HomeMy WebLinkAboutPlanning Commission Minutes 09-03-2008Approved Minutes
City of Plymouth
Planning Commission Meeting
September 3, 2008
MEMBERS PRESENT: Chair James Holmes, Commissioners Terry Jaffoni, Erik
Aamoth, Karl Neset and Scott Nelson
MEMBERS ABSENT: Commissioner James Davis
STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Shawn Drill,
Planner Josh Doty, City Engineer Bob Moberg and Office Support Specialist Laurie
Lokken
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
Planning Manager Senness announced that items 5.1). and 5.E. are to be removed from the
Consent Agenda and will become items 7.A.1. and 7.A.2. under New Business.
MOTION by Commissioner Nelson, seconded by Commissioner Jaffoni, to approve the
September 3, 2008 Planning Commission Agenda as amended. Vote. 5 Ayes. MOTION
approved.
5. CONSENT AGENDA
A. APPROVAL OF THE AUGUST 6, 2008 PLANNING COMMISSION
MINUTES
MOTION by Commissioner Neset, seconded by Commissioner Aamoth, to approve the
August 6, 2008 Planning Commission Minutes. Vote. 5 Ayes. MOTION approved.
B. KRAUS-ANDERSON CONSTRUCTION COMPANY (2008061)
MOTION by Commissioner Neset, seconded by Commissioner Aamoth, to approve the
request by Kraus -Anderson Construction Company for a site plan amendment for a 21,000 -
square foot building addition and parking expansion for Zero -Max for property located at
132006 th Avenue North. Vote. 5 Ayes. MOTION approved.
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Planning Commission Minutes
September 3, 2008
Page 2
C. BRAD HOLTER (2008065)
MOTION by Commissioner Neset, seconded by Commissioner Aamoth, to approve the
request by Brad Holter for a variance to construct an 840 -square foot garage addition 10
feet from the side property line where 15 feet is required by ordinance for property located
at 14510 Gleason Lake Drive. Vote. 5 Ayes. MOTION approved.
6. PUBLIC HEARING
A. SUNRISE DEVELOPMENT, INC. (2008037)
Chair Holmes introduced the request by Sunrise Development, Inc. for a site plan and
conditional use permits for Sunrise Assisted Living of Plymouth, a proposed senior
assisted -living community for property located at 3855 County Road 101.
Senior Planner Drill gave an overview of the staff report. He said that, to date, staff has
heard of two major concerns from neighboring property owners. He said one concern is
the disturbance of existing vegetation in the area for the storm pipe running between the
pond and the wetland. Property owners in Walnut Grove Pond are requesting that the
storm pipe be located as far north as possible to minimize disruption to existing vegetation.
Senior Planner Drill said that the second concern neighbors have expressed is a desire to
retain existing vegetation in the northwest portion of the site. He said the current grading
plan indicates that area to be graded. However, if that area doesn't need to be graded, the
applicant could submit a revised grading plan showing no grading in this area and
preservation of the existing vegetation.
Commissioner Nelson asked how many parking spaces would be provided. Senior Planner
Drill said that 19 parking spaces are required, but that 45 parking spaces would be
provided. He said that residents of this facility would not be driving. Commissioner
Nelson asked for the number of staff proposed for this facility. Senior Planner Drill
deferred the question to the applicant.
Chair Holmes introduced the applicant, Laura Hester, representing Sunrise Development.
Ms. Hester provided a background of the company and proposal. She said that Sunrise is
one of the largest providers of assisted living services and they currently serve 54, 000
residents. She said that the closest communities are in Minnetonka, Golden Valley, Edina
and Roseville. She said that there is a growing need for assisted living. She said that their
services fall in between independent living and full -scaled nursing. She said that Sunrise is
licensed with the State Health Department. She said that every staff member goes through
training so that they are equipped to deal with the needs of seniors. She noted that a
neighborhood meeting was held on July 9, 2008 to discuss sketch drawings and obtain
input from surrounding landowners.
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September 3, 2008
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Ms. Hester gave a PowerPoint presentation of their existing facilities and the proposed site
plan. She said that the proposal provides a 0.6 ratio for parking per unit. She said that
there would be 26 staff persons during the peak period between 10 a.m. and 2 p.m.
Ms. Hester said that the proposed development would be heavily landscaped and would
provide a full walking path with frequent resting spots. She said that they will revise the
grading plan so no grading or tree removal is required in the northwest portion of the site,
as was requested by the neighbors. She said that there would continue to be a little bit of
slope toward the neighbors but the trees would be preserved.
Regarding preservation of existing vegetation in the easement for the storm pipe, Ms.
Hester noted that the drainage plan would be revised so that the pipe follows an existing
path that was cleared for overhead power lines. She said that they would not need to
remove existing trees.
Ms. Hester provides samples of the exterior building materials.
Ms. Hester said that there would be an access point for emergency vehicles only from the
existing 39th Avenue cul-de-sac. She said there was a concern at the neighborhood meeting
that this emergency access drive not look like a street so they have modified the plans to
indicate stamped concrete, which would look like pavers. She said that all pathways link
to County Road 101, so there are a lot of safe routes through the site.
Commissioner Nelson asked if mature trees would be planted. He asked if the trees would
screen parking right away. Ms. Hester said that they would plant 6 -foot or larger conifers.
She said that the intent is that in a few years, the screening and privacy would be
substantial.
Chair Holmes continued the public hearing from the August 6, 2008 Planning Commission
Meeting.
Chair Holmes introduced Verne Palmberg, representing Walnut Grove Pond Homeowners
Association. Mr. Palmberg said that his concerns about preserving trees and the drainage
pipe were addressed. He said that from what was presented tonight, he would welcome
Sunrise Development as a neighbor.
Chair Holmes introduced Barry Altman, 18120 39th Avenue North. Mr. Altman thanked
Sunrise Development for listening to all of the neighbors' concerns and for adopting all
their requested changes. He said that he had a concern about the dumpster enclosure area.
He said this would be 60 feet from the property line. He asked if it could be moved farther
east away from the residents as he is concerned about the noise, especially in the winter
time. He said that he thinks Sunrise is going to be an excellent neighbor and that he is in
favor of the overall approval of this project.
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Chair Holmes introduced Dave Swenson, 18135 39th Avenue North. Mr. Swenson said he
would like clarification on the location of the retaining wall. He said he is concerned about
the screening between his lot and the proposed development. He said that he would have
preferred it if the site stayed as a tree farm but that the owners have every right to develop
the site. He said that this is a good development plan and that he likes it better than the
previously proposed townhome development for this site. He said that at the neighborhood
meeting, it was mentioned that the far west building would be about 55 feet from the
property line and he asked if that was still the case. He said that he understood that a sewer
line would be stubbed through the site to serve the property to the south and that he would
like more information on that.
Chair Holmes closed the public hearing.
Senior Planner Drill said that the building setback from the west lot line would be 55 feet
and that 40 feet is required. He said that the sewer for this area is currently located in the
cul-de-sac on 39th Avenue. He said that the developer would be responsible to bring a
sewer line down through the site for future service to the triangular-shaped property located
south of the site. Chair Holmes commented that it is the practice to extend sewer through
properties as they are developed. City Engineer Moberg added that the sewer line would
be approximately 40 feet from the west property line, which would align with the proposed
sidewalk going around the perimeter of the building.
Ms. Hester said that screening along Mr. Swenson's property was moved to the east, closer
to the building to accommodate drainage. She said that landscape screening would be
installed along the edge of the walkway and a berm would be placed in line with Mr.
Swenson's townhome unit to achieve an additional three feet of screening. She said that
they are not proposing a fence because the site would be adequately screened. She said that
the retaining wall would be located north of the driveway, near the water quality pond. She
said the retaining wall is needed in order to preserve the trees in the northwest portion of
the site, as was requested by the neighbors. She said that the dumpster and generator
would be contained in a screened enclosure and set back 45 feet from the lot line. She said
that she would ask to supplement conifers around the enclosure so that it is fully screened.
Chair Holmes asked if the truck turnaround could be flipped to the east side of the
dumpster and generator so truck noise is farther from the neighbors. Ms. Hester said that
the plans would be revised to show that.
Commissioner Nelson said that one of the things that he noticed was that if the site had
been developed with townhomes, there would be a lot more traffic at peak hours. He said
that he was happy that there would be less traffic and that he liked the design. He said it
seems that Sunrise would be a good neighbor and that the extensive landscaping would
provide very good buffers. He said that for those reasons, he would be voting in favor of
this proposal.
Approved
Planning Commission Minutes
September 3, 2008
Page 5
MOTION by Commissioner Nelson, seconded by Commissioner Jaffoni, to approve the
request by Sunrise Development, Inc. for a site plan and conditional use permits for
Sunrise Assisted Living of Plymouth, an assisted living community for property located at
3855 County Road 101 North. Roll Call Vote. 5 Ayes. MOTION approved
unanimously.
7. NEW BUSINESS
A.I. EUGENE DOBKIN (2008067)
A.2. EUGENE DOBKIN (2008068)
Chair Holmes introduced the requests by Eugene Dobkin for a shoreland variance to allow
two contiguous non -conforming lots under the same ownership for properties located at
2635 and 2646 Nathan Lane North.
Planner Doty gave an overview of the staff report.
Commissioner Nelson asked if the Shoreland Overlay District boundary was closer to the
lake, would the variances be needed. Planner Doty said no, the variances would not be
needed.
Commissioner Nelson asked about the lot width requirement. Planner Doty said that the
variances are not needed because of the lot width. They are needed because the lots are
non -conforming and are in a Shoreland Overlay District and are under ownership by one
person.
Chair Holmes introduced applicant, Eugene Dobkin, representing the owner of the
properties. Mr. Dobkin said that he would be buying the second lot, once approved. He
said that when the owner bought the property, they were going to buy them separately but
with the confusion had to put ownership under one name. He said that the homes would be
4,000 square feet and 3,200 square feet and that there are new homes on Nathan Lane,
Pilgrim Lane, Lancaster Lane and 23rd Avenue North that are bigger homes. He said that
this shouldn't be a concern to neighbors and he will follow all laws and requirements in
order to build the homes.
Chair Holmes introduced Steve Wong, 2630 Nathan Lane North. Mr. Wong said that the
concern is about the size of the property, meaning the single family homes within the
neighborhood are of medium size and most are single story. He said that he understands,
from talking to neighbors and researching, that the new homes that would be built on these
two lots might be three stories with three -car garages. He said that this would be unusual
for the neighborhood. He said that his concern is that he is across the street at an angle so
he will have a direct view of the homes and he thinks the appearance would definitely
change the appearance of the neighborhood. He said that it is a quiet neighborhood with a
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September 3, 2008
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lot of privacy and that he hopes that during the construction phase, everything stays within
the rules of the City. He said that he has one other concern about the utility, water and
electricity to support an additional single family home that is going to be upwards of 3,000
square feet per property. He asked about the interruption during construction. He asked
what the City's perspective was in wanting investors coming in and splitting lots.
Chair Holmes said that anyone who constructs a new home in Plymouth has to follow the
building codes and zoning requirements that are in place. He said that this variance is a
rule of the Shoreland Overlay District that says that contiguous lots owned by the same
person have to be combined. He said that if they had bought the lots separately, as
intended, they would not be requesting variances now.
Planning Manager Senness added that if these properties were located in an RSF-2 zoning
district, the lot width requirements would be less and the two lots would be able to be
developed without the need for a variance. She also clarified that they are two existing lots
of record, so there is no subdivision request to divide the properties.
City Engineer Moberg said typically, the sanitary sewer and water system criteria staff uses
is that a single family home is going to generate 250-300 gallons of wastewater in a given
day and close to that estimated for demand of water as well. He said that he is not aware of
any capacity issues in this area and he finds it unlikely that an additional home would be an
issue.
City Engineer Moberg said that regarding hookups, typically, there would not be any
disruption to the neighborhood. He said that two to four hours of disruption while a
hookup was being made for water would be the worst case scenario but he felt that tapping
into the main could be done without any disruption.
Commissioner Neset asked if the City had limitations or standards in place for buildings
that are taller, larger or out of character for the neighborhood. Planning Manager Senness
said that the last time that this was looked at by the City Council, they chose not to make
any changes and recently reiterated that they did not want to look at doing this.
Commissioner Neset said so you may have a three-story home next to a single story and a
one-half story home and there is nothing in place that restricts that. Planning Manager
Senness answered affirmatively.
Commissioner Nelson said that this is his neighborhood there has been a lot of what some
people call a renaissance. Other people call it teardown and rebuilds and that there are still
some cabins. He said that you see a lot of bigger houses and 1940 single -story, post war
ramblers, which is part of the nature of this neighborhood. He said that neighborhood is
maturing, like anywhere in the city. He said that it is a desirable place to live and that it is
a beautiful lake and neighborhood and people want to live there, which means that new
houses go up.
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September 3, 2008
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Commissioner Neset said that there is disparity of a new home and one that is built 60
years ago. He said that he feels very good about older homes being replaced if needed and
like to see people staying in Plymouth.
Chair Homes said that he agreed with Commissioner Neset and that these are prime lots.
He said that to not allow someone to build on already platted lots would be a disservice to
the community. He said that it is a good thing to see remodeling or housing being taken
down and rebuilt. He said that he would be in favor of this request.
MOTION by Commissioner Nelson, seconded by Commissioner Neset, to approve the
request by Eugene Dobkin for a shoreland variance to allow two contiguous non-
conforming lots under the same ownership for properties located at 2635 and 2645 Nathan
Lane North. Roll Call Vote. 5 Ayes. MOTION approved unanimously.
A. CITY OF PLYMOUTH
Chair Holmes introduced the request by the City of Plymouth to review the City Center
Design Book.
Planning Manager Senness stated that the intention of the City Center Design book was to
put together all the information from the Comprehensive Plan, the Zoning Ordinance and
everything else relating to City Center design for use by the City, developers and residents.
She said that staff tried to provide illustrations throughout the book and examples of what
the City would like to see as far as landscaping, etc. She said that staff is looking for
feedback from the Planning Commission, which would then go to the City Council.
Commissioner Nelson said that he would like to spend more time reviewing the book.
Chair Holmes made an observation that in Section 4, under Pedestrian Guidelines, he liked
the idea of pedestrian walkways. He said that he thinks that area is incomplete in that
pedestrian walkways do not extend in front of Caribou and Applebees towards Vicksburg
Lane and then out to the theater. He said that it is a real tough area and that pedestrians
have to be careful. He said the issue with the whole area is that the parking is in the middle
and making it more pedestrian friendly would be a huge improvement.
Planning Manager Senness said that she agreed and that certainly can be looked at more
closely.
Commissioner Aamoth asked for more information on the development of 36th Avenue,
Vicksburg Lane and Plymouth Boulevard. Planning Manager Senness said that Plymouth
Boulevard is the main street with slower traffic speeds because of parking on the street.
She said that the whole area will be enhanced with the street improvements planned.
Approved
Planning Commission Minutes
September 3, 2008
Page 8
8. ADJOURNMENT
MOTION by Chair Holmes, without objection, to adjourn the meeting at 8:15 p.m.