HomeMy WebLinkAboutPlanning Commission Minutes 10-01-2008Approved Minutes
City of Plymouth
Planning Commission Meeting
October 1, 2008
MEMBERS PRESENT: Vice Chair James Davis, Commissioners Terry Jaffoni, Erik
Aamoth, Karl Neset and Scott Nelson
MEMBERS ABSENT: None
STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Marie Darling,
Planner Joshua Doty, City Engineer Bob Moberg, Director of Parks and Recreation Eric
Blank, and Office Support Representative Janice Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. OATH OF OFFICE
Planning Manager Senness administered the oath of office to Gordon Petrash who was
sworn in as a Planning Commissioner for the City of Plymouth.
3. PLEDGE OF ALLEGIANCE
4. PUBLIC FORUM
5. APPROVAL OF AGENDA
MOTION by Commissioner Nelson, seconded by Commissioner Jaffoni, to approve the
October 1, 2008 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
6. CONSENT AGENDA
A. APPROVAL OF THE SEPTEMBER 17, 2008 PLANNING COMMISSION
MINUTES
MOTION by Commissioner Neset, seconded by Commissioner Aamoth, to approve the
September 17, 2008 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
B. JP & CO. (2008091)
MOTION by Commissioner Neset, seconded by Commissioner Aamoth, to approve the
request by JP & Co. for variances for setback and impervious surface area coverage to
allow construction of a new house and detached garage for property located at 2740 Larch
Lane North. Vote. 6 Ayes. MOTION approved.
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7. PUBLIC HEARING
A. CITY OF PLYMOUTH (2008075)
Vice Chair Davis introduced the request by the City of Plymouth for a site plan amendment
and conditional use permits for a multi -use park recreation building for West Medicine
Lake Park located at 1920 West Medicine Lake Drive.
Planner Doty gave an overview of the staff report. Planner Doty added that the proposed
metal roof has been changed to a shingled roof.
Vice Chair Davis introduced Barry Warner, Senior Vice President of SRF Consulting
Group. Mr. Warner said the proposed building is oriented slightly to the northeast to
capture views of the bay and main body of Medicine Lake. He said there is a strong
relationship between the parking lot to the north and the building which would provide a
hub of activity with existing trails, motor vehicles, pedestrian and bicycles. Mr. Warner
said the building is situated on a slight knoll with an elevation of 899 which is 10 feet
above the ordinary high water mark. He said the primary entrance would be on the
northwest side, and the coffee shop area and terraces would be on the north side. Mr.
Warner said that the plazas on the east side will help delineate recreation purposes inside
and out. Mr. Warner reviewed the landscaping plan, which would have good seasonal
color. He said they would provide fire life safety, and the only change to the parking lot
would be to broaden the turning radius of the road for fire trucks. Mr. Warner said there
would be storm water treatment from permeable pavers within the terrace. Mr. Warner
said the wetland impact would include mitigation replacement at 2:1 and would occur in
the same park area. He reviewed parking and signage.
Vice Chair Davis introduced Park and Recreation Director Blank, who reviewed the 28 -
year planning history for the W. Medicine Lake area. He said in 1982 this park was
identified as one of the four major parks, and sketch plans were developed. Park and
Recreation Director Blank said an acquisition program over a period of 12 years resulted in
the purchase of the marsh area on the west side and 6 single-family homes. He said in
1994 a master plan for the park was developed by the City Council, residents and staff.
The next phase was relocation of W. Medicine Lake Boulevard in 1995 which took two
years due to soil issues. Park and Recreation Director Blank said the developmental phase
included the covered bridge, dredging of the beach area, and parking lot. Park and
Recreation Director Blank said they were following the model of Parkers Lake which had
the winter warming house, but 10 years later after evaluating skating on lakes they have
moved away from the concept of an outdoor rink. He stated there would be one major rink
and that would be at Parkers Lake. Park and Recreation Director Blank said the main
features of the building on the first floor include a multipurpose room, activity room,
restroom, storage, small conference room, offices, and mechanical rooms. There would be
a bathroom for the outdoor beach users. He said the second story would have two
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classrooms and storage. He said the coffee house would be rented to a tenant and the City
will interview this winter to find the right vendor. Park and Recreation Director Blank said
this vendor will be part of the revenue stream of the building to help offset the cost of
operation. The 900 -square foot coffee house would be finished by the tenant based on their
needs and activities. Park and Recreation Director Blank said there will be no kitchen,
ovens or exhaust fans in this facility and added that the Plymouth Creek Center has a full
kitchen. Food would be prepared offsite and served at this facility. Park and Recreation
Director Blank reiterated that the main purpose is to service the park visitors, with the
ability to get a beverage or ice cream cone, sit on the decks, use the beach and restrooms.
He said secondly, many recreational indoor programs such as pottery, arts and crafts, dance
classes are offered seven months of the year. Park and Recreation Director Blank stated
this building is designed to serve the residents on the east side of Plymouth, and the City
would like to have a strong presence on the east side. He reviewed the building drawings
and said the glass, wood, and stone would have a warming feeling and would not
overpower the lake shore.
Commissioner Nelson asked about the hours of operation and if this would operate on a
year round plan.
Park and Recreation Director Blank responded that the City's portion would be year round.
He stated there are 1,800 programs which operate typically between 9 a.m. and 9 p.m. Park
and Recreation Director Blank said staff will be cognizant of beach operation time, to
allow parking associated with beach operations. He said the vendor could decide if they
wanted to remain open outside of the 9 a.m. -9 p.m. window. Park and Recreation Director
Blank added that weddings would have the same criteria as the Plymouth Creek Center and
end by midnight.
Vice Chair Davis opened the public hearing.
Vice Chair Davis introduced Eve Perlman, 11911 23rd Avenue North, who said her house
backs up to the parkland. She said the proposed building looks beautiful, but she is totally
against another beautiful facility on Medicine Lake. Ms. Perlman said we already have
French Regional Park and it would be overkill to have another massive facility. She said
she is not sure what the need is. Ms. Perlman said she had heard nothing about the
proposed facility and stated that the construction of another building is a blight infringing
on the naturalness. Ms. Perlman said she does not want another coffee shop, and added
one of the Starbucks in Plymouth is closing. She said, as a resident on the eastern side of
Plymouth, she feel her needs are being met and knows she can go just across the freeway
for services.
Vice Chair Davis introduced Steve Chase, 11901 23rd Avenue N. Mr. Chase said he is a
retired federal engineer, a state certified fire instructor, and a long time neighbor who in
1993 discussed this plan. Mr. Chase said the neighbors agreed they wanted a quiet area for
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the park. Mr. Chase questioned who this park is for and only property owners within 500
feet of the park know about this plan. He said the City of Medicine Lake requested they be
notified of any park development as it directly affects them. He said notification should be
given to the DNR and Sioux Indians, to research possible Indian mounds. Mr. Chase said
there was no fire protection, hydrants or fire system indicated on the proposed plan. He
said the site is dangerous with the proposed layout. Mr. Chase said this building is not
needed for recreation as the Medicine Lake Community Club, which is used for games and
weddings, is steps away. Mr. Chase said the plan does not meet LEED standards which are
building standards for "green". He said the proposed design is a 1982 concept with a high
cost for operation, high vaulted ceilings, and enormous energy consumption. Mr. Chase
said he doesn't think a coffee shop should be in the building. He questioned the City trying
to acquire the Community Club and then the City would end up with two buildings. Mr.
Chase said this plan does not meet the concept of the residents. He said a wetland impact
statement was not included. Mr. Chase said we don't need another recreation building, we
need to be able to use this Class A lake. Mr. Chase said the trails and memorial benches
are very important to people. Mr. Chase said he is insulted that there is a plan to put a
building where his son's bench is. Mr. Chase said the 2009 proposed budget is cutting
temporary workers and vehicles and asked who would maintain these projects if there are
no temporary workers. Mr. Chase concluded that this is not a time to be adding to the
budget for line item recreation we don't need and asked that this be tabled and sent back to
the community for development.
Vice Chair Davis introduced Fred Moore, 1820 Ives Lane. Mr. Moore said Medicine lake
is the second largest lake in Hennepin County and has been classified by the PCA as an
impaired lake. Mr. Moore pointed out there was never a site plan approval for this park.
He said there was much input and a park master plan was approved. Mr. Moore addressed
the water quality issue and said the City has spent thousands of dollars on improvement
projects for Medicine Lake. He said the proposed improvements for this project could
exceed $IM, which hopefully the Basset Creek Management would finance. Mr. Moore
added 60% of that cost would be borne by the City of Plymouth. Mr. Moore said the
proposed plan provides minimum improvements with regard to water quality. Mr. Moore
said city staff does not feel the wetland buffer requirements apply because it was created
after the ordinance went into effect in 1995. He said this is a high quality wetland, and the
wetland buffers would be 40 -foot minimum and 60 -foot maximum. He said the boundary
of the wetland with a 40 -foot buffer would go through the proposed patio area. Mr. Moore
said an additional 15 -foot setback is required for any building, and there has been no
attempt to put buffers here. Mr. Moore said this a very constrained narrow piece of
property to fit in this size of community center building. Mr. Moore said the City's
shoreland regulation affects all properties within 1,000 feet of the lake and 1,000 feet on
either side of Plymouth Creek, and the total impervious area shall not exceed 25% of total
area lying above the high water mark. Mr. Moore said this mark is key and that the staff
report used the entire property for calculations. He said this property is over 90% flood
plain. Mr. Moore said the eastern side of the roadway and most of the property is a
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wetland, and you can't count that property. Mr. Moore said you can only count along the
lakeshore and guessed that the proposed building, patios and recreational area are 50-60
percent impervious surface and are all located in a very critical area. Mr. Moore stated this
facility is not mentioned anyplace in the City's Comprehensive Plan. He said except for
the existing building, there is only a slight reference in the implementation plan. Mr.
Moore said no study has been done to show these facilities are demonstrated to be needed
in this park.
Vice Chair Davis introduced Thomas Stout, 11917 23rd Avenue North. Mr. Stout
questioned why this proposed project is needed and stated four out of five neighbors on
23rd Avenue are opposed and he wonders what this would do to the neighborhood. Mr.
Stout said the City should reach out beyond 500 feet for notification, and have more open
meetings with more neighbors. He said he uses the park all the time; it has a lovely hillside
and beautiful space for Frisbee throwing and kids to play. Mr. Stout said he doesn't want
to see the whole area being taken up by a huge building. He said the picnic shelter would
be taken out and one of his favorite walks and mediation areas are right where the building
would be. He said a coffee shop won't work for him, and the neighbors want the natural
area and wetlands. Mr. Stout said the neighborhood feels hopeless and that somebody in
the City has decided to push this project in spite of all the neighbors saying they don't want
it. Mr. Stout said this is not his idea of good community building. Mr. Stout said he picks
up trash all the time because he is a good neighbor and asked who is going to pick up
wrappers and cups from the coffee shop. Mr. Stout concluded he is against this project,
even though Park and Recreation Director Blank made the building look compelling.
Vice Chair Davis introduced Janet Pfaffinger, 1815 Ives Lane N. Ms. Pfaffinger said her
family uses the park nearly daily to run, walk, bike, kayak, and use the entire Medicine
Lake path system. She said she was heartbroken and shocked to see the proposed size.
Ms. Pfaffinger said it is a beautiful building, and she is a supporter of the arts, but not on
this site. She said the Parkers Lake and French Park conference rooms could be used as
they are not used very often. Ms. Pfaffinger reiterated comments by neighbors and added
she feels strongly about the wetland being filled, increased traffic, increased litter, and
upsetting the eco system. Ms. Pfaffinger said she is mainly concerned about the visual
aspect. She said the increased use will bring cars which is a concern as she is a biker and
runner. Ms. Pfaffinger said we should exercise more and less car use would decrease our
dependency on foreign oil. She said there is very limited free space and the proposed
building will take care of that and bring in more traffic. Ms. Pfaffinger said this started as
a 2,000 square foot structure, and is now 12,000 square feet. Ms. Pfaffinger said there was
no public process for input and she is opposed.
Vice Chair Davis introduced Bob Demeules, 1749 W. Medicine Lake Drive. Mr.
Demeules said he had given input on all the plans, and now there is a grandiose building
proposed which is too big for the site. He questioned the hours of a cafe coffeehouse, and
asked who is the intended audience and what traffic impact would occur. He said a parking
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study was done, but he lives close and cars are constantly parked on 18th Avenue. He said
the parking lot would not be adequate for summer weekend weddings. Mr. Demeules said
there is no lighting to cross the pathway at night to the parking lot nor adequate lighting for
increased traffic on the roadway curve. Mr. Demeules concluded that he would like to see
some building but this is too big for what is needed.
Vice Chair Davis introduced Sharon Halvorsen, 268 Peninsular Road, Medicine Lake. Ms.
Halvorsen said she loves the way the park is and has donated a bench and a memorial tree.
She said she does not want to argue about the building, but hopes the City can preserve as
many mature trees as possible.
Planning Manager Senness asked Park and Recreation Director Blank to respond to the
questions about whether there has been a demonstrated need for this facility.
Park and Recreation Director Blank said the Comprehensive Plan addresses continuing
development of recreation as needed. He said with 73,000 people in the city, we
experience a 6% growth in activities annually. Park and Recreation Director Blank stated
that available space has been maximized. He acknowledged that this is the neighborhood
park, but it is prominent on Medicine Lake and is attractive to everyone which is why it has
a city wide park designation. Park and Recreation Director Blank said staff is seeing the
need of people wanting to register for year round activities. He said people do call and say
why do we have to travel across town. Park and Recreation Director Blank said data is
constantly gathered from people who sign up for recreation programs to determine if
location, time, and rooms are good for the attendees.
Planning Manager Senness asked Park and Recreation Director Blank to respond to the
question of what would happen to the benches placed along the trail.
Park and Recreation Director Blank said the benches will not be relocated. He said the
lakeshore trail will stay exactly the same. Park and Recreation Director Blank said the trail
will be repaved and may be realigned, but that will not affect benches. He added that they
anticipate there will be more benches in the park.
Planning Manager Senness asked Park and Recreation Director Blank what percentage of
Plymouth residents take advantage of the programs offered and facilities at the park.
Park and Recreation Director Blank said of the 1,800 city-wide classes offered, 60 — 70%
are Plymouth residents. He said because there is no charge for using the park, trails or
beach, there are no statistics on park usage.
Planning Manager Senness asked why the food service is built in to the plan.
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Park and Recreation Director Blank said the City wants park guests to receive typical
service of a lakeside facility, such as snacks and beverages, and restrooms. He said the
revenue stream for a private vendor would allow revenue to offset building operation costs.
Park and Recreation Director Blank said notification was sent to City of Medicine Lake
residents. Additionally, the Historical Society determined that no Indian mounds are on the
site, and they granted a permit. Planning Manager Senness added the City sends
notifications in excess of state law requirements. She said signage was also placed on the
property to let people know of the proposed development.
Park and Recreation Director Blank said the building would be completely handicapped
accessible and would have an elevator. Planner Doty said that the building would be
sprinklered.
Planning Manager Senness asked for clarification on the wetland buffers and shoreland
questions.
Planner Doty said the wetland buffers are required when platting and subdividing a new
property. One of the conditions in the resolution is that the park property be platted as a
way of consolidating the park into a lesser number of properties. He added that this could
be done through a consolidation at Hennepin County which requires no City review. Staff
suggested a plat in this instance because of the number of properties (33), but reiterated
that the wetland buffer is not required with this project because there is no subdivision of
land.
Planning Manager Senness asked what features are addressed for water quality.
Planner Doty said the water quality improvement is related to the amount of the new
impervious surface. He said treatment would occur through the use of an infiltration basin,
and with pervious pavers.
Mr. Warner added that an analysis was prepared and submitted to Basset Creek Watershed
to show compliance. The results will be shared at the City Council.
Planner Doty said when the City has an application for a project next to a lake or wetland,
notice is sent to the DNR to ensure compliance with wetland mitigation and shoreland
regulations. Planner Doty said the impervious surface is measured from the high water
level mark, and the majority of the park property is wetland. Planner Doty clarified that
although large amounts of wetland exist on the property, the portion of impervious surface
is relatively small and there are upland areas along the peripheries of the park.
Planning Manager Senness asked City Engineer Moberg to address traffic.
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City Engineer Moberg said the W. Medicine Lake Drive classification is such that it would
handle additional traffic. He said 18th Avenue and W. Medicine Lake Drive is a stop
controlled intersection and would accomplish a certain amount of traffic control and
calming in this area.
Planning Manager Senness asked Planner Doty to respond to questions about parking.
Planner Doty discussed the two parking lots which have 70 and 62 parking spaces
respectively. He said the zoning ordinance requirements for a community center are one
space for every 300 square feet or 40 spaces for the building. Planner Doty said the
parking study was completed to determine the spaces needed for general park use and
occurred during midsummer months, and concluded the maximum number of spaces used
was 47, confirming there would be enough parking spaces.
Planning Manager Senness asked if the proposed lighting would be sufficient, and what
lighting additions would occur with the proposed plan.
Planner Doty said the existing parking lots have lighting. One fixture would be added to
each lot to achieve the right amount of lighting for safety and reduce any obtrusive light.
Planner Doty said there would be some new trail lighting as well as lighting around the
building to provide safe light levels within the park. He said the trail lighting would be
acorn -style fixtures, similar to those at Parkers Lake park.
Planning Manager Senness said the proposed structure does not meet LEED standards as
the City of Plymouth has not adopted a policy that would require public buildings to meet
LEED standards.
Planner Doty said this building would require a building permit and the building code
would determine the number of required accessible stalls, and require handicap
accessibility. Planner Doty added that would meet all fire safety requirements as regulated
by the fire code.
Vice Chair Davis asked about the issue of the site plan amendment.
Planning Manager Senness clarified that initial improvements were done in 1995 — 1997 to
construct the parking lots. She said at that time we did not require a site plan for those
amendments.
Commissioner Nelson asked about the wetland buffers and asked if the DNR commented
on that.
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Planner Doty said the DNR did not comment because the requirement for wetland buffers
is a city requirement. He said the plat consolidation would reduce the number of parcels
down to one or two.
Commissioner Nelson asked about the parking lot being located within the setback.
Planner Doty said the wetland setback is 15 feet, unless subdividing a property. This plan
meets the 15 -foot setback requirement.
Commissioner Nelson asked if staff thinks that the 15 -foot setback is adequate.
Park and Recreation Director Blank said to now impose a buffer, you would impose it on a
parking lot that has been there for 12 years. He added that even without constructing the
building, we continue to have a parking lot and trail theoretically within a buffer. In the
real world, the trail and parking lot were there before the City thought about having a
wetland buffer.
Vice Chair Davis said the City is tightening the budget, and asked how this project fits in.
Park and Recreation Director Blank said they have developed an operational budget, trying
to establish revenue, rental rates for the space, and other revenue generated by the building.
Commissioner Neset asked if there has been any progress to improve drainage downstream
from two ponds in the 26th Avenue area.
City Engineer Moberg said they are doing what they can within the limitations and
easements as part of this year's street reconstruction projects. They are being utilized as
drainage facilities and will continue after the street reconstruction. He said they did see a
net reduction of impervious surface overall, with a narrower street. City Engineer Moberg
said they would work with affected homeowners to get their permission to install rain
gardens in the area. He said the two ponds technically are wetlands, and that limits what
can be done.
Commissioner Neset asked about the water retention on the north side of the building, and
if there would be a NURP pond.
Mr. Warner said the north side of the building has a depressed swale with an engineered
soil below, allowing water to percolate through, but catch any hard sediments. In this case,
permeable pavers would also be used in the terraced area.
Commissioner Neset restated there would not be a pond with open water along a trail with
children.
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Mr. Warner confirmed.
Commissioner Neset asked the square footage of the Parkers Lake facility.
Park and Recreation Direction Blank said it is 3,000 square feet.
Commissioner Petrash asked if any other sites were considered or if alternative sites on this
location were an option. He asked if other profiles were considered for the building.
Park and Recreation Director Blank said they did not consider other sites outside of this
park. The park soil conditions dictated that this is the best building site using standard
footings.
Commissioner Petrash asked about alternative designs which would have a lower profile
and less obstruction.
Park and Recreation Director Blank said that to have a lower profile, the building got too
long, and the goal was to leave trails around the building. He added the trail on the west
side will now be an eight -foot wide concrete walkway capable accommodating fire truck
access.
Commissioner Neset asked what buildings or facilities similar to the proposal are available
on the southeast end of Plymouth, specifically the East Medicine Lake park.
Park and Recreation Director Blank said the East Medicine Lake park has restroom
facilities. He said part of that property was donated by the Ryerson Steel Co. with
limitations. Park and Recreation Director Blank said the parking area was reduced by half
when the City put in the large NURP pond.
Commissioner Neset asked what type of space is used for proposed activities east of I-494.
Park and Recreation Director Blank responded that the major park is the Bass Lake
playfield, and the others are neighborhood parks.
Commissioner Petrash asked if the priority is to put a facility in this location or to get the
square footage to meet the needs of recreation. If the goal is square footage, he asked if
two locations could be used for building.
Park and Recreation Director Blank said they could do either, but are trying to serve park
visitors first and foremost. He said the secondary usage is putting programming and a
gathering spot on the east side of the I-494. Park and Recreation Director Blank said the
City can have an active presence on that side of the community, and added that the delivery
of governmental services is changing. He said the building could be used for neighborhood
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meetings, AMLAC meetings, and ward council meetings. Park and Recreation Director
Blank said the police department could conduct neighborhood crime watch training and
would have better attendance. He said to keep an open mind that this building would be
there 50 years from now, and asked what is the future of governmental services. Park and
Recreation Director Blank said the City is trying to have a positive impact, and enhance
and provide a facility that will be recognized as a focal point.
Commissioner Aamoth asked if there is a high percentage of senior population in this part
of the community, and what services would be provided for seniors.
Park and Recreation Director Blank advised that the senior programs are currently focused
at the Plymouth Creek Center, with one staff person located at that location. He added the
new terminology for seniors is "active adult", as they are taking dance and yoga classes,
joining the bike club, and bridge clubs.
Commissioner Jaffoni suggested design alternatives be looked at such as using the porous
pavers in other areas, and possibility reducing parking lot impervious surface to make the
project more "green". Commissioner Jaffoni said she has trouble knowing the condition
Medicine Lake is in, and this new impervious area is being put right at that lake front,
without buffers.
Park and Recreation Director Blank said any building can be sized down, and from an
economic point of view the second story could be removed. He said he is hesitant to
reduce the parking lot because any spillover does get into the neighborhood. He pointed
out that Parkers Lake has overflow parking on the north side of the park, but once you
exceed the parking lot boundaries at the W. Medicine Lake park, you are in the
neighborhood.
Commissioner Jaffoni asked if the walkway porous pavers could be used on the west side
of the building.
Mr. Warner said part of that area is designated to accommodate the weight of a fire truck.
He said the remainder could use permeable pavers, but there would be a cost implication as
these systems are twice as expensive because of the water treatment subgrade below.
City Engineer Moberg cautioned the use of pervious pavers which have a lot of joints,
which could pose safety concerns for pedestrian, bikers, and roller bladers.
Commissioner Aamoth asked if this project had been discussed at the comprehensive
planning and public meetings.
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Planning Manager Senness said this particular project was not discussed, but added the
building was contemplated in the existing comprehensive plan and also the newly updated
comprehensive plan.
Commissioner Aamoth asked if there was a process to engage citizens' opinions on this
proposal or if it was a park survey.
Park and Recreation Director Blank said the focus for the comprehensive plan update was
on the rural area and the community meetings focused on northwest Plymouth, not the
developed area of Plymouth. This park was complete, with the exception of a building.
Vice Chair Davis asked the net effect of the tree removal.
Mr. Warner said 16 trees in varying degrees of condition would be removed and 16 trees
would be planted as part of the landscape plan.
Commissioner Neset said he lived in this area for six years and often utilized the park. He
said it is a special time as you wind through that woodsy part, and he appreciated that it is
an interesting space. Commissioner Neset said he is trying to visualize that path, and
questioned how those particular evergreens and that wooded hallway feeling would be
preserved. Commissioner Neset said he has concerns about the root zones of the trees
being damaged.
Mr. Warner said the project will not impact the trail and that area. He explained the
grading would go inward from the existing trail edge to provide a flat area for building.
Commissioner Nelson said as a resident on Medicine Lake you want to take ownership for
the area around you, but there are also 73,000 people that like to use our parks.
Commissioner Nelson said we have great parks in this city, which is one of the benefits of
living in Plymouth. He said the city planners and people who oversee the parks do an
unbelievable job creating spaces for the city's needs. Commissioner Nelson said not
everyone is a biker or boater but they like to be in an area with a nice facility. He said he
will vote in favor of the site plan amendment.
Commissioner Petrash said being "green" is not required but being a public building, we
should at least try to make it as "green" as possible. He said he did not know what the
additional cost would be, but it might be worth it to show as a leadership model for what
we want to see in the rest of Plymouth.
Commissioner Neset agreed with Commissioner Nelson and will support the project, but
he said he has concerns about retaining a natural state at the one wooded section along the
trail. He said he is uncomfortable with the size of the building. Commissioner Neset said
he enjoyed living on the southeast side of Plymouth, but always drove to Parkers Lake, as
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there is not much going on on that side of the city. Commissioner Neset said long term,
this is important for the people east of I-494. He reiterated that he wanted care taken to
preserve the beauty of the wooded area.
Commissioner Aamoth said he has empathy for the neighborhood residents as this would
change the area from a neighborhood park to a city-wide park. He said we have an
obligation to balance neighborhood and citizen needs and do what is best and provide
needed services for the entire city. Commissioner Aamoth said we can learn from this
process to see better dialogue with neighborhoods and to be more proactive with outreach
for future projects. He said he would feel more positive if he sensed there was a huge
desire from the community for this building. Commissioner Aamoth said our role is to
determine if the proposal meets the criteria and will support it so the process continues.
Commissioner Jaffoni concurred with the earlier comments regarding resident involvement
in the process as they will have to see this building every day and not be able to walk
through it and get the same feelings. She said she has strong reservations about that.
Commissioner Jaffoni said the City prides itself of being very cognizant of wetland issues
and taking care of our lakes. Medicine Lake has always been a primary concern to improve
water quality and this proposed building won't help much in that regard. Commissioner
Jaffoni said she would like to see this building smaller and more "green". She said she will
vote to approve so it moves forward, but encouraged city officials to look at addressing the
objections by adding on to other locations or making it smaller and making it as green as
possible.
MOTION by Commissioner Nelson, seconded by Commissioner Neset, to approve the
request by the City of Plymouth for a site plan amendment and conditional use permits for
a multi -use park recreation building for West Medicine Lake Park located at 1920 West
Medicine Lake Drive. Roll Call Vote. 6 Ayes. MOTION approved.
Vice Chair Davis recessed the meeting at 9:17 p.m. for a five-minute break.
B. LCS DEVELOPMENT (2008085)
Vice Chair Davis introduced the request by LCS Development for an amendment to the
Planned Unit Development (PUD) general plan and preliminary plat for "Trillium Woods",
a continuing care retirement community to be located on property at the southeast corner of
the intersection of County Road 47 and Juneau Lane.
Senior Planner Darling gave an overview of the staff report.
Commissioner Jaffoni asked about the wetland impact from the southernmost townhomes.
Approved
Planning Commission Minutes
October 1, 2008
Page 14
Senior Planner Darling said the applicant had not proposed to impact this wetland, but
there was a retaining wall in the buffer which would have to be moved. She said this
retaining wall was removed with the grading change.
Vice Chair Davis asked how many trees would have to be removed as a result of the
proposed change.
Senior Planner Darling said the percentage of tree removal remains at approximately 50%.
Vice Chair Davis introduced the applicant, Steven Nornes, Project Development Manager
for LCS. Mr. Nornes said this requested change is market driven. He explained that focus
groups viewed the plan as favorable. Mr. Nornes said people had put $1000 down to be on
the list indicating where they wanted to be and there was a good distribution with sign ups
for the Woodland Terrace apartment units. He said now they want to be in the main
building because of winter conditions and they want to be part of the community. He said
there were over 70 sales, but no sales of the Woodland Terrace units. Mr. Nornes said they
view this an opportunity to stop and take a look at that the fact that people have a
preference to be in the main building. Mr. Nornes said they are now over 50% sold and
ahead of their projection; they are on target to start construction Spring, 2009.
Vice Chair Davis introduced Mike Miller, Rice Fergus Miller Architects, who stated the
number of trees being removed would be reduced from 393 to 379. He reviewed the
original layout of the buildings, and showed revisions which break up the long facade of
the main building. Mr. Miller said a selling feature has been design and the modern
interpretation of the prairie style architecture.
Vice Chair Davis opened and closed the public hearing as there was no one present to
speak on the item.
Vice Chair Davis said this project has already been approved, and a reflection of the market
requires that some changes be made to the plan. He said he was a little disappointed that
additional trees will be disappearing, but this is still a good project and a benefit to the
community, and he would be approving the change.
MOTION by Commissioner Nelson, seconded by Commissioner Neset, to approve the
request by LCS Development for an amendment to the Planned Unit Development (PUD)
general plan and preliminary plat for "Trillium Woods", a continuing care retirement
community to be located on property at the southeast corner of the intersection of County
Road 47 and Juneau Lane. Roll Call Vote. 6 Ayes. MOTION approved.
Approved
Planning Commission Minutes
October 1, 2008
Page 15
8. NEW BUSINESS
9. ADJOURNMENT
MOTION by Vice Chair Davis, without objection, to adjourn the meeting at 9:51 p.m.