HomeMy WebLinkAboutPlanning Commission Minutes 06-16-2010Approved Minutes
City of Plymouth
Planning Commission Meeting
June 16, 2010
MEMBERS PRESENT: Chair James Davis, Commissioners Dick Kobussen, Nathan
Robinson, Erik Aamoth, Gordon Petrash, Scott Nelson and Marc Anderson
MEMBERS ABSENT: None
STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Marie Darling, Senior
Planner Shawn Drill, City Engineer Bob Moberg and Office Support Representative Janice
Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Petrash, seconded by Commissioner Kobussen, to approve the
June 16, 2010 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE JUNE 2, 2010 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Robinson, seconded by Commissioner Kobussen, to approve the
June 2, 2010 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved.
6. PUBLIC HEARINGS
Planning Manager Senness discussed the Taylor Creek and Hampton Hills proposals (Agenda
Items 6.A. and 6.13. respectively), and said a number of months ago staff did a study of which
undeveloped properties in northwest Plymouth have access to sewer, water and public streets.
She said there were only a few that met all three criteria, which means creative coordination will
be required in order for development to occur. Planning Manager Senness said these two
proposals go hand in hand. The sewer for Taylor Creek would come through Hampton Hills, and
the street and water for Hampton Hills will come through Taylor Creek. She said the sewer
coming from the east would also eliminate the need for a temporary lift station in the approved
Spring Meadows subdivision.
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A. TAYLOR CREEK LLC (2010035)
Chair Davis introduced the request by Taylor Creek, LLC for rezoning, preliminary plat and
PUD general plan for "Taylor Creek" for 47 single family lots located at 5550 Vicksburg Lane.
Senior Planner Drill gave an overview of the staff report. He said a replacement resolution
which addresses recent changes has been provided.
Commissioner Kobussen asked if moving to a 50 -foot right-of-way for the Shenandoah segment
would affect setbacks where it would be less than 20 feet, or would it push them to a point where
they would lose more trees.
Senior Planner Drill said the idea of reducing setbacks to less than 20 feet was considered so
homes would not need to be moved back. He said if the setback remains at 20 feet and the right-
of-way for this segment is 50 feet instead of 45 feet, there would be additional tree loss of
roughly 1 to 3 dozen trees.
Chair Davis asked why there is a recommendation to widen the right-of-way.
City Engineer Moberg said the 50 -foot right-of-way is the current city standard; 45 -foot would
be a deviation. City Engineer Moberg said Shenandoah Lane would serve as a mini collector for
future homes to the south and east. He said the street would be extended into other properties
and that is why it is important to have a 50 -foot wide right-of-way in that area.
Chair Davis asked if the 55th Avenue right-of-way would also need to be widened to 50 feet.
City Engineer Moberg stated that 55th Avenue is a minor collector and would have a 60 -foot
right-of-way.
Commissioner Anderson asked if the width of the drainage and utility easement would be
increased with the 45 -foot wide rights-of-way to make up the difference.
Senior Planner Drill said the drainage and utility easement would be the standard width of 10
foot along the front lot lines.
Commissioner Anderson asked if there are requirements that the small utilities be bored to save
trees.
Senior Planner Drill said there would be no trees along the street where the small utilities would
be located. He added that most of the preserved trees are in back yards.
Commissioner Kobussen asked if there are any other areas in Plymouth with a 20 -foot front yard
setback.
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Senior Planner Drill said Seven Greens and Conor Meadows have reduced setbacks. Planning
Manager Senness added that the single family homes in The Reserve have reduced setbacks.
Chair Davis asked if there were plans for Outlot F.
Senior Planner Drill said there is a condition in the resolution that Outlot F be widened to
accommodate a stub for a possible future street.
Chair Davis asked if there is a financial incentive associated with the conservation easement.
Senior Planner Drill said he was not aware of a financial incentive. Planning Manager Senness
noted that Elm Creek Highlands also had three conservation easements to preserve trees.
Commissioner Kobussen asked who is responsible for improvements to Vicksburg Lane and can
it handle the increased traffic.
Senior Planner Drill said the construction of the Vicksburg/55th Avenue intersection with turn
lanes on Vicksburg would be done by the developer. He said in the long term, Vicksburg will be
reconstructed to a 4 -lane facility by the city. Senior Planner Drill said Vicksburg Lane could
accommodate the traffic generated by this site.
Chair Davis introduced the applicant, Dave Gonyea. Mr. Gonyea said they would like to
continue to work with city staff to keep the 45 -foot wide right-of-way for Shenandoah Lane
because, in the long run it would save more trees. He said he is in agreement with the remainder
of the resolution.
Commissioner Kobussen asked about his relationship with the developer of Hampton Hills
because one can't start without the other.
Mr. Gonyea said he has been working with the other developer and they are on a friendly basis.
He said they understand that without both happening, neither can happen.
Commissioner Petrash said while driving around Plymouth he has observed setbacks and said
they make it feel very European as the houses are close. He asked if it is a concern how people
perceive these houses.
Mr. Gonyea said because of the zoning in Wood Crest, they couldn't put in bigger lots. Those
are 66 -foot wide, with a big house and some living space over the garage, and they look
expansive. The proposed Taylor Creek lots would be 100 feet wide, so the lots will be 40%
wider. He said the road is the same 28 -foot width.
Commissioner Kobussen asked about the oversized water mains and asked if there is an
advantage to not have it loop back. He asked about future plans for the rest of the development.
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Mr. Gonyea said the 16" pipe would serve the Hampton Hills site. The Taylor Creek project
meets the pressure calculations with a 12" pipe. He said the loop will be provided with the
second phase.
Commissioner Anderson asked if there is a calculation for tree loss based on the 45- and 50 -foot
wide right-of-way.
Mr. Gonyea said he did not have that calculation, because he received the revised resolution the
previous day.
Commissioner Anderson asked if the retaining wall on the west side of Shenandoah Lane would
have to be moved with a 50 -foot right-of-way versus the 45 -foot right-of-way.
Mr. Gonyea said he didn't believe so.
Commissioner Anderson asked if the retaining wall could exist within the right-of-way.
City Engineer Moberg said it would not be preferred to have the retaining wall in the right-of-
way, but there are instances of this in the city.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
Commissioner Petrash asked about vehicle traffic and if the city has a plan to improve Vicksburg
Lane before the next development phase occurs.
City Engineer Moberg said Vicksburg Lane improvements are in the 5 -year CIP. He said the
unresolved question is funding for building those improvements.
Commissioner Nelson said there was discussion on the temporary lift station for the Spring
Meadows development and who would maintain it. He said he is relieved the gravity sewer will
be in place before development, and the temporary lift station will not be part of that.
Commissioner Anderson said this site is difficult to develop with the topography and trees, but
sees the developer making a great effort to preserve trees. He said the retaining walls are
expensive; the reduction of the right-of-way and narrowing of the setbacks has more of a market
affect than anything else. Commissioner Anderson said some folks may not like how close doors
are together. He said there are a lot of single loaded streets, and only a few lots would be
affected by the reduction. Commissioner Anderson said density is at a minimum. He said the
traffic on Vicksburg Lane should not be a concern. Traffic has to be added until it becomes a
priority and then they will find the money. He said the developer and engineer have done a very
good job.
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Commissioner Kobussen said his only concern is the right-of-way width for Shenandoah Lane.
He said it is better to lose a couple trees now and plan for the future, than have a problem later on
that you can't fix. Commissioner Kobussen said he has no problem with this proposal as long as
both developments occur simultaneously.
MOTION by Commissioner Nelson, seconded by Commissioner Anderson, to approve the
request by Taylor Creek, LLC for rezoning, preliminary plat and PUD general plan for "Taylor
Creek" for 47 single family lots located at 5550 Vicksburg Lane. Roll Call Vote. 7 Ayes.
MOTION approved unanimously.
B. PLYMOUTH DEVELOPMENT CORPORATION (2010043)
Chair Davis introduced the request by Plymouth Development Corporation for rezoning and
preliminary plat for "Hampton Hills Phase I" for 14 single family lots located in the northwest
portion of the former Hampton Hills golf course.
Senior Planner Drill gave an overview of the staff report.
Chair Davis asked what would happen with the existing home on Lot 1 Block 2.
Senior Planner Drill said this occupied home cannot be on an outlot, so a lot is being created for
future platting.
Commissioner Anderson said there is one road (55th Avenue) with a proposed 62 lots providing
access to Vicksburg Lane. He said typically this is not done, and asked about plans for requiring
a secondary access point.
Senior Planner Drill said in the long term, the road system will connect to Juneau Lane and there
would be other access points in Taylor Creek that would connect north to Wood Crest. He said
this situation has occurred before where newer areas of development could not get a secondary
access point, such as The Reserve. He added this is not ideal, but there is no alternative until
other properties are developed.
Chair Davis introduced the applicant, Rob Wachholz, Tradition Development. Mr. Wachholz
said he has done projects all over the metropolitan area, but as a Plymouth resident he likes doing
a project in his home town. Mr. Wachholz said Hampton Hills has held a key and they are
pleased to break through with solutions. Mr. Wachholz said City Engineer Moberg and staff
helped solve one of the conundrums on this site which was the sewer. He said it is deep and
expensive, and a challenge to install due to the soils, trees, slopes and wetlands. He said they
sought alternatives with the sewer and found means to serve the properties differently than once
assumed. Mr. Wachholz said this small area of lots would recover some of that cost while
planning for the rest of the site. He said the next stage of development will extend east from the
proposed 14 lots and will accomplish the emergency access connection to Juneau. Mr.
Wachholz said it is a pleasure to work with Gonyea Company, and he respects their knowledge
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of the marketplace. He said they have put together two complicated projects without attorneys,
and have trust and respect for each other and are looking to do the right thing for each other and
for the city.
Commissioner Anderson asked about the timing of the project in terms of grading and sewer.
Mr. Wachholz said upon authorization from the city they would start. He said they intend to
have the sewer go through and avoid the temporary lift station; and they hope to have lots in the
ground by fall.
Commissioner Petrash said there will be three significant construction sites on Vicksburg Lane at
the same time, and asked if construction activity and equipment would be coordinated so traffic
would not be an issue.
Mr. Wachholz said equipment is dropped off during low periods of traffic, and it remains
operating on site. He said they would be using other contractors on the west side of Vicksburg
Lane.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
Commissioner Anderson said the proposal is a quality development with single family lots and
would be correcting a situation in Spring Meadows with the temporary lift station. He said that
lift station was approved to get some activity going. It will be corrected with this situation, but
the temporary long street creates another issue until more land is developed. Commissioner
Anderson said he supports staff recommendation to approve.
Commissioner Petrash commented that he is concerned about what would happen if we have
another recession. There would be empty lots on empty streets and it seems like these
developments are all coming at once.
Chair Davis said we are counting on the people here who are putting their money at risk. He said
we had a lot of concern regarding the temporary lift station at Spring Meadows, but approved it
in the hope other things would start. Chair Davis said he thinks the commission did the right
thing to get things going, and thinks this proposal will keep things going.
MOTION by Commissioner Anderson, seconded by Commissioner Robinson, to approve the
request by Plymouth Development Corporation for rezoning and preliminary plat for "Hampton
Hills Phase I" for 14 single family lots located on the northwest corner of the former Hampton
Hills golf course. Roll Call Vote. 7 Ayes. MOTION approved unanimously.
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C. CITY OF PLYMOUTH (2009027)
Chair Davis introduced the request by the City of Plymouth for a zoning ordinance amendment
to add new architectural design standards for townhouses and apartments.
Senior Planner Darling gave an overview of the staff report.
Commissioner Anderson asked what the current standard for garages is.
Senior Planner Darling said the only requirement is that each unit have two enclosed garage
stalls.
Commissioner Anderson asked about garage sizes historically.
Senior Planner Darling said older townhomes have had a single garage stall. She explained that
a minimum garage size is proposed because it impacts the outside design and provides a
definition of what constitutes two stalls.
Commissioner Anderson asked if 400 square feet is considered 20 foot by 20 foot and if it would
be adequate for two cars.
Senior Planner Darling responded that it would be tight, but it is a functioning two -stall garage.
Commissioner Robinson asked if these new standards would pose a threat to future development
as the number of standards might be an issue for developers and they would go elsewhere.
Senior Planner Darling said if a developer wants to develop in Plymouth, they would have to
meet these standards. She added that if a developer is looking in Plymouth, they have already
identified something they want and these broad architectural standards will not discourage
development in Plymouth.
Chair Davis asked if these standards would apply to the work force housing on Vicksburg Lane
that is being considered.
Senior Planner Darling said these standards would be adopted before that development is
approved.
Chair Davis asked if these standards are clear cut or in the eye of the beholder.
Senior Planner Darling said there will be some ability for interpretation. Staff will have to work
on those issues with developers to ensure these standards are producing the intent that is desired.
Planning Manager Senness added this is the city's first foray into this area. She said standards in
other cities have been studied to see what would fit here and feel confident this a good start.
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Commissioner Anderson said it is a great thing to set design standards as he has seen the
barracks look" on many projects. He said it is difficult to come up with some simple statements
that a developer won't try to take advantage of or manipulate to cut corners where they can.
Commissioner Anderson said he is concerned about the garage size because when it comes to
this type of product the builder sets the market. If all builders put in the minimum there is no
choice. Commissioner Anderson encouraged a larger garage size, and said he has seen many
cars on a driveway because there is not sufficient storage in the garage and one stall was used for
storage. Commissioner Anderson said he would suggest 420 or 440 square foot.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
MOTION by Commissioner Petrash, seconded by Commissioner Kobussen, to approve the
request by the City of Plymouth for a zoning ordinance amendment to add new architectural
design standards for townhouses and apartments.
Motion to Amend by Commissioner Anderson to require two -stall garages containing not less
than (420) square feet.
Commissioner Nelson said as much as he likes a big garage, he did not think 420 square feet is
necessary. He said 400 is a good minimum and the developer will develop what will sell.
Motion failed for lack of a second.
Commissioner Petrash agreed with Commissioner Nelson.
Roll Call Vote. 7 Ayes. MOTION approved unanimously.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Chair Davis, without objection, to adjourn the meeting at 8:15 p.m.