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HomeMy WebLinkAboutPlanning Commission Minutes 03-21-2007Approved Minutes City of Plymouth Planning Commission Meeting March 21, 2007 MEMBERS PRESENT: Chair James Holmes, Commissioners Frank Weir, Karl Neset, John Cooney, James Davis, Terry Jaffoni and Erik Aamoth MEMBERS ABSENT: None STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Marie Darling, Senior Planner Shawn Drill, Planner Joshua Doty, City Engineer Bob Moberg, Financial Analyst Mike Kohn 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 Weir, seconded by Commissioner Davis, to approve the March 21, 2007 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE MARCH 7, 2007 PLANNING COMMISSION MINUTES MOTION by Commissioner Weir, seconded by Commissioner Jaffoni, to approve the March 7, 2007 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved. B. SKYLINE DESIGN (2007012) MOTION by Commissioner Weir, seconded by Commissioner Jaffoni, to approve the request by Skyline Design for impervious surface area coverage for property located at 970 Zanzibar Lane N. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. CITY OF PLYMOUTH. Chair Holmes introduced the request by the City of Plymouth for a comprehensive plan amendment to adopt the 2007-2011 Capital Improvements Program (CIP). Approved Planning Commission Minutes March 21, 2007 Page 2 Financial Analyst Kohn gave an overview of the March 14, 2007 staff report. Commissioner Jaffoni asked what impact this plan would have on the general fund and debt to equity ratio, and the financial health of the City. Financial Analyst Kohn said the $154M is up significantly from the $104M in the 2005 — 20 10 CIP and that most of the increase is to be funded by Federal, State and other sources. He said $9M is from bonds, and street reconstruction would also require some bonding. Financial Analyst Kohn said the levy for street reconstruction is $2M. He stated the debt ratio is very low compared to comparably sized communities. Financial Analyst Kohn said we have a good financial plan and he does not see any danger that the City Aaa bond rating would decline. Financial Analyst Kohn said park projects are paid by park dedication fees. He said the City has done its best to keep impacts of new facilities off the general tax payer. Commissioner Aamoth asked how many projects are funded on a scheduled basis, rather than on a need basis, and if it is a 3 to 5 year schedule. Financial Analyst Kohn said they try to keep spending as level as possible within a 10 -year plan. He said the first two years of the CIP are followed closely. Financial Analyst Kohn said an annual review is done and resources are realigned based on needs. Commissioner Weir discussed the street and road repairs, and asked how many dollars are spent annually. Financial Analyst Kohn said the proposed schedule is $16M for 2007, $19M in 2008, 18M in 2009, $7M in 2010, and $19M in 2011. City Engineer Moberg pointed out varying road reconstruction costs, such as 3/4 mile of reconstruction on Fernbrook Lane would cost $6M. Financial Analyst Kohn added that the cost of major streets, such as Co. Rd. 24 and Vicksburg Lane, differ from the $1M per mile for residential streets. He said they are hoping for Federal funding for Vicksburg Lane, but that may not occur in the next 5 years. Commissioner Weir asked how many miles of streets exist in the City of Plymouth. Financial Analyst Kohn said there are 280 miles. He said the first 30 years are basic maintenance, but now the issue is increasing the levy to afford repairs. Financial Analyst Kohn stated other comparable cities are in worse shape. Commissioner Aamoth asked what the forecast is to catch up with the major street improvements and replacements. Approved Planning Commission Minutes March 21, 2007 Page 3 Financial Analyst Kohn said it will take at least ten years to increase construction to a self- sustaining level of 8-10 miles per year. He said the City's plan is to increase the amount of construction by 10% each year until we reach that level. Commissioner Neset asked how the City received the present bond rating and how it compares to the scale of ratings. He asked if this rating would change from anything in the proposed CIP. Financial Analyst Kohn stated the City of Plymouth has the highest bond rating, and added there are only 6 or 7 other municipalities in the state with this rating. He explained this rating enables the City to borrow money at a lower rate, primarily dependent on community wealth and infrastructure. Financial Analyst Kohn said the rating depends considerably on a good management plan and care of the infrastructure. He said a 40% cushion for the general fund demonstrates a good reserve. Financial Analyst Kohn said the City's debt is low, and overlapping debt in school districts is not out of line. Financial Analyst Kohn said he did not see anything in the near term that would affect the bond rating, which is typically reviewed every 24 months. Chair Holmes opened and closed the public hearing. MOTION by Commissioner Weir, seconded by Commissioner Neset, to approve the request by the City of Plymouth for a comprehensive plan amendment to adopt 2007-2011 Capital Improvements Program (CIP). Roll Call Vote. 7 Ayes. MOTION approved unanimously. B. LAKE WEST DEVELOPMENT CO., LLC. (2006121) Chair Holmes introduced the request by Lake West Development Co., LLC. for a preliminary plat and variances for two single-family lots for property located at 1900 East Medicine Lake Boulevard. Senior Planner Drill gave an overview of the March 13, 2007 staff report. Chair Holmes introduced Kevin Teppen, Schoell Madson, representing Curt Fretham of Lake West Development. Mr. Teppen said this property is in an older neighborhood with some community issues. He said staff provided good guidance and direction for development of this parcel to be set harmoniously within the community. Chair Holmes opened the public hearing. Chair Holmes introduced Alan Langerud, 1925 Kilmer Lane, who said he lives directly behind the property at a higher elevation. Mr. Langerud said his main concern is his view of the lake which is panoramic in winter, and a portal view in summer. He displayed comparisons of his view with the proposed placement of houses on the two lots and with Approved Planning Commission Minutes March 21, 2007 Page 4 the northern house rotated to allow better views of the lake for both his home and the proposed house (on the north lot). He said this rotation of the house would still meet setbacks and the new homeowners would view the lake instead of the Hardy's boat dock which is 275 feet long. Mr. Langerud said the proposed pad sites for the homes are very large, 32 feet by possibly 70 feet, and he asked that if the actual houses are narrower, it be done in a manner that increases views from his home. Chair Holmes introduced Doug Morrissette, 1915 Kilmer Lane N. Mr. Morrissette said his dad owns the subject property at 1900 E. Medicine Lake Boulevard. He said he is concerned about the overall expense to the builder to install a retaining wall and handle runoff through the site from Lancaster Lane to Medicine Lake Blvd. Mr. Morrissette said this should be the City's responsibility. He said he is concerned about tree removal, but supports the layout and proposed plan. Chair Holmes introduced Brian Moran, 1900 E. Medicine Lake Blvd. Mr. Moran said he is married to the property owner's granddaughter and presently lives in one of the homes on the site. Mr. Moran said Don Morrissette (owner) has incurred a lot of expense handling water erosion and physical labor picking up rock fragments and debris from Lancaster Lane. He said he hopes this can be looked at so the developer will not incur debt. Mr. Moran said if the City can't pay for the handling of the runoff, that costs be shared with neighboring houses. Chair Holmes closed the public hearing. City Engineer Moberg said there are drainage issues on this site, as it serves as the drainage course for water coming from the south end of Lancaster. He said two new houses could not be built without the provision to reroute the drainage. City Engineer Moberg said the applicant is required to install two rain gardens with the intent to manage runoff from within the lots, and those rain gardens are not being proposed to treat street runoff. Commissioner Weir asked if there would be a problem moving the northern house a few degrees to accommodate the neighbor's request. Chair Holmes advised that issue could be addressed, as well as the drainage issue, when building permit plans are submitted. Senior Planner Drill added that if setbacks, height and all other requirements are met, a building permit could not be denied based on someone objecting to it. Chair Holmes asked the developer to comment on the neighbor's request to rotate the house. Approved Planning Commission Minutes March 21, 2007 Page 5 Mr. Teppen said they want to be sensitive to the existing neighborhood and will work with staff to try to accommodate that. He added the house on the north side is situated to preserve a 28 -inch caliper oak. Chair Holmes said he grew up in this neighborhood, and said it is a pleasure to see the area come back to life. He said positive changes are occurring in a unique part of the City, and he supports redevelopment of this property. Commissioner Aamoth asked how the Commission could convey the neighbor's request to the City Council. Planning Manager Senness said a condition could be added to the resolution that recommends that this developer be sensitive to neighboring properties in situating the homes to preserve views. MOTION by Commissioner Weir to approve the request by Lake West Development Co., LLC. for a preliminary plat and variances for two single-family lots for property located at 1900 East Medicine Lake Boulevard, with an added condition as was stated by Planning Manager Senness. Chair Holmes said he is not in favor of the added condition because it sets a precedent for future projects. He offered a friendly amendment to remove the added condition. Commissioner Weir concurred with Chair Holmes and accepted the friendly amendment. The MOTION to approve the resolution, as presented in the staff report, was seconded by Commissioner Aamoth. Roll Call Vote. 7 Ayes. MOTION approved unanimously. C. LCS Development. (2007013) Chair Holmes introduced the request by LCS Development for a comprehensive plan amendment and PUD sketch review for "Trillium Woods", a continuing care retirement community on property located at the southwest corner of County Road 47 and the extension of Cheshire Lane. Senior Planner Darling gave an overview of the March 13, 2007 staff report. Commissioner Davis asked about traffic flow on Juneau Lane after the intersection with CR 47 is closed. Senior Planner Darling said Juneau would be a minor collector that would eventually connect Vicksburg Lane to Cheshire Lane. The street would be constructed when the Hampton Hills golf course and surrounding properties develop. The name Juneau Lane Approved Planning Commission Minutes March 21, 2007 Page 6 would be applied to the N -S segments. The new E -W roads through the development would change to fit into the City's street name grid. Chair Holmes introduced the applicant, Steve Nornes, 3300 Fernbrook Lane. Mr. Nornes said he is the project developer for Trillium Woods and previously managed Friendship Village of Bloomington, an independent living, home health facility which was built in 1979. Mr. Nornes said his grandmother from northern Minnesota wanted to move closer to her sons in Bloomington, MN but didn't want her sons to worry about her as they retired. He said he believes Trillium Woods would be a good project for Plymouth as it would allow people to move close to children living in this area, it would have a low impact design, and the target population would not burden the school system nor police. Mr. Nornes said they are a good employer and new jobs would result from the project. He said LCS has 43 years of experience and have 45 continuing care retirement communities in 28 states. Mr. Nornes reviewed the principles of LCS and said they would bring best practices to the community. He said they only develop properties they manage, and maintain long term relationships with focus on the resident. Mr. Nornes said over 50% of referrals come from residents. Mr. Nornes said the typical retirement community would offer housing on one campus with a continuum of services including independent living apartments and townhomes, home health care, assisted living apartments and skilled nursing care. He said there would be one entrance fee with monthly service fees. Mr. Nornes said amenities include multiple dining options and activity centers, with a fitness center and pool. He said a focus group indicated physical fitness as key and a trail system for walking and biking is the biggest amenity requested. Mr. Nornes said Trillium Woods would target second generation retirees. He said the average age at move -in is 78, and over 50% are couples. Mr. Nornes said the average length of residency is 8 — 12 years. Mr. Nornes introduced Mike Miller, architect with Rice Fergus Miller from the Seattle/Washington area. Mr. Miller said this is a beautiful wooded site with wetlands and view of a lake, and they want the buildings to nestle within the site with minimum impact on amenities. Mr. Miller reviewed how the buildings will sit relative to the sun at different times of the year, showing most portions of buildings will have great access to sunlight and daylight. He also displayed views from within the site looking toward Lake Pomerleau, Lake Camelot, the golf course, the forested hill and surrounding neighborhoods. Mr. Miller said they placed the higher density toward the center of the site, and lower density on the outside would be complementary to surrounding neighborhoods. Chair Holmes introduced Jason McCarty, senior project manager, 7699 Anagram Drive, Eden Prairie. Mr. McCarty said wetlands would be impacted when Cheshire is constructed through the site. They propose to mitigate wetland impact on-site, including restoring a wetland where Juneau Lane is removed to help with intersection spacing. Mr. McCarty said the wooded area on the site is the greatest natural resource on the site. He said they show the trail system continued on either side of Cheshire and extending through the site. Mr. McCarty said there would be a tunnel under Cheshire Lane. He discussed grading and said the buildings fit in well and that most wetlands and wooded areas would be preserved. Approved Planning Commission Minutes March 21, 2007 Page 7 Mr. McCarty said the traffic report compared existing zoning with the proposed and indicated a reduction in daily trips of 1200 trips per day. Mr. Miller said the proposed landscaping would be complementary to surrounding sites and would be native plantings. He said they are proposing to do a "sustainable building", which would be certified through LEED (Leadership in Energy and Environmental Design). Mr. Miller said few buildings of this type have received this certification, which is done through measurement categories such as energy, light pollution, use of local material resources, and reduction of water use. Mr. Miller said the architecture is based on Frank Lloyd Wright's "prairie style", with visually sweeping horizontal lines, open planes, some massive fireplaces in open spaces, and colors complementary to the outside environment. Mr. Miller said natural colors and stone would be used, and lots of glass would help with views. He said they are trying to break down the scale of what could be a large building through the architecture of the building. Commissioner Davis asked Mr. Nornes if he concurred with the conditions in the resolution. Mr. Nornes said the resolution is acceptable. Commissioner Davis said Item #7 regarding the conservation easement for the woods is important to the development and #22 regarding fire sprinklers. Mr. Nornes concurred and said the woods are critical to the site as residents like nice views and they intend to use fire sprinklers. Commissioner Aamoth asked about the number of wheelchair accessible units which is an issue for seniors. Mr. Miller said the proposed design anticipates mobility issues and other disabilities. He said much of this issue is dictated by the building code, and all common areas and some units would be built handicapped accessible, while others would be adaptable for handicapped accessibility. Commissioner Davis asked how many employees would be at this site. Mr. Nornes said there would be 160 full time equivalent employees or 200-210 employees. Chair Holmes opened the public hearing. Chair Holmes introduced Kathy Taranto, 5605 Fernbrook Ct N. Ms. Taranto said she voted for the open space referendum, and has concerns as the area along Cheshire Lane Approved Planning Commission Minutes March 21, 2007 Page 8 already has a high density feel. She said the visuals of LCS's other sites look institutional. Ms. Taranto said she is concerned about traffic and asked if the traffic study included employees and visitors. She said she wants assurance that decent landscaping will be in place to cut down visual impact. Chair Holmes introduced Bill Blissel, 6075 Yucca Lane. Mr. Blissel said at first he was very skeptical, but this proposal seems to produce less traffic than other projects, and asked the Planning Commission to consider this proposal. Chair Holmes introduced Vivian Starr, 6060 Annapolis Lane N. Ms. Starr said she attended the informational meeting with the developer and was impressed, and said this is the best offer for the neighborhood. Ms. Starr said she can't imagine anything better than the Frank Lloyd Wright prairie architecture for a big building. She said the wetlands and green space are vitally important to the atmosphere of the parks and lakes. Ms. Starr said the City has to reach an agreement with the County to upgrade Co. Rd. 47 before developing any more land west of Vicksburg. She noted the CIP did not address Co. Rd. 47 upgrades, especially for the Lake Camelot neighborhood crossing at the playground. She said she knows there are political issues between the City and the County to upgrade this road, but all the developers want the land. Chair Holmes introduced Ruth Claseman, 5755 Juneau Lane N. Ms. Claseman asked if there would be access to the campus stores for neighbors. She said there should be a walkway on the west side of the site where there is a big hill making it unsafe for walking in the area; retirees would have trouble getting up that hill. Chair Holmes introduced Michael Villafana, 14420 60th Pl. N. Mr. Villafana echoed Ms. Starr's comments regarding Co. Rd. 47 and the crossing to the park at Dallas Lane. He said the road is taking a pounding with the 50 mph. construction traffic from the Taryn Hills development. Chair Holmes closed the public hearing. Chair Holmes asked if the traffic counts included employees and visitors. Senior Planner Darling stated that the proposed number of employees was taken into account by the traffic consultant. City Engineer Moberg added that if this were a residential property, trips generated would be 8-10 per day for single family homes whereas employees generate 2-3 trips per day. Chair Holmes asked about the institutional appearance of the proposed building. Mr. Miller said the project would be designed with a residential type of architecture with sloping roofs and broad horizontal banding with stone accents. He said the building would be completed in three phases and the resulting buildings in varied sizes would not look like Approved Planning Commission Minutes March 21, 2007 Page 9 a hospital or school. The landscape architect is aware of conditions for Minnesota, and the plantings for trails, walkways and paths could be characterized as robust. Mr. Miller said they have discussed with the Parks Department that the trails are to look natural. He said the loading dock and parking lot would be shielded with landscaping. Planning Manager Senness added that the Parks Department is very interested in how the Northwest Greenway looks throughout corridor and has plans for extensive planting on this portion of the trail. Chair Holmes asked about Co. Rd. 47 improvements. City Engineer Moberg stated that Co. Rd. 47 is a Hennepin County road, not a City street. He said there has been ongoing dialogue between the two parties with a potential to turn back to the City. He said the County's position is they want to turn it back yesterday, but the City is not interested in that pace. As it stands today, it is clearly the County's responsibility to operate and maintain Co. Rd. 47. Planning Manager Senness said that as part of the Taryn Hills development, the City required turning lanes to help improve traffic along Co. Rd. 47. She said any developer would have to help pay for the signalization of Co. Rd. 47 and the extension of Cheshire Lane. Chair Holmes asked about the walkway along Juneau Lane. Senior Planner Darling said staff included a comment in the attached resolution suggesting a sidewalk connection on the east side of remaining Juneau to complete the peripheral walkway around the central parcel. She said the design would be sensitive to the topography because it is very steep. Chair Holmes asked about the crosswalk at Dallas Lane. Senior Planner Darling said when CR 47 is upgraded, there would be a box culvert underpass for pedestrian traffic to connect the homes on the north side of the road with the parks and trail. Planning Manager Senness referenced Mr. Villafana's concern about the 50 mph. speed limit. City Engineer Moberg said speed limits are initially set at the time roadways are built and designed. He said there is a process to get speed limits changed, but it would be hard to justify a reduced speed limit without the development and additional traffic at the intersections. Planning Manager Senness asked if the neighbors would have access to the campus store. Approved Planning Commission Minutes March 21, 2007 Page 10 Mr. Nornes responded that a coffee shop is recommended for the campus and is typically designed for guests, visitors and volunteers. Commissioner Aamoth asked about demographic projections for Plymouth for the next few years. Planning Manager Senness said she did not have any statistics committed to memory, but in general, Plymouth has been aging faster in the past ten years than neighboring communities. She said 13 years ago there were no facilities for seniors, but now senior facilities have been constructed throughout community. Planning Manager Senness stated this proposal is the first continuing care facility. City Engineer Moberg added that the City is updating its comprehensive plan, and statistics regarding demographics will be included. He said those projections will be available during that process. Commissioner Neset said staff had done a nice job on the report and the architect and developer provided an excellent presentation. Commissioner Neset said this is a good plan for the area, providing some higher density housing. He said as the community ages, it is nice for residents to be able to stay in their community and he is all in favor of the proposal. Commissioner Jaffoni asked how the traffic consultants look at this type of facility to determine traffic patterns for employees and visitors. Senior Planner Darling said the traffic consultant did take into account visitor traffic, and added that the skilled nursing care and assisted living visitor traffic is a fairly important component. She said they looked at similar uses across the country to determine the impact from traffic patterns from nursing homes and assisted living developments based on the size of the facility, number of employees, and number of beds. Commissioner Davis said he reviewed the site. He thanked staff and the developer for preserving as much of the open space as possible which is good for the community. Commissioner Jaffoni said with Plymouth demographics there is a need for this type of project. She said her mom is 90 years old, so she is definitely in support of this proposal. She said the baby boomers are generating a need for these services which can't be underestimated, and it is great the City of Plymouth gets to benefit from one of these projects. Commissioner Aamoth said he thinks this is a tremendous project which can work functionally and plan for the future. He said he likes the Frank Lloyd Wright style of architecture and supports the project. Approved Planning Commission Minutes March 21, 2007 Page 11 Commissioner Weir concurred and said he thinks the Trillium Woods is an excellent project. Chair Holmes said this is a project that integrates all the goals the City strives for—density integrated with location, greenway, and multiple uses. He said it will be a destination point and will be a jewel for the community. MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the request by LCS Development for a comprehensive plan amendment and PUD sketch review for "Trillium Woods" a continuing care retirement community on property located at the southwest corner of County Road 47 and the extension of Cheshire Lane. Roll Call Vote. 7 Ayes. MOTION approved unanimously. D. BDH & YOUNG. (2007014) Chair Holmes introduced the request by BDH & Young for a conditional use permit to allow 73.1 percent office use in the I-2 (General Industrial) zoning district for property located at 13305 Water Tower Circle. Planner Doty gave an overview of the March 13, 2007 staff report. Commissioner Jaffoni asked how much office space exists now. Planner Doty stated that the existing office space is approximately 45%, and the remaining 55% is warehouse space. Commissioner Jaffoni asked if giving up warehouse space would present a problem for the applicant. She asked why there is a 50% limit on office space. Planner Doty responded the 50% limit is a longstanding requirement in the community, and the main issue is parking. He said industrial developments may not have enough parking to support an office use of this nature. Planning Manager Senness added the conditional use permit allows flexibility to accommodate growth without a company having to move their business. Chair Holmes introduced the applicant, Tom Davis, 18405 20th Avenue N. Mr. Davis said he solved the warehouse problem by renting a space nearby. Mr. Davis said as a growing company, he appreciates expanding in the existing building. Commissioner Davis stated for the record he is not related to applicant. Approved Planning Commission Minutes March 21, 2007 Page 12 Chair Holmes opened and closed the public hearing as there was no one present to speak on the item. MOTION by Commissioner Weir, seconded by Commissioner Jaffoni, to approve the request by BDH & Young for a conditional use permit to allow 73.1 percent office use in the I-2 (General Industrial) zoning district for property located at 13305 Water Tower Circle. Roll Call Vote. 7 Ayes. MOTION approved unanimously. E. APPLIED GRAPHICS ASSOCIATES, INC. (2007016) Chair Holmes introduced the request by Applied Graphics Associates, Inc. for a conditional use permit to allow 13 percent accessory retail in the I-2 (General Industrial) zoning district for property located at 2405 Annapolis Lane, Building C #265. Planner Doty gave an overview of the March 13, 2007 staff report. Commissioner Davis said it good to see a business moving into Plymouth that adds industrial jobs. Chair Holmes opened and closed the public hearing as there was no one present to speak. MOTION by Commissioner Weir, seconded by Commissioner Neset, to approve the request Applied Graphics Associates, Inc. for a conditional use permit to allow 13 percent accessory retail in the I-2 (General Industrial) zoning district for property located at 2405 Annapolis Lane, Building C #265. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Chair Holmes, to adjourn the meeting at 9:56 p.m.