HomeMy WebLinkAboutPlanning Commission Minutes 08-16-20231
Approved Minutes August 16, 2023
Approved Minutes
Planning Commission Meeting
August 16, 2023
Chair Boo called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in the
Council Chambers of City Hall, 3400 Plymouth Boulevard, on August 21, 2023.
COMMISSIONERS PRESENT: Chair Michael Boo, Bill Wixon, Marc Anderson, Julie Olson,
Neha Markanda, Jennifer Jerulle, and Josh Fowler
COMMISSIONERS ABSENT: None
STAFF PRESENT: Community and Economic Development Director Grant Fernelius, Planning
and Development Manager Chloe McGuire, Senior Planner Lori Sommers and City Council
Liaison Julie Pointner
Chair Boo led the Pledge of Allegiance.
Call to Order
Approval of Agenda
Motion was made by Commissioner Anderson and seconded by Commissioner Wixon to approve
the agenda. With all Commissioners voting in favor, the motion carried.
Consent Agenda
(4.1) Planning Commission minutes from meeting held on June 21, 2023
(4.2) Variance request to the bluff setback requirement for a deck addition for the
property located at 2105 Xanthus Lane (Chris Monroe and Dale Kivimaki - 2023048)
Motion was made by Commissioner Wixon and seconded by Commissioner Olson to approve the
consent agenda. With all Commissioners voting in favor, the motion carried.
Public Hearings
(5.1) Review comprehensive plan text amendments, rezoning, and zoning text amendment
for City Center (City of Plymouth - 2023045).
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Senior Planner Sommers presented the staff report.
Commissioner Anderson noted the proposed changes to density and maximum height and asked
if that density range could be achieved with a 60-foot building.
Senior Planner Sommers replied that it would be difficult to reach the maximum density allowed
but a density within that range could be achieved.
Commissioner Anderson asked for details on the pedestrian circulation requirements proposed.
Senior Planner Sommers replied that would be site specific, noting that they would want to see
how the site flows and how connections could be made to the existing development. She
confirmed that staff is confident that the language proposed would provide the desired flexibility
and the ability to require the connections desired.
Commissioner Fowler asked if the intention would be to allow five or six stories within the
maximum height. He noted that it would be difficult to achieve six stories with a building height
of 60 feet and suggested that perhaps 65 feet could achieve six stories in height.
Senior Planner Sommers acknowledged that is a great point. She stated that the height of the first
floor is unknown as that could be commercial/retail which would be a higher height for that
level. She noted that if the developer requested a slightly higher building height, they would have
tools in place to allow that consideration.
Chair Boo acknowledged that this would change the guiding for the city center while also
creating design guidelines which seem to be more prescriptive. He asked for input on why those
design standards would be found within the comprehensive plan rather than the zoning.
Senior Planner Sommers replied that the comprehensive plan currently includes design
guidelines by reference. She stated that the zoning code would have the standards that would
work together with those guidelines. She provided additional details on the flexibility that could
also be provided through the use of different tools.
Commissioner Olson asked for details on the amount of housing that would be allowed, noting
the relationship between increased density and parking.
Planning and Development Manager McGuire provided different examples.
Commissioner Olson asked for more information on the size of the parcel that would be allowed
for townhomes and whether the townhomes would be rental units.
Senior Planner Sommers commented that the maximum site size for townhomes would be two
acres. She stated that the decision of rental versus ownership would be of the developer. She
stated that apartments or condos could also be proposed and confirmed that single-family homes
would not be allowed. She clarified that the two-acre limit for townhomes is contiguous to
ensure that a larger site would not be developed with only townhomes, but there could be
scattered sites under two acres in size throughout the area.
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Commissioner Wixon asked for details on the timeline anticipated and who would be responsible
for the public utilities and infrastructure.
Senior Planner Sommers reviewed the anticipated timeline for this review. She stated that public
works has begun to implement portions of the plan with the current roadwork. She stated that the
infrastructure will continue to develop over the next few years, but the remaining development
will be dependent on the private development market and interest.
Commissioner Wixon asked how the current work is being funded.
Community and Economic Development Director Fernelius explained the funding that the city is
currently using, and the additional funding sources the city could consider in the future.
Commissioner Jerulle commented that parking would be a concern that she would have with the
increased density proposed. She noted the items desired by residents for this area from the
resident survey and asked if there has been any type of focus group to gauge the resident
response to these changes.
Senior Planner Sommer commented that while there is a reduction in the parking requirements
proposed for multi-family housing, the requirements for commercial and retail would remain the
same. She stated that staff is cognizant that people will still drive to city center. She explained
that the only way to attract the restaurant and commercial/retail uses desired by the community
for this area is to also have housing.
Senior Planner Sommers agreed that it could be a good opportunity to reengage residents.
Commissioner Jerulle commented that she would like to see some type of phasing. She noted
that while this provides technical guides, it would be nice to have an overall vision that would
provide more guidance on what this area would look like and how much of it would be
residential versus commercial/retail.
Senior Planner Sommers replied that there are a lot of visualizations and guides on how this
would all flow and what that could look like. She again noted that much of this would be driven
by the interest of private development. She commented that phasing would be difficult as they
are rezoning the entirety as they cannot anticipate where private development will spark.
Planning and Development Manager McGuire stated that the city center 2.0 document does show
where some of these buildings are intended to go as well as the increased density throughout.
She commented that this step puts the technical elements in alignment with the guiding
document.
Senior Planner Sommers reviewed some of the sketches that are found within the city center 2.0
plan and examples of where housing could be anticipated.
Commissioner Jerulle noted the need for affordable housing and a desire for home ownership.
She asked if there would be a way to dictate whether the housing is specified for ownership, as
that could allow for some more affordable ways for people to become homeowners.
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Senior Planner Sommers replied that the City cannot dictate whether an apartment building or
condo is owner occupied. She noted that multi-family could also be senior living.
Commissioner Fowler commented that while he liked seeing the parking requirements reduced
for the residential, it did not appear that guest parking requirements were reduced. He noted that
one guest stall per every four units would seem high for a 40-to-80-unit apartment building. He
referenced the allowed materials and questioned the metals with matte finish and earthtone
colors only being allowed as an accent material. He commented that if the desire is for
uniqueness and different designs, specifying colors would end up with a result of things looking
the same. He recognized that it could be difficult to find language that would ensure high quality
metal is chosen.
Commissioner Markanda recognized the desire to balance development to provide diversity and
asked what type of review would be done as development proposals come forward to ensure that
diversity in development is achieved.
Senior Planner Sommers commented that if they see a lot of housing come forward, they would
bring the plan back to make amendments as they would not want to see one element overtake the
others.
Commissioner Wixon commented that there are a lot of restrictions on the types of businesses
that would be sought after but it does not seem the same discretion is provided for the type of
multi-family housing that would be desired.
Senior Planner Sommers replied that the City can regulate more senior housing versus
apartments and condos. She stated that sometimes apartments change into condos and therefore
they cannot regulate between the two. She commented that it they continue to see apartment
proposals, they can make changes to the plan.
Planning and Development Manager McGuire stated that staff could commit to completing an
annual review of the city center with the planning commission and city council.
Chair Boo opened the public hearing.
Chair Boo introduced Jack Day, Tower Drive in Edina, who asked about whether existing uses
would be grandfathered in.
Chair Boo introduced Mandy Rhead, 14915 32nd Avenue, commented that as a neighbor to city
center, she does agree with some of the changes proposed. She commented that she will enjoy
the walkability but is not in favor of the increasing housing density. She commented that parking
in this area is already limited and parking spills into her neighborhood. She stated that she has
concerns with infrastructure and the additional pressure that would be placed on the schools. She
stated that the taller height for residential buildings is a concern to her as well.
Chair Boo closed the public hearing.
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Senior Planner Sommers commented that the example provided by the speaker would become a
legal nonconforming use, which would allow him to switch his tenants. She noted additional
provisions and guidelines are provided in the code related to legal nonconforming uses.
Chair Boo noted that the density is an important part of this plan that is needed in order to
achieve the identity of the city center and the intention for it to be a gathering place. He
commented that this guidance for the city center has already been adopted and these would be
the technical elements behind that. He acknowledged that parking is something they should
continue to monitor as this moves forward. He commented that the city does communicate with
the school districts related to future population projections so that the schools can adequately
plan for the future as well. He noted that height has been limited to prevent towers, as he would
not classify six stories as a tower. He stated that they have been cognizant to have some density
but also ensure that does not overtake the area as a whole.
Commissioner Anderson recognized the time and effort that has gone into planning the city
center and asked if there has been input from the business community in this area.
Senior Planner Sommers commented that staff did receive calls from several property owners
following this last notice and many of them are happy to see things moving forward and some
are looking forward to redevelopment. She stated that not all business owners reached out.
Commissioner Anderson recognized the flexibility that would be provided through PUD and
grandfathered in uses and commented that he supports what is proposed. Commissioner Jerulle
commented that she would like to see a focus group to obtain more feedback and buy in on the
plan.
Planning and Development Manager McGuire replied that most of that was done in the city
center 2.0 process noting the public outreach that was included. She stated that most of the
feedback she has received has been a desire to see something happen as the city has been trying
to spark this type of development/redevelopment for over 20 years. She commented that they
continue to have one on one meetings with business owners.
Senior Planner Sommers commented that when they were developing the plan, they attempted to
meet with every business owner, there were multiple meetings with the council, and they did
have focus groups in addition to the typical open house meetings.
Motion was made by Commissioner Anderson and seconded by Commissioner Fowler to
recommend approval of the resolutions approving a comprehensive plan text, rezoning, zoning
text amendments, and findings of fact, with additional research on height and height.
Roll call vote:
Commissioner Markanda: Nay
Commissioner Folwer: Aye
Commissioner Wixon: Aye
Commissioner Jerulle: Abstain
Commissioner Olson: Aye
Commissioner Anderson: Any
Chair Boo: Aye
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With five Commissioners voting in favor, the motion carried.
Adjournment
Chair Boo adjourned the meeting at 8:14 p.m.