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HomeMy WebLinkAboutPlanning Commission Minutes 04-04-2007Approved Minutes City of Plymouth Planning Commission Meeting April 4, 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 Shawn Drill, Senior Planner Marie Darling, Planner Joshua Doty and Office Support Specialist Laurie Lokken 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the April 4, 2007 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE MARCH 21, 2007 PLANNING COMMISSION MINUTES MOTION by Commissioner Weir, seconded by Commissioner Neset, to approve the March 21, 2007 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved. B. BORDER FOODS (2007023) MOTION by Commissioner Weir, seconded by Commissioner Neset, to approve the request by Border Foods for a variance to allow a building entrance less than ten feet from a drive aisle for property located at 9900 Rockford Road. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. JOHN STABY (2007015) Approved Planning Commission Minutes April 4, 2007 Page 2 Chair Holmes introduced the request by John Staby for a conditional use permit to allow construction of an attached garage that would exceed 1,000 square feet in gross floor area for property located at 5615 Glacier Lane North. Senior Planner Darling gave an overview of the March 27, 2007 staff report. Senior Planner Darling noted that one letter has been received, provided to the Planning Commission and added to the public record. Commissioner Weir asked if there was driveway access to the garage on the lower level. Senior Planner Darling said that there was not driveway access proposed. Chair Holmes introduced the applicant, John Staby, 12945 34th Avenue North. Mr. Staby said they are trying to build an earth -friendly home and to achieve that by getting southern exposure to the sun. He said they are putting in a very extensive geothermal system for heating and cooling this home and believes that the design will be an asset to the community. He said the reason for the lower level garage is simply that they want a garage on that side and there is an opportunity for some storage and hobby space in that area. Chair Holmes opened and closed the public hearing as there was no one present to speak on the item. Commissioner Jaffoni asked that if the garage is going to be used for some equipment storage, how will it be accessed with no driveway. Senior Planner Darling said that the applicant is proposing to access the rear garage very infrequently. She said the garage is for seasonal storage of recreational vehicles, so they would drive over the grass on the few times they needed to access it. Mr. Staby said the neighbor has a beautiful driveway that comes right down the hill and he hopes to work with them for access to the lower garage two to three times a year. Planning Manager Senness said that in other similar cases, these garage spaces are typically used for storing items that are very infrequently accessed. She said plans typically don't show a driveway in a situation like this. MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the request by John Staby for a conditional use permit to allow construction of an attached garage that would exceed 1,000 square feet in gross floor area for property located at 5615 Glacier Lane North. Roll Call Vote. 7 Ayes. MOTION approved unanimously. B. CITY OF PLYMOUTH (2007025) Chair Holmes introduced the request by the City of Plymouth to consider rezoning the proposed "Dunkirk Addition" site from FRD (Future Restricted Development) to RSF-1 Single Family Detached 1) for property located at 3120 Dunkirk Lane North. Approved Planning Commission Minutes April 4, 2007 Page 3 Senior Planner Drill gave an overview of the March 29, 2007 staff report. Commissioner Neset asked what the difference was in the total number of units for the parcel in question. Senior Planner Drill said that under RSF-1 zoning there could be eight single-family lots and that under RSF-2 zoning there could be ten single-family lots. Commissioner Jaffoni asked if the lots in the neighboring "Seven Ponds East" and "Shiloh Third Addition" plats that don't conform to the RSF-1 standards would conform to the RSF-2 standards. Senior Planner Drill stated that most of those lots would conform to the RSF-2 standards, except that a few lots in "Shiloh Third Addition" are less than 80 feet wide—which is the minimum lot width requirement in the RSF-2 district. He said that in looking back at how the area west of Dunkirk Lane was rezoned in 1996, it may have served that area better to have rezoned it RSF-2 instead of RSF-1 because one could argue that RSF-2 is a better match with respect to the established lot sizes and setbacks. Chair Holmes introduced Tom Gonyea, representing Gonyea Development. Mr. Gonyea said that he feels the staff report clarifies the zoning issue and reinforces the Planning Commission's original RSF-2 recommendation for the site. He said the RSF-1 zoning district, as defined by the City, is intended to preserve and maintain existing RSF-1 platted areas. He said that RSF-2 zoning should apply to this site because it would become a new, separately platted area. Commissioner Davis asked if Gonyea Development is in favor of having the site rezoned to RSF-2 as was previously recommended by the Planning Commission. Mr. Gonyea stated he is in favor of the RSF-2 designation for this site. Chair Holmes opened and closed the public hearing as there was no one present to speak on the item. Commissioner Jaffoni said that she feels the Planning Commission's original RSF-2 recommendation should be reaffirmed because RSF-2 zoning is consistent with the Comprehensive Plan, supports housing and density goals and would result in development that is consistent with the neighboring areas. Commissioner Aamoth asked why the rezoning issue was being brought back to the Planning Commission. Planning Manager Senness said that when the Gonyea application was being considered by the City Council, some Council members questioned the proposed RSF-2 zoning designation. She said some Council members felt it would be appropriate to also review RSF-1 zoning for the site in order to address concerns regarding the size of the homes with respect to the size of the lots and because the side yard setbacks are less in RSF-2 than in RSF-1. Commissioner Jaffoni said she observed the City Council meeting and noted that a major concern expressed by the Council was that the requested RSF-2 zoning designation would Approved Planning Commission Minutes April 4, 2007 Page 4 be different from the RSF-1 zoned neighborhoods to the south and west. She said there was concern that any development of this site be compatible with those neighborhoods. She said that as the report notes, there are a number of lots in the area that vary from the RSF-1 standards and the Council wanted the Planning Commission to clarify the situation. Chair Holmes said he also supports reaffirming the RSF-2 designation for the site because many of the nearby lots that are zoned RSF-1 do not meet the RSF-1 standards and are more consistent with RSF-2. He also said that no street is planned for the 31St Avenue right-of-way along the south boundary of the site, and that the right-of-way area provides an appropriate transition and natural buffer between this site and the single-family area to the south. MOTION by Commissioner Weir, seconded by Commissioner Neset, to reaffirm the Planning Commission's previous recommendation of RSF-2 zoning for property located at 3120 Dunkirk Lane. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 7. NEW BUSINESS A. LAKE COUNTRY BUILDERS (2007017) Chair Holmes introduced the request by Lake Country Builders for a variance to allow a 6 - foot side yard setback where 15 feet is required to allow construction of a 3 -car garage for property located at 910 Garland Lane North. Planner Doty gave an overview of the March 27, 2007 staff report. Commissioner Jaffoni asked if this house is unique in this neighborhood or if there are other houses that have similar situations where they build three -stall garages. Planner Doty said that this neighborhood provides a lot of variety in houses and garages. He said that the proposed garage would be placed a bit forward compared to other homes. He said the street curves and they are on the point of that curve. Planning Manager Senness said that this neighborhood is in transition as there is a lot of change going on. She said there are a number of very small homes, some of which have been torn down and rebuilt. She said there are also a number of homes that are adding on. Chair Holmes asked if it was ever brought up to shift the entire new garage structure 9 feet to the south so that it wouldn't require a variance. Planner Doty said the applicant did look at that, as well as a number of other options. He said the reason the applicant did not shift the garage to the south was to allow a new front entrance, which would be blocked if the garage is moved south. Chair Holmes introduced the applicant, Ryan Smolik, representing Lake Country Builders. Mr. Smolik did not have anything to add to the staff report. Approved Planning Commission Minutes April 4, 2007 Page 5 Chair Holmes introduced Diane Hulett, 920 Garland Lane North. Ms. Hulett asked how the six-foot setback will impact their property. She asked if it was possible through construction for the setback to go to five feet. She asked if a depth of 27 feet is a normal standard depth for a 3 -car garage. She said that the first thing you will see is the garage and she doesn't know how that is going to appeal visually. Planner Doty said the garage is a standard -sized three -car garage. He said the depth of the third stall to the north is 27 feet. He said that is slightly deeper than standard but still considered standard. He said the width of the garage is also standard for a three -car garage. He said they could potentially go a little bit narrower but the applicant would have some building code issues in that case. Planning Manager Senness said that if the applicant is successful in getting a variance, they would then apply for a building permit. She said that as part of that process, City inspectors will go out and make sure that where they are placing the garage is according to the plan. Chair Holmes asked about the visual placement on the lot and if the mature tree that is to the side of the front yard will come down in this project. Planner Doty said that even though the garage would be placed in front of the existing home, the garage will easily meet the front setback of 25 feet. He said the applicant has designed the garage with a new front entrance and has proposed a window on the side to soften the appearance of the garage wall to the north. Planner Doty said that with the proposed plan, the interior oak tree would be removed. Chair Holmes asked the applicant to review the concept of taking down such a substantial oak tree. Commissioner Davis said that he would recommend approval of the resolution that would approve this project. He said that even though they will probably lose a tree, it looks like there are a number of trees that will be saved. MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the request by Lake Country Builders for a variance to allow a 6 -foot side yard setback where 15 feet is required to allow construction of a 3 -car garage for property located at 910 Garland Lane North. Roll Call Vote. 6 Ayes. MOTION approved. Chair Holmes voting Nay. 8. ADJOURNMENT MOTION by Chair Holmes, without objection, to adjourn the meeting at 7:55 p.m.