HomeMy WebLinkAboutPlanning Commission Minutes 04-18-2007Approved Minutes
City of Plymouth
Planning Commission Meeting
April 18, 2007
MEMBERS PRESENT: Chair James Holmes, Commissioners Frank Weir, John
Cooney, James Davis, and Terry Jaffoni
MEMBERS ABSENT: Commissioners Karl Neset and Erik Aamoth
STAFF PRESENT: Planning Manager Barbara Senness, Planner Joshua Doty 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
A request was made by Chair Holmes to move Item 5B. to 6A. New Business.
MOTION by Commissioner Weir, seconded by Commissioner Jaffoni, to approve the
revised April 18, 2007 Planning Commission Agenda. Vote. 5 Ayes. MOTION
approved.
5. CONSENT AGENDA
A. APPROVAL OF THE APRIL 4, 2007 PLANNING COMMISSION
MINUTES
MOTION by Commissioner Weir, seconded by Commissioner Jaffoni, to approve the
April 4, 2007 Planning Commission Minutes. Vote. 5 Ayes. MOTION approved.
C. PATRICIA ZALAZNIK AND JOHN GORMAN (2007032)
MOTION by Commissioner Weir, seconded by Commissioner Jaffoni, to approve the
request by Patricia Zalaznik and John Gorman for a variance to allow a 20 -foot rear yard
setback where 25 feet is required for the construction of an approximately 118 square foot
room addition for property located at 15655
401h Avenue North. Vote. 5 Ayes. MOTION
approved.
6. NEW BUSINESS
Approved
Planning Commission Minutes
April 18, 2007
Page 2
A. CORY AND ELLEN TELL (2007024)
Chair Holmes introduced the request by Cory and Ellen Tell for variances to allow
construction of a new home on a non -conforming lot and for impervious surface coverage
for property located at 2560 Medicine Lake Boulevard East.
Planner Doty gave an overview of the April 10, 2007 staff report.
Commissioner Jaffoni asked what the square footage would be for the proposed house and
if there were concerns about the height of the house blocking views of neighbors to the
east.
Planner Doty said the footprint of the proposed house is 1,939 and it would be 34' feet
high, which conforms to the 35' height limit. He added that the house meets all setback
requirements.
Commissioner Jaffoni asked about City policy regarding grandfathered properties
undergoing redevelopment as it pertains to variances and impervious surface issues.
Planner Doty said the variance for impervious surface is required because the hard surface
coverage is over the 25%. Planner Doty noted that the applicant is reducing the impervious
coverage from what currently exists.
Planning Manager Senness said the City would have great difficulty allowing another home
on this lot without the variances. She said lots in the area are similar in size and that
variances are typical in such redevelopment situations. Planning Manager Senness said the
proposed reduction of impervious surface and the rain garden both constitute Best
Management Practices.
Chair Holmes introduced the applicant, Cory Tell, 2760 Nathan Lane. Mr. Tell said he
understands the neighbors have concerns about the setbacks of the proposed house. He
said the City setback requirement is 25 feet and the original proposal placed the house with
a 30 -foot setback, which would have been 20 to 25 feet in front of the neighbors. He said
staff recommended implementing a rain garden and moving the house back 20 feet to
conform with the houses on the rest of the block. He said the driveway is 52' long and if
the house were placed back any further, the increased driveway would create more
impervious surface. Mr. Tell said he worked with Planner Doty to reduce impact to
Medicine Lake and the impervious surface coverage would be reduced from 39.7% to
34.4%. He said he is working with Water Resources Technician Derek Asche on a 120
square foot rain garden, which would infiltrate runoff equivalent to the area exceeding the
maximum impervious surface coverage. Mr. Tell said they have reduced all concrete
sidewalks, using deck or pervious surfaces.
Approved
Planning Commission Minutes
April 18, 2007
Page 3
Chair Holmes introduced Ralph Tully, 4043 Brookside Avenue South. Mr. Tully said he
represents the adjacent neighbors, Mr. and Mrs. Warren Chapman. Mr. Tully said a
fundamental component of the building code is to not allow something that would decrease
the value of adjacent properties. Mr. Tully said the proposal would decrease the value of
the Chapman property because the proposed house would be 10 feet in front of the
Chapman property. He said the variance is not to be based on a desire to increase income
potential, but that is why there is a tear -down involved. Mr. Tully said the proposed
structure would seriously impair the light to the Chapman home.
Chair Holmes introduced Warren Chapman, 2550 Medicine Lake Boulevard East. Mr.
Chapman said he had looked forward to Mr. Tell coming there but was not aware of the
setback changes from 50 feet and 15 feet to 25 feet and 10 feet. Mr. Chapman said that is
not good planning in an established neighborhood with houses on both sides that are set
back further. Mr. Chapman said his property has a 39 -setback which is not accurately
portrayed in relation to the proposed house. Mr. Chapman referenced Plymouth Zoning
Ordinance Section 21115.03 (b) regarding building type and construction, and stated that
positioning this house so close to the road would impact houses to the north and south.
Planning Manager Senness said in 1996 the minimum setbacks for residential properties
was changed from 36 feet to 25 feet. She asked Mr. Chapman if he measured from the
right-of-way or from the property line.
Mr. Chapman said the measurement was from the survey stake.
Chair Holmes asked about the light issue relative to the variance request.
Planner Doty displayed an aerial photo indicating a portion of the proposed house would be
5 feet in front of the Chapman's house and the garage would be an additional 10 feet in
front.
Chair Holmes noted that under current zoning, the whole structure could be moved forward
up to 25 feet from the lot line.
Planner Doty concurred.
Chair Holmes addressed the light issue and said the proposed structure would be within the
35'foot height limit.
Planner Doty answered affirmatively and added that the applicant is meeting side yard
setbacks.
Planning Manager Senness added that staff suggested this placement of the house to blend
better with the neighborhood even though it increased impervious surface.
Approved
Planning Commission Minutes
April 18, 2007
Page 4
Commissioner Weir asked what the setback is for the existing house, as it doesn't fit into
neighborhood as it is.
Planner Doty said the setback for the house is 130 feet and 84 feet to the garage.
Chair Holmes said the variances that are requested don't appear to be the nature of the
neighbor's concerns. He said the Planning Commission needs to look at the variances for
impervious surface coverage and the most efficient placement of the house on the lot.
Chair Holmes said he would support the request.
MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the
request by Cory and Ellen Tell for variances to allow construction of a new home on a non-
conforming lot and for impervious surface coverage for property located at 2560 Medicine
Lake Boulevard East.
Commissioner Davis said he concurred with Chair Holmes, and said the specifics of the
request are clear cut, and there is no reason to object. He said the reasons brought up by
neighbors do not pertain.
Vote. 5 Ayes. MOTION approved.
7. ADJOURNMENT
MOTION by Chair Holmes, without objection, to adjourn the meeting at 7:40 p.m.