schultz asked if exterior signage, such as signage directing clients to a location, would be allowed on the weekends. Chair Davis closed the public hearing. Senior Planner Darling said any small service business that operates within a senior residential development would operate solely to serve the residents in the building. No advertising outside the building directing clients from the street to the building would be allowed. The building itself would have the same signage an apartment could have, which is a 32 -square foot, freestanding sign and a leasing sign. Senior Planner Darling acknowledged that signs are placed on weekends when there is less staff enforcement. Commissioner Nelson said adding these classifications in this zoning district applies to one location we know of, and potentially another. He said the ramifications are not great, and it makes sense to him as it gives the city some flexibility in development, especially in these times when we need to be more creative. Commissioner Nelson said he likes the concept of a gateway to the city, and it bodes well for the city to have these kinds of developments. He said he would be voting in favor. Commissioner Robinson said he concurs with Commissioner Nelson in that the effect would be limited in scope. He said he supports the requirement to be near two main roadways. Commissioner Robinson said this proposal is for an unused area, and he said he will support this. MOTION by Commissioner Anderson, seconded by Commissioner Kobussen, to approve the request by the City of Plymouth for the addition of 1) LA -5 land use classification to the Plymouth Comprehensive Plan and 2) complementary zoning district to the Plymouth Zoning Ordinance. Chair Davis said he supports this as a well -thought out idea, and added this is a gateway project for a key location in the city. Chair Davis said this is an opportunity to open up the city to some sites that are having a hard time developing. He said it is a good idea and will support it. Roll Call Vote. 7 Ayes. MOTION approved unanimously. B. QUEST DEVELOPMENT (2010086) Chair Davis introduced the request by Quest Development for rezoning and a PUD general plan for a 157 -unit apartment building at the southwest quadrant of Highways 169 and 55. Senior Planner Darling gave an overview of the staff report. Commissioner Petrash asked how the 2.5 parking spaces per unit was determined. Senior Planner Darling said the zoning ordinance was reviewed in mid -90's based on concerns with the standard of 2 parking spaces per unit. She said the issue occurred with a parking Approved Planning Commission Minutes February 2, 2011 Page 4 complex that was allowing the residents to park boats and motor homes. Based on that information, the city adopted the 2.5 space per unit, but allowed some flexibility in apartment complexes to provide less than 2.5 with an interim use permit. She said that all apartments constructed since have been closer to the 2 spaces per unit with the condition that recreational vehicles are not allowed on site, or that offsite parking be provided as necessary to meet the requirements. Commissioner Petrash asked if we are considering changing the parking requirement to a more realistic number. Senior Planner Darling said that will be reviewed this summer, as there is no way to do accurate parking counts due to snow. Planning Manager Senness added that staff is recommending a change to 2 spaces per unit later in the agenda, and it will be reviewed later as to whether it should be lowered more than that. Commissioner Anderson asked about the consistency, type and color of the materials to be used on the exterior of the building. Senior Planner Darling said the materials would be Hardi Board with a spray texture similar to stucco, brick veneer and metal panels around the entry. Commissioner Anderson asked about the evergreen height and caliper inch requirement for the trees. Senior Planner Darling said a 2.5 -inch caliper tree would be considered as an over -story tree; coniferous trees would be 6 -foot in height at planting. Commissioner Anderson asked if staff considered increasing the size of any of these trees since there would be fewer trees planted than required. He said the rendering shows trees 30 years out but we know they won't look like that at planting. Senior Planner Darling said that increasing tree size was not suggested to the applicant. Commissioner Oakley asked if it has been determined that Nathan Lane has capacity for any additional traffic generated, and asked if the city has studied or will study how the signal to the west of the apartment building would function. City Engineer Moberg said in 1998 the property was guided for office, and the determination was made that the proposed use of an extended stay hotel would generate less traffic and there was no need for a full traffic study. He said some analysis done by a consultant indicated everything would function reasonably well. City Engineer Moberg said traffic generation for this application would be comparable to a hotel, so he did not think an in-depth traffic study was needed. City Engineer Moberg said the signal has not been looked at specifically. Commissioner Oakley asked if the county does a periodic signal analysis at Highway 55. Approved Planning Commission Minutes February 2, 2011 Page 5 City Engineer Moberg stated that MnDOT would have ownership for that signal. Commissioner Oakley noted that the north entrance on Nathan Lane from the apartment building ends up creating an offset intersection whereby westbound traffic would be shining their lights into exiting vehicles from the apartment. Commissioner Oakley asked if alternatives were discussed with the applicant. Senior Planner Darling said this driveway proposal is very similar to previous proposals on the site, so the headlight issue was not discussed. City Engineer Moberg added that parking is tight and the center drive has parking on both sides. He said shifting the drive aisle to better line up with the intersection would compromise or lose too many parking sites. Commissioner Oakley said the proposed windows are flush to the exterior wall for six floors of height, and he questioned if full casement around the windows was needed. He asked if alternatives were considered to put a head on each window to break up the wall and to reduce potential for rainwater damage to walls. Commissioner Kobussen asked what heat and air conditioning will be utilized, and would there be rooftop units. Commissioner Kobussen asked about the partial green roof. Senior Planner Darling said the heating and cooling system would be Magic-Paks which would be installed in each unit; there would be no visible rooftop units. She said the green roof is above the parking level and is landscaped on either side of the drive aisle. Commissioner Oakley asked if a cash fee in lieu of compliance is required if the applicant does not meet the tree standards. Senior Planner Darling said there is some flexibility with a PUD and a cash fee was not asked for in this situation because the applicant is proposing what is adequate for this site. She added the applicant is asking for TIF and other public financing. Commissioner Kobussen asked how the garages would be ventilated to remove CO2 and carbon monoxide. Chair Davis introduced the applicant, Jim Waters, Quest Development, who said he concurred with the staff report. He reviewed the history of this difficult but prominent site which has hosted a vegetable market, a hotel, and a condo project. Mr. Waters said the city council has indicated they would like to see a landmark building on this site. He said looking at the larger neighborhood, he feels the density is appropriate as it is a densely developed area. Mr. Waters explained that some of the larger trees displayed are existing trees; they would do their landscaping closer to the building. Mr. Waters concluded that this would be an excellent opportunity for the City of Plymouth, and it provides another type of housing opportunity. Approved Planning Commission Minutes February 2, 2011 Page 6 Commissioner Anderson asked for the Magic -Pak definition, and if it would be visible under the window from the exterior. Mr. Waters explained the Magic -Pak is inside the unit - not what you see in a motel underneath the window. There would a room built for it adjacent to the exterior wall where it gets its air exchange. He said it acts like your home furnace and air conditioning with individual ducting systems in each unit whereby each tenant has control over their climate. Mr. Waters said it is accessible from the inside only. Chair Davis asked about basement and first floor parking. He asked if there is only one access per level. Mr. Waters said the site falls off to the south which allows entering on one level on the south side and entering at a higher level on the east side for two access points. Commissioner Oakley discussed the rain water infiltration system in the north parking lot, and assumed soil borings would indicate heavy clay. He asked if the surface drainage would be handled independently of that rain water infiltration system, given the expectation it will freeze every winter. Mr. Waters introduced John Donovan, Loucks and Associates, who said the system in the north parking lot is a rain water harvesting system intending water to stay in the chambers and be used for irrigating the green space. Mr. Donovan said on the south side there is an infiltration system with engineered soil four feet under the surface at the infiltration basin. He said drain tile would be provided and this system would meet the city volume reduction requirements. Mr. Donovan added this would operate more as a filtration, rather than an infiltration system. Commissioner Kobussen asked how the garages would be ventilated and how the common areas would be heated and cooled. Mr. Waters said the mechanical system has not yet been designed. Paul Meyer, 15650 36th Avenue N. said he is the architect for this project and explained that the exterior materials being used are cement -board siding for the base material, which is a stable product with a long life. He said rather than a paint finish which poses a maintenance problem due to the height of the proposed building, an acrylic coating would be sprayed on the cement board. Mr. Meyer said this would be more durable and provides a stucco texture over the cement board siding. He said these two materials would be used to their maximum benefit, and added they offer the same variety of color options as stucco. Mr. Meyer explained the mature trees indicated are existing, and the balance of the landscaping would be mixed in. Mr. Meyer said the Magic -Pak is a packaged heating and air conditioning unit which has a condenser for air conditioning and a heating element for heating. He said the only exposure is a grill for fresh air which is required. Mr. Meyer said the Marriott Courtyard at I-494 and Highway 55 has these units, and the impact of the small grill on the finished exterior is minimal. He added that it is a benefit for each unit to have its own control. Mr. Meyer stated the common areas would be Approved Planning Commission Minutes February 2, 2011 Page 7 served by a relatively small rooftop unit which would be screened or colored to match. He said there would be an exhaust or an intake louver on each end of the garages. He said the venting for the garages does not need to be continuous, but tied to a co -sensor which monitors the carbon monoxide threshold. Mr. Meyer said the opening and closing of garage doors handles most ventilation. Mr. Meyer said there is a nice mix of existing mature trees and over 100 bush and perennial plantings at the pedestrian and plaza level, courtyard, and entrance. He said the ordinance deals only with tree counts but there is a multitude of landscaping included in the plan. Mr. Meyer said for weather proofing, the windows would not be totally recessed. He explained you want to maintain the nailing phalange around the perimeter rather than pushing it in the framed opening. He explained the recessing of the window causes some of the issues with weather -ability. Mr. Meyer said they are looking for a straight drainage plane and have the window phalange be in that drainage plane. Mr. Meyer noted the building has a lot of in and outs with deck recesses, the articulation at the front entry and a two -foot jog for each wing. Mr. Meyer said he believes they are meeting the intent of the ordinance. Commissioner Anderson asked about the cement board and spray on combo, and asked if this has been used on other buildings in the area. He questioned how it would hold up, and if this is a new concept of spraying stucco on cement board. Mr. Meyer said the cement board siding is relatively new in the U.S. and in this region, but is used tremendously internationally. He said it is an amazing stable material with the spray finish bonding to the cement board. Mr. Meyer stated they think it's a good combination and are not in the habit of doing things that are not long term. Mr. Meyer added the building is defined with a strong base of masonry and conventional type residential materials above the base. He said the entry feature has metal panels, adding a mix of materials. Chair Davis asked about the proposed workforce housing. Mr. Waters said this is designed to serve people who are earning 60% of median household income. He said the ratio is to serve 40% at the 60% level which translates to 64 of the 157 units. Chair Davis asked if the units are designated as work force housing forever or if the 64 units float around. Mr. Waters said they do float, and are not designated. He said all one bedroom units will look the same. Chair Davis asked if an applicant who applies is qualified, would get the reduced rate and if this is a state program or your program. Mr. Waters said the qualifications are set as they have asked for help in redeveloping the site and have looked at other financing which would impose restrictions. Mr. Waters said these restrictions may be in place for a minimum of 15 years, and would probably be in place for 30 years. Approved Planning Commission Minutes February 2, 2011 Page 8 Chair Davis opened the public hearing. Chair Davis introduced Karen Chandler, 135 Quaker Lane N. Ms. Chandler said the proposed building is on the walking route which is a trail lots of people use. Ms. Chandler clarified that she is not speaking for or against the proposal. Her concern is about traffic at Quaker Lane on to Old County Road 15 as there is a blind turn, especially turning left. Ms. Chandler recalled the traffic study in 1998 and wonders if it should be revisited as this is a 157 -unit project versus the condominium project with a smaller number of units. Ms. Chandler said traffic back-ups occur around 5:30 p.m. at the signal at Revere Lane to go west on Old County Road 15. She said there might be a need for a signal analysis by MnDOT. Ms. Chandler questioned the safety of the diagonal pedestrian crosswalk as there is a new lane of traffic created and many people in the area have different abilities with some in wheelchairs. She suggested an analysis of stop signs at the intersection and a stop sign for her street. Ms. Chandler asked about lighting and hoped it would not face up in the sky. She asked about the storm water management as there were inconsistencies in the applicant's report in terms of impervious areas. Ms. Chandler asked about TIF financing. Chair Davis introduced Rob Bader, Steven Scott Management and Bader Development, owners of Creekside Apartments which are located adjacent. Mr. Bader said they support this project. He said they just completed a building of similar size in St. Louis Park and used similar elements such as the Hardi Board and Magic-Paks, which they feel are durable and have had success with. Mr. Bader said they are content with 1.75 parking spaces per unit. City Engineer Moberg said we recognize that the intersection of Highway 55 and Revere Lane is less than desirable. There is not enough physical space between County Road 15 and Highway 55 to create an intersection that would have adequate storage lengths and queuing lengths. He said MnDOT's primary focus is to get as much traffic through as possible and if traffic has to queue on a side street, that is what they would look at. The distance from the Quaker Lane intersection to the stop sign for westbound traffic at Revere Lane is approximately 150 feet. City Engineer Moberg said he felt that putting in an all -way stop at Quaker Lane would have an adverse impact on the frontage road as there would be a risk of people ignoring the stop signs. He said he anticipates a stop sign would be located on the driveway for vehicles exiting the site, and there would be a two-way roadway with a side leg that has a stop control. He did not know that a stop sign on Nathan and the frontage road would resolve any traffic issue. City Engineer Moberg said while this may not be best location for the crosswalk, it is better than rotating the crosswalk on the south side of the driveway where vehicles are navigating a turn. Planning Manager Senness addressed the lighting question and stated there would be no up lighting, and that the parking lots and building would be subject to stringent regulations under the city's lighting ordinance. Senior Planner Darling said there is a condition on Page 2 that requires the applicant to amend the water resources plan to remove the .12 acre feet increase in volume consistent with non - degradation requirements. Staff suggested adding 2-4 inches of compost in the wetland buffer as a means of meeting the requirement. Approved Planning Commission Minutes February 2, 2011 Page 9 City Engineer Moberg said the applicant's narrative states there is .9 acres of impervious surface which is the foundation for the hotel, and the amount of impervious surface would increase to 1.7 acres. City Engineer Moberg said the storm water ponding proposed would be sized to capture that increase in the runoff as a result of the increase in impervious surface. City Engineer Moberg said based on storm water calculations they are a little short in managing the storm water on site, so some soil amendment work would be required around the pond to help retain water on site so it doesn't run off as quickly. City Engineer Moberg said the trip generation for an apartment building is 3-6 trips per day per unit. City Engineer Moberg noted that in a 3-10 floor apartment building the trip generation is less than for a two-story building, He said this occurs because the demographics tend to be different. Based on 3-6 trips per unit, there would be 450 — 950 trips per day, which is similar to the trip generation for the previously proposed hotel. City Engineer Moberg said the uses are different, but trip generation remained virtually the same. City Engineer Moberg added that access to Highway 169 can occur from Nathan Lane or Shelard Parkway. He explained that if trips split 50150 north and south for the morning peak, anticipating 60-65 vehicles per hour, the result would be 30-32 vehicles each way which would not have a significant impact. City Engineer Moberg said the current volumes on Nathan Lane are 3,500 — 3,800 vehicles per day. He said the proposal could be a 25% increase overall, but with the distribution, we would not see the magnitude of the traffic going to Revere Lane. Planning Manager Senness discussed the TIF and said Mr. Waters has requested $2.5 million to assist with development of 64 affordable units and soil correction. Chair Davis closed the public hearing. Commissioner Anderson emphasized that an application has to meet storm water requirements. City Engineer Moberg said that is correct. Commissioner Anderson asked if staff is comfortable that the 64 affordable units will be around at least 15 years and that this is not a gimmick to put one party in for a year and then roll it over for a higher price. Senior Planner Darling stated that with the public funding being requested, affordable units are for a prescribed amount of time. Senior Planner Darling said staff is satisfied this is consistent with the comprehensive plan. Commissioner Anderson asked for more definition of "equipment storage" stored in interior or exterior parking spaces. Senior Planner Darling stated that recreational equipment is a defined term in the ordinance, e.g. fish houses are not allowed. Approved Planning Commission Minutes February 2, 2011 Page 10 Commissioner Anderson said he likes most of what he is seeing with this application, such as the site plan and affordable housing. He said he does not have a problem not wrapping windows with this architectural style. Commissioner Anderson said being a gateway corner he does have concerns that have not been sufficiently addressed, such as the exterior material. While familiar with Hardieplank and its success on the exterior of buildings, he questioned the combination proposed. Commissioner Anderson said in his experience with presentations like this, developers would bring product examples for review of thickness, how easily dented, etc. Commissioner Anderson said how this looks is representative of the city, and they may be headed down the right path, but he needs to be convinced in terms of specifications on materials, viewing it, and color. Commissioner Anderson said a condition could be added to require that the grills need to match the exterior in color and texture because if not matched it could be a major eyesore. Commissioner Anderson said his traffic concerns could perhaps be satisfied with a copy of the traffic report done previously. Commissioner Anderson said he is concerned about the landscaping size. He noted staff did require an increase in the size of some arborvitae along Highway 55, but questioned if landscaping needs to be increased from 2.5" to a 4" caliper to make up for the fact that this site just isn't big enough. Commissioner Anderson concurred that this is a difficult site to work with and suggested tabling for additional information. Commissioner Anderson said he would like to see this project proceed because they are headed in the right direction for what Plymouth needs at this site. Commissioner Petrash said he has seen enough to know it's a good project. MOTION by Commissioner Petrash, seconded by Commissioner Nelson, to approve the request by Quest Development for rezoning and a PUD general plan for a 157 -unit apartment building on the southwest quadrant of Highways 169 and 55. Commissioner Nelson displayed a picture of the proposal and said it is a beautiful structure and he hopes it is what we end up with. He said he shares some of Commissioner Anderson's concerns, but is not concerned about materials as they will be reviewed during permitting. Commissioner Nelson said based on experience, he is concerned about the Nathan Lane intersection. He said it is not a pleasant corner as it is not well defined nor well lit, and there is a lot of traffic on both driveways. He said it could be a little messy, and the trail will be used by tenants from the apartment building. Commissioner Nelson said he would like to see more consideration taken on that corner. Commissioner Nelson said the traffic at Revere Lane is an issue, but understands there would be no change by MnDOT. Commissioner Nelson suggested some lighting, stop, yield or slow down signs, or better definition of the road would be appropriate. Commissioner Nelson said he would be proud to be a resident with this as one of our gateways and would support the request. Commissioner Oakley added to Commissioner Nelson's comments and said he thinks this is a good proposal with the potential to be an exceptional proposal. Commissioner Oakley concurred with City Engineer Moberg that there is not a lot that can be done with the existing intersection at Revere Lane. He said he would have liked to have seen some of that traffic information presented so we know it has been looked at. Commissioner Oakley said the corner of Nathan Lane and Old County Road 15 can be improved. He said he feels strongly that the north Approved Planning Commission Minutes February 2, 2011 Page 11 entrance can be aligned with County Road 15 and that the crosswalk can go to the south of the north entrance with a signage plan for County Road 15 to indicate pedestrian crossings. If it comes down to losing 3-4 parking spots in order to move that entrance to the north, Commissioner Oakley said he would support that. Commissioner Anderson noted that Commissioners Oakley's and Nelson's comments indicate concerns similar to his. Motion to table by Commissioner Anderson, seconded by Chair Davis, the request by Quest Development for rezoning and a PUD general plan for a 157 -unit apartment building on the southwest quadrant of Highways 169 and 55 in order to obtain more information on exterior materials, grills, traffic and landscaping. Chair Davis said he concurred with Commissioner Anderson's concerns, and Commissioner Nelson's and Commissioner Oakley's statements support requesting more information. There was discussion regarding the proposed grills and viewing the grills on the Marriott Hotel to see how they are aging. Commissioner Anderson asked for a list of buildings who have similar exteriors as the proposal. Chair Davis said it is a good looking building proposed - but it is a big building and we don't want to do it wrong. Roll Call Vote to table. 6 Ayes. MOTION approved. Commissioner Petrash voted nay. C. GONYEA COMPANY (2010096) Chair Davis introduced the request by Gonyea Company to change the sewer system and sewer staging for properties south and west of Vicksburg Lane and County Road 47. Planning Manager Senness said that the applicant has requested additional time to add two properties to their request. She said staff is recommending this item be continued. Chair Davis opened the public hearing. Chair Davis said this item will be continued to the February 16, 2011 meeting. MOTION by Commissioner Anderson, seconded by Commissioner Kobussen, to continue the public hearing on the request by Gonyea Company to change the sewer system and sewer staging for properties south and west of Vicksburg Lane and County Road 47 to the February 16, 2011 Planning Commission meeting. Vote. 7 Ayes. MOTION approved. Approved Planning Commission Minutes February 2, 2011 Page 12 D. CITY OF PLYMOUTH (2010070) Chair Davis introduced the request by the City of Plymouth for the annual update to the zoning ordinance and city code. Senior Planner Drill gave an overview of the staff report. Chair Davis opened and closed the public hearing, as there was no one present to speak on the item. Commissioner Kobussen asked why pawn shops were excluded from the proposed new commercial uses to be called "retail operations less than 3,000 square feet". Senior Planner Drill said pawn shops were specifically excluded because they are allowed in only one commercial district and are already regulated as a use. Commissioner Petrash said the illustrations in the signage provisions are fantastic, and will help to clarify what is allowed. Planning Manager Senness commended Senior Planner Darling for her work on the illustrations. Commissioner Oakley referenced the reduction in parking spaces for apartments, and asked if staff considered tying required parking to number of bedrooms. Senior Planner Drill said there would be a review of parking spaces for apartments this summer, and it would include an analysis of the overall size of a complex as well as a breakdown of 1, 2, and 3 -bedroom units within a building. Commissioner Nelson asked if allowing an increase to the impervious surface regulations with a conditional use permit for certain townhome developments would open the door to requests from others. Senior Planner Drill said there are a number of unique things in the townhome example provided that justify the conditional use permit process. He said others may ask for a conditional use permit but the city is on good ground to point out the differences between that situation and uses such as single family homes. Planning Manager Senness added that in a single family home you get credit for all of your lot but in the townhome example cited, credit is given only for the unit lot. Commissioner Anderson asked about repealing the fence regulations. Senior Planner Drill said fences are already addressed in the zoning ordinance, so they should be repealed from the city code. Approved Planning Commission Minutes February 2, 2011 Page 13 MOTION by Commissioner Nelson, seconded by Commissioner Oakley, to approve the request by the City of Plymouth for the annual update to the zoning ordinance and city code. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 8. NEW BUSINESS A. QUEST DEVELOPMENT Chair Davis introduced Housing Manager Jim Barnes who gave a review of the tax increment financing program and plan for the apartment building to be located in the southwest quadrant of Highways 169 and 55 for compliance with the Plymouth Comprehensive Plan. Commissioner Anderson asked how tax increment financing (TIF) works. Housing Manager Barnes explained that TIF is a tool allowed under state statute to create a district to capture new taxes from new development or redevelopment. He said the existing base tax is not captured; the new taxes are captured and can be paid out on a "pay as you go" basis or the city can issue bonds. The city and HRA prefer the "pay as you go" method because risk is on the developer and if the value is not there, the city is not obligated to make payments. Housing Manager Barnes said $2.5 million is being requested for this development over the next 25 years. Manager Barnes said after 25 years, or if values are higher and we pay off the obligation earlier, all the taxes go back to the jurisdiction. Chair Davis asked how the money changes hands. Housing Manager Barnes said the applicant pays taxes like any other business at the stated value and the county distributes to the taxing jurisdictions. Housing Manager Barnes said when a parcel is identified as part of a TIF district, the portion of new taxes only is redistributed back to the city. The city will put 90% toward the note and 10% is retained for administrative costs. Commissioner Nelson asked how many TIF districts the city has. Housing Manager Barnes said the HRA has three and the city has four for a total of seven TIF districts. Commissioner Nelson asked if it is a goal of the city to expand their TIF districts, or is it done on a case by case basis. Housing Manager Barnes responded these are done on a case by case basis. He said the City Council or HRA views the creating of a TIF district as a leveling of the playing field for sites that have challenging conditions and there may be a public benefit to be gained by creating a TIF district. He said there are many types of TIF districts that could be set up such as redevelopment, housing, economic development, soil districts, and all have different rules and regulations. Housing Manager Barnes said the last report by our financial advisors in 2009 on our TIF Approved Planning Commission Minutes February 2, 2011 Page 14 districts indicate we are relatively low in comparison to other cities in use of tax increment financing. MOTION by Commissioner Anderson, seconded by Commissioner Petrash, to approve the resolution finding the tax increment financing program and plan for the apartment building to be located in the southwest quadrant of Highways 169 and 55 is consistent with the Plymouth Comprehensive Plan. Vote. 7 Ayes. MOTION approved. B. ACCEPT 2010 ANNUAL REPORT AND 2011 WORK PROGRAM Planning Manager Senness gave an overview of the 2010 annual report and the 2011 work program. Commissioner Anderson said a study of parking spaces at apartment complexes should be added to the work program. Planning Manager Senness answered affirmatively. MOTION by Commissioner Kobussen, seconded by Commissioner Robinson, to forward the amended work plan and annual report to the City Council. Vote. 7 Ayes. MOTION approved. C. ELECTION OF PLANNING COMMISSION CHAIR AND VICE CHAIR FOR 2011 MOTION by Commissioner Nelson, seconded by Commissioner Petrash, to elect Jim Davis to position of the Chair of the 2011 Planning Commission. Roll Call Vote. 7 Ayes. MOTION approved unanimously. MOTION by Commissioner Nelson, seconded by Commissioner Robinson, to elect Marc Anderson to the position of Vice Chair of the 2011 Planning Commission. Roll Call Vote. 7 Ayes. MOTION approved unanimously. D. APPOINTMENT OF PLANNING COMMISSIONER TO SERVE AS LIAISON TO THE PARK AND RECREATION ADVISORY COMMITTEE Commissioner Kobussen offered to continue as the liaison to the Park and Recreation Advisory Committee as he has done for the last two years. MOTION by Commissioner Nelson, seconded by Commissioner Anderson, to appoint Commissioner Dick Kobussen as liaison to the Park and Recreation Advisory Committee. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 9. ADJOURNMENT MOTION by Chair Davis, without objection, to adjourn the meeting at 9:45 p.m.