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).
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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.
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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
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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.
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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
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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.
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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
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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
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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.
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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.
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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.
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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.