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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 (2007083) Withdrawn. Approved 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 Approved Planning Commission Minutes September 19, 2007 Page 3 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. Approved Planning Commission Minutes September 19, 2007 Page 4 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 Approved Planning Commission Minutes September 19, 2007 Page 5 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 Approved Planning Commission Minutes September 19, 2007 Page 6 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 Approved Planning Commission Minutes September 19, 2007 Page 7 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.