HomeMy WebLinkAboutPlanning Commission Minutes 02-20-2002Approved Minutes
City of Plymouth
Planning Commission Meeting
February 20, 2002
MEMBERS PRESENT: Chairman Roger Berkowitz, Commissioners Peggy Larson,
Jason Rohloff, Kendall Griffith, James Holmes, and David Gaither
MEMBERS ABSENT: Commissioner Karl Neset
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Manager Barbara Senness, Senior Planners Shawn Drill and Marie Darling, City Engineer
Ron Quanbeck and Office Support Representative Janice Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PUBLIC FORUM
3. APPROVAL OF AGENDA
MOTION by Commissioner Gaither, seconded by Commissioner Larson, to approve the
February 20, 2002 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
4. APPROVAL OF MINUTES
MOTION by Commissioner Gaither, seconded by Commissioner Larson, to approve the
February 6, 2002 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. CITY OF PLYMOUTH
Chairman Berkowitz introduced the proposed tax increment financing plan for TIF
Housing) District 7-7, Stone Creek Village, located on the northeast quadrant of State
Highway 55 and Medicine Lake Drive West.
MOTION by Commissioner Larson, seconded by Commissioner Holmes, to approve the
proposed tax increment financing plan for TIF (Housing) District No. 7-7, Dominium
Development, Stone Creek Village Project. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. ORRIN THOMPSON HOMES, INC. (2001114)
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Chairman Berkowitz introduced the request by Orrin Thompson Homes for rezoning from
FRD (Future Restricted Development) to RMF -2 (Multiple Family Dwelling District 2), a
preliminary plat, site plan and variance for 196 townhome units, known as "Timber Creek
Crossing", on the 36.45 acre parcel located north and west of the Canadian Pacific
Railroad and north of future Schmidt Lake Road.
Senior Planner Darling gave an overview of the February 11, 2002 staff report. Senior
Planner Darling stated that because there are a number of units that do not meet the
setback requirements and because there are issues regarding the affordability of the homes
in the proposed project, staff is recommending tabling this to March 6, 2002.
Chairman Berkowitz introduced Bill Pritchard of Orrin Thompson homes. Mr. Pritchard
stated he is Senior Vice President of Orrin Thompson Homes. Mr. Pritchard said when
the plans were initially submitted, the side yard setback was 16 feet. At a recent City
Council meeting the Zoning Ordinance was changed, requiring this setback to be 25 feet
which results in this project being in non-compliance. Mr. Pritchard stated that because
they have only had two weeks to revise the plans to show 25 foot setbacks and because of
the nature of the complications of all the variances, he does support tabling to the March
6, 2002 Planning Commission meeting and keeping the public hearing open. He added the
change in setbacks will affect the number of units and will have consequences in cost as
well. Mr. Pritchard said that essentially the plan will not change much but will be revised
to comply with the new setback requirements.
Mr. Pritchard also addressed the affordability issue and stated that it has been the
philosophy of the Orrin Thompson company to be conscious to create the best value
homes for their clients. Their history of 40,000 plus homes, including projects in
Plymouth in recent years, will reflect this. Mr. Pritchard said there are many definitions of
affordable and the question becomes what is affordable to who and at what price point.
Mr. Pritchard said Orrin Thompson Homes has agreed to meet with the City's housing
specialist to define what will meet the affordability limit in this environment. Mr. Pritchard
added that he has told staff this product — a 2 bedroom townhome with potential for a
third bedroom, 1400 to 1800 square foot or the two story slab on grade walkout, 2 car
garages — is affordable in the Plymouth market and Orrin Thompson's goal is to keep the
cost of these homes under $200,000. He added that time is of the essence as labor and
material prices all change rapidly. Mr. Pritchard asked the Commission for direction and
comments.
Chairman Berkowitz opened the public hearing.
Chairman Berkowitz introduced Jim Sable, 4710 Harbor Lane North.
Mr. Sable stated he was speaking for the 135 members of the Plymouth Gun Club which
has been in existence since 1957. Of these members, 30 are residents of the City of
Plymouth. Mr. Sable said is convinced that the developer, the City, and members of the
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gun club all have the same goal - all should be pleased with their decision as to who moves
into this location. Mr. Sable stated that he feels there should be full disclosure in writing
for potential buyers and they should be advised that they would be in a development
adjacent to an active gun club where there is shotgun firing 3 days out of the week.
Buyers should be aware that the State Noise Standards statute exempts gun clubs. He
further stated all deeds for the property, original and resale, should reflect this information.
Mr. Sable said a prominent sign should be erected at the entry to the development
indicating the existence and location of the gun club and its hours of operation.
Mr. Sable said another area of concern arose during a recent meeting with representatives
of Orrin Thompson Homes. Members of the gun club had asked if Orrin Thompson
Homes would consider erecting a fence between the mutual east/west boundary. Mr.
Sable said that Orrin Thompson considers the gun club more of a nuisance issue than a
safety issue. Mr. Sable said that calculations of/z child per 196 townhomes could result
in 98 children in this townhome development. Mr. Sable expressed concerns over safety
and noted the gun club has never had an accident and they could control where people
come on to the property up to now. Mr. Sable added that a berm would be helpful with
sound control.
Chairman Berkowitz introduced Tom Quanbeck, 5155 Holly Lane North. Mr. Quanbeck
said he has watched the Harvest Hills development as it has gone up and was pleased that
the number had been pared down from 209 to 166 units, but now he is concerned with
another 196 units. Mr. Quanbeck said he feels this is excessive and the development is
being packed into the space. Mr. Quanbeck said he would rather have single family homes
in this location. Mr. Quanbeck asked that a fair amount of care be given to the bridge
issue. He said traffic at the school has been manageable but as more people move in to
Harvest Hills it will be less manageable. Mr. Quanbeck stated if this project goes forward
with 196 units, traffic will become unmanageable.
Chairman Berkowitz stated the public hearing will be kept open.
Senior Planner Darling stated the applicant must submit disclaimers about the gun club for
subsequent property owners. This disclaimer will inform potential buyers that there is an
active gun club on the adjacent property and there is loud noise. A temporary cul-de-sac
will have a sign indicating the gun club's location and hours of operation.
Director Hurlburt asked if fencing was included in the recommendation.
Senior Planner Darling responded that neither a fence nor a berm was recommended. Ms.
Darling said there is an existing wetland in this area and said a fence could be constructed
behind the homes but people could still walk around it. Anyone who would want to go on
to the property could have access.
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Chairman Berkowitz asked Senior Planner Darling if she had met with the gun club
owners.
Senior Planner Darling advised that she had not met with the gun club owners for this
project but did meet extensively with them for the Harvest Hills development and stated
fencing was not required for the Harvest Hills development.
Commissioner Rohloff commented he likes the idea of the gun club's hours being included
in the homeowner's association document for the residents and questioned the process if
hours of operation changed.
Senior Planner Darling advised that the gun club does have to be licensed through the City
of Plymouth. Any changes in operation would have to be approved by the City Council
and would be public information.
Director Hurlburt said that when the documents are written it may be prudent to indicate
that the hours of operation may change over time.
Senior Planner Darling said that could be written into the disclosures and homeowner's
association document.
Commissioner Gaither asked if specifications on soundproofing would be included in the
resolution as was done in the Harvest Hills project.
Senior Planner Darling stated the applicant must submit plans showing additional
construction materials and how they will reduce the impact of the gun club on the adjacent
units.
Chairman Berkowitz asked what the density would be for the proposed development.
Director Hurlburt stated it is guided LA -2 in the Comprehensive Plan. The minimum
allowable density is 3 units and the maximum is 6 units. Single family, twinhomes and
townhomes are allowable uses. No apartments or institutional uses would be allowed,
although there are some exceptions. Director Hurlburt added that townhomes and the
density of the project Orrin Thompson is proposing are what was envisioned in the City's
Comprehensive Plan.
Chairman Berkowitz asked for clarification on the FRD and rezoning issue.
Director Hurlburt said that any development in this area would necessitate rezoning of
some type. The City uses FRD zoning as a "holding zone" until the property is developed.
Chairman Berkowitz asked when the bridge will be constructed.
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City Engineer Quanbeck stated that they will want the bridge embankment, which will be
placed in 2002, to settle over a winter season. The bridge would then be constructed in
2003. The traffic signal at Peony and Schmidt Lake Road will be installed but not
activated until after this school session ends. City Engineer Quanbeck added that since
lanes will be altered, they want to allow students to become familiar with the changes prior
to the start of the school year in September 2002. City Engineer Quanbeck stated that
construction traffic would come from the west from Peony Lane and Schmidt Lake Road.
Commissioner Gaither referenced the fence and the gun club issue. Mr. Gaither said he
understands that the fence will not be a cure but in view of the fact that there is the
potential for 96 kids, he would encourage putting a fence there in particular to address
toddlers who tend to wander, thereby minimizing the opportunity for an accident to occur.
Jim Sable noted that there is a fence on the Harvest Hills side. He said the gun club felt
strongly that a fence should be in place and the arrangement was worked out whereby the
landowner, not Harvest Hills, paid for the fence and the gun club installed it.
Commissioner Larson asked about the fire safety issue regarding the cul-de-sacs that were
too tight and small for fire vehicles. She said the staff report indicated sprinklers would be
installed but Commissioner Larson questioned why this is not an issue. Commissioner
Larson also asked about the applicant's statement concerning affordability. She stated she
disagreed with Orrin Thompson's numbers and asked that they look at what is truly an
affordable home. Commissioner Larson added that Orrin Thompson had looked at solely
a 4 -person family. Commissioner Larson stated that Plymouth's work force housing will
include families that have one income and wants them included in the housing factor. She
added that the Met Council and Family Housing Fund have extensive information on work
force housing.
Commissioner Rohloff added that MHFA (Minnesota Housing Finance Agency) is another
source of information on affordable housing.
Chairman Berkowitz reiterated that Orrin Thompson should look strongly at the inclusion
of affordable housing for this development.
MOTION to table to March 6, 2002, by Chairman Berkowitz, seconded by
Commissioner Larson, the request by Orrin Thompson Homes for 1) rezoning,
2) preliminary plat, 3) site plan, and 4) variance for the construction of Timber Creek
Crossing, a 196 unit townhouse development to be located north and west of the Canadian
Pacific Railroad and north of future Schmidt Lake Road. Vote. 6 Ayes. MOTION to
table approved.
B. CITY OF PLYMOUTH (2002006)
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Chairman Berkowitz introduced the zoning ordinance text amendment to allow accessory
dwelling units above attached or detached garages on single family residential lots.
Senior Planner Drill gave an overview of the February 12, 2002 staff report.
Commissioner Holmes asked about a garage addition, as an accessory dwelling, on a
rambler. Mr. Holmes said he felt this would change the entire look of the house and
wouldn't fit.
Senior Planner Drill said that type of use might change the character of a neighborhood.
In that case, the property owner could build a detached garage with an accessory unit.
Senior Planner Drill added another possibility would be to build a second floor over the
entire house. He added this option of an accessory unit won't work for every home but
the City does want to provide the option for those cases where it will work.
Chairman Berkowitz opened the public hearing.
Chairman Berkowitz introduced Marcos Warner, 915 Mainstreet, Hopkins.
Mr. Warner stated he is a non-profit developer and supports this ordinance. Mr. Warner
commended staff on the work they have done for affordable rental housing and affordable
home ownership. He added the purchaser of a house can afford more house as the rental
income from the apartment will allow a buyer to increase the amount of mortgage they
qualify for. Mr. Warner feels this is an important tool for the City of Plymouth and
encourages support for adoption of the ordinance.
Mr. Warner asked about accessibility because wheelchair access is an issue, especially for
the elderly. He asked if the accessory unit could be located behind the garage rather than
above the garage. Mr. Warner asked if the unit could be located below the garage if it
were a new house.
Chairman Berkowitz closed the public hearing.
Senior Planner Drill said the principal structure could be an accessible unit.
Director Hurlburt said placement of the unit above the garage is important for building
code reasons, such as fire separation codes. Ms. Hurlburt said with new construction
there would be more flexibility, but there is a concern if units are side by side as this could
create a loophole to build a townhome or twinhome structure, thereby changing the
character of the neighborhood. Director Hurlburt stated the footprint of the house does
not expand but rather the accessory unit would go above the garage. She added she is not
supportive of recommending easing that part of the regulation.
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Chairman Berkowitz asked if there is a below garage option with an at -grade entrance
there.
Director Hurlburt said the design would need review as there would still be an accessibility
issue for an entrance below grade level as it would still pose an accessibility problem.
Director Hurlburt said she has seen the above the garage concept and feels this will not
change the character of the neighborhood.
Commissioner Gaither stated he is in complete support of this concept and recognizes that
the issue of affordable housing is very complex. Mr. Gaither stated there should be a
distinction between new construction and existing structures. Mr. Gaither said he feels
this is progress and an appropriate first step.
Chairman Berkowitz asked for clarification on the difference between a formal accessory
dwelling unit and a boarder or roommate sharing the rent.
Senior Planner Drill responded that the distinction is the separation between the residence
and the accessory dwelling unit. If a renter is sharing the same general areas, such as
kitchen, laundry and access, then it is considered a boarding situation.
MOTION by Commissioner Gaither, seconded by Commissioner Larson, to approve the
zoning text amendment to provide a definition for accessory dwelling units and to allow
accessory dwelling units on single family lots with a conditional use permit. Vote. 6 Ayes.
MOTION approved.
7. NEW BUSINESS
A. CITY OF PLYMOUTH
Chairman Berkowitz introduced the request to review and accept the 2002 Planning
Commission Annual Work Program.
Director Hurlburt gave an overview of the February 14, 2002 staff report, which detailed
objectives for the Planning Commission for 2002.
MOTION by Commissioner Larson, seconded by Commissioner Holmes, to approve for
submission to the City Council the 2002 Planning Commission annual work program.
Vote. 6 Ayes. MOTION approved.
8. ADJOURNMENT
MOTION by Commissioner Gaither, seconded by Commissioner Rohloff, to adjourn.
Vote. 6 Ayes. MOTION approved. The meeting adjourned at 8:10 p.m.