HomeMy WebLinkAboutPlanning Commission Minutes 09-19-2007Approved Minutes
City of Plymouth
Planning Commission Meeting
September 19, 2007
MEMBERS PRESENT: Vice Chair Karl Neset, Commissioners Frank Weir, Terry
Jaffoni, James Davis, and John Cooney
MEMBERS ABSENT: Chair James Holmes and Commissioner Erik Aamoth
STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Shawn Drill,
Senior Planner Marie Darling, Planner Joshua Doty, City Engineer Bob Moberg 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
Vice Chair Neset said the City received a request from the applicant to withdraw Item 5.C.
MOTION by Commissioner Weir, seconded by Commissioner Jaffoni, to approve the
amended September 19, 2007 Planning Commission Agenda. Vote. 5 Ayes. MOTION
approved.
5. CONSENT AGENDA
A. APPROVAL OF THE SEPTEMBER 5, 2007 PLANNING COMMISSION
MINUTES
MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the
September 5, 2007 Planning Commission Minutes. Vote. 4 Ayes. MOTION approved.
Commissioner Weir abstained.
B. STEELE CONSTRUCTION SERVICES, INC. (2007079)
MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the
request by Steele Construction Services, Inc. for a variance to a rear yard setback to allow
construction of a garage addition for property located at 5300 Norwood Lane N.
Vote. 5 Ayes. MOTION approved.
C. PAQUETTE CONSTRUCTION CO. (2007083)
Withdrawn.
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Planning Commission Minutes
September 19, 2007
Page 2
6. PUBLIC HEARINGS
A. LCS DEVELOPMENT (2007066)
Vice Chair Neset introduced the request by LCS Development for a rezoning, PUD general
plan and preliminary plat for "Trillium Woods", a continuing care retirement community
on property located at the southeast corner of Co. Rd. 47 and Juneau Lane N.
Senior Planner Darling gave an overview of the September 11, 2007 staff report.
Commissioner Weir asked why the proposed 60 -foot right-of-way for local streets, which
exceeded the requirement of 50 feet, was not acceptable.
Senior Planner Darling said the 60 -foot right-of-way was too much in this case and staff is
requesting that the applicant reduce the right-of-way to 50 feet.
Vice Chair Neset introduced Steve Nomes, Project Developer for Trillium Woods. Mr.
Nomes said this project is a good fit for the City of Plymouth, offering a senior option for
people who live here and for parents of working people in the City. He said LCS is an
excellent employer and would offer employment for high school students giving them an
opportunity to work with elderly. Mr. Nomes said extensive marketing and education has
been done about life care and this location has shopping nearby, is close to downtown, has
desirable hikingibiking trails with the greenway and corridor system connection at the
property, a nearby golf course and a hospital being built soon in Maple Grove. Mr. Nomes
displayed a TV ad that is running and reviewed marketing efforts which have resulted in
feedback and 110+ people signed on a priority wait list. Mr. Nomes reviewed the history
LCS and said they have over 80 sites in the U.S. He said they only develop properties they
manage. Mr. Nomes said they have worked on this site since 2005 and anticipate opening
January, 2011. He said the focus is on the residents through the whole process of
continuum care. Mr. Nomes said there is a one-time joiner's fee and then the monthly
service fee of $2,500 per month that also covers skilled care. He said it is a long term care
insurance program and peace of mind and security is what they are selling.
Mr. Nomes introduced Mike Miller, Rice Fergus Miller Architects, who reviewed the
graphics for the site. He displayed views looking out from the proposed buildings. Mr.
Miller also showed sunlight views for different times of the year to show they have taken
advantage of daylight in laying out the proposed buildings.
Jason McCarty, Civil Engineer representing Trillium Woods, said they are proud of the
preservation of the forested area on the site. He reviewed the layout of the site, pointing
out that there is one below grade crossing below Cheshire Lane for pedestrians and
bicyclists. Mr. McCarty said the proposed traffic signal at Cheshire Lane and Co. Rd. 47
would be constructed during the first phase. He said the Trillium Woods proposal would
reduce proposed traffic by 45% from what a typical LA -2 development with 242
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townhomes would be on this site. Mr. McCarty said one issue in the EAW was grading
and erosion control. He said they will have an MPCA erosion control permit and storm
water pollution prevention plan. The silt fence will be installed when grading begins and
the ponds would be constructed first. He said ponds provide a construction work buffer to
protect the wetlands. Mr. McCarty said they have other erosion control practices, and pride
themselves on using the best application for each situation. Mr. McCarty said they will
keep construction and residential traffic separate. Cheshire Parkway and 59th will be built
and used for construction traffic and Juneau Lane will be used for vehicle traffic. He said
they would have to close the northerly portion of Cheshire as they can't have Juneau Lane
and Cheshire open at same time.
Mr. Miller reviewed traffic flows and access points for Phase I and Phase 11 of the
development. He displayed architectural drawings with modern interpretations of prairie
style architecture, made famous by Frank Lloyd Wright. Mr. Miller pointed out this style
uses massive fireplaces and large overhangs for the buildings. Mr. Miller showed
computer renderings of various views from Juneau Lane and Cheshire Parkway. He
reviewed various landscaping and other visual blockage of the service area. Mr. Miller
showed a fly -through which clearly showed the large amount of green space being retained
on the site.
Commissioner Jaffoni asked how many total units are in the proposal. She asked when the
assisted living units would be built.
Mr. Nornes said there would be 322 independent living units and 81 health care units. He
said the assisted living units would be added in the second building phase. Mr. Nornes
said as the first phase is being occupied, marketing would start for the second phase. Mr.
Nornes said dependent on pre -marketing and a 15 -month construction period, he
anticipated a full build -out by 2015-2016.
Commissioner Jaffoni noted that there was some encroachment in the wetlands and an
absence of buffers around new wetlands. She said there would be a requirement that those
would be rectified and asked if they are comfortable accommodating the requirements.
Mr. McCarty stated they are confident the wetland buffering can be accommodated and it
will be taken care of.
Vice Chair Neset opened and closed the public hearing as there was no one present to
speak on the item.
MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the
request by LCS Development for a rezoning, PUD general plan and preliminary plat for
Trillium Woods", a continuing care retirement community on property located at the
southeast corner of Co. Rd. 47 and Juneau Lane N. Roll Call Vote. 5 Ayes. MOTION
approved unanimously.
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September 19, 2007
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B. SCHUETT REAL ESTATE GROUP, LLC. (2007070)
Vice Chair Neset introduced the request by request by Schuett R/E Group, LLC. for a
rezoning from FRD to RSF-2 and preliminary plat for 10 single family lots to be called
Hidden Acres Addition" for properties located at 4225 and 4245 Dunkirk Lane North.
Planner Doty gave an overview of the September 11, 2007 staff report.
Commissioner Davis asked if there are issues of Plymouth Creek flooding and encroaching
on the proposed homes.
Planner Doty said Plymouth Creek is covered by flood plain as established on FEMA
maps. He said the proposed plan is designed so the lowest floor of each of the homes
would be 2 feet above flood plain elevation so homes would not be flooded.
Commissioner Davis asked when the 45 trees would have to be replaced.
Planner Doty said trees typically would be planted after the property is graded. He said
that financial guarantees would be submitted to ensure that the trees do get planted.
Vice Chair Neset introduced the applicant, Tom Schuett, 16220 44th Avenue N. Mr.
Schuett said the proposal is congruent with the adjacent neighborhood and a nice addition.
He said they have met all the City's requirements and he is excited about this project.
Commissioner Jaffoni said the houses in the diagram looked to be a similar size and asked
about the size of the proposed homes.
Mr. Schuett explained that the diagram indicates a footprint for the house pad sites. He
said the homes have not yet been designed, but anticipates the homes to be in the $650,000
to $800,000 range.
Vice Chair Neset introduced Vladimir Sivriver, Engineer for Schuett R/E Group. Mr.
Sivriver said it is their intent to comply with the requirements of the City, consistent with
the City's comprehensive plan. He said they are not requesting any variances with this
proposal and thanked the planning and engineering departments for their assistance and
support for this proposal.
Vice Chair Neset opened the public hearing.
Vice Chair Neset introduced Matt Blair, 16725 43rd Avenue N. Mr. Blair said he lives on
the north side of the proposed project and is concerned about tree removal at his property
line. Mr. Blair recommended that the new trees should be replaced on the property border
line. Mr. Blair said there is a drainage line on his yard and wants to make sure the City can
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access that. Mr. Blair pointed out that most of pond indicated on the map is on the side of
his property. Mr. Blair asked for an explanation of the rain garden and said he had
drainage problems when his house was built.
Vice Chair Neset closed the public hearing.
Planner Doty explained that a rain garden is a shallow depression filled with native
plantings which are deep rooted, allowing for greater infiltration of rain water. He said the
City would require an access easement to the storm water pond and rain garden.
City Engineer Moberg reviewed the access points and easements for the sanitary sewer.
City Engineer Moberg added that in the case of a rain event where the rain garden reached
capacity, overflow would go to the wetland complex immediately to the east and north.
Commissioner Davis noted that many trees on Mr. Blair's side of the proposal were
scheduled to be removed and asked what could be done in terms of replacing trees in that
area. He suggested tree replacement on the north side of the property near residences as the
south side has the park and trail.
Planning Manager Senness said a condition could be added to focus tree restoration on the
northern property line.
City Engineer Moberg clarified that Lots 1 and 2 would have some limitations due to the
rain garden. He said tree restoration would have to be toward the west.
MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the
request by Schuett R/E Group, LLC. for a rezoning from FRD to RSF-2 and preliminary
plat for 10 single family lots to be called "Hidden Acres Addition", with an additional
condition to focus tree restoration on the northern property line for properties located at
4225 and 4245 Dunkirk Lane North. Roll Call Vote. 5 Ayes. MOTION approved.
7. NEW BUSINESS
A. QUEST DEVELOPMENT, INC. (2007074)
Vice Chair Neset introduced the request by Quest Development, Inc. for a site plan and
variances for an office building for property located at 10600 Old County Road 15.
Senior Planner Drill gave an overview of the September 11, 2007 staff report.
Vice Chair Neset introduced Jim Waters, Quest Development. Mr. Waters said this site is
a key parcel along the Highway 55 corridor, which is currently underutilized. Mr. Waters
said the comprehensive plan encourages redevelopment of underutilized properties. He
said it was difficult to find a project that would work on this site and they initially had a
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larger building in order to handle costs associated with the demolition of the existing
building and preparation of the new building site. Mr. Waters said he does have medical
tenants who are interested in the proposed building which ultimately will be an asset to the
City. Mr. Waters said much of the Highway 55 corridor is commercial and to compete
effectively with retail and quasi -retail uses, he reiterated the need for more signage facing
Highway 55. Mr. Waters said the sidewalk is a fine idea but feels it is redundant to a trail
on the south side of the street. He said he would prefer to complete the sidewalk when
other businesses do theirs and be assessed at that time.
Commissioner Jaffoni asked if the traffic flow for the medical business had been reviewed.
Mr. Waters said a traffic study was not done. He said there are medical uses in the
building to the west and traffic has not been a problem. He said TwinWest is a tenant and
generates a fair number of vehicles. Mr. Waters said he did not think there would be a
substantial change for this use.
Planning Manager Senness added that a traffic study was not done because a medical use is
an allowed use this area and the traffic generated would be consistent with what has been
planned for.
Vice Chair Neset introduced Katie Fruth, 424 Union Terrace Lane N. Ms. Fruth said she is
not worried about traffic but is worried about parking because she has not observed open
spaces at the 12 spaces to be borrowed from the office site to the west. She said a side
entrance or signage would encourage parking in these spaces. Ms. Fruth said she was not
concerned about signage on Highway 55, but did not want lit signage on the south side of
the building. She said the building to the west dims their parking lot lights after office
hours. Ms. Fruth said she would like to see the planting of the 26 trees on the south side of
the building. Ms. Fruth questioned the building height increase up to 23 feet as she felt a
large building looming over her property might be a deterrent to a future buyer for her
home.
Vice Chair Neset introduced Paul Meyer, 15050 36th Avenue N. Mr. Meyer said he is the
architect of the project and showed an aerial view of Ms. Fruth's house relative to the
proposal. He indicated the location of the 26 trees and said this is a significant number for
this size parcel. Mr. Meyer discussed the screening and rain garden feature. He said the
entrance to the site is across from Union Terrace and the parking has been deliberately
clustered in two parking lots. Mr. Meyer said a parking analysis was done for the building
to the west, and with the underground parking, it meets ordinance requirements. Mr.
Meyer said the 12 parking spaces would be signed for the new building. Mr. Meyer said
the City's lighting ordinance is very clear. He said while it is challenging and restrictive
compared to other communities, their submittal is compliant and the lighting would be
reduced to 50% by midnight. Mr. Meyer said the ordinance allows for a 35 -foot tall
building. He said the proposed 23 -foot tall building is appropriate to the adjacent 4 -story
building and the taller ceiling height is typical. Mr. Meyer said the signage on the south
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side will be illuminated. Mr. Meyer reiterated that in looking at the Highway 55 corridor,
others are allowed 10% wall signage and they are requesting the equivalent on the Highway
55 exposure.
Commissioner Davis asked about the parking lot connection to the site to the west.
Mr. Meyer said the parking lot connects on the north side. He said by shifting the building
north, there is access on the south side which is also the fire department access.
Senior Planner Drill added that the building height of 23 feet includes a parapet which
conceals mechanical equipment. He noted the current building is 18 feet in height and has
no rooftop equipment.
City Engineer Moberg said staff would be willing to have a condition to assess the property
in the future for the sidewalk, rather than constructing a piece of sidewalk that doesn't go
anywhere.
Commissioner Davis asked about the location of the sidewalk and the distance to the
transit station.
Senior Planner Drill said it would be located between the curb cut and the west lot line,
eventually connecting to the transit station.
Commissioner Davis asked why the sidewalk is required at this point.
Planning Manager Senness said it is an opportunity to get a sidewalk in the area of the
transit center. Senior Planner Drill added that since Highway 55 is a major collector
roadway it is beneficial to have sidewalks on both sides.
MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the
request by Quest Development, Inc. for a site plan and variances for an office building with
an added condition to assess the owner for sidewalk installation at a later date, and denial
for the signage variance request for property located at 10600 Old County Road 15.
Roll Call Vote. 5 Ayes. MOTION approved unanimously.
8. ADJOURNMENT
MOTION by Vice Chair Neset, without objection, to adjourn the meeting at 8:59 p.m.