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HomeMy WebLinkAboutPlanning Commission Minutes 04-03-2002Approved Minutes City of Plymouth Planning Commission Meeting April 3, 2002 MEMBERS PRESENT: Chairman Karl Neset, Commissioners Peggy Larson, Jason Rohloff, Kendall Griffith, James Holmes, Frank Weir, and David Gaither MEMBERS ABSENT: None STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Shawn Drill, and Office Support Specialist Ranelle Gifford 1. CALL TO ORDER - 7:00 P.M. 2. OATH OF OFFICE Planning Manager Barbara Senness administered the Oath of Office to Planning Commissioner Frank Weir. 3. PUBLIC FORUM 4. APPROVAL OF AGENDA Request by Commissioner Holmes to place item 6A, request by West Hennepin Community Builders, under New Business. Chairman Neset stated the item would be moved to New Business for a public meeting. 5. APPROVAL OF MINUTES MOTION by Chairman Neset, seconded by Commissioner Rohloff, to approve the March 20, 2002 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved. 6. CONSENT AGENDA Item 6A, West Hennepin Community Builders was place under New Business as item 8A. 7. PUBLIC HEARINGS No items. Approved Planning Commission Minutes April 3, 2002 Page 2 8. NEW BUSINESS A. WEST HENNEPIN COMMUNITY BUILDERS (2002016) Chairman Neset introduced the request by West Hennepin Community Builders for a lot division and variance to allow creation of two single-family lots for property located at 12307 Sunset Trail. Senior Planner Drill gave an overview of the March 26, 2002 staff report. Senior Planner Drill stated the applicant would like to have accessory dwelling units for these homes, however, this approval would not approve the accessory dwelling units. Senior Planner Drill stated the City Council has not yet approved the ordinance allowing accessory units. Chairman Neset introduced the applicant Marcos Warner. Mr. Warner stated this request is an effort to provide affordable workforce housing. He stated the homes would be sold for under $200,000. Commissioner Holmes asked why a shared driveway was proposed. Mr. Warner stated the reason for the shared driveway was cost savings to allow for affordable housing. Commissioner Holmes asked who would be responsible for the cost of driveway repairs due to damage by one of the neighbors. Mr. Warner stated each owner would have shared responsibility. Mr. Warner stated if cost weren't an issue, they wouldn't have to have a shared driveway. Mr. Warner stated the driveway would be 8-9 feet wide, centered within the 25 feet available. Chairman Neset introduced Thomas Goodrich, 12311 Sunset Trail. Mr. Goodrich stated his property is west of the proposed site. Mr. Goodrich stated the house to the east was maintained at a minimal level. Mr. Goodrich stated to divide and add two homes would be better than what is there now, however it is not the best solution. Mr. Goodrich stated several homeowners in the area have made improvements to their homes. He stated to allow a double lot would change the scope of the neighborhood. Mr. Goodrich stated the proposed driveway could be 3 feet from his property line. He stated the existing electrical boxes are in the center of the proposed driveway. He stated the proposed driveway would extend along the side of his home. He stated the shared driveway should be moved so it is not so close to his property. He stated the cars exiting would shine their lights into his home. He stated snow removal would be difficult with the trees on one side and his driveway on the other. Chairman Neset introduced Renee Kroeten, 3312 Aldrich Avenue South. Approved Planning Commission Minutes April 3, 2002 Page 3 Ms. Kroeten stated she represents her mother, Shirley Kroeten, who currently owns the site. They support the request by West Hennepin Builders. Ms. Kroeten stated her interest in this proposal was to be able to move back to Plymouth and be able to purchase an affordable home. She stated they both supported the possibility of affordable housing. Chairman Neset introduced Anne Dorweiler, 17035 -9th Avenue North. Ms. Dorweiler stated she is a member of the Plymouth Housing Taskforce. She stated their goal is affordable workforce housing. She stated many of the old lots were subdivided when land costs were relatively low. Ms. Dorweiler stated now the land costs are very high which is driving the housing costs up. She said she supports dividing a large lot and providing affordable housing. She stated this land should be utilized as much as possible. Chairman Neset introduced Ken Wangen, 12306 Sunset Trail. Mr. Wangen stated he lives across the street from the proposed project. He stated the division of the lot would change the scope of the neighborhood. He questioned the width of the lot if it is measured directly across and asked if it meets the minimum requirements. He stated he is concerned with the utilities and asked if it is common to provide sewer and water to a shared lot, and if so, if that land is owned by the City. He stated he is opposed to the request and feels it would have a negative impact, because the neighborhood is single family. Chairman Neset asked Senior Planner Drill to address the questions brought up regarding shared driveway issues, the width of Parcel A, and utility issues. Senior Planner Drill stated in regards to the shared driveway, there is no final platting so there would not be an outlot created for the driveway. He stated the access easement would be sufficient. Senior Planner Drill stated the developer knows of Mr. Goodrich's concerns and may be able to relocate the driveway. He stated it is policy of the City to limit the number of driveways that go in. He stated there are a number of shared driveways throughout the City and people have been able to work together with success. Senior Planner Drill stated the easement for the shared driveway is recorded permanently on the deeds for both properties. Senior Planner Drill stated, in regards to the width of the parcel, parcel A is 110.54 feet wide measured straight across, and if measured at an angle, would be wider. He stated it meets the required width measured straight across. Senior Planner Drill stated the area where utilities are located does not become City property, rather they are private utilities. Senior Planner Drill stated both proposed homes would be single-family homes. Commissioner Holmes stated he has issues with the shared driveway and feels it would be to the benefit of both owners not to have to rely on the neighbor for parking issues, snow removal, and maintenance. He stated this neighborhood does not have a lot of access points to Sunset Trail. He stated he doesn't see a hardship to the developer to have separate driveways. He stated to Approved Planning Commission Minutes April 3, 2002 Page 4 create affordable housing, the City will have to subdivide some of these existing larger lots, but feels they should be divided completely, without shared driveways. Commissioner Gaither asked what the cost difference would be of putting in a shared driveway vs. separate driveways. Mr. Ward Krueger, representing the applicant, stated the cost difference is about $3,000-$4,000 in blacktop. Mr. Krueger stated if separate driveways were put in, it would eliminate 3-4 additional trees. Senior Planner Drill stated the driveway would be over 100 feet long and it is very feasible that two neighbors could benefit from sharing responsibilities such as maintenance, snow removal and repair. Commissioner Gaither asked if the variance was specific to this request. Planning Manager Senness stated all variances are reviewed individually on their own merits, and do not set a precedent. Commissioner Larson stated the resolution contains an item that requires a permanent access easement document be submitted to staff addressing permanent access and maintenance of the shared portion of the driveway. She asked for an example of how this may read. Senior Planner Drill stated it would be the applicant's responsibility to prepare the easement document and would include verbiage such as an easement to grant rights to both property owners, with 50% responsibility to each owner. The recorded easement would be tied to both properties. Commissioner Larson asked about the possibility of relocating the driveway to the east side of the lot. Senior Planner Drill stated he feels it is a possibility without significant tree loss. He stated this is something the applicant may consider. Commissioner Larson asked if it was possible to completely move it to the other side of the lot. Mr. Warner stated that was not a possibility because of the grade of the lot. Commissioner Griffith asked if there is a City Ordinance that addresses shared driveways. Senior Planner Drill said the Comprehensive Plan encourages shared driveways for access management but there is nothing specific in the Zoning Ordinance. Approved Planning Commission Minutes April 3, 2002 Page 5 Commissioner Neset asked if we approve the variance if we have any control of the placement of the driveway. Senior Planner Drill stated the Planning Commission could make a recommendation to that effect. Commissioner Holmes asked what happens if one neighbor doesn't agree to work with the other. Senior Planner Drill stated it would be a private dispute. Commissioner Gaither stated this is a viable solution for affordable housing. He stated it is difficult with the increasing land costs to find ways to reach affordable housing goals. He asked if there is any way to plan for potential disputes between neighbors with a shared driveway. Planning Manager Senness stated there are a number of examples of shared driveways within the City and the majority have been successful with no problems. Chairman Neset stated he is concerned with the placement of the driveway being so close to the Goodrich's property line. Mr. Warner stated it is not his intention to put the driveway on the 3 -foot line, but rather to set it into the lot. He stated they have more room to work with. Mr. Warner stated it is reasonable to move the driveway closer to the center. Senior Planner Drill stated the 25 -foot strip of land would be part of Parcel B and the driveway could go into Parcel A or B with an easement over the driveway area. Mr. Warner stated there is flexibility in the driveway placement. MOTION by Commissioner Neset, seconded by Commissioner Gaither, to approve the request by West Hennepin Community Builders for a lot division and variance to allow creation of two single-family lots for property located at 12307 Sunset Trail, with a recommendation to consider placing the driveway on the east side of the tree line. Roll Call Vote. 6 Ayes. Commissioner Holmes voted Nay. MOTION approved. 9. ADJOURNMENT MOTION by Chairman Neset, seconded by Commissioner Gaither, to adjourn. Vote. 7 Ayes. MOTION approved. The meeting adjourned at 7:55 p.m.