HomeMy WebLinkAboutPlanning Commission Minutes 09-07-2005Approved Minutes
City of Plymouth
Planning Commission Meeting
September 7, 2005
MEMBERS PRESENT: Vice Chair Frank Weir, Commissioners E.J. Clyman, Nancy
Franke -Wilson, Kathleen Murdock, Melissa Musliner and James Holmes
MEMBERS ABSENT: Commissioner Sarah Anderson
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Manager Barbara Senness, Senior Planner Shawn Drill, Senior Planner Marie Darling, City
Engineer Ron Quanbeck, and Office Support Representative Barb Peterson
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Clyman, second by Commissioner Wilson to approve the
September 7, 2005 Planning Commission. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
Director Hurlburt said a blue card was received for Item 5F so that item will be placed
under New Business as Item 7A.
A. APPROVAL OF THE AUGUST 17, 2005, PLANNING COMMISSION
MINUTES
MOTION by Commissioner Holmes, seconded by Commissioner Musliner, to approve the
August 17, 2005 Planning Commission minutes. Vote. 6 Ayes. MOTION approved.
B. JAMES DEHNBOSTEL (2003072)
MOTION by Commissioner Holmes, seconded by Commissioner Musliner, to approve the
request by James Dehnbostel for an extension of previously approved variances for
redevelopment of an undersized lot for construction of a new single-family home at 2426
Hemlock Lane. Vote. 6 Ayes. MOTION approved unanimously.
Approved
Planning Commission Minutes
September 7, 2005
Page 2
C. ICON IDENTITY SOLUTIONS (2005060)
MOTION by Commissioner Holmes, seconded by Commissioner Musliner, to approve the
request by ICON Identity Solutions for a variance for signage at CVS Pharmacy, 4140
County Road 101. Vote. 6 Ayes. MOTION approved unanimously.
D. RYLAND HOMES (2005090)
MOTION by Commissioner Holmes, seconded by Commissioner Musliner, to approve the
request by Ryland Homes for minor variances for front and rear setbacks for construction
of a six -unit townhouse structure on property located at 5106-5128 Yuma Lane North.
Vote. 6 Ayes. MOTION approved unanimously.
E. CITY OF PLYMOUTH (2005080)
MOTION by Commissioner Holmes, seconded by Commissioner Musliner, to table the
discussion of an interim ordinance to consider guiding of properties on Cottonwood Lane
south of Highway 55. Vote. 6 Ayes. MOTION approved unanimously.
6. PUBLIC HEARINGS
A. MOHAGEN/HANSEN ARCHITECTURAL GROUP (2005086)
Vice Chair Weir introduced the request by Mohagen/Hansen Architectural Group for
rezoning, preliminary plat, site plan, and variances for "Highway 55 Office
Condominiums" to allow construction of a three -unit office building for property located at
18240 Highway 55.
Senior Planner Drill gave an overview of the August 30, 2005 staff report.
Commissioner Holmes asked if the project to the north has been started. Senior Planner
Drill replied utilities are now being installed so the 45th Ave. extension is likely a couple
months away.
Vice Chair Weir opened and closed the Public Hearing.
MOTION by Commissioner Clyman, seconded by Commissioner Holmes to approve the
request by Mohagen/Hansen Architectural Group for a rezoning, preliminary plat, site plan,
and variances for "Highway 55 Office Condominiums" to allow construction of a three -
unit office building for property located at 18240 Highway 55. Roll Call Vote. 6 Ayes.
Motion passed.
Approved
Planning Commission Minutes
September 7, 2005
Page 3
B. CHARLES CUDD COMPANY (2005093)
Vice Chair Weir introduced the request by the Charles Cudd Company for rezoning,
preliminary plat and site plan for 28 townhouses to be called "Bassett Creek Crossing" at
10 Zachary Lane.
Senior Planner Darling gave an overview of the August 30, 2005 staff report.
Commissioner Musliner asked about the aging lift station and if the applicant has agreed to
upgrade it. Senior Planner Darling said the applicant has agreed to upgrade the lift station
to serve their development. Director Hurlburt said upgrading the lift station would be part
of the development agreement before the final plat is approved. Senior Planner Darling
said the applicant, staff, and City are in discussions regarding the improvement to the lift
station.
Commissioner Holmes asked about the traffic count. Senior Planner Darling replied that
the development is estimated to generate 164 daily trips, which would be a traffic increase
of 2% on County Road 73.
Commissioner Holmes asked whether the single home would have access to the cul-de-sac.
Senior Planner Darling replied it would not.
Vice Chair Weir introduced Rick Denman, 275 Market St., President of Charles Cudd
Company. He presented a brief history about the property. He said there are rebar and
concrete remains on the site. He said their company looked at the site about four times
before purchasing. He said they are targeting the empty nester buyer and the homes will
sell in the $550,000 — $650,000 range. Mr. Denman said they would make improvements
to the site by removing 23 feet of soil to remove the rebar and concrete. Following
neighborhood meetings he feels they have the support of the neighbors. He said they are
very excited to make the project work.
Vice Chair Weir asked Mr. Denman if he had reviewed the resolutions and if he agrees
with them. Mr. Denman did question the cost of the lift station but has agreed to pay their
fair share. He said they agreed with all other items.
Vice Chair Weir opened the Public Hearing.
Vice Chair Weir introduced Shelli Rice, 219 Union Terrace Lane N. Ms. Rice said she is
concerned about the concrete and rebar in the wetland and asked if they are planning to dig
it out and fill in the area. She also asked about the trail the City will maintain and whether
it is located in the wetland buffer and if that is allowed. Ms. Rice asked if the trail would
be used for all -terrain vehicles. She also asked where the wetland loss is and if they are
planning to keep the tamarack trees.
Approved
Planning Commission Minutes
September 7, 2005
Page 4
Vice Chair Weir closed the public hearing.
Director Hurlburt called on the engineer representing the applicant.
Ryan Bluhm, representing Master Engineering, showed where the wetland would be filled
in. He said the tamarack area would be dedicated to the City. Mr. Bluhm said there would
be two trails on the property. One is a wood chip trail in the wetland buffer and the other
an 8' bike trail to be built on the east side of County Road 73. He said the surface debris
within the wetland would be removed. The buffer will be a 50 foot buffer that they plan to
seed according to the City guidelines.
Vice Chair Weir asked about the use of motorized vehicles on the trail. Senior Planner
Darling replied motorized vehicles are prohibited on the trail. Director Hurlburt
commented that the City does not allow motorized vehicles on any trails in the City.
Commissioner Clyman asked where the trails connect for public access. Senior Planner
Darling replied they would like to have trails encircle the entire wetland in the future,
however; at this time the woodchip trail would go through the wetland buffer and connect
to the public sidewalk near the cul-de-sac. The 8 -foot trail will extend from the south plat
boundary to the north plat boundary and link with the Minnetonka trail.
Vice Chair Weir reopened the Public Hearing.
Vice Chair Weir introduced Dick Mickelson, 212 Union Terrace Lane N. Mr. Mickelson
said he lives in Ivanhoe Woods directly east of the site. He is concerned about the debris
on the site. He said the remains of the previous structure are still below ground and he
wants to know what the developer is going to do about this. He said the other concern he
has is the hiking trail on the eastern side abutting the wetland area. He is opposed to that
because of the wild life that live in the area and the loss of security.
Vice Chair Weir closed the Public Hearing.
Vice Chair Weir introduced John Sonnek, 275 Market St., representing Charles Cudd
Company. He said the debris consists of solid chunks of concrete on the site. Mr. Sonnek
said they will remove 23 feet of the debris below ground and will crush the concrete and
use it for roadbeds on the site.
Director Hurlburt asked if there will be any concrete or rebar left on the surface.
Mr. Sonnek replied there would not and black dirt will be put in and the wetland vegetation
replanted.
Approved
Planning Commission Minutes
September 7, 2005
Page 5
Commissioner Clyman asked Mr. Sonnek to briefly describe how the piles of dirt will be
managed while being moved. Mr. Sonnek said they use a watering system to wet down the
dust that is crushed. The peat and clay which will be removed from the wetland are so wet
they will not cause a problem.
Commissioner Clyman asked between what hours the crushing will take place. Mr.
Sonnek replied they will follow the City guidelines.
Commissioner Holmes commented the project is much more favorable than the previous
application for the same property. He said he is voting in favor of it.
Commissioner Musliner said she looked at the site and believes the homes will fit the site.
She stated she is happy to hear about the clean-up, which will take place on the site. She
said she will be voting in favor.
MOTION by Commissioner Holmes, seconded by Commissioner Murdock to approve
rezoning, preliminary plat and site plan for 28 townhouses to be called "Bassett Creek
Crossing" at 10 Zachary Lane subject to terms and conditions set forth in the Resolution.
Roll Call Vote. 6 Ayes. MOTION approved.
This item will move forward to the September 27, 2005 City Council meeting.
7. NEW BUSINESS
A. TOM CONN (2005106)
Planning Manager Senness introduced the request by Tom Conn for a shoreland variance to
allow 27 percent impervious surface area coverage where 25 percent coverage is permitted.
Commissioner Holmes asked for the definition of a rain garden. Planning Manager
Senness said a rain garden contains plants with deep roots that intercept runoff. She said
the Engineering staff reviewed the rain garden and found that it would treat more than 300
square feet of runoff.
Director Hurlburt said a rain garden holds the water rather than letting the water run off the
property.
Vice Chair Weir introduced applicant Tom Conn, 1824 East Medicine Lake Boulevard.
Mr. Conn said because the item had been on consent he was not prepared to speak and
suggested that others who wish to speak do so and he will answer questions later.
Vice Chair Weir asked for public comment.
Approved
Planning Commission Minutes
September 7, 2005
Page 6
Vice Chair Weir introduced Graham Spall, 1812 East Medicine Lake Blvd. He said he is
glad to see the Conn's have addressed the issue of runoff. He stated one of his concerns
was for the runoff that was going to go into Medicine Lake. He commented he was
surprised a variance is necessary since the matter had been addressed previously. Mr. Spall
wants to be assured that whatever is done in the yard will stop the runoff into his yard and
neighboring properties.
Vice Chair Weir introduced Shannon Day, 9600 18th
Ave. N. She said they purchased their
home south of the Conn's two years ago, which had been newly constructed. She said the
neighbors were angry because the lot had been very wooded where the house was built and
now she can understand how they felt when trees had to be removed. However, she also
sympathizes with the Conn's, having been in a position where the neighbors were angry.
Ms. Day stressed the need for the Conn's to respect their neighbor's concerns about the
27% surface coverage for fear of what it will do to water quality.
Vice Chair Weir introduced Bonnie Johannessen, 1800 East Medicine Lake Blvd. She said
she has noticed more moisture in their yard and standing water along the edge of the lake.
She feels approving the variance would go against what the City is working toward with
the use of holding ponds.
Vice Chair Weir introduced the applicant, Tom Conn. He agreed there is a runoff problem.
He said that he hadn't been able to put in the lawn until the driveway was done. He
explained why there was a need to ask for the variance. The driveway consisted of two 2 -
foot by 140 -foot paver block strips, with sod in the middle to lessen the amount of
impervious surface on the lot. The driveway is steep and caused problems when backing
down the drive in the winter. He said they were excited to use the Netpave system, which
was approved by the City, however, with the turnaround it accounted for 300 additional
square feet of paver blocks. He said the additional amount went over the 25% impervious
surface limit. To remedy the overage they are proposing a rain garden, following a design
by the University of Wisconsin to collect the runoff. Mr. Conn said they are anxious to go
forward with the project and he agrees with the resolution.
Derek Lash from Rehbein Companies, specializing in innovative storm water management
commended the City of Plymouth and the Conn's for the use of the Netpave system. He
explained how Netpave works and said by using this system there will be less runoff.
Commissioner Clyman asked Mr. Lash to explain how the system works. Mr. Lash
provided additional information about the Netpave system. He said there is 12-15 inches
of granite under the pavers. Directly below the pavers is a 2" bedding layer. He thanked
the City for letting the Conn's use the system.
Commissioner Musliner asked City Engineer Quanbeck if the 300 square feet of Netpavers
were removed, if there would be significantly less runoff or would the rain garden take care
Approved
Planning Commission Minutes
September 7, 2005
Page 7
of the problem. Mr. Quanbeck replied that there would not be and the rain garden would
take care of the excess runoff.
Commissioner Wilson asked if the additional Netpavers, which cover 2/10 of a percent,
would cause the runoff problems for the neighbors. City Engineer Quanbeck replied the
300 square feet is not the cause of the runoff problem.
Commissioner Clyman asked if there are any other rain gardens on the east side of
Medicine Lake. City Engineer Quanbeck said not on the east side but there are others in
the City.
Commissioner Holmes commended the City and the Conn's for being flexible with the
project and feels that Netpave is a good system to use in this instance.
MOTION by Commissioner Murdock, seconded by Commissioner Wilson, to move
approval of the shoreland variance for impervious surface area coverage for property
located at 1824 East Medicine Lake Boulevard per the attached resolution and the
conditions included. Roll Call Vote. 6 Ayes. MOTION approved.
This item will go forward to the City Council on September 27, 2005.
B. APPOINTMENT OF CHAIRPERSON AND VICE CHAIRPERSON
Director Hurlburt explained that Vice Chair Weir has been filling in as Chair and a
recommendation is needed to forward to the Mayor for a new Chair and Vice Chair.
Director Hurlburt explained the voting process.
Vice Chair Weir asked for nominations.
Commissioner Clyman nominated Vice Chair Weir for Chair and Commissioner Holmes
for Vice Chair, seconded by Commissioner Franke -Wilson.
Vice Chair Weir again asked any other nominations. No other nominations were offered.
Vice Chair Weir closed the nominations.
MOTION by Commissioner Murdock, seconded by Commissioner Musliner, to appoint
Vice Chair Weir for Planning Commission Chair and Commissioner Holmes for Vice
Chair. Vote. MOTION approved.
Commissioner Holmes corrected his e-mail address. It should be yahoo.com.
Approved
Planning Commission Minutes
September 7, 2005
Page 8
Director Hurlburt said the next official meeting is on September 21, 2005 and reminded the
commissioners of the upcoming open houses for the Comprehensive Plan update.
8. ADJOURNMENT
MOTION by Commissioner Holmes, seconded by Commissioner Musliner, to adjourn the
meeting at 8:15 p.m.