HomeMy WebLinkAboutPlanning Commission Minutes 06-20-2007Approved Minutes
City of Plymouth
Planning Commission Meeting
June 20, 2007
MEMBERS PRESENT: Chair James Holmes, Commissioners Frank Weir, Karl Neset,
Terry Jaffoni, James Davis and Erik Aamoth
MEMBERS ABSENT: Commissioner John Cooney
STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Darling, Planner
Joshua Doty, Public Works Director Doran Cote 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 Jaffoni, to approve the
June 20, 2007 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE JUNE 6, 2007 PLANNING COMMISSION MINUTES
MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the
June 6, 2007 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. POPE ASSOCIATES, INC. (2007037)
Chair Holmes introduced the request by Pope Associates, Inc. for a planned unit
development amendment for a building expansion that would connect two existing
buildings located northwest of Niagara Lane and 25th Avenue.
Planner Doty gave an overview of the June 12, 2007 staff report.
Commissioner Aamoth asked for clarification on the number of trees for the site.
Planner Doty stated the correct number is 106 trees.
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Planning Commission Minutes
June 20, 2007
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Commissioner Jaffoni asked how often the storage area would have 3 pieces of equipment
to store and if it was large enough for storing 3 pieces of equipment at the same time.
Planner Doty responded that the storage area is designed to hold all of the storage needed.
He added that the applicant informed staff that it is not normal to have all 3 pieces of
equipment at the same time, but that it does happen occasionally.
Commissioner Jaffoni asked how the trash would be secured in the trash area.
Planner Doty said the trash enclosure would be a block walled structure with gated doors
on one end.
Chair Holmes said with the new layout, the storage area becomes the back of the building
versus in the past.
Planner Doty said hopefully the addition will help define the front as being on the south
side.
Chair Holmes introduced the applicant, Paul Holmes, Pope Architects. Mr. Holmes
thanked staff and had no further comments.
Chair Holmes continued the public hearing. Chair Holmes closed the public hearing as
there was no one present to speak on the item.
Chair Holmes thanked the applicant for cooperating and resolving the outside storage,
landscaping and building materials issues.
MOTION by Commissioner Weir, seconded by Commissioner Jaffoni, to approve the
request by Pope Associates, Inc. for a planned unit development amendment for a building
expansion that would connect two existing buildings located northwest of Niagara Lane
and
25th Avenue. Roll Call Vote. 6 Ayes. MOTION approved unanimously.
B. RHONDA AND WILLIAM GARVIS (2007050)
Chair Holmes introduced the request by Rhonda and William Garvis for a planned unit
development amendment to allow construction of a home addition for property located at
15710 51St Avenue North.
Senior Planner Darling gave an overview of the June 12, 2007 staff report.
Chair Holmes asked if any portion of the addition is closer to adjacent structures.
Senior Planner Darling stated the cantilever would be one-half foot closer.
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Planning Commission Minutes
June 20, 2007
Page 3
Chair Holmes introduced the applicant Rhonda Garvis, 15710 51St Avenue North.
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 Neset, to approve the
request by Rhonda and William Garvis for a planned unit development amendment to
allow construction of a home addition for property located at 15710 51" Avenue North.
Roll Call Vote. 6 Ayes. MOTION approved unanimously.
7. NEW BUSINESS
A. LCS DEVELOPMENT, INC. (2007044)
Chair Holmes introduced the request by LCS Development, Inc. for consideration of an
environmental assessment worksheet for Trillium Woods, for property located at the
southeast corner of the intersection of County Road 47 and Juneau Lane.
Senior Planner Darling gave an overview of the June 12, 2007 staff report.
Commissioner Weir asked about Juneau Lane being closed at the C.R. 47 intersection.
Senior Planner Darling said the developer would include construction of Cheshire Lane
and removing the intersection at Juneau Lane and C.R. 47. She said the traffic from
existing Juneau Lane would be rerouted to a minor collector roadway on the south side of
the development.
Commissioner Jaffoni said she has questions regarding wetlands, erosion and
sedimentation, and asked if there would be a more detailed plan forthcoming.
Senior Planner Darling said the developer will be submitting grading and erosion control
plans in more detail with the development proposal. She said that generally the entire
perimeter of a project would have a silt fence around it, although the developer may phase
development and shift the location of the fence as they expand the project.
Commissioner Jaffoni said the analysis of soil types on the property indicated three
categories with some highly erodable soils. Commissioner Jaffoni said grading 35 acres is
a big concern and asked if consideration has been given to using a different type of silt
fence, such as a J -hook fence that overlaps to prevent erosion.
Senior Planner Darling said the City has required J -hooked silt fence on a couple of
occasions. It is a silt fence that would have to be hand installed so you don't erode the
soils you are trying to protect. She said the EAW does not look at that level of detail.
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June 20, 2007
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Commissioner Jaffoni said staggering the grading process so all 35 acres would not be
graded at the same time would mitigate erosion and allow more control. Commissioner
Jaffoni said she assumes that discussion will be part of the detailed plan forthcoming.
Public Works Director Cote said the detail in the EAW is not sufficient to address those
specifics. He said the developer will have to supply details showing the project intends to
meet every requirement when it comes forward. Public Works Director Doran Cote said
economic and marketing factors would affect the phasing and staging of grading the whole
site.
Chair Holmes stated that the Commission has a concern regarding grading and erosion that
should be addressed in subsequent reports.
Commissioner Aamoth questioned about why the EAW is needed.
Senior Planner Darling replied because it exceeds specified thresholds.
Commissioner Davis asked if an EAW was done for Taryn Hills.
Senior Planner Darling said EAWs were prepared for Taryn Hills, The Reserve and
Cheshire Lane.
Chair Holmes asked if the location of Cheshire Lane at C.R. 47 is driven by the location of
the Taryn Hills.
Senior Planner Darling said the location of the intersection in Taryn Hills depended on the
location of the wetlands and the Rottlund development on the south side. Senior Planner
Darling said that the City staff gave LCS the starting point and a completion point for
Cheshire Lane and it was very difficult to avoid all the wetlands, so the developer avoided
the higher quality wetlands.
Commissioner Jaffoni commended the preparation of the EAW. She said for a project this
size and with this tract of land there were extraordinary hurdles and considerations.
Commissioner Jaffoni said there was a lot of thought in the approach to this project and she
is pleased to see that. Commissioner Jaffoni asked about the wetland acreage of 6.29 acres
remaining the same. She asked if wetlands were enhanced or expanded.
Senior Planner Darling said the wetland impact has to be replaced on a 2:1 basis. She said
the final wetland acreage will be replaced in accordance with State law and there would be
more than 6.29 acres. She said the final number is not yet determined.
Commissioner Davis asked if a drought would affect the size of the wetlands which would
be mitigated.
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June 20, 2007
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Senior Planner Darling said the wetland boundaries have been established and would not
be affected by drought.
Chair Holmes introduced David Benson, 5515 Fernbrook Lane N. Mr. Benson said there is
some discrepancy in the number of proposed units as the website indicates 300 units. He
asked if C.R. 47 or Schmidt Lake Road would connect at I-494 in the future. Mr. Benson
said the traffic analysis implied a decrease in traffic level with the senior project, but he
contended that it did not account for visitors and the need for three shifts of staff. Mr.
Benson said 200 units of homes compared to 400 units in the proposed facility could be a
dramatic concern.
Chair Holmes introduced Robert Levy, 5625 Fernbrook Ct. N. Mr. Levy said the EAW is
oriented to density and building size but does not take into account the intended use. He
said there are differences based on use that impact environment. Mr. Levy said the traffic
study does not mention visitors for the care center. He said the impact of lights at night
around the care center would impact all surrounding neighbors. Mr. Levy said there would
be a different traffic pattern as there would be visitors at night coming through a fairly
dense residential area. Mr. Levy said he likes that there would be significant surface
drainage, especially with parking for the staff to support the facility. He asked if the
mosquito control district had reviewed the plans, and how the phosphorus and pond scum
would be treated. He wants to know how the phosphorous would be removed. He wants
to make sure the mosquito control district has reviewed the plans. Mr. Levy said he was
concerned about the slope and grade of the pond. He asked if the 4 -foot depth of the pond
could be creating an attractive nuisance and hazard in an area close to single family
neighborhoods with young children.
Planning Manager Senness explained the public hearing processes required if the
development moves forward.
Commissioner Davis asked where the development signs would be located.
Senior Planner Darling said signs have already been placed on C.R. 47 and Juneau Lane.
Chair Holmes asked to see the concept views of the development.
Senior Planner Darling showed the concept plans and described the heights of the units.
Senior Planner Darling explained the changes in the proposed number of units. She stated
the EAW indicates 260 independent units. 39 assisted living, 45 beds in skilled nursing
care, 12-14 garden homes, and 60-64 units in the smaller buildings on the south side, but
some units have shifted in how they are classified.
Planning Manager Senness said the City is responsible for the review of the EAW and will
make sure we are looking at the largest possible numbers.
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June 20, 2007
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Planning Manager Senness asked about future connections to I-494.
Public Works Director Cote said the City does not contemplate any connection to I-494
from C.R. 47 or Schmidt Lake Road. He said the same traffic consultant said a connection
at Schmidt Lake Road or C.R. 47 would be too close to other connections.
Planning Manager Senness asked if the traffic study included visitors and employees.
Senior Planner Darling said the study did include numbers for visitors and employees on
site. She said the traffic consultant did compare this project to other projects that had high
numbers of employees and visitors to estimate trip generation for this site.
Chair Holmes asked if consideration was given for differing traffic patterns because of the
use of the building, such as visitors coming in off hours.
Senior Planner Darling said three different time periods were used, total trips expected
each day, and the morning and evening peaks.
Chair Holmes asked about light impact on the neighborhood at night.
Chair Holmes introduced Jason McCarty, Westwood Professional Services. Mr. McCarty
said they are proposing to be certified through LEED (Leadership in Energy and
Environmental Design). Mr. McCarty said one criteria of this certification has to do with
lighting and light pollution. He said zero light would cross the property line by using
cutoff light fixtures and fixtures within the building so that light cannot escape out
windows. Mr. McCarty said there are stringent requirements to obtain LEED certification
on this point and the process will involve a lot of design work.
Chair Holmes asked about the ponding, phosphorus, and mosquito control issues.
Senior Planner Darling said the ponds would be designed by City standards with 3:1 slopes
for the first few feet, a 10:1 bench flat area and then slopes of 3:1 to the middle.
Public Works Director Cote said the applicant indicates in the EAW that the surface water
runoff will be managed in conformance with the City of Plymouth and the watershed
commission. He said the proposed ponds will meet the same standards as ponds in other
areas of the City. Public Works Director Cote said the City does have a phosphorus free
fertilizer ordinance. He said lawn chemicals are intended to drain to the storm ponds to
collect there and protect water bodies further downstream.
Planning Manager Senness noted that mosquito control district has never reviewed
development plans.
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June 20, 2007
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Chair Holmes introduced Paul Weingarden, 5511 Fernbrook Lane N. Mr. Weingarden
asked what the Comprehensive Plan called for in this area and if it had been rezoned. He
asked if the use has been discussed and if this is an appropriate use for this area.
Planning Manager Senness stated that the first application submitted was for a reguiding to
allow this use.
Mr. Weingarden asked if the Comprehensive Plan had proposed guiding for single family
dwellings.
Planning Manager Senness said the previous guiding was LA -2 which allowed 3-6 units
per acre, so single family or townhouses would be allowed. She said there was a public
process involved with changing the site to LA -3.
Commissioner Jaffoni said she applauds the project in general. She said this is an excellent
project, and we need more projects of this type to provide for our aging population.
Commissioner Jaffoni said she doesn't know the standard level of detail for an EAW, but
would like to have seen more detail in how the grading process or how the silt fence would
be constructed, and how some of these erosion controls would be implemented.
Commissioner Jaffoni asked that because of its scope and location, the developer should
comply not only with existing laws, but also look at innovative procedures and approaches
that would make them stand out as good environmental citizens in the City of Plymouth.
Chair Holmes said the content of the EAW is complete relative to the stage of project. He
said he is confident the level of detail will be there through staff reports. Chair Holmes
said the EAW presented is a positive project for neighbors and the City.
Planning Manager Senness referenced Commissioner Jaffoni's concerns and reiterated that
the LEED Certification Mr. McCarty mentioned applies not only to the building but to the
site as well.
Commissioner Davis concurred with Commissioner Jaffoni's comments. He said when a
developer starts a project and clear cuts a property, everyone gets worked up.
Commissioner Davis said it is important for this developer to do what they can to minimize
the initial shock to the neighborhood.
8. ADJOURNMENT
MOTION by Commissioner Weir, seconded by Commissioner Aamoth, to adjourn the
meeting at 8:28 p.m.