HomeMy WebLinkAboutPlanning Commission Minutes 04-06-2005Approved Minutes
City of Plymouth
Planning Commission Meeting
April 6, 2005
MEMBERS PRESENT: Chair Peggy Larson, Commissioners Frank Weir, James
Holmes, E.J. Clyman, and Kathleen Murdock
MEMBERS ABSENT: Commissioners Sarah Anderson and Nancy Franke -Wilson
STAFF PRESENT: Planning Manager Barbara Senness, Senior Planners Shawn Drill and
Marie Darling, Housing Manager Jim Barnes, Housing Specialist Tracy Jones, City
Engineer Ron Quanbeck, and Office Support Specialist Ranelle Gifford
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 Holmes, recommending
approval of the April 6, 2005 Planning Commission Agenda. Vote. 5 Ayes. MOTION
approved.
5. CONSENT AGENDA
A. APPROVAL OF THE MARCH 16, 2005, PLANNING COMMISSION
MINUTES
MOTION by Commissioner Weir, seconded by Commissioner Murdock, recommending
approval of the March 16, 2005 Planning Commission Minutes. Vote. 4 Ayes. Chair
Larson abstained. MOTION approved.
B. THOMAS STOUT (2005018)
MOTION by Commissioner Weir, seconded by Commissioner Murdock, recommending
approval of the request by Thomas Stout for a variance for impervious surface coverage
and interim home occupation license for a massage therapy business located at 11917 -
23rd
Avenue North. Vote. 5 Ayes. MOTION approved.
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6. PUBLIC HEARINGS
A. PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY (HRA)
2005014)
Chair Larson introduced the request by the Plymouth Housing and Redevelopment
Authority for a PUD General Plan for a 96 -unit senior apartment building for property
located northwest of the intersection of Vicksburg Lane and Medina Road.
Senior Planner Drill gave an overview of the March 31, 2005 staff report.
Chair Larson introduced Jim Barnes, Housing Manager.
Housing Manager Barnes said he is the primary contact for this project and is available for
any questions. He said Link Wilson, with Miller Hanson Partners Architects was also
available for any questions.
Commissioner Clyman asked how many employees there would be.
Housing Manager Barnes said an exact number hasn't been determined at this time,
however they are looking at integrating the staff from Plymouth Towne Square and the new
building. He said they would bring in a manager that would oversee both buildings. He
said it would be anywhere from 4-5 employees and they would be employed by a
management company, not the HRA.
Commissioner Clyman asked where the emergency entrance/exit would be located.
Senior Planner Drill indicated emergency vehicles would enter the site from Vicksburg
Lane. He pointed out the drive lanes and main building entrance.
Commissioner Clyman asked if the first floor apartments would have a walkout access.
Housing Manager Barnes said none of the first floor apartments would have walkouts or
sliding doors.
Commissioner Clyman asked what the distance was from the north side of the building to
the parking lot.
Housing Manager Barnes said it would be approximately 120 feet from the building to the
parking lot. He said the sidewalk system would connect into the commercial
development's pedestrian walkways.
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Chair Larson asked if there is a rear entrance into the building.
Housing Manager Barnes answered affirmatively. He said there are also two side
entrances.
Commissioner Clyman asked if there would be a security system.
Housing Manager Barnes said they haven't addressed a security system yet on the plans.
He said it would be similar to the system at Plymouth Towne Square. He said whatever
system they go with, all doors would be secure.
Commissioner Murdock asked about the occupancy of the building and how the waiting
list would be handled.
Housing Manager Barnes said the HRA has not acted on this issue yet. He said the HRA
would likely work with the individuals on the Plymouth Towne Square waiting list. He
said this building would be different, in that there wouldn't be as many subsidized units.
He said staff has a list of interested parties for the new building. He said they would use
some type of lottery drawing for anyone who has expressed interest.
Commissioner Holmes asked how the income guidelines and rent rates are determined.
Housing Manager Barnes said the rent rates would be set at levels that are affordable for
households earning 50 percent of the area median income. The median income levels are
established by the Federal Government. He said the rents for the affordable units are
estimated to be $650-$700 for one bedrooms. He said they would try to keep them as low
as possible in keeping with the mission of operating the building without public subsidy on
an annual basis.
Commissioner Clyman asked if the rent rates increase as the median income is adjusted.
Housing Manager Barnes said the rent rates are evaluated on a yearly basis. He said they
would be adjusted according to HUD's updates on the median income. He said the market
rates would also be taken into consideration.
Commissioner Clyman asked if there would be preference for City of Plymouth residents.
Housing Manager Barnes said the HRA has not determined this yet, but that the HRA does
have a policy for Plymouth Towne Square that provides for a priority ranking on the wait
list, and staff would likely recommend a similar ranking system for the proposed building.
Chair Larson asked for clarification on the parking ratio.
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Housing Manager Barnes said the only reserved parking is the underground parking which
would be an additional fee for the residents. He said Plymouth Towne Square utilizes
approximately 13 of 50 exterior parking spaces. He said all of the underground parking at
Plymouth Towne Square is used.
Chair Larson asked if two handicap spaces would be adequate.
Housing Manager Barnes said Plymouth Towne Square has 3 handicap spaces and they
haven't had an issue with a need for more. He said if more spaces were needed, that issue
would be addressed.
Chair Larson asked if public transportation would be easily accessible.
Housing Manager Barnes said there would not be a stop at this location. He said they have
looked at a van for transportation and also noted Plymouth Dial -a -Ride would be an option.
City Engineer Quanbeck said there is a bus stop just south of this location.
Chair Larson asked for a definition of Hardy board.
Mr. Wilson said Hardy board is a 3/8 -inch cementitious board with factory -applied color
which is nailed to the exterior sheathing. He said it looks similar to wood siding.
Commissioner Murdock asked about the affect on the traffic on Vicksburg Lane.
Senior Planner Drill said dual left -turn lanes would be installed at the northbound,
eastbound, and westbound approaches to the Highway 55/Vicksburg Lane intersection. He
said there would also be a traffic signal installed at the Vicksburg Lane/32nd Avenue
intersection which would include left -turn lanes.
Commissioner Weir asked what a stipple is.
Mr. Wilson said the top story of the building may use a different Hardy board that is
stamped with a sand texture which results in a stipple pattern, for a look similar to stucco.
Commissioner Clyman asked if the same management company that manages Plymouth
Towne Square would be managing this building.
Housing Manager Barnes said it is the intention to have the current management company
manage both buildings. He said we still have 2 years left of a 5 -year contract with Grace
Management.
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Commissioner Clyman asked what the proposed cost of the project is at this time.
Housing Manager Barnes said we are issuing bonds on April 12th in the amount of
10,650,000. The HRA will also contribute an additional $400-600,000 of their cash
reserves for construction of the building. The acquisition of the site would be another
525,000. He said the project total would be approximately $11.5 million.
Chair Larson opened and closed the public hearing as no one was present to speak on the
item.
MOTION by Commissioner Weir, seconded by Commissioner Holmes, to approve the
request by the Plymouth Housing and Redevelopment Authority for a planned unit
development (PUD) general plan for a 96 -unit senior apartment building on Lot 6 of
Shops at Plymouth Creek" subject to the conditions listed in the attached resolution. Roll
Call Vote. 5 Ayes. MOTION approved.
B. CB RICHARD ELLIS AND CIP, INC. (2005015)
Chair Larson introduced the request by CB Richard Ellis and CIP, Inc. for a site plan
amendment to expand the parking lot and a conditional use permit for a trade school in the
Four Seasons Shopping Center located at 4236 Lancaster Lane North.
Senior Planner Darling gave an overview of the March 29, 2005 staff report.
Chair Larson introduced Patrick O'Brien, Prosource Educational Services.
Mr. O'Brien said Prosource Educational Services provides professional education to the
real estate industry. He said their intent is to have an anchor location in the northwest
suburbs. He said this is a good location for this type of business. He said this will generate
business for other local businesses. Mr. O'Brien said they have read the staff report and
agree with the terms and conditions of the resolution.
Chair Larson opened the public hearing.
Chair Larson introduced Roger Connolly, 4225 Nathan Lane.
Mr. Connolly said he has a concern with the additional traffic this would cause on
Lancaster Lane. He said in regards to the noise levels, the existing berm was built 20 years
ago and is not adequate for the growing development. He said there are some existing trees
that are in poor condition.
Chair Larson closed the public hearing.
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Senior Planner Darling said the berm is in the public right-of-way. City Engineer
Quanbeck said because the berm is in the public right-of-way, its maintenance couldn't be
tied to this particular application. He said it was previously reviewed and the decision was
made to leave the berm as is. Planning Manager Senness asked if the City Forester could
take a look at the condition of the trees. City Engineer Quanbeck answered affirmatively.
Commissioner Weir asked what the problem was with the berm.
Mr. Connelly said the berm is too low and thin to screen the noise.
Senior Planner Darling said that with any tenant improvement, there would be an increase
in traffic. She said she researched other allowed uses, such as a grocery store or a drug
store, and both of these uses would have a much higher average daily traffic count than this
proposed use.
Mr. O'Brien said the classes start at 8:00 a.m. and end at 5:00 p.m. He said there is some
staggering of times that would help with the traffic. There are some evening classes that
run from 6:30 p.m. -10:00 p.m., as well as some weekend classes. He said those classes
would have less impact as the capacity is much lower than that of the day classes.
Commissioner Weir asked if the design of the building would change or improve.
Mr. O'Brien said the improvement to the windows would have a positive affect on the
aesthetics of the building. He said they would be installing a canopy that would tie in with
the existing. He said the expanding of the parking lot would also be an improvement.
MOTION by Commissioner Weir, seconded by Commissioner Holmes, to approve the
request by CB Richard Ellis and CIP, Inc. for a site plan amendment to expand the parking
lot and a conditional use permit for a trade school in the Four Seasons Shopping Center
located at 4236 Lancaster Lane North. Roll Call Vote. 5 Ayes. MOTION approved
unanimously.
7. NEW BUSINESS
8. OLD BUSINESS
A. REGULATORY POLICIES AND HOUSING AFFORDABILITY
Continued from the March 16, 2005 meeting)
Planning Manager Senness said the City Council has made the determination to update the
City's Comprehensive Plan. She said at this point, we are looking for additional discussion
that can be folded into the work in the upcoming year on the Comprehensive Plan. She
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said at this point, we are not looking for a recommendation to the Council, just additional
comments.
Chair Larson asked if there have been any changes to the report. Planning Manager
Senness said no changes have been made, however some new information on Rottlund's
Reserve with the breakdown of the types of units was added. City Engineer Quanbeck said
a recommendation to use polyvinylchloride (PVC) piping for watermains had been
incorporated into the Engineering Guidelines. Planning Manager Senness said that issue
was addressed on its own.
Commissioner Weir asked if PVC piping has a longer life cycle.
City Engineer Quanbeck said one of the problems in Plymouth is that the soils are
corrosive to steel. He said PVC piping is more resistant to corrosion.
Commissioner Holmes said the area of impervious surface coverage relative to shoreland
management should be addressed in order to improve water quality. Planning Manager
Senness said impervious surface requirements have been looked at, however when some of
the current regulations went into place, some of the other key regulations were not yet in
place. She said we need to re-evaluate the requirements based on the whole array of tools
that are now available.
Senior Planner Darling said there is a copy of a portion of the report on impervious surface
coverage that was put together by the consultant included in the staff report. She said other
cities have already adopted shoreland ordinances without the impervious surface
requirements. She said the restrictions are redundant when coupled with the NURP pond
requirements. She said there are many developments with NURP ponds, infiltration
basins, rain gardens, and all of these are treating water and improving water quality. She
said there is detailed engineering with erosion control guidelines with active monitoring of
these issues. She said we do still have maximum structural coverage restrictions
throughout the ordinance. There are several options to consider for the impervious surface
requirements.
Planning Manager Senness said part of what we need to look at here is balancing the
development needs of the community with making sure we have the appropriate controls in
place to protect the environment. She said it is a good time to re-evaluate. Commissioner
Weir asked if this would be addressed during the comprehensive plan review. Planning
Manager Senness answered affirmatively.
Commissioner Murdock commended staff on the report and the effort put forth.
Commissioner Clyman said we should have an overview of what is going on with the cities
neighboring Plymouth. He said we need to make a decision with that in mind. He said
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there should be discussion of affordability with housing stock. He said one concern is with
townhome associations and the maintenance of roads and their property. He asked if these
properties are being maintained as they get older. Planning Manager Senness said some of
that background information will be a part of the data that we look at when updating the
housing plan. She said the City has had to assist homeowner associations with one or two
developments in the past. Housing Manager Barnes said in 1999 the City created a
housing improvement area for an association which allowed the City to issue bonds to pay
for some needed repairs, then assessed the owners for those costs. Chair Larson said the
concern is that the association wouldn't keep up with the maintenance as the property ages.
Commissioner Weir asked if there were any controls in place that monitor and enforce the
maintenance of these properties. Housing Manager Barnes said there are codes and
ordinances about property maintenance requirements that the homeowners associations
have to abide by like anyone else.
Commissioner Clyman said it would be helpful to know which areas of the City are older
and might be in need of maintenance updates and improvements. Planning Manager
Senness said that is the type of inventory information that we will be putting together as we
look at the comprehensive plan update.
Commissioner Weir said in keeping up with neighboring cities, he received a letter from
Maple Grove discussing the imminent building of a hospital. He said he would be
attending the meeting to see what their plans are for the project.
9. ADJOURNMENT
MOTION by Chair Larson, with no objections, to adjourn the meeting at 8:29 p.m.